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Minor General Plan Amendment
and
Planned Area Development
FOR
ZANJERO (DIVERSIFIED/FORE)
MIXED-USE DEVELOPMENT
9200 West Glendale Avenue, Glendale, Arizona
Northwest Corner of 91st Ave. and Glendale Avenue
Case Nos: GPA19-04 and ZON19-10
Submitted: May 2, 2019
1st Revision: October 7, 2019
2nd Revision: December 13, 2019
3rd Revision: January 2, 2020
ii
DEVELOPMENT TEAM
Owner
Zanjero Glendale LLC
Attention: Ronald Winchell
Address: 8978 Spanish Ridge Avenue, Suite 100
Las Vegas, Nevada 89148
Phone: (702) 341-9332
Email: ronw@eclgaming.com
Developer (Retail/Entertainment Site):
Diversified Partners
Attn: Walt Brown
7500 E. McDonald Drive, Suite 100A
Scottsdale, AZ 85250
Phone: (480) 383-8171
Email: walt@dpcre.com
Developer (Multifamily Site):
Fore Property Company
Attn: Jonathan Cornelius and Jeff Kern
16427 N. Scottsdale Road, Suite 250
Scottsdale, AZ 85254
Phone: (480) 588-0884
Email: jcornelius@foreproperty.com
Architect (Commercial):
RKAA Architects, Inc.
Attn: Neil Feaser
2233 East Thomas Road
Phoenix, AZ 85016
Phone: (602) 955-3900
Email: nfeaser@rkaa.com
Architect (Multifamily):
BMA Architecture
Attn: Brian Andersen
2915 E. Baseline Road, Suite 120
Gilbert, AZ 85234
Phone: (480) 659-1524
Email: brian@bmaarchitecture.com
Civil Engineer:
Kland Civil Engineers
Attn: Leslie Kland
7227 North 16th Street, Suite 217
Phoenix, AZ 85020
Phone: (480) 344-0480
Email: lkland@klandeng.com
ii
Sign Consultant:
JRC Design, Inc.
Attn: Jamie Cowgill and Jim Bolek
4520 N. 12th Street, Suite 101
Phoenix, Arizona 85014
Phone:(602) 224-5100
Email: jimb@jrcdesign.com
Traffic Engineer:
Civ Tech
Attn: Dawn Cartier
10605 N Hayden Rd,
Scottsdale, Arizona 85260
Phone: (480) 659-4250
Email: dcartier@civtech.com
Zoning:
Burch & Cracchiolo, P.A.
Attn: Ed Bull and Brian Greathouse
702 E. Osborn Rd., Suite 200
Phoenix, Arizona 85014
Phone: Ed - (602) 234-9913
Brian - (602) 234-9903
Email: ebull@bcattorneys.com
bgreathouse@bcattorneys.com
iii
TABLE OF CONTENTS
I.
Introduction ....................................................................................................................... 1
II.
Site, Surrounding Area, and Existing General Plan & Zoning .................................... 1
III.
Proposed Minor General Plan Amendment ................................................................... 1
IV.
PAD Zoning District Conformance ................................................................................. 3
V.
Proposed PAD ................................................................................................................... 4
A.
Permitted Uses .................................................................................................................... 4
B.
Site Layout .......................................................................................................................... 7
C.
Development Standards ..................................................................................................... 7
D.
Comprehensive Sign Plan .................................................................................................. 8
E.
Phasing Plan ...................................................................................................................... 8
VI.
Architectural Design ......................................................................................................... 9
VII.
Conclusion ....................................................................................................................... 11
TABLE OF EXHIBITS
Exhibit No.
Description
1
Aerial Map
2
Land Use Plan
3
Overall Conceptual Site Plan
4
Area 1 - Conceptual Site Plan
5
Area 3 - Conceptual Site Plan
6
Minimum Building Height Exhibit
7
Comprehensive Sign Plan
1
NARRATIVE
I.
INTRODUCTION
Diversified Partners (“Diversified”) and Fore Property Company (“Fore”) are developing
approximately two-thirds of the 39.43 gross (33+/- net) acres of vacant infill property located at
the northwest corner of 91st Avenue and Glendale Road (“Site”). An Aerial Map is provided at
Exhibit 1. The Site is divided into three “Areas” as shown on the Land Use Plan provided at
Exhibit 2. “Area 1” is the proposed Diversified development that includes commercial and
retail uses within the south portion of the Site. “Area 2” will be developed in the future with
commercial, office, retail, multifamily, hotel and/or entertainment uses. Fore’s proposed
development is a multifamily residential community on approximately 12 acres within “Area 3.”
