Narrative

City of Glendale — Regular Meeting (2020-01-16)

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CENTERPOINT
Southeast corner of Cardinals Way and Loop 101 Freeway
A PLANNED AREA DEVELOPMENT
Case Number: ZON19-13
Land Use and Development Standards

Submitted: August 16, 2019
Resubmitted: December 20, 2019
November 6, 2019
Planning Commission Hearing: January 16, 2020
City Council Hearing: January 28, 2020

CENTERPOINT Planned Area Development

PRINCIPALS & DEVELOPMENT TEAM

PROPERTY OWNER:
Kent Circle Partners
7339 E. Evans Road
Scottsdale, AZ 85260
Contact: Kevin Miller
P: (480) 951-1800

APPLICANT/LAND USE ATTORNEY:
Earl, Curley & Lagarde, P.C.
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Attorney: Stephen C. Earl
Project Manager: Ricardo Toris
E-mail: searl@ecllaw.com
E-mail: rtoris@ecllaw.com
P: (602) 265-0094
F: (602) 265-2195

EC&L
EARL, CURLEY & LAGARDE, P.C.
ATTORNEYS AT LAW

MULTIFAMILY RESIDENTIAL DEVELOPER:
IDM Companies
7025 E. Greenway Parkway, Suite 520
Scottsdale, AZ 85255
Principal: Brad Richardson
E-mail: bradly.richardson@idmcompanies.com
P: (602) 725-1351

MULTIFAMILY RESIDENTIAL ARCHITECT:
BMA Architecture
2915 E. Baseline Road, Suite 120
Gilbert, AZ 85234
Principal: Brian Anderson
E-mail: brian@bmaarchitecture.com
P: (480) 659-1524

CENTERPOINT Planned Area Development

TABLE OF CONTEXT

Page

Regulatory Provisions and Zoning Ordinance Applicability…………… 3
A.
Executive Summary………………………………………………..……… 4
B.
Site Location and Context……………………...……………...…..……... 6
C.
Conformance with General Plan……………………………………..…... 8
D.
Rezoning Request………………………..……...…………..................... 10
E.
PAD Findings……………………………………………………………..... 10
F.
List of Uses……………………….…….…………..………...................... 13
G. Performance Conditions……………………..…...………………….….... 20
H.
Prohibited Uses…………………………………………………………….
22
I.
Development Standards…………………...…...…………………………
23
J.
Design Guidelines……………………………….…………………………
25
K.
Landscape and Design…………………………………………………....
32
L.
Signs….………………………………………….………………………….
33
M. Infrastructure……………………………….……….……………………… 38
N.
Phasing……………………………..……………………………………....
39
O. Amendments………………………………………….…………………....
39
P.
Conclusion………………………………………………………………….
41

LIST OF EXHIBITS

Page
1.
Vicinity Map…………………………………………….…………....……
4
2.
Representative Example of the Overall Master Plan…….……….…..
5
3.
Surrounding Approvals………………………….……………………….. 7
4.
Existing General Plan and Subject Site …………….……...………….
8
5.
Zoning Map - Existing Zoning and Proposed …………….……...……. 42
6.
Representative Example of the Overall Master Plan…………………
43
7.
Representative Example of Southern 15 acre Multifamily Site Plan..
44
8.
Representative Example of the Multifamily Renderings……………..
45
9.
Representative Examples of the Multifamily Amenities……....……..
48
10.
Comprehensive Sign Plan for Southern 15 acres Multifamily
Parcel...
50

CENTERPOINT Planned Area Development

1. Regulatory Provisions

The CENTERPOINT PAD has been prepared pursuant to Section 5.900-PAD-Planned
Area Development of the Zoning Ordinance of the City of Glendale in order to establish
the regulatory framework for this master plan that will emerge and develop over the next
decade or more. This PAD is intended to be a stand-alone document comprised of
zoning regulations, including permitted uses, development standards and design
guidelines for the entire approximate 63-acre property. The PAD includes background
information to illustrate the intent and scope of the development. All images included in
the PAD are conceptual representations of the character and quality of the
development. Future plans and documents with specific designs for the future
development will be processed through the City’s process in accordance with Section
3.600-Design Review. Provisions not specifically regulated by the CENTERPOINT PAD
are governed by the City’s zoning ordinance. This PAD only modifies zoning ordinance
regulations and does not modify other City Codes or requirements.

2. Zoning Ordinance Applicability

Unless a use or standard for development is specifically revised herein, the Zoning
Ordinance of the City of Glendale, Arizona as adopted and periodically amended, is
applicable to the CENTERPOINT PAD (“Zoning Ordinance”). That said, it is the intent
and purpose of this PAD to establish the permitted uses, development standards and
amended provisions of the Zoning Ordinance that will govern this development. In the
event of a conflict between a use, a development standard, or described development
procedure between the Zoning Ordinance and this PAD, the PAD shall govern. And
correspondingly, where the PAD narrative is silent on a requirement, the applicable
Zoning Ordinance provision shall control.

CENTERPOINT Planned Area Development

A.
EXECUTIVE SUMMARY

On behalf of the property owners, Kent Circle Partners, we are pleased to submit this
Rezoning application and supporting documents for the approximately 63 acres located
at the southeast corner of Cardinals Way and the Agua Fria Freeway (“Loop 101”)
(“Property”). The property being planned for a mix of potential commercial retail,
restaurants, entertainment, hospitality, office, medical, healthcare, employment and
multi-family in accordance with this PAD document.

The purpose of the proposed Planned Area Development (“PAD”) is to create specific
standards to guide the development of the overall property of approximate 63-acres.
This subject property extends from Cardinals Way (Bethany Home Road) on the north
to Missouri Avenue (alignment) on the south and from the Loop 101 Freeway on the
west over to 95th Avenue on the east. The property enjoys approximately 1/2 mile of the
Loop 101 freeway frontage and full visibility from the Freeway. This request seeks to
rezone the property from the existing approved PAD (relating to the former CBD101
master plan) to a new PAD zoning to allow for the development of a different style of
high-quality mixed-use development, which implements the greater vision of the City of
Glendale’s vision for development along the Loop 101 Freeway corridor. The project
has been named CENTERPOINT PAD.

Over the past decade, there has been
tremendous growth in the City of Glendale
along the Loop 101 Freeway corridor and
near the Westgate Entertainment Center.
The area has
evolved
from mostly
suburban
neighborhoods
with
corresponding
suburban
style
retail
centers and employers in to a dynamic,
vibrant
mixed
use
area
featuring
professional sports and entertainment
venues, retail stores, restaurants, and
other
regional
commercial
and
employment uses, including: State Farm
Stadium,
Gila
River
Arena,
Topgolf,
Camelback
Ranch
Glendale,
Tanger
Outlets and the major retail/entertainment
venues in Westgate Center.

In 2008, the City Council approved a General Plan Amendment for this property, which
designated the site as “CCC” (Corporate Commerce Center) with corresponding
approved PAD for the ultra-high density CBD101 project. This earlier PAD zoning
remains in place on the Property. However, at that time, now more than a decade later,

CENTERPOINT Planned Area Development

the objective of CBD101 was to create an “edge city” for the West Valley is no longer
consistent with the City’s vision. As earlier stated, the CBD101 plan called for an ultra-
high-intensity, mixed-use development that included up to 4.6 million square feet of
office, hotels, commercial retail space, and residential. The building heights approved
ranged from 40-feet to 400-feet. No portion of that project has materialized.

Thus, this request now seeks to rezone the Property to a different style and somewhat
less intense PAD still dedicated to high quality and design but better tailored to allow
market flexibility in uses through a master development. More specifically, this PAD
creates a unique mixed-use environment for a wide variety of land uses including but
not limited to commercial retail, restaurants, entertainment, hospitality, office, medical,
healthcare, employment, and/or multi-family residential uses within the context of
circulation and common landscape themes. A companion administrative Design
Review application is being submitted and seeks approval for the first development
within CENTERPOINT, which is a multifamily Residential parcel (approximately 15-
acres) located on the southern portion of the overall 63 acres. The other elements of
this master development, Area A (on the northern 2/3’s of the overall property), will be
subject to separate administrative Design Review submittals and administrative
approvals at a later time when this area is ready for development.

