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0 Narrative A Rezoning to PAD on approximately 2.6 acres 5150 W. Camelback Road Case No. ZON25-02 Submittal: February 6, 2025 Revised: March 31, 2025 Failed BY DATE Conditionally Approved Approved Phil Martinez 4/16/2025 City of Glendale Development Services Department Planning Division ZON25-02 1 PRINCIPALS & DEVELOPMENT TEAM PROPERTY OWNER: Advance-West, Ltd, an Arizona Limited Partnership (DBA: A-Advance Storage Solutions) PO Box 44014 Phoenix, AZ 85064 Contact: Charles R. Steen, General Partner E-mail: rawsoninc@msn.com APPLICANT/LAND USE ATTORNEY: Earl & Curley, P.C. 3101 N. Central Avenue, Suite 1000 Phoenix, AZ 85012 Attorney: Taylor C. Earl Principal Planner: Ricardo Toris Phone: (602) 265-0094 Fax: (602) 265-2195 E-mail: tearl@earlcurley.com E-mail: rtoris@earlcurley.com 2 TABLE OF CONTEXT Page Regulatory Provisions and Unified Development Code Applicability…...… 3 A. Introduction……………………………………...……………………….……… 4 B. Description of Proposal………………………………………………………… 5 C. Site, Location and Context.…………...............………………......…..……... 5 D. General Plan Conformance……….………………….…………………..…... 8 E. Rezoning Request………………………………...………….......................... 9 F. PAD Findings…………………………………………………………...………. 10 G. List of Uses……………………….…….………….………............................. 12 H. Supplemental Use Regulations……………………………………………….. 16 I. Development Standards…………….……………...…….…………………… 17 J. Accessory Uses, Buildings and Structures………………………………….. 18 K. Parking and Loading Requirements………………………………………….. 18 L. Landscape and Screening Requirements………………………………….... 18 M. Exterior Lighting requirements………………………………………………… 19 N. Design Guidelines……………………………………………...………………. 19 O. Signs….…………………………..…………….……………….………………. 19 P. Amendments………………………………………….……………………….... 19 Q. Conclusion……………………………..……………….………………….……. 21 LIST OF EXHIBITS Page A. Vicinity Map..……………………………………….….….…..………....…….. 22 B. Aerial……………………………………………….………….………..…...…. 23 E. Zoning Map - Existing …………………….…………..……………...………. 24 F. Zoning Map - Proposed………………….………………....………...………. 25 G. Existing Site Plan………..……………………………………………..……... 26 3 1. Regulatory Provisions The Advance-West PAD has been prepared pursuant to Section 35.2.901-Planned Area Development (“PAD”) of the City of Glendale Unified Development Code (“UDC”) to establish the regulatory framework for this property. This PAD is intended to be a stand-alone document comprised of zoning regulations, including permitted uses, development standards and design guidelines for the entire approximately 2.6-acre property. The PAD includes background information to illustrate the intent and scope of the development. All images included in the PAD are conceptual representations. Future plans and documents with specific designs for the future development will be processed through the City’s process in accordance with Section 35.6.212- Design Review. Provisions not specifically regulated by the Advance-West PAD are governed by the City’s Unified Development Code. This PAD only modifies Unified Development Code regulations and does not modify other City Codes or requirements. 2. Unified Development Code Applicability Unless a use or standard for development is specifically revised herein, the Unified Development Code of the City of Glendale, Arizona as adopted and periodically amended, is applicable to the Advance-West PAD. That said, it is the intent and purpose of this PAD to establish the permitted uses, development standards and amended provisions of the Unified Development Code that will govern this development. 4 A. INTRODUCTION On behalf of our client, Advance West LTD, we are pleased to submit this PAD narrative and supporting documents for an approximately 2.61-acre site located at 5150 W. Camelback Road (see below Vicinity Map). The subject site is an awkwardly shaped parcel in the form of a “T” shape with its only access being Camelback Road. The subject site consists of one parcel that is identified in Maricopa County Assessor’s database as APN: 144-34-001X (the “Property”). The Property contains a self-storage facility that was developed in 1976. Vicinity Map The Property is a “T” shape and has direct access to Camelback Road. Camelback Road serves as a municipal boundary between the City of Glendale and the City of Phoenix. The City’s General Plan Land Use Map designates the Property as “GC” (“General Commercial”), and the Property is zoned M-2 according to the City’s zoning maps. The City’s records show building permits being issued in 1976 for construction of the self-storage facility on the Property. According to City records, 11 building permits were issued back in 1976, which include warehouse buildings, an apartment, and an office building—all related to the self-storage operation. All the permits issued for buildings on this Property show the zoning as M-2 zoning district. In 1988, a permit was issued for an additional 150 square feet of office space. The purpose of this request is to submit, process, and obtain approval for a Rezoning for the Property. The request seeks a rezoning from M-2 (“Heavy Industrial”) to Planned Area Development (“PAD”). There are four main purposes in filing this PAD: 1) to allow the existing self-storage to be a permitted use by right (the previous City of Glendale Zoning Ordinance, 5 which was amended in 2024, allowed self-storage by right on the subject site), 2) allow the