ZON05-20 approved, Woolf Crossing PAD

City of Glendale — Regular Meeting (2021-06-17)

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Project Team

PAGE

Owner:
Woolf Family Enterprises, LTD

Layton Woolf

8805 North Reems Road

Waddell, Arizona 85355

Developer and Homebuilder:
Element Homes

Mr. Michael Cronin

426 North 44th Street, Suite 240

Phoenix, Arizona 85008
Telephone: (602) 343-2121
Fax: (602) 286-0060

Planning and Engineering:
CMX, L.L.C.

Mr. Ron Hilgart, P.E.

7740 N. 16th Street, Suite 100

Phoenix, Arizona 85020

(602) 567-1900

Traffic Engineering:
CivTech, Inc.

Ms. Dawn Cartier, P.E.

7610 East Windrose Drive

Scottsdale, Arizona 85260

Telephone: (480) 659-4250

Fax: (480) 659-0566

Landscape Architects
Olsson Associates

Mr. Shane Hanneman, RLA

7250 North 16th Street, Suite 210

Phoenix, Arizona 85020

Telephone: (602) 748-1000

Fax: (602) 748-1001

Land Subsidence
Geological Consultants, Inc.
Earth Fissure Studies:
Mr. Kenneth M. Euge, R.G.

2333 W. Northern Ave., Suite 1A

Phoenix, Arizona 85021

Telephone: (602) 864-1888

Fax: (602) 864-1899

Attorney:

Earl, Curley and Lagarde, P.C.

Mr. Michael Curley

3101 N. Central Ave. Suite 1000

Phoenix, Arizona 85012

Telephone: (602) 530-8076

Fax: (602) 530-8500

Table of Contents

PAGE ii

Narrative
Page
Project Team List........................................................................ i
1.0
Introduction............................................................................... 1
2.0
Compliance with Glendale 2025 General Plan.................................... 4
3.0
Goals And Objectives .................................................................. 6
4.0
Site Location ............................................................................. 8
4.1 Surrounding Properties.................................................... 9
4.2 Access......................................................................... 10
4.3 Luke Air Force Base ........................................................ 11
5.0
Existing Conditions...................................................................... 13
5.1 Existing Land Use, Zoning And General Plan ......................... 14
5.2 Existing Topography And Drainage...................................... 14
5.3 Archaeological Survey ..................................................... 14
5.4 Geological Subsidence..................................................... 14
6.0 The Proposed Project....................................................................... 16
6.1 Community Character....................................................... 17
6.2 Land Uses..................................................................... 18
A.
Residential Land Use Category .................................. 19
1)
Permitted Uses ............................................... 20
a.
Permitted Uses........................................ 20
b.
Uses Subject to Conditions........................ 20
c.
Uses Subject to Conditional Use Permit........ 20
d.
Accessory Uses....................................... 20
B.
Commercial Land Use Category.................................. 21
1)
Permitted Uses ............................................... 22
a.
Permitted Uses........................................ 22
b.
Uses Subject to Conditions........................ 24
c.
Uses Subject to Conditional Use Permit........ 24
C.
Luke Compatible Land Use Category............................ 25
1)
Permitted Uses ............................................... 26
a.
Permitted Uses........................................ 26
b.
Uses Subject to Conditions........................ 26
c.
Uses Subject to Conditional Use Permit........ 27
d.
Accessory Uses....................................... 27

Table of Contents

PAGE iii
D.
Parks.................................................................... 27
E.
Elementary School................................................... 28
6.3
Architecture ....................................................................... 28
A.
Residential Architecture............................................ 28
B.
Commercial Architecture........................................... 29
C.
LCLU Architecture ................................................... 30
6.4
Development Master Plans ................................................... 31
6.5
Development Standards........................................................ 32
6.6
Performance Standards......................................................... 34
A. Residential Performance Standards ............................... 34
B. Commercial Performance Standards............................... 34
C. LCLU Performance Standards ....................................... 35
6.7
Walls And Monumentation...................................................... 35
6.8
Open Space And Landscape Theme ......................................... 36
A. Landscape Buffer and Screening ................................... 36
B. Management and Maintenance ..................................... 37
6.9
Site Lighting....................................................................... 37
6.10 Signage............................................................................. 38
6.11 Parking Standards ............................................................... 38
A. Residential Parking Standards ...................................... 38
B. Commercial Parking Standards...................................... 38
C. LCLU Parking Standards .............................................. 38
6.12 Recreational And Community Facilities...................................... 39
6.13 Phasing ............................................................................. 39
7.0 Infrastructure .............................................................................. 41
7.1
Transportation/Traffic Circulation ............................................. 42
A.
Vehicular ............................................................... 42
B.
Pedestrian ............................................................. 43
C.
Bicycle.................................................................. 43
7.2
Drainage............................................................................ 43
7.3
Public Utilities And Services................................................... 45
7.4
Wastewater System ............................................................. 45
7.5
Potable Water System.......................................................... 46

Table of Contents

PAGE iv
Tables
Page
1
Graduated Density Concept Guidelines .............................. 11
2
Land Use Summary......................................................... 18
3
Residential Development Standards .................................. 32
4
Commercial Development Standards .................................. 33
5
LCLU Development Standards .......................................... 34
6
Phasing Schedule .......................................................... 40

Figures

1
Regional Vicinity Map
2
Aerial Image
3
Surrounding Zoning
4A
Adjacent Stakeholders Map
4B
Adjacent Stakeholders List
5
Existing Right-of-Ways
6
Luke Air Force Base Map
7
Luke Air Force Base Graduated Density Concept Exhibit
8
Physical Features Map
9
Proposed Land Use Map
10
Phase Map
11
Conceptual Landscape Master
12
Conceptual Plan Trails and Open Space Master Plan
13A
Conceptual Neighborhood Park
13B
Conceptual Pocket Park 1
13C
Conceptual Pocket Park 2
13D
Conceptual Pocket Park 3
14
Existing Community Facilities and Services
15
Street Circulation Plan
16A
Typical Street Cross-Sections
16B
Typical Street Cross-Sections
16C
Typical Street Cross-Sections
17
APS Map West Valley South
18
On-Site Wastewater Plan
19
Off-Site Wastewater Plan
20
Water Master Plan
21
Entry
22
Wall Elevations
23
Theme Wall and View Wall Locations
24
Entry Monumentation Location Exhibit

Table of Contents

PAGE v

Appendices

A – Letter from Luke Air Force Base
B – City of Glendale RDDM Comparison
C – Residential Architectural Elevations and Floor Plans
D – Traffic Impact Study Executive Summary
E – Legal Descriptions

Introduction

Section 1.0 - Introduction

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2
Woolf Crossing is a proposed 738-acre planned community located within the western
portion of City of Glendale (the City). Situated adjacent to the future Loop 303 Freeway
and the proposed Northern Parkway, the community is approximately four and a half miles
east of the White Tank Mountains. Refer to Figure 1 for a Regional Vicinity Map, which
depicts the location of the project in relation to the White Tank Mountains and
surrounding area. Figure 2 provides an aerial view of the project and existing conditions.

Woolf Crossing is located approximately two miles west of the entrance to Luke Air Force
Base (AFB), which is at Litchfield Road, just south of Northern Avenue. The Woolf
Crossing Project Team recognizes the importance of Luke AFB for the nation’s defense
and its economic impact, and is committed to being compatible with Luke AFB’s
operations. The majority of the Property is outside of the 1988, 65-Ldn Joint Land Use
Study (JLUS) noise contours for the F-16 and all of the Property is outside the Luke
AFB’s clear zones and accident potential zones. Through careful placement and transition
of land uses, Woolf Crossing fully complies with Luke AFB’s Graduated Density Concept
(GDC), which is Luke AFB’s stated criteria for compatibility and discussed in detail within
Section 4.3.

Although the area surrounding Woolf Crossing is currently agricultural or rural residential,
recently several large subdivisions and higher density master planned communities in the
vicinity have been approved. These developments are or will be under construction in the
very near future. The majority of these developments lie to the north and west of Woolf
Crossing. These include Sycamore Farms, Rancho Gabriela, and Greer Ranch within the
City of Surprise. The majority of Prasada (formerly known as Cactus Lane Ranch) is
located within the City of Surprise; however, the portion adjacent to Woolf Crossing is
located within the City of Glendale’s planning area. Nearby developments within the
County’s jurisdiction includes Cortessa, White Tank Foothills, Zanjero Pass, and Zanjero
Trails. Refer to Figure 3, Surrounding Zoning which depicts the location of these
developments in relation to the project.

The purpose of this application is to request a zone change from Agricultural (A-1) to
Planned Area Development (PAD). With PAD zoning, Woolf Crossing will provide a fully
integrated community using a variety of densities and a broad range of lot sizes, housing
types, and land uses. This master plan approach to development will have a positive
impact on the surrounding area by creating integrated communities along with retail
goods and services, employment opportunities, educational and recreational facilities,
and regional infrastructure improvements.

Woolf Crossing will be developed with careful attention paid to stormwater drainage and
establishment of open space. The planning and design process will preserve significant
open space for project amenities for use in parks, a pedestrian trail system, open space
and as retention / drainage corridors. These open space areas will be used to help
enhance the project’s streetscape and help provide compatible transitions between
uses. Specifically, the land plan for Woolf Crossing provides a mixture of residential and
nonresidential uses, in addition to several amenities such as a neighborhood park and an
elementary school site to meet the needs of the residents.

The Woolf Crossing PAD document is intended to provide a comprehensive master plan,
which is consistent with City regulations and appropriately incorporates the City’s

Section 1.0 - Introduction

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3
Residential Design and Development Manual in order to provide for a quality
development. The Woolf Crossing PAD also provides a detailed description of residential
and nonresidential land uses, trail and open space concepts, architectural design themes,
development standards, and infrastructure requirements for the community.

Element homes will be the Master Developer for the single-family portion of the proposed
738-acre Mixed-Use Master Plan community and has partnered with Parks/Martin
Development Co., Inc., a commercial real estate developer with extensive experience in
the development of mixed-use regional projects that are similar to what is envisioned for
the commercial portion of this Mixed-Use Master Plan community.

The proposed “Woolf Crossing” master plan community includes a variety of single family
home ownership opportunities on various lot sizes and the opportunity for a major
commercial development which will accommodate a broad range of regional,
neighborhood and community needs. The project integrates open space and recreational
amenities, all of which will provide an exceptional quality of life for the future residents.

Compliance with Glendale 2025 General Plan

Section 2.0 - Compliance with General Plan

PAGE

Currently, the Property is used for agricultural purposes, and is zoned Agricultural (A-1)
in the City of Glendale. The Glendale 2025 General Plan designates the portion of the
Property within the 65 Ldn noise contour as Luke Compatible Land Use Area. The City
has recently approved a Major General Plan Amendment that affects Woolf Crossing and
nearby areas outside of the 65 Ldn noise contour. The General Plan Amendment shows
the Woolf Crossing area as Entertainment Mixed Use west of Sarival Avenue, Low Density
Residential (1.0 to 2.5du/ac) between Sarival Avenue and the 65 Ldn noise contour and
Luke Compatible Land Use Area east of the 65 Ldn noise contour. It also identifies the
realignment of Sarival Road between Olive Avenue and Northern Avenue. The purpose of
the realignment is to accommodate a full diamond interchange of the Northern Parkway at
Sarival Avenue. The Woolf Crossing land uses comply with the approved general plan
amendment by proposing commercial uses west of the Sarival alignment, residential uses
less than 2.0 du/ac between Sarival Avenue and the 65 Ldn noise contour, and Luke
compatible land use area within the 65 Ldn noise contour.

Goals and Objectives

Section 3.0 - Goals and Objectives

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7
The Woolf Crossing PAD will allow the development of a master planned community consistent
with Element Homes’ philosophy and commitment to create high-quality neighborhoods. The
Property will have a strong identity and vision that creates compatibility between the residential
and nonresidential uses. In particular, the open space and the circulation system depicted in the
PAD are the primary organizing and unifying elements of the project.

The goal of the Woolf Crossing PAD is to ensure a strong “sense of place” for residents
and promote a high- quality mixed use community appropriate to this area. One of the key
elements of the Woolf Crossing PAD is its “Gateway” location. Because of this unique
situation of the Loop 303 and the proposed Northern Parkway, the Woolf Crossing land
use plan has been designed to provide flexibility for nonresidential uses to allow
adjustment to the changing needs of the market and residents. The City’s zoning
ordinance specifically encourages this goal through the Planned Area Development
process. Specifically, the purpose of PAD zoning is as follows:

This district accommodates mixed use development which combines
residential and nonresidential uses through common design elements. The
district promotes flexibility and encourages variations in building design,
lot arrangement, circulation patterns, and land uses. Further, it is the
intent of the PAD to:
A.
Encourage creative and effective use of land and circulation systems
to accommodate changes in land development technologies.

B.
Encourage residential development to provide a mixture of housing
types and designs.

C.
Encourage innovative development or redevelopment concepts for all
land use types to provide greater variety and intensity of uses.

D.
Provide a process which relates the urban design and scale of
project to the unique characteristics of the site.

E.
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.

F.
Encourage development that is consistent with the policies and the
guidelines established in any specific plan and the General Plan.
Glendale Municipal Code, Appendix A, Zoning §5.901

Site Location

Section 4.0 - Site Location

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9
Situated adjacent to the future Loop 303 Freeway and bisected by the proposed
Northern Parkway, Woolf Crossing is approximately four and a half miles east of the White
Tank Mountains and two miles west of the entrance to Luke AFB, which is at Litchfield
Road, just south of Northern Avenue.
4.1 Surrounding Properties
To understand the existing zoning in the Woolf Crossing property and surrounding area,
please refer to Figure 3. Surrounding property ownership is identified in Figures 4-A and
4-B.

At the present time, the existing land uses surrounding Woolf Crossing are as follows:

On-site: Vacant, agricultural.
North:
Vacant, agricultural within Maricopa County jurisdiction, Cactus Lane
Ranch Packaging and Warehousing Buildings.
South:
Residential within Maricopa County jurisdiction, Sarival Farms Phase 2,
Agricultural.
East:
Falcon Dunes Golf Course and agricultural land within Maricopa County
jurisdiction.
West:
Vacant and agricultural land within Maricopa County jurisdiction.

As mentioned previously, the area surrounding Woolf Crossing is currently agricultural or
rural residential. Recently several large subdivisions and higher density master planned
communities in the vicinity have been approved, and these developments are or will be
under construction in the very near future. The majority of these developments lie to the
north and the west of Woolf Crossing. These include Sycamore Farms, Prasada, Rancho
Gabriela, Greer Ranch, Cortessa, White Tank Foothills, Zanjero Pass and Zanjero Trails.
Refer to Figure 3, Surrounding Zoning Exhibit, which illustrates the locations of these
developments in relation to Woolf Crossing.

Approximately one mile to the north of Woolf Crossing is the proposed Sycamore Farms
Development. On July 22, 2004, the Surprise City Council approved the Planned Area
Development (PAD) for Sycamore Farms. This PAD allows a variety of land uses including
mixed use, high density residential, institutional, and commercial. The overall gross
density allowed for Sycamore Farms is approximately 4.0 dwelling units per acre.
Excluding non-residential acreage from the density calculation, the overall density allowed
is 9.7 dwelling units per acre.

Located adjacent to the north side of Woolf Crossing is a portion of the property, which
comprises Prasada (formerly known as Cactus Lane Ranch). Prasada, a large tract of land
owned by Suburban Land Reserve, is being planned and entitled by Fulton Homes. The
majority of Prasada, approximately 3,300 acres, is located in the City of Surprise’s
planning area and is zoned by the County as Rural Residential (R-43). A request for a
zone change to Planned Area Development (PAD) was submitted to the City of Surprise in
December 2005. The portion of Prasada adjacent to Woolf Crossing is within the City of
Glendale’s planning area and has not been submitted for entitlements through the
County, or the City of Glendale. This area is currently zoned Rural Residential (R-43) by
the County.

Section 4.0 - Site Location

PAGE

Rancho Gabriela is a 799 acre PAD approved through the City of Surprise, bounded by
Cactus Road and Sweetwater Avenue to the north, Peoria Avenue to the south, Bullard
Avenue to the east, Reems Road to the west and located approximately one mile north
of the eastern edge of Woolf Crossing. Rancho Gabriela is primarily a residential
community, with a small amount of neighborhood commercial and an industrial parcel. The
overall gross density of Rancho Gabriela is 2.9 du/ac. However, if the commercial and
industrial are excluded from the acreage, the overall density is 3.9 du/ac.

The Greer Ranch PAD was approved by the City of Surprise on June 13, 2002. Located
approximately one mile north of Woolf Crossing, Greer Ranch is a 586 acre master
planned community that includes single-family residential, neighborhood commercial, parks
and an elementary school site. Greer Ranch South contains an overall gross density of
2.3 du/ac, with a density only considering residential acreage of 2.8 du/ac. Currently
not platted, the northern portion of Greer Ranch was approved at an overall density of
3.0 du/ac, with a density only considering residential acreage of 3.3 du/ac.

Cortessa is a 613 acre master planned community with approved Residential Plan of
Development (RUPD) zoning. Cortessa, located at the northwest corner of Olive Avenue
and Citrus Road, is a mixed-use development consisting of Rural-43, R1-8, R1-6, and C-
2. The residential portion of this community contains approximately 1,732 dwelling units
and a gross density of 2.82 du/ac. Another nearby master planned community is the
approved White Tank Foothills with RUPD zoning. Directly south of Cortessa, this
community is a 640 acre mixed-use development with approximately 1,286 dwelling units
at a gross density of 2.0 du/ac. A preliminary plat has been approved by the County for
White Tank Foothills, with a final plat that is pending.
4.2 Access
The existing roadway network and circulation features are detailed in Figure 5, Existing
Rights-of-Way. Within the Woolf Crossing area are two north-south and two east-west
arterial roads. Currently, Olive Avenue, Northern Avenue, Sarival Avenue and Reems
Road are two-lane paved roads. There are no pedestrian or transit facilities located
along these streets. Ultimately, these arterial roads, which provide access to and from
Woolf Crossing, will have the following numbers of lanes: Olive and Sarival Avenues – 6
lanes, Northern Avenue - 4 lanes and Reems Road – 4 lanes south of the Northern
Parkway and 6 lanes north of the Northern Parkway.

The future Loop 303 Freeway alignment is located on the west boundary of the
development. In accordance with the recent general plan amendment, the frontage of
the future Loop 303 Freeway will contain entertainment/mixed-use developments. Due to
the large separation between the residential area of this project and the future Loop
303 Freeway, we believe the freeway will have minimal negative impacts on the residential
portions of the development. However, the Freeway will provide an important
transportation corridor for the development when brought to its ultimate configuration.

The proposed Northern Parkway alignment passes through the middle of Woolf Crossing
along the current Butler Drive alignment. This location is the City’s preferred alignment
which will provide a connection to Loop 101, downtown Glendale and beyond. The
proposed Northern Parkway will also serve as an important regional transportation

Section 4.0 - Site Location

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11
corridor for the future development. According to the Design Concept Report prepared
by URS for Northern Parkway, the preliminary estimate of right-of-way width that will be
needed varies between 160 feet to 235 feet, corresponding to approximately 41.9
acres.

The traffic volume projected to travel both the Loop 303 and Northern Parkway will
provide tremendous visibility for the Commercial Parcel. The preliminary design of the
Loop 303 and Northern Parkway restricted the access to the Commercial Parcel to two
(2) half-diamond traffic interchanges on the Loop 303, at Olive Avenue and at Northern
Avenue, and a half-diamond traffic interchange on Northern Parkway at Sarival Avenue.
This restricted access would have limited the development potential of the Commercial
Parcel. Therefore, Sarival Avenue is proposed to be realigned to satisfy the minimum
distance requirements between Sarival Avenue and the Loop 303 as required to permit
the expansion of the traffic interchange on Northern Parkway at Sarival Avenue to a full-
diamond interchange. This full-diamond traffic interchange will enhance the development
potential of the Commercial Parcel. The approved extension of the half-cent
transportation sales tax will assist in the financing of the Maricopa Association of
Governments regional transportation plan that will include the construction of the Loop
303 freeway and Northern Parkway adjacent to and through the Commercial Parcel.
4.3 Luke Air Force Base
Woolf Crossing is located approximately two miles west of the entrance to Luke AFB. The
Woolf Crossing Project Team recognizes the importance of Luke AFB for the nation’s
defense and its economical impact, and is committed to being compatible with Luke’s
operations. The majority of the Property is outside of the 65-Ldn noise contours (from
the 1988 JLUS lines) and all of the Property is outside the Base’s clear zones and
accident potential zones. Refer to Figure 6 for the Property’s location in relation to Luke
AFB noise contours, clear zones and accident potential zones. Recognizing that each
municipality has unique circumstances and obstacles in attempting to control development
up to and surrounding the 65-Ldn noise contour, Luke AFB recently developed a concept
of graduated development away from the 65 Ldn noise contour. From the Graduated
Density Concept (GDC) guidelines adopted by Luke, the maximum densities are based on
the distance from the 65 Ldn, and are as follows:

Table 1: Graduated Density Concept Guidelines

Distance from
65 Ldn Line
Max Density Allowed
0 - ½ mile
2 du/ac
½ - 1 mile
4 du/ac
1 – 3 miles
6 du/ac

Due to its proximity to the Base, the entire Property lies within Luke AFB’s GDC.
Through careful placement and transition of land uses, Woolf Crossing fully complies with
Luke’s GDC, which is Luke’s stated criteria for compatibility. Appendix A contains a
letter from Mr. James R. Mitchell, dated March 7, 2006, documenting that Luke AFB
officials have reviewed the Woolf Crossing Master Plan and stating that it falls within the
GDC Guidelines. Figure 7 shows the locations of the two Graduated Density Concept

Section 4.0 - Site Location

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12
areas that fall within Woolf Crossing along with a table displaying the proposed and
allowed densities in each area.

