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i Preliminary Development Plan Amendment for Desert Palms NEC of Warner Road and Alma School Road by: Arizona Partners Case No: PLH25-0018 Submitted: June 9, 2025 Resubmitted: August 26, 2025 Resubmitted: April 21, 2026 Resubmitted: July 21, 2026 ii TABLE OF CONTENTS I. Introduction ......................................................................................................................... 1 II. Site, Surrounding Area, and Existing Zoning ..................................................................... 1 III. Proposed Preliminary Development Plan ........................................................................... 1 A. Site Layout .......................................................................................................................... 1 B. Architecture......................................................................................................................... 2 C. Landscaping ........................................................................................................................ 2 IV. Project Team ....................................................................................................................... 3 V. Conclusion .......................................................................................................................... 3 TABLE OF EXHIBITS Exhibit No. Description 1 Site Aerial 2 Aerial Plan 3 Enlarged Site Plans 4 Floor Plans 5 Perspective 6 Building Elevations 7 Landscape Plans 8 Signage Location 1 ARIZONA PARTNERS I. INTRODUCTION Arizona Partners (“AZP”) has recently acquired the center known as “Sun Village Fair” located at the northeast corner of Alma School Road and Warner Road (the “Center”). See Exhibit 1, Site Aerial. AZP, as a locally based real estate company, is committed to revitalizing the downtrodden Center and making the best use of this Site. AZP specializes in redevelopment of tired and dysfunctional retail centers and currently owns a significant portfolio of real estate. AZP prides itself on working with a wide array of retailers and restaurant tenants—the vast majority of which are locally based. While the Walmart located on the east side of the Center has been successful, the west portion of the Center has struggled. Fry’s was previously operating in the large, approximately 85,000 square foot building, but has since closed down. This area being vacant has caused this portion of the Center to be the target for vandalism and other undesirable activities. AZP’s proposed comprehensive renovation of a portion of the Center will benefit the area. AZP anticipates this renovation will include parking lot, landscaping, signage and building enhancements. AZP plans to renovate the former Fry’s store into three anchor tenant spaces (Major A, B, and C buildings). The revitalization also includes three shops buildings (Shops A, B, and C) and additional retail pads. See Exhibit 2, Aerial Plan. The prior zoning case and Preliminary Development Plan (“PDP”) was approved in 1991. Now, approximately 35 years later, it is necessary to reimagine the layout of this Center to make it a viable asset to the City once again. AZP seeks to amend the prior PDP to modify signage requirements, allow the revitalization of the shops buildings, and allow the additional retail pads. These changes are appropriate for the area, the Center, and the Site—which was designated for retail uses. The retail landscape has changed dramatically from 1991 to today. Particularly after