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Vision 2
ZON22-02
Planned Area Development Narrative
99th Avenue & Glendale Avenue
Glendale, AZ
1st Submittal April 18, 2022,
2nd Submittal April 21, 2022,
3rd Submittal May 16, 2022-Final Submittal
Modified, July 25, 2022-as the Final Document
Vision 2
Planned Area Development
Project Narrative
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Vision 2
Project Team
Property Owner:
EMRLAND LLLP, an Arizona limited liability company
Ferrantino Enterprises AZ LLC, an Arizona limited liability company
Z-Modular Glendale II, LLC, a Delaware limited liability company
Development Consultant:
Wendell Pickett
Greey |Pickett
7144 East Stetson Drive Suite 205
Scottsdale, AZ 85251
480.609.0009
City Liaison:
Tabitha Perry
Special Projects Executive Officer
City of Glendale
Vision 2
Planned Area Development
Project Narrative
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Table of Contents
1. Purpose and Intent
2. Site Description
3. The Master Plan
4. General Plan Element
5. Land Use and Performance Standards
6. Development Standards
7. Architectural Design
Site Design
Building Design
Building Materials
Color Palette
8. Landscape Design
9. Signage
Residential Signage
Commercial Signage
Retail Signage
Freeway Signage
10. Circulation
11. Drainage
12. Infrastructure/Utilities
13. Administrative Processes
14. Time Schedule for Development
15. Conclusion
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Planned Area Development
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1.
Purpose and Intent
a. Statement of Intent
i.
Vision 2 is envisioned as a high-quality master planned development, providing the
foundation for high intensity, pedestrian active, mixed-use/urban developments,
located in close proximity to the City’s Sports and Entertainment District. The Vision
2 Planned Area Development (the “Vision 2 PAD”) will identify areas of
development for commercial office, retail, and residential land uses. Additionally,
this Vision 2 PAD will establish development standards and design standards
necessary to foster high- quality development and maximize potential for both
private and public sectors.
b. Guiding Principles
i.
Design Vision: Vision 2 will provide carefully articulated custom parcel and
architectural design.
ii. Think Big and Small: Vision 2 PAD will create a unique sense of place that people
want to visit, work, shop and live. From large scale office or residential
developments, to smaller ’live-work’ opportunities providing space for small
businesses or other people that wish to live in the West Valley’s premier mixed-use
development.
iii. Welcoming and Safe: All development in the Vision 2 PAD will be designed with
walkability, bike ability and safety in mind. Developments will embrace the
pedestrian realm, and create a safe, comfortable experience for pedestrians,
bicyclists and others that will call Vision 2 home.
iii. Continued Engagement: The Developers of Vision 2 will continually work with
stakeholders and community members throughout the development process.
Utilizing input from all stakeholders as well as the guidelines established by this
document, the Vision 2 PAD will be a model for future large-scale development
projects.
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Planned Area Development
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2.
Site Description
a. Site, Location and Acreage
The property is currently undeveloped, with minor agricultural operations and structures. The
property consists of approximately 196 gross acres and is bounded by Glendale Avenue on the
North, Loop 101 (Agua Fria Freeway) on the East, Maryland Avenue/Ballpark Boulevard on the
South, and New River on the west (the “Property”). The City of Phoenix is directly South (1/2
mile) of the site beyond Bethany Home Road and the City of Peoria is directly North (1 mile) of
Northern Avenue. This means that Vision 2 acts as the central gateway to the City of Glendale
(the “City”), which allows it to attract residents from other cities into the retail services and
entertainment venues of this master plan.
The Property provides excellent regional access due to its strategic location just west of
Loop 101- and 1-mile south of the future Northern Parkway alignment. The property is at
the hub of a regional transportation network with major arterial streets and freeways and
the potential future light rail lines. The Property is accessed from Glendale Avenue, 99th
Avenue from Ballpark Blvd.
The Property is being planned for parcels A through O (each a “Parcel”) owned by three
separate entities, Emerland Land LLP owns Parcel’s A through M, Ferrantino Enterprises AZ
LLC owns Parcel O and Z Modular Glendale II, LLC owns Parcels N (each a “Developer” or
collectively the “Developers”). The Developers and their successors and assigns will act
collectively and individually to develop the Property in accordance with the Vision 2 PAD.
b. Topography and Natural Features
The Property topography is relatively flat with a slight slope from the northeast to southwest
and with no natural features. The Property has several small irrigation ditches and dirt roads
within and surrounding the overall Property that are currently serving the current farming
operations on the Property. These irrigation ditches and farm roads will be removed at the time
of development for that particular phase.
Aerial
Vicinity
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3.
Master Plan
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4.
General Plan Element
a. Land Use Designation: The area contained within the Vision 2 PAD has a General Plan
Land Use Designation of Business Park (“BP”). The BP designation is intended to
encourage large-scale development with enhanced amenities, with perpetuation of
mixed-use activities within the designation.
b. General Plan Goals and Policies
i.
Policy LU-4.1: “The City should support and facilitate the creation of mixed-use
projects that locate housing, employment, retail, entertainment, and services in
condensed areas to support walkability and reduce vehicle trips.”
The intent and guiding principles of Vision 2 are consistent with this land use policy,
as stated in the General Plan. Vision 2 will create a high-quality, mixed-use
development that will provide opportunities and services within a condensed area,
as envisioned by this policy.
ii.
Policy HE-5.1: “The City should attract corporate / institutional employment
development proximate to quality housing.”
Vision 2 will help to further this General Plan goal, as it will incorporate both
employment and residential uses within its boundary. Vision 2 will be an
employment hub for Glendale and the West Valley, while also incorporating
high-quality housing options for residents.
iii.
Policy UD-2.6: “The City shall foster development of an attractive urban
character along Glendale’s commercial corridors and districts, which
accommodates pedestrians.”
The goals of the Vision 2 PAD directly align with this General Plan policy.
Vision 2 will foster a walkable, urban environment that utilizes high-quality
design and amenities to create a unique sense of place.
General Plan Property Vicinity
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5.
Land Use and Performance Standards
Vision 2 PAD is a planned, unique, urban-style mixed-use development that will provide
opportunities for various land uses through common and compatible design features. The
development plan includes employment, office space for all types of tenants with particular
emphasis on attracting corporate headquarters including:
•
“Class A” office users
•
Regional operation centers
•
Communications
•
Biological/energy/healthcare
•
Medical services
•
Professional occupations
•
Insurance companies
•
Financial
•
Research and development
•
Investment brokers
•
Real estate
•
Medical offices
•
Pedestrian-oriented commercial
•
Office/showroom
•
Hotel uses
•
A spectrum of local, community and regional retail shopping
•
Restaurants, theaters
•
Entertainment venues
•
High density residential
•
Cultural Facility
•
Drive through as part of a mixed-use building with a Conditional Use Permit
A project of this scope and magnitude may develop out over a long period of time. This
document will guide the various phases as they occur, and the infrastructure will create the
backbone framework for the master plan uses. This build-out period will also require the Vision
2 PAD to accommodate existing interim uses on the property as permitted and allow for income
generating new uses to maintain the cohesiveness of the master plan until the full vision can be
realized.
The overall project concept is to create a high-energy urban-style mixed-use development
revolving around a broad spectrum of employment and service opportunities. Virtually all the
contemplated components of the proposed project are currently under-served in this western
area of the city. The proposed development standards for office, support retail, hotel, housing,
and parking components along the main internal spine street will comfortably provide shade to
pedestrians through building placement, design, shade awnings and trellises and linked open
spaces. The overall project will be tied together by an internal roadway system which will
provide attractive streetscapes.
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The various complementary uses and buildings throughout Vision 2 are proposed to be unified
using thematic architectural features, colors, building materials, common area elements, and
signage and still allow each building element to be distinctive. The main entrances to the
project will have an arrival experience to make the project inviting. A hierarchy of generously
landscaped and shaded human scale walkways, some with decorative surfaces, will link the
buildings and uses together to create pleasant and comfortable connections from one
environment (such as retail or urban living units) to another (such as corporate offices or
commerce uses). Such pedestrian walkways will include tree shading, seating, enhanced
landscaping, flower planters and architectural focal points. Signage and monumentation (both
internal and at the perimeters) will complement the land plan and architectural character.
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Planned Area Development
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Land Use and Performance Standards
The Developers shall submit a master plan based upon this Vision 2 PAD for review and approval by the
Planning Division before the submittal of any engineering plans for review and approval of any
Parcel. The Vision 2 master plan shall be including the following exhibits: Master Land Use Plan based
upon the Master Plan Concept Gross Acreages set forth below, including a Circulation Plan based upon a
Traffic Impact Study, Utility Master Plan and Drainage Plan illustrating the location, size, and type of
utilities necessary to facilitate the build out of the Master Land Use Plan, a cost sharing agreement
among property owners within the Vision 2 property, documents for the formation of and operation of
the Property Owner’s Association (collectively the “Vision 2 Master Plan”). The Vision 2 Master Plan
upon approval by the Planning Division shall be incorporated into the Vision 2 PAD and each
Developer shall subdivide the Property in accordance with the Vision 2 Master Plan. Once a Master Plan has been
approved, each Parcel will also require Design Review approval prior to submittal of engineering plans review and
approval.
The following table sets forth the estimated Net Acres (land net of public right of way), the actual Net
Acres per Parcel will be determined in accordance with the Vision 2 Master Plan.
Area
Use
Gross
FAR
Non Res %
Potential
Acres
Non Res %
sf
A
MF
17.6
B
MU
27.0
1.0
75%
882,090
C
CMU
10.3
2.0
100%
897,336
D
CMU
9.7
1.7
100%
718,304
E
CMU
11.4
1.7
100%
844,193
F
CMU
11.4
2.0
100%
993,168
G
CMU
8.3
3.0
100%
1,084,644
H
CMU
7.3
3.0
100%
953,964
I
CMU
8.0
2.0
80%
557,568
J
CMU
5.9
3.0
60%
462,607
K
CMU
5.9
3.0
60%
462,607
L
CMU
6.7
3.0
60%
525,334
M
CMU
6.7
3.0
60%
525,334
N
MU
19.9
1.0
75%
650,133
O
MF
31.7
Total
187.8
9,557,282
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Planned Area Development
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Land Use Plan
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Area
Use
Gross
Acres
A
MF
17.6
B
MU
27
C
CMU
10.3
D
CMU
9.7
E
CMU
11.4
F
CMU
11.4
G
CMU
8.3
H
CMU
7.3
I
CMU
8
J
CMU
5.9
K
CMU
5.9
L
CMU
6.7
M
CMU
6.7
N
MU
19.9
O
MF
31.7
Vison 2 PAD zoning and land use shall be based upon the Gross Acres as set forth in the Vision 2 Master
Plan Concept “Gross Acreage”, so as to allow for the movement of rights of way when developing the
Vision 2 Master Plan.
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Planned Area Development
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The Vision 2 Master Plan shall contain a park of 1 acre. The park shall be a passive park planned to
provide open space for residents to walk their dogs, gather to play and provide
connective to the community hard and soft trail systems.
The above master plan is subject to change based upon the Vision 2 Master Plan being approved by
the Planning Division.