self-storage building and landscape setbacks to remain as they exist today (and for the same self-storage project to be rebuilt if it were destroyed), 3) establish development standards for the Property if redeveloped other than self-storage were to occur in the future, and (4) remove certain industrial uses while adding other retail and commercial uses that would be compatible with and complement the area. B. DESCRIPTION OF PROPOSAL As noted above, the first purpose of this rezoning from M-2 to PAD is to restore self-storage use as a permitted use under the subject site’s zoning. Prior to the adoption of the Unified Development Code (“UDC”) in January 2024, self-storage facilities were permitted by right in M-2 zoning districts under the previous City of Glendale Zoning Ordinance. However, with the adoption of the UDC, these facilities are now classified as legal non-conforming uses. This rezoning request aims to restore the property rights that were removed with the adoption of the UDC. Additionally, the request seeks to retain the original building and landscape setbacks established when the property was developed in 1976. The proposed rezoning also establishes development standards to guide any future redevelopment of the property, should it transition to a use other than self-storage. This rezoning request is appropriate given that the self-storage facility has existed on the property since 1976 without any adverse impact on the surrounding area. Self-storage facilities are not intense and have very low impact on traffic, schools and surrounding land uses. Self-storage uses have very little activity and very little daily vehicular traffic. The use also does not generate significant activity, light spillage, noise or glare. These types of uses help to serve the community with their storage needs. The proposed PAD zoning will include a use list and amended development standards to further ensure compatibility with both the Property’s history and the surrounding community. The proposed rezoning to PAD is a reasonable and appropriate request that restores the property’s original rights, preserves its longstanding use, and establishes clear development standards for any future redevelopment. This approach ensures compatibility with the Property's historical use while maintaining harmony with the surrounding area. C. SITE, LOCATION and CONTEXT 1. Site Details The subject Property consists of a single parcel and approximately 2.61 acres. The Property is located at 5150 W. Camelback Road. The Property is a “T” shaped fully developed site currently developed as a self-storage facility. The overall Property has a single access point and fronts onto Camelback Road. The southern leg of the Property is narrow with only 6 approximately 80 feet of width from west to east. The northern portion of the Property is approximately 670 feet wide. The Property is approximately 330 feet deep from north to south at its deepest point. The Property is currently developed as a gated self-storage facility with several self-storage buildings, a manager’s quarter, and an existing driveway from Camelback Road. Most of the self-storage buildings are positioned near the property lines, with the exception of those located internally on the site. The sole access to the Property is from Camelback Road. The site is gated and includes an on-site manager’s living quarters. Internal drive aisles range in width from approximately 25 to 40 feet, with one narrower drive aisle measuring approximately 20 feet wide. Two parking spaces are available at the front of the facility for customer use. Camelback Road is a five-lane arterial street, featuring two westbound travel lanes, two eastbound travel lanes, and a center dual turn lane. There is no deceleration lane directly in front of the Property. A sidewalk, curb and gutter are present along the site’s frontage. The site’s circulation is in the form of a loop system. 2. Topography and Natural Features The existing Property topography is relatively flat with a slight slope from the northeast to southwest. There are no natural features over the Property. 7 3. Surrounding Context The Property is situated in an area of the City that includes a wide spectrum of uses, including light and heavy industrial uses, commercial retail uses, auto repair and sales, and residential uses on the south side of Camelback Road in the City of Phoenix. Camelback Road is the dividing boundary between the City of Glendale and the City of Phoenix. Camelback Road is a 5-lane arterial street with two lanes in each direction and a center dual turn lane. The Property is generally bounded by Camelback Road along the south; an existing childcare facility, auto repair facility and auto sales center, along the east; an existing industrial use and buildings along the north; and a vacant lot and an office building along the west. 8 The Land Uses, General Plan Land Use designations, and existing Zoning for the subject site and properties surrounding the subject site are as follows: Surrounding Land Uses, General Plan and Zoning Land Use General Plan Zoning On site Self-Storage GC (“General Commercial”) M-2 (“Heavy Industrial”) North Existing industrial use and industrial buildings BP (“Business Park”) M-2 (“Heavy Industrial”) South Camelback Road. Beyond Camelback Road, manufactured housing community City of Phoenix, Residential 15 + du/ac City of Phoenix, R-5 SP (Multi-family residential 43.50 