In conformance with Luke AFB guidelines and the City’s General Plan, the Woolf Crossing
PAD designates the land within the 65-Ldn noise contour as Luke Compatible Land Use
Area (LCLU). This area is intended for mixed-use employment that will serve to establish
an employment area to support the expanding residential communities in the vicinity, while
removing the potential for residential land uses beneath Luke AFB’s noise contours. The
mixed use employment area will assist in balancing the jobs to population ratio in the area
by creating the potential for appropriate employment uses such as office and
manufacturing. Residents within Woolf Crossing will be able to enjoy employment
opportunities directly adjacent to them, which will also reduce home to work commuting
distances, thereby reducing the impact to the area’s transportation network.

The planning process for Woolf Crossing has accounted for the Property’s unique
location and the proposed master plan appropriately places and creates logical
transitions of land uses. For example, larger lots and lower densities are proposed
closer to the 65-Ldn noise contour line, transitioning to the Northern Parkway and mixed
use area. The PAD also provides a buffer for the existing residential area south of
Northern Avenue by locating the largest lots in the community on the north side of
Northern. While the project is not within the zone of influence of significant Phoenix
metropolitan civilian airports, Woolf Crossing lies within the “Territory in the Vicinity of a
Military Airport” as defined by State Statute A.R.S. § 28-8481. As such, the Public
Report for any subdivision within Woolf Crossing will include a statement that complies
with the Statute.

Existing Conditions

Section 5.0 - Existing Conditions

PAGE

5.1 Existing Land Use and Zoning
Currently, the Property is used for agricultural purposes, and is zoned Agricultural (A-1)
in the City of Glendale. The proposed rezoning request is consistent with the Planning
Commission initiated General Plan Amendment (GPA 05-06).
5.2 Existing Topography and Drainage
Regional hydrologic data for this portion of the County has been evaluated by the Flood
Control District of Maricopa County (FCDMC). URS Engineering prepared a draft Area
Drainage Master Plan (ADMP) in June 2001 (URS, 2001) for the FCDMC, which detailed
the existing hydrology conditions west of the Agua Fria River. The U.S. Army Corps of
Engineers (USACE) HEC-1 hydrologic models for this draft drainage area master plan
have been recently updated by URS (and approved for public release by FCDMC in
January 2004). The study limits are bound by McMicken Dam and US 60 to the north,
the west by the White Tank Mountains, and the south by the Salt/Gila Rivers. This report
was an update to an Area Drainage Master Plan that was prepared for the FCDMC by the
WLB Group, Inc. (WLB, 1995). Model data developed by URS to predict 100-year 24-
hour flow rates for the region were used in the evaluation of offsite flows for the Woolf
Crossing project area.

The watershed upstream of the Woolf Crossing project area extends north to Cactus
Road and northwest through a portion of the White Tank Mountains. The east-west
arterial roadways convey storm runoff to the Agua Fria River. The specific roadways in
relation to Woolf Crossing project area are Olive Avenue to the north and Northern
Avenue to the south. A portion of the flow controlled by Olive Avenue is diverted to
Cotton Lane, which conveys flow south to Northern Avenue.

The Woolf Crossing project area is generally comprised of farmland with minimal
improvements. The area immediately north of Olive Avenue and west of Cotton Lane is
largely undisturbed and conveys overland flow to a roadside channel or swale on the
west side of Cotton Lane. Flows that originate from the west and northwest are
considerably reduced due to the construction of Citrus Road and other regional
improvements. This roadway is an incised dirt road, which directs a portion of the runoff
flows south to Northern Avenue. The area west of Citrus Road, between Northern and
Olive Avenue, known as White Tank Foothills, is currently farmland, however the area has
recently submitted a final plat and will likely control storm flows to the west side of
Citrus Road.
5.3 Archaeological Survey
An archaeological study was preformed by SWCA Environmental consultants in July 2005.
The report found no sites, either eligible or ineligible, on the site. Based upon the
results of the study, no further archeological work was recommended.
5.4 Geological Subsidence
The Woolf Crossing project site is located within an area referred to as the West Salt
River Valley Groundwater Basin. The Basin is bounded on the north by the Hieroglyphic
Mountains and Hedgepeth Hills, the east by the Union Hills, Phoenix Mountains and
Papago Buttes, the south by South Mountain and the Estrella Mountains, and on the

Section 5.0 - Existing Conditions

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15
west by the White Tank Mountains. Resulting from large-scale groundwater pumping for
agricultural purposes, land within this Basin has experienced land subsidence and earth
fissuring for more than 50 years. In order to analyze the effects this may have on the
Woolf Crossing project, a Land Subsidence and Earth Fissure Investigation was prepared
by Geological Consultants, Inc.

For approximately the last 20 years groundwater levels have either stabilized or
increased as much as 125 feet in the Property’s vicinity. This is likely in response to
flood recharge, increased use of Central Arizona Project (CAP) water in lieu of
groundwater, and changes of land use from agricultural to urban. Historic elevation data
suggest that residual land subsidence is continuing in the area. The land subsidence
documented in the Woolf Crossing area is consistent with findings in other areas such as
the Salt River Valley (Phoenix), the Queen Creek Apache Junction area, the Eloy-Casa
Grande-Stanfield area, Tucson, and the Avra Valley area and is not considered unusual. If
the regional water table in the area remains static or starts to rise, as has been the
trend in local well data, the subsidence rate will decrease and land subsidence in the area
will eventually stabilize and cease altogether. However, the annual rate of subsidence
appears to be diminishing with time as the basin and aquifer system reaches an equilibrium
condition. If groundwater levels continue to rise or remain static, land subsidence rates
could diminish to negligible levels over the next twenty to forty years.

The investigation found that there is a possible earth fissure located just east of the
intersection of the Loop 303 and Olive Avenue, within the northwest portion of the PAD
area. The investigation recommends additional exploration be conducted into this
possible earth fissure so that its characteristics can be defined prior to development.
Once the characteristics of this possible earth fissure are defined, then if necessary,
mitigation measures can be developed that are compatible with site specific plans. Since
the possible fissure is not located in the first phase of the development, but rather in the
northwest corner of the commercial area, which is designated for a later phase,
additional investigation can be conducted in the future for that section of the PAD
without affecting the Woolf Crossing residential areas. According to the report
prepared by Geological Consultants, other than the earth fissure investigation described
above, no additional subsidence-related investigations are required for the Woolf
Crossing property.

The Proposed Project

Section 6.0 - The Proposed Project

PAGE

6.1 Community Character
As a master planned community, Woolf Crossing provides a variety of residential housing
styles and densities, neighborhood commercial, recreational and educational facilities and
infrastructure to support the resident population. The character of Woolf Crossing will be
achieved by utilizing a cohesive, high quality design that will have a positive impact not
only for the project itself, but on the City and the surrounding area. To create an
integrated mixed-use master planned community, there are certain defining elements that
will be utilized to ensure the overall design compatibility to the area, which include:

•
Land uses: locate land uses to create transitions from less intensive to
more intensive uses in a logical and complementary manner that is
compatible with Luke AFB’s Graduated Density Concept.
•
Building design and architectural themes: shape, colors, material
selections, craftsmanship, and decorative details.
•
Landscape buffer: provide sufficient landscape buffers to transition land
uses.
•
Neighborhood design: maximize opportunities for exposure to community
open spaces and amenities.
•
Commercial Area: focus of commercial at the intersection of Loop 303
and Northern Parkway.
•
Open space amenities: location, variety, and design concepts.
•
Path and trail system: thoughtfully planned to encourage pedestrian and
non-motorized vehicular use while fully integrating the overall community.
•
Landscaped area: location, species, design, and placement.
•
Community signage and entry monumentation: location, design concepts,
colors, and materials.
•
Streetscape: including perimeter walls, view fences, street signs and
landscaping.
Residential Edge Treatment Along Northern Parkway

Section 6.0 - The Proposed Project

PAGE

Through these design elements, the character of Woolf Crossing will be integrated with
the unique characteristics of the area, while providing a high quality of architectural
design, and amenities for residents to enjoy. The Woolf Crossing Community will be a
distinct and desirable asset to the City of Glendale.

6.2
Land Uses
Due to the project’s location relative to the future Loop 303, the Northern Parkway, and
Luke Air Force Base, the Project Team proposes a mixed-use community, which includes a
variety of uses to meet the needs of the residents of Woolf Crossing, provides a
commercial activity area and an opportunity for employment uses and job creation. To
achieve the proposed master planned development, the included land uses are:
Residential, Commercial, Schools, Park, and Luke Compatible Land Use Area (LCLU). Refer
to Table 2, which identifies the proposed land use, the gross acreage and residential
densities of each parcel. Figure 9 illustrates the proposed land use configuration.

Table 2: Land Use Summary

The Woolf Crossing Master Plan includes a broad range of residential lot sizes. The Woolf
Crossing PAD also offers commercial and other uses that are compatible to Luke AFB
operations. Additionally, an elementary school site and a neighborhood park site are
provided for the educational and recreational needs of the future homeowners and their
children. Each of these land uses are discussed in more detail within this section.
A
186.1
-
-
B
39.4
-
-
Subtotal
225.5
0
0.0
C
64.6
179
2.8
D
22.1
56
2.5
E
50.6
130
2.6
H
62.1
135
2.2
I
50.1
89
1.8
J
25.2
67
2.7
Subtotal
274.7
656
2.4
K
87.1
-
-
L
32.6
-
-
M
92.4
-
-
Subtotal
212.1
0
0.0
Neighborhood Park
F
5.2
-
-
Elementary School
G
20.8
-
-
738.3
656
0.9
Luke Compatible Land Use Area
Total
Commercial
Residential
Proposed Gross
Density (du/ac)
Parcel
Land Use Category
Gross Ac.
Proposed
Units

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PAGE

A.
Residential Land Use Category
An extensive amount of thought and effort was placed into the design of the residential
component of Woolf Crossing. The Developer proactively met with City of Glendale
Planning Department staff to discuss the Woolf Crossing residential layout as part of a
Maricopa County rezoning application. As a result of their discussions, the entire
residential layout was redesigned and re-engineered to incorporate Glendale’s vision for
quality, sustainable neighborhoods prior to an application being submitted to the City of
Glendale. The emphasis of the design is on the creation of unique neighborhoods, linked
with open space areas and trails that are integrated into the fabric of the residential
area.

The Woolf Crossing land use plan also addresses the Property’s unique location and
impact of major transportation corridors by creating logical transitions of land uses and
appropriate landscape buffers. Larger lots and lower densities are placed closer to the
65-Ldn noise contour line, transitioning to the Northern Parkway and mixed use areas.
Figure 12, the Conceptual Trails and Open Space Master Plan identifies this transition.
The PAD also provides an increased buffer for the existing residential area south of
Northern Avenue by locating the largest lots in the community on the north side of
Northern.

The residential portion of Woolf Crossing was designed to incorporate many of the
elements of the City’s Residential Design and Development Manual (RDDM), such as:

•
Varying lot widths within the same development parcel.
•
A mixture of lot sizes and housing types to create an integrated neighborhood
that provides home ownership opportunities to a broad market.
•
Extensive use of cul-de-sacs, knuckles and curvilinear streets to avoid repetitive
streetscapes.
•
Creating varied lot depths for lots backing onto an arterial or collector street.
•
Staggering front yard setbacks by 3 feet or more on adjoining lots.
•
Varying the depths of the perimeter lots, which are visually significant and provide
for variation in perimeter wall alignments.
•
A minimum twenty foot (average forty foot) wide landscape tract is provided on
the east side of Sarival Avenue, a thirty foot wide landscape tract is provided
along Olive Avenue and a forty foot landscape tract along Northern Avenue.
•
Numerous lots that are adjacent to or back up to open space areas.
•
Providing significantly more than the minimum 2,000 square feet in difference
between the minimum area of two or more lot sizes within the master planned
community.
•
Restriction of direct access to arterial and collector streets from lots backing
onto these streets by wide landscape tracts and non-vehicular access
easements.

Appendix B provides a detailed list of the RDDM Guidelines and the manner in which
Woolf Crossing complies with those guidelines.

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(1)
Permitted Uses (Parcels C, D, E, F, H, I, and J)
Residential development within the Woolf Crossing PAD shall be developed in accordance
with the following permitted use list:

a. Permitted Uses.
(1)
One (1) detached single residence dwelling per lot.
(2)
Public schools, parks, and playgrounds.

b. Uses Subject to Conditions.
(1)
Public utility facilities required for local service, provided that there are no
offices, maintenance facilities, outdoor storage, or full-time employees
related to the site.
(2)
Subdivision model home complexes, subject to administrative review as
described in Sections 7.501 and 7.504.
(3)
Temporary office or construction trailers, subject to administrative review as
described in Sections 7.501 and 7.505.
(4)
Wireless communication facilities, subject to Sections 7.506 and 7.600:
a.
Building mounted antennas may locate on buildings used for non-
residential uses including churches, schools, public buildings, and
other institutional uses.
b.
Alternative structure mounted antennas which utilize existing light
pole or electric utility pole. The related equipment shelter must be
located on property developed for non-residential use or in public
right-of-way subject to approval of City Engineer.

c. Uses Subject to Conditional Use Permit.
(1)
Churches, on property located at the intersection of two (2) collector
streets or fronting or siding on an arterial street.
(2)
Home child care center.
(3)
Private schools, excluding dormitories, on property located at the
intersection of two (2) collector streets or fronting or siding on an
arterial street.
(4)
Home Occupations (Class II): See Section 7.304.
(5)
Subdivision model home complexes with off-site sales: See Section
7.504.

d. Accessory Uses.
Uses which are customary and incidental to the principal use of the property. All
accessory uses are subject to Section 7.300.
(1)
Fences and walls. See Section 7.201.
a. Front yard: maximum height-three (3) feet.
b. Side or rear yard: maximum height-six (6) feet, except eight (8)
feet when abutting an arterial street.
(2)
Garage or enclosed storage.
(3)
Swimming pool.
(4)
Satellite earth station.
(5)
Amateur radio tower.
(6)
Home Occupations (Class I): See Section 7.304.

Section 6.0 - The Proposed Project

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21
(7)
Yard sales, subject to Section 7.320.
(8)
Household pets.

B.
Commercial Land Use Category
The Woolf Crossing Master Plan provides approximately 225.5 gross acres or 31
percent of the PAD gross acreage for commercial uses. Based on an assumed Floor Area
Ratio (FAR) of 0.2, the commercial area has the capacity to generate nearly 1.96 million
square feet of useable space. Full build out of this commercial area could ultimately yield
approximately 3,614 jobs (225.5 acres x 43,560-sq. ft x .20 lot coverage divided by
1000 x 1.84 = 3,614 jobs). This commercial area provides for the development of
regional level projects that include uses such as offices, retail establishments and urban
style housing, which is consistent with the proposed general plan amendment for this
area. Refer to Figure 9, Proposed Land Use Plan, which depicts the location of the
commercial parcels in relation to the overall Woolf Crossing Community.

In order to provide for the greatest potential for success, the PAD incorporates the
ability to facilitate a number of potential development plans that include the development
of an all employment project, an all retail project or a mixed-use project that integrates
employment, retail and residential. All of the potential development plans are consistent
with the General Plan land use designation of Entertainment Mixed Use.

The Commercial Parcel is located within the twelve-mile Loop 303 freeway corridor, from
Bell Road south to Interstate 10. Though there are several regional commercial projects
planned along this segment of the Loop 303 freeway, this corridor remains primarily
undeveloped. As commitments from employers and retailers are secured by projects
along the Loop 303 freeway corridor, the development plans for the remaining planned
regional commercial projects along this corridor must be updated. The flexible
development plan provided by the PAD is necessary to allow the Commercial Parcel to
update its development plan to reflect any changes that may be required due to changes
in market conditions.

Additionally, the site selection criteria for employers and retailers evaluating regional
commercial projects along the Loop 303 corridor will include an evaluation of existing
development rights. The Commercial Parcel’s flexible development plan will provide an
employer or retailer with existing development rights and the elimination of the negative
implications that may be attributed to the required rezoning of a potential site.

Land Use Overview
As described earlier, the mix of uses that will be developed on the site has not yet been
determined. This section of the PAD will define the general development parameters for
the broader land uses that are permitted in the commercial land use category. The
following is a brief description of the development potential of the employment, retail and
residential uses within the Commercial Parcel:

Employment Uses. The PAD provides the flexibility to establish the location,
configuration and size of the employment area at a future date as the market demand and
specific requirements for employment uses are determined. For specific development
standards proposed for the Employment Uses, such as maximum floor area Ratio (FAR),
refer to Section 6.5, Table 4.

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Retail Uses. The PAD provides the flexibility to establish the location, configuration and
size of the retail area at a future date as the market demand and specific requirements
for retail uses are determined. For specific development standards proposed for the
Retail Uses, such as maximum floor area Ratio (FAR), refer to Section 6.5, Table 4.

Residential Uses. A maximum of eighty (80) acres of the total commercial area shall be
permitted for the development of residential uses within Parcels A and B. The residential
uses will be integrated with the employment and retail uses to be developed within the
commercial area. While the PAD provides the flexibility to establish the location,
configuration, and size of the residential area at a future date as the market demand and
specific requirements for residential uses are determined, the total amount of land
utilized for residential purposes may not exceed 80 acres. The amount of residential uses
proposed and developed within Parcels A and B will be updated with each Design Review
submittal, and at the time of final plans.

(1)
Permitted Uses (Parcels A and B)
The PAD as it pertains to Permitted Uses is structured to be consistent with the overall
intent of providing for the greatest potential for success and to provide the necessary
flexibility required to meet the specific requirements of employers and retailers seeking
to locate within the Loop 303 corridor. The Permitted Uses for the Commercial parcels
are specifically addressed as follows:

a. Permitted Uses
(1)
Employment Uses.
The Employment Permitted Uses shall also include any use not specifically
listed below that is permitted within the General Office (G-O) district
pursuant to the Zoning Ordinance of the City of Glendale in effect at the
time of the approval of the PAD (Ordinance) as either a Permitted Use or an
Accessory Use.

a. Professional, administrative, or business offices.
b. Hospitals.
c. Business support services.
d. Personal services businesses, such as beauty shops and barber
shops.
e. Financial institutions (with or without drive-through facilities).
f. Real estate and insurance offices.
g. Medical and dental offices and clinics.
h. Libraries and museums.
i.
Business trade schools, provided that all facilities are within fully-
enclosed structures.
j. Medical and clinical laboratories.
k. Retail stores.

(2)
Retail Uses:
The Retail Permitted Uses shall also include any use not specifically listed
above that is permitted within the General Commercial (C-2) and
Community Shopping Center (CSC) districts pursuant to the Ordinance as

Section 6.0 - The Proposed Project

PAGE

23
either a Permitted Use or an Accessory Use.

a.
Retail
stores
-
general
merchandising
(variety,
discount
department, specialty).
b.
Retail stores - food stores.
c.
Retail stores - apparel and accessory.
d.
Retail stores - home and office furnishings.
e.
Retail stores – hardware stores.
f.
Retail stores - home improvement stores.
g.
Retail stores - warehouse stores.
h.
Appliance, furniture and household equipment rentals.
i.
Retail services for small appliances, bicycles, watches, musical
instruments, and similar items.
j.
Appliance, furniture and household equipment rentals.
k.
Minor automobile repair including lubrication, oil-change, tires,
engine
tune-ups,
washing
and
polishing,
brakes,
muffler,
transmission, radiator and similar maintenance uses.
l.
Music and dance schools.
m.
Child care centers.
n.
Restaurants.
o.
Restaurants with outdoor dining and catering.
p.
Restaurants without drive-through facilities.
q.
Restaurants with drive-thru facilities a minimum of three hundred
(300) feet away from a single family lot.
r.
Cocktail lounge or bar.
s.
Financial institutions, real estate and insurance offices.
t.
Financial institutions without drive-through facilities.
u.
Financial institutions with drive-through facilities a minimum of three
hundred (300) feet away from a single-family lot.
v.
Professional, administrative, and business offices.
w.
Medical and dental clinics.
x.
Veterinary clinics, all activities within an enclosed building.
y.
Business and trade schools.
z.
Business support services.
aa.
Personal services such as barber and beauty shops, shoe repair,
and tailor shops.
bb. Laundry, cleaning, and dry cleaning establishments for retail
customers only limited to a maximum of one thousand (1,000)
square feet of floor area to be occupied by or devoted to
machinery to be used for laundry, cleaning, dyeing, and finishing
work.
cc.
Hotels, motels and other lodging facilities.
dd. Indoor motion picture theaters, excluding adult theaters.
ee. Indoor recreational facilities.