Representative Example of the Overall Master Plan

CENTERPOINT Planned Area Development

While this request seeks the same zoning category, as what is currently on the subject
property, it slightly reduces the intensity of the overall development. As noted earlier, it
continues to seek commercial retail, restaurants, entertainment, office, medical.
Healthcare, employment, and high-density residential uses, but at a somewhat less
intense scale to be complimentary to the area along this stretch of the Loop 101
Freeway. The proposed zoning will help support the nearby sports, entertainment,
restaurant, and shopping venues. CENTERPOINT is a mixed-use project; however, in
order to provide the greatest potential to capture a wide spectrum of compatible uses,
the PAD specifically allows commercial retail, restaurants, entertainment, hospitality,
office, medical, healthcare, and/or employment uses the opportunity to expand into all
or part of the overall site in addition to the potential for planned multi-family residential
uses. This flexible land use approach is similar to the scope of uses within the current
CBD101 PAD on the Property, just more in harmony with the other existing uses along
the Loop 101 Freeway.

Thus, as noted, the potential mix of uses for CENTERPOINT could include regional
scale commercial retail, office space for all types of tenants and building heights from
“Class A” corporate headquarters to smaller, single use tenants who are looking for
freeway accessibility and visibility; lodging opportunities to capitalize on the nearby
shopping and entertainment area of Gila River arena, Westgate, and the State Farm
Stadium; retail commercial to support the proposed office, businesses, travel industry in
the surrounding area, as well as medical healthcare user and suburban and urban style
multi-family residential in a variety of potential combinations.

B.
SITE LOCATION and CONTEXT

1. Site, Location and Acreage

The property is an irregular shaped undeveloped site currently in agricultural use.
The site consists of approximately 63 gross acres and is bounded by Cardinals Way
on the north, 95th Avenue on the east, Missouri Avenue (alignment) on the south,
and Loop 101 (Agua Fria Freeway) on the west.

The site enjoys excellent regional access due to its strategic location just off the
Loop 101 Freeway and on the south of Cardinals Way. The subject property will
also enjoy several points of access to the new 95th Avenue connecting the site to
Cardinals Way/Bethany Home Road on the north to Camelback Road on the south.
The site is therefore strategically positioned to capitalize on to convenient access to
several major arterial roadways as well as several interchanges on the adjacent 101
Freeway.

CENTERPOINT Planned Area Development

2. Topography and Natural Features

The existing property topography is relatively flat with a slight slope from the
northeast to southwest and with no natural features. The property has several small
irrigation ditches and dirt roads within and surrounding the overall property that are
currently serving the current farming operations on the property. These irrigation
ditches and farm roads will be removed at the time of development for that particular
phase.

3. Surrounding Context

As noted above, the subject property is located on the east side of the Loop 101
Freeway at the southeast corner of Cardinals Way and Loop 101 Freeway. Freeway
interchanges already exist at Cardinals Way/Bethany Home Road, Glendale Avenue
and Camelback Road with an HOV interchange at Loop 101 and Maryland Avenue.
The uniquely shaped property enjoys the close proximity of Westgate entertainment
center, nearby Tanger Outlets Mall, shopping, offices, major sport venues and
numerous restaurants. The property is situated in an area of the City which includes
a wide spectrum of complimentary uses, including both multi-family and single-family
residential uses.

Site

CENTERPOINT Planned Area Development

C.
CONFORMANCE with GENERAL PLAN

Glendale’s General Plan land use designation on the entire Property is “CCC”
(Corporate Commerce Center). This proposed mixed-use project fits within this
existing “CCC” designation, so no Amendment to Glendale General Plan is necessary.
The CCC designation allows for a mixed-use center with complimentary community and
specialty retail, hotels, restaurants, major medical facilities, entertainment and
destination uses serving the region, urban housing and employment. The final
identification of uses is defined by the overall Mixed-Use project itself.

The proposed PAD zoning request is also
compatible with the existing and emerging
development in the surrounding area that
includes an existing Westgate City Center,
Tanger Outlets Mall, Zanjero, Main Street,
Glendale Corporate Center, Sportsman
Park, State Farm Stadium, Gila River
Arena, all along the Loop 101 Freeway
including the City’s municipal airport.

This
PAD
provides
an
excellent
opportunity for a variety of users (large
and small) with freeway frontage and
good Freeway and arterial roadways
access, especially with the opening of 95th
Avenue between Cardinals Way and
Camelback Road. Customers and users
for the site will have numerous access
options.

Existing General Plan and Subject Site

Site

CENTERPOINT Planned Area Development

The General Plan Land Use Designations, Land Uses and existing Zoning for the
properties surrounding the subject site are as follows:

Surrounding Land Uses, General Plan and Zoning

Land Use
General Plan
Zoning
On site Vacant undeveloped land
in agricultural use.
CCC (Corporate
Commerce Center)
PAD (CBD101)
North
Cardinals Way. Beyond
Cardinals Way, City of
Glendale Grand Canal
Linear Park.
POS (Parks and
Open-Space)
A-1 (Agricultural)
South
Missouri Avenue
(alignment). Beyond
Missouri Avenue
(alignment), vacant
undeveloped land.
EMU (Entertainment
Mixed-Use)
PAD (Urban 95)
East
95th Avenue. Beyond 95th
Avenue, vacant
undeveloped land in
agricultural use.
EMU (Entertainment
Mixed Use) and
POS (Parks and
Open-Space)
PAD (Centrada and
Organic 101)
West
Loop101 Freeway.
Beyond Loop101 Freeway,
commercial-America
Furniture Warehouse.
Loop 101 Freeway.
Beyond Loop 101,
PC (Planned
Commercial)
PAD (Bethany 101)

This proposed rezoning request allows for a mix of uses with opportunities for jobs,
housing, entertainment, offices, shopping, medical care and open space. Retail uses
provide the City with a significant revenue structure and will reduce vehicle trips by
residents for retail services that live in this part of the City. As previously mentioned, the
potential mix of uses in the zoning request could include other retailers who want to be
close to CENTERPOINT, as well as office space for all types of tenants from “Class A”
corporate tenants to smaller scale employment tenants who are looking for freeway
accessibility and visibility; lodging opportunities to capitalize on the near-by shopping
and entertainment area; commerce park users; as well as various levels of multi-family
residential. The CENTERPOINT PAD will help to increase the jobs ratio desired by the
City.

Based upon the analysis provided above, we believe the proposed rezoning is
consistent with the overall intent and goals of the City’s General Plan land use
designation of CCC and will be beneficial to the surrounding area. The proposed
zoning request provides for better land uses within the area than the earlier PAD and
provides an appropriate opportunity for a wide variety of potential complementary uses.

CENTERPOINT Planned Area Development

D.
REZONING REQUEST

As noted, the site already carries the PAD zoning district. This revised PAD request
involves the entire Property of approximately 63 acres and with the new version of the
PAD zoning will allow for the development of a mixed-use development.

While this request seeks the same zoning category as what is currently on the subject
property, it does modify the ultra-intense character of the overall development. That
said, it will continue to attract high quality commercial retail, restaurants, entertainment,
hospitality, office, medical, healthcare, employment, and high-density residential uses.
The CENTERPOINT PAD allows for a mixture of other uses that will want to be near the
City’s sports/entertainment corridor with good freeway access and freeway frontage.
This flexible land use approach is not new to the City and is desirable to keep the
CENTERPOINT project competitive in the marketplace.

While this PAD will allow increased building and sign heights, it is important to note that
the still current zoning on the property calls for a high-intensity, mixed-use development
that included up to 4.6 million square feet of office, hotels, commercial retail space, and
residential with approved building heights ranging from 40-feet to 400-feet. This
CENTERPOINT PAD will therefore allow a decrease of intensity and building heights
from the existing entitlements, when appropriate.

E.
PAD FINDINGS

Section 5.901 Purpose, of the City of Glendale’s Zoning Ordinance states the intent of
the PAD district is to:

A.
Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.

CENTERPOINT PAD is at its core a mixed-use development that will also attract other
complimentary uses over time. The adjacent entertainment corridor and freeway
frontage and nearby freeway access is attractive to corporate headquarters, “Class A”
office users, medical, healthcare, regional operation centers, communications, data
analysis, office, hotel uses, and a wide spectrum of local, community and regional retail
shopping opportunities, restaurants, entertainment venues and high density residential.
This total site is large enough to accommodate a variety of such uses within a master
planned setting. Cardinals Way, 95th Avenue, Loop 101 Freeway and Missouri Avenue
will provide convenient, multiple, major access to the overall site.

