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PLANNING COMMISSION REPORT
CASE:
ZON24-05 PEORIA AND 303 PLANNED AREA
DEVELOPMENT LOCATED AT THE SOUTHWEST
CORNER OF PEORIA AVENUE AND SARIVAL AVENUE
CASE #:
ZON24-05
MEETING DATE:
12/12/2024
FROM:
Alejandro Lerma, Senior Planner, Planning,
alerma@glendaleaz.com, 623 930-2810
SUBJECT
*ZON24-05 - A request by Jason Morris on behalf of Withey Morris Baugh, PLC,
representing CNI 303 & Peoria LLC ET AL, to rezone approximately 72.1 acres from
PAD (Planned Area Development) to PAD (Planned Area Development) to allow for a
mix of employment and commercial development. The property is located at the
southwest corner of Sarival Avenue and Peoria Avenue and is in the Yucca Council
District.
Presented by: Alex Lerma, Senior Planner
REQUEST
Planning Commission recommendation to amend the Rezone classification for
Peoria & 303 PAD (ZON24-05).
APPLICANT/OWNER
James Morris on behalf of Withey Morris Baugh, PLC, representing CNI 303 & Peoria
LLC ET AL
REQUIRED ACTION
The Planning Commission must conduct a public hearing and determine if this request is
in the best long-term interest of the neighborhood and consistent with the General Plan.
SUMMARY
The applicant is requesting to rezone approximately 72.1 acres to Planned Area
Development (PAD). The new PAD will create the regulatory framework for a
mixed-use development intended to attract a range of targeted industry including
technology, light manufacturing, and other typical commerce park and commercial
uses. One (1) point of access is proposed along Peoria Avenue and two (2) points of
access are proposed along Sarival Avenue.
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as RMU (Regional Mix Use).
Property Location and Size:
The 72.1-acre property is located at the southwest corner of Sarival Avenue and
Peoria Avenue and is located within the Yucca Council District.
History:
The property has historically been used for agricultural purposes and has long
remained vacant. The site is currently subject to the Glendale 303 Planned Area
Development.
On October 11, 2005, City Council adopted Ordinance No. 2467, extending the
corporate limits of the city by annexing the subject property into municipal limits
(AN-158).
On November 8, 2025, City Council approved a rezoning request to change the
zoning classification of the subject property from C-2 (General Commercial) and
M-1 (Light Industrial) to PAD (Planned Area Development) for zoning case
ZON05-17.
There have been no recent land use actions regarding the subject property.
Project Details:
The applicant proposes a zoning action to establish the necessary regulatory framework
for onsite development. The proposed PAD will offer a mixed-use project to attract
employment and commercial development with land uses similar to those allowed in the
Unified Development Codes C-2 (General Commercial) and M-1 (Light Industrial) zoning
districts with minor modifications to the supplemental regulations. The proposed
development will be consistent with other developments in the surrounding area.
The property has a unique configuration which will require creative site design. The
conceptual site plan features six (6) flex buildings ranging from 77,252 square feet to
187,200 square feet, with a total of approximately 956,932 square feet of building area.
The various building sizes are intended to accommodate a range of potential end users.
Those buildings fronting along Loop 303 are oriented with the narrow ends of the
building to help break up the massing. Along Sarival Avenue, the building is oriented
towards the street so that the front of the building is facing the public roadway and to
conceal both the truck loading and trailer parking area from public view. This conceptual
site plan is merely to illustrate a possible site design, but market demand will ultimately
determine the overall site layout.
Site access is proposed along Sarival Avenue with two (2) points of access, with one full
access and one right-in/right-out access. A third access point is proposed along Peoria
Avenue. Right-turn deceleration lanes are proposed at each driveway access.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On July 2, 2024, the applicant mailed notification letters to adjacent property owners and
interested parties for an in-person neighborhood meeting that was held on July 17, 2024.
Two (2) people attended the neighborhood meeting. Those who attended had questions
regarding dark sky regulations and the types of retail the developer was contemplating
attracting to the site. The applicant’s Citizen Participation Final Report is attached.
Planning Commission Public Hearing:
A Notice of Public Hearing was published in The Arizona Republic on November 20,
2024. Notification postcards of the public hearing were mailed to adjacent property
owners and interested parties on November 18, 2024. The property was posted on
November 22, 2024.
