Extracted text (via pymupdf)
28285 characters
1
PARKWAY 303 EAST
Planned Area Development
NWC & NEC Sarival Avenue & Olive Avenue
1st Submittal: August 29, 2022
2nd Submittal: October 6, 2022
2 | Parkway 303 East
Development Team
Attorney
Developer
Suburban Land Reserve
51 South Main Street, Suite 301
Salt Lake City, UT 84111
Attorneys/Representative
Architect
Withey Morris, PLC
Butler Design Group
2525 E. Arizona Biltmore Cir.
5017 E. Washington Street
Suite A-212
#107
Phoenix, AZ 85016
Phoenix, AZ 85034
Engineer
Hunter Engineering
10450 N. 74th Street
Suite 200
Scottsdale, AZ 85258
3 | Parkway 303 East
Table of Contents
Introduction ................................................................................................................. 5
Site Overview.............................................................................................................. 5
Planned Area Development Plan ................................................................................ 5
Purpose and Overview ....................................................................................... 5
Permitted Uses .................................................................................................. 6
Site Plan ............................................................................................................ 6
Development Standards .................................................................................... 7
PAD Deviation Justification ................................................................................ 8
Performance Standards ..................................................................................... 9
Landscaping, Screening, Walls .......................................................................... 9
Landscape Design .................................................................................................... 10
Architectural Design .................................................................................................. 10
Circulation & Access ................................................................................................. 11
Existing Conditions .......................................................................................... 11
Proposed Improvements .................................................................................. 11
Grading and Drainage ............................................................................................... 11
Infrastructure/Utilities ................................................................................................ 11
Signage .................................................................................................................... 12
Phasing..................................................................................................................... 12
Summary .................................................................................................................. 12
4 | Parkway 303 East
Exhibits
Aerial Map........................................................................................................ Exhibit 1
Zoning Map ...................................................................................................... Exhibit 2
Current General Plan Land Use Map................................................................ Exhibit 3
Conceptual Site Plan ........................................................................................ Exhibit 4
5 | Parkway 303 East
Introduction
Suburban Land Reserve (“SLR”) proposes to develop approximately 276 acres located at the northwest and
northeast corners of Sarival Avenue and Olive Avenue (the “Property”) as shown on the Aerial Map at Exhibit
1. This seeks to rezone the Property from RR-45 to Planned Area Development, in conjunction with an Major
General Plan Amendment and annexation into the City of Glendale, to allow the development of a modern
industrial, logistics, and commerce park known as Parkway 303 East.
Site Overview
As noted above, the Property is approximately 276 acres located in the unincorporated area of Maricopa County,
but within the City of Glendale Planning Area. It is located approximately 1.5 miles northwest of Luke Air Force
Base (“LAFB”), bounded by Loop 303 to the west, Olive Avenue and the AT & SF railway to the south, and
bisected by Sarival Avenue from north to south. The Property is approximately 1/4 mile west of the 65 LDN noise
contour of Luke Air Force Base.
The Property is currently zoned RU-43 in Maricopa County as shown on the Zoning Map at Exhibit 2. The
Glendale General Plan identifies the Property as a mix of Regional Mixed Use (RMU), Medium Density
Residential 3.5-5 du/ac, and Medium Density Residential 2.5-3.5 du.ac as shown on the General Plan Land Use
Map at Exhibit 3. A concurrent Major General Plan Amendment application is being processed concurrently with
this rezoning application.
Surrounding Land Uses
Area
Existing Use
Zoning
North
Single Family Residential (Maricopa County),
Agricultural Land (Maricopa County), Agricultural
Land (Glendale)
R1-35, RU-43, PAD
(Glendale 303
PAD)
East
Agricultural Land (Maricopa County)
R1-35
South
Agricultural Land (Glendale)
PAD (Woolf
Crossing PAD)
West
Loop 303 and Agricultural Land (Glendale)
PAD (Parkway 303
West PAD)
Planned Area Development Plan
I.
Purpose and Overview
The intent of Parkway 303 East is to allow manufacturing, assembly, employment, distribution, warehousing and
other related industrial uses found in the M-2, M-1, and B-P zoning districts. Related uses such as e-commerce,
office and commercial uses shall also be permitted with development standards that ensure appropriate flexibility
to attract future employers and uses. The PAD will allow industrial and employment uses that are compatible
with the 303 Freeway Corridor and are in conformance with the underlying zoning and uses along this freeway.