Dwelling/Acre-Base D.) East Existing auto repair facility, auto sales center and a childcare facility GC (“General Commercial”) M-2 (“Heavy Industrial”) and C-3 (“Heavy Commercial”) West Vacant lot and an office building GC (“General Commercial”) M-2 (“Heavy Industrial”) D. GENERAL PLAN CONFORMANCE The subject Property consists of a single parcel. This parcel is in the City of Glendale and according to the City’s General Plan Land Use map, is designated as GC (General Commercial District). According to the City’s zoning maps, the subject site is zoned M-2 (Heavy Industrial). The M-2 zoning, that is on the property, is intended to accommodate intense industrial involving manufacturing, warehouse, assembly and storage. However, the current Land Use designation is not consistent with the current M-2 zoning that has been in place on the subject property since the Property was developed in 1976. This PAD zoning will bring zoning to the Property that is more in line with the current GC designation on the Property. The Envision Glendale 2040, describes the General Commercial designation as follows: The General Commercial category designation provides for commercial nodes on individual parcels. The intent of General Commercial is to provide development types on a single site, which through sensitive and creative building design, orientation of buildings, access, lighting, signs, parking, landscaping and adherence to neighborhood scale, is compatible with adjacent neighborhoods. Our rezoning request seeks to change the Property’s zoning from M-2 (“Heavy Industrial”) to Planned Area Development (“PAD”) to better align with the General Plan Land Use designation of “General Commercial” on the Property and land uses to the east and west along Camelback Road, which are also designated as “General Commercial.” By rezoning the Property to PAD, we are able to establish a list of permitted uses that is consistent with both the General Plan 9 Land Use designation of commercial but are also compatible with adjacent industrial and heavy commercial uses. E. REZONING REQUEST This request seeks to rezone the Property from M-2 to PAD. As previewed above, the purposes of this PAD request are as follows: (1) restore “self-storage” as a permitted use on the Property, which was removed during the City’s most recent amendment to the Zoning Ordinance; (2) provide development standards for the self-storage facility that match those standards used in its current development so that it could legally be rebuilt in the same location if it were to be destroyed; (3) provide development standards for a future potential redevelopment of the Property that are realistic given its small size and awkward shape; and (4) remove certain intense uses and add retail and commercial uses that are compatible with and complement the area. In late 2023, the Glendale City Council adopted a comprehensive overhaul of its zoning regulations, through the City adoption of the Unified Development Code, which took effect on January 12, 2024. In doing so, the City prohibited self-storage facilities in the subject Property’s M-2 District. That converted our client’s existing self-storage use from a legal conforming use to a legal non-conforming use. As a legal non-conforming use, there are now restrictions placed on the use with regard to how it can continue into the future and under what condition the use would be prohibited from continuing. This PAD would correct this Property devaluation. Additionally, between the time that the self-storage facility was originally developed and today, the City altered its development standards for M-2. For example, the Property’s only access is through a single driveway off Camelback Road. The buildings have varying minimum setbacks, ranging from 1.3 to 1.6 feet from the property lines, except on the northwest side, where the setback is 24.8 feet, and along the Camelback Road frontage, where the setback is 15 feet. If the self-storage development were destroyed by fire or some other natural cause or disaster, the City’s UDC would not allow the facility, in its entirety, to be reconstructed in the same configuration. In particular, the UDC would require a significant portion of the Property to be consumed by the current building and landscape setback standards. The UDC Section 35.7.103- Path to Conformity, B. Buildings and Structures, 3.a and b permits up to 50% of the original gross floor area may be restored to its previous condition and building permits for restoration shall be obtained within twelve (12) months of damage or destructive event. That would cause a significant reduction in the leasable storage area. Similarly, when the Property was originally created with its unique shape and small size, it was done against the backdrop of those prior, more relaxed development standards. If this Property were to be redeveloped, the M-2 standards would make it very difficult to develop anything of substance because too much of the Property would be lost to building and landscape setbacks. While reduced setbacks would not work in some contexts, they are appropriate and suitable for self-storage facilities. Many self-storage facilities are built with concrete or masonry walls positioned on or near property lines. These durable materials serve as both perimeter walls and fire barriers, enhancing safety and security. Additionally, the perimeter block walls help screen 10 the facility’s interior, ensuring