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Ergas 303
PLANNED AREA DEVELOPMENT
Zoning Case: ZON21-20_
SR21-0063
NEC of Cotton Lane and
the Orangewood Avenue Alignment
Glendale, AZ
Draft: June 8th, 2021
Submitted: June 29th, 2021
Re-submitted: September 9th, 2021
Revised: October 13th, 2021
Received 10-13-2021
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
2
PROJECT TEAM
Developers:
The Ergas Group
Ryan Companies US
Julian Ergas
3900 E. Camelback Road, Suite 100
1185 Georgia St W, Unit 1045
Phoenix, AZ 85018-2653
Vancouver, BC V6E 4E6
(602) 322-6100
(604) 687-2310
Architect:
Ryan A+E, Inc.
3900 E Camelback Road, Suite 100
Phoenix, AZ 85018-2653
(602) 322-6100
Civil Engineer:
Hunter Engineering Inc.
Jake Earley, PE
10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258
(480) 991-3985
Traffic Engineer:
Southwest Traffic Engineering, LLC
Andrew Smigielski, PE, PTOE, PTP
3838 N. Central Avenue, Suite 1810
Phoenix, AZ 85012
(602) 266-7983
Landscape Architect:
Laskin & Associates, Inc.
Hardy Laskin, RLA
67 E Weldon Avenue, Suite 230
Phoenix, AZ 85012
(602) 840-7771
Planning:
Hunter Engineering, Inc.
Michael S. Buschbacher II, AICP
10450 N. 74th Street, Suite 200
Scottsdale, AZ 85258
(480) 991-3985
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
3
TABLE OF CONTENTS
1.
Project Introduction & Overview ..................................................................... 4
2.
Regional Context ............................................................................................... 5
3.
Site Analysis ..........................................................................................................5
3.1 Existing Zoning Classification ............................................................... 5
3.2 Existing Permitted Land Use ................................................................ 6
3.3 Regional Drainage & Landform ......................................................... 6
3.4 Existing Roadway Network .................................................................. 6
3.5 Existing Easements & Planned Utilities ................................................ 7
3.6 Annexation Benefits………………………………………………………..7
4.
Modified Regulatory Development Standards .............................................. 8
4.1 Purpose and Intent .............................................................................. 8
4.2 Permitted Uses ...................................................................................... 8
4.3 Uses Subject to Conditions ................................................................ 11
4.4 Accessory Uses ................................................................................... 11
4.5 Site Plan............................................................................................... 12
4.6 Revised Development Standards .................................................... 12
4.7 Revision Justifications......................................................................... 15
(Height, FAR, Parking, Signage)
4.8 Performance Standards .................................................................... 16
(Nuisances, Enclosure, Hazards, Dark Skies)
4.9 Site Buffers, Screening, Parking & Adjacency .................................17
5.
Landscape Design .......................................................................................... 18
6.
Architecture Form & Character .................................................................... 18
7.
Signage ............................................................................................................ 20
8.
Infrastructure and Utilities ............................................................................... 20
9.
Development Phases ..................................................................................... 22
10.
Summary .......................................................................................................... 22
11.
Consistency with Surrounding PAD’s ............................................................ 22
LIST OF EXHIBITS ......................................................................................................... 23
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
4
1. Project Introduction and Overview
The Ergas Group and Ryan Companies (the “Developers”) plans to develop an
approximately 64-acre property located at the NEC of Cotton Lane and
Orangewood Avenue alignment (the “Property”), see Aerial and Vicinity Map
attached as Exhibit 1. This application requests approval of a Planned Area
Development (“PAD”) to allow for industrial, distribution, commercial and
warehouse uses in a development called Ergas 303. The Applicant seeks to
develop the Property as per the City of Glendale’s PAD process for the site
following the light industrial and commercial zoning standards with modifications
to allow for a high-tech industrial development with multiple, midsized
warehouse buildings nearby the expanding State Route 303 Loop transportation
corridor.
The Property has been used for agricultural purposes for many years and is
unimproved with no buildings. State Route 303 Loop runs along the eastern
boundary of the site from a ½ mile south of Northern Avenue to just south of the
Orangewood Avenue alignment. Cotton Lane is the western boundary for the
site.
The property is proposed to be annexed into Glendale, transferring the IND-2
zoning standards from the County to the City. Since IND-2 allows commercial
uses, there is no equivalent zoning classification that also encompassed
commercial uses in the City of Glendale. As a result, the equivalent zoning was
determined to be PAD which allowed all of the uses that the County’s IND-2
allows. This PAD goes one step further to allow additional commercial and retail
uses.
This project seeks to further refine the PAD to modify development standards to
more closely resemble those in recent similar PADs within the Loop 303 Corridor.
The uses within the PAD are compatible with the City of Glendale General Plan
designation of Regional Mixed Use (RMU) for this property. RMU allows for Luke
Compatible Land Use (LCLU) in addition to Planned Commercial (PC) and
comply with state statute 28-8481 concerning land uses within the vicinity of a
military installation. No residential uses will be proposed for this project.