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Planned Area Development
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Prohibited Land Uses
The following land uses with general description will be prohibited within the Vision 2 PAD:
•
Tattoo Parlors
•
Adult Businesses and Sexually Oriented Businesses
•
Medical Marijuana Facility-All components of the genus cannabis
•
Community Corrections Facilities
•
Thrift Stores and Donation Centers
•
Pawn Shops
•
Recreational Vehicle Storage Facilities
•
Self-Storages
•
Automotive and Recreational Vehicle Rentals and Sales
•
Warehousing and Distribution-Logistics and distribution facilities for bulk shipping of goods;
facilities that use special machinery, chemicals, or material such as food producers and
machinery manufacturers.
•
Automobile, Boat, Motorcycle, and Recreational Vehicle Dealerships
•
Vehicle Repair, Minor and Major
•
Assisted, Memory, & Congregate Care Facilities; to include Nursing Home
o Excluding- Active Adult Retirement Community-A housing development that that is
designed for and restricted to occupancy by households having at least one member
who is 55 years of age or older. Active adult retirement housing includes at least 5 of the
following related facilities or services for residents: security entrance, clubhouse with
wellness and/or fitness facility, computer resources, and central meeting areas within a
multifamily development.
•
Deferred Presentation Company (Payday Loan)-Business that makes transactions pursuant to a
written agreement
•
Plant Nursery (Wholesale)-Facility where live plants are grown or propagated for sale to retail
operations
•
Recycling Center and Land Fills
•
Homeless Shelter Care Facility- A facility that provides free lodging and one or more of the
following supportive services for indigent individuals and/or families with no regular home or
residential address, on a non-profit basis. Supportive services include but are not limited to
provision of meals; assistance in obtaining permanent housing; medical counseling, treatment,
and/or supervision; psychological counseling, treatment, and/or supervision; assistance in
recuperating from the effects of, or refraining from, the use of drugs and/or alcohol; nutritional
counseling; employment counseling; job training and placement; and childcare.
•
Children’s Residential Care Facility-Short and long-term care including lodging, meals, and
counseling to children.
•
Data Centers- Facilities that typically house rows and rows of computer servers, massive
amounts of cabling, telecommunications equipment and have very few employees.
•
Correctional Jail or Prison Facilities-A publicly or privately owned building(s), and all accessory
uses and structures, used to confine, house, and supervise persons held in lawful custody
including those who are serving terms of imprisonment for violations of criminal laws or who
are awaiting trial for alleged violations of criminal laws.
•
Funeral Homes/Cremation Facilities
•
Gas Stations
•
Dwelling-Single-Family Detached, Single or Duplex for Rent Community
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•
All land uses permitted in the City’s Light Industrial (M-1) and Heavy Industrial (M-2) zoning
districts.
6.
Development Standards
Parcel
Preferred Uses
Allowable Uses
Minimum
Minimum
Building
OS/Rec
Stories/Height
Plaza
A
Very High Density
Residential
MDR, HDR, Office,
Employment
4/55'
15%
B
Mixed Use
HDR, Commercial, Office,
Employment
Non-
Residential-
2 Story
HDR-4 Story
10%
C
Mixed Use
HDR, Commercial, Office,
Employment
4/55'
10%
D
Mixed Use
Commercial, Office,
Employment
3 Story
10%
E
Mixed Use
Commercial, Office,
Employment
3 Story
10%
F
Mixed Use
Commercial, Office,
Employment
3 Story
10%
G
Mixed Use
HDR, Commercial, Office,
Employment
5 Story
10%
H
Mixed Use
HDR, Commercial, Office,
Employment
5 Story
10%
I
Mixed Use
HDR, Commercial, Office,
Employment
4 Story
10%
J
Mixed Use
HDR, Commercial, Office,
Employment
5 Story
10%
K
Mixed Use
HDR, Commercial, Office,
Employment
5 Story
10%
L
Mixed Use
HDR, Commercial, Office,
Employment
5 Story
10%
M
Mixed Use
HDR, Commercial, Office,
Employment
5 Story
10%
N
Mixed Use
HDR, Commercial, Office,
Employment
Non-
Residential-
2 Story
HDR-4
Story
10%
O
High Density
Residential
MDR, HDR
4/55'
15%
Mixed-use development is defined to be a mixed-use development consisting of one or more mixed-use
buildings or a combination of single and mixed-use buildings in a pedestrian-oriented environment.
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7.
Architectural Design
Vision 2 architecture shall be designed with 4-sided architecture so that it will offer pleasing
views and vistas not only for tenants and owners within the project but for potential owners
and customers on the Freeway and arterial streets. Street level of all buildings will be
developed to consider the pedestrian experience and vitality of the project. The grading and
landscaping will aid in transitioning uses from the buildings into the pedestrian experience. The
Design functions have been created to develop this relationship between the project’s urban
environment and the internal pedestrian environment.
It’s very important that the design and layout of the project creates a comfortable and user- friendly
environment. In our sun driven climate, designing shade elements plays a key role, either with
positioning of the buildings themselves, canopy extensions or strategically located vegetation.
The result is to use design creativity to make this urban oasis thrive. This project will promote
the creation of public and semi-public spaces at both large and small scale that will encourage a
sense of community and promote the Urban Oasis. During the evening, well- illuminated and
secure areas will also help promote this sense of community.
Vision 2 will also promote diversity and stratification in its architectural styles to push visual
interest across the project. Creating a pedestrian scale and interest at ground level is likewise
important for the success of this project. Adding the human perspective create a synergy at
street level where car, pedestrian and shopping all converge in a visually stimulating
environment. Landscaping, awnings/canopies, outdoor patios, help in this endeavor.
Vision 2 will strive to create its own unique neighborhood with a dense and dramatic type of
development, organized around varying building sizes, articulations, and dramatic choices in
building materials all of which will set Vision 2 distinctively apart from other developments.
The provisions of this section seek to create a foundation for design that will ensure
development of an attractive, high-quality mixture of architectural styles. Buildings will feature
creative applications of materials, colors, and textures. The design of each building within the
overall development will be complementary to create a harmonious blend of styles. This will be
accomplished using compatible materials and colors while creating a strong individual design
identity consistent with each building’s individual use and purpose. The design guidelines and
standards proposed herein are intended to provide guidelines to reflect the desired character
for the overall project.
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Building Design/Articulation
The visual impact of a building depends not only on its size, but also on the relationship between
its height, length, and width including such features as prominent entries, windows, color, and
materials. Articulation of the façade on all four building sides is required. Architecture should
establish maximum linear building length without any articulation with a goal of creating
architectural relief in building forms.
Building wall articulation shall be required on buildings with appropriate details and elements to
recognize the pedestrian scale environment and a sense of place. A minimum of 6 of the below
acceptable modes of articulation shall be include per building facade:
• Changes in the horizontal wall plane (1 foot minimum).
• Changes in the vertical wall plane (2 foot minimum).
• Variation in the roof lines and form.
• Introduction of significant signage elements.
• Use of balconies.
• Use of ground level arcaded and covered areas.
• Use of protected and recessed entries.
• Use of vertical elements on or in front of expansive blank walls (2 foot minimum).
• Use of pronounced wall plane offsets and projects.
• Use of vertical accents and focal points.
• Change in use of materials or color to provide a clear distinction between roof, body,
and base of a building.
• Variation in storefront windows and material differentiation.
• Changes in predominant material use.
• Other form of building façade articulation as approved by Planning Division.
Mid Rise hotel buildings shall be designed to incorporate enhanced architectural facades. Hotel
Building articulation shall use a minimum of 6 acceptable modes of articulation from the above
list.
Roofs
Any pitched roof structure shall use concrete tiles, or “pre-finished” metal roofing or other
acceptable material as approved by Planning Division. Flat roofs shall be non-reflective material
(minimum SRI of 78 for non-occupiable roof patios).
Variation in roof lines, architectural elements, change in materials, parapets and/or other
significant roof or canopy form, or other form of architectural treatment as approved by the
Planning Division is encouraged to reduce the scale of buildings. Roof size, shape, material,
color, and slope should be coordinated with the scale and theme of the building. Parapets will
be used for concealing flat roof. Three-dimensional cornice treatment (where appropriate) or
other similar detail that enhance the building architecture is encouraged.
All roof mounted mechanical, elevator equipment and satellite dishes will be screened from the
public right-of-way view.
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Building Entrances
All buildings shall have clearly defined entrance(s) incorporating a minimum of 3 elements:
• Arches
• Overhangs
• Canopies or porticos
• Recesses/projections
• Peaked roof forms
• Signage
• Entrances framed by outdoor pedestrian features or enhanced landscaping
• Architectural features such as tile work and moldings integrated into the building
structure to frame the entryway
Building Materials
There will be a mix of architectural materials throughout the project. Modern sophisticated
office buildings may be developed next to more rustic and urban buildings.
Approved exterior wall materials include the following list, unless otherwise approved by the
Planning Division. The minimum of 3 building materials below are required.
• Common clay brick
• Granite
• Marble, or other natural stone
• Tile cladding
• Concrete masonry unit (if surfaces are integrally colored, painted, stained, or have
attractive exposed aggregate which must be approved as to color and texture)
• Architectural metal
• Stucco or plaster (synthetic systems simulating stucco or plaster are permitted)
• Concrete, pre-cast or poured in place
• Glass
• Metal panels and/or trim
• Metal and composite panels
• Metals (polished and rusted)
• Perforated metals and meshes
• Masonry
• Green-Screen or Green walls including trellises to reduce excessive radiant heat in
pedestrian areas.
Colors
Vision 2’s colors will be sophisticated with natural gray, beige and off-white tones and have
distinct variation from building-to-building.
A minimum of three different colors on materials are required per elevation.
Vision 2 will take on a contemporary design theme. Buildings will incorporate metals, glass,
block, and some stucco. Stucco shall be used sparingly as a background material. Bright
colors
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and materials will be limited to accents, plaza furnishings and signage. Raw material colors
exhibited through steel, glass and aluminum should take precedence.
Arcade
Minimum 9-foot clearance, from the building’s face and a minimum 8-foot vertical clearance
above grade.
Awnings/Canopies
Awnings and canopies that suspend over sidewalks will be anchored to an architectural element
(i.e., a building) and will be incorporated into the architectural design. Horizontal projected
shade awnings/canopies will be mounted a minimum of 8-feet above grade to a maximum of
15- feet above grade. Awnings (exterior windows shade/design features) can be utilized at every
level.
Balconies
(2nd Floor & up) are allowed to encroach into the building setbacks, provided all City adopted
codes are met.
Paving/ Materials/Design
Pedestrian crossing areas shall have different colors, textures or material used to define these
areas. Use one of the following methods:
• Stamped concrete
• Interlocking concrete pavers
• Stained concrete
• Integral colored concrete.
• Or other acceptable method as approved by the Planning Division.
• All nonstandard materials used within public right-of-way will be maintained by the
developer via an approved Developer Maintenance Agreement with the City. All
materials within the Pedestrian crossing shall meet ADA requirements and may not
create a significant noise issue with vehicle traffic.
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Architectural Concepts
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8. Landscape Design
Landscaping within the Vision 2 PAD will enable the Architecture to fit appropriately to the land. The
Declarant wishes to promote a landscape that is sensitive to the desert environment and respectful to
water resources while still being attractive. The purpose of the Landscape Standards section is to
provide a baseline requirement for landscape improvements and establish a common landscape theme
for the development as a whole.
