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Woolf Crossing Planned Area Development Amendment Narrative North and East of the NEC of Loop 303 and Northern Ave Glendale, AZ 1st Submittal: October 20, 2021 2nd Submittal: December 21, 2021 NORTHERN AVE NORTHERN AVE NORTHERN PARKWAY NORTHERN PARKWAY REEMS RD REEMS RD LOOP 303 LOOP 303 OLIVE AVE OLIVE AVE ZON21-29 Received [22 DEC 2021] PLANNING DIVISION Project Team Owner Woolf Family Enterprises Limited Partnership & Huron LLC Leyton Woolf 8805 North Reems Road Waddell, AZ 85355 Planner HILGARTWILSON, LLC Cindy Paddock, AICP 2141 East Highland Avenue Suite 250 Phoenix, AZ 85016 Phone: 602.490.0535 Table of Contents 1.0 Introduction ...................................................................................................................................... 6 2.0 Existing Conditions ............................................................................................................................ 6 2.1 Physical Site Location ........................................................................................................... 6 2.2 Existing Zoning and General Plan ......................................................................................... 6 2.3 Surrounding Properties ........................................................................................................ 7 2.4 Luke Air Force Base .............................................................................................................. 7 2.5 Accessibility .......................................................................................................................... 7 3.0 PAD Amendment............................................................................................................................... 7 3.1 Proposed Development Standards ....................................................................................... 9 3.2 Development Phasing ......................................................................................................... 11 3.3 PAD Purpose ....................................................................................................................... 12 4.0 Infrastructure .................................................................................................................................. 13 4.1 Public Services and Utilities ................................................................................................ 13 Figures Figure 1 Vicinity Map Figure 2 Woolf Crossing Land Use Plan (2006 PAD) Figure 3 Woolf Crossing Land Use Plan (2021 PAD) Tables Table 1 Development Standards for Parcels C through J Table 2 Summary of Existing & Proposed Development Standards for LCLU Parcels (Parcels K, L & M) Table 3 LCLU Parking Standard Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 6 | P a g e 1.0 Introduction Woolf Crossing PAD (hereinafter referred to as “Project,” or “Property”) is an approximately 612-gross acre development owned by Woolf Family Enterprises Limited Partnership and Huron LLC (“Landowner”). The Project is located within the City of Glendale (the “City”) bound by Olive Avenue to the north, Northern Avenue to the South, Reems Road to the east, and the Loop 303 to the west, see enclosed Figure 1, Vicinity Map. The originally approved 2006 Woolf Crossing PAD proposed a 738-acre planned community. At that time, the General Plan land use designations were Luke Compatible Land Use (LCLU), EMU (Entertainment Mixed Use), and Low Density Residential (LOR, 1-2.5 dwelling units per acre), and deemed consistent with the proposed PAD. The PAD zoning district created a mixed-use development for residential and non-residential land uses. Since the approval of the original Woolf Crossing PAD, the Loop 303 Corridor has energized the market for employment and industrial development, primarily for warehouse and distribution developments. These types of developments have eliminated the need for a single-family subdivision within the existing PAD. In June of 2021, the City of Glendale amended the Woolf Crossing PAD in order to remove the residential land use planned for approximately 657 single family residential lots and associated park and elementary school uses, and allow commercial and Luke Compatible Land Uses, including warehouses and distribution, as permitted uses, Case Number ZON21-11. Development Standards on Parcels C through J were amended as well. This PAD amendment is requested to amend the Development Standards on Parcels K, L and M (“Amendment Property” or “Subject Property”), approved for Luke Compatible Land Uses, in order to be consistent with the Development Standards for Parcels C through J approved in June 2021. The Amendment Property is approximately 166.4-acres. The amendment will allow for cohesiveness between buildings within the Woolf Crossing PAD that is expected of master planned developments and compatibility with similar developments. The approval of the amendment and the development of the Property will allow for industrial/employment opportunities that will benefit the City of Glendale and are compatible with existing and pending surrounding development. 