Narrative

City of Glendale — Regular Meeting (2024-09-24)

Extracted text (via pymupdf) 40544 characters

i
Minor General Plan Amendment
and
Planned Area Development
FOR
WESTGATE MIXED USE
DEVELOPMENT
North of the Northwest Corner of 99th Ave and Glendale Ave
Case Number:
ZON23-07 & GPA23-05
1st Submittal: September 15, 2023
2nd Submittal: March 20, 2024
3rd Submittal: May 16, 2024
4th Submittal: June 13, 2024
City of Glendale Received June 15, 2024

DEVELOPMENT TEAM

Developer

101 W. Healthcare Subsidiary, LLC (“Simon Med”)

John Simon, M.D.

6750 E. Camelback Rd., Suite 100

Scottsdale, AZ 85251

Phone:602-809-6623

Email: jsimon@simonmed.com

Land Planning & Architect
TriArc Architecture & Design

Jacqueline Roman

Jon Hanna

1934 E. Camelback Rd, Suite 200

Phoenix, AZ 85016

Phone: 602-229-1100

Email: jacqueline@triarcdesign.com

Civil Engineering

Westwood

Michael Caylor

6909 E. Greenway Pkwy, Suite 250

Scottsdale, AZ 85254

Phone: 480-840-7725

Email: michael.caylor@westwoodps.com

Zoning/Entitlements

Burch & Cracchiolo, P.A.

Ed Bull

Brian Greathouse

Madison Leake

1850 N. Central Ave., Suite 1700

Phoenix, AZ 85004

Phone: 602-274-7611

Email: bgreathouse@bcattorneys.com

iii

TABLE OF CONTENTS

I.
INTRODUCTION ................................................................................................................................... 4
II.
SITE, SURROUNDING AREA, AND EXISTING GENERAL PLAN & ZONING ........................................ 4
III.
PROPOSED MINOR GENERAL PLAN AMENDMENT ....................................................................... 4
IV.
PAD ZONING DISTRICT CONFORMANCE ...................................................................................... 5
V.
PROPOSED PAD................................................................................................................................... 7
A.
Permitted Uses ................................................................................................................................. 7
B.
Proposed Development, Architecture, and Landscaping ............................................................... 7
C.
Development Standards .................................................................................................................. 8
D.
Circulation, Access, Etc. ................................................................................................................. 9
E.
Signs ................................................................................................................................................ 9
F.
Phasing Plan ................................................................................................................................. 10
G.
Lighting ......................................................................................................................................... 10
VI.
INFRASTRUCTURE ......................................................................................................................... 10
VII.
DRAINAGE ..................................................................................................................................... 10
VIII.
CONCLUSION ................................................................................................................................. 11

TABLE OF EXHIBITS

Exhibit No.
Description
1
Aerial Map
2
Conceptual Site Plan
3
Conceptual Building Elevations
4
Amenity Spaces
5
Conceptual Landscape Plan
6
Conceptual Material and Color Board
7
Conceptual Commercial Building
Inspiration Examples

NARRATIVE
I.
INTRODUCTION

101 Healthcare Subsidiary, LLC (“Simon Med”) requests a Minor General Plan
Amendment (“Minor GPA”) to Entertainment Mixed Use (“EMU”) and Rezoning to Planned
Area Development (“PAD”) for an approximately 19.07-gross acre mixed-use development on
located north of the northwest corner of 99th Avenue and Glendale Avenue (“Site”). An Aerial
Map is provided at Exhibit 1. The Site is currently vacant and underutilized. The proposed
Minor GPA to EMU and Rezoning to PAD will allow the Site to be developed as a high-quality
mixed-use development with multifamily and commercial uses.

II.
SITE, SURROUNDING AREA, AND EXISTING GENERAL PLAN & ZONING

The Site is vacant/undeveloped and different portions of it are zoned with PADs that have
developed. The Site is located just north of the Westgate Healthcare Campus. The Glendale Park
& Ride parking lot is located east of the Site and across 99th Avenue. St. Joseph’s Westgate
Medical Center is located north of the Site.

The Site is currently designated Planned Commercial (“PC”) “Business Park” (“BP”) and
“Entertainment Mixed Use” (“EMU”) in the General Plan. Simon Med is requesting the Minor
GPA to amend the entirety of the Site’s designation to Entertainment Mixed Use (“EMU”) to
facilitate the development of the proposed mixed-use development.

III.
PROPOSED MINOR GENERAL PLAN AMENDMENT

We are requesting a minor amendment to the Site’s existing General Plan designation of
PC, BP and EMU to EMU. Simon Med’s proposed mixed-use development is consistent with the
EMU land use designation. This Minor GPA request is supported by the following goals and
policies of the General Plan:

• Land Use Element Goal LU-1, Policy LU-1.1: Development is guided by sound
growth management; the City shall ensure that sufficient infrastructure is in place
for desired land uses. There is adequate infrastructure surrounding the Site and
additional necessary infrastructure (if any) can be incorporated into the anticipated
Myrtle Avenue improvements.

• Land Use Element Goal LU-2, Policy LU-2.4: There are transition and buffer areas
between unrelated land uses; the City shall ensure that adequate buffers between
residential and non-residential uses are included, except where the residential is a
part of a mixed-use development where it related to the adjacent use. The proposed
multifamily community will be buffered and separated from the proposed commercial
component of the development by landscaping, parking spaces, and drive aisles. The
development will be similarly separated and buffered from adjacent properties/uses by
landscaping, parking spaces, drive aisles, and 99th Avenue to the east and Myrtle Avenue
to the north.

