Desert River II PAD Amendment

Desert River 2  
Planned Area Development Amendment  
(for Lots 1 through 4) 
(NWC of 99th Avenue & Desert River Boulevard) 
24.24 Acres 
Glendale, AZ 
 
 
Prepared by: 
Empire Residential Communities Fund IV, LLC 
(ERCIV) 
6617 N. Scottsdale Road 
Scottsdale, AZ  85250 
 
 
 
 
 
 
 
Desert River (ZON07-20 approved October 1, 2008) 
Desert River 2 (GPA20-07, ZON20-12 approved October 1, 2020) 
Desert River 2 Revision, September 24, 2022 (ZON22-24) 
 
 
 
Date: December 8th, 2022

2 
 
Planned Area Development 
 
Table of Contents 
 
1.0 
Introduction ......................................................................................................... 3 
2.0 
Planned Area Development (PAD) Plan ....................................................... 3 
3.0 
Development Standards ................................................................................... 4 
4.0     
Amendments ...................................................................................................... 6 
5.0    
PAD Required Findings and Conclusion ....................................................... 7 
 
Exhibits 
Exhibit A 
Vicinity Map 
Exhibit B 
Existing Land Use Map 
Exhibit C  
Existing Zoning 
Exhibit D 
Proposed Zoning 
Exhibit E 
Development Plan

3 
 
 
 
1.0 
Introduction 
Property:  The real property which is the subject of this application is located in 
Section 5, Township 2 North, Range 1 East of the Gila & Salt River Base & 
Meridian, Maricopa County, Arizona.  Desert River 2, the “property”, is broken 
down into 6 lots of 65.58 acres of the original Desert River project on 
approximately 110-acres located North of the northwest corner of 99th Avenue & 
Desert River Boulevard.  Since the original Desert River 2 submission, lots 5 and 
6 have started construction and Desert River 2 PAD Revision is to cover only lots 
1 through 4 and 24.24 acres (See Exhibit A, Vicinity Map).   
 
Planning & Development History:  Lots 1 through 4 are currently vacant and 
undeveloped; and is presently designated on the General Plan as Regional 
Mixed Use in the City of Glendale, Arizona (See Exhibit B, Existing General Plan 
Land Use Map).  The property is currently zoned Desert River Planned Area 
Development dated October 1, 2020 in the City of Glendale with an intended use 
of Multi-Family, Commercial, Retail, Medical & Office (See Exhibit C, Existing 
Zoning).  
 
 
Purpose of Requests:  For several years we have marketed the whole Desert 
River II site as multi-family, commercial, retail, medical & office and have 
successfully sold and development has started on Lots 5 & 6 for multi-family 
(See Exhibit E, Development Plan). In addition, we have also completed the 
backbone infrastructure required to serve this entire development. However, due 
to the continued change in market demands since the approval in 2020, opening 
the Desert River area for even more specific uses such as age restricted, 
assisted living, senior living/active adult (55 years and older), treatment facilities, 
memory care, indoor new and used auto dealership and indoor auto service is 
needed.   The Applicant is requesting a slight modification to the permitted uses 
on the site to allow for more of a variety of land uses (See Exhibit D, Proposed 
Zoning).  All revised or added text has been put in bold and underline for ease of 
review and consideration.   
 
Citizen Participation Plan:  As part of the Glendale Citizen Participation 
Ordinance, a Citizen Participation Plan has been submitted and a final report will 
be provided in accordance with that plan.  The report provides the results of the 
citizens participation effort as it was outlined in the Citizen Participation Plan 
submitted with this application.  As part of the plan effort will take place including 
notification by mail to surrounding neighbors and interested parties.  For 
additional information on the Citizen Participation effort, a copy of the Final 
Citizen Participation report is on file with the City. 
 
 
2.0 
Planned Area Development (PAD) Plan 
This request is to modify/clarify the original Permitted Uses and Permitted Uses 
Subject to Conditions originally approved to allow more use options and to 
provide clarity and ease the development reviews going forward.  These changes

4 
 
will enhance the site development opportunities and will slightly reduce the traffic 
impacts in the area. 
 
