Applicant's Response Packet, May 2024

GAMMAGE & BURNHAM, P.L.C.

ATTORNEYS AT LAW
40 NORTH CENTRAL AVENUE

20TH FLOOR
TELEPHONE (602) 256-0566
PHOENIX, ARIZONA 85004 FACSIMILE (602) 256-4475
Cameron C. Artigue
cartigue@gblaw.com WRITER'S DIRECT LINE
(602) 256-4418
May 09, 2024

Via USPS First Class Mail and
Email (w/o Enclosure): tperry@glendaleaz.com

Tabitha Perry

Deputy Director, Development Services-Planning
City of Glendale

Development Services Department

5754 West Glenn Drive

Glendale, AZ. 85301

Re: Appeal of Zoning Interpretation ZIV24-01

Dear Ms. Perry:

These materials are being submitted in connection with the City Council’s consideration
of the above-referenced zoning interpretation, which has been set for hearing on May 28,
2024. The appeal will be presented to the City Council by Garry Hays.

Based on the following four points, we respectfully submit that the interpretation is
erroneous and should be modified.

I. The City’s 1993 Zoning Ordinance Did Not Permit Billboards on Loop 303

The City’s 1993 Zoning Ordinance did not permit billboards in the Loop 303 corridor.
The prohibition on billboards could not be amended through a map amendment that rezoned
property to PAD.

I. In 2020. the Park 303 PAD Permitted Billboards in Anticipation of Possible
Change in the Forthcoming UDC

In 2019, the City started a long process of drafting and revising its Uniform Development
Code (the “UDC”). That process wound up taking almost four years. Potential changes to the
old 1993 Zoning Ordinance were a topic of regular discussion throughout those years, and were
the subject of periodic updates to the City’s Planning Commission and City Council.

The Park 303 PAD was submitted and approved during the time the UDC was under
discussion. It was thus reasonable for the PAD narrative to anticipate the eventual approval of
the UDC. The narrative for the Park 303 PAD is attached as Exhibit A

7390.1.3841118.5

Tabitha Perry
May 9, 2024
Page 2

In particular, the Park 303 PAD narrative specified that billboards “shall be permitted” in
the PAD “in the event that billboard signs are permitted along the 303 freeway corridor.” The
PAD Narrative specified on page 15:

X. Billboard Signs

Billboard signs, including double sided, static and digital, shall be permitied
within the Park 303 PAD, as located on the site plan, and subject fo the
standards noted below, in the event that billboard signs are permitted along
ihe 303 freeway comidor:

The City Council approved the Park 303 PAD by approving Ordinance 020-42 on June
23, 2020. That Ordinance is attached as Exhibit B. The Ordinance contained a stipulation
explaining that while billboards were “expressly not permitted” under the then-applicable 1993
Zoning Ordinance, billboards “shall be permitted” in the PAD if the City’s zoning ordinance was
amended in the future:

6. Billboards and Digital Billboards as proposed in the PAD are expressly not permitted per
current zoning ordinance regulations which cannot be amended through a PAD, except that
billboards and digital billboards shall be permitted if ordinances are amended at a future
dated that would allow them as proposed in the PAD.

In essence, Ordinance 020-42 pre-authorized billboards within the Park 303 PAD,
subject to the standards in the Park 303 PAD narrative. This approval would take effect if and
when the prohibition in the 1993 Zoning Ordinance was changed by adoption of the UDC.

Il. In 2023. the UDC Permitted Billboards in the Loop 303 Corridor

The City Council finally adopted the UDC on December 12, 2023. The UDC specifies
(table 4.300-1) specifies that billboards are permitted on the Loop 303 in the same manner that
billboards are permitted on the Loop 101. This was confirmed in the City Council’s December
12, 2023 hearing. The table in the UDC is explicit:

35.4.309 Permitted Signs by Use

zn that is not affixed to a building and is

M-Land M-2 All permitted uses. See Section 35 4310.4 for specific sign
standards.
Loop 101 & 203

|
|

See Section 25.4.310.8 for specific sign
standards.
Loop 101& 303

PAD

‘M-tend-Mé-2-erApproved | All permitted uses |

7390.1.3841118.5 2

Tabitha Perry
May 9, 2024
Page 3

IV. The UDC Repeatedly Says that a Previously-Approved PAD is Controlling—
Nothing in the UDC Erases or Supersedes Standards that Were Specified in
a Previously-Approved PAD

Nothing in the UDC prevents the operation of the provisions in the Park 303 PAD. On
the contrary, three different provisions of the UDC specify and confirm that preexisting PADs
will be given full and complete effect.