2.0 Existing Conditions The following section details the existing conditions surrounding the Woolf Crossing PAD. 2.1 PHYSICAL SITE LOCATION The Project is located approximately at the southeast corner of Olive Avenue and the Loop. Northern Parkway, a regional transportation facility, bisects the Project at the midpoint. Presently the Project is undeveloped and used for agricultural purposes. 2.2 EXISTING ZONING AND GENERAL PLAN The Property is designated as RMU (Regional Mix Use) and LCLU (Luke Compatible Land Use Area) per the Envision Glendale 2040 General Plan. The Amendment Property is designated LCLU. The existing zoning on the Property is PAD, (Planned Area Development). The Project PAD Zoning District was originally approved in 2006. Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 7 | P a g e 2.3 SURROUNDING PROPERTIES The Subject Property is undeveloped agricultural land. Adjacent properties consist of primarily residential and agricultural land uses. More specific information is provided in the following table. 2.4 LUKE AIR FORCE BASE The Project is located within the “territory in the vicinity of a military airport” defined by A.R.S. §28-8461. The Subject Property is located within the 65 LDN noise contour line and the balance of the Woolf Crossing PAD is located outside the 65 LDN contour line. 2.5 ACCESSIBILITY Regional transportation to the Project is via Loop 303, Northern Parkway, Olive Avenue and Northern Avenue. 3.0 PAD Amendment The 2006 Woolf Crossing PAD zoning district created a mixed-use development for residential and non-residential land uses in conformance with the General Plan and planned development. In 2014 Northern Parkway was constructed which reduced the acreage of the PAD from 738-acres to approximately 670-acres. Since then the Loop 303 Corridor has been constructed, further changing the character of the area and reducing the PAD acreage to approximately 612-acres. Loop 303 has capitalized on the demand for employment and industrial development in the region, primarily for warehouse and distribution developments. A June 2021 Woolf Crossing PAD Amendment, Case ZON21-11, removed the residential and supporting land uses on 287-acres of the remaining 612-acres. The enclosed Figure 2, Woolf Crossing Land Use Plan (Figure 9) from the 2006 Woolf Crossing PAD identifies the original parcel locations and land uses. The enclosed Figure 3, Woolf Crossing PAD Land Use Plan identifies the current Project parcel locations and land uses, subsequent to the June 2021 amendment. Location General Plan Zoning Current Land Use Subject Property LCLU PAD Agricultural North RMU, MDR 5, MDR 3.5, LDR 2.5, LCLU RU-43 (Maricopa County) R1-35 (Maricopa County) Agricultural East LCLU, PF PAD A-1 Golf course, agricultural South LCLU, LDR 1, RMU RU-43 (Maricopa County) Zoo, large lot residential, agricultural West RMU RU-43 (Maricopa County) R1-6 (Maricopa County) Loop 303 Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 8 | P a g e Parcels C though J in the existing Woolf Crossing PAD were amended in Case ZON21-11 to remove the residential and supporting land uses and to allow for Employment and Luke Compatible Land Uses, to include warehouse and distribution, as permitted land uses. The permitted land uses are as described in Sub-Section B. Commercial Land Use Category identified as 1 a.(1) Employment Uses and a.(2) Retail Uses in the original PAD narrative. Also approved were permitted land uses as described in Sub-Section C. Luke Compatible Land Use (LCLU) Category in the original PAD, (pages 25 through 27). In conjunction with amending the land uses, the Development Standards for Parcels C through J were amended and approved in Case ZON21-11 as shown in Table 1, Development Standards for Parcels C through J below. Table 1 Development Standards for Parcels C through J, ZON21-11 Minimum Lot Size 35,000 square feet Parking Space 1/2,000 square feet If a developer believes that a project requires a reduction in the required parking spaces, a parking study may be submitted as part of the Design Review Application for review and approval by the City’s Development Team. Minimum Building Setback Front Setback 30 feet Side Setback 15 feet Rear Setback 15 feet Street Setback 30 feet-Arterial Streets 20 feet-All other streets Maximum Structure Height 100 feet Prior to the City's issuance of permit(s) for vertical construction of building(s) or other improvements, Developer shall submit FAA Form 7460 to the FAA Regional Office for the FAA's determination of whether such building(s) or other improvements (as designed) would be a hazard to aviation and what additional conditions (if any) are recommended by the FAA. Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 9 | P a g e Maximum Lot Coverage 60% for individual parcels Minimum On-site Landscaping/Open Space 10% of the net site area or the ground floor area of all buildings, whichever is greater Note -The above statement represents the minimum requirements. The final determination will be made during the Design Review Application process. Landscape Setback-Refer to Section 6.8.A.1 of the original PAD for additional landscape requirements. Adjacent to Arterial Streets 25 feet Adjacent to all other public streets 15 feet Screen Walls (Olive Avenue and Northern Avenue) Screen walls for development are limited to the parking lot screen wall not less than three (3) feet six (6) inches in height as required for any adjacent parking areas; and a truck loading dock screen wall, constructed at or near the building limited to a maximum height of 14 feet, to screen any truck loading dock or outside storage area visible from Olive Avenue or Northern Avenue. This PAD amendment request will amend the Development Standards on Parcels K, L and M, approved for Luke Compatible Land Uses, in order to be consistent with the Development Standards for Parcels C through J as approved in Case ZON21-11, June 2021. All other development standards will comply with the existing LCLU standards as regulated in the original PAD such as performance standards, walls & monumentation, and landscaping buffers & screening. This amendment will allow for cohesiveness between buildings within the Woolf Crossing PAD and the adjacent Woolf Logistics PAD which has the same landowner. The approval of the amendment and the development of the Property will allow for industrial/employment opportunities that will benefit the City of Glendale. 3.1 PROPOSED DEVELOPMENT STANDARDS The 2021 Woolf Crossing PAD amendment removed the residential land use and allowed commercial and Luke Compatible Land Uses as permitted land uses which benefited the community by alleviating potential residential residents' concerns due to aircraft noise and providing additional industrial/employment opportunities in the City. This PAD Amendment modifies development standards for the LCLU parcels (Parcels K, L, and M) to ensure consistency with the development standards approved in ZON21- 11, and similar employment and industrial developments. The proposed increased building height and floor area ratio meet the needs of current industrial users and Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 10 | P a g e should have no significant impact on adjacent property. Reems Road lies on the eastern limits of the Subject Property. The property east of Reems Road south of Northern Parkway is a golf course and the property north of Northern Parkway is included in the Woolf Logistics PAD, approved for similar employment and industrial uses with similar development standards. Property to the north of the Subject Property is undeveloped land used for agricultural purposes zoned RU-43 in Maricopa County. The property abutting on the west is Parcels C through J in this PAD and the property south of Northern Avenue is primarily undeveloped land used for agricultural purposes zoned RU-43 in Maricopa County with existing large lot residential to the west and southwest. Increased setbacks are required adjacent to residential property to minimize impacts between the land uses. Table 2 below provides a summary of Existing and Proposed Development Standards for LCLU Parcels (Parcels K, L & M). Table 2 Existing and Proposed Development Standards for LCLU Parcels (Parcels K, L & M) (Deviations from existing standards are denoted in bold) DEVELOPMENT STANDARD EXISTING PAD (2006) PROPOSED PAD AMENDMENT Minimum Net Lot Area 43,000 Square Feet 43,000 Square Feet Maximum Lot Area N/A N/A Minimum Building Setback1 Front Setback 25 feet2 30 feet Side Setback 60 feet2 60 feet2 Rear Setback 60 feet2 15 feet Street Side Setback 60 feet2 30 feet - arterial street 20 feet - all other streets Maximum Structure Height 30 feet3 100 feet 100 feet of height is permitted except where Staff administratively approves up to an additional 10% of building height for accessory structures, architectural embellishments, mechanical screening, and other purposes determined by the Planning Director and/or the Planning Director’s designee to be appropriate. The Planning Director and the Planning Director’s designee are hereby authorized to administratively approve such height between 100 feet and 110 feet. Prior to the City's issuance of permit(s) for vertical construction of building(s) or other improvements, Developer shall submit FAA Form 7460-1 to the FAA Regional Office for the