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

CENTERPOINT Planned Area Development

The City has envisioned this freeway corridor as a sports/entertainment major retail
mixed use corridor, which is exactly where higher intensity and density of a City Center
area should occur. Multi-Family residents are often attracted to urban environments
such as that proposed here, because they prefer active 24-hour living and want to live
close to work with a full range of nearby open spaces, hospitality, retail, and
entertainment amenities. There have been only a few multi-family developments that
have been built within the immediate area, which furthers amplifies the appropriateness
of high quality urban residential uses at various levels. This PAD does not change the
existing up to 80 dwelling unit per acre density that is approved through the current CBD
101 zoning. A wide spectrum of suburban and urban living opportunities are important
for a proper balance of land uses. We believe this PAD will help provide another
excellent opportunity for residents wishing to live near one of the City’s most vibrant and
diverse economic engines.

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

As noted at several points in this narrative, the proposed mix of uses for
CENTERPOINT could include not only regional scaled commercial retail uses, but also
all types of office uses from “Class A” corporate headquarters to smaller, single use
tenants along with lodging opportunities to capitalize on the nearby shopping and
entertainment areas. It also provides an excellent opportunity for the growing medical
and healthcare field to locate adjacent to a freeway.

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

The vision for this PAD is to provide a mixed-use environment that supports the City’s
sports/entertainment area. The City has long wanted a commercial retail, restaurants,
entertainment, hospitality, office, medical, healthcare, and employment to locate in this
corridor. The PAD provides design criteria that helps support the City’s vision for
design. All new development is required to follow the PAD design criteria and the City’s
Design Review process. This will ensure City Staff sufficient review of the urban
design, scale and character of each development as it comes forth with the overall
project.

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.

As we have emphasized at several points in the narrative, the approved existing
CBD101 plan on this property called for a high-intensity, mixed-use development that
included up to 4.6 million square feet of office, hotels, commercial retail space, and
residential. This CENTERPOINT PAD continues to seek the same spectrum of uses,
but at a reduced overall scale. The proposed project has been reviewed by the various

CENTERPOINT Planned Area Development

City development review departments and it has been deemed that there are adequate
utilities, transportation, drainage, and common open spaces to serve the development.

F.
Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.

The Property is designated as “CCC” (Corporate Commerce Center) on the City’s
General Plan Land Use map the proposed rezoning is consistent with the policies and
the guidelines in the General Plan.

This request seeks the same zoning category as what is currently on the subject
property and continues to be consistent with the General Plan. It continues to seek the
same spectrum of uses in a master planned setting but at a scale complimentary to the
surrounding existing developments.

As to the multifamily residential element, the Mixed-Use designations (which CCC is
part of) are designed to provide flexible guidance to allow development of projects that
can meet a range of needs and accommodate land use mixes that encourage the
development of exciting and innovative urban and suburban environments. Given that
language of the General Plan and for the CCC land use definition does not limited
density and even suggests “urban character housing,” we believe higher urban style
densities are not only allowed under the CCC category but encouraged. Again, the
current CBD 101 zoning allows up to 80 du/ac. A wide spectrum of suburban and urban
living opportunities, and density are important to provide a proper balance of land uses.

Higher density in this area of the City is appropriate. The existing PAD allows for up to
80 dwelling units per acre and similar densities well above 50 du/ac have been
approved by cities across the valley along freeway corridors, commercial or
employment corridors and other high energy location. When consideration is given to
the City’s overall vision for this part of the City, the nearby entertainment district, the
number of restaurants and businesses in the area, the excellent access the site enjoys
to both the 101 Freeway and the arterial street network, as well as the fact that no
immediate single-family homes are adjacent to the site, keeping the existing 80 du/ac is
appropriate for this Property. Furthermore, given the number of fairly limited football
games, hockey games and special events during any given year, it is safe to assume
that all of the local restaurants, businesses and retailers will benefit from a higher and
consistent nearby population with disposable income.

CENTERPOINT Planned Area Development

F.
LIST OF USES

As noted at several point in this narrative, the intent of this PAD Zoning District is to
allow the Property to develop with commercial retail, restaurants, entertainment,
hospitality, office, medical, healthcare, employment, and/or multi-family residential uses
in any combination on this property within the context of common circulation, landscape
and design themes.

The following list of uses is intended to define the authorized Permitted Uses, Uses
Subject to Conditions, Uses Subject to Conditional Use Permit, and Accessory Uses
within the CENTERPOINT PAD. The Master Developer or any property owner within
the CENTERPOINT PAD may request an interpretation of analogous use to the defined
list below or the referenced Sections of the Zoning Ordinance from the City’s Planning
Administrator. The Planning Administrator or his designee may administratively
approve a use analogous to those listed below or the referenced Sections.

Below is a description of the types of permitted uses within the CENTERPOINT PAD.

1. Permitted Principal Uses:
Uses specifically permitted below or uses analogous to those specifically
permitted as may be determined by the City of Glendale Planning Administrator
or his designee.

2. Permitted Accessory Uses:
Uses permitted as accessory to a Permitted Principal Use.

3. Permitted Uses Subject to Performance Conditions:
Uses specifically permitted subject to Performance Conditions as established by
specific footnote number of the CENTERPOINT PAD. Performance Conditions
are specific for each individual use as defined within this PAD.

4. Permitted with a Conditional Use Permit:
Uses that are permitted within the CENTERPOINT PAD subject to the issuance
of a Conditional Use Permit by the City of Glendale Planning Commission
pursuant to the procedures and requirements as set forth in Section 3.900-
Conditional Use Permits of the City of Glendale Zoning Ordinance.

CENTERPOINT Planned Area Development

The following uses are allowed within the CENTERPOINT PAD:

Land Use
Permitted
Principal
Use
Permitted
Accessory
Use
Use Subject
to
Performance
Conditions
Conditional
Use
Permit
Required
Agriculture Grazing,
including crop production
•

Amusement Park
•

Animal Grooming
•

Animal Kennels/Pet Resort

•

Art Gallery, New & Used
Art
•

Artist Studio, including
live/work
•

Assisted Living Facility
•

Athletic, Health or Fitness
Club
•

Auditorium
•

Automobile Parts &
Supplies (Retail or
Wholesale)

•

Automobile Service Station

•
Automatic Teller Machine

•

Banks, Bank Branch
Office, Trust Companies,
and other financial
institutions, including drive-
thru service
•

Bar, Lounge, or Tavern
•

Barber or Beauty Salon,
Shop or Spa (w/Massage
services as an accessory
use)
•

Bowling Alleys
•

Business Services
•

Call Center
•

Car Wash

•
Churches or similar places
of worship
•

CENTERPOINT Planned Area Development

Land Use
Permitted
Principal
Use
Permitted
Accessory
Use
Use Subject
to
Performance
Conditions
Conditional
Use
Permit
Required
Cleaners
•

Clinic, Medical or Dental
Offices
•

Commercial & Private
Banquet Hall
•

Compressed Natural Gas
(CNG) Retail Sales, as an
accessory use to
automobile service station
and automobile sales, new
& Used, leasing and/or
rental

•

Conference Center
•

Congregate Care Facilities
•

Convenience Store, with
Gas Station

•
Convenience Store, with
Gasoline Pumps &
Automated closed Car
Wash as accessory

•
Convention/Meeting
Spaces
•

Corporate suites (furnished
residential apartments
leased for less than thirty
days)
•

Dancing, Theatrical or
Music Studio
•

Daycare
•

Day Spa
•

Dependent Care Center
•

Drive-Thru Facilities
•

Drugstore, including Drive-
thru
•

Dry Cleaners & Laundry
•

Educational Facilities
•

CENTERPOINT Planned Area Development

Land Use
Permitted
Principal
Use
Permitted
Accessory
Use
Use Subject
to
Performance
Conditions
Conditional
Use
Permit
Required
Emergency Medical Care
Facility (24 Hour Service)
•

Entertainment and
Recreation
•

Family Game Center,
Indoor or Outdoor
•

Farmers Market

•
Furniture
(Retail & Wholesale)
•

Galleries & Studios
•

Grocery Store
•

Gymnasium, Private or
Commercial
•

Hardware Store
•

Health Clubs
•

Home Occupations
•

Hospitals
•

Hotel or Motel
•

Hotel / Condominium
•

Independent Living Facility
•

Indoor Recreational
Facilities
•

Limited Care Facilities
•

Live Entertainment, Indoor
•

Live Entertainment,
Outdoor
•

Live-Work Units
•

Lodging
•

Massage Therapy
•

Medical or Clinical
Laboratories
•

Microbrewery, Pub
•

Movie/Motion Picture
Theaters
•

Music Studios
•

Nursing Homes
•

CENTERPOINT Planned Area Development

Land Use
Permitted
Principal
Use
Permitted
Accessory
Use
Use Subject
to
Performance
Conditions
Conditional
Use
Permit
Required
Offices, Medical, Dental,
General, Business,
Professional &
Administrative
•

Offices with Conference,
Reception or
Health/Recreation Facilities
•

Outdoor dining & alcoholic
beverage consumption &
sales
•

Outside Retail Food Sales
•

Outdoor Food preparation

•

Outdoor Grocery Sales
•

Outdoor sales & display as
accessory to Retail use.

