Project Narrative, dated December 7, 2020
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QB\61786273.2 Rezoning to Planned Area Development 5330 W. Union Hills Dr. Glendale, AZ 85308 APNs: 200-25-397A, 200-25-398A & 200-25-004F SR19-02319 Prepared By: Benjamin W. Graff, Esq. Quarles & Brady LLP 2 N. Central Ave. Phoenix, AZ 85004 Application Submittal Date: December 7, 2020 QB\61786273.2 Table of Contents I. Introduction ................................................................................................................... 1 II. The Property ................................................................................................................... 1 III. Project Description ......................................................................................................... 5 IV. PAD Use Regulations ...................................................................................................... 8 V. PAD Development Standards ...................................................................................... 10 VI. Development Schedule .................................................................................................. 10 VII. Development Carries Out Intent of PAD District ...................................................... 11 VIII. Conclusion ................................................................................................................. 13 TABS A Aerial Maps B Legal Description QB\61786273.2 Development Team Owner/Applicant Terra Pointe I, LLC 3152 N. Lear Ave., Ste. 2 Casa Grande, AZ 85122 (602) 918-0498 Attn: Doug Gardner Architect Reece and Rowe Architects 4343 E. Avalon Dr. Phoenix, AZ 85018 (602) 957-4343 Attn: Stephanie Rowe Civil K-Tech Engineering 5715 E. Estrid Circle Scottsdale, AZ 85254 (602) 391-5808 Attn: Dennis Knudsen Landscape Architect T.J. McQueen & Associates, Inc. 10450 N. 74th St., Ste. 120 Scottsdale, AZ 85258 (602) 265-0320 Attn: Timothy McQueen Zoning & Land Use Counsel Quarles & Brady LLP 2 N. Central Ave., Phoenix, AZ 85004 (602) 229-5683 Attn: Benjamin Graff QB\61786273.2 Benjamin W. Graff Direct Dial: (602) 229-5683 E-Mail: Benjamin.Graff@Quarles.com Renaissance One Two North Central Avenue Phoenix, Arizona 85004-2391 602.229.5200 Fax 602.229.5690 www.quarles.com Attorneys at Law in Chicago Indianapolis Madison Milwaukee Naples Phoenix Scottsdale Tampa Tucson Washington, D.C. I. Introduction The law firm of Quarles & Brady LLP represents Terra Pointe I, LLC (“Terra Pointe” or the “Applicant”) in regard to its request for to rezone the properties located at and near 5330 W. Union Hills Dr., Glendale, AZ 85308 (APNs: 200-25-397A, 200-25-398A and 200-25-004F) (the “Property”) to the PAD district. The new entitlements will allow for an expansion of a high-quality assisted living and memory care facility for the elderly. See Aerial Maps attached at Tab A and Legal Description attached at Tab B. Terra Pointe is a local Arizona business that provides high-quality memory care services to the Glendale area. Established in 2017, the current Terra Pointe facility was originally constructed in 1981 as an assisted living community. The community remained in operation for 20 years before going out of business and falling into disrepair. In 2015, Terra Pointe purchased the development and renovated it into the state-of-the-art memory care center now located at the site. The facility specializes in the treatment of dementia and Alzheimer’s disease in a beautiful and homelike setting while offering various amenities to patients such as an on-site beauty salon and podiatry, dental, hearing and x-ray services. The rezoning request will allow the expansion of Terra Pointe’s facility to two vacant, adjoining parcels in order to provide both assisted and independent living services at the location. Terra Pointe will invest in significant interior and exterior aesthetics to complement the design and style of its currently operating facility and the surrounding community and provide more parking spaces than required by the City of Glendale Ordinance to ensure no overflow parking will occur. The expansion will be a one to two-story building, and, in combination with the existing facility, will occupy 99,243 square feet of the total 369,143 gross square feet of the Property as shown in the attached site plan. The expansion will provide the neighborhood with a convenient, welcoming and beautiful senior living environment. Moreover, because of the synergies arising with the nearby high school and church, the expansion will create various opportunities for employment, volunteering and engagement with the area. II. The Property The Property consists of three parcels with an aggregate gross acreage of approximately 8.47 acres. Applicant’s existing facility, Terra Pointe Phase I, is currently operating on one parcel (APN: 200-25-398A) while the remaining two parcels to the north and east are vacant and undeveloped (APNs: 200-25-397A and 200-25-004F). See Aerial Maps attached at Tab A. QB\61786273.2 Page 2 a. Surrounding Conditions North: Older, single-story homes occupy the properties immediately north of the