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Bethany Home 303
PLANNED AREA DEVELOPMENT
Zoning Case: ZON22-14
SR22-0081
¼ Mile South and West of the
SWC Bethany Home and Sarival Roads
Glendale, Arizona
Submitted: June 15th, 2022
Re-submitted: September 29th, 2022
PREPARED BY
3101 N. CENTRAL AVE., SUITE 1000
PHOENIX, AZ 85012
(602) 265-0094
Received
[03 OCT 2022]
PLANNING DIVISION
2
PROJECT TEAM
Developer(s):
McKinney Investments
Jason Chapman and Jack McKinney
7705 Myrtle
Tempe, AZ 85284
(480)276-4136
Planning:
Earl & Curley, PC
Michael S. Buschbacher II, AICP
3101 N. Central Avenue #1000
Phoenix, AZ 85012
(602) 265-0094
Civil Engineer:
Hunter Engineering Inc.
Jake Earley, PE
10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258
(480) 991-3985
Architect:
Cawley Architects
Kevin Fawcett, Architect
730 North 52nd Street, Suite 203
Phoenix, AZ 85008
(602)393-5060
Landscape Architect:
Hunter Engineering, Inc.
Audie Hennington, RLA
10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258
(480) 991-3985
Traffic Engineer:
Southwest Traffic Engineering, LLC
Andrew Smigielski, PE, PTOE, PTP
3838 N. Central Avenue, Suite 1810
Phoenix, AZ 85012
(602) 266-7983
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TABLE OF CONTENTS
1.
Project Introduction & Overview ...................................................................... 4
2.
Regional Context ............................................................................................... 5
3.
Site Analysis ..........................................................................................................5
3.1 Existing Zoning Classification ............................................................... 5
3.2 Existing Permitted Land Use ................................................................ 6
3.3 Regional Drainage & Landform ......................................................... 6
3.4 Existing Roadway Network .................................................................. 6
3.5 Existing Easements & Planned Utilities ................................................ 7
3.6 Previous Annexation............................................................................. 7
4.
Modified Regulatory Development Standards .............................................. 8
4.1 Purpose and Intent .............................................................................. 8
4.2 Permitted Uses ...................................................................................... 8
4.3 Uses Subject to Conditions ................................................................ 12
4.4 Accessory Uses ................................................................................... 12
4.5 Site Plan............................................................................................... 12
4.6 Revised Development Standards .................................................... 13
4.7 Revision Justifications......................................................................... 15
(Height, FAR, Parking, Signage)
4.8 Performance Standards .................................................................... 17
(Nuisances, Enclosure, Hazards, Dark Skies)
4.9 Site Buffers, Screening, Parking & Adjacency .................................17
5.
Landscape Design ........................................................................................... 18
6.
Architecture Form & Character ..................................................................... 19
7.
Signage ............................................................................................................. 20
8.
Infrastructure, Utilities, Circulation and Access.............................................. 21
9.
Development Phases ...................................................................................... 22
10.
Purpose and Intent of the PAD District…………………………………………. 22
11.
Summary ........................................................................................................... 25
12.
Consistency with Surrounding PAD’s ..............................................................25
13.
Amendments to this PAD……………………………………………………….…..25
LIST OF EXHIBITS ...........................................................................................................27
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1. Project Introduction and Overview
McKinney Investments plans to develop an approximately 38.4-acre property
located ¼ Mile South and West of the SWC of Bethany Home Road and Sarival
Road, see Aerial and Vicinity Map attached as Exhibit 1. This application
requests approval of a Planned Area Development (“PAD”) to allow for
deviation from development standards in the M-1 Light Industrial district to
include distribution, industrial and warehouse uses in a development called
Bethany Home 303. The Applicant seeks to develop the Property as per the City
of Glendale’s PAD process for the site following the light industrial standards with
modifications to allow for a high-tech industrial development with multiple,
midsized warehouse buildings nearby the expanding State Route 303 Loop
transportation corridor.
The Property has been used for agricultural purposes for many years and is
unimproved with no buildings. State Route 303 Loop is adjacent to the west and
Bethany Home Road is a quarter mile to the of north of the site, Sarival Avenue
is located a quarter mile to the east of the site. The southern boundary is the
Missouri Avenue Alignment. The existing condition of agriculture will continue
until development of the site.
This project seeks to further refine the PAD to modify development standards to
resemble more closely those in recent similar PADs within the Loop 303 Corridor.
The uses within the PAD are compatible with the City of Glendale General Plan
designation of Luke Compatible Land Use (LCLU) for this property. LCLU allows
light industrial uses and complies with state statute 28-8481 concerning land
uses within the vicinity of a military installation. No residential uses will be
proposed for this project.
The site is located in near proximity to the Luke Air Force Base and is within the
noise contour of 70 DNL and 75 DNL. Thus, industrial land uses are encouraged
by the City and appropriate, considering the proximity to Luke Air Force Base.
The site will be subjected to approximately 165 over flights a day. The developer
should make aware that the proposed development is underneath Luke AFB’s
flight pattern.
The property is adjacent to State Route 303 Loop and is south of Bethany Home
Road. The property is bounded by similar proposed Industrial warehouses to the
east and northeast. Farmland is to the north of the site. The adjacent property
to the south is also vacant farmland. To the West beyond SR 303 Loop is also
vacant land within unincorporated Maricopa County. Luke Airforce Base is
located approximately ½ mile to the northeast of the site. Portions of the
accident potential zone are adjacent to the south end of the runway for Luke
Air Force Base.
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2. Regional Context
A regional freeway with local arterial access from Bethany Home Road serves
the site via a private access easement. Water is provided to the property from
Adaman Water District; Sewer will be provided by EPCOR, both regional wet
utilities providers. The development of Bethany Home 303 will contribute to this
growing regional industrial corridor.
The general area was originally mostly agriculture and large lot residential.
Residential uses have over time encroached and surrounded the nearby Luke
Air Force Base, putting the viability of operating an air force base in question
during the early part of 2002. In March of 2003, a Regional Compatibility Plan
was developed for western Maricopa County to respond to the growth
beginning to surround Luke Air Force Base.
The overall goal was to limit the potential for aviation accidents in residential
neighborhoods and a boundary was put in place around the Air Force Base.
The City of Glendale created the Luke Compatible Land Use (LCLU) designation
which allows for industrial uses such as Light Industrial (M-1) and discourages the
future development of residential neighborhoods within certain distances from
the military flight paths and noise contours surrounding the runway.
One of the first elements implemented to protect the base was the
development of the State Route Loop 303 Freeway. This freeway bisects the
area between the White Tank Mountains and the Agua Fria River creating a new
business friendly corridor, now known as the Loop 303 Corridor. Twenty years
later, the market has caught up with the intent of the plan and many of the
properties nearby are currently being developed with companies such as White
Claw, Red Bull and others locating along this new industrial corridor.
By developing warehouse and other light industrial uses, adjacent to and
around Luke Air Force Base that do not limit flight operations, Luke AFB is able to
continue its mission and continue to function as a mission critical service to the
region, state and country.
3. Site Analysis
The site plan is for the development of an approximately 38.4-acre property
located ¼ Mile South and West of the SWC of Bethany Home Road and Sarival
Road. This application requests approval of a Planned Area Development
(“PAD”) to allow for industrial, distribution, warehouse and general commercial
uses in a development called Bethany Home 303.
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3.1 Existing Zoning Classification
The Property is currently zoned (M-1) Light Industrial. This rezoning action is to
provide a PAD zoning classification with modified development standards that
will align with other similar light industrial, planned area developments in the
corridor. See Zoning Map Attached as Exhibit 2.
The proposed PAD, which includes all uses from the M-1 zoning designation, will
be consistent with PAD zoning on nearby properties in the area along the Loop
303 corridor and along both Cotton Lane on the west and Sarival Avenue on
the east side of the Loop 303 corridor. The corridor is experiencing rapid growth
as a major industrial and distribution area for the region due to its proximity to
Interstate 10. The Legal Description for the Project is attached as Exhibit 9.
