Project Narrative-PAD Zoning Proposal

City of Glendale — Regular Meeting (2022-11-10)

Extracted text (via pymupdf) 39492 characters

Cotton 303 Industrial
NEC Olive & 173rd Avenues

Planned Area Development
Application Case #: SR#22-0240, GPA22-03 and ZON22-12
1st Submittal Date: April 29, 2022
Resubmittal Date: September 1, 2022

Applicant/Representative:

2525 E. Camelback Road
Phoenix, AZ 85016

Cotton 303 Industrial

Planned Area Development

PROJECT PROFILE
Project Name

Cotton 303 Industrial
Property Owners
CCI-Fennemore LLC
Assessor Parcel Number
502-09-957
Project Location
Mountain View Rd. on the north, 173rd
Avenue on the west, Olive Avenue on the
south and unincorporated Maricopa County
parcels to the east then Cotton Lane
Project Area

Approximately 64.09+/- acres

Current Zoning

RU-43 (Maricopa County)

General Plan
LDR 2.5 - Low Density Residential

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Planned Area Development

Development Team

Developers
Iron Rock Development II, LLC
2710 E. Camelback d. #210
Phoenix, AZ 85016

Legal Counsel
Tiffany & Bosco, P.A.
William E. Lally
Seventh Floor, Camelback Esplanade II
2525 East Camelback Road
Phoenix, Arizona 85016
Architect:
Ware Malcomb
Braden Blake, AIA
2777 E Camelback Rd.
Suite 325
Phoenix, AZ 85016
480-767-1001
Civil Engineer:

Hunter Engineering Inc.
Jeff Hunter, PE
10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258
(480) 991-3985
Traffic Engineer:
Southwest Traffic Engineers, LLC
Andrew Smigielski, PE, PTOE, PTP
2803 N. 7th Avenue
Phoenix, AZ 85016
(602) 265-6155

Landscape Architect:
Neill + Young Associates, LLC
Todd Neill, RLA
3295 North Drinkwater Blvd.
Suite 12
Scottsdale, AZ 85251
(480) 949-7127

Cotton 303 Industrial

Planned Area Development

TABLE OF CONTENTS

1.
Project Introduction & Overview

4
2.
Regional Context

5
3.
Site Analysis

6
3.1 Existing Zoning Classification

6
3.2 Existing Permitted Land Use

6
3.3 Regional Drainage & Landform

7
3.4 Existing Roadway Network

7
3.5 Existing Easements & Planned Utilities

7
4.
Modified Regulatory Development Standards

7
4.1 Purpose and Intent

8
4.2 Permitted Uses

4.3 Uses Subject to Conditions

8
4.4 Accessory Uses

8
4.5 Site Plan

8
4.6 Revised Development Standards

9
4.7 Revision Justifications

11
(Height, FAR, Parking, Signage)
4.8 Performance Standards

12
(Nuisances, Enclosure, Hazards, Dark Skies)
4.9 Site Buffers, Screening, Parking & Adjacency

12
5.
Landscape Design

12
6.
Architecture Form & Character

13
7.
Signage

14
8.
Infrastructure and Utilities

15
9.
Development Phases

15
10.
Summary

16
11.
Consistency with Surrounding PAD’s

LIST OF EXHIBITS

Cotton 303 Industrial

Planned Area Development

1. PROJECT INTRODUCTION & OVERVIEW
Eisenberg Company (the “Developer”) plans to develop an approximately 64.09-acre
property located at the NEC of Olive Avenue and 173rd Avenue (the “Property”), see Aerial
and Vicinity Map attached as Exhibit 1. This application requests approval of a Planned
Area Development (“PAD”) to allow for industrial, distribution and warehouse uses in a
development called Cotton 303 Industrial. The Applicant seeks to develop the Property as
per the City of Glendale’s M-1 Light Industrial standards with modifications to allow for a
high-tech industrial development with multiple, mid-sized 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. Cotton Lane runs along the eastern boundary of the site and is adjacent
to the existing industrial use to the east. Loop 303 is a ½ mile to the east and Olive Avenue
is the southern boundary.