•

Outdoor recreational facilities
and sports courts as an
accessory use to hotel,
motel, office & residential.

•

Outdoor Garden Center as
accessory to Retail use.

•

Outdoor Storage

•

On-site Parking Lots or
Garage/Structure
•

Patron Dancing

•
•

Personal Services, such as
beauty shops and barber
shops
•

Pharmacy, with Drive-Thru
•

Photographic Studio,
Developing and Printing
•

Physical Therapy
Equipment, Retail and
Wholesale
•

Private Schools
•

Private Clubs & Lounges
•

Professional offices or
studios, including the
teaching of fine arts.
•

CENTERPOINT Planned Area Development

Land Use
Permitted
Principal
Use
Permitted
Accessory
Use
Use Subject
to
Performance
Conditions
Conditional
Use
Permit
Required
Propane Retail Sales
(accessory to service
stations, grocery store,
home improvement, or
convenience stores)

•

Public/Private Open Space
•

Recreation and Social
Clubs
•

Residential-Multifamily Loft
•

Residential-Multifamily
Condominium
•

Residential-Multi-family,
including Accessory uses
that are incident to the
principle use of the
property such as fences,
walls, garages, and
swimming pools
•

Residential-Senior Housing
•

Residential units above
first floor commercial
•

Residential - Time Share
Units
•

Resort Hotel
•

Restaurant, Cafeterias,
Bars, Lounge, Taverns,
Delicatessens, self-service
and takeout restaurants,
including outdoor dining
•

Restaurants, including
restaurants integrated into
employment structures
•

Restaurant with Drive-Thru
Facilities
•

Retail, Regional
•

Retail sales, new
•

Retail sales, used

•
Retail store, in-line
•

CENTERPOINT Planned Area Development

Land Use
Permitted
Principal
Use
Permitted
Accessory
Use
Use Subject
to
Performance
Conditions
Conditional
Use
Permit
Required
Retail store integrated into
office building
•

Schools (Business,
Charter, Private,
Professional, Public, Tech.,
Higher Ed)
•

Seasonal sales and special
events, subject to
standards in Sections
7.501-Generally and 7.503-
Seasonal sales and
Special Events.
•

Self-Storage
Facility,
no
outdoor storage

•

Single retail use that is
greater than seventy-five
thousand (75,000) square-
feet of gross floor area.
•

Skating Rinks, Indoor
•

Special School or Training
Institution
•

Sporting Goods Store
(Retail or Wholesale)
•

Tanning Salon, Nail Salon,
Barber/Beauty Parlor
(Massage Therapy as
Accessory)
•

Theme Park
•

Theater/music venue
•

Thrift Store

•
Timeshare, Resort
•

Urgent Care Centers
•

Valet Parking Service

•

Variety store
•

Veterinary Clinic/Hospital
•

Warehouse

•

Wholesale, trade, and
storage of durable and
•

CENTERPOINT Planned Area Development

non-durable goods
Wireless Communication
Facilities

•

Limited Care Facilities shall be defined as a healthcare services facility that includes
short-term healthcare services with primary focus on post-hospital care services. The
central focus of this facility would be a rehabilitation center, which has private patient
treatment/massage rooms and/or full physical, occupational and speech therapy rooms
and may include skilled nursing and or memory care.

The Planning Administrator or designee shall determine if uses not expressly listed in
the matrix are significantly similar or dissimilar to particular uses listed within this PAD.
Any uses similar to and not more detrimental than the uses permitted herein shall be
subject to Planning Administrator interpretive administrative approval. Uses that are
found to be similar shall meet the same requirements as the related use listed in the
matrix.

G.
PERFORMANCE CONDITIONS

The Uses Subject to Performance Conditions as defined above, in the List of Uses, are
these proposed uses allowed within the CENTERPOINT PAD subject to additional
development performance standards to minimize potential impacts to the community
from hazards, nuisance and other negative factors. To ensure that land uses are not
operated in such a manner as to cause a detrimental impact on adjacent properties or
ambient community environment; and to preserve and enhance the lifestyle of existing
and future residents through the protection of public health, safety, and general welfare,
the following restriction shall apply to the applicable use within the CENTERPOINT
PAD.

Animal Kennels/Pet Resort:
a. They shall be so constructed and operated as to prevent objectionable noise and
odor outside the walls of the building and outdoor wall area.
b. The keeping or boarding of animals must occur within an enclosed building except
between 5:30 am and 10:00 pm.
c. Outdoor runs shall be enclosed by a minimum 8-feet high wall.

Compressed Natural Gas (CNG) Retail Sales, as an accessory use to service station
and automobile sales, new & Used, leasing and/or rental:
Natural gas fueling equipment shall be sheltered by an enclosure constructed of non-
combustible or limited combustible materials that has at least one side predominantly
open and a roof designed for ventilation and dispersal of escaped gas. This facility shall
be considered outdoors for PAD purposes. If the fueling equipment is not sheltered by

CENTERPOINT Planned Area Development

such a structure. The enclosed shelter screening the natural gas fueling equipment shall
be architecturally compatible with the buildings on the site.

Outdoor Sales:
All outdoor sales and displays shall comply with the “Performance Standards” Section
for General Commercial zoning district of the Zoning Ordinance.

Outdoor Storage:
No exterior storage is permitted unless screened with a solid fence or continuous
plantings, as approved by the Planning Division. Such storage shall be no higher than
twelve feet.

Patron Dancing:
Accessory to Restaurant, Bar, Lounge, Nightclub, Tavern, Dance Hall, Cinema/Movie
Theater, Concert Hall, Private Club, Amusement Park and Lounges or Hotel.

Propane Retail Sales:
a.
Comply with City of Glendale Fire Code.
b.
Site plan approval in accordance with the Design Review Approval Section of the
Zoning Ordinance through the Planning Division for the purpose of assuring
continuous pedestrian access to buildings and minimizing view from public
streets.
c.
The public’s view of the rack of propane containers shall be screened with
devices such as planters, building columns, façade elements or walls as
determined through the site plan review process.
d.
The propane shall be sold only in sealed steel containers with a maximum volume
of 20 lbs. (4.8 gallons propane). The containers shall be in racks with an
aggregate capacity of not more than 12 containers at each location.
e.
The rack of containers shall be mounted or anchored to the ground or building,
the rack shall not block the view into a store window and in all events may not be
more than 41 inches high.
f.
Each 20 lb. (4.8-gallon propane) container shall be fitted with a propane service
valve (Type I) for safety purposes.
g.
Review by the Fire Department and compliance with all pertinent requirements of
the Glendale Fire Code, the National Fire Protection Association Standard No. 58
as required by the Fire Department, and other codes and regulations.
h.
Signage shall be limited to product identification on each 20 lb. (4.8-gallon
propane) container and to six (6) square feet of identification signs on the storage
rack.

Residential - Time Share Units:
Time share, Individually-owned residential units (attached or detached) which allow
someone to own a full-service permanent residence or vacation home as a fractional
share of a whole. The individual owner only owns a fractional share of the air space

CENTERPOINT Planned Area Development

confined within the boundaries of the home and/or designated yard area.

Self-Storage Facility:
a.
Shall not be located within 600-feet of the Loop 101 Freeway property line.
b.
No outdoor storage shall be permitted.

