By Roland Murphy for AZBEX – BEXclusive
The Glendale Planning and Zoning Commission is scheduled to hear two unrelated, but similar, requests this week that, if ultimately approved and built, will add more than 1MSF of new industrial construction to the City’s inventory.
Both properties are currently zoned for commercial uses under existing planned area development designations, have failed to develop under their current zoning, have sat vacant, and have owners requesting new PADs that they hope will spur development.
Peoria & 303
The first request would change the zoning for a 72.16-gross-acre site at the SWC of Sarival and Peoria avenues from its current commercial zoning for a power center or auto dealership use under the Glendale 303 Planned Area Development to a new set of industrial and commercial uses referred to as the Peoria & 303 PAD.
According to the submitted narrative, “The purpose of the Peoria & 303 PAD is to create a regulatory framework for development of the Property with a flexible mix of uses intended to attract a range of targeted industry including technology, light manufacturing, finance and other office and industrial uses, as well as commercial / retail uses. In addition to employment uses, this PAD permits retail, consistent with the existing entitlement, to serve the larger area. Specific users, building locations, building design, and overall layout will be refined as future users materialize. Once specific users are identified, a design review application (site plan, building architecture, landscaping, signage, grading, etc.) will be submitted for administrative review by Glendale staff.”
Totaling 956.9KSF, the six-buildings proposed in the submitted site plan consist of:
- Building A: 133,760SF;
- Building B: 147,840 SF;
- Building C: 186,240 SF;
- Building D: 224,640 SF;
- Building E: 77,252 SF, and
- Building F: 187,200 SF.
The property is irregularly shaped, with a large rectangular section to the northeast and another at the southwest corners of the parcel. The two are joined together by a narrow segment connecting the bottom of the northeast and the top of the southwest.
According to the project details provided by Glendale staff for the Commission’s consideration, “The property has a unique configuration which will require creative site design… The various building sizes are intended to accommodate a range of potential end users. Those buildings fronting along Loop 303 are oriented with the narrow ends of the building to help break up the massing. Along Sarival Avenue, the building is oriented towards the street so that the front of the building is facing the public roadway and to conceal both the truck loading and trailer parking area from public view. This conceptual site plan is merely to illustrate a possible site design, but market demand will ultimately determine the overall site layout.”
Planning staff has recommended approval of the request with stipulations.
The development team is comprised of owner Cowley Companies, architect LGE Design Group, and civil engineer and landscape architect CVL Consultants. The project is represented by Withey Morris Baugh PLC.
IndiCap Bethany Home and Loop 303
Another Glendale property is facing a similar set of stagnating current conditions, and a developer wants to rezone it in hopes of a better chance for development. IndiCap is requesting a rezoning for 9.4 acres north of the NWC of Bethany Home Road and Loop 303.
The site is currently part of the 161-acre Cotton Properties PAD and designated for commercial uses. The location is bounded by Loop 303 to the east, an existing industrial development to the west, a planned industrial development to the north and a planned commercial development to the south.
According to the staff review, “The property has failed to develop under the existing PAD, mainly due to the site’s commercial classification. Other factors might have played a role for the lack of development opportunities including visibility and direct access from Bethany Home Road, components that are essential for commercial uses.”
The submitted narrative takes the argument a step further, saying, “This Site has failed to develop under its existing zoning. Commercial developments require access and visibility from the road in order to be viable. This Site, which has no direct access or visibility from Bethany Home Road, is not well suited for commercial uses. These factors, as well as surrounding uses, make industrial development a more appropriate use for the Site. Importantly, this request does not eliminate viable commercial sites. While this PAD does request to designate the IndiCap Site for light industrial uses, there is still the opportunity for commercial uses on adjacent sites along Bethany Home Road.”
IndiCap’s current plan is to develop the site with two buildings, one of 98KSF and the other totaling 39.2KSF. The maximum allowed building height under the zoning is 70 feet, and the proposed clear heights are between 24 and 28 feet.
IndiCap is the developer. Ware Malcomb is the architect and engineering firm. The project is represented by Burch & Cracchiolo, P.A.
The Planning and Zoning Commission is scheduled to consider both requests in its Dec. 12 meeting.