The project will seek annexation into Glendale, transferring the RU-43 county zoning
standards to the equivalent City zoning classification of RR-45 or A-1. The property will
then be rezoned to PAD to modify development standards to resemble more closely those
within the Loop 303 Corridor. The uses within the PAD are compatible with the City of
Glendale General Plan designation of Regional Mixed Use (RMU) for this property. The
current General Plan Land Use designation is LDR 2.5, which allows Low Density
Residential from 1 to 2.5 du/ac. This project will seek a minor General Plan Amendment
to modify the general plan to RMU (Regional Mixed Use) No residential uses will be
proposed for this project.

While the site is located outside of the Luke Air Force Base noise contours, it is still very
close to the air force base. Industrial land uses for these properties are appropriate,
considering the accident potential and noise impacts from daily activities conducted on
and around the base due to flight activities.

As noted above, a portion of the property is adjacent to the west side of Cotton Lane, at
approximately ¼ miles north of Olive Avenue. The property is bounded by farmland that
is zoned M-1 PAD for a proposed light industrial warehouse development to the east.
Also adjacent to the east boundary is an active fertilizer plant with railroad tracks running
parallel to Cotton Lane, with a County industrial zoning designation of IND-3P. There are
three rural residential lots, a utility provider and vacant desert land on the south side of
Olive Avenue. An undeveloped subdivision plat and seven residential lots are across 173rd
Avenue to the west of the project. There are three RU-43 residential lots to the north of

Cotton 303 Industrial

Planned Area Development

Mountain View Road. These properties are also within unincorporated Maricopa County.
The adjacent property to the east across Cotton Lane has been recently annexed into the
City of Glendale and was recently rezoned to PAD titled Parkway 303. To the east beyond
SR 303 Loop is also vacant land that has also recently been annexed into Glendale and
rezoned to PAD.

2. REGIONAL CONTEXT
A regional freeway with local arterial access from either Northern or Peoria Avenues serves
the site. Water is provided to the property from Epcor Utilities, a regional provider of
water and sewer. Sewer will also be provided by Epcor, as the developer has applied to
become part of the regional sewer district through a CC&N agreement. The development
of Cotton 303 Industrial will contribute to growing this regional industrial corridor. The
extension of the utilities will contribute to the overall growth of the region and provide
the necessary infrastructure for future developments in the area and region. The
developer will seek to rezone the property with this PAD application that will provide the
unique development characteristics needed to meet the current demand for industrial
warehouse and manufacturing space in the area, most specifically taller building heights
to allow for state-of-the-art warehouse and manufacturing equipment.

The area along the Loop 303 Corridor was originally agriculture and large lot residential.
These land uses have over time encroached around 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.
With the possibility of future base closure and a series of piece-meal plans, the community
came together to protect the base which had become a valuable resource for the region
by providing jobs and economic opportunities the community did not want to lose.

In the 2003 plan, previous plans were combined into one comprehensive plan for the
region. One of the primary goals was to limit the potential for accidents in residential
neighborhoods and a boundary was put in place that created a buffer around the base
that encourages land uses such as industrial and warehouse. In fact, the City of Glendale
created a land use classification specifically to encourage these industrial uses. The Luke
Compatible Land Use (LCLU) designation 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.

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Planned Area Development

One of the first elements of implementing the plan to protect the base was a part of the
regional freeway system, which included 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. Some almost 20 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, Amazon and others
locating along this new industrial corridor.

3. SITE ANALYSIS
The conceptual site plan shows the development of an approximately 64.09-acre property
located the NEC of Olive Avenue and 173rd Avenue. This application requests approval of
a Planned Area Development (“PAD”) to allow for industrial, distribution and warehouse
uses in a development called Cotton 303 Industrial.

3.1 EXISTING ZONING CLASSIFICATION
The Property is currently zoned RU-43 within the County. Since the property is seeking
annexation in the City of Glendale, the zoning equivalent to RU-43 in the County will be
converted to the closest similar zoning classification in the City of Glendale, and will
subsequently be rezoned to PAD. See Zoning Map attached at Exhibit 3.

The proposed PAD zoning is 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. There are many other properties with similar
industrial zoning designations that occur within the Loop 303 Freeway corridor in other
jurisdictions as well. The corridor is experiencing rapid growth as a major industrial and
distribution spine for the region due to its proximity to Interstate 10. The Legal
Description for the Project is attached as Exhibit 10.

