PAD Narrative

City of Glendale — Regular Meeting (2025-08-28)

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Olive Groves Mixed Use
NEC Citrus Road and Olive Avenue
Planned Area Development Rezoning
City of Glendale

ZON23-04

1st Submittal: May 8, 2023
2nd Submittal: February 3, 2025
3rd Submittal: May 8,2025

Planned Area Development Disclaimer
A Planned Area Development (PAD) is intended to be a stand-alone document of zoning regulations for
a particular project. Provisions not specifically regulated by this PAD are governed by the City of Glendale
applicable regulations contained within the Unified Development Code.

Gilbert Blilie PLLC
701 N 44th Street
Phoenix, AZ 85008
480-429-3000
Failed
BY
DATE
Conditionally Approved
Approved

pmartinez
6/12/2025
City of Glendale
Development Services Department
Planning Division
ZON23-04

Olive Groves Mixed Use -- Planned Area Development

Table of Contents
1.
Introduction .......................................................................................................................................... 3
2.
Purpose ................................................................................................................................................. 3
3.
Existing Conditions ................................................................................................................................ 5
3.1
Location

5
3.2
Current Zoning and General Plan Designation

5
3.3
Relationship to Surrounding Properties

5
4.
Proposed PAD ....................................................................................................................................... 6
4.1
Description of Proposal

6
4.2
Proposed Uses

6
4.3
Development Standards

17
4.4
Use Specific Standards

18
4.5
General Development Standards

27
4.6
Design Guidelines

51
4.7
Circulation

55
4.8
Subdivision

55
5.
Interpretations and Amendments ...................................................................................................... 56
5.1
Administrative Interpretations

56
5.2
Major Amendments

56
5.3
Minor Amendments

Exhibits
A
Legal Description
B
Aerial Context Map
C
Regional Map
D
Conceptual Site Plan
E
Color and Materials Board
F
Conceptual Elevation

Olive Groves Mixed Use -- Planned Area Development

1. Introduction
Gilbert Blilie PLLC is representing Olive Groves LLC, the property owner of APN 502-83-151B, in
pursuing a zone change from the current C-1 (Neighborhood Commercial) zoning designation
to PAD (Planned Area Development) for a multi-building master planned neighborhood
commercial shopping and employment center. This PAD Narrative sets forth the land uses,
development standards, and character of the site.

2. Purpose
The applicant is pursuing a zone change to PAD for the development of a commercial shopping
and employment center at a major intersection of two arterial roads and adjacent to a
developing single-family subdivision. Commercial retail and services along with employment
uses located at the major intersection of Citrus Road and Olive Avenue provide a convenient
stop for both commuters and the increasing population due to the growing residential
communities in the area. The property is already zoned for C-1; however, the PAD will expand
on the allowed commercial and employment uses to provide additional businesses and services
to area residents.
The proposed development at Citrus and Olive will meet the intent of the PAD district by the
following:
A. Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.
This PAD would allow creative commercial and employment development that will
effectively use the currently vacant and undeveloped land. This development will support
and complement existing residential neighborhoods and future adjoining residential
development.
B. Encourage residential development to provide a mixture of housing types and designs.
This PAD does not specifically include single-family or multi-family residential
development; however, residential in the form of Senior Care and Assisted Living facilities
are permitted. Mixed Use Residential has also been incorporated as a permitted use to
afford opportunities for such development on the property. The Olive Groves PAD does
complement the existing immediately adjacent single family residential and future
neighboring residential neighborhoods.
C. Encourage innovative development or redevelopment concepts for all land use types
to provide a greater variety and intensity of uses.

Olive Groves Mixed Use -- Planned Area Development

The proposed development on the site encourages a variety of commercial and
employment uses to serve residents, including shops, restaurants, drive-throughs, as well
as personal and automotive services. The variety of commercial and employment uses in
which this PAD supports will reduce vehicular trips for nearby residents.
D. Provide a process which relates the urban design and scale of project to the unique
characteristics of the site.
The proposed PAD envisions a cohesive commercial and employment space that shares
common urban design and an architectural theme. The proposed PAD will fulfill a
commercial need in an area of Glendale that is predominantly residential. The site is a
mile and half from the Loop 303, providing convenient access to retail and services for
residents who live along Olive Avenue.
E. Require the nature and intensity of development to be supported by adequate utilities,
transportation, drainage, and common open spaces to serve the development and to
minimize impact on existing or future adjacent development.
Utilities will be provided for the site and will be adequate for the uses and intensity of
uses proposed. Water and sewer services are provided by EPCOR. Any necessary
transportation, drainage, and utility infrastructure required to serve the site will be
designed and constructed per the City’s or private provider’s requirements, and to limit
impacts to the surrounding existing and future residential neighborhoods. Landscaping
will be provided throughout the site; however common open spaces do not apply in this
PAD. The landscaping proposed will provide shade on public sidewalks, in drive-through
areas, and in the parking lot.
F. Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
This PAD encourages commercial and employment development that is consistent with
the General Plan. The following are goals from the Glendale General Plan in which this
PAD is consistent with:
Goal CRR-2: Infill development is a top priority.
This PAD proposes commercial and employment development on an undeveloped vacant
lot which is located in an area of Glendale that is experiencing residential growth.
Goal CRR-3, Policy CRR03.2: The City shall promote reuse and intensification of industrial
and / or vacant commercial properties.
This PAD proposes the intensification of commercially zoned property that is currently
vacant.

Olive Groves Mixed Use -- Planned Area Development

3. Existing Conditions
3.1 Location
The subject property encompasses approximately 6.1 net acres at the northeast corner of the
intersection of two arterial roads – Citrus Road and Olive Avenue (Exhibit B – Aerial Context
Map). The site is also approximately 1 ½ miles east of the Loop 303 Freeway – Olive Avenue,
proximate to American Leadership Academy charter school (700 feet to the east), and across
Citrus Road is property zoned C-2 within Maricopa County (Exhibit C – Regional Map).
3.2 Current Zoning and General Plan Designation
The site is designated as General Commercial on the current Envision Glendale 2040 General
Plan Land Use Map. The General Commercial designation, as stated in the General Plan,
“provides for commercial nodes on individual parcels.” It goes on to state that “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.”
Although the site is designated as General Commercial in the General Plan, the zoning
designation is Neighborhood Commercial (C-1), which is intended to accommodate limited retail
and service needs more associated with the less intense Planned Commercial General Plan Land
Use designation. This PAD, which uses the General Commercial (C-2) zoning district as the basis
for the permitted uses, is a more appropriate use given the location, size, surroundings, and the
Envision Glendale 2040 General Plan designation as General Commercial, and mirrors the
existing Maricopa County C-2 zoning across Citrus Road.
3.3 Relationship to Surrounding Properties

Direction
Description
General Plan
Zoning
North
Zanjero Pass Residential
MDR 5 – Medium Density
Residential 3.5 to 5.0 du/ac
Single-Family Residential
(R1-6)
East
Zanjero Pass Residential
MDR 5 – Medium Density
Residential 3.5 to 5.0 du/ac
Single-Family Residential
(R1-6)
South
(Maricopa
County)
Vacant/Agriculture
LDR
2.5
–
Low
Density
Residential 1 to 2.5 du/ac
(County Area Plan = Large Lot
Residential 1-2)
Single-Family Residential
(R1-6)

Olive Groves Mixed Use -- Planned Area Development

West
(Maricopa
County)
Vacant
MDR 5 – Medium Density
Residential 3.5 to 5.0 du/ac
(County Area Plan = Small Lot
Residential 2-5)
Intermediate Commercial
(C-2)

4. Proposed PAD
4.1 Description of Proposal
This request is to rezone the site from C-1 to PAD for the development of various commercial
and employment uses. The purpose of the PAD is to allow for flexibility in commercial
development on the site and to allow uses that will support the surrounding area.
4.2 Proposed Uses
The Olive Groves PAD is a proposed commercial retail, service and employment project to be
developed with multiple pads. Coordination will be completed with the design team and staff
on developing the site plans for each pad.
4.2.1 Permitted Uses
The Use Table lists the land uses and indicates whether they are permitted by right or with
approval of a conditional use permit, or prohibited within the Olive Groves PAD. The Use Table
also includes references to additional use-specific standards that may be applicable to that
specific use. The organization headings and individual abbreviations utilized in the table are
explained as follows:
Use Category
The “use categories” are copied over from the current Glendale Unified
Development Code and 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.
Specific Use Type
The “specific use types” are copied over from the current Glendale Unified
Development Code and are regulatory and function as the basis for defining
present and future land uses that are appropriate. 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.

Olive Groves Mixed Use -- Planned Area Development

Further definitions of each specific use type can be found in Article 8 of the
Glendale Unified Development Code.
When a use cannot be reasonably classified into a specific use type, or appears to
fit into multiple specific use types, the City of Glendale Development Services
Director or their 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 Article 8 of the City of Glendale Unified Development Code.
Appeal of the Director’s decision may be made to the City of Glendale Board of
Adjustment following the procedures under Section 35.6.209 of the City of
Glendale Unified Development Code.
Permitted Uses
“P” in a cell indicates that the use is allowed by right in the Olive Groves PAD.
Conditional Uses
“C” in a cell indicates that the use is allowed in the Olive Groves PAD only if
reviewed and approved in accordance with the procedures of City of Glendale
Unified Development Code Section 35.6.208, Conditional Use Permits.
Prohibited Uses
“X” in a cell indicates that the use is not permitted (is prohibited).
Use-Specific Standards
Numbers listed in the “Supplemental Use Regulations” column denote the
location within this PAD for additional regulations that are applicable to that
specific use type.

Olive Groves Mixed Use -- Planned Area Development

Table 4.2: Table Of Uses for the Olive Groves PAD
Specific Use Type
P = Permitted Use
C = Conditional Use
X = Prohibited

Supplemental Use
Regulations

Residential Use Category
Dwelling, Live/Work
X

Dwelling,
Mixed-Use Residential
X

Group Care Home
X

Residential Care Center
X

Senior Care, Assisted Living,
and Memory Care Facilities
P

Short-term or Vacation
Rental
X

Public/Semi-Public Use Category
Business or
Trade School
C

Cemetery or Mausoleum
X

Child Care, Center
P

Community
Playfields and Parks
P

Community
Recreation Center
P

Conference or
Convention Center
P

Cultural Facility or Museum
P

Funeral Home or
Crematorium
X

Government
Offices and Civic Buildings
P

Place of Worship
P

4.4.17
Private Schools, Colleges,
and Universities;
without Dormitories
C

4.4.18

Olive Groves Mixed Use -- Planned Area Development

Table 4.2: Table Of Uses for the Olive Groves PAD
Specific Use Type
P = Permitted Use
C = Conditional Use
X = Prohibited

Supplemental Use
Regulations

Private Schools, Colleges,
and Universities;
with Dormitories
C

4.4.18
Social Club or Lodge
C

4.4.21
Social Service Facility
C

Utility Facility, Minor
P

Wireless Facility (Including
Tower and Supporting
Facilities)
P

4.4.27
General Commercial and Professional Office Use Category
Adult Business
X

Alcoholic
Beverages, Retail Sales
P

Animal Supply
and Feed Store
P

4.4.2
Animal Pet Day Care Facility
P

4.4.3
Animal Pet Store
C

Antique Shop
P

Art Gallery/Studio
P

Automotive and
Recreational Vehicle
Rentals
C

4.4.4
Automotive and
Recreational Vehicle Sales
C

4.4.5
Automotive
Refueling Station
P

4.4.6
Automotive
Repair and Service, Major
X

Automotive
Repair and Service, Minor
P

4.4.7
Bar or Cocktail Lounge
P

4.4.8
Car Wash
P

Olive Groves Mixed Use -- Planned Area Development

Table 4.2: Table Of Uses for the Olive Groves PAD
Specific Use Type
P = Permitted Use
C = Conditional Use
X = Prohibited

Supplemental Use
Regulations

Coffee Shop,
Café or Bakery
P

Convenience
Store
P

4.4.9
Deferred
Presentment Companies
X

Donation Centers
C

4.4.10
Drive-Through
P

4.4.11
Financial Institution
P

4.4.12
Health and Fitness Centers
C

4.4.13
Hotels and Motels
P

Household Appliance,
Furniture, and Small
Equipment Rentals.
P

4.4.14
Laundry,
Commercial
X

Marijuana Dispensary
X

Massage and
Spa Establishments
P

Medical, Hospitals
X

Medical, Offices
and Clinics
P

Medical, Urgent Care
C

Microbrewery,
Craft Distillery or Tasting
Room
P

4.4.15
Nightclub and
Live Entertainment
X

Office, Business or
Professional
P

Olive Groves Mixed Use -- Planned Area Development

Table 4.2: Table Of Uses for the Olive Groves PAD
Specific Use Type
P = Permitted Use
C = Conditional Use
X = Prohibited