Thrift Store (Subject to a Conditional Use Permit):
a.
The storage area must be provided for all discarded items. All storage areas for
individual items, including collection receptacles, shall be entirely enclosed or
screened and not visible from the public right-of-way or from adjacent residential
areas.
b.
All collection receptacles shall be secure from public access during nonbusiness
hours.
c.
No material, goods, or merchandise may be stored outside of an approved
collection receptacle unless it is within an approved screened area.

Valet Parking Service:
A service provided by a private company which valets patron cars while attending a
business, hotel, and/or residential project. Such service can only occur as an accessory
to a primary use.

Veterinary Clinic/Hospital:
a.
The keeping or boarding of animals must occur within an enclosed building at all
times.
b.
The average noise level, measured at the property line, shall not exceed fifty-five
DB (one LDN) when measured on an “A weighted” sound level meter and
according to the procedures of the Environmental Protection Agency.

Warehouse:
a.
Warehouse must be an ancillary to a primary use.
b.
At least 20% of the building must be dedicated to office, retail, wholesale, or
showroom.
c.
No exterior storage is permitted unless screened with a solid fence or continuous
plantings, as approved by the Planning Division. Such storage shall be no higher
than twelve feet.

H.
PROHIBITED USES

a. Adult Oriented Businesses.
b. Automobile Sales or Storage.
c. Checking Cashing Facilities.
d. Fortune-tellers/Palm Readers.

CENTERPOINT Planned Area Development

e. Medical Marijuana establishments.
f. Pawn Shops.
g. Swap meet.

I.
DEVELOPMENT STANDARDS

The purpose and intent of these provisions defined within the CENTERPOINT PAD is to
promote the development of unique mixed-use development that will provide
opportunities for a spectrum of land uses. The CENTERPOINT PAD will fully comply
with the Design Review criteria set forth in Section 3.600-Design Review of the
Glendale Zoning Ordinance or as amended herein. This PAD also provides additional
supplement design principles, which are included in the development and landscape
standards.

The attached “Conceptual Representations” are illustrations of how the southern
multifamily residential portion of the site plan may be developed. It is anticipated that
the project will be developed in phases. Each phase will be subject to the City’s normal
Design Review process. At the time development is proposed on each Area that
development proposal shall be proposed through the City’s Administrative Design
Review process for that phase and show how the proposed development fits compatibly
within the balance of the overall Property.

As previously mentioned, the Property is an irregular shaped parcel, with no single-
family residential homes immediately adjacent to the site and it is situated between the
Loop 101 Freeway right-of-way and 95th Avenue. The requested development
standards are intended to allow this Property to bring together the CENTERPOINT
PAD, with compatible employment, office, medical, healthcare, other retail commercial,
hotel uses and/or with a multi-family residential element in a cohesively planned setting.

Since no residential homes exist next to this site the need for large building setbacks is
not necessary to provide compatibility between uses. The existing perimeter streets
and freeway act as appropriate separation between existing and proposed uses and
already provides large building setbacks from any other adjacent development. Density
and intensity in urbanized areas, near employment and retail centers on a major
freeway, is typical, appropriate, and desirable.

This PAD proposes a 220-foot building height limit for CENTERPOINT and proposes a
height limit for freeway monument signs of up to 55-foot in order to have unobstructed
visibility to and from the freeway. The requested height also provides the ability for
hotels, executive office buildings and multi-level multi-family projects. It also allows for
greater flexibility in the selection of structural systems and telecommunications
infrastructure required by today’s retail, hotel and office, and multi-family users.

CENTERPOINT Planned Area Development

This PAD proposes the following Development Standards:

Development Standards
Min. Area
N/A for Non-Residential
43,560 for Multi-Family Residential
Min. Width
N/A
Min. Depth
N/A
Max. Density/Gross Ac.
80 du/ac for Residential
Max. F.A.R
1.00 or less
Min.
% Open Space*
10% for Non-Residential
20% for Multi-Family Residential
Min. Front Building Setback
(Cardinals Way)
0-feet
Min. Street Side Building Setback

95th Avenue
0-feet
Missouri Avenue
0-feet
Loop 101 Freeway
0-feet
Min. Interior Setback
Per Building Code
Distance Between Structures
Building Separation shall be per the
Building Code.
Percentage of Lot Coverage per
parcel
Up to 55% for Multi-Family Residential
Max. Building Height**
220 feet subject to FAA Clearance
Min. Landscape Setbacks

Cardinals Way
20-feet
95th Avenue
20-feet
Missouri Avenue
10-feet
Loop 101 Freeway
0-feet
Max Height for Freeway Monument
Sign
55-feet
Minimum patio or balcony area per
unit
40 sq. ft.
Residential Garage Parking Spaces
Minimum 20% of total residential units
Parking Space Dimensions
Minimum 9’ x 18’
Minimum # of Parking Space for Home
Furnishings, Major Appliances and
similar uses
1:500 sq. ft. – No Maximum # of spaces.
Up to 15% total parking spaces reduction
subject to approval by the Planning
Administrator or his/her designee.

* Open Space is defined as: An area that is intended to provide light and air and is designed for
either environmental, scenic, or recreational purposes. Open space includes, but is not limited
to lawns, decorative planting, walkways, active and passive recreation areas, playgrounds,
fountains, swimming pools, wooded areas, water courses, perimeter landscaping, plazas and
rooftop amenities.

CENTERPOINT Planned Area Development

**Prior to the City’s issuance of permit(s) for vertical construction of building(s), the developer
shall submit FAA form 7460-1 to the FAA Regional Office for the FAA’s determination of
whether such building(s) height would be a hazard to aviation and what additional conditions (if
any) are recommended by the FAA. Building heights must comply with any terms required in
the “No Hazard Determination” such as installing and maintaining any required lighting.

Parking. Parking shall conform to City of Glendale Zoning Ordinance, Section 7.400,
except as otherwise noted within the Centerpoint PAD. A “Shared Parking Model”
analysis may be submitted by the owner for administrative approval by the City for a
reduction in parking at the time of Design Review to determine parking needs.

Shared parking model report. The shared parking model report can be used as a basis
for predicting the parking demand for a particular mix of uses on a site as an alternative
to the parking requirements table in the Zoning Ordinance. The Zoning Ordinance
assumes that every separate use will need the full amount of parking that is called for in
the parking requirements at some point during the day (called the "peak" period for that
use). Where different uses need parking at different times of the day, there is an
opportunity for them to share parking. The total number of parking spaces needed to
serve a mixed-use site (the parking demand) may be significantly less than the number
of stalls that would have to be built if each of the uses had to provide parking on its own.
The report must demonstrate that the site has enough parking to accommodate the
mixed of uses.

J.
DESIGN GUIDELINES

All buildings shall be designed with 4-sided architecture. The building architecture and
site design for the CENTERPOINT Area B is being provided with this PAD application.
The architecture and site designs for Area A will be filed in the future at the time of
development.

The provisions of this section seek to create a foundation for design that will ensure
development of an attractive, high quality mixture of architectural styles. Buildings will
feature creative applications of materials, colors and textures. The design of each
building within the overall development will be complementary, so as to create a
harmonious blend of styles. This will be accomplished through the use of compatible
materials and colors, while creating a strong individual design identity consistent with
each building’s individual use and purpose. The design guidelines and standards
proposed herein are intended to provide an overall vision for the character of the
project. As earlier noted, all future employment/office, medical, healthcare, retail, hotel
and/or multi-residence uses are subject to separate Design Review approval as outlined
in the “Design Review” Section of the Zoning Ordinance.

CENTERPOINT Planned Area Development

The attached “Conceptual Representation of the Overall Site Plan”. While the applicant
may submit elevations, which differ in some ways from the representations shown in
this PAD submittal, the intent of the submittal exhibits is to establish a level of
foundational quality. This PAD shall conform to the following design guidelines
indicated below:

Area A

The proposed CENTERPOINT Area A encompasses approximately 48-acres on the
northern portion of the overall 63-acre parcel with frontage on both Cardinals Way and
95th Avenue. Area A can accommodate commercial retail, restaurants, entertainment,
hospitality, office, medical, healthcare, employment, and/or high-density residential
uses.

