Extracted text (via pymupdf)
48067 characters
i Planned Area Development FOR IndiCap N of the NWC Bethany Home Road & Loop 303 Case Number: ZON24-06 Submitted: August 29, 2024 Resubmitted: November 6, 2024 PLANNING DIVSION RECEIVED [6 NOV 2024] ii DEVELOPMENT TEAM Developer IndiCap Todd Ostransky 3133 W. Frye Rd, Suite 101 Chandler, Arizona 83226 todd@indicapinc.com Architect/Engineer Ware Malcomb Henry Chan Evan Burn 2777 E Camelback Rd, Suite 325 Phoenix, Arizona 85016 hchan@waremalcomb.com Zoning/Entitlements Burch & Cracchiolo, P.A. Brian Greathouse Madison Leake 1850 N. Central Ave., Suite 1700 Phoenix, AZ 85004 Phone: 602-274-9903 Email: bgreathouse@bcattorneys.com iii TABLE OF CONTENTS I. INTRODUCTION ................................................................................................................................... 4 II. SITE, SURROUNDING AREA, AND EXISTING GENERAL PLAN & ZONING ........................................ 4 III. PROPOSED PAD .............................................................................................................................. 4 A. Permitted Uses ................................................................................................................................ 4 B. Proposed Development, Architecture, and Landscaping .............................................................. 5 C. Development Standards .................................................................................................................. 5 D. Circulation, Access, Traffic, Etc. ................................................................................................... 8 E. Parking ........................................................................................................................................... 8 F. Signs ................................................................................................................................................ 9 G. Phasing ........................................................................................................................................... 9 H. Lighting ........................................................................................................................................... 9 IV. INFRASTRUCTURE .......................................................................................................................... 9 V. PAD ZONING DISTRICT CONFORMANCE ........................................................................................ 10 VI. CONCLUSION ................................................................................................................................ 11 Appendix A – Use Table .......................................................................................................................... 12 Appendix B – Accessory Building Regulations ...................................................................................... 17 Appendix C – Landscape Material Requirements ................................................................................ 19 Appendix D – Loading and Unloading General Provisions .................................................................. 21 Appendix E – Required Parking Ratios ................................................................................................. 23 TABLE OF EXHIBITS Exhibit No. Description 1 Aerial Map 2 Conceptual Site Plan 3 Conceptual Building Elevations 4 Preliminary Landscape Plan 5 Conceptual Colors and Materials Board 6 Mesh Fence Detail 4 NARRATIVE I. INTRODUCTION On behalf of IndiCap Inc. (“IndiCap”), an experienced industrial developer, we are requesting a new Planned Area Development (“PAD”) for an approximately 9.49 gross, 8.84 net, acre site located north of the northwest corner of Bethany Home Road and the Loop 303 Freeway (the “Site”). IndiCap requests this PAD to facilitate a quality light industrial development. An Aerial of the Site is provided at Exhibit 1. IndiCap’s proposed development will make good use of this underutilized Site and will benefit the area. II. SITE, SURROUNDING AREA, AND EXISTING GENERAL PLAN & ZONING The Site is designated “Luke Compatible Land Use Area” on the General Plan and is part of the existing Cotton Properties PAD—which allows for a mixture of industrial and commercial uses. The Cotton Properties PAD was approved in 2020 and is comprised of approximately 161 acres, much of which has developed with industrial uses. The Site is designated for commercial uses under the Cotton Properties PAD and is currently vacant. The Site is bounded by the Loop 303 on the east, a planned industrial development to the north, an existing industrial development to the west, and a planned commercial development to the south. This Site has failed to develop under its existing zoning. Commercial developments require access and visibility from the road in order to be viable. This Site, which has no direct access or visibility from Bethany Home Road, is not well