The pedestrian experience is fundamental to Vision 2’s success. Landscaping will soften edges between
adjacent public and/or private streets and Urban Architecture and will provide pedestrian shading. The
landscaping will strive to provide a pleasant pedestrian experience by utilizing a combination of desert
adapted trees that work in an urban setting with ornamental trees along landscape medians and places
that are in visually strategic locations. Trees combined with architectural shading features in some
locations will attempt to manage the intense heat of a Glendale summer.
The project’s landscape areas are planned with varying levels of treatments appropriate to their use and
functionality (Figure H: Streetscape Character Plan) for specific landscape areas. All plant material
within roadway sight visibility triangles shall be a maximum of 18” at full growth height.
Urban Streetscape (Glendale Avenue, 99th Avenue, & Ballpark Boulevard)
The Urban Streetscape will set the tone for the development’s appearance from the perimeter and/or
public’s visual point as well as from adjacent properties and provide an attractive edge treatment in order
to define the high-quality nature of the Vision 2 development. An appropriate mix of canopy trees,
groundcovers and shrubs provided between street and sidewalk, and between the sidewalk and
parking or building areas, can create the desired attractive, comfortable pedestrian environment, while
maintaining the native desert feel desired within the project. Landscaped berms and undulating
landforms used in conjunction with vegetation are encouraged to provide both visual interest and
screening of parking, maneuvering and utility areas.
The following standards shall apply along the Urban Streetscapes:
1)
Landscaping within perimeter arterial landscape buffer areas shall incorporate an
appropriate mix of shade trees along all property lines.
2)
Trees shall be spaced at twenty (20) feet on center as an average with five (5) shrubs per
tree and a minimum fifty percent (50%) groundcover.
3)
A mix of tree sizes shall be used in this area; Two (2) inch caliper trees fifty percent
(50%) of the total; three (3) inch caliper trees shall be the other fifty percent (50%) (This
caliper of trees shall be in accordance with the Arizona Nurseryman’s Association
Standards).
4)
Urban Streetscape buffer dimensions are a minimum of twenty (20) feet from the back
of curb. Refer to Figures G and H, Streetscape Concept and Streetscape Character Plan.
5)
Turf may be used within Arterial landscape zones.
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Urban Entry Streetscape
The project includes 5 project “gateway” entries along Ballpark Boulevard, 99th Avenue and Glendale
Avenue. These gateway entrances will be used as the primary access to general circulation routes within
the Vision 2 development and will be designed to create an enhanced sense of arrival for the users into
the development. Additional direct access to specific uses within the development and parking areas will
be provided via the internal roadway network. Landscape treatments shall be comprised of mature
specimen trees (3-inch caliper or greater) and dense mass plantings of flowering shrubs, groundcover,
and accent cacti plantings.
The following standards shall apply:
1)
Landscaping within the entry landscape areas shall incorporate an approximate mix of
shade trees.
2)
Tree quantities shall be determined by meeting average tree spacing for that particular
street frontage twenty (20) feet on center as an average spacing with five (5) shrubs per
tree a minimum fifty percent (50%) groundcover.
3)
The mix of tree sizes that shall be used in this area: minimum three (3) inch caliper trees
for fifty percent (50%) of the total; minimum four (4) inch caliper trees for the other fifty
percent (50%); Caliper size shall be in accordance with the Arizona Nurseryman’s
Association Standards.
4)
Main Entry Landscape treatments at along Ballpark Boulevard, 99th Avenue and
Glendale Avenue shall be a minimum of 3,000 square feet of landscape area at each
corner with a minimum width dimension of twenty (20) feet and located on both
corners of the entry roads.
5)
Turf may be used at Entry landscape zones.
6)
All plant material within roadway sight visibility triangles shall be a maximum of 18” at
full growth height.
Urban Square Landscape
Streetscape plans shall be provided for all internal streets. The landscape shall match the adjacent
streetscape in type of material, density, and size and is subject to minimum standards as set forth in the
City of Glendale landscape requirements, except as modified below. All roadways within the project
boundary are considered collector streets and shall comply with Collector Landscape guidelines below.
The streetscape shall be developed to provide for a visually appealing “boulevard” landscape theme that
provides an enhanced streetscape and one that is friendly to pedestrians. Street trees may be planted in
clustered arrangements in order to provide sight corridors to signage and building entrances. Where
possible, an offsetting double row of trees shall be planted to provide added shade for pedestrians
where sidewalks are detached. Driveway entrances into individual parcels shall be treated with
enhanced landscape treatments similar to the Entry Landscape requirements previously described but
on a smaller scale. Landscape berms and undulating landforms used in conjunction with vegetation are
encouraged to provide both visual interest and screening of parking, maneuvering and utility areas.
The following standards shall apply for Interior Urban Square Roadways:
1)
Landscaping along Interior Urban Square Roadways shall incorporate an appropriate mix
of shade trees along all street frontages.
Vision 2
Planned Area Development
Project Narrative
24
2)
Tree quantities shall be determined by meeting average tree spacing for that street
frontage equaling twenty (20) feet on center as an average spacing with five (5) shrubs
per tree and a minimum fifty percent (50%) groundcover.
3)
A mix of tree sizes shall be used in this area; two (2) inch caliper trees for fifty percent
(50%) of the total; three (3) inch caliper trees for the remaining fifty percent (50%)
(Caliper size shall be in accordance with the Arizona Nurseryman’s Association
Standards).
4)
Urban Square Landscape buffer dimensions are a minimum of ten (10) feet from back of
curb. Refer to Figures G and H, Streetscape Concept and Streetscape Character Plan.
5)
Turf may be used within Arterial landscape zones.
6)
All plant material within roadway sight visibility triangles shall be a maximum of 18” at
full growth height.
Vision 2
Planned Area Development
Project Narrative
25
Parking Lot Landscape
Parking lots shall be landscaped to mitigate their visual impact to the site. Landscape for the parking
lots shall be classified into two categories:
a.
Buffer areas that surround the perimeter of the parking lots. Buffer areas shall be a
minimum of fifteen (15’) inches in width and be planted with a minimum of one (1) two
(2) inch caliper trees and five (5) 5-gallon shrubs for every 400 s.f. of landscape area.
c.
Interior landscape within the parking lots. A minimum of 1- two (2) inch caliper trees for
every 8 parking spaces. Landscape islands shall contain a minimum of one tree per
parking stall depth and be a minimum of 8’ in width.
d.
Landscaping in frontage areas used for parking intended to screen vehicles and maintain
an attractive streetscape throughout the Property. In frontage area uses for parking,
trees will be planted at a minimum of 1 tree per thirty (30) lineal foot.
e. All non-paved areas within or surrounding the parking lots shall be planted with 50% live
ground cover. Decorative rock (decomposed granite) is required in all landscape areas with
the exception of turf. All decomposed granite shall be the approved Cobble (Express Brown)
or equivalent. Any other material may be permitted as reviewed and approved by the City
of Glendale Development Services Department-Planning.
Screening
In addition to any requirements for screen walls, landscaping shall be used to provide screening of
loading area, refuse collection areas, electrical equipment, and other exterior equipment. Shrubbery
reaching a mature height of three (3) to four (4) feet and/or vines shall be planted on the public side of
screen walls to reduce the visual impact of such screen walls.
Landscape Installation
Each Owner shall be responsible for the installation and ongoing maintenance of landscaping within the
landscape setbacks, and parcel site.
Amenity/Common Space Landscape
Vision 2 will provide a lush pedestrian walking network through the Master Development. The Vision 2
Master Plan will also provide an appropriately 1.3-acre park to be located at the northwest corner of
99th Avenue and Ballpark Boulevard. The park will be open to the public but maintained by the Master
Plan Developers.
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Planned Area Development
Project Narrative
26
Amenity/Common Space Landscape
Vision 2
Planned Area Development
Project Narrative
27
Common Space landscape requirements are as follows
a.
A minimum of one two (2) inch caliper trees for every 600 s.f. of total landscape area.
b.
Minimum of five (5) 5-gallon shrubs for every tree per area requirements (all others 1-
gallon).
c.
1-gallon groundcover.
d.
50 percent live groundcover
e.
Turf is limited to a maximum of 50% of the total landscape area. Turf is recommended
in useable and visually significant areas only.
f.
Decorative rock (decomposed granite) is required in all landscape areas with the
exception of turf. All decomposed granite shall be the approved (Express Brown) or
equivalent. Any other material may be permitted as reviewed and approved by the City
of Glendale Planning and Development Services.
g.
Any pre-approved Palm trees shall be a minimum of 20’ in height at the time of planting.
h.
All landscape shall be irrigated with an automatic in-ground irrigation system. All
planting shall be required to have underground drip irrigation and turf shall have
underground-mounted spray heads. Each development will provide a pedestrian and
bicycle linkage throughout the PAD development to create a cohesive walking.
General Guidelines for the Entire Development:
•
Adjust planting locations to maintain a planting distance of 15 feet from all underground
utilities.
•
No material planted within 6 feet of the end of street median islands. Certain points
around a node’s circumference will not block traffic view triangles.
•
No multi-trunk or low-breaking trunk trees to be planted in areas less than 10 feet in
width and/or at the end of the street median island.
•
No vines or spreading ground cover plant material within 5 feet of curb or sidewalk.
•
No shrubs with a mature height of 3 feet to be installed on street median islands or
within 10 feet or curb on right-of-way.
•
Plant material to be placed in groupings with adequate open space for service vehicle
parking.
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Planned Area Development
Project Narrative
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Streetscape Character Plan
The following Streetscape Character Plan is a guide, but the final design of the streets will be set forth in
the Vision 2 Master Plan.
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Planned Area Development
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Streetscape Character Elevations
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Planned Area Development
Project Narrative
30
Parcel Open Space/Amenity Design Standards
Open Space shall be a minimum overall open space to be no less than 10% within Parcel’s B through N and 15% in
Parcel’s A and O.
Parcel
Preferred Uses
Minimum Landscape
Area Improvements
Per Parcel
Active Park/
Amenity
A
Very High Density
Residential
15%
1
B
Mixed Use
10%
0
C
Mixed Use
10%
0
D
Mixed Use
10%
0
E
Mixed Use
10%
0
F
Mixed Use
10%
0
G
Mixed Use
10%
0
H
Mixed Use
10%
0
I
Mixed Use
10%
0
J
Mixed Use
10%
0
K
Mixed Use
10%
0
L
Mixed Use
10%
0
M
Mixed Use
10%
0
N
Mixed Use
10%
1
O
High Density
Residential
15%
1
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Planned Area Development
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Landscape Architectural & Public Spaces Concept
Vision 2
Planned Area Development
Project Narrative
32
Public Art
At a minimum main entrance points will provide visual public art. Development of specific Parcels, as
identified below, requires artwork, sculpture, or other types of architectural elements to be
incorporated at the intersection of the developments to reflect main entrance features.
Parcels:
Parcels A and B along the main entrance of Glendale Avenue
Parcels N and I along the main entrance of Ballpark Boulevard
The following provides the general design principles for each public art type anticipated for Vision 2.