6 | Parkway 303 East
Specific users have not been identified at this time. 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.
The conceptual site plan contemplates the development of approximately 4.3 million square feet of warehouse
and distribution space divided among several buildings. See Conceptual Site Plan at Exhibit 4. Final building
sizes and configurations will be dependent upon the needs of specific end users. Once specific users are
identified, a design review application (site plan, building architecture, landscaping, signage, grading, etc.) will
be submitted for administrative review by Glendale staff.
II.
Permitted Uses
Principal Permitted Uses: This PAD allows all uses permitted by right in the following zoning districts, as
defined in the Glendale Zoning Ordinance, except as modified by the Prohibited Uses section below:
•
M-1
•
B-P
Other Permitted Uses: The uses listed below are permitted subject to the conditions and restrictions outlined
in each referenced section in the Glendale Zoning Ordinance:
•
Uses Subject to Conditions: Per section 5.813 and 5.843 of the Glendale Zoning Ordinance
•
Uses Subject to Conditional Use Permits: Per section 5.814 and 5.844 of the Glendale Zoning
Ordinance
•
Accessory Uses: Per section 5.185 5.845 of the Glendale Zoning Ordinance
•
Temporary Uses: Per section 3.920 of the Glendale Zoning Ordinance
Prohibited Uses: The following uses are prohibited on the Property, as defined by the Glendale Zoning
Ordinance:
•
Recycling Centers
•
Adult Businesses
•
Automotive Service Stations
•
Thrift Stores
•
Adult Live Entertainment
•
Donation Centers
•
Shelter Care Facilities
•
Pawn Shops
III.
Site Plan
The conceptual site plan enclosed with this application is intended to illustrate the potential layout of the site
under current market conditions. As users have not yet been identified, the ultimate design may vary from the
conceptual plan and will ultimately be finalized through the Design Review process. The proposed project is
approximately 4.3 million square feet of warehouse and distribution facilities divided among four (4) large
buildings, each approximately with 1.1 million square feet of gross floor area and 55 feet in height. Two buildings
7 | Parkway 303 East
are located on each side of Sarival Avenue with passenger vehicle parking areas on the east and west sides of
the buildings and truck stalls and docks on the north and south sides of the buildings.
The overall development will have approximately 37% lot coverage and provide a total of 2,868 passenger
vehicle parking spaces. In addition, a total of 957 truck trailer stalls will be provided.
The development will be accessed by a total of ten (10) driveways on Sarival Avenue – five on the west side of
Sarival and five on the east side of Sarival. The various driveways are designed to separate car and truck traffic
where possible. The driveways feed into a looped private drive that circulates around the perimeter of the entire
development and each individual building, with multiple access points throughout to separate truck and
passenger vehicle traffic as they reach their ultimate destinations within the site. Additionally, where possible the
site will provide direct passenger vehicle access from Sarival Avenue as an alternative to the internal loop. The
site layout and circulation design are intended to optimize the flow of passenger vehicle and truck traffic to move
people, goods, and materials safely and efficiently to and from Loop 303 and Northern Parkway.
IV.
Development Standards
As reflected through Table A below, the development standards for Parkway 303 East are created to facilitate
the development. More specifically, the permitted heights and intensity will permit the development of a highly
attractive and superior industrial project at a scale appropriate for development near a military airfield. Should a
conflict exist between any provision in this PAD and the Glendale Zoning Ordinance, the PAD shall apply.
Table A
M-1 Development Standards
Regulation
Base Glendale Zoning District
Regulation
(M-1)
Modified Glendale Zoning
District Regulation
(M-1 PAD)
Max. Structure Height (Feet)
30
60*
Min. Front Setback (Feet)
25
25
Min. Side Setback (Feet)
60
60
Min. Street-Side Setback (Feet)
25
25
Min. Rear Setback (Feet)
60
60
Min. Principal Building Setback
Adjacent to Residential Zoning
Districts** (Feet)
60
200
Min. Landscape Setback Adjacent
to Residential Districts** (Feet)
30
30
Min. Street Side Landscape Setback
(Feet)
20
20
Min. Landscape Coverage
(Percentage)
5
10
8 | Parkway 303 East
Min. Net Lot Area (Sq Ft)
6,000
6,000
Max Lot Area (Sq Ft)
N/A
N/A
Max F.A.R.
