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75th Avenue & Glendale Retail Center
Planned Area Development Amendment Narrative
Submitted by:
SimonCRE JC Tucker IV, LLC
Maria Grishina
6900 East 2nd Street
Scottsdale, Arizona 85251
Site Information:
Proposed Use:
Retail Center
Current Zoning: PAD
Case Number:
ZON#23-08
Date Created: 10/4/2023
Date Modified 1: 1/26/2024
Date Modified 2: 5/2/2024
Date Modified 3: 5/21/2024
Date Modified 4: 7/10/2024
PLANNING DIVSION
RECEIVED
[10 JULY 2024]
75th Avenue & Glendale PAD Amendment
Page | 2
I. Introduction
The project, referred to as 75th & Glendale Retail Center, is a site currently in development
and approximately 7.46 acres located in the southeast corner of N. 75th Avenue and W. Glendale
Avenue in Glendale, Arizona. The Retail Center contains a Black Rock Coffee, Wendy’s
Restaurant, and O’Reilly Auto Parts. There is a multi-tenant shops building and Goodwill
development that are currently going through entitlements. We anticipate that the shops building
and Goodwill will be open to the public in the latter part of 2024.
SimonCRE endured a numerous number of public processes for this project that first started
off with getting the Planned Area Development approved with the City of Glendale. After a few
rounds of reviews on the PAD narrative with the city, the PAD was recommended for approval to
Planning Commission in August of 2021. The hearing was in SimonCREs favor, as we were
approved unanimously to be on the next city council hearing date of September 14th. The PAD
was ultimately approved at that city council date, and we were able to move forward with the
project knowing that we had the approved zoning designation. SimonCRE further endured the
PLAT approval process that resulted in getting our PLAT recorded with the city and county of
August 2022. Construction for the shops building, Wendy’s, Black Rock Coffee, and O’Reillys
started in the months of March and April of 2022. We still had an undeveloped Lot 3 parcel at the
time of construction, for the cities reference. Our leasing team ultimately agree on a lease with
Goodwill and we had to endure a conditional use permit with the city for this tenant because it was
not clearly described within our sites PAD narrative. The conditional use permit was ultimately
approved in December of 2022 and our team intends to start construction for the Goodwill by May
1, 2024.
According to the City of Glendale code, a property with a zoning designation of "C-2" is
mandated to have an eight-foot wall to serve as a screen between the commercial property and
any adjacent single-family residential use. Due to this being an established requirement within
the C-2 PAD zoning district, SimonCRE JC Tucker IV, LLC intends to endure the jurisdictional
process to amend the existing PAD to allow us to not have to place an additional 8’ block wall to
an already existing 6’ CMU wall.
We at SimonCRE have concluded that different measures will need to be taken to better
serve the neighboring residential community and the commercial developments that are a part of
the 75th and Glendale Shopping Center. We intend to not only make the project more visually
engaging but to also find acoustical barrier measures that will benefit all parties involved. We have
hosted multiple neighborhood meetings, hired a subcontractor to do a property conditions report
75th Avenue & Glendale PAD Amendment
Page | 3
on the existing wall, and we have additionally hired an acoustical engineer to research what
infrastructure additions will best serve the site. We have added the findings of the acoustical
engineer and structural subcontractor in our PAD amendment submittal. In addition, we have
provided a summary of these two reports that is explained further in our narrative on pages five
and six.
FIGURE 1: Site Aerial
II. Existing Site Conditions
This Glendale and 75th avenue shopping center had a pre-application meeting on October
2020 with the City of Glendale. The existing shopping center consists of retail and restaurant
tenants with a total area of 325,149 square feet (7.46ac). Lot 1 is 40,352 square feet (0.93ac) with
a 1,956 square foot Black Rock coffee shop. Lot 2 is 39,772 square feet (0.91ac) with a 7,453
square foot O’Reilly’s Auto Parts Store. Lot 3 is a proposed 158,826 square feet (3.65ac) with a
24,250 square foot Goodwill. Lot 4 is 61,353 square feet (1.41ac) that consists of a multi-tenant
shops building with a 2,000SF drive-thru Senor Taco, a 1,818SF Rice Pho, a 1,440SF Wingstop,
a 1,600SF Beauty Salon, a 1.542SF Pizza Patron.
The streetscape improvements include monument signage on both 75th Ave & Glendale
Ave in prime viewing position. The sites landscape plans includes native plants tastefully placed
to create a visually appealing atmosphere to the area as shown on our landscaping exhibit. The
landscaping on this development consists of: Desert Museum Palo Verdes, Willow Acacias,
Mulgas, Texas Mountain Laurels, Mexican Bird of Paradises, Orange Jubilees, Red Yuccas, Desert
Spoons, Twin Flowered Agave, Baja Ruellia, Gold Mounds, Trailing Purples, and Bush
Bougainvilleas. These plants can thrive in a natural Arizona environment and require minimal
maintenance. This development has incorporated a Stormtech MC-3500 Chamber System to
75th Avenue & Glendale PAD Amendment
Page | 4
account for all stormwater retention on our site as shown on our approved civil plans. All water,
sewer, and drainage plans will be submitted in accordance with our PAD amendment submittal.