While not all public art types can be envisioned at this time, the intent of the following information is to
provide a representative list of potential public art installations. Public Art types listed
below are not intended to restrict the form and type of interpretive expression, including but not limited
to sculpture, murals or paintings, hybrid forms of expression, lighting, earthworks, and temporary
installations.
In all cases, public art is artwork displayed in publicly accessible spaces and buildings. Art can take on
many forms and is typically created by a professional artist. Public Art displayed at Vision 2 must be
appropriate for the particular location, Permanent installation themes and concepts may
reflect elements of the Dessert style and/or uses and activities on site.
Public art may require additional approvals from the City of Glendale.
Public Art Type:
Grand Scale: Monuments, statuary, sculpture, fountains, or other elements intended to be viewed from
within Vision 2 as well as viewed from off-site.
Art Height:
Maximum of 80 feet
Setback from Property lines:
Minimum: equal to the height of the art installation or required buffering, whichever distance is greater.
Pedestrian Scale Elements: Artist-created site furnishings, smaller sculpture, monuments,
Art Height:
Maximum of 25 feet
Setback from Property lines:
Minimum: equal to the half of the height of the art installation or required buffering, whichever distance
is greater.
Environmental/Ecological Art: These artworks may incorporate elements that artistically demonstrate
sustainable practices such as water conservation, energy efficiencies, energy production,
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Planned Area Development
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adaptive re-use, or recycling.
Art Height:
Maximum of 50 feet
Setback from Property lines:
Minimum: equal to the height of the art installation or required buffering, whichever distance is greater.
Rotating /Seasonal Art Installations: These artworks are intended for a limited display or are temporary
in nature, seeking to enliven the urban landscape with dynamic visual experiences for visitors, create
more venues for artwork display within Vision 2, educating the public and providing a cultural draw.
Art Height:
Maximum of 50 feet
Setback from Property lines:
Minimum: equal to the height of the art installation or required buffering, whichever distance is greater.
Vision 2
Planned Area Development
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Landscape Architectural & Public Spaces Concept
Vision 2
Planned Area Development
Project Narrative
35
Landscape Plant Palette
The following plants are approved for use in all areas throughout Vision 2.
Trees located along arterial streets are restricted to appropriate pedestrian shade trees, identified with an
asterisk mark to assure lush pedestrian shading.
Provide street trees no more than forty feet on center maximum. The street trees shall meet city standards
for installation, species types and size with the following exception for trees along arterial streets in which the
tree caliber will be 35 % at 2 to 3 inches or larger and the remaining calibers will be 4 to 5 inches at 65%.
Landscape Maintenance shall be the responsibility of the property owner(s) of each parcel or the Property
Owners Association for common open spaces and landscaping in the Right of Way.
* Only these types of trees are allowed along arterial streets
TREES
BOTANICAL NAME
COMMON NAME
Acacia aneura 'Mulga'
Acacia Aneura
* Cercidium (see Parkinsonia)
Palo Verde
Chilopsis linearis
Desert Willow
Chilopsis linearis 'Bubba'
Desert Willow
Chilopsis linearis 'Lucretia Hamilton'
Desert Willow
Chiltalpa tashkentensis
Chiltalpa
* Dalbergia sissoo
Indian Rosewood
Fraxinus velutina 'Bonita'
Bonita Ash
* Fraxinus velutina 'Fan-tex'
Fan-tex Ash
Jacaranda acutifolia / Jacaranda mimosifolia
Jacaranda
* Olneya tesota
Ironwood
* Parkinsonia floridum
Blue Palo Verde
* Parkinsonia hybrid 'Desert Museum'
Desert Museum Palo Verde
Parkinsonia microphyllum
Foothills Palo Verde
* Pistacia atlantica x Intergerrima
Red Push Pistache
Pistacia vera L.
Pistachio
Vision 2
Planned Area Development
Project Narrative
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Prosopis glandulosa
Honey Mesquite
* Prosopis hybrid 'Glendale'
Glendale Mesquite, Argentine Mesquite, Thornless
South American Mesquite, Chilean Mesquite
Prosopis pubescens
Screwbean Mesquite
Prosopis velutina
Velvet Mesquite
* Quercus virginiana
Live Oak
Tipuana Tipu
Tipu
* Ulmus parvifolia
Chinese Elm
* Ulmus parvifolia Allee
Chinese Elm Allee, Chinese Elm Bosque
Vitex agnus-castus
Chaste Tree
Canariensis
Canary Island Date Palm
Dactylifera
Date Palm
Caesalpinia cacalaco
Cascalote
Citrus sp.
Citrus Tree
Cordia boisserii
Texas Olive
Nerium oleander 'Sister Agnes'
Giant White Oleander
Pistacia lentiscu
Mastic Tree
Pithecellobium flexicaule
Texas Ebony
Prunus cerasifeaPithecellobium flexicaule
Purple Leaf PlumTexas Ebony
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Planned Area Development
Project Narrative
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SHRUBS
BOTANICAL NAME
COMMON NAME
Acacia craspedocarpa
Leather Leaf Acacia
Alyogyne huegelii
Blue Hibiscus
Ambrosia abrosoides
Giant Bursage
Ambrosia deltoidea
Bursage
Anisicathus quadrifidus
Mountain Flame
Atriplex canescens
Fourwing Saltbrush
Atriplex lentiformis
Quail Bush
Buddleia marrubifolia
Woolly Butterfly Bush
Buxus m. japonica
Japanese Boxwood
Caesalpinia gilliesii
Mexican Bird of Paradise
Caesalpinia mexicana
Yellow Bird of Paradise
Caesalpinia pulcherrima
Desert Bird of Paradise
Calliandra californica
Red Fairy Duster
Calliandra eriophylla
Native Fairy Duster
Callistemon citrinus 'Little John'
Little John
Carissa grandifolora 'Compacta'
Natal Plum
Cassia artemisoides
Silver Cassia
Celtis pallida
Desert Hackberry
Cordia parvifolia
Littleleaf Olive
Dalea frutescens
Black Dalea
Dalea pulchra
Indigo Bush
Dodonaea viscosa
Hopbush
Dodonaea viscosa 'Purpurea'
Purple-leafed Hopbush
Encelia farinosa
Brittlebush
Ephedra viridis
Mormon Tea
Ericameria laricifolia
Turpentine Bush
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Planned Area Development
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Euphorbia biglandulosa
Gopher Plant
Gaura lindheimerii
Whirling Butterflies 'white'
Hibiscus rosa-sinensis
Hibiscus
Hyptis emoryi
Desert Lavender
Jasminum sambac
Jasmine
Justicia californica
Chuparosa
Justicia spicigera
Mexican Honeysuckle
Larrea tridentata
Creosote
Leucophyllum sp.
Sage
Leucophyllum frutescens
Texas Ranger
Leucophyllum laevigatum
Chihuahuan Sage
Leucophyllum zygophyllum 'Cimarron'
Cimarron Texas Ranger
Myrtus boetica
Twisted Myrtle
Myrtus communis
Myrtle
Nerium oleander Dwarf
Dwarf Oleander
Nerium oleander
Common Oleander
Perovskia atriplicifolia
Russian Sage
Psilostrophe cooperi
Paperflower
Rhus ovata
Sugarbush
Rhus virens
Evergreen Sumac
Rosmarinus officinalis 'Huntington Carpet'
Upright Rosemary
Ruellia brittoniana
Ruellia
Ruellia peninsularis
Baja Ruellia
Russellia equisetaformis
Coral Fountain
Salvia coccinea
Scarlet Sage
Salvia greggii
Autumn Sage
Salvia leucantha
Mexican Bush Sage
Sambucus mexicana
Mexican Elderberry
Senna covesii
Desert Senna
Simmondsia chinensis
Jojoba
Vision 2
Planned Area Development
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Tecomaria capensis
Cape Honeysuckle
Tecoma stans
Yellow Tecoma Stans
Tecoma stans 'Orange Jubilee'
Orange Tecoma Stans
Vauquelinia californica
Arizona Rosewood
Vigueria deltoidea
Goldeneye
Xylosma congesta 'Compacta'
Compact Xylosma
Ziziphus obtusifoloia
Grey Thorn
ACCENTS
BOTANICAL NAME
COMMON NAME
Agave sp.
Agave
Aloe barbadensis
Yellow Aloe
Aloe x 'Blue Elf'
Blue Elf Aloe
Aloe sp.
Aloe
Asclepias subulata
Desert Milkweed
Asparagus densiflorus 'foxtail'
Asparagus Fern
Carnegiea gigantea
Saguaro
Cereus peruvianus
Night Blooming Cereus
Cycas revolta
Sago Palm
Dasylirion quadrangulatum
Toothless Desert Spoon
Dasylirion texanum
Green Desert Spoon
Dasylirion wheelerii
Desert Spoon
Dietes bicolor
Fortnight Lily
Echinocactus grusonii
Golden Barrel Cactus
Echinocerus engelmanii
Hedgehog Cactus
Eremophila prostrata 'outback sunrise'
Outback Sunrise
Euphorbia antisyphilitica
Candelilla
Ferocactus wislizenii
Native Barrel Cactus
Vision 2
Planned Area Development
Project Narrative
40
Fouquieria splendens
Ocotillo - seed grown
Hemerocallis sp.
Daylily
Hesperaloe funifera
Giant Hesperaloe
Hesperaloe nocturna
Night blooming hesperaloe
Hesperaloe parviflora
Yellow/Red Yucca
Hesperaloe parviflora var 'Brakelight'
Brakelight Red Yucca
Lophocereus schottii fa. Monstrosus
Totem Pole Cactus
Manfreda masculosa
Manfreda
Opuntia sp.
Prickly Pear
Opuntia acanthocarpa
Buckhorn Cholla
Opuntia basilaris
Beavertail Prickly Pear
Opuntia engelmannii
Native Prickly Pear
Opuntia ficus-indica
Indian Fig Prickly Pear
Opuntia fulgida
Chainfruit Cholla
Opuntia santa-rita
Purple Prickly Pear
Opuntia spinoslor
Cane Cholla
Pachycereus marginatus
Mexican Organ Pipe
Pedilanthus macrocarpus
Lady Slipper
Rosa sp.
Rose
Stenocereus thurberi
Organ Pipe Cactus
Strelitizia reginae
Tropical Bird of Paradise
Trachelospermum jasminoides
Star Jasmine
Yucca aloifolia
Spanish Bayonet
Yucca baccata
Banana Yucca
Yucca pallida
Pale Leaf Yucca
Yucca recurvifolia
Curve Leaf Yucca
Yuccan rostrata
specimen
Yucca rupicola
Twisted Leaf Yucca
Common Succulents
Common Succulents (in pots or defined beds)
Common Fruits and Vegetables
Edible Garden Plants (in pots or defined beds)
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Planned Area Development
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41
PERENNIALS and GROUNDCOVERS
BOTANICAL NAME
COMMON NAME
Acacia redolens
Prostrate Acacia
Baileya multiradiata
Desert Marigold
Bulbine frutescens
Bulbine
Convovulus cneorum
Bush Morning Glory
Dalea captata 'Sierra Gold'
Dalea
Dyssodia acerosa
Shrubby Dogweed
Dyssodia pentachaeta
Dogweed
Echinacea purpurea
Coneflower
Eschscholzia californica sp. Mexicana
Mexican Gold Poppy
Gazania rigens 'Sun Gold'
Gazania sp.