(3)
Residential Uses:
a.
Multi-family dwellings.
b.
Mixed-use residential dwellings integrated into commercial

Section 6.0 - The Proposed Project

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24
buildings.
c.
Accessory Uses.

b.
Uses Subject to Conditions.
(1) Retail Uses:
a. Seasonal sales and special events subject to Ordinance Sections
7.501 and 7.503.
b. Wireless communication facilities, subject to Ordinance Sections
7.506 and 7.600:
i.
Building mounted antennas and rooftop mounted antennas.
ii.
Alternative tower structure mounted antennas that utilize an
existing light pole or electric utility pole. The related
equipment shelter must be located on property developed
for non-residential use or in public right-of-way subject to
approval of the City of Glendale Engineer.

c. Live entertainment facilities which include music by more than one (1)
musician, or dancing. Such facilities can be approved through
administrative review, if the entrances and exits to the building are
located more than three hundred (300) feet from any residential use.
The dance floor may not exceed one-eighth (1/8) of the total floor
area. No adult entertainment uses permitted. The closing time of the
dance floor shall be simultaneous with the closing of the bar or cocktail
lounge.

(2) Residential Uses:
a. Public utility facilities required for local service, provided that there
are no offices, maintenance facilities, outdoor storage, or full-time
employees related to the site.
b. Group Homes.

c.
Uses Subject to Conditional Use Permit:
(1) Employment Uses:
a.
Child Care Center.
b.
Restaurants with drive-thru facilities within three hundred (300) feet
from a single family lot.

(2) Retail Uses:
a.
Outdoor recreational facilities;
b.
Restaurants with drive-thru facilities within three hundred (300) feet
of a single family lot.
c.
Convenience uses, unless otherwise identified as a permitted use in
the PAD.
d.
Live entertainment facilities including nightclubs which include: music
performed by more than one musician, or dancing. Exits and entrances
to the structure are less than three hundred (300) feet from any
existing or planned residential use. The closing time of the dance
floor shall be simultaneous with the closing of the bar or cocktail
lounge. No adult entertainment uses permitted.

Section 6.0 - The Proposed Project

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25
e.
Retail users: Retail user with a gross floor area equal to or greater
than 75,000 square feet of gross area.
f.
Financial institutions with drive-through facilities less than three
hundred (300) feet away from a single-family lot.
g.
Retail gasoline sales.
h.
Car washes – self service or automated.
i.
Retail stores - less than seven thousand five hundred (7,500) square
feet where food and drink is sold primarily for consumption off
premises.
j.
Wholesale sales.
k.
Plant nurseries that are accessory to a main retail use.
l.
Automobile, truck, recreational vehicle and trailer leasing and rental
facility with on-site storage.
m. Motor vehicle dealerships and accessory uses, including motor
vehicle leasing and rental, engine and collision repair fueling stations
and car washes.

(3) Residential Uses:
a.
Home child care center.
b.
Churches, on property located at the intersection of two (2)
collector streets or fronting or siding on an arterial street.
c.
Private schools, on property located at the intersection of two (2)
collector streets or fronting or siding on an arterial street.
d.
Shelter care facilities.
e.
Nursing homes.
f.
Home Occupations (Class II): See Section 7.304 of the Glendale
Zoning Ordinance.
g.
Congregate care facility.

C.
Luke Compatible Land Use (LCLU) Category
The Woolf Crossing Master Plan will establish employment areas to support the expanding
residential communities in the vicinity, while removing the potential for residential land
uses beneath Luke AFB’s noise contours. The proposed employment areas will assist in
balancing the jobs to population ratio in the area by creating the potential for appropriate
employment uses such as manufacturing and warehousing. Specifically, the anticipated
industrial employment centers proposed in the Woolf Crossing PAD comprise
approximately 212 acres of employment or 55.8 acres per 1000 population. At an
average FAR of 0.2, this corresponds to over 1,800,000 square feet of employment.
Using an average of 350 square feet per job, this equates to over 5,250 jobs. Acting
in concert with the employment areas, Woolf Crossing’s residential areas will provide an
available labor pool for the significant employment opportunities within the proposed
development as well as home ownership opportunities for employees who desire to
relocate to an area close to where they work. Residents within Woolf Crossing will be
able to enjoy employment opportunities directly adjacent to them, which will also serve
to lessen home to work commuting distances, thereby reducing the impact to the area’s
transportation network. The location of the employment area near the Loop 303 and
Northern Parkway provides an incentive for timely development and job creation.

Section 6.0 - The Proposed Project

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26
(1)
Permitted Uses (Parcels K, L, and M)
All permitted uses, uses subject to conditions, uses subject to conditional use permit,
and accessory uses are subject to current Arizona State Statutes. The permitted uses
within the LCLU area are as follows:

a. Permitted Uses
All permitted uses within the M-1 (Light Industrial) district, Section 5.842 of the
City of Glendale Zoning Ordinance, and additionally the following manufacturing
and non-manufacturing uses:

1. Manufacturing and Assembly.
a. Food and kindred products, except those requiring specific use permit
approval.
b. Textile mill products not including dyeing and finishing.
c. Lumber and wood products.
d. Leather and leather products.
e. Stone, clay and glass products.
f. Primary metal industries.
g. Fabricated metal products.
h. Machinery and electrical machinery.
i.
Transportation equipment.
j. Plastic and plastic products.

2. Non-Manufacturing.
a. Transportation, communication and other public utility storage and
equipment yards.
b. Wholesalers.
c. Trucking and warehousing.
d. Lumber and building material yards.
e. Public and private utility facilities.
f. Storage Tanks.
g. Public or private water booster pump stations.
h. Wells for water facilities.

b.
Uses Subject to Conditions.
1. Seasonal sales and special events. See Sections 7.501 and 7.503 of the
Glendale Zoning Ordinance.

2. Wireless communication facilities, subject to Sections 7.506 and 7.600 of
the Glendale Zoning Ordinance.
a. Building mounted antennas and rooftop mounted antennas.
b. Alternative tower structure mounted antennas which utilize existing
light pole or electric utility pole. The related equipment shelter must
be located on property developed for non-residential use or in public
right-of-way subject to approval of City Engineer.

c.
Uses Subject to Conditional Use Permit:
1. Manufacturing or processing of chemicals and allied products.

Section 6.0 - The Proposed Project

PAGE

27
2. Dyeing and finishing of textile products.
3. Manufacturer of rubber products.
4. Manufacturer of fireworks, matches, or pyrotechnics or other potentially
explosive processes.
5. Central mixing plants for cement or concrete.
6. Incidental commercial retail sales other than those otherwise permitted.
7. Asphalt and asphalt products processing.
8. Fiberglass products manufacturing.
9. Wireless communication facilities-new monopole or changes to existing
tower subject to development standards in Table 3-A of the Glendale
Zoning Ordinance.
10. Wireless communication facilities-alternative design tower.
11. Wireless communication facilities-alternative tower structure, otherwise not
permitted under Section 7.506 of the Glendale Zoning Ordinance.

d. Accessory Uses:
Uses which are customary and incidental to the principal use of the property.
1. Amateur radio tower.
2. Satellite earth station.
3. Microwave antennas.

D.
Parks
Open space and pocket parks are distributed appropriately throughout the PAD. Refer to
Figure 12 Conceptual Trails and Open Space Master Plan, which illustrates the location
of the pocket parks and open space areas. While 4.9 (net) acres have been designated
for a private neighborhood park, it is envisioned that in total, approximately 44.8 acres
within the Woolf Crossing residential area will be utilized for open space and parks,
comprising 21.2 percent of the net area. Additionally, it is anticipated that 7.0 percent
of the gross commercial and LCLU area will be designated as open space, or
approximately 31 acres.

Amenities in the neighborhood park will provide for active recreational uses and may
include playgrounds, soccer fields, or basketball courts and ramadas with tables and
barbeque grills. Typical in today’s communities, maintenance of these amenities will fall to
the Homeowner’s Associations (HOAs) that will be established within Woolf Crossing.

Pocket parks of one acre or more in size distributed throughout the neighborhoods for
convenient access by the residents. Amenities will be provided in the pocket parks and
will include such items as tot lots, playground equipment, ramadas and picnic tables.

The neighborhood park, pocket parks, and various open spaces will be interconnected to
the residential communities and commercial centers through the use of concrete multi-use
trails, pedestrian pathways and bicycle lanes. The elementary school and the various
parks and open space will benefit and be enjoyed by the residents of Woolf Crossing,
providing a necessary location for community gatherings, active recreational uses and
enhancement of the visual attractiveness and identity of Woolf Crossing.

Section 6.0 - The Proposed Project

PAGE

E.
Elementary School
As shown on Figure 14, Woolf Crossing is located entirely within the Dysart Unified
School District jurisdictional boundary. There are no existing educational facilities
located in Woolf Crossing. However, several school sites are proposed nearby and will
be dedicated to the Dysart Unified School District. Two miles to the west, a 15 acre
elementary school site is located in the center of the White Tank Foothills development.
Just to the north of that proposed school site, a 14.9 acre elementary school site is
proposed as part of the Cortessa development. Approximately one and one-half miles to
the north, an elementary school site is proposed in the Greer Ranch development.

The closest existing educational facilities in the Dysart Unified School District are Dysart
Elementary School and Dysart High School located at Dysart Road, just north of Peoria
Avenue (approximately 4 miles to the northeast of the Property). Estrella Mountain
Community College is located at the northwest corner of Dysart and Thomas Roads,
which is approximately 8 miles southeast of the site.

Members of the Project Team have met with the Dysart Unified School District regarding
the District’s needs relative to the proposed development. The School District has
stated that it will be requesting one elementary school site within Woolf Crossing. To
allow for adequate access and to place the school adjacent to the most homes possible,
the school site is centrally within the portion of the development north of the proposed
Northern Parkway, on the south side of the collector street. The school site is located
next to the neighborhood park, which may allow for the sharing of recreational facilities
between the school and the park. Dysart Unified School District has reviewed the
location and acreage of the school site and has agreed that this is an acceptable
location and size.

6.3
Architecture
A.
Residential Architecture (Parcels C, D, E, H, I, and J)
The residential architecture includes numerous quality design elements. Each subdivision
within Woolf Crossing will have a minimum of four models with three distinct elevations.
These elevation types include, but shall not be limited to, Santa Barbara, Craftsman, or
Desert Prairie with rustic stone style. Color schemes are prominent earth tones. Typical
colors are identified in Appendix C. The following architectural features and details create
these three distinct styles:

Santa Barbara (Elevation A): A mix of radius top and square top windows with grids, that
are recessed, decorative ironwork, predominant use of gable roofs at 5:12 pitch with s-
tile, decorative iron details, clay-tile decorative gable vents, stucco archways, and gable
end stucco eave returns.

Craftsman (Elevation B): Predominately square top windows with grids and shutters,
decorative stucco window accents, body pop-outs, and corbels at gable ends. A
significant use of simulated wood siding at eaves and at second story massing. Mixed
use of hip and gable end roofs at a maximum5:12 pitch with flat roof tile.

Section 6.0 - The Proposed Project

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29
Desert Prairie (Elevation C): All square top recessed windows with grids and occasional
use of shutters. Significant use of stone veneered walled elements that are standard.
This elevation theme incorporates the predominant use of hip roofs at a 4:12 pitch with
flat roof tile, visual breaks to emphasize strong horizontal lines, and the use of rows of
small windows on several elevations.

Additional elevation styles may be introduced at Woolf Crossing, but will adhere to the
quality identified in these elevations.

At this time, four distinct product offerings are planned for Woolf Crossing, with home
widths of forty feet, fifty feet, fifty-five feet, and sixty-five feet. These different model
offerings will help to create distinct neighborhoods within Woolf Crossing with appeal to
a broad market. The homes sizes will range from 2,300 square feet to over 4,300
square feet. Standard home features include concrete tile roofs, covered patios and
stone veneers (depending on architectural style). Additionally, a minimum of two
elevations within each product type will include side entry garages or forward living
spaces, which eliminate the presence of a garage dominate streetscape.
Appendix C includes examples of architectural elevations and floor plans to identify the
high quality and varied design features envisioned for Woolf Crossing.
B.
Commercial Architecture (Parcels A, and B)
The architectural concept for Woolf Crossing is intended to create a distinctive
appearance through a mixture of building forms, colors and architectural treatments. The
intent is to create a strong visual character for the site, a prominent entry to Glendale,
located at the intersection of the 303 Freeway and Northern Parkway.

Each building will include discernible articulation on all sides and longer buildings will
include treatments such as windows, accent features, use of varying materials or other
similar architectural treatments.

Parking canopies, freestanding and accessory structures, or other similar features will
utilize architectural treatment that is consistent with the building.

Allowable building materials may include:
•
Architectural steel
•
Aluminum
•
Glass
•
Granite, marble or stone
•
ACM (Architectural Composite Metal) Panels
•
Brick
•
Cast in place, tilt-up or pre-cast concrete with a finished exterior surface
•
Concrete masonry units with architectural features, such as split face block
•
Standing seam metal roofs

Section 6.0 - The Proposed Project

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30
•
Other similar materials approved through the Design Review Process

Prohibited materials:
•
Wood siding
•
Metal siding
•
Asphalt shingles

C.
LCLU Architecture (Parcels K, L, and M)
The architectural concept for Woolf Crossing is intended to create a distinctive
appearance through a mixture of building forms, colors and architectural treatments. The
intent is to create a strong visual character for the site, a prominent entry to Glendale,
located at the intersection of the 303 Freeway and Northern Parkway.

Parking canopies, freestanding and accessory structures, or other similar features will
utilize architectural treatment that is consistent with the building.

Prohibited materials:
•
Wood siding
•
Metal siding
•
Asphalt shingles

Section 6.0 - The Proposed Project

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6.4
Development Master Plan(s)
The PAD incorporates the ability to facilitate a number of potential development plans for
parcels designated as Commercial (Parcel A, and B) and LCLU (Parcels, K, L, and M).
These development plans may include employment uses, retail uses, or a mixed-use
project that integrates employment, retail, and residential uses. As the specific mix of
uses within the these parcels is not known at this time, an additional administrative review
process will be added to the normal City of Glendale review process to ensure that the
final land use mix and site plan are consistent with the quality, character and intent of the
PAD. The additional process will be comprised of the following requirements:
1.
Submittal of a separate Development Master Plan for Commercial Parcel A, Commercial
Parcel B, LCLU Parcel K, Parcel L, and Parcel M shall occur when either a Design Review or
Conditional Use Permit application (if necessary) is filed for a specific user, building, or group
of buildings located within such Commercial or LCLU Parcel. The applicant, without the filing
of either a Design Review or Conditional Use Permit application, may file a Development
Master Plan. If a Development Master Plan is filed without a Design Review or Conditional
Use Permit application, the Plan shall be processed in the same manner as a Design Review
application.
2.
The Development Master Plan shall include the site plan for the Design Review or Conditional
Use Permit project, along with proposed land uses, representative building locations,
circulation (vehicle, bicycle, pedestrian), comprehensive sign plan, parking and landscaping
for the remainder of the subject Commercial or LCLU parcel.
3.
At the time of application, the Planning Director, or their representative, may determine that
the area of the DMP may be less than the remainder of the subject parcel if it is determined
that sufficient land area is included in the DMP to satisfy the intent of Section 6.4.1-2
above.
4.
The Development Master Plan shall illustrate how the specific land use that is the subject of
the Design Review or Conditional Use Permit application can be successfully integrated with
the land uses, circulation and landscaping identified for the remainder of the subject
Commercial or LCLU Parcel.
5.
The Development Master Plan shall be reviewed and approved simultaneously with the Design
Review application or prior to the Conditional Use Permit going to public hearing.
6.
A Development Master Plan may be amended as part of the review and approval of a Design
Review application or Conditional Use Permit. A Development Master Plan may be amended,
if requested by an applicant, without the filing of either a Design Review or Conditional Use
Permit application, and shall be processed in the same manner as a Design Review
application.
7.
A Development Master Plan shall not be required for private and public utility facilities that
are screened by a solid wall.

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6.5
Development Standards
Table 3: Residential Development Standards (Parcels C, D, E, H, I, and J)

Notes:
(1)
Minimum lot depths may be decreased by ten (10) feet at cul-de-sacs and knuckles as long
as minimum lot areas and setbacks are adhered to.
(2)
Front yard setback less than twenty (20) feet will only be used on products with side entry
garages or forward living spaces. A minimum of twenty (20) feet from face of garage door
to property line shall be provided for forward-facing garages
(3)
Front yard setbacks shall be staggered by a minimum of three (3) feet on adjacent lots,
with a range of six (6) feet or more provided on the same block. An exhibit depicting the
front setback staggers shall be submitted to the City prior to final plat approval.
(4)
The rear yard shall be measured from the rear lot line. Rear lot line is defined as the lot line
most nearly opposite to the front property line. In the event that the front property line is
a curved line, then the rear property line shall be the lot line that is consistent with rear lot
lines on adjacent or nearby lots. (See exhibit below)

(5)
The specific location of the 10’ building separation will be determined at the time of
building permit approval, subject to Administrative Approval by the Planning Director or
their designee in accordance with the City of Glendale Zoning Ordinance Section 3.402.
Legend
F = Front
R = Rear
Street
R
F
R
F
F
R
Development Standard
Parcel C
Parcel D
Parcel E
Parcel H
Parcel I
Parcel J
Minimum Lot Width
60'
65'
65'
70'
85'
70'
Minimum Lot Depth (1)
125'
130'
130'
125'
135'
125'
Minimum Lot Area
7500
8450
8450
8750
11475
8750
Front Yard Setback (2)(3)
15
20'
20'
15
20'
15
Rear Yard Setback(4)
25'
25'
25'
25'
25'
25'
Side Yard Setback (5)
5'/10'
5'/10'
5'/10'
5'/10'
10'/10'
5'/10'
Minimum Distance Between
Buildings
15' (6)
15' (6)
15' (6)
15' (6)
20'
15' (6)
Street Side Yard Setback
10'
10'
10'
10'
10'
10'
Maximum Structure Height
30'
30'
30'
30'
30'
30'
Maximum Lot Coverage
45%
45%
45%
47%
40%
47%

Section 6.0 - The Proposed Project

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Table 4: Commercial Development Standards (Parcels A, and B)

Notes

1.
Measured from property line.

2.
Refer to Section 6.8.A.1 for additional landscape
requirements.

3.
A maximum of eighty (80) acres out of the total
Commercial acreage (Parcels A and B) may be
utilized for residential uses.
Exclusive of Motor
Vehicle Dealerships
Motor Vehicle
Dealerships
Single-Family
Attached
Multi-family
Landscape Setback (1) (2)
Olive, Sarival, Northern Ave.
20 feet
20 feet
20 feet
20 feet
20 feet
Northern Parkway, Loop 303, Loop 303 frontage road,
and all other public streets
10 feet
10 feet
10 feet
10 feet
10 feet
Perimeter Setback (1)
Olive Ave., Sarival Ave., Northern Ave., Northern
Parkway, Loop 303, Loop 303 frontage road
30 feet
30 feet
30 feet
30 feet
30 feet
All other public streets
20 feet
20 feet
20 feet
20 feet
20 feet
Front Setback (1)
Olive Ave., Sarival Ave., Northern Ave., Northern
Parkway, Loop 303, Loop 303 frontage road
30 feet
30 feet
30 feet
20 ft. to face of front facing
garage - 15 ft. to living or
side load garage
20 ft. to face of front facing
garage - 15 ft. to living or
side load garage
All other public streets
20 feet
20 feet
20 feet
20 feet
20 feet
Side Setback (1)
Varies With Building Height
(1 foot per 1 foot height of bldg.)
50 feet adjacent to residential,
and 15 feet adjacent to non-
residential uses
50 feet adjacent to residential,
and 15 feet adjacent to non-
residential uses
20 foot perimeter setback
20 feet
Street Side Setback (1)
Olive Ave., Sarival Ave., Northern Ave., Northern
Parkway, Loop 303, Loop 303 frontage road
30 feet
30 feet
30 feet
20 feet
20 feet
All other public streets
20 feet
20 feet
20 feet
20 feet
20 feet
Distance between Structures
N/A
N/A
N/A
(See Perimeter Setback)
(See Perimeter Setback)
Lot Coverage
See Maximum FAR
See Maximum FAR
See Maximum FAR
50%
50%
Maximum Building Height
96 feet
96 feet
96 feet
30 feet
96 feet
50 feet adjacent to residential, and 15 feet adjacent
to non-residential uses
N/A - None
N/A - None
N/A - None
Minimum Width
Minimum Developable Site Area
Retail Uses
1.00
0.50
0.50
5% of total site area
20% of total site area
50 feet adjacent to residential, and 15
feet adjacent to non-residential uses
50 feet adjacent to residential, and 15
feet adjacent to non-residential uses
20 feet
Minimum Depth
N/A - None
8 DU per Acre
N/A - None
N/A - None
Maximum Density
Rear Setback (1)
N/A
N/A - None
N/A - None
N/A - None
N/A - None
N/A - None
20% of total site area
Maximum FAR
Minimum On-site Landscaping / Open Space
Development Standard
Employment Uses
N/A
N/A
N/A
20% of total site area
N/A - None
20 feet
Residential Uses (3)
20% of total site area
N/A - None
N/A - None
N/A - None
30 DU per Acre
N/A

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34
Table 5: LCLU Development Standards (Parcels K, L, and M)

Notes:
1. Building setback for arterial streets shall be a minimum of 1 foot for each foot of building
height.
2. 60 feet to residential Uses: 15 feet to non-residential uses.
3. Maximum height of accessory structures is 15 feet.
4. Refer to Section 6.8.A.1 for additional landscape requirements.

