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12054.7.3875177.4
DIGNITY HEALTH WESTGATE
- DESERT RIVER III -
PLANNED AREA DEVELOPMENT
7300 North 99th Avenue (APN: 142-57-005C)
SUBMITTAL BY:
Gammage & Burnham, PLC
Attn: Manjula M. Vaz
40 North Central Avenue, 20th Floor
Phoenix, AZ 85004
mvaz@gblaw.com; Phone: (602) 256-4461
National Real Estate Services CommonSpirit Health
Attn: SSVP National Real Estate Services
Travis Messina
System Senior Vice President
198 Inverness Drive West
Englewood, CO 80112
travis.messina@commonspirit.org; Phone: (602) 294-4188
CASE NO.: ZON23-10
SUBMITTAL DATE: DECEMBER 4, 2023
RESUBMITTAL: AUGUST 4, 2024
2ND RESUBMITTAL: DECEMBER 5, 2024
3RD RESUBMITTAL: JANUARY 24, 2025
PLANNING DIVSION
RECEIVED
[27 Jan 2025]
12054.7.3875177.3
TABLE OF CONTENTS
I.
INTRODUCTION / SITE DESCRIPTION ..................................................................................1
II.
THE PROPOSAL ....................................................................................................................3
III.
THE GENERAL PLAN ...........................................................................................................4
IV.
PERMITTED, CONDITIONAL AND ACCESSORY USES...........................................................6
V.
DEVELOPMENT STANDARDS..............................................................................................11
VI.
ARCHITECTURAL / LANDSCAPE / SIGNAGE / SCREENING / STREETSCAPE DESIGN
GUIDELINES .......................................................................................................................11
VII.
AMENDMENTS TO THE PAD ..............................................................................................14
VIII. PAD REQUIRED FINDINGS ................................................................................................14
IX.
CONCLUSION .....................................................................................................................16
EXHIBITS
Exhibit A
Property Location Aerial Map / Legal Description of Property
Exhibit B
Site Plans of the Existing Developments on the Dignity Property
Exhibit C
Existing Context Photos of Property
Exhibit D
Previous 2008 Desert River PAD Land Use Master Plan with Dignity Site
Identified (C, D, E, & F)
Exhibit E
Desert River II PAD Rezoned in 2020 / Amended in 2023
Area Map
Exhibit F
Previous and Proposed PAD – Development Standards Comparison Table
Exhibit G
Elevations - Photo Images for Conceptual Purposes Only
Exhibit H
Desert River PAD Plant Palette and Plant Imagery [ZON07-20]
Exhibit I
Desert River PAD Streetscape Illustrations [ZON07-20]
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I.
INTRODUCTION / SITE DESCRIPTION
Dignity Health (“Dignity”) is proposing to further develop their property located within
the Desert River development at the northwest corner of 99th Avenue and Myrtle Avenue,
approximately 32-acres, 7300 North 99th Avenue (APN: 142-57-005C) (the “Property”) with
additional medical uses/services. (See attached Exhibit “A” – Property Location Aerial Map /
Legal Description of Property) The purpose of this Planned Area Development (“PAD”) is to
rezone the current hospital property out of the Desert River PAD while keeping many of the
attributes/design themes associated with the Desert River PAD and, where necessary, modify or
add to the Dignity Health Westgate – Desert River III – PAD (the “Dignity PAD”) to accommodate
Dignity’s future development plans.
The main goal of this Dignity PAD is to add certain medical uses and services to those
already permitted medical in the Desert River PAD. The purposes of these additional uses are to
meet the medical needs of the community both now and in the future, and to align the Dignity
PAD to the Property in response to the changes that have occurred within the Desert River PAD
over the years along with development in the area.
The intent of the request is to:
1.)
Confirm the existing built hospital use (Dignity Westgate Medical Center)
as a permitted use in the PAD and use the City of Glendale’s zoning
definition for “Medical, Hospitals.” The existing hospital use was
previously approved by the city staff in 2013 as an allowed analogous use
within the Desert River PAD. This request will confirm the hospital as a
permitted use.
2.)
Add “Rehabilitation Hospital” as a permitted use in the PAD. Since this
use is not defined within the City of Glendale’s 2023 Unified Development
Code’s definitions section, the following below is the definition for
rehabilitation hospital:
“Rehabilitation Hospital, also known as an inpatient rehabilitation facility,
is a type of specialty hospital that focuses on treating people recovering
from debilitating injuries, illnesses, surgeries, and chronic medical
conditions.”
3.)
Add “Ambulatory Surgery Centers” as a permitted use in the PAD. Since
this use is not defined within the City of Glendale’s 2023 Unified
Development Code’s definitions section, the following below is the
definition for ambulatory surgery centers.
“Ambulatory Surgery Centers” provide same-day surgical care, including
diagnostic and preventive procedures which are a more convenient
alternative to hospital-based outpatient procedures.”
4.)
Add “Behavioral Health Facility” (Inpatient and/or Outpatient Services)
as a permitted use. Since this use is not defined in the City of Glendale’s
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2023 Unified Development Code’s definitions section, the following below
is the definition for behavioral health.
