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CENTERLINE ON GLENDALE
GORMAN & COMPANY
CITY OF GLENDALE
VACANT (AGRICULTURAL) PROPERTY SURROUNDING SOUTHEAST CORNER OF
67TH AVENUE AND GLENDALE AVENUE
GPA21-11 AND ZON21-27
PROPOSED MINOR GENERAL PLAN AMENDMENT AND REZONING NARRATIVE
SUBMITTED OCTOBER 19, 2021
SECOND SUBMITTAL NOVEMBER 15, 2021
THIRD SUBMITTAL REVISED DECEMBER 31, 2021
Received
[4 FEB 2022]
PLANNING DIVISION
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Applicant: Gorman & Company
Brian Swanton, President and CEO
Dan Klocke, Development Project Manager
Phone: 602-430-8345
Email: dklocke@gormanusa.com
2030 E Osborn Road | PHOENIX, ARIZONA 85016
Architect: CCBG
Brian Cassidy
Phone: 602-258-2211
Email: bcassidy@ccbg-arch.com
102 E. Buchanan St.
Phoenix, AZ 85007
Counsel: Gammage & Burnham
Manjula Vaz and Stephen Anderson
Phone: 602-256-4422
Email: sanderson@gblaw.com
40 N Central Ave, 20th Floor
Phoenix, AZ 85004
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Table of Contents
1.
Executive Summary .......................................................................................................................... 4
2.
Regulatory Requests ........................................................................................................................ 6
3.
Site Location and Context ................................................................................................................ 7
4.
Detailed Description of the Proposed Community ......................................................................... 9
5.
General Plan Amendment Request ............................................................................................... 14
6.
PAD Findings ................................................................................................................................... 18
7.
List of Allowed and Prohibited Uses .............................................................................................. 21
8.
Landscaping .................................................................................................................................... 23
9.
Design Standards ............................................................................................................................ 24
10.
Sign Standards ............................................................................................................................ 28
11.
Circulation and Access ................................................................................................................ 29
12.
Utilities and Services .................................................................................................................. 31
13.
Phasing ........................................................................................................................................ 32
14.
Amendments .............................................................................................................................. 33
15.
Conclusion .................................................................................................................................. 35
List of Exhibits
Exhibit 1 – Site Plan
Exhibit 2 – Proposed General Plan Amendment Map
Exhibit 3 – Proposed Rezoning Map
Exhibit 4 – Aerial Map of Site
Exhibit 5 – Valley Metro Bus Stops
Exhibit 6 – Design Review Materials
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1.
Executive Summary
On behalf of the developer, Gorman & Company (“Gorman”), we are pleased to
submit this minor General Plan Amendment and Rezoning application for the
Centerline on Glendale project (the “Community”). Gorman plans to develop the
Community on the 14.6 gross acres located southeast of the intersection of N. 67th
and W. Glendale Avenues (“Site”). Specifically, Centerline on Glendale will be a
highly amenitized Community comprised of 368 residential units, spread across
multiple buildings ranging from one to four stories in height. See Exhibit 1, Site
Plan.
The greater Phoenix area is experiencing a housing crisis. While jobs are plentiful,
housing is not – particularly affordable housing. This issue is particularly acute in
Glendale, which has a markedly higher poverty rate than the County as a whole:
Glendale has an 18% poverty rate, whereas Maricopa County overall is 12.2%.
Working with City of Glendale staff, Gorman has identified an opportunity to
develop a significant affordable housing project on the Site. In the words of City
staff:
The Project will add much needed inventory to our community and will
help increase housing choice for many of the residents we serve through
our programs as well as the greater community. This new development is
crucial to addressing the growing gap of affordability and the need for
quality units in Glendale.
Gorman is a nationally recognized developer of affordable housing committed to
community revitalization and stability. Since 1984, Gorman has developed
thousands of affordable dwellings across the country, including two projects in the
City of Glendale, the Glendale Enterprise Lofts on Glendale at 63rd Avenue, and
Ironwood Village, a formerly troubled apartment complex at 45th Avenue south of
Glendale. In Arizona alone, Gorman has built 1,500 units, is under construction on
500 units, and in pre-development on 2,500 more units. Gorman would like to
extend its record of accomplishment both across the Valley and in the City of
Glendale with this Community.
In addition to the well-documented affordability crisis, Centerline on Glendale is
poised to help the City advance a different goal. Ten years ago, the City adopted
the Centerline Overlay District (Section 6.800) in an effort to spur redevelopment
of parcels along Glendale Avenue in and near downtown Glendale. That regulatory
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signal to developers has had mixed success. The continued vacancy on this Site is
illustrative of the continuing struggle to draw investment to the Overlay District.
Again, in the words of City staff:
The location is also ripe for a catalyst development to encourage
redevelopment of the neighboring area.
Gorman is excited by the opportunity suggested by the Overlay District and
presented by this Site, and is prepared to invest $90 million on this Site, one of the
most significant investments in the history of the Overlay District.
Gorman looks forward to presenting details regarding the Centerline on Glendale
Community, and to securing City approvals necessary to move forward with long
overdue, vertical development at this Site.
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2.
Regulatory Requests
In order to develop Centerline on Glendale, Gorman is requesting a minor General
Plan Amendment and a rezoning.
General Plan. The City’s current General Plan designation for the Site is High
Density Residential (HDR) 12-20. It should also be noted that the Market area of
the Centerline Overlay District, where the Site is located, encourages 25 du/ac,
significantly above the current General Plan designation. As indicated above,
Gorman is proposing to develop 368 units of affordable housing, at a density of
25.14 du/ac, about what the Overlay District would allow.
Gorman is seeking to designate the Site for Downtown Mixed Use (DMU). See
Exhibit 2, Proposed General Plan Amendment Map. Per Table 1 of the City General
Plan, because the Site is located in Area A, is less than 20 acres, and seeks to change
the General Plan designation from HDR 12-20 to DMU, this proposal is a minor
General Plan Amendment. It therefore can be processed concurrently with our
rezoning request.
Rezoning. Gorman is also seeking to rezone the Site from R-4, which allows
multifamily residential uses already, to Planned Area Development, PAD. See
Exhibit 3, Proposed Rezoning Map. The general concept of a PAD is to provide
flexibility for innovative projects that bring benefits to the community and the City.
In the specific words of the Ordinance (Section 5-901), the PAD should:
Encourage residential development to provide a mixture of housing types
and designs. … Encourage innovative development or redevelopment
concepts for all land use types to provide a greater variety and intensity of
uses.
This Community redevelops a Site the City targeted for redevelopment ten years
ago, and it provides 368 affordable units to a City that is desperately short of
affordable housing options. This is precisely the type of redevelopment project for
which the City should engage its PAD zoning option.
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3.
Site Location and Context
Location. The Site is the approximate 14.6 acres of L-shaped, currently vacant
(agricultural) land southeast of the intersection of 67th and Glendale Avenues. See
Exhibit 4, Aerial Map. Because the Site itself is currently farmed, it is essentially flat
and ready for vertical development.
The Site enjoys superb local street access due to its direct access to both 67th and
Glendale Avenues. The adjacency to two arterial streets is an especially important
feature for an affordable housing Community, because automobile ownership is
substantially reduced below other subdivisions. Specifically, the Valley Metro bus
routes 70 and GUS1 are instantly accessible at the northwest corner of the Site.
There is also a bus stop at the southwest corner of the Site, along 67th Avenue.
There are total of eight (8) Valley Metro Bus Stops within 1,000 feet of the Site. See
Exhibit 5, Valley Metro Bus Stops, noting that is likely unusual that a bus map would
be included in a rezoning proposal, much less this early in such a narrative.
Therefore, the Site is ideally positioned to capitalize on safe and convenient public
transit access.
The south perimeter of the Site is adjacent to Ocotillo Road, which is convenient
for a different group of non-automobile owners: children. Harold Smith
Elementary is down the street, as is the Swift Kids Branch of the Boys and Girls Club.