An Overall Conceptual Site Plan is provided at Exhibit 3. A Conceptual Site Plan for Area 1 is
provided at Exhibit 4 and a Conceptual Site Plan for Area 3 is provided at Exhibit 5. The
proposed development on this vacant infill Site is consistent and compatible with other land uses
within the Zanjero development, Westgate and the surrounding area. We are requesting a Minor
General Plan Amendment (“Minor GPA”) and a new Planned Area Development (“PAD”)
zoning on the Site to allow uses and developments that are appropriate for the Site and will
provide opportunities to live, work, dine, shop and play.
II.
SITE, SURROUNDING AREA, AND EXISTING GENERAL PLAN & ZONING
The Site is currently vacant. Glendale Avenue borders the south side of the Site and 91st
Avenue borders the east side of the Site. Zanjero Boulevard wraps around the west and north
sides of the Site. There is an existing multifamily development and a planned hotel development
located adjacent to the Site’s northwest boundary. An existing Cabela’s and Cracker Barrel
Restaurant are located west of the Site, across Zanjero Boulevard. Westgate is located south of
the Site, across Glendale Avenue. There are an existing commercial development and existing
single-family homes located east of the Site, across 91st Avenue.
The Site is designated on the City’s General Plan as Corporate Commerce Center
(“CCC”) and the Site is zoned PAD (“Zanjero PAD”). The existing Zanjero PAD allows
commercial, retail, office, restaurants, hotel and multifamily uses similar to Diversified’s and
Fore’s proposed developments on the Site.
III.
PROPOSED MINOR GENERAL PLAN AMENDMENT
We are requesting an amendment from the Site’s existing General Plan designation of
CCC to Entertainment Mixed-Use (“EMU”). Diversified’ s and Fore’s proposed developments
are consistent with the EMU designation’s purpose of providing a wide range of commercial and
office uses, multifamily residential uses (greater than 18 dwelling units per acre), and potential
hotel and entertainment uses. Further, the Minor GPA request is supported by the following
goals and policies of the General Plan:
• Land Use Element Goal LU-1, Policy LU-1.1: Development is guided by sound
growth management; the City shall ensure that sufficient infrastructure is in place
for desired land uses. There is adequate infrastructure surrounding the Site with
Glendale Avenue, 91st Avenue and Zanjero Boulevard located adjacent to the Site.
Further, the Site is located within area with existing and planned commercial, retail,
2
entertainment, employment and high density residential uses and this Minor GPA is
compatible and complementary to the area.
• Land Use Element Goal LU-3; Policy LU-3.6: Land uses tie into existing and future
transportation systems; the City should encourage developers to establish densities
of at least 15 dwelling units per acre for new residential development in areas within
a quarter mile radius of high capacity transit stations. There are existing
transportation systems available within the area to serve the existing and proposed mixed-
uses within the area. This Minor GPA further complements the area and places more
high-density residential uses for additional ridership and use of the City’s transportation
systems. The proposed multifamily portion of this mixed-use development within Area 3
will be greater than 15 dwelling units per acre.
• Land Use Element Goal LU-3; Policy LU-4.1, and Policy LU-4.4: Mixed-use projects
provide urban clusters with housing, retail, restaurants and integrated transit
facilities in Glendale; the City should support and facilitate the creation of mixed
use projects that locate housing, employment, retail, entertainment and services in
condensed areas to support walkability and reduce vehicle trips; the City shall
encourage a variety and mix of uses, including both vertical and horizontal mixed-
use where appropriate. The proposed Minor GPA will locate multifamily housing near
an area with existing and planned entertainment, retail, employment and other
complementary uses and further support the City’s plan for a walkable, pedestrian
environment within a mixed-use development on the Site. The proposed development
will further cluster housing, retail, restaurants and transit facilities within this area of
Glendale.
• Housing Element Goal HE-6; Policy HE-6.2: Residential areas relate to work places;
the City shall encourage housing in close proximity to designated employment areas.
The Minor GPA and the proposed mixed-use development on the Site, including
multifamily housing, commercial, retail, and potential hotel, entertainment and office
uses, are located within the Zanjero PAD and across the street from Westgate, providing
a vast number of employment opportunities for residents within this area of Glendale.