The UDC’s general transition provision specifies that any PAD that was “approved prior
to” the UDC will “guide and control development”:

35.1108 Applicability

A. All buildings, structures and uses of land shall be subject to all provisions of this UDC. Any
change to an existing building, structure or use of land, as manifested by a use which
requires an increase in parking, change in occupancy, changes to the physical site
including drainage or landscaping, additions or modifications to the building after the

_ effective date of this UDC, or any amendment shall be subject to all provisions of this UDC.

B. A Planned Area Development (PAD), or Planned Residential Development (PRD) Plan,
approved prior to this ordinance, will guide and control development uses permitted for
such property.

The UDC’s sign regulations confirm this general rule—not once but twice. Section
35.4.302 says that when “an approved Planned Area Development” specified “unique sign
criteria,” those criteria “shall remain in effect.”

35.4.302 Applicability

All signs erected, installed, or modified after the effective date of this Ordinance, shail conform
to the regulations within this Section. Instances where an approved Planned Area Development
(PAD}, Zoning Overlay, or stipulation prescribes unique sign criteria not contained within this
Section, such criteria shall remain in effect. However, where such criteria refers to standards
that are not ‘content neutral’, that is, sign allowances based on sign content, such criteria shall
be considered null and void. Similarly, references made to Section 35.42.3900 Signage, in its
entirety or in part, in lieu of establishing unique sign criteria for the subject PAD, Zoning Overlay,
or stipulation, shall be considered null and void.

Finally, Section 35.4.310 says the same thing in different language. It specifies that the
regulations in the UDC supplement and do not supersede the sign regulations in PADs that were
“in existence before the effective date of this ordinance.”

35.4.310 Site Signs

B. Billboards, Digital (Electronic)

7390.1.3841118.5 3

Tabitha Perry
May 9, 2024
Page 4

4, All Digital Billboards erected, placed, or altered within the city shall comply with the
following requirements:

k. Provisions in this section supplement and do not supersede provisions of any PAD
In existence before the effective date of this ordinance.
V. Conclusion

The issue is not complicated. The Park 303 PAD Narrative and the corresponding
Ordinance (020-42) both permit billboards in the area zoned by the Park 303 PAD. And the
UDC (1) generally allows billboards on the Loop 303 corridor; and (2) repeatedly provides that a
preexisting PAD will control. Putting this together, billboards are allowed as specified in the

Park 303 PAD.

Best regards,
GAMMAGE & BURNHAM, P.L.C.

C2.

By Cameron C. Artigue

CCA/ejv
Enclosure

ecc: kkazmerski@glendaleaz.com (w/o Enclosure)

7390,1.3841118.5

EXHIBIT A

PARK 303

Submitted: April 7h, 2020
Revised: June 1st, 2020

Prepared for
Loop 303 at Glendale North, LLC
Loop 303 at Glendale SEC, LLC
Virgin Farms X, LLC
Kakerlee, LLC

PROJECT TEAM

Developers:

Loop 303 at Glendale North & SEC, LLC Virgin Farms X, LLC
Kenneth Roth John M. Russell

1524 W Williams Drive, Unit 115 505 Corral De Tierra Rd.
Phoenix, AZ 85027 Salinas, CA 93908

(623) 582-9900 (831)229-1981

Kakerlee, LLC

Kernit E. Rankin

6325 North 75th Street
Scottsdale, AZ 85250
(480) 991-3985

Civil Engi .
Hunter Engineering Inc.

Jeff Hunter, PE

10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258

(480) 991-3985

Southwest Traffic Engineering, LLC
Andrew Smigielski,

3838 N. Central Avenue, Suite 1810
Phoenix, AZ 85012

(602) 266-7983

Landscape Architect:

Hunter Engineering, Inc.
Audie Hennington, RLA

10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258

(480) 991-3985

Planning:

Hunter Engineering, Inc.
Michael S. Buschbacher II, AICP
10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258