that stored items remain contained and out of view from public streets. The justification for maintaining the existing setbacks for this self-storage facility is to formally codify the setbacks already approved by the City when the property was originally developed. Additionally, the Property's irregular shape presents challenges for any future redevelopment of the site for a use other than self-storage. That is why this PAD includes appropriate Development Standards to guide and regulate any new development accordingly. The existing setbacks have been in place for decades (since 1976) and have not negatively impacted the surrounding area. To better align this rezoning with the existing mix of commercial uses and the development pattern of the area, the property owner has agreed to eliminate more intense industrial uses. In exchange, they have introduced commercial uses such as a car wash, urgent care medical facility, retail, and similar businesses to create opportunities for commercial amenities while still preserving uses that are compatible with adjacent land uses. Additionally, we have modified certain industrial uses from “permitted” to requiring a Conditional Use Permit (“CUP”), which provides the City with an opportunity to deny the use if the specific proposal is not compatible with the area. This PAD will resolve each of the four challenges identified above. First, this PAD restores the existing self-storage as a permitted use. Second, this PAD allows a self-storage facility to be rebuilt under the same development standards currently being utilized. Third, this PAD provides development standards for a future potential redevelopment of the Property that are realistic given its small size and awkward shape; and forth, this PAD removes more intense industrial uses and adds certain commercial uses to complement the area. The self-storage use has been and continues to be successful at this location, which is not surprising given the mix of uses in the area that use self-storage, such as single-family, multifamily, office, and retail. This project also continues to fit seamlessly within the context of the existing uses along Camelback Road and the general area. The applicant proposes to maintain the self-storage, manager’s quarter, and office along with the current development standards that have been in place since 1976. Under the proposed PAD, if the self-storage facility were to be rebuilt, it would be allowed to follow those same standards. If a new development were to occur, then the proposed PAD would allow for a modified set of development standards that are reasonable given the Property’s natural constraints. For all of the above reasons, this PAD zoning is an appropriate land use and zoning solution for this Property. F. PAD FINDINGS Section 35.2.901. A. Purpose Statement, of the City of Glendale’s Unified Development Code states the intent of the PAD district is to: 11 1. Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies. As mentioned, the Property is fully developed, and there are no plans to demolish or change the existing self-storage use on the Property. This rezoning request primarily seeks to restore the self-storage use that has been on the Property since 1976, as a permitted use. This self-storage facility has been a valuable asset to the area, serving as a supportive resource for office, single- family, and multi-family developments, among others, that depend on storage solutions. This PAD establishes standards that ensure the existing self-storage facility remains a permitted use while also creating opportunities for potential redevelopment in the future. The current layout, on-site circulation, and design have proven effective for the self-storage facility, which has operated successfully on the property for over four decades. This use generates minimal traffic, making it a low-impact option for adjacent street traffic volumes. Overall, the PAD and self-storage use represent a creative and efficient land use solution, complementing the mix of commercial uses along this stretch of the Camelback Road corridor. 2. Encourage residential development to provide a mixture of housing types and designs. This request does not involve residential uses or development. The City’s General Plan Land Use Map designates this area primarily for General Commercial, Business Park, and Heavy Industrial uses. Considering the existing land uses and zoning patterns in the area, this site is not well-suited for residential development. Introducing residential uses on this Property or in this part of the City would not align with the City’s General Plan Land Use Map, the surrounding land use context, and would not be an appropriate land use solution on this Property. Residential uses are better suited elsewhere in the City where a residential land use is supported. 3. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. As mentioned, the Property is fully developed, and there are no immediate plans to demolish or change the existing self-storage use that’s been on the Property since 1976. The proposed uses within the PAD are designed to complement the diverse mix of commercial uses along this stretch of the Camelback Road corridor. Should the self-storage facility eventually be redeveloped, the PAD includes a range of uses with varying intensities that align with the existing uses in the area. These carefully selected uses are intended to provide commercial opportunities while preserving uses that are compatible with existing land uses. 4. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. The vision for this PAD is to establish uses that enhance and complement the Property and this area of the City. The City Council previously approved increased height and Floor Area Ratio allowances for the South Grand Employment Center, an area generally bounded by Grand Avenue, 59th Avenue, and Camelback Road, to provide greater flexibility for future 12 redevelopment. Any new development will be required to adhere to the PAD design criteria and undergo the City’s Design Review process. This ensures that City staff will have the opportunity to thoroughly evaluate the urban design, scale, and character of proposed developments as redevelopment occurs. 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 self-storage has been on the Property since 1976. This existing self-storage facility is very low impact to City services and utility demands. The existing self-storage facility and along with the list of potential future uses that could occur on this Property are consistent and compatible with the surrounding properties. There are adequate utilities, water, sewer, transportation, and drainage to serve the development. The value of this type of use is that it allows for a viable development that is not negatively affected by its position on a busy road or the irregular “T” shape parcel that has limited street frontage. Furthermore, this proposal will have minimal impact on adjacent residential across Camelback Road. 6. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. See General Plan Amendment request section in this narrative. When consideration is given to the existing zoning pattern, the existing mix of commercial uses and businesses, the light and heavy industrial uses, the residential in the area, and the arterial street network, this request is appropriate for this Property. The existing self-storage facility works well with the nearby eclectic mix of uses and the residential use across Camelback Road. This request provides a benefit to the existing businesses and residents by preserving self-storage facility in the area. G. LIST OF USES Table of Allowed Uses for this PAD, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited. The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows: A. Use Category The “use categories” are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of “specific use types” into common groupings for ease of reference. 13 B. Specific Use Type The “specific use types” are regulatory and function as the basis for defining present and future land uses that are appropriate within this PAD. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in the City of Glendale UDC Article 8. C. Permitted Uses “P” in a cell indicates that the use is allowed by right. D. Conditional Uses “C” in a cell indicates that the use is allowed in accordance with the procedures of City of Glendale UDC Section 35.6.208, Conditional Use Permits. E. Special Uses “SU” in a cell indicates the use shall require approval of a Special Use in accordance with the City of Glendale UDC Section 35.2.902, Special Use District. F. Not Permitted “X” in a cell indicates that the use is not permitted (is prohibited). G. Use-Specific Standards The UDC Section numbers listed in the “Supplemental Use Regulations” column denote the location of additional regulations in the City of Glendale UDC that are applicable to the specific use type; However, provisions in other sections of City of Glendale UDC may also apply. A letter (ex. A) listed in the “Supplemental Use Regulations” column denotes additional regulations that are listed under the “Supplemental Use Regulations” Section in this PAD. H. Non-Specified Uses When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Development Services Director or designee is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in UDC Article 8. Appeal of the Director’s decision may be made to the City of Glendale’s Board of Adjustment following the procedures under City of Glendale UDC Section 35.6.209. Table of Allowed Uses for this PAD Specific Use Type P = Permitted Use C = Conditional Use X = Prohibited SU = Special Use District PAD Supplemental Use Regulations Public/Semi-Public Use Category Business or Trade School P 14 Cemetery or Mausoleum (requires SU) See UDC Sec. 35.2.902 Child Care, Center X Community Playfields and Parks C Conference or Convention Center X Fleet Storage Yard P Funeral Home or Crematorium P Golf Course (requires SU) See UDC Sec. 35.2.902 Government Offices and Civic Buildings P Place of Worship C See Sec. 35.3.105.A Prison C Private Schools, Colleges, and Universities; without Dormitories P See UDC Sec. 35.3.105.B Private Schools, Colleges, and Universities; with Dormitories X Social Club or Lodge X Social Service Facility P Utility Facility and Service Yard, Major (requires SU) See UDC Sec. 35.2.902 Utility Facility, Minor P Wireless Facility (Including Tower and Supporting Facilities) P See UDC Sec. 35.3.105.D General Commercial and Professional Office Use Category Adult Business X Animal Supply and Feed Store P A Animal Pet Day Care Facility P See UDC Sec. 35.3.103.B.2 Automotive, Commercial Parking Lot P See UDC Sec. 35.3.103.E Automotive, Parking structures C Automotive and Recreational Vehicle Rentals P See Sec. 35.3.103.C Automotive and Recreational Vehicle Sales P See Sec. 35.3.103.D