Development Booklet

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
i

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
ii

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
1

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.
2

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
3

EXHIBIT 1



EXHIBIT 2


EXHIBIT 3




EXHIBIT 4





EXHIBIT 5


EXHIBIT 6



MATERIAL PERCENTAGE KEYNOTE GENERAL NOTES
EAST ELEVATION WEST ELEVATION 1. KNOX BOX - INSTALL PER FIRE DEPARTMENT A. ALL ROOF MOUNTED MECHANICAL EQUIPMENT SHALL
TOTAL: 1,599 S.F. TOTAL: 1,736 S.F. 2. F.D.C. LOCATION AND SIGNAGE BE FULLY SCREENED BY PARAPET WALLS EQUAL TO, OR
STONE: 333 S.F. 21% STONE: 364 S.F. 21% 3. FIRE RISER LOCATION WITH SIGNAGE GREATER THAN, THE HIGHEST POINT ON THE
BRICK: 130 S.F. 8% BRICK: 135 S.F. 8% 4. 12" HIGH CONTRASTING ADDRESS SIGNAGE, G.C. TO MECHANICAL EQUIPMENT.
STUCCO: 741 S.F. 46% STUCCO: 1,134 S.F. 65% CONFIRM WITH CITY OF CHANDLER COMPLIANCE B. SOLID MASONRY WALLS AND GATES EQUAL TO, OR
METAL / DOOR: 55 S.F. 3% METAL / DOOR: 38 S.F. 2% 5. DASHED LINE INDICATES MECHANICAL UNIT GREATER THAN, THE HIGHEST POINT ON THE
GLAZING: 340 S.F. 22% GLAZING: 65 S.F. 4% 6. WALL PACK LIGHT FIXTURE, 12'-0" A.F.F. MECHANICAL EQUIPMENT SHALL SCREEN ALL GROUND
7. SERVICE ENTRY SECTION LOCATION MOUNTED MECHANICAL EQUIPMENT.
SOUTH ELEVATION NORTH ELEVATION 8. DASHED LINE INDICATES ROOF BEYOND C. ANY ROOF ACCESS LADDERS SHALL BE LOCATED INSIDE
TOTAL: 815 S.F. TOTAL: 814 S.F. 9. UNDER CANOPY LIGHT FIXTURE THE BUILDING. ROOF DRAINAGE SHALL UTILIZE INTERIOR C
STONE: 256 S.F. 31% STONE: 180 S.F. 22% ROOF DRAINS OR BE ARCHITECTURALLY INTEGRATED N 85016 RKAA.com
BRICK: 42 S.F. 5% BRICK: 48 S.F. 6% FOR THE BUILDING DESIGN. ARCHITECTURALLY
STUCCO: 387 S.F. 48% STUCCO: 398 S.F. 49% INTEGRATED ROOF DRAINS SHALL REQUIRE ADDITIONAL I
METAL / DOOR 130 S.F. 16% METAL / DOOR: 24 S.F. 3% ARTICULATION BEYOND PAINT ACCENTS. SECTION , ARIZONA
GLAZING - GLAZING: 164 S.F. 20% 35-1902 (8)(e)(15), ZONING CODE.
D. SCREENING SHALL BE ARCHITECTURALLY INTEGRATED S
FOR THE SERVICE ENTRANCE SECTION (SES) AND ALL ALL
UTILITIES. ALL GROUND MOUNTED EQUIPMENT SHALL T PHOENIX,
BE SCREENED FROM PUBLIC VIEW BY A CONCRETE OR C
MASONRY WALL WITH SOLID GATES, EQUAL TO OR
GRATER IN HEIGHT THAN THE MECHANICAL E ROAD,
EQUIPMENT. SECTION 35-1902 (8)(e)13. ZONING CODE. T
E. SIGNS REQUIRE A SEPARATE SUBMITTAL AND PERMIT.
I THOMAS
H
C EAST 602-955-3900
EXTERIOR FINISH SCHEDULE R
2233
A
ANODIZED ALUMINUM STOREFRONT SYSTEM
A-1 WITH SOLARBAN R100 (2) CLEAR + CLEAR
S-1 4 S-1 M-2 S-1 M-2 GLASS LOW E EXTERIOR GLAZING
S-1 M-2 B-1 P-3 P-3 P-3 S-1 M-2 P-3 P-3 M-2 S-1 MANUF: KAWNEER
P-1 P-3 P-1 P-3 P-3 P-1 COLOR: BLACK
25'-8"