While the site is located outside of the Luke Air Force Base noise contour of 65
DNL, it is within close proximity to the air force base. Industrial land uses for these
properties are the most appropriate, considering the accident potential and
noise impacts from daily activities conducted on and around the base due to
flight activities.
As noted above, the property is adjacent to the west side of State Route 303
Loop, from approximately ½ mile south of Northern Avenue. The property is
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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bounded by farmland on three sides. A residential neighborhood within
Unincorporated Maricopa County is to the west of the site along Cotton Lane
from the Orangewood alignment to Northern Avenue. The adjacent property
to the north is also vacant farmland along with a U-Haul Moving and Storage
Facility.
2. Regional Context
A regional freeway with local arterial access from both Northern and Glendale
Avenues serves the site via Cotton Lane. Water is provided to the property from
Epcor Utilities, a regional provider of water and sewer. Sewer will also be
provided by Epcor. The development of Ergas 303 will contribute to this growing
regional industrial corridor.
The general area was originally mostly agriculture and large lot residential. These
land uses have over time encroached and surrounded the nearby Luke Air
Force Base, putting the viability of operating an air force base in question during
the early part of 2002. In March of 2003, a Regional Compatibility Plan was
developed for western Maricopa County to respond to the growth beginning to
surround Luke Air Force Base.
The goal was to limit the potential for aviation accidents in residential
neighborhoods and a boundary was put in place around the Air Force base.
The City of Glendale created the Luke Compatible Land Use (LCLU) designation
which allows for industrial uses such as Light Industrial (M-1) and discourages the
future development of residential neighborhoods within certain distances from
the military flight paths.
One of the first elements implemented to protect the base was the
development of the State Route Loop 303 Freeway. This freeway bisects the
area between the White Tank Mountains and the Agua Fria River creating a new
business friendly corridor, now known as the Loop 303 Corridor. Twenty years
later, the market has caught up with the intent of the plan and many of the
properties nearby are currently being developed with companies such as
Whiteclaw, Redbull and others locating along this new industrial corridor.
By developing warehouse and other light industrial uses adjacent and around
Luke Air Force Base, undesirable land uses for flight operations are being
removed from development consideration and in turns helps keep the base in
operation and support the mission of the base to continue to function as a
critical service to the region, state and country. This helps support the mission of
Luke Air Force Base. It should be noted that the site is outside of the Luke Air
Force Base 65 DNL noise contour.
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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3. Site Analysis
The site plan is for the development of an approximately 64-acre property
located at the NEC of Cotton Lane and the Orangewood Avenue Alignment.
This application requests approval of a Planned Area Development (“PAD”) to
allow for industrial, distribution, warehouse and general commercial uses in a
development called Ergas 303.
3.1 Existing Zoning Classification
The Property is zoned IND-2 with a small portion zoned IND-1, as per Maricopa
County’s Zoning Ordinance. The property will seek annexation into the City of
Glendale. The zoning equivalent to IND-2 in the county will then be converted
to the closest similar zoning classification in the City of Glendale, which will most
closely match the (M-1) Light Industrial zoning designation, with development
standards modified by this PAD. See Zoning Map attached as Exhibit 3.
The proposed PAD with all uses from M-1 & C-2 zoning will be consistent with PAD
zoning on nearby properties in the area along the Loop 303 corridor and along
both Cotton Lane on the west and Sarival Avenue on the east side of the Loop
303 corridor. The corridor is experiencing rapid growth as a major industrial and
distribution area for the region due to its proximity to Interstate 10. The Legal
Description for the Project is attached as Exhibit 10.
3.2 Existing Permitted Land Uses
With annexation into the City of Glendale, the current Maricopa County
Comprehensive Plan Land Use classification of Rural Densities (0-1du/ac) will be
converted to the closest similar Land Use classification, which is Regional Mixed
Use. As mentioned above this use allows a mix of uses in addition to LCLU and
Planned Commercial (PC). The proposed use of warehouse/ commercial for
this site will is consistent with the Glendale General Plan land use designations.
This application is consistent with Luke Compatible Land Use Area which
recommends non-residential uses as well as safe and compatible
development, See the General Plan Map shown as Exhibit 4. Constructing an
industrial
distribution
and
warehouse/commercial
development
is
in
conformance with the existing City of Glendale General Plan for the Property.
3.3 Regional Drainage & Landform
The site generally drains from the northwest to southeast, with gradual drainage
flows across the site. While the site appears relatively flat, the site has
approximately 10’ of fall from the northwest corner of the site. For many years,
regional storm drainage hindered large scale development in this area. With the
addition of new regional studies these sites have become easier to develop.
Arterial roadways which had acted as weirs in the past, are now being mitigated
with the addition of each new development. Grading and drainage studies
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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required by the City of Glendale Engineering Department will continue to help
modify the regional drainage and promote development in the area.
3.4 Existing Roadway Network
The site is bound by arterial streets on the south and west sides of the property.