Supplemental Use
Regulations

Pawn Shops
X

Personal Services
P

4.4.16
Restaurant
P

Retail, General
P

4.4.19
Shooting Range, Indoor
X

Recreation, Indoor
P

4.4.20
Recreation,
outdoor
C

Retail, Smoke and Vape
Shop
X

Tattoo and Piercing Studio
C

4.4.23
Thrift Stores
C

4.4.24
Veterinary Clinic
P

4.4.25
Veterinary
Hospital, Emergency
C

4.4.26
Industrial Use Category
Animal Kennel /
Animal Shelter
X

4.4.1
Building Material Sales
X

Community
Correctional Facilities
X

Data Center
C

Heavy
Equipment Sales and Rental
X

Nursery, Retail
P

Resource
Extraction and Processing
X

Storage,
Recreational vehicles
X

Olive Groves Mixed Use -- Planned Area Development

Table 4.2: Table Of Uses for the Olive Groves PAD
Specific Use Type
P = Permitted Use
C = Conditional Use
X = Prohibited

Supplemental Use
Regulations

Storage, Self- service
P

4.4.22

4.2.2 Temporary Uses
Temporary uses within the Olive Groves PAD shall be allowed pursuant to a Temporary Use
Permit in accordance with section 35.3.300 of the Glendale Unified Development Code.
Permitted Temporary uses shall be those listed within 35.3.300 or as determined appropriate
by the City of Glendale Development Services Director or their designee.
4.2.3 Accessory Uses
A.
Unless specifically expressed herein, accessory uses shall adhere to the following:
1. All principal uses allowed in Olive Groves shall be deemed to include those accessory
uses and activities typically associated with the use as described, unless otherwise
specified, or specifically prohibited.
2. No accessory use shall occur or be permitted on any lot or parcel until the principal
building or use has been established or erected; unless both principal and accessory
buildings and uses are conditional uses being established simultaneously.
3. Unless otherwise expressly stated, accessory uses are subject to the same lot, building,
and development regulations as apply to principal uses and buildings.
4. Accessory uses must be operated and maintained under the same ownership and located
on the same lot as the principal use to which they are accessory, unless otherwise
expressly stated.
5. Accessory uses shall not produce noise, dust, light, odor, or vibration in excess of that
produced by the principal use.
6. If the principal building or use is destroyed, removed or ceases to exist, the utilization of
the accessory use shall no longer be allowed.

B. Outdoor Display and Sales
1. Outdoor display and/or sale of merchandise may be allowed as an accessory use for all
uses, provided that the display meets the following guidelines and regulations:

Olive Groves Mixed Use -- Planned Area Development

a. Outdoor display and/or sales area shall be clearly defined on a site plan and approved
by the Development Services Director or designee and may be subject to appropriate
conditions by the Director or designee to ensure compliance with the provisions of
this subsection.
b. Outdoor display and/or sales area square footage shall not exceed 25% of the total
indoor business area square footage.
(1) Exceptions: A permanent outdoor retail display area which is an integral part of a
business, including but not limited to, Garden Centers or Nurseries and Auto,
Boat, and RV Dealership display lots may exceed the above square footage
limitation, as determined by the Development Services Director or designee and
shall be permitted with site plan approval and with all applicable development
improvements.
c. Shall be a fixed location that does not disrupt the normal function of the site or its
circulation, and does not encroach upon required driveways, landscaped areas,
parking lots, sidewalks, loading zones, or fire lanes. Displays shall not obstruct any
entrance to a building or traffic safety sight areas or otherwise create hazards for
pedestrian or vehicle traffic.
d. Display/sale of goods shall not be in any public right-of-way.
e. Shall directly relate to a business occupying a permanent structure on the same site,
and shall display only goods of the primary business on the same site, unless
associated with a non-profit organization.
f. Shall be limited to the hours of operation of the business and portable and removed
from public view at the close of each business day, unless otherwise permitted
through the site plan or development review process.
g. No merchandise shall be affixed to the exterior of a building or displayed so as to
impede or interfere with the reasonable use of the store front windows for display
purposes.
h. Shall be managed so that display structures and goods are maintained at all times in
a clean and neat condition, and in good repair.

C. Outdoor Storage
1. Outdoor storage associated with principal use is permitted subject to the following
conditions:
a. Storage areas must be fully screened from view by an opaque fence or
concrete/masonry block wall that is no less than 6 feet, but no more than 8 feet in
height. A landscaped earthen berm may be used instead of or in combination with a
required fence or wall.
b. The storage area screen fence/wall shall incorporate exterior colors and/or finishes

Olive Groves Mixed Use -- Planned Area Development

to match the primary building.
c. Stored materials shall not exceed the height of the lowest screen fence/wall, except
as provided elsewhere in this PAD.
d. Storage area gates must be opaque.
e. Storage areas shall be paved with concrete, asphalt, pavers, or gravel.
f. Storage areas shall not be located within a required off-street parking or loading area.
g. No storage of any items may occur within the front setback area or within the street
side yard building setback.

D. Watchman’s Quarters
1. Permitted accessory use when associated with permitted use.
2. The watchman's quarters must clearly be accessory to the principal use.
3. Only one watchman's quarters per lot shall be permitted.
4. Watchman’s quarters shall be an integral part of the principal building and shall not
exceed 40% of building floor area, with a maximum quarter’s size of 1,000 square feet.
5. A watchman's quarters shall consist of sleeping, kitchen, and bathroom facilities, and
shall not be considered an accessory dwelling unit.
6. There shall be no payment of rent by the occupant of the quarters;
7. The watchman’s quarters and the principal building or use shall share utilities. Separate
utility meters shall be prohibited.
8. At least one off-street parking space shall be provided for a watchman’s quarters.
9. If the principal building or use is destroyed, removed, or ceases to exist, the utilization of
the watchman’s quarters shall no longer be allowed.

4.2.7 Use Justification
Within the C-2 zone, Drive-Throughs, Minor Auto-Repair, and Self-Service Storage uses are
typically addressed through the Conditional Use Permit process. The Olive Groves PAD removes
that requirement and replaces it with additional performance standards, contained herein, for
those uses to ameliorate any potential negative impacts on the adjacent residential properties.
The following provides justifications for permitting these uses through this PAD, which details
the findings that for a Conditional Use Permit approval, pursuant to the City of Glendale Unified
Development Code, Section 35.6.208(D).

A. That the proposed use is consistent with the policies, objectives, and land use map
of the Glendale General Plan and the purpose of the zone district in which the site
is located;

Olive Groves Mixed Use -- Planned Area Development

The uses of Drive-Throughs, Minor Auto-Repair, and Self-Service Storage are
all commercial uses which align with the General Plan land use designation of
General Commercial in the current Envision Glendale 2040 General Plan. The
Olive Groves PAD uses the C-2 zoning district as the basis for the permitted
uses, which is consistent with uses that, as the General Plan describes, adheres
to the neighborhood scale and is compatible with adjacent neighborhoods.
Compatibility with the adjacent neighborhood will also be achieves through
the design standards and performance standards described herein.
B. That the proposed use will not be materially detrimental to the health, safety or
general welfare of persons residing or working within the neighborhood of the
proposed use, or have an adverse effect on the property, adjacent properties, the
surrounding neighborhood or the City when consideration is given to the character
and size of the use and hours of operation;
The PAD specified design standards and performance standards to ensure that
the uses proposed will not be materially detrimental to the health, safety or
general welfare of the community or have an adverse effect on the
community. For example, the Use Specific Standards limit the number of
Drive-Through and Minor Auto-Repair uses on the property to ensure that
there is a balance of commercial and service uses on the site. Additionally, the
Olive Goves PAD voluntarily prohibits Major Auto Repair and Service, which
would also otherwise be allowed with a Conditional Use Permit. Furthermore,
Drive-Through uses include performance standards that address noise from
speakers, orientation of pick-up windows so as to be screened from the
general public and the nearby residential neighborhood, canopies and trash
receptacles for drive throughs to ensure comfort, and drive-through lanes to
ensure there is enough spacing for vehicles and safety for employees should
they be located on the exterior of the building. For the Minor Auto-Repair use,
performance standards include limiting hours of operation, prohibiting
outdoor uses and storage, distance requirements for roll-up bays and storage
and screening of such from the public and the neighboring residential
neighborhood, addressing noise levels from mechanical equipment, and
ensure there is sufficient parking for the use. For Self-Service Storage, the Olive
Groves PAD continues to require a CUP when outdoor storage is proposed and
incorporates significant performance and design standards not contained
within the Glendale Unified Development Code.
C. That the proposed site is adequate in size and shape to accommodate the intended
use and that all requirements for the zone district, including but not limited to:
setbacks, walls, landscaping and buffer yards are met;

Olive Groves Mixed Use -- Planned Area Development

The development standards proposed in the PAD generally conform to the
standards in the C-2 zoning district to ensure that the development of the site
accommodates appropriate setbacks, walls, landscaping and buffers, as well
as height and signage.
D. That the proposed site has adequate access to public streets and highways to carry
the type and quantity of traffic which may be generated by the subject use, and that
on-site circulation is adequate to permit driveways, parking, and loading
requirements in a manner which is safe and efficient.
The site is proposed to have multiple points of access onto Olive Avenue and
Citrus Road as approve by the Maricopa Department of Transportation
(MCDOT). Through the Traffic Impact Analysis, it was determined that based
on the analysis performed, all of the intersections studied are expected to
perform at acceptable levels of service for all scenarios. Additionally, the TIA
recommended improvements based on the findings. The internal circulation
shown on the conceptual site has been planned to adequately move vehicles
and fulfills requirements for driveways, parking, and loading; however, each
before any specific use/building is developed there will be a full Design Review
submittal to the City of Glendale for staff’s review and approval.

Olive Groves Mixed Use -- Planned Area Development

4.3 Development Standards
Development standards for the Olive Groves PAD shall be pursuant to the table below, generally
consistent with the C-2 Zoning District, and other requirements herein.
Table 4.3 Development Standards
Olive Groves PAD
Standards
Density, Maximum (dwelling units/gross acre) N/A
Minimum Net Lot Area
N/A
Minimum Front and Street Side Building
Setback
30’
Minimum Rear and Side Building Setback
60’ to residential zoning(1)
0’ to nonresidential zoning
Maximum Height
30’(2)
Landscape Requirement
20%
Landscape Buffers/Setbacks (3)
15’ adjacent to residential
zoning
0’ adjacent to nonresidential
zoning
20’ adjacent to right-of-way
(1) If adjacent to an open space tract under common ownership of at least 25’ in width, then the
setback shall be reduced to 35’
(2) Additional height may be permitted subject to the following. Side and rear building setbacks shall
increase two (2) feet for every one (1) foot of building height over thirty (30) feet when
measured from the adjacent to a residential zoning. Maximum height shall not exceed fifty-six
(56) feet.
(3) See Section 4.5.1 for additional landscape buffer requirements.

Olive Groves Mixed Use -- Planned Area Development

4.4 Use Specific Standards
4.4.1
Animal Kennel / Animal Shelter
A. All animals must be kept indoors, and no outside runs are permitted.
B. The kennel structure must not be any closer than one hundred (100) feet to any
residential or agricultural zone.
C. The kennel structure shall be designed, constructed, and maintained so that sound
emitted to exterior walls and roofs shall not exceed forty-five (45) decibels. Building
plans submitted for a kennel/shelter shall include a certified statement from a
registered architect or engineer that the building will meet the forty-five (45) decibel
requirement.

4.4.2
Animal Supply and Feed Store
A. Animal supply and feed stores shall be limited to indoor sales only.

4.4.3
Animal Pet Day Care Facility:
A. When located adjacent to a residential or agricultural district, every building shall be
set back at least fifty (50) feet from the closest residential or agricultural lot line. The
space shall be designed so the average sound level emitted from the interior of the
facility shall not exceed forty-five (45) decibels at any point fifty (50) feet from the
exterior walls and roof of the facility. Building plans submitted for a pet day care
facility shall include a certified statement from registered architect or engineer that
a building will meet the forty-five (45) decibel requirement.
B. The facility shall be constructed so that direct unaccompanied access by animals to
outside areas of the building is not allowed.
C. Animals must be accompanied by a facility employee or pet owner at all times when
outside the building.
D. Use of the facility for overnight boarding shall require a Conditional Use Permit
processed in accordance with the City of Glendale Unified Development Code.
E. All outdoor recreation and/or boarding areas shall require a Conditional Use Permit
processed in accordance with the City of Glendale Unified Development Code.