Covid the retail landscape has changed and drive-thru uses are in peak demand. Here, the proposed drive-thrus and pads are necessary for the viability of the Center as a whole. Further, this Site, located near the intersection of two arterial roads, is appropriate for a drive-thru use. Overall, this proposed development will make good use of this underutilized Site that has failed to be developed despite its commercial zoning. II. SITE, SURROUNDING AREA, AND EXISTING ZONING The Site is designated on the City’s General Plan as “Neighborhoods”. The Neighborhoods designation allows a variety of residential and non-residential uses. The Site is zoned PAD and designated for retail uses. The vacant lot adjacent to Warner Road was designated as “Village Shops”—but has failed to develop since 1991. The proposed pad adjacent to Alma School previously shown as additional parking—however the Center already has sufficient parking. This request will allow for this challenging Site to be developed with a sustainable use and will complete the Center in a way that is complementary and beneficial to the Center and area. III. PROPOSED PRELIMINARY DEVELOPMENT PLAN A. Site Layout As described above, the overall Site is anticipated to be a mixture of anchor tenant buildings, inline shops buildings, and pads. This request pertains to the anchor tenant buildings and pads on the Site. AZP, as an experienced retail developer, has designed the site plan in line with market demand to ensure all spaces are utilized and the Center remains viable. See Exhibit 2 3, Enlarged Site Plans and Exhibit 4, Floor Plans. The pads are located adjacent to Warner Road and Alma School Road, which is an ideal location for pads given that it is the intersection of two arterial roads. One additional pad (a future quick service restaurant with drive-thru) is located on Alma School Road, and three pads (two future quick service restaurants with drive-thrus) and one multitenant building with a casual restaurant and retail space are proposed to be located along Warner Road. The pads are well placed and each have several ingress/egress points that can be utilized by customers to ensure safe and efficient circulation. The proposed anchor and shops buildings are located on the north portion of the site, which has less visibility compared with the pad locations. As described below, the pads are designed to be attractive and enhance the street frontages. See Exhibit 5, Perspective. This proposed development is designed to be compatible and complementary to the existing development. The layout, landscaping, and architecture have been designed to integrate with the Center and be attractive to patrons and passers-by. B. Architecture The architecture has been designed to refresh the Center while being compatible with existing architecture in the Center. See Exhibit 6, Building Elevations. Architectural features such as varied massing, roof heights, and a variety of colors and materials will break up building massing. The buildings have also been designed to be pedestrian-friendly, with shading provided above entrances and pedestrian connections. Building materials include stucco as well as stone and metal elements. A variety of neutral colors have been utilized to be fitting for the desert background and are consistent and appropriate with the surrounding building context. C. Landscaping Landscaping has been designed to help create an attractive presence on Site, provide shade in appropriate locations, and help buffer the Site. See Exhibit 7, Landscape Plans. The landscaping