“Behavioral health generally refers to mental health and substance use
disorders, life stressors and crises, and stress-related physical symptoms.
Behavioral health care refers to the prevention, diagnosis, and treatment of
those conditions as an inpatient or outpatient.”
5.)
Better align the development on Dignity’s property by updating/confirming
and compiling some of the elements from the Desert River PAD into one
(1) consolidated document specific to Dignity’s property/development
plans.
Dignity has not yet determined the layout of new medical uses/services or mix of uses for
their remaining vacant land. Future medical uses will be developed as the market dictates and
within the confines of the Dignity PAD. The purpose of the PAD is to permit the existing hospital
campus, clarify existing uses and add additional medical uses. The existing Desert River PAD
permitted and anticipated medical uses, such as: medical/dental offices, medical laboratories,
urgent care, etc., so this proposed Dignity PAD comports with the original vision for the area.
The Property is located adjacent to the 101-Freeway corridor, the Westgate Sports and
Entertainment District, and significant residential/employment/retail areas. The growth in these
areas have increased the need for medical uses/services. As previously noted, a portion of the
Property is developed as the Dignity Westgate Medical Center hospital/medical office building.
The Dignity Westgate Medical Center is located along 99th Avenue and Desert River Boulevard,
facing towards the 101-Freeway. (See attached Exhibit ‘B’ – Site Plans of the Existing
Developments on the Dignity Property)
The existing Dignity Westgate Medical Center hospital/medical office building is a
hospital/medical complex that offers many services, including surgical, orthopedics, and
emergency room/services.
Most of Dignity’s remaining vacant land is located towards the rear abutting multifamily
developments that are either completed or in the process of being built along Desert River
Boulevard/Myrtle Avenue. There is an existing office building (i.e., Credit Union West Corporate
Center) abutting the Property at the southwest corner along with additional offsite developable
vacant land to be developed by others (e.g., senior living, hotel, retail, commercial, etc.) located
both north and south. (See attached Exhibit ‘C’ - Existing Context Photos of Property)
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❖ Evolution of the “Desert River PAD” to the Proposed “Dignity PAD”
The Property was originally part of a 110-acre mixed use project known as the Desert River
PAD that was approved on September 18, 2008 (ZON07-20). More specifically, the Dignity
Property is made up of Parcels C, D, E, & F of the Desert River PAD. (See attached Exhibit ‘D’
- Current Desert River PAD Land Use Master Plan with Dignity Site Identified) However, on
October 1, 2020, approximately 65 acres of the Desert River PAD was rezoned out and zoned to
the Desert River II PAD (ZON20-12) The Desert River II PAD was also amended in 2023
(ZON22-24) and is no longer connected with the original 2008 rezoning case/development plan.
The original 2008 Desert River PAD now encompasses just the Dignity Property (i.e., Parcels C,
D, E, & F) and the existing Credit Union West Corporate Center (i.e., Parcel J). (See attached
Exhibit ‘E’ - Desert River II PAD Rezoned in 2020 / Amended in 2023 Area Map)
The proposed Dignity PAD encompasses, as stated, the Desert River PAD Parcel’s C, D,
E, & F. This proposed PAD will replace or more accurately rezone the Dignity Property out of
the Desert River PAD. The remaining undeveloped Dignity Property is well positioned to
accommodate future medical uses/services (i.e., medical hub) due to the existing Dignity Westgate
Medical Center hospital/medical offices, the Property’s ease of access to the 101-Freeway/major
arterial street network, and significant/continued growth in the area/region. Dignity has been
serving the community with multiple hospitals, medical offices, and a comprehensive system of
health care services for many years and looks forward to continuing to serve the citizens of
Glendale and the West Valley.
II.
THE PROPOSAL
As stated, Dignity’s vision is to develop a dynamic “medical hub” providing for a broad
range of healthcare services to serve the city of Glendale and the broader west valley. To continue
this vision, to provide flexibility, and to reaffirm the existing built hospital/medical office building
the request is to “rezone out (get out of)” of the existing 2008 Desert River PAD and replace it
with the proposed Dignity PAD. The Dignity PAD will add to and clarify the permitted uses list
(e.g., the hospital and behavioral health facility) and “carry over” some of the design/development
parameters from the original 2008 Desert River PAD. The result will be a condensed document
called the “Dignity Health Westgate – Desert River III – PAD”. The new Dignity Health Westgate
– Desert River III – PAD will blend with and adhere to as much as possible with the 2008 Desert
River PAD as well as the abutting development but be specific to the proposed medical campus
development vision.
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III.
THE GENERAL PLAN
The city of Glendale General Plan designates the Property as Business Park (BP). Per the
city of Glendale’s General Plan, business park is defined as follows:
BP Business Park
The Business Park designation is intended to encourage large‐scale campus style
development which includes increased amenities such as attractive streetscapes,
enhanced landscaping, functional pedestrian connectivity, and usable gathering
places. This category provides employment areas that are compatible with adjacent
or surrounding land uses and promotes an efficient circulation system including the
separation of pedestrian traffic from vehicular traffic. Business Park designated
areas provide for the development and accommodation of administrative and
research industries, offices, and limited manufacturing and support services.
