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Talavi PAD Amendment
for a Drive-Through
Case No. ZON25-13
SEC 59th Avenue and Bell Road
PAD Amendment Project Narrative
Received City of Glendale
December 17, 2025
Development Team
Developer
Hungry Investments, Inc.
3910 South Rural Road
Suite 103
Tempe, AZ 85282
Contact: Kristian Cotta
kristian@hungry-inc.com
Property Owner
Peterson and Burge, LLC
2255 Airway Avenue
Kingman, AZ 85409
johnrose@ddofoods.com
Architect
DxU Architects
15150 N. Hayden Road
Scottsdale, AZ 85260
jlooker@dxuarch.com
Representative
Adam Baugh
Withey Morris Baugh, PLC
2525 E. Arizona Biltmore Circle, Suite A-212
Phoenix, AZ 85016
adam@wmbattorneys.com
1 | Hungry Investments, Inc. | Talavi PAD Amendment Narrative
A. Introduction
This application is being submitted on behalf of Hungry Investments, Inc., the proposed developer
of approximately 0.53 acres located at the southeast corner of 59th Avenue and Bell Road in
Glendale, Arizona, otherwise commonly known as Maricopa County Assessor’s Parcel Number 200-
50-200 (the “Property”). As illustrated in the Aerial Map at Tab 1. The Property has a General Plan
land use designation of Planned Commercial. See Tab 2, General Plan Map. The Property is
currently zoned Planned Area Development (“PAD”) and is subject to the Talavi PAD. See Tab 3,
Zoning Map. The Property features a restaurant building constructed in 1991, according to data
available through the Maricopa County Assessor’s Office.
B. Request
This application requests an amendment (“Amendment”) to the Talavi PAD (the “Talavi PAD”) to
permit one additional convenience restaurant (drive-through pick-up) use on behalf of Hungry
Investments, Inc. The Talavi PAD governs an approximately 125-acre master planned development
with commercial and business park uses located at the southeast corner of 59th Ave and Bell Road
(“PAD Area”). This request for an amendment to the Talavi PAD would apply only to a single parcel
within the PAD located at 5825 W. Bell Road.
C. Talavi PAD Background
The existing Talavi PAD, originally approved by Glendale City Council in 1988 (Case ZON88-04),
permitted commercial uses at the northern portion and office park uses on the southern portion of
the Talavi PAD. The intention was to accommodate land uses that complement each other.
Approved with the PAD were stipulations, including one stipulation that prohibited “convenience
uses” in the PAD Area, which was defined by Ordinance 1512 to include gas stations, fast food
restaurants, and car washes. See Ordinance 1512 at Tab 4.
In June 1999, updates were made to the Talavi PAD’s Development Plan and Development
Guidelines (Case No. 97-37). This update allowed for a single convenience restaurant (drive
through).within the PAD Area in response to market conditions. That site is currently operated by
Taco Bell.
In 2019, a second PAD amendment was approved to allow a drive-through via the adoption of
Ordinance No. O19-59 for the property immediately to the east of the Property, which is currently
operated by Tokyo Lobby. Justifications for the second drive-through restaurant include increased
population growth, and subsequent market demand. According to the Planning Commission, upon
their recommendation for approval, the PAD amendment was consistent with the policies and
objectives of the Glendale General Plan and the second drive through would not significantly alter
the character of the existing commercial development. See Ordinance O19-59 at Tab 5.
D. Development Proposal
2 | Hungry Investments, Inc. | Talavi PAD Amendment Narrative
The proposed development for the Property is a 3450-sq. ft. drive-through fast-casual restaurant, for
a highly desirable tenant, with a single lane. This drive-through will be a variation of the traditional
drive-through, to accommodate for the modernization of food service post-pandemic. Drive-through
pick-up lane users will be those who utilize the popular method of ordering online, in turn creating
efficient traffic flow. See Tab 6, Preliminary Site Plan.
The existing building is to be renovated to better suit the incoming tenant and accommodate for the
proposed drive-through pick-up lane, including improvements to the pedestrian access to the
Property and enhanced landscaping. This development will be consistent with development
standards for the City of Glendale.
E. Justification
Located near the intersection of two arterial streets, 59th Avenue and Bell Road, the surrounding
commercial area has developed in a manner that is consistent with the request. As shown by
surrounding development patterns and recent amendments to the PAD, the need for drive-through
style restaurants in this area has increased. The intention behind this application is to accommodate
for increased drive-through demand and leverage the convenience of the Property’s location.
