Extracted text (via pymupdf)
25804 characters
Minor General Plan Amendment
and
Planned Area Development
for
99th and Glendale
Avenues
by:
Mangat Investments II
Continental 562 Fund, LLC
North and West of the Northwest Corner of 99th Ave. and Glendale Ave.
Case No: GPA21-01/ZON21-01
Submitted: January 4, 2021
Updated: March 3, 2021
i
DEVELOPMENT TEAM
Owner:
Mangat Investments II
Attn:
Tony Singh
7138 N. 110th Ave.
Glendale, Arizona 85307
Developers:
for Commercial, Office, Assisted Living
Successors of Mangat
Mangat Investments II
Attn:
Tony Singh
7138 N. 110th Ave.
Glendale, Arizona 85307
for Multifamily
Continental 562 Fund, LLC
Attn:
Eric Gumm
Brett Van Dyck
c/o Continental Properties Company, Inc.
W134 N8675 Executive Parkway
Menomonee Falls, Wisconsin 53051
Architects:
for Commercial, Office & AL
RKAA Architects, Inc.
Attn:
Neil Feaser
2233 E. Thomas Road
Phoenix, Arizona 85016
for Multifamily
Continental Properties Company, Inc.
W134 N8675 Executive Parkway
Menomonee Falls, Wisconsin 53051
Landscape Architect:
RVI Planning
Attn:
Alex Stedman
120 S. Ash Avenue
Tempe, Arizona 85281
Civil Engineer:
Bowman Consulting
Attn:
Joe Cable
6751 N. Sunset Boulevard, Suite 325
Glendale, Arizona 85305
Traffic Engineer:
CivTech
Attn:
Dawn Cartier/Ben Good
10605 N. Hayden Road, Suite 140
Scottsdale Arizona 85260
Zoning:
Burch & Cracchiolo, P.A.
Attn:
Ed Bull/Brennan Ray
1850 N. Central Avenue, Suite 1700
Phoenix, AZ 85004
Phone: (602) 234-9913
ii
TABLE OF CONTENTS
I. Introduction .............................................................................................................................. 1
II. Site, Surrounding Area, and Existing Zoning ........................................................................... 1
III. Proposed Minor General Plan Amendment .............................................................................. 1
IV. Proposed PAD .......................................................................................................................... 2
A. Permitted Uses .................................................................................................................... 2
Table A: Permitted Uses ..................................................................................................... 2
B.
Conceptual Land Use Plan and Architecture ...................................................................... 3
C.
Conceptual Landscaping ..................................................................................................... 4
D. Multi-Family Development ................................................................................................ 4
E.
Development Standards ...................................................................................................... 5
Table B: Development Standards ....................................................................................... 5
F.
Circulation ........................................................................................................................... 5
G. West Glendale Avenue Design Plan ................................................................................... 6
V. Engineering ............................................................................................................................... 6
A. Arterial Streets .................................................................................................................... 6
B.
Utilities ................................................................................................................................ 6
C.
Grading & Drainage ............................................................................................................ 7
VI. Conclusion ................................................................................................................................ 7
TABLE OF EXHIBITS
Exhibit No.
Description
1
Aerial
2
Conceptual Land Use Plan
3
Conceptual Landscape Plan
4
Building Elevations (Commercial)
5
Building Elevations (Multi-Family)
6
Building Elevations (Medical Office)
7
Building Elevations (Assisted Living)
8
Glendale Ave. and Myrtle Ave. Street Cross-Sections
1
NARRATIVE
I. INTRODUCTION
Mangat Investments II (“Mangat”) and Continental 562 Fund, LLC (“Continental”) are the
proposed developers of approximately 33 gross acres west of the northwest corner of 99th Avenue
and Glendale Avenue (the “Site”). Mangat and Continental are requesting a new Planned Area
Development (“PAD”) for the Site to create a mixed-use development that will be a strong, viable
development for the City and the adjacent properties. The proposed development includes uses
that will not only serve and support the area but encourage the continued development of the
surrounding area.
II. SITE, SURROUNDING AREA, AND EXISTING ZONING
An aerial of the Site is included as Exhibit 1. The Site remains undeveloped and wraps the
partially developed Westgate Healthcare Campus on the east. West of the Site is property owned
by the Flood Control District of Maricopa County. North of the Site is the existing St. Joseph’s
Westgate Medical Center. The area south of the Site are agricultural uses.