3.2 EXISTING PERMITTED LAND USES
The current Maricopa County Comprehensive Plan Land Use classification of Rural
Densities (0-1du/ac) exists for the Property. Once annexed, the property will be classified
LDR 2.5 as part of the General Plan designation within the City of Glendale. A request to
amend the City of Glendale General Plan Land Use Map to Regional Mixed Use (RMU) will
run concurrently to this PAD Rezoning request. This use is adjacent to the site and is
consistent with surrounding properties within the Loop 303 Corridor. This designation
allows a mix of uses, including Planned Commercial (PC). The proposed use for this site is
consistent with the Glendale General Plan land use and RMU designations. See the

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Planned Area Development

General Plan Map shown as Exhibit 4. Future industrial and commercial development is
encouraged. Constructing an industrial distribution and warehouse development will be
in conformance with the 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’ 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 promote development in the area. The project
engineer will continue to work with the City and the adjacent development to confirm any
off-site flows entering along the north side of Olive Avenue.

3.4 EXISTING ROADWAY NETWORK
The site is bound by an arterial road to the south, and west, and local streets to the west
and north. All roads will remain in the County and will conform to Maricopa County
Department of Transportation (MCDOT) and County design standards. Please refer to
latest traffic study regarding improvements and truck traffic routes.
3.5 EXISTING EASEMENTS & PLANNED UTILITIES
As mentioned above, Epcor Utilities serves the site and has both a sewer and water
easement through the south end of the property. Fertizona has an access easement across
the southeast corner of the site adjacent to their property. APS is the planned power utility
provider for the site.
4. MODIFIED REGULATORY DEVELOPMENT STANDARDS
The intent of the Cotton 303 Industrial PAD is to allow industrial; manufacturing, e-
commerce 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 will be in conformance with
much of the underlying zoning and uses along this freeway.

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Planned Area Development

4.1 PURPOSE & INTENT
The plans, exhibits and images presented herein are conceptual only and intending 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, at-risk and before approval from Planning Commission or City Council. The
developer understands that the Design Review cannot be approved until after City Council
has approved the rezoning and this PAD (taking affect 30 days following approval of City
Council). The developer would like to be able to start construction within the Q1 of 2023.
4.2 PERMITTED USES
This PAD and its permitted uses defined below are intended to accommodate industries
involving office, light manufacturing, assembling, warehousing, ecommerce and
wholesale activities. Associated office and related retail uses are also included within this
district. The manufacturing or assembly of finished products is also allowed, so long as
the primary use of the property is not the basic processing and compounding of raw
materials. This PAD proposes to prohibit adult businesses and marijuana facility land uses.
4.3 USES SUBJECT TO CONDITIONS
There are some uses that require additional review to be allowable. For example, uses
such as seasonal sales and special events are subject to administrative review standards.
All uses subject to conditions per section 5.843 of the Glendale Zoning Ordinance shall
be included along with uses subject to conditional use permits per section 5.844.
4.4 ACCESSORY USES
All uses subject to conditions per section 5.845 of the Glendale Zoning Ordinance shall
be included, which include Amateur radio towers and Satellite earth stations.
4.5 SITE PLAN
In order 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. 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

Cotton 303 Industrial

Planned Area Development

not necessarily depict what will be constructed on the site. See Conceptual Site Plan as
Exhibit 5.
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. Lot coverages would
typically remain under 50% for most design scenarios. There is also a potential that the
site could develop in phases, with one or two buildings being developed at a time.
The proposed site plan has two primary point of access from State Route 303 Loop at
both Peoria and Northern Avenues. 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 will be
completed, if requested, 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 Cotton 303 Industrial PAD, as per Table 1 below, have
been developed to provide conditions more conducive to the latest trends in warehousing
and manufacturing technology. The permitted heights, setbacks and parking
requirements will encourage the development of highly attractive, state of the art,
industrial warehouse developments typical of those recently approved in this area for
development in Glendale, along the Loop 303 Freeway Corridor.
Table 1: Comparative Development Standards Table (continued on following page)

Existing M-1 Standard
PAD Proposal
Min. Net Lot Area
6,000 sq. ft.
6,000 sq. ft.
Building Setbacks
• Front Yard