Business Parks are intended to provide an efficient circulation system and reduce
trip generation/vehicular traffic off‐site by development and perpetuation of mixed‐
use activity within the project.
The city’s General Plan supports this proposed development configuration through many
of statements, goals, and objectives throughout the document. The following below (emphasis
added) are examples from the city of Glendale’s General Plan supporting the Dignity PAD.
They are:
…
ECONOMIC DEVELOPMENT ELEMENT
Often considered the economic engine of the West Valley, Glendale is the
West Valley’s largest city and has become a major hub for employment,
medical, commercial, educational and multi‐purpose event venues.
Thoughtful planning will allow the city to leverage its current position in
order to maximize job creation and revenue generation for City programs and
quality of life amenities for all Glendale residents. Glendale’s diverse
opportunities in economic development can be categorized into three areas:
1.
Existing Developed Area
2.
Emerging Growth Area
3.
Future Growth Area
The Existing Developed Area of Glendale stretches from Pinnacle Peak in
the north to Camelback Road in the south and from 43rd Ave on the east to
83rd Ave on the west. The majority of the city’s primary employers are
located in this area, with Talavi Business Park being home to many of these
employers. The northern portion of the city includes a substantial amount of
retail trade, consisting of Arrowhead Towne Center and the Bell Road
corridor. The developed area of the Glendale community also includes all but
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one of Glendale’s institutions of higher learning and the majority of
Glendale’s medical facilities.
…
Also emerging is a robust major medical corridor that includes Glendale’s
third hospital (St. Joseph’s at Westgate) and plans for additional medical
office buildings and complementary services such as medical imaging and
oncology services nearby.
…
GOAL ED-1
GLENDALE HAS A DIVERSIFIED ECONOMY.
Policy ED‐1.1 The City should attract and retain a variety of industries that
will provide employment opportunities for residents with a wide range of
skill and educational levels.
Policy ED‐1.7 The City should establish a program to recruit employers and
assist in expansion or redevelopment with existing employers offering mid‐
to upper‐level pay scale ranges.
GOAL ED-2
PROMOTE LOCATIONS THAT ARE APPROPRIATE FOR FUTURE
COMMERCIAL, OFFICE, AND INDUSTRIAL DEVELOPMENT.
Policy ED‐2.3 The City should continue to maximize freeway, major
arterial, and transit service access as opportunities for employment sites.
…
GROWTH AREAS ELEMENT
Glendale has several areas where growth has been consistent, and where
future growth is anticipated. These areas help to drive Glendale’s economy
and provide resources to the City’s population to support future population
growth. The Growth Areas Element addresses several areas throughout the
City where growth is expected to occur in the future and the character of
development that should occur in these areas to achieve the City’s goals.
GOAL GA‐1 GLENDALE’S GROWTH AREAS HAVE WELL-PAYING, HIGH
QUALITY JOBS.
Policy GA‐1.1 The City should preserve and enhance existing office park,
high tech, medical, and industrial centers to attract regional and national
corporate facilities.
Policy GA‐1.3 The City shall assign higher priorities to projects that foster
City employment and revenue objectives.
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GOAL GA‐2 GLENDALE’S IDENTIFIED GROWTH AREAS ARE SUPPORTED
WITH APPROPRIATE INFRASTRUCTURE.
Policy GA‐2.1 The City shall concentrate growth in areas that may be
served most efficiently.
Policy GA‐2.2 The City shall locate growth nodes where traffic capacities
can expand, such as near freeway corridor intersections with major streets.
…
GOAL LU-1
DEVELOPMENT IS GUIDED BY SOUND GROWTH MANAGEMENT.
Policy LU‐1.1 The City shall ensure that sufficient infrastructure is in place
for desired land uses.
GOAL LU-5
GLENDALE
IMPLEMENTS
A
COHESIVE
LAND
PLANNING
APPROACH THROUGHOUT THE MUNICIPAL PLANNING AREA.
Policy LU‐5.3 The City shall pursue a better balance of jobs to housing in
the community by increasing local employment and thereby reducing travel
demand and improving quality of life.
IV.
PERMITTED, CONDITIONAL AND ACCESSORY USES
Permitted, conditional and accessory uses proposed for the Dignity PAD adheres closely
with the 2008 Desert River PAD’s list of uses, but with the addition of the hospital, behavioral
health facility, uses to maintain current medical needs. The uses proposed are broad and diverse,
providing for flexibility based on future needs/demand regarding the Property. Again, the addition
of the existing built hospital use (i.e., the Dignity Westgate Medical Center) and associated medical
office development along with the addition/clarification of medical uses allowed will further the
medical intent of the Dignity PAD.
Permitted Uses
a.
Ambulatory surgical center.
b.
Behavioral health facility (inpatient and/or outpatient services).
c.
Business support services.
d.
Childcare center.
e.
Coffee/bake/confectionery shops.
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f.