Property. The homes are located on large agricultural lots with the majority of improvements located away from the Property. QB\61786273.2 Page 3 East: The majority of the land to the east is undeveloped and vacant. A small residence and a commercial nursery are located to the northeast of the Property and buffered from the Property by N. 53rd Ave., a private roadway. QB\61786273.2 Page 4 South: The property to the south of the Property is separated by W. Union Hills Dr., a major roadway. Deer Valley High School is located south of the Property and W. Union Hills Dr. West: A church is located west of the Property, separated from the Property by N. 54th Ave. QB\61786273.2 Page 5 b. Surrounding Zoning Surrounding Zoning North A-1 (Agricultural) East A-1(Agricultural) South R1-6 PRD (Planned Residential Development) West A-1(Agricultural) Onsite A-1 (Agricultural) SR-30 (Suburban Residence) III. Project Description With Terra Pointe Phase II, Applicant seeks to expand its facility onto the vacant parcels in order to provide both assisted and independent living services. Terra Pointe Phase II will provide these additional services in a beautiful homelike setting by adding an estimated 112 assisted and independent living apartments to the existing 74 memory care beds in the Phase I development. The expansion will be roughly 119,000 square feet and will feature spacious studios, single and two-bedroom apartments and offer a multitude of amenities including restaurant-style dining rooms, exercise areas, recreation and other activity areas, exterior courtyards, covered porch areas, walking paths and more. The proposed expansion will benefit the surrounding community by beautifying and improving two vacant parcels, creating employment and volunteering opportunities and providing senior living services to the area. The expansion’s construction will be wood frame with wood truss roof to match the existing Phase I development. The new building will be mostly two-story with a one-and-a-half- story section for the dining area and a one-story link to the existing Phase I building. The exterior elevations of the expansion will match the look of the existing community. Color, materials and roof styles will be compatible with both the neighborhood and the current style of the existing development and will feature a stucco/stone veneer exterior and sloped metal roofs in both the gable and hip configurations. The expansion will also have varied height elements including towers to visually locate the entry points. The main entryway to the community will be the existing entryway to W. Union Hills Dr. There will also be new driveway connections to 54th Ave. and the existing private paving at the 53rd Ave. alignment. The internal circulation follows the exterior of the site with a drive leg mid- site, providing fire and vehicle access to all buildings at the Property. Parking is located to be convenient to the entry points and exceeds the required number of accessible spaces. Also, the main entries will have drop off areas for the convenience of residents and their families and friends. The expansion will be equipped with fire sprinklers per NFPA 13. There will be standpipes in the stairways for fire access to the second floor. There will additionally be a fire line loop on QB\61786273.2 Page 6 the Property with fire hydrants spaced per code. The new building areas will be I-1 occupancy; no patients will be bedridden and there will be no full nursing. a. Architectural Theme The style of the development will continue the existing building theme. The main features are stone veneer, stucco walls and sloped metal roofs in both gable and hip configurations. The building also has varied height elements including towers to visually locate the entry points. Roof overhangs, trim detailing and variation in the wall planes contribute shadow effects and interest to the rhythm and massing of the architectural design. The residential feel of the development will be enhanced by the sloped roof forms and the windows will be residential scale. The style will be compatible with the neighborhood. b. Color Palettes and Materials The palette of colors, materials and roof styles used on the expansion building will match the existing palette of colors, materials and roof styles utilized on the recently remodeled existing facility. The palette of southwest muted earth tones blends with and compliments the surrounding QB\61786273.2 Page 7 desert landscape. The wall materials will consist of stone veneer and stucco. The roof is standing seam metal. c. Landscape Theme and Materials The landscape plan for the expansion blends with the landscaping in the Phase I development, using the same plant material and similar layouts. For example, the Phase II landscaping plan uses swan hill olives in the parking lot planters similar to Phase I. Additionally, the shrubs (green cloud sage and bush morning glory) will be the understory planting in these parking lot planters. Flowering shrubs and ground cover will be the “in-fill” between sidewalks and building, again matching the prior phase. The decomposed granite (desert spice) will also be