T.O. PARAPET 25'-0" CLIFFSTONE
T.O. PARAPET B-1 COLOR: MESQUITE
MANUF: EL DORADO STONE PRELIMINARY
4 5 5
21'-8" 21'-8" 3-5/8 x 2-1/4 x 7-5/8 BRICK VENEER TO MATCH
T.O. PARAPET T.O. PARAPET B-2 EXISTING CENTER
XXXX +1'-0" COLOR: #9 BLEND VERTICAL
XXXX MANUF: BELDEN 02-09-2026
MAN DOOR
16'-8" D-1 COLOR: #DE6357 "BLACK TIE"
T.O. ROOF 16'-0" MANUF: DUNN EDWARDS
T.O. ROOF INDICATES GLASS PBR PANEL METAL ROOFING (VERTICAL)
8 5 +1'-0" 8 0'-0" 6 0'-0" M-1 COLOR: CHARCOAL GRAY
+5'-6" MANUF: WESTERN STATES METAL ROOFING
12'-0" 12'-0" HATCH SPANDREL
B.O. CEILING B.O. CEILING M-2 STEEL FRAME/BRAKE METAL
9 9 1 9
9'-0" +3'-0" +3'-0"
0'-0" B.O. CANOPY M-3 METAL TRELLIS
7'-2" +3'-0" +8'-6"
B.O. CANOPY 9 9 9
12'-0"
M-4 METAL FENCE
3 7 PAINT ELEVATION
P-1 COLOR: #DEW385 "LIGHTHOUSE"
MANUF: DUNN EDWARDS
0'-0" 0'-0" 0'-0" PAINT 2
FINISH FLOOR FINISH FLOOR FINISH FLOOR P-2 COLOR: #DE6355 "TARNISHED SILVER"
MANUF: DUNN EDWARDS QSR
M-2 D-1 B-2 S-1 D-1 D-1 M-2 B-1 A-1 B-2 M-2 S-1 M-2 A-1 B-1 B-2 S-1 2 PAINT NOTICE OF ALTERNATE BILLING OR PAYMENT CYCLE:
P-3 P-2 P-3 P-3 P-2 P-3 P-2 P-3 COLOR: #DE6357 "BLACK TIE" THIS THE CONTRACT SUBMISSION MAY OF ALLOW BILLINGS THE OWNER OR ESTIMATES TO REQUIRE IN
MANUF: DUNN EDWARDS BILLING CONTRACT CYCLES MAY ALLOW OTHER OWNER THAN THIRTY TO MAKE DAYS. PAYMENT THIS
O CERTIFICATION N S O M E A L T AND ERN A APPROVAL T IV E S C H OF ED BILLING UL E A F AND T ER
NORTH ELEVATION - QSR 2 EAST ELEVATION - QSR 2 ESTIMATES. BILLING C YCLE A WRITTEN APPLICABLE DESCRIPTION TO THE OF SUCH PROJECT OTHER IS
1 2 S-1 SMOOTH STUCCO AVAILABLE NAME FROM OWNER OR DESIGNATED AGENT.
SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" ADDRESS ADDRESS CONTACT: Name
PHONE:
S-1 M-2 S-1
M-2 S-1 M-2 P-3 P-3 P-3 M-2 S-1 S-1 M-2 PLAN
P-3 P-1 P-3 P-3 P-1 P-1 P-3
25'-8"
25'-0" T.O. PARAPET
T.O. PARAPET
SCHOOL
5
21'-8" 21'-8" QSR
T.O. PARAPET T.O. PARAPET PALMS 85224
+1'-0" ALMA DEVELOPMENT
5
AZ
0'-0" AND AND
+0'-6" +0'-6"
16'-0"
T.O. ROOF INDICATES GLASS CHANDLER,
8 6 5 6 8 6 9 DESERT WARNER
SPANDREL +5'-6' SHOP
12'-0" HATCH 12'-0" OF
B.O. CEILING B.O. CEILING
NEC PRELIMINARY
+3'-0" 0'-0"
12'-0" 9 12'-0" 12'-0"
0'-0" 0'-0" 0'-0"
FINISH FLOOR FINISH FLOOR FINISH FLOOR
COPYRIGHT DRAWING IS AN 2025, INSTRUMENT ALL RIGHTS OF SERVICE. RESERVED. IT IS THIS THE
PROPERTY REPRODUCED, OF RKAA OR ARCHITECTS, REPRODUCTION INC. AND HEREOF MAY NOT USED, BE
S-1 S-1 A-1 B-2 B-1 A-1 M-2 B-1 S-1 B-2 B-2 A-1 M-2 W C I O T HO R P UT O R W A R IT T T I E O N N P E . RM I S S I O N O F T H E I
P-2 P-3 P-3 P-2 P-3
SOUTH ELEVATION - QSR 2 WEST ELEVATION - QSR 2 design by: RWK
3 4 drawn by: MM
SCALE: 3/16" = 1'-0" SCALE: 3/16" = 1'-0" checked by: RH
A4.3
project #: 25028.00




NORTH
SOUTH


EXHIBIT 7



EXHIBIT 8