3.2 Existing Permitted Land Uses & General Plan Designation
The M-1 zoning allows a mix of light industrial uses. The proposed use of
warehouse/commercial for this site is consistent with both the zoning
designation and the City of Glendale General Plan land use designations of
Luke Compatible Land Use (LCLU). This Luke Compatible Land Use designation
recommends non-residential uses as well as safe and compatible associated
supporting commercial development. See the General Plan Map shown as
Exhibit 3. Constructing an industrial distribution and warehouse/commercial
development is in conformance with the existing City of Glendale General Plan
for the Property.
3.3 Regional Drainage & Landform
The site generally drains from the northwest to southeast, with gradual drainage
flows across the site. While the site appears relatively flat, the site has
approximately 10-feet of fall from the northwest corner of the site. For many
years, regional storm drainage hindered large scale development in this area.
With the addition of new regional studies these sites have become easier to
develop. Arterial roadways which had acted as weirs in the past, are now being
mitigated with the addition of each new development. Grading and drainage
studies required by the City of Glendale Engineering Department will continue
to help modify the regional drainage and in turn promote development in the
area.
3.4 Existing Roadway Network
The site is bound by private access road on the south and east sides of the
property. The western edge of the property is bound by State Route Loop 303.
The closest Arterial roads include Bethany Home Road to the north and Sarival
Avenue to the east. Sarival will be developed into a Maricopa County
Department of Transportation (MCDOT) urban minor arterial street cross-section,
with a 65-foot half street right of way dedication by the development directly to
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the northeast. This project will expand the intersection of Sarival Avenue and
shared private access road along the Missouri Avenue alignment. Final street
right of way width will be determined by Maricopa County Department of
Transportation and coordinated with the City of Glendale for its ultimate
disposition during the design review phase. Additionally, access points onto
Sarival and Bethany Home Road will need to be negotiated with the developer
to the northeast and will need to be approved by MCDOT for Sarival Avenue.
Any phasing of Sarival will need to be coordinated with and approved by
MCDOT. Two shared private access roads will be dedicated via an easement
along the eastern edge of the property from the Missouri Avenue alignment to
Bethany Home Road and along the Missouri Avenue alignment from the
property to Sarival Avenue.
3.5 Existing Easements & Planned Utilities
There is a 40’ Adaman easement for right-of-way (ROW) access that run along
the west side of the site from north to south. As mentioned above, Epcor Utilities
serves the site and has a 30’ sewer easement on the south boundary of the
property, An electric easement with unspecified width is also located along the
south boundary of the property, along the Missouri Road alignment.
3.6 Previous Annexation
The subject property was previously annexed into the City of Glendale, through
ordinance number 2917 on November 24th, 2014. Based on other similar projects
in the Loop 303 Corridor, the site could potentially generate a positive net fiscal
impact to the City by 2025-2026 with revenues exceeding expenditures quickly
with current market conditions. In addition, potential for desired growth, job
creation and other opportunities will likely be realized on this site for the City of
Glendale.
Over the long term, Bethany Home 303 is projected to generate a positive net
fiscal impact to the City of Glendale given the expected characteristics of this
development, which are very similar to others in the area. This site will increase
the inventory of leasable industrial spaces that the City has to offer and will add
new jobs to the area. In terms of fiscal results, the ultimate impacts will depend
on whether the space is leased, or owner occupied and the density of
employment; however, revenues significantly exceed expenditures based on
assumptions of previous analysis in the corridor.
The site will further the growth of the City and as a result build civic pride and
sense of community through the opportunities brought by new industrial and
commercial development. Since this annexation is consistent with the 2019 City
of Glendale Annexation Policy it will provide long term benefits that the City will
want to have in Glendale. This allows the City to effectively manage urban
development, allow for the efficient planning and provision of services, create
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a stronger community, and ensure high quality developments in accordance
with City standards.
It should also be noted that Industrial Design expectations, including those
revised development standards within this PAD, will be followed as is appropriate
for the final design, as the project moves forward into Design Review and
Construction Documents. These revised development standards improve the
marketability of the site, to help cast a wider net to bring in new revenue
generating industries and businesses for the City.
4. Modified Regulatory Development Standards
The intent of the Bethany Home 303 PAD is to allow industrial, manufacturing,
commerce, general commercial and office uses as well as development
standards that ensure appropriate flexibility for such developments. The PAD
allows industrial, and employment uses that are compatible with the nearby
Loop 303 Freeway Corridor and are in conformance with the underlying zoning
and uses along this freeway and for this property.
4.1 Purpose and Intent
The plans, exhibits and images presented herein are conceptual and intend to
convey the type, intensity and quality of development expected at this
location. While a specific user(s) has not been identified at this time, the site is
anticipated to develop fast. Subsequently, a design review application (site
plan, building architecture, landscaping, signage, grading, etc.) will be
submitted by the design team for administrative review to City staff, concurrent
with this PAD application.
4.2 Permitted Uses
This PAD and its permitted uses defined below are intended to accommodate
supporting
associated
commercial
uses,
office,
light
manufacturing,
assembling, warehousing, e-commerce, and wholesale activities. The
manufacturing or assembly of finished products is also allowed, so long as the
primary use of the property is not for the basic processing and compounding
of raw materials.
Uses currently permitted, conditional use permits, accessory and temporary use
permits in the Industrial (M-1) zoning district of the Glendale Zoning Ordinance
shall be included within this PAD.
In addition, specific supporting uses such as offices for professional,
administrative, clerical, financial, medical, business, or professional services;
medical, dental, and clinical laboratories/research facilities; business support
services; data center, call centers and data recovery centers; wholesale sales
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and distribution of finished goods shall also be included in this PAD. A table with
uses allowed for has been complied below for reference as Table A.
Table A – Permitted Land Uses
(P-Permitted by Right, C-Conditional Use Permit, NP-Not Permitted)
Use Category &
Specific Use Type
Glendale Zoning Districts
M-1
Proposed PAD
INDUSTRIAL USE:
Manufacturing/Assembly
P
P
Food Processing
P
P
Textile Mill
P
P
Leather
P
P
Stone, clay, and glass
P
P
Fabricated metal
P
P
Machinery
P
P
Electrical Machinery, equipment, and
supplies
P
P
Transportation Equipment
P
P
Wood products, finished
P
P
Food and kindred products (except
those with specific permit approval)
-
P
Plastics and plastic products
-
P
Primary metal industries
-
P
Manufacturing or processing of
chemicals and allied products
-
C
Dyeing and finishing of textile products
-
C
Manufacturer of rubber products
-
C
Automobile wrecking and salvage yards
-
C
Manufacturer of fireworks, matches, or
pyrotechnics or other potentially
explosive processes
-
C
Central mixing plants for cement or
concrete
-
C
Processing of fish, poultry, or meat
products
-
C
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Rendering or refining of fats and oils
-
C
Storage and processing of scrap metals
-
C
Asphalt and asphalt products processing
-
C
Fiberglass products manufacturing
-
C
Non-Manufacturing
Wholesalers
P
P
Transportation, communication and
other public utility storage and
equipment yards
-
P
Lumber and building material yards
P
P
Contract Construction
P
P
Trucking and warehousing
P
P
Recycling Center or Automated
Collection Center
P
P
Recreational Vehicle Storage
P
P
Laundry, dry cleaning and dyeing
establishments retail or wholesale,
including bulk storage
P
P
Vehicle repair, minor and major
P
P
Support Office
Administrative offices directly related to a
permitted use
P
P
Business Support Services-office supply,
photocopy, and delivery services
P
P
Trade or business schools
P
P
Seasonal sales and special events
C
P
Lodges and fraternal associations within
300 feet from a residential use
C
C
Commercial aviation businesses
C
C
Drive-in Theater
C
C
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Commercial retail sales and services
C
P
COMMERCIAL USE:
Commercial Kennels, animal shelters, and
veterinary hospitals/clinics with outdoor
boarding or exercise facilities or with
activities within an enclosed building
C
C
Retail stores. General merchandising
including food stores, apparel, variety,
specialty, and accessory stores
-
P
Barber shops and beauty salons
-
P
Laundry, cleaning, and dry-cleaning
establishments (wholesale)
-
P
Laundry, cleaning, and dry-cleaning
establishments (retail)
-
P
Medical and dental offices and clinics,
excluding veterinarians
-
P
Childcare center
-
P
Music or dance schools
-
P
Financial institutions, real estate and
insurance offices
-
P
Restaurants-full service
-
P
Repair services for small appliances,
bicycles, watches, musical instruments,
and similar items
-
P
Churches
-
P
Professional, administrative and business
offices
-
P
Business support services
-
P
Seasonal sales and special events
-
P
Wireless communication facilities
-
P
Convenience Store
-
P
Automotive service stations with minor
auto repair, not to include body repair,
motor repair, or painting
-
P
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Any single retail use that is greater than
seventy-five thousand (75,000) square
feet of gross floor area
-
C
Donation centers
-
P
Retail stores -Food
-
P
Retail stores -Apparel and accessories
-
P
Retail stores – Hardware stores
-
P
Mortuaries
-
P
Commercial parking lots
-
P
Indoor recreational facilities
-
P
Appliance, furniture, and household
equipment rentals
-
P
Business Schools
-
P
Financial Institutions
-
P
Bar or cocktail lounge
-
P
Live entertainment facilities which
include music by more than one (1)
musician
-
P
4.3 Uses Subject to Conditional Use Permits
Uses denoted with a C will require a conditional use permit.