• Land Use Element Goal LU-3, Policy LU-3.5: Land use ties into existing and future
transportation systems; the City shall require new development to provide adequate
connectivity to existing transportation networks. The Site is located in close proximity
to public transportation and a major freeway. An existing Park & Ride is located just
across 99th Avenue from the Site. The Loop 101 freeway is located less than half a mile
from the Site.

• Land Use Element Goal LU-4, Policy LU-4.3: Mixed-use projects provide urban
clusters with housing, retail, restaurants and integrated transit facilities in
Glendale; the City shall prepare criteria to address compatibility needs and
establish incentives to promote mixed-use development. The proposed development
will provide an urban cluster incorporating multifamily development, commercial uses,
and nearby transportation.

• Housing Element Goal HE-2, Policy HE-2.1: Glendale has a wide variety of housing
types, styles and options; the City shall encourage variety in siting, floor plans,
elevations, massing, materials, and color schemes in housing units including new
residential developments. The proposed development will contribute to Glendale’s
housing variety by adding a new quality housing option to the area. Moreover, the
development will be attractively designed to be unique yet compatible with area
development.

• Housing Element Goal HE-3: Glendale has housing options that meet the range of
socioeconomic needs of the City’s current and future residents. The proposed
development will help Glendale meet the range of socioeconomic needs by bolstering the
City’s supply of housing options.

• Conservation, Rehabilitation and Redevelopment Element Goal CRR-2, Policy
CRR-2.1: Infill development is a top priority; the City shall encourage and support
infill development to take advantage of existing infrastructure, community and
educational facilities, and enhance existing neighborhoods. This is a vacant infill Site
and its development will enhance the existing neighborhood by providing a viable,
sustainable use that is appropriate for the area and provides quality housing for area
residents.

IV.
PAD ZONING DISTRICT CONFORMANCE

The minor GPA and rezoning requests meet the requirements of Section 35.2.901.A of
the 2024 Unified Development Code and the intent of the PAD district as described in Section
35.2.901 Planned Area Development:

1. Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.

This PAD will facilitate the development of a vacant Site into a modern multifamily
residential and commercial mixed-use development. The proposed development will

complement and support the existing medical, office, restaurant, and commercial uses in the
area. Moreover, the proposed development will incorporate pedestrian pathways and support
public transport by being conveniently located across the street from the existing Park & Ride
facility.

2. Encourage residential development to provide a mixture of housing types and
designs.

The proposed development will encourage a mixture of housing types and designs by
providing a new high-quality, exceptionally amenitized multifamily development that will offer a
comfortable lifestyle for area residents, including those working at nearby businesses and
medical facilities.

3. Encourage innovative development or redevelopment concepts for all land use types
to provide a greater variety and intensity of uses.

The proposed development is an innovative and appropriate use for the Site and area. The
new housing options will provide an opportunity for those working at one of the many medical
facilities in the area to live close to work. The mixed-use development will provide greater land
use variety in the area and offer support for the existing commercial and medical uses.

4. Provide a process which relates the urban design and scale of project to the unique
characteristics of the site.

The proposed development has been thoughtfully designed to fit the Site and surrounding
area. For example, a commercial component has been provided adjacent to 99th Avenue. This
will provide a convenient service for residents as well as an appropriate buffer between the
residential development and 99th Avenue.

5. 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 on this vacant, infill Site will be supported by adequate
utilities, transportation, and drainage. The surrounding area is largely developed with existing
utilities and infrastructure already in place. The nearby streets – 99th Avenue, Glendale Avenue,
and Myrtle Avenue (construction of the southern half west of 99th Avenue is anticipated as part
of the development) – are more than adequate to accommodate the traffic generated by the
development.

6. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.

See above discussion of how the proposed development furthers the policies of the
General Plan.

V.
PROPOSED PAD

A main objective of PAD zoning is encouraging innovative development or
redevelopment concepts for all land use types to provide a greater variety and intensity of uses.
The intent of this PAD is to accomplish that objective by zoning the Site to PAD for a high-
quality mixed-use development incorporating multifamily residential and commercial uses. The
proposed PAD accomplishes the PAD zoning objective because the development will provide
additional land use variety within the surrounding area for the support and benefit of those
working nearby.

A. Permitted Uses

The Permitted Uses on the Site’s 17.4-acre Multifamily Site are the uses permitted in
“Appendix A” attached to this PAD document. All other uses are prohibited. The Permitted Uses
on the Site’s 1.6-acre Commercial Site are the uses permitted in “Appendix A” attached to this
PAD document. All other uses are prohibited.

B. Proposed Development, Architecture, and Landscaping

Simon Med’s proposed mixed-use development consists of a high-quality multifamily
community and commercial component. A Conceptual Site Plan and Conceptual Building
Elevations are provided at Exhibit 2 and Exhibit 3, respectively. The multifamily component
will be developed in two phases, each with two 4-story buildings and a clubhouse. Residents and
their guests will enjoy various amenities, such as pools, outdoor kitchens, shaded seating areas,
gaming areas, and more. The Amenity Spaces are provided at Exhibit 4. The commercial
component will be located adjacent to 99th Avenue and across from the existing Park & Ride
facility.

The Site will have vehicular access to/from Myrtle Avenue, Glendale Avenue, and 99th
Avenue. The southern residential portion of the development will have its primary access via a
shared driveway from Glendale Avenue. The northern residential portion of the development
will have its primary access from Myrtle Avenue with secondary access from 99th Avenue. The
commercial portion of the development will have its primary access from 99th Avenue. Both
residential portions of the development will have vehicular access to the other residential portion.
Pedestrian pathways will be provided throughout the multifamily portion of the development.