As a result of its open, urban design, detailed further below, the Community will
provide direct pedestrian access out its southern perimeter, so the children can
walk to and from school and the Club. To ensure safety and reduce its vehicular
impact on Octotillo Road, Gorman will be foregoing a driveway along this frontage,
and prohibiting left turn lanes out of the project onto southbound 67th Avenue,
thus reducing the amount of left turns onto Ocotillo. In addition, Gorman will be
undergrounding the overhead power lines along Ocotillo, further enhancing the
pedestrian experience. These multi-modal opportunities make this Site an ideal
location.
Context. The Site wraps the southeast corner of the intersection of Glendale
Avenue and 67th Avenue, which is occupied by a Maricopa County Community
Services Center, zoned C-3 and R-4. The Glendale Manor Apartments, zoned R-4,
spans almost the entire eastern perimeter of the Site. There is a commercial strip
mall immediately south of Glendale Avenue, just north of the Glendale Manor
Apartments and abutting the Site on the east side. These are the only three
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developed properties that are adjacent to the Site, and the only three places
where Gorman plans to provide a traditional block wall.
The balance of the Site is adjacent to street frontages, and in those locations,
Gorman plans to forego the traditional perimeter wall, and instead have its
project directly address and embrace the street frontages, embodying the urban
redevelopment envisioned by the Overlay District and putting eyes on the street
to enhance neighborhood safety. Using the PAD tool, the Community will reduce
setbacks to ten feet in all of these locations to achieve that urban design. Units in
the Community that face the street frontages will have traditional front porch
stoops. And along Glendale Avenue, the heart of the Overlay District, the
Community will have an energized, urban ground floor with community services
and public places.
The Community does have some neighbors across its street frontages as well. To
the north, across Glendale Avenue, are commercial (C-2) and residentially (R-3)
zoned properties. The property due north of the Site is currently vacant and
unimproved. The property to the south, across Ocotillo Road, consists of two-
story, multi-family residential housing (R-4). The property west of the Site, across
67th Avenue, includes the San Martin two-story apartments (R-4).
We have already noted the presence of the County facility at the southeast corner
of the intersection of 67th Avenue and Glendale. The other three corners have
commercial businesses on them, but it is the northwest corner of the intersection
that has the most community services attracting regular, local use (as opposed to,
say, the transmission shop at the northeast corner). As a result, it is important to
provide safe pedestrian paths that encourage safe crossings of the intersection, and
Gorman has designed the community to do just that.
As detailed above, the proposed Community will not only be compatible with its
neighbors, it will enhance this area and the Glendale Avenue Centerline Overlay
District, by bringing long overdue investment to an infill, greenfield Site.
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4.
Detailed Description of the Proposed Community
This Community is indeed providing critically needed affordable housing, and
indeed it might be sufficient to stop there in describing the community benefits of
Gorman’s proposal. But this Community does so much more than that. We have
already indicated above that the Community has a street-facing urban design that
takes advantage of the multi-modal opportunities right outside its perimeters.
Beyond that, there are multiple other features of the Community design here that
make unique use of the PAD zoning option to create an innovative, multi-million
dollar reinvestment on this greenfield site.
Gorman’s urban design approach replaces suburban sprawl with urban verticality,
a vast parking field of hot asphalt with multimodal transportation options, and
remote and walled off structures with buildings that embrace the space of the
public sidewalks and streets. Thus, an increase in height is offset by a significant
reduction in lot coverage. An increase in density brings more people into a
neighborhood that needs energy and investment, while providing more housing
options to an underserved populace. A reduction in setbacks puts eyes on the
streets, where residents will be accessing the local school, bus stop, and nearby
stores. Driveways have been limited – none on Ocotillo – and carefully laid out to
enhance the architecture of the Community.
The Community consists of 368 affordable units, a density of 25.14 du/ac. These
homes are spread across eight buildings, seven of them three stories and 40 feet
tall, and the eighth, facing Glendale Boulevard, consisting of four stories and 60
feet tall. The additional height along Glendale Avenue results from architectural
embellishments on the top floor, and allows this building to house ground floor
spaces available for public uses, energizing the street level. The four buildings along
each of the three street frontages face the street at a 10 foot setback, with front
door units on the ground floor, facing the street. There is no perimeter wall along
the streets, giving the community an open, urban campus feel. Instead of a field of
unoccupied parking facing the streets, all the parking is interior to the Community,
and it is sharply reduced below the Ordinance requirements. Gorman knows that
its residents do not own cars at the same proportion as other projects. In fact on
its new construction urban projects, Gorman averages .73 spaces per unit.
While the design itself may be the primary amenity for residents, there are other
amenities spread throughout the Site. There will be a traditional, single story
amenity building within the center of the Site, featuring a community room, leasing
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office, outdoor splash pad and playground area. And indeed, Gorman has located
its 67th Avenue driveway specifically to align with this smaller building and amenity
area, to create a real sense of entry for residents and visitors alike. But this
Community has other, unusual amenities folded into its design. Key among these
is a pedestrian path that encircles the entirety of the Site. Residents who utilize
this path can cover seven-tenths of a mile without ever leaving the Community.
This path has the added benefit of making it easy and attractive for resident to take
advantage of the previously mentioned pedestrian amenities of the Site, whether
it be the proximity of the shopping to the northwest or the school to the southeast.
The walking path will be at least five feet wide and be shaded with trees. There will
also be a separate dog park within the Community. In addition, there is a large
shaded and amenitized area in the space between Buildings B and C, so that
residents of the northern part of the Site have immediate access to their open
space. Thus, although Gorman is seeking modest reductions in the City’s typical
public and private open space standards, residents of Centerline at Glendale will
continue to enjoy an abundance of both in a novel, open, urban campus, while still
securing the quality affordable homes they and the City need.
The ground floor of the Glendale Avenue building warrants separate discussion of
its function as an amenity to the Community and the surrounding neighborhood.
This is a key to Gorman’s efforts to realize the City’s urban redevelopment goals.
The Community will have an overall theme of health and wellness. The ground
floor along Glendale Road will host community facility services including residential
units, general retail, a combination of healthy food, exercise/fitness/wellness,
some possible medical care and commercial kitchen/cooking options for residents.
There will be residential units above the ground flood. The idea is to create a sense
of wellbeing for all of the residents and the public, as most of this will be open to
the public. There will be six (6) dedicated parking spaces for the general public to
use to visit these non-residential spaces.
The significant parking reduction also merits separate comment. The impact of
suburban parking requirements on housing affordability and the urban heat island
are now well documented. In October 2018, the American Planning Association
reported, “Planners' shifting strategies toward parking are now supported by a
growing body of evidence that parking requirements negatively impact multifamily
housing, especially affordable projects. In a nutshell, building parking costs a lot,
and that cost usually ends up raising tenant rents.” The APA report went on to note
that municipalities across the country reducing parking requirements are especially
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focused on locations near transit options – like this Site – and in special planning
districts – again, like this Site. The City’s investment in the public transit system
should be supported by encouraging developers and future residents to use that
system. This reduction in parking is standard for Gorman projects, as every project
has reduced parking because residents often use public transportation to save
money. Further, Gorman does not provide reserved parking spaces for its residents.
Gorman makes this request for reduced parking not just out of a perceived need,
but on the basis of a vast array of experience. Gorman knows its residents are
transit users, and have a sharply reduced desire for parking lots.
The specific Development Standard deviations Gorman is proposing are set forth in
the Table below. It should be noted that for financing purposes, Gorman may
divide the Site into two parcels. As a result, some of the PAD standards have been
modified to provide for that flexibility. As a primary example, the Community is
proposed at 368 units, which is less than 26 du/ac for the overall Site. However,
because the Site may be divided, Gorman has proposed a standard of 30 du/ac.