4.4 Accessory Uses
All uses subject to conditions per section 5.845 of the Glendale Zoning
Ordinance shall be included by right, which specifically include Amateur radio
towers, Satellite earth stations, cell towers and may include billboard in the case
of a code update in the future.
4.5 Site Plan
To allow for the flexibility needed to respond to current and future market
conditions, this PAD includes a conceptual site plan to help illustrate how the
property could be potentially designed and developed with two mid-sized
warehouse buildings. This concept plan provides flexible development options
to encourage an appropriate pace of development suitable for the area. The
conceptual site plan shows how the site could possibly be developed but does
not necessarily depict what will be constructed on the site. See Conceptual Site
Plan as Exhibit 4.
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The conceptual site plan indicates potential building areas; however, different
building configurations could be arranged based on market conditions to
attract the widest range of uses and allow maximum flexibility for the
development. The final site plan could be of different configurations and vary
in size with additional square feet. Floor Area Ratio (FAR) would typically remain
at or under 50% for most design scenarios, with the exception of Mezzanine
space, which should be excluded when calculating the FAR.
The proposed site plan has a primary point of access from State Route 303 Loop
from either Bethany Home Road or Camelback Road via Sarival Avenue. The
circulation shown on the site plan provides a conceptual framework for moving
through the site based on anticipated uses and will provide for the separation
of cars and trucks where possible. A parking study may be required during the
application for Design Review to justify the parking provided for the various
projected uses based upon the deviations noted in the development standards
below and previous parking studies for similar developments in the area.
4.6 Revised Development Standards
The development standards for the Bethany Home 303 PAD, as per Table 1
below, have been developed to provide conditions more conducive to the
latest trends in warehousing and manufacturing technology. The proposed
PAD permitted heights, setbacks and parking requirements will encourage the
development of high quality, advanced, cutting-edge, industrial warehouse
developments typical of those recently approved in this area for development
in Glendale, along the 303 Freeway Corridor.
Table 1: M-1 PAD Development Standards Table
M-1 Standard
PAD Proposed
Min. Net Lot Area
6,000 SF
6,000 SF
Max. Lot Area
N/A
N/A
Building Setbacks
•
Front Yard
•
Rear
•
Side
•
Street Side
25-feet
60-feet
60-feet
25-feet
20-feet
60-feet2
60-feet2
25-feet
14
Landscape Setbacks
•
Front
•
Rear
•
Street Side
•
West
20-feet
20-feet
20-feet
10-feet
15-feet
10-feet
20-feet
10-feet
Max. Building Height
30-feet
60’
Rooftop building
appurtenances and
material silos or
other similar
building specific
support elements
can exceed roof
height of 60’
maximum provided
they are more than
20’ from the
building’s roof edge
and approved by
LUKE AFB and the
FAA. Roof mounted
equipment shall be
fully screened.
Max. FAR
0.3
.5
(Mezzanine
SF
area excluded from
FAR
ratio)
Auto Parking (Minimum Required)
• Warehouse, Distribution
& Data Center
• Office/Medical
• Commercial/Retail
Parking Stall Dimensions
1/600 SF
1/300 SF
1/300 SF
10’x20’
1/2,000 SF
1/500 SF
1/500 SF
9’x18’3
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Signage Height Standards:
•
Freeway Pylon Sign
(Square Feet of Sign Area)
•
Multi-Tenant Pylon Signs
(Square Feet of Sign Area)
Note: Two signs are allowed per
street frontage at a minimum
separation of 330’. Existing
Billboards will remain in place.
N/A
10 feet
Max. Height 50 feet
450 SF1
30 feet
450 SF1
1 – Sign area includes up to 2 multi-tenant signs.
2 - 60 feet to residential uses: 15 feet to nonresidential uses (per Table 3 of the zoning ord).
3 - The reduction in parking stall length will not include the overhang as part of the length (A
parking stall cannot be striped at 16.5’ long with a 1.5’ overhang).
4.7 Revision Justifications
Height – Flexible building heights are provided to meet specific tenant needs.
Recent market trends for industrial buildings include 50’ clear height inside the
building and multiple levels of storage racking systems and robotic picking
systems. Exterior tanks and towers are sometimes needed with heights over 60’.
Any structures over 60’ will require special approval from both Luke AFB and
the Federal Aviation Administration. Accommodating these trends with
appropriate rooftop equipment screening necessitates increased building
heights. Roof top towers, mechanical equipment, silos, tanks, and other
production support equipment may be required to exceed the building
height. In such cases, these elements shall be considered and incorporated
into the overall design solution after consulting with Luke AFB and the FAA.
Placement of these items shall consider their relationship to the building size
and mass. Building setback are related to building height. Building setbacks
shall be 60 feet from a residential property up to 30 feet in building height, after
which the setback increases one foot for every two feet of vertical building
height.
FAR - Additional building floors and mezzanines, as defined in the international
building code, are two different types of spaces. Unoccupied storage
mezzanines can potentially contain multi-level automated storage platforms
that require larger clear heights within a distribution facility. Therefore, a
delineation has been included to ensure that this type of space is not double
counted in the FAR values. These new warehousing techniques utilize far fewer
employees as compared with older traditional warehousing methods.
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Parking - Parking ratios have been reduced for warehouse/distribution due to
the nature of the newer warehouse technologies employed in these state-of-
the-art facilities. With the use of automated storage systems, fewer employees
are required. Mezzanine areas are used mostly for storage and as such should
not be counted when calculating parking requirements. Specific tenant plans
should be taken into consideration when developments submit for Design
Review.
Signage - Signage is a critical tool for the successful development of most
businesses, including industrial warehouse uses. Due to the height and massing
of buildings for newer light industrial developments, signage heights need to
be flexible to meet specific tenant needs. While the City of Glendale’s
municipal code allows for sign heights of up to 20 feet, taller free-standing
signage and multi-tenant signage are needed to meet the demand of
projects with top of building parapet heights of 60 feet plus and potentially
with tanks and towers also up to 60 feet of height, unless otherwise approved.
Typically, businesses that would be attracted to the corridor would anticipate
some type of signage proximity to the freeway. A freeway pylon signs would
provide that “proximity” to those businesses and could potentially represent
up to 5 major tenants and reach heights of up to 50’. Signage area has been
increased in proportion to the height of signs to provide a balance of sign area
to for the overall sign structure. Adjacent to this site are two existing billboards
that are owned by the previous property owner of this site. These billboards will
remain in place and an access easement will be provided as the site
develops, in the case of the sale of one or the other or both to unique parties.