Parking: This development will default to the most current parking standards as 
required by the City of Glendale; with exception of any self-storage facility which 
would typically require 1 space per 2,000 sf. However, based on other similar 
developments approved in Glendale and documentation from other jurisdictions 
and traffic studies we request that the parking be determined by number of units, 
which is more appropriate for this type of business. Studies supported 1 space 
per 100 units for self-storage. 
 
All other development standards as originally approved in the Desert River II 
PAD on October 1, 2020 will apply.  
 
 
3.0 
Development Standards 
The following proposed modifications are outlined below and in bold underline: 
 
 
Permitted, Conditional and Accessory Uses 
 
The land use and Permitted, Conditional and Accessory Uses provide flexibility 
for future locations of the employment, retail and multi-family uses based on 
demand within the marketplace.   
 
The development standard and use of this PAD would default to most current  
B-P Business Park of the City of Glendale Zoning Ordinance regarding all 
permitted, conditional and accessory uses except where noted below: 
 
 
 
1) PERMITTED USES 
a. Professional, administrative, financial, clerical or business offices  
 
b. Urgent care centers  
 
 
 
 
 
 
c. Business support services 
 
 
d. Personal services businesses, such as beauty shops and barbershops, 
excluding check cashing centers thrift stores, tattoo and body piercing 
establishments 
 
 
e. Financial institutions*, real estate and insurance offices 
 
 
f. 
Medical and dental offices and clinics 
 
 
g. Commercial, trade, business schools, colleges or universities 
 
 
h. Business trade schools, provided that all facilities are within fully enclosed 
structures 
 
i. 
Medical, dental and clinical laboratories 
 
 
 
 
j. 
Medical laboratories for research and product development 
 
k. Hotels and motels which may include conference centers  
 
l. 
Health and fitness clubs 
 
 
m. Health spas 
 
 
 
 
 
 
 
 
n. Full-service restaurants with outdoor dining and catering 
 
 
 
o. Full-service restaurants and catering  
 
 
 
 
p. Retail stores 
1) General merchandising including variety and specialty store

5 
 
2) Home improvement 
3) Apparel and accessories 
4) Home and office furnishings 
5) Hardware stores 
6) Food 
7) Specialty defined as giftshops, bookstores, florists 
8) Antiques, crafts, collectibles 
9) Art galleries and art studios, including production studios 
10) Bakeries, retail only 
11) Drugstores 
12) Hardware 
13) Retail grocery 
14) Residential units, when located above the first floor 
15) Repair services for small appliances, bicycles, watches, musical 
instruments 
16) Churches 
17) Veterinary Clinics 
18) Indoor motion pictures theaters 
 
 
 
 
 
q. Childcare center 
 
 
r. Laundry, cleaning, and dyeing establishments, limited to:  
 
1) Maximum of one thousand (1,000) square feet of floor area to be 
occupied by or devoted to machinery to be uses for laundry, 
cleaning, dyeing and finishing work  
2) Retail service to individual customers only and no wholesaling of 
any commodity or service shall be permitted  
 
 
 
s. Indoor recreation facilities, excluding paintball facilities 
 
 
 
t. 
Retail showrooms and design and furnishing centers 
 
 
 
u. Wholesale sales and distribution of finished goods 
v. Music and dance schools 
 
 
 
 
 
 
 
w. Outdoor activities/displays related to a primary use such as outdoor 
patios and sales events 
 
 
x. Coffee shops 
y. Commercial off-street parking not accessory to a permitted use 
 
z. Libraries and museums 
 
 
 
 
aa. Motion picture production, radio and television broadcast studios, 
recording studios, but not including transmitter components and towers 
 
bb. Data center, call centers and data recovery centers  
 
 
cc. Public and semi-public buildings and facilities 
dd. Hospital 
 
 
 
 
 
2) PERMITTED USES SUBJECT TO CONDITIONS 
 
 
 
 
 
 
 
a. Seasonal sales and special events 
b. Fast food restaurants with drive-in or drive-thru facilities not visible from 
99th Ave/101 Freeway 
c. Financial institution drive-thru service windows not visible from 99th 
Ave/101 Freeway 
d. Wireless communication facilities 
1) Building-mounted antennas and rooftop mounted antennas  
2) Alternative tower structure mounted antennas that utilize an 
existing light pole or electric utility pole.  The related equipment