The proposed multifamily residences will be in close proximity to the existing and future
employment opportunities in the area.
• Economic Development Element Goal ED-1; Policy ED-1.6: Glendale has a
diversified economy; The City should monitor the Bell Road corridor and Sports
and Entertainment District to ensure the corridors remain fresh and relevant to the
current economic potential; and, continually explore opportunities to upgrade the
tenant mix or enhance with residential opportunities. This Minor GPA responds to
market demand for more high-density housing in this area and further supports the Sports
and Entertainment District. Further, the proposed mixed-use development on the Site
will upgrade the tenant mix in this area with fresh and relevant users in the marketplace.
3
IV.
PAD ZONING DISTRICT CONFORMANCE
This PAD is a mixed-use development proposal that satisfies the defined purpose of the Planned
Area Development (PAD) zoning district under Section 5.900 of the City of Glendale Zoning
Ordinance as follows:
A. Encourage creative and effective use of land and circulation systems to accommodate
changes in land development technologies.
This PAD allows an existing mixed-use development (Zanjero) to continue to be developed with
creative and effective land uses that meets the intent of the original Zanjero development. The
proposed uses will complement and support the entertainment mixed-use concepts of the area.
Further, this PAD incorporates specific land uses, pedestrian elements, vehicular accessways and
a variety of design and development standards which will further compliment development
within the area.
B. Encourage residential development to provide a mixture of housing types and designs.
This PAD provides additional multifamily units to support the commercial and entertainment
uses within the area. The additional multifamily units will add to the primarily single-family
homes within the area and further provide a mixture of housing types and attractive residential
building designs.
C. Encourage innovative development or redevelopment concepts for all land use types to
provide a greater variety and intensity of uses.
This PAD includes a mix of land uses, such as multifamily, commercial, retail and potential for
hotel, entertainment, office and other land uses. The proposed mix of uses provides a variety of
land use types and intensity of uses.
D. Provide a process which relates the urban design and scope of the project to the unique
characteristics of the site.
The vision for this PAD is to create a mixed-use environment with a variety of different types of
land uses and varying intensity and building heights across the Site. The proposal aims to
provide convenient access to services within the area and add housing diversity to the areas
predominantly single-family homes. The additional multifamily units, commercial, retail, and
potential office, hotel, and entertainment uses will complement the existing mix of uses within
the area.
E. Require the nature and intensity of development to be supported by adequate utilities,
transportation, drainage, and common open space to serve the development and to
minimize impact on existing or future adjacent development.
This is a vacant infill Site. Existing infrastructure is available to serve the proposed
development. Additional infrastructure necessary to serve the Site will be determined, designed
and constructed in accordance with the City of Glendale requirements and policies. The design
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proposal ensures that the property will be developed in a manner that minimizes any potential
impact on the surrounding area.
F. Encourage development that is consistent with the policies and the guidelines established
in any specific plan and the General Plan.
A goal of the General Plan is to encourage integration of compatible uses in order to provide a
cohesive environment that is in harmony with the existing character of the area. It is also a goal
of the City to facilitate infill development of vacant properties. This PAD meets the intent of the
approved Zanjero zoning and the City’s policies and goals. Further, the proposed mixed-use
development is compatible and complementary to the existing uses within the area.
V.
PROPOSED PAD
A major objective of PAD zoning is to accommodate a mix of uses that combine
residential and nonresidential land uses through the Site’s layout and common design elements,
development guidelines, and development standards to create a dynamic project that will be an
asset in the area. Another objective of PAD zoning is to create an innovative development for all
land use types to provide a greater variety and intensity of uses. The intent of this PAD is to
accomplish those objectives by zoning the Site to PAD for a mix of uses that are compatible with
the area. All development shall comply with the City’s Zoning Ordinance, except as modified
herein.
The proposed commercial and retail uses are located on the southern portion of the Site
(Area 1), near Glendale Avenue and 91st Avenue, across from the Westgate development. The
proposed multifamily development is located on the northern portion of the Site (Area 3),
adjacent to an existing multifamily development and adjacent to 91st Avenue and Zanjero
Boulevard with easy access to/from appropriate roadway infrastructure. Area 2 is located within
the central portion of the Site that will be developed in a later phase(s) that may include uses
such as a hotel, entertainment facility, commercial, retail, office multifamily and/or other uses
consistent with the allowed uses described below. All areas of the Site have easy access to the
surrounding roadways and pedestrian sidewalks.