a “carry-over” from Phase I. In this manner, the Phase II landscaping, like Phase I, will complement the surrounding desert landscape by implementing plants native to the desert climate and environment. d. Signs The design, colors and materials used for signage at the site will be the same as those used in the buildings in the development and all signage will comply with City standards. All new signage for the development will be of a consistent character and nature to the existing signage depicted in the images below. QB\61786273.2 Page 8 e. Lighting Exterior lighting will be both wall and pole mounted. All exterior lighting will be dark sky rated, will utilize LED for low energy use, and be compatible with surrounding neighbors/uses. f. Parking Parking will meet the standards of Section 7.400 of the City Zoning Ordinance, which requires minimum parking of .4 spaces/dwelling unit for a “Retirement/Senior Housing/Convalescent/Nursing/Congregate Care Home” use. The design plan for the expansion shows 155 spaces with 9 accessible spaces. This design exceeds the minimum number of parking spaces required by the Zoning Ordinance (75 spaces) and the minimum number of accessible spaces required by the ADA (6 accessible for 151-200 general spaces) to reflect the needs of our residents and to locate accessible spaces close to each entry point for the buildings located within the development. g. Walls, Fences and Screening All screening will comply with the standards set forth in the Zoning Ordinance. Parking areas will be screened from the streets by masonry walls. Trash enclosures will be screened with masonry walls and gates. Rooftop mechanical equipment will be located on the central flat roof areas screened by parapets. Residential mechanical units will have architectural wall grilles. IV. PAD Use Regulations The Terra Pointe PAD provides a functionally integrated mixed-use project that encompasses 8.47 acres of land. This PAD accommodates a development project, which combines residential and nonresidential elements within a campus-like plan. This PAD promotes flexibility and encourages variations in building design and while complementing the character and nature QB\61786273.2 Page 9 of the surrounding desert landscape and community. The intent of this PAD is to accommodate senior living development at an intermediate scale with strict performance controls. a. Permitted Uses The intent of this PAD Zoning District is to accommodate the existing memory care facility on the Property and the 112-apartment assisted/independent living expansion. The City defines a "Congregate Care Facility" as a long-term residential facility for elderly persons within which living and sleeping rooms, a common dining room, laundry services and room cleaning are provided. The Terra Pointe expansion will provide these and other services such as complimentary transportation services and thus comes within the definition. Also, because of volatility in market trends and the similarities between independent senior living and multiple residence dwelling uses, Applicant seeks to include “Multiple Residence Dwelling” as a permitted use. This additional permitted use would allow for a seamless transition between the proposed use and a future multi- family use if market conditions change.. The proposed land uses for the PAD are listed below. The uses for this site are primarily derived from the permitted C-2 (General Commercial) zoning district with the addition of a Congregate Care Facility or multiple residence dwellings. 1. Congregate Care Facility 2. Nursing Homes - No Conditional Use Permit Required 3. Multiple Residence Dwellings/Multi-Family Residential Use 4. Professional, Administrative and Business Office (accessory to the primary use) 5. Barbershops and Beauty Salons (accessory to the primary use) 6. Medical or Dental Offices (accessory to the primary use) b. Uses Subject to Conditions These uses subject to conditions shall comply with the City’s specific conditions or requirements for administrative review. 1. Those uses subject to conditional use permit set forth in Section 5.753. c. Uses Subject to Conditional Use Permit These uses subject to a conditional use permit shall comply with the City’s specific conditions or requirements for a use permit. 1. Those uses subject to conditional use permit set forth in Section 5.754 except for a Nursing Home use, which shall not be subject to a conditional use permit. QB\61786273.2 Page 10 d. Accessory Uses Accessory uses are uses which are customary and incidental to the principal use of the Property and shall comply with the City’s specific conditions or requirements for accessory uses. V. PAD Development Standards The proposed Terra Pointe expansion will add a congregate care facility to the existing memory care center on the Property. The expansion, through its design, will accomplish all of the engineering, land use and design expectations of the surrounding community, the City and the Zoning Ordinance to make this project a beautiful and beneficial development for the existing neighborhood. C-2 District Standards Proposed PAD Standards & Rationale Minimum Net Lot Area N/A N/A Maximum Lot Area N/A N/A Minimum Setbacks:1 Front 25’ 25’ Rear 60’2 60’3 Side 60’2 60’2 Street Side 25’ 25’ Maximum Structure Height 30’ 40’4 Maximum F.A.R. .3 .4 Landscape Requirement 20% 20% Landscape Buffers 0’5 0’5 1 Setback to arterial streets shall be a minimum of 1’ for each foot of building height 2 60’ to residential uses; 15’ to nonresidential uses 3 60’ to residential uses (excluding any future covered parking); 15’ to nonresidential uses 4 This PAD will allow for a non-occupied architectural element on the expansion building at a maximum height of 40’. This architectural feature will help identify the main entry of the expansion. 