The eastern edge of the property is bound by State Route Loop 303. Cotton
Lane will be developed into a Maricopa County Department of Transportation
(MCDOT) Urban Minor Arterial street cross-section, with a 65-foot half street right
of way dedication. Final street right of way width will be determined by
Maricopa County Department of Transportation and coordinated with the City
of Glendale for its ultimate disposition once the property is annexed into the
City. Additionally, access points onto Cotton Lane will need to be approved by
MCDOT. Any phasing of Cotton Lane will need to be coordinated with and
approved by MCDOT.
3.5 Existing Easements & Planned Utilities
There is a 100’ APS easement for high tension power lines that run through the
middle of the site from north to south. As mentioned above, Epcor Utilities serves
the site and has both a sewer and water easement through the middle of the
property, just inside the APS easement. APS owns a small parcel of property
south of the project along Glendale Avenue that is reserved for an electric
power substation to serve the area as it is developed.
3.6 Annexation Benefits
Annexation provides many benefits including economic ones. Based on other
similar projects in the Loop 303 Corridor, the annexation area could generate a
positive net fiscal impact to the City by 2025-2026 with revenues exceeding
expenditures quickly with current market conditions. In addition, potential for
desired growth, job creation and other opportunities will likely be realized on this
site.
Over the long term, Ergas 303 is projected to generate a positive net fiscal
impact to the City of Glendale given the expected characteristics of this
development, which are very similar to others in the area. This site will increase
the inventory of leasable industrial spaces that the City has to offer and will add
new jobs to the area. In terms of fiscal results, the ultimate impacts will depend
on whether the space is leased, or owner occupied and the density of
employment, however revenues significantly exceed expenditures based on
assumptions of previous analysis in the corridor.
The site will further the growth of the City and as a result build civic pride and
sense of community through the opportunities brought by new industrial and
commercial development. Since this annexation is consistent with the 2019 City
of Glendale Annexation Policy it will provide long term benefits that the City
want to have in Glendale. This allows the City to effectively manage urban
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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development, allow for the efficient planning and provision of services, create
a stronger community, and ensure high quality developments in accordance
with City standards.
It should also be noted that both Commercial and Industrial Design
expectations, including those revised development standards within this PAD,
will be followed as is appropriate for the final design as the project moves
forward into Design Review and Construction Documents. These revised
development standards improve the marketability of the site, to help cast a
wider net to bring in new revenue generating business for the City.
4. Modified Regulatory Development Standards
The intent of the Ergas 303 PAD is to allow industrial; manufacturing,
ecommerce, general commercial and office uses as well as development
standards that ensure appropriate flexibility for such developments. The PAD
allows industrial, commercial and employment uses that are compatible with
the nearby Loop 303 Freeway Corridor and are in conformance with the
underlying zoning and uses along this freeway and for this property.
4.1 Purpose and Intent
The plans, exhibits and images presented herein are conceptual only and
intending to convey the type, intensity and quality of development expected
at this location. While a specific user(s) has not been identified at this time, the
site is anticipated to develop fast. Subsequently a design review application
(site plan, building architecture, landscaping, signage, grading, etc.) will be
submitted by the design team for administrative review to City staff.
4.2 Permitted Uses
This PAD and its permitted uses defined below are intended to accommodate
general
commercial
uses,
office,
light
manufacturing,
assembling,
warehousing, e-commerce, and wholesale activities. Associated office and
related retail uses are also included within this district. The manufacturing or
assembly of finished products is also allowed, so long as the primary use of the
property is not the basic processing and compounding of raw materials.
Uses currently permitted, subject to conditions, conditional use permits,
accessory and temporary use permits in both Industrial (M-1, M-2) and in
commercial (C-1 & C-2) zoning district of the Glendale Zoning Ordinance shall
be included within this PAD. In addition, specific supporting uses such as offices
for professional, administrative, clerical, financial, medical, business or
professional services; medical, dental and clinical laboratories/research
facilities; business support services; data center, call centers and data recovery
centers; wholesale sales and distribution of finished goods shall also be included
in this PAD. A table with uses allowed for these four zoning districts has been
complied below for reference as Table A. These uses shall be consistent with
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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their respective zoning designation development standards, except as
modified in Table 1, Comparative Development Standards.