There will be three new drive entrances added to create easy access for the public, one off Glendale
Ave, and two off 75th Ave. The maximum building height for this development is 30 feet, and all
buildings abide by this standard.
Our architect did their due diligence to make sure that they were abiding by the city and
tenant requirements for the colors and materials that is currently being displayed at our Glendale
and 75th Shopping center. Our Goodwill tenant consists of brick veneer and Hardie plank siding,
along with multiple shades of painted stucco. Our O’Reilly’s development consists of concrete
masonry, and multiple shades of sandblast textured stucco. Black Rock Coffee consists of an
aluminum storefront with hardie plank lapped siding, and western 1-kote stucco in multiple shades.
Wendy’s consists of Endicott thin brick in “dark sandstone” and EIFS -SW 7511 in “bungalow
beige.” Lastly, the shops building will consist of painted stucco, brick veneer, and hardie plank
siding.
The property was developed and is being maintained by SimonCRE and its representatives.
Our property management team will handle all maintenance and work on the site after the
development is completed. All conditions, performance standards, and other reasonable
restrictions are coordinated per the lease signed by both parties. At is currently stands, SimonCRE
is the owner of the parcels associated with the Goodwill and shops building. The remaining parcels
have been purchased by outside brokerages and the city will be able to see those said owners in
the means of the PROP 207 waivers that have been a part of our PAD amendment submittal.
This development exceeds the intent of the PAD district as it caters to the needs of the
nearby neighborhood. This development promotes smart drive aisles for ease of access, along with
sidewalks and pedestrian paths to contribute to the walkability of the site. The architectural and
site design concepts share a consistent theme with each other, even though there are a variety of
tenants, as shown in our color and material elevations. All monument signs are strategically placed
to create an enjoyable view of the development along with drawing the public’s eye. This
development includes easy drive aisles connecting to existing developments, along with attractive
facades and open space elements. In addition, the master civil plans and legal descriptions for the
site have been included as part of our ZON#23-08 PAD submittal to make sure that we are
conforming to code number 5.913B.
This development will not include any circulation changes due to this PAD amendment. The
addition of these trees will only produce a creative and effective use of land, as these trees will
provide a natural environment versus a block wall. This development has a variety of design
concepts that are unique to each other but are consistent to each other to make a great looking
75th Avenue & Glendale PAD Amendment
Page | 5
shopping center. The variety of tenants included in this development gives the public the
opportunity to shop from multiple shops in one visit. An example would be visiting the nail salon,
shopping from Goodwill, and eating at a variety of restaurants. The design and scale of the project
is consistent with the surrounding area’s demand and provides a unique variety of tenants for the
public. The proposed development has had all aspects relating to utilities, transportation, drainage,
and common spaces accounted for with city review and approval.
III. Proposed Amendment to the PAD
The intent of SimonCRE JC Tucker IV, LLC submitting a Planned Area Development
amendment to the City of Glendale is to provide enhanced landscaping between the commercial
and residential community while also making the truck dock wall near the Goodwill 10 feet in
total height. SimonCRE is proposing to add this enhanced landscaping and 10’ loading dock wall
in place of the city-stipulated 8’ block wall due to several hardships that have transpired while
trying to find alternative design options for the additional wall.
The proposed amendment is specific to the existing PAD’s landscaping and perimeter
screening requirements. The sites permitted uses, development standards, performance standards,
design guidelines, signage and parking requirements will continue to be regulated through the
original PAD Narrative (ZON21-06).
The first design element that was proposed to the HOA community was to add two feet to
the existing 6-foot wall to bring it to compliance with the city of Glendale code. The neighboring
HOA community did not want us to interfere with their wall at all because they didn’t want to be
affiliated with any cost or maintenance that would occur from adding the new infrastructure to
their twenty-two-year-old existing wall. The HOA community has provided the SimonCRE team
with continued backing for adding enhanced landscaping instead of the additional 8’ block wall
and we have added the email correspondence from the HOA president as part of our PAD
amendment submittal.
75th Avenue & Glendale PAD Amendment
Page | 6
Figure 2: Email from HOA Community Manager
The HOA community not wanting to be involved with the additional wall has put the
SimonCRE team and the City of Glendale in a strenuous position because the city has further
required us to provide a metal encasement between the two walls. This however cannot be achieved
if the HOA community has made the decision not to convoluted within the project. As discovered
through the due-diligence that was created by our structural engineer through field visits and
reports, the newly proposed wall was engineered in such a way that we would need to show a 24”
gap between the two due to the width of the existing footings encroaching onto our property. These
two walls cannot be placed any closer than shown per our engineers’ calculations; so, a metal
encasement cannot be a viable solution to bond the two walls together. The ambition of the metal
encasement is to limit debris, small animals, and human beings being able to enter and get stuck
between two walls that are constructed directly parallel to each other. However, in our case, the
encasement would not be able to limit objects entering the entrance of the two block walls because
we would in return be creating a 2’ alleyway.