6.6
Performance Standards
All employment, retail and residential uses shall be subject to the City of Glendale’s
Zoning Ordinance, Commercial Design Expectations and Multiple Residence Housing
Design Guidelines in effect at the time of the approval of the PAD (Regulations) except in
the event that such Regulations conflict or are inconsistent with any provision of the
PAD. In the event of such conflict or inconsistency, the PAD shall prevail. These
exceptions shall include the following:

A. Residential Performance Standards
Residential uses shall meet the residential guidelines and minimum standards within the
Glendale Zoning Ordinance, except as otherwise modified within the PAD.

B. Commercial Performance Standards
1. Uses or operations of products on these parcels 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.
2. Explosive or hazardous processes require approval by the Glendale Fire Department
Minimum Building Setback (1)
Front Setback (2)
25 feet
Side Setback (2)
60 feet
Rear Setback (2)
60 feet
Street Side Setback
60 feet
Maximum Structure Height (3)
30 feet
Landscape Setback (4)
Olive Avenue, Northern Avenue, and Reems Road
20 feet
Northern Parkway and all other public streets
10 feet
Minimum On-site Landscaping / Open Space
5% of the net site area or 10% of the ground floor
area of all buildings, whichever is greater
Development Standard
LCLU Uses
Minimum Net Lot Area
43,000 Square Feet
Maximum FAR
0.30
Maximum Lot Area
N/A

Section 6.0 - The Proposed Project

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35
that all manufacturing, storage, and waste processes meet all safety and
environmental standards as administered by the department.
3. All uses permitted in this district shall be primarily conducted within a fully enclosed
building except automotive service stations, motor vehicle dealerships, parking lots,
drive-ins or drive-thru facilities, and amusement and recreational activities. Outside
storage of materials and equipment related to the primary activity is permitted
provided that the outside storage area is screen by a wall with the design and height
to be approved by the Community Development Group.
4. There shall be no manufacturing, compounding, processing, or treatment of products
other than that which is clearly incidental to a retail store or business, and where all
such completed products are sold at retail on the premises.

C. LCLU Performance Standards
1. Uses or operations of products on these parcels 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.
2. Explosive or hazardous processes require approval by the Glendale Fire Department
that all manufacturing, storage, and waste processes meet all safety and
environmental standards as administered by the department.
3. 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.

6.7
Walls and Monumentation
Perimeter improvements, such as theme walls and entry monumentation will be
coordinated with the other design aspects to create unity, and enforce the identity of
the Woolf Crossing Community. In particular, theme walls and entry monumentation
establish the initial definition of the Community upon arrival. To reinforce Woolf Crossing’s
unique character, the following design elements, which also incorporate concepts from
the City’s Residential Design and Development Manual (RDDM) are proposed:
a. Enhanced arterial and collector entrances using landscape tracts, feature
lighting, monument signage, and distinctive theme walls.
b. Entry features will be integrated with the development and will use similar
materials laced throughout the development walls and amenities. The
community identity will be classical in appearance utilizing founders finish block
with a aged brick appearance accentuated with white Trendstone block and
ornamental concrete caps to reinforce a traditional “Estate” theme. The
colors will be harmonious with a traditional Estate theme and will convey a
subtle elegance.
c. Variations in the theme wall will be achieved by a variety of means, such as but
not limited to staggered centerlines, pilasters, varying heights, extra plant
materials, alternating materials, or patterns, or breaks, or other suitable
means.
d. Where retaining walls are necessary, they will be compatible with theme walls,
in terms of color, and materials.
e. View fencing shall occur in appropriate locations where lots back onto

Section 6.0 - The Proposed Project

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36
common open space areas.

By utilizing these design elements, the Woolf Crossing walls and monumentation will be
cohesive to the overall characteristics of the area, and will serve to unify the community’s
identity and architectural theme.

6.8
Open Space and Landscape Theme
The vision for Woolf Crossing includes a variety of neighborhoods that are linked
together by areas of community activity, such as parks, open space, trails, and the
elementary school. Various types of amenities are provided within Woolf Crossing,
promoting resident interaction that builds a strong sense of neighborhood. In particular,
the open space has been designed to provide a variety of activities for all age groups,
such as walking, basketball, youth soccer, tot lots, and ramadas. Retention areas
meander through the development, acting as a greenbelt, and have been incorporated
into the open space theme, creating both active and passive recreational opportunities.

To complement this diverse range of amenities, the design will incorporate provisions for
landscape treatments within the public right-of-way, common landscaped areas, as well as
treatments for private property. The Homeowners Associations will be able to further
refine and enforce the residential guidelines as necessary, in keeping with the Woolf
Crossing Community principals and objectives. Figure 11, Conceptual Landscape Master
Plan Exhibit, Figure 12, Conceptual Trails and Open Space Master Plan, along with Figure
13A, Conceptual Neighborhood Park, and Figures 13B-D Conceptual Pocket Parks,
provide the basic landscape concepts that will guide the development of the design
guidelines and the initial infrastructure development for the project.

The landscaping and design theme will reflect a character of a traditional pastoral park
setting while complementing the surrounding White Tank Mountains with strategic use of
Sonoran Desert Planting to provide a tie to the surrounding land uses. Native and
introduced species as included on the Arizona Department of Water Resources low water
use plant list will be utilized throughout Woolf Crossing. In particular, the landscape plan
and plant palette are designed to provide an attractive street appearance, while buffering
the more intensive office/employment uses from the residential areas. In addition, open
space is provided around the main entrances of the neighborhoods, creating focal points
and scenic views from the surrounding streets. Enhancements such as variations in wall
patterns, plant materials, and other similar methods will allow the Woolf Crossing
community to be easily recognized by a visitor or resident. However, Woolf Crossing will
be designed and developed with a consistent landscape and streetscape theme
throughout the community.

A.
Landscape Buffers and Screening
Landscape buffers and screen wall requirements shall be in accordance with Section
7.200 of the Glendale Zoning Ordinance, except as modified below:

1.
Landscape setbacks within the Commercial Parcels (A&B) and LCLU
Parcels (K, L, and M) shall comply with the landscape setback
requirements identified in Table 4 and Table 5 respectively. Landscape
setbacks shall be measured from the property line, that may only be broken by

Section 6.0 - The Proposed Project

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37
driveways, project monument signage, project entry features, screen walls and
other utility or traffic improvements customarily located adjacent to a public or
private street. No parking shall be permitted within this area.
2.
Notwithstanding this prohibition against parking within the landscape areas, a
Motor Vehicle Dealership shall be permitted to utilize 20% of its landscape
setback for vehicle display pads that may be illuminated and elevated to a
maximum height of five (5) feet above the adjacent street grade. (Refer to
Table 4 for more information.)
3.
In the event that an employment or retail use is located adjacent to Northern
Parkway, the Loop 303 or the Loop 303 frontage road, there shall be no
requirement to construct a perimeter wall along this frontage. The required
screen walls for an employment or retail use located along Northern Parkway,
the Loop 303 or the Loop 303 frontage road is limited to a parking lot screen
wall not less than three (3) feet six (6) inches in height as required for any
adjacent parking areas and a truck loading dock screen wall, constructed at or
near the building and limited to a maximum height of 14’, to screen any truck
loading dock or outside storage area visible from Northern Parkway, the Loop
303 or the Loop 303 frontage road.
4.
The perimeter on-site improvements of each employment and retail center that
is comprised of the landscaping, sidewalks and perimeter walls must be
constructed with the first phase of development. The parking lot screen walls
may be phased and constructed in conjunction with the corresponding parking
area.
5.
All uses that include retail sales of gasoline shall be designed to orient the
gasoline service pumps and canopies covering the pumps to the interior of the
site with the buildings adjacent to the street. This requirement shall not be
applicable to self-service gas stations permitted as a primary or accessory use.

B.
Management and Maintenance
Homeowners associations (HOAs) will own, manage, and maintain all common open space
areas and facilities within each community. In addition to the common tracts owned, the
HOAs will assume the maintenance responsibility for median landscaping and landscaping
within the public right-of-way adjacent to all major and minor arterial and collector
roadways within the community’s boundary. The purchasers of property within Woolf
Crossing community will automatically become members of the HOA and will be required
to pay annual dues for the operation and maintenance of the community facilities.

6.9
Site Lighting
On-site lighting shall comply with the Outdoor Light Control Ordinance.
The following lighting design standards are permitted:
•
Site lighting shall be provided by poles with a maximum height of thirty-five (35)
feet that will be shielded, where necessary, to avoid light spillover onto adjacent
parcels or public streets.
•
Maximum height of pole-mounted lighting within one hundred and fifty (150) feet
of a single family lot is fifteen (15) feet. Fixtures shall meet the IESNA standards
for full cut-off.
•
The light poles located outside of parking lot landscape islands shall include an
architecturally enhanced concrete base with a maximum height of four (4) feet.

Section 6.0 - The Proposed Project

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38
•
The light poles shall be located on the site to provide the project minimum light
levels with no requirement to locate the light poles in landscape planters or other
designated areas.
6.10 Signage

A. Residential Signage
Monument entry signs will be permitted at primary and secondary entrances to the
Master Development on the arterial streets. The lettering will be a maximum of
twenty-four (24) inches high, with a maximum sign area of 120 square feet on each
side of the entry. See Figure 21 for the Entry concept and Figure 24 for the Entry
Monumentation Location Exhibit. The residential signage for Woolf Crossing shall
comply with the City of Glendale’s signage ordinance with the following additions:
Permanent Subdivision Identification Signs. A permanent sign used to identify a
recorded subdivision within the Master Development.
1. Such signs shall not exceed twenty-four (24) square feet in area. A twenty-
four (24) square foot sign may be display on one or both sides of a street
providing direct access to the subdivision and serving as a major entry;
2. Secondary entrance subdivision identification signs shall be incorporated into
the subdivision perimeter walls;
3. Such signs shall consist of only the name of the subdivision for which the sign
is intended;
4. Such signs shall not include any advertising copy;
5. Such signs may be only externally illuminated. No internal lighting allowed.
B.
Commercial Signage
Signage shall be in compliance with Section 7.104.B and 7.104.C of the Glendale
Zoning Ordinance.

C.
LCLU Signage
Signage shall be in compliance with Section 7.104.C of the Glendale Zoning
Ordinance.

6.11 Parking Standards
A. Residential Parking Standards
Parking will be in compliance with Section 7.400 of the Glendale Zoning Ordinance.
B. Commercial Parking Standards
Parking will be in compliance with Section 7.400 of the Glendale Zoning Ordinance.

C.
LCLU Parking Standards
Parking will be in compliance with Section 7.400 of the Glendale Zoning Ordinance.

Section 6.0 - The Proposed Project

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39
6.12 Recreational and Community Facilities
Approximately four and one-half miles to the west lies the White Tank Mountain Regional
Park operated by the Maricopa County Parks and Recreation Department. The White
Tank Mountain Regional Park totals 29,217 acres making it the largest park in the County
system. Most of the Park is made up of the rugged and beautiful White Tank Mountains,
which are a freestanding range separating the Phoenix Basin of the Salt River Valley from
the Hassayampa Plain.

Figure 14 shows the locations of libraries within the vicinity of Woolf Crossing. The
Maricopa County Library District operates two branch libraries and a new regional library
near Woolf Crossing. These are the El Mirage Branch Library at El Mirage Road just
north of Waddell Road, Hollyhock Branch Library north of Greenway Road just west of El
Mirage Road and the Northwest Regional Library just north of Greenway and west of
Bullard Road. Within five miles of Woolf Crossing, located in the Surprise Recreation
Complex in the City of Surprise, the Northwest Regional Library has recently opened. It
is anticipated that the Maricopa County Library District will request a quality of life
assessment for each dwelling unit for future library service based on the Library District’s
standards.

Woolf Crossing is located near several public and semi-private golf courses. The Falcon
Dunes Golf Course is located at the northeast corner of Northern Avenue and Reems
Road, directly east of the Property. Falcon Dunes is a semi-private course open to
active and retired military and their families. The Property is approximately six miles away
from the Wigwam Resort, including the Blue, Red and Gold Golf Courses. The Arizona
Traditions, Happy Trails, and Desert Springs Golf Courses are all located less than six
miles to the north in the City of Surprise.

The Flood Control District is in the process of designing a regional storm water
conveyance and storage facility to be placed parallel to the Reems Road alignment to the
east of the Woolf Crossing Development. The FCD is interested in utilizing an estimated
60 acre parcel approximately ¼ mile north of the Olive and Reems Road intersection as a
shared use recreational facility. The parcel is currently under the jurisdiction of Maricopa
County. However, several municipalities are interested in incorporating the land to fold
into their recreational plans. Potential uses may include extensive trails systems, multiple
softball and/ or soccer fields, and sports courts among other opportunities. With the
close proximity to this potential facility, the recreational opportunities for Woolf Crossing
residents are substantial.

6.13 Phasing
Woolf Crossing community will be developed in multiple phases. Actual timing of the
phases will depend on market conditions and absorption. It is expected that in general
phasing will begin with the parcels between Sarival Avenue and a north-south line tangent
to the 65 Ldn noise contour. The second phase will be the quarter section adjacent to
the southeast corner of the future Loop 303 and Olive Avenue. The third and last phase
is expected to be the mixed-use employment parcels between the 65 Ldn noise contour
and Reems Road. Refer to Figure 10 for a graphical depiction of the Phasing Plan areas.
Sub-phases may be considered in order to accommodate infrastructure construction and
the construction of model homes. Table 6 below shows the anticipated phasing

Section 6.0 - The Proposed Project

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40
schedule.

Table 6: Phasing Schedule

Phase
Anticipated Start of
Construction
Anticipated Build-Out Date
1
2006
2010
2
2008
2015
3
2010
2020

Infrastructure

Section 7.0 - Infrastructure

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42
7.1 Transportation/Traffic Circulation
Woolf Crossing will be supported by a multimodal transportation network of streets,
pedestrian paths, and bicycle facilities. The project will be served by internal local
streets along with collector streets located both north and south of the proposed
Northern Parkway. Currently the adjacent arterial streets are only two lane, rural County
roads. Another benefit of this PAD will be the assurance to the City that at the time of
build-out approximately four and one-half miles of arterial half-streets will be brought up
to City standards.

The planning and future design process will also establish the creation of bicycle paths
and multi-use trails to promote modes of transportation such as walking and biking as an
alternative to the automobile. This will lead to less reliance on the automobile and
accordingly less gasoline consumption, air, and noise pollution. In addition to
encouraging other modes of travel, the land planning process through the proposed mix
of residential and commercial areas, will encourage reduction in the length of trips. As
commercial and retail services will be close by, the length of travel to take advantage of
these services will be much shorter. The shorter length of travel will also translate into
less pollution effects by the automobile.
A. Vehicular
Due to the project’s location relative to the future Loop 303 Freeway, the proposed
Northern Parkway, Reems Road, Olive, Sarival and Northern Avenues, ingress and egress
to both the arterial transportation network as well as the regional freeway systems will be
easily accomplished for Woolf Crossing. To provide an analysis of the proposed
circulation elements, a Traffic Impact Study (TIS) for Woolf Crossing has been prepared
by CivTech, dated April, 2006, and has been submitted in its entirety under separate
cover as part of this PAD. The Executive Summary of the TIS is located in Appendix E.

Although the proposed Northern Parkway is supported by the Maricopa County
Department of Transportation (MCDOT) and the City of Glendale, and with the recent
passage of Proposition 400 has funding designated in MAG’s Regional Transportation
Plan, the right-of-way for the Parkway has not yet been acquired. It is anticipated that
this right-of-way will eventually be acquired through purchase by MCDOT. Refer to
Figure 15 proposed Street Circulation Map, and for street cross-sections, see the
Figure 16A, 16B, and 16C.

The traffic circulation component of Woolf Crossing is consistent with the Northwest
Valley Transportation Study (the Study), prepared for Maricopa County, adopted June 7,
2000 and the City of Glendale General Plan 2025 - Specialized Transit Service Plan,
effective December 2002. As shown in the Study and the Specialized Transit Service
Plan, there are no long-term mass transit services recommended west of Litchfield Road,
which is two miles to the east of Woolf Crossing. Also, in the long-term there are no
park-and-ride facilities or transit centers recommended west of Litchfield Road.
Therefore, as mass transit is not anticipated to occur in this part of the West Valley in
the long-term, Woolf Crossing will not be providing bus stops or park-and-ride facilities
at this time. Should public transit be extended into this area, bus stops may be placed
along arterial streets as determined by future Valley Metro Plans. Additionally, as no golf
courses are planned for Woolf Crossing, golf cart paths will not be constructed within
the development. Year 2020 background traffic projections taken from the Study were

Section 7.0 - Infrastructure

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43
used in Woolf Crossing traffic analysis and proposed long-term functional classification of
the roadways adjacent to Woolf Crossing are identical to those found in the Study.

B. Pedestrian
Sidewalks, or concrete multi-use trails on both sides of arterial and collector streets,
within the rights-of-way and landscape tracts will provide excellent pedestrian circulation.
On arterial streets, the pedestrian paths/sidewalks will be detached from the curb and
gutter and buffered by a landscape strip to separate the various modes of
transportation, i.e., auto, bicycle, pedestrian. Pedestrian circulation will also be
provided for with sidewalks on all residential streets. Pedestrian connections will be
provided to connect parks, open space and schools to the neighborhoods.

C. Bicycle
Figure 12, Conceptual Trails and Open Space Master Plan Exhibit, identifies the locations
of concrete multi-use trails, collector streets and a preliminary layout of the first phase
residential streets for the development. The residential streets will have 4’ wide
sidewalks and collectors within the development will have 6’ wide concrete multi-use
trails in addition to the travel lanes. Arterials will have 8’ wide concrete multi-use trails.
The sidewalks and multi-use trails will serve as a means to provide recreational
opportunities as well as to promote alternative means of mobility, other than the
automobile, through the community.

Bike lanes will be provided on Olive Avenue and all collector streets. It is anticipated
that bicycle circulation will be accommodated by the bicycle lanes provided adjacent to
these roadways. Where bicycle paths are contained within the right-of-way, a painted
travel lane will be created adjacent to the curb and gutter, consistent with the City of
Glendale standards.

Recreational bicycle circulation may utilize the arterial street network, however, the
recreational demand will most likely be satisfied by the multi-use trails connecting the
various open spaces described in Section 5.0. Also, it is anticipated that much of the
recreational demand will be accommodated by the 21 miles of shared-use trails and the
10-mile competitive mountain bike track in the nearby White Tank Mountain Regional Park.

7.2 Drainage
A Master Drainage Study for Woolf Crossing, prepared by CMX, L.L.C., is submitted to
the City separately. The drainage design for Woolf Crossing is in accordance with the
design guidelines in the Drainage Design Manual for Maricopa County, Arizona, Volume I,
Hydrology, January 1995 and the Drainage Design Manual for Maricopa County, Arizona,
Volume II, Hydraulics, January 1996.

Assumptions for developed conditions were made based on the associated unit densities
for each parcel. As land-planning progresses for the community, revisions to this
drainage master plan may be appropriate to represent modifications in flow paths, offsite
conditions, and retention. In addition, as individual parcels are developed (i.e. preliminary
plat or site plans are prepared), each parcel will be required to submit individual drainage
plans and studies, as necessary, to indicate conformance with the assumptions and

Section 7.0 - Infrastructure

PAGE

44
guidelines reflected in the Master Drainage Plan. The concepts and design guidelines
provided within this Drainage Master Plan may be amended with the approval of the City
of Glendale Engineering Department.

Subsequent to the draft ADMP, the Draft, Volume IV, Level III ADMP Update Report was
created (URS, August 2004). This report provides alternatives, and a selected
alternative, which incorporate the regional drainage projects being in place. This includes
drainage channels and regional retention basins, which are intended to reduce the
impacts of flooding within the area.

Woolf Crossing will be designed to route offsite flows through or around the project,
maintaining historical drainage patterns, and to retain the 100 year, 2 hour storm event.
The primary drainage structure that reroutes existing conditions flows upstream of Woolf
Crossing is the future construction of the future Loop 303 Freeway. Part of the design
of this freeway is a parallel drainage channel. This channel will divert all flows that are
generated west of the future Loop 303 Freeway. Two other facilities that will impact
Woolf Crossing’s drainage design are the proposed Northern Parkway and the Maricopa
County Flood Control project to design and construct a regional drainage channel on the
west side of Reems Road.

The timing of the future Loop 303 Freeway and associated drainage improvements are
close to the proposed development schedule of Woolf Crossing; therefore, they are
assumed to be in place in for the drainage analysis. This assumption will allow for the
design and construction of drainage structures that will not be grossly oversized for the
life of the project. This concept has been presented to the Flood Control District and
the Maricopa County Department of Transportation and was considered a feasible
approach as long as negative impacts on the adjacent property owners are not created,
and that the finished pad elevations are one-foot above the 100-year storm water
elevation without the future Loop 303 Freeway channel in place.