The Site is designated on the City’s General Plan as “Business Park.” The Business Park
category designation is intended to encourage large scale campus style development with attractive
streetscapes, enhanced landscaping, functional pedestrian connectivity, and usable gathering
places. The proposed development is consistent with the proposed General Plan amendment. The
Site is zoned A-1 and because the proposed development is mixed-use, the Site needs to be rezoned
to PAD.
III. PROPOSED MINOR GENERAL PLAN AMENDMENT
Mangat and Continental are requesting an amendment from the Site’s existing General Plan
designation of Business Park (“BP”) to Entertainment Mixed-Use (“EMU”). The proposed mixed-
use development is consistent with the EMU designation’s purpose of providing a wide range of
commercial and office uses, multifamily residential uses, and entertainment and sports facilities.
Further, the Minor GPA request is supported by the following goals and policies of the General
Plan:
• Land Use Element Goal LU-1, Policy LU-1.1: Development is guided by sound growth
management; the City shall ensure that sufficient infrastructure is in place for desired
land uses. There is adequate infrastructure surrounding the Site with Glendale Avenue
and 99th Avenue located adjacent to the Site. Further, the Site is located within an area
with existing and planned commercial and employment and the proposed Minor GPA is
compatible and complementary to the area.
• Land Use Element Goal LU-3; Policy LU-3.6: Land uses tie into existing and future
transportation systems; the City should encourage developers to establish densities of
at least 15 dwelling units per acre for new residential development in areas within a
quarter mile radius of high-capacity transit stations. There are existing transportation
systems available within the area to serve the existing and proposed mixed-uses within the
area. This Minor GPA further complements the area by providing high-density residential
uses for additional ridership and use of the City’s transportation systems. The proposed
2
multifamily portion of this mixed-use development will be greater than 15 dwelling units
per acre.
• Land Use Element Goal LU-3; Policy LU-4.1, and Policy LU-4.4: Mixed-use projects
provide urban clusters with housing, retail, restaurants and integrated transit
facilities in Glendale; the City should support and facilitate the creation of mixed use
projects that locate housing, employment, retail, entertainment and services in
condensed areas to support walkability and reduce vehicle trips; the City shall
encourage a variety and mix of uses, including both vertical and horizontal mixed-
use where appropriate. The proposed Minor GPA will locate multi-family housing near
an area with existing and planned commercial, employment and other complementary uses
and further support the City’s plan for a walkable, pedestrian environment within and
horizontal mixed-use development on the Site.
• Housing Element Goal HE-6; Policy HE-6.2: Residential areas relate to workplaces;
the City shall encourage housing in close proximity to designated employment areas.
The Minor GPA and the proposed mixed-use development on the Site, including multi-
family housing near a number of employment uses including the St. Joseph medical
campus, Westgate Healthcare Campus, the Westgate Entertainment District, and number
of other employment opportunities for residents within this area of Glendale. The proposed
multi-family residences will be in close proximity to the existing and future employment
opportunities in the area.
IV. PROPOSED PAD
A major objective of the PAD zoning is to accommodate a mix of uses that are combined
through the Site’s layout and common design elements, development guidelines, and development
standards to create a dynamic project that will be an asset in the area and a positive influence on
the surrounding community. Another objective of the PAD zoning is to create an innovative
development for all land use types to provide a greater variety and intensity of uses. The intent of
this PAD is to accomplish those objectives by zoning the Site to PAD for a high-quality medical
healthcare campus. The proposed PAD accomplishes the PAD zoning objectives.
A.
Permitted Uses
Permitted uses for the proposed development are set forth in Table A:
Table A: Permitted Uses
•
C-2 (General Commercial) permitted uses as set forth in the City’s Zoning Code.
•
C-2 uses subject to conditions as set forth in the City’s Zoning Code.
•
C-2 uses subject to Condition Use Permit as set forth in the City’s Zoning Code.
•
C-2 accessory uses as set forth in the City’s Zoning Code.
• C-O (General Office) permitted uses as set forth in the City’s Zoning Code.