suited for commercial uses. These factors, as well as surrounding uses, make industrial development a more appropriate use for the Site. Importantly, this request does not eliminate viable commercial sites. While this PAD does request to designate the IndiCap Site for light industrial uses, there is still the opportunity for commercial uses on adjacent sites along Bethany Home Road. III. PROPOSED PAD A main objective of PAD zoning is to encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. The intent of this PAD is to accomplish that objective by zoning this underutilized Site to PAD for a high-quality industrial development. The proposed PAD accomplishes the PAD zoning objective by providing additional land uses that are appropriate for the area and will be a sustainable solution to an underutilized Site. A. Permitted Uses Permitted uses, conditionally permitted uses, and special uses for this PAD are those listed in Appendix A of this PAD document, all other uses are prohibited. 5 B. Proposed Development, Architecture, and Landscaping IndiCap anticipates developing the Site with two buildings, approximately 98,000 and 39,168 square feet respectively, along with associated vehicular parking, landscaping, and other improvements. The anticipated clear heights of the building will be between 24’ and 28’. See Exhibit 2, Conceptual Site Plan. The architectural design of the building will be high-quality, attractive, and fitting with the area. See Exhibit 3, Conceptual Building Elevations. The Site will also be amply landscaped, with a variety of trees, shrubs, and groundcovers to screen the Site, create an attractive presence, and provide shade in appropriate locations. See Exhibit 4, Preliminary Landscape Plan. The architectural style of this development is encouraged to be in general conformance with the conceptual elevations and colors and materials provided in Exhibit 3 and 5. Additionally the following standards shall apply. 1. The development should utilize high quality durable materials such as concrete and metal. 2. At least two different materials and at least two different colors should be utilized on each elevation. 3. Elements such as (but not limited to) articulation of wall planes (vertical or horizontal offsets), variation of building materials, textures, reveals, colors and variation of roof forms or parapets, and other similar methods should be utilized to create visual interest. 4. Roof-top mechanical equipment should be screened from the line-of-site though the use of parapet walls or similar elements ground-mounted mechanical equipment shall also be screened from view. C. Development Standards The Development Standards for this PAD are those stated below. Regulations for accessory structures can be found in Appendix B. Site Standard PAD Regulation Net Lot Area (minimum) 6,000 ft Net Lot Area (maximum) N/A Max F.A.R. 0.40 Minimum Building Setback West: 20’ North: 15’ South: 25’ East: 15’ Minimum Landscape Setback Front: 10’ Side: 10’ Rear: 10’ 6 • except a minimum zero (0) foot wide landscape setback is allowed where the property line is located within a shared drive. Building Height (maximum) 70’1 Landscape Area, minimum (% of net lot area) 10% Walls No sound wall is required along the east property line of the Site, unless the yard area is being used for outdoor storage which would require an 8’ screen wall. 4-foot parking screen walls shall be provided where parking is adjacent to any street. However, no such wall is required adjacent to the private drive on the west side of this Site. Landscape Standard PAD Regulation Landscape Area Building Base (For Permitted Non- Residential Uses): 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. 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 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 required as follows: North 10’ East 10’ South 10’, except that 0’ shall be provided where the property line is located within a shared drive. 1 FAA form 7460 approval is needed for all structures over 30 feet. A letter from Luke Air Force Base is required. 7 West 10’ Where any development on site has an enclosed yard or storage area enclosed by a masonry wall, no landscape setback is required within the yard area. 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. Planting Specifications All landscape areas: • A minimum of one tree and five shrubs per 600 square feet of landscape area. • No trees shall be permitted within a Public Utility Easement (PUE) Use Buffers: • A minimum of one screening tree per 25 linear feet of required buffer area Street Frontage: • A minimum of one tree and five shrubs (or groundcover subject to UDC Table 4.100-5) per 30 linear feet of street frontage. • 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. • 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 8 street frontage. Except that no such wall is required on the west side of the site. • Groundcover placed within sight visibility triangle areas should adhere to the “Drought Tolerant