The development will include attractive and appropriate landscaping. The landscaping
will also screen the development from adjacent uses and buffer the commercial component from
the residential components. A Preliminary Landscape Plan is attached as Exhibit 5. The
landscaping and open space will be consistent with the requirements of Section 35.4.100 of the
2024 Unified Development Code. While the development’s design is conceptual, the
development and parking areas shall be screened in accordance with the requirements of the
2024 Unified Development Code.

The development will incorporate an attractive color palette and quality building
materials to ensure the community is aesthetically pleasing and consistent with the area. A

Conceptual Material and Color Board is attached as Exhibit 6 and Conceptual Commercial
Building Inspiration Examples are attached as Exhibit 7.

C. Development Standards

The Development Standards for the Commercial Site and Multifamily Site are as stated
below. Accessory buildings and structures are subject to the same lot, building, and development
regulations as apply to principal uses and buildings.

Commercial Site Development Standards
Standard
Requirement
Setbacks (minimum)
Front: 25’
Side: 15’ (when adjacent to
commercial or residential
development)
Street Side: 25’
Rear: 15’ (when adjacent to
commercial or residential
development)
Build Height (maximum)
30’
Common Open Space,
minimum (% of net lot area)
20
Parking Stall Dimensions
9’-0” x 20’-0”

Multifamily Site Development Standards
Standard
Requirement
Density, Maximum (dwelling
units/gross acre)
30
Perimeter Setbacks
(minimum)
20’
Setback Adjacent to
Commercial Development
10’
Lot Coverage (% of net
common lot area)
55
Building Height (maximum)
56
Common Open Space,
minimum (% of net lot area)
25
Parking Stall Dimensions
9’-0” x 20’-0”

The parking stall dimensions have been reduced in width from the standard 10’-0”
permitted to 9’-0”. This relatively minor reduction of only 1’ from the code-required standard
will facilitate the efficient use of the Site and ensure adequate parking is provided for residents,
visitors, and commercial customers. This reduction is appropriate and will provide larger parking
spaces than those permitted for low turnover uses – per Table 2.400-1 in Section 35.4.004 of the
2024 Unified Development Code, low turnover uses may utilize parking spaces with dimensions

of 9’-0” x 18’-0”. Therefore, the minor reduction of 1’ will provide adequately sized parking
spaces for the proposed development and will not negatively impact its future residents, guests,
or customers.

Per the current site plan, parking requirements have been calculated as follows for the
Multifamily Site: 1.5 spaces required per 1-bedroom unit and 2-bedroom unit and 2 parking
spaces required per 3-bedroom unit. For the Commercial Site, required parking is being
calculated as follows: 1 space is required per 300 square feet of floor area.

The minimum commercial setbacks have been reduced to 15’ when adjacent to
residential development. This is appropriate for a mixed-use development incorporating
multifamily and commercial uses. The reduced setback will allow the commercial uses to
function as additional amenities providing convenient services for residents and their guests.

The commercial uses will be appropriately screened from multifamily uses with a large
setback, landscaping with trees planed 15 feet on center, and a fence with vines. Further, the
commercial building is not planned to be adjacent to multifamily units, rather, the commercial
building is buffered from the multifamily building with parking.

D. Circulation, Access, Etc.

Three additional site access points and one existing access point is proposed to be utilized
for this development. Primary access for the first phase is planned to be located on Myrtle
Avenue (full movement) with secondary exit only access on 99th Avenue. For the second phase,
Site access will be provided from the existing middle driveway on Glendale Avenue with
secondary exit only access on 99th Avenue. A new access point is also proposed for the
commercial development on 99th Avenue.

Per the Traffic Impact Study, right-turn deceleration lanes are recommended on 99th
Avenue for southbound traffic for the commercial development access point. A traffic signal is
not warranted. See Section VI below for further details on roadway improvements.

E. Signs

All signs shall comply with the City of Glendale’s sign codes, including Section 35.4.300
of the 2024 Unified Development Code, except as modified below.

• Residential Monument Sign Area – Maximum of 48 SF aggregate sign area along
99th Avenue and Myrtle Avenue
The proposed residential monument sign area has been increased to ensure residents and
their guests as well as future residents are aware of the development and are able to
effectively navigate to the residential buildings by providing necessary visibility.
Consequently, the appropriately increased sign area will increase the development’s
overall value and marketability.

F. Phasing Plan

Simon Med anticipates the development will be constructed in multiple phases. The
multifamily residential component will be developed as two phases and the commercial
development will likely be developed in a third phase. The northern portion of the multifamily
component will be developed as Phase I while the southern portion of the multifamily
component will be developed as Phase II. The timing of each phase will be determined by the
market.

G. Lighting

All lighting shall comply with the City of Glendale’s lighting requirements, including
Section 35.4.00 of the 2024 Unified Development Code.

VI.
INFRASTRUCTURE

As an infill development, utilities already exist in the area. The developer shall
coordinate with the appropriate utility departments regarding appropriate connections. Glendale
Avenue is already built; Simon Med anticipates the southern half of Myrtle Avenue west of 99th
Avenue will be constructed by the Springs at Westgate as part of its development (including
water and sewer extensions and stubs for this Site); Simon Med will complete the west half of
99th Avenue as part of the proposed development. The 99th Avenue improvements will include
curb, gutter, sidewalk, landscaping1, and additional pavement where necessary to complete the
western half of the roadway. Sufficient right-of-way exists for all required roadway
improvements.