FAA's determination of whether such Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 11 | P a g e building(s) or other improvements (as designed) would be a hazard to aviation and what additional conditions (if any) are recommended by the FAA. Maximum FAR 0.30 1.0 Minimum On-site Landscaping / Open Space 5% of the net site area or 10% of the ground floor area of all buildings, whichever is greater 5% of the net site area or 10% of the ground floor area of all buildings, whichever is greater Landscape Setback4 Olive Avenue, Northern Avenue, and Reems Road 20 feet 20 feet Northern Parkway and all other public streets 10 feet 10 feet 1Building setback for arterial streets shall be a minimum of one foot for each foot of building height. 260 feet to residential uses. 15 feet to non-residential uses. 3Maximum height of accessory structures is 15 feet. 4Refer to Section 6.8.A.1 for additional landscaping requirements. Note: Development standards denoted by footnotes 1 & 3 are being removed. Only footnotes 2 & 4 will remain with amended development standards. This PAD Amendment proposes to modify the existing Parking Standards for the LCLU parcels to be consistent with the parking standard approved in ZON21-11 as shown below in Table 3, LCLU Parking Standard. Table 3 LCLU Parking Standard (Deviations from existing standards are denoted in bold) PARKING STANDARD EXISTING PAD (2006) PROPOSED PAD AMENDMENT Section 6.11(C) - LCLU Parking Standards (Original PAD) Parking will be in compliance with Section 7.400 of the Glendale Zoning Ordinance 1 space per 2,000 Square Feet. If a Developer believes a project requires a reduction in the required parking spaces, a parking study may be submitted as part of the Design Review Application for review and approval by the City’s Development Team. Unless otherwise stated within the PAD amendment, all LCLU standards as regulated in the existing PAD will apply to each project development within Parcels K, L and M. Each development within Parcels K, L and M will require a Design Review Application submittal and approval by the Planning Division. During the Design Review process, the Development Team may require additional landscaping to ensure a cohesive development. Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 12 | P a g e 3.2 DEVELOPMENT PHASING The Project is anticipated to be developed in multiple phases based on market demand. Phasing will be based on market conditions, industry factors, and/or business considerations, as determined by the developer. The associated infrastructure, including two points of access, will be in place with each phase of development. 3.3 PAD PURPOSE PAD zoning allows for an integrated project with a variety of land uses and development products. This master plan approach to development has a positive impact on the surrounding area by creating communities with retail goods and services, employment opportunities, industrial and manufacturing facilities, and regional infrastructure improvements. This PAD Amendment abides with the intent of PAD zoning per Section 5.901 of the Zoning Ordinance as outlined: A. Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies. This Amendment maximizes the employment and circulation opportunities created by the development of Northern Parkway, a regional transportation corridor that connects Loop 303, Loop 101 and ultimately Grand Avenue/US60. The construction of Loop 303 and Loop 101 provide additional circulation opportunities to serve new employment uses. The area is also experiencing strong market demand for industrial and manufacturing sites to capitalize on the rail access and power generating facilities. B. Encourage residential development to provide a mixture of housing types and designs. Not applicable within the Project PAD, however this Amendment will maximize employment opportunities for the many new residential communities being developed in the area, supporting a range of future residential housing options. C. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. Through the proposed Development Standards, this amendment allows for the development of a wider range of industrial and manufacturing projects than allowed under the current Development Standards and further supports the size and type of buildings being constructed for warehouse and distribution uses today. The proposed Development Standards create compatibility with adjacent employment facilities in Woolf Logistics Park abutting on the east. Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 13 | P a g e D. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. The development of the Amendment Property shall be in compliance with existing LCLU performance standards in the original PAD. Each Property development will require a Design Review Application submittal and approval to ensure that all applicable standards and regulations are met and the use minimizes potential impact on adjacent property. E. 