Table A – Permitted Land Uses
Use Category &
Specific Use Type
Glendale Zoning Districts
M-1 M-2 C-1 C-2
Proposed
PAD
INDUSTRIAL USE:
Manufacturing/Assembly
P
P
-
-
P
Food Processing
P
P
-
-
P
Textile Mill
P
P
-
-
P
Leather
P
P
-
-
P
Stone, clay, and glass
P
P
-
-
P
Fabricated metal
P
P
-
-
P
Machinery
P
P
-
-
P
Electrical Machinery, equipment, and
supplies
P
P
-
-
P
Transportation Equipment
P
P
-
-
P
Wood products, finished
P
P
-
-
P
Food and kindred products (except
those with specific permit approval)
-
P
-
-
P
Plastics and plastic products
-
P
-
-
P
Primary metal industries
-
P
-
-
Non-Manufacturing
Wholesalers
P
P
-
-
P
Transportation, communication and
other
public utility storage and equipment
yards
-
P
-
-
P
Lumber and building material yards
P
P
-
-
P
Contract Construction
P
P
-
-
P
Trucking and warehousing
P
P
-
-
P
Recycling Center or Automated
Collection
Center
P
P
-
-
P
Recreational Vehicle Storage
P
P
-
-
P
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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Laundry, dry cleaning and dyeing
establishments retail or wholesale,
including bulk storage
P
P
-
-
P
Vehicle repair, minor and major
P
P
-
-
P
Support Office
Administrative offices directly related to a
permitted use
P
P
-
-
P
Restaurants
P
P
-
-
P
Business Support Services-office supply,
photocopy, and delivery services
P
P
-
-
P
Trade or business schools
P
P
-
-
P
Seasonal sales and special events
C
C
-
-
P
Wireless communication facilities
C
C
-
-
C
Lodges and fraternal associations within
300 feet from a residential use
C
C
-
-
C
Commercial aviation businesses
C
C
-
-
C
Drive-in Theater
C
P
-
-
C
Commercial retail sales and services
C
C
P
P
P
Commercial Kennels, animal shelters,
and veterinary hospitals with outdoor
boarding or exercise facilities
C
C
-
-
C
Manufacturing or processing of
chemicals and allied products
-
C
-
-
C
Dyeing and finishing of textile products
-
C
-
-
C
Manufacturer of rubber products
-
C
-
-
C
Automobile wrecking and salvage yards
-
C
-
-
C
Manufacturer of fireworks, matches, or
pyrotechnics or other potentially
explosive processes
-
C
-
-
C
Central mixing plants for cement or
concrete
-
C
-
-
C
Processing of fish, poultry, or meat
products
-
C
-
-
C
Rendering or refining of fats and oils
-
C
-
-
C
Storage and processing of scrap metals
-
C
-
-
C
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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Incidental commercial retail sales other
than those otherwise permitted
-
C
P
P
P
Asphalt and asphalt products processing
-
C
-
-
C
Fiberglass products manufacturing
-
C
-
-
C
COMMERCIAL USE:
Retail stores. General merchandising
including food stores, apparel, and
accessory stores
-
-
P
P
P
Barber shops and beauty salons
-
-
P
P
P
Laundry, cleaning, and dry-cleaning
establishments (wholesale)
-
-
P
-
P
Laundry, cleaning, and dry-cleaning
establishments (retail)
-
-
P
-
P
Medical and dental offices, excluding
veterinarians
-
-
P
-
P
Childcare center
-
-
P
P
P
Music or dance schools
-
-
P
P
P
Financial institutions, real estate and
insurance offices
-
-
P
-
P
Restaurants-full service
-
-
P
-
P
Repair services for small appliances,
bicycles, watches, musical instruments,
and similar items
-
-
P
P
p
Churches
-
-
P
P
P
Professional and administrative offices
-
-
P
P
P
Business support services
-
-
P
P
P
Seasonal sales and special events
-
-
C
P
P
Wireless communication facilities
-
-
C
P
p
Convenience uses
-
-
C
-
P
Automotive service stations with minor
auto repair, not to include body repair,
motor repair, or painting
-
-
C
C
C
Any single retail use that is greater than
seventy-five thousand (75,000) square
feet of gross floor area
-
-
C
C
C
Donation centers
-
-
C
C
P
Restaurants
-
-
-
P
P
The Ergas Group - Ergas 303
Planned Area Development
Glendale, Arizona
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Retail stores - General merchandising,
including variety and specialty stores
-
-
-
P
P
Retail stores -Food
-
-
-
P
P
Retail stores -Apparel and accessories
-
-
-
P
P
Retail stores – Hardware stores
-
-
-
P
P
Professional, administrative, and business
offices
-
-
-
P
P
Small appliance repair shops
-
-
-
P
P
Mortuaries
-
-
-
P
P
Commercial parking lots
-
-
-
P
P
Indoor recreational facilities
-
-
-
P
P
Veterinary clinics, all activities within an
enclosed building
-
-
-
P
C
Appliance, furniture, and household
equipment rentals
-
-
-
P
P
Medical or dental clinics
-
-
-
P
P
Business Schools
-
-
-
P
P
Financial Institutions
-
-
-
P
P
Bar or cocktail lounge
-
-
-
P
P
Live entertainment facilities which
include music by more than one (1)
musician
-
-
-
C
P
P-Permitted by Right, C-Conditioned/Conditional
Use Permit, NP-Not Permitted
4.3 Uses Subject to Conditions
There are some uses that require additional review to be allowable within the
M1 zoning designation. For example, uses such as seasonal sales and special
events are subject to administrative review standards. All uses subject to
conditions per section 5.843 of the Glendale Zoning Ordinance shall be included
by right, along with uses subject to conditional use permits per section 5.844
4.4 Accessory Uses
All uses subject to conditions per section 5.845 of the Glendale Zoning
Ordinance shall be included by right, which specifically include Amateur radio
towers, Satellite earth stations, cell towers and may include billboard in the case
of a code update in the future.