0.3
0.5***
Max Lot Coverage (Percentage)
N/A
N/A
Parking Ratio
•
Warehouse/Distribution
•
Office
•
1/2000 SF
•
1/300 SF
•
1/2000****
Parking Stall Dimensions (Feet)
10 x 20
9 x 20
*All heights measured from finished floor. Rooftop building appurtenances can exceed roof height up to a 100’ maximum height provided
they are more than 20’ from the building’s roof edge. Roof mounted equipment shall be fully screened from the adjacent publi c street
views. Material silos or other similar building specific support elements may exceed roof height up to 100’ maximum. An FAA Form 7460-
1 Determination of No Hazard will be completed as necessary depending upon the height of any proposed structure.
**Excludes rural residential districts (RR-45 and equivalent districts)
***Mezzanine SF area excluded from FAR
****For the purposes of meeting the minimum parking requirement based upon this ratio, the developer may include both standard parking
spaces and transport trailer stalls.
V.
PAD Deviation Justification
Height: The standard 30-foot maximum building height in the M-1 zoning district is insufficient to meet the market
expectations and standards for large-scale modern warehouse, logistics, and light industrial development. The
industry standard for a development of this type is a 40-foot interior ceiling clear height, which typically translates
to an exterior building height between 50 and 55 feet depending upon parapet heights and rooftop mechanical
equipment. Additionally, flexibility to allow up to 100 feet for rooftop appurtenances, materials silos, and other
building support elements is necessary to attract and accommodate the broadest range of potential tenants and
users.
FAR: The proposed floor area ratio aligns with many of the other large-scale light industrial/employment
developments in the Loop 303 Corridor. Given the composition of land uses in this area and the size of the
Property, an increase in FAR will have no negative impact on surrounding properties or land uses. The additional
flexibility provided by the proposed FAR is intended to simply place the proposed development on the same
footing as similar projects in the area. Additionally, a distinction should be made between additional building
floors and storage mezzanines. Often, storage mezzanines or multi-level automated storage platforms are
incorporated into the tall clear height of a large distribution facility. Mezzanines fall within a portion of the already
defined volume and footprint of the building and do not impact the visual appearance or height of the exterior of
the building, thus not impacting the perceived density addressed by FAR. They are often limited in actual
employee population and used for a different type of storage or processing that does not require the otherwise
high bay volume of the space.
Parking: The City of Glendale’s current parking ratios have not yet caught up with the rapid evolution of
warehouse and distribution facility design and operations. Advancements in technology and facility operations
have led to larger facilities that operate more efficiently. Consequently, fewer parking spaces are necessary for
the proposed industrial facility than are otherwise required by the City of Glendale Zoning Ordinance. The
applicant will utilize the standard 1/2000 SF parking ratio for the overall development to calculate total required
parking and may satisfy the overall parking requirement by providing a mix of both standard vehicle parking
9 | Parkway 303 East
spaces and transport trailer stalls. As the standard suggests, this is a minimum requirement. The developer will
ultimately provide any additional parking above the minimum required by the parameters of the end user.
VI.
Performance Standards
a.
Uses or operations of products within this district shall be permitted unless such uses are or may
become obnoxious or offensive by reason of the emission of odor, dust, smoke, noise, gas fumes,
cinders, vibrations, glare, refuse, or air or water pollution.
b.
All uses permitted in this district shall be primarily conducted within a fully enclosed building unless
otherwise permitted. Outside storage of materials and equipment related to the primary activity is
permitted provided that the outside storage area is screened by a wall with the design and height to
be approved by the Community Development Group. Perimeter chain link fencing is prohibited.
c.
Explosive or hazardous processes require approval by Glendale Fire Department that all
manufacturing, storage, and waste processes meet all safety and environmental standards as
administered by the department.
d.
The development shall comply with the City of Glendale Outdoor Light Control Ordinance. Lighting
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.
e.
No use shall be established, maintained, or conducted within the development which may cause the
dissemination of smoke, gas, dust, odor, or any other atmospheric pollutant outside the building in
which the use is conducted.
f.
No use shall result in noise perceptible beyond the boundaries of the immediate site of the use.
g.
No use shall result in the discharge of any waste materials to any water course, dry wells, storm
sewers, or ditch.
h.
No use shall result in the dissemination of glare or vibration beyond immediate site of the use.
i.
No use shall create a physical hazard by reason of fire, explosions, or use of radioactive materials or
any similar cause of property in the same or adjacent districts.
