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Staff backs rezoning to allow 128,000‑sq‑ft anchor at Higley and Ocotillo; neighbors raised spillover parking concerns
Summary
Staff presented a rezoning and design review to convert a 16‑acre site in Marbella Vineyards from Shopping Center to General Commercial to accommodate a roughly 128,000 sq ft anchor and two smaller pads. Staff said they are reviewing a 12.5% parking reduction request and working to require an 8‑foot CMU wall adjacent to residential; commissioners
Planning staff presented a rezoning, PAD and design review package for a roughly 16‑acre property at the southeast corner of Higley Road and Ocotillo Road in the Marbella Vineyards PAD. The applicant proposes to rezone the site from Shopping Center to General Commercial to permit a major anchor (approximately 128,000 square feet) plus two smaller pads (≈8,100 sq ft sit‑down restaurant; ≈3,000 sq ft financial institution). The site plan shows three access points (two full access points on Wilson Way and Higley Road and a right‑in/right‑out on Ocotillo), distributed parking fields and a three‑phase construction plan with the smaller pad built first.
Staff said the applicant has applied for an administrative use permit seeking a 12.5% parking reduction; staff is reviewing that permit alongside the rezoning. Commissioners and staff noted proximity to single‑family neighborhoods to the east and south; staff said the applicant will be required to provide an 8‑foot CMU screen wall along the eastern and southern property lines (code requires 8 feet for commercial adjacent to residential), and staff is analyzing potential spillover parking on adjacent streets including Wilson Way. The applicant’s elevations show a 35‑foot maximum architectural feature and predominant stucco with stacked stone veneer and tilted concrete panel elements to tie the major tenant to the smaller pads.
Commissioner Gage noted there has been significant neighborhood correspondence since the applicant’s neighborhood meeting, including concerns about noise, trash, odor and parking; staff will provide further detail as the administrative parking request is analyzed. Commissioner Davis suggested enhancing the north elevation of Pad 1 (facing Ocotillo) to avoid a blank facade adjacent to the arterial. The commission provided only study‑session input; staff will bring a public hearing and the parking AUP back to the commission after additional analysis and plan revisions.