Services:

Water/Sewer: City of Glendale
Cable: Cox, Century, other available provides to be determined at the time of service
Fire: City of Glendale Fire Department – Station 158 is the nearest station to the Site
Police: Glendale Police Department
Schools: Peoria Unified School District

VII.
DRAINAGE

Onsite retention will be provided for the 100-year, 2-hour storm for the Site and the
adjacent portion of Myrtle Avenue. However, the retention requirement for the adjacent
portion of 99th Avenue has been waived due to previous improvements associated with
Glendale Avenue reconstruction project.

1 This includes the Bureau of Reclamation parcel along the west of 99th Avenue upon which the City has a license
agreement with SRP to utilize this area for roadway, utilities, and landscaping.

VIII. CONCLUSION

This development will be consistent and complementary of the other development in the
area. The proposed minor GPA and PAD will facilitate the development of this vacant infill Site
with a complementary mixed-use development that fits into the City’s vision and promotion of
commercial development and housing variety that will benefit area residents and businesses. We
request your approval.

APPENDIX A
The following uses are permitted on the Multifamily Site and the Commercial Site, respectively. All other
uses are prohibited.

Key: P = Permitted Use, C= Conditional Use SU=Special Use District

Multifamily Site Allowed Uses
Urban Agriculture,
Noncommercial
C
Dwelling, For Rent
Community
P
Dwelling, Multi-Family
P
Dwelling, Live/Work
C
Mixed-Use Residential
C
Group Care Home
C
Residential Care Center
C
Short-term or Vacation
Rental
P
Child Care, Center
C
Community Playfields and
Parks
P
Community Recreation
Center
P
Country Club
P
Golf Course
Requires SU
Government Offices and
Civic Buildings
P
Place of Worship
P
Private Schools, Colleges,
and
P

Commercial Site Allowed Uses
Urban Agriculture,
Noncommercial
C
Residential Care Center
P
Senior Care, Assisted Living,
and Memory Care Facilities
P
Business or Trade School
C
Child Care, Center
P
Community Playfields and
Parks
P
Community Recreation
Center
P
Conference or
Convention Center
P
Country Club
C
Cultural Facility or Museum
P
Funeral Home or
Crematorium
C
Golf Course
(requires SU)
Government
P

Offices and Civic Buildings
Place of Worship
P
Private Schools, Colleges,
and Universities;
without Dormitories
C
Private Schools, Colleges,
and Universities; with
Dormitories
C
Social Club or Lodge
C
Utility Facility and Service
Yard, Major
(requires SU)
Utility Facility, Minor
P
Wireless Facility (Including
Tower and Supporting
Facilities)
P
Alcoholic Beverages, Retail
Sales
P
Animal Supply and Feed
Store
C
Animal Pet Day Care Facility
C
Animal Pet Store
C
Antique Shop
P
Art Gallery/Studio
P
Bar or Cocktail Lounge
P
Car Wash
C
Coffee Shop, Café or Bakery
P
Commercial Entertainment,
Indoor, Outdoor
(requires SU)

Convenience Store
C
Drive-Through
C
Financial Institution
P
Health and Fitness Centers
C
Hotels and Motels
C
Hotels, Resort
(requires SU)
Household Appliance,
Furniture, and Small
Equipment Rentals.
P
Medical, Offices and Clinics
P
Medical, Urgent Care
C
Microbrewery, Craft
Distillery or Tasting Room
P
Nightclub and Live
Entertainment
P
Office, Business or
Professional
P

Personal Services
P
Restaurant
P
Retail, General
P
Retail, Large
C
Shopping Center,
Community
C
Shopping Center,
Neighborhood
C
Recreation, Indoor
P
Recreation, Outdoor
C
Veterinary Clinic

Veterinary Hospital,
Emergency
C
Broadcast Tower
P
Helistops or Heliports
(requires SU)
Storage, Self- Service
C

EXHIBIT 1

EXISTING BUILDING A
EXISTING BUILDING B
BOCCE BALL
*CP
02 33 6 0
DTR
IND
QU A NTI S A .3
DB ON LY
CLI M B ER
BE LT
BR ID G E
TRA NS F ER
POI NT
CA B LE B A LL SL ID E RS
BE LT
BR ID G E
TRA NS F ER
POI NT
12
17
EXISTING BUILDING A
EXISTING BUILDING B
BOCCE BALL
*CP
02 33 6 0
DTR
IND
QU A NTI S A .3
DB ON LY
CLI M B ER
BE LT
BR ID G E
TRA NS F ER
POI NT
CA B LE B A LL SL ID E RS
BE LT
BR ID G E
TRA NS F ER
POI NT
12
17
APNS
142-57-022, 142-57-022A,
142-57-003Z, 142-57-003H,
142-57-002D,
PORTION OF 142-57-003U,
PORTION OF 142-57-002F
PORTION OF APN 142-57-002F
101 W HEALTHCARE SUBSIDIARY LLC
ZONED PAD
PORTION OF APN 142-57-003U
101 W HEALTHCARE SUBSIDIARY LLC
ZONED PAD
APN 142-57-003U
SOUTHWESTERN
PETROLEUM INC
ZONED C-2
APN 142-56-032
GLENDALE CITY OF
ZONED PAD
APN 142-57-021A
CONTINENTAL 562 FUND LLC
ZONED PAD
APN 142-57-009A
CREDIT UNION WEST
ZONED PAD
APN 142-57-003B
FLOOD CONTROL DISTRICT
OF MARICOPA COUNTY
ZONED A-1
WEST GLENDALE AVENUE
NORTH 99TH AVENUE
APN 102-60-014G
APN 102-01-011B
EMRLAND LLLP
ZONED PAD
APN 102-60-014F
APN 102-60-018B
FLOOD CONTROL DISTRICT
OF MARICOPA COUNTY
ZONED A-1
MYRTLE AVENUE
APN 142-57-003M
US. DEPT. OF INTERIOR
ZONED PAD
APN 142-57-003M
US. DEPT. OF INTERIOR
ZONED PAD
APN 142-57-005C
DIGNITY HEALTH
ZONED PAD
PROJECT NUMBER
ISSUE DATE
SHEET TITLE
SHEET NUMBER
1934 East Camelback Rd
Suite 200
Phoenix, AZ 85016
P 602-229-1100
This drawing is the property of triARC Architecture & design, L.L.C., 1934 East Camelback Rd, Suite 200, Phoenix, AZ 85016, 602.229.1100. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permitted without written consent of triARC Architecture & Design, L.L.C., C 2020
CONCEPTUAL
ONLY
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
5/9/2024 7:39:03 AM
C:\Users\jon\Documents\22-088 Signal HC - Westgate Masterplan_jontriARC.rvt
WESTGATE MASTERPLAN
NW CORNER OF GLENDALE AVE & 99TH AVE
GLENDALE, ARIZONA 85305
22-088
01/19/2024
CONCEPTUAL
CONTEXT
AERIAL PLAN
DR-01
1" = 100'-0"
1
CONTEXT AERIAL PLAN
REV
DATE
DESCRIPTION

