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ZON22-10 and GPA22-02: PAD Amendment
and Minor General Plan Amendment Requests
for a Mixed-Use Development
Amendment to ZON05-04 and ZON18-13 of a Planned Area
Development for Cornerstone at Camelback and Minor General Plan
Amendment
Cornerstone at Camelback
10.28-acre site located approximately 500 feet north of the Northeast corner of
99th Avenue and Camelback Road (5419 and 5205 North 99th Avenue, Glendale,
AZ 85305: Parcel No. 102-14-648 and 102-14-279) (the "Property")
1st Submittal Date: April 18, 2022
2nd Submittal Date: June 13, 2022
3rd Submittal Date: July 14, 2022
4th Submittal Date: July 28, 2022
Prepared by:
Benjamin Graff
Danielle Jordan
Quarles & Brady LLP
2 North Central Avenue, Suite 600
Phoenix, AZ 85004
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Development Team
Developer/Applicant
Anton DevCo
Attn: Michael Yanicelli
1610 R Street, Suite 250
Sacramento, CA 95811
Email: myanicelli@antondevco.com
Phone: 858-382-9247
Architect
Architects Orange
Attn: Serafin Maranan
144 North Orange Street
Orange, CA 92866
Email: serafinm@aoarchitects.com
Phone: 714-639-9860
Landscape Architect
ABLA
Attn: Mark Panza
310 East Rio Salado Parkway
Tempe, AZ 85281
Email: Mark.Panza@ablastudio.com
Phone: 480-530-0077
Traffic Consultant
Lokahi Group LLC
Attn: Shelly Sorensen
10555 North 114th Street, Suite 105
Scottsdale, AZ 85259
Email: shelly@lokahigroup.com
Phone: 480-209-7425
Civil Engineer
Sustainability Engineering Group
Attn: Eric Gerster
8280 East Gelding Drive, Suite 101
Scottsdale, AZ 85260
Email: Eric@azseg.com
Phone: 480-462-2783
Zoning Attorney/Representative
Quarles & Brady LLP
Attn: Benjamin Graff
2 North Central Avenue, Suite 600
Phoenix, AZ 85004
Email: Benjamin.Graff@quarles.com
Phone: 602-229-5683
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Table of Contents
I. Introduction and Property Overview …………………………………………………………4
A. The Property ………………………………………………………………………….5
B. Surrounding Zoning ………………………………………………………………….5
C. Existing Zoning History ………….…………………………………………………..6
II. Project Description …………………………………………………………………………..6
A. Architectural Design ………………………………………………………………....8
B. Landscape and Design ………………………………………………………...…..….9
C. Street Improvements, Circulation and Parking …………………………………..….11
D. Water, Sewer, and Underground Retention …………………………………………12
E. Economic and Fiscal Impact ………………………………………………………..12
III. Amended PAD Use Regulations ……………...…………………………………………….12
A. Permitted Uses ……………………………………………………………………....12
B. Accessory Uses ……………………………………………………………………..13
IV. PAD Use Regulations Consistent with ZON05-04 and ZON18-13…………………………13
A. Uses Subject to Conditions………………………………………………………….13
B. Uses Subject to Conditional Use Permit…………………………………………….13
C. Prohibited Uses…………………………………………………………….………..13
V. Signage …………………………………………………………………………….………..13
VI. Amended PAD Development Standards: Multifamily Residential Portion …………………14
VII.
Amended PAD Development Standards: Future Commercial Phases ……….…………15
VIII. Compliance with PAD District ……………………………………………..…………..15
IX. Existing General Plan Designation ……………………………………………….………...16
X. Requested General Plan Designation ……………………………………………….………17
XI. Conformance with Goals of General Plan ………………………………………………….17
A. Land Use Element …………………………………………………………………..17
B. Housing Element ……………………………………………………………………18
C. Growth Area Element ……………………………………………………………….19
D. Conservation, Rehabilitation and Redevelopment Element ………………………...20
E. Western Area Plan Update ………………………………………………………….20
F. Airpark Character Area Plan ………………………………………………………..20
XII.
Conclusion …………...……………………………………………………………..….. 21
Exhibits
Tab A: Aerial and Zoning Maps
Tab B: Property Survey
Tab C: Conceptual Master Plan Exhibit
Tab D: Site Plan
Tab E: Elevations
Tab F: Landscape Plan and Open Space Exhibit
Tab G: Conceptual Sign Plan
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I.
Introduction
The Cornerstone at Camelback Planned Area Development (the "PAD"), located at the
Northeast corner of 99th Avenue and Camelback Road, was originally approved via Case No.
ZON05-04 in 2005 and allowed for a mix of uses, including: (1) Office; (2) Retail; (3) Hotel;
(4) Restaurants; (5) Personal, Financial, Business Services; and (6) Medical and Dental Offices.
Then, in 2019 Case No. ZON18-13 amended the PAD for the limited purpose of adding a new
self-storage use. All other permitted uses, development standards, and PAD regulations
remained unchanged. The purpose of this application is to request a second amendment to the
PAD as is described in detail below.