That is solely to ensure that, should the Site be divided, each parcel will meet the
PAD standards (as opposed to suggesting that there may be more units overall).
Centerline on Glendale
Development Standards Table
Standard
Existing (R-4)
Development
Standards
Proposed Development
Standards
Density and Number of Dwelling
Units
20 du/ac
30 du/ac; 368 units
maximum for the overall
site
Building Setbacks (street frontage)
20 feet,
increase 1 foot
to 1 foot ratio
for buildings
over 20 feet
10 feet
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Accessory Building Setbacks
Per Section
7.301 of the
Glendale Zoning
Ordinance
Per Section 7.301 of the
Glendale Zoning
Ordinance
Minimum Perimeter Setback (non-
street frontage external to the
overall site)
20 feet,
increase 1 foot
to 1 foot ratio
for buildings
over 20 feet
20 feet
Minimum Net Lot Area
6,000 SF
5 acres
Minimum Width
60 feet
300 feet
Minimum Depth
94 feet
200 feet
Private Open Space
100 SF per
dwelling unit
70 SF per dwelling unit
Public Open Space
30% exclusive of
parking areas
23% exclusive of parking
areas
Lot Coverage
50%
30%
Parking (Multi-family)
Studio or 1
Bedroom: 1
space
2 or more
Bedrooms: 2
spaces
1 Designated
guest space for
every 3 units
689 spaces
488 spaces for the overall
site. 482 spaces are
unreserved, and intended
for residents. 6 spaces
will be reserved for visitor
parking for the ground
floor of Building A. If the
project is phased, there
must be at least 245
spaces provided with any
single phase.
Building Heights (Maximum
Structure Height)
30 feet, two
story maximum
Building A: 4 stories (60
feet)
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for principal
buildings
Buildings B thru D and F
thru I: 3 stories (40 feet)
Building E: 1 story (25
feet)
Walls
6’ on property
lines
No screen walls required
adjacent to public rights-
of-way; 6’ screen walls
along shared property
lines with private
properties adjacent to the
overall site
The PAD allows Gorman and the City to work together to narrowly shape the
development standards for the Site to allow a strong level of City control and
oversight of Gorman’s proposal. Unless a use or standard for development is
specifically revised herein, the Zoning Ordinance of the City of Glendale, Arizona as
adopted and periodically amended, is applicable to the Centerline on Glendale
PAD. The intent and purpose of this PAD is to establish the permitted uses,
development standards and amended provisions of the Zoning Ordinance that will
govern this development.
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5.
General Plan Amendment Request
To reiterate, according to the City General Plan Land Use Map, the Site is currently
designated for multi-family use at the High Density Residential 12-20 du/ac range.
The Community will require a minor amendment to change the land use
designation to Downtown Mixed Use (DMU). The uses proposed for the Project
are consistent with this designation. The DMU designation seeks to provide a mix
of uses, including vertical residential integration with an enhanced pedestrian
experience and a reduction in automobile dependency. The DMU designation
expressly seeks to energize the Glendale Avenue frontage, a key component of the
Centerline on Glendale design. The DMU permits multi-family residential units with
a minimum density of 12 du/ac. Gorman is proposing a density of 25.14 du/ac,
more than twice the minimum requirement.
The General Plan Amendment meets the following goals and policies of the General
Plan.
Goal LU‐3: Land use ties into existing and future transportation systems.
As detailed above, Gorman selected this site because of its heavy proximity to bus
lines. Thus, this project meets this Goal, and all of its underlying policies, including
Policy LU-3.6, which calls for a minimum density of 15 du/ac within a quarter mile
of intense transit service areas. Here, those bus routes are literally on our
doorstep.
Goal LU‐4: Mixed-use projects provide urban clusters with housing, retail,
restaurants and integrated transit facilities in Glendale.
Centerline on Glendale meets this Goal, and all of its underlying policies. The
current General plan designation does not allow Mixed Uses, but the DMU
designation does, thus allowing the Community’s proposed ground floor uses
facing Glendale Avenue. In addition, the Community specifically meets Policy LU‐
4.4, which aspires to vertically mixed uses.
Policy HE-1.1: The City should partner with the private sector to achieve goals for
safe, affordable housing and coordinate housing programs and services to ensure
consistency with the current Consolidated Plan.
The support of City staff in guiding this private sector, affordable housing project
has been essential to its advancement to date.
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Goal HE‐3: Glendale has housing options that meet the range of socioeconomic
needs of the City’s current and future residents.
Centerline on Glendale meets this goal, and most of its underlying policies. In
particular, the City’s support via fee waivers and accelerated processing, as
envisioned by Policy HE-3.1, has been essential.
Policy HE‐5.2: The City shall encourage housing developments to incorporate the
highest possible cost‐ and quality‐effective level of amenities, sustainable design,
durability, and architectural quality.
This Community will have high quality architectural design outside and amenities,
fixtures and finished inside.
Goal GA‐4: Growth Areas are connected by a mix of pedestrian, bicycle, transit and
vehicular connectivity.
The General Plan identifies the Glendale Centerline area as one of the City’s Growth
Areas, where, “Particular attention is directed toward preserving residential
affordability and value in areas principally along the planning area periphery.” That
is an apt description of this proposal. The PAD reduction in parking is an essential
element of meeting Goal GA-4’s emphasis on transit and walkability, as opposed to
an auto-dominant development.
Goal UD‐3: Glendale’s City Center is revitalized, vibrant, and easily identified
through wayfinding, signage, and gateways.
The Urban Design section of the General Plan specifically references Glendale and
67th Avenue. Gorman’s urban design approach abandons perimeters walls, and
presents an open, campus setting, with an energized ground floor along Glendale
Avenue and front stoops along our other street frontages.
Policy CRR‐1.8: The City shall develop strategic and proactive intervention efforts
for property redevelopment, rehabilitation, and maintenance on properties
beginning to show signs of decline, so as to prevent further progression of blight,
distress, underutilization or deterioration.
This Community represents a massive investment in a long-vacant property that
will bring new residents and new energy to this neighborhood and to Glendale
Avenue.
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Goal CRR‐2: Infill development is a top priority.
This Community is the essence of infill development. Centerline on Glendale
advances all of the politics associated with this goal. The PAD modifications
implement Policy CRR‐2.3, which suggests that “The City shall prepare and
implement infill construction incentives, including zoning ordinance revisions, to
remove impediments to qualified infill projects.” The density, height, and suburban
parking standards of the R-4 District are all impediments to this Community.
Goal CRR‐3: Underutilized properties are redeveloped and reused.
The Site is a farm field in the middle of the City. It needs to be put to more
productive use to serve the needs of the citizens of Glendale, and to take advantage
of the existing infrastructure investments the City has made.
Goal ED‐3. Redevelopment of the Centerline area, inclusive of Downtown Glendale
promotes economic growth.
This Community represents a significant, private sector investment in a long vacant
property at the western gateway to the Centerline area. The density increase
proposed within this PUD meets Policy ED‐3.1, which states, “The City should
expand housing opportunities to increase population in the area to support
ongoing commercial and retail development.”
Goal ED‐6: The Centerline Redevelopment area has a long-term plan to ensure its
viability and sustainability.
The policies and ambitions of the Glendale Centerline Overlay provided Gorman
with the vision it needed to pursue and design this Community.
Policy CoD‐2.5: The City should provide developers with code or fee incentives to
revitalize and/or redevelop older commercial uses near residential neighborhoods
and residential uses to benefit the City aesthetically while more efficiently
accessing infrastructure elements and public services.
To reiterate, Gorman appreciates the City’s fee waiver to encourage this bold infill
investment project.
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Goal C‐2: Public transit as a viable alternative mode of travel.
To make public transit more viable, the system needs riders. This Community will
bring hundreds of new residents to an intersection with at least a half dozen routes
and stops within 1,000 feet.
Goal C‐8: Land use ties into existing and future transportation systems.