ARCHITETURAL DESIGN PARAMETERS:

Building Design
The visual impact of a building depends not only on its size, but
also on the relationship between its height, length, and width
including such features as prominent entries, windows, color and
materials. Articulation of the façade on all four building sides.

Building wall articulation shall be required on buildings with
appropriate details and elements to recognize the pedestrian scale
environment and a sense of place. Acceptable modes of
articulation may include per building facade:
• Changes in the horizontal wall plane.
• Changes in the vertical wall plane.
• Variation in the roof lines and form.
• Introduction of significant signage elements.
• Use of balconies.
• Use of ground level arcaded and covered areas.
• Use of protected and recessed entries.
• Use of vertical elements on or in front of expansive blank
walls.
• Use of pronounced wall plane offsets and projects.
• Use of vertical accents and focal points.
• Change in use of materials or color to provide a clear
distinction between roof, body and base of a building.
• Variation in storefront windows and material differentiation.
• Changes in predominant material use.
• Other form of building façade articulation as approved by
Planning Division.

CENTERPOINT Planned Area Development

Roofs
Any pitched roof structure shall use concrete tiles or “pre-finished”
metal roofing or other acceptable material as approved by Planning
Division. Flat roofs shall be non-reflective material (minimum SRI
of 78 for non-occupiable roof patios).

Variation in roof lines, architectural elements, change in materials,
parapets and/or other significant roof or canopy form, or other form
of architectural treatment as approved by the Planning Division is
encouraged to reduce the scale of buildings. Roof size, shape,
material, color and slope should be coordinated with the scale and
theme of the building. Parapets will be used for concealing flat
roof. Three-dimensional cornice treatment (where appropriate) or
other similar detail that enhance the building architecture is
encouraged.

All roof mounted mechanical, elevator equipment and satellite
dishes will be screened from public view on the adjacent public
streets of Cardinals Way and 95th Avenue. It is understood that it is
not possible to screen such roof mounted equipment from some
level of public view on the adjacent 101 Freeway, however,
reasonable efforts will be made to minimize the level of visual
impact from the Loop 101 through screening, painting, color or
other acceptable measures.

Entrances
All buildings shall have a minimum of one clearly defined main
entrance which incorporates a minimum of 2 of the following
elements:
• Arches
• Overhangs
• Canopies or porticos
• Recesses/projections
• Raised parapets
• Peaked roof forms
• Signage
• Entrances framed by outdoor pedestrian features or
enhanced landscaping
• Architectural features such as tile work and moldings
integrated into the building structure to frame the entryway.
• Other acceptable architectural element as approved by the
Planning Division.

Materials
There will be a mix of architectural materials throughout the project.
No metal pre-fabricated buildings shall be allowed unless as
approved by the Planning Division during Design Review.

CENTERPOINT Planned Area Development

Approved exterior wall materials include the following list, unless
otherwise expanded with approved by the Planning Division:
• Common clay brick
• Granite
• Marble, or other natural stone
• Tile cladding
• Concrete masonry unit (provided that surfaces are integrally
colored, painted, stained or have attractive exposed
aggregate which must be approved as to color and texture)
• Architectural metal
• Stucco or plaster (synthetic systems simulating stucco or
plaster are permitted)
• Concrete, pre-cast or poured in place
• Glass
• Metal panels and/or trim
• Metal and composite panels
• Metals (polished and rusted)
• Perforated metals and meshes
• Stucco
• Exposed finished structural steel
• Stone
• Masonry
• Green-Screen or Green walls including trellises to reduce
excessive radiant heat in pedestrian areas.

Paving
Materials
Design
Pedestrian crossing area shall have a different color, texture or
material to define these areas with one of the following methods:
• Stamped concrete or asphalt
• Interlocking concrete pavers
• Stained concrete
• Integral colored concrete.
• Or other acceptable method as approved by the Planning
Division.

Walls/Fences
Thematic walls and fences shall be utilized to provide a cohesive
project as approved by the Planning Division. Up to 8-feet tall walls
are permitted. Approved wall materials include the following list,
unless otherwise approved by the Planning Division:
• Metals, wrought iron, view fencing, steel tube (polished and
rusted).
• Architectural masonry products as cmu, integral color cmu,
textured cmu.

CENTERPOINT Planned Area Development

• Architectural masonry bricks and veneers.
• Architectural metal works, stand alone or integrated into
masonry walls.
• Stucco or synthetic applied to all exposed surfaces of
masonry cmu.
•
Poured in place concrete works.

Lighting Design
All lighting shall comply with Section 26.5 Outdoor Lighting
Controls of the City of Glendale’s Municipal Code.

All exterior lighting on the site is to be shielded from view of the
light source off-site to the extent feasible. Parking lot fixtures and
wall lights shall not exceed 25-feet in height.

Main Project
Entry Points
Main project entry points shall be created to convey the identity of
the development. The main project entry points shall be designed
as part of the overall entry plan which locates driveway locations,
driveway widths, landscaping and paving details and shall be part
of the Design Review application when that portion of the overall
property is submitted to the City for review and approval.

Area A or B MULTI-FAMILY RESIDENTIAL ARCHITETURAL DESIGN
PARAMETERS:

Building Design
All multi-family residential developments will conform to the City of
Glendale’s Residential Development and Design Manual, except
as modified by this PAD.

The attached “Conceptual Representation of the Area B Site Plan”
and the “Conceptual Representative Example” are representations
intended for Area B only which illustrate and establish a level of
quality which will be the benchmark against Design Review for
Area B only. While the applicant may submit elevations, which
differ in some ways from the representations shown in this PAD
submittal, the intent of the submittal exhibits is to establish a level
of foundational quality.

Materials
A.
Approved exterior wall materials include the following list,
unless otherwise expanded with approved by the Planning
Division:
• Common clay brick
• Granite

CENTERPOINT Planned Area Development

• Marble, or other natural stone
• Tile cladding
• Concrete masonry unit (provided that surfaces are integrally
colored, painted, stained or have attractive exposed
aggregate which must be approved as to color and texture)
• Architectural metal
• Stucco or plaster (synthetic systems simulating stucco or
plaster are permitted)
• Concrete, pre-cast or poured in place
• Glass
• Metal panels and/or trim
• Metal and composite panels
• Metals (polished and rusted)
• Perforated metals and meshes
• Stucco
• Exposed finished structural steel
• Stone
• Masonry
Green-Screen or Green walls including trellises to reduce
excessive radiant heat in pedestrian areas.

B. Covered Parking Canopies Finishes.
1. Roof, Sloped: Metal roof deck with metal eaves
2. Steel Elements (columns): Paint to match building main
color.

C. Any pitched roof structure shall use concrete tiles or “pre-
finished” metal roofing or other acceptable material as
approved by Planning Division. Flat roofs shall be non-
reflective material (minimum SRI of 78 for non-occupiable roof
patios).

Amenities
Any multi-family residential development must provide a minimum
of four (4) types of exterior amenities, such as, but not limited to the
following:
• Pool
• Club house
• Fitness facility
• Community kitchen for gathering
• Barbeque
• Cabana
• Spa
• Ramada

CENTERPOINT Planned Area Development

• Dog Park
• Grassed Activity Area with Seating
• Other form of amenity as approved by the Planning Division.

Private
Resident Space
Balconies shall be provided for all residential units 2nd floor and
higher. Patios shall be provided for all ground floor residential
units. There shall be an 80 square feet minimum patio or balcony
area per unit in Area B.

Walls/Fences
Thematic walls and fences shall be utilized to provide a cohesive
project as approved by the Planning Division. Up to 8-feet tall wall
is permitted. Approved wall materials include the following list,
unless otherwise approved by the Planning Division:
• Metals, wrought iron, view fencing, steel tube (polished and
rusted).
• Perforated metals and meshes.
• Architectural masonry products as cmu, integral color cmu,
textured cmu.
• Architectural masonry bricks and veneers.
• Architectural metal works, stand alone or integrated into
masonry walls.
• Stucco or synthetic applied to all exposed surfaces of
masonry cmu.
•
Poured in place concrete works.

Lighting Design
All lighting shall comply with Section 26.5 Outdoor Lighting
Controls of the City of Glendale’s Municipal Code.

All exterior lighting on the site is to be shielded from view of the
light source off-site to the extent feasible. Parking lot fixtures and
wall lights shall not exceed 25-feet in height.