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Planned Area Development
Glendale, Arizona
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4.5 Site Plan
To allow for the flexibility needed to respond to current and future market
conditions, this PAD includes a conceptual site plan to help illustrate how the
property could be potentially designed and developed with four mid-sized
warehouse buildings. This concept plan provides flexible development options
to encourage an appropriate pace of development suitable for the area. The
conceptual site plan shows how the site could possibly be developed but does
not necessarily depict what will be constructed on the site. See Conceptual Site
Plan as Exhibit 5.
The conceptual site plan indicates potential building areas; however, different
building configurations could be arranged based on market conditions to
attract the widest range of uses and allow maximum flexibility for the
development. The final site plan could be of different configurations and vary
in size with additional square feet. Lot coverages would typically remain under
50% for most design scenarios.
The proposed site plan has a primary point of access from State Route 303 Loop
from either Northern Avenue or Glendale Avenue and multiple points along
Cotton Lane. The circulation shown on the site plan provides a conceptual
framework for moving through the site based on anticipated uses and will
provide for the separation of cars and trucks where possible. A parking study
will be completed with an application for Design Review, to justify the parking
provided for the various projected uses based upon the deviations noted in the
development standards below and previous parking studies for similar
developments in the area.
4.6 Revised Development Standards
The development standards for the Ergas 303 PAD, as per Table 1 below, have
been developed to provide conditions more conducive to the latest trends in
warehousing and manufacturing technology. The permitted heights, setbacks
and parking requirements will encourage the development of highly attractive,
state of the art, industrial warehouse developments typical of those recently
approved in this area for development in Glendale, along the 303 Freeway
Corridor. All other provisions of the previous PAD shall remain in effect within this
PAD. Uses other than M-1 Light Industrial shall follow the existing City of Glendale
development standards for their respective zoning designations, with the
exception of the revised parking standards for office, commercial and retail.
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Planned Area Development
Glendale, Arizona
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Table 1: Comparative Development Standards Table
M-1 Standard
PAD Proposal
Min. Net Lot Area
6,000 SF
6,000 SF
Max. Lot Area
N/A
N/A
Building Setbacks
•
Front Yard
•
Rear
•
Side
•
Street Side
25 feet
60 feet
60 feet
25 feet
20 feet
60 feet2
60 feet2
25 feet
Landscape Setbacks
•
Front
•
Rear (within Industrial Uses)
•
Side (within Industrial Uses)
•
Street Side
20 feet
N/A
N/A
20 feet
15 feet
0’ feet3
0’ feet3
20 feet
Landscape Setbacks (Where
loading docks and service drives
abut residential districts)
Perimeter Landscape Setback
(excluding all loading areas)
Landscape setback along Cotton
Lane
N/A
20 feet
N/A
15 feet
(w/8’ screen wall and
double row of trees)
10 feet
20’ over the
Maricopa Water
District easement,
plus 5’ for tree
plantings for a total
of 25’
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Planned Area Development
Glendale, Arizona
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Max. Building Height
30’
100’
Rooftop building
appurtenances can
exceed roof height
up to 115’ maximum
provided they are
more than 20’ from
the building’s roof
edge. Roof mounted
equipment shall be
fully screened from
the adjacent public
street views. Material
silos or other similar
building specific
support elements
may exceed roof
height up to 100’
maximum.)
Max. FAR
0.3
.5
(Mezzanine
SF
area excluded from
FAR
ratio)
Auto Parking (Minimum Required)
• Warehouse, Distribution
& Data Center
• Office
• Commercial/Retail
Parking Stall Dimensions
1/600 SF
1/300 SF
1/300 SF
10’x20’
1/2,000 SF
1/500 SF
1/500 SF
9’x18’
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Planned Area Development
Glendale, Arizona
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Signage Height Standards:
•
Freeway Pylon Sign
(Square Feet of Sign Area)
•
Multi-Tenant Pylon Signs
(Square Feet of Sign Area)
Note: Two signs are allowed per
street frontage at a minimum
separation of 330’
Not Permitted
10 feet
Max. Height 50feet
450 SF1
30 feet
450 SF1
Maximum Height for Building
Setback from Residential Property
No existing
standard
The building
setback should be
60-feet from a
residential property
up to 30-feet in
building height,
after which the
setback increases
one foot for every
2-feet of vertical
building height
1 – Sign area includes up to 5 multi-tenant signs.
2 - 60 feet to residential uses: 15 feet to nonresidential uses (per Table 3 of the zoning ord.)
3 – Zero-foot landscape setback is only between interior property lines between 2 industrial
properties, when and if the property subdivides in the future.
4.7 Revision Justifications
Height - Building height needs to be flexible to meet specific tenant needs.
Recent market trends for industrial buildings include 50’ clear height inside the
building and multiple levels of storage platforms or automated systems. Exterior
tanks and towers are sometimes needed with heights up to 100’.