This project is deeply integrated into the transit system. The PAD reduction in
parking will encourage residents to use the transit system.
Goal EP‐9: Urban heat island effects are minimized through development
techniques.
Gorman has proposed a significant reduction in unnecessary parking at this site,
which will substantially reduce the heat island impact of unused parking.
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6.
PAD Findings
As previously indicated, the proposed Community is a classic example of a
reinvestment proposal that merits deployment of the City’s PAD zoning district.
The primary justification for use of the PAD is to provide much-needed affordable
housing, a benefit to the City. The second, and more local, justification for use of
the PAD is to jumpstart the Centerline Overlay District, which has sought to
encourage redevelopment of vacant properties along Glendale Avenue.
Many of the design features of the Centerline on Glendale project use the PAD to
achieve these municipal aspirations. For example, the DMU General Pan
designation seeks to reduce the focus on vehicular use; the PAD here is essential to
reduce the parking supply and advance that goal. Likewise, the DMU designation
seeks vertically integrated buildings along Glendale Avenue, with ground floor
public uses and residential above. The PAD height increase here allows this
Community to realize that ambition. One of the purposes of the PAD is to allow
flexibility in design, building arrangement and development standards to support
redevelopment.
Section 5.901 of the City’s Zoning Ordinance sets forth the specific intent of the
PAD District as follows.
A.
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
The R-4 development standards simply cannot accommodate an urban design of
affordable housing like the Centerline on Glendale. Indeed, even the Overlay
District is insufficiently visionary to respond to Gorman’s design approach. This
Community puts its buildings, including ground floor public uses and individual
front porches, close to the street. This Community uses vertical buildings to reduce
its structural footprint on the site, allowing a more open design and a greater
number of affordable housing opportunities. This Community acknowledges multi-
modal transportation options for all generations by being centrally located for
pedestrians – including schoolchildren – and transit users, and deemphasizing the
need for multiple cars for every home. None of these things are possible without
the use of the PAD to allow greater height and density, and to reduce setbacks and
parking requirements.
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B.
Encourage residential development to provide a mixture of housing types
and design.
To reiterate, Gorman is proposing to inject 368 affordable homes into a market that
is desperately short of them. This is the mixture that is currently missing from the
City’s housing market. The PAD’s flexible design standards make this needed
addition financially viable. For example, the reduction in parking, as detailed
above, is an essential financial component of affordable housing projects, making
the construction itself financeable, and controlling rents for residents who cannot
afford of fleet of cars and do not need to pay for the asphalt to house them. Absent
this flexibility available only with the PAD, the City loses the benefit of more
affordable housing.
The PAD also allows the innovative design features. For example, the replacement
of perimeter walls with front porches is only possible with a setback reduction. The
vertically integrated building along Glendale Avenue is only possible with the height
increase of the PAD.
C.
Encourage innovative development or development concepts for all land
use types to provide a greater variety and intensity of uses.
Like the DMU General Plan designation, this provision of the PAD recognizes the
need for a “greater … intensity” of uses. People are the key to bringing energy to
areas of the City that lack investment. The proposed increase in density is the direct
PAD modification of an R-4 standard to meet this expressly stated goal of multiple
City regulatory documents.
D. Provide a process which relates the urban design and scale of project to
the unique characteristics of the site.
The Centerline on Glendale PAD will accommodate the urban design and
appropriate scale of the Project to the unique characteristics of the Site. The City’s
long range plans seek a more urban, more energized Glendale Avenue frontage.
This Community provides that with a vertically integrated building that requires
height that only the PAD can provide. Urban design means deemphasizing the role
of the automobile, as expressly stated by the DMU designation, and creating a
more walkable and transit oriented footprint instead. Gorman’s design does that
by eliminating unneeded parking, and by reorienting its homes to the streets.
Neither of these City design goals can be achieved without a PAD.
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E.
Require the nature and intensity of development to be supported by
adequate utilities, transportation, drainage, and common open spaces to
serve the development and to minimize impact on existing or future
adjacent development.
One of the advantages of an overlooked, underutilized, infill property like the Site
is that it is already served by existing utilities. This narrative has already spoken at
great length about the existing visible infrastructure in this neighborhood, like the
bus stops, the School, the Boys and Girls Club, and the local shopping. But it is not
surprising to learn that the Site is equally well-served by the utility-level
infrastructure the City has invested in. That starts with Glendale and 67th Avenue
themselves, but immediately extends to include the water lines and wastewater
lines in those adjacent streets that can serve the Site now. Likewise, the Site has
electrical lines running on three sides, including one along Ocotillo Road that
Gorman will be undergrounding.
As previously detailed, open space and similar amenities are key component of the
Community. That includes the open nature of the design itself, opening up the Site
instead of walling it in, encouraging pedestrian engagement around the perimeter
of the Site and into the neighborhood beyond.
The Centerline on Glendale project clearly meets this aspect of the PAD Ordinance.
F.
Encourage development that is consistent with the policies and the
guidelines established in any specific plan and the General Plan.
As has been exhaustively made clear, Centerline on Glendale embraces multiple
aspects of multiple City planning documents. This includes the DMU, where the
Community provides density, height, mixed uses, and a multi-modal design
approach. This includes the PAD, which, as just noted above, seeks greater
intensity. And while meeting so many various land use and design goals of so many
different City documents is indeed a welcome redevelopment opportunity,
underlying them all is the City’s critical need for affordable housing.
All images included in the PAD are conceptual representations of the character and
quality of the development. Future plans and documents with specific designs for
the future development will be processed through the City’s process in accordance
with Section 3.600-Design Review.
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7.
List of Allowed and Prohibited Uses
Multifamily Residential is the sole permitted primary use throughout the entire
site, with the exception of the ground floor of Building A. In Building A, multifamily
residential is the sole permitted primary use above the ground floor.
On the ground floor, Building A, permitted uses are as follows:
• Commercial daycare
• Community facility services
• Galleries and studios
• General retail
• Financial institutions
• Fitness businesses such as gyms, yoga studios, etc.
• Laundry, cleaning, and dry cleaning establishments, limited as follows:
1.Maximum of one thousand (1,000) square feet of floor area to be
occupied by or devoted to machinery to be used for laundry, cleaning,
dyeing, and finishing work.
2.Retail service to individual customers only and no wholesaling of any
commodity or service shall be permitted.
• Medical offices
• Personal service businesses, such as beauty shops and barber shops
• Professional, business, and administrative offices
• Residential and commercial kitchens
• Residential units
• Restaurants, cafeterias, delicatessens, self-service and take-out restaurants,
and outdoor dining allowed when ancillary to restaurant use, and catering
services, when ancillary to a primary restaurant use
• Social professional youth organizations
Building E is intended to provide accessory uses to the multifamily residential uses
on site. This would include but not be limited to a leasing office, a management
office, a clubhouse, meeting and work rooms, kitchen, parcel storage, bicycle
storage, and an exercise room.
The following uses are prohibited in the Centerline on Glendale PAD:
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1.
Adult Oriented Businesses.
2.
Alternative tower structures.
3.
Automobile Sales or Storage.
4.
Check Cashing Facilities.
5.
Communication Towers
6.
Drive-thru restaurants.
7.
Hotels, including conference and convention facilities.
8.
Medical Marijuana Establishments.
9.
Pawn Shops.
10. Parks and General Recreation.
11. Swap Meet.
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8.
Landscaping
The Community will comply with the City’s general Landscape standards, including
the following:
1.
All required trees shall be a minimum of fifteen (15) gallons in size and at least
fifty (50) percent of those trees must be twenty-four (24) inch box or larger
size. All shrubs shall be a minimum of five (5) gallon in size. All fifteen-gallon
trees must be a minimum of eight (8) feet in height, four (4) feet in feet in
spread of two-inches trunk caliper at the ground level. (CGLO Section 19-42)
2.