4.8 Performance Standards/Use Limitations
Nuisances - Uses shall be permitted within this district, unless such uses are or
may become obnoxious or offensive by reason of odor, dust, smoke, noise,
gas fumes, cinders, vibrations, glare, refuse or air/water pollution emissions.
Enclosures - All uses permitted in this district shall be typically conducted
within a fully enclosed building unless otherwise permitted. Outdoor storage
of materials and equipment related to the primary activity is permitted
provided that the outdoor storage area is screened by an 8’ high wall when
adjacent to residential districts. Where a residential district abuts the site an 8-
foot-high wall will be constructed on the property line to serve as the
enclosure of the dock doors and outdoor storage areas. Design shall be
approved by the authorized administrative body.
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Hazards - All hazardous and explosive materials, along with any processing of
these materials, require approval by Glendale Fire Department. All
manufacturing, storage and waste processes shall meet all safety and
environmental standards as administered by the fire department. A
mitigation plan shall be developed and maintained on site for any associated
hazardous processing
Dark Skies – Lighting photometric plans shall be submitted with each Design
Review application illustrating that on-site lighting does not exceed one-foot
candle at the property line. On-sight lighting shall be dark sky compliant, and
all lighting shall comply with the City of Glendale Outdoor Light Control
Ordinance. Pole height shall be 25’ to reduce the number of overall light
poles. Due to the adjacency of Luke AFB, all efforts shall be made to limit any
lighting that may potentially affect operations of the base.
4.9 Site Buffers, Screening, Parking & Adjacency
Landscape buffers and screen wall requirements shall conform to Section
7.200 of the Glendale Zoning Ordinance except for the noted deviations here
and in the Table 1 development standards. The design, materials and colors
for all walls, fences and screening devices visible from public view will be
uniform in appearance. Internalized pilasters shall be used to support the
screen walls and therefor external pilaster columns shall not be used. Walls
shall not be covered in stucco. Parking lot screen wall shall be an average of
4’ in height to avoid situations where the highest finish grade of an adjacent
parking area would result in a taller wall. Measurements for wall height are
from the top of adjacent curb. A wall enclosing truck courts shall be provided
where appropriate, to help screen the truck dock activities from residential
uses.
The site is adjacent with Luke Air Force Base and as such the project has
several unique conditions that should be considered in relationship to the
design and operations of the site. Retention ponds that attract wildlife are
incompatible with flying operations and should be located outside of
accident potential zones along with efforts to deter wildlife. Light interference
at night and or light that produces glint/glare during the day could interfere
or distract pilots and should be minimized. Spectrum utilization and radio
frequency interference from buildings or structures that would cause a loss of
RADAR coverage is not allowed. Buildings under 60’ in height will have no
impact to RADAR at Luke AFB as per comments received from the Director of
Community Initiatives at Luke. Developers and or end users should not use
radio equipment that would interfere with Luke’s frequency or operate on
any military frequency. Substances shall not be released into the air that
would impair the visibility or interfere with operating aircraft. Parcels that
surround Luke AFB require special attention to ensure end users activities do
not pose national security threats. If future tenants are of foreign origins, Luke
18
AFB requests immediate notification. Additionally, personnel standing on the
top of buildings could potentially surveille base activities. Cameras placed on
top of building structures shall comply with Section 889 of the 2019 National
Defense Authorization Act(NDAA). Lastly, while portions of the Missouri Road
alignment are within APZ1, Luke AFB supports street improvements and
streetlights between Sarival and Loop 303, as long as they are standard
streetlights, and not over 75’ tall.
5. Landscape Design
Landscape elements will be arranged and designed in concert with the
building architecture and site theme. All plant materials will comply with the
City of Glendale drought tolerant and drought resistant, low water use plant
list. The private access road frontage landscaping provides an engaging
thematic edge to the property. Enhanced landscaping will further define
building entries with canopy trees to provide shading for the parking areas.
Landscape Buffers shall allow for the use of site retention. The site will use a
fully automated drip irrigation system.
A variety of tree species, combined with drought-tolerant shrubs and
groundcovers, will provide an appropriate mix of form and mass to help offset
the scale of these larger buildings and will enhance the overall visual
appearance of the development. On-site parking areas shall provide
landscaped planter islands not less than 162 sf, based on a 9’x18’ parking stall
standard. Landscape planter islands shall be required for every 10 parking
stalls. Permanent signs shall be allowed within these landscape buffer areas.
Future building pads shall be maintained weed-free until development occurs.
Trees shall not be allowed to block traffic signage and therefore must be a
minimum of 35-feet from any proposed traffic signage. All other landscape
standards within Chapter 19 of the City of Glendale Zoning Ordinance, for M-
1 zoning, shall remain in effect for this PAD, except as noted here above and
in Table 1. See Conceptual Landscape Plan as Exhibit 5.
6. Architecture Form and Character
Due to the size of this project, a thematic character will be woven into the
fabric of the Project that unifies the architecture, signage and landscape
during the design review phase of the project. The specific uses combined
with aesthetic considerations for large building masses will direct the design
process for the architecture. It is good to keep the design of elements flexible
to allow for the unique identity of the project and of individual tenants with
unique products or services. The building may take on the characteristics of
specific tenants or may be generic in nature so the site and building appeal
to a broader range of potential tenants. Similar architectural styles can be
19
found along the nearby Loop 303 Corridor in Glendale and further south in
adjacent municipalities.
Scale is an important consideration when looking at the overall design. Scale
of development along the freeway should be appropriate for views at high
speeds and for encompassing views surrounding the site on other roadways.
It is important to maintain a relationship to the area’s landforms and unique
characteristics. Elements should be easy to identify from vehicles along both
Loop 303 and Sarival Avenue, while being setback and buffered from
adjacent properties, so the scale of the buildings does not dominate the
views in the area. The level of architectural design and detail will increase
adjacent to building entries where pedestrian scaled elements should be
included in the facades to emphasize human scale.
The use of light colors assists in making the building mass blend into the distant
view and helps visually minimize building mass. The use of patterns, relief and
accents provide visual interest for building elevations. The color palette may
include warm to cool neutral colors that embrace the colors of the Sonoran
Desert. The primary building material will be painted, concrete, tilt-up panels,
and may feature accent materials that provide additional texture or colors
where areas of enhancement are appropriate. Store front glazing will be
incorporated at anticipated office areas to provide daylight to workspaces.
Canopies or recessed windows help the architecture respond to the climate
by providing shade to window openings and also provide relief accents to
the building.
Where appropriate, building parapets will be extended above the roof line to
provide line of sight screening of roof top equipment from views adjacent to
public right-of-ways and private access drives. Metal rooftop screens may
also be used to screen rooftop equipment. Roof drains will be external and
use architectural features to integrate them into the elevation design.
External downspouts are included in the color elevations to show how they
are incorporated into the overall design of the façade. Dock and outdoor
storage areas adjacent to residential districts will be screened with an 8-foot
masonry wall to complement the building architecture. A similar 4’-0”
maximum average high wall will screen parking, where required by the City.
A representative architectural elevation exhibit is included to show the typical
architectural styles anticipated for design of this site. The image shown in the
elevation is consistent with other similar approved nearby Industrial Planned
Area Developments. Specific details regarding architecture, materials, colors,
etc. will be part of the future design review application. See Architectural
Elevation as Exhibit 6.
20
7. Signage
This development will provide signage that complements the site and
architecture of the overall Bethany Home 303 site. This PAD document
establishes the general location, quantity, and maximum height of
monument signage for Bethany Home 303. A Freeway pylon signs will occur
along State Route Loop 303 on each parcel adjacent to the freeway, with
330’ spacing between any other sign. Multi-tenant Pylon Signs will occur along
private access drives to provide proper project identification and wayfinding
to and from and throughout the site. These signs will utilize colors and materials
that complement the building architecture. Conceptual elevations of
signage have been provided below. See Sign Elevations as Exhibit 10. A
separate submittal for signs will be required during Design Review to obtain
City of Glendale approval for all signs.