• Rear Yard

• Side Yard

• Side Street Side Yard

25 feet
60 feet
60 feet
25 feet

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Planned Area Development

Max. Building Height
30’
65’
Rooftop
towers
and
building equipment may
exceed
the
max.
building height by 15
feet as long as they are
fully screened from line
of sight adjacent public
streets. (Material silos,
product tanks or other
similar support elements
may exceed roof height
up to 100’ max.)
Max. FAR
.3
.5 (Mezzanine SF area
excluded from FAR)
Auto Parking (Minimum
Required)
• Warehouse, Distribution &
Data Center

• Office

1/2,000 sq. ft.

1/250 sq. ft.

1/2,000 sq. ft.
(Mezzanine sq. ft. area
excluded from parking
calculations
1/500 sq. ft.
Signage Height Standards:
• Multi-Tenant Pylon Signs
(Square Feet of Sign Area)

• Freestanding Monument
Signs (Square Feet of Sign
Area)

10 feet/60 sq. ft.

30 feet/270 sq. ft.1

30 feet/200 sq. ft.
Landscape Setbacks (where
loading docks and service drives
abut residential districts)
Perimeter Landscape Setback
(excluding all loading areas)
30 feet

20 feet
10 feet (with 8 feet
height screen wall)

15 feet

1 – Sign area includes up to 4 multi-tenant signs total.

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Planned Area Development

4.7 REVISED JUSTIFICATIONS
Height - Building height needs to be flexible to meet specific tenant needs. Recent market
trends for industrial buildings include 40’ clear height inside the building and multiple
levels of storage platforms or automated systems. 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, location and treatment of
such elements shall be considered and incorporated into the overall design solution.
Placement of these items shall consider their relationship to the building size and mass.
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.
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. Less
employees equals less traffic and, therefore, requires fewer parking spaces. 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 10 feet;
taller 20-foot free standing signage and 30-foot multi-tenant signage is needed to meet
the demand of projects with buildings with greater heights. Typically, businesses that
would be attracted to the corridor would anticipate some type of signage proximity to
the freeway. Multi-tenant signs would provide that “proximity” to those businesses and
could potentially represent up to 4 major tenants and reach heights of up to 30-feet.
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.

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Planned Area Development

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. Design and height
shall be approved by the authorized administrative body.
Hazards - All explosive and hazardous materials and processes 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.
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 (0.1-foot candle adjacent to residential). There shall also be a 15-foot light
pole height limit within 100 feet of residential. On-sight lighting shall be dark sky
compliant and all lighting shall comply with the City of Glendale Outdoor Light Control
Ordinance.
4.9 SITE BUFFERS, SCREENING, PARKING & ADJACENCY
Landscape buffers and screen wall requirements shall conform to Section 7.200 of the
Glendale Zoning Ordinance. The design, materials and colors for all walls, fences and
screening devices visible from public view will be uniform in appearance. A wall enclosing
the truck courts shall be provided where appropriate within each parcel or project to help
screen the truck dock activities. A significant landscape buffer, of approximately 73-feet
has been provided along 173rd Avenue from the proposed building to the right-of-way
for 173rd Avenue. This is almost three times the required setback for an Industrial building
with docks. In addition, an 8’ CMU wall will enclose the truck court and screen it from the
adjacent 3-4 residential properties to the west. This area will also be landscaped with trees
and shrubs.
5. LANDSCAPE DESIGN
Landscaping will be designed to complement the building architecture and overall design
theme for the site. All materials will comply with the City of Glendale low water use plant
palette. The Cotton Lane and Glendale Avenue frontage landscaping will provide an