4.4.4
Automotive and Recreational Vehicle Rentals
A. When ancillary to a Permitted principal use, without a Conditional Use Permit, six (6)
or fewer vehicles may be made available for rent; for-rent vehicles shall not occupy

Olive Groves Mixed Use -- Planned Area Development

required parking spaces. Rental of more than six vehicles shall require a Conditional
Use Permit processed in accordance with the City of Glendale Unified Development
Code.
B. On-site storage, maintenance, and washing of rental vehicles shall occur no closer
than 150 feet from a residential use and shall not be conducted between any
adjacent street and the front of the principal building.

4.4.5
Automotive and Recreational Vehicle Sales
A. Such use shall be located no less than 150 feet away from a single-family residential
use.
B. Such use may be located less than 150 feet away from a single-family residential use
with a Conditional Use Permit processed in accordance with the City of Glendale
Unified Development Code.
C. All repairs, testing and tuning activities shall occur indoors.
D. Outdoor sound systems, including PA systems, shall be prohibited.
E. Automotive rental facilities associated with a dealer shall be considered an allowed
accessory use.

4.4.6
Automotive Refueling Station
A. There shall be no outdoor service or repair operations, other than the dispensing or
installation of gasoline, vehicle charging or other minor services, such as tire inflation,
for customers as related to such dispensing, installation or charging.
B. There shall be no sale, rental, display, long-term parking, or storage of vehicles,
boats, trailers, machinery or other similar equipment.
C. There shall be no outdoor storage or display of vehicle components and parts,
supplies or equipment, except within an area defined on the project approved site
plan and which extends no more than ten (10) feet beyond the principal building.
D. All fuel pumps and/or pump islands shall be covered by a canopy that matches or
complements the design of the main structure.
E. Electric charging stations may count towards required parking spaces.
F. The placement of more than two such facilities per intersection of arterial or collector
roadways is discouraged.
G. Facilities located on the same side of a street shall be no less than 500 feet from a
similar facility.

Olive Groves Mixed Use -- Planned Area Development

H. Refueling pumps and associated equipment shall be no less than 150 feet from a
single-family residential use.
I. Canopy lights shall be flush mounted, and the light source shall not be visible from
any property line.
J. A use may combine a refueling station with a convenience store, restaurant, drive-
through facility, car wash and/or automotive repair, minor only if said uses are
permitted or conditionally permitted and approved.

4.4.7
Automotive Service and Repair, Minor
A. There shall be no more than two (2) Automotive Service and Repair facilities on the
property, except for those combined with a refueling station, convenience store or
car wash only if these uses are permitted or conditionally permitted and approved.
B. All services shall be conducted within an enclosed building.
C. Service bays shall be oriented away from public roadways and shall be no closer than
150 feet from a residential property.
D. A sound study, prepared by a professional engineer, shall be provided demonstrating
that noise from mechanical equipment shall not exceed ambient conditions or fifty-
five (55) dBa (normal speaking voice), whichever is higher, at a residential property
line. Sound shall be mitigated using sound attenuation walls, landscaping, or other
measures.
E. A use may combine an automotive repair, minor use with a refueling station,
convenience store, restaurant - limited service, drive through and/or car wash only
if these uses are permitted or conditionally permitted and approved.
F. Outdoor display or outdoor storage is only permitted as an accessory use following
the standards contained in Section 4.2.3 of this PAD.

4.4.8
Bar or Cocktail Lounge
A. Use shall be located no closer than 1,000 feet from a state-designated local alcohol
reception center.
B. Use shall be located no closer than 150 feet from a property zoned for single-family
residential use, excluding rights-of-way.
C. Outdoor seating and patio spaces shall be no closer than 200 feet from a property
zoned for residential use unless a Conditional Use Permit is processed in accordance
with the City of Glendale Unified Development Code.

Olive Groves Mixed Use -- Planned Area Development

D. If Live Entertainment is provided, the noise level, measured at any point on adjacent
Residentially Zoned property, shall not exceed 55 dBa unless a Conditional Use
Permit is obtained in accordance with the City of Glendale Unified Development
Code. An occurrence where the sound level increases up to 60 dBa for five
continuous seconds or less shall not be deemed a violation of this section as long as
there are no more than five occurrences within an hour-long interval.

4.4.9
Convenience Store
A. The maximum total square footage of the building shall be seven thousand five
hundred (7,500) square feet, unless modified through the Conditional Use Permit
processed in accordance with the City of Glendale Unified Development Code.
B. A use may combine a convenience store with a refueling station, restaurant - limited
service, drive through, car wash and/or automotive repair, minor only if these uses
are permitted or conditionally permitted and approved.
C. All drive-through services shall adhere to Section 4.4.11.
D. Outdoor display or outdoor storage is only permitted as an accessory use following
the standards contained in Section 4.2.3 of this PAD.

4.4.10
Donation Centers
A. All donated items shall be stored in an enclosed building.

4.4.11
Drive-Through
A. There shall be no more than three (3) Drive-Through facilities on the property uses
except for those used ancillary to Convenience Stores, Financial Institutions, Personal
Services and Pharmacies
B. Drive-through lane having a minimum of two hundred and forty (240) linear feet for
queuing, measured from drive-through entrance to the point of service, shall be
provided for all drive-through uses except Convenience Stores, Financial Institutions,
Personal Services and Pharmacies, which shall provide a minimum of eighty (80) feet
of queuing per drive-through lane, measured from drive-through entrance to point
of service. A combined total of at least four (4) stacking spaces from the drive-
through entry to the first stop (i.e. menu/order board) shall be provided in one (1) or
more drive-through lanes and for restaurants, a combined total of at least eight (8)
stacking spaces from the menu board to the point of service (i.e. pick- up window)

Olive Groves Mixed Use -- Planned Area Development

shall be provided. Where warranted, the City of Glendale Transportation Director
may require a queuing memorandum or study be prepared to establish the required
drive-through queuing length.
C. Each drive-through lane shall have a minimum width of twelve (12) feet and a
minimum interior turning radius of twenty-five (25) feet.
D. Drive-through queuing shall not encroach upon or block driveways or parking spaces.
E. Drive through lanes 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 or shopping center.
F. No drive-through lane shall exit directly onto a public right-of-way.
G. 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).
H. Any drive-through restaurant that has employees on the exterior as the point of
order shall provide safe walkways for the employees adjacent to each drive-through
lane.
I. Trash receptacles must be provided at the exit of any drive-through drive lane.
J. Menu boards shall not be placed in a manner such that they facing a public street.
K. If amplified sound is used, such as drive-through speakers, they will be no closer than
50 feet from residentially zoned areas. A sound study, prepared by a professional
engineer, shall be provided demonstrating that noise from speakers shall not exceed
ambient conditions or fifty-five (55) dBa (normal speaking voice), whichever is higher,
at the residential property line. Sound shall be mitigated using sound attenuation
walls, landscaping, or other measures.
L. Drive-through pick up windows will be architecturally integrated into the overall
design of the building and must include awnings, canopies, or other architectural
structures for weather protection.
M. Drive-through service windows shall be oriented away from residential areas, unless
obscured by another building. In addition, every effort shall be made to avoid placing
service windows adjacent to public streets; however, a service window facing a
public street shall be permitted with the following:
1. A solid canopy shall cover a length of at least twenty (20) feet over the service
window(s) and the portion of the drive-through lane located adjacent to the
service window(s). Drive-through canopies will be integrated with the
architectural design of the principal building and should complement the roofline
of the principal building.

Olive Groves Mixed Use -- Planned Area Development

4.4.12
Financial Institution
A. All drive-through services shall adhere to Section 4.4.11.

4.4.13
Health and Fitness Center
A. Use includes both indoor and outdoor activities.
B. Outdoor activities shall be no closer than 150 feet from a residential use.

4.4.14
Household Appliance, Furniture and Small Equipment Rentals
A. Outdoor display or outdoor storage is only permitted as an accessory use following
the standards contained in Section 4.2.3 of this PAD.

4.4.15
Microbrewery, Craft Distillery or Tasting Room
A. Use shall be determined by Arizona State Liquor License type.
B. Building shall be located no closer than 1,000 feet from a state-designated local
alcohol reception center.
C. Outdoor dining and patio spaces shall be no closer than 200 feet from a property
zoned for residential use unless a Conditional Use Permit is processed in accordance
with the City of Glendale Unified Development Code

4.4.16
Personal Services
A. 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.
B. Retail service to individual customers only and no wholesaling of any commodity or
service shall be permitted.
C. All drive-through services shall adhere to Section 4.4.11.
D. Outdoor display or outdoor storage is only permitted as accessory use following the
standards contained in Section 4.2.3 of this PAD.

Olive Groves Mixed Use -- Planned Area Development

4.4.17
Place of Worship
A. All vehicular access to the facility shall be onto an arterial or collector road.
B. Wherever an off-street parking area is adjacent to residential zoning, a continuous
obscuring wall, fence and/or landscaped area at least six (6) feet in height shall be
provided.

4.4.18
Private Schools, Colleges, and Universities; with or without Dormitories
A. Located at the intersection of two (2) collector streets or fronting or siding on an
arterial street.

4.4.19
Retail, General
A. All drive-through services shall adhere to Section 4.4.11.
B. Outdoor display or outdoor storage is only permitted as an accessory use following
the standards contained in Section 4.2.3 of this PAD.

4.4.20
Recreation, Indoor
A. Indoor Recreational facilities larger than four thousand (4,000) square feet of gross
floor area shall require a Conditional Use Permit processed in accordance with the
City of Glendale Unified Development Code.

4.4.21
Social Club or Lodge
A. Entrances and exits to the building shall be located no less than three hundred (300)
feet from any residential use. Any entrance or exit less than three hundred (300) feet
from any residential use shall obtain a Conditional Use Permit processed in
accordance with the City of Glendale Unified Development Code.

4.4.22
Storage, Self-Service
A. 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 and residentially zoned
properties by a solid wall or fence of no less than ten (10) feet in height and

Olive Groves Mixed Use -- Planned Area Development

landscaping. Outdoor storage shall require a Conditional Use Permit processed in
accordance with the City of Glendale Unified Development Code.
B. Outside storage shall not exceed ten (10) percent of the gross site area and shall not
count towards meeting parking requirements.
C. All storage warehouse facilities are to be used for storage purposes only.
D. If located within five hundred (500) feet of a residential zoning district (excluding
open space tracts or greenbelts in a developed or platted residential neighborhood)
and not separated by a public roadway the storage facility shall be closed daily from
10:00 P.M. to 5:00 A.M.
E. Storage of hazardous or dangerous materials is prohibited.
F. No storage building shall exceed three (3) stories in height.
G. Windows, faux windows, and other exterior features shall not be made of materials
that cause mirroring, glare, or reflection.
H. Except for the main public entrance located on the first floor, the interior of the
building (including without limitation interior contents, decorations, and storage unit
doors, but not including those associated with the main office, staff offices, or lobby)
shall not be visible from public roadways or residentially zoned properties.
I. Sliding gates shall be screened with metal, wrought iron, or equivalent architectural
features to shield the interior storage from the public view. PVC, vinyl, or similar slats
may not be used as screening material.
J. Except for the main public entrance on the first floor, all exterior doors shall be
painted to match the building.
K. Auctions, sales, service, or repair activities are prohibited, except for the disposal of
abandoned property from renters on site.

4.4.23
Tattoo and Piercing Studio
A. Use shall not be located within one thousand (1,000) feet of another Tattoo or
Piercing Studio, a Pawn Shop or Non-Chartered / Non-Traditional Financial
Institution, Liquor Store, or Adult Business.

4.4.24
Thrift Stores
A. A storage area must be provided for all discarded items. All storage areas for
individual items, including collection receptacles, shall be entirely enclosed or

Olive Groves Mixed Use -- Planned Area Development

screened and not visible from the public right-of-way or from adjacent residential
areas.
B. All collection receptacles shall be secure from public access during non-business
hours.
C. No material, goods, or merchandise may be stored outside of an approved collection
receptacle unless it is within an approved screened area.

4.4.25
Veterinary Clinic
A. Noise attenuation walls shall be installed between suites to prevent noise
transmission above 45dB.
B. Odor control and air filtration measures shall be taken to contain all odors within the
subject suite.
C. Outdoor uses shall be prohibited unless otherwise stated below.
D. If veterinarian clinic has a kennel associated with it, then it shall comply with Section
4.4.1 Animal Kennel / Animal Shelter.
E. Outdoor boarding and training facilities are not permitted.

4.4.26
Veterinary Hospital, Emergency
A. Noise attenuation walls shall be installed between suites to prevent noise
transmission above 45dB.
B. Odor control and air filtration measures shall be taken to contain all odors within the
subject suite.
C. Outdoor uses shall be no less than one hundred (100) feet to any residential use.
D. Outdoor boarding and training facilities are not permitted.