Our firm represents Anton DevCo ("Anton" or the "Applicant") in regard to a request for
a limited second amendment to the Cornerstone at Camelback Planned Area Development (the
"PAD") and the General Plan Designation, for the purpose of adding a mixed-use multifamily
development as a permitted use within the PAD. This amendment only impacts a roughly 10.28-
acre site within the PAD located approximately 500 feet north of the Northeast corner of 99th
Avenue and Camelback Road (5419 and 5205 North 99th Avenue, Glendale, AZ 85305; Parcel
Nos. 102-14-648 & 102-14-279) (the "Property"). See Aerial and Zoning Maps Attached at Tab
A and Property Survey Attached at Tab B for specific Property location. The Property is limited
to a future mixed use multifamily development, an existing pad for future medical office use (or
other uses as permitted by the PAD), and an existing pad for future retail use (or other uses as
permitted by the PAD). Therefore, this PAD amendment only impacts the Property and leaves
all other land portions of the PAD, and associated regulations, unchanged.
This application seeks to amend the following in regard to the specific Property and
limited to the new multifamily use: (1) Land Use Regulations by adding multifamily as a new
permitted use; (2) Development Standards; (3) Architectural Design Standards; (4) Materials
and Color Palette; (5) the Landscaping Theme; and (6) the Sign Package. Any property, use,
development standards, or PAD regulations not expressly addressed by this second amendment
shall continue to be regulated by the original PAD and first PAD amendment approved via Case
Nos. ZON05-04 and ZON18-13.
This second PAD Amendment seeks to amend the current Cornerstone at Camelback PAD
("Planned Area Development") zoning under ZON18-13 and ZON05-04 to allow for the
construction of a new mixed-use multifamily development consisting of a 320 unit, 38 dwellings
units per acre, 4-story multifamily development with approximately 7,070 sq. ft. of ground-floor
retail near 99th Avenue and approximately 4,000 sq. ft. of internal amenities including a leasing
office, clubhouse, mailroom and a fitness area. In addition to the mixed-use multifamily
development proposed in this application, the development of the vacant parcels will consist of
an approximate 20,000 sq. ft. medical office building (other permitted PAD uses may also be
developed), and one for an approximate 4,000 sq. ft. retail or restaurant use (other permitted
PAD uses may also be developed) to be development in future phases. In addition to the
Amendment to the PAD zoning, Anton intends to process a Minor General Plan Amendment
(applicable only to the Property) to change the existing land use designation from Planning
Commercial to Entertainment Mixed Use to allow the Property to be utilized for multifamily
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residential.
Anton DevCo has over 25 years of experience in quality mixed use and multifamily
development. Anton is led by Steven L. Eggert, Founder and President, along with Managing
Partner and Chief Investment Officer, Trisha Malone, and Managing Partner, Development and
Construction, Andy Davidson. Anton DevCo is a fully integrated company including expertise
in development, financing, construction and property management. Anton is detail oriented and
intimately involved in every phase of each project from concept to completion. This includes
site selection, architectural and structural design, permit issuance, construction and day-to-day
operations. Anton DevCo and its affiliates have completed 54 high-quality multifamily
communities totaling 9,000 developed units. Please visit their website at www.AntonDev.com
for more information on past and current projects.
A. The Property
The Property is currently vacant and situated between a self-service warehouse to the north
and a hotel, bank, and restaurants to the east and south. Two other vacant pads, under control of
the existing property owner, also exist within the Property. The future development of those
parcels for medical office, retail, or other uses permitted by the PAD are addressed in this
application, in addition to the proposed mixed-use multifamily use. See Aerial Maps Attached
at Tab A.
B. Surrounding Zoning
Surrounding Zoning
North
C-O - Commercial Office
East
CSC - Community Shopping Center (across the Loop 101)
South
PAD - Planned Area Development
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West
R-3A PCD - Multifamily Residence, Planned Community Development
C-2 HGT/WVR PCD - Intermediate Commercial with a height waiver,
Planning Community District (City of Phoenix Jurisdiction)
Onsite
PAD - Planned Area Development
C. Zoning History
The Property is currently zoned in accordance with the Cornerstone at Camelback PAD,,
per Case No. ZON05-04, which rezoned 18.23 acres on June 14, 2005 from Agricultural District
(A-1) to PAD. The Property has a General Plan designation of Planned Commercial. The
Cornerstone at Camelback PAD originally approved this area for primarily commercial uses
including: (1) Office; (2) Retail; (3) Hotel; (4) Restaurants; (5) Personal, Financial, Business
Services; and (6) Medical and Dental Offices. Portions of the original PAD have since been
developed including a hotel, bank, and several restaurants
The PAD was then amended on April 23, 2019 via Case No. ZON18-13 to allow for a
new self-storage use. The first PAD amendment revised the permitted uses and development
standards to support the development of the self-storage warehouse, which has since been fully
developed.