Up to a total of (2) 50-foot tall double-sided, freeway pylon sign is proposed
along the 303 Freeway frontage of the development with 330’ spacing. Up to
thirty (30) foot-tall, double-sided multi-tenant pylon signs are proposed
throughout the Project at significant corner and intersections.
A Comprehensive Sign Package (CSP) will be provided with consistent
signage for tenants and users of Bethany Home 303 with the Design Review
submittal. The future CSP will contain guidelines for color, materials, location
of wall signage, allowable areas, illumination and configuration of logo and
copy presentations. The proposed sign locations in this PAD are conceptual
and the final determination of sign locations will be identified in the CSP
submittal.
8. Infrastructure, Utilities, Circulation & Access
Water will be provided to the site by the Adaman Water District and will be
available within both the private access easement that runs north and south
and from an extension along Sarival Avenue. Adaman has stated that they
will provide water service to the site via a proposed 12-inch water main. See
the Water Exhibit Attached as Exhibit 7. Sewer will be provided to the site by
Epcor and is available within the existing sewer easement that runs east and
west along the property’s southern boundary. Epcor has stated that they will
provide sewer service to the site via an existing sewer main. See the Sewer
Exhibit attached as Exhibit 8.
The site will be served primarily by two shared private access roadways
easements. The primary private shared access will be a north-south route that
provides direct access to Bethany Home Road. This will run along the east
edge of the site from the Missouri alignment to Bethany Home Road. The
secondary access will along the other private shared access roadway , which
21
will occur along the Missouri Avenue Alignment as an east-west route to
Sarival Avenue. This roadway along with a portion of Sarival Avenue will occur
within the no-build zone for Luke AFB. Coordination with Luke AFB will be
required to design the road to their standards for this zone.
Roadway improvements for the west half of Sarival Avenue will be improved
within the existing 65’ right-of-way to Maricopa County standards. The Sarival
Avenue extension will be coordinated with MCDOT for final design, as that,
this portion of Sarival Avenue is currently within the county and not a part of
the City of Glendale. It is anticipated that Sarival Road will only be improved
to the east-west private access road along the Missouri Avenue alignment.
Coordination and review will also occur with ADOT as that the site is adjacent
to property for State Route Loop 303.
It is anticipated that truck traffic exiting this subject property will make left and
right turns onto Sarival Avenue from the east-west private access road, along
the Missouri Avenue alignment before travelling either north or south along
Sarival Avenue to access traffic interchanges for State Route Loop 303 at both
Bethany Home Road and Camelback Road. It is also anticipated that truck
traffic will be able to proceed north along the private shared access road
adjacent to the east portion of the site to access Bethany Home Road for a
left and right turn out and a right turn into the north-south private access road.
The grading and drainage for the site will be designed to retain the 100-year,
2-hour storm event in accordance with City of Glendale drainage design
guidelines. Storm drainage will be conveyed via roof drains, downspouts and
overland flow across parking lots and truck dock areas into either a catch
basin or curb openings which will outfall to a combination of surface retention
areas. A significant retention basin will be designed south of the buildings and
will be fenced for security purposes. The retention basins and storm drain inlets
shall be sized for the 100-year storm event.
New infrastructure investment will be a part of this development as a part of
developing with the City of Glendale. Additional tax revenues will be
generated from the property and will help offset the costs to build and
maintain new infrastructure for the site. This includes developing new local
public safety resources to better serve the businesses and residents of the
area with fire, police and sanitation services. As a previously annexed
property the site will employ new City of Glendale service for fire and police
and will seek private partnerships for water and sewer, to minimize the impact
to the City.
22
The current property owner for the site is also the property owner for the two
adjacent parcels with existing billboards. An easement shall be included to
provide access for these billboard sites through any proposed development.
9. Development Phases
The Property may be developed in phases as market conditions warrant. The
intent is to install infrastructure and improve the street frontage and access
way adjacent to each phase. It is anticipated that the initial phase will include
at least one of the two buildings, associated street frontage improvements
and retention basins. Plans for individual buildings/phases will be submitted to
the City of Glendale to ensure proper and orderly development. Please note
that any phasing of Sarival Avenue will be coordinated with MCDOT.
10. Purpose and Intent of the PAD district
The purpose of this district is to accommodate mixed use development which
combines the requested uses through common design elements. The PAD
district promotes flexibility and encourages variation in design standards,
circulation patterns, building design and land uses. Furthermore, this PAD
specifically encourages the following development pattern as described
below as defined in section 5.901 A, C, D, E and F of the zoning ordinance.
There is no residential component to this PAD and therefore Purpose B has
been excluded.
A. Encourage creative and effective use of land and circulation systems
to accommodate changes in land development technologies.
The PAD includes a creative mix of light industrial and commercial uses
offering state-of-the-art warehouse building with the services needed by
the new workforce who will staff these facilities. These new systems utilize
automated and robotic picking equipment. This concept has been
implemented in other tech hubs throughout the country and is quickly
becoming the standard in the industry. Using deviations from the
development standards, newer technologies will be able to be employed
in the use of warehousing and distribution, like other state of the art
facilities throughout the country in newer tech hubs. Commercial uses
that provide critical services to employees have been included to reduce
trips outside of the warehouse district along the 303 and make the workers
daily life easier.
C. Encourages innovative development concepts for all land use types to
provide greater variety and intensity of uses.
23
The PAD encourages innovative development concepts that provide a
greater variety and intensity of uses associated with light industrial
developments.
These
commercial
uses
have
the
potential
to
accommodate commercial services needed by warehouse workers in
the area, where there is a lack of associated commercial services for
workers in the Loop 303 Corridor. The modified development standards in
this PAD relate to the urban design and feel of a more complete loop 303
corridor, which is unique to this project and maybe to one or two other
projects in the corridor.
D. Provide a process which relates the urban design and scale of project
to the unique characteristics of the site.
Due to the proximity of the project to State Route Loop 303 at the southern
end of the corridor, this site provides a unique front door entrance to the
corridor. The site fronts onto Loop 303 along the west and is one of the first
industrial warehouse developments in Glendale, as you approach the
corridor from the south after existing Interstate 10, a primary corridor for
the Phoenix metro area.
The site also sits at the southern edge of the Luke Air Force Base runway,
which terminates just to the east of the site, creating a pinch point that
has previously made access difficult. As such the building location and
access easements for the site provide design solutions to allow this
disconnected portion of frontage to be effectively utilized. The cohesive
coordination between building, signage and landscape creates an
attractive and desirable location for businesses seeking distribution and
warehouse space in the region and corridor.
The proposed architectural and site design concepts, while conceptual
in nature, take advantage of the use of cool, light colors that reflect heat
and light, which is critical to structures in the southwest deserts. The use of
drought tolerant, heat resistant, desert plant material takes advantage of
the natural environment to provide a landscape that takes advantage of
the site’s natural characteristics
E. Require the nature and intensity of development to be supported by
adequate utilities, transportation, drainage, and common open space to
server the development and minimize impact on existing or future
adjacent development.
24
Utilities are planned to be provided for the site that are adequate for the
type, nature, and intensity of the proposed development. The proposed
development has provided adequate transportation, drainage, and
common open spaces to minimize impact on future adjacent
development. The site is in harmony with the adjacent PAD to the
northeast due to varied setbacks, façade treatments and orderly
arrangement of buildings. As that this PAD mixes light industrial with
commercial, the requirements for open spaces and recreation facilities
do not apply as they would to residential subdivision, yet landscaped
sidewalks are provided on private access easements, outdoor break
areas are provided, and landscaped walkways provide shade for
employees that will use the site daily.
F. Encourage development that is consistent with the policies and
guidelines established in any specific plan and the General Plan.
The PAD encourages development that is consistent with the policies and
guidelines of the General Plan. The general plan calls for uses that
specifically support and address immediate proximity to an active military
base. These types of uses are limited to minimize the number of overnight
stays and residences that occur near and around the runway for Luke Air
Force Base, where there is a higher potential for accidents. This site is within
the Luke Compatible Land Use (LCLU) land use designation designed to
protect the base by accommodating uses such as warehouses and
distribution.