6 
 
shelter must be located on property developed for non-residential 
use in public right-of-way subject to approval of City Engineer 
e. Retail stores integrated into office building 
f. 
Restaurants, integrated into ground level of multi-story office structures, 
excluding drive-in and drive-thru facilities 
g. Multi-family Area A only(See Exhibit M, Multi-Family Use Exhibit in 
originally approved PAD) 
1) 15 du/ac and three stories minimum required.   
2) 30 du/ac maximum permitted. 
3) Higher density and five stories or more are encouraged. 
h. Self-storage facilities for storage purposes located internal to site and not 
on the frontage within 250 feet of 99th Avenue and Desert River 
Boulevard, must be indoor, airconditioned with a minimum of three 
stories. 
i. 
Coffee shops with dive thru free-standing kiosks not visible from 99th 
Ave/101 Freeway 
j. 
Carwash located internal to site and not on the frontage. 
k. Senior living/active adult (55 years and older), age restricted, 
memory care, treatment facilities & assisted living located internal to 
site and not on the frontage within 250 feet of 99th Avenue and 
Desert River Boulevard to be three stories minimum. 
l. An enclosed indoor auto service center located internal to site and not 
on the frontage within 250 feet of 99th Avenue and Desert River 
Boulevard. 
m. Indoor New and Used Auto Sales. 
 
 
3) USES SUBJECT TO A CONDITIONAL USE PERMIT 
 
a. Public and semi-public buildings and facilities 
b. Drive-thru service window visible from 99th Avenue/101 Freeway if site 
plan requires this need 
c. Cocktail lounges and nightclubs 
d. Wireless communication facilities-new monopole or changes to existing 
tower 
e. Wireless communication facilities-alternative design tower 
f. 
Wireless communication facilities-alternative tower structure 
g. Wireless communication facilities-new monopole or changes to existing 
tower 
h. Retail gasoline sales and convenience stores located internal to site and 
not on the frontage  
 
 
 
 
 
 
4.0     Amendments 
It is not the applicant's intent to deviate from the Development Plan however, to 
allow the flexibility to respond to the market. The City and the applicant 
acknowledge that amendments to the PAD may be necessary from time to 
time to reflect changes in market conditions and development financing and/or 
to meet the new requirements of one or more of the potential users or builders 
of any part of the Property. When the parties agree that changes or

7 
 
required by applicable law or by state or federal statute, effectuate minor 
changes or adjustments through administrative amendments. These changes 
may be approved by the City's Planning Department, which, after execution, 
shall be attached to the PAD as an addendum and become a part thereof. 
No such minor amendments shall require prior notice or hearing. All major 
changes or amendments shall be reviewed by the Planning Commission and by 
City Council. 
 
Recognizing the unique nature of the project, the City's Planning Department 
may decide if a change is major or minor. The following changes are deemed 
minor: 
 
Any interpretation of the list of permitted, excepted, conditional or 
accessory uses of the Property set forth in the PAD; 
 
Changes in the Phasing Plan; 
 
An increase in the square footage of commercial I mixed-use for the 
Property by a maximum of 10% except as otherwise allowed by the PAD; 
 
Modifications in the location of trails and/or pedestrian paths, so long as 
the modifications meet the general intent of the plan; 
 
Modifications or adjustments to roadway alignments, so long as there is 
not a net reduction in open space area for the overall Land Use Area; 
 
Such other adjustments and I or modifications to the development 
standards within the PAD that do not impact the general health, safety 
and welfare of the residents of the City; 
 Any other matters the Planning Director deems to be minor. 
 
The following is deemed a major change: 
 
Any change not considered a minor amendment as set forth above 
shall require an amendment pursuant to the City's Zoning Ordinance. 
 
The parties shall cooperate in good faith to agree upon and use reasonable best 
efforts to process any minor or major amendments to the PAD. 
 
 
5.0   PAD Required Findings and Conclusion 
This proposal is consistent in substance and location with the 
development objectives of the General Plan and any adopted specific area 
plans.  
 
The application is a minor modification to the existing zoning of the property to 
provide more unique development opportunities that enhance the City of 
Glendale and provides an even more mixed/commercial use.  
 