• Indoor recreational facilities, including but not limited to indoor shoot range,
martial arts studios, billiard and pool halls, electronic and coin-operated game
rooms, bowling alleys, skating rinks, and health and fitness establishments
• Multi-family residential.
• Senior housing (including but not limited to senior living, independent living,
assisted living, or memory care).
3
• Wireless communication facilities, where they are building mounted antennas,
rooftop mounted antennas, or alternative tower structure antennas, subject to
Sections 7.506 and 7.600.
• Retail, Gasoline, and Convenience uses with a Conditional Use Permit
Prohibited Uses
• Billboards
• Digital billboards
• Tattoo parlors
• Check cashing facilities
B.
Conceptual Land Use Plan and Architecture
The proposed mixed-use development is anticipated to contain approximately 5 acres of
commercial, 3.5± acres of medical office, 3.5± acres of assisted living, and 18± acres of multi-
family uses. See Exhibit 2, Conceptual Land Use Plan. The commercial portion of the
development is planned along Glendale Avenue, providing maximum visibility and exposure for
the future commercial tenants. Conceptual elevations of the commercial buildings are attached as
Exhibit 4. The multi-family development windows to Glendale Avenue and wraps the proposed
commercial development as it moves north on the Site. Conceptual elevations of the multi-family
development are attached as Exhibit 5. The medical office and assisted living uses are proposed
along the Site’s northern boundary in close proximity to the St. Joseph’s Westgate Medical Center.
Conceptual elevations of the medical office and assisted living facility are attached as Exhibits 6
and 7.
The specific locations and designs of the buildings, architecture, landscaping, parking,
walls, on-site improvements, etc. are generally identified in this PAD. As the exact details are not
known at this time, including the location and design of any parking structure, flexibility within
the spirit and intent of this PAD is needed. Therefore, an additional administrative review process
will be added to the normal City review process to ensure that the future Development Plans are
consistent with the quality, character, and intent of this PAD.
The additional administrative process will be comprised of the following requirements:
1.
Submittal of an updated Development Plan shall occur when a
Design Review application is filed for a specific building, group of buildings, or
parking structure. The applicant, without filing a Design Review application, may
file an updated Development Plan. If an updated Development Plan is filed without
a Design Review application, the updated Development Plan shall be processed in
the same manner as a Design Review application.
2.
The updated Development Plan shall include a site plan and changes
to building locations, height, architecture, parking, and landscaping.
3.
The updated Development Plan shall be reviewed and approved
simultaneously with any Design Review application.
4.
A Development Plan (updated or otherwise) may be amended as part
of the review and approval of a Design Review application.
4
C.
Conceptual Landscaping
The Landscape Theme for the proposed development will complement the building
architecture and enhance the overall look and feel of the development. See Exhibit 3, Conceptual
Landscape Plan. A lush landscape appearance, consisting of all Low Water Use Plant Materials,
will be achieved through the careful placement of colorful shrubs, vines, and flowering ground
covers. The landscape design is a combination of formal and semi-formal masses of singular
plants in rows with colorful accent plants that will look good all year round and create a dynamic
Landscape Architectural Theme. The trees will provide fast growing shade for the parking areas
and building entrances. An increased density of shrubs, accents and ground covers will provide a
lush surrounding.
D.
Multi-Family Development
Layout
Continental is the proposed multi-family developer. This development, known as “The
Springs at Westgate,” is anticipated to contain 292 units at a gross density of approximately 15.6
dus/ac. The Springs development will be an upscale, market rate community consisting of a mix
of studio, 1-, 2-, and 3-bedroom units. The community will also include a number of tenant
amenities. Among the facilities are a 4,000+ square foot clubhouse, car care area, pet wash station,
a fenced pet playground, picnic areas, storage lockers, and bike parking spaces. The clubhouse
includes a large gathering room, 24-hour fitness center, kitchen area, coffee bar, and office space
for Continental’s property management team. A pool and sun deck for the residents are provided
behind the clubhouse along with an outdoor grilling area. The fitness room features a large garage-
style door which may be opened when the weather permits for an open-air workout area. The
clubhouse and pool area are served by wireless internet service. Connectivity among buildings
and tenant amenities is provided through an internal sidewalk network. The sidewalk network will
also provide connections to the adjacent public sidewalks to promote walkability and connectivity
to surrounding areas.