EXHIBIT 2

BOCCE BALL
*CP0 2 336 0
DTR IND
QUANTI S A. 3
DB ONLY
CLIMBE R
BELT
BRID GE
TRANS FE R
POINT
CABL E BA LL S LID ER S
BELT
BRID GE
TRANS FE R
POINT
12
17
PROPERTY LINE, TYP.
PROPERTY
LINE, TYP.
PROPERTY LINE, TYP.
MYRTLE AVENUE
NORTH 99TH AVENUE
PHASE 1
PHASE 2
S.B.
20'-0"
26'-0"
26'-0"
11'-0"
5'-0"
11'-0"
20'-0"
11'-0"
5'-0"
11'-0"
20'-0"
9'-0"
20'-0"
26'-0"
32'-11"
S.B.
20'-0"
26'-0"
S.B.
20'-0"
26'-0"
PHASE 1 ENTRANCE
FIRE &
DELIVERIES ONLY
S.B.
10'-0"
25'-0"
TYP.
25'-0"
PHASE 2 ENTRANCE
S.B.
20'-0"
S.B.
20'-0"
26'-0"
4-STORY
(UNITS OVER 2
STORY CLUBHOUSE)
BUILDING 2
4-STORY
BUILDING 1
4-STORY
BUILDING 3
4-STORY
BUILDING 4
4-STORY
POOL
POOL
NOT A PART OF
APN-142-57-003M U.S.
DEPT. OF INTERIOR
NOT A PART OF
APN-142-57-003M
U.S. DEPT. OF INTERIOR
32
APN 142-57-002F
ZONED PAD
101 W HEALTHCARE
SUBSIDIARY, LLC
APN 142-57-003U
ZONED PAD
101 W HEALTHCARE
SUBSIDIARY, LLC
APN 142-57-003E
ZONED C-2
SOUTHWESTERN
PETROLEUM INC.
APN 142-57-021A
ZONED PAD
CONTINENTAL
562 FUND LLC
APN 142-57-005C
ZONED PAD
DIGNITY HEALTH
APN 142-56-032
ZONED PAD
CITY OF GLENDALE
PROPERTY LINE, TYP.
1D
4A
4F
4-STORY
(UNITS OVER
CLUBHOUSE)
4A
1D
9B
9A
TYP.
TYP.
49
32
4F
1D
4A
50
50
50
50
51
51
9A
9B
TYP.
TYP.
N17°46'00"E 257.35'
N90°00'00"E 211.84'
N00°00'01"E 570.55'
S89°46'09"E' 840.31'
S02°27'12"W 787.09'
S28°17'47"W 43.01'
N90°00'00"W 176.75'
S2°25'00"W 76.40'
N87°36'14"W 81.95'
S42°45'34"W 72.80'
N90°00'00"W 719.06'
N00°00'00"E 138.35'
N90°00'00"W 46.27'
RETAIL
1-STORY
BUILDING
HEIGHT
30'-0" FT
+/- 13,000 SF
1C
1C
49
52
30'-0"
88'-8"
22'-11"
22'-11"
100'-9"
95'-3"
31'-8"
LEGAL DESCRIPTION
26' - 0"
R.O.W
35'-0"
R.O.W.
35'-0"
8'-0"
P.U.E
S.B.
20' - 0"
20'-0" S.B.
9' - 0"
20' - 0"
172' - 0"
55' - 0"
TYP.
26'-0"
TYP.
26'-0"
TYP.
26' - 0"
119' - 9"
153'-4"
20' - 0"
20' - 0"
20'-0"
20'-0"
26' - 0"
20'-0"
8'-0"
4B
4C
S.B.
15'-0"
S.B.
15'-0"
S.B.
25'-0"
20'-0"
S.B.
15'-0"
S.B.
10'-0"
R.O.W.
65'-0"
S.B.
20'-0"
11'-0" 5'-0" 11'-0"
2C
2C
2D
2C
2C
EXISTING DRIVE
EXISTING DRIVE
2C
PROJECT DATA
SITE INFORMATION, MULTIFAMILY:
PROJECT:
PROJECT OWNER /
DEVELOPER:
PROJECT ARCHITECT:
PROJECT NARRATIVE:
ZONING:
APN:
SITE AREA:
DENSITY:
GROSS BLDG FOOTPRINT:
MAX. LOT COVERAGE:
OPEN SPACE:
WESTGATE MASTER PLAN
WEST GLENDALE BLVD. AND NORTH 99TH AVE.
GLENDALE, AZ
101 W HEALTHCARE SUBSIDIARY LLC
DR. SIMON
triARC ARCHITECTURE & DESIGN
1934 E. CAMELBACK RD. SUITE 200
PHOENIX, AZ 85016
CONTACT: JON HANNA
JON@TRIARCDESIGN.COM
602-229-1100
NEW MULTIFAMILY PROJECT, 4 STORY BUILDINGS WITH
AMENITIES INCLUDING CLUBHOUSE AND POOL
EXISTING: PAD
PROPOSED: PAD
142-57-022, 142-57-022A, 142-57-003Z, 142-57-003H, 142-57-002D,
PORTION OF 142-57-003U, PORTION OF 142-57-002F
NET: 18.40 AC (801,773 SF)
30 DU/AC GROSS MAX. ALLOWED
134,100 SF
55% OF NET SITE ALLOWED
134,100 SF / 801,773 SF = 16% OF NET SITE PROVIDED
25% REQUIRED
25% PROVIDED (202,489 SF)
VEHICLE PARKING REQUIRED:
1 BEDROOM: 128 UNITS x 1.5 PS =
129.5 SPACES
2 BEDROOM: 103 UNITS x 1.5 PS =
154.5 SPACES
3 BEDROOM: 8 UNITS x 2.0 PS =
16 SPACES
TOTAL REQUIRED =

