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PLANNING COMMISSION REPORT
CASE:
GPA24-02 & ZON24-02 ENVISION ENCORE PAD,
LOCATED SOUTH OF THE SOUTHWEST CORNER OF
BALLPARK BOULEVARD AND 99TH AVENUE.
CASE #:
GPA24-02 & ZON24-02
MEETING DATE:
03/27/2025
FROM:
Alejandro Lerma, Senior Planner, Planning,
alerma@glendaleaz.com, 623 930-2810
SUBJECT
GPA24-02 & ZON24-02 - A request by the City of Glendale on behalf of Porter Fields
LLC, for a Minor General Plan Amendment from BP (Business Park) to EMU
(Entertainment Mixed Use) and rezone from A-1 ( Agricultural) to PAD (Planned Area
Development) for approximately 39 acres to allow for a master development. The site is
located south of the southwest corner of 99th Avenue and Ballpark Boulevard and is in
the Yucca Council District.
Presented By: Alex Lerma, Senior Planner
REQUEST
Planning Commission recommendation to amend the General Plan Land Use
Designation and Zoning classification for Envision Encore PAD (GPA24-02 & ZON
24-02).
APPLICANT/OWNER
City of Glendale/Porter Fields LLC
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 seeks an amendment to the property land use designation and zoning
classification to establish the necessary framework for urban mixed-use development on
a site of approximately 39 acres. The project envisions a high-density, multi-functional
development opportunity consisting of residential multifamily housing and diverse
commercial employment opportunities.
BACKGROUND INFORMATION
General Plan Designation:
The property is designated as BP (Business Park).
Zoning Classification:
A-1 (Agricultural).
Property Location and Size:
The 39-acre property is located south of the southwest corner of 99th Avenue and
Ballpark Boulevard and is in the Yucca District.
History:
The property has historically been used for agricultural purposes with no on-site
improvements.
Project Details:
The applicant’s request includes an amendment to the site’s land use designation and
adoption of a PAD to allow for mix-use development. The intent of the PAD is to develop
a high-density multi-functional development consisting of multi-family housing and
diverse commercial employment incorporating retail, hospitality services, hotels, and
other land uses that will complement and enhance the sports and entertainment area.
The PAD proposal does not include an associated development plan.
It’s anticipated that primary access to the site will be on the east side of the project area,
along 99th Avenue. Traffic to the site will mostly come via Loop 101 at the Cardinals
Way and Maryland Avenue interchanges. Ultimately, final determination of site access
points will be determined by a Traffic Impact Study and other city regulations. Through
the study, the City of Glendale Traffic Engineer will also determine if deceleration lanes
along the public roadways will be needed.
Through site design, the project will incorporate attractive architectural elements that
consider all four sides of buildings by focusing on creating thematic features that convey
an identity for the site. Buildings will be constructed of durable and maintainable materials
with texture, patterns, and high-quality detailing. Selected materials will be encouraged to
be climate appropriate for the desert.
The PAD will establish development standards based on land use types to provide an
innovative approach and a level of flexibility for the mix-use area. The High-Density
Residential land use will have specific development standards customized to facilitate the
development of a high-density residential area.
HDR – Development Standards Table:
High-Density Residential Development Standards*
Perimeter Setback
Minimum of 20 ft
Distance Between Buildings
Building Separation will be per the
International Building Codes or other
applicable city regulations
Minimum Building Height
55 ft (4 and 5 Stories)**
Maximum Lot Coverage
70 % overall or 80% per parcel
Minimum Private Open Space
60 sq ft
Minimum Common Open Space
20%
Minimum Density/Gross Acre
Minimum 30 du/ac with a minimum of a
combination of 4 and 5 stories**
Additional development standards are established to guide development related to
high-quality pedestrian-oriented commercial development.
Commercial Development Standards*
Minimum Area
N/A
Minimum Width
N/A
Minimum Depth
N/A
Minimum height
35 ft*
Perimeter Setback
Minimum of 20 ft
Distance Between Buildings
Building Separation will be per the
International Building Codes or other
applicable city regulations
*For building heights that exceed 65 ft height, prior to the city’s issuance of permit(s) for
vertical construction of building(s), Developer will submit FAA form 7460-1 to the FAA
Regional Office for the FAA’s determination of whether such building(s) would be a
hazard to aviation and what additional conditions (if any) are recommended by the FAA.