One additional constraint on Woolf Crossing is the railroad tracks on the north side of
Olive Avenue. The ultimate half-street cross-section will not fit within the area between
the Railroad right-of-way and the section line. The railroad track may be abandoned in
the near future, but if it is not, the alignment of Olive Avenue will have to be adjusted
southward onto Woolf Crossing. The land north of Olive Avenue is a future project called
Prasada. Due to the unknown status of the railroad track abandonment, the master
drainage plan shows that a temporary channel is proposed to be constructed in the re-
aligned Olive Avenue north half-street right-of-way. This channel will be designed so that
it can convey the peak flows from the 100-year, 24-hour existing conditions, flowing full
without freeboard. When the Loop 303 is constructed and Prasada is developed, the
temporary channel can be removed from the north half-street and a permanent channel
constructed in the Prasada development to convey the off-site flows along the north side
Olive Avenue into the Reems Road Channel.

The south side of the site contains a similar situation along Northern Avenue, except that
the majority of the responsibility to manage storm water flows remains with Woolf
Crossing. A channel will be constructed to convey the ultimate flows that will also
convey higher interim flows. The ultimate half-street will also be utilized for storm water
conveyance. Homes adjacent to this channel will be elevated at least 1-foot above the

Section 7.0 - Infrastructure

PAGE

45
water surface elevation to provide the necessary protection from the 100-year storm.
Refer to Woolf Crossing Master Drainage Report (submitted to the City of Glendale
under separate cover) for a detailed account of the information described above.

7.3 Public Utilities and Services
Utility services to Woolf Crossing will include: electrical service by APS, phone service
by Qwest, natural gas service by Southwest Gas and cable television by Cox
Communications. The City will provide police, fire protection, and refuse collection.
Currently, there are few existing utility facilities adjacent to Woolf Crossing area.
However, utility service extensions to the area are expected to be imminent with the
development of the proposed master plans to the North and West of the Property.

Woolf Crossing is within the Arizona Public Service (APS) service area. APS has facilities
providing service on Woolf Crossing site for two existing farm well pumps. APS also has
existing services adjacent to Woolf Crossing for the Prasada Packing Facility located on
the north side of Olive Avenue. APS has recently completed a Facility Siting Project for
the West Valley which encompasses Woolf Crossing area. The project included siting
three 230 kilovolt (kV) substations and twelve 69kV substations, as well as their
associated power lines. Figure 17 shows the approved facility siting exhibit published by
APS, which designated the west side of the future Loop 303 Freeway between Bethany
Home Road and Olive Avenue for the placement of the 230kV transmission lines. Also,
one 230kV substation, TS2, has been sited near Woolf Crossing at the northwest
corner of Olive Avenue and the future Loop 303 Freeway.

According to information obtained from Qwest, buried phone cable is located along the
Olive Avenue right-of-way, along Northern Avenue to service Clearwater Farms, and along
Camelback Road to service Beautiful Arizona Estates.

Woolf Crossing is located within the Southwest Gas service area, but currently there are
no gas facilities to the site. Gas may be extended from a 4” distribution main located at
Peoria Avenue and Sarival Road.

7.4 Wastewater System
Currently, no wastewater collection infrastructure exists on, or in the vicinity of Woolf
Crossing. Existing low density residential developments in the County are utilizing on-
site individual septic systems to collect and treat their wastewater flows. The proposed
collection system for Woolf Crossing is planned for discharge to the existing Palm Valley
wastewater treatment plant, owned and operated by the Litchfield Park Service Company
(LPSCO). LPSCO has expressed willingness to expand its wastewater service area to
include Woolf Crossing project area.

A Master Wastewater Study for Woolf Crossing was prepared by CMX, L.L.C. A regional
sewer master plan has been proposed to provide sanitary sewer service to this portion
of the County. The conceptual plan is titled the Litchfield Park Service Company
Northwestern Maricopa County Regional Master Sewer Study (CMX, October 2004).

Woolf Crossing, in addition to other developments in the area including Prasada and the

Section 7.0 - Infrastructure

PAGE

46
SAK Family Partnership, have jointly participated in a regional sewer study performed by
CMX. This study has determined that these developments can feasibly connect via a
gravity sewer line to an existing LPSCO lift station at Sarival and McDowell Avenues. The
study shows that the wastewater can then be pumped to the existing Palm Valley
wastewater treatment (WWTP) plant on McDowell Road west of Litchfield Road. When the
capacity is reached at the existing WWTP, a new WWTP is proposed in the location of the
lift station. Refer to Figure 18 and Figure 19, On-site and Off-site Wastewater Plan. In
order to accomplish the expansion of the wastewater service area, a MAG 208
amendment must be approved and a line extension agreement executed with LPSCO.

If market demands, infrastructure cost, timing of construction or other factors create the
need for Woolf Crossing site to connect to a different wastewater source or provider, an
appropriate alternative plan will be identified, studied, and pursued at that time, subject
to the approval of the City of Glendale Engineering Department. Refer to the Master
Wastewater Study for Woolf Crossing (submitted to separately) for a more detailed
account of the proposed wastewater system.

7.5 Potable Water System
A Master Water Study for Woolf Crossing, prepared by CMX, L.L.C., has been submitted
to the City of Glendale as part of this PAD. Woolf Crossing is located entirely within the
Arizona American Water Company service area. The design criteria used for Woolf
Crossing potable water system were taken from the Arizona American Water Company
(AAWC) Development Guide, Revised September 17, 2003. Refer to Figure 20 for the
Conceptual Water Master Plan.

The Water Master Plan identifies the size and proposed locations for major water
distribution infrastructure based upon the AAW Development Guide. This infrastructure
includes water mains, and PRVs. The pipe network shown in this plan forms the pressure
distribution system required for transmitting potable water to each parcel within Woolf
Crossing. Based on discussions with AAWC, the ultimate water source will be the
AAWC’s Surface Water Treatment Plant (SWTP). This plant will be located in the vicinity
of the Beardsley Canal and Cactus Road. The SWTP is estimated to be brought online in
early 2008. Prior to the completion of this plant, Woolf Crossing’s water supply will be
provided by an onsite well with a redundant water source approved by the Arizona Water
Company. The interim water solution provides a groundwater well for the early phase(s)
of development of Woolf Crossing. The water from this well will be conveyed via a
transmission line to the Loop 303 Corridor Booster Pump Station. This Booster Pump
Station will be located in Parcel K of Woolf Crossing, within the 65 Ldn noise contour
and adjacent to Parcel E.

Any required treatment will be performed at these booster pump stations. Following
treatment and the necessary pressure boost, the potable water will be conveyed back to
Woolf Crossing through the distribution network described in this study. Once the SWTP
comes online, this well will serve as a backup water supply, and the primary water source
will become the SWTP.

The proposed layout for the water distribution system consists of 8-inch to 16-inch
water mains connecting the parcels within Woolf Crossing. The adjacent regional water

Section 7.0 - Infrastructure

PAGE

47
lines range up to 36-inches at the discharge of the BPS. All pipes were sized to
maintain a minimum peak hour pressure of 40 pounds per square inch (psi) and deliver the
required fire flow while maintaining a residual pressure of 20 psi. During all demand
scenarios a velocity of less than 10.0 fps occurs in each member of the network. The
master report represents a layout of the backbone water infrastructure for the
development and is subject to modification through the process of engineering
development. Any changes to the approved Water Master Plan will require review and
approval by AAWC and City of Glendale Engineering Department. A detailed potable
water analysis will be submitted with each individual parcel or phased construction plans
for review and approval by AAWC.

If market demands, infrastructure cost, timing of construction, or other factors create
the need for Woolf Crossing site to connect to a different water source or provider, an
appropriate alternative plan will be identified, studied, and pursued at that time, subject
to the approval of the City’s Engineering Department. Refer to the Master Water Study
for Woolf Crossing (submitted to City of Glendale under separate cover) for a more
detailed account of the proposed potable water system.

FIGURES

10
Woolf Crossing
Happy Valley Road
Bell Road
Grand Ave.
Lake Pleasant Road
27th Ave.
35th Ave.
43rd Ave.
51st Ave.
59th Ave.
67th Ave.
75th Ave.
75th Ave.
91st Ave.
El Mirage Rd.
Greenway Road
Pinnacle Peak Road
Jomax Road
Patton Road
Dysart Rd.
Litchfeild Rd.
Bullard Ave.
Reems Rd.
Sarival Ave.
Cotton Ln.
Citrus Rd.
Perryville Rd.
Thunderbird Road
Union Hills
Deer Valley Road
Cactus Road
Peoria Ave.
Olive Ave.
Northern Ave.
Grand Ave.
Glendale Ave.
Bethany Home Road
Beardsley
Camelback Road
Indian School Road
Thomas Road
McDowell Road
Van Buren Street
Buckeye Road
Phoenix
Glendale
Peoria
Surprise
Sun City
Sun City West
Luke A.F.B.
Phoenix
Buckeye
Goodyear
Tolleson
Avondale
Litchfield Park
White
Tank
Regional
Park
Northern Parkway
(Proposed)
Youngtown
El Mirage
65 Ldn
70 Ldn
75 Ldn
80 Ldn
101
Loop
303
Loop
303
Loop
17
2
Scale: 1" = 2 Miles
0 1/2
1
4
Super Street (Proposed)
Street of Regional Significance
Freeway
Arterial Road
Project Boundary
Luke AFB Ldn Contours
City of Glendale Municipal
Planning Boundary
Regional Vicinity Map
Figure 1
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Northern Avenue
Future Loop 303
Olive Avenue
Sarival Avenue
Reems Road
Proposed Northern Parkway
Project Boundary
800'
Scale: 1" = 800'
0 200' 400'
1600'
Aerial Image
Figure 2
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Proposed Northern Parkway
Peoria Ave.
Glendale Ave.
Citrus Rd.
Cotton Lane
Olive Ave.
Northern Ave.
Perryville Rd.
Luke Air Force Base
City of Surprise
Cactus RD.
Sarival Ave.
Reems Rd.
R-43
IND-2
R-43
R-43
R-43
Greer
Ranch
Rancho
Gabriela
(2.9 DU/AC)
C-3
C-3
C-3
303
Loop
Maricopa County
City of Surprise
Maricopa County
R-43
R-43
R-43
C-2
C-1
C-2
R1-18
R-43
C-3
C-2
IND-1
C-3
IND-3p
C-3
R-43
R-43
R-43
R-43
R-43
C-1
R1-35
Falcon
Dunes
G.C.
Sak Family Partnership
Zanjero
Pass
Cortessa
White Tank
Foothills
Sycamore
Farms
C-3
C-3
(4.0 DU/AC)
A-1
Prasada
Prasada
(3-5 DU/AC)
Prasada
(2.7 DU/AC)
R1-8
R1-6
R1-6
R1-7
R1-7
R1-8
R1-7
R1-7
R1-6
R1-8
R1-8
R1-6
R1-8
R-43
R1-8
R1-18
R1-10
R1-8
(2.17 DU/AC)
(2.83 DU/AC)
(2.0 DU/AC)
R1-6
IND-1
C-3
C-3
C-3
Prasada
(3-5 DU/AC)
Glendale 303
PAD
Woolf Property Boundary
Source: Maricopa County Geographic Information Systems
Portal. 11/29/2004
County
Rural Residential (R-43)
Single Family Residential (R1-35)
Single Family Residential (R1-18)
Single Family Residential (R1-8)
Single Family Residential (R1-7)
Single Family Residential (R1-6)
Commercial
Industrial
Golf Course
City of Surprise
Planned Area Development (PAD)
Scale: 1" = 2,000'
Proposed Northern Parkway
Adjacent Development Boundary
Single Family Residential (R1-10)
City of Glendale
Agricultural (A-1)
Surrounding Zoning Exhibit
Figure 3
Planned Area Development (PAD)
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
44
45
40
20
Reems Road
Northern Avenue
Sarival Avenue
Olive Avenue
Future Loop 303
46
47
Project Boundary
1,000'
Scale: 1" = 1,000'
0
500'
2,000'
300' Boundary Offset
Adjacent Property Owners Map
Figure 4
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Adjacent Stakeholders List
Figure 4-B
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Reems Road
Northern Avenue
Sarival Avenue
Olive Avenue
Future Loop 303
Proposed Northern Parkway
300'
Dedicated R/W
33'
Dedicated R/W
33'
Roadway Esmt.
40'
Dedicated R/W
33'
Roadway Esmt.
150'
Dedicated R/W
33'
Roadway Esmt.
33'
Roadway Esmt.
33'
Roadway Esmt.
65 Ldn
1 mile graduated
density line
1/2 mile graduated
density line
65 Ldn
Sarival Avenue
(Proposed Realignment)
Project Boundary
Source:
Maricopa County Streets Atlas,
4-18-2001
Traffic Impact Study,
Civtec December, 2004
Section Line
Half Mile Graduated Density Line
65 Ldn Noise Contours
One Mile Graduated Density Line
Property Boundary
800'
Scale: 1" = 800'
0 200' 400'
1,600'
Existing Rights-of-Ways
Figure 5
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Bell Road
Grand Ave.
35th Ave.
43rd Ave.
51st Ave.
59th Ave.
67th Ave.
75th Ave.
83rd Ave.
El Mirage Rd.
Greenway Road
Pinnacle Peak Road
Dysart Rd.
Bullard Ave.
Reems Rd.
Sarival Ave.
Cotton Ln.
Citrus Rd.
Perryville Rd.
Thunderbird Road
Deer Valley Road
Cactus Road
Peoria Ave.
Olive Ave.
Northern Ave.
Grand Ave.
Beardsley
Camelback Road
Indian School Road
Thomas Road
McDowell Road
Van Buren Street
Buckeye Road
Lower Buckeye
Glendale
Peoria
Surprise
Sun City
Sun City West
Youngtown
El Mirage
Luke A.F.B.
Phoenix
Buckeye
Goodyear
Tolleson
Avondale
Litchfield Park
White Tank Regional Park
Glendale Ave.
80 Ldn
75 Ldn
70 Ldn
65 Ldn
Bethany Home Road
Union Hills
91st Ave.
Litchfeild Rd.
Northern Parkway
(Proposed)
10
101
Loop
303
Loop
303
Loop
Luke Air Force Base
Clear Zone
Source: Luke Air Force Base
Accident Potential Zone 1
Accident Potential Zone 2
Territory In the Vicinity of a Military Airport
Half Mile Graduated Density Line
Project Boundary
Glendale Municipal Airport
2
Scale: 1" = 2 Miles
0 1/2
1
4
Proposed Northern Parkway
Ldn Noise Contours
One Mile Graduated Density Line
Luke Air Force Base Map
Figure 6
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Reems Road
Northern Avenue
Sarival Avenue
Future Loop 303
Proposed Northern Parkway
1 mile graduated
density line
Parcel M
Luke Compatible
Land Use Area
(LCLU)
92.4 Ac
Parcel L
Luke Compatible
Land Use Area
(LCLU)
32.6 Ac
Parcel G
School
20.8 Ac
Parcel H
62.1 Ac
135 Units
Parcel C
64.6 Ac
179 Units
Parcel J
25.2 Ac
67 Units
65 Ldn
Olive Avenue
1/2 mile graduated
density line
Parcel A
Commercial
186.1 Ac
Parcel K
Luke Compatible
Land Use Area
(LCLU)
87.1 Ac
Parcel B
Commercial
39.4 Ac
Parcel D
22.1 Ac
56 Units
Parcel I
50.1 Ac
89 Units
Parcel E
50.6 Ac
130 Units
Parcel F
Park
5.2 Ac
65 Ldn
Maximum 2 du/Ac
Project Boundary
Parcel Boundary
Maximum 4 du/Ac
800'
Scale: 1" = 800'
0 200' 400'
1600'
Notes
1. Population densities will not exceed 2 du/Ac within the 1/2 mile
graduated density line and 4 du/Ac within the 1 mile graduated
density line.
2. There will be no homes within the 65 Ldn line.
Site Data
Luke AFB Graduated Density Exhibit
Figure 7
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

10
Reems Road
Northern Avenue
Sarival Avenue
Olive Avenue
Future Loop 303
Proposed Northern Parkway
15
1156
1170
1168
1166
1164
1162
1160
1158
1154
1152
1150
1148
1146
1144
1142
1140
1138
1136
1134
1132
1130
1126
1124
1122
1120
1118
1116
1114
1112
1110
1108
11
1128
Well Site
Well Site
Flood Plain
Project Boundary
Arterial
Collector
Proposed Northern Parkway
Land Subsidence Contour
Existing Irrigation Well
Source:
Land Subsidence:
US Geological Survey Digital Data, 1983.
Topographic Contours:
Flood Control District of Maricopa County,
White Tanks Area Drainage Master Plan
2 Foot Contours.
800'
Scale: 1" = 800'
0 200' 400'
1,600'
Physical Features
Figure 8
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Reems Road
Northern Avenue
Sarival Avenue
Olive Avenue
Future Loop 303
Proposed Northern Parkway
65 Ldn
1 mile graduated
density line
1/2 mile graduated
density line
65 Ldn
Parcel A
Commercial
186.1 Ac
Parcel K
Luke Compatible
Land Use Area
(LCLU)
87.1 Ac
Parcel M
Luke Compatible
Land Use Area
(LCLU)
92.4 Ac
Parcel L
Luke Compatible
Land Use Area
(LCLU)
32.6 Ac
Parcel B
Commercial
39.4 Ac
Parcel G
Elementary
School
20.8 Ac
Parcel D
22.1 Ac
Residential
2.5 du/ac Proposed
65'x130'
70'x130'
56 Units
Parcel I
50.1 Ac
Residential
1.8 du/ac Proposed
85'x135'
89 Units
Parcel H
62.1 Ac
2.2 du/ac Proposed
70'x125'
135 Units
Parcel C
64.6 Ac
Residential
2.8 du/ac Proposed
60'x125'
65'x125'
179 Units
Parcel E
50.6 Ac
Residential
2.6 du/ac Proposed
65'x130'
70'x130'
130 Units
Parcel J
25.2 Ac
Residential
2.7 du/ac Proposed
70'x125'
67 Units
Parcel F
Neighborhood
Park
5.2 Ac
Project Boundary
Parcel Boundary
1. Residential densities will not exceed 2 du/ac within the 1/2 mile
graduated density line and 4 du/ac within the 1 mile graduated density
line.
2. There will be no homes within the 65 Ldn line.
Site Data
800'
Scale: 1" = 800'
0 200' 400'
1600'
Notes
Proposed Land Use
Figure 9
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Phase 2
Phase 1
Phase 3
Reems Road
Northern Avenue
Sarival Avenue
Olive Avenue
Future Loop 303
Proposed Northern Parkway
800'
Scale: 1" = 800'
0 200' 400'
1600'
Phase 1
Phase Boundary
Phase 2
Phase 3
Future Loop 303
Arterial Street
Proposed Northern Parkway
Phasing Schedule
Planned Area Development (PAD)
Phase
Anticipated Start of
Construction
Anticipated Build-
Out Date
1
2
3
2006
2008
2010
2010
2015
2020
Collector Street
Phase Map
Figure 10
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

March 2006
Z0N05-20 and PP05-11
Conceptual Landscape Master Plan
Primary Entry
Primary Entry
COMMON NAME
BOTANICAL NAME
TREES
• SISSOO

DALBERGIA SISSOO
• THORNLESS MESQUITE
PROSOPIS HYBRID
• PURPLE LEAF PLUM
PRUNUS CERASIFERA
• EVERGREEN PEAR
PYRUS KAWAKAMI
• LIVE OAK

QUERCUS VIRGINIANA
• EVERGREEN ELM
ULMUS PARVIFOLIA
SHRUBS/VINES
• TORCH GLOW

BOUGAINVILLEA ‘TORCH GLOW’
BOUGAINVILLEA
• NATAL PLUM

CARISSA MACROCARPA
• BAJA FAIRY DUSTER
CALLIANDRA CALIFORNICA
• VALENTINE BUSH
EREMOPHILA MACULATA
• GOSSYPIUM HARKENESSII SAN MARCOS HIBISCUS
• CHIHUAHUAN SAGE
LEUCOPHYLLUM LAEVIGATUM
• CIMMARON DWARF SAGE LEUCOPHYLLUM ZYGOPHYLLUM
• JAPANESE PRIVET
LIGUSTRUM JAPONICA
• JOJOBA

SIMMONDSIA CHINENSIS
• ORANGE JUBILEE
TECOMA STANS v. ORANGE

JUBILEE
SUCCULENTS/ACCENTS
• SMOOTH EDGED AGAVE
AGAVE WEBERI
• TOOTHLESS SOTOL
DASYLIRION LONGISSIMA
• FORTNIGHT LILY
DIETES BICOLOR
• RED YUCCA

HESPERALOE PARVIFLORA
• LILY TURF

LIRIOPE MUSCARI
• BEAR GRASS

NOLINA MICROCARPA
GROUNDCOVERS/PERENNIALS
• DESERT MARIGOLD
BAILEYA MULTIRADIATA
• TRAILING DALEA
DALEA GREGGII
• TRAILING PURPLE
LANTANA MONTEVIDENSIS
LANTANA
Figure 11
Open Space
Collector Road
Collector Road
Preliminary Plant List
Plants to be used in right-of-way of major street zones,
natural open space zones, parks, and entry features.
School