Since the PAD’s adoption in 1988, the area has grown respondent to market trends and changes
have been made nearly regularly to the Talavi PAD document. The original PAD’s limitation on drive-
throughs is an outdated assumption that convenience uses would lead to the degradation of the
Talavi development and would in turn negatively impact property owners. Presently, there are many
existing drive-through uses along Bell Road in the immediate vicinity, shown in Tab 7, Drive-
Through Vicinity Map. Considering the success of the neighboring development immediately to
the east and recognizing the recent closure of the Applicant’s previous restaurant tenant, it is
reasonable to allow other properties within the Talavi PAD to pursue similar opportunities for
success, in a manner that is consistent with the surrounding development.
The Project is consistent with the intent of the Planned Area Development as described in Section
35.2.901 of the Unified Development Code:
1. Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.
Response: The Project incorporates a new land use element to revitalize the vacant
Property, specifically the drive-through pick-up lane, to increase efficiency and leverage
the Property’s proximity to Bell Road and 59th Avenue.
3. Encourage innovative development or redevelopment concepts for all land use types to
provide a greater variety and intensity of uses.
Response: The proposed adaptive reuse of the Property will utilize the existing structure
with the addition of the new drive-through pick up lane to provide a diverse dining option
and employment opportunity within the Talavi PAD.
4. Provide a process which relates the urban design and scale of the project to the unique
characteristics of the site.
3 | Hungry Investments, Inc. | Talavi PAD Amendment Narrative
Response: The Project seeks to retain the existing scale of the existing structure while
providing enhanced urban design that has been thoughtfully designed to complement
the Property and the larger Talavi PAD. Through the redevelopment process, the Property
is planned to receive refreshed landscaping and an updated exterior, with elevations to
be provided at a later date.
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.
Response: The Project will be supported by utilities, transportation, drainage and open
space already available to the Property and is expected to have minimal impact on
existing development. In turn, the Project will reactive the vacant Property, providing new
tax revenue to the City of Glendale.
6. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
Response: The Project is consistent with the policies established by Envision Glendale
2040, including the following:
Policy CRR‐3.2 The City shall promote reuse and intensification of industrial and / or
vacant commercial properties.
Policy CRR‐3.5 The City shall prepare strategies to attract redevelopment of
employment‐ generating uses along the Grand Avenue corridor, Bell Road corridor,
and 59th Avenue corridor.
Policy C‐5.3 The City shall promote and support timely and appropriate development
adjacent to major transportation corridors.
F. Summary
As contemplated by previous amendments to the PAD, a periodic evaluation of the PAD is necessary
to ensure that the project’s overall goals and the City of Glendale’s needs are met. Consistent with
the general plan’s land use goals for the area, specifically for planned commercial designations to
‘provide community connectivity and convenience,’ amending the PAD to allow an additional
convenience restaurant (drive-through pick-up) use within the PAD area is appropriate given the
context and will help Talavi provide a hub of commercial support uses to the growing community
that surrounds it.
Tab 1
1
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1
Site Aerial Map
SITE
SITE
Tab 2
2
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2
General Plan Map
SITE
Tab 3
3
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3
Zoning Map
SITE
Tab 4
Tab 5
[Additions are indicated by underline; deletions by strikeout.]
ORDINANCE NO. O19-59
AN ORDINANCE OF THE COUNCIL OF THE CITY OF
GLENDALE, MARICOPA COUNTY, ARIZONA, REZONING
PROPERTY LOCATED WEST OF THE
SOUTHWEST
CORNER OF 57TH AVENE AND BELL ROAD (5795 WEST
BELL
ROAD)
FROM
PAD
(PLANNED
AREA
DEVELOPMENT) EXISTING ZONING TO PAD FOR A
DEVELOPMENT PLAN ENTITLED “TALAVI DRIVE THRU
PAD,” AMENDING THE ZONING MAP; PROVIDING FOR AN
EFFECTIVE DATE; AND ORDERING THAT A CERTIFIED
COPY OF THE ORDINANCE BE RECORDED.
WHEREAS, the City of Glendale Planning Commission held a public hearing on May 16,
2019, in zoning case ZON19-04 in the manner prescribed by law for the purpose of rezoning
property located west of the southwest corner of 57th Avenue and Bell Road (5795 West Bell
Road) from PAD (Planned Area Development) to PAD (Planned Area Development); and
WHEREAS, due and proper notice of such public hearing was given in the time, form,
substance and manner provided by law, including publication of such notice in The Glendale Star
on April 25, 2019; and
WHEREAS, the City has considered the individual property rights and personal liberties
of the residents of the city before adopting this zoning ordinance; and
WHEREAS, the City of Glendale Planning Commission recommended to the mayor and
the council the zoning of property as described above and the mayor and the council desire to
accept such recommendation and rezone the property described on Exhibit A to PAD (Planned
Area Development) in accordance with the development plan currently on file with the planning
division as of the date of this ordinance.