VII.
Landscape, Screening, and Walls
Landscape buffer and screen wall requirements shall comply with 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. Perimeter chain link fencing shall be prohibited. A wall enclosing the truck courts
shall be provided to help screen the truck loading and maneuvering area. Screening will complement the
buildings’ architecture and blend with the perimeter landscaping. Screening used at the entrance to the
properties should enhance the entry, complement the architectural design, and shall not impair traffic safety by
obscuring site visibility. Long expanses of exposed wall surfaces should be architecturally designed and/or
landscaped to avoid monotony. Stormwater retention areas shall be landscaped per the Landscape Ordinance,
Chapter 19, City of Glendale City Code.
Loading and unloading of goods is an integral function of the proposed development. Loading is traditionally
associated with outdoor storage of goods and truck parking. Loading docks should be located where they can
function efficiently without detracting from the aesthetics of the development. Loading docks and outdoor storage
within 100 feet of a residential district along the perimeter of the site shall be screened by an 8-foot minimum
CMU wall, or a combination of landscape berm and wall or landscape berm with a total height of 8 feet.
10 | Parkway 303 East
Landscape Design
Landscaping shall be designed to complement the building architecture overall design theme for the site. All
materials will comply with the City’s low water use plant palette. The street frontage landscaping will provide an
attractive public edge to the property. Perimeter site boundaries will define the parcel and provide a pleasing
common boundary with adjacent sites. Enhanced landscaping will further define potential building entries with
large-canopy trees at City-required spacing to provide shading for the parking areas.
As illustrated in the Conceptual Site Plan at Exhibit 4, the development will incorporate enhanced building
setbacks and landscape buffers around the perimeter to provide additional separation and spacing between the
project and adjacent properties. In addition, enhanced landscape screening will be provided between the project
and the single-family residential community to the north of Building C to further enhance compatibility.
The plant palette will consist of a variety of drought-tolerant tree species and a colorful combination of shrubs
and groundcover to enhance and complement the visual appearance of both the individual buildings and overall
development. More specific details regarding plantings, types, locations and quantities will be a part of the future
design review application where they will address the actual size and building design.
Architectural Design
The design of large industrial facilities requires a specific response to anticipated tenant requirements combined
with careful aesthetic consideration of dealing with such a large building mass. Since the future tenant s are
unknown at this time, the design palette must remain flexible. The building may take on the characteristics of a
specific tenant, if that tenant is identified prior to development, or may be more ‘generic’, designed to appeal to
a broad range of potential tenants (particularly if development commences before a specific tenant is known).
Vertical and horizontal articulation will be used in conjunction with changes in color and building material to break
down the mass of large/long building planes and provide visual interest on all four sides of the buildings. The
color palette may include a range from warm to cool neutral colors that respect the surrounding desert hues and
may include limited color accents to provide additional interest or address corporate imaging. The primary
building material will be painted, articulated concrete wall panels and may feature accent materials that provide
additional texture or colors where areas of enhancement are appropriate. Glazing will be incorporated at
entrances, anticipated office areas, or to provide additional daylighting at workspaces. Metal canopies will
provide further shade, shadow, and accent at specific points of entry.
Building parapets will be extended above the roof line to provide screening of roof top equipment from view at
adjacent public rights of way at grade (Sarival Avenue and Olive Avenue). Dock and outdoor storage areas will
be screened with an 8’ masonry wall with detail and color to complement the building architecture. A minimum
4-foot wall will screen parking along the adjacent streets. Roof drains shall be internally piped unless specifically
presented and approved as an enhancement used to further articulate the building façade.
Remainder of this Page Left Intentionally Blank
11 | Parkway 303 East
Circulation and Access
I.
Existing Conditions
Sarival Avenue is a north/south two-lane roadway that provides access to surrounding agricultural properties in
the vicinity of the Property. Sarival Avenue is identified on the City of Glendale Roadway Classifications map as
an arterial roadway, and the portion of Sarival Avenue along the Property’s frontage is currently within the
jurisdiction of Maricopa County but is in the process of being annexed into the City of Glendale.
Olive Avenue is an east/west two-lane roadway that similarly provides access to surrounding agricultural parcels.
East of Sarival Avenue, Olive Avenue is entirely within the jurisdiction of Maricopa County. West of Sarival
Avenue, the southern half-street is within the City of Glendale and the northern half -street is in the jurisdiction of
Maricopa County. However, the City of Glendale is in the process of de-annexing its portions of Olive Avenue
and will ultimately be entirely within the jurisdiction of Maricopa County.