5 Landscape buffers are not necessary because the Property is not adjacent to a residential zoning district. VI. Development Schedule The expansion may be developed in a single phase or multiple phases as market conditions require. Terra Pointe anticipates beginning construction 18-24 months after approval of this PAD and opening the expansion 18 months after commencement of construction. QB\61786273.2 Page 11 VII. Development Carries Out Intent of PAD District The PAD “district accommodates mixed-use development which combines residential and nonresidential land uses through common design elements. The district promotes flexibility and encourages variations in building design, lot arrangement, circulation patterns, and land uses.” For the following reasons, the proposed expansion carries out the intent of the PAD district. a. The request will encourage residential development to provide a mixture of housing types and designs. The Property is located near single-story stucco and wood sided homes to the north and southwest. The proposed expansion will add variation to these nearby single-story residential areas by providing a congregate living option for those seeking assisted or independent living services in the area. The modern aesthetic will update and beautify two currently undeveloped parcels, significantly enhancing the frontage of West Union Hills Drive. The expansion will maintain the character and nature of the surrounding area, implementing color palettes and themes that complement the desert landscape, while providing a variety of high quality materials and stylish development that offers state-of-the-art memory care and senior living services to the area. b. The request will encourage innovative development or redevelopment concepts for all land use types to provide a greater variety and intensity of uses. The proposed PAD will increase the variety and intensity of uses at the Property by adding both assisted and independent senior living options, which will complement the currently existing memory care services at the site, creating synergy between these residential and medical uses. The expansion will feature a variety of amenities, including restaurant-style dining rooms, exercise areas, recreation and other activity areas, exterior courtyards, covered porch areas, walking paths and more, to increase convenience and comfort of residents and their families. Moreover, residents can also use the on-site beauty salon and benefit from podiatry, dental, hearing, x-ray and other services offered at the development. The expansion will create an all-inclusive senior living community offering all of the dining, recreation, medical and personal services residents might need. c. Provide a process which relates the urban design and scale of project to the unique characteristics of the site. The proposed PAD will best utilize the Property in light of the difficult shape and nature of the parcels. Currently, the Terra Pointe facility occupies the southern facing parcel on the west side of the Property. The two remaining parcels in the Property are located north and east of the existing Terra Pointe facility. Notably, both remaining parcels are currently undeveloped and vacant. The undeveloped parcel on the northwest of the Property is partly wedge shaped, narrowing from west to east. This parcel only has direct access to N. 54th Ave.; the remaining undeveloped parcel to the east blocks access to N. 53rd Ave. The eastern undeveloped parcel is QB\61786273.2 Page 12 long and rectangular in shape and bordered on its east by N. 53rd Ave. a private drive that intermittently crosses onto the eastern parcel. The proposed PAD remedies the challenges that might arise in attempting to develop these undeveloped parcels by creating one coherent develop to exist on all of the Property. Thus, the proposed development will have direct access to both N. 54th Ave. and N. 53rd Ave., alleviating access concerns that could exist with the northwest parcel, which only has access to N. 45th Ave. despite having double the width of the undeveloped parcel to the east. The proposed PAD also mitigates any difficulties that may exist with developing the northwest parcel given its partial wedge shape. By including the parcel in the Property, the expansion and overall development can follow a more traditional and efficient parcel shape and layout. d. Require the nature and intensity of development to be supported by adequate utilities, transportation, drainage, and