4.4.27
Wireless Communication Facility (Including Tower and Supporting Facilities)
A. All Wireless Communication Facilities shall comply with the Specific Use Conditions
and process requirements pursuant to 35.3.105(D) of the Glendale Unified
Development Code. For application of the conditions, the Olive Groves PAD shall be
considered a “non-residentially zoned property” or “C-2 Zoning District” where
applicable.

Olive Groves Mixed Use -- Planned Area Development

4.5 General Development Standards
4.5.1 Landscaping
A. General Landscaping Standards
1. Landscape areas. All portions of the subject property that are not occupied by
buildings, parking areas, pedestrian or vehicular accessways, or storage shall be
landscaped in accordance with this Section. Future building pads within a phased
development shall be treated for dustproofing and maintained weed and dust free
until such time as development occurs.
2. Street Right-of-Way Landscaping. The landscaping of all street rights-of-way
contiguous with a proposed development site not used for street pavement, curbs,
gutters, sidewalks, or driveways shall be required in addition to the on-site
landscaped areas required herein.
3. Landscape area along street frontage. Landscaped areas along street frontages shall
be contoured or bermed to provide variations in grade, visual relief, parking lot
screening, and a more pleasing aesthetic value.
4. Screening of parking areas. All on-site parking areas shall be screened from street
view by a landscaped berm or decorative wall not less than four (4) feet in height.
The required height of the berm or wall shall be measured from the highest finished
grade of the adjacent on-site parking area or adjacent finished grade of the street,
whichever is greater.
5. Use of Landscape Areas. No part of any landscape area shall be used for any other
use such as parking or event space; except for required on-site retention areas, sign
placement or when such use is shown on the approved final landscape plan.
6. Landscape topping material. All landscaped areas shall be finished with a natural
topping material which may include, but is not limited to, the following: vegetative
ground cover, decomposed granite or similar gravel material, river rock, bark, or
organic compost (to be replenished annually).
7. Pre-emergent application. A pre-emergent herbicide shall be applied to the ground
prior to and after the placement of natural surface materials (decomposed granite,
river rock, etc.) in any landscaped area to prevent weed growth.
8. Encroachment of vegetation within right-of-way. It is unlawful for any owner or
occupier of property to permit any tree, shrub, hedge or other plant located on the
property, or installed on the property, to interfere with the function of any traffic

Olive Groves Mixed Use -- Planned Area Development

sign, signal or lighting, or the flow of drainage water on any street, roadway,
easement or other public right-of-way, or the passage of traffic, pedestrian or
vehicular, on any street, sidewalk, roadway or other public right-of-way.
9. Height of hedges, shrubs, etc., at intersections. Within thirty (30) feet of the corner
of any lot, which corner is at the point of intersection of two (2) or more streets, all
hedges, shrubs or other plants, except trees, shall be cut and trimmed to no more
than thirty (30) inches in height from the level of the adjacent street and thereafter
shall not be allowed to grow above such height.
10. Trees at intersections to be trimmed. Within thirty (30) feet of the corner of any lot,
which corner is at the point of intersection two (2) or more streets, all trees shall be
trimmed and kept trimmed so that there shall be no limbs, leaves, needles or other
foliage above thirty (30) inches or below eighty-four (84) inches from the level of the
nearest adjacent street.
11. Certain trees prohibited at intersections. Within thirty (30) feet of the corner of any
lot, which corner is at the point of intersection of two (2) or more streets, trees shall
not be planted, or trees heretofore planted shall, not be allowed to remain, which
are so numerous or so close together that the trunks thereof obstruct more than
twenty (20) percent of the view of operators of vehicles on an adjacent street over
the area to the crossing street.
12. Limitation on location of plants. It is unlawful for the owner or occupier of property
to permit any tree, shrub, hedge, or other plant to grow within two (2) feet of the
face of any curb or within one (1) foot of any sidewalk located on public right-of-way,
except that tree canopies over eighty-four (84) inches in height and plants under one
(1) foot in height are exempted from this provision.
13. Application to Open Space requirements. All landscaped areas, except landscape
islands located internal to a parking area may be used to satisfy the on-site open
space requirement set forth in this PAD.
B. Landscape Area Requirements
1. Building Base. An average 5-foot-wide landscape area shall be required between the
principal building and nearest parking area and/or drive aisle for 50% of the principal
building front elevation and 25% of each side elevation. Rear elevations are exempt
from this requirement.
2. Street Frontage. A landscape area along the street frontage of any building, on-site
parking area or outdoor storage area and the nearest point of the existing or future

Olive Groves Mixed Use -- Planned Area Development

required street/sidewalk improvements (the back of an existing sidewalk, the line
equal to the back of a future required sidewalk, or the back of the street curb where
no sidewalk is required) shall be twenty (20) feet wide for Citrus Road an Olive
Avenue.
3. Use Buffer. A minimum fifteen (15) foot wide landscape buffer shall be required
along property lines of uses when contiguous with, or separated by an alley, from
any residential development (except multi-family, live/work, for rent community,
mixed-use residential) or undeveloped parcel in a residential zoning district. This
buffer shall be increased to twenty-five (25) feet where any loading docks and service
drives abut residential zoning districts.
4. Parking Area. A minimum of 1 landscape island every 10 spaces shall be required;
each island shall be no less than 8 feet wide (inside, curb-to-curb dimension) for the
length of the adjacent parking space(s). A minimum of 1 landscape median for every
two hundred (200) parking spaces shall be required. Landscape medians shall extend
the length of the parking area and shall be a minimum eight (8) feet wide (inside,
curb-to-curb dimension) and provide one, ADA compliant pedestrian sidewalk or
crossing that leads to the principal building entrance or on-site primary pedestrian
circulation system.
C. Landscape Planting Requirements
1. All landscape areas:
a. A minimum of one tree and five shrubs (or groundcover subject to 4.5.1(D)(6))
per 400 square feet of landscape area.
b. No trees shall be permitted within a Public Utility Easement (PUE)
2. Use Buffers:
a. A minimum of one screening tree per 25 linear feet of required buffer area
3. Street Frontage:
a. A minimum of one tree and five shrubs (or groundcover subject to 4.5.1(D)(6))
per 30 linear feet of street frontage.
b. This minimum quantity of trees, shrubs, and vegetative groundcover shall be
located in the street right-of-way landscaped area. Trees shall not be placed
between the curb/gutter and a detached sidewalk.

Olive Groves Mixed Use -- Planned Area Development

c. Within the street right-of-way, no trees are to be planted within 25’ of a street
light pole.
d. Trees and shrubs may be clustered to improve visibility of signage and store
fronts and should be placed in a manner that provides shade for pedestrians.
e. Reverse street frontage. All developments that back or side onto a street and
which have a six-foot screening wall constructed on the property line shall install
within the street right-of-way contiguous with the property one tree and three
shrubs for every thirty (30) feet of such reverse street frontage.
f. Groundcover placed within sight visibility triangle areas should adhere to the
“Drought Tolerant Groundcover Selection For COG ROW Sight Triangle Areas”
prepared by the City of Glendale.
4. Parking Areas:
a. A minimum of one tree and two shrubs per single landscape island
b. A minimum of two trees and four shrubs per double landscape island
c. A minimum of one tree and three shrubs per 30 linear feet of landscape median
D. Landscape Material Requirements
1. Plant materials must be included on the most recent edition of the Phoenix Active
Management Area Low Water Using Plant List and shall be installed in accordance
with the Arizona Nursery Association Container Grown Tree Guide, unless otherwise
specified herein.
2. With the exception of synthetic turf, no artificial plant materials may be used to
satisfy the requirements.
3. Trees. Unless otherwise specified herein, all required trees shall be twenty-four (24)
inch box or larger size. All shrubs shall be a minimum of five (5) gallon in size. All
twenty-four-inch box and larger trees shall be a minimum of ten (10) feet in height,
six (6) feet in spread and two- inch trunk caliper at the ground level. If approved by
the City of Glendale Development Services Department, the installation of twenty
(20) square feet of vegetative groundcover in any landscaped area shall substitute for
one (1) required shrub, up to a maximum of thirty (30) percent of the required shrubs
in any particular landscaped area. Thorny varieties are discouraged; however, when
used, they should be located away from parking and pedestrian areas. The City of

Olive Groves Mixed Use -- Planned Area Development

Glendale Transportation Director may approve deviations for the size requirements
of trees to be utilized within the City rights-of-way.
4. Palms. All Mexican Fan Palms (Washington Robusta) and California Fan Palms
(Washingtonia Filifera) shall have a minimum five-foot trunk height measured from
the base of the trunk to the base of the fronds when located within the public right-
of-way or within fifty (50) feet of the street property line.
5. Shrubs. 5-gallon minimum. Thorny varieties are encouraged to be located away from
pedestrian, active recreation and parking areas.
6. Vegetative Groundcover. 1-gallon minimum. Upon approval of the City of Glendale
Development Services Department, the installation of twenty (20) square feet of
vegetative groundcover in any landscaped area shall substitute for one (1) required
shrub, up to a maximum of thirty (30) percent of the required shrubs in any particular
landscaped area.
7. Gravel. Minimum size: ¾-inch screened or any other size of gravel, decomposed
granite (DG) or aggregate upon approval of the City of Glendale Development
Services Department. Minimum depth: 2”

4.5.2 Screening, Walls and Fences
A. Applicability
1. When adjacent, or separated only by an alley, from residential development or a
undeveloped parcel in a residential zoning district, a permanent solid wall or gate shall
be used to provide reasonable screening between dissimilar uses.
2. When the following conditions are present, a permanent solid wall or gate shall be used
to provide reasonable screening of site features or elements.
a. Off-street parking areas adjacent to public right-of-way
b. On-site refuse and recycling containers
c. Permitted outdoor storage
d. Designated delivery and loading bays
e. Ground and roof-mounted mechanical equipment

Olive Groves Mixed Use -- Planned Area Development

B. General Screening Requirements
1. Screening between dissimilar uses shall consist of a solid wall located on the shared
property line(s) and outside of any sight visibility triangles unless otherwise stated
herein.
2. Screening Required by Zoning District
a. Property within the Olive Groves PAD which abuts any residential use must provide a
wall with a minimum height of eight (8) feet along the abutting property line.
3. Screening Required for Select Uses
a. Parking Area Screens. All off-street parking areas adjacent to any street shall be
screened from street views according to the provisions as set forth below. This
standard can be met through the use of the following screening methods, which may
be used individually or in combination:
(1) All on-site parking areas shall be screened from street view by a landscaped berm
or decorative wall not less than four (4) feet in height. The required height of the
berm or wall shall be measured from the highest finished grade of the adjacent
on-site parking area or adjacent finished grade of the street, whichever is
greater.
(2) Walls shall be designed to undulate and avoid straight segments longer than 100
feet
(3) Open areas or portals for natural surveillance and pedestrian access to the site
shall be provided as required by the Development Services Department.
4. Refuse Area Screens. All trash, rubbish or garbage, including recyclable materials in
common storage areas, shall be completely enclosed via a solid six (6) foot wall and view
obstructing gate and located on a concrete surface. Refuse collection areas shall be
readily accessible to collection vehicles, without substantially encumbering adjacent
parking and vehicular access.
5. Loading Area Screens. All non-passenger loading, delivery and service bays shall be
screened from public view by a building, a decorative screen wall a minimum eight (8)
feet in height, a solid opaque evergreen landscape screen or any combination thereof.
6. Mechanical Equipment Screens. All mechanical equipment, either ground-mounted or
located on a rooftop, shall be screened from the view of a person standing on the

Olive Groves Mixed Use -- Planned Area Development

property line on the far side of an adjacent public street. Individual screening of rooftop
mechanical equipment is discouraged. Rooftop units should either be grouped together
and screened or screened with a parapet wall the entire length of the building. Such a
parapet wall shall be designed to be integral to the overall architecture of the building.
C. Wall Placement and Height Limitations
1. No fence or wall shall be built, repaired, remodeled or replaced within thirty (30) feet
(for arterial to arterial intersections the distance shall be forty (40) feet) of the corner of
any lot, which corner is at the point of intersection of two (2) or more streets and which
prevents a clear view by the operators of vehicles on the streets of traffic proceeding on
the crossing street or streets. Within the area above defined, no fence which obstructs
more than ten (10) percent of the view shall be built, repaired, remodeled or replaced
to a height of more than thirty (30) inches from the level of the adjacent street.
2. No fence or wall shall be built, repaired, remodeled or replaced within ten (10) feet of
any driveway within the City which obstructs the clear view of the operators of vehicles
proceeding out of the driveway of pedestrians and vehicles on the adjacent sidewalk or
street or roadway right-of-way. Within the area above defined, no fence which obstructs
more than twenty-five (25) percent of the view shall be built, repaired, remodeled or
replaced to a height of more than thirty (30) inches from the level of the adjacent street.
3. No fence or wall within the side or rear yard shall exceed a height of six (6) feet unless
otherwise stated herein.
4. No fence or wall within the front yard shall exceed a height of three (3) feet. Decorative
columns may be permitted at a height of four (4) feet and spaced no closer than six (6)
feet on-center. Arched or framed entries are permitted provided they do not exceed
seven (7) feet in height and are limited to one (1) per property.
5. Temporary construction sites and yards are exempt from the three (3) foot height
restriction for walls within the front yard, as set forth in this Section.
6. Fences or walls within the front yard shall be located outside the public right-of-way or
public utility easements. Where neither exist, no wall shall interfere any utility meter.
Crossings of utilities should be minimized provided that required maintenance or service
could result in removal to all or a portion of the wall with no requirement for the utility
owner to restore the wall to its original condition.
D. Special Provisions
1. Barbed-wire and electrical fences

