ORDINANCE NO. O17-14
AN ORDINANCE OF THE COUNCIL OF THE CITY OF GLENDALE, MARICOPA COUNTY, ARIZONA, REZONING PROPERTY LOCATED AT 5200 WEST BELL ROAD FROM BP (BUSINESS PARK) TO PAD (PLANNED AREA DEVELOPMENT) FOR A DEVELOPMENT PLAN ENTITLED “51 CAMPANA,” AMENDING THE ZONING MAP; PROVIDING FOR AN EFFECTIVE DATE; AND ORDERING THAT A CERTIFIED COPY OF THIS ORDINANCE BE RECORDED.
Staff Contact: Jon M. Froke, AICP, Planning Director
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Purpose and Recommended Action
Recommendation conduct a public hearing
This is a request for City Council to conduct a public hearing, waive reading beyond the title and adopt an ordinance rezoning approximately 20.74 acres from BP (Business Park) to PAD (Planned Area Development). The property is located on the northwest corner of 51st Avenue and Bell Road.
Background
The property is currently vacant and is zoned BP (Business Park). This request to rezone to PAD (Planned Area Development) is intended to accommodate mixed-use development similar to the C-2 (General Commercial) zoning district. Land uses envisioned for the subject site would include development such as office, emergency medical facility, retail, self-storage and drive-thru restaurants. A list of prohibited land uses are also outlined within the development plan.
51 Campana is comprised of 11 commercial pads and improved with cohesive design elements. There are several unique features in the development plan which includes a “Welcome to Glendale” sign, equestrian trail connectivity along 51st Avenue, landscape buffer to the neighborhood to the north, and decorative perimeter walls.
Analysis
The PAD zoning is consistent with the General Plan land use designation of PC (Planned Commercial). The proposed district is an appropriate zoning designation for the intended mixed-use development. The PAD development plan would create a development with consistent theming to unify the unique land use mixtures with varied development standards. The preliminary landscape and wall plan encourages continuity of perimeter open space and thematic landscape designs which are compatible with the public streetscape.
The proposed development encourages innovative development concepts with the consideration of the nearby neighborhood. This development plan would provide greater variety of land uses.
There is adequate vehicular and pedestrian access to the subject site and a traffic report was reviewed by the Transportation Department. All applicable city departments have reviewed the application and recommend approval of the request.
Community Benefit/Public Involvement
This proposal would provide more commercial oriented development in the Glendale community. The diverse mixture of land uses offers more flexibility and options for businesses to locate in the Bell Road Corridor. Furthermore, the development would offer more options for residents to shop and dine.
On February 16, 2017 the Planning Commission unanimously recommended approval of this request subject to seven stipulations.
The applicant completed the required Citizen Participation Process. Two neighborhood meetings were held and the neighborhood input was included in the final development plan. This includes a list of prohibited land uses such as billboards, digital signs, check cashing facilities, tattoo parlors and piercing facilities. Planning did receive one email letter of opposition regarding the request.