Groundcover Selection for COG ROW Sight Triangle Areas”. Parking Areas: • A minimum of one tree and two shrubs per single landscape island • A minimum of two trees and four shrubs per double landscape island • A minimum of one tree and three shrubs per 30 linear feet of landscape median Landscape Materials Provided in Appendix C Outdoor Storage Any outdoor storage shall be screened from view of any street with an 8-foot CMU block wall. We request a deviation from the UDC requirement of a sound wall given the existing APS easement which does not permit permanent structures. Even though there will not be a sound wall on the east property line of the Site, landscaping will buffer and screen the Site from the adjacent Loop 303 freeway and truck loading and parking areas will be screened. Given the surrounding existing and future uses, and the proximity of Luke Airforce base there will be no negative impacts by this deviation. Further, the reduction in landscape setback adjacent to local streets likewise will not be harmful considering surrounding uses and nature of the shared drives. We request a deviation from the UDC requirement for a 4-foot wall adjacent to any street for the western portion of the Site. Instead, a mesh fence with vines will be provided for screening. This fence will sufficiently screen the Site from the internal drive and will be more attractive than a block wall. See Exhibit 6, Mesh Fence Detail. D. Circulation, Access, Traffic, Etc. Access and circulation have been thoughtfully designed to be efficient, safe, and coordinated with surrounding existing and future developments. The Site will be accessed by a private drive off Bethany Home Road, which also serves several adjacent parcels. E. Parking All vehicular parking areas shall comply with the requirements as set forth below: 9 Minimum Stall Size 10’ x 20’ Drive Aisle (minimum) 23’ Fire Lane (minimum) 20’ Landscape Island Size 8’ Loading and unloading provisions are provided in Appendix D. Required Parking Ratios are provided in Appendix E. F. Signs All signage shall be in conformance with the below regulations for total building sign area. All other signage shall comply with the City of Glendale’s sign codes applicable to industrial uses, under Section 35.4.309 of the 2024 Unified Development Code. o 1.75 square feet per 1 linear foot of business frontage or 50 square feet, whichever is greater. o Maximum square feet based on business square footage: § 200 sf maximum signage for businesses <40,000 sf; § 350 sf maximum signage for businesses 40,000 sf to 80,000 sf; § 500 sf maximum signage for businesses >80,000 sf; G. Phasing IndiCap anticipates the Site being developed in a single phase. H. Lighting All lighting shall comply with the City of Glendale’s lighting requirements, including Section 35.4.400 of the 2024 Unified Development Code. IV. INFRASTRUCTURE As an infill development, utilities already exist in the area. The developer shall coordinate with the appropriate utility departments regarding appropriate connections. Services: Water/Waste Water: EPCOR Refuse: City of Glendale Gas: SW Gas Electric: APS Police/Fire/Emergency: City of Glendale Phone: Cox Cable: Lumen 10 V. PAD ZONING DISTRICT CONFORMANCE This request meets the requirements of Section 35.2.901.A of the 2024 Unified Development Code and the intent of the PAD district as described in Section 35.2.901 Planned Area Development: 1. Encourage creative and effective use of land and circulation systems to accommodate changes in land development technologies. This PAD will make good use of this underutilized Site and be a viable and sustainable solution. This proposed development will complement and support surrounding uses. 2. Encourage residential development to provide a mixture of housing types and designs. This request will not eliminate any residential zoning or uses. It will bring employment opportunities for those who live, or wish to live, in the area. 3. Encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. The proposed development is an innovative and appropriate use for the Site and area and makes good use of this Site that is not being used to its full potential. This development adds to the variety and intensity of uses in the area while still being appropriate for the Site and area. 4. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. The proposed development has been thoughtfully designed to fit the Site and surrounding area. The site plan has been designed to make the best use of this Site that has not been developed under the existing PAD. 5. Require the nature and intensity of development to be supported by adequate utilities, transportation, drainage, and common open spaces to serve the development and to minimize impact on existing or future adjacent development. The proposed development on this underutilized infill Site will be supported by adequate open space, utilities, transportation, and drainage. 6. Encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. IndiCap’s proposed PAD and development is appropriate for the Luke Compatible Land Use Area designation, is appropriate for the Loop 303 Corridor/Growth Area, and is supported by the following goals and policies of the General Plan: 11 Policy LU-5.3 – The City shall pursue a better balance of jobs to housing in the community by increasing local employment and thereby reducing travel demand and improving quality of life. Goal GA-1.1 Glendale’s Growth Area’s have well-paying, high-quality jobs. Policy GA-1.3 The City shall assign higher priorities to projects that foster City employment and revenue objectives. Goal GA-3 – Growth is achieved through reasonable, responsible urban development. IndiCap’s proposed PAD will facilitate well-planned, quality development that will benefit the area and further the goal of a balanced job to housing ratio. VI. CONCLUSION This high-quality industrial development will be a welcome addition to the area and will complement existing and future surrounding uses. The proposed PAD will facilitate the development of this vacant Site with a complementary development that is consistent with the intent and overall vision of the original Cotton Properties PAD. 12 Appendix A – Use Table The following uses are permitted on the Site. All other uses are prohibited. Key: P = Permitted Use, C= Conditional Use2 SU=Special Use District3 Permitted Uses Business or Trade School P Cemetery or Mausoleum SUA Community Playfields and Parks P Conference or Convention Center P Fleet Storage Yard P Funeral Home or Crematorium P Golf Course SUB Government Offices and Civic Buildings P Place of Worship PC Social Club or Lodge PD Social Service Facility C Utility Facility and Service Yard, Major SUE Utility Facility, Minor P Wireless Facility (Including Tower and Supporting Facilities) PF Adult Business PG Animal Supply and Feed Store PH Animal Pet Day Care Facility PI Automotive, Commercial Parking Lot PJ Automotive, Parking structures C Automotive and Recreational Vehicle Rentals CK 2 Conditional Use Permits shall follow the standards and procedures provided in Section 35.6.208 of Glendale’s Unified Development Code. 3 Special Use districts shall follow the standards and procedures provided in Section 35.2.902 of Glendale’s Unified Development Code. 13 Automotive and Recreational Vehicle Sales CL Automotive Repair and Service, Major PM Automotive Repair and Service, Minor PN Commercial Entertainment, Outdoor SUO Drive-Through CP Hotels, Resort SUQ Laundry, Commercial P Marijuana Designated Caregiver Cultivation Location PR Marijuana Dispensary Offsite Cultivation Location PS Marijuana Manufacturing Facility PT Microbrewery, Craft Distillery or Tasting Room PU Office, Business or Professional P Restaurant P Recreation, Indoor PV Recreation, Outdoor C Shooting Range, Indoor C Veterinary Clinic PW Veterinary Hospital, Emergency CX Animal Kennel / Animal Shelter PY Animal Training, Outdoor CZ Broadcast Studios PAA Broadcast Towers SUAB Commercial Aviation Business CAC Data Center C Distribution Center, Indoor P Heavy Equipment Sales and Rental P Helistops or Heliports SUAD Manufacturing and PAE 14 Assembly, Minor Manufacturing and Assembly, Major PAF Nursery, Retail P Product Processing PAG Recycling Center P Research Laboratory P Storage, Recreational Vehicles PAH Storage, Self-service PAI Towing Business, with Impound Yard P Wholesale, Warehouse P Health and Fitness P Personal Services P Supplemental Use Regulations A: Cemeteries or Mausoleums shall adhere to the regulations found in the Unified Development Code Section 35.2.902. B: Golf Courses shall adhere to the regulations found in the Unified Development Code Section 35.2.902.C. C: Places of Worship shall adhere to the regulations found in the Unified Development Code Section 35.3.105.A. D: Social Clubs or Lodges shall adhere to the regulations found in the Unified Development Code Section 35.3.105.C. E: Utility Facilities and Service Yards, Major shall follow the standards and procedures provided in Section 35.2.902 of Glendale’s Unified Development Code. F: Wireless Facilities (Including Tower and Supporting Facilities) shall adhere to the regulations found in the Unified Development Code Section 35.3.105.D. G: Adult Businesses shall adhere to the regulations found in the Unified Development Code Section 35.3.103.A. H: Animal Supply and Feed Stores shall adhere to the regulations found in the Unified Development Code Section 35.3.103.B. I: Animal Pet Day Car Facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.103.B. J: Automotive, Commercial Parking Lots shall adhere to the regulations found in the Unified Development Code Section 35.3.103.E. 15 K: Automotive and Recreational Vehicle Rentals shall adhere to the regulations found in the Unified Development Code Section 35.3.103.C. L: Automotive and Recreational Vehicle Sales shall adhere to the regulations found in the Unified Development Code Section 35.3.103.D. M: Automotive Repair and Service, Major facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.103.G. N: Automotive Repair and Service, Minor facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.103.H. O: Commercial Entertainment, Outdoor shall adhere to the regulations found in the Unified Development Code Section 35.2.902. P: Drive-Throughs shall adhere to the regulations found in the Unified Development Code Section 35.3.103.N. Q: Hotels, Resorts shall adhere to the regulations found in the Unified Development Code Section 35.2.902. R: Marijuana Designated Caregiver Cultivation Locations shall adhere to the regulations found in the Unified Development Code Section 35.3.103.T. S: Marijuana Dispensary Offsite Cultivation Locations shall adhere to the regulations found in the Unified Development Code Section 35.3.103.T. T: Marijuana Manufacturing Facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.103.T. U: Microbreweries, Craft Distilleries or Tasting Rooms shall adhere to the regulations found in the Unified Development Code Section 35.3.103.U. V: Recreation, Indoor facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.103.Z. W: Veterinary Clinics shall adhere to the regulations found in the Unified Development Code Section 35.3.103.EE. X: Veterinary Hospitals, Emergency facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.103.FF. Y: Animal Kennels/Animal Shelters shall adhere to the regulations found in the Unified Development Code Section 35.3.104.A. Z: Animal Training, Outdoor shall adhere to the regulations found in the Unified Development Code Section 35.3.104.B. AA: Broadcast Studios shall adhere to the regulations found in the Unified Development Code Section 35.3.104.C. 16 AB: Broadcast Towers shall adhere to the regulations found in the Unified Development Code Section 35.2.902. AC: Commercial Aviation Businesses shall adhere to the regulations found in the Unified Development Code Section 35.3.104.D. AD: Helistops or Heliports shall adhere to the regulations found in the Unified Development Code Section 35.2.902. AE: Manufacturing and Assembly, Minor facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.104.F. AF: Manufacturing and Assembly, Major facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.104.E. AG: Product Processing facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.104.G. AH: Storage, Recreational Vehicle facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.104.H. AI: Storage, Self-service facilities shall adhere to the regulations found in the Unified Development Code Section 35.3.104.I. 17 Appendix B – Accessory Building Regulations A. Unless specifically expressed herein, accessory buildings and structures shall adhere to the following: 1. All principal uses allowed in a zoning district shall be deemed to include those accessory buildings, structures, and activities typically associated with the use as described in the principal uses definition provided in UDC Article 8 - Definitions, unless otherwise specified, or specifically prohibited, within this Section. 2. No accessory building or structure 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 buildings and structures are subject to the same lot, building, and development regulations as apply to principal uses and buildings. 4. Accessory buildings and structures 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 buildings and structures shall not be used for living or sleeping quarters. 6. If the principal building or use is destroyed, removed or ceases to exist, the utilization of the accessory building, structure, or use shall no longer be allowed. 7. In the case of a conflict between the accessory building or structure standards of this Section and any other requirement of the UDC, the more restrictive standards shall control. B. Location standards for Accessory Buildings and Structures are as follows: 1. All detached buildings and structures must be located behind the nearest front plane of the principal building. 2. Accessory buildings and structures shall not be erected in any right-of-way or easement. 3. No accessory building shall be located within six (6) feet if fire rated and ten (10) feet if not fire rated of the site’s principal building. If attached by any part of a common wall or covered roof to the principal building, said building shall be deemed a part of the principal building and shall conform to the development standards of the principal building. 18 4. Accessory buildings or structures up to seven (7) feet in height, unless otherwise specified herein, shall maintain a minimum setback of three (3) feet to the side and rear property lines. 5. For each foot over seven (7) feet in height, the side and rear setbacks for accessory buildings and structures shall be increased by two (2) feet, up to a maximum of the principal building setback requirements. For example, a thirteen (13) foot tall accessory building shall require a minimum side or rear setback of fifteen (15) feet, ((13’-7’) x 2’) + 3’=15’). 