Commercial, trade, business schools
g.
Commercial off-street parking / parking garages accessory to or not accessory to a
permitted use.
1) Commercial parking lots do not allow overnight parking unless a
Conditional Use Permit (“CUP”) is granted and the lot is completely
secured, locked, and limited to passenger vehicles only.
h.
Distribution of finished goods.
i.
Dry cleaning business.
j.
Fast food restaurants with drive-in or drive-thru facilities.
1) Drive-through facilities require a CUP when located within 500’ of any
single-family residential property.
2) Menu boards shall not be placed facing the primary street and every effort
should be made to avoid payment and/or pick-up windows adjacent to
public streets.
3) Drive through aisles that face or are adjacent to public streets shall be
screened from public view by a minimum three (3) foot tall masonry wall
that matches the primary structure.
4) No drive-through aisles shall exit directly onto a public right-of-way.
5) Drive through queuing length shall be approved in accordance with Section
35.4.013 of the Unified Development Code.
6) Clearly marked pedestrian crosswalks shall be provided for each walk-in
customer access point to the facility that is located adjacent to a drive-
through lane(s).
k.
Financial institutions, real estate and insurance offices.
1) All drive-through services shall adhere to Section 35.3.103.N and 35.4.013
of the Unified Development Code.
l.
Full service restaurants with outdoor dining and catering.
m.
Health and fitness clubs.
1) Use included both indoor and outdoor activities.
2) Outdoor activities shall be no more than 150 feet from a residential use.
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n.
Health spas.
o.
Helistops or Heliports with the granting of a Special Use Permit.
p.
Hotels and motels which may include conference centers and restaurants.
q.
Indoor recreation facilities, excluding paintball facilities.
r.
Laboratories for research and product development.
s.
Manufacturing or assembly of finished products within an enclosed building with
accessory outdoor storage screened from public streets.
1) Manufacturing & Assembly, Minor: Outdoor storage shall occur on paved
surfaces and be screened from public rights-of-way by a solid wall or fence
of no less than ten (10) feet in height.
t.
Medical, dental and clinical laboratories.
u.
Medical, hospital.
v.
Medical, rehabilitation hospital.
w.
Medical offices and clinics.
x.
Medical, urgent care.
y.
Music or dance schools.
z.
Offices for professional, administrative, clerical, financial, business, or other
professional service.
aa.
Personal services businesses, such as beauty shops and barbershops, excluding
check cashing centers, thrift stores, tattoo and body piercing establishments.
1) Maximum of one thousand (1,000) square feet of floor area to be occupied
by or devoted to machinery to be used for laundry, cleaning, dyeing, and
finishing work;
2) Retail service to individual customers only and no wholesaling of any
3) All drive-through services shall adhere to Sections 35.3.103.N and 35.4.013
and require a CUP.
bb.
Places of Worship
1) All vehicular access to the facility shall be onto an arterial or collector road.
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2) Wherever an off-street parking area is adjacent to a residential use, a
continuous obscuring wall, fence, and/or landscaped area at least six (6) feet
in height shall be provided.
cc.
Private Schools, Colleges and Universities; with or without Dormitories
1) Located at the intersection of two (2) collector streets or fronting or siding
on an arterial street.
dd.
Rehabilitation hospital.
ee.
Retail showrooms and design and furnishing centers.
1) Household Appliance, Furniture & Small Equipment Rentals use does not
allow outdoor display or storage; and
2) Any use within seventy-five thousand (75,000) square feet or greater of
gross floor area shall be considered Retail, Large.
ff.
Retail, general and large.
1) Retail, Large – to meet the requirements of Section 35.3.103.BB. of the
Unified Development Code.
gg.
Veterinary Clinic.
1) Noise attenuation walls shall be installed between suites to prevent noise
transmission above 45dB.
2) Odor control and air filtration measures shall be taken to contain all odors
within the subject suite.
3) Outdoor uses shall be prohibited unless otherwise stated below. 4. If
veterinarian clinic has a kennel or animal training associated with it, then it
shall comply with Section 35.3.104.A Animal Kennel / Animal Shelter
and/or Section 35.3.104.B Animal Training, Outdoor of the Unified
Development Code.
hh.
Veterinary Hospital, Emergency.
1) Noise attenuation walls shall be installed between suites to prevent noise
transmission above 45dB.
2) Odor control and air filtration measures shall be taken to contain all odors
within the subject suite.
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3) Outdoor uses shall be no less than one hundred (100) feet to any residential
use.
Permitted Uses Subject to Conditions
a.
Seasonal sales and special events.
1.
Temporary sales or display of goods or special events are allowed only if they
are related to a particular seasonal, cultural, traditional, or community activity
or event for a period not to exceed thirty (30) calendar days, as determined by
the Development Services Director or designee. In making a determination, the
Development Services Director or designee shall consider the following
criteria:
i)
The nature, scope, location, and manner of operation of the activity or
event does not constitute a health or safety hazard to the public.
ii) The goods or services displayed are customarily and traditionally related
to a widely celebrated or observed seasonal or other activity, event, or
holiday.
iii) The goods and services are displayed in connection with fund raising or
other activities by a school, church, social agency, or other community or
nonprofit organization.
iv) The activity or event is consistent with other uses permitted in the zone
district.
v)
The use does not interfere with pedestrian access-ways, fire lanes,
driveways, landscape areas, or traffic visibility at driveway entries and
street intersections.
vi) Parking on the property is adequate to serve any existing permanent uses
and the seasonal sale or special event use
b.