Lantana camara 'New Gold'
Lantana
Lantana montevidensis
Lantana
Lantana camara 'Radiation'
Lantana
Lavender sp.
Lavender
Liriope muscari
Lilyturf
Lupinus sparsiflorus
Desert Lupine
Melampodium leucanthum
Blackfoot Daisy
Penstemon parryii
Parry Penstemon
Penstemon sp.
Penstemon
Portulacaria afra
Elephant Food
Ratibida columnifera
Mexican Hat
Rosmarinus officinalis Prostratal
Prostrate Rosemary
Sphaeralcea ambigua
Desert Globemallow
Sphagneticola trilobata
Yellow Dot
Setcreasea pallida
Purple Heart
Tetranauris acaulis
Angelita Daisy
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Planned Area Development
Project Narrative
42
Verbena gooddingii
Native Verbena
Verbena pulchella
Verbena
Zephryanthes candida
White Rain Lily
Common Annuals (to season)
Colorful Annuals (in pots or defined beds)
GRASSES
BOTANICAL NAME
COMMON NAME
Aristida purpurea
Purple Three Awn
Bouteloua curtipendula
Sideouts Grama
Bouteloua gracilis
Blue Grama
Bouteloua gracilis 'Blond Ambition'
Blond Ambition Blue Grama
Cynodon dactylon Hybrid
Hybrid Bermunda
Distichlis spocate
Saltgrass
Lolium sp.
Rye Grass (seasonal only)
Muhlenbergia capillaris
Regal Mist
Muhlenbergia lindheimeri
Lindheimer's Muhly
Muhlenbergia rigens
Deergrass
Muhlenbergia rigens 'Nashville'
Nashville Deergrass
Nolina sp.
Beargrass
Paspalum Vaginatum
Seashore Paspalum
Sporobolus airoides
Alkali Sacaton
Sporobolus cryptandrus
Sand Dropseed
VINES
BOTANICAL NAME
COMMON NAME
Antigonon leptopus
Queen's Wreath Vine
Bougainvillea spp.
Bougainvillea
Campsis radicans
Trumpet Vine
Vision 2
Planned Area Development
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43
Ficus pumila
Creeping Fig Vine
Gelsemium sempervirens
Caroline Jasmine
Hardendergia violacea
Lilac Vine
Lonicera japonica 'Halliana'
Hall's Honeysuckle
Macfadyena unguis-cati
Cat's Claw
Mascagnia macroptera
Yellow Orchid Vine
Parthenocissus sp. Hacienda
Hacienda Creeper
Passiflora caerulea
Passion Vine
Podranea ricasoliana
Pink Trumpet Vine
Rosa banksiae
Lady Banks Rose
Solanum jasminoides
White Potato Vine
Trachelospermum jasminoides
Star Jasmine
Vigna caracalla
Snail Vine
Vitis sp. 'Roger's Red'
Roger's Red Vine (grape)
PROHIBITED PLANT LIST
BOTANICAL NAME
COMMON NAME
Baccharis sarathroides
Desert Broom
Brassica tournefortii
Saharan Mustard
Bromus rubens
Red Bromegrass
Casuarina species
Beefwood
Centaurea melitensis
Malta Starthistle
Chamaecyparis species
False Cypress
Cynodon dactylon
Common Bermuda Grass
Grevillea robusta
Silk Oak
Pennisetum ciliare
Buffel Grass
Tamarix aphylla
Tamarisk or Salt Cedar
Olea Europea
Swan Hill Olive
Morus Alba
White Mulberry
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Planned Area Development
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9. Signage
A. Intent
The main objective of the signage program for the Vision 2 PAD is to build in criteria for high quality
signage consistent with this urban style mixed use project and yet also allow for flexibility to respond
to changing conditions and newer designs over the many years of build-out. The Vision 2 PAD will also
create the avenue to encourage creative development with signage that is vibrant, charismatic, and
potentially unique. A general framework is provided in this Vision 2PAD is to ensure that the designs
are appropriate for the project as a whole. Signage should not only include text that identifies the
name of the business, but also incorporates the use of graphics and forms that provide identity, where
appropriate, for commercial clients.
As this Property is primarily an urban type of land use with a board range in the tenant mix, signs will
vary in size and intensity to engage the vehicular visitor first from the freeway, then through the arterial
street system and finally through an internal street system. Long distance recognition and viewing
opportunities will be accomplished by large-scale project identification and major tenant recognition
with appropriate size to allow for safe driving along freeway and major collector designated city streets.
At the perimeter of the site, signs shall be designed to be easily read from both adjacent freeways and
arterial streets. Signs along the 101 freeway may advertise both on-site and off-site uses and shall
therefore conform to the requirements of the Glendale Zoning Ordinance (as currently in effect), except
where modified by the regulations contained herein. Interior signs (those signs that cannot be seen from
the perimeter of the Property) on private parcel sites, lots, or private streets will not be regulated by the
City, unless otherwise specified herein, except to the extent that electrical permits may be required by
the City of Glendale. All signs shall be regulated by the Signage Design Guidelines set forth in the Vision
2PAD under the governance of the Developers and the construction rules and permitting as adopted by
the City.
This section shall not apply to signs erected or maintained by a governmental body including, but not
limited to, traffic signs, warning signs, railroad crossing signs, and signs of a noncommercial nature
required by public laws, ordinances, or statutes.
Finalization of location and design of signs final approval will be reviewed and approved by the City.
B. Allowable Signs
These provisions are also meant to ensure an overall consistency in signage that create a consistent and
themed signage plan within the Property and the unique identities of the uses and tenants.
Signage will comply with the design parameters set forth in this PAD (including any referenced provision
of the Zoning Ordinance). All signs shall be reviewed and approved by the Developer and/or its Assignee
for conformance to design and quality standards.
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The following signs, as well as signs otherwise permitted by the City, shall be permitted in the Vision
2PAD.
•
Facia-mounted Signs
•
Full Color Printed Media Signs
•
Blade Signs (arcade types)
•
Banners - site and project
•
Painted Wall Signs (murals and tromp l'oeil)
•
Window Graphic Signs
•
Projecting Signs
•
Electronic (Digital) Message Displays
•
Kinetic Signs
•
Sculptural Signs
•
Exposed Neon Signs
•
Off-Premises Advertising Signs
•
3D Extensions
•
Aerial View Signs
•
Awning | Canopy Signs
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Signage Master Plan
C. Project Signage Types
1. Project Monuments
1.1 Project Identity Landmark (Freeway)
This landmark design may consist of one or multiple elements in composition, which will establish itself
as an urban icon as the gateway to the project from both north and south along the Loop 101/Agua Fria
Freeway. (Any Billboard signs, regulations shall adhere to the City’s Zoning Ordinance for digital billboards).
•
Landmark is restricted up to a maximum of sixty (60) feet in height maximum.
•
Maximum signage area is limited to four hundred (400) square feet, lettering only, per
sign face.
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•
Sign to include the Vision 2 project identity logo. Logo to be sixty (60) square feet in area
and will not count against the maximum signage area.
•
Electronic message panels are allowed.
•
30° Maximum angle between sign faces. Backside area between primary sign faces may
be utilized for signage but may not be in the form of electronic message panels.
•
Spacing between landmarks shall be a minimum of one thousand (1,000) feet.
•
Project Identity Landmark signs may promote any in-project elements, which may
include businesses, products, events, or services available within the project, identify
specific locations within the district, promote the project through for sale or lease
information, provide wayfinding to the project, or provide public service
announcements.
1.2 Freeway Parcel On-Site Advertising Only
A maximum of one (1) freeway Parcel identification sign per Parcel may be located adjacent to the Loop
101/Agua Fria Freeway. These signs will provide regional freeway identity for Vision 2 Master Plan.
Signs may be either multiple or single tenant in design. Multiple tenant signage shall be limited to four
(4) tenants’ maximums with the following conditions. (These are not billboard signs).
•
Freeway signs shall only be located on a property with a minimum of 500 lineal feet of
frontage. Such signage must be located within three hundred (300) feet of and must be
oriented with a Loop 101/Agua Fria Freeway viewing angle.
•
Sign must include the Vision 2 logo. Logo to be thirty (30 square feet in area and will not
count against the maximum signage area.
•
Height is restricted to a maximum of fifty-four (54) feet as measured from grade.
•
Maximum signage area is limited to two hundred (200) square feet for all tenant panels
exclusive of Vision 2 logo.
•
Spacing between identification pylons shall be a minimum of three hundred (300) feet.
•
Signs shall be located a minimum of 30 feet away from the edge of any driving lanes.
1.3 Primary Project Identification Monument
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Primary identification will occur as defined in Section D, Sign Matrices. These elements are to be located
at primary project entries on Glendale Avenue, 99th Avenue, and Ballpark Boulevard. Monuments will
be designed to integrate with the project’s walls, architectural designs, streetlights, and other
wayfinding elements. They are sized to vehicular scale and will support the overall visual character of
the development. These signs shall identify the project or parcel by use secondary to and in association
with the Vision 2 identity. (Medical Office Park, Technology Center, Business Park, etc.)
•
Parcels with ten (10) or more acres are allowed to use their corporate identity with
Vision 2 as the secondary message, with the Master Developer’s and/or its Assignee’s
approval.
•
Height is restricted to a maximum of fifteen (15) feet.
•
Maximum signage area is limited to one-hundred and fifty (150) square feet, including
the immediate background, to provide competitive signage opportunities to adjacent
projects.
1.4 Secondary Project Identification Monument
Secondary identification along Ballpark Boulevard, 99th Avenue and Glendale Avenue. will occur as
defined in Section D, Sign Matrices. Smaller in scale than the primary monuments, these signs will also
be designed to integrate with the Center's site walls, streetlights, and wayfinding elements. They are
sized to vehicular scale and will support the overall visual character of the development (while smaller
in scale) that delineates secondary entrances into the overall project.
•
Height is restricted to a maximum of ten (10) feet.
•
Maximum signage area is limited to one hundred (100) square feet, including the
immediate background, to provide competitive signage opportunities to adjacent
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1.5 Project Directional/Directory Signs
In general, the signage will be at vehicular scale and follow the sizes and heights for community roadway
standards and as defined in Section D, Sign Matrices. This type of signage is allowed once off the main
roadways. Vehicular and pedestrian oriented directional can be used along all future internal arterial
type of roads of the Center.
Wayfinding and directional signage shall be seamlessly integrated with the overall project identity
signage design, using colors and materials that are appropriate for their signage type and use.
•
All wayfinding signage will be primarily free-standing post and panels in form or
attached to street lighting/furnishings.
•
Height shall be limited up to a maximum of eight (8) feet in height.
•
Sign area shall be limited up to a maximum of forty (40) square feet in area.
•
This type of signage can also include private street signs in larger developments.
1.6 Project Banners
Developers of individual Parcels can display Developer Banners throughout the project on major and
minor streets and roadways, multi- use parking lots, light poles, storefronts, and public spaces. Banners
are incorporated into the development to provide color, seasonal graphics and project identity and
promotions. Parcel Developer Banners time allowance is: 30 days up to 4 times a year. Not allowed on
public streets, in R-O- W, Nothing not within private properties.
•
Banners are allowed to be vinyl, nylon, or other durable fabrics with silk-screened,
painted, printed, vinyl or other semi-permanent graphic applications.