All landscaped areas shall be finished with a natural topping material which
may include, but not limited to, the following: turf, groundcover, planting,
decomposed granite (two (2) inches minimum depth), river run rock,
expanded shale, or bark. A pre-emergent herbicide shall be applied to the
ground prior to the placement of natural surface materials (decomposed
granite, river run rock, etc.) in any landscaped area to prevent weed growth.
(CGLO Section 19-43)
3.
The installation of street trees, shrubs, and vegetative groundcover shall be
required for all applicable projects in an amount equal to or greater than one
(1) tree and three (3) shrubs for each thirty (30) feet of street frontage, and
vegetative groundcover occupying a minimum of sixty (60) percent of the
total street frontage landscaped area. (CGL Section 19-76)
4.
On-site parking areas for all applicable development projects shall contain at
least one (1) landscaped planter, not less than two hundred (200) square feet
in area and with a minimum width of five (5) feet measured from back of curb
to back of curb, for every ten (10) parking spaces provided on the site. (CGLO
Section 19-65)
5.
Per GZO Sec. 7.202 A.1, a minimum of 30% of the total site area must be
landscaping /public open space.
6.
All multiple-family residential development shall contain a minimum of one
(1) tree and two (2) shrubs for each dwelling unit.
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9.
Design Standards
This project has been designed to work within the context of the neighborhood and
how the City of Glendale envisions the future of Glendale Road. The units provide
affordable, attractive living spaces with a strong amenity package that serves the
residents and the broader community. The design creates a safe feeling both
around the perimeter and on the interior by emphasizing a walkable environment,
pleasant for people of all ages. Amenities in both the front and central portion of
the project offer options for residents to socialize with neighbors and find
important services they need.
The overall design sets the project apart. The exterior facing edifices along
Glendale Road, 67th Avenue and Ocotillo Road present a variety of materials, colors
and articulations on the building facades to make them attractive and
interesting. By fronting active spaces along Glendale and stoops along 67th Avenue
and Ocotillo, the project creates a welcoming environment, not one which walls off
anyone who does not live there. Along Glendale Road large amounts of glass on
the ground floor create connections between those walking along the sidewalk and
people inside the building. The building rooflines on the perimeter streets will be
varied heights and angles so long flat rooves will not be seen. Building materials
will include stucco, articulations with other materials and metal on balconies.
Balconies and stoops as well as indentations in the building envelope will create
huge variety and interest making the project pleasant to look at while walking,
biking or driving by. Stairways will be on the interior with landings at each floor to
break up any potential monotony. There will be no blank walls around the entire
project.
The building on Glendale Road and 67th Avenue will be slightly taller than
surrounding neighbors and that height and positioning near the lot line along with
lush tree lined sidewalks will create a slightly different feel than neighboring
projects, but is exactly what the planning for Glendale Road calls for in the
Centerline Overlay District. Furthermore, there is sufficient distance from
neighbors so any height will not be impactful. These characteristics are the
hallmark of walkable urban environments.
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The site plan has been constructed to build a walkable shaded feeling inside the
campus with opportunities to exercise and gather throughout even while there is
an intense urban environment surrounding the project.
The landscape will be the equivalent of a small forest with over 350 trees planted
where none currently exist. A walking path around the perimeter plus intensive
tree planting and block walls will shield the development from adjacent users and
create shade. With balconies and porches on every unit residents can spend time
outdoors, but are positioned to not impose on their neighbors.
The reduced use of cars in the development and pushing egress to the major
arterials of Glendale and 67th Avenue will keep traffic away from the interior
neighborhood. The siting of the project at a major intersection though means easy
access to buses with 8 stops surrounding the site all directly accessed through
sidewalk connections and at the traffic signal at 7th Ave and Glendale with
pedestrian crossings.
However, as it is located near major arterials, noise reduction is very
important. Both the large number of trees as well as following green building
techniques including dual pane windows and heavy insulation will minimize sound
inside the units. Placement of building along the street will also shield open spaces
in the center of the project from loud noise as well. The financing for this project
actually requires high energy efficiency which simultaneously reduces noise.
Accent lighting on the buildings and along paths will create a safe and strong
nighttime visual without producing light throw on neighbors or into the sky.
We believe to attract and retain residents an amenity package must be well suited
for the needs of the residents. With many families likely living at the project,
multiple attractions will be placed through the site. The main leasing/amenity
building will provide gathering space for residents as well as a computer room for
adults and children to use. A 500 SF vending area with healthy food will also be
provided in this space. Around the building, playground equipment and a splash
pad will provide hours of fun for younger children. Ramadas and barbeques will be
sprinkled throughout the project so gatherings can regularly occur. A walking path
around the perimeter of the development is approximately 7/10 of a mile,
providing a running/walking trail as well as an easy place to walk pets. Likewise, a
small dog park will be located on the east side of the project. In the front building
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on Glendale wellness uses such as a yoga/exercise room and private spaces for
telehealth will offer more possibilities for residents and potentially the broader
public.
The
inside
of
the
units
were
thought
about
as
much
as
the
exteriors. Washer/dryers will be provided along with ceiling fans, plentiful storage,
internet connections and outside covered parking. Low VOC paint and vinyl plank
flooring along with durable surfaces mean residents are safe and units will stay
fresh for the long haul.
The overall project design will create a safe and walkable environment that offers
quick and easy accessibility for police and fire if ever needed. Safety vehicles can
access all buildings and the flow is logical and easy to see. All apartment front doors
will have strike plates and peep holes so residents know who is visiting and clear
visibility in all directions will be the norm. The overall site plan not only provides
safety but good relations between buildings and amenity areas so residents always
feel safe as they walk through the project while being interesting as well. Seating
interspersed throughout and pedestrian lighting will also allow residents to relax
and move throughout the development as well as gather.
To minimize sun exposure in the morning and afternoon almost all of the buildings
are facing north/south and as mentioned earlier carports will shade the parking
lot/cars. The parking areas are not too lengthy and are broken up with trees and
carports. Likewise, sidewalks that residents take from their cars will be shaded with
trees.
Since many of our residents do not own cars, safe and plentiful sidewalks/paths
that connect people throughout the project and with the surrounding
neighborhood is very important. The project has been designed to facilitate that
movement. Likewise, many will cycle to work or surrounding retail. Direct
connectivity to the sidewalks around the project will be provided as well as to the
surrounding bus stops. Per the landscape plan, all sidewalks will have abundant
trees and vegetation to minimize heat and sunlight.
It is important that residents feel comfortable throughout the project so the
landscape plan will balance heat mitigation with water usage. Appropriate trees
and colorful vegetation will be planted around the perimeters of all buildings and
especially along sidewalks and the walking path. We want our residents to be able
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to go outside during all times of the year so plantings will reflect that desire by
creating shade and bosc like areas in the larger open spaces.
On the perimeter of the project block walls will separate adjacent neighbors but a
more open campus along the roads will create a strong urban environment with
the buildings fronting on the streets to create buffers and interest.
As this is a large development, dumpsters will be at multiple enclosed facilities
throughout the projects so residents do not need to walk far.
We believe this project speaks to the desires of the city and community for a new
more urban design which is attractive and begins the changes along Glendale
Avenue called for ten years ago. Inside the development however a calm
environment that caters to residents need for shade, gathering, amenities and a
healthy lifestyle is abundant. This mixture will help begin the revitalization of
Glendale Avenue envisioned by the city.
In conjunction with the submittal of this PUD, Gorman is submitting elevations of
all buildings indicating their heavily articulated design, a colored landscape plan,
and photographs used during community outreach of Gorman’s “Gracie’s Village”
project in Tempe, reflecting a recent use by Gorman of varied, modern, and urban
exterior finishes, high design interior common areas, and market-rate interior
finishes. See Exhibit 6, Design Review Materials. These are three of the five items
required during the Design Review process, omitting only a materials board and
signage design.
Centerline on Glendale will be subject to design review pursuant to Section 3-600
of the City Zoning Ordinance.