Wireless communication facilities.
1)
Building-mounted antennas and rooftop mounted antennas.
2)
Alternative tower structure mounted antennas that utilize an existing light
pole or electric utility pole. The related equipment shelter must be located
on property developed for non-residential use or in public right-of-way
subject to approval of City Engineer.
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V.
DEVELOPMENT STANDARDS
The development standards for the Dignity PAD are to create and facilitate the medical
campus development. Most specifically, the permitted heights and intensity will permit the
cumulative development of the Dignity Property that will achieve a critical mass of structures,
uses, and people. Should a conflict exist between any provision in this PAD and the Glendale’s
2023 Unified Development Code, the PAD shall apply. (See attached Exhibit ‘F’ – Previous and
Proposed PAD – Development Standards Comparison Table).
VI.
ARCHITECTURAL / LANDSCAPE / SIGNAGE / SCREENING / STREETSCAPE DESIGN
GUIDELINES
The intent of the architectural/landscape/streetscape design guidelines are to facilitate the
design environment previously envisioned in the 2008 Desert River PAD and to match/blend with
the
existing
built
hospital/medical
office
design
theme.
However,
the
architectural/landscape/streetscape vernacular will vary depending upon location, the use, and
appropriate massing of the structures/landscaping to be installed but will advocate design themes
that create continuity between buildings, land uses as well as the abutting public streets while being
consistent with Dignity PAD’s theming.
Architecture
Due to its proximity to the Loop 101-Freeway, the Dignity PAD proposed uses that will
focus on a highly dense environment. As such, and consistent with the 2008 Desert River PAD,
this area will have a great height/intensity allowance that may include structures of up to 110-feet
in height. The greatest heights shall be closer to the freeway or center of the Dignity Property with
an appropriate transitional height abutting the existing multifamily/office buildings elsewhere.
Moreover, the intended architectural guidelines will assist and respond to the area’s context, scale,
proportion, massing, architectural detail, material, and color as follows:
➢
Building design should foremost consider the unique qualities and character of
the built environment and the surrounding area.
➢
Multiple buildings should share a common design theme and a similar material
vocabulary to that of nearby buildings.
➢
Architectural expressions and use of color/unique materials are encouraged.
The following are some more general considerations regarding massing, orientation, and theming:
✓ The design should incorporate passive architectural solutions to the most exposed faces
of buildings to avoid solar exposure thus resulting in unnecessary heat gain.
✓ Buildings should reduce their “perceived bulk” by dividing itself into smaller distinct
volumes, masses, and shapes, as much as feasible/logical for the end user.
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✓ The use of shading features is encouraged where pedestrian use will be heaviest (i.e., at
building entries and porte-cocheres, pathways between buildings, perimeter locations
where pedestrian activity is focused).
✓ Building frontages and sides that are oriented to the street or other public areas are
encouraged to incorporate a combination of pedestrian level display windows, storefronts,
and store entrances.
✓ Rooflines, relative building heights, orientation of entrances and other major architectural
elements of the buildings shall be designed within the context of the overall development.
✓ The application of features including distinct and multiple architectural roof forms, clearly
pronounced eaves, and distinct parapet designs and cornice treatments may achieve a well-
defined building top.
✓ Long continuous wall planes should be avoided.
✓ Application of reveals and projections and subtle changes in texture and color of wall
surfaces are encouraged to provide façade movement/interest.
✓ Architectural detailing such as tile work and moldings integrated into the building
structure.
(See attached Exhibit ‘G’ - Elevations - Photo Images for Conceptual Purposes Only)
Landscape
Landscape design/maintenance is an effective way to create an integrated and visually
interesting feel for a development/area. As such, the landscaping within the Dignity PAD will tie
the overall development together while complementing the building architecture and
existing/future surrounding land uses along with the streetscape theme. The required landscape
areas within the Dignity PAD will be in conformance with the UDC provisions for landscaping,
including a variation of planting materials/sizes/quantities along the street frontages and in parking
areas.
The overarching theme and character of the landscaping within the Dignity PAD is
designed to maintain the original 2008 Desert River PAD which will portray a lush desert
appearance. The existing hospital/office buildings landscape palette/design utilizes a variety of
low water-use trees, shrubs, accent shrubs, grasses, groundcovers, and cacti to provide shade and
visual interest. The Dignity PAD provides landscape to help shade parking areas and building
surfaces, and pedestrian walkways to reduce heat gain.With that said, the continuation of the all
the existing/installed landscape palette/design theme throughout the Dignity Property, as modified,
and maintaining/adding plant materials used within public right-of-way conforming to the Arizona
Department of Water Resources (ADWR) low water-use plant list will create a seamless looking,
attractive, comfortable, low maintenance, and low water use landscape plan.