March 2006
Z0N05-20 and PP05-11
Conceptual Trails and Open Space Master Plan
Pocket Park One
tot lot
shade ramada
drinking fountain
seating areas
recreational turf area
bike rack
Pocket Park Three
tot lot
shade ramada
drinking fountain
seating areas
recreational turf area
bike rack
Neighborhood Park
play structure
tot lot
shade ramada
drinking fountain
youth soccer ﬁ eld
basketball court
seating areas
bike rack
Pocket Park Two
play structure
tot lot
shade ramada
drinking fountain
basketball court
seating areas
bike rack
Primary Entry
Primary Entry
Minor Entry
Minor Entry
*
*
**
*
Open Space Programming
Woolf Crossing has been designed to provide ample
opportunities for its residents to utilize a variety of
outdoor recreational opportunities. The passive and active
recreational elements are distributed through a network
of linear passage ways, pocket parks, and a neighborhood
park. These facilities are conveniently located and
interconnected to maximize the usability of the spaces.
Parks and open space will be installed with corresponding
phases of development.
Neighborhood Park
The neighborhood park will be implemented by the master
developer and will include active and passive recreational
opportunities such as basketball courts, a soccer ﬁ eld,
playgrounds, drinking fountains, seating areas with BBQ
opportunities, and open turf areas of different sizes and
conﬁ gurations.
Pocket Parks
Pocket parks are an integral part of the overall community
open space system and provide a focal point for the
trail system. The pocket parks provide a range of
recreational opportunities from passive to active and will
be constructed based on the development phasing lines.
Pocket parks will be maintained by the homeowners’
association, as established by the developer.
Open Space/Retention
School
Trail System (8’ wide)
Trail System (6’ wide)
Pocket Park
Neighborhood Park
Figure 12
8’ Trail on all arterial roadways
6’ Trail on all collector roadways
8’ Trails in all parks
*

March 2006
Z0N05-20 and PP05-11
Neighborhood Park
Enhanced paving
Feature similar to
entry monument
Bench
Accent planting
Accent trees
Figure 13a
Spectator berming
Youth Soccer Area
Open Turf Area
Open Turf Area
School
Spectator berming
Entry with seating and structure similar to
entry monument/
Planter surrounding structure and park monument wall
See enlargement below right
Enhanced colorful planting
Shade ramada with table, BBQ, and trash receptacles
Drinking fountain
Tot lot
Preteen play structure
Bike rack
6’ Trail (typ)
Seating area
Basketball court
Drinking fountain
Shade ramada

March 2006
Z0N05-20 and PP05-11
Pocket Park One
6’ Trail (typ)
Enhanced colorful planting
Trail beyond
Low water use, ﬂ owering
shrubs and ground cover
View fence
Seating area
Bike rack
Shade ramada with table, BBQ, and trash receptacles
Drinking fountain
Tot lot
Expansive recreation turf area (retention)
Figure 13b

March 2006
Z0N05-20 and PP05-11
Pocket Park Two
Low water use, ﬂ owering shrubs and ground cover
View fence
Open turf area (retention)
6’ Trail (typ)
Basketball court
Miscellaneous play equipment
3’ Fence
Tot lot
Entry with seating and
structure similar to
entry monument/
Planter surrounding
structure and park
monument wall
See enlargement right
Shade ramada with table, BBQ, and trash receptacles
Drinking fountain
Bike rack
Accent trees in
tree grade
Feature similar to
entry monument
Bench
Accent planting
Accent paving
Allee
Figure 13c

March 2006
Z0N05-20 and PP05-11
Pocket Park Three
Enhanced colorful planting
Trail beyond
Open turf area (retention)
6’ Trail (typ)
Seating area
Enhanced planting
Low water use, ﬂ owering shrubs and ground cover
Seating area
View fence
Drinking fountain
Shade ramada with
table, BBQ, and
trash receptacles
Bike rack
Tot lot
Figure 13d

Bell Rd
El Mirage Rd
Dysart Rd
Litchfeild Rd
Bullard Ave
Reems Rd
Sarival Ave
Cotton Ln
Citrus Rd
Perryville Rd
Thunderbird Rd
Cactus Rd
Peoria Ave
Olive Ave
Grand Ave
Glendale Ave
Bethany Home Rd
Camelback Rd
Indian School Rd
Thomas Rd
McDowell Rd
Van Buren St
Buckeye Rd
Lower Buckeye
I-10
Northern Parkway
101
LOOP
(Proposed)
115th Ave
W Greenway Rd
W Waddel Rd
Jackrabbit Trail
1
1
4
2
3
5
6
3
4
12
11
7
6
8
7
3
2
10
9
8
9
13
11
12
13
5
1
Woolf Crossing
10
303
LOOP
Agua Fria High School
District
1
2
4
8
10
11
7
6
25
8
5
4
2
3
6
7
Dysart Unified
School District
Agua Fria High School
and Litchfield Elementary
School Districts
US 60
Peoria Unified
School District
1
1
2
9
5
3
1
1
West Bell Rd
2
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11
5) Surprise Elementary
6) El Mirage Elementary
7) Dist. Office & Sundown Elementary
8) Thompson Ranch Elementary
9) Dysart Elementary
1) Northwest Regional
2) Hollyhock Library
3) West El Mirage Library
4) Litchfield Park Branch
1) Surprise Station 301
2) El Mirage Station 1
3) City of Glendale Station 833
4) City of Glendale Station 837
5) City of Avondale Station 171
6) City of Goodyear
7) Future Rural / Metro Fire Station
8) Proposed Cortessa Fire Station
1) Sun City/Sun City West Police
2) Surprise Police
3) El Mirage Police
4) Wickenburg Office
5) Avondale Police
6) Goodyear Police

L
F
1) Sundown High School
2) Willow Canyon High School
3) Dysart High School
Peoria Unified School District
1) Cimarron Springs Elementary
2) Kingswood Elementary
3) Countryside Elementary
4) West Point Elementary
1) Proposed High School #1
1) Surprise Farms No. 5 Elementary
2) Surprise Farms No. 4 Elementary
3) Sierra Mountain Elementary
4) Surprise Farms No. 2 Elementary
5) Surprise Farms No. 3 Elementary
6) Orchard Elementary
7) W.Rimrock Street Elementary
8) Rancho Gabriela Elementary
9) Greer Ranch Elementary
10) Woolf Property Elementary
11) Cortessa Elementary
12) White Tank Foothills Elementary
13) Zanjero Trails #2 Elementary
1) Verrado Middle School
2) Scott Libby Elementary
3) White Tank Learning Center
4) Dreaming Summit Elementary
5) Barbara B. Robey Elementary
6) Western Sky Middle School
7) Litchfield Elementary
8) Wigwam Creek Middle School
9) Palm Valley Elementary
10) Corte Sierra Elementary
11) Rancho Santa Fe Elementary
1) Avondale Middle School
2) Lattie Coors Elementary
3) Pioneer Elementary
4) Agua Fria High School
5) Avondale Elementary
6) Desert Edge High School
7) Wildflower Ranch Elementary
8) Millennium High School
1) Estrella Mountain Community College
1) Country Meadows Elementary
2) Sun Valley Elementary
Figure 14
Scale 1"=8,000'
10) Dysart Preschool
11) Marley Park Elementary
12) Ashton Ranch Elementary
13) Luke Elementary
Legend
Dysart Unified School District/
Agua Fria School District
Agua Fria High School District
Litchfield Elementary School District

Reems Road
Northern Avenue
Sarival Avenue
Olive Avenue
Future Loop 303
Proposed Northern Parkway
Parcel A
Parcel K
Parcel M
Parcel L
Parcel B
Parcel G
Parcel F
Parcel D
Parcel I
Parcel H
Parcel C
Parcel E
Parcel J
Project Boundary
Freeway
Major Arterial
Minor Arterial
Minor Collector
Parcel Boundary
Proposed Northern Parkway
Source:
Maricopa County Streets Atlas,
4-18-2001
Traffic Impact Study,
Civtec June, 2005
800'
Scale: 1" = 800'
0 200' 400'
1,600'
Street Circulation Plan
Figure 15
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

16'
16'
50'
ROW
ROW
5'
4'
5'
4'
S/W
S/W
Local Street
See Note 2,3,4
8'
PUE
8'
PUE
See Note 4
See Note 2,3,4
See Note 4
7'
18'
35'
ROW
S/W
Collector
6'
10'
PUE
17'
7'
18'
35'
S/W
6'
17'
15'
Landscape
Tract
ROW
15'
Landscape
Tract
10'
PUE
8'
65'
12'
11'
14'
20'
60'
ROW
ROW
SOUTH OLIVE
22'
7'
100' (Existing Railroad ROW)
PROJECT
SITE
FUTURE
(BY OTHERS)
NORTH OLIVE
50'
RAILROAD
C/L
RAILROAD
ROW
S/W
Varies
Existing
Section
Line
7'
6'
2'
S/W
7'
38'
14'
11'
12'
38'
See Note 1
Olive Avenue
(Looking West)
ROW
Bike
Route
Collector with Median
12'
6'
30'
5'
6'
S/W
12'
10'
12'
30'
12'
8'
PUE
90'
ROW
Bike
Route
5'
6'
S/W
10'
PUE
6'
N.T.S.
Refer to Traffic impact Study by CivTech dated
February 2006.

Source
Typical Street Cross-Sections
Figure 16A
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11
Notes
1. Minimum 30' Landscape Tract.
2. No sidewalk required on South side of Seldon Lane
where adjacent to the proposed Northern Parkway
3. Sidewalk may be attached to curb at knuckles and cul de
sac.
4. Reduce landscape width to 3' and increase sidewalk width
to be 6' where adjacent to school or park.

15'
12'
12'
12'
20.5'
ROW
16.5'
16.5'
PROJECT
SITE
FUTURE
(By Others)
55'
34.5'
34.5'
55'
S/W
8'
S/W
8'
See Note 2
Varies
See Note 2
10'
ROW
PUE
7'
Northern Avenue/Reems Road South of Northern Parkway
(Looking West) (Looking South)
ROW
12.5'
40'
8'
S/W
11.5'
65'
16'
Varies
See
Note 3
ROW
12.5'
6'
S/W
11.5'
65'
16'
17.5'
11.5'
15'
PROJECT
SITE
FUTURE
(By Others)
Sarival Avenue (Looking North)
7' Min.
130'
12.5'
40'
6'
S/W
11.5'
11.5'
PUE
16'
12.5'
6'
S/W
11.5'
16'
17.5'
11.5'
15'
40'
17.5'
95'
ROW
Reems Road North of Northern Parkway
(Looking North)
PROJECT
SITE
FUTURE
(By Others)
N.T.S.
City of Glendale Design and Construction Standards
Refer to Traffic Impact Study by CivTech dated February
2006.
Typical Street Cross-Sections
Figure 16B
Source
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11
Notes
1. Center Turn Lane: 12 feet median is optional.
2. Minimum 40' Landscape Tract
3. Minimum 30' Landscape Tract.

50'
Varies
4'
Varies
9'
12'
Varies
4'
Varies
50'
Varies
Varies
Local Street
Meandering
Sidewalk
Local Street
S/W
S/W
ROW
ROW
12'
12'
8'
12'
4'
4'
9'
12'
12'
12'
8'
12'
Meandering
Sidewalk
Proposed Northern Parkway
(Looking East)
Drainage
Channel
N.T.S.
SR303 Cross-sections taken from
Dated December 2005
Note
Typical Street Cross-Sections
Figure 16C
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11
Sources
Design Concept Report for Northern Parkway,
URS 2003
City of Glendale Design and Construction Standards

Scale 1"=8,000'
Project Boundary
Source
APS Map West Valley South
Figure 17
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

Future Loop 303
Reems Road
Northern Avenue
Sarival Avenue
Butler Avenue (Alignment)
Olive Avenue
Proposed Northern Parkway
Well Site
Well Site
1 Mile LDN Line
Tie into offsite
sewer network
1 mile graduated
density line
1/2 mile graduated
density line
65 Ldn
8"S
8"S
8"S
8"S
8"S
12"S
18"S
21"S
21"S
24"S
12"S
8"S
8"S
8"S
8"S
8"S
800'
Scale: 1" = 800'
0 200' 400'
1600'
Project Boundary
Parcel Boundary
Luke AFB Ldn Noise Contour Line
Proposed 8" Sewer Collection Line
Proposed Manhole
1. All lotting is conceptual only and subject to future revision.
Notes
Proposed 12" Sewer Collection Line
Proposed 18" Sewer Collection Line
Proposed 24" Sewer Collection Line
Proposed 21" Sewer Collection Line
On-Site Sewer Plan
Figure 18
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

21"S
21"S
21"S
21"S
21"S
21"S
18"S
18"S
24"S
24"S
24"S
24"S
24"S
24"S
24"S
24"S
21"S
24"S
21"S
31"S
Existing LPSCO
Lift Station
Olive Avenue
Northern Avenue
Glendale Avenue
Bethany Home Road
Camelback Road
Indian School Road
Thomas Road
McDowell Road
Sarival Avenue
1/2 Mile LDN Line
65 LDN Line
1 mile graduated
density line
1/2 mile graduated
density line
65 Ldn
Scale: 1" = 4,000'
Project Boundary
Parcel Boundary
Luke AFB Ldn Noise Contour Line
Existing Sewer
Proposed Sewer
Proposed Manhole
Existing Manhole
Off-site Sewer Plan
Figure 19
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

1 mile graduated
density line
1/2 mile graduated
density line
Future Loop 303
Northern Avenue
Olive Avenue
Reems Road
65 Ldn
Sarival Avenue
Cotton Lane
Proposed Northern Parkway
Butler Avenue (Alignment)
8"
8"
16"
16"
16"
16"
16"
16"
20"
20"
12"
12"
20"
Water Plan
Figure 20
Project Boundary
Parcel Boundary
Luke AFB Ldn Noise Contour Line
8"
1. All lotting is conceptual only and subject to future revision.
2. Refer to Master Water Study for more information.
Proposed Well Location
1,000'
Scale: 1" = 1,000'
0
500'
2,000'
Proposed Onsite Distribution Line:
16"
20"
24"
12"
12"
Proposed Offsite Distribution Line:
16"
Notes:
Proposed Pump Location
Proposed Reservoir Location
12"
Proposed Transmission Line
20"
Zone Line
Woolf Crossing
Glendale, Arizona
Planned Area Development
Legend
Copyright, CMX 2006 - This plan document set is the sole property of CMX. No alterations to these plans,
ther than adding "as-built" information, are allowed by anyone other than authorized CMX employees.
March 2006
North
ZON05-20 and PP05-11

March 2006
Z0N05-20 and PP05-11
Entry signage
Open turf area
Concrete band
Enhanced paving
Turf
Entry signage
Raised planter with
enhanced planting
Landscape header
Turf
Turf
Entry
Trendstone inset,
Color: Seashell white
Woolf Crossing
8” Trendstone column base,
Color: Seashell white
4” Founders ﬁ nish block,
Color: Canyon red
Precast concrete cap
Trendstone inset, Color: Seashell white
4” Trendstone beveled wall cap, Color: Seashell white
Woolf Crossing
8” Trendstone column base, Color: Seashell white
4” Founders ﬁ nish block, Color: Canyon red
Primary Entry Elevation
Primary Entry Plan View
Figure 21
15’ wide median
Steel picket fencing
Color: Forest green
Steel picket fencing, Color: Forest green
32” Square column, min. 100’ o.c.
Precast concrete cap
32” Square column, min. 100’ o.c.
8’-0”
2’-0”
15’-0”
10’-0”
2’-0”
Median

March 2006
Z0N05-20 and PP05-11
6’ Theme Wall Elevation
Precast concrete cap
4” Trendstone beveled
wall cap,
Color: Seashell white
6” Trendstone block,
Color: Seashell white
4” Founders ﬁ nish block,
Color: Canyon red
Trendstone inset,
Color: Seashell white
8” Trendstone
column base,
Color: Seashell white
6’
4’
6”
4”
3’
3’
Wall Elevations
View Wall Elevation
32”
6’
4’
6”
4”
20’
1’
Precast concrete cap
Trendstone inset,
Color: Seashell white
8” Trendstone
column base,
Color: Seashell white
4” Trendstone beveled wall cap,
Color: Seashell white
6” Trendstone block,
Color: Seashell white
4” Founders ﬁ nish block,
Color: Canyon red
Figure 22
6’-8”
32” Square column, min. 100’ o.c.
32” Square column, min. 100’ o.c.

March 2006
Z0N05-20 and PP05-11
Theme Wall and View Wall Locations
View Wall
Theme Wall
Theme Wall
View Wall
Figure 23
Perimeter Wall Height: 8’
Perimeter Wall Height: 8’
Interior Wall Height: 6’
Interior Wall Height: 6’
Note:
1.) Walls visible from Right-of-Way and public spaces will have

enhanced decorative surfaces.
2.) Retaining walls and return walls on corner lots will either be

of enhanced decorative surface or painted and stuccoed to

match the neighborhood.

March 2006
Z0N05-20 and PP05-11
Entry Monumentation Location Exhibit
Primary Entry
Secondary Entry
Secondary Entry
Secondary Entry
Primary Entry
Primary Entry
Figure 24

APPENDIX A

LETTER FROM LUKE AIR FORCE BASE

APPENDIX B

CITY OF GLENDALE RDDM COMPARISON

City of Glendale RDDM Comparison

PAGE

Lot Layout
1.
The minimum lot width and depth are to conform to the applicable Zoning District.
Minimum lot width and depth will conform to the approved PAD standards. In many cases,
the minimum lot depth exceeds the minimum zoning requirement of 100-feet.

2.
Corner lots are to be at least five feet wider than the minimum lot width required by the
Zoning Ordinance with a minimum 6-foot wide landscape tract.
An eight (8) foot landscape tract will be provided adjacent to the street side of a
corner lot, as opposed to increasing the minimum lot width. By providing the tract, the
additional open space and landscape opportunities, as well as increased sight visibility
for pedestrians and vehicular traffic result in an overall higher quality of life for residents
of the community. In the event that providing a tract is not feasible or practical, the lot
width will be increased above the minimum lot width by at least eight (8) feet .

3.
Some variation in lot size is expected due to wider corner lots, cul-de-sac lots, and
buffer lots.
There will be some variation in lot width due to wider corner lots and cul-de-sacs.

4.
Vary the width of lots that are side by side by five (5) feet or more.
The intent of this guideline is to provide for diverse streetscape through variation of lot
widths. The portion of Woolf Crossing north of the Northern Parkway has been designed
to include varying lot widths because this area of the PAD contains the development
parcels with the smaller lots. These varying lot widths will not be on each side by side
lot, but scattered through the subdivision. In addition to varying lot widths, the intent of
the guideline has been satisfied through the introduction of varying house product design
with unique architectural elevations to help create an enhanced streetscape, enhanced
open space linkages, curvilinear streets, cul-de-sacs and knuckles, which also provide
significant lot variation.

5.
Stagger the front yard setback to living area and garage by a minimum of 3 feet or more
on adjoining lots and provide a range of 6 feet or more on the same block.
Front yards will be staggered by a minimum of 3 feet between adjacent lots, with a range
of six (6) feet or more provided on the same block.

6.
Locate the main garage a minimum of 5 feet back from the living area and a third or
fourth car garage a minimum of 3 feet recessed from the main garage. Different garage
orientations and depths are encouraged to prevent a garage dominant street
appearance.
The home product will include varying garage orientations and depths to avoid a garage
dominant streetscape through the use of side entry garages and recessed main garage
designs on many of the home designs. In no neighborhood will more than 50% of the
model designs available include a front facing garage in front of the living space.
However, the actual mix of homes at build out with side entry and front facing garages
will be dependent upon sales.

7.
Stagger the rear yard setbacks when a row of lots backs onto an arterial or collector
street. 1. Stagger setbacks by 3 feet or more on adjoining lots and provide a range of

City of Glendale RDDM Comparison

PAGE

2
6 feet or more on the same block. 2. Vary depths of the perimeter lots, which are
visually significant to provide for variation in perimeter wall alignments.
In addition to the large perimeter landscape buffers along the collector and arterial
streets, the subdivision has been designed with varying depths for the perimeter lots to
provide variation in perimeter wall alignments backing to arterial and collector streets.
Rear yard setback staggers will not be specifically defined, but the home design provides
for rear yard staggers through the use of varying product depth.

8.
Provide a minimum of 20' from the property line to the face of the garage when a
detached sidewalk is required.
A minimum of a 20 foot setback will be provided from the face of the garage to the
sidewalk.

9.
Provide variation in the width of the side yards and in the separation between houses on
the lots. Increase the sideyard width on some lots to provide a minimum of twenty feet
combined side yards. 1. Group wider side yards together on some adjoining lots to
provide a separation of twenty feet or more between houses. 2. Provide a minimum of
15-ft. side yards for two story houses. 3. Provide a minimum 30 -ft. rear yard setback
for all two-story houses including those with integral patios. A covered patio and
balcony may extend into this setback up to 10 feet.
Minimum side yard requirements of 5’ and 10’ are required through the approved PAD
standards. The ultimate location of side yards should result in some instances of minimum
twenty foot combined side yards. The home design and garage orientations provide
sufficient variation to accomplish the intent of the guidelines without requiring additional
side and rear yard standards for two-story homes.