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10. Sign Standards
Signage will conform to Section 7.104.D, Glendale Centerline Overlay District
standards.
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11. Circulation and Access
The Site is adjacent to two major streets, Glendale Avenue and 67th Avenue, and
is proposing a single driveway onto each of these two streets.
• The Glendale drive is located at the northeast corner of the site, to allow
space for the transit stop located along Glendale Avenue. All movements
will be allowed at this driveway.
• The right-in, right-out only driveway on 67th Avenue is located to bring
visitors and tenants directly into the leasing office and amenity space. It is
a welcoming design. The restriction of the driveway to right-in, right-out
only movements has multiple advantages. First, it does not interfere with
movements from the San Martin Apartments driveway across 67th Avenue,
so the center lane of 67th Avenue is not impacted by the Community at all.
In addition, because there will be no southbound traffic exiting from the
Community onto 67th Avenue, the already low impact on the intersection at
Ocotillo Road will be even further reduced.
• While there will be pedestrian access to Ocotillo Street on the south, there
will be no vehicular access to this local street.
To reiterate, as a result of these multiple restrictions, the Community will have
very little vehicular impact on Ocotillo or its intersection with 67th Avenue.
Parking is scattered across the Site, and all residents will have vehicular access to
both driveways, although, presumably, residents will tend to use the drive that is
closer to their home. There will be some covered parking available.
As previously indicated, Gorman expects residents of this Community will want to
take advantage of the significant mass transit access afforded on the two major
streets. This is intended to be a transit oriented project.
Gorman has submitted a Traffic Impact Study prepared by CivTech along with this
resubmittal. The TIS indicates 123 AM peak trips, about two cars per minute, and
155 PM peak trips, well under three cars per minute. It should be noted that the
TIS makes no allowance for the transit oriented nature of the community, or the
reduced amount of vehicle ownership. CivTech used normal ITE figures, so the
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TIS’s numbers should conservatively exceed the actual traffic which Gorman
expects.
Regardless, the CivTech TIS indicates that LOS at surrounding intersections should
remain acceptable, except at Octoillo and 67th Avenue, which already has some
operational issues. This is another good reason for Centerline on Glendale not to
burden this local street with a driveway. As a result of the Community’s
sensitivity to this design question, the Community is only expected to contribute
3% of the peak hour traffic at that intersection. It is difficult to imagine a
greenfield development project having less impact.
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12. Utilities and Services
Public Utilities and Services Table
Utility
Provider
Water
City of Glendale
Sewer
City of Glendale
Gas
Southwest Gas
Communications
Cox Communications
Refuse
City of Glendale
Law Enforcement
City of Glendale
Fire and Emergency Medical Services
City of Glendale
Electric
SRP
Telephone
Cox Communications
As previously detailed, this infill site is ideally positioned to take advantage of
existing municipal services and investments.
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13. Phasing
The Community is envisioned to be developed in one phase but may be developed
in two phases if warranted by the development funding schedule.
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14. Amendments
Due to the need for flexibility/timeliness in the final stages of
design/development, especially for affordable housing developments, the
following provisions are intended to provide criteria for Administrative
Interpretations and for the determination of a Major Amendment or Minor
Amendment to this PAD.
Administrative Interpretations
On occasion, it may be necessary to request a formal or informal interpretation
from the City of Glendale Planning Administrator related to the implementation
and/or interpretation of the project intent, use, or development standards, as
may be applicable to the interpretation of the provisions of the City of Glendale
Zoning Ordinance or to the interpretation of the intent of narrative
descriptions/statements contained in this PAD application. Such requests for
interpretation to these provisions will be made in written form to the City of
Glendale Planning Administrator, or his/her designee, by the Developer or the
property owner.
Major Amendments
A Major Amendment is a substantial alteration to the approved PAD, as deemed
by the Planning Administrator or his/her designee. Major Amendments shall
comply with the procedural/public hearing requirements set forth in City of
Glendale Zoning Ordinance and State Statute
Minor Amendments
The City of Glendale Planning Administrator or his/her designee may allow Minor
Amendments to the PAD, provided that such proposed Amendments do not rise
to the level of a Major Amendment as outlined above. Minor Amendments shall
be acted upon administratively by the Planning Administrator, or his/her
designee. Unless otherwise required by law, those Amendments determined to
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be Minor by the City shall not require public notice or public hearings. The
following items shall be considered as Minor Amendments to the PAD:
1.
Any alterations to the PAD narrative which do not directly impact the
health, safety and welfare for any adjacent property owner or that of the general
public as determined by the Planning Administrator, or his/her designee;
2.
Changes or modifications in any development standard (e.g., building
setbacks, building height, open space, etc.) by less than 10% in order to
accommodate for unique circumstances or specific site constraints, so long as the
change does not conflict with the City of Glendale Building Code;
3.
Any analogous interpretations of the List of Uses of the property as set
forth in the PAD, as determined by the Planning Administrator or his/her
designee;
4.
Minor modifications or adjustments to internal driveway
alignments/locations and/or parcel configuration, so long as the proposed
modification does not change the overall intent of the PAD;
5.
Other changes not identified above, but deemed appropriate by the
Planning Administrator, or his/her designee, as long as the change does not
impact the general health, safety, and welfare of the residents of the City of
Glendale and does not impact the overall intent of the approved PAD.
Upon the approval of any proposed Amendment to the PAD, the Amendment
shall be attached to the PAD as an addendum and shall become a part thereof.
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15. Conclusion
Gorman is excited to bring the Centerline on Glendale proposal to this vacant, infill
site at the gateway to the Centerline Overlay District. Equipped with its experience
as one of the Valley’s leading affordable housing developers, and excited by the
innovative design opportunities presented by this centrally located Site, Gorman
believes this Community will be not just an overdue redevelopment of a greenfield,
but model of how to shift to a more urban, multi-modal design approach to meet
the City’s needs and goals. This creative solution to the City’s substantial need for
more affordable housing units can only be achieved through the use of the City’s
PAD zoning designation. We encourage the City to continue its support for the
proposed minor General Plan Amendment to DMU and rezoning request to PAD.
Exhibit 1
Site Plan
67TH AVENUE
OCOTILLO ROAD
GLENDALE AVENUE
BLDG. 'G'
3-STORY
40,555 S.F.
BLDG. 'F'
3-STORY
22,145 S.F.
BLDG. 'H'
3-STORY
44,741 S.F.
BLDG. 'E'
1-STORY
7,000 S.F.
BLDG. 'I'
3-STORY
64,824 S.F.
BLDG. 'D'
3-STORY
29,920 S.F.
BLDG. 'A'
4-STORY
63,136 S.F.
BLDG. 'C'
3-STORY
44,741 S.F.
BLDG. 'B'
3-STORY
44,741 S.F.