11. Summary
This PAD and the proposed site plan provide the required entitlements to
develop the Bethany Home 303 site. The Property will be zoned PAD and the
site is within a General Plan land use designation that encourages
development for parcels within the vicinity of Luke Air Force Base. The
proposed development substantially conforms with the development
objectives of the General Plan for this location. The development will
complement the surrounding area and provide improved benefits and new
employment opportunities to the City of Glendale, its residents, and the area
in general. See the Site Plan as Exhibit 4.
12. Consistency with Surrounding PADs
Significant portions of this PAD were referenced from several relevant PAD
documents to provide continuity in development along the State Route Loop
303 corridor. This PAD has attempted to be consistent with the direction and
25
vision of development in the area along the Loop 303 corridor, as requested
in discussions with City staff to plan for a cohesive corridor solution.
13. Amendments to this PAD
Requests for interpretation and/or an amendment to this PAD shall be
submitted to the City of Glendale Planning Administrator, or their designee for
consideration. Requests for amendment(s) shall be considered either a Major
or Minor Amendment based on the criteria hereinbelow.
Major Amendments – A major amendment is a substantial change to the
approved PAD, as directed by the Planning Administrator or their designee.
Major Amendments shall comply the same process as prescribed for the
original PAD approval and as such will require notification and a public
hearing before Planning Commission and City Council.
Minor Amendments – A Minor Amendment to this PAD shall be
administratively approved by the Planning Administrator or their designee if
they do not rise to the level of a Major Amendment. Unless otherwise required
by law, those amendments determined to be Minor by the City shall not
require public hearings, but a notification may be required. The following
types of requests shall serve as guidance for the Planning Administrator, in
determining a Minor Amendment:
A. 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.
B. Changes or modifications of development standards by less than
10%, to accommodate unique circumstances, that are not in conflict
with the currently adopted City of Glendale Building Code.
C. A change, or interpretation of the List of Uses in Table A, as
determined by the Planning Administrator or their designee.
D. Minor modifications to driveways, parking lots, private access roads,
and other circulation elements, if the proposed modification does not
change the overall intent of the PAD.
Other changes not identified above but determined to be appropriate by
the Planning Administrator or their designee, that do not adversely affect
health, safety, or welfare of City of Glendale residents, or change the overall
intent of the PAD shall be considered Minor in nature as determined by the
Planning Administrator.
26
Note: Prior to the City’s issuance of permit(s) for vertical construction of
building(s) or other improvements, Developer shall submit FAA form 7460-1 to
the FAA. Regional Office for the FAA’s determination of whether such
building(s) or other improvements (as designed) would be a hazard to
aviation and what additional conditions (if any) are recommended by the
FAA.
27
LIST OF EXHIBITS
1.
Aerial and Vicinity Map
2.
Zoning Map
3.
General Plan Map
4.
Conceptual Site Plan
5.
Conceptual Landscape Plan
6.
Architectural Elevation Rendering Exhibit
7.
Water Exhibit
8.
Sewer Exhibit
9.
Legal Description
10.
Sign Elevations
© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS
SITE
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501-02-007J
Feet
200
100
0
10450 N 74th St • Ste 200 • Scottsdale, AZ 85258
Office: 480.991.3985 • www.hunterengineeringpc.com
This plan is for conceptual purposes only
Not to be used for construction
G:\MCKI001\Planning_Landscape\PLANNING\MC01PL-PAD-EXHIBIT 1-AERIAL AND VICINITY MAP.dwg 5/26/2022 paul rayis
BETHANY HOME 303
EXHIBIT 1 - AERIAL AND VICINITY MAP
MCKI001
5/26/2022
BETHANY HOME RD
SR 22-0081
AD-1
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
PAD
AD-2
AD-3
RU-43
RU-43
RU-43
RU-43
RU-43
AD-3
AD-3
L.
W SUPER
BETHANY HOME
N SARIVAL AVE
N ALSUP AVE
CLAREMONT
PAD
CAMELBACK
N COTTON LN
MISSOURI AVE
AD-2
RU-43
RU-43
RU-43
RU-43
RU-43
AD-1
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
PAD
AD-2
AD-3
RU-43
RU-43
RU-43
RU-43
RU-43
AD-3
AD-3
L.
W SUPER
BETHANY HOME
N SARIVAL AVE
N ALSUP AVE
CLAREMONT
PAD
CAMELBACK
N COTTON LN
MISSOURI AVE
AD-2
RU-43
RU-43
RU-43
RU-43
RU-43
Feet
1200
600
0
G:\MCKI001\Planning_Landscape\PLANNING\MC01PL-PAD-EXHIBIT 2-ZONING MAP.dwg 5/26/2022 paul rayis
10450 N 74th St • Ste 200 • Scottsdale, AZ 85258
Office: 480.991.3985 • www.hunterengineeringpc.com
This plan is for conceptual purposes only
Not to be used for construction
5/26/2022
MC01
Glendale, Arizona
BETHANY HOME 303 PAD
EXHIBIT 2 - ZONING MAP
Existing Zoning
Proposed Zoning
MARICOPA COUNTY
RU-43
PAD
CITY OF GLENDALE
AD-3
SR 22-0081
AD-1
AD-2
PAD
M-1
M-1
L.
W SUPER
BETHANY HOME
N SARIVAL AVE
N ALSUP AVE
CLAREMONT
CAMELBACK RD
N COTTON LN
MISSOURI AVE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
L.
W SUPER
BETHANY HOME
N SARIVAL AVE
N ALSUP AVE
CLAREMONT
CAMELBACK RD
N COTTON LN
MISSOURI AVE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
SITE
Feet
1200
600
0
G:\MCKI001\Planning_Landscape\PLANNING\MC01PL-PAD-EXHIBIT 3-GENERAL PLAN MAP.dwg 5/26/2022 paul rayis
10450 N 74th St • Ste 200 • Scottsdale, AZ 85258
Office: 480.991.3985 • www.hunterengineeringpc.com
This plan is for conceptual purposes only
Not to be used for construction
5/26/2022
MC01
Glendale, Arizona
BETHANY HOME 303 PAD
EXHIBIT 3 - GENERAL PLAN MAP
MARICOPA COUNTY
MILITARY COMPATIBLE
LCLU - LUKE COMPATIBLE LAND USE AREA
CITY OF GLENDALE
RURAL DENSITIES (0-1 DU/AC)
MIXED-USE EMPLOYMENT
PF - PUBLIC FACILITIES
Existing General Plan
Proposed General Plan
SR 22-0081
1ST FLOOR
OFFICE (10%)
SITE DATA
PARKING CALCULATIONS
722
15
737
TOTALS
WAREHOUSE (90%)
TOTAL:
24,720 S.F.
222,480 S.F.
247,200 S.F.
REQUIRED PARKING CALCULATIONS BUILDING 1
OCCUPANCY
S.F.
FACTOR
TOTAL
OFFICE
WAREHOUSE
TOTAL:
PARKING PROVIDED
TOTAL REGULAR SPACES
TOTAL ACCESSIBLE SPACES
TOTAL SPACES ON SITE
PROJECT:
ADDRESS:
OWNER:
SCOPE:
ASSESSOR PARCEL NO.:
BETHANY HOME RD / HWY 303
SOUTH AND WEST OF THE SWC OF
BETHANY HOME & N. SARIVAL
EXODYNE INC
2 NEW COMMERCIAL BUILDINGS
LEGAL DESCRIPTION:
SEE CIVIL
501-02-007J
EXISTING: M-1 / PROPOSED: PAD
ZONING:
SITE AREA:
BUILDING AREA:
STORIES:
LOT COVERAGE:
OCCUPANCY:
CONSTRUCTION TYPE:
BUILDING HEIGHT:
695,520 S.F. GROSS
SINGLE STORY
43.8%
B / S-1 / F-1
III-B w/ A.F.E.S.