Due to the unique location of the Property and the downturn of office utilization and
development, a multifamily mixed-use development is an appropriate use for the area and
surrounding uses. See Zoning and General Plan Maps Attached at Tab A. Additionally, the
subject Property has remained vacant after being unsuccessfully marketed for office uses for 17
years. The proposed mixed-use multifamily development is not only economically viable but
will also bring customers within walking distance to the existing and proposed retail/commercial
uses.
II.
Project Description
The mixed-use multifamily project will consist of 320 dwelling units across three
buildings, all four-stories in height with elevators, corridors, tuck under single car garages and
surface parking. Amenities will include the following:
• Leasing Office
• Mailroom
• Multi-Sport Courts
• Putting Greens
• Pools / Hot Tubs
• Barbeque / Pizza Oven stations
• Lounge / Tenant Gathering Area
• Dog Run / Dog Wash
• Firepits
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• Clubhouse (Including Prep Kitchen, Oven, Dishwasher, Full Sink, Heating
Tray/Microwave, Seating Areas, TVs, Video Games
• VR / Sports Simulation Room / Gaming Room (Video Games and Table Games)
• Collaborative Workspace / Office
• Package Locker Room
• Coffee Bar (Coffee Station for Tenants and Guests on Property Tours)
• Waiting Lounge for Ride Share Pickup
• Gyms/Yoga Room
• Bike Repair Station
The proposed density is 38 dwelling units per acre and will offer both 1 and 2 bedrooms
and provide a total of 565 parking spaces. In addition to the 280,000 sq. ft. of multifamily, this
development will incorporate 7,070 sq. ft. of new ground-floor commercial/retail uses integrated
into the multifamily buildings. Main access to the site will be off of 99th Avenue and the Property
will be adequately landscaped.
In addition to the mixed-use multifamily site to be developed by Anton, the overall
master-planned area includes two additional vacant parcels ripe for development. Please See
Vacant Parcel Map Exhibits Attached at Page 3 of Tab A. In addition to the mixed-use
multifamily development proposed in this application, the current property owner intends to
develop Vacant Parcel A as an approximate 20,000 sq. ft. medical office building (other
permitted PAD uses may also be developed), and Vacant Parcel B as an approximate 4,000 sq.
ft. retail or restaurant use (other permitted PAD uses may also be developed). Therefore, the
aggregate impact of the proposed PAD Amendment and associated new development will
consist of: (1) 280,000 sq. ft. of new multifamily; (2) 7,070 sq. ft. of new ground floor
retail/restaurant; (3) approximately 4,000 sq. ft. of internal amenities including a leasing office,
clubhouse, mailroom and a fitness area to benefit future residents. (4) a 4,000 sq. ft. detached
commercial pad for retail/restaurant (other permitted PAD uses may also be developed); (5) a
20,000 sq. ft. Medical Office (other permitted PAD uses may also be developed) building; and
See Conceptual Master Plan Exhibit Attached at Tab C1. The mixed-use multifamily
development may be developed as its own phase and independent of any additional retail,
medical office, or other new uses within the PAD.
Additionally, the billboard existing on the Property will continue to operate and will be
maintained by existing ownership, rather than by Anton. A separate parcel with appropriate
access easements will be created and recorded in the future specifically for the billboard.
1 Conceptual Master Plan Exhibit is for the purposes of illustration of the overall incorporation of the Property into
the rest of the PAD area. Please refer to Tab D for Conceptual Site Plan for the Mixed-Use Multifamily Portion.
The future commercial pads will be developed under future and separate phases.
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A. Architectural Design
This second PAD Amendment will amend the previous approved Architectural Design
Standards and Materials and Color Palette, but only in regard to the proposed mixed-use
multifamily development. The future commercial pads within the Property and overall PAD shall
continue to be regulated by Case Nos. ZON05-04 and ZON18-13 for Architectural Design
Standards and Materials and Color Palette. See Site Plan Attached at Tab D for specific site
layout and locations of buildings, retail spaces and amenities. See Elevations Attached at Tab E
for specific locations of materials and colors and overall material and color board.
Three four-story mixed-use buildings are strategically placed to for the future mixed-use
multifamily within the Property. The most prominent of these buildings faces 99th and includes
approximately 3,800 sq. ft. of retail space located at the corner of the building as one enters the
project. The architecture is contemporary with undulating planes of stucco and other materials
mixed with other earth-colored tones to give the façade a dynamically layered look. The
architecture includes numerous building materials that will consist of: (a) aluminum framing
surrounding storefront glazing for retail storefronts; (b) metal railings for the decks and
balconies; (c) vinyl windows; (d) wood porcelain tile accents; (e) metal awnings; (f) sectional
metal garage doors; (g) fiber cement siding; and (h) omega stucco. The earth-colored tones will
consist of: (a) white; (b) iron ore; (c) thatch brown; (d) urbane bronze; (e) caviar; and (f)
folkstone. The roofline is also articulated with various heights and finishes. Metal railings for
the decks and storefront glass for the retail component offer a stark contrast to the architectural
planes. See Site Plan Attached at Tab D for specific site layout and locations of buildings, retail
spaces and amenities. See Elevations Attached at Tab E for specific locations of materials and
colors and overall material and color board.
