PowerPoint Presentation

GPA22-03 and ZON22-12
Cotton 303 Industrial PAD
Planning Commission Hearing – November 10, 
2022

Request
2
1) GPA22-03: Minor General Plan 
Amendment from LDR-2.5 to RMU
2) ZON22-12:  Rezone from RU-43 to 
PAD (Planned Area Development)

Request
3
Project Size: Approximately 64 Acres
Applicant:  William Lally and Ray 
Banker / Tiffany & Bosco, PA for CCI-
Fennemore LLC

Vicinity Map
4
CITY HALL
NEC 173rd and 
Olive Avenues
SUBJECT 
PROPERTY

General Plan / Zoning
5
General Plan Proposal:
RMU
Zoning Proposal:
PAD

Aerial Photograph
6

Conceptual
Site Plan
7

PAD Summary
8
•
M-1 type uses, manufacturing, 
warehousing / distribution and e-
commerce  
•
Increases building height and FAR 
(Floor Area Ratio) and signage
•
Reduces setbacks and parking

Development Standards
9
M-1 Standards
PAD Proposal
Minimum Net Area
6,000 sf
6,000 sf
Building Setbacks
• Front / Street Side Yard
25 ft
25 ft 
• Rear / Side Yard
60 ft
60 ft
Maximum Building Height
30’
65’                   
Maximum FAR
.3
.5
Auto Parking (Minimum)

Warehouse/Distribution Data Center
1/2,000 sf
1/2,000 sq. ft. 

Office
1/250 sf
1/500 sf
Signage Height Standards

Multi-Tenant Pylons (Sign Area)
10 ft / 60 sf
30 ft / 270 sf

Freestanding Monuments Signs (Sign 
Area)
10 ft / 60 sf
30 ft / 200 sf
Landscape Setbacks (where loading 
docks/drives abut residential
30 ft
10 feet /8 feet wall)
Perimeter Landscape (excluding loading)
20 ft
15 ft
1 – Sign area includes up to 4 multi-tenant signs total.

Site Photos
10

Site Photos
11

Adjacent Properties
12

Public Involvement
13
Neighborhood Meeting:  July 11, 2022
Hearing Notices:  
•
Arizona Republic October 19, 2022
•
Site Posted September 12, 2022
•
Mailed Oct. 14, 2022
CPP Final Report: 
Letters in opposition received.

Staff Findings
14
• Propose land use designation is consistent 
by providing an extension of the RMU area 
to the east
• Supports employment core along 303
• Signal for 173rd Avenue intersection, 
streetscape and drainage improvements

Recommendation
15
Staff recommends approval of GPA22-03 as 
presented; and ZON22-12 subject to:
1. Development in substantial conformance 
with the project narrative entitled, Cotton 
303 Industrial, dated September 1, 2022.
2. All adjacent roadways are controlled by 
MCDOT. The development will be 
required to provide right-of-way and 
roadway improvements in accordance 
with MCDOT requirements.

Recommendation
16
3. Dedication of 30 feet of public ROW 
along 173rd Avenue and Mountain View 
Road; and all half street improvements.
4. Any additional right-of-way required by 
the Maricopa County Department of 
Transportation during the permit process.
5. Right turn lanes at both the 173rd Ave 
and the West Olive access shall be 
installed with 160’ of storage and 
adequate taper.

Recommendation
17
6. Developer to provide the warranted 
traffic signal at 173rd Ave and West 
Olive Avenue. 
7. North 173rd Access shall be striped as 
a Left out only; no right turns. 
8. A “bulb” or other curb shall be installed 
to eliminate the truck movement to the 
north of this access point.

Recommendation
18
9. Half-street improvements along the site 
frontage shall be subject to approval by the 
Maricopa County Department of 
Transportation.

Recommendation
19
10.The Developer shall provide a minimum 
setback of 230 feet along the North property 
line, and 116 feet along the West and South 
property lines of the subject property. Also, 
the Developer shall provide a total 
minimum 50-foot-wide landscape 
buffer/retention at the north end of the 
property between parking lots and the north 
property line along Mountain View Road.

GPA22-03 and ZON22-12
Cotton 303 Industrial PAD
Planning Commission Hearing – November 10, 
2022