57'-0"
BUILDING AREA CALCULATIONS BUILDING 1
OCCUPANCY
ALLOWED HEIGHT:
60'-0" (PROPOSED)
1" = 20'-0"
0
5
10
20
40
CONCEPTUAL SITE PLAN
N
The site plan has been prepared without
the benefit of a survey. Depictions may not
be accurate or fully reflect all dimensions,
data, etc. which may affect the design and
usability of this site. All design shown here is
strictly conceptual and subject to change.
VICINITY MAP
N
N.T.S.
W. BETHANY HOME ROAD
W. CAMELBACK ROAD
HWY 303
N. SARIVAL AVE
THIS SITE
BUILDING 1
247,200 SF
OCCUPANCY: B/S-1/F-1
PARKING: 290 SP
1.2 / 1,000 SF
BUILDING 2
448,320 SF
OCCUPANCY: B/S-1/F-1
PARKING: 413 SP
0.92 / 1,000 SF
98'-0"
250'-0"
202'-0"
480'-0"
301'-6"
210'-3"
904'-0"
156'-9"
30'-0"
65'-0"
40'-0"
DRIVE
40'-0"
ACCESS
ESMT.
TYP.
960'-0"
157'-5"
±1,584,739 S.F.
±36.38 AC
DEVELOPER:
MCKINNEY INVESTMENTS
247,200 S.F.
1/500
50
1/2000
112
162
1ST FLOOR
OFFICE (10%)
TOTALS
WAREHOUSE (90%)
TOTAL:
448,320 S.F.
REQUIRED PARKING CALCULATIONS BUILDING 2
OCCUPANCY
S.F.
FACTOR
TOTAL
OFFICE
WAREHOUSE
TOTAL:
BUILDING AREA CALCULATIONS BUILDING 2
OCCUPANCY
448,320 S.F.
1/500
1/2000
90
202
292
REQUIRED PARKING SITE TOTAL BLDG 1 AND 2:
454
24,720 S.F.
222,480 S.F.
24,720 S.F.
222,480 S.F.
44,832 S.F.
403,488 S.F.
44,832 S.F.
403,488 S.F.
44,832 S.F.
403,488 S.F.
60'-0"
85'-0"
60'-0"
40'-0"
DRIVE
60'-0"
75'-0"
50'-0"
40'-0"
DRIVE
115'-0"
114'-6"
40'-0"
DRIVE
15'-0"
LANDSCAPE
SETBACK
58'-10"
63'-7"
120'-9"
30'-0" 30'-0"
30'-0"
CITY REFERENCE NUMBERS
PRE-APPLICATION #:
SR22-0081
ZONING CASE #:
ZON22-14
26'-0"
FIRE
ACCESS
110'-7"
R=36'
R=52'
R=52'
R=36'
R=52'
R=36'
R=52'
R=36'
R=52'
R=36'
R=36'
R=52'
R=36'
R=52'
60'-0"
B.S.B.
60'-0"
B.S.B.
60'-0"
B.S.B.
25'-0"
B.S.B.
26'-0"
FIRE
ACCESS
26'-0"
FIRE
ACCESS
26'-0"
FIRE
ACCESS
26'-0"
FIRE
ACCESS
26'-0"
FIRE
ACCESS
60'-0"
B.S.B.
60'-0"
B.S.B.
40'-0"
ACCESS
ESMT.
TYP.
SITE PLAN NOTES
1)
ALL EXTERIOR LIGHTING SHALL BE FULLY SHIELDED AND
COMPLIANT WITH ALL LOCAL 'DARK SKY' ORDINANCES, TYP.
30'-0"
NEW
APRON
65'-0"
NEW
APRON
30'-0"
NEW
APRON
40'-0"
NEW
APRON
15'-0"
LANDSCAPE
SETBACK
15'-0"
LANDSCAPE
SETBACK
40'-0"
ACCESS
ESMT.
TYP.
6'-0"
SITE WALLS
SCALE: 1/4" = 1'-0"
3'-4"
REGULAR
STRUCK CMU
3'-4" HIGH PARKING SCREEN WALL
- 8x8x16 SMOOTH REGULAR STRUCK CMU
- ANY SPLIT FACE TO BE ONE SIDE (STREET SIDE)
- SEE SITE PLAN FOR WALL LOCATIONS
REGULAR
STRUCK CMU
6'-0" HIGH TRASH / SCREEN WALL
- 8x8x16 SMOOTH REGULAR STRUCK CMU
- ANY SPLIT FACE TO BE ONE SIDE (STREET SIDE)
- SEE SITE PLAN FOR WALL LOCATIONS
SITE WALL NOTES
1. PARKING SCREEN WALLS ARE TO BE A MINIMUM OF
THREE FEET AND A MAXIMUM OF FOUR FEET ABOVE THE
HIGHEST FINISHED GRADE OF THE PARKING AREA OR
STREET CURB, WHICHEVER IS HIGHER.
2. PROVIDE STEPPED FOOTINGS PER THE STRUCTURAL
DRAWINGS AT SCREEN WALLS IN RETENTION AREAS AS
REQUIRED BY THE CIVIL GRADING AND DRAINAGE PLANS.
3. GROUT SOLID ALL CELLS BELOW GRADE.
4. SEE STRUCTURAL DRAWINGS, SC-1. FOR ALL FOOTING
AND REINFORCING INFORMATION.
5. COORDINATE OPENINGS AND WEEPS IN BOTTOM OF
WALLS WITH CIVIL DRAWINGS.
8'-0"
REGULAR
STRUCK CMU
8'-0" HIGH YARD WALL
- 8x8x16 SMOOTH REGULAR STRUCK CMU
- ANY SPLIT FACE TO BE ONE SIDE (STREET SIDE)
- SEE SITE PLAN FOR WALL LOCATIONS
-
-
-
A
B
C
A1.1
CONCEPTUAL SITE PLAN
CawleyArchitects.com
McKINNEY
INVESTMENTS
BETHANY HOME
ROAD & HWY 303
GLENDALE, AZ
Project: 22041
DATE
This drawing, including the architectural
concept, design, and data, is an instrument
of service and shall remain the property of
Cawley Architects Inc. This drawing is for use
at the location described herein and shall
not be used in other locations. Any other use
or release of these drawings may result in
civil damages.
All discrepancies found in these documents
or conflicts between these documents and
field conditions shall be reported to Cawley
Architects Inc. for resolution before the
commencement of the work.
0
8
/
1
9
/
2
0
2
2
PRELIMINARY DESIGN
06-27-2022
PRE-APP/ZONING REV'S.
PRE-APP SUBMITTAL
04-21-2022
2ND SUBMITTAL
08.19.2022
1
CAWLEY
A R C H I T E C T S
OWNERSHIP OF DOCUMENTS:
730 N. 52nd St. Ste. 203
Phoenix, Arizona 85008
P 602.393.5060
DISCREPANCIES AND CONFLICTS:
DRAWN BY: CA
1
1
1
1
1
1
1
1
1
1
1
Caesalpinia cacalaco 'Smoothie'
Cascalote
1.5"
-1
Dalbergia sissoo
Sissoo
2"
-1
Eucalyptus microtheca
Coolibah
2"
-1
Parkinsonia x 'desert museum'
Desert Museum Palo Verde
1.5"
-1
Pinus halepensis
Aleppo Pine
2"
-1
Pistacia x 'red push'
Red Push Pistache
2"
-1
Populus freemontii
Cottonwood
2"
-1
Sophora secundiflora
Texas Mountain Laurel
1.25"
-1
Trees
Caliper
Qty.
PLANTING LEGEND
Shrubs
Size
Qty.
Caesalpinia mexicana
Mexican Bird of Paradise
5 gal.
-1
Aloe barbadensis
Medicinal Aloe
5 gal.
132
Accents
Size
Qty.
Acacia redolens 'Desert Carpet'
Prostrate Acacia
1 gal.
-1
Ground Covers
Size
Qty.
Lantana camera 'New Gold'
New Gold Lantana
1 gal.