(480) 991-3985

Park 303 Planned Area Development

2

Glendale, Arizona

TABLE OF CONTENTS

lL. ProPOSAl OVEFVIOW vo. ceseeccesssesescssscecsssesseesessssecsenenseeseenenersessananserarerstasseaneees
HL. Existing Zoning ANd General PIAN......ccesseseeeseteeesereetererenenseetetsesescensnenenenenees
Ill. — Planned Ared DEVElIOPMENT...... eee ceceesceeeeeseeceeeeteeeteeeaecnsaensaseseenssereerseeenes
a) Overview and Intent.
1D) Permitted USCS... ceecesseseeeteesereeeeneneeesees
C) SHE PION wee eeeecceseeeeeesesstaeeeesenseseneenereesees .
dl) Development STANTS .....cessseseseseteeeteeeteenenenenenensesescsestsesesseteeeees
PAD Deviations RATION... cee eseceseeseteeeeeeeeeeeeenteneeeees 9,10
i. Height
ii, FAR
iii, Parking
iv. Signage
e) Performance Standards/Use LIMITATIONS «1.0... estes eeeeeeeeeeseeees 10
i. Nuisances
ii, Enclosure
iii. Hazards
iv. Dark Skies

f) Landscape Buffer aNd DOCK SCIEENS .....se sees ee tees eeeeeeeseseetetetetetenes 10
IV. Landscape DESIQN ..... cee eeesseseteseeseeseeeeeeeneeee 10
Vv. Architecture Form & Character . wll
VI. Circulation and ACCéSs.......... 12

a) Existing Conditions ........ .12

b) Proposed Improvements. 12

VIE. Grading AN DrdinAgQe .......ceeceeseteeneeseetsenseessenestaessaenecnensesesennensenaeenenacnes 13
VIN. Utilities GAIN INFFOSTTUCTUIC oo... cece eeteeecseescensceseecsneceerecseceseeteaesiaeeeerenrerseseneseaaees 13
IX. SIQNAGE... see eeeeeeeeeeeeeneeeseees 14
X. — Billboards.. a Fe)
X. Development Phases 16
Xb. SUIMIMATY ue ceeeeeceesscesesseetetseeetntaeeenee 16
XI. Consistency with SUMOUNCING PAD’S .....ccsessceeetereeeecreeesensensnesenerseneeseess 17
LIST OF EXHIBITS ......cccccescssccssseessesssncecceeseccseeceaeecseseauasscesseseseassnsceecetseesaeestarsnasensessons 18
Park 303 Planned Area Development Glendale, Arizona

3

|. Proposal Overview

Virgin Farms X, LLC; Kakerlee, LLC; Loop 303 at Glendale North, LLC and Loop
303 at Glendale SEC (the “Developers”) plans to develop an approximately
340.22 acre property located at the NEC & SEC of Glendale Ave. and State
Route Loop 303 and the NEC of Bethany Home Road and State Route Loop
303 (the “Property”). See Aerial and Vicinity Map attached as Exhibit 1. This
application requests approval of a Planned Area Development (“PAD”)
District to allow a combination of commercial, retail, industrial distribution and
warehouse uses in a development called Park 303. The Applicant seeks to
develop the Property in accordance with the Light Industrial (M-1) and
General Commercial (C-2) zoning and modify development standards to
create a state-of-the-art industrial development with commercial nearby the
expanding State Route 303 Loop transportation corridor.

The Property has been used for agricultural purposes for many years and is
unimproved with no buildings. State Route 303 Loop runs along the western
boundary of the site from a % mile north of Glendale Avenue to Bethany Home
Road, which is the southern boundary for the site. The eastern boundary is
Sarival Road. Rezoning the property to PAD for industrial and commercial uses
will permit the development of commercial, industrial and other uses which
are compatible with the City of Glendale General Plan designation of Luke
Compatible Land Use (LCLU) and Regional Mixed Use (RMU) which also allows
LCLU in addition to Planned Commercial (PC) and comply with state statute
28-8481 concerning land uses within the vicinity of a military installation. While
residential is allowed at very low densities along the outside of the 65 LDN for
Luke Air Force base, residential land uses will be eliminated as a permitted use,
due to the proximity to Luke Air Force Base.

The site is located within the Luke Air Force Base noise contours of 65 DNL and
70 DNL. Industrial land uses for these properties are appropriate, considering
the accident potential and noise impacts from daily activities conducted on
the base and due to the proximity of the project to the runway.

As noted above, the property is adjacent to the east side of State Route 303
Loop, from approximately 4 mile north of Glendale Road to Bethany Home
Road. The property is bounded by the Wildlife World Zoo to the north. A
residential neighborhood within Unincorporated Maricopa County is to the
east of the site along Sarival Avenue from Orangewood Avenue to Ocotillo
Road. The adjacent property to the south across Bethany Home Road is
vacant farmland. To the West beyond SR 303 Loop is also vacant land within
Unincorporated Maricopa County.