II.
Proposed Improvements
All vehicular circulation to and from the Property will be provided by driveways along Sarival Avenue as described
above in the “Planned Area Development Plan” section of this narrative. No direct vehicular access to Olive
Avenue is provided, nor is it possible, due to the AT & SF railway that runs east to west between the Property
and Olive Avenue. Off-site improvements for Sarival Avenue will be completed per City of Glendale standards
and Olive Avenue improvements will be completed per MCDOT standards.
A total of ten (10) driveways are proposed along Sarival Avenue as described above. The primary access point
will be a full-access driveway at the approximate midpoint of the Sarival Avenue frontage, connecting to 40-foot-
wide internal private roadway that bisects the site east to west. The proposed driveways at the approximate
midpoints of Buildings A & C and Buildings B & D are proposed to be three-quarter turning movements with no
left-out turning movement.
Because of the proximity to the AT & SF railway, the southernmost driveways on both sides of Sarival Avenue
will be restricted to right-in/right-out turning movements. The northernmost driveways are currently proposed as
full access driveways.
Grading and Drainage
The grading and drainage for the site will be designed to retain the 100-year, 2-hour storm event in accordance
with the City of Glendale drainage design guidelines. Storm drainage will be conveyed via internal drain or
downspouts and overland flow across the parking lots and truck dock areas into either catch basins or curb
openings which will outfall to a combination of surface and/or underground retention areas. The required storage
volume will dissipate within 36 hours via a combination of natural percolation and drywells. Any off-site drainage
impacts to the site will be routed through the site to maintain its historical drainage pattern.
Infrastructure and Utilities
Water and sewer services will both be provided by EPCOR. The development team is in preliminary discussions
with EPCOR to determine what infrastructure improvements are necessary to extend water and sewer services
to the Property.
12 | Parkway 303 East
Signage
This development will provide for functional and attractive signage that compliments the architecture of Parkway
303 East. This PAD application sets forth the general location, quantity, and maximum height of monument
signage for the development. Monument signs along the streets and the 303 freeway, as well as on-site
development identification signs will provide proper identification. Directional signs may be located throughout
the development to point users to their desired destination. These signs will utilize the established color and
materials palette that is applied to the building’s constructed on the Property.
Two (2) 60’-tall freeway pylon signs are proposed along the 303 Freeway frontage of the Property. Pylon signs
will provide identity for the overall development and may include single-tenant panels, or multi-panel depending
upon the future tenant user(s) of the Property. Four (4) total 20’-tall monument signs are proposed for the
Property, distributed between the Sarival Avenue and Olive Avenue frontages. Four additional 10’-tall monument
sigs are proposed along Sarival Avenue frontage, with two signs for each side of the roadway. Monument signs
will provide identity for the overall development and may include single-tenant panels, or multi-panel depending
upon the future tenant user(s) of the Property.
Once future tenants are identified, the applicant may consider a Comprehensive Sign Plan (CSP) to provide for
attractive and consistent signage for tenants and users of Parkway 303 East. The future CSP will contain
guidelines with regard to color, materials, location of wall signage, allowable areas, illumination, and
configuration of logo and copy presentations. Conceptually, proposed signage standards include:
Sign Type
Max Quantity
Max Height
Max Area
Freeway Pylon
Sign
2
60 feet
627 SF
Primary
Monument
Sign
4
20 feet
200 SF
Secondary
Monument
Sign
4
10 feet
100 SF
Phasing
The proposed project may be developed in a single phase or in multiple phases depending upon market demand.
Summary
The proposed PAD will allow development of Parkway 303 East – a commerce, logistics, and employment park
that will help meet the extraordinary demand for modern, large-scale industrial space in the west valley. The
proposed uses and land use designations will advance many of the goals and policies in the City of Glendale’s
General Plan and are compatible with the ongoing mission and flight operations of Luke Air Force Base. The
development is consistent with prevailing land use and development patterns in the Loop 303 corridor and is
compatible with the surrounding community.
EXHIBIT 1
NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Aerial Map
EXHIBIT 2
NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Zoning Map
EXHIBIT 3
NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Existing General Plan Map
MDR 2.5-3.5
MDR 3.5-5
RMU
RMU
LCLU
EXHIBIT 4