CENTERPOINT Planned Area Development

Main Project
Entry Point
Main project entry point shall be created to convey the identity of
the development. The main project entry point shall be designed
as part of the overall development and shall be part of the Design
Review application when that portion of the property is submitted to
the City for review and approval.

K.
LANDSCAPE and DESIGN

These landscape guidelines are intended to provide the framework for the development
of the overall landscape character for CENTERPOINT Glendale. The guidelines
include all areas of the site including perimeter treatments, open spaces and parking
areas. The objective of these guidelines is to unify the project.

Specific Perimeter Treatments
The perimeter shall be developed to have a consistent look. The perimeter shall have a
themed street tree landscape appearance. The perimeter of the site shall incorporate
the use of flowering desert shrubs and groundcovers that will provide a sense of identity
and be compatible with the environmental conditions of the area. Drought tolerant
shade trees and ground cover shall be incorporated along all site edges.

Site Entrances

The entries into the site shall be clearly identified as project entry points with the use of
landscape materials. These may include increased plant massing, themed plant
species as well as site walls consistent with the project. These may include native trees,
with shrub accent and groundcover plantings, landscaped mounds, site walls and
directional signage.

Landscaped Area Along Street Frontage
Landscaped areas along street frontages shall be contoured or bermed to provide
variations in grade, visual relief, parking lot screening, and more pleasing aesthetic
value. All on-site parking area shall be screened from street view by a landscaped
berm or decorative wall not less than three (3) in height. The required height of the
berm or wall shall be measured from the highest finished grade of the adjacent on-site
parking area or adjacent finished grade of the street, whichever is greater. Tree
spacing shall not exceed a maximum distance of 30-feet.

Parking Lot Landscaping
On-site parking areas for all applicable development projects shall contain as least one
(1) landscaped planter, not less than one hundred (100) square feet in area with a
minimum width of five (5) measured from back of curb to back of curb, for every ten (10)
parking spaces provided on the site, except if a photovoltaic system is used in a parking

CENTERPOINT Planned Area Development

field. If such photovoltaic system is used in a parking field, then no landscape planter or
plantings shall be required underneath the photovoltaic covered area. Shrubs within the
planter island of an on-site parking area shall be maintained to a height no greater than
three (3) feet, and all trees within such planters shall maintain a minimum clearance of
five (5) feet from the lowest branch to the adjacent grade elevation. The required
number of landscape planters shall be distributed or located within the parking areas to
enhance the proposed development project. The landscaped area within these planters
may be used to satisfy, to the extent provided, the landscape area requirements set
forth in Section 19-62.

Hardscape
A mixture of different hardscape and paving materials shall be integrated into the site to
emphasize key focus areas. These areas may include major vehicular entrances,
pedestrian crossings, and/or pedestrian plazas. Architecturally themed signage, screen
walls and decorative elements will be selected to integrate with the overall character of
the development.

L.
SIGNS

Signs shall conform to all provisions defined by Sections 7.100-Signs through Section
7.110-Digital Billboard Signs of the City of Glendale Zoning Ordinance, as amended
over time, except as outlined in this section of the PAD. All signs must be located on
the subject property. No signs shall be allowed within public right-of-way, unless
authorized in writing by the City of Glendale.

A general framework is provided in this PAD to ensure that the designs are appropriate
for the project as a whole. Signage should not only include text that identifies the name
of the business, but also incorporates the use of graphics and forms that provide
identity, where appropriate, for commercial clients.

Signage will be a vital and integral tool in creating and framing the environment for
Centerpoint. The proposed additional signage standards are a tool that will not only
enhance the experience of the overall project but also play a key sustainability role. A
unique signage package is proposed that allows business identification, on and off-site
advertising, art, graphics and freestanding signs to tie into the building architectural
landscape of Centerpoint. It will provide excellent freeway visibility, gives unique
opportunity for corporate headquarters, major businesses, entertainment related uses,
manufacturing, the signage necessary to provide identity, name recognition, corporate
branding and visual advertisement. Digital Billboard Signs will also be an important part
of this signage hierarchy to generate interest and excitement for future businesses and
the master plan itself.

At the perimeter of the site, signs shall be designed to be easily read from both adjacent
freeways and arterial streets. Signs along the 101 freeway may advertise both on-site

CENTERPOINT Planned Area Development

and off-site uses and shall therefore conform to the requirements of Section 7.110 of the
Glendale Zoning Ordinance (as currently in effect), except where modified by the
regulations contained herein.

All signs shall be regulated by the Signage Design Guidelines set forth in this PAD
under the governance of the Master Developer and/or its Assignee and the construction
rules as adopted by the City of Glendale. All signs may face the freeway. Specific
signage for individual building(s) and final sign locations will be part of the Design
Review process.

Allowable Signs
These provisions are also meant to ensure an overall consistency in signage that
protects the properties within the development and the unique identities of the uses and
tenants.

The following signs, as well as signs otherwise permitted by Sections 7.100-Signs
through Section 7.110-Digital Billboard Signs of the City of Glendale Zoning Ordinance,
shall be permitted in this PAD.

• Banners - site, street and project
• Blade Sign
• Building or Tenant Wall Signs
• Digital Billboards in accordance with Section 7.110-Digital Billboard Signs of the
City of Glendale Zoning Ordinance.
• Electronic (Digital) Message Displays
• Freeway Monument Sign
• Hotel Identification
• Project Monument Signs

Photo Examples of Sign Types

Banners - site, street and project

CENTERPOINT Planned Area Development

Blade signs

Building or Tenant Wall Signs

Digital Billboard

Electronic (Digital) Message Displays

CENTERPOINT Planned Area Development

Freeway Monument Sign

Hotel Identification

Primary Project Monument Signs

Blade Sign
• Blade signs are permitted on all applicable elevations with sign sizes differing
depending on exposure and legibility.
• The signs height shall not exceed half of the vertical height of the building.
• The signs width shall not exceed 3-feet.
• Total sign area shall not exceed more than 60 square foot per sign.

Building or Tenant Wall Signs facing the Freeway
• Building sign size will be determined by lineal footage criteria (2 s.f. per lineal foot
of frontage not to exceed 300 s.f. per sign) are permitted on all applicable
elevations.
• Tenant signs may be identified at each primary entrance that provides pedestrian
access to the main lobby.

CENTERPOINT Planned Area Development

• Tenant sign size will be determined by lineal footage criteria (2 s.f. per lineal foot
of frontage not to exceed 300 s.f. per sign).
• The sign should be limited to the company or corporate names and may include
the company logo or trademark.
• Upper stories may be used to identify the tenant or building. Signs are permitted
on all applicable elevations with sign sizes differing depending on exposure and
legibility.
• The signs should not exceed 15-feet in height and total not more than 300
square foot per sign. All wall signs can utilize internally illuminated or non-
illuminated pan channel, reverse channel or cut-out dimension letters.
Illumination can be neon or LED. Logo types can be fabricated using free-
formed cabinets that are illuminated with florescent or other forms of internal
illumination.

Freeway Monument Sign
• The maximum sign area shall not exceed five hundred forty (540) square feet.
Sign area shall be defined as the area within a box that encompasses all logos,
print, wording, images, messaging, or lighted area. Sign area does not include
sign material, colunms or architectural features.
• Maximum height, including any supporting structures, shall not exceed 55-feet.
• Base of the sign shall be at least 50% of the width.
• Freeway monument sign must be located within 300-feet of freeway right-of-way.
• Can not be located within 330-feet of either the north or south property lines of
the overall PAD.
• A maximum of 2 Freeway Monument Signs shall be permited along freeway
frontage for the entire PAD, provided all other provisions are met.
• Any proposed freeway monument sign shall not be located within a 330-feet
distance from any other freeway signage (billboard or monument) on the site or
an adjacent property.
• An electronic message board may be allowed for on-site advertisement only.
• Up to a maximum of 10 tenants may be displayed on each side of the freeway
monument sign.

Project Monument Signs
• Up to 2 shall be permitted along Cardinals Way street frontage.
• Up to 3 shall be permitted along 95th Avenue street frontage.
• Project Primary monument sign must be located within 50-feet of the property
line.
• Maximum sign area shall not exceed two hundred fifty (250) square feet.
• Maximum height, including any supporting structures, shall not exceed 18-feet.
• Base of the sign shall be at least 50% of the width.
• There shall be a minimum distance of three hundred thirty (330) feet between all
Project Monument Signs.
• An electronic message board may be allowed.