A.
Permitted Uses
The uses proposed on the Site and permitted as part of this PAD are consistent with the
intent of the Zanjero PAD (Z-02-19). The Permitted uses on the Site are as follows:
Permitted Uses (Area 1 and 2):
• Restaurants with outdoor dining and catering.
• Retail stores.
o General merchandising including variety and specialty stores.
o Food.
o Apparel and accessories.
o Home and office furnishings.
5
o Hardware stores.
o Home improvement stores.
• Professional services, such as but not limited to:
o Barber shops and beauty salons.
o Small appliance repair shops.
o Laundry, cleaning and dry-cleaning establishments, except, excluding a standalone
laundromat facility.
• Indoor recreation facilities.
• Indoor movie theatres excluding adult theatres.
• Music or dance schools and studios.
• Childcare center.
• Medical or dental offices, clinics, and laboratories.
• Medical offices.
• Commercial, trade, business schools, colleges and universities.
• Business support services.
• Financial institutions.
• Convenience uses with drive-through facilities (such as restaurants, pharmacies and financial
institutions). Up to 5 drive-through facilities shall be permitted on the Site. Additional
drive-through facilities may be allowed on the Site, subject to obtaining a Conditional Use
Permit Approval.
o Drive-through facilities located within 200 feet of Glendale Avenue and/or 91st
Avenue right-of-way shall not have drive-through windows facing Glendale Avenue
and/or 91st Avenue.
• Wholesale sales.
• Professional, administrative or business offices.
• Hospitals, urgent care centers.
• Motion pictures production, radio and television broadcast studios within enclosed building,
but not including transmitter towers,
• Hotels, motels and residential time-share units, including ancillary outdoor recreation
amenities.
• Conference Centers.
• Accessory retail uses within an employment building not to exceed five thousand (5,000)
square feet of floor space (i.e.: gift shop, delicatessen).
6
• Health clubs.
• Multiple-residence dwellings (including apartments). Shall be a minimum of 4 stories.
• Live entertainment facilities that include music performed by more than one (1) musician or
dancing. Does not include adult live entertainment. There shall be either a 150 feet
separation from residential uses or the building shall be constructed with sound attenuating
walls.
• Nightclubs. There shall be either a 150 feet separation from residential uses or the building
shall be constructed with sound attenuating walls.
• Wireless communication facilities.
• Entertainment facilities, including uses such as arenas, e-sports, arcades, lounges and bars.
Permitted Uses (Area 3):
• Multiple-residence dwellings (including apartments). Shall be a combination of 3 and 4 story
buildings or greater.
Permitted Uses subject to Conditions (Areas 1, 2, and 3):
• Seasonal sales and special events, subject to standards in City Zoning Ordinance Sections
7.501 and 7.503.
• Wireless communication facilities, subject to City Zoning Ordinance Sections 7.506 and
7.600.
o Building mounted antennas and roof mounted antennas.
o Alternative tower structure mounted antennas that utilize an existing light pole or
electric utility pole. The related equipment shelter must be located on property
developed for non-residential use or in public right-of-way subject to approval of City
Engineer.
Permitted Uses subject to Conditional Use Permit (Areas 1 and 2):
• Gas Stations.
o All uses that include retail sales of gasoline only as an ancillary component of the
primary retail business shall be designed to orient the gasoline service pumps and
canopies covering the pumps to the interior of the Site with the building(s) adjacent to
the street. Gas stations and/or car washes shall not be located at the southwest corner
of the Site (Glendale Road and Zanjero Blvd.) and/or the southeast corner of the Site
(Glendale Road and 91st Avenue).
Prohibited Uses (Areas 1, 2, and 3):
• Adult businesses.
• Thrift Stores.
• Pawn Shops.
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• Medical Marijuana establishments.
In addition to the Permitted Uses listed above, convenience land uses shall not be allowed on
the “hard corners” located at the southeast and southwest corners of Area 1.
B.
Site Layout
The Site has been designed as a mixed-use development with a variety of uses that
complement and support each other and the surrounding properties. A Conceptual Site Plan for
Area 1 is provided at Exhibit 4. A Conceptual Site Plan for Area 3 is provided at Exhibit 5.
C.
