Outside Presentation (Added on 10/26/21)

SONOMA COTTON 
MIXED-USE PAD
SEC COTTON LANE & NORTHERN AVENUE
GLENDALE I ARIZONA
City Council
October 26, 2021
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ABOUT THE SITE
•
36.4 acres
•
SEC Northern Ave & Cotton Lane
•
Surrounding Land Uses:
•
North: Vacant Land 
(Commercial)
•
East: Loop 303 and U-Haul
•
South: Vacant (Industrial)
•
West: County Residential (RU-
43)
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GLENDALE GENERAL PLAN MAP: RMU
SUBJECT 
SITE
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COUNTY ZONING MAP: IND-1 / C-2
SUBJECT SITE
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• Freeway limitations
• No northbound access on 303
• No southbound exit on 303
• Freeway frontage is only valuable if it provides freeway access, and this doesn’t 
fully do that.
• ADOT limits access drives on Northern
• Site configuration is tough 
• Looks like a figure 8
• Limited frontage on Cotton.
• No frontage at hard corner
• Hard corner owned by the LDS church
• Leaves small pinch point that adjoins everything in the middle makes any kind of 
cohesive development very difficult.
• Easement Impacts
• The site is bifurcated by an electrical and access easement. 
• 100’ electrical easement and a 40’ access easement for a total of 140’ width of 
easement down the middle of the property. 
• We can’t use the access easement as storage/parking because it would impede 
the existing U-Haul facility’s access.
SITE CHALLENGES
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CONTEXT MAP
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• The site is challenged due to ADOT constraints, 
drive aisle access dimensions and power line 
easements.
• Proximity and access to the freeway makes this a 
good location for the proposed use.
• Three buildings are proposed totaling 
approximately 345,000 square feet for office, 
commercial and warehouse/industrial uses.
COMMERCIAL / INDUSTRIAL 
(ALONG NORTHERN)
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CONCEPTUAL PERSPECTIVE
Building ‘C’ Corner
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CONCEPTUAL COMMERCIAL/INDUSTRIAL SITE PLAN
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•
Single-story, single-family homes for rent.
•
Under one professional management company
•
144 homes (mix of one-bedroom and two-bedroom); all private 
backyards (10.1 du/ac)
•
Enhanced architecture in cottage and desert contemporary
•
Amenities include a dog park, multiple barbecue stations, fire 
pits, pool and indoor amenity areas, and more.
•
Gated community with 24-hour professional management.
•
43% open space.
THE RESIDENCES ON COTTON LANE
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CONCEPTUAL SITE PLAN
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HOME FEATURES
•
Natural Stone Countertops with 6’ to 8’ 
Islands
•
12’ sliding door
•
10’ – 12’ Ceilings
•
Rear and Front Porches
•
Private Rear Yards
•
Technology Package With Each Unit 
(Smart Home Features)
•
Full-size washer & dryer
•
Stainless Steel, Energy Efficient 
Appliances
•
Package Concierge Service
•
Trash Valet 
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•
Age in place resident
•
Wants to stay in known area; near family
•
Downsizing baby boomer
•
Capture equity from primary residence
•
Retirement; less work, more travel 
•
Young professionals
•
Don’t want to be tied down to a mortgage, but like the independence and technology offered
•
Single Individuals
•
No maintenance obligations
•
Newer family
•
Bridge to home ownership
•
College Educated; Higher Income
TYPICAL HOME RENTER PROFILE
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•
Smart Homes –Gated and professionally managed
•
Amenity package (resort pool/spa, event lawn, dog park, fitness center, resident lounge)
•
Remote work space 
•
Single-story only (no residents above or below)
•
Private back yards and all homes with doggy doors
•
Privacy and your own space
•
Zero maintenance
•
Lock and leave
•
Renter by choice
•
Security background check on all applicants
WHY SUCH STRONG DEMAND?
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• The Glendale General Plan land use map designates this area
as Regional Mixed Use (RMU).