CENTERPOINT Planned Area Development

• Up to 10 tenants may be displayed in each individual sign.

Hotel Identification
• Signs may be positioned at the building entry or façade.
• Sign size will be determined by lineal footage criteria (3 s.f. per lineal foot of
frontage not to exceed 300 s.f. per sign).
• Auxiliary signs such as Spa, Ballroom, Meeting Room, Main Entrance signs, etc.
can also be mounted to outside of building.
• Upper stories may be used to identify the structure/hotel. Signs are permitted on
all applicable elevations with sign sizes differing depending on exposure and
legibility. The signs should not exceed 15-feet in height and total not more than
300 square foot per sign.
• All Hotel wall signs can utilize internally illuminated or non-illuminated pan
channel, reverse channel or cut-out dimension letters. Illumination can be neon
or LED. Logo types can be fabricated using free-formed cabinets that are
illuminated with florescent or other forms of internal illumination.
• Up to 1 Hotel freestanding monument sign shall be permitted per hotel and must
be located within 50-feet of the property line.
• Maximum sign area shall not exceeds one hundred (100) square feet.
• Maximum height, including any supporting structures, shall not exceed 10-feet.
• Base of the sign shall be at least 50% of the width.
• An electronic message board may be allowed.

M.
INFRASTRUCTURE

Transportation:
CENTERPOINT is located at a major intersection of two significant arterials; Cardinals
Way and 95th Avenue. When combined with convenient freeway access at Cardinals
Way, as well as Camelback Road, this development is very accessible for the general
public both regionally and locally. This is certainly a great asset to the success of
CENTERPOINT. The arterial street and freeway network already exist in the area. The
pedestrian sidewalk framework exists on both sides of 95th Avenue adjacent to overall
property. No sidewalk exists along the south side of Cardinals Way adjacent to the
overall property. Sidewalk and required street improvements for the south half of
Cardinals Way will be done when development adjacent to Cardinals Way occurs.
Internal pedestrian walkway and connections to the City’s street sidewalk network and
final half-street improvements which may include streetlights, deceleration and driveway
locations will be submitted when that portion of the property is submitted to the City for
Design Review.

Grading and Drainage:
Will be submitted as part of the Design Review submittal for each individual
development.

CENTERPOINT Planned Area Development

Water and Wastewater:
Water and wastewater infrastructure requirements will be determined at the time of the
Design Review for each individual development, when the final land-uses and urban
design of the property in question have been clearly identified and proposed water
demands and wastewater generation and infrastructure locations established. The
project site is by existing City of Glendale water and wastewater systems. Future
infrastructure improvements may be required to provide service beyond individual
parcels. Any such improvements will be designed and constructed in accordance with
City Design Standards and Policies.

N. PHASING

It is anticipated that the project will be developed in phases. Each phase will be subject
to the City’s normal Design Review process. At the time individual development is
proposed that development proposal shall be processed through the City’s
Administrative Design Review process for that phase and show how the proposed
development fits compatibly within the balance of the overall Property. Individual
phases will build necessary site work, parking and infrastructure to accommodate that
phase of development. It is anticipated the southern 15 acres will be the first to develop
for a high-quality multi-family residential development.

O.
AMENDMENTS

The following provisions are intended to provide criteria for Administrative
Interpretations and for the determination of a Major Amendment or Minor Amendment.

Administrative Interpretations

On occasion, it may be necessary to request a formal or informal interpretation from the
City of Glendale Planning Administrator related to the implementation and/or
interpretation of the project intent, use, or development standards as may be applicable
to the interpretation of the provisions of the City of Glendale Zoning Ordinance or to the
interpretation of the intent of narrative descriptions/statements contained in this PAD
application. Such requests for interpretation to these provisions will be made in written
form to the City of Glendale Planning Administrator, or his/her designee, by the Master
Developer or the property owner.

Major Amendments

• A Major change is a substantial alteration to the “List of Uses” of the Property as

CENTERPOINT Planned Area Development

set forth in this PAD, as deemed to be substantial by the Planning Administrator
or his/her designee. Major Changes shall comply with the procedural/public
hearing requirements set forth in City of Glendale Zoning Ordinance and State
Statute.

Minor Amendments

The City of Glendale Planning Administrator or his/her designee may allow minor
changes to the PAD, provided that such proposed changes do not rise to the level of a
major change as outlined above. Minor Amendment shall be acted upon
administratively by the Planning Administrator, or his/her designee. Unless otherwise
required by law, those changes determined to be minor by the City shall not require
public notice or public hearings. The following items shall be considered as minor
changes to the PAD:

• Changes in configuration of individual development parcels to include
modifications to boundaries as long as there is no net loss of open space
allowable within the PAD;

• Any alterations to the PAD narrative which does not directly impact the health,
safety and welfare for any adjacent property owner or that of the general public
as determined by the Planning Administrator, or his/her designee;

• Changes or modifications in setbacks by less than 15% of the required
development standard in order to accommodate for unique circumstances or
specific site constraints, so long as the change does not conflict with the City of
Glendale Building Code;

• Any analogous interpretations of the List of Uses of the property as set forth in
the PAD, as determined by the Planning Administrator or his/her designee;

• Minor modifications or adjustment to internal driveway alignments and/or parcel
configuration so long as the proposed modification does not change the overall
intent of the PAD;

• Changes or modifications to the CENTERPOINT Comprehensive Sign Plan;

• Changes or modifications to the CENTERPOINT Wall Signs and/or Panels in the
Comprehensive Sign Plan as long as the overall signage area per elevation face
does not exceed 15% of that total elevation area;

• Other changes not identified above, but deemed appropriate by the Planning
Administrator, or his/her designee, as long as the change does not impact the
general health, safety, and welfare of the residents of the City of Glendale and

CENTERPOINT Planned Area Development

does not impact the overall intent of the approved PAD.

Upon the approval of any proposed amendment to the Planned Area Development
(PAD), the amendment shall be attached to the PAD as an addendum and shall
become a part thereof.

P.
CONCLUSION

This proposal embraces the City’s vision for this area adjacent to the 101 Freeway to
attract a broad range of complimentary, vibrant uses. The proposed CENTERPOINT
PAD will provide an exceptional opportunity for the City to capture a variety of uses
within a mixed-use project that continues to seek other complimentary commercial
retail, restaurants, entertainment, hospitality, office, medical, healthcare, employment
and high-density residential uses. With a half mile of freeway frontage along with
significant
frontage
along
both
Cardinals
Way
and
the
new
95th
Avenue, CENTERPOINT is well positioned to present high-quality commercial retail,
restaurants, entertainment, hospitality, office, medical, healthcare, employment and
high-density residential elements with innovative site designs, buildings, landscape
buffers along the arterial streets, clear and prominent entries, in a master planned
setting. The proposed request will positively impact the City’s economic vitality and the
livability of the area. We believe this PAD is consistent with the overall intent and goals
of the City of Glendale General Plan which sets forth objectives and expectations for
this area.

O:\INDEX\IDM Companies\NWC of 95th Avenue & Missouri Avenue\Docs\PAD Narrative_HEARING SUBMITTAL (FINAL)_12.20.2019.doc

CENTERPOINT Planned Area Development

Representative Example of the Overall Master Plan

CENTERPOINT Planned Area Development

Representative Example of Southern 15 acres Multifamily Site Plan

CENTERPOINT Planned Area Development

Representative Example of the Multifamily Rendering – Area B

CENTERPOINT Planned Area Development

Representative Example of the Multifamily Rendering – Area B

CENTERPOINT Planned Area Development

Representative Example of the Multifamily Rendering – Area B

CENTERPOINT Planned Area Development

Representative Example of Pool Area and Seating

Representative Example of Dual Side Fireplace

Representative Example of Garden Area

Representative Example of Pool
Representative Examples of the Multifamily Amenities

CENTERPOINT Planned Area Development

Representative Example of Integrated Shade and Landscape to the Pool Environment

Representative Example of Dog Park

Representative Example of Tot Lot

Representative Example of Exercise Room
Representative Examples of the Multifamily Amenities

CENTERPOINT Planned Area Development

Comprehensive Sign Plan for Southern 15-acres Multifamily Parcel – Area B