Park 303 Planned Area Development Glendale, Arizona
4

The Park 303 PAD is crafted to permit only uses which are compatible with the
mission of Luke Air Force Base, the City of Glendale General Plan, and Arizona
Revised Statutes for territory near a military airport. The Planned Area
Development regulations are tailored to the intended development.

Il. Existing Zoning and General Plan

Approximately 233 acres of the property is currently outside of the City of
Glendale and is within Unincorporated Maricopa County. The Unincorporated
portion of the site is currently zoned as Rural 43 (RU-43) with 107 acres of the
Property zoned M-1 Light Industrial per the City of Glendale Zoning Ordinance.
See Zoning Map attached at Exhibit 2. The Unincorporated portions of the
Property will be annexed into the City of Glendale as part of the entitlement
process. The developer has submitted a City of Glendale Pre-Annexation
Development Agreement with legal descriptions for 233 acres of the site. The
Park 303 partners propose to rezone the entire Property from RU-43 (County)
and M-1(City of Glendale) to PAD for industrial and commercial uses. The Legal
Descriptions for the Project are attached as Exhibit 10.

The proposed PAD zoning is consistent with the industrial PAD zoning on nearby
properties in the area to the between the Property along the Loop 303 corridor
and to the east of Sarival Avenue. There are many other industrial zoning
designations that occurs along the nearby Loop 303 Freeway corridor in other
jurisdictions as well. The corridor is experiencing rapid growth as a major
industrial and distribution hub.

With the annexation into the City of Glendale the current Maricopa County
General Plan Land Use classification of Military Compatible and Agriculture
will be converted to the closest City of Glendale General Plan Land Use
category, which would be the Luke Compatible Land Use (LCLU) and
Regional Mixed Use, which allows LCLU and Planned Commercial (PC). The
proposed use is consistent with the Glendale General Plan land use LCLU and
RMU designations. The Luke Compatible Land Use Area recommends non-
residential uses as well as safe and compatible development, like the type
proposed with this application. See the General Plan Map shown as Exhibit 3.
Future industrial and commercial development is encouraged. Constructing
a commercial, industrial distribution and warehouse development is in
conformance with the existing City of Glendale General Plan for the Property.

Park 303 Planned Area Development Glendale, Arizona

5

lll. Planned Area Development
a) Overview and Intent

The intent of the Park 303 PAD is to allow commercial, industrial:
manufacturing, e-commerce, and office uses as well as development
standards that ensure appropriate flexibility for such developments. The
PAD will allow commercial, industrial and employment uses that are
compatible with the nearby Loop 303 Freeway Corridor and are in
conformance with the underlying zoning and uses along this freeway.

A specific user(s) has not been identified at this time. The plans, exhibits,
and images presented herein are conceptual only and intending to
convey the type, intensity, and quality of development expected at this
location. Once specific users are identified, a design review application
(site plan, building architecture, landscaping, signage, grading, etc.)
will be submitted for administrative review by City of Glendale staff.

b) Permitted Uses

This PAD and its permitted uses defined below are intended to
accommodate industries involving office, light manufacturing,
assembling, warehousing, e-commerce, and wholesale activities.
Associated office and related retail uses are also included within this
district. The manufacturing or assembly of finished products so long as
the primary use of the property is not the basic processing and
compounding of raw materials.

Uses shall include all uses allowed in the Light Industrial (M-1) and
General Commercial (C-2) zoning districts of the Glendale Zoning
Ordinance as well as offices for professional, administrative, clerical,
financial, medical, business, or professional services; medical, dental
and clinical laboratories / research facilities; business support services;
data center, call centers and data recovery centers; wholesale sales
and distribution of finished goods; commercial services, restaurants,
retail stores, general merchandising, hardware stores, medical or dental
clinics, financial institutions; automotive services; personal services,
convenience stores, fueling stations and travel stops (not to exceed 25%
of any contiguous 80 acres) to the primary use.

In addition to the uses listed above, all uses subject to conditions per
section 5.843 of the Glendale Zoning Ordinance shall be included along
with uses subject to conditional use permits per section 5.844, accessory

Park 303 Planned Area Development Glendale, Arizona

6

qd)

Park 303

uses per section 5.845 and temporary uses per section 3.920 of the
Glendale Zoning Ordinance.