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The low water use plant palette reflects a lush desert feeling appropriate for the surrounding
environment. The use of turf will be provided as needed for areas of activity and where appropriate.
The landscape design should focus on enhanced desert plantings that provide ample shade,
variation in color, and variation in texture/form. As development occurs on the Property a
landscape plan shall be provided/reviewed during the Design Review process. This PAD provides
a “general plant palette/appearance” to help guide the design process for the landscape
designer/architect. (See attached Exhibit ‘H’ – Desert River PAD Plant Palette and Plant Imagery
[ZON07-20]) However, Section 35.4.100 Landscaping of the Unified Development Code will
regulate the applicable landscaping criteria/review.
Screening
Section 35.4.200 Screening, Walls & Fences, of the Unified Development Code will
regulate the applicable screening criteria/review.
Signage
Section 35.4.300 Signage, of the Unified Development Code will regulate the applicable
signage criteria/review.
Streetscape
The Dignity PAD has frontage along 99th Avenue, Desert River Boulevard (a loop road),
and the future Myrtle Avenue. These streets are public and will be controlled by the city of
Glendale. The Dignity PAD will continue the streetscape design/theme previously approved in
2008 for the Desert River PAD along these public street frontages. The landscaping adjacent to
each roadway will help continue the integrated theme from the Desert River PAD for the overall
visual appearance/cues and soften transitions. The Dignity PAD integrates the required landscaped
areas and land use buffer to reduce impact on the adjoining residential districts. The proposed
planting materials along the street frontages will provide adequate landscaping in conformance
with the UDC. The landscape and hardscape improvements along the street frontages and parking
areas clearly delineate pedestrian walkways from vehicular maneuvering areas. (See attached
Exhibit ‘I’ - Desert River PAD Streetscape Illustrations [ZON07-20] for Reference)
Again, the street system will fall under the city of Glendale’s jurisdiction; therefore, all
street tie-ins and improvements will be submitted for review and approval by the city of Glendale
As stated throughout the Dignity PAD, the final development plans with additional details
regarding the site layout, building elevations, landscaping, streetscape parking, signage, etc. will
all be submitted in the future to the city of Glendale through the Design Review process and
reviewed/approved by the city staff to ensure quality and consistent development standards and
this PAD
With that said, the proposed Dignity PAD within the confines of the prior Desert River
PAD will continue to offer a sought after/diverse employment user (i.e., “medical hub”) within
proximity to freeway(s), major arterial streets, and housing - a strong growth
management/sustainability decision to uphold. Moreover, the ultimate development of the
Property will continue to meet the intent of the city’s Design and Development requirements, as
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well as Dignity’s, by having a single landowner committed to building upon the quality design
standards established with the Dignity Westgate Medical Center.
VII.
AMENDMENTS TO THE PAD
The City acknowledge that amendments to the Dignity PAD may be necessary from time
to time to reflect changes in market conditions and development financing and/or to meet the new
requirements of one or more potential user(s) on any part of the Property. Recognizing the unique
nature of the project, the City's Planning Department may decide if a change is major or minor.
When the parties agree that changes are required by applicable law or by state or federal statute,
effectuate minor changes or adjustments through administrative amendments. These changes may
be approved by the City's Planning Department (i.e., as determined by the Planning Director or
their appointee), which after execution all amendments shall be attached to the Dignity PAD as an
addendum and become a part thereof. Minor amendments shall not require prior notice or a public
hearing.
The parties shall cooperate in good faith to agree upon and use reasonable best efforts to
process any minor or major amendments (if necessary) to the Dignity PAD.
The following are changes that would be deemed minor:
• Any interpretation of the list of permitted, excepted, conditional or accessory
uses of the Property set forth in the PAD;
• Modifications in the location or adjustments to roadway alignments/design
standards;
• Any other adjustments and/or modifications to the development standards table
within the Dignity PAD, up to a 10% change, that do not impact the general
health, safety and welfare of the residents of the City.
VIII.
PAD REQUIRED FINDINGS
1.
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
The proposed development is a creative and effective use of vacant, infill land for
the expansion of medical and support uses while also providing flexibility to
respond to changing markets. The proposed medical campus will provide support
and needed medical services to the nearby businesses, homes, and the larger
region. The proposed Dignity PAD continues to offer an employment that will
support the existing/future retail and housing being in the area. Locating a
significant employment medical campus close to freeways and major arterials is
appropriate and good management decision. The location will help serve the
citizens of Glendale.
2.
Encourage residential development to provide a mixture of housing types and
designs.
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15
There are no residences being proposed with this PAD request. The proposed
development will encourage and continue to support the abutting and surrounding
housing options being built.
3.
Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.
A primary purpose of the Dignity PAD is to establish a foundation to encourage, assure
and maintain a quality medical campus with support accessory uses, while
utilizing/building upon the prior approvals. The Dignity PAD will continue to
encourage construction of attractive employment opportunities consistent with the quality
housing/amenities being built in close proximity. Moreover, medical and support uses
will help provide greater stability of uses in the area along with an appropriate intensity
abutting the 101-Freeway that was previously envisioned in the original Desert River
PAD.