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The 2nd building completes the corner of the project, containing approximately 3,300 sq.
ft. of retail on the ground floor. At the east portion of this building, over 4,000 sq. ft. of internal
amenities are programmed for the enjoyment of the residents. The fitness center opens out to the
resort type pool deck. The 3rd building consists of an all-residential program with three outdoor
courtyards created by a meandering building composite. The architectural vocabulary of these 3
buildings is consistently maintained not just on the public facing facades, but also on the internal
courtyards and auto courts. See Site Plan Attached at Tab D for specific site layout and locations
of buildings, retail spaces and amenities. See Elevations Attached at Tab E for specific locations
of materials and colors and overall material and color board.
B.
Landscape and Design
This second PAD Amendment will amend the previously approved Landscape Theme,
but only as it applies to the proposed mixed-use multifamily development. All remaining
portions of the PAD shall continue to be regulated by the Landscape Theme approved in Case
Nos. ZON05-04 and ZON18-13. See Conceptual Landscape Plan and Open Space Plan Attached
at Tab F for overall Landscape Theme including Planting Materials and Programming of Open
Space for the mixed-use multifamily development.
The mixed-use multifamily development portion of the Property shall be amended to the
following planting materials listed below:
Planting Materials2
Proposed3
Size
Trees
Chitalpa
Texas Ebony
Wilsonii Olive
Date Palm
Mastic Tree
Southern Live Oak
Yellow Oleander
Tipu Tree
Allee Elm
24" Box
24" Box
24" Box
14' CTH
24" Box
24" Box
24" Box
24" Box
24" Box
Extra Large Shrubs
Hopbush
Desert Lavender
Orange Jubilee
Arizona Rosewood
5 gal.
15 gal.
15 gal.
15 gal.
Large Shrubs
Red Fairy Duster
Silver Cassia
Chihuahuan Sage
Jojoba
Goldeneye
5 gal.
5 gal.
5 gal.
15 gal.
1 gal.
Medium Shrubs
Winter Blaze
5 gal.
2 Any Planting Materials not expressly stated in the table shall be governed by Case Nos. ZON05-04 and ZON18-
13.
3 Common Name included only; Refer to Tab F: Landscape Plan for locations of Planting Materials.
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Blue Bells
Turpentine Bush
Mexican Honeysuckle
Thunder Cloud Sage
Tuscan Blue Rosemary
Desert Ruellia
Bush Germander
5gal.
1 gal.
5 gal.
5 gal.
5 gal.
5 gal.
5 gal.
Small Shrubs
Pink Fairy Duster
Little John Bottle Bush
Spanish Lavender
Dwarf Myrtle
Dwarf Olive
Sugar Bush
5 gal.
5 gal.
5 gal.
5 gal.
5 gal.
5 gal.
Groundcovers
Prostrate Acacia
Damianita
Ground Morning Glory
Sierra Gold Dalea
Outback Sunrise Eremophilia
Sandpaper Verbena
1 gal.
1 gal.
1 gal.
1 gal.
1 gal.
5 gal.
Cacti/Accents
Twin Flowered Agave
Blue Elf Aloe
Blonde Ambition
Shrubby Bulbine
Desert Spoon
Yellow Yucca
Giant Hesperaloe
Deer Grass
Dwarf Elephant Food
Twisted Leaf Yucca
5 gal.
5 gal.
1 gal.
1 gal.
5 gal.
5 gal.
5 gal.
1 gal.
5 gal.
5 gal.
Vines
Orange Bougainvillea
Purple Lilac Vine
Lady Bank's Rose
5 gal.
5 gal.
5 gal.
Inerts
Decomposed Granite - 1" screened
Painted Desert
Concrete Pavers
Synthetic Turf
Concrete Header - 6" Wide Standard
Color and Finish
The design goal of the landscape within the project is to provide residents and visitors a
sense of community with a strong sense of place. The landscape calls attention to entryways and
the pool area through the use of palms as well as ordered planting to draw the eye toward these
wayfinding locations. The plant palette for the project is comprised of vegetation selected from
the “Low Water Use and Drought Tolerant Plant List” ("LWU") in order to compliment the
fabric of Glendale, integrate the proposed development into the context of the surrounding area,
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and support sustainable use of water in an arid environment. Trees were carefully located to
provide ample shade, a visual transition between the proposed development and adjacent uses,
and to frame elements of the architecture. Amenity spaces are focused to create unique
recreational zones for residents to enjoy from a pool/spa area, gaming lawn, gathering area, and
putting green.
Adjacent to the fitness center and main offices for the proposed development, the pool
and spa amenity area set a visual tone for the project. Palms and ordered planting frame the pool
and cabanas, creating a serene soft backdrop for relaxation. A water feature near the spa adds an
additional element of visual and auditory enhancement. A barbeque pit invites residents outside
to grill and gather.