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. The Subject Property’s unique location with its access to key transportation corridors, rail access, and industrial scale infrastructure while being compatible with adjacent employment and industrial uses will support development of a range of employment opportunities. F. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. The Amendment Property lies within the LCLU land use category of the Envision Glendale 2040 General Plan. The Luke Compatible Land Use Area designation is applied to lands surrounding Luke AFB that are delineated by the 1988 Air Installation Compatible Use Zone (AICUZ) 65 Ldn noise contour. The General Plan recognizes and supports the state legislation related to the continued, viable operations of military installations. Permitted uses shall follow the Arizona land use compatibility requirements and Arizona Revised Statute 28‐8481. Permitted uses are not being amended by this proposed Amendment and are in compliance with Arizona revised statutes. 4.0 Infrastructure This Amendment will have no impact on planned infrastructure as the permitted land uses are not being amended. 4.1 PUBLIC SERVICES AND UTILITIES UTILITIES Utilities and services will be provided for the Subject Project as shown below. . Woolf Crossing Farms Planned Area Woolf Crossing PAD Planned Area Development Amendment Project Narrative Glendale 14 | P a g e Utility Provider Water and Wastewater EPCOR Refuse City of Glendale Gas Southwest Gas Electric APS Police, Fire and Emergency City of Glendale Telephone CenturyLink Cable Cox Communications U:\1300\1360\1360.0101 & .0102 - Woolf Family Enterprises\PLANNING\GRAPHICS & EXHIBITS\1360 - FIG 1 - VICINITY MAP- 11X17.dwg 10/22/2021 1:18:50 PM 2141 E. HIGHLAND AVE., STE. 250 PHOENIX, AZ 85016 P: 602.490.0535 F: 602.368.2436 Project Manager: C. Paddock, AICP Project Number: 1360 October 2021 GLENDALE, ARIZONA N NOT TO SCALE VICINITY MAP PAD CROSSING WOOLF FIGURE 1 Reems Road Northern Avenue Sarival Avenue Olive Avenue Future Loop 303 Proposed Northern Parkway 65 Ldn 1 mile graduated density line 1/2 mile graduated density line 65 Ldn Parcel A Commercial 186.1 Ac Parcel K Luke Compatible Land Use Area (LCLU) 87.1 Ac Parcel M Luke Compatible Land Use Area (LCLU) 92.4 Ac Parcel L Luke Compatible Land Use Area (LCLU) 32.6 Ac Parcel B Commercial 39.4 Ac Parcel G Elementary School 20.8 Ac Parcel D 22.1 Ac Residential 2.5 du/ac Proposed 65'x130' 70'x130' 56 Units Parcel I 50.1 Ac Residential 1.8 du/ac Proposed 85'x135' 89 Units Parcel H 62.1 Ac 2.2 du/ac Proposed 70'x125' 135 Units Parcel C 64.6 Ac Residential 2.8 du/ac Proposed 60'x125' 65'x125' 179 Units Parcel E 50.6 Ac Residential 2.6 du/ac Proposed 65'x130' 70'x130' 130 Units Parcel J 25.2 Ac Residential 2.7 du/ac Proposed 70'x125' 67 Units Parcel F Neighborhood Park 5.2 Ac Project Boundary Parcel Boundary 1. Residential densities will not exceed 2 du/ac within the 1/2 mile graduated density line and 4 du/ac within the 1 mile graduated density line. 2. There will be no homes within the 65 Ldn line. Site Data 800' Scale: 1" = 800' 0 200' 400' 1600' Notes Proposed Land Use Figure 2 Woolf Crossing Glendale, Arizona Planned Area Development Legend Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans, ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees. March 2006 North ZON05-20 and PP05-11 Reems Road Northern Avenue Sarival Avenue Olive Avenue Loop 303 Northern Parkway 65 Ldn 1 mile graduated density line 1/2 mile graduated density line 65 Ldn Parcel A Commercial 186.1 Ac Parcel K Luke Compatible Land Use Area (LCLU) 87.1 Ac Parcel M Luke Compatible Land Use Area (LCLU) 92.4 Ac Parcel L Luke Compatible Land Use Area (LCLU) 32.6 Ac Parcel B Commercial 39.4 Ac Parcel H Commercial and Luke Compatible Land Use Area (LCLU) 62.1 Ac Parcel J Commercial and Luke Compatible Land Use Area (LCLU) 25.2 Ac Parcel J Commercial and Luke Compatible Land Use Area (LCLU) 50.1 Ac Parcel F Commercial and Luke Compatible Land Use Area (LCLU) 5.2 Ac Parcel G Commercial and Luke Compatible Land Use Area (LCLU) 20.8 Ac Parcel D Commercial and Luke Compatible Land Use Area (LCLU) 22.1 Ac Parcel C Commercial and Luke Compatible Land Use Area (LCLU) 64.6 Ac Parcel E Commercial and Luke Compatible Land Use Area (LCLU) 50.6 Ac Project Boundary Parcel Boundary Site Data 800' Scale: 1" = 800' 0 200' 400' 1600' Land Use U:\1000\1033\1033.01 - Western Trans\PLANNING\ENTITLEMENT\PAD AMENDMENT\EXHIBITS\1033 - Land Use Exhibit.dwg 9/24/2021 9:37:15 AM 2141 E. HIGHLAND AVE., STE. 250 PHOENIX, AZ 85016 P: 602.490.0535 F: 602.368.2436 Project Manager: C. Paddock, AICP Project Number: 1033 September 2021 GLENDALE, ARIZONA N Legend ZON05-20 & PP05-11 WOOLF CROSSING PAD ZON21-11, Figure 3