Accommodating these trends with appropriate rooftop equipment screening
necessitates increased building heights. Roof top towers, mechanical
equipment, silos, tanks and other production support equipment may be
required to exceed the building height. In such cases, location and treatment
of such elements shall be considered and incorporated into the overall design
solution. Placement of these items shall consider their relationship to the
building size and mass. Building setback are related to building height. Building
setbacks shall be 60 feet from a residential property up to 30 feet in building
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height, after which the setback increases one foot for every two feet of vertical
building height.
FAR - Additional building floors and mezzanines, as defined in the international
building code, are two different types of spaces. Unoccupied storage
mezzanines can potentially contain multi-level automated storage platforms
that require larger clear heights within a distribution facility. Therefore, a
delineation has been included to ensure that this type of space is not double
counted in the FAR values. These new warehousing techniques utilize far fewer
employees as compared with older traditional warehousing methods.
Parking - Parking ratios have been reduced for warehouse/distribution due to
the nature of the newer warehouse technologies employed in these state-
ofthe-art facilities. With the use of automated storage systems, fewer
employees are required. Mezzanine areas are used mostly for storage and as
such should not be counted when calculating parking requirements. Specific
tenant plans should be taken into consideration when developments submit
for Design Review. A site-specific Parking Study shall accompany the final PAD
and serve as justification for the modified parking standards.
Signage - Signage is a critical tool for the successful development of most
businesses, including industrial warehouse uses. Due to the height and massing
of buildings for newer light industrial developments, signage heights need to
be flexible to meet specific tenant needs. While the City of Glendale’s
municipal code allows for sign heights of up to 10 feet, taller free-standing
signage and multi-tenant signage is needed to meet the demand of projects
with top of building parapet heights of 50 feet plus and potentially with tanks
and towers up to 100 feet of height.
Typically, businesses that would be attracted to the corridor would anticipate
some type of signage proximity to the freeway. A freeway pylon signs would
provide that “proximity” to those businesses and could potentially represent
up to 5 major tenants and reach heights of up to 50’. Signage area has been
increased in proportion to the height of signs to provide a balance of sign area
to for the overall sign structure. While the current City of Glendale code
currently does not allow digital displays along the freeway, they have been
included within this PAD in the case of a code update in the future. Adjacent
to this site are two existing billboards that are owned by the same owner as
this development. These billboards will remain in place and an access
easement will be provided as the site develops, in the case of the sale of one
or the other or both to unique parties.
4.8 Performance Standards/Use Limitations
Nuisances - Uses shall be permitted within this district, unless such uses are or
may become obnoxious or offensive by reason of odor, dust, smoke, noise,
gas fumes, cinders, vibrations, glare, refuse or air/water pollution emissions.
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Enclosures - All uses permitted in this district shall be typically conducted
within a fully enclosed building unless otherwise permitted. Outdoor storage
of materials and equipment related to the primary activity is permitted
provided that the outdoor storage area is screened by an 8’ high wall when
adjacent to residential districts. Where a residential district abuts the site an
8foot-high wall will be constructed on the property line to serve as the
enclosure of the dock doors and outdoor storage areas. Design and height
shall be approved by the authorized administrative body.
Hazards - All explosive and hazardous materials and processes require
approval by Glendale Fire Department. All manufacturing, storage and
waste processes shall meet all safety and environmental standards as
administered by the fire department.
Dark Skies – Lighting photometric plans shall be submitted with each Design
Review application illustrating that on-site lighting does not exceed one-foot
candle at the property line. On-sight lighting shall be dark sky compliant, and
all lighting shall comply with the City of Glendale Outdoor Light Control
Ordinance. Pole height shall be 25’ to reduce the number of overall light
poles.
4.9 Site Buffers, Screening, Parking & Adjacency
Landscape buffers and screen wall requirements shall conform to Section
7.200 of the Glendale Zoning Ordinance except for the noted deviations here
and in the Table 1 development standards. The design, materials and colors
for all walls, fences and screening devices visible from public view will be
uniform in appearance. Internalized pilasters shall be used to support the
screen walls and therefor external pilaster columns shall not be used. Walls
shall not be covered in stucco. Parking lot screen wall shall be an average of
3’ in height to avoid situations where the highest finish grade of an adjacent
parking area would result in a taller wall. Measurements for wall height are
from the top of adjacent curb. A wall enclosing truck courts shall be provided
where appropriate, to help screen the truck dock activities from residential
uses. Where dock screen walls are less than 100’ from a residential screen wall,
an additional screen wall will not be required beyond the provided 8’
property wall.
While City development standards call for a 25’ setback where loading docks
abut residential districts, we feel a properly designed buffer can accomplish
the intent of that setback at 15’ with additional rows of trees and a
landscaping, thus creating a softer, green buffer that can better mitigate
pollution and noise between these uses. We feel that a hard edge with
minimum plantings and a field of gravel will not accomplish this same affect.
This 8’ wall combined with a staggered double row of trees and hedge, along
with the required setback for the adjacent multi-family project to the north
will mitigate potentially impacts from industrial and commercial development
in a more environmentally pleasing way. This will help improve Crime
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Prevention Through Environmental Design (CPTED) goals by eliminating
narrow corridors of walls. As a side note, the site may elect to use private
guards to further provide safety and security. If the project requires Guard
shacks, they shall be an allowable accessory use within the ROW.