The proposed development includes three courtyard amenity areas, each dedicated to a
variety of active and passive recreational needs. One is a dedicated flexible space for residents
to come together and enjoy lawn games and sitting by the fire. A section of artificial turf as well
as hardscape areas provide ample space for recreation. Moveable seating allows residents the
flexibility to adjust the space to their needs, allowing for more active games or a more
comfortable relaxed setting. Trees around the periphery soften the visual of the architecture and
shade. The second courtyard offers opportunities for residents to enjoy a small artificial turf
putting green. The third courtyard includes ample seating, string lights, and double fireplaces to
provide a relaxed setting for residents to sit back and enjoy. See Conceptual Landscape Plan and
Open Space Plan Attached at Tab F for overall Landscape Theme including Planting Materials
and Programming of Open Space for the mixed-use multifamily development.
C. Street Improvements, Circulation and Parking
All changes and updates to ingress, egress, and internal circulation are limited to the
mixed-use multifamily portion of the Property. All other previously approved ingress, egress,
and internal circulation throughout the PAD remain regulated by Case Nos. ZON05-04 and
ZON18-13. The proposed development will be accessible from the external roadway network
via two existing shared access driveways located along 99th Avenue. These existing driveways
are located approximately 670 feet and 1,070 feet north of Camelback Road and connect to the
existing internal roadway network of the surrounding sites, allowing circulation between the
adjacent parcels. Direct access to the proposed development will be provided from several full
access driveways located along the existing internal roadway network. Right turn lanes and a
two-way left-turn lane currently exist along 99th Avenue at each existing shared access driveway
to facilitate right and left turning movements for ingress and egress. A pork chop or "right
in/right-out" access point will be provided on the northern most drive along 99th Avenue.
Additionally, 99th Avenue half-street of right-of-way for the Property will be improved with
landscaping that meets City of Glendale Code requirements.
The proposed parking plan will offer 94 garages and 441 surface parking spaces to
address the anticipated parking demand for residents, visitors, and costumers for the retail space.
A total of 565 parking spaces or approximately 1.82 spaces per dwelling unit is provided
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throughout the community, which exceeds the City’s parking requirements by approximately 13
spaces.
D. Water, Sewer, and Underground Retention
All changes and updates to water, sewer, and retention are limited to the mixed-use
multifamily portion of the Property. All other previously approved water, sewer, and retention
configurations throughout the PAD remain regulated by Case Nos. ZON05-04 and ZON18-13.
Underground retention will be placed in the parking lots and connect to a storm water system
that will collect and drain drainage flows. Water and sewer connections will be made to existing
lines within the project or to existing connections from the 99th Avenue right-of-way.
E. Economic and Fiscal Impact
Anton conducted an economic and fiscal analysis of the proposed Mixed-Use
Development. This analysis shows the multifamily development will produce a net positive
impact to the businesses surrounding the proposed Anton Glendale Development as well as the
City of Glendale. Adding 304 new households (320 units at 95% occupancy) would represent
$23.6 million (average household income of $77,600) of new household income. Based on the
U.S. Consumer Expenditure Survey, this equates to $9.0 million of additional disposable income
that can be recirculated within the City of Glendale.
The Economic Impact derived from the cost of developing the proposed Mixed-Use
Village would generate $78.1 million in wages and a regional economic impact of $154.1 million
during construction (compared to $19.7 million in wages and $45.4 million in economic impact
if the existing zoning is implemented).
III.
Amended PAD Use Regulations4
A. Permitted Uses
Any use not listed in this second amendment to the PAD shall be regulated by Case Nos.
ZON05-04 and ZON18-13. All permitted uses listed in Case Nos. ZON05-04 and ZON18-13
shall continue to be permitted on the Property. This second PAD amendment amends the
Permitted Uses to allow the following additional use within the Property:
1. Multifamily Residential with a density up to 38 du/acre
4 Any use not expressly listed in this second amendment will be regulated by Case Nos. ZON05-04 and ZON18-13
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IV.
PAD Use Regulations Consistent with ZON05-05 and ZON18-13
A. Uses Subject to Conditions
The regulations applicable to Uses Subject to Conditions previously approved in Case
Nos. ZON05-04 and ZON18-13 shall remain in full force and effect.
B. Uses Subject to a Conditional Use Permit
The regulations applicable to Uses Subject to a Conditional Use Permit previously
approved in Case Nos. ZON05-04 and ZON18-13 shall remain in full force and effect.
C. Accessory Uses
The regulations applicable to Accessory Uses previously approved in Case Nos. ZON05-
04 and ZON18-13 shall remain in full force and effect.
D. Prohibited Uses
The regulations applicable to Prohibited Uses previously approved in Case Nos. ZON05-
04 and ZON18-13 remain in full force and effect.
V.
Signage
The Sign Package previously established in the original PAD shall be amended, but only
as it pertains to the mixed-use multifamily portion of the Property. The amended multifamily
wall sign materials, colors, individual dimensional letters, and overall design are included in the
attached Conceptual Sign Plan at Tab H. All other portions of the PAD shall comply with the
previously established Signage Package as approved in Case Nos. ZON05-04 and ZON18-13.