4.
Provide a process which relates the urban design and scale of the project to the
unique characteristics of the site.
The proposed Dignity PAD continues to meet the intent of the City’s Design and
Development requirements in providing a higher standard of building design through
quality, marketable, and overall sustainable development. All future development on the
Property will require Design Review to ensure quality and consistent development.
Future developments will continue the thoughtful design standards started by the existing
Dignity Health Westgate and abutting developments. The semi-urban nature and
adjacency to the existing 101-Freeway is ideally suited for more intensity/height, which
was previously envisioned in the original Desert River PAD for the Property. The “ring
road” (i.e., Desert River Boulevard) also provides a nice buffer and transition for abutting
compatible uses (e.g., apartments, office, etc.)
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 the remaining 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 abutting
streets are more than adequate to accommodate the future traffic with easy access
to the 101-Freeway.
6.
Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
The proposed Dignity PAD is consistent with the prior approvals/development on
the Property, the Desert River PAD, and the existing zoning. The Dignity PAD will
provide more medical uses and associated uses to the existing development creating
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greater opportunities within this area for employment; thus, enhancing the City of
Glendale and providing a broader mix uses.
IX.
CONCLUSION
In summation, the entire 32-acre Dignity PAD is well-suited to spur on further
development of their remaining vacant land. This request is appropriate and reasonable due to the
current uses allowed within the 2008 Desert River PAD along with many elements pulled from
that PAD to maintain quality/consistency of development in the area creating the appearance of an
overall cohesive mixed-use development. The proposed Dignity PAD will also better adjust to the
market demand for employment (i.e., healthcare), existing/planned developments occurring within
this area of the city, and the need for services. When completed, the final buildout will fit
seamlessly within the current and future context of the immediate area and provide a
solid/sustainable employment hub.
EXHIBIT A
SUBJECT PROPERTY
W DESERT RIVER BLVD
N 99TH AVE
AERIAL PHOTOGRAPH
LEGAL DESCRIPTION
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH,
RANGE 1 EAST OF THE GILA & SALT RIVER BASE & MERIDIAN, MARICOPA
COUNTY, ARIZONA, BEING A PART OF MARICOPA COUNTY ASSESSOR'S PARCEL
NUMBER (APN) 142-57-001E, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE EAST QUARTER CORNER OF SAID SECTION 5 FROM
WHICH THE SOUTHEAST CORNER OF SAID SECTION 5 BEARS SOUTH 02
DEGREES 27 MINUTES 38 SECONDS WEST RECORD (SOUTH 00 DEGREES 03
MINUTES 40 SECONDS WEST MEASURED), A DISTANCE OF 2609.44 FEET;
THENCE NORTH 89 DEGREES 28 MINUTES 57 SECONDS WEST RECORD (SOUTH
88 DEGREES 04 MINUTES 05 SECONDS WEST MEASURED), ALONG THE EAST -
WEST MID-SECTION LINE OF SAID SECTION 5, A DISTANCE OF 55.03 FEET;
THENCE, ALONG THE WEST RIGHT-OF-WAY LINE OF 99TH AVENUE, SOUTH 02
DEGREES 27 MINUTES 38 SECONDS WEST RECORD (SOUTH 00 DEGREES 03
MINUTES 40 SECONDS WEST MEASURED), A DISTANCE OF 309.94 FEET TO THE
POINT OF BEGINNING OF THE PARCEL DESCRIBED HEREIN;
THENCE CONTINUING SOUTH 02 DEGREES 27 MINUTES 38 SECONDS WEST
RECORD (SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST MEASURED),
ALONG SAID WEST RIGHT-OF-WAY LINE OF 99TH AVENUE, A DISTANCE OF
995.00 FEET TO THE SOUTHEAST CORNER OF SAID PARCEL APN 142-57-001E;
THENCE ALONG THE SOUTH LINE OF SAID PARCEL APN 142-57-001E NORTH 89
DEGREES 44 MINUTES 26 SECONDS WEST RECORD (SOUTH 87 DEGREES 50
MINUTES 09 SECONDS WEST MEASURED), A DISTANCE OF 1543.11 FEET;
THENCE DEPARTING SAID SOUTH LINE OF PARCEL APN 142-57-OO1E NORTH 00
DEGREES 03 MINUTES 40 SECONDS EAST, A DISTANCE OF 544.92 FEET TO THE
POINT OF CURVATURE OF A TANGENT CURVE CONCAVE TO THE SOUTHEAST;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE HAVING A RADIUS
OF 510 FEET, THROUGH A CENTRAL ANGLE OF 90 DEGREES 00 MINUTES 00
SECONDS, A DISTANCE OF 801.11 FEET;
THENCE SOUTH 89 DEGREES 56 MINUTES 20 SECONDS EAST, A DISTANCE OF
1031.95 FEET TO THE POINT OF BEGINNING.
ALSO BEING SHOWN AS RESULTANT LOT 1 OF THE MINOR LAND DIVISION-LOT
SPLIT FOR ATC REALTY SIXTEEN, INC. ACCORDING TO THE PLAT OF RECORD IN
THE OFFICE OF THE COUNTY RECORDER OF MARICOPA COUNTY, ARIZONA
RECORDED IN BOOK 1115 OF MAPS, PAGE 20.