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•
Banners are to be allowed on tendent space only for thirty (30) days, four (4) times a
year, only allowed within private properties. Banners not allowed within public streets or
ROW’s.
2. Parcel/Tenant Identification Signage
Project/tenant identification for all individual parcels of either single owner/user facilities or multiple
buildings with shared parking, ingress and egress locations that are not adjacent to the Loop 101/ Agua
Fria Freeway. Signs and locations are not shown on the Project Sign Location Plan as they are specific to
the individual parcel, its architectural design, materials, and tenant type and needs. Standards and
restrictions are identified in Section D, Sign Matrices under “Tenant Freestanding Signs”.
a) Freestanding Signage Frontage Requirements
This section sets forth the number and type of monument signs permitted on individual development
parcels in Vision 2 in addition to building signage.
If such a parcel has more than one street front, the signage for each street shall be calculated separately
depending on the length of each frontage.
If such a parcel contains either a 1.4 Project Identification Monument or 1.5 Secondary Project
Identification/Monument at its corner, the frontage of that corner parcel shall not be included in the
calculation of the street frontage for signs described in this section.
Any development parcel may display one (1) Primary Identification Sign for the first three hundred (300)
feet, or portion thereof, of frontage and one (1) additional Primary Identification Sign for each additional
full three hundred (300) feet of frontage.
Two (2) Secondary Identification Signs can be substituted for one (1) Primary Identification Sign, based
on the spacing of one-hundred and fifty (150) feet between any other identification signs on the parcel.
Unless otherwise noted, there shall be a minimum distance of one-hundred and fifty (150) feet between
Identification Signs.
Unless otherwise noted, there shall be a minimum distance of one hundred (100) feet between the
nearest Vision 2 Project Identification Monument and any adjacent Identification Signs.
All signs for corner parcels must comply with the visibility triangle restrictions at driveways as per the
City of Glendale standards.
b) Corner Parcel Standards
Developments which are typically planned for corners at primary or secondary entry points to the
project may have, in addition to the Vision 2 Project Identification Monument:
Parcels with less than one hundred (100) feet of frontage on either street may display one (1) Secondary
Identification Sign per street front.
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If a Project Identification Monument exists, there shall be no less than seventy-five (75) feet between
the Secondary Identification Sign and the Project Identification Monument.
Parcels with at least one hundred (100) feet but less than three hundred (300) feet of frontage (per
street) may have one (1) Primary Identification Sign on each street front, or two (2) Secondary
Identification Signs per street frontage.
c) Single Tenant User Standards
For single tenant parcels with more than one street front, the signage for each street shall be calculated
separately depending on the length of each frontage.
Single tenant parcels with less than one hundred (100) feet of frontage may display one (1) Secondary
Identification Sign.
Single tenant parcels with between one hundred (100) and three hundred (300) feet of frontage may
display one (1) Primary Identification Sign.
Single tenant parcels with more than three hundred (300) feet of frontage may display the same number
and sizes of signs as a multiple-use parcel with the same frontage.
d) Multi-Tenant Standards
For multi-tenant parcels with more than one street front, the signage for each street shall be calculated
separately depending on the length of each frontage.
Multi-tenant parcels with less than one hundred (100) feet of frontage may display one (1) multi-tenant
Secondary Identification Sign.
Multi-tenant parcels with between one hundred (100) and three hundred (300) feet of frontage may
display one (1) multi-tenant Primary Identification Sign.
Multi-tenant parcels with more than three hundred (300) feet of frontage may display one (1) multi-
tenant Primary and one (1) multi-tenant Secondary Identification Sign for each additional full one-
hundred fifty (150) feet of frontage.
For developments fifty (50) acres or greater, the primary signage shall be increased to a maximum
height and size as outlined in Section D, Sign Matrices to provide competitive signage opportunities to
adjacent projects. Spacing requirements remain the same. All signs must comply with all visibility
triangle restrictions per City of Glendale Standards.
e) Electronic Reader Boards (On-Site Advertising). Allowed on Parcels D, E, and F only. One
(1) per parcel allowed, not allowed on residential parcels.
The signs permitted as previously outlined for individual parcels and for on-site businesses may each
contain up to a maximum of one hundred (100) square feet of animated message panel if square
footage allows, and with written approval of the Developer. Frequency of change in the message,
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and other restrictions shall adhere to the standards as outlined in the City Zoning Ordinance except
as modified below.
2.1 Freestanding Parcel Identification (Less Than 12 Acres)
See Section D, Sign Matrices.
2.2 Freestanding Parcel Identification (12 to 50 Acres)
See Section D, Sign Matrices.
2.3 Freestanding Parcel Identification (More Than 50 Acres)
See Section D, Sign Matrices.
2.4 Freestanding Parcel, Public/Quasi-Public/Institutional Facilities
Individual parcel developments located along primary/arterial roadways adjacent to the project are
allowed freestanding monumentation signage in addition to building signage.
2.5 Menu Boards (All Uses)
See Section D, Sign Matrices.
2.6 On-Site Parcel Directional (All Uses)
See Section D, Sign Matrices.
2.7 Electronic Message Panels (Freeway Mixed Use Only)
Electronic message displays for In-Project Uses and Off-Premises Uses are permitted by right
as previously noted and shall be subject to the following conditions:
The sign copy image shall be static with no animation and with no flashing, blinking, or moving lights;
In the transition between copy changes, there shall be no sense of movement from one image to the
next.
Network time shall be made available on the digital sign faces to the City of Glendale for emergency
messaging – messages to override all copy for one hour, then display for eight (8) seconds in every
minute as long as needed.
In the event of an electronic malfunction the sign shall be shut off until repairs have been made to
restore the electronic messaging system.
The sign copy changes shall not occur more frequently than every eight (8) seconds, unless otherwise
specified by the City.
Dimmer on sign shall be set in the evening hours (from sunset to 11:00 PM.) not to exceed 300 NITS for
signs that are fourteen (14) feet by forty-eight (48) feet and three hundred forty-two (342) NITS for signs
that are ten (10) feet by thirty (30) feet to ensure compliance with current ordinance standard for
illumination, unless otherwise specified by the City.
From 11:00 PM until sunrise all electronic message sign illumination shall be extinguished, and sign
shall be equipped with automatic device to assure compliance. The only exception to this stipulation
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will be for “Amber Alerts” and other governmental emergencies, unless otherwise specified by the City.
Off-Premises Signs shall also adhere to the standards as outlined in the City’s Zoning Ordinance (except
that a use permit is not required, and except as modified in the Signage section of this PAD) in effect on
the date of this Vision 2 PAD submittal.
3. Office/Commercial Tenant
Office/Commercial Tenant Building Signage
All signage types allowed in the current City sign ordinance, plus those outlined below are allowed for
tenant identification, if appropriate to the architectural design of the building, and the general theme of
the Vision 2. Signage concepts exceeding these ordinance regulations will require the written approval
by the Developer for any Parcel.
Tenant identification signs should be designed to fit the building elevation architecture and overall
environment in scale, placement, and style. Designs should complement the building color and
finishes but should provide contrast for readability and support the project’s level of quality.
Calculations from one elevation are not transferred to another.
All elevations of buildings are allowed signage.
3.1 Wall Signs Below Fifty-six (56) Feet
All office/commercial/campus and corporate facility parcels shall create tenant criteria programs for
review and approval by the Developer that meet the following standards:
Designated sign locations in a maximum of controlled horizontal areas. Signage locations need not be
located within a tenant’s leased space within the building.
Each business/tenant shall be allowed a maximum of three-fourths (3/4) square footage for each one (1)
linear foot of business elevations, with a maximum limit of 25% of building elevation width.
Buildings with elevations located adjacent to the freeway shall be allowed one (1) square foot per one
(1) lineal foot of the building’s freeway elevation only, with a maximum limit of 35% of building façade.
3.2. Wall Signs Fifty-six (56) Feet or Above
For all buildings fifty-six (56) feet or greater in height requesting signs at the upper level, signage shall be
allowed by right, based on the following criteria:
The Developer for any Parcel written approval of the Parcel’s tenant signage criteria.
The area occupied by a wall sign erected fifty-six (56) feet or greater in height shall not exceed one (1)
percent of the area of the overall elevation to which it is attached. This area shall not be counted against
wall signage which may be placed on the building below fifty-six (56) feet.
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A wall sign erected over fifty-six (56) feet in height shall be placed in the top ten (10) percent of the wall
to which it is attached and shall not exceed sixty (60) percent of the width of the building face to which
it is attached.
Signs fifty-six (56) feet or greater in height shall be limited to a maximum of two (2) tenants per building
and a maximum of four (4) signs per building. Signage shall be restricted to either identification of the
building or two tenants at the discretion of the Developer for any Parcel.
For signs below fifty-six (56) feet, the requirements within 3.1 shall apply.
3.3 Aerial View Signs
Allowed.
4. Retail Tenant Building Signage
Tenant identification signs should be designed to fit the storefront architecture and overall
environment. Designs should complement the building design, color and finishes but should provide
contrast for readability, and level of quality.
Minimum allowed signage shall be fifty (50) square feet, and a maximum of based one and one-half (1.5)
square feet per lineal foot of streetside building frontage.
Signage is allowed on the back side of retail tenant space when visible to other parking areas, or to
primary or internal streets. Square footage shall be limited to one (1) square foot per each lineal foot of
building elevation.
Measures shall be taken to use the most energy efficient and sustainable type of lighting sources.
All storefront lighting shall be baffled and concealed whenever possible. Where fixtures are exposed,
they should contribute to the overall composition of the store front(s). All exposed lighting fixtures and
their intensity shall be subject to approval by the Developer for any Parcel prior to applying for a
signage permit.
Tungsten and halogen sources over seventy (70) watts and incandescent sources over one-hundred and
fifty (150) watts shall be fully shielded from any adjacent single family residential neighborhood.
4.1 Projecting Building Signs (Flag Mounted)
Projecting building signs are those that hang or project more than twelve (12) inches from the building
surface and are typically perpendicular to the facade.
These signs are allowed for all zoning parcels and shall follow these standards:
Projecting building signs are encouraged to be creative and relate thematically to the building
tenant/establishment being advertised.
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Projecting building signs must be mounted a minimum of nine (9) feet above finished floor/sidewalk
area and may not project into any public rights-of-way.
Signs must be mounted to the building and cannot project off the building or piece of architecture more
than six (6) feet, or as appropriate for the design of the building and the tenant location, identity
standards and its relevance to the Parcels.
4.2. Awning/Canopy Signs
Awning and Canopy signs are typically mounted parallel to the building’s street frontage. This type of signage
and graphics is allowed on any and all awning/canopy surfaces if the awning or canopy structure has
been approved by the Developer for any Parcel.
Awnings (non-rigid surfaces) may have printed, silk screened, or factory painted graphics on cloth type
materials. Vinyl or plastic bases materials may use high performance vinyl applied in the field.
Canopies (rigid surfaces) may have hanging, surface mounted, top mounted or projecting letters off all
surfaces of the structure.
4.3 Custom Cabinets
Creative designs and forms are encouraged. Unless part of a nationally registered and/or trademarked
logo, rectangular shaped designs are prohibited without the approval of the Developer for such Parcel.