Olive Groves Mixed Use -- Planned Area Development

a. Barbed-wire and electrical fences shall be prohibited except for temporary
construction sites, provided that the barbed wire is located six (6) feet or more above
grade. Temporary barbed wire fencing located on construction sites shall be
removed from the site at the time of final inspection, or a certificate of occupancy
will not be issued.
b. No fence with strands of barbed-wire below the height of six (6) feet shall be
constructed, or allowed to remain if heretofore constructed, within ten (10) feet of
a street, sidewalk or roadway right-of-way in the City.
c. No electrical charged fence, other than one which is approved by the Underwriter's
Laboratory (UL®) and unmodified, or other fence which is, or may be, dangerous to
persons, children or animals shall be constructed, or allowed to remain if heretofore
constructed, in the City. Electrical fences shall not be located within required Front
or Street Side setbacks.
d. The electrical charge produced by the fence upon contact shall not exceed energizer
characteristics set forth in the International Electrotechnical Commission (IEC)
Standard.
e. The energy source for electrical fences must be provided by a storage battery no
greater than 12 volts DC.
f. Electrical fences shall be clearly identified with warning signs that read “Warning –
Electrical Fence” at intervals no less than thirty (30) feet. Signs shall also contain
proper imagery, symbols, and/or the international sign for electricity that allow all
individuals to understand that the fence is electrically charged.
g. Electrical fences shall contain an approved access and key switch capable of
disconnecting the electrical fence from all power sources. Such access and switch
shall be clearly marked and accessible for emergency and enforcement personnel.
h. The installation of electrical fences is subject to the issuance and approval of building
permit obtained through the City of Glendale Development Services Department.
2. Temporary Fencing
a. Temporary fencing, as defined in the City of Glendale Unified Development Code,
shall be permitted only with the issuance of a temporary fence permit, except for
those sites for which an approved building permit, civil permit, special event permit
or City-initiated abatement is active from the City of Glendale Development Services
Department.

Olive Groves Mixed Use -- Planned Area Development

b. A temporary fence permit issued pursuant to this article shall be valid for a period of
either:
(1) One hundred and eighty (180) days from the date of issuance in accordance with
currently adopted building codes; or
(2) From the date of issuance to a date specified in the permit by the City of
Glendale.
c. Temporary fences shall be removed prior to permit expiration, unless the permit is
extended to a specified time by the City of Glendale Development Services Director
or designee. Applications for temporary fence permit time extensions must
demonstrate one or more of the following conditions:
(1) Additional time is necessary because of ongoing environmental remediation
activities on the site, or
(2) Existing safety hazards on the site are being addressed and warrant continued
fencing of the site, or
(3) The site is being actively developed as demonstrated through recent inspection
reports, or
(4) Additional time is necessary because of other extenuating circumstances as
determined by the City of Glendale Development Services Director or designee.
d. Temporary fencing shall conform to the following criteria:
(1) The approved permit and contact information for the responsible party shall be
prominently posted and maintained on the fence at all times.
(2) A sign denoting the location of emergency vehicle access shall be prominently
posted and maintained on the fence at all times.
(3) Temporary fencing shall not exceed a maximum height of eight (8) feet above
grade.
(4) Temporary fencing shall conform to the sight visibility at street intersection
requirements as set forth in this PAD or any supervening provisions of the City of
Glendale City Code.
(5) The use of barbed wire, razor wire or equivalent fence topping is prohibited.

Olive Groves Mixed Use -- Planned Area Development

(6) Canvas, mesh fabric or other screening material may be required as a condition
of approval in instances of visual blight, or in the likelihood that visual blight may
develop when viewed from public right-of-way, as determined by the City of
Glendale Development Services Director or designee.
(7) Temporary fencing screening material may consist of canvas, mesh fabric, or
other similar material, subject to the following conditions:
(a) Screening material must be securely affixed to the temporary fence at all
times, must be uniform in color and material and must be maintained in a
condition free from rips or tears, graffiti or other vandalism.
(b) When associated with an approved building permit, civil permit, or special
event permit, screening material may include graphics depicting project
elevations and information, or contact information for developers,
contractors, or individuals associated with the permit activity. Such graphics
must be associated with activity occurring at the property for which the
temporary fencing or building permit is issued and may not include off-site
advertisements or signage.
e. Failure to comply with the conditions, stipulations, or terms of the approval of a
temporary fence permit is a violation of this ordinance and will be enforced as such
3. Wall Waivers
a. Where unique conditions exist, a property owner or authorized agent may request a
waiver from the wall requirements found in this PAD. Waivers are to be granted by
the City of Glendale Development Services Director or designee if the applicant for
the waiver has demonstrated the challenges with the subject property and how such
a waiver would not be detrimental to present or future surrounding property
owners. The applicant shall submit a detailed wall plan, with topography, and a
narrative for review by the City. Approval may be granted upon finding that the issue
is not a result of the property owner’s actions, that the approval will not be
detrimental to surrounding property owners, and the City Engineer supports the
waiver request.
b. Applicants who have received a waiver denial may submit an application for a
Variance in accordance with Section 35.6.209 of the City of Glendale Unified
Development Code.
4.2.2 Parking and Loading
A. Applicability

Olive Groves Mixed Use -- Planned Area Development

1. This section shall apply to off-street parking for all new development and changes in use
or intensity of use for existing development within the Olive Groves PAD. Every building
and use, including a change or expansion of a building or use shall provide accessory
parking and loading areas as set forth below.
a. New Buildings and Land Uses: Off-street parking and loading shall be provided as
required by this Section at the time any new building or structure is erected, or any
new land use is established.
b. Expansion of Existing Nonresidential Buildings: When the floor area of an existing
building is increased, additional off-street parking and loading shall be provided as
required by this Section for the additional floor area only, provided that the existing
parking was legally established and has not been reduced. If the number of existing
parking and loading spaces is greater than the requirements for such use, the
number of spaces in excess of the prescribed minimum may be counted toward
meeting the parking and loading requirements for the addition or enlargement.
c. Addition of Use to Existing Nonresidential Buildings: When a new use locates on a
parcel with an existing use, all off-street parking shall be provided to meet the total
number of spaces required for the existing use and the new use, unless the uses
meet the requirements of alternative guidelines that are expressly allowed by other
provisions of this Code.
d. Change in Use of Existing Nonresidential Buildings: When a change in use requires
more off-street parking than the previous use, additional parking and loading spaces
shall be provided equivalent to the difference between the number of spaces
required by this Section for the immediately previous use and the total number of
spaces required by the new use. A change in occupancy is not considered a change
in use unless the new occupant is in a different use classification than the former
occupant.
e. Reduction in Parking Area: It shall be unlawful for an owner of any building or use
affected by this section to discontinue, change or dispense with, or to cause the
discontinuance or change of the required parking or loading space without first
having established other parking spaces which meet all requirements of this Section
to replace those being lost or except after proof that, by reason of reduction in floor
area, seating area or other factors, the proposed reduced area for off-street parking
or loading will conform to the requirements of this Section.
f. When Required: Off-street parking and loading facilities required by this Section shall
be constructed or installed prior to the issuance of a certificate of occupancy for the

Olive Groves Mixed Use -- Planned Area Development

uses that they serve.
2. General Parking Requirements
a. All parking spaces and driveway areas serving such parking spaces shall be surfaced
with concrete, asphalt, or paving blocks.
b. Required parking shall be provided on-site or on contiguous lots subject to a shared
parking agreement unless otherwise stated herein.
c. Off-street parking areas shall not encroach into a front setback or any required
landscape buffer or landscape setback unless otherwise stated herein.
d. In determining the required parking for a use based on its building square footage,
square feet shall mean the gross floor area of the building or suite occupied by that
use unless otherwise stated herein.
e. All parked vehicles must comply with unobstructed view easement and sight
distance requirements as identified in the City of Glendale Engineering Design
Standards.
f. Continuous curbing at least six inches high and six inches wide shall be provided
around the perimeter of all parking and drive aisle areas. Curbing located adjacent
to stormwater facilities may contain curb cuts to allow for necessary drainage.
g. Landscaping and screening of parking lots shall be in accordance with the provision
of this PAD contained within Sections 4.5.1 Landscaping and 4.5.2 Screening, Walls
and Fences.
h. Parking lots shall be designed in groupings no larger than 200 spaces. Larger lots shall
be divided by buildings, plazas, or landscaped areas.
i. Parking areas shall provide reasonable connectivity to adjacent parking areas, when
requested by the City of Glendale to promote convenience, safety and efficient
circulation. A cross access agreement guaranteeing the continued availability of
shared access between properties and running with the land shall be recorded by
the owners of the abutting properties.
j. All off-street parking areas shall be designed so as to provide ingress and egress from
a public street by the forward motion of the vehicle. Required off-street parking
spaces shall be accessible without backing into or otherwise reentering a public right-
of-way.

Olive Groves Mixed Use -- Planned Area Development

k. All parking spaces, excluding single residence homes, shall be permanently marked
with four-inch (4”) wide painted lines. Circulation aisles, approach lanes, and turning
areas shall be clearly marked with directional arrows and lines to ensure safe traffic
movement.
l. It shall be the joint and separate responsibility of the owner and/or lessee of the
principal use, uses or building to maintain in a neat and adequate manner, the
parking space, access ways, striping, landscaping, and required fences or screening.
m. Off-street parking spaces shall not be used for storage, sale or rental of goods,
parking or placement of shipping container(s), or storage of inoperable vehicles,
unless otherwise stated herein or permitted.
n. Parking lots shall be illuminated from sunset to sunrise. Lighting fixtures shall be no
taller than twenty-five (25) feet, except where the property being illuminated is
adjacent to single family residential uses, in which case, any lighting fixtures within
one hundred (100) feet from the residential property line shall be no taller than
sixteen (16) feet. All lighting fixtures shall be directed downward and shielded to
prevent light spillage onto adjacent properties.
o. Parking shade canopies are encouraged for non-residential and multiple-family
residential uses. Parking canopies shall adhere to the following location and
development standards:
(1) Setbacks shall be measured from the property line to the nearest face or
component of the canopy.
(2) Canopies shall not encroach into a front setback or any required landscape buffer
or landscape setback.
(3) Canopies located in accordance with building setbacks shall not exceed fifteen
(15) feet in height.
(4) Canopies shall not exceed ten (10) feet in overall height when located within ten
(10) feet of any single residence property line.
(5) Canopies shall not be placed in a manner that reduces the minimum width or
vertical clearance of any required drive aisle.
(6) Canopies shall be constructed of steel or aluminum or a combination thereof and
shall be subject to City of Glendale Design Review and approval. City staff shall
review the structure for height, placement, and color to ensure proper height

Olive Groves Mixed Use -- Planned Area Development

and setbacks are maintained and colors are consistent with the primary building
or design theme. Fabric may be used for the cover portion of the canopy provided
it is free of text or signage, kept in good repair, and complementary to the
approved color palette of the primary building or design theme.
3. Parking Space Dimensions.
a. All vehicular parking areas shall comply with the minimum dimension requirements
as set forth below:
PARKING SPACES AND DRIVE AISLE DIMENSIONS

Parking Angle
Parking Space
Width(3)
Parking Space
Length (1)
Aisle Width
(1-Way) (4)
Aisle Width
(2-Way) (4)
Standard (90°) (5)
10’ (6)
20’ (6)
23’
23’
Angled
9’
18’
18’
20’
Parallel (0°)
9’
24’
12’
24’
(1) Parking spaces may include a 1.5-foot overhang into landscape or pedestrian areas
provided that these areas maintain a minimum 5-foot, unobstructed clear space for
their intended respective purposes. No part of any parked vehicle may be within five
(5) feet of a street curb where no sidewalk exists. Parking curbs / stops shall be used
to prevent excess encroachment.
(2) ADA spaces shall comply with the City of Glendale Engineering Design Standards
(3) Vehicle compact parking spaces shall, at minimum, measure eight (8) feet in width
by sixteen (16) feet in length.
(4) Width may be increased where required by the City of Glendale Fire Department.
(5) The minimum parking width and length for standard off-street parking spaces shall
apply to parking on residential lots and covered spaces, unless otherwise stated
herein.
(6) Low turnover uses may utilize a minimum parking space width of nine (9) feet and
length of eighteen (18) feet.