theme creates a sustainable, colorful, and approachable plant palette that will create an attractive presence on the Site. The landscape plan features an ample hierarchy of plant material, and patterning to arrange a mixture of textures and colors to provide a year-round quality appearance. D. Signage Minor changes to signage standards are being requested. Enhanced signage will help ensure the viability of the Center and success of commercial uses. All tenant building signage in this Center shall comply with sign code. In addition, the Anchor tenants and Major tenants over 7,500 square feet and free-standing single-tenant pads may utilize up to 100% of their total allowed sign area to install a non-illuminated corporate-colored panel or similar solid material onto the building wall within their leased space, to be used as a background or backer for the tenant’s business name, copy, and graphics. The panel must fit within the building’s sign band, or the wall area designated for signs and all of the tenant’s wall sign copy must be located within its boundaries. See Exhibit 8, Signage Location. In addition to this PDP amendment, a separate PDP amendment and comprehensive sign plan has been filed that will govern portions of the overall Site, specifically the Anchor Tenant buildings and inline shops. Submittals have been coordinated to ensure consistency throughout the Desert Palms shopping center. 3 IV. PROJECT TEAM Developer: Arizona Partners 8300 N Hayden Road, Suite A 200 Scottsdale, AZ 85258 Architect: RKAA Architects 2233 E Thomas Road Phoenix, AZ 85016 Civil Engineer: Olsson Engineering 7878 N 16th St, #105 Phoenix, AZ 85020 Zoning: Burch & Cracchiolo, P.A. Attn: Ed Bull/Madison Leake 1850 North Central Avenue, Suite 1700 Phoenix, AZ 85004 V. CONCLUSION This request proposes a thoughtful plan that will revitalize a downtrodden center. This proposal will allow for additional commercial services and employment opportunities and be a significant improvement compared to what exists today. We request your approval. Arizona Partners EXHIBIT 1 EXHIBIT 2 EXHIBIT 3 EXHIBIT 4 EXHIBIT 5 EXHIBIT 6 0'-0" FINISH FLOOR 12'-0" B.O. CEILING 25'-8" T.O. PARAPET 21'-8" T.O. PARAPET 0'-0" FINISH FLOOR A-1 B-2 B-2 B-1 M-2 P-3 S-1 P-2 S-1 P-1 S-1 P-1 M-2 P-3 S-1 P-3 M-2 P-3 5 5 12'-0" 12'-0" 6 6 8 9 +0'-6" 0'-0" +0'-6" +5'-6' 0'-0" FINISH FLOOR 12'-0" B.O. CEILING 16'-0" T.O. ROOF 21'-8" T.O. PARAPET 25'-0" T.O. PARAPET HATCH INDICATES SPANDREL GLASS A-1 B-1 B-2 A-1 M-2 P-3 S-1 P-2 S-1 P-3 M-2 P-3 S-1 P-3 S-1 P-1 M-2 P-3 M-2 P-3 5 6 12'-0" 8 9 0'-0" +1'-0" +3'-0" XXXX 0'-0" FINISH FLOOR 12'-0" B.O. CEILING 16'-8" T.O. ROOF 7'-2" B.O. CANOPY 21'-8" T.O. PARAPET 25'-8" T.O. PARAPET 0'-0" FINISH FLOOR B-2 D-1 D-1 D-1 M-2 P-3 M-2 P-3 S-1 P-1 S-1 P-2 B-1 S-1 P-3 M-2 P-3 1 3 4 5 7 8 9 9 9 0'-0" +3'-0" +5'-6" +8'-6" XXXX 0'-0" FINISH FLOOR 12'-0" B.O. CEILING 16'-0" T.O. ROOF 21'-8" T.O. PARAPET 25'-0" T.O. PARAPET 9'-0" B.O. CANOPY HATCH INDICATES SPANDREL GLASS A-1 A-1 B-1 B-1 B-2 B-2 M-2 P-3 M-2 P-3 S-1 P-2 S-1 P-2 S-1 P-1 S-1 P-1 S-1 P-3 S-1 P-3 M-2 P-3 M-2 P-3 M-2 P-3 M-2 P-3 2 4 5 5 6 12'-0" 8 9 9 9 0'-0" 0'-0" +1'-0" +1'-0" +3'-0" +3'-0" SOUTH ELEVATION TOTAL: 815 S.F. STONE: 256 S.F. 31% BRICK: 42 S.F. 5% STUCCO: 387 S.F. 48% METAL / DOOR 130 S.F. 16% GLAZING - WEST ELEVATION TOTAL: 1,736 S.F. STONE: 364 S.F. 21% BRICK: 135 S.F. 8% STUCCO: 1,134 S.F. 65% METAL / DOOR: 38 S.F. 2% GLAZING: 65 S.F. 4% NORTH ELEVATION TOTAL: 814 S.F. STONE: 180 S.F. 22% BRICK: 48 S.F. 6% STUCCO: 398 S.F. 49% METAL / DOOR: 24 S.F. 3% GLAZING: 164 