Zero-foot landscape buffers are only allowable between two internal
industrial properties if the individual buildings are sold and subdivided into four
smaller properties. This allows to similar industrial uses to share in the benefits
of being connected to another industrial site. The zero-foot landscape buffer
is only intended for this specific circumstance and in no way shall be allowed
on any property lines adjacent to a residential use. The proposed PAD
standards currently meet the separation requirement of 15’ between an
industrial/commercial use adjacent to a residential use.
5. Landscape Design
Landscaping will be designed to complement the building architecture and
overall design theme for the site. All materials will comply with the City of
Glendale drought tolerant and drought resistant, low water use plant palette.
The Cotton Lane frontage landscaping will provide an attractive thematic
public edge to the property. Perimeter site boundaries will define the parcel
and provide a pleasing thematic common boundary with adjacent sites.
Enhanced landscaping will further define potential building entries with
canopy trees at City-required spacing to provide shading for the parking
areas. Minimum on-site landscape as a percentage of the total site area shall
be 5% of the net site area for all uses. Landscape Buffers shall allow for the use
of site retention. The site will use a fully automated drip irrigation system.
A variety of tree species, combined with a colorful combination of shrubs and
groundcovers, will provide an overall landscape composition of appropriate
scale to enhance the overall development and its visual impact on its
surroundings. A conceptual landscape plan is included with this submittal to
portray a representative design. More specific details regarding plantings,
types, locations and quantities will be part of future design review applications
to address the proportion of landscape materials to specific building design
and height. On-site parking areas shall provide landscaped planter islands not
less than 162 sf, based on a 9’x18’ Parking stall standard. Permanent signs shall
be allowed within these landscape buffer areas. Future building pads shall be
maintained weed-free until development occurs. All other landscape
standards within Chapter 19 of the City of Glendale Zoning Ordinance, for M1
zoning, shall remain in effect for this PAD, except as noted here above and in
Table 1. See Conceptual Landscape Plan as Exhibit 6.
6. Architecture Form and Character
Due to the size of this project, a thematic character will be woven into the
fabric of the Project that unifies the architecture, signage and landscape
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during the design review phase of the project. The specific uses combined
with careful aesthetic considerations for large building masses will inform the
design process for the architecture. It is good to keep the design of elements
flexible to allow for the unique identity of the project and of individual tenants
with unique products or services. The building may take on the characteristics
of specific tenants or may be generic in nature so the site and building appeal
to a broader range of potential tenants. Similar architectural styles can be
found along the nearby Loop 303 Corridor in Glendale and further south in
adjacent municipalities.
Scale is an important consideration when looking at the overall design. Scale
of development along the freeway should be appropriate for views at high
speeds and with encompassing views surrounding the site. It is important to
maintain a relationship to the area’s landforms and unique characteristics.
Elements should be easy to identify from vehicles along both Loop 303 and
Cotton Lane, while set back and buffered from Cotton Lane so the scale of
the buildings does not dominate the views in the area. The level of
architectural fenestration and detail will increase adjacent to building entries
and commercial corners where pedestrian scaled elements should be
included in the architectural design to emphasize human scale.
Color and pattern will be used to de-emphasize building mass and develop
visual interest that creates an overall pleasing aesthetic on all sides of the
building. The color palette may include warm to cool neutral colors that
embrace the surrounding desert hues. Unique features may include limited
color accents to provide additional visual interest, while also addressing
corporate image. The primary building material will be painted, articulated
concrete, tilt-up wall panels, and may feature accent materials that provide
additional texture or colors where areas of enhancement are appropriate.
Store front glazing will be incorporated at anticipated office areas to provide
daylight to workspaces. Canopies help the architecture respond to the
climate by providing shade, shadow and accents to the building. If the
building is constructed primarily of metal, paint will be low sheen or non-glare
for the majority of the building surface.
Where appropriate, building parapets will be extended above the roof line to
provide line of sight screening of roof top equipment from view adjacent to
public right-of-ways along Cotton Lane. Metal rooftop screens may also be
used to screen rooftop equipment. Roof drains will be external and use
architectural features to integrate them into the elevation design. External
downspouts are included in the color elevations to show how they are
incorporated into the overall design of the façade. Dock and outdoor
storage areas adjacent to residential districts will be screened with an 8-foot
masonry wall with detail and color to complement the building architecture.
A similar 3’-0” maximum average high wall will screen parking along Cotton
Lane.
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A representative architectural elevation exhibit is included to convey a
representative image of the typical architectural styles. The image shown in
the elevation is consistent with other similar approved nearby Industrial
Planned Area Developments. Specific details regarding architecture,
materials, colors, etc. will be part of the future design review application. See
Architectural Elevation as Exhibit 7.