STAFF FINDINGS AND ANALYSIS
Required PAD Purpose:
The Unified Development Code indicates that the purpose of this district is to encourage
new and imaginative concepts in urban design and land development to promote and
improve the health, safety, and general welfare of the residents of the city and to create
distinct developments with unique urban design, single or mixed uses, and/or substantial
additional benefit to the City that would not otherwise be required by this Code.
Section 35.2.901(A) of the Unified Development Code states that the purpose of
the PAD (Planned Area Development) district is to:
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
1.
Staff Analysis:
The conceptual site plan demonstrates effective use of land, circulation
and site arrangement. The placement of the buildings are strategically
arranged to avoid massing and to conceal loading areas and truck
parking. Screening walls and landscape buffers will serve to mitigate
adjacent incompatible land uses. Access to the site is proposed along
both Peoria Avenue, with one (1) access point, and Sarival Avenue, with
two (2) access points. The site plan also demonstrates pedestrian
connectivity by incorporating sidewalks internally and along the public
right-of-way.
Encourage residential development to provide a mixture of housing types and
designs.
2.
Staff Analysis:
No residential uses are proposed for the site. The PAD’s permitted uses
will be exclusively related to commercial and industrial land use types.
Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.
3.
Staff Analysis:
The Peoria & 303 PAD main objective is to provide a project that offers
a mix of land uses focused on employment and commercial
development. The project will continue the land use trends in the area
related to mixed use development primarily focused on commercial and
industrial uses. The established development standards will provide
flexibility to allow building types of various heights and sizes to
accommodate the variety of land uses allowed on site.
Provide a process which relates to the urban design and scale of the project to the
unique characteristics of the site.
4.
Staff Analysis:
The PAD design standards will be the guiding tool to ensure that the
building architecture and overall site design are of highquality. The
building design, colors and materials will have a cohesive palette that
maintains consistency throughout the project site. The finished paint
patterns of the building design will assist in breaking down the overall
massing of the buildings. The PAD narrative includes conceptual
architectural renderings and elevations as a guide to establish building
design.
Require the nature and intensity of development to be supported by adequate
utilities, transportation, drainage, and common open spaces to serve the
development and to minimize impact on existing or future adjacent development.
5.
Staff Analysis:
Adequate utilities exist in the area. Water and wastewater services for
the property will be provided by EPCOR. As part of the development
approval, additional right-of-way will be dedicated along Sarival Avenue
and potentially Peoria Avenue. The developer will be required to
complete all required off-site improvements and provide connectivity to
adjacent developments. The City of Glendale Transportation and Land
Development Departments have reviewed the proposal and are in
support of the application.
Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
6.
Staff Analysis:
The proposal is consistent with several of the goals and policies of the
General Plan by encouraging economic diversity and concentrated
growth in an established area with appropriate infrastructure (Growth
Area Policy-2.1). The property is located near a major transportation
corridor along the Loop 303 which is significant for the development in
order to establish an employment site (Economic Development Element
Policy 2.3) The PAD’s architectural design and screening regulations
will assure that adequate buffering is in place for those incompatible
land uses (Land Use Policy 2.4).
RECOMMENDATION
Should the Planning Commission recommend approval of ZON24-05, it should be
subject to the stipulations in the staff report.
PROPOSED MOTION
Move to recommend approval of ZON23-05, subject to the following stipulations:
Development shall be in substantial conformance with the Peoria & 303 PAD
Narrative, date stamped November 5, 2024.
1.
A 55-foot half street right-of-way will be required along the property frontage
on Sarival Avenue. An additional 10-foot right-of-way (for a total of 65 half
street right of way) will be required on the west side of Sarival Avenue
between the Peoria Avenue intersection and Driveway B. (Refer to Traffic
Impact Analysis map for location of Driveway B)
2.
Both proposed driveway on Sarival Avenue will require 150 feet of storage
and a 100-foot taper to meet City of Glendale guidelines.
3.
The Developer may be required to provide additional right-of-way in advance
of Driveway A along the right turn lane to ensure that the sidewalk is
constructed within public right-of-way. (Refer to Traffic Impact Analysis map
for location of Driveway A)
4.
The Developer will be required to complete all off-site improvements which
includes the construction of the half street roadway, turn lanes, sidewalk and
landscaping.
5.
Dedication of right-of-way and all required off-site improvements along
Peoria Avenue shall be coordinate with the City of Surprise and/or Maricopa
County.
6.
Attachments
PAD Narrative
CP Final Report_without labels
Prop207
TIA Executive Summary
ZON Map
Aerial Map
*PowerPoint Presentation