SimonCRE hired an acoustical engineer to investigate what new infrastructure could be
added to the site with the intention to limit the commercial developments noise that would be
produced and spread throughout the residential community. The engineers proposed outcome was
to make the loading dock wall for the Goodwill loading dock area a total of 10’ high in length in
order to create the most functional sound barrier. As it stands, we have an approved building set
of plans with the city that shows an 8’ loading dock, so we are proposing to add two extra feet to
the wall to follow the recommendation that was illustrated by our professional sound engineer.
SimonCRE’s motive is still to continue to move forward with enhanced landscaping so that we are
still creating a buffer between the two commercial and residential developments. Figure 2 shown
below will provide a graph and an exhibit that shows where the sound studies were showcased
while also providing the A-weighted decibel before and after the 2’ addition of the truck dock
loading wall.
75th Avenue & Glendale PAD Amendment
Page | 7
Figure 3: Acoustical Study
The enhanced landscaping desires to provide the future citizens passing the development a
more visually pleasant buffering measure than what the additional 8’ block wall could provide.
The trees that will be planted will be at full maturity and spaced as close to each other as possible
to prevent any gaps in sound and coverage from the harsh Arizona summer conditions. Please see
the next page to review figure 4 that shows what the landscape buffer will bring to the community
in the means of proper screening between the residential and commercial projects. The landscaping
portion of the project will cover the screening needs that an 8’ wall would’ve provided, while the
2’ addition to the 8’ truck dock wall will mitigate the peak noise to be 3.3 dBA lower than what
the dBA minimum sound frequency requirement calls for. All of the sound requirements and
research is sourced from our sound study, which is also included in our PAD amendment submittal.
75th Avenue & Glendale PAD Amendment
Page | 8
Figure 4: Proposed Landscape Design
IV. Process and Purpose
At the recommendation of the City of Glendale, SimonCRE has already conducted two
neighborhood meetings to discuss all possible options on how we can deliver a safe and visually
appealing buffer. Once we receive staff approval on our PAD amendment narrative, SimonCRE
will attend both a Planning and Zoning Commission Meeting and a City Council Meeting. The
project will be discussed further and in greater detail at these meetings, and a final determination
and recommendation will follow. Construction of the proposed enhancements will begin following
the determination of the PAD amendment process with the City of Glendale and we will proceed
until such time that the site and Goodwill building is complete.
We at SimonCRE made efforts to make sure that we were following code 5.901 of the
Glendale and 75th code section that describes the purpose of having a Planned Area Development.
The below breakdown items A-F will help provide further clarity as to how our development
75th Avenue & Glendale PAD Amendment
Page | 9
follows the cities standard for creating and an enduring the PAD. SimonCREs responses are
highlighted in red below.
A. Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies. Our development
endured several rounds of review with the City of Glendale to make sure that it
would account for all land use changes. We additionally created the drive aisles on
site to account for several different types of commercial developments.
B. Encourage residential development to provide a mixture of housing types and
designs. Our project does not cover what design standards are needed for the
neighboring residential developments but, we created a PAD to ensure that all
current and future commercial users have colors and materials that complement the
surrounding area.
C. Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses. Between the uses of retail,
restaurant, self-care, and automotive uses; we can conclude that our development
will continue to provide a diverse amount of uses.
D. Provide a process which relates the urban design and scale of project to the unique
characteristics of the site. The process of the design and scale is displayed in the
PAD for this site, I have included the original PAD in this narrative.
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.
Our development endured several reviews from the City of Glendale to get fully
permitted from the civil and building department. As-builts will be provided to
future developers in order to ensure that they are providing adequate plans to the
city.
F. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan. Every property owner in the
Planned Area Development has a copy of the design guidelines to provide adequate
design review submittals to the city.
V. Conclusion
SimonCRE’s proposed PAD amendment best serves the community because not only
are we creating a visually more appealing project but, we are addressing the concerns of the HOA
community by not impeding on their 6’ block wall. The 8’ block wall city stipulation is going to
create an extreme number of hardships that will contradict the original purpose of the code
requirement that was brought forth by the city. Adding in an 8’ wall between a commercial and
75th Avenue & Glendale PAD Amendment
Page | 10
residential development is an understandable requirement but, not all properties are the same
which can’t be overlooked in our case because creating more issues than the solution if we were
to create this new perimeter wall. We believe that the enhanced landscaping, and the addition of
two feet to the future 8’ wall (to make it 10’ in total) will provide a better transition and buffer to
the neighboring residential developments.
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NUMBER
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SHEET:
P.(602)265-0320
Scottsdale, Ari]ona 85258
10450 N. 74th Street, SXite 120
SITE PLANNING
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Proposed Enhanced Landscape Plan 2022-10-13
PLANNING DIVSION
RECEIVED
[10 JULY 2024]