300 SPACES
ACCESSIBLE: 2% OF TOTAL = 6 (INCLUDED IN TOTAL)
PARKING PROVIDED:
SURFACE OPEN =
424 SPACES
ACCESSIBLE OPEN =
10 SPACES (INCLUDES 2 VAN SPACES)
TOTAL =

434 SPACES
PARKING STALL SIZE
PARKING STALL WIDTH:
9'-0" (REQUESTING RELIEF FROM 10' STANDARD)
PARKING STALL DEPTH:
20'-0"
BUILDING INFORMATION, MULTIFAMILY:
PHASE 1:
SITE AREA:
8.82 ACRES (346,658 SF)
DENSITY:
27 DU/AC (NET)
(239 UNITS/ 8.8 AC)
BUILDING HEIGHT:
4 STORIES
ALLOWED:
56'-0"
PROVIDED:
48'-0" TO MAIN PARAPET, 53'-6" TO TALLEST PARAPET
OCCUPANCY:
APARTMENTS: R-2
CLUBHOUSE: B
CONSTRUCTION TYPE:
TYPE V-A, WOOD FRAME
FIRE SPRINKLERS:
APARTMENTS: NFPA 13
CLUBHOUSE: NFPA 13
DWELLING UNIT MIX:
1 BEDROOM = 128 (53%)
2 BEDROOM = 103 (43%)
3 BEDROOM = 8 (4%)
TOTAL UNITS = 239
BUILDING FOOTPRINT:
(1) BUILDING AND CLUBHOUSE = 71,800 SF
MULTI-FAMILY BUILDING SETBACKS:
REQUIRED
FRONT
SIDE
REAR
STREET SIDE
20'-0"
20'-0"
20'-0"
20'-0"
PROVIDED
PHASE 2:
SITE AREA:
7.9 ACRES (345,732 SF)
DENSITY:
27.6 DU/AC (NET)
(218 UNITS/7.9 AC
BUILDING HEIGHT:
4 STORIES
ALLOWED:
48'-0"
PROVIDED:
48'-0" TO MAIN PARAPET, 53'-6" TO TALLEST PARAPET
OCCUPANCY:
APARTMENT: R-2
CLUBHOUSE: B
CONSTRUCTION TYPE:
TYPE V-A, WOOD FRAME
FIRE SPRINKLERS:
APARTMENTS: NFPA 13
CLUBHOUSE: NFPA 13
DWELLING UNIT MIX:
1 BEDROOM = 136 (60%)
2 BEDROOM = 74 (37%)
3 BEDROOM = 8 (3%)
TOTAL UNITS = 218
BUILDING FOOTPRINT:
(1) BUILDING AND CLUBHOUSE =
62,300 SF
VEHICLE PARKING REQUIRED:
1 BEDROOM: 136 UNITS x 1.5 PS =
204 SPACES
2 BEDROOM: 74 UNITS x 1.5 PS =
111 SPACES
3 BEDROOM: 8 UNITS x 2.0 PS =
16 SPACES
TOTAL REQUIRED =

331 SPACES
ACCESSIBLE: 2% OF TOTAL = 7 (INCLUDED IN TOTAL)
PARKING PROVIDED:
SURFACE OPEN =
389 SPACES
ACCESSIBLE OPEN =
8 SPACES (INCLUDES 1 VAN SPACES)
TOTAL =

397 SPACES
PARKING STALL SIZE
PARKING STALL WIDTH:
9'-0" (REQUESTING RELIEF FROM 10' STANDARD)
PARKING STALL DEPTH:
20'-0"
100'-9"
172'-0' & 88'-8"
10'-0"
119'-9"
SITE INFORMATION, COMMERCIAL:
SITE AREA:
1.6 ACRES (67,918 SF)
BUILDING AREA:
13,000 SF
PARKING REQUIRED:

