Power Point Presentation

Base Industrial Park South PAD
ZON22-06
Planning Commission Hearing – May 26, 2022
George Gehlert
Senior Planner

Base Industrial Park South
2
Request:  Rezoning from M-1 to PAD
Project Size: 60.7 Acres
Applicant: Jack Gilmore, Gilmore 
Planning and Land Architecture, for 
Airpark LLC (owners)

Vicinity Map
3
CITY HALL
SUBJECT 
PROPERTY
SWC Litchfield  
and Bethany 
Home roads

4
THE SOUTH P.A.D.  
INCLUDES A 4.38 
ACRE PARCEL ALSO 
CURRENTLY SUBJECT 
TO ANNEXATION
SOUTH
PAD
GREEN 
AREAS NOT 
INCLUDED
BETHANY HOME 
INTERSECTION

General Plan
5

Zoning
6

Aerial Photograph
7
NEW RURAL 
METRO FIRE 
STATION

8

Site Photo
9

Adjacent Properties
10

Adjacent Properties
11
NEW ACCESS

Site
Plan
Concept
12
780,600 SF ON 60.7 ACRES

Development Standards
13
1. Increase building height from 30 feet 
to 56 feet.
2. Increase lot coverage to 45%.
3. Eliminate screen wall requirement 
along the north and west boundaries, 
adjacent to Luke AFB (for clear 
zone).

Development Standards
14
4. Eliminate 10’ landscape buffer along 
North and West boundaries
5. Allow certain C-2 uses along major 
roads (restaurant, retail, offices, 
business schools, financial institutions).

Conceptual 
Elevations
15

Public Involvement
16
Neighborhood Meeting: April 20, 2021
Mailed Notice: 2 weeks in advance
Hearing Notices:  
•
Arizona Republic May 4, 2022
•
Site posted by May 5, 2022
•
Mailed May 9, 2022
CPP Final Report: No responses have been 
received.

Staff Findings
17
Consistent with General Plan, Luke 
AFB.
Provides a mix of uses which meets the 
intent/purpose of a PAD.
Develops underutilized vacant property 
with compatible uses; and establishes a 
Streetscape for Litchfield Road.

Analysis
18
Traffic study states at build-out, the 
resulting Level of Service associated with 
access points would still be considered 
adequate.
Provides dedications and traffic 
improvements for safe travel in and out of 
the project site.
Supports Luke A.F.B. perimeter clear zone.

Recommendation
19
Staff recommends approval subject to the 
following stipulations:
1. Development shall be in substantial 
conformance with the PAD Booklet dated 
May 2, 2022.
2. Dedication of an additional 10’ of right-of-
way along Litchfield Road; and 
installation of ½ street improvements.

Recommendation
20
3. Construction of right turn, deceleration lanes 
on Litchfield adjacent to both access points.
4. Review and approval of traffic study by 
Maricopa County Department of 
Transportation, prior to Design Review 
approvals.
5. Developer to provide 50% of the cost of signal 
design/construction at the Bethany Home and 
Litchfield Road intersection.

Base Industrial Park South PAD
ZON22-06
Planning Commission Hearing – May 26, 2022
George Gehlert
Senior Planner