Site Plan

To maximize and attract potential users, the PAD introduces a bubble
diagram conceptual site plan to help illustrate how the property could
be designed. This ensures optimal flexibility while demonstrating potential
development option areas of focus. A bubble diagrams plan shows how
the site could possibly be developed but does not necessarily depict
what will be constructed on the site. See Bubble Diagram Site Plan
Concept & Circulation as Exhibit 4.

The bubble diagram conceptual site plan indicates layout areas;
however, different configurations of M-1 and C-2 uses could be arranged
based on market conditions, to attract the widest range of uses and
allow maximum flexibility for the development. The largest building site
could cover up to 51% of any” of the 80-acre parcels. These
representative diagrams are based on possible layout concepts shown,
but do not reflect an ultimate final site plan. Final site plans could be of
different configurations and vary in size with additional square feet. Lot
coverages would remain under 50% for most design scenarios.

The proposed site plan has two primary points of access from State
Route 303 Loop at Glendale Avenue and Bethany Home Road and
multiple points along Sarival Avenue. The circulation shown on the
bubble diagram provides a conceptual framework for moving through
the site based on anticipated uses and will provide for the separation of
cars and trucks where possible. A parking study will be completed to
justify the parking provided for the various projected uses based upon
the deviations noted in the development standards below and previous
parking studies for similar developments in the area.

Development Standards

As reflected through Table A below, the development standards for the
Park 303 PAD are created to mostly facilitate industrial warehouse
development. More specifically, the permitted heights and intensity will
permit the development of a highly attractive, state of the art, industrial
warehouse development representative of the types of development
along the 303 Freeway Corridor throughout the corridor. Should a
conflict exist between any provision in this PAD and the Glendale Zoning
Ordinance, the PAD shall apply.

Planned Area Development Glendale, Arizona
7

Table A: Comparative Development Standards Table

M-1 PAD Proposal

Min. Lot Area 6,000 6,000

Max. Lot Area N/A N/A

Building Setbacks

e Front 25’ 25'
e Rear 60’ 60’
e Side 60' 60’
e Street Side 25’ 25°

Max. Building Height 30’ 100°
Rooftop building
appurtenances can
exceed roof height up
to 115' maximum
provided they are
more than 20' from
the building's roof
edge. Roof mounted
equipment shail be
fully screened from the
adjacent public street
views. Material silos or
other similar building
specific support
elements may exceed
roof height up to 100’
maximum.)

Max. FAR 3 .5 (Mezzanine SF area
excluded from FAR
ratio)

Parking

e Warehouse, Distribution 1/600 sf 1/2000 sf
& Data Center (Mezzanine SF area
excluded from parking
calculations)
° Office 1/300 sf 1/500 sf
e Commercial Uses (C-2)
- Retail 1/300 sf 1/500 sf
- Restaurants 1/100 sf 1/200 sf
- Automotive Services 1/250 sf 1/300 sf

Park 303

Planned Area Development

8

Glendale, Arizona

| Standard Signage Height 10' 20'
| Multi-Tenant Signage 10° 50’

P D i ti

i. Height: Building height needs to be flexible to meet specific
tenant needs. Typically, the norm for an anticipated industrial
building in this market may suggest 40’ of clear height inside,
resulting in a building height in the 50’ range. However, in this
case, there is the potential for a unique distribution or
manufacturing use that may include multiple levels of storage
platforms or automated systems, resulting in the need for
increased height. Site appurtenances, such as material silos or
other building specific support equipment, may be required to
exceed the building height. In such cases, location and treatment
of such elements shall be considered and incorporated into the
overall design solution.

ii, FAR: There is a distinction between additional building floors and
storage mezzanines. Storage mezzanines or multi-level
automated storage platforms are incorporated into the tall clear
height of a large distribution facility. These mezzanines fall within a
portion of the already defined volume and footprint of the
building and do not impact the visual appearance or height
of the exterior of the building, thus not impacting the perceived
density addressed by FAR. They are offen limited in actual
employee population and used for a different type of storage or
processing that does not require the otherwise high bay volume
of the space.