Ground monument signs for multifamily residential, retail or commercial uses are permitted and
shall comply with the City of Glendale Signage Code Requirements.
The mixed-use multifamily development portion of the Property shall be amended to the
following wall sign standards listed below, which correspond with the Conceptual Sign Plan:
Standard5
Proposed
Building 1
Building 2 and 3
Retail - Ground
Floor Bldg 2 & 3
Number of Wall Signs
1
2
1 per retail suite
Sign Letters
Length
3 in.
3 in.
6 in.
5 Any sign standard not expressly stated in the table shall be governed by Case Nos. ZON05-04 and ZON18-13.
Ground monument signs for multifamily residential, retail or commercial uses are permitted and shall comply with
the City of Glendale Signage Code Requirements.
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Width
Height
3 in.
2 in.
3 in.
3 in.
3 in.
1 ft. 6in.
Total Sign Area
39 sq. ft.
63 sq. ft.
9 sq. ft.
Sign Height from Ground
32 ft.
15 ft.
10 ft.
Sign Colors
See Conceptual Sign Plan at Tab H
Sign Materials
Aluminum
Sign Illumination
Illuminated
VI.
Amended PAD Development Standards: Mixed Use Multifamily Portion
All development standards not addressed within this second amendment shall be
regulated by Case Nos. ZON05-04 and ZON18-13. The Development Standards limited to the
Mixed-Use Multifamily portion of the Property, shall be amended as listed below:
Standard6
Proposed
Density
Total Multifamily Units
320 units
Density
38 du/ac
Building Setbacks
99th Avenue
20 ft.
North
10 ft.
East
10 ft.
West
10 ft.
South
10 ft.
Open Space
Active Open Space
3%
Passive Open Space
20%
Total Open Space
23%
Refer to Tab F: Open Space Plan for locations of Passive and Active Open Space
Landscape Area
and Setbacks
Total Site Area
15%
99th Avenue
30 ft.
North
16 ft.
East
12 ft.
West
18 ft.
Parking
Parking Space Dimension
9'x18'
Off-Street Parking Requirements by Use shall comply with
requirements outlined within Section 7.403 of the City of Glendale
Zoning Ordinance
6 Any development standard not expressly stated in the table shall be governed by Case Nos. ZON05-04 and
ZON18-13.
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VII.
PAD Development Standards: Future Commercial Phases
The development standards for the future medical office, retail, and other uses permitted
by the PAD shall be regulated by the development standards approved in Case Nos. ZON05-04
and ZON18-13. Please See Vacant Parcel Map Exhibits Attached at Page 3 of Tab A for
locations of future commercial pads.
VIII. Compliance with PAD District
As stated in the Glendale Zoning Ordinance, the PAD district accommodates mixed-use
development which combines residential and nonresidential land uses through common design
elements. The district promotes flexibility and encourages variations in building design, lot
arrangement, circulation patterns, and land uses. For the following reasons, the proposed
development carries out the intent of the PAD district:
A. Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
The proposed development utilizes a unique configuration of parcels to achieve an
integrated and seamless mixed-use development. Direct access to the proposed development will
be provided from several full access driveways located along the existing internal roadway
network. Right turn lanes and a two-way left-turn lane currently exist along 99th Avenue at each
existing shared access driveway to facilitate right and left turning movements for ingress and
egress. The proposed circulation will provide for a seamless environment for residents,
pedestrians, and patrons of the retails uses.
B. Encourage residential development to provide a mixture of housing types and
designs.
The proposed development seeks to integrate a high quality multifamily residential
development in addition to medical office, retail/commercial, and restaurant uses. The residential
development consists of higher end one- and two-bedroom units with a large number of
amenities and open space. The design of the buildings is contemporary in nature and seeks to
promote a dynamic layered look.
C. Encourage innovative development or redevelopment concepts for all land use types
to provide a greater variety and intensity of uses.
The proposed development will feature a mixture of uses including the residential
component with ground floor retail, and separate pads including other permitted PAD uses, such
as medical office and retail. This provides a greater variety and intensity of uses throughout the
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overall PAD area.
D. Provide a process which relates the urban design and scale of project to the unique
characteristics of the site.
The urban design goal of the landscaping within the project is to provide residents and
visitors a sense of community with a strong sense of place. The architecture is contemporary
with undulating planes mixed with other earth-colored tones to give the façade a dynamically
layered look. The roof line is also articulated with various heights and finishes. Metal railings
for the decks and storefront glass for the retail component offer a stark contrast to the
architectural planes. The architectural theme of these three buildings is consistently maintained
not only on the public facing facades, but also on the internal courtyards and auto courts.
E. Require the nature and intensity of development to be supported by adequate
utilities, transportation, drainage, and common open spaces to serve the
development and to minimize impact on existing or future adjacent development.
The proposed development is adequately supported by the current water and sewer lines.
All retention will be placed underground, and the development consists of 23.88% open space
for the enjoyment of residents.
F. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
The proposed development is consistent with the requested Minor General Plan
Amendment, Western Area Plan and Airpark Character Area as described further in Section
VIII.