Architecture
The Springs community will feature two-story residential apartment structures with
private, ground level, direct entries to each unit. See Exhibit 5. Exterior elevations provide
architectural interest through varied rooflines and flat roof components. Quality building
materials, such as stucco and stone masonry, are incorporated into the building elevations for
greater durability. Alongside a complementary color palette, roof accents over unit entries bring
additional architectural articulation to the buildings. Each building provides articulation to break
up the structure’s massing and provide human scale by incorporating balconies, covered doorways,
and unit projections to create variation with each facade. All ancillary structures also feature the
same quality and durable materials stated above. Additional consideration during the design
review phase will be given to the City’s Multi-Family Development Standards.
Private Open Space
In connection with The Springs, Continental requests a modification to the City’s minimum
private open space requirement. Under the City’s Code, each multi-family unit is required to
provide 100 square feet of private open space. Continental requests this be modified to allow a
minimum of 80 square feet per unit, with up to 10 units not providing any private open space. As
is shown in the below table, the Springs is anticipated to contain a total of 12 buildings ranging in
5
size of 20-unit, 24-unit, and 28-unit buildings. The overwhelming majority of the units will have
a private open space that exceeds the City’s minimum requirements. A breakdown of the building
types, private open space range, and average private open space is a follows:
Building Type
20-units
24-units
28-unit
Private Open Space Sq. Ft.
(Min and Max)
90 – 200
90 – 200
80 – 249
Average Private Open
Space Sq. Ft.
123
125
138
Number of Units with
Private Open Space (per
building type)
18
24
26
The Springs has been designed with increased amenities to offset the slight reduction in
private open space. These increased amenities include but are not limited to pet playgrounds,
grilling and picnic areas, an outdoor kitchen, fitness center, pool, and a community kitchen. These
amenities provide sufficient opportunities for people to gather, interact, and socialize.
Fencing
Continental also requests a modification to the City’s fencing requirements. Continental
requests that the fence along the The Springs’ western boundary be a decorative, wrought-iron
style fence rather than a solid block wall. The land west of this area is designated open space and
a solid block wall would prevent people from taking advantage of the views to this area.
E.
Development Standards
The Development Standards are set forth in Table B, Development Standards
Table B: Development Standards
Development Standard
Requirement
Min. Building Setback
-
Glendale Ave.
-
Myrtle Ave.
-
Side
-
Rear
25 ft.
25 ft.
20 ft.
20 ft.
Max. Building Height
50 ft./4 stories
Avg. Landscape Setback
-
Glendale Ave. (measured from
the back-of-curb)
-
Myrtle Ave.
30 ft.
20 ft.
Min. On-Site Landscaping
(% of Net Site Area)
20%
F.
Circulation
The Site has been carefully planned, internally and externally, to create a circulation plan
that meets the City’s requirements. The Site has been appropriately designed to locate driveways
that provide convenient, safe, and effective access and are coordinated with existing driveways on
the north side of Glendale Avenue within the Westgate Healthcare Campus to the east. Designing
6
the Site in this fashion allows users and passersby of the Site to appreciate that they are in a
cohesive environment. Primary access to the multi-family portion will occur through a shared
access (with the commercial development) from Glendale Avenue. In connection with this
proposed mixed-use development, it is proposed that Desert River Boulevard is routed back to 99th
Avenue via Myrtle Avenue, which will run along the Site’s northern boundary. Access for the
future medical office and assisted living portions of the development will occur from this future
Myrtle Avenue. A secondary access for the multi-family development is also proposed along
Myrtle Avenue.
G.
West Glendale Avenue Design Plan
The West Glendale Avenue Design Plan, adopted by the City Council in 1991 (the “Plan”),
applies to the Site’s Glendale Avenue frontage. The 30-year-old Plan’s purpose is to provide for
a high-quality environment along the Glendale Avenue corridor. Consistent with the Plan, the
proposed layout, landscaping, and design for the Site’s Glendale Avenue frontage will reflect the
high-quality sought for this area. As will be demonstrated on the development plans, the proposal
satisfies the spirit and intent of the Plan by providing additional landscaping, enhanced paving,
entry feature and other visual treatments at the main entry point to the development; a six-foot
wide, meandering sidewalk; a substantial building setback to create additional visual interest; and
an average landscape setback in excess of 30 feet.