common open spaces to serve the development and to minimize impact on existing or future adjacent development. Terra Pointe will provide all necessary utilities to the Property pursuant to all applicable codes, laws and regulations. The site has direct access to W. Union Hills Dr. and will have indirect access to W. Union Hills Dr. via N. 53rd Ave. and N. 54th Ave. Although Terra Pointe offers complimentary transportation to residents, residents can also access public transportation at the bus stop located nearby across N. 53rd Ave. The expanded facility will have ample drainage via retention basins located along the northern and southwest boundaries of the Property as well as an expansion of the retention basin currently existing on the west side of the Property. Altogether, these factors will minimize any possible impact this low intensity use may have on existing or future adjacent development. e. The request will encourage development that is consistent with the policies and the guidelines established in any specific plan and the General Plan. Terra Pointe has applied for a rezone of the Property to provide a unique development that enhances the City of Glendale and provides a mixed-use congregate care facility offering medical and personal services closely matching the C-2 (General Commercial) zoning district. The request is to rezone from the existing zoning designation of A-1 (Agricultural) and SR-30 (Suburban Residence) to PAD, defaulting to C-2 (General Commercial). The rezone will afford an overall improvement to the area by providing an appropriate complementary zoning district while delivering an aesthetic composition and true sense of continuity to the site that currently features two vacant and undeveloped parcels, one of which fronts on W. Union Hills Dr. The development of these parcels will result in tax benefits to the City and an increase property valuation for the Property and surrounding lots in the community. The proposed expansion creates synergies with existing uses located along W. Union Hills Dr. and will encourage further suitable development in the area. QB\61786273.2 Page 13 VIII. Conclusion The proposed senior living development is a very low intensity use with minimal impact on the surrounding community, especially in light of the currently operating memory care center at the Property. The community for seniors will be an ideal neighbor to surrounding residential uses with minimal traffic generation and site activity and will create synergy with the nearby church and high school. The development will provide the City with another housing choice for seniors who require assistance with the tasks of daily living, yet who want to remain in their community. In this way, Terra Pointe will be an asset to the neighborhood and community. TAB A APN: 200-25-397A, 200-25-398A, & 200-25-004F 5330 W UNION HILLS DRIVE, GLENDALE, AZ 85308 AERIAL MAP APN: 200-25-397A, 200-25-398A, & 200-25-004F 5330 W UNION HILLS DRIVE, GLENDALE, AZ 85308 AERIAL MAP APN: 200-25-397A, 200-25-398A, & 200-25-004F 5330 W UNION HILLS DRIVE, GLENDALE, AZ 85308 ZONING MAP SR-30: SUBURBAN RESIDENCE AND A-1: AGRICULTURAL ZONING HISTORY CASE NO. ZON07-14 NO OVERLAY DISTRICTS APN: 200-25-397A, 200-25-398A, & 200-25-004F 5330 W UNION HILLS DRIVE, GLENDALE, AZ 85308 GENERAL PLAN APN: 200-25-397A, 200-25-398A, & 200-25-004F 5330 W UNION HILLS DRIVE, GLENDALE, AZ 85308 CITY COUNCIL CHOLLA DISTRICT– COUNCILMEMBER LAUREN TOLMACHOFF APN: 200-25-397A, 200-25-398A, & 200-25-004F 5330 W UNION HILLS DRIVE, GLENDALE, AZ 85308 PHOTOGRAPHIC ELEVATIONS TAB B APN: 200-25-148 ZONE: A-1 APN: 200-25--004V ZONE: A-1 APN: 200-25--004N ZONE: A-1 Fax: 602-957-7546 1254 W. University Ave #100 Fax: 928-779-5087 Flagstaff, Arizona 86001 Phone: 928-779-4340 Phoenix, Arizona 85018 4343 E. Avalon Drive Phone: 602-957-4343 ARCHITECTS REECE and ROWE A1.0 REVISIONS: TITLE: SCALE: 1"=30'-0" SITE PLAN FIRST FLOOR 0' - 0" SECOND FLOOR 12' - 8" HIGHEST RIDGE 37' - 9" Top of Footing -1' - 6" PLATE HEIGHT 21' - 8" JOB NO: DATE: REVISIONS: TITLE: SCALE: ARCHITECTS REECE and ROWE Fax: 602-957-7546 1254 W. University Ave #100 Fax: 928-779-5087 Flagstaff, Arizona 86001 Phone: 928-779-4340 Phoenix, Arizona 85018 4343 E. Avalon Drive Phone: 602-957-4343 REECE AND ROWE ARCHITECTS, PLLC. EXPRESSLY REECE AND ROWE ARCHITECTS, PLLC. © ARE NOT TO BE CHANGED OR COPIED IN ANY FORM RESERVES THE COMMON LAW COPYRIGHT AND OTHER OR MANNER WHATSOEVER NOR ARE THEY TO BE PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ASSIGNED TO ANY THIRD PARTY WITHOUT FIRST OBTAINING WRITTEN PERMISSION AND CONSENT OF 1/8" = 1'-0" TERRA POINTE Phase 2 and 3 TERRA POINTE LLC 5330 W. UNION HILLS GLENDALE, AZ 11-22-2019 RAR19012 EXTERIOR ELEVAITONS A6.0 1/8" = 1'-0" 1 Proposed South Elevation color EXISTING MAIN ENTRY VIEW COLOR SCHEME - TO MATCH EXISTING P-1 MAIN BUILDING COLOR FRAZEE PAINT TOFFEE CL2773M FLAT P-2 ACCENT WALL COLOR FRAZEE PAINT TURKEY CREEK CL2746A FLAT P-3 TRIM FRAZEE PAINT DIESEL CL2877N SEMI-GLOSS R-1 METAL ROOFING, ATAS ECO-SEAM (ECH 160) 18" WIDTH, CLASSIC BRONZE (O1) S-1 CULTURED WALL STONE BORAL, LEDGESTONE TO MATCH EXISTING