6. Exceptions: a. Movable and/or manufactured structures such as trash enclosures and tool / storage sheds less than six (6) feet in height may be placed within a required rear or side yard setback, but not in a required landscape setback, and behind a property screen wall or behind the nearest front plane of the principal building where such a wall does not exist. In no event shall the roof of said structures be designed to allow water to drain onto adjacent property. C. Size standards for Accessory Buildings and Structures are as follows: 1. Accessory buildings and structures shall not exceed the height of the principal building. 2. Maximum height of an amateur radio tower is seventy-five (75) feet. 3. Accessory buildings and structures, including tool/storage sheds, shall be included in lot coverage calculations. D. Appearance for Accessory Buildings and Structures are as follows: 1. Accessory buildings and structures shall be constructed of materials that have a visual appearance that is similar or complimentary to the principal structure in treatment and color. Common movable and/or manufactured structures such as trash enclosures and tool / storage sheds are exempt from this requirement. 19 Appendix C – Landscape Material Requirements 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. Upon approval of the director, 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. A variance may be granted by the Transportation Director or their designee for the size requirements of trees to be utilized within the City right-of-ways with justification. 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. Shrubs 5-gallon minimum Thorny varieties are encouraged to be located away from pedestrian, active recreation and parking areas. Vegetative Groundcover 1-gallon minimum Upon approval of the 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. Gravel Minimum size: ¾-inch screened or any other size of gravel, decomposed granite (DG) or aggregate upon approval of the Development Services Department. 20 Minimum depth: 2” Water Intensive Landscape Areas The amount of water-intensive landscaped area in new non-residential facilities, other than schools, parks, cemeteries or golf courses shall be limited to no more than twenty percent (20%) of the landscaped area in excess of ten thousand (10,000) square feet for facilities other than hotels and motels, and to no more than twenty percent (20%) of the landscaped area in excess of twenty thousand (20,000) square feet for hotels and motels. This requirement is waived if the new non- residential facility applies water which is one hundred percent (100%) effluent to the landscaped area. All turf-related facilities that apply water from any source, including effluent, to a water- intensive landscaped area of ten (10) acres or more are subject to the water conservation requirements of the management plan in effect for the Phoenix Active Management Area administered by the Arizona Department of Water Resources. Natural turf shall be prohibited in the right-of- way. With Development Services approval, synthetic turf may be permitted as an accent material. 21 Appendix D – Loading and Unloading General Provisions A. Material Loading Areas: Accommodations for loading and unloading are required and are subject to the following criteria: 1. Required material loading spaces shall not be part of the spaces used to satisfy off- street parking requirements specified in this PAD. 2. 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. 3. 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. 4. Loading areas shall be properly graded for drainage, surfaced with concrete or asphalt, and maintained in good condition free of weeds and debris. 5. Lighting facilities shall be placed in such a manner that they do not interfere with traffic. 6. Loading areas shall be served by entrances and exits so located as to minimize traffic congestion. 7. Required loading space dimensions shall be determined based upon the size of delivery vehicles serving the site. Minimum sizes are as follows: a) 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. b) 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. 8. The minimum number of material loading spaces shall be provided as follows: 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 22 9. Exceptions: a. Exceptions may be granted when a traffic or parking study demonstrates the need for lower loading requirements. B. Passenger Loading Areas: A passenger loading space is the area a vehicle occupies while loading or unloading passengers. 1. The number of spaces needed to satisfy off-street parking requirements specified in UDC Table 4.000-2 may be reduced by five (5) percent for each passenger loading zone space provided in accordance with UDC Table 4.000-4 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 2. Passenger loading spaces exceeding the number of spaces identified herein shall not be eligible for a ten (10) percent parking reduction. 