Automotive Refueling Station X Automotive Repair and Service, Major P See UDC Sec. 35.3.103.G Automotive Repair and Service, Minor P See UDC Sec. 35.3.103.H Car Wash P Coffee Shop, Café or Bakery P Commercial Entertainment, Outdoor (requires SU) See UDC Sec. 35.2.902 Drive-Through P See Sec. 35.3.103.N Financial Institution X Health and Fitness Centers P See Sec. 35.3.103.P Hotels and Motels P Hotels, Resort (requires SU) See UDC Sec. 35.2.902 Laundry, Commercial P Medical, Offices and Clinics P Medical, Urgent Care P Marijuana Designated Caregiver Cultivation Location C See UDC Sec. 35.3.103.T (consistent with M-2 zoning district provisions) 15 Marijuana Dispensary X Marijuana Dispensary Offsite Cultivation Location C See UDC Sec. 35.3.103.T (consistent with M-2 zoning district provisions) Marijuana Manufacturing Facility C See UDC Sec. 35.3.103.T (consistent with M-2 zoning district provisions) Microbrewery, Craft Distillery or Tasting Room P See UDC Sec. 35.3.103.U Office, Business or Professional P Personal Services P B Restaurant P Recreation, Indoor P See Sec. 35.3.103.Z Recreation, Outdoor C Retail, General P C Retail, Large P UDC Sec. 35.3.103.BB Shooting Range, Indoor C Shopping Center, Community P See UDC Sec. 35.3.103.J Shopping Center, Neighborhood P See UDC Sec. 35.3.103.V Thrift Stores P UDC Sec. 35.3.103.DD Veterinary Clinic P D Veterinary Hospital, Emergency P E Industrial Use Category Animal Kennel / Animal Shelter C See UDC Sec. 35.3.104.A (consistent with M-2 zoning district provisions) Animal Training, Outdoor C See UDC Sec. 35.3.104.B Automotive Wrecking and Salvage Yards C F Broadcast Studios X Broadcast Towers (requires SU) See UDC Sec. 35.2.902 Building Material Sales P Commercial Aviation Business X Data Center C Distribution Center, Indoor P Distribution Yard, Outdoor P G Heavy Equipment Sales and Rental P Helistops or Heliports (requires SU) See UDC Sec. 35.2.902 Manufacturing and Assembly, Minor P UDC Sec. 35.3.104.F Manufacturing and Assembly, Major C H Nursery, Retail P Product Processing P I Recycling Center X Research Laboratory P Resource Extraction and Processing (requires SU) UDC Sec. 35.2.902 Storage, Recreational Vehicles P UDC Sec. 35.3.104.H 16 Storage, Self-service, with or without manager’s living quarter P J Towing Business, with Impound Yard P Travel Plaza/Truck Stop C Waste Facility, Landfill X Waste Facility, Transfer Station X Wholesale, Warehouse P H. SUPPLEMENTAL USE REGULATIONS Specific Use Type Supplemental Use Regulations A Animal Supply and Feed Store: Animal supply and feed stores shall be limited to indoor sales only. B Personal Services 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 commodity or service shall be permitted; 3. All drive-through services shall adhere to Section 35.3.103.N and 35.4.013 and require a Conditional Use Permit, UDC Sec. 35.6.208. C Retail, General No outside storage is allowed. D 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 are subject to Conditional Use Permit, UDC Sec. 35.6.208. 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 and the following standard: a. Outdoor boarding or training facilities shall require a conditional use permit. E 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. 3. Outdoor uses shall be no less than one hundred (100) feet to any residential use and shall require a Conditional Use Permit, UDC Sec. 35.6.208. F Automotive Wrecking and Salvage Yards 1. Outdoor activity shall be no closer than 300 feet from any residential use. 2. Outdoor storage area shall be screened by a solid opaque masonry wall of no less than eight (8) feet in height. 3. Baling and flattening of products is prohibited. G Distribution Yard, Outdoor 1. Outdoor activity shall be no closer than 300 feet from any residential use. 2. Outdoor storage area shall be screened by a solid opaque masonry wall of no less than eight (8) feet in height. 3. Baling and flattening of products is prohibited. H Manufacturing and Assembly, Major 1. Outdoor activity shall be no closer than 300 feet from any residential use. 2. Outdoor activity and storage shall be screened from public rights-of-way by a solid wall or fence of no less than ten (10) feet in height. 3. Retail sale of merchandise shall be prohibited. 17 4. Vehicle, equipment, and material storage shall occur on improved dustproof surfaces. 5. Manufacturing of flammable, hazardous, or explosive materials such as pyrotechnics, rubber products, and chemicals or allied products shall be prohibited. I Product Processing 1. Use shall not be located closer than 500 feet from any residential use or 250 feet from any retail commercial use. 2. Processing of meat, poultry, and seafood canning, curing, and by product processing; Rendering or refining of fats and oils; and dyeing and finishing of textile products shall within a building and require a Conditional Use Permit, UDC Sec. 35.6.208. J Storage, Self-Service 1. All storage shall be within an enclosed building, except that boats, trailers and motor vehicles may be placed in outdoor storage areas which are separate from the buildings and screened from the view of adjacent streets by a solid wall or fence of no less than ten (10) feet in height and landscaping. 2. Outside storage shall not exceed twenty-five (25) percent of the gross site area and shall not count towards meeting parking requirements. 