Custom cabinets feature multiple layered and sided cabinets with a mix of opaque and/or translucent
backgrounds with various types of lettering, accents, and illumination methods, fabricated as single
units.
Custom signs may be illuminated either internally, externally, or indirectly, or a combination or a
combination thereof. When cabinet signs are used, the background surface(s) adjacent to the sign
should be illuminated as well to provide definition of the sign’s form.
4.4 Roof Signs
Not Allowed
4.5 Shingle/Arcade Signs
Retail and/or main-street type of developments may have shingle/arcade signs that advertise a business
and help identify its entry for customers along covered pedestrian walkways
Each business will be allowed one (1) shingle/arcade sign at each patron entry point.
Signs will be mounted under an arcade, canopy or awning depending upon the architectural design.
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Signs will be limited to six (6) square feet and the lowest point must be mounted a minimum of eighty
(80) inches above grade.
Signs may have graphics on both sides so as to allow its reading from either direction. These signs do not
count against tenant's signage allotment.
4.6 Window Signage/Graphics
Window signs shall not exceed thirty percent (30%) of each window area located on the ground floor of
a building. Window areas separated by muntin’s or mullions shall be considered as one continuous
windowpane.
Window signage intent should be to augment the display of merchandise and be scaled proportionately
to the architecture and the physical window opening.
Incidental signage for suite identification, use of credit/debit cards, hours of operation etc., may be
included within this area
Window Signage/Graphics shall not count against the tenant’s building signage allotment.
5. Temporary Signs
All temporary signage requires City approval.
A Temporary Sign Package demonstrating all proposed temporary signs shall be submitted to the
Developer of any Parcel for review and approval prior to a submittal to the City for approval and any
such signs being fabricated and installed on the site.
All temporary signs may be externally illuminated.
5.1 Freeway Project Land Sales Signs
Site, sale, and lease information along the Loop 101/Agua Fria Freeway for Vision 2 information.
These signs are controlled exclusively by the Developer for any Parcel for use in sales and marketing of
development parcels. Maximum height: 35’, Maximum Area: 400 sf, Maximum Text: 200 sf.
One (1) sign per parcel area.
5.2 On Site Individual Parcel Sales Signs
Site, sale, and lease information within and along perimeter and interior
roadways. For parcels with less than twelve (12) acres, one sign per street
frontage.
For parcels with twelve (12) acres or more, additional square footage and height is allowed per Section
D, Sign Matrices.
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5.3 Construction Information Signs
On site information and safety signage as required by the city and/or contractor. Such signs may use
reflective vinyl to aid in the transference of safety and site information.
For Parcels with less than twelve (12) acres, one sign per construction traffic entry.
For Parcels with twelve (12) acres or more, two (2) signs per construction traffic entry.
5.4 Construction Trailer Graphics
On site identification, phone number and information of the site’s Developer and contractor. Such
information may cover up to fifty (50) percent of the trailer’s walls upon review and approval of the
Developer of a Parcel.
Additional printed or painted graphics may cover the entire trailer upon review and approval of the
Master Developer and/or its Assignee.
5.5 Construction Directional Signs
To comply with City Zoning Ordinance.
5.6 Construction Fence Screening Graphics
Project information applied/attached to construction fence. Such signs may include project graphics and
lease/sale contact information.
Fence screening may encompass the entire construction fence.
Fence screening may be flexible material if applied to chain link, or solid material if applied to solid
surfaces.
5.7 Banners
Standards - All Signs for grand openings or temporary business identification while awaiting permanent
signage, pennants, streamers, or other such devices shall be subject to the following safety standards
and requirements:
City permit will be for 30-day increments; not to exceed three increments.
Banners shall be attached to a solid structure in a secure manner.
Banners shall have a minimum clearance of eight (8) feet above grade when placed above an area open
for the common or general use of the public.
Banners shall be vented as required to ensure they will withstand wind pressure from any direction
applied to the projected exposed area.
Banners shall not project above the roof line.
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a) Temporary Events
All temporary events/signage requires permits per City approval.
Such signs shall be erected no more than two (2) days prior to the event and shall be removed no more
than one (1) day after the event. Total duration of use for such signs not to exceed seven (7 days.
Such signs are limited to no more than four (4) events at anyone (1) single site in a calendar year.
b) Grand Openings/Business Identification
Temporary business identification is limited to one (1) sign per street front.
Such signs shall be erected for a period not to exceed thirty (30) days.
Permits for grand openings shall be issued only if a valid building permit for construction or alteration of
the building or suite for that location has been issued, or a valid application for a certificate of
occupancy has been made for the address in question.
c) Parking Lot Banners/Graphics
Banners and graphics throughout the year can be seasonal and or tenant oriented without a time limit.
1 Banner per tenant allowed, 6’ maximum height, 30 square foot maximum area. 15 square foot text
maximum.
5.8 Inflatables
Primarily used in retail applications, these signs are oriented for on-site to advertise temporary events,
specialty vendor promotions. Inflatables shall be:
Equipped with a rapid deflation device.
Located in a manner that does not block or make inoperable doors, vents, emergency access windows or
other openings serving occupants of a building.
Restrained, attached, or held in place by a cord, rope, cable, or other tethering method to the
ground that is engineered to be sound.
Inflatables shall not extend into or over the rights-of-way or be located on rooftops.
No floating or flying type of inflatables, or helium filled objects over a five hundred (500) square feet will
be allowed.
Total duration of use for such signs not to exceed five (5) days.
Inflatables shall not be erected without expressed approval of the Master Developer and/or its Assignee.
5.9 Projected Signs/Graphics (light created)
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These signs are oriented on-site to advertise temporary events, specialty vendor promotions.
Total duration of use for such signs not to exceed five (5) days.
Illumination may be innovative and incorporate a variety of lighting types, such as neon tubes, fiber
optics, incandescent lamps, LEDs, cathode ray tubes, shielded spotlights, and wall washes or similar
techniques.
D.
Sign Matrices
E.
Design, Color & Material Palettes
All signs for both the project identification and tenants/landowners within Vision 2 are required to
comply with these guidelines and must have approval of the Architectural Review Committee for the
Vision 2 Property Owners Association and permits issued by the City prior to fabrication and
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installation. Signs that are not specifically mentioned in these guidelines or within the City Sign
Code, Section 705, are not allowed. Signs that are not in compliance will be removed at the owner’s
expense.
Vision 2 Signage –
The permanent identification signs for Vision 2 relate to the planned architectural concepts and design
guidelines previously established.
The project’s primary identification are freeway pylons which are tall, double-faced signs with a
vertically mounted Vision 2 logotype. These signs create a strong design element that identifies the
project boundaries along the freeway which is the project's primary exposure to traffic and thus
accessibility.
Primary and Secondary Project Identification Monuments are horizontal, multi-layered, and made of
flagstone, stone and stone veneers, metal, and concrete with pan-channel Vision 2 logo type. The
horizontal signs are designed to complement the landscaping, creating an overall composition between
the man-made and natural elements of the site. These signs define the entries to the site and are the
public’s greeting to the site.
To suggest architectural massing, all signs within the overall project shall be multi-layered, and
composed of various materials that may include aluminum, stone veneers, CMU, exposed aggregate
concrete, etc.
Contrasting shapes should be placed against should be placed against each other to provide visual
interest and break up large sign expanses.
Tenant Signage
Freestanding tenant monuments, directional and other site related signs should reflect the individual
architectural style, color, and material palettes of its project. These signs must also relate to the overall
character of Vision 2 in being multi-layered and dimensional, with varying forms to create strong design
elements whether they are single user or multiple tenant signs. Horizontal signs within adequate ground
space that are integrated with the landscaping are encouraged where appropriate to provide additional
continuity with the project.
Materials shall complement the site and building architecture, in appropriate applications for the
materials’ use. It is highly encouraged to incorporate stone and/or stone veneers into signage bases
when it is used on the building.
Color Palettes - (Applies to all permanent and temporary freestanding signs)
Colors for individual projects within Vision 2 are highly recommended to utilize similar deep tonal hues
and colors as they will provide continuity to the already established style and quality of the overall
project.
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The Developer of each Parcel shall approve all designs, colors, and material palettes for proposed
signage programs throughout the development. No color shall be overly bright, fluorescent or “safety-
signage” colored which may conflict with traffic regulation type signage.
Monumentation Concepts.
Signage Concepts
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Signage & Lighting Concepts
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10. Circulation
Final street cross sections are subject to change based upon a Traffic Impact Study, the Vision 2
Master Plan and subject to the City’s Transportation Department approval.
Circulation Elevations
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Circulation Master Plan
Access Points
All access points will provide a turn lane with a minimum of 150 feet in length plus a 100 feet taper.
Installation of Traffic Signals
To accommodate the volume of traffic, the project developer(s) will provide one (1) traffic signal at 99th
Avenue and one (1) traffic signal along Glendale Avenue.
If additional traffic signals are desired, a developer may submit a Traffic Impact Study to be reviewed
and approved by the City’s Transportation Department.
Medians
A raised medians will be constructed in accordance with the Vision 2 Master Plan by the Developers on
Glendale Avenue, Ballpark Boulevard, and 99th Avenue, unless otherwise determined by the City’s
Transportation Department.
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Pedestrian Circulation Master Plan
The following plan is for illustrative purposes only, the final Pedestrian Circulation Master Plan shall be
based upon the Vision 2 Master Plan and approved by the City.
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A. Parking Standards:
Parking Space Dimensions and Calculations
Vision 2 will use the Parking Requirements below.
The development shall meet the parking requirements per the City’s Zoning Ordinance and City Code. A
development may deviate from the City’s required parking standards by submitting a shared parking model
or parking study to determine adequate parking requirements for approval by the City or apply for a
variance to reduce the City’s parking requirements.
Parking Study Standards:
1. Demonstrate current parking needs and projection of future trends
2. Demonstrate areas where additional parking can occur if occupancy has changed, or
expansion of development is proposed.
A shared parking agreement, parking study, or variance will need to be processed before or in
conjunction with a Design Review Application submittal before a Design Review Application can be
approved.
All design elements for the entire project regarding parking space, design and materials shall meet or
exceed ADA requirements, when required.
Surface Parking:
Parking spaces to be a minimum dimension of nine (9) feet by eighteen and a half (18.5) feet, unless
otherwise approved by the Planning Division. Tandem Parking shall be permitted only for reserved
residential parking spaces. Minimum dimension of tandem spaces to be a minimum of nine (9) feet by
eighteen and a half (18.5) feet.
Garage Parking:
At least 50% of provided spaces shall be a minimum dimension of nine (9) feet by eighteen and a half
(18.5) feet; 50% of parking spaces may be reduced to eight (8) feet six (6) inches by eighteen and a half
(18.5) feet.
A minimum of twelve (12) inches setback from any interior wall or column shall be provided.
Tandem Parking shall be permitted only for reserved residential parking spaces. Minimum dimension of
tandem spaces to be a minimum of nine (9) feet by eighteen (18) feet.
If individual garages for residential are provided, a minimum unencumbered width of nine (9) feet six (6)
inches per spaces and an unencumbered depth of eighteen (18) feet must be provided.
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Electric Vehicle Charging Station (EVSE)
Development will provide a minimum of one Level 2 or Level 3 electric vehicle charging station for every
12 vehicle parking stalls.