3. To ensure any parking reductions will not result in a shortage of parking spaces needed to support the principal use, the Development Services Director or designee may require the applicant to submit a Parking Justification Study or other information, at the applicant’s cost. 4. 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. 5. 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. 6. A passenger loading space shall be a minimum of 12 feet in width and 25 feet in length and shall comply with accessibility requirements. 23 Appendix E – Required Parking Ratios Parking Ratios Specific Use Required Vehicle Spaces General Commercial and Professional Office Commercial Entertainment, Indoor With fixed seats: One space per 4 fixed seats or one space per 300 SF GFA, whichever is greater Without fixed seats: One space per 200 SF GFA Commercial Entertainment, Outdoor Five spaces per acre of facility + one space per 4 persons of total maximum capacity of facility Retail, General One space per 300 SF GFA Retail, Large Indoor portion: One space per 300 SF GFA Nursery or similar outdoor portion: One space per 400 SF of sales and display area 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 24 Office, Business or Professional One space per 350 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 Hotels, Resort Parking Justification Study Medical, Hospitals One space per 2 inpatient beds + one per employee on a normal shift Microbrewery, Craft Distillery or Tasting Room One space per 150 SF patron space Shopping Center, Community/Neighbo rhood Parking Justification Study Veterinary Clinic One space per 400 SF GFA Veterinary Hospital, Emergency One space per 400 SF GFA Industrial Broadcast Studios One space per 200 SF GFA Data Center Parking Justification Study Helistops or Heliports Parking Justification Study Resource Extraction and Processing Parking Justification Study Animal Kennel / Animal Shelter One space per 600 SF GFA 25 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. Manufacturing and Assembly, Major One space per 1,000 SF of warehouse area + one space per 350 SF of office area Manufacturing and Assembly, Minor One space per 500 SF of warehouse area + one space per 350 SF of office area Warehouse or Distribution Center One space per 2,000 SF of warehouse and/or 5,000 SF of yard related area + one space per 350 SF of office area Building materials sales One space per 500 SF of sales related area + one space per 350 SF of office area Storage, Recreational Vehicles Minimum four spaces + one space per employee Storage, Outdoor Parking Justification Study Travel Plaza / Truck Stop Parking Justification Study Public / Semi-Public Assembly Hall/Auditorium; Community Center One space per 4 fixed seats or one space per 300 SF GFA where fix seating is not provided Cemetery or Mausoleum Minimum 5% of the gross area shall be made available for parking Child Care, Center One space per 400 SF GFA Community Playfields and Parks Parking Justification Study Community Recreation Center, Private One space per 300 SF GFA Country Club Parking Justification Study Golf Course Parking Justification Study Government Offices and Civic Buildings One space per 300 SF GFA 26 Place of Worship One space per 4 fixed seats or one space per 300 SF GFA where fix seating is not provided Private Schools, Colleges, and Universities; without Dormitories Parking Justification Study Private Schools, Colleges, and Universities; with Dormitories Parking Justification Study 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 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 for the zoning district 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 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 relevant data regarding parking demand. Alternatively, the Development Services Director or designee may require the applicant to submit a Parking Justification Study 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. 27 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. 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 28 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 right-of-ways, dedicated tracts, or easements 29 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 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. EXHIBIT 1 AERIAL MAP EXHIBIT 2 EXHIBIT 3 EXHIBIT 4 EXHIBIT 5 PAINT MFG: SHERWIN WILLIAMS TYPE: SW 7757 COLOR: HIGH REFLECTIVE WHITE A B C D E FORM LINER HORIZONTAL - PAINT MFG: SHERWIN WILLIAMS TYPE: SW 7065 COLOR: ARGOS F METAL CANOPY - PAINT MFG: SHERWIN WILLIAMS TYPE: SW 7674 COLOR: PEPPERCORN G PAINT MFG: SHERWIN WILLIAMS TYPE: SW 7674 COLOR: PEPPERCORN PAINT MFG: SHERWIN WILLIAMS TYPE: SW 7065 COLOR: ARGOS PAINT MFG: PANTONE TYPE: 2304 C FORM LINER VERTICAL - PAINT MFG: SHERWIN WILLIAMS TYPE: SW 7065 COLOR: ARGOS 1 0 . 2 2 . 2 0 2 4 EXTERIOR MATERIAL BOARD 303 BETHANY HOME GLENDALE, AZ 85355 - PHX23-0194-00 EXHIBIT 6 SIGHT VISIBILITY TRIANGLE 4’ SIDEWALK 4’ TALL WOVEN WIRE MESH SCREEN TREES AT 30’ O.C. 4’-0” 3 BAYS @ 8’ EACH 1 VINE PER BAY 6’ OPENING AT TREE SPACING 6’-6” LANDSCAPE AREA PLAN VIEW ELEVATION VINE ON TRELLIS