3. All storage warehouse facilities are to be used for storage purposes only. I. DEVELOPMENT STANDARDS The applicant proposes to maintain the current development standards that have been in place since 1976. Under this PAD, if the self-storage facility were to need to be rebuilt, it would be allowed to follow those same existing standards. If a new development were to occur (other than a self-Storage), then the new development would need to comply with the “Other than Self-Storage” development standards as listed below. DEVELOPMENT STANDARDS Lot Dimensions Minimum Setbacks Building Height, maximum (feet) [2][3] Common Open Space, minimum (% of net lot Area) Max. Floor Area Ratio [3] Net Lot Area, minimum (square feet) Net Lot Area, maximum (square feet) Front (feet) Side [1] (feet) Street Side [1] (feet) Rear [1] (feet) Self- Storage Facility 6,000 sf N/A 12 0 n/a 0 56 5 .5 Other than Self- Storage 6,000 sf N/A 25 10 25 15 56 5 .5 NOTES: [1] Side and rear building setbacks shall increase two (2) feet for every one (1) foot of building height over thirty (30) feet when adjacent to a residential use. [2] If adjacent to a non-residential use, a building may exceed the maximum height with a Conditional Use Permit. At no point shall any portion of the building project above a line sloping inward and upward at a forty-five-degree angle from the required setback line. All uses and buildings shall comply with applicable FAA and military airspace requirements. [3] Refer to Section UDC 35.2.800 – Special Development Standards for additional building height and FAR regulations for specific locations within the City. In the event of conflict between these standards, the standard that is greatest shall apply. 18 J. ACCESSORY USES, BUILDINGS and STRUCTURES Accessory Uses, Buildings and Structures shall comply with the City of Glendale UDC Section 35.3.200 Establishing Accessory Uses, Buildings, And Structures including all applicable development and design regulations. K. PARKING and LOADING REQUIREMENTS Parking and Loading requirements shall comply with the City of Glendale UDC Section 35.4.000 Off-Street Parking and Loading including all applicable development and design regulations. L. LANDSCAPING and SCREENING REQUIREMENTS Landscape setbacks shall remain as developed, upon redevelopment of the Property, Landscaping and Screening requirements shall comply with the City of Glendale UDC Section 35.4.100 Landscaping and 35.4.200 Screening, Walls, and Fences including all applicable development and design regulations, except as modified herein. The Property’s street frontage is unusually narrow for a site zoned heavy industrial. The Property has 80 feet of street frontage width which makes development challenging for not only this project but for any development. The southern portion of the “T” shape essentially acts a bowling alley which does not allow sufficient width to accommodate the current M-2 district standards unless some deviations are allowed. This is one reason why a self-storage facility in the current conditions works here. Despite the challenges posed by the irregular shape of the Property, this PAD intends to provide the framework for the redevelopment of the overall site that does not exist today with the current development. When redevelopment occurs, a minimum of 5-feet wide landscape setback will be provided along the Camelback Road frontage. However, existing easements along Camelback Road may restrict the types of landscape that can be installed within those easements. When considering both the landscaping within the Camelback Road right-of-way and the newly proposed landscape requirements, this will create a reasonable landscaped area that does not currently exist. Additionally, if the site is redeveloped under the updated side yard standards, a 10-foot-wide building setback will also become available for landscaping, allowing for the introduction of landscaping where none exist today. The main entrance to the property is from Camelback Road and is flanked by two landscape areas to create a pleasant, open, and attractive sense of arrival to this Property. Where feasible, landscaped areas along street frontages will be contoured or bermed to create variations in grade, enhance visual interest, and provide a more attractive appearance. 19 M. EXTERIOR LIGHTING REQUIREMENTS Exterior Lighting requirements shall comply with the City of Glendale UDC Section 35.4.400 Outdoor Lighting including all applicable development and design regulations. N. DESIGN GUIDELINES The provisions of this section seek to create a foundation for new design that will ensure future redevelopment of an attractive, high-quality project. The design of new buildings within the overall development should be complementary to create a harmonious style. This can be accomplished through the use of compatible materials and colors and architectural character. As earlier noted, the site layout, landscape and buildings are subject to separate Design Review as outlined in Section 35.6.212 Design Review of the City’s UDC. Additionally, the redevelopment shall be consistent with any existing guidelines applicable to the land use proposed. This shall include, but not be limited to the following City of Glendale Design Expectations: Subdivision Design Expectations. Commercial Design Expectations. Industrial Design Expectations. O. SIGNS Signs shall conform to all provisions defined by Section 35.4.300 Signage of the City of Glendale Unified Development Code, as amended over time. All signs must