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
TRASH
ENCLOSURE
TRASH
ENCLOSURE, SEE
DETAIL 1/AS501
7
8
7
6
7
7
8
3
8
8
8
8
8
8
8
8
7
7
7
8
6
7
7
7
8
8
8
6
5
8
8
7
9
9
9
9
9
9
9
9
9
9
5
9
9
8
8
8
8
8
6
9
5
8
8
8
5
8
8
8
8
8
8
8'-8"
2'-8"
20'-1"
77'-0"
6'-0"
80'-0"
6'-0"
80'-0"
6'-0"
87'-0"
80'-0"
6'-0"
60'-0"
26'-0"
80'-0"
80'-0"
6'-0"
50'-0"
27'-3"
70'-0"
6'-0"
70'-0"
27'-2"
26'-0"
40'-0"
16'-6"
40'-0"
26'-0" 6'-0"
87'-0"
87'-0"
6'-0" 25'-11"
80'-0"
6'-0"
70'-0"
6'-0"
80'-0"
91'-9"
57'-0"
6'-0"
80'-0"
6'-0"
70'-0"
5'-9"
33'-0"
10'-0"
9'-2"
26'-0" 6'-0"
90'-0"
90'-0"
6'-0"
90'-0"
6'-0"
90'-0"
40'-0"
6'-0"
80'-0"
6'-0"
80'-0"
6'-0"
80'-0"
6'-0"
8
7
70'-0"
10'-0"
BUILDING
SETBACK
10'-0" 5'-2"
6'-2"
1'-4"
20'-0"
5'-6"
149'-10"
5'-1"
5'-6"
26'-0" 6'-0"
90'-0"
6'-0"
90'-0"
6'-0"
90'-0"
40'-0"
6'-0"
80'-0"
6'-0"
80'-0"
6'-0"
80'-0"
60'-0"
5'-6"
5'-1"
20'-0"
5'-3"
BUILDING
SETBACK
EXISTING SITE
WALL
5'-6"
46'-0"
5'-8"
6'-6"
10'-0"
9'-3"
BUILDING
SETBACK
5'-11"
62'-3"
81'-5"
62'-3"
6'-1"
6'-2"
20'-6"
20'-6"
5'-0"
8'-5"
62'-3"
19'-9"
5'-8"
8'-8"
62'-3"
9'-1"
5'-0"
20'-6"
20'-0"
31'-0"
62'-3"
5'-10"
10'-0"
5'-8"
EXISTING SITE
WALL
EXISTING SITE
WALL
ENTRANCE
EXIT
ENTRANCE/
EXIT
NEW
PATHWAY
NEW
PATHWAY
NEW
PATHWAY
NEW
PATHWAY
NEW
PATHWAY
NEW
PATHWAY
NEW
PATHWAY
NEW
PATHWAY
5'-10"
PROPERTY LINE
16'-0"
70'-0"
6'-0"
70'-0"
6'-0"
70'-0"
16'-0"
6'-0"
6'-0"
80'-0"
6'-0"
70'-0"
6'-0"
6'-0"
16'-0"
26'-1"
20'-0"
60'-0"
36'-10"
6'-0"
80'-0"
6'-0"
80'-0"
6'-0"
80'-0"
6'-0"
50'-0"
6'-0"
80'-0"
6'-0"
80'-0"
26'-0"
9'-9"
20'-3"
10'-8"
16'-3"
16'-0"
16'-0"
6'-8"
65'-0"
/
1
AS104
/
1
AS103
TRASH
ENCLOSURE, SEE
DETAIL 1/AS501
TRASH
ENCLOSURE, SEE
DETAIL 1/AS501
54'-7"
90'-0"
6'-0"
90'-0"
6'-0"
64'-6"
17'-6"
97'-0"
90'-0"
90'-0"
97'-0"
60'-0"
PROJECT DATA
CURRENT CODES
ADDRESS
6529 W. GLENDALE AVE., GLENDALE AZ. 85301
2018 INTERNATIONAL BUILDING CODE
2018 INTERNATIONAL MECHANICAL CODE
2018 INTERNATIONAL PLUMBING CODE
2018 INTERNATIONAL ENERGY CODE
2018 INTERNATIONAL FUEL CODE
2018 INTERNATIONAL FIRE CODE
2017 INTERNATIONAL ELECTRIC CODE
AMERICANS WITH DISABILITIES ACT ACCESSIBILITY GUIDELINES
DESCRIPTION
A NEW MULTI-FAMILY DEVELOPMENT AND WILL BE MADE UP OF EIGHT
3 & 4-STORY BUILDINGS WITH AN ADDITIONAL 1-STORY AMENITIES
BUILDING. THE PROJECT WILL CONSIST OF 368 UNITS RANGING FROM
700S.F.-1100S.F. 1,2, AND 3 BEDROOMS.
LOCATION
THE PROJECT IS LOCATED ON THE SOUTHEAST CORNER OF WEST
GLENDALE AVENUE AND NORTH 67TH AVENUE IN GLENDALE, AZ.
SITE INFORMATION
ZONING - R-4 (CENTERLINE OVERLAY DISTRICT)
APN - 144-07-004B, 144-07-004C, 144-07-004G, 144-07-005C
SIZE - TOTAL - 561,839 S.F. (12.90 ACRES)
NORTH LOT - 273,107 S.F. (6.27 ACRES)
SOUTH LOT - 288,732 S.F. (6.63 ACRES)
SETBACKS - 20'-0, 10'-0" AT STREET FRONTAGES
DENSITY - NORTH LOT 182 UNITS/6.27 ACRES = 29 DU/ACRE
SOUTH LOT 186 UNITS/6.63 ACRES = 28 DU/ACRE
LOT COVERAGE - NORTH LOT 54,748 S.F./273,107 S.F. = 20.0%
SOUTH LOT 63,244 S.F./288,732 S.F. = 21.9%
COMMON OPEN SPACE PROVIDED - NORTH LOT 67,418 S.F. = 24.7%
SOUTH LOT 84,203 S.F. = 29.2%
PARKING PROVIDED - NORTH LOT 249 SPACES
SOUTH LOT 247 SPACES
PROJECT CONTACTS
OWNER DEVELOPER:
GORMAN & COMPANY
2030 E. OSBORN RD.
PHOENIX, AZ. 85016
T. (602) 430-8345
CONTACT: DAN KLOCKE
ARCHITECT:
C.C.B.G. ARCHITECTS
102 E. BUCHANAN STREET
PHOENIX, AZ. 85004
T. (602) 258-2211
CONTACT: JOE FITZPARTICK
PARKING
REQUIRED PARKING
= 368/3 = 123
GUEST PARKING (1 SPACE PER 3 UNITS)
= 170(1) = 170
1 BD (1 SPACES PER UNIT)
= 154(2) = 308
2 BD (2 SPACES PER UNIT)
= 44(2) = 88
3 BD (2 SPACES PER UNIT)
= 689 SPACES (1.87 PU)
TOTAL REQUIRED PARKING
PROVIDED PARKING
472 SPACES
STANDARD PARKING
472 SPACES (1.31 PU)
TOTAL PARKING
UNIT MIX
BUILDING 'A'
14
1 BD
34
2 BD
8
3 BD
56
TOTAL
BUILDING 'B'
24
1 BD
18
2 BD
6
3 BD
48
TOTAL
BUILDING 'C'
24
1 BD
18
2 BD
6
3 BD
48
TOTAL
BUILDING 'D'
24
1 BD
18
2 BD
6
3 BD
48
TOTAL
BUILDING 'F'
12
1 BD
12
2 BD
0
3 BD
24
TOTAL
BUILDING 'G'
12
1 BD
18
2 BD
6
3 BD
36
TOTAL
BUILDING 'H'
24
1 BD
18
2 BD
6
3 BD
48
TOTAL
BUILDING 'I'
36
1 BD
18
2 BD
6
3 BD
60
TOTAL
PROJECT TOTAL
170 - (46%)
1 BD
154 - (42%)
2 BD
44 - (12%)
3 BD
368 - (100%)
TOTAL
BUILDING SQ. FT.
= 64,514 S.F.
BUILDING 'A' (4-STORIES)
= 44,741 S.F.
BUILDING 'B' (3-STORIES)
= 44,741 S.F.
BUILDING 'C' (3-STORIES)
= 29,920 S.F.
BUILDING 'D' (3-STORIES)
= 7,000 S.F.
BUILDING 'E' (1-STORY)
= 22,145 S.F.
BUILDING 'F' (3-STORIES)
= 40,555 S.F.
BUILDING 'G' (3-STORIES)
= 44,741 S.F.
BUILDING 'H' (3-STORIES)
= 64,824 S.F.
BUILDING 'I' (3-STORIES)
= 363,181 S.F.
TOTAL
GENERAL SITE PLAN NOTES
1. THIS PROJECT IS LOCATED IN THE CITY OF PHOENIX WATER SERVICE AREA AND HAS BEEN
DESIGNATED AS HAVING AN ASSURED WATER SUPPLY.
2. DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE CODES AND
ORDINANCES.
3. ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
4. STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURED BACK 10' FROM THE
PROPERTY LINE AND 20' ALONG THE PROPERTY LINE ON EACH SIDE OF THE DRIVEWAYS
ENTRANCES WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'.
5. STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING 33'X33' ALONG THE
PROPERTY LINES WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'.
6. ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM ADJACENT RESIDENTIAL
DISTRICTS AND WILL NOT EXCEED ONE FOOT CANDLE AT THE PROPERTY LINE. NO NOISE, ODOR,
OR VIBRATION WILL BE EMITTED AT ANY LEVEL EXCEEDING THE GENERAL LEVEL OF NOISE,
ODOR, OR VIBRATION EMITTED BY USES IN THE AREA OUTSIDE OF THE SITE.
7. OWNERS OF PROPERTY ADJACENT TO PUBLIC RIGHTS-OF-WAY WILL HAVE THE RESPONSIBILITY
FOR MAINTAINING ALL LANDSCAPING LOCATED WITHIN THE RIGHTS-OF-WAY, IN ACCORDANCE
WITH APPROVED PLANS.
8. ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO THE HEIGHT OF THE
TALLEST EQUIPMENT.
9. ALL SERVICE AREAS SHALL BE SCREENED TO CONCEAL TRASH CONTAINERS, LOADING DOCKS,
TRANSFORMERS, BACKFLOW PREVENTERS AND OTHER MECHANICAL OR ELECTRICAL
EQUIPMENT FROM EYE LEVEL ADJACENT TO ALL PUBLIC STREETS.
10. BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON THIS SITE WHERE
VISIBLE FROM PUBLIC STREETS OR ADJACENT RESIDENTIAL AREAS.
11. ALL SIGNAGE REQUIRES SEPARATE REVIEWS, APPROVALS, AND PERMITS. NO SIGNS ARE
APPROVED PER THIS PLAN.
Sheet No.
Sheet Title
D
C
B
A
1
2
3
4
5
D
C
B
A
1
2
3
4
5
GORMAN ARCHITECTURAL, LLC.
Plot Date:
Project No.
Drawn by:
E
E
6
6
C O R P O R A T E O F F I C E
2 0 0 N. M A I N S T R E E T
O R E G O N, W I 5 3 5 7 5
Checked by:
Approved by:
Issue Dates:
2/2/2022 12:10:20 PM
C:\TempCAD\Centerline On Glendale - Site_dbiaSZP3Q.rvt
AS102
ARCHITECTURAL SITE PLAN
OVERALL
CENTERLINE ON GLENDALE
6529 WEST GLENDALE AVENUE
GLENDALE, ARIZONA 85301
Project Number
GORMAN TEAM
TEMPLATE
Checker
Approver
GORMAN TEAM
TEMPLATE
SCALE: 1" = 40'-0"
1
OVERALL PROJECT SITE PLAN
PARKING COUNT
COUNT
TYPE
20
ACCESSIBLE
476
STANDARD
TOTAL PARKING: 496
DATE
DESCRIPTION
0'
20'
40'
10'
SCALE: 1" = 40'-0"
GORMAN ARCHITECTURAL, INC.
2030 E. OSBORN RD
PHOENIX, AZ 85016
T. (608) 712-4145
CONTACT: ADDISON LECY-SIEWERT
496 SPACES
496 SPACES (1.35 PU)
Sheet No.
Sheet Title
D
C
B
A
1
2
3
4
5
D
C
B
A
1
2
3
4
5
GORMAN ARCHITECTURAL, LLC.
Plot Date:
Project No.
Drawn by:
E
E
6
6
C O R P O R A T E O F F I C E
2 0 0 N. M A I N S T R E E T
O R E G O N, W I 5 3 5 7 5
Checked by:
Approved by:
Issue Dates:
2/2/2022 12:04:23 PM
C:\TempCAD\Centerline On Glendale - Site_dbiaSZP3Q.rvt
AS501
ARCHITECTURAL SITE
DETAILS
CENTERLINE ON GLENDALE
6529 WEST GLENDALE AVENUE
GLENDALE, ARIZONA 85301
Project Number
GORMAN TEAM
TEMPLATE
Checker
Approver
GORMAN TEAM
TEMPLATE
1 DETAIL G-934
SCALE: N.T.S.
2 DETAIL G-954
SCALE: N.T.S.
DATE
DESCRIPTION
Exhibit 2
Proposed General Plan Amendment Map
Proposed General Plan Amendment Map
GLENDALE AVE
67TH AVE
Existing
HDR
12-20
GLENDALE AVE
67TH AVE
DMU
Proposed
Exhibit 3
Proposed Rezoning Map
Proposed Zoning Map
Existing
Proposed
R-4
PAD
GLENDALE AVE
67TH AVE
OCOTILLO RD
GLENDALE AVE
67TH AVE
OCOTILLO RD
Exhibit 4
Aerial Map of Site
Aerial Map
67TH AVENUE
SUBJECT PROPERTY
Exhibit 5
Valley Metro Bus Stops
1
2
3
4
5
6
7
8
Subject
Property
Map #
Valley Metro
Stop ID
1
#6631
2
#4243
3
#2549
4
#1336
5
#6630
6
#9244
7
#2527
8
#4257
Valley Metro Bus Stop Locations
GLENDALE AVE
67TH AVE
Exhibit 6
Design Review Materials
W Glendale Ave
W Glendale Ave
W Ocotillo Rd
W Ocotillo Rd
N 67th Ave
N 67th Ave
BLDG
BLDG
G
3 Story
3 Story
Multi-Family
Multi-Family
BLDG
BLDG
F
3 Story
3 Story
Multi-Family
Multi-Family
BLDG
BLDG
H
3 Story
3 Story
Multi-
Multi-
Family
Family
BLDG
BLDG
I
3 Story
3 Story
Multi-
Multi-
Family
Family
BLDG
BLDG
D
3 Story
3 Story
Multi-
Multi-
Family
Family
BLDG
BLDG
C
3 Story
3 Story
Multi-
Multi-
Family
Family
BLDG
BLDG
B
3 Story
3 Story
Multi-
Multi-
Family
Family
BLDG
BLDG
A
4 Story
4 Story
Multi-
Multi-
Family &
Family &
Amenity
Amenity
BLDG
BLDG
E
1 Story
1 Story
Amenity
Amenity
Resident Dog Park
Resident Dog Park
- Secured By Gates
- Secured By Gates
- Shade Trees
- Shade Trees
- Bench Seating
- Bench Seating
- Play Obstacles
- Play Obstacles
Resident Open Space
Resident Open Space
- Shade Trees
- Shade Trees
- Seating
- Seating
- Lawn Games
- Lawn Games
- Open Turf
- Open Turf
Community
Community
Center
Center
Entrance
Entrance
Leasing
Leasing
Entrance
Entrance
Perimeter
Perimeter
Walking Trail
Walking Trail
Perimeter Walking Trail
Perimeter Walking Trail
Property Line
Property Line
Resident Amenity Area
Resident Amenity Area
- Tot Lot Play Area (Varying Ages)
- Tot Lot Play Area (Varying Ages)
- Shade Trees
- Shade Trees
- Bench Seating
- Bench Seating
- Open Play Turf
- Open Play Turf
2 February 2022
N:\01\0379401\Graphics\Exhibits\Centerline.indd
Centerline on
Glendale
Rendered
Landscape Plan
0’
50’
100’
PROVIDED OPEN SPACE AREA
North Lot
67,418 SF
24.7%
South Lot
84,203 SF
29.2%
Total
151,621 SF
27.0%
Gracie’s Village – Tempe, AZ
Gracie’s Village – Tempe, AZ
Gracie’s Village – Tempe, AZ
Gracie’s Village – Tempe, AZ