EXHIBIT B
EXHIBIT C
Address/Location:
7300 N. 99th Ave
Glendale, AZ 85307
APN: 142-57-005C
Applicant:
Gammage & Burnham, PLC
40 N. Central Ave, 20th Floor
Phoenix, AZ 85004
SR:
23-0508
Zoning:
PAD (ZON07-20)
Gross Acres:
35 acres
SUBJECT PROPERTY
W DESERT RIVER BLVD
N 99TH AVE
PHOTOGRAPH CONTEXT PLAN
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
View 1
View 2
View 3
View 4
View 5
View 6
View 7
View 8
View 9
View 10
View 11
View 12
View 13
View 14
View 15
View 16
View 17
View 18
View 19
View 20
View 21
View 22
View 23
View 24
View 25
View 26
View 27
View 28
View 29
View 30
View 31
View 32
EXHIBIT D
L
AND USE MASTER PLAN
99th Avenue
Loop 101
Desert River Blvd.
B
Mixed-Use /
Commercial
11.85 acres
A
Office /
Employment
4.68 acres
G
Office /
Employment
9.79 acres
H
Office /
Employment
13.10 acres
C
Mixed-Use /
Commercial
9.84 acres
F
Office /
Employment
8.89 acres
E
Office /
Employment
10.61 acres
D
Mixed-Use /
Commercial
10.05 acres
I
Business Park
8.67 acres
J
Business Park
14.93 acres
Mixed-Use / Commercial
Office / Employment
Business Park
Dignity Property
EXHIBIT E
GLENDALE AVENUE
LOOP 101
NORTHERN AVENUE
99TH AVENUE
DESERT RIVER BLVD
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT B: EXISTING LAND USE
4-038
NOV. 2022
N.T.S.
1
1
Dignity Property
(Original 2008 Desert
River PAD,
Parcels C, D, E, & F).
Existing Credit Union West
Corporate Center
(Original 2008 Desert River
PAD, Parcel J).
This area was
rezoned out of original
Desert River PAD (no
longer a part).
EXHIBIT F
Parcel C
Parcel D
Parcel E
Parcel F
Minimum Net Lot Area
N/A
N/A
N/A
N/A
N/A
Minimum Lot Area
Dev. Site Area
N/A
Minimum Rear Setback
15'
15'
15'
35'
15'
Minimum Side Setback
25'
25'
25'
50'
25'
Minimum Public Street Setback
50' (adjacent to 99th Ave);
30' (adjacent to Desert
River Blvd)
50' (adjacent to
99th Ave); 30'
(adjacent to Myrtle
Ave)
30' (adjacent to Desert
River Blvd & Myrtle Ave)
30' (adjacent to
Desert River
Blvd & Myrtle
Ave)
25' (adjacent to other public
roadways); 50' (adjacent to 99th
Ave)
Maximum Structure Height1
110'/75' 1
110'/75' 1
110'/75' 1
110'/75' 1
110'
Maximum FAR2
0.55 2
0.55 2
0.55 2
0.55 2
Minimum Landscape Setback
adjacent to Public Street 3
50' (adjacent to 99th Ave);
30' (adjacent to Desert
River Blvd) 3
50' (adjacent to
99th Ave); 30'
(adjacent to Myrtle
Ave) 3
30' (adjacent to Desert
0.55
River Blvd & Myrtle Ave)
3
30' (on Desert
River Blvd &
Myrtle Ave) 3
20' (adjacent to 99th Ave;
excluding sidewalks)
15' (adjacent to Myrtle Ave &
Desert River Blvd; excluding
sidewalks)
Minimum Landscape Setback
Adjacent to Private Internal Drive
3
25' 3
25' 3
25' 3
25' 3
Minimum Open Space
10%
10%
15%
15%
10%
Parking
Appendix E
Appendix E
Appendix E
Appendix E
Signage
N/A
N/A
N/A
N/A
Per UDC Section 35.4.05
25'
Exhibit 'F' - Previous and Proposed PAD - Development Standards Comparison Table
Previous PAD - Desert River
Proposed PAD - Dignity
Development Standard
Development Standards
Per UDC Section 35.4.300
(See C-2 Signage Standards)
2
3
(FAA Review / Approval)
(FAA Review / Approval)
EXHIBIT G
ELEVATIONS ‐ PHOTO IMAGES FOR CONCEPTUAL PURPOSES ONLY
EXHIBIT H
EXHIBIT I
NOTE
Dignity PAD (ZON23-10)
This illustrative for the Dignity PAD is specific to
the abutting public streets only, which are 99th
Avenue, Desert River Blvd. & Myrtle Avenue.
Dignity PAD (ZON23-10)