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF GLENDALE as follows:
SECTION 1. That a parcel of land in Glendale, Maricopa County, Arizona located west
of the southwest corner of 57th Avenue and Bell Road (5795 West Bell Road) and more
accurately described in Exhibit A to this ordinance, is conditionally rezoned from PAD (Planned
Area Development) to PAD (Planned Area Development).
SECTION 2. That the rezoning provided for is conditioned and subject to the
following:
1.
Development shall be in substantial conformance with the development plan
and narrative, dated April 4, 2019.
2.
A Design Review is required for all new development on the subject parcel.
[Additions are indicated by underline; deletions by strikeout.]
SECTION 3 . The City of Glendale Zoning Map is amended by this ordinance to reflect the
change in districts referred to and the property described in Section 1 above.
SECTION 4.
This ordinance becomes effective at the time and in the manner prescribed by
law.
SECTION 5.
The City Clerk is instructed and authorized to forward a certified copy of this
ordinance for recording to the Maricopa County Recorder’s Office.
PASSED, ADOPTED AND APPROVED by the Mayor and Council of the City of
Glendale, Maricopa County, Arizona, this 25th day of June, 2019.
Mayor Jerry P. Weiers
ATTEST:
Julie K. Bower, City Clerk (SEAL)
APPROVED AS TO FORM:
Michael D. Bailey, City Attorney
REVIEWED BY:
Kevin R. Phelps, City Manager
EXHIBIT A
Legal Description:
LOT 1-D, ACCORDING TO BOOK 338 OF MAPS, PAGE 5, RECORDS OF MARICOPA COUNTY, ARIZONA.
BUSINESS
TALAVI
PAD
*
Z-92-07
Z-88-04
PAD
*
Z-92-07
Z-88-04
PAD
*
PAD
*
Z-92-07
Z-88-04
PAD
*
Z-92-07
Z-88-04
C-2
*
Z-74-04
PAD
*
Z-85-29
C-2
*
Z-96-32
C-2
*
Z-412
R1-6
BP
ZON04-03
C-O
*
Z-85-08
PAD
*
Z-96-51
Z-88-04
Z-92-07
C-O
*
CSC
*
Z-02-08
ZON03-03
ZON03-09
R1-1
PRD
*
º
TALAVI DRIVE-THRU
REZONING
(ZON19-04)
5795 W. BELL ROAD
LOCATION
AMENDMENT TO TALAVI PAD (PLANNED
AREA DEVELOPMENT) TO ALLOW AN
ADDITIONAL DRIVE-THRU USE.
REQUEST
a
BELL ROAD
59TH AVENUE
TALAVI
BOUL
EVARD
55TH AVENUE
57TH AVENUE
60TH AVENUE
Tab 6
0
5'
20'
40'
10'
SITE PLAN KEYED NOTES
NORTH
1.
EXISTING BUILDING TO REMAIN.
2.
NEW DRIVE THROUGH COVERED PORTE COCHERE.
3.
EXISTING LANDSCAPE TO REMAIN.
4.
EXISTING LOW WALL TO REMAIN.
5.
EXISTING LANDSCAPE CURB TO BE REMOVED.
6.
EXISTING CONCRETE WALKWAY TO REMAIN.
7.
EXISTING CONCRETE AT ENTRY TO REMAIN.
8.
4" WIDE SOLID PAINTED PARKING RE-STRIPING AT EXISTING PARKING,
TYPICAL.
9.
4" WIDE SOLID PAINTED PARKING STRIPING AT NEW PARKING, TYPICAL
10. ACCESSIBLE PARKING WITH RESERVED SYMBOL, SEE TYPICAL SITE
DETAILS SP1.2.
11. ACCESSIBLE CONCRETE RAMP WITH 24" WARNING STRIP, REFER TO SITE
DETAILS SHEET SP1.2.
12. 4" WIDE SOLID DIAGONAL STRIPING AT 3'-0" O.C
13. EXISTING SITE LIGHT FIXTURE, POLE AND CONCRETE BASE.
14. RELOCATED SITE LIGHT FIXTURE, POLE AND CONCRETE BASE.
15. PUBLIC UTILITY EASEMENT PER PLAT.
16. DRAINAGE & LANDSCAPE EASEMENT / SETBACK PER PLAT.
17. WATERLINE EASEMENT PER PLAT.
18. EXISTING CURB TO REMAIN.
19. NEW CONCRETE CURB.
20. NEW CURB & ASPHALT PAVING AT NEW DRIVE THROUGH LANE.
21. 275' STACK LANE.