S.F. 20% EAST ELEVATION TOTAL: 1,599 S.F. STONE: 333 S.F. 21% BRICK: 130 S.F. 8% STUCCO: 741 S.F. 46% METAL / DOOR: 55 S.F. 3% GLAZING: 340 S.F. 22% 2233 EAST THOMAS ROAD, PHOENIX, ARIZONA 85016 602-955-3900 RKAA.com NOTICE OF ALTERNATE BILLING OR PAYMENT CYCLE: THIS CONTRACT MAY ALLOW THE OWNER TO REQUIRE THE SUBMISSION OF BILLINGS OR ESTIMATES IN BILLING CYCLES OTHER THAN THIRTY DAYS. THIS CONTRACT MAY ALLOW OWNER TO MAKE PAYMENT O N S O M E A L T ERN A T IV E S C H ED UL E A F T ER CERTIFICATION AND APPROVAL OF BILLING AND ESTIMATES. A WRITTEN DESCRIPTION OF SUCH OTHER BILLING C YCLE APPLICABLE TO THE PROJECT IS AVAILABLE FROM OWNER OR DESIGNATED AGENT. PRELIMINARY project #: drawn by: checked by: design by: COPYRIGHT 2025, ALL RIGHTS RESERVED. THIS DRAWING IS AN INSTRUMENT OF SERVICE. IT IS THE PROPERTY OF RKAA ARCHITECTS, INC. AND MAY NOT BE REPRODUCED, OR REPRODUCTION HEREOF USED, W I T HO UT W R IT T E N P E RM I S S I O N O F T H E C O R P O R A T I O N . I A R C H I T E C S T , I N C RWK RH 25028.00 02-09-2026 DESERT PALMS SHOP AND QSR NEC OF WARNER AND ALMA SCHOOL CHANDLER, AZ 85224 PRELIMINARY DEVELOPMENT PLAN NAME ADDRESS ADDRESS CONTACT: Name PHONE: SCALE: 3 SOUTH ELEVATION - QSR 2 3/16" = 1'-0" SCALE: 4 WEST ELEVATION - QSR 2 3/16" = 1'-0" A4.3 MM QSR 2 ELEVATION SCALE: 1 NORTH ELEVATION - QSR 2 3/16" = 1'-0" SCALE: 2 EAST ELEVATION - QSR 2 3/16" = 1'-0" A. ALL ROOF MOUNTED MECHANICAL EQUIPMENT SHALL BE FULLY SCREENED BY PARAPET WALLS EQUAL TO, OR GREATER THAN, THE HIGHEST POINT ON THE MECHANICAL EQUIPMENT. B. SOLID MASONRY WALLS AND GATES EQUAL TO, OR GREATER THAN, THE HIGHEST POINT ON THE MECHANICAL EQUIPMENT SHALL SCREEN ALL GROUND MOUNTED MECHANICAL EQUIPMENT. C. ANY ROOF ACCESS LADDERS SHALL BE LOCATED INSIDE THE BUILDING. ROOF DRAINAGE SHALL UTILIZE INTERIOR ROOF DRAINS OR BE ARCHITECTURALLY INTEGRATED FOR THE BUILDING DESIGN. ARCHITECTURALLY INTEGRATED ROOF DRAINS SHALL REQUIRE ADDITIONAL ARTICULATION BEYOND PAINT ACCENTS. SECTION 35-1902 (8)(e)(15), ZONING CODE. D. SCREENING SHALL BE ARCHITECTURALLY INTEGRATED FOR THE SERVICE ENTRANCE SECTION (SES) AND ALL ALL UTILITIES. ALL GROUND MOUNTED EQUIPMENT SHALL BE SCREENED FROM PUBLIC VIEW BY A CONCRETE OR MASONRY WALL WITH SOLID GATES, EQUAL TO OR GRATER IN HEIGHT THAN THE MECHANICAL EQUIPMENT. SECTION 35-1902 (8)(e)13. ZONING CODE. E. SIGNS REQUIRE A SEPARATE SUBMITTAL AND PERMIT. 3-5/8 x 2-1/4 x 7-5/8 BRICK VENEER TO MATCH EXISTING CENTER COLOR: #9 BLEND VERTICAL MANUF: BELDEN ANODIZED ALUMINUM STOREFRONT SYSTEM WITH SOLARBAN R100 (2) CLEAR + CLEAR GLASS LOW E EXTERIOR GLAZING MANUF: KAWNEER COLOR: BLACK CLIFFSTONE COLOR: MESQUITE MANUF: EL DORADO STONE GENERAL NOTES EXTERIOR FINISH SCHEDULE MAN DOOR COLOR: #DE6357 "BLACK TIE" MANUF: DUNN EDWARDS PBR PANEL METAL ROOFING (VERTICAL) COLOR: CHARCOAL GRAY MANUF: WESTERN STATES METAL ROOFING STEEL FRAME/BRAKE METAL PAINT COLOR: #DEW385 "LIGHTHOUSE" MANUF: DUNN EDWARDS PAINT COLOR: #DE6355 "TARNISHED SILVER" MANUF: DUNN EDWARDS PAINT COLOR: #DE6357 "BLACK TIE" MANUF: DUNN EDWARDS SMOOTH STUCCO METAL TRELLIS METAL FENCE KEYNOTE 1. KNOX BOX - INSTALL PER FIRE DEPARTMENT 2. F.D.C. LOCATION AND SIGNAGE 3. FIRE RISER LOCATION WITH SIGNAGE 4. 12" HIGH CONTRASTING ADDRESS SIGNAGE, G.C. TO CONFIRM WITH CITY OF CHANDLER COMPLIANCE 5. DASHED LINE INDICATES MECHANICAL UNIT 6. WALL PACK LIGHT FIXTURE, 12'-0" A.F.F. 7. SERVICE ENTRY SECTION LOCATION 8. DASHED LINE INDICATES ROOF BEYOND 9. UNDER CANOPY LIGHT FIXTURE B-2 B-1 A-1 D-1 M-1 M-2 P-1 P-2 P-3 S-1 M-3 M-4 MATERIAL PERCENTAGE NORTH SOUTH EXHIBIT 7 EXHIBIT 8