4. Required Parking Ratios
a. Any building or use hereafter erected, converted, or enlarged shall be provided with
not less than the minimum spaces as set forth below, which spaces shall be readily
accessible to the uses served thereby. Fractional numbers of parking spaces shall be
increased to the next whole number.

Olive Groves Mixed Use -- Planned Area Development

Parking Ratios
Specific Use
Required Vehicle Spaces
Residential
Senior Care, Assisted
Living, and Memory
Care Facilities
One space per 3 beds + 1 space per employee on a normal shift
General Commercial and Professional Office
Retail, General
One space per 300 SF GFA
Personal Services
One space per 300 SF GFA
Automotive Refueling
Station
Space at pump + one space per fueling position
Automotive Refueling
Station, with
Convenience Store
Space at pump + one space per fueling position + one space per
300 SF GFA
Automotive Repair
and Service
Three spaces per service bay + one space per 350 SF of additional
retail sales and service area (service bay shall not be counted as a
parking space)
Restaurant, Full
Service
One space per 120 SF GFA + one space per 400 SF of outdoor
seating area
Restaurant, Limited
Service
Indoor service and preparation area: one space per 75 SF GFA
Outdoor service area:
one space per 400 SF of outdoor seating area
Office, Business or
Professional
One space per 300 SF GFA
Medical, Offices and
Clinics
One space per 350 SF GFA
Car Wash
Full-service: One space per 200 SF of sales, office and lounge
area Self-service: 0.5 spaces per bay + stacking
Bar or Cocktail Lounge One space per 75 SF patron space + one space per 200 SF of
outdoor seating area
Hotels and Motels
One space per guest room + one space per 4 persons of total
maximum capacity of banquet room (if present) + two spaces per
3 employees
Microbrewery, Craft
Distillery or Tasting
Room
One space per 150 SF patron space
Veterinary Clinic
One space per 400 SF GFA
Veterinary Hospital,
Emergency
One space per 400 SF GFA
Industrial
Data Center
Parking Justification Study (see section 35.4.005.E)

Olive Groves Mixed Use -- Planned Area Development

Parking Ratios
Specific Use
Required Vehicle Spaces
Self-Storage, Indoor
One space per 50 units or one space per 5,000 SF of storage
area, whichever is greater, plus one space for watchman, if
applicable.
Public / Semi-Public
Child Care, Center
One space per 400 SF GFA
Community Playfields
and Parks
Parking Justification Study (see section 4.5.3.A(4)(e))
Community
Recreation
Center, Private
One space per 300 SF GFA
Government Offices
and Civic Buildings
One space per 300 SF GFA
Place of Worship
One space per 4 fixed seats or one space per 300 SF GFA where
fixed seating is not
provided
Private Schools,
Colleges,
and Universities;
without Dormitories
Parking Justification Study (see section 4.5.3.A(4)(e))
Private Schools,
Colleges,
and Universities;
with Dormitories
Parking Justification Study (see section 4.5.3.A(4)(e))
Social Service Facility One space per 4 beds (based on maximum capacity)
Utility Facility and
Service Yard
One space per employee + one space per fleet vehicle if present
at site
School, Public or
Private, K- 8
One space per classroom + one space for each 200 SF of indoor
assembly area
School, Public or
Private, 9- 12
One space per 200 SF of classroom and office area

b. Multiple Uses. Unless otherwise specified, lots containing more than one use shall
provide parking and loading in an amount equal to the total of the requirements
for all activities.
c. Shell Buildings. Where buildings are constructed without uses specified (i.e. shell
buildings), the use with the highest parking requirement among all uses specified
where the site is located shall be used to calculate off-street parking requirements.
d. Unspecified Uses or Parking Ratios. Parking for land uses or parking ratios not
specifically listed in Table 4.000-2 shall be determined by the Development Services
Director or designee, based upon the requirements for the most similar and
comparable use, the particular characteristics of the proposed use, and any other

Olive Groves Mixed Use -- Planned Area Development

relevant data regarding parking demand. Alternatively, the Development Services
Director or designee may require the applicant to submit a Parking Justification
Study as specified in Section 4.5.3.A(4)(e) or other information, at the applicant’s
cost.
e. Parking Justification Study.
(1) For uses with considerable variation in scale, operational characteristics, and
parking demand that benefit from a case-by-case analysis, applicants may
submit a Parking Justification Study.
(2) A Parking Justification Study shall be prepared by a professional with expertise
in traffic and parking analyses, unless the City determines that a professional
analysis is not necessary and include the following:
(a) Estimates of proposed parking demand and spaces based on
recommendations of the Institute of Transportation Engineers (ITE) Parking
Generation Manual that includes existing and proposed onsite buildings or
uses, including hours of operation and peak use time and demand for each
proposed building or use. This analysis may also include other reliable data
sources or collected from uses or combinations of uses that are the same as
or comparable with the proposed use.
(b) The number and location of proposed onsite standard, compact, and ADA
accessible parking spaces.
(c) All existing and anticipated available parking within the proposed
development and within 660 feet of the proposed use.
(d) If parking demand is proposed to include offsite parking, copies of any
shared parking agreement or other evidence of a right to park in that
location shall be included.
(e) The proximity of the proposed parking to existing residential neighborhoods
and an explanation of how uses will not place a parking burden on
residential streets. Off-site parking may be restricted on narrow streets or
streets that have or will have bike lanes.
(f) Availability of and proximity to transit or other modes of transportation.
(g) Bicycle parking demand and provisions.
(h) Demand for commercial ride sharing and on-site drop-off / pick-up areas.
(i) Off-street loading requirements and impacts on surrounding uses and
properties.
(j) Any other information deemed appropriate by the Development Services
Director, Design and Transportation Director, or designee. Such information
may include a traffic study.

Olive Groves Mixed Use -- Planned Area Development

(3) Any study that requests a reduction in parking requirements by 25 percent or
more shall further prepare a Transportation Management Plan (TMP) which
shall be approved by the City and recorded with Maricopa County. The amount
of parking reduction shall be discretionary to be determined by the City, and
depends on the type and extent of strategies in the TMP, which may include:
(a) Transit passes or equivalent alternative transportation mode subsidies for
tenants
(b) Alternative transportation information center located in the building
(c) Resident Carpool and/or Ridematch Program
(d) Enhanced shuttle service (or contributions to extend or enhance existing
shuttle service or to create new shared or public shuttle service)
(e) Subsidized membership in a private car-share company
(f) Resident Car Share Program (residents share their privately owned cars with
other residents)
(g) On-site bicycle share program for residents or the general public
(h) Limitation of “assigned” parking to one space per residential unit
(i) Provision of priority parking spaces for carpools/vanpools
(j) Bike-repair/workshop space in the building
(k) Lease provisions and monitoring requirements for the property owner to
ensure that tenants are not parking off site
(l) Presence of basic daily uses within ¼-mile, such as grocery/corner store,
drug store, or child care; and/or weekly uses such as bank, convenience
store, restaurant, or theater
(m) Designation of a Transportation Coordinator to manage the TMP, actively
monitor, pursue and report mode shift goals, and be a point of contact for
the City. Where monitoring reports indicate that performance measures are
not met, the City may require further program modifications.
(n) Other approaches accepted by the City that reduce parking demand.
(4) Criteria for evaluation of a Parking Justification Study shall include, but is not
limited to:
(a) Impacts to abutting properties or rights-of-way, dedicated tracts, or
easements
(b) Compatibility with the character of the surrounding properties and their
parking facilities
(c) Equivalence to the intent and purpose of the original parking requirements
(d) Impacts to safety and public services

Olive Groves Mixed Use -- Planned Area Development

(5) The parking justification analysis process:
(a) Submission to the Development Services Director, Transportation Director,
City Engineer, or designees.
(b) Approval or rejection with written explanation.
(c) Revision or appeal to Board of Adjustment.

5. Joint Use Parking
a. Parking spaces required under this Section may be provided cooperatively for
multiple uses within a consolidated development or for multiple unrelated individual
uses, subject to the following requirements:
b. Joint use parking arrangements shall only be allowed for nonresidential uses with
different hours of operation or different peak business periods;
c. Up to fifty percent (50%) of the parking spaces required by this Section may be
supplied by the off-street parking facilities of uses with opposite hours of operation.
For example, a place of worship with primarily weekend hours may, with written and
recorded permission, use the parking facilities of a nearby business office park to
satisfy up to 50% of the uses required parking. Requests for such an accommodation
shall be submitted in writing to the Development Services Director or designee for
review at the time of Design Review or Building Permit Review, whichever is
applicable or occurs first;
d. The use for which a request is being made to implement the joint use parking
allowance shall be located within three hundred (300) feet of the joint use parking
facilities. A safe and direct pedestrian pathway must be provided from the parking
area to the primary building entrance. These pathways must be ADA compliant, shall
not require crossing arterial classified streets, and either be completely separated
from vehicular traffic or clearly designated, such as an attached or detached paved
sidewalk;
e. The applicant shall document the operating hours of all involved uses and document
that no substantial peak parking demand conflict exists to ensure the long-term
success of the joint use parking agreement;
f. A properly drawn legal instrument, executed by the parties concerned for joint use
off- street parking facilities, approved by the City Attorney shall be filed with the City
Clerk and recorded with the County Recorder.
6. Bicycle Parking

Olive Groves Mixed Use -- Planned Area Development

a. All non-residential uses over 5,000 square feet gross floor area shall provide one
bicycle space per 25 vehicle parking spaces, with a maximum of 25 bicycle spaces.
b. Bicycle parking may be provided through designated spaces or bicycle storage racks.
Racks and other similar fixtures must be securely affixed to the ground and allow for
the bicycle to be secured in place. The design and placement of bicycle racks and
fixtures shall be included on site all site plans and construction documents to be
reviewed and approved by the City of Glendale.
c. To the extent feasible, bicycle racks shall be complementary to the architectural
theme of the primary building or center.
d. Where bicycle spaces are required by this article, the spaces may be indoors or
outdoors and shall be located within 50 feet of the primary entrance and shall not
interfere with vehicular or pedestrian circulation.
e. Development that accommodates long-term bicycle parking, for more than four
hours, shall be designed to provide secure bicycle storage options (i.e. bike lockers,
bike cages, etc.) for residents and employees.
7. Loading and Unloading General Provisions
(1) Material Loading Areas: Accommodations for loading and unloading are
required for all non-residential uses and are subject to the following criteria:
(a) Required material loading spaces shall not be part of the spaces used to
satisfy off- street parking requirements.
(b) Loading shall be restricted to the hours of 6:00 a.m. to 9:00 p.m. when
located within two hundred (200) feet of any residential use.
(c) Off-street truck loading areas shall be located on the same lot on which the
building for which they are servicing is located, unless they are under a
cooperative arrangement, in which case they may be located on another
parcel not more than two hundred (200) feet from the structure for which
they are provided.
(d) Material loading areas shall be located within rear or side yards only.
Loading areas shall be screened from adjacent residential uses and from
public view.
(e) Loading areas shall be properly graded for drainage, surfaced with concrete
or asphalt, and maintained in good condition free of weeds and debris.
(f) Lighting facilities shall be placed in such a manner that they neither

Olive Groves Mixed Use -- Planned Area Development

unreasonably disturb occupants of adjacent residential properties nor
interfere with traffic.
(g) Loading areas shall be served by entrances and exits so located as to
minimize traffic congestion. Such areas shall be accessible from a street,
alley or drive aisle connecting with a street or alley, but in no case shall
access be shared by residential uses.
(h) Required loading space dimensions shall be determined based upon the size
of delivery vehicles serving the site. Minimum sizes are as follows:
(i) Standard freight loading spaces shall be at least sixty-five (65) feet in
length and at least twelve (12) feet in width with not less than fifteen
(15) feet in vertical clearance, exclusive of drive aisle or similar
maneuvering areas.
(ii) Single-unit trucks serving general retail, office uses, and other similar
uses associated with incidental loading and unloading needs, alternative
loading spaces shall be at least thirty (30) feet in length and at least ten
(10) feet in width with not less than fourteen (14) feet in vertical
clearance, exclusive of drive aisle or similar maneuvering areas.
(i) The minimum number of material loading spaces shall be provided as follows:

Material Loading Spaces
Gross Floor Area
(Aggregate)
Minimum Number of Loading
Spaces
5,000 to 30,000
1
30,001 to 80,000
2
80,001 to 140,000
3
140,001 to 200,000
4
200,001 to 300,000
5
Over 300,000
5 + 1 additional loading space for
each additional 90,000 square feet

(j) Exceptions Exceptions may be granted when a traffic or parking study
demonstrates the need for lower loading requirements.