**A multifamily development project may include a mix of four-story and five-story
buildings. However, a development consisting entirely of four-story buildings in not
permitted, while a development consisting entirely of five-story buildings is allowed.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On March 28, 2024, the applicant mailed notification letters to adjacent property owners
and interested parties. A virtual neighborhood meeting was held on April 10, 2024. There
was one (1) attendee who did not raise any concerns about the request. Due to the
elapsed time, a second notification letter was distributed on January 7, 2025. Staff did
not receive any communication based on the second notification letter. 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 March 5, 2025.
Notification postcards of the public hearing were mailed to adjacent property owners and
interested parties on March 5, 2025. The property was posted on March 7, 2025.
STAFF FINDINGS AND ANALYSIS
Required General Plan Amendment Findings:
Section 35.6.206(G) of the Unified Development Code required the following
General Plan Amendment Findings:
1a. The amendment is consistent with the policies and objectives of the rest of the
General Plan; and
Staff Analysis:
Land Use Goal LU-4: Mixed-use projects provide urban clusters with housing,
retail, restaurants and integrated transit facilities in Glendale.
Policy LU-4.1: The City Should support and facilitate the creation of mixed-use
projects that locate housing, employment, retail, entertainment, and services in
condensed areas to support walkability and reduce vehicle trips.
-AND-
Policy LU-4.4: The City shall encourage a variety and mix uses, including both
vertical and horizontal mixed-use where appropriate.
The purpose of the proposed General Plan Amendment to the Entertainment
Mixed-Use land use designation is to provide for regional-level sports,
entertainment, employment centers, and public gathering sites with related
commercial and public/quasi-public amenities for the benefit of the community. No
desired land-use mix is defined, but a wide range of commercial and office uses is
expected with multi-family development with a minimum of 18 dwelling units per
acre.
The proposed development is directly adjacent to two (2) existing mix-use projects
with the Main Street PAD along the north and west of the site and Celebration
Commerce Center along the east. The integration of multiple mix-use projects in
one area with effective connectivity to each other will create an urban cluster
providing housing, services and entertainment west of Loop 101. The proposed
PAD encourages a high density environment with special attention to building
orientation and massing allowing for vertical development.
1b. The proposed amendment furthers the public health, safety, and general welfare of
the citizens of Glendale.
Staff Analysis:
Conservation, Rehabilitation and Redevelopment Goal CRR-2: Infill
development is a top priority:
Policy CRR-2.1: The City shall encourage and support infill development to take
advantage of existing infrastructure, and community and educational facilities, and
enhance existing neighborhoods.
The site has been historically used for agricultural purposes and, with a change in
land use patterns in the immediate area, the property has an opportunity to
continue the established land use trend extending mix-use development further
south of Ballpark Boulevard. The PAD will encourage job creation, provide
commercial services for adjacent residential uses, and encourage mixed-use
options. The closest and remaining low-density residential area is west of the
project site and beyond the Main Street PAD area.
2. If the amendment is to the Land Use Map, an additional finding must be made that the
proposed change will be compatible with other land uses, existing or planned, in the
vicinity.
Staff Analysis:
Neighborhood Preservation and Revitalization Goal NPR-1: Glendale retains a
sense of community through preserving and enhancing the character, identity, and
quality of its diverse neighborhoods.
Policy NPR-1.8: The City shall require new housing infill and additions to existing
residential structures that are visible from adjoining properties or the street, to be
sited and designed to be compatible with the character of the existing
neighborhood.
The proposed PAD will offer additional housing options to the immediate area west
of the 101 freeway. With the redesignation of the property, the proposed project
design standards will take into account the existing surrounding developments and
ensure that on-site design will be complementary to existing development;
providing a basis for high-quality design and balance to the existing character of the
area.
Required PAD Purpose:
The Unified Development Code states that the purpose of the PAD 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:
1. Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.