ii. Parking: Reduced parking ratios requested for the
warehouse/distribution portion of the building consider the
anticipated heavy storage/limited occupancy characteristics of
the potential tenant mix for the Development. As storage systems
become more automated and based on historical ratios of
warehouse employees to actual storage space, fewer
employees are required. Mezzanine areas, due to their typical
storage use, should not be included in parking calculations unless
they are specifically occupied full time by employees as their
primary workspace. Such calculations should be evaluated with
specific tenant plans when submitted for entitlements. Based on
the large open spaces available within the dock areas of these
types of buildings, supplemental parking areas are available
based on specific tenant needs, providing flexibility to increase
parking ratios as required. In addition, consideration should be

Park 303 Planned Area Development Glendale, Arizona

9

given to nearby retail parking that attracts fewer employees, less
trips and fewer vehicle trips to nearby, supporting industrial,
warehouse, and distribution uses.

iv. Signage: Signage heights need to be flexible to meet specific
tenant needs. Typically, the norm for an anticipated industrial
development may suggest 20’. However, due to the size and
uniqueness of this proposal, there is the potential for multiple
tenants throughout the development that may include space
that is not directly on the freeway. Typically, businesses that would
be attracted this type of development would anticipate some
type of proximity to the freeway. These types of freeway
monument signs would provide that “proximity” to those
businesses and could potentially represent up to 5 major tenants
and reach heights of up to 50’ with the inclusion of electronic
displays. Therefore, a deviation in the code is requested to be
allowed for this unique freeway coridor development to
encourage development.

e) Performance Standards/Use Limitations

f)

Park 303

i.

Nuisances: Uses shall be permitted within this district, unless such uses
are or may become obnoxious or offensive by reason of odor, dust,
smoke, noise, gas fumes, cinders, vibrations, glare, refuse, or air or
water pollution emissions.

ii. Enclosures: All uses permitted in this district shall be typically

conducted within a fully enclosed building unless otherwise
permitted. Outside storage of materials and equipment related to
the primary activity is permitted provided that the outside storage
area is screened by a wall. Design and height shall be approved by
the approved authorizing administrative body.

Hazards: All explosive and hazardous materials and processes
require approval by Glendale Fire Department. All manufacturing,
storage, and waste processes shall meet all safety and
environmental standards as administered by the fire department.

Dark Skies: Lighting plans shall be submitted with each Design
Review application illustrating that on-site lighting does not exceed
one-foot candle at the property line. On-sight lighting shall be dark
sky compliant and all lighting shall comply with the City of Glendale
Outdoor Light Control Ordinance.

Landscape Buffer and Dock Screens

Landscape buffers and screen wall requirements shall conform to
Section 7.200 of the Glendale Zoning Ordinance. The design, materials

Planned Area Development Glendale, Arizona

10

and colors for all walls, fences and screening devices visible from public
view will be uniform in appearance. An 8’ wall enclosing the truck courts
shall be provided where appropriate within each parcel or project to
help screen the truck loading and maneuvering area.

IV. Landscape Design

Landscaping will be designed to complement the building architecture
overall design theme for the site. All materials will comply with the City of
Glendale low water use plant palette. The Sarival Avenue frontage
landscaping will provide an attractive thematic public edge to the property.
Perimeter site boundaries will define the parcel and provide a pleasing
thematic common boundary with adjacent sites. Enhanced landscaping will
further define potential building entries with canopy trees at City-required
spacing to provide shading for the parking areas. A variety of tree species,
combined with a colorful combination of shrubs and groundcovers, will
provide an overall landscape composition of appropriate scale to enhance
the overall development and its visual impact on its surroundings. A
conceptual landscape plan is included with this submittal fo portray a
representative design. More specific details regarding plantings, types,
locations and quantities will be a part of future design review applications to
address the proportion of landscape materials to specific building design and
height. See Representative Landscape Plan as Exhibit 9.

V. Architecture Form and Character

Design requirements of large industrial facilities vary with specific uses and
tenant requirements. Due to the size of this project, a thematic character will
be woven into the fabric of the Project that unifies the architecture, signage
and landscape during the design review phase of the project. The specific
uses combined with careful aesthetic considerations for large building masses
will provide general guidance that will inform the design process for the
architecture. Design palette must remain flexible as that specific future
tenants are unknown at this time. The building may take on the characteristics
of a specific tenant, if that tenant is identified prior to development, or may
be more ‘generic’, designed to appeal to a broad range of potential tenants
(particularly if development commences before a specific tenant is known).
Examples of typical archetypes can be found along the nearby Loop 303
Corridor further to the south.