10. Lots backing onto collector streets must be a minimum of 10 feet deeper than the
minimum depth required by the Zoning Ordinance.
The minimum lot depths in the different parcels range from 125' to 135', which is 25 to
35 feet deeper than the minimum lot depth in the Glendale Zoning Ordinance for the
comparable zoning category and provides sufficient lot depth to buffer the homes.
Additionally, the collector streets have been designed with landscaped buffers to
provide further separation between the homes and the collector streets without requiring
additional lot depth along the collector streets.

11. Avoid siding lots onto arterial streets unless and additional 20' landscape tract is
provided. In addition to the 30' landscape tract required along arterial streets.
The subdivisions will be designed to avoid siding lots onto arterial streets.

12. Lots backing onto arterial streets and more intense and potentially incompatible land
uses must be at least 20 feet deeper than the interior lots.
As stated above, the minimum lot depths in Woolf Crossing are significantly deeper than
the Glendale Zoning Ordinance minimum and provide sufficient depth to create a buffer.
Furthermore, the buffers provided along arterial streets provide enhanced separation
between the homes and the arterial streets.

13. Design the subdivision so that no more than six lots are placed in a row backing onto an
arterial or collector street before there is a change in the lot pattern or streetscape.

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The subdivision has been designed with varying landscape buffer depths along the arterial
and collector streets. Additionally, the design of Sarival and the collector streets in a
curvilinear fashion to provide a significant change in the lot pattern and streetscape. This
design provides sufficient variation without limiting the number of lots in a row.

14.
Provide mix of driveway orientations to include angled, circular, or side entry so that no
more than 75% of the drives are straight.
The housing product will contain a mix of driveway orientations, including side entry
garages, recessed front facing garages and standard garage entries. While the actual
percentage of lots with straight drives will be dependent on sales, the proposed
product mix will result in no more than 75% of the lots with straight drives.

15.
Locate lots adjacent to or backing up to open space areas
The subdivision has been designed to integrate the open space areas with the
development, with lots backing up to or adjacent to open spaces.

16.
Provide a transition in lot sizes adjacent to existing development where lots are larger
than 12,000 square feet. New lots abutting the existing lots must have a minimum lot
area that is at least 80% of the average area of the existing lots.
This project is bounded by a proposed freeway and arterial streets. There are no
adjacent lots that are larger than 12,000 square feet. The only larger lots are on the
south side of Northern Avenue, which are separated by an arterial street and a landscape
buffer along the north side of Northern Avenue. Lots that are a minimum of 80% of those
lot sizes are not designed along the north side of Northern Avenue.

17.
Position lots across from the intersecting street at three way intersections, so that
headlight intrusion into living areas is avoided.
The plat designs will attempt to minimize lots positioned across from the intersecting
street. However, the ultimate designs may necessitate such a placement in some
instances.

18.
Spread grade changes gradually across the neighborhood to avoid major differences in
elevation between adjacent lots, no more than 1 foot.
The subdivision will be designed to minimize significant grade changes, but there will be
no specific provision to limit grade change between adjacent lots.

19.
The creation of new flag lots or similar irregular lots is discouraged where such
parcelization is not the prevailing pattern. Lot shapes generally should be simple and
rectangular without narrow lot frontages, and flag lots should only be designed in rural
or hillside areas. This does not preclude wedge-shaped cul-de-sac lots.
The plat designs will attempt to minimize the use of flag lots or other similar irregular
lots.

20.
Avoid acute angles where rear lot lines and side lot lines meet.
The plats will be designed to avoid acute where rear and side lot lines meet, where
possible.

21.
Provide straight side lot lines at right angles or radial to street lines. Avoid irregular
shaped lots. See No. 19.

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The subdivisions will be designed to provide, where possible, straight lot lines at right
angles or radial to street lot lines. The use of knuckles, cul-de-sacs, curvilinear streets
and the incorporation of open space through out Woolf Crossing may result in some
instances where irregular lot lines are utilized.

22.
Avoid lots that are isolated from the pattern of lots in a block.
The Subdivisions will be designed to avoid isolated lots, where possible.

23.
Provide site triangles where driveway visibility may be limited on "key lots".
Site triangles can be provided where driveway visibility is limited on key lots.

24.
Driveways are to be a minimum of 20' in length, exclusive of sidewalk or curb. Driveways
which are designed to serve more than two cars in width ( i.e., a three car garage) to
incorporate an alternative treatment paving surface ( to reduce the amount of pavement)
such as: 1. A paving outline. 2. Parallel strips of asphalt. 3. Stamped or Colored
concrete. 4. Aggregate or brick banding.
Driveways will be designed with a minimum 20’ of length from the face of the garage to
the sidewalk. The product mix does not offer more than two car front facing garages;
therefore, the alternative treatment paving surface is not applicable.

25.
Provide a difference of a least 2,000 square feet between the minimum lot size of two
or more parcels in a master planned community
Woolf Crossing provides parcels with four different minimum lot sizes. The square foot
difference between the smallest and largest minimum lot size is 3,900 square feet. The
actual difference will be greater because lots larger than the minimum will be created
through the use of cul-de-sacs, knuckles and curvilinear streets.

Street Layout
1.
The creation of new private streets is discouraged except when compelling and clear
findings can be made that the private streets would benefit the entire neighborhood.
At this time, no private streets are contemplated for Woolf Crossing. If the design
concept changes, the developer will work with the City of Glendale to address design
related issues for the private streets.

2.
Gated communities are acceptable only when an interconnection to existing adjacent
neighborhoods is not needed. Occasionally stub street may be necessary to ensure
future access to adjacent parcels as required by the Transportation Department.
At this time, no gated entries are contemplated for Woolf Crossing. If the design
concept changes, the developer will work with the City of Glendale to address design
related issues for the gated communities.

3.
Provide a minimum of two arterial street access points at quarter mile and half mile
locations when developing adjacent to arterial roadways. Provide additional access
points when appropriate to eliminate the need for the majority of residences located in
a square mile to use only one or two streets fro ingress and egress.
Sufficient access points have been provided within Woolf Crossing that address the
surrounding street configurations, including the realigned Sarival Road and the Northern
Parkway. Given the impact of the Northern Parkway and 65 Ldn line, which defines the
development parcels, these connections will not be at the quarter and half mile points.

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4.
Secondary access points are encouraged for fire department accessibility.
Secondary access points have been provided to ensure adequate fire department
accessibility.

5.
Provide a functional hierarchy of arterial, collector, and local streets, which reduce the
speed, and volume of traffic on the local streets.
A functional hierarchy of streets has been provided.

6.
Restrict direct access to arterial and collector streets from lots backing onto these
streets by wide landscape tracts and non-vehicular access easements ( NVAE).
The subdivision has been designed with landscape tracts along the collector and arterial
streets. If a lot is immediately adjacent to a collector street, a NVAE will be placed
along the lot line to preclude access.

7.
Use cul-de-sacs, shorter block lengths, loops, knuckles, and eyebrows, extensively to
provide a variety of lot orientations.
Cul-de-sacs, shorter block lengths and knuckles have been provided to provide a variety
of lot orientations.

8.
The typical width for local streets consists of a 32 - foot wide street width in a 50-
foot right-of-way.
The local streets will be designed to conform to the typical Glendale standards.

9.
Incorporate traffic calming devices such as landscape islands, horizontal speed islands,
chokers, raised intersections, raised crosswalks, roundabouts, or another technique
when needed to reduce the potential speed of traffic on long thoroughfares which
sometimes cannot be avoided. The approval of the Transportation Director, and the Fire
Department is required.
If warranted, raised intersections can be installed at designated intersections along the
collector roads.

10.
Limit local streets to a maximum of 600 feet and overlength cul-de-sacs to a maximum
of 400 feet.
Woolf Crossing uses a variety of street designs, such as cul-de-sacs and knuckles and
provides significant integration of open space areas. These factors, combined with the
lot layout standards create a varying streetscape. Although they will not be the
standard, there will be areas within Woolf Crossing where street lengths will exceed 600
feet and cul-de-sacs will exceed 400 feet.

11.
Cul-de-sacs are to terminate on lots, a minimum of 15-foot wide landscape tract, or
entrances to common open space areas, not blank walls or narrow un-usable remnants in
the front yards.
Woolf Crossing has been designed so that cul-de-sacs do not terminate on blank walls or
narrow un-useable remnants in the front yards.

12.
Eliminate potential "short cut" maneuvers through a development by minimizing straight-
long drives through the subdivision.

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Woolf Crossing has been designed to minimize straight, long drives through the
subdivision.

13.
Provide collector streets with a landscaped median that connects through a
development with enhanced streetscape landscaping.
The collector streets have been designed with a landscaped median entry to create
enhanced streetscape landscaping (Refer to Figure 16A). The median will not be placed
along the entire length of the collector.

14.
When houses back up to an arterial roadway a sidewalk is required to be located a
minimum of 7 feet from the back of the curb, and a minimum of 8 from the back of the
perimeter wall.
Woolf Crossing will comply with this standard.

15.
Creating a safe, attractive, public environment that encourages pedestrian activity could
be achieved by incorporating detached sidewalks on local streets and collectors (when
houses face onto a collector) into neighborhoods. The width of the planting strip
adjacent to the local street is to be 5 feet to allow the trees when full grown to
provide a canopy over the sidewalk. A minimum of a 4-foot wide sidewalk is required.
Woolf Crossing has been design to integrate detached sidewalks in the community.
Based upon the right-of-way for cul-de-sacs and knuckles and the required pavement
sections, the sidewalks may be attached at those locations.

16.
A minimum 6-foot wide detached sidewalk is required when located adjacent to all
school sites. Design detached sidewalks to connect to the back of the handicap ramp
at all intersections.
The detached sidewalk adjacent to the school site will be designed with a 6’ wide
sidewalk, with the understanding that the additional sidewalk width will reduce the typical
landscape section width.

17.
If detached sidewalks are not offered in a development then provide increased amounts
of useable open space in addition to what is required in Part Four - Amenities.
Woolf Crossing has been design to integrate detached sidewalks in the community,
except at cul-de-sacs and knuckles.

18.
Fire hydrants are to be located 2 feet from the back of curb.
Fire hydrants can be located 2 feet from back of curb.

19.
Provide a minimum of 8-foot P.U.E. between the right-of-way and perimeter wall to allow
for adequate landscaped area.
An 8' PUE can be provided.

Perimeter Improvements
1.
Enhanced entrances from arterial and collector streets to include: 1. Landscaped tracts
and landscape medians. 2. Decorative paving material. 3. Feature lighting. 4. Monument
signs. 5. Distinctive wall details. 6. Clearly distinguished primary and secondary
entrances.
In order to create a specific character for Woolf Crossing, the entrances from collector
and arterial streets will be designed with enhanced features that may include a

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combination of landscaped tracts and medians, feature lighting, decorative paving at
primary entries, monument signs, and distinctive wall details.

2.
Decorative paving and accent materials for crosswalks, walkways, entrance areas to
provide special settings and designate pedestrian crossing areas.
Woolf Crossing will utilize decorative paving and accent materials for primary entry points
into the residential area.

3.
Entry features integrated with the entry monumentation to include pedestrian areas with
stamped concrete or special hardscape material, water features, sculptures, fountain,
ponds, or lakes.
Woolf Crossing has been designed with entry features that integrate with the entry
monumentation, pedestrian areas, and special hardscape material, but will not include
water features, sculptures, fountains, ponds, or lakes.

4.
All entrance features and signs to be owned and maintained by a HOA and must not
obstruct the sight visibility.
All entrance features and signs will be owned and maintained by the HOA and will not
obstruct the sight visibility.

5.
Site features such as natural ground forms, raised planters, large rock formations,
stone, water and significant view corridors shall be identified and incorporated into the
design of the sign.
The entry feature will incorporate natural ground forms and raised planters among other
techniques to provide an enhanced visual image at the sign. Water will not be used.

6.
All gate entries to be enhanced with light fixtures compatible with the design of the wall
and high quality materials used for the gate and entry feature.
At this time, there are no gated entries planned for Woolf Crossing. If areas are
identified in the future that are appropriate for gates, they will be designed in a
compatible manner with the design of the wall and incorporate high quality materials.

Walls and Decorative Fencing
1.
Perimeter theme walls along arterial and collector streets are to be of high quality
compatible with the development concept.
Perimeter theme walls along arterial and collector streets will be high quality and
compatible with the development concept.

2.
Decorative walls are to be provided in all visible locations such as adjacent to collector
streets and major entries. All areas that can be seen from public view to be designed
with an enhanced theme wall.
Decorative walls will be provided in all visible locations. Areas that can be seen from
public view will be designed with an enhanced theme wall.

3.
A decorative masonry wall designed and constructed to provide sound attenuation is
required adjacent to all arterial streets. The minimum height of this wall is 8 feet and 8
inches thick.
The decorative masonry walls adjacent to arterial streets will be designed at a height of
eight (8) feet and thickness of eight (8) inches.

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4.
Provide a 6-foot theme wall adjacent to all collector streets.
A 6-foot theme wall will be provided adjacent to all collector streets.

5.
All walls are to be of an enhanced decorative surface with accent landscaping and
design elements such as stone veneer, brick, planters, marble, rock, decorative
pilasters, decorative caps, stone or tile insets, or other significant design features.
Plain concrete block, split-faced blocks or single scored block is not acceptable.
The interior subdivision walls that are visible from right-of-way and public/private spaces
will have enhanced decorative surfaces that are accented by landscaping and other
design elements. The curvilinear nature of the streets, combined with the amount of
landscaping and open space areas that have been integrated into the design of Woolf
Crossing will provide a pleasant streetscape.

6.
View fencing is to be used on lots adjacent to common open space areas when they will
add to the amenities and improve security.
View fencing will be located at appropriate areas as identified at the time of preliminary
plat. The intent will be to provide view fencing at appropriate areas without sacrificing
the privacy of the Woolf Crossing residents.

7.
Retaining walls on corner lots and return walls are to be finished with paint and stucco
to match the neighborhood.
Retaining walls on corner lots and return walls will either be of enhanced decorative
surfaces or stuccoed and painted.

8.
All walls designed around any water feature such as swimming pool, Jacuzzis, waterfalls,
ponds, etc. to be fully enclosed or appropriately protected consistent with the City of
Glendale Pool Ordinance.
Woolf Crossing does not contain any public water features. Any walls or fences around
swimming pools and other similar features will comply with the City of Glendale pool
ordinance.

9.
Establish pass throughs designed in a safe and secure manner to destinations such as
neighborhood parks, trails, schools, transit, or shopping.
One of the quality features of the Woolf Crossing design is to provide a significant
amount of safe and secure pass throughs to connect various areas of the development.

10.
Perimeter walls are to be designed to break up long expanses. This can be
accomplished through alternating materials or patterns, pilasters or landscape planters
built into the design of the wall, angled alignments, curves, or staggers. Provide
distinctive horizontal and vertical relief on perimeter walls adjacent to arterial and
collector-street. The maximum horizontal run without variation is 150 feet. The variations
should occur regularly and in a comfortable pattern.
The design of the perimeter walls includes varying patterns and pilasters. Additionally,
angled walls, staggered setbacks and curves will provide visual interest.

11.
All perimeter walls to be constructed in the first phase of development or concurrent
with each phase of multi-unit development.
Perimeter walls will be constructed concurrently with each phase of development.

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Landscape
1.
Drought tolerant/low water use plants, trees, and shrubs are encouraged in right-of-way
areas subject to the Arizona Department of Water Resources Drought Tolerant/Low
Water Use Plant List.
The proposed landscape materials will conform to the ADWR Drought Tolerant/Low Water
use plant list.

2.
A minimum six-foot wide landscape tract to be located on all corner lots.
A minimum 8’ wide landscape tract will be located on all corner lots.

3.
A landscape tract with a minimum width of 30-feet to be provided along all arterial
streets as a buffer for the neighborhood and for lots that may back or side onto the
arterial roadway.
A landscape tract with a minimum width of 30 feet will be provided along arterial streets,
except along Sarival road where the minimum width shall be 20 feet. Woolf Crossing will
provide an average landscape setback of forty (40) feet along Sarival Road. This
landscape tract has been designed with additional depth to accommodate variations in
the perimeter walls, enhancing the quality of the streetscape.

4.
Provide a 15-foot landscape tract adjacent to all collector roadways. These tracts may
be used for storm water retention or to meet open space requirements.
A minimum15 foot landscape tract will be provided along the collector streets. As with
the arterial street design, the landscape tracts will be designed with varying depths and
views into open space areas to provide a heightened sense of openness within Woolf
Crossing.

5.
All tracts to be owned and maintained by the HOA.
The HOA will own and maintain landscape tracts.

6.
Each lot is to have at least one associated street tree, selected for consistency with
the dominant and/or approved block street tree and planted within the 5-foot landscape
area between the curb and the sidewalk.
Each lot will have at least one tree that will be planted within the landscape area between
the curb and sidewalk.

7.
Landscape tracts in the adjacent street right of way are to be maintained by a HOA.
Landscape tracts will be maintained by the HOA.

8.
Provide increased landscaped buffers in addition to the minimum 30-foot requirement
along arterial streets.
As stated above, Sarival road has a minimum width shall be 20 feet (average of 40 feet),
minimum 30 foot landscape buffers along all other arterials, with a minimum 40 foot buffer
being provided along Northern Avenue. Woolf crossing has been designed with numerous
offsets to provide deeper landscape buffers along the arterial streets.

Stormwater Retention

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1.
All stormwater retention areas subject to the Engineering Design and Construction
Standards.
Stormwater retention areas will be subject to Engineering Design and Construction
standards as determined at the time of preliminary and final plat.

2.
Retention basins must be owned and maintained by a HOA.
The HOA will own and maintain the retention basins.

3.
Contour the sides and bottoms of basins to create a natural looking appearance. Use
varied slopes and curvilinear edges to create a more natural looking facility instead of
rectangular forms and long stretches. No single rectangular basins will be allowed. All
basins must be landscaped to meet or exceed the requirements of the Landscape
Ordinance.
The retention basins will be designed to create a natural looking appearance through the
use of curvilinear edges. Landscaping will comply with the Landscape Ordinance.

4.
Retention areas to meander through the development as a green belt.
The retention areas have been designed as integrated open space areas in Woolf
Crossing.

5.
Locate retention areas so they are visible, attractive, and accessible for recreational
use. All basins must have adequate street frontage.
The retention areas have been designed as visible and attractive, with adequate street
frontage.

Open Space
1.
A minimum of 15% open space is required in medium lot developments. Substantially
increase open space in excess of 15% for small lot developments, and provide not less
than 10% for large lot developments.
Woolf Crossing has been designed to provide 21.2% of the net residential land area as
open space.

2.
The areas that may be included in the calculation of open space include: dedicated park
sites, multi-use paths, equestrian and hiking trails, private parks, and swimming pools or
water gardens. Perimeter landscape areas used for decorative purposes only adjacent
to the right-of-way may not be counted towards the total open space.
Open space will be calculated in accordance with the City’s guidelines. Perimeter
landscape areas adjacent to multi-use trails will not count towards open space.

3.
Open space areas may also include areas used for stormwater retention, but must
provide active or passive recreational opportunities as defined in the Manual.
Acceptable.

4.
Utilize the existing linear open space areas such as Agua Fria, New River, Skunk Creek,
Arizona Canal, Grand Canal, and Thunderbird Paseo Park as possible view corridors,
connections, and trail systems whenever possible.
Not Applicable.

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5.
If golf courses are proposed within a development, the overall area used for the golf
course my not account for the total open space in an effort to allow for other amenities
within the project boundaries.
No golf courses are located within Woolf Crossing.

6.
Show any relationship to the City's trails, parks, or schools in the area and provide
connectivity to the adjacent neighborhoods., off-site trails, paths, bikeways, and transit
areas.
Woolf Crossing has been designed with a significant amount of connectivity within the
development. As the first master planned community in the area, there are no
surrounding City trails for connection.

7.
Active play areas are to be carefully located and designed to ensure safety and
compatibility. Useable open space areas that include tot lots and active play equipment
should be located "central" to the neighborhood or in each phase of a development if
designed as a multi-phased project.
The activity areas within Woolf Crossing have been carefully located and designed to
ensure safety and compatibility.

8.
Open space areas used for active recreational activities such as tot lots, basketball,
volleyball, etc. and the access to the areas cannot be inundated by storm-water or
used for water retention purposes.
Active recreational areas have been designed to be free from stormwater in the ten-year
storm event.

9.
Design retention areas accordingly to prevent all open space from being used for
retention.
Retention areas have been designed so that not all open space areas are used for
retention.

10.
Design active open space for variety of activities for all age groups such as: walking,
sports, neighborhood events, etc. Amenities should include but not be limited to: Tot
lots, sport court, basketball, amphitheaters, tennis courts or volleyball with sand court,
barbecue areas with ramadas, cabanas, or gazebos, courtyards with bench seating,
fountains, water gardens, pool, or lakes by means of effluent.
The amenity areas for Woolf Crossing have been designed with a wide variety of uses
that comply with the intent of the Design Guidelines.

11.
Integrate bike racks in all passive and active open space areas.
Bike racks will be integrated into active open space areas where appropriate.

12.
Tot lots and other active play equipment to be covered and located adjacent to each
other to function as a central activity center. Design active recreational opportunities
for all ages adjacent to each other to allow a diverse recreational setting.
Multi-modal play structures in the play areas will be covered. The play areas will be
designed to function as an activity center and to allow for a diverse recreational setting.