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Planned Area Development

attractive thematic public edge to the property. Perimeter site boundaries will define the
parcel and provide a pleasing thematic common boundary with adjacent sites. Enhanced
landscaping will further define potential building entries with canopy trees at City-
required spacing to provide shading for the parking areas.
A variety of tree species, combined with a colorful combination of shrubs and
groundcovers, will provide an overall landscape composition of appropriate scale to
enhance the overall development and its visual impact on its surroundings. A conceptual
landscape plan is included with this submittal to portray a representative design. More
specific details regarding plantings, types, locations and quantities will be part of future
design review applications to address the proportion of landscape materials to specific
building design and height. 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. See
Conceptual Landscape Plan as Exhibit 6.
6. ARCHITECTURE FORM & 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 careful aesthetic considerations for
large building masses will inform 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 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 near the freeway should be appropriate for views at high speeds and with
encompassing views surrounding the site. 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 Cotton Lane and Olive Avenue. A setback will provide a buffer to Olive
Avenue, so the scale of the buildings does not dominate the views in the area. The level
of architectural fenestration and detail will increase adjacent to building entries and
commercial corners where pedestrian scaled elements should be included in the
architectural design to emphasize human scale.
Color and pattern will be used to de-emphasize building mass and develop visual interest
that creates an overall pleasing aesthetic on all sides of the building. The color palette

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Planned Area Development

may include warm to cool neutral colors that embrace the surrounding desert hues.
Unique features may include limited color accents to provide additional visual interest,
while also addressing corporate image. The primary building material will be painted,
articulated concrete, tilt-up wall 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 help the architecture respond to the climate by providing shade, shadow and
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 view adjacent to public right-of-ways along
Cotton Lane and Glendale Avenue. Metal rooftop screens may also be used to screen
rooftop equipment. Dock and outdoor storage areas adjacent to residential districts will
be screened with an 8-foot masonry wall with detail and color to complement the building
architecture. A similar 3’-4” maximum high wall will screen parking along Cotton Lane and
Olive Avenue.
A representative architectural elevation exhibit is included to convey a representative
image of the typical architectural styles. 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 7.
7. Signage
This development will provide functional and attractive signage that compliments the
architecture of the overall Cotton 303 Industrial site. This PAD application sets forth the
general location, quantity, and maximum height of monument signage for Cotton 303
Industrial. Multi-tenant Pylon Signs will occur along Cotton Lane and Olive Avenue. On-
site monument signs will occur along within the development to provide proper project
identification and throughout the site. These signs may also be used as directional signs
to point users to their desired destination. These signs will utilize the established color
and materials palette that is applied to the building(s) within the Cotton 303 Industrial
site. A separate Comprehensive Sign Package shall be submitted to obtain City of
Glendale approval for all signs.
Thirty (30) foot-tall, double-sided multi-tenant signs are proposed throughout the Project
at significant corners and intersections, as needed. Twenty (20) foot-tall free-standing
monument signs will also provide site specific identity for the overall development.

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Planned Area Development

As previously noted, a Comprehensive Sign Package (CSP) will be provided with consistent
signage for tenants and users of Cotton 303 Industrial. 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 & ACCESS
Water will be provided to the site by Epcor. Epcor has stated that they will provide water
service to the site via the existing 12-inch water line in Olive Avenue and a 16” proposed
water line in Cotton Lane, by others The site will have an internally looped water line. See
the Water Exhibit attached as Exhibit 8.
Sewer will be provided to the site by Epcor and is available within the existing power
corridor that runs north and south through the site. Epcor has stated that they will provide
sewer service to the site via the existing 12-inch sewer main. See the Sewer Exhibit
attached as Exhibit 9.
The site will be served by Olive Avenue and Cotton Lane. Roadway improvements for the
associated half street improvements will be determined by the traffic study and a meeting
with MCDOT. This roadway will be constructed to meet the half street requirements for a
major arterial street as per the County and MCDOT. The west half of Cotton Lane will be
improved within the existing 65’ right-of-way to the County standards. Cotton Lane will
be coordinated with MCDOT for final design, as that, Cotton Lane is within the county, as
are all of the roads for this project and not a part of the City of Glendale.
Coordination will also occur with owner of Fertizona for the resolution of final access
control along a portion Cotton Lane where a rail spur services the Fertizona site. Revisions
to crossing for this dead-end spur will include appropriate railway gates and crossing
warning light systems.
9. DEVELOPMENT PHASES
The Property could 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 to two buildings,
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.

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10. SUMMARY
This PAD and the proposed site plan provide the required entitlements to develop the
Cotton 303 Industrial site. The Property will be zoned PAD and the site will be within a
appropriate General Plan land use designation that encourages development for parcels
within the vicinity of Luke Air Force Base. At the time of recommendation for approval,
the proposed development will substantially conform with the development objectives of
the General Plan for the City of Glendale for this property. 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.
11. 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 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.
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 and obtain
approval. 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.