Development Standards
The Development Standards for the Site shall be as follows:
Site Development Standards
PAD
Min. Residential Density
20 du/ac (Area 3)
30 du/ac (Areas 1 and 2)
Min. Open Space %
25% - Multifamily Uses (Areas 1, 2, 3)
15% - All other Uses (Areas 1 and 2 -applies to the
entire Area 1 and 2 collectively, not individual
parcels)
Min. Landscape Setback
*No min. landscape setback within interior
property lines of the Site.
50’ (Glendale Road and 91st Avenue)
35’ (Zanjero Boulevard)
8’ (Northeast Corner – Area 3)
8’ (Adjacent to the planned hotel site and existing
multifamily development)
Landscape setback measured from the property
line.
Min. Building Perimeter Setback
*No min. building setbacks within interior
property lines of the Site.
50’ (Glendale Road and 91st Avenue)
35’ (Zanjero Boulevard)
8’ (Northeast Corner – Multifamily Site)
15’ (Adjacent to the planned hotel site and existing
multifamily development)
Building setback measured from the property line.
Max. Building Height
Areas 1 and 2 = 90 feet
Area 3 = 60 feet
Min. Building Height
Area 1 = Varies 22 feet to 28 feet*
Area 2 = 36 feet*
8
*See Min. Building Height Exhibit (Exhibit 6)
Max. Lot Coverage %
25% (Area 3)
70% (Areas 1 and 2)
Land Use
Parking Ratio1
(Minimum/Maximum)
Multifamily Residential
Min. (all units) = 1 space per unit
Min. – Guest = 1 space per 2 units
No Maximum Parking Spaces.
All other Land Uses
Min. parking required shall be 70% of the
parking spaces required under Section
7.403 of the City’s 1993 Zoning
Ordinance, or Developer shall provide a
parking study during the Design Review
process to determine applicable parking
requirements.
No Maximum Parking Spaces.
(1) The amount of parking necessary to support the overall development of the Site
will be carefully planned to accommodate the needs of the various uses without
providing excess amounts of unnecessary parking. The parking demands for
similar type developments of commercial, retail, and multifamily all on one
master planned site are reflected in the minimum parking requirements listed in
the table above, which are appropriate for this Site.
D.
Comprehensive Sign Plan
A Comprehensive Sign Plan is set forth as Exhibit 7. The sign plan addresses both
permanent identification and temporary marketing requirements and has been designed to
complement the quality of the commercial, office, and residential components of the proposed
development. There is an existing public utility easement located within the eastern portion of
the Site, offset east of the Site’s eastern boundary along 91st Avenue. The increase in sign size is
required due to the signs being located further away from vehicular traffic along 91st Avenue.
The increase in sign size is also consistent with sign codes from other municipalities within the
Valley. To the extent the proposed comprehensive sign plan conflicts with the City’s Sign Code,
the comprehensive sign plan set forth in this PAD booklet shall apply.
E.
Phasing Plan
Diversified and Fore anticipate the development will be constructed in multiple phases.
The multifamily development will be a separate phase of development from the commercial,
9
retail and entertainment uses. The commercial, retail, and entertainment uses on the Site will
likely be developed as separate phases depending on when certain users plan to open business.
VI.
ARCHITECTURAL DESIGN
This PAD intends to create an attractive, high quality, mixed-use development that
incorporates a variety, yet harmonious, collection of architectural styles linked together with a
consistent landscaping theme. Each building design will be reviewed and approved with respect
to the general composition of massing, form, scale, visual strength and integrity, particularly as
viewed from the streets and neighboring properties. These designs may, and should, vary, but
should maintain common design threads that create compatibility between buildings and land
uses, and are in keeping with the context of the project's overall development.
Site Design
Each parcel within the Site will be developed to ensure that building, parking,
pedestrian/open space, entrances and retention areas are compatible with adjacent development.
General guidelines for site design include:
• Maintaining appropriate distances between structures to minimize the impact of
parking.
• Incorporate pedestrian circulation and open spaces, with benches, outdoor eating
areas and courtyards, enhanced through the utilization of a variety of materials,
landscaping, signage, and lighting.
• Site lighting shall consist of streetlights (located in street rights-of-way), parking lot
lights, landscape lighting, sidewalk lighting, bollards and other building entrance and
pedestrian way lighting. Lighting shall be located so as to minimize dispersion of
light onto any residential properties, yet be adequate for safety and visibility of
directional signage. The height of parking lot lighting shall be consistent with
adjacent developments.
• Screening ancillary structures and equipment (such as dumpsters, mechanical
equipment, electrical equipment, etc.) from public view. These screens shall be
designed and utilize appropriate materials and colors maintaining compatibility with
the respective buildings.