 
Build a strong employment base that provides a variety of high 
paying jobs for Glendale residents. 
 
The Property continues to offer an employment and commercial mixed-use 
development with jobs and retail amenities. Locating a significant employment 
and commercial development close to freeways and major arterials is a sound

8 
 
growth management decision. The location will help serve residential 
communities as they develop in the surrounding areas. 
 
 
The proposal meets or exceeds the City's Design Expectations regarding 
site planning, architecture, landscaping, building materials and colors, and 
screening of mechanical equipment.  
 
The Project continues to meet the intent of the City’s Design and Development 
requirements in providing a higher standard commercial design through quality, 
marketable, and sustainable development. All individual commercial pads will 
require Design Review to ensure quality and consistent development.  
 
Encourage high quality development   that supports new employment 
opportunities and enhances the character of the area. 
 
A primary purpose of the PAD is to establish a foundation to encourage, 
assure and maintain high-quality development for a mixture of land uses at 
Desert River 2. Desert River 2 will continue to restrict certain uses, encourage 
construction of attractive employment and retail improvements at appropriate 
locations and implement rigorous housekeeping and maintenance standards. 
Desert River 2 will establish itself as an attractive location for employers looking 
for quality retail amenities in close proximity to the workplace.

EXHIBIT A 
VICINITY MAP

NORTHERN AVENUE
99TH AVENUE
107TH AVENUE
GLENDALE AVENUE
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT A: VICINITY MAP
4-038
NOV. 2022
N.T.S.
1
1

EXHIBIT B 
EXISTING LAND USE MAP

GLENDALE AVENUE
LOOP 101
NORTHERN AVENUE
SITE
99TH AVENUE
DESERT RIVER BLVD
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT B: EXISTING LAND USE
4-038
NOV. 2022
N.T.S.
1
1

EXHIBIT C 
EXISTING ZONING

GLENDALE AVENUE
LOOP 101
99TH AVENUE
NORTHERN AVENUE
DESERT RIVER BLVD
A-1
C-2
A-1
PAD
PAD
PAD
A-1
B-P
A-1
A-1
M-1
M-1
M-1
M-1
M-1
M-1
A-1
A-1
B-P
A-1
RU-43
DESERT
RIVER PAD
DESERT
RIVER PAD
DESERT
RIVER 2 PAD
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT C: EXISTING ZONING
4-038
NOV. 2022
N.T.S.
1
1

EXHIBIT D 
PROPOSED ZONING

GLENDALE AVENUE
LOOP 101
99TH AVENUE
NORTHERN AVENUE
DESERT RIVER BLVD
A-1
C-2
A-1
PAD
PAD
PAD
A-1
B-P
A-1
A-1
M-1
M-1
M-1
M-1
M-1
M-1
A-1
A-1
B-P
A-1
RU-43
DESERT
RIVER PAD
DESERT
RIVER PAD
DESERT
RIVER 2 PAD
PROPOSED PAD
AMENDMENTS
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT D: PROPOSED ZONING
4-038
NOV. 2022
N.T.S.
1
1

EXHIBIT E 
DEVELOPMENT PLAN

DIGNITY HEALTH
WESTGATE MEDICAL
CENTER
LOOP 101
DESERT RIVER BOULEVARD
99TH AVENUE
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
MULTI-FAMILY
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
3
4.14 AC
4
6.58 AC
1
5.89 AC
2
7.55 AC
6
18.08 AC
5
18.63 AC
LOT AREA
SHEET
OF
DATE :
JOB No.
SCALE
The Empire Group
6617 North Scottsdale Road, Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
EXHIBIT E: DEVELOPMENT PLAN
DESERT RIVER 2
GLENDALE, ARIZONA
MARICOPA COUNTY
1"=120"
4-038
NOV. 2022
OPT. 4
1
1
VICINITY MAP
NOTES:
THIS IS FOR CONCEPTUAL PURPOSES ONLY
NO FEWER THAN TWO SEPARATE AND APPRO
FIRE ACCESS ROADS TO EACH LOT SHALL BE
REQUIRED. EXACT LOCATIONS TO BE DETERM
DURING SITE PLANNING