The provision of electric vehicle parking spaces will vary based on the design and use of the primary
parking lot. The following required and additional location and design criteria are provided in
recognition of the various parking lot layout options. Where provided, electric vehicle charging spaces
shall include the following:
(a) Each space shall be posted with signage indicating the space is only for electric vehicle charging
purposes. Days and hours of operation shall be included if time limits or tow away provisions are to be
enforced.
(b) Where EVSE is provided within an adjacent pedestrian circulation area, such as a sidewalk or
accessible route to the building entrance, the EVSE shall be located so as not to interfere with ADA
accessibility requirements.
(c) Where EVSE is installed, adequate site lighting shall exist, unless charging is for daytime purposes
only.
(d) EVSE outlets and connector devices shall be no less than 36 inches and no higher than 48 inches
from the surface where mounted and shall contain a retraction device or a place to hang permanent
cords and connectors sufficiently above the ground or paved surface.
Parking for electric vehicles should also consider the following:
(a) Information on the EVSE identifying voltage and amperage levels and any time of use, fees, or safety
information.
(b) Installation of directional signs at the parking lot entrance and at appropriate decision points to
guide motorists to the electric vehicle parking space(s).
Parking Garage Screening:
Ground/first floor: The ground/first floor shall be designed to allow retail/commercial space adjacent to
street where feasible. Where such commercial space is feasible and viable, it should orient to the
central north-south internal street.
2nd Floor and Above: Vehicles shall be screened from public view within the garage. Vehicles shall be
screened from view by a minimum of a 3-foot wall, or other appropriate screening material as approved
by the Planning Division.
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Parking structures may include murals or other architectural features to reduce long spans or blank
walls.
Portions of the top deck level may house amenities for the sole use of residents. These amenities are
discussed in greater detail in the Amenities in section G part 4, but they may include a roof garden,
patios, BBQ’s, dog parks social gathering areas.
Compact Car:
In any development containing more than 20 parking spaces, up to 50 percent of the total number of
spaces may be sized to accommodate compact cars, subject to the following:
(1) Each space shall be clearly identified as a compact car space by painting the word “COMPACT” in
capital letters, a minimum of eight inches high, on the pavement at the base of the parking space and
centered between the striping.
(2) Aisle widths shall conform to the standards set for standard size cars; and
(3) Apartment developments may designate up to 40 percent of the required parking spaces as
compact spaces at eight (8) inches by sixteen (16).
Off Street Loading
Ground level retail is required to provide the following minimum for designated loading spaces:
0 s.f. - 24,999 s.f.
0 spaces
25,000 s.f. - 40,000 s.f.
1 space
40,001 s.f.-100,000 s.f.
2 spaces
100,001 s.f.–160,000 s.f.
3 spaces
The designated office tower district will provide a minimum of 1 loading zone, allowed to be within the
attached parking structure.
Multi-Family residential minimum parking requirements*:
* Requirements applicable for the Residential High and the Mixed-Use Entertainment district, the
Residential low district will not be required to provide a designated loading space.
0 - 25 du
0 spaces
26 du -150 du
1 space
151du – 300 du
2 spaces
Each additional 200 du
1 additional space
Guest Parking
0.5 spaces per du
Residential loading areas may be located within an above or below grade parking structure provided
that the loading area has direct access to the residential structure.
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Commercial development loading, (exclusive of residential, office and ground level retail) this includes
any 2nd floor and above commercial uses in the mixed-use entertainment district and hotel districts,
shall comply with the following standards. Spaces may be contained internal to a parking structure.
0 s.f. – 24,999 s.f.
0 spaces
25,000 s.f. – 100,000 s.f.
1 space
100,001 s.f. – 240,000 s.f.
2 spaces
240,000 s.f. – 400,000 s.f.
3 spaces
Each additional 120,000 s.f.
1 additional space
A shared loading area model will be permissible between the commercial and residential loading spaces,
provided the City Planning Division approves such shared loading model.
Loading areas located along arterial streets will have a 10 feet landscape setback from the curb.
Loading spaces will not be less than 10 feet in width and 30 feet in length.
Paving materials/Design and street sections: All nonstandard materials used within public right-of-way
will be maintained by the developer via an approved Developer Maintenance Agreement with the City,
unless otherwise regulated.
All materials within the Pedestrian crossing shall meet ADA requirements and may not create a
significant noise issue with vehicle traffic.
11.
Drainage
a. Topography and Drainage
i.The Property consists of agricultural fields and associated irrigation ditches. The
land generally slopes to the southwest at an average slope of 0.30%. The western
boundary of the north half of the site is bordered by the New River. The New River
is improved with bank stabilization and channelized at this location. The southwest
and western boundary of the south half of the site is bordered by a large irrigation
channel. A portion of the channel is owned by the USA Bureau of Reclamation and
the remainder is owned by the Salt River Project Agricultural Improvement & Power
District. The channel is for irrigation purposes and cannot be used for site drainage.
According to the Flood Insurance Rate Map (FIRM) for this area, the site is not
within a Special Flood Hazard Area (SFHA) and is located in an area designated as
Zone X (Shaded).
Development within the site will be required to retain the 100-year, 2-hour storm event
for the gross site area of development (includes adjacent half-streets). Runoff generated
in excess of the 100-year; 2-hour event shall be designed to exit each development site
at the historical discharge location.
Design and construction of all public improvements shall conform to the City of Glendale
Engineering Design and Construction Standards. Exceptions to these standards may be
requested by the developer but must be approved by the city Engineer.
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12.
Infrastructure/Utilities
a. Water
The City will be the water service provider for the site. Existing water infrastructure
consists of a 12-inch waterline in Glendale Avenue, a 12-inch waterline in 99th
Avenue, and an 8-inch waterline one-quarter mile south of the Maryland Avenue
alignment. Developers of Parcels will be required to connect to the public system,
completing waterline loops where necessary to provide sufficient domestic, fire and
landscape service to the Parcels.
b. Wastewater
The City will be the wastewater service provider for the Property. Existing wastewater
infrastructure consists of an 8-inch sewer in the eastern portion of Glendale Avenue,
and 15-inch and 42-inch sewers in 99th Avenue. 8-inch sewer stubs will be provided
for properties adjacent to Ballpark Boulevard. Due to the site topography and the fact
that the city does not have a sewer outfall along the western boundary, a lift station
will be required to pump wastewater generated by the Vison 2 Master Plan to the 42-
inch sewer in 99th Avenue. As lift stations are site specific, lift stations are not included
in the development impact fee schedule for the City water and sewer.
c.
Lift Station
As part of the Master Development for the Vision 2 PAD, a lift station is required
to service the area. Development of all parcels will require the
developer/property owner(s) to structure an agreement to establish cost-share
amounts to utilize a proportionate share of the lift station. Such agreements will
need to be documented and recorded before permits for construction are issued.
d.
Other Infrastructure
In conjunction with the Vision 2 Master Plan, the Developers will prepare and submit
to the City a plan which determines the size and types of infrastructure and
associated phasing necessary to develop the Vision 2 Master Plan for approval.
Subsequent Plans will be provided as required by the city.
13.
Administrative Processes
a. Alternative Equivalent Compliance:
A developer may request an alternative solution(s) for any design or construction standard
within the Vision 2 Planned Area Development. This allows developers and City staff to work
creatively to achieve innovative solutions that further the goals of the Vision 2 PAD, as well as
those of the city.
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A request for alternative equivalent compliance may only be approved if the following
conditions are satisfied:
1.
That the proposed alternative achieves the intent of the section or ordinance
from which alternative compliance is sought; or,
2.
The proposed alternative achieves the intent of the section or ordinance from
which alternative compliance is sought to the maximum extent practicable, and is
necessary because of:
a.
Physical characteristics unique to the subject site; or,
b.
Physical design characteristics are unique to the proposed uses or type of use.
The appropriate City Department Director(s) will review and make the final determination,
which may require supporting documentation and justification.
b. Amendments to the Vision 2 PAD
The Vision 2 PAD may only be amended utilizing the procedures outlined below.
Major Amendments: If the Planning Administrator determines that a requested amendment is a
major amendment, as described below, the amendment request shall be processed in the same
manner as prescribed for the original approval, pers Section 5.913.F of the City’s Zoning
Ordinance.
Minor Amendments: If the proposed amendment is not determined to be a major amendment,
as described below, then the request shall be considered a minor amendment. The Planning
Administrator shall review the request against the appropriate provisions of this document and
the City’s Zoning Ordinance and shall make the final determination regarding the amendment.
Major Amendment Criteria
An amendment shall be deemed to be major if the request involves any of the following:
i.
Any substantial alteration to the list of permitted uses set forth within the
Vision 2 PAD, as deemed to be substantial by the Development Service Director or
designee.
ii.
Any alteration to the development standards within the Vision 2 PAD or Vision 2
Master Plan, which modifies the intent and purpose of the Planned Area Development.
Minor Amendment Criteria
An amendment shall be deemed to be minor if the request involves any of the following:
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iii.
Any alteration to the Planned Area Development narrative that does not directly
impact the health, safety, or welfare of any adjacent property owner, or that of the
general public, as determined by the Planning Administrator.
iv.
Any proposed use which is deemed by the Planning Administrator to be
analogous to the permitted land uses established within the Vision 2 Planned Area
Development.
Upon the approval of a proposed amendment to the Planned Area Development or approval of
the Vision 2 Master Plan, the amendment shall be attached to the Planned Area Development
narrative as an addendum and shall become a part thereof.
c. Land Use Interpretation:
The Vision 2 PAD provides general permitted land uses and various specific prohibited land
uses. If a land use is not clear within the PAD, an interpretation from the City’s
Development Service Director or designee will make a formal determination on the
proposed land use.
Property Owner’s Association (POA)
The Developer shall create covenant, conditions and restrictions for the Property. The Covenants,
Conditions and Restrictions for the master property owners association will be established and recorded prior
to issuance of permits for the Property (the “POA”). The POA may contain one or more sub
associations for the Parcels.
The POA will maintain the landscaping and all common area within the Property including within the right-of-way and
median islands street frontages which front on a Paravel within the Vision 2 PAD.
14.
Time Schedule for Development
As with any project of this size, Vision 2 will be constructed on a phased basis over an extended period
of time and depending upon market demand. Approval of this PAD application would not start the
design and construction process. The initiation of these activities would be strictly driven by market
demand.
15.
Conclusion
The Vision 2 PAD proposal was planned in a careful and thoughtful manner. The land uses are a good fit
to the existing and planned uses in the area and consistent with the General Plan. This PAD District is
appropriate in permitted land uses, development standards, and architectural & landscape designs, as
well as signage.
The Vision 2 PAD would be another step towards well thought-out economic development strategies to
for investments and business attractions to continue making Glendale the best place to live work and
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play and the entire valley of the sun.
The Vision 2 PAD proposal was planned carefully and thoughtfully. This PAD District is appropriate in
permitted land uses, development standards, architectural & landscape designs, and signage. The land
uses are a good fit with existing and planned land uses in the area and consistent with the objective and
goals of the General Plan.
The Vision 2 PAD would be another step toward well-thought-out economic development strategies for
investments and business attractions to continue making Glendale the best place to live, work, and play
and the entire valley of the sun.
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