be located on the subject property. No signs shall be allowed within public right-of-way, unless authorized in writing by the City of Glendale. P. AMENDMENTS The following provisions are intended to provide criteria for Administrative Interpretations and for the determination of a Major Amendment or Minor Amendment. Administrative Interpretations On occasion, it may be necessary to request a formal or informal interpretation from the City of Glendale Planning Administrator related to the implementation and/or interpretation of the project intent, use, or development standards as may be applicable to the interpretation of the provisions of the City of Glendale Unified Development Code or to the interpretation of the intent of narrative descriptions/statements contained in this PAD application. Such requests for 20 interpretation to these provisions will be made in written form to the City of Glendale Planning Administrator, or his/her designee, by the Master Developer or the property owner. Major Amendments A Major change is a deviation greater than 10% of a development standard or substantial alteration to the “List of Uses” of the Property as set forth in this PAD, as deemed to be substantial by the Planning Administrator or his/her designee. Major Changes shall comply with the procedural/public hearing requirements set forth in City of Glendale Unified Development Code and State Statute. Minor Amendments The City of Glendale Planning Administrator or his/her designee may allow minor changes to the PAD, provided that such proposed changes do not rise to the level of a major change as outlined above. Minor Amendment shall be acted upon administratively by the Planning Administrator, or his/her designee. Unless otherwise required by law, those changes determined to be Minor by the City shall not require public notice or public hearings. The following items shall be considered as minor changes to the PAD: Any minor alterations to the PAD narrative which does not directly impact the health, safety, and welfare for any adjacent property owner or that of the general public as determined by the Planning Administrator, or his/her designee. Changes or modifications in any development standards (e.g. building setbacks, building height, open space, etc.) 10% or less in order to accommodate for unique circumstances or specific site constraints, so long as the change does not conflict with the City of Glendale Building Code. This process shall be in conformance with the UDC Section 35.6.210.C. Administrative Relief. Any analogous interpretations of the List of Uses of the property as set forth in the PAD, as determined by the Planning Administrator or his/her designee. Minor modifications or adjustment to internal driveway alignments and/or parcel configuration so long as the proposed modification does not change the overall intent of the PAD. Other changes not identified above, but deemed appropriate by the Planning Administrator, or his/her designee, as long as the change does not impact the general health, safety, and welfare of the residents of the City of Glendale and does not impact the overall intent of the approved PAD. Upon the approval of any proposed amendment to the Planned Area Development (PAD), the amendment shall be attached to the PAD as an addendum and shall become a part thereof. 21 Q. CONCLUSION This PAD request seeks to add back to the Property the allowance for “self-storage,” which was removed as a permitted use during the City’s most recent amendment to the Zoning Ordinance. The removal of the self-storage use was a legislative act that converted our client’s existing self-storage use from a legal conforming use to a legal non-conforming use against their will. This PAD also recognizes that over time the City changed its development standards for M-2 properties from those in place at the time of development of the Property. This caused the Property to be non-conforming as to development standards as well. This PAD seeks to resolve this issue by allowing the self-storage facility to be rebuilt, if necessary, using the standards utilized by the existing development. If the Property were to redevelop in the future, the small size and odd shape of the Property would make viable redevelopment difficult. As such, this PAD allows for slightly modified standards to facilitate positive redevelopment. Finally, this PAD gives us the opportunity to remove out some of the more intense industrial uses of M-2 and add in commercial uses that bring the zoning in-line with the general plan. The existing self-storage use creates very little activity and very little daily vehicular traffic. The existing self-storage use also does not generate significant light spillage, noise or glare. This existing self-storage is a great residential neighbor due to the low activity on site. It is the nature of self-storage that clients do not regularly access their units, meaning these facilities generate much less activity than other uses. This rezoning from M-2 to PAD is an appropriate solution for this T-shaped parcel. It will resolve non-conformities imposed upon the Property recently and over the years, and it will facilitate positive redevelopment that may occur in the future. https://ecllaw.sharepoint.com/sites/Common/Shared Documents/INDEX/Advance-West, Ltd/Docs/Narrative (Rezone)(2nd Sub)(FINAL)_3.31.2025.docx 22 Vicinity Map 23 AERIAL 24 25 26 Site Plan – 1 of 2 27 Site Plan – 2 of 2