(2) Passenger Loading Areas: A passenger loading space is the area a vehicle
occupies while loading or unloading passengers.
(a) The number of spaces needed to satisfy off-street parking requirements

Olive Groves Mixed Use -- Planned Area Development

specified may be reduced by five (5) percent for each passenger loading
zone space provided in accordance with the below table, up to a maximum
of twenty (20) percent.

Passenger Loading Spaces
Use Category
Number of Loading
Spaces/ Gross Floor
Area (Aggregate)
General Commercial Use
Category
1 loading space per
50,000 GFA
Office Uses
1 loading space per
100,000 GFA
Industrial Use Category
1 loading space per
200,000 GFA
Public/Semi-Public Use
Category
1 loading space per
50,000 GFA
Multiple Residence Uses
1 loading space per 150
units

(b) Passenger loading spaces exceeding the number of spaces identified herein
shall not be eligible for a ten (10) percent parking reduction.
(c) To ensure any parking reductions will not result in a shortage of parking
spaces needed to support the principal use, the City of Glendale
Development Services Director or designee may require the applicant to
submit a Parking Justification Study or other information, at the applicant’s
cost.
(d) Vehicular ingress and egress to and from passenger loading spaces shall be
by forward motion and consist of a vehicle turnout area so as to not
interfere with the circulation of vehicles, pedestrians or bicycles within
parking areas.
(e) Passenger loading spaces shall be located within fifty (50) feet of the primary
entrance to a stand-alone use. In multiple use developments, a centralized
passenger loading area may be used that is greater than fifty (50) feet from
the primary entrance to a single tenant, provided the area serves multiple
tenants and maintains safe pedestrian access to all tenants of the
development.
(f) A passenger loading space shall be a minimum of 12 feet in width and 25 feet

Olive Groves Mixed Use -- Planned Area Development

in length and shall comply with accessibility requirements.

4.5.4 Lighting
A. Applicability
1. Outdoor lighting fixtures shall be located and shielded to prevent light from shining or
reflecting onto adjacent properties. In cases of interpretations of compliance with this
provision, such lighting shall be located, shielded or adjusted in intensity to be in
conformance with this PAD.
2. All artificial outdoor illuminating devices shall be installed in conformance with the
provisions of this PAD and any building code in effect at the time of permitting and
installation.
3. If any provision of this PAD conflicts with any other code, ordinance or regulation of the
City of Glendale, the more restrictive provisions shall govern.
B. General Requirements
1. All outdoor illuminating devices, except those exempt from this Section (4.5.4(D)
Exceptions), shall be shielded as set forth below:
a. High pressure sodium, metal halide, fluorescent, tungsten, halogen, incandescent
and mercury vapor type lamp fixtures shall be fully shielded.
b. Fluorescent type lamp fixtures used to illuminate outdoor advertising signs shall be
mounted at the top of the sign structure and shall be partially shielded.
c. A filter shall be used for all metal halide, fluorescent and mercury vapor type lamp
fixtures.
d. Other types of lamp fixtures not specified in this Section, and not specifically exempt
from this Section (4.5.4(D) Exceptions) shall be shielded and/or filtered as
determined by the City of Glendale Engineer.
e. Parking lots and other similar portions of a property shall be illuminated to promote
a safe pedestrian and vehicular circulation and protection of property. Parking lot
light poles shall be limited to twenty-five (25) feet in height and fifteen (15) feet in
height when closer than thirty (30) from a single-family residential use.
f. All lights, parking lot or building-mounted, shall be shielded when within thirty (30)

Olive Groves Mixed Use -- Planned Area Development

feet of a single-family residential use.
g. Building entrances and outside seating areas shall be illuminated with LED lighting
not to exceed 120 lumens.
h. Up-lighting for landscaping, building façades further than one-hundred feet from a
residential use, and other similar site elements may be up-lighted with LED light
sources not to exceed 80 lumens.
i. Federal and state flags may be up-lighted using LED light sources that are adequate
for illuminating a flag after sundown. The light source shall not to exceed 500 lumens.
If 500 lumens does not adequately illuminate the subject flag, the light source may
be located on the flagpole, but shall be screened to prevent visual access to the light
source.
j. Non-residential properties shall not exceed 1.0 foot-candles of illumination at the
property line.
k. For the purposes of this regulations, outdoor lighting is for the safety of persons and
property first, then for architectural theming and enhancement of the urban form.
Lighting for the purpose of, or for the effect of, attracting attention, shall be
prohibited.
C. Specific Outdoor Light Fixtures
a. Except for emergency purposes, no person shall operate a search light within the
City without obtaining a permit to do so from the City. No search light shall be
operated between the hours of 11:00 p.m. and sunrise.
b. No shielded fixture, fully or partially, shall be directed upward toward the sky.
c. No outdoor recreational facility, public or private, shall be illuminated after 11:00
p.m. by lighting fixtures which do not comply with the provisions of this Section,
except to conclude a recreational or sporting event or other activity in progress prior
to 11:00 p.m.
d. Low wattage, unshielded lighting devices shall not be installed in a manner which
will direct light into adjacent properties. Flood and spot lights shall be aimed so the
high beam of the light does not exceed a point on the ground adjacent to the
structure supporting the flood or spot light, the distance of said point from the
structure being equal to the height of the flood or spot light above the ground.

Olive Groves Mixed Use -- Planned Area Development

D. Exemptions
1. The shielding and filtration requirements set forth in 4.5.4(B)(1) shall not apply to the
following:
a. A. Low pressure sodium fixtures.
b. Fossil fuel light, produced directly or indirectly by the combustion of natural gas or
other utility-type fossil fuels.
c. Incandescent fixtures of one hundred fifty (150) watts or less, and other sources of
seventy (70) watts or less. Tungsten halogen lamps are not considered an
incandescent light source for purposes of this exemption.
d. Airport navigational lighting systems.
e. Outdoor advertising signs of the type constructed of translucent material and wholly
illuminated from within.
f. Temporary outdoor seasonal holiday lights not exceeding 200 lumens.

4.5.5 Signage
All Signage shall comply with the standards and process requirements pursuant to
35.4.300 of the Glendale Unified Development Code. For application of the standards,
the Olive Groves PAD shall be considered a “non-residentially zoned property” or “C-2
Zoning District” where applicable.

4.6 Design Guidelines
All development within the Olive Groves PAD is subject to a separate Design Review application
and approval from the City of Glendale Development Services Department.
In addition to demonstrating compliance with the City’s Commercial Design Expectations, it is
also expected that all development will demonstrate a cohesive and common architectural
theme based upon the Olive Groves Colors and Materials Board included as Exhibit F. A
conceptual elevation for an example in-line retail building is included as Exhibit E, demonstrating
a building meeting the design expectations. Each building shall allow for individual elements
and branding with no more than 30% of each elevation providing for a color or material not included
on the Olive Groves Colors and Materials Board.

Olive Groves Mixed Use -- Planned Area Development

As the Olive Groves PAD will consist of several retail business, there shall be shared driveways,
parking, landscape and identification signage.
4.6.1 Commercial Design Expectations
Consistent with the City of Glendale Commercial Design Expectations, this PAD will:
A. Create an environment that supports pedestrians within projects with usable outdoor
areas, safe walkways separated from vehicles, and protection from weather through the
use of covered walkways, canopy trees, arcades or other methods, which may serve the
same purpose.
B. Orient and locate drive-through users where they will not conflict with pedestrian routes
or overall project circulation.
C. Provide safe walking routes other than using driveways and parking aisles.
D. Provide parking areas which reduce the perceived scale of the project and create
reasonable walking distances to buildings.
E. Minimize access points to arterial streets in accordance with the Engineering Design
Guidelines.
F. Provide an adequate amount of parking but avoid creating excessive unused parking
areas.
G. Locate parking areas and driveways behind the building setback line, except where
necessary to access the site, thereby creating a more attractive street appearance by
providing a view of landscaping and buildings, and minimizing the view of cars and
parking areas.
H. Create a view of more substantial, permanent structures at intersections rather than of
accessory structures, canopies, cars, and parking areas.
I. Locate and arrange delivery and service drives to have minimal impact on adjoining land
uses to reduce noise, traffic, odors, and lights.
J. Locate trash enclosures in less visible places; provide gated enclosures.
K. Where practical, place ground-mounted mechanical equipment, utility boxes, signal
boxes, double check valves and other similar items to minimize public visibility.

4.6.2 Colors and Materials
The colors and materials will be consistent with the City of Glendale Commercial Design
Expectations, specifically the following:
A. Selected materials will be durable and appropriate for their intended use.
B. Colors will relate well to one another, to the proposed building and landscaping

Olive Groves Mixed Use -- Planned Area Development

materials, and are appropriate to the architecture and the surroundings.
C. Quality materials will be used in freestanding signs to match buildings.
D. When appropriate, individual letters will be used for wall signs.
E. Highly-reflective materials or glare inducing colors will be avoided.
F. Accent materials such as tile, brick, or other decorative masonry will be used to add
detail to the project.
G. Materials and colors used will be appropriate to the southwest desert setting, unless
specific future tenants are required to utilize their respective branding colors.
Architectural design expectations for the PAD include the following, consistent with the City of
Glendale Commercial Design Expectations and are conceptually shown in Exhibit E – Conceptual
Elevation.
A. Use of high-quality, durable materials, which may include those identified in Exhibit F –
Conceptual Color and Materials Board.
B. Provide complete use of materials, special features and trim throughout the project.
Treat all sides of buildings that are visible to adjoining uses.
C. Where feasible, use architectural features to enhance energy conservation.
D. Design freestanding buildings and accessory structures to conform to or complement
the main buildings in color, materials, architecture, and building scale.
E. Create visual interest through articulation of wall planes, variation of roof forms and
other similar methods such as angling buildings.
F. Finish building details, including trimming of all windows and doors, painting or
anodizing of all exposed metal, and integration and screening of mechanical elements
with the building architecture.
4.6.3 Building Elevation Design
As stated above, it is expected that all buildings will demonstrate a cohesive and common
architectural theme; however, each building shall allow for individual elements and branding
while primarily including shared paint colors and/or materials. Elevations in general shall
provide architectural detailing to break up blank walls. Roof drainage shall be required to be
plumbed internally with no external downspouts permitted unless they are architecturally
integrated into the buildings design.
4.6.4 Landscaping Design
Landscaping expectations for the PAD include the following, consistent with the City of Glendale
Commercial Design Expectations:
A. Emphasize entry drives with landscaped medians or other similar special treatments.

Olive Groves Mixed Use -- Planned Area Development

Continue this treatment with special plazas or landscaped areas where the drive meets
the buildings.
B. Provide outdoor seating areas with shade, trash receptacles and other features to
encourage pedestrian use. Orient for winter sun and include seasonal color in plantings.
C. Provide for water conservation in landscape design. Locate any consumption vegetation
and water features in pedestrian areas.
D. Select plant materials that are suited for the proposed use and compatible with
proposed architecture in color, texture, scale and environmental requirements.
E. Provide planters with canopy trees between parking aisles for shade and visual relief of
asphalt areas.
F. Provide substantial landscaping along arterial streets.
G. Provide significant plantings adjacent to buildings to accent building features if soils
reports will allow.
H. Use special paving materials or stamping patterns for pedestrian areas and crossings.
Coordinate paving materials with building materials.
I. Design retention areas to meet technical requirements while still providing attractive
landscaped areas with a natural appearance.
J. Provide special accent planting around freestanding signs.
K. Provide a landscape design which will maintain site visibility adjacent to driveways and
intersections.
4.6.5 Walls and Fencing Design
The walls and fences will contribute to the overall architectural theme of the proposed
development. Walls and fencing should be used for screening, defining spaces within the PAD,
and security and sound mitigation as needed. Consistent with the Commercial Design
Expectations, walls and dense landscaping strips should be provided in scale with the project
adjacent to residential areas, where needed for screening purposes.
4.6.6 Screening Design
All on-site parking areas and drive-through lanes shall be screened from street view as required
by this PAD. Horizontal relief with breaks, staggers or alternating materials shall be provided,
with a maximum length of 150’ between horizontal relief.
All mechanical equipment shall be completely screened.
Refuse containers shall be placed in logical places to be obscured from street view. Design
Review applications shall include elevations for refuse enclosures, including any gates.
Additionally screening expectations for the PAD include the following, consistent with the City

Olive Groves Mixed Use -- Planned Area Development

of Glendale Commercial Design Expectations:
A. Screen parking and drives from the street with berms, walls, and landscaping.
B. Construct screen walls along streets, at property boundaries and around trash
receptacles of quality materials designed to blend with buildings. Provide relief to long
walls through staggering, capping, inlays, columns, and texturing.
C. Provide walls and dense landscaping strips in scale with the project adjacent to
residential areas, where needed for screening purposes.
D. Where appropriate, screen ground-mounted mechanical equipment, utility boxes, signal
boxes, double check valves, trash enclosures and other similar items with landscaping
while still allowing access for the appropriate utility.
4.6.7 Lighting Design
Lighting and illumination levels shall be regulated pursuant to applicable sections of this PAD.
All pole lighting fixtures, including the color and height of the poles, shall be consistent across
the Olive Groves PAD. Lighting expectations for the PAD include the following, consistent with
the City of Glendale Commercial Design Expectations:
A. Provide a comprehensive lighting plan with a combination of higher light structures for
drives and lower structures near parking spaces and other pedestrian areas in
conformance with the City’s lighting regulations.
B. Locate security or parking lot lighting in landscaped islands and design to blend with
project. Orient and shield lighting to not intrude into adjacent areas.