IX.
Existing General Plan Designation
The Property has a current General Plan designation of Planned Commercial ("PC"). The
Planned Commercial designation provides "for commercial retail development that is planned,
constructed and operated as a single entity. The intent is to provide neighborhood, community
and regional destination shopping that incorporate a pedestrian orientation within the
development. Planned Commercial projects require a master development plan to show the
relationship between buildings, driveways and internal circulation, pedestrian circulation,
gathering areas, parking and landscaped areas. Planned Commercial accommodates several retail
businesses within one or more functionally related buildings that share a common architectural
theme. These businesses share driveways, identification signs, parking, and a common
landscaping theme. Key factors for commercial activity are to minimize development and land
use conflicts, maintain appropriate transportation access and parking, ensure development where
adequate municipal services are present, and provide community connectivity and convenience."
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X.
Requested General Plan Designation
The Applicant intends to amend the General Plan, limited to the boundaries of the
Property, from PC ("Planned Commercial") to EMU ("Entertainment Mixed Use"). The
Entertainment Mixed Use designation provides for "regional level sports, entertainment and
employment centers, including public gathering sites with related commercial and public/quasi‐
public amenities for the benefit of the community. Land uses include large‐scale projects such
as arenas, stadiums, amphitheaters, public gardens, public plazas, parking garages, offices, retail
establishments, and urban style housing. Unified architecture and landscaping, and public art
characterize this type of use. As the EMU designation is designed to support unique
developments with both a local and regional appeal, no desired land use mix is defined, but a
wide range of commercial and office uses is expected. The EMU designation allows multi‐
family residential units provided residential development is a minimum of 18 dwelling units per
acre. The EMU also allows General Commercial uses. Single‐family attached or detached
structures are not permitted in the EMU land use category." The proposed development is in line
with the EMU designation due to its multifamily development and commercial uses providing a
unique large-scale project. The City of Glendale General Plan "Envision Glendale 2040" has set
forth specific goals to realize each element of the General Plan. Specific policies were created to
ensure that each goal is achieved through the General Plan.
XI.
Conformance with Goals of General Plan
The following General Plan Goals and Policies are being met with the proposed development:
A. Land Use Element: The purpose of the Land Use Element is to guide development in an
orderly manner while balancing growth with community asset preservation.
1. Goal LU-2: There are transition and buffer areas between unrelated land uses.
•
Policy LU-2.3: The City should use spatial transitions, design buffers or
similar techniques between incompatible land uses.
•
Policy LU-2.4: The City shall ensure that adequate buffers between
residential and non‐residential uses are included, except in cases where the
residential is a part of a mixed‐use development where it relates to the
adjacent use.
Response: The proposed mixed-use development allows the adequate transition from the office
complex and self-service warehouse complex to the north and the commercial retail pads
to the south of the Property. The high-density mixed-use development allows a necessary
buffer from the two uses but also provides much needed residents to service the
surrounding businesses.
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2. Goal LU-4: Mixed-use projects provide urban clusters with housing, retail,
restaurants and integrated transit facilities in Glendale.
•
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.
•
Policy LU-4.2: The City shall encourage the development of live/work units
in areas of the City that are appropriate for mixed‐use development.
•
Policy LU-4.3: The City shall prepare criteria to address compatibility needs
and establish incentives to promote mixed‐use development.
•
Policy LU-4.4: The City shall encourage a variety and mix of uses, including
both vertical and horizontal mixed‐use where appropriate.
Response: The proposed mixed-use project meets this goal of the General Plan by not only
providing integrated retail with the residential use but also detached commercial pads set
aside for future developments. By providing housing and additional retail opportunities
it creates a sustainable community within the small project area. Residents will be able
to shop, eat, work, receive medical care, and have access to entertainment all within
walking distance of their home.
B. Housing Element: The purpose of this Housing Element is to establish housing goals
and policies that respond to local housing conditions and needs.
1. Goal HE-2: Glendale has a wide variety of housing types, styles and options.
•
Policy HE-2.1: The City should encourage variety in siting, floor plans,
elevations, massing, materials, and color schemes in housing units included
in new residential developments.
•
Policy HE-2.3: The City should provide housing areas that allow
homeowners to move up in home size, quality, and price.
•
Policy HE-2.6: The City shall develop a comprehensive strategy for attracting
a variety of housing opportunities, including higher‐end and move‐up housing
markets.
Response: The proposed development consists of a total of six floor plans across one- and two-
bedroom options. The contemporary architectural design including stucco mixed with
other earth-colored tones gives the façade a dynamically layered look. The roof line is
also articulated with various heights and finishes. Metal railings for the decks and
storefront glass for the retail component provide a stark contrast. This residential
apartment use allows individual and families to move to Glendale and allow it to become
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home as an above market rate product but also as a transition to home ownership.
2. Goal HE-5: Glendale has diverse, safe, resource-efficient and high-quality housing
options that blend with and enhance its image.
•
Policy HE-5.1: The City shall encourage creatively designed subdivision
layouts, particularly layouts in which open space and recreational amenities
are thoughtfully integrated throughout.