22. NEW CONCRETE PATHWAY TO TRASH ENCLOSURE.
23. NEW GATED MASONRY REFUSE ENCLOSURE, SEE SITE DETAILS.
24. EXISTING ELECTRICAL TRANSFORMER.
25. LINE OF 8'-0" WIDE ELECTRICAL EASEMENT.
26. EXISTING PARKING TO REMAIN.
27. EXISTING ASPHALT TO REMAIN.
28. CENTER OF NEW PICK-UP WINDOW.
29. LINE OF 1'-6" PARKING OVERHANG.
30. NEW 36" HIGH SCREEN WALL TO MATCH EXISTING.
31. NEW DIRECTIONAL SIGN.
32. NEW ACCESSIBLE SIDEWALK FROM PUBLIC SIDEWALK TO EXISTING
SIDEWALK, REMOVE PORTION OF SCREEN WALL AS REQUIRED.
SITE INFORMATION
PROPERT< O:NER
PETERSON AND BURGE LLC
2255 AIR:A< AVENUE
KING0AN AZ 40
ARCHITECT
DxU ARCHITECTS
15150 N. HAYDEN RD.
SCOTTSDALE, AZ. 85260
PHONE: (623) 518-6857
CONTACT: JEFF LOOKER
EMAIL: JLOOKER@DXUARCH.COM
THIS PROJECT CONSIST OF MINOR MODIFICATION TO AN EXISTING SITE & BUILDING
(EXIST. PIZZA HUT) TO PROVIDE A NEW 250' MIN. STACK DRIVE-THRU LANE,
RE-STRIPE EXISTING PARKING, NEW PARKING ON SOUTH OF SITE, AND NEW TRASH
ENCLOSURE.
200-50-200
PAD (PLANNED AREA DEVELOPMENT)
EXIST BUILDING: 3,450 SF
NEW PORTE COCHERE: 300 SF
TOTAL 3,750 SF
NOTE NEW INCREASE IN BLDG.
SQUARE FOOTAGE.
ZONING
ASSESSOR'S PARCEL IDENTIFICATION:
PROJECT DESCRIPTION:
BUILDING COVERAGE:
SITE AREA: 23,522± SF (.54 ACRES)
BUILDING COVERAGE: (3,750 / 23,522) X 100 = 16.0%
(WHEN COMPLETED)
SITE DATA:
X
VICINITY MAP
SCALE: N.T.S.
NORTH
DEVELOPER
HUNGRY INVESTMENTS
3910 S. RURAL RD. SUITE 103
TEMPE, AZ. 85282
PHONE: 520.971.9295
CONTACT: KRISTIAN COTTA
EMAIL: kristian@hungry-inc.com
SP1.0
1
SITE PLAN
SITE PLAN
ISSUE DATE
PROJECT #:
REVISIONS
GLENDALE, AZ 85308
25-464
NEW DRIVE THROUGH LANE ADDITION
59th AVE. AND BELL RD.
9/11/ 2025
A.P.N. 200-50-200
5825 WEST BELL ROAD
PLOT DATE: 10/9/2025
PLOTTED BY: DELL
15150 N. Hayden Road Suite 225 Scottsdale AZ 85260
P: 3 1 2 9 5 5 0 3 3 4 d x u a r c h . c o m
SITE
LOCATION
W BELL RD.
N 59th AVE.
N 57th AVE.
W TALAVI BLVD.
3,450 / 125 = 28
REQUIRED.................. 28 SPACES
PROVIDED...................36 SPACES
PROVIDED ON SITE....13 SPACES
H.C. ON SITE................02 SPACES
ACROSS AISLE............21 SPACES
FULL SERVICE PARKING:
BELL RD
EXIST BLDG.
3,450 SF.
1
2
3
3
3
6 STALLS @ 9'-0" = 54'-0"
9'-0"
9'-0"
8 STALLS @ 10'-0" = 80'-0"
10'-2"
12'-0"
9'-0"
9'-0"
12'-0"
9'-6"
18'-6"
4
4
5
5
5
5
5
6
7
6
3
8
9
10
10
8'-0"
7'-6"
12
11
13
13
14
14
8'-0"
15
25'-0"
16
20'-0"
17
18
18
23
19
20
26
21
20
21
24
25
27
27
21
28
26
22
29
30
31
31
4
32
65'-0"
R.O.W.
19
5'-0"
20'-0"
±3'-8"
PRELIMINARY
Tab 7
4
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4
Drive-Through Uses in the Vicinity
SITE
SITE
McDonald’s
Tokyo Lobby
Clean Freak Car Wash
Filiberto’s
Wendy’s
First Bank
Taco Bell
Dutch Bros
Bank (Closed)
El Pollo Loco
Ono Hawaiian