Staff Analysis:
The PAD proposal establishes a creative and effective use of land by providing for
mixed-use development with options of one or more mixed-use buildings or a
combination of single and mixed-use buildings in a pedestrian-oriented
environment. Although no specific access points are defined in the PAD, it’s
anticipated 99th Avenue will provide primary access. The PAD does provide
guidance by addressing where existing or likely traffic signals will be located.
2. Encourage residential development to provide a mixture of housing types and designs.
Staff Analysis:
The PAD will allow high-density residential development as a mix-use component.
High-density residential projects within the PAD area will need to provide at a
minimum of one commercial, retail, or service land use component such as a mini
market, childcare, dry cleaners or café.
3. Encourage innovative development or redevelopment concepts for all land use types
to provide a greater variety and intensity of uses.
Staff Analysis:
The proposal encourages an innovative approach to development by providing
high-density, multi-functional development opportunities consisting of residential
multifamily housing and diverse commercial employment opportunities. Permitted
land uses for the PAD have been carefully chosen to cater to those residing within
or near the project area. Commercial land uses which might have a negative
impact based on intensity or other elements are identified as prohibited uses. The
PAD provides flexible development standards, landscaping standards and design
standards to regulate and address the needs of the varied land uses.
4. Provide a process which relates the urban design and scale of the project to the
unique characteristics of the site.
Staff Analysis:
The site is located within an area in various stages of development. To the west is
Top Golf and Andretti Indoor Karting, and to the north are two industrial buildings in
the final stage of construction. The PAD provides for a development process that is
site and region-specific, taking into account the unique characteristics and
challenges in the area. The PAD encourages urban design that optimizes the site
with high-density, mixed-use development with strong urban architecture. The
development design guidelines encourage the use of a variety of colors and
materials for building design to complement adjacent projects and enhance the
quality of design in the area. The use of durable and maintainable materials is
recommended with texture, patterns, and high-quality detailing which are
appropriate for the desert climate. In addition, the project landscape standards will
require lush landscaping along the arterial roadways to assure ample pedestrian
shading and to provide a quality experience for those visiting the site.
5. 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.
Staff Analysis:
Adequate utilities exist in the area. An existing 8-inch waterline runs along Rose
Lane and a 12-inch waterline runs along 99th Avenue. A 42-inch wastewater line is
located along 99th Avenue. No Traffic Impact Analysis was required by the
Transportation Department and no additional right-of-way will be required by the
developer at this time. Prior to site development, an administrative review process
will be required, at which time, City staff will determine the offsite improvements.
The City of Glendale Transportation and Land Development Departments have
reviewed the proposal and are in support of the application .
6. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
Staff Analysis:
The proposed Entertainment Mix-Use designation is appropriate for this site by
meeting key factors that support the mix-use project. The PAD supports the goals
and policies of the General Plan by encouraging economic diversity in each growth
area (Policy GA-4.3). The development will incorporate land uses related to
housing, entertainment and services to complement and enhance the sports and
entertainment designated area. The project will provide an opportunity for
high-density residential development, encouraging housing with quality-level
amenities and a high level of architectural design (Policy HE-5.2).
RECOMMENDATION
Should the Planning Commission recommend approval of GPA24-02, it should be as
written in the staff report.
Should the Planning Commission recommend approval of ZON24-02, it should be
subject to the stipulations in the staff report.
PROPOSED MOTION
Move to recommend approval of GPA24-02, as written.
Move to recommend approval of ZON24-02, subject to the following stipulations:
Development shall be in substantial conformance with the Envision Encore
PAD narrative, date stamped March 14, 2025.
1.
Dedication of right-of-way and half-street improvements, including sidewalks
and landscaped area within the right-of-way, will be determined through the
design review process.
2.
All development shall buy into the lift station that will serve the area between
the New River and 99th Avenue. The fee shall be in accordance with the
agreement on file with the City of Glendale.
3.
Attachments
Envision Encore PAD Narrative
CP Final Report w/out mailing labels
Cert, Adq. Schools
GPA Map
ZON Map
Aerial Map
PowerPoint Presentation