-1
Wedelia trilobata
Yellow Dot
1 gal.
-1
Quercus virginiana 'Heritage'
Heritage Live Oak
1.5"
-1
Ulmus parvifolia 'True Green'
Evergreen Elm
2"
-1
Prosopis glandulosa
'Torreyana' Mesquite
1.5"
-1
Calliandra eriophylla
Pink Fairy Duster
5 gal.
-1
Callistemon citrinus 'Little John'
Bush Bottlebrush
5 gal.
-1
Bougainvillea 'Barbara Karst'
'Barbara Karst'
5 gal.
-1
Baccharis x 'Starn'
Thompson
5 gal.
-1
Dodonaea viscosa
Hop Bush
5 gal.
-1
Eremophila glabra
Winter Blaze
5 gal.
-1
Eremophila hygrophana 'Blue Bells'
Blue Bells
5 gal.
-1
Feijoa sellowianna
Pineapple Guava
5 gal.
-1
-1
Rosmarinus officinalis 'Tuscan Blue'
Tuscan Blue Rosemary
5 gal.
-1
Ruellia peninsularis
Baja Ruellia
5 gal.
-1
Tecoma stans
Yellow Bells
5 gal.
-1
Bouteloua gracilis
Blue Grama
1 gal.
573
Muhlenbergia rigens
Deer Grass
5 gal.
93
Pennisetum setaceum 'Rubrum'
Purple Fountain Grass
1 gal.
493
Yucca rigida
Blue Yucca
5 gal.
71
Echinocactus grusonii
Golden Barrel Cactus
5 gal.
178
Acacia aneura
Mulga
1.5"
-1
DECOMPOSED GRANITE
COLOR: EXPRESS GOLD
SIZE: 3/4 -INCH, SCREENED
DEPTH: 2-INCH, MINIMUM
Washingtonia robusta
Mexican Fan Palm
-
-1
*WASHINGTON ROBUSTA
8' HT 12
12' HT 36
16' HT 12
TOTAL 60
*
BETHANY HOME ROAD
Feet
200
100
0
G:\MCKI001\Planning_Landscape\PLANNING\MC01PL-PAD-EXHIBIT 5-LANDSCAPE PLAN.dwg 6/1/2022 paul rayis
10450 N 74th St • Ste 200 • Scottsdale, AZ 85258
Office: 480.991.3985 • www.hunterengineeringpc.com
This plan is for conceptual purposes only
Not to be used for construction
BETHANY HOME 303 PAD
EXHIBIT 5 - LANDSCAPE PLAN
Glendale, Arizona
MC01
6/1/2022
SR 22-0081
NOTE: MINIMUM OF 5% OF SITE BUILDABLE AREA IS REQUIRED TO BE LANDSCAPED.
10450 N 74th St • Ste 200 • Scottsdale, AZ 85258
Office: 480.991.3985 • www.hunterengineeringpc.com
This plan is for conceptual purposes only
Not to be used for construction
05/31/2021
This artistic rendering is for conceptual design only and should not be referred to as a construction document.
MC01
Glendale, Arizona
BETHANY HOME 303 PAD
EXHIBIT 6 - ARCHITECTURAL ELEVATIONS EXHIBIT
SR 22-0081
LAFB
NO BUILD ZONE
Feet
300
150
0
G:\MCKI001\Exhibits\SWC BETHANY HOME & SARIVAL AVE WATER MAP.dwg 8/16/2022 martin hazine
10450 N 74th St • Ste 200 • Scottsdale, AZ 85258
Office: 480.991.3985 • www.hunterengineeringpc.com
This plan is for conceptual purposes only
Not to be used for construction
SWC BETHANY HOME ROAD AND SARIVAL AVENUE
WATER MAP
Glendale, Arizona
8/16/2022
SR21-0252
PUBLIC
HYDRANT
PUBLIC
HYDRANT
PUBLIC
HYDRANT
ADAMAN WATER
LINE IN EASEMENT
ADAMAN WATER
LINE IN R/W
BETHANY HOME
ROAD
SARIVAL AVENUE
CLAREMONT STREET
PUBLIC
HYDRANT
PUBLIC
HYDRANT
EXISTING 4-INCH
ADAMAN WATER
LINE TO REMAIN
CONNECT PROPOSED
16-INCH WATER LINE
TO EXISTING 4-INCH
WATER LINE
EXISTING 16-INCH
ADAMAN WATER
LINE
602'
1304'
500'
789'
16" GATE VALVE
(TYP)
PROPOSED ADAMAN
WATER LINE IN SARIVAL
ABANDON ADJACENT
4" WATER LINE
PROPOSED ADAMAN
WATER LINE IN SARIVAL
ABANDON ADJACENT
4" WATER LINE
16" GATE VALVE
(TYP)
PROPOSED ADAMAN
WATER LINE IN SARIVAL
ABANDON ADJACENT
4" WATER LINE
ADAMAN WATER
LINE IN EASEMENT
ADAMAN WATER
LINE IN EASEMENT
PROPOSED ADAMAN
WATER LINE IN SARIVAL
ABANDON ADJACENT
4" WATER LINE
ADAMAN WATER
LINE IN EASEMENT
MCKINNEY
PRIVATE FIRE
MCKINNEY
PRIVATE FIRE
MCKINNEY
PRIVATE FIRE
ADAMAN WATER
LINE IN EASEMENT
STUB ADAMAN
WATER FOR FUTURE
CONNECTION
G:\MCKI001\Exhibits\SWC BETHANY HOME & SARIVAL AVE WATER MAP.dwg, 8/16/2022 9:37:37 AM, mhazine
© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS
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1
H8NTER
PAGE 2 OF 3
EXHIBIT "B"
REZONING PARCEL
XB06
1
2
LEGEND:
3
H8NTER
PAGE 3 OF 3
EXHIBIT "B"
REZONING PARCEL
XB06
ELEVATION
1234-5678
BethanyHome 303
30’-0" (+/-)
MAXIMUM
HEIGHT *
300 SF
MAXIMUM
SIGN AREA
BethanyHome 303
GD
PAD1
project name
BETHANY HOME
303
project number
22003
type
FS
description
FREEWAY
PYLON SIGN
scale
NTS
date
8.18.22
revised date
FREEWAY MULTI-TENANT PYLON SIGN ELEVATION
MULTI-TENANT MONUMENT SIGN ELEVATION
450 SF
MAXIMUM
SIGN AREA
FREESTANDING SIGN NOTES
Freestanding signs to be double-sided, internally
illuminated aluminum cabinets with accent lighting.
Colors, materials and lighting of the freestanding
signage to match or be complimentary to the colors,
materials and lighting of the final building architecture.
A Comprehensive Sign Package (CSP) with consistent
signage for tenants and users of Bethany Home 303 will
be provided with the Design Review submittal.
The future CSP will contain guidelines for color,
materials, location of wall signage, allowable areas,
illumination and configuration of logo and copy
presentations.
The proposed sign locations in this PAD are conceptual.
The final determination of sign locations will be
identified in the CSP submittal.
* Signs adjacent to the freeway may deviate from the
proposed standards an additional 10 feet in height due
to the revised site grades and their proximity to the
freeway structure.
50'-0" (+/-)
MAXIMUM
HEIGHT *
© 2022 design farm studio
10212 south 43rd st
phoenix, arizona 85044
phone: 480.706.6189
www.designfarmstudio.net
BUILDING MOUNTED SIGN NOTES
Building signs to consist of internally illuminated
channel letters and logos.
Colors, materials and lighting of the freestanding
signage to match or be complimentary to the colors,
materials and lighting of the final building architecture.
A Comprehensive Sign Package (CSP) with consistent
signage for tenants and users of Bethany Home 303
will be provided with the Design Review submittal.
The future CSP will contain guidelines for color,
materials, location of wall signage, allowable areas,
illumination and configuration of logo and copy
presentations.
The proposed sign locations in this PAD are conceptual.
The final determination of sign locations will be
identified in the CSP submittal.