7. Signage
This development will provide functional and attractive signage that
compliments the architecture of the overall Ergas 303 site. This PAD
application sets forth the general location, quantity, and maximum height of
monument signage for Ergas 303. A freeway pylon signs will occur along State
Route Loop 303 on each parcel adjacent to the freeway, with 330’ spacing
between any other sign. Multi-tenant Pylon Signs will occur along Cotton Lane
to provide proper project identification and wayfinding throughout the site.
These signs will utilize the established color and materials palette that is
applied to the building(s) within the Ergas 303 site. A separate Comprehensive
Sign Package shall be submitted during Design Review to obtain City of
Glendale approval for all signs.
A total of (1) 50’-tall double-sided, freeway pylon sign is proposed along the
303 Freeway frontage of the development with 330’ spacing. Thirty (30) foot-
tall, double-sided multi-tenant pylon signs are proposed throughout the
Project at significant corner and intersections. Signs adjacent to the freeway
may deviate from the proposed standards an additional 10 feet in height due
to the revised site grades and their proximity to the freeway structure.
A Comprehensive Sign Package (CSP) will be provided with consistent
signage for tenants and users of Ergas 303 with the Design Review submittal.
The future CSP will contain guidelines for color, materials, location of wall
signage, allowable areas, illumination and configuration of logo and copy
presentations. The proposed sign locations in this PAD are conceptual and
the final determination of sign locations will be identified in the CSP submittal.
8. Infrastructure, Utilities & Access
Water will be provided to the site by Epcor and is available within the existing
power corridor that runs north and south through the site. Epcor has stated
that they will provide water service to the site via the existing 12-inch water
main. See the Water Exhibit attached as Exhibit 8.
Sewer will be provided to the site by Epcor and is available within the existing
power corridor that runs north and south through the site. Epcor has stated
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that they will provide sewer service to the site via the existing 12-inch sewer
main. See the Sewer Exhibit attached as Exhibit 9.
The site will be served primarily by Cotton Lane. Roadway improvements for
the east half of Cotton Lane will be improved within the existing 65’ right-of-
way to Maricopa County standards. Cotton Lane will be coordinated with
MCDOT for final design, as that, Cotton Lane is currently within the county and
not a part of the City of Glendale. Coordination will also occur with ADOT as
that the site is adjacent to property for State Route Loop 303.
It is anticipated that new infrastructure investment will be a part of this
development as a part of developing with the City of Glendale. Additional
tax revenues will be generated from the property and will help offset the costs
to build and maintain new infrastructure for the site. This includes developing
new local public safety resources to better serve the businesses and residents
of the area with fire, police and sanitation services. Once annexed into
Glendale the site will employ new City of Glendale service for fire and police
and will seek private partnerships for water and sewer, to minimize the impact
to the City.
The existing overhead power lines on Cotton Lane will be undergrounded as
a part of this development. An easement for access will be provided to APS
for access to their service lines in the middle of the site. The site plan allows for
the appropriate laydown space needed by APS to provide maintenance
and emergency access.
Maricopa Water District has an easement along Cotton Lane that will remain
in place as per the attached graphic below. The location of this easement is
also shown on the Site Plan.
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The current property owner for the site is also the property owner for the two
adjacent parcels with existing billboards. An easement shall be included to
provide access for these billboard sites through any proposed development.
9. Development Phases
The Property will be developed in phases as market conditions warrant. The
intent is to install infrastructure and improve the street frontage and access way
adjacent to each phase. It is anticipated that the initial phase will include at
least one to two buildings, street frontage improvements and retention basins.
Plans for individual buildings/phases will be submitted to the City of Glendale to
ensure proper and orderly development. Please note that any phasing of Cotton
Lane will be coordinated with MCDOT.
10. Summary
This PAD and the proposed site plan provide the required entitlements to
develop the Ergas 303 site. The Property will be zoned PAD and the site is within
a General Plan land use designation that encourages development for
parcels within the vicinity of Luke Air Force Base. The proposed development
substantially conforms with the development objectives of the General Plan
for this location. The development will complement the surrounding area and
provide improved benefits and some new employment opportunities to the
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City of Glendale, its residents, and the area in general. See the Site Plan as
Exhibit 5.
11. Consistency with Surrounding PADs
Significant portions of this PAD were referenced from several relevant PAD
documents to provide continuity in development along the State Route Loop
303 corridor. This PAD has attempted to be consistent with the direction and
vision of development in the area along the Loop 303 corridor, as requested
in discussions with City staff to plan for a cohesive corridor solution.
Note: Prior to the City’s issuance of permit(s) for vertical construction of
building(s) or other improvements, Developer shall submit FAA form 7460-1 to
the FAA. Regional Office for the FAA’s determination of whether such
building(s) or other improvements (as designed) would be a hazard to
aviation and what additional conditions (if any) are recommended by the
FAA.
LIST OF EXHIBITS
1.
Aerial and Vicinity Map
2.
Parcel Map
3.
Zoning Map
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4.
General Plan Map
5.
Conceptual Site Plan
6.
Conceptual Landscape Plan
7.
Architectural Elevation Exhibit
8.
Water Exhibit
9.
Sewer Exhibit
10.
Legal Description