1 / 300 SF = 44 SPACES
PARKING PROVIDED:
49 SPACES
PARKING STALL SIZE
PARKING STALL WIDTH:
10'-0"
PARKING STALL DEPTH:
20'-0"
W GLENDALE AVE
101
N 99TH AVE
MYRTLE AVE
W DESERT RIVER BLVD
PROJECT LOCATION
PROJECT NUMBER
ISSUE DATE
SHEET TITLE
SHEET NUMBER
1934 East Camelback Rd
Suite 200
Phoenix, AZ 85016
P 602-229-1100
This drawing is the property of triARC Architecture & design, L.L.C., 1934 East Camelback Rd, Suite 200, Phoenix, AZ 85016, 602.229.1100. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permitted without written consent of triARC Architecture & Design, L.L.C., C 2020
CONCEPTUAL
ONLY
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
5/9/2024 7:42:08 AM
C:\Users\jon\Documents\22-088 Signal HC - Westgate Masterplan_jontriARC.rvt
WESTGATE MASTERPLAN
NW CORNER OF GLENDALE AVE & 99TH AVE
GLENDALE, ARIZONA 85305
22-088
01/19/2024
CONCEPTUAL
SITE PLAN
A-010
1" = 60'-0"
1
SITE PLAN
KEYED NOTES
1C
TYP. ACCESSIBLE PARKING SPACE; 11'-0"x20'-0" WITH 5' WIDE ACCESS AISLE. .
1D
PAVER CROSSWALK, TYP.
2C
SIGHT VISIBILITY TRIANGLES AT DRIVES TO PUBLIC ROADS PER CITY DETAIL G-448. NO SIGNS,
FENCES, WALLS UTILITY BOXES, STRUCTURES, SHRUBS HEDGES OR OTHER PLANTS (EXCLUDING
TREES) OVER 30 INCHES IN HEIGHT SHALL BE PERMITTED WITHIN THE RESTRICTED AREAS.
2D
30'x30' SIGHT VISIBILITY TRIANGLE AT ROAD INTERSECTIONS PER CITY DETAIL G-321. NO SIGNS,
FENCES, WALLS UTILITY BOXES, STRUCTURES, SHRUBS HEDGES OR OTHER PLANTS (EXCLUDING
TREES) OVER 30 INCHES IN HEIGHT SHALL BE PERMITTED WITHIN THE RESTRICTED AREAS.
4A
VEHICULAR GATE.
4B
COMMERCIAL ENTRANCE. NEW DRIVE TO BE ALIGNED WITH EXISTING DRIVE ACROSS 99TH
AVENUE.
4C
RESIDENT EXIT ONLY VEHICULAR GATE. EXIT VIA REMOTE CONTROL. NO KEYPAD.
4F
CAMPUS MAP & KEYPAD FOR VEHICULAR GATE ACCESS.
9A
NEW 6" C.I.P. CONCRETE CURB, TYP.
9B
NEW ASPHALT PAVING, TYP. U.N.O.
32
TRASH COMPACTOR ENCLOSURE.
49
TYPICAL PARKING SPACE 9'-0"x20'-0". REDUCTION REQUESTED FROM STANDARD 10'-0"x20'-0"
50
AMENITY COURTYARD INCLUDING OUTDOOR KITCHENS, SHADED SEATING AREAS, GAMING
AREAS.
51
CENTRAL AMENITY COURTYARD INCLUDING OUTDOOR KITCHEN, SHADED RAMADAS, POOL AND
SPA.
52
TRASH ENCLOSURE, TYP.
A PART OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2
NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA
COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF THE SOUTH HALF OF THE SOUTHEAST
QUARTER OF SAID SECTION 5;
THENCE NORTH 89 DEGREES 46 MINUTES 09 SECONDS WEST ALONG THE NORTH LINE OF
THE SOUTH HALF OF THE SOUTHEAST QUARTER OF SAID SECTION 5, A DISTANCE OF 66.31
FEET TO THE POINT OF BEGINNING;
THENCE SOUTH 28 DEGREES 17 MINUTES 47 SECONDS WEST, A DISTANCE OF 43.01 FEET TO
A POINT;
THENCE SOUTH 2 DEGREES 27 MINUTES 12 SECONDS WEST, A DISTANCE OF 787.09 FEET TO
A POINT;
THENCE WEST, A DISTANCE OF 176.75 FEET TO A POINT;
THENCE SOUTH 2 DEGREES 25 MINUTES 00 SECONDS WEST, A DISTANCE OF 76.40 FEET TO
A POINT;
THENCE NORTH 87 DEGREES 36 MINUTES
14 SECONDS WEST, A DISTANCE OF 81.95 FEET TO A POINT;
THENCE SOUTH 42 DEGREES 45 MINUTES 34 SECONDS WEST, A DISTANCE OF 72.80 FEET TO
A POINT;
THENCE WEST, A DISTANCE OF 719.06 FEET TO A POINT;
THENCE NORTH, A DISTANCE OF 138.35 FEET TO A POINT;
THENCE WEST, A DISTANCE OF 46.27 FEET TO A POINT;
THENCE NORTH 17 DEGREES 46 MINUTES 00 SECONDS
EAST, A DISTANCE OF 257.35 FEET TO A POINT;
THENCE EAST, A DISTANCE OF 211.84 FEET TO A POINT;
THENCE NORTH 0 DEGREES 0 MINUTES 1 SECOND EAST, A DISTANCE OF 570.55 FEET TO A
POINT;
THENCE SOUTH 89 DEGREES 46 MINUTES 09 SECONDS EAST, A DISTANCE OF 840.31 FEET
TO THE POINT OF BEGINNING;
REV
DATE
DESCRIPTION