Scale is an important consideration when looking at the overall design. While
the scale of development along the freeway should be appropriate for views
at high speeds, this proposal will focus on the more distant views that surround
the site. Elements should generally be larger and easier to identify from
automobiles along both Loop 303 and Sarival Avenue. Similarly, the building(s)
should be set back from Sarival Avenue so the scale of the buildings does not
Park 303 Planned Area Development Glendale, Arizona

im}

dominate the views in the area. The level of architectural fenestration and
detail will increase adjacent to building entries and commercial corners where
pedestrian scaled elements should be included in the architectural design to
emphasize human scale. Commercial corners will generally follow a similar
industrial design feel set by the nearby warehouse design precedent.

Color and pattern will be used to de-emphasize building mass and develop
visual interest that creates an overall pleasing aesthetic on all sides of the
building. The color palette may include warm to cool neutral colors that
embrace the surrounding desert hues. Unique features may include limited
color accents to provide additional visual interest, while also addressing
corporate image. The primary building material will be painted, articulated
concrete wall panels and may feature accent materials that provide
additional texture or colors where areas of enhancement are appropriate.
Store front glazing will be incorporated at anticipated office areas to provide
daylight to workspaces. Metal canopies help the architecture respond to the
climate by providing shade, shadow, and accents to the building.

Building parapets will be extended above the roof line to provide screening
of roof top equipment from view at adjacent public right of ways along Sarival
Avenue, Glendale Avenue and Bethany Home Road. Dock and outdoor
storage areas will be screened with an 8' masonry wall with detail and color
fo complement the building architecture. A similar 3’ high wall will screen
parking along Sarival Avenue, Glendale Avenue and Bethany Home Road.

A representative architectural elevations collage exhibit is included to convey
a representative palette of building styles. The images shown in the elevations
collage are consistent with similar approved nearby Planned Area
Developments. Specific details regarding architecture, materials, colors, etc.
will be a part of the future design review application. See Typical Architectural
Site Plan as Exhibit 5 and Architectural Elevations as Exhibit 6.

VI. Circulation and Access

The Property is well situated from a regional access perspective: it is in
immediate proximity of the 303 Freeway and is easily accessible from the two
primary arterial streets including Bethany Home Road and Glendale Avenue.
Collectors such as Orangewood Avenue, Myrtle Avenue, Ocotillo Road,
Maryland Road and Claremont Street will serve as the primary access points
from Sarival Avenue and will be mostly private streets that serve the Project.

a) Existing Conditions
In the immediate vicinity of the project, Sarival Avenue is a the primary
north-south, two-way, two lane roadway that serves nearby farmland
and provides access to surrounding commercial and institutional

parcels. Immediately north of the project area, Orangewood Avenue
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separates the Project from the World Wildlife Zoo. Both Glendale
Avenue and Bethany Home Road provide east-west access to the State
Route 303 Loop Freeway.

After discussions with City of Glendale transportation staff, the Projects
Annexation will include the west side of Sarival Avenue to the centerline
of the road. This combined with other recent annexations will bring most
portions Sarival Avenue into the City of Glendale.

b) Proposed Street Improvements

As part of the proposed Park 303 site, offsite improvements for the half
street will occur along Sarival Avenue, immediately adjacent to the
project site. Glendale Avenue and Bethany Home Road will be
widened from a two-lane roadway to a five-lane roadway (with a two-
way center left turn lane) with curb, gutter, sidewalk, and associated
roadway lighting. Private access road will be constructed internally to
provide access to Sarival Avenue. These private drives will be
connected to Sarival Avenue throughout the project, which will act as
a spine for this development and other similar industrial sites recently
approved along this corridor. A traffic study will be provided during the
design review process for each project, to determine the final
circulation plan for that project. The overall project circulation shall be
guided by the culmination of these traffic studies.

Vil. Grading and Drainage

The grading and drainage for the site will be designed to retain the 100yr-2hour
storm event in accordance with the City of Glendale drainage design
guidelines.

Storm drainage will be conveyed via roof drains, downspouts and overland
flow across the parking lots and truck dock areas into either catch basins or
curb openings which will outfall to a combination of surface and/or
underground retention areas, The required storage volume will dissipate within
36 hours via a combination of natural percolation and drywells.

All projects adjacent to public streets shall provide retention for the adjacent
half-street within on-site retention basins. The retention basins and storm drain
inlets shall be sized for the 100year storm event.