• The RMU land use designation permits a cohesive, large‐scale,
mixed‐use planned development fostering urban, multi‐modal
opportunities.
• “RMU
developments
accommodate
a
variety
of
complementary
uses,
both
physically
and
functionally
integrated, including: commercial, employment, residential,
open space, and other supportive land uses. “
• This proposal meets many goals and policies outlined in the
Glendale General Plan including:
Housing Element
Economic Vitality Element
Public Health & Safety Element
GENERAL PLAN CONSISTENCY
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• Policy HE‐6: “The City shall encourage housing in close proximity to designated
employment areas”.
HOUSING ELEMENT
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• Policy ED-2.3: “The City should continue to maximize freeway, major arterial, and transit
service access as opportunities for employment sites.”
ECONOMIC VITALITY ELEMENT
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• Policy S-1.6: “The City shall require new developments to fund a fair share extension of
police services to maintain Glendale Police Department service standards, including
personnel and capital improvement costs.
• Policy S-2.3: The City shall require new developments to fund a fair share extension of fire
services to maintain service standards, including personnel and capital improvements
costs.
• Goal S-7: “New development incorporates Crime Prevention Through Environmental
Design (CPTED) principles.”
PUBLIC HEALTH & SAFETY ELEMENT
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• In this instance, the proposed development includes multi-
family uses, industrial, and commercial with arterial frontage
and freeway access.
• This proposal fits the definition and intent of the RMU
• The proposed mixed-use development is in conformance with
the RMU designation.
…GENERAL PLAN CONSISTENCY
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Residential
• This rezoning would allow for a more appropriate land use across from existing residential in a 
manner that complements the area.
• High-quality single-story residential development; fulfills unmet market need.
• Provides diversity of housing.
• Ideal transition between freeway and more intense industrial uses
• Provides employee base for existing and planned retail and employment uses in the area
Commercial/Industrial
• The proposed rezoning would move the industrial uses away from the existing residential area to an 
area along Northern Avenue, away from Cotton Lane and closer to the freeway. 
• High-quality development will provide appropriate land use diversity in the area
• The project will provide new jobs and services to the area, and will further the area’s goals for robust 
and sustained economic growth
• The project supports Glendale’s long-term goals for the regions
OVERALL PROJECT BENEFITS
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• Staff recommends approval
• On October 7, 2021, the Planning Commission unanimously voted 
to recommend approval
RECOMMENDATION SUMMARY
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QUESTIONS?
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SONOMA COTTON 
MIXED-USE PAD
SEC COTTON LANE & NORTHERN AVENUE
GLENDALE I ARIZONA
City Council
October 26, 2021
28

INDUSTRIAL/COMMERCIAL
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CONCEPTUAL PERSPECTIVE
View from Northern
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CONCEPTUAL INDUSTRIAL ELEVATIONS
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CONCEPTUAL INDUSTRIAL ELEVATIONS
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RESIDENTIAL
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LUKE AFB - GDC
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RESIDENTIAL AMENITIES
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HARDSCAPE DETAILS
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HARDSCAPE DETAILS
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WALL DETAILS
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CONCEPTUAL WALL PLAN
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SITE AERIAL
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GLENDALE PLANNING AREA MAP
GENERAL
SITE 
LOCATION
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ABOUT THE SITE
•
36.4 acres
•
SEC Northern Ave & Cotton Lane
•
Surrounding Land Uses:
•
North: Vacant Land 
(Commercial)
•
East: Loop 303 and U-Haul
•
South: Vacant (Industrial)
•
West: County Residential (RU-
43)
•
Constraints
•
Two separate street frontages
•
Odd configuration
•
Limited freeway access
•
ADOT limitations
•
SRP and Access Easements
•
Limited frontage on Cotton 
Lane
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REQUEST
(i)
Rezone the Property to: Planned Area Development (“PAD”) with:
•
Underlying industrial and commercial zoning (M-1 and C-2) along Northern
Avenue (approx. 22 acres)
•
Underlying residential zoning (R-4) along Cotton Lane (approx. 14.23 acres)
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