EXHIBIT 3

01/19/2024
CONCEPTUAL
CONCEPTUAL
ONLY

EXHIBIT 4

EXHIBIT 5

S
S
+/-
+/-
+/-
+/-
MATTHEW PAUL
DRAGER
46497
EXPIRES ____/____/______
A
R
IZ
O
N
A
,
U
.
S
.
A
.
R
e
g
i
s
t
e
r
e
d
L
a
n
d
s
c
a
p
e
A
r
c
hi
t
e
c
t
C
E
R
T
I
F
I
C
A
T
E
N
O
.
D
a
te
S
i
g
n
e
d
.
..
..
.
.
.
.
.
.
.
.
.
06 30 2025
05/09/2024
PRELIMINARY
NOT FOR
CONSTRUCTION
11/28/2023
CITY COMMENTS
03/06/2024
CITY COMMENTS
5/9/2024
CITY COMMENTS
LANDSCAPE IMPROVEMENTS
NW CORNER OF GLENDALE AVE & 99TH AVE
WESTGATE MASTERPLAN
Westgate Multifamily
Rezone Submittal
CLS-1
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
0
30'
60'
120'
15'

EXHIBIT 6

PROJECT NUMBER
ISSUE DATE
SHEET TITLE
SHEET NUMBER
1934 East Camelback Rd
Suite 200
Phoenix, AZ 85016
P 602-229-1100
This drawing is the property of triARC Architecture & design, L.L.C., 1934 East Camelback Rd, Suite 200, Phoenix, AZ 85016, 602.229.1100. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permitted without written consent of triARC Architecture & Design, L.L.C., C 2020
CONCEPTUAL
ONLY
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
1/19/2024 5:44:19 PM
C:\Users\jacqueline\Documents\22-088 Signal HC - Westgate Masterplan_Jacquelinetriarc.rvt
WESTGATE MASTERPLAN
NW CORNER OF GLENDALE AVE & 99TH AVE
GLENDALE, ARIZONA 85305
22-088
01/19/2024
CONCEPTUAL
MATERIAL
BOARD
A-600
METAL SHADE CANOPY
STANDING SEAM METAL
ATAS "CHARCOAL GRAY"
STUCCO, TRIM AND METAL RAIL
DUNN EDWARDS
DE5328 ANCHOR GRAY
STUCCO, ACCENT
DUNN EDWARDS
DE5188 RUDDY OAK
STUCCO, ACCENT AND TRIM
DUNN EDWARDS
DET627 PEWTER PATTER
STUCCO, MAIN BODY
DUNN EDWARDS
DEW336 WHITE SAND
STOREFRONT MULLIONS
ANODIZED ALUMINUM
BLACK
PATIO WALLS
EXPOSED CMU
ECHELON "PRECISION"
OPAL
MASONRY VENEER
COLOR AND TYPE TBD
FAUX WOOD SIDING
COLOR AND TYPE TBD
PT-A
PT-B
PT-C
PT-D
WD-1
MAS-1
CMU-1
MTL-1
AL-1
REV
DATE
DESCRIPTION

EXHIBIT 7

PROJECT NUMBER
ISSUE DATE
SHEET TITLE
SHEET NUMBER
1934 East Camelback Rd
Suite 200
Phoenix, AZ 85016
P 602-229-1100
This drawing is the property of triARC Architecture & design, L.L.C., 1934 East Camelback Rd, Suite 200, Phoenix, AZ 85016, 602.229.1100. This drawing is limited to the original use for which it was prepared. Changes, reproductions, or assigning to any third party of this drawing for any other use is not permitted without written consent of triARC Architecture & Design, L.L.C., C 2020
CONCEPTUAL
ONLY
NOT FOR CONSTRUCTION
NOT FOR CONSTRUCTION
1/19/2024 8:26:35 PM
C:\Users\jacqueline\Documents\22-088 Signal HC - Westgate Masterplan_Jacquelinetriarc.rvt
WESTGATE MASTERPLAN
NW CORNER OF GLENDALE AVE & 99TH AVE
GLENDALE, ARIZONA 85305
22-088
01/19/2024
COMMERCIAL
BUILDING
EXAMPLES
A-502
Maps Data: Google, ©2023
Maps Data: Google, ©2023
Maps Data: Google, ©2023
Maps Data: Google, ©2023
REV
DATE
DESCRIPTION
COMMERCIAL BUILDING 1 - LOCATED EAST OF SITE
95TH AVENUE AND GLENDALE AVENUE
COMMERCIAL BUILDING 2 - LOCATED EAST OF SITE
95TH AVENUE AND GLENDALE AVE
COMMERCIAL BUILDING 3 - LOCATED DIRECTLY SOUTH OF THE SITE
99TH AVENUE AND GLENDALE AVENE
COMMERCIAL BUILDING 4 - LOCATED DIRECTLY SOUTH OF THE SITE
99TH AVENUE AND GLENDALE AVENE
STOREFRONT SYSTEM
CMU
PATTERN STYLES
CANOPY METAL
STRUCTURES
ARCHITECTURAL
BUILDING STYLE
PAINT COLOR SCHEME
ELEVATION
HEIGHT VARIATION
SIGNAGE
MONOLITHIC
ARCHITECTURAL STYLE
VARIATION OF ELEVATION
DEPTHS
STOREFRONT SYSTEM
ELEVATION
HEIGHT VARIATION
CANOPY STRUCTURES
HORIZONTAL DETAILS
ARCHITECTURAL
VERTICAL ELEMENTS
STREET FRONTAGE
STREET FRONTAGE