4.7
Circulation
Development within the Olive Groves PAD will be supported by four access driveways with two
along Olive Avenue and two along Citrus Road. The access driveways closest to the intersection
on Citrus Road and Olive Avenue will be right-in and right-out while the other drives will allow
for full turning movements (right-in and right-out as well as left-in and left-out). These driveway
locations as well as the allowed vehicular turning movements are included in a Traffic Impact
Analysis that has been reviewed and approved by the Maricopa Department of Transportation
(MCDOT) as the owner of the roadways.
Circulation within the PAD will be via interior drive aisles. Typical drive aisles within the PAD
range from 25’ in width to 30’ in width to be further evaluated during the Design Review process
with the City of Glendale.
4.8
Subdivision
If land splits or subdivision occurs, they will follow appropriate applications and procedures with
the City of Glendale.

Olive Groves Mixed Use -- Planned Area Development

5. Interpretations and Amendments

The following provisions are intended to provide criteria for Administrative Interpretations and
for the determination of a Major Amendment or Minor Amendment.
5.1
Administrative Interpretations
On occasion, it may be necessary to request a formal or informal interpretation from the City of
Glendale Development Services Director or their representative related to the implementation
and/or interpretations of the language contained within this PAD or the provisions of the City
of Glendale Unified Development Code. Such requests for interpretation to these provisions will
be made pursuant to the provision contained in Section 35.6.210 of the Glendale Unified
Development Code.

5.2
Major Amendments
A Major Amendment is a substantial alteration to the Permitted Uses or increase in density of
the property as set forth in this PAD, as deemed to be substantial by the City of Glendale
Development Services Director or their designee. Major Changes shall comply with the
procedural/public hearing requirements set forth in City of Glendale Unified Development
Code.

5.3
Minor Amendments
The City of Glendale Development Services Director or their designee, may allow minor changes
to this PAD, provided that such proposed changes do not rise to the level of a Major Amendment
as outlined above. Minor Amendment shall be acted upon administratively by the City of
Glendale Development Services Director or their 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 alterations to the PAD narrative which do not directly impact the health, safety and
welfare for any adjacent property owner or that of the general public as determined by
the City of Glendale Development Services Director or their designee;
• Changes or modifications in setbacks by less than 15% of the required development
standard in order to accommodate for unique circumstances or specific site constraints,
so long as the change does not conflict with the construction codes adopted by the City
of Glendale;

Olive Groves Mixed Use -- Planned Area Development

• Any analogous interpretations of the Permitted Uses of the property as set forth in the
PAD;
• Other changes not identified above, but deemed appropriate by the City of Glendale
Development Services Director or their 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 Olive Groves PAD, the amendment shall
be attached to the PAD as an addendum and shall become a part thereof.

Olive Groves Mixed Use -- Planned Area Development

Exhibit A
Legal Description

Olive Groves Mixed Use -- Planned Area Development

Exhibit B
Aerial Context Map

Citrus Road
Olive Avenue

Olive Groves Mixed Use -- Planned Area Development

Exhibit C
Regional Map

Olive Groves Mixed Use -- Planned Area Development

Exhibit D
Conceptual Site Plan
(Next Page)

RIGHT IN/
RIGHT OUT
65'-0"
R.O.W.
S89°57'27"E
330.00'
S00°02'33"W
172.22'
S89°57'27"E
244.65'
S00°02'33"W
385.00'
65'-0"
R.O.W.
33'-0"
R.O.W.
40'-0"
15'-0"
L.S.B.
413'
FULL
TURN
S36°06'23"E
145.86'
TRAFFIC
LIGHT
8'-0"
P.U.E.
87'-7"
111'-6"
15'-0"
L.S.B.
EXISTING POWER POLE TO BE REMOVED,
ELECTRICAL TO BE UNDERGROUND
40'-0"
180'-4"
8'-0"
P.U.E
30'-0"
215'-10"
20'-4"
S.B.
8'-6"
NEW ISLAND TO ALLOW
LEFT TURN LANE
60'-0"
EXISTING POWER POLE TO BE REMOVED,
ELECTRICAL TO BE UNDERGROUND
NEW SCREEN WALL
DASHED LINE INDICATES
CURB TO BE REMOVED
12'-0"
62'-2"
104'-0"
8'-0"
P.U.E.
DASHED LINE
INDICATES
EXISTING ISLAND
TO BE REMOVED
48'-3"
43'-3"
324'-0"
33'-0"
R.O.W.
90'-0"
R.O.W.
73'-6"
R.O.W.
70'-0"
R.O.W.
12'-0"
65'-0"
R.O.W.
270'-0"
100'-0"
160'-0"
PAD F
5,540 S.F.
339'-0"
30'-0"
30'-0"
DASHED LINE INDICATES
CURB TO BE REMOVED
EXISTING POWER POLE TO BE REMOVED,
ELECTRICAL TO BE UNDEGROUND
160'-0"
100'-0"
60'-3"
DASHED LINE INDICATES
CURB TO BE REMOVED
70'-0"
R.O.W.
12'-0"
12'-0"
FULL
TURN
50X50 CELL PHONE TOWER AREA
PAD E
1,708 S.F.
60'-0"
PAD D
2,950 S.F.
54'-0"
UNOBSTRUCTED
PARKING
10
7
7
8
8
6
5
5
6
5
7
7
8
7
4
6
6
REFUSE COLLECTION
ENCLOSURE
35'-0"
BUILDING
SETBACK
DRIVE THRU
40'-0"
PAD C
3,620 S.F.
12'-0"
90'-0"
10'-0"
92'-4"
35'-0"
BUILDING
SETBACK
70'-3"
PAD B
1,800 S.F.
68'-9"
37'-3"
29'-3"
93'-4"
20'-0"
L.S.B.
25'-0"
B.S.B
35'-0"
BUILDING
SETBACK
20'-0"
L.S.B.
25'-0"
B.S.B
20'-0"
L.S.B.
25'-0"
B.S.B
8
10
4
165'-6"
205'-0"
181'-4"
62'-1"
97'-2"
PAD A
32,844 S.F.
3 STORY
98,532 S.F.
5
5
1
13
15
35'-0"
BUILDING
SETBACK
35'-0"
BUILDING
SETBACK
NEW SCREEN WALL
NEW SCREEN WALL
PROJECT DIRECTORY
SITE DATA
DEVELOPER:
OLIVE GROVES LLC.
3238 N. SCOTTSDALE ROAD
SCOTTSDALE, AZ 85251
CONTACT: GEBRAN GEBRAN
PHONE: (480) 570-0244
E-MAIL: gebran33@gmail.com
ARCHITECT:
ROBERT KUBICEK ARCHITECTS & ASSOCIATES
2233 EAST THOMAS ROAD
PHOENIX, ARIZONA 85016
CONTACT: MATTHEW SARGENT
PHONE: (602) 955-3900
FAX: (602) 955-0496
E-MAIL: msargent@rkaa.com
NORTH
SCALE:
CONCEPTUAL SITE PLAN
1" = 40'-0"
40'
80'
20'
0'
NEC OLIVE AVENUE AND CITRUS ROAD
GLENDALE, ARIZONA
NEW COMMERCIAL DEVELOPMENT SITE PLAN
DATE: 02-05-2025 (PRELIMINARY)
2 0 2 5 R K A A
ARCHITECTS, INC. ALL
RIGHTS RESE RVE D.
THIS DRAWING IS AN
I N S T R U M E N T O F
SER VICE. IT IS THE
PROPERTY OF RKAA
ARCHITECTS, INC. AND
M A Y N O T B E
DUPLICATED, USED OR
DISCLOSED WITHOUT
WRITTEN PERMISSION
OF THE ARCHITECT.
©
#22291.50
SP-2
A
R
C
H
I
T
E
C
S
T
,
I
N
C
PAD A (98,532 S.F.)
1 SPACE PER 5000 S.F. + 1 MANAGER = 20 SPACES
CELL PHONE TOWER (2,500 S.F.)
1 SPACE
PAD B (1,800 S.F.)
RESTAURANT FULL SERVICE (1,800 S.F.) @ 1/120 = 15 SPACES
PAD C (3,620S.F.)
RESTAURANT - FULL SERVICE (3,620S.F.) @ 1/120 = 30 SPACES
PAD D (2,950 S.F.)
RESTAURANT - FULL SERVICE (2,950 S.F.) @ 1/120 = 24 SPACES
PAD E (1,708 S.F.)
AUTO REPAIR @ 1 / SERVICE BAY = 3 SPACES
+ 1/250 OFFICE / RETAIL AREA = 1 SPACES
PAD F (5,540 S.F.)
RESTAURANT (2,500)- FULL SERVICE @ 1/120 = 21 SPACES
RETAIL (2,040)-@ 1/250= 9 SPACES
APN:
502-83-151B
EXISTING ZONING:
C-1
PROPOSED ZONING:
PAD
NET SITE AREA:
5.9 ACRES (258,549 S.F.)
PROPOSED USE:
RETAIL / RESTAURANTS /AUTO REPAIR/
SELF-STORAGE
BUILDING AREA
PAD A: 92,148 S.F.
PAD B:
1,800 S.F.
PAD C:
3,620 S.F.
PAD D:
2,950 S.F.
PAD E:
1,708 S.F.
PAD F:
5,540 S.F.
TOTAL BUILDING AREA: 107,766 S.F.
TOTAL COVERED AREA: 46,334 S.F.
SITE COVERAGE: 17.9 %
TOTAL PARKING REQUIRED: 124 SPACES
TOTAL PARKING PROVIDED: 173 SPACES
ACCESSIBLE SPACES REQUIRED: 9 SPACES
ACCESSIBLE SPACES PROVIDED: 9 SPACES
(5%)
(5%)
site
VICINITY MAP
SCALE: N.T.S.
NORTH
WEST NORTHERN AVENUE
WEST OLIVE AVENUE
WEST PEORIA AVENUE
NORTH COTTON LANE
NORTH CITRUS ROAD
NORTH PERRYVILLE ROAD
APPLICABLE CODES
INTERNATIONAL RESIDENTIAL CODE
2018 EDITION
INTERNATIONAL BUILDING CODE
2018 EDITION
INTERNATIONAL MECHANICAL CODE
2018 EDITION
INTERNATIONAL PLUMBING CODE
2018 EDITION
INTERNATIONAL ENERGY CONSERVATION CODE
2018 EDITION
INTERNATIONAL EXISTING BUILDING CODE
2018 EDITION
INTERNATIONAL FIRE CODE
2018 EDITION
NATIONAL ELECTRICAL CODE
2017 EDITION
AMERICANS WITH DISABILITIES ACT
2010 EDITION
CITY OF GLENDALE AMENDMENTS
ALL DRIVE THRU BUILDINGS WILL WILL COMPLY WITH GLENDALE CITY
REQUIREMENTS.
BUILDING USES
PAD A
98,532 S.F.
SELF-STORAGE
PAD B
1,800 S.F.
A-2 RESTAURANT DRIVE THRU
PAD C
3,620 S.F.
A-2 RESTAURANT DRIVE THRU
PAD D
2,950 S.F.
A-2 RESTAURANT DRIVE THRU
PAD E
1,708 S.F.
AUTOMOTIVE SERVICE
PAD F
5,540 S.F.
RETAIL/RESTAURANT

Olive Groves Mixed Use -- Planned Area Development

Exhibit E
Olive Groves Color and Materials Board

(Next Pages)

Olive Groves Mixed Use -- Planned Area Development

Exhibit F
Conceptual Building Elevation
(Next Page)