VII. Infrastructure and Utilities

Water will be provided to the site by Adaman Water District. Adaman has
stated that they will allow domestic and fire water to be provided from a 16-
inch waterline extension that will run from Northern Avenue to Claremont
Street along Sarival Avenue. See the Park 303 Water Exhibit attached as Exhibit
7.

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Sewer will be provided by Epcor. Epcor has a treatment plant south of the site
that provides sewer service to this property. A 30” sewer main was being
constructed along Sarival Avenue to Bethany Home Road. From that point a
new 15” sewer line will extend from the 30” main along Sarival to Myrtle
Avenue, just north of Glendale Avenue. See the Park 303 Sewer Exhibit
attached as Exhibit 8.

IX. Signage

This development will provide functional and attractive signage that
compliments the architecture of the overall Park 303 site. This PAD application
sets forth the general location, quantity, and maximum height of monument
signage for Park 303. Freeway monument signs will occur along State Route
Loop 303 on each parcel adjacent to the freeway. Project Monument Signs
will occur along Sarival Avenue. On-site development identification signs will
occur along Glendale Avenue and Bethany Home Road to provide proper
project identification. Directional signs may be located throughout the
development to point users to their desired destination. These signs will utilize
the established color and materials palette that is applied to the building{s)
within the Park 303 site. A separate Comprehensive Sign Package shall be
submitted to obtain City of Glendale approval for all signs. Deviations from
City approval may be obtained through an administrative process if the sign
is in substantial conformance with the sign package approved through Design
Review.

Three (3) 60’-tall double sided, freeway monument signs are proposed
along the 303 Freeway frontage areas of the development. Twenty (20) foot-
tall, double-sided project monument signs are proposed throughout the
Project. Signs adjacent to the freeway may deviate from the proposed
standards an additional 10 feet in height due to the revised site grades and
their proximity to the freeway structure. Double-sided monument signs will
provide identity for the overall development and may include single-tenant
panels, or multitpanel depending upon the future tenant user(s} of the
Property. In addition, development identification signs will occur at the mid-
block between State Route 303 Loop and Sarival Avenue as needed.

Once future tenants are identified, a Comprehensive Sign Package (CSP) will
be provided with consistent signage for tenants and users of Park 303. The
future CSP will contain guidelines for color, materials, location of wall signage,
allowable areas, illumination, and configuration of logo and copy
presentations. The proposed sign locations in this PAD are conceptual and the
final determination of sign locations will be identified in the CSP submittal.

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Billboard signs, including double sided, static and digital, shall be permitted
within the Park 303 PAD, as located on the site plan, and subject to the
standards noted below, in the event that billboard signs are permitted along
the 303 freeway corridor:

Park 303

Maximum sign height, including any supporting structures, for a
Digital Billboard Sign must be no more than sixty (60) feet.
Maximum Digital Billboard Sign width must be no more than fifty (50)
feet.
Maximum Billboard Sign area must not exceed six hundred seventy-
five (675) square feet.
The Billboard Sign must be located within three hundred (300)
feet of the freeway right-of-way.
There shall be a minimum distance of four hundred ninety (490) feet
between alll Digital Billboard Signs within and contiguous to the Park
303 Planned Area Development.
There shall be no minimum setback from the property line of an
adjacent property.
The message or image of the Digital Billboard Sign may be static
or change at specific or programmed time intervals. The change
in message or images shall occur no more frequently than once
every eight (8) seconds and shall not have fade or dissolve
transitions, or full animation or video, or similar subtle transitions or
frame effects that have the appearance of moving text or images.
A default black display shall be required in the event of malfunction.
Message sequencing, the use of multiple Digital Billboards in a row
to convey a message, shall be prohibited.
Advertisements shall be limited to single frames.
One Digital Billboard is permitted as a prelude to other
development on a PAD. All additional Digital Billboard Signs shall
be integrated into the PAD and have a relationship to the
development, including common design elements such as styles
and materials, and a functional relationship to the structures,
parking, and open spaces in the development. The height,
location, materials, color, texture, setbacks, and mass of the
additional Digital Billboard Signs must be appropriate to the
development, the neighborhood, and the community. The
architectural character of the proposed additional Digital
Billboard Sign shall be in harmony with, and compatible to,
structures in the neighboring environment and the architectural
character desired for the city, avoiding excessive variety or
monotonous repetition. All additional Digital Billboard Signs shall be
reviewed only as part of the review of the Master Development
Plan of the property and integrated with surrounding buildings and
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