V. ENGINEERING
A.
Arterial Streets
Glendale Avenue and Myrtle Avenue will be constructed in accordance with the roadway
cross-sections included at Exhibit 8. Glendale Avenue is classified as a special arterial section
with 130’ full width right of way with 65’ half width right of way on the north side. Glendale
Avenue is currently improved with approximately 70’ of pavement (35’ on the north and south
sides). There is 50’ of existing right of way on the north side. The development will dedicate the
additional 15’ of right of way and construct additional pavement, curb and gutter, sidewalk,
landscaping and street lighting on the north side of Glendale Avenue along the project frontage as
shown on the Glendale Avenue street cross-section.
Myrtle Avenue is classified as a collector section with 70’ full width right of way with
35’ half width right of way on the south side. Myrtle Avenue is currently unimproved with 35’ of
right of way dedicated on the north side. The development will dedicate 35’ of right of way on
the south side and will construct pavement, curb and gutter, sidewalk, landscaping and street
lighting for the south half of the roadway as shown on the Myrtle Avenue street cross-section.
B.
Utilities
The development will include potable water and sewer service for each parcel.
Wastewater: The onsite sewer will be privately owned and will connect to an existing 42”
sewer main in 99th Avenue operated by the Sub-Regional Operating Group (SROG).
Development of the Site will include the construction of a private wastewater pump station that
will connect to a proposed 8” gravity sewer line in Myrtle Avenue. The proposed 8” gravity line
will connect to the 42” SROG sewer line in 99th Avenue. The proposed sewer main in Myrtle
Avenue will be constructed on the north side in existing unimproved right of way as it nears 99th
7
Avenue. A license agreement will be obtained from Salt River Project to cross the existing SRP
irrigation lateral. The proposed gravity sewer will connect to an existing manhole located south
of the 99th Ave and Myrtle Ave intersection.
Water and Fire: Onsite potable water lines will be privately owned and will connect to
the existing 12” diameter public water mains located in Glendale Avenue and Myrtle Avenue
providing a looped water system. Onsite fire line will also be provided via looped connections
between the existing 12-inch water line in Myrtle Avenue and the 12-inch water line in Glendale
Avenue. Additionally, the 12-inch waterline in Myrtle Avenue will be extended east
approximately 639 feet to 99th Avenue and tie-in to the existing 12-inch water line in 99th Avenue.
A license agreement will be obtained from Salt River Project to cross the existing SRP irrigation
lateral.
C.
Grading & Drainage
The Site naturally slopes towards the southwest. The Site is not in a floodplain since it is
classified by FEMA as a Flood Zone X. Flood Zone X is defined as areas having 0.2% annual
chance of flood hazard, areas of 1% annual chance flood with average depth less than one foot or
with drainage areas of less than one square mile.
The development north of the Site prevents offsite drainage flows from entering it. To the
west of the Site is a parcel of land owned by Flood Control District of Maricopa County (FCDMC)
and west of the FCDMC parcel is the New River. The ultimate drainage outfall for the Site is at
the southwest corner into a drainage ditch along the north side of Glendale Avenue. The drainage
ditch carries flow west to New River, where it enters New River through a drainage structure
located under the FCDMC maintenance road for New River.
Retention for onsite storm water will be provided by a combination of surface retention
basins and underground storage tanks. Retention basins will provide sufficient volume to retain
the 100-year, 2-hour storm. Finished floors will be set at least 1-foot above the basin’s high-water
elevation.
Each parcel within the development will be responsible for retaining their own half-street
frontage from both Glendale Avenue and Myrtle Avenue, as well as onsite storm water. Retention
facilities will be dissipated within 36-hours via drywells
VI. CONCLUSION
Mangat’s and Continental’s proposed mixed-use development will be a viable, sustainable
development that will be a benefit to the surrounding area and City. The mix of uses, layout,
landscaping, architecture, etc. will serve to create an exciting development that will support the
City’s goals in the immediate area.
Mangat Investments II
Continental 562 Fund, LLC