•
Policy HE-5.2: The City shall encourage housing developments to
incorporate the highest possible cost‐ and quality‐effective level of amenities,
sustainable design, durability, and architectural quality.
•
Policy HE-5.3: The City should develop safe, well built, attractive housing
that adds variety to neighborhoods, thereby serving as a catalyst for the
improvement of the surrounding neighborhoods.
Response: The proposed development utilizes a unique layout that integrates the residential with
the ground floor retail and the existing commercial uses on the larger PAD area. The
landscape calls attention to entryways and the pool area with palms as well as ordered
planting to draw the eye towards these wayfinding locations. The plant palette for the
project is comprised of vegetation selected from the “Low Water Use and Drought
Tolerant Plant List” (LWU) in order to compliment the fabric of Glendale, integrate the
proposed development into the context of the surrounding area, and support sustainable
use of water in an arid environment. This is all to integrate the development into the
surrounding community and Glendale as a whole.
C. Growth Area Element: The goals and policies in this element are designed to ensure
orderly development and to ensure a mix of land uses in designated Growth Areas that
provide opportunities for commerce, industry, housing and amenities while enhancing
connectivity.
1. Goal GA-2: Glendale’s identified Growth Areas are supported with appropriate
infrastructure.
•
Policy GA-2.1: The City shall concentrate growth in areas that may be served
most efficiently.
•
Policy GA-2.2: The City shall locate growth nodes where traffic capacities
can expand, such as near freeway corridor intersections with major streets.
Response: The Property is located within the Western Area Plan and within the Airpark
Character Area. With the placement of the proposed development close to a major
freeway corridor and along major arterial streets allows for appropriate growth for the
area. Residential and mixed-use uses and infrastructure will serve the employment center
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for the area and provide appropriate infrastructure for residents and employees.
D. Conservation, Rehabilitation and Redevelopment Element: The Conservation,
Rehabilitation and Redevelopment Element is designed to guide new development,
redevelopment and investment to upgrade and revitalize existing neighborhoods and
locations
1. Goal CRR-3: Underutilized properties are redeveloped and reused.
•
Policy CRR-3.2: The City shall promote reuse and intensification of
industrial and / or vacant commercial properties.
Response: The proposed development is on currently vacant parcels that are currently designated
for commercial uses. By amending the underlying PAD zoning district and amendment
to General Plan to EMU the redevelop of the parcels will support not only commercial
uses but a high-density residential use that will further benefit the area.
E. Western Area Plan Update
The Property is located within the boundaries of the Western Area Plan, which was
adopted on June 4, 2002. This plan set forth amendments to the General Plan's Land Use
Elements to include the Western Land Use Guidelines, Employment Centers, Floor Area Ratios,
Building Heights and Future Land Use Maps. The Western Area Plan allows for additional
allowances for floor area ratio and building heights and the proposed development is in
compliance with these plans. The Property is located within a designated Employment Center.
See Western Area Plan Maps Attached at Tab A.
F. Airpark Character Area Element
The Property is located within the boundaries of the Airpark Character Area, including
guidance contained within the Western Area Plan. The Airpark Character Area objective is to
"create a modern employment center that provides a high-quality work environment, attractive
to new business investment, and enhances the physical character of the community. New
development will provide a positive identity that complements other development in the area.
Planned developments with shared access and circulation, complementary architecture,
landscaping, and signage and coordinated marketing are desired. Well-designed buildings with
quality materials and construction, screened storage areas, and landscaped grounds will be
required." The proposed development compliments and conforms with the Airpark Character
Plan by providing retail and commercial uses and also by providing residential units for people
to live and work within the employment center. The architecture, landscaping and overall design
of the development compliments the surrounding neighborhoods and integrates into the Glendale
community.
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XII.
Conclusion
Anton DevCo a limited and focused amendment to the Camelback at Cornerstone PAD to
allow for a mixed-use multifamily development which will reinvigorate the overall PAD and
surrounding area. The proposed PAD amendment will include 280,000 sq. ft. of multifamily,
7,070 sq. ft. of ground-floor commercial/retail uses integrated into the multifamily use, 4,000 sq.
ft. of stand-alone retail (or other permitted PAD uses), and 20,000 sq. ft. of medical office (or
other permitted PAD uses). The proposed density is 38 dwelling units per acre and will offer
both 1 and 2 bedrooms and provide a total of 565 parking spaces. Main access to the site will be
off of 99th Avenue and the Property will be adequately landscaped. In addition to the
Amendment to the PAD zoning, Anton intends to process a Minor General Plan Amendment to
change the existing land use designation of the Property from Planning Commercial to
Entertainment Mixed Use to allow the Property to be utilized for residential. The architectural
and landscaping design is contemporary and creates a sense of place for visitors and residents
alike. Additionally, the economic benefits associated with the new mixed-use development are
substantial and significantly outweigh any benefit of an office building development as
anticipated by the original PAD. The proposed request meets all requisite standards and
expectations set forth the by the City of Glendale.