13.
Passive open space areas include ground cover or turf with low growing plant and theme
trees incorporated throughout with lighting, benches in covered areas to be placed

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throughout the development to offer restive breaks and views, and drinking fountains
with trash receptacles to be maintained by a HOA.
Open space areas and linkages will be designed with lighting, drink fountains where
appropriate, benches in shaded areas, and trash receptacles that will be maintained by
the HOA.

14.
Design passive open space areas such as courtyards or gazebos in a central location
within the neighborhood to promote a meeting place for residents.
A park is being provided adjacent to the school that can act as a meeting place for
residents.

15.
Design open space areas toward the main entrance of the neighborhood and open to
street view to create focal points and scenic views.
Open space areas have been designed near neighborhood entrances to create street
views and focal points.

16.
Incorporate public art into passive open space areas.
The landscape plan for Woolf Crossing does not incorporate public art into open space
areas.

17.
Provide a sufficient amount of open space and facilities to match the scale of the
development.
There is sufficient open space to match the scale of the development.

18.
Integrate pathways with the local street system to maximize access and flexibility of use.
Pathways and/or detached sidewalks have been integrated with the local street system
to maximize access and flexibility of use.

19.
To provide connectivity throughout the neighborhood design open space to meander as
a greenbelt system.
The open space and retention areas have been designed to provide connectivity and
function as a greenbelt system.

20.
Use view fences on lots adjacent to common areas when they will add to the amenity
and improve security. The design of outdoor spaces shall recognize and incorporate
views, climate, and the nature of outdoor activities.
View fencing will be located at appropriate areas as identified at the time of preliminary
plat. The intent will be to provide view fencing at appropriate areas without sacrificing
the privacy of the Woolf Crossing residents.

21.
Increase grade changes in open space areas gradually.
The grading plan for Woolf Crossing will attempt to comply with this guideline.

22.
Provide turf or a turf equivalent in all areas used as active open space.
A turf or turf equivalent will be provided in active open space areas that are identified for
uses such as ball fields, soccer fields, and other similar activity areas.

23.
Decorative theme lighting is to be placed at all pedestrian walkways and active play
areas throughout a neighborhood.

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Decorative theme lighting will be provided on pedestrian walkways and active play areas.

24.
Cross sections for walkways, trails/paths shall have a minimum overall width of 20 feet
with a minimum of 10 feet dedicated to a multi-use path, exclusive of any vehicle and/or
landscape areas, and 10-feet ( 5 feet on each side) dedicated to landscaping directly
adjacent to the path.
Cross sections for trails will have a minimum width of 8 feet for the concrete multi-use
path on arterials, along the south side of Northern Parkway, and through the open space
adjacent to the LCLU area. A minimum of 6 feet shall be provided on collectors.

Design Criteria
1.
All requests for zoning, preliminary or final plat are to be accompanied by:1. A minimum
of 4 floor plans and 4 distinct and different elevations for each floor plan. 2.
Development of 30 lots or less to provide three floor plans and three distinct and
different elevations for each floor plan. 3. Color and material palette illustrating building
materials, paint colors, and finish schemes proposed for the roof, walls, and any other
architectural details.
A minimum of four floor plans and three distinct and different elevations will be provided.

2.
Design elements and detailing to be continued completely around the structure with the
same importance put on all sides. Such design elements shall include. 1. Articulation of
wall planes, a variety of roof forms, variation in roof heights, and ridgelines, or other
architectural treatments. 2. Accent treatments and finishing details such as pop outs,
reveals, and recesses are required around all windows ( dual pane ) and doors, gable
ends and wall expanses on all elevations. Window frames and mullions must be finished
with baked enamel paint or anodized. 3. Garage doors made from sectional metal or
high quality wood or equivalent. Window panels are encouraged to be integrated into
the design of the garage door. 4. Pillars, columns, and posts are to be enhanced with
stucco and other architectural treatments such as brick or stone veneer. 5. The main
feature, which shall not be the garage door, and to be prominently placed on the
elevation either facing the street or at an angle. The inclusion of front porches on new
houses or remodels is encouraged as a symbol of entry.
Design elements and detailing will be continued around the structure. The design
elements in Woolf Crossing will include the items identified in the design guidelines.

3.
Linear repetitive streetscape appearance and building facades shall be avoided by
providing variations between the front elevations.
The homes within Woolf Crossing will provide variations between the front elevations.

4.
Provide a variety of roof forms and ridgelines
A variety of roof forms and ridgelines will be provided.

5.
All building materials to be durable and appropriate for their intended use.
Woolf Crossing will provide appropriate and durable building materials.

6.
Colors to relate well to the house and area and be appropriate for the proposed style
of architecture.
The color palette for Woolf Crossing is designed to complement the homes and other
features of the community.

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7.
Metal flashing, vents, pipes, electrical panels and other exposed metal must be painted
to match the color of the roof or house.
These items will be painted.

8.
Completely screen all ground mounted mechanical equipment behind a fence or gate.
Ground mounted mechanical equipment will be screened.

9.
Box all fireplace chimneys to avoid exposed metal flutes.
Fireplace chimneys will be boxed.

10.
Porches, balconies, and/or seating areas on the front of the home are encouraged to be
incorporated into the design of the dwelling unit to provide covered area to protect
residents from weather, enhance the elevation, provide more depth to the dwelling unit
and create a sense of arrival.
Where possible, the home designs will incorporate porches and seating areas into the
design of the dwelling unit. Floor plans have been submitted with the PAD application.

11.
All front entryways to be emphasized, lighted and open. Side entries and doorways are
allowed if the door is visible from the street and not behind the garage or living area.
Narrow front porches are not permitted in order to avoid potential safety hazards.
The home designs for Element Homes comply with the intent of the desire to emphasize
front entryways.

12.
A minimum of one window from the living area of the house on the first floor must be
visible from the street.
A minimum of one window from the living area will be designed to be visible from the
street, except in instances where front porches or enhanced entryways are provided in
conjunction with side entry garages.

13.
The same front or rear elevations should not be located directly across from one
another.
The same front elevations will not be located directly across from one another.
However, given the different product designs, rear elevations may be across from one
another but should not create a negative aesthetic appearance.

14.
Patio covers must be provided as a standard feature and match the architecture of the
house and the roof material.
Patio covers are provided as a standard feature and match the architecture of the house.

15.
Integrated patio covers are encouraged. Columns must be enhanced to match the house
such as stucco, brick, or stone veneer. If a flat roof is provided, it must be screened
with a parapet or similar treatment.
The patio covers are designed as an integrated feature.

16.
Clay or concrete tile to be used as a roof material.
The roof material will be clay or concrete tile.

17.
A minimum of two coach lights to be placed at the face of the garage.

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15
A minimum of two carriage lights will be provided as an option to the homeowner.

18.
Accessory buildings to match the architectural style of the principle structure including
materials and colors.
Accessory buildings will match the architectural style of the principal structure.

19.
All return walls must be finished with stucco and paint to match the development.
Return walls will be painted to match the building, but will not be stuccoed.

20.
Recessed garages have been addressed in the small and medium lot development
expectations under Lot Layout.
Not Applicable.

21.
Garages should not be the dominant feature on the lot but shall be located a minimum of
5 feet back from the entry feature or living area in medium and large lot developments.
In small lot developments the garage should be located in excess of the 5-foot
requirement.
The home product to be utilized by Element Homes include varying garage orientations
and depths to avoid a garage dominant streetscape through the use of side entry
garages and recessed main garage designs on many of the home designs. In no
neighborhood will more than 50% of the model designs available include a front facing
garage in front of the living space.

22.
If side entry garages are incorporated into a development with the driveway internal at
the front of the house or external on the side of the lot the front facing wall must be
architecturally integrated with the design of the home.
The front facing wall of the side entry garage will be designed as architecturally
integrated with the design of the house.

23.
Courtyard walls a maximum 3' in height in the front yard or side yards adjacent to the
driveways to create gathering areas are encouraged.
Courtyard walls will be provided as an option to homebuyers with either a 3 foot or 6
foot wall option.

24.
Provide decorative pilasters, molding, cornices, brick stone, masonry, or other façade
and accent materials to encourage curb appeal.
These decorative features will be provided.

25.
Add brick, river rock, natural stone, or masonry to elevations in each neighborhood to
add a distinctive finishing touch to the home.
Each home model has three different elevations create distinctive finishes for the exterior
of the homes.

26.
Roof mounted mechanical equipment is prohibited.
Roof mounted mechanical equipment is not permitted within Woolf Crossing.

27.
Each home to provide a logical location for the storage of trash receptacles which is
fully screened from public view.
Logical storage places for trash receptacles will be provided.

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28.
The location of the house on the lot, windows, orientation, building height and location
of on-site open space shall consider preservation of the privacy of adjacent
development.
The design of Woolf Crossing and the home designs will consider preservation of privacy
of adjacent developments.

APPENDIX C

RESIDENTIAL ARCHITECTURAL ELEVATIONS
AND FLOOR PLANS

Woolf Crossing

APPENDIX D

TRAFFIC IMPACT STUDY
EXECUTIVE SUMMARY

EXECUTIVE SUMMARY

This report documents a traffic impact analysis performed for a mixed use master
planned development consisting of low density, medium density, and high
density residential, commercial, employment, office, park, mini-storage and
school land uses. The Woolf Crossing development is located north of Northern
Avenue, south of Olive Avenue, west of Reems Road and east of the Loop 303
within Maricopa County, Arizona. The development falls within the current City of
Glendale planning area, and includes approximately 800 acres of undeveloped
land

Civtech Inc. has been retained by Element Homes to perform the traffic impact
analysis for the proposed Woolf Crossing during the Development Master
Planning (DMP) and RUPD processes.

The purpose of this study is to address traffic and transportation impacts of the
proposed development on the surrounding streets and intersections. This traffic
impact study was prepared based on criteria set forth by the City of Glendale.
The specific objectives of the study are:

1. To evaluate lane requirements on all existing roadways and at all existing
intersections within the study area.
2. To determine future level of service for all proposed major intersections within
the study area and recommend any capacity related improvements.
3. To determine necessary lane configurations at all major intersections within
the proposed development to provide acceptable future levels of service.
4. To evaluate the need for future traffic control changes within the proposed
development.
5. To evaluate entry spacing along access controlled corridors.
6. To evaluate the need for auxiliary lanes at stop and signal controlled
intersections.
7. To evaluate and recommend pedestrian and bike access corridors.

The development is proposed with 656 dwelling units of single family residential.
It also includes 188 acres of regional retail, 31 acres of office, 172 acres of mixed
use employment, a 5-acre park and one 15-acre elementary school site.

This study evaluates two horizon years, 2007 and 2027. It was assumed that
Phase 1 consisting of portions of section 31 would be under construction/opening
by the 2007 horizon year with perimeter access from Olive Avenue, Northern
Avenue and Sarival Avenue. The entire Phase 1 site was evaluated in a build out
condition for the 2007 horizon year. The additional properties are anticipated for
development between the 2007 opening year and the 2027 future year with the
addition of primary access points along Reems Road.

The proposed development is expected to generate 6,909 daily external trips in
2007, with 400 occurring in the AM peak hour and 622 occurring in the PM peak
hour. The buildout of the Woolf Crossing development is anticipated between
the 2007 opening year and the future year of 2027. The proposed development is
expected to generate 33,268 daily external trips in 2027, with 2,715 occurring in
the AM peak hour and 3,194 occurring in the PM peak hour. To ensure that the
estimate of traffic impact is conservatively calculated, it is assumed that the
development will attract 100 percent of its trips upon buildout in 2027.

The site is split to the north and south by the future alignment of the Northern
Parkway. The East-West Mobility Study, conducted by the Maricopa Association
of Governments (MAG), was prepared to determine if and where additional east-
west regional routes were required in this area. It also assisted in the
determination of future potential parkway locations. The Northern Parkway was a
preferred alignment for this new corridor. A Design Concept Report is currently
underway by the City’s consultant to determine the exact location and
configuration of the Northern Parkway. The Design Concept Report (DCR) was
obtained for use in determining anticipated future traffic along the alignments
within the Woolf Crossing study area. The Regional Transportation Plan (RTP)
recently approved by voters in the November 2004 election provides funding for
the upgrading of Northern Avenue to a Parkway from Grand Avenue to Loop 303.
The Maricopa County Department of Transportation (MCDOT) is currently
working on Design Concept of the Loop 303 from Clearview Boulevard to Indian
School Road with intersection improvements located at both Olive Avenue and
Northern Avenue. According to the most recent edition of the Northwest Area
Transportation Study, the Northern Parkway is part of the enhanced corridors
network and would be located on a separate east-west alignment from Northern
Avenue. The White Tank Area Plan indicates that the Parkway will be located on
the same alignment as Northern Avenue. For the purposes of this study (and per
the current DCR) it was assumed that the Northern Parkway would operate
independently of Northern Avenue and would be located approximately ½ mile
north of Northern Avenue, south of the Olive Avenue alignment.

Per the request of the City of Glendale, additional analysis representing the
impacts of the development on the surrounding street network if the Sarival
interchange reverts to a half diamond has been included in the Appendix.

According to City of Glendale Arterial Street Standards Map (Detail G-300) Olive
Avenue east of 67th Avenue is classified as an A-2 arterial with a street section
as shown in the City’s typical standards. Northern Avenue is also classified as an
arterial east of 67th Avenue with an A-4 section as shown in the City’s typical
street sections. There are no guidelines or recommendations for Olive Avenue or
Northern Avenue west of 67th Avenue. These classifications and sections were
designated prior to knowledge of the Northern Parkway which provides a “super
street” as a parallel access located ½-mile from each of these major streets.

Both Olive Avenue and Sarival Avenue are considered roads of regional
significance by MCDOT within the project area. Northern Avenue is classified as
a principal arterial and Reems road as a minor arterial street according to the
MCDOT Street Atlas.

The proposed phase 1 development will provide four major entry points for
ingress/egress from the surrounding roadway network. Two major access points
are located north of the Northern Parkway alignment. Two secondary points of
access are also located north of the Northern Parkway alignment and provide
additional access for the development. Two major access points are provided
south of the Northern Parkway alignment with two secondary access points to
assist circulation. Woolf Crossing does not access the Northern Parkway. It has
been assumed for the traffic modeling prepared for this analysis that an
overpass/underpass at both Sarival Avenue and Reems Road crossing the
Northern Parkway will be maintained for circulation. A half diamond interchange
along the Northern Parkway is anticipated at Sarival Avenue and will provide an
eastbound on-ramp and a westbound off-ramp. A study, prepared by Civtech
under separate cover, supports the inclusion of a full diamond interchange at
Sarival Avenue with roadway realignment through the Woolf Crossing
development. Therefore, a full diamond traffic interchange has been assumed
along the Northern Parkway with both Sarival Avenue and Reems Road. It has
been assumed that Olive Avenue and Northern Avenue provide access to the
Loop 303 through a frontage road system. The surrounding area roadways will
be improved as part of this development.

The following recommendations have been documented in this study:

Existing Conditions:
♦ The intersection of Reems Road and Northern Avenue does not operate
acceptably in the existing condition (2004). Mitigation of this intersection by
changing from two-way to four-way stop control resulted in levels of service
(LOS) B and C for the AM and PM peak hours, respectively.

♦ The Northern Parkway alignment is currently being studied by the City’s
consultant and is in the final DCR stage. The exact configuration of the
alignment has not yet been established. The “original” standard parkway
typical section will include 210 feet of right of way with three general purpose
lanes in each direction. Additional right-of-way options/requests have been
depicted and are under review by the City and the developer. The true
impacts of the parkway to the surrounding street network have been
conservatively estimated with no reduction to projected east-west traffic flow
along Olive Avenue and Northern Avenue.

Phase 1:
♦ Olive Avenue should be constructed as a principal arterial road containing
125 feet of right-of-way. Eighty-seven (87) feet of right-of-way will be provided

by the Woolf Crossing development, south of the section adjacent to the
frontage of the property, due to the existing railroad right-of-way restricting
expansion to the north side of the road. The ultimate half street construction
has been requested by the City along the project frontage.

♦ Northern Avenue should be constructed as a minor arterial road which
contains two lanes in each direction of travel separated by a two way left turn
lane and provides 110 feet of right-of-way. Ultimate half-street construction
has been requested by the City along the property frontage.

♦ Sarival Avenue should be constructed as a major arterial road within 130 feet
of right-of-way. Sarival Avenue will provide three through lanes in each
direction of travel separated by a two-way left turn lane in its ultimate
condition. The City has requested the half street construction of Sarival
Avenue along the property frontage.

♦ Reems Road is classified as a minor arterial in the MCDOT Street Atlas with
two lanes in each direction of travel separated by a two-way left turn lane with
110 feet of right-of-way. The City of Glendale has requested that Reems
Road be constructed as a major arterial north of the northern parkway. Major
arterial construction will include three lanes in each direction of travel
separated by a two-way left turn lane within 130 feet of right-of-way. Half
street construction of Reems Road along the property frontage has been
requested by the City at which time the property adjacent to Reems Road
develops.

♦ The northern collector road from Access A to Access D should be constructed
as a minor collector road with opportunities for bike lanes and offset
sidewalks to provide pedestrian safety for school related trips. The full street
width should be constructed with phase 1 providing 70 feet of right-of-way.

♦ The southern collector road from Access E to Access H should be
constructed as a minor collector road with 70 feet of right-of-way. The full
street width should be provided with phase 1 of the development south of the
Northern Parkway alignment.

♦ All major access points within the development, A, D, E and H should provide
a separate left turn lane for egress.

♦ Olive Avenue will operate acceptably in the 2007 opening year with one lane
in each direction of travel and the addition of left turn lanes at all site access
points. Additional lanes may be striped in this location with the half street
pavement improvements but are not required for the roadway operations.

♦ Northern Avenue will operate acceptably in the 2007 opening year with one
lane in each direction of travel and the addition of left turn lanes at all site

access points. Additional lanes may be striped in this location with the half
street pavement improvements but are not required for the roadway
operations.

♦ Sarival Avenue will operate acceptably in the 2007 opening year with one
lane in each direction of travel and the addition of left turn lanes at all site
access points. Additional lanes may be striped in this location with the half
street pavement improvements but are not required for the roadway
operations.

♦ Reems Road will operate acceptably in the 2007 opening year with one lane
in each direction of travel and the addition of left turn lanes at all site access
points.

♦ Right turn deceleration lanes are required at all major access points to the
development. Minimum deceleration lane queue storage of 75 feet has been
calculated at access points A, D, E and H. New deceleration lanes should
provide 12 feet of width and taper to match the existing curb line at a
minimum of 15:1.

♦ The intersection of Northern Avenue and Reems Road operates unacceptably
in the 2007 opening year without mitigation. Changing the stop control from a
four-way to a traffic signal with the addition of left turn lanes in all directions
provides the capacity to achieve an acceptable LOS.

♦ According to the MCDOT Roadway Design Guidelines, separate left turn
lanes should be constructed for all movements under stopped or signalized
intersection control. Left turn lanes should be constructed in all directions at
the intersections of Sarival Avenue and Olive Avenue and Sarival Avenue and
Northern Avenue with the Phase 1 construction and improvements. Left turn
lanes will be required for ingress to all driveways accessing the Woolf
Crossing. Queue lengths for these movements have been included in Table 9
for the 2007 horizon year.

Buildout:

♦ Northern Avenue, Sarival Avenue and Reems Road will operate acceptably in
the 2027 future year with two lanes in each direction of travel.

♦ Olive Avenue will operate acceptably in the 2027 future year with three lanes
in the westbound direction and two lanes in the eastbound direction.

♦ The Loop 303 will require three general purpose lanes in each direction of
travel by the 2027 future year. Both intersections of Olive Avenue and
Northern Avenue with the 303 will require additional turn lanes to mitigate

levels of service in the future. Recommendations for these movements have
been depicted in Figure 13.

♦ The intersections of Sarival Avenue/Olive Avenue, Sarival Avenue/Northern
Avenue and Reems Road/Olive Avenue will require signalization by the 2027
future year to mitigate lower levels of service. It is estimated that the
intersections of Olive Avenue/Sarival Avenue and Northern Avenue/Sarival
Avenue will require signalization by 2011. Signalization of the Olive
Avenue/Reems Road intersection is anticipated by 2016.

♦ The Northern Parkway to Loop 303 System Interchange could provide several
complications to north-south traffic along adjacent arterial streets due to the
location of ramps and frontage roads. A through connection along Sarival
Avenue is recommended as well as a full interchange to service the adjacent
commercial property.

♦ According to the MCDOT Roadway Design Guidelines, separate left turn
lanes should be constructed for all movements under stopped or signalized
intersection control. Separate left turn lanes should be constructed at the
intersections of Reems Road and Olive Avenue and Reems Road and
Northern Avenue with the buildout of the remaining parcels. Left turn lanes
will be required for ingress to all driveways accessing the Woolf Crossing.
Queue lengths for these movements have been included in Table 10 for the
2027 horizon year.

♦ Access points for the future development are conceptual only for the
purposes of estimating the impacts of full development on the surrounding
street network. Additional studies should be prepared with each phase of
development to determine the timing of recommended improvements and true
impacts at proposed driveway locations.

APPENDIX E

LEGAL DESCRIPTIONS