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LIST OF EXHIBITS
1.
Aerial and Vicinity Map
2.
Parcel Map
3.
Zoning Map
4.
General Plan Map
5.
Conceptual Site Plan
6.
Conceptual Landscape Plan
7.
Architectural Elevation Exhibit
8.
Water Exhibit
9.
Sewer Exhibit
10.
Legal Description

© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS
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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-1-AERIAL PHOTO WITH SITE.dwg 4/18/2022 paul rayis
4/18/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 1: AERIAL PHOTO WITH SITE
Feet
400
200
0
OLIVE AVE
COTTON LN
SITE
SR21-0240

OLIVE AVE
COTTON LN
SITE
501-06-003B
502-08-011E
502-08-011M
502-83-336A
502-08-008J
502-08-008H
502-83-009
502-83-010
502-08-009S
502-08-009T
502-08-984F
502-09-956
502-08-984B
502-08-984D
502-08-983
502-08-009X
502-08-979
502-08-009Z
502-09-961
502-09-960
502-08
-009U
502-89-929
502-89-928
502-89-940
502-89
-930
502-08-001B
502-09-957
502-08-014B
501-06-001A
502-83-946
502-10-977G
501-05-006H
501-05-006R
501-05-006R
501-05-006Q
501-05-006M
501-05-006L
501-06-009
502-10
-977F
502-10-
976U
502-10-
976D
502-10-
976C
502-10-
976A
502-10-976S 502-10-976P
502-10-976T 502-10-976N
502-10-007Y
502-10-972H
502-10-
972G
502-10-
972A
502-10-973
502-10
-975A
502-10-974
502-10-971B
502-10-979A
502-10-002W
502-08-011Q
502-08-011R
502-08-011X
502-08
-011Y
502-08-
011Z
502-08-011P
502-08-011N
502-09-952C
502-09-952D
502-09-952E
502-09-955A
502-09-955B
502-09-955D
502-09-955E
502-09-954A
502-09-954B
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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-2-PARCEL MAP.dwg 4/18/2022 paul rayis
4/18/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 2: PARCEL MAP
Feet
400
200
0
SR21-0240

OLIVE AVE
COTTON LN
SITE
R1-10
PAD
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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-3-ZONING MAP.dwg 4/18/2022 paul rayis
4/18/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 3: ZONING MAP
Feet
400
200
0
SR21-0240

OLIVE AVE
COTTON LN
SITE
LDR 1
LDR 2.5
MDR 3.5
MDR 5
MDR 5
LDR 2.5
LDR 2.5
RMU
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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-4-GENERAL PLAN MAP.dwg 4/18/2022 paul rayis
4/18/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 4: GENERAL PLAN MAP
Feet
400
200
0
SR21-0240

"FOR
REFERENCE
ONLY"

4/25/2022

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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-7-ARCHITECTURAL ELEVATION EXHIBIT.dwg 4/18/2022 paul rayis
4/18/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 7: ARCHITECTURAL ELEVATION EXHIBIT
Feet
0
SR21-0240

© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS
W
W
W
W
W
W
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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-8-WATER MAP.dwg 4/25/2022 paul rayis
4/25/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 8: WATER MAP - (EPCOR)
Feet
400
200
0
OLIVE AVE
COTTON LN
SR21-0240
EX 12" W
16" W
BY OTHERS

© 2022 Microsoft Corporation © 2022 Maxar ©CNES (2022) Distribution Airbus DS
ss
ss
ss
ss
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:\EISN005\Planning_Landscape\PLANNING\EI05PL-PAD-9-SEWER MAP.dwg 4/25/2022 paul rayis
4/25/2022
EISN005
COTTON 303 INDUSTRIAL
EXHIBIT 9: SEWER MAP - (EPCOR)
Feet
400
200
0
OLIVE AVE
COTTON LN
SR21-0240
EX 12" SEWER

HUNTER
3$*E2)
;%
$NNE;$T,2N
/E*$/'E6&R,3T,2N
”

OLIVE AVENUE
COTTON LANE
Δ
173RD AVENUE
HUNTER
ANNE;ATION
E;HI%IT
3A*E O)
;%1