• Building structures and parking shall be contained by a continuous landscape
perimeter, interrupted only by access drives. The landscape perimeter shall be
compatible to the landscape theme of adjacent thoroughfares to reinforce the
landscape design of that street.
• Parking for each development within Zanjero will be provided via onsite surface
parking lots or parking structures, with controlled points of access from adjoining
thoroughfares. Parking areas shall include landscape treatments to break up the
monotony of a large paved area and provide shade and defined access points, with
parking aisles oriented to facilitate pedestrian movement to the building(s) served as
well as to adjacent pedestrian paths of movement. Parking canopies or parking
structures shall be architecturally linked to the primary structure.
10
Building Design
Buildings within the Site shall be sensitive to the southwestern climate, and be designed
in a manner that takes advantage of appropriate cooling requirements and landscaping.
Rooflines, relative building heights, orientation of entrances and other major architectural
elements of the buildings shall be designed within the context of the overall PAD. Building
design shall complement the surrounding area, with contrast encouraged where appropriate or
beneficial to the overall development.
Buildings shall include articulated wall planes, projections and recesses to provide shadow and
depth, and will combine multi-story forms with stepped, stacked or sloped facades.
Service entries, site-mounted equipment, trash containers and other ancillary structures
shall be screened from view, both from adjacent properties and surrounding streets.
Building Materials
Employment, Retail, and Residential buildings within the Site will use materials, such as
the following (or similar alternatives):
• Common clay brick.
• Architectural metal panels, as a minimal accent feature only.
• Poured in place, tilt-up or precast concrete provided that surfaces must be painted or
have exposed aggregate finish (color and texture of exposed aggregate must be
approved through the Design Review process). Tilt-up concrete walls shall use reveal
joints to break up massing of the walls.
• Stucco or EIFS (exterior insulated finish systems) type systems provided that finished
must be smooth or sand finish.
• Integrally colored concrete block, smooth face and/or split-face block units.
• Granite, marble or other natural stone.
• Ceramic tile.
• Sloped roofs may be a combination of flat concrete tile and architectural metal, but
not only metal.
• Any roof access ladders shall be located inside the building.
• All roof drainage shall be interior roof drains.
Color Palette
Colors and materials should be used to create visual harmony within Zanjero. The
approved colors are as follows (or similar alternatives):
• Desert hues and other “earth tones” or varying tints and tones of “cool colors”.
• Muted shades of blues, greens and reds found in the natural desert color vocabulary.
11
• Colors appearing in natural stone utilized in buildings.
Prohibited Design Materials and Color Palette
There are some design materials and colors that should not be used in the Site. Those
include:
• Wood, except for limited amounts of trim and accents.
• Bright colors such as orange, red, blue, green, yellow, purple and similar colors, except
for accent purposes or as a complimentary building color to the main building color.
• Spanish or mission-type barrel roof tile.
• Polished metal sun protection, striped awnings, fabric shade structures, except for
awnings or shade structures that may be utilized in outdoor patio or eating areas and
courtyards or over windows and entries.
• Large expanses of reflective glass, blank walls or concrete panels.
VII.
CONCLUSION
Diversified and Fore have planned this development with a variety of commercial, retail,
and multifamily uses on this vacant infill Site. This development will continue the growth seen
in this area of Glendale and be consistent and complementary of many other businesses and
entertainment concepts in the area, including the Sports and Entertainment District. The
proposed Minor GPA and PAD will create a dynamic mixed-use development on this vacant
infill Site that fits into the vision and plan for the area. The proposed land uses are unified
through the layout, development standards and proposed signage, providing a great opportunity
for residents to live, work, shop, dine and play. We request your approval.
Diversified Partners
And Fore Property Company
Exhibit 1
Maricopa County GIO, Maricopa County
O
4/26/2019 10:14:14 AM
Map
SITE
Exhibit 2
10-07-2019
Exhibit 3
Exhibit 4
Exhibit 5
ZANJERO BOULEVARD
LOT 1D-2
LOT 1C-1
dwg name:
dwg no:
date:
job no:
log no:
GLENDALE, AZ
NEC ZANJERO BLVD & GLENDALE AVE
ZANJERO APARTMENTS
FORE GREEN DEVELOPMENT
PROPOSED NEW MULTI-FAMILY DEVELOPMENT FOR:
2018.12
10-3-2019
SD1.00k
SITE PLAN
PRELIMINARY
PRELIMINARY SITE PLAN
SCALE: 1" = 80'-0"
PROJECT DATA
ADDRESS:
NEC ZANJARO BLVD & GLENDALE AVE
GLENDALE, AZ
SITE AREA:
DENSITY:
PROVIDED:
310 UNITS/13.791 ACRES = 22.47 D.U./ACRE
BUILDING HEIGHT
MAX BUILDING HEIGHT:
PROPOSED BUILDING HEIGHT:
4 STORY - 55'
3 & 4 STORIES
GROSS PARKING
REQUIRED PER NEW PAD:
DWELLING UNITS
465 P.S.
465 P.S.
# UNITS
310
1.5
SPACES REQ'D
x
=
REQUIRED TOTAL:
PROVIDED:
OPEN STALL
322 P.S.
=
PROVIDED TOTAL:
(1.55:1) 478 P.S.
APN NUMBER:
PAD
CURRENT ZONING:
MULTIFAMILY - APARTMENTS
PROPOSED USE:
ALLOWED:
30 DU / ACRE
NET: 12.008 ACRES (523,076 S.F.)
142-56-038
VICINITY MAP
NEW PAD
PROPOSED ZONING:
CLIENT: FORE GREEN DEVELOPMENT
16427 N SCOTTSDALE RD., SUITE 250
SCOTTSDALE, AZ
ATTN: JEFF KERN
ARCHITECT: BMA ARCHITECTURE
207 N GILBERT RD., SUITE 001
GILBERT, AZ 85234
ATTN: BRIAN M ANDERSEN, AIA
CIVIL ENGINEER: KLAND CIVIL ENGINEERS
7227 N 16TH ST., SUITE 217
PHOENIX, AZ 85020
ATTN: LESLIE KLAND, PE
TANDEM
69 P.S.
=
UNIT MIX PER FLOOR
1ST FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
18 UNITS
4 UNITS
2 UNITS
1 BEDROOM
12 UNITS
2ND FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
26 UNITS
12 UNITS
2 UNITS
1 BEDROOM
12 UNITS
3RD FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
26 UNITS
12 UNITS
2 UNITS
1 BEDROOM
12 UNITS
BLD TYPE 2
NET
70 UNITS
GROSS
140 UNITS
GARAGE
87 P.S.
=
POOL AREA. POOL UNDER SEPARATE PERMIT.
TYPICAL PARKING SPACE 10'x18.5' w/ 1.5' OVERHANG (9.33,A)
DOUBLE PANEL AUTOMATIC ROLLING GATE COMPLYING WITH GLENDALE
FIRE PREVENTION ACCESS GATES REQUIREMENTS FOR AUTOMATIC GATES.
MONUMENT SIGN BY OTHERS. ALL SIGNAGE UNDER SEPARATE PERMIT TO BE
COORDINATED BY CONTRACTOR. SEE LANDSCAPE FOR DESIGN INTENT
FIRE TRUCK TURNING RADIUS (PER COG DETAIL G-954) TYP WHERE SHOWN
PROPERTY LINE
EXISTING MASONRY PERIMETER WALL TO REMAIN
KEYPAD ACCESS CONTROLLER AND KNOX EMERGENCY ACCESS OVERRIDE PER
GLENDALE FIRE PREVENTION DIVISION REGULATIONS FOR AUTOMATIC GATES.
GAS BBQ AT AMENITY AREAS.
SPA. SPA UNDER SEPARATE PERMIT.
RAMADA STRUCTURE
COVERED PARKING STRUCTURE WHERE INDICATED
AMENITY AREA.
POOL EQUIPMENT ENCLOSURE. COORDINATE WITH POOL CONTRACTOR FOR
EXACT SIZE. ENCLOSURE SHALL MEET LOCAL JURISDICTION POOL BARRIER
ORDINANCE.
REFUSE ENCLOSURE.
GAS FIRE PIT.
DOG PARK
SITE KEY NOTES
RIGHT TURN LANE. SEE CIVIL
20'x10' TANDEM PARKING SPACE
1
1
2
2
3 MAINT
5
2
LEASING
FITNESS
EXISTING MF DEVELOPMENT
CLUBHOUSE
GROSS: 13.791 ACRES (600,735 S.F.)
LOT COVERAGE:
114,089 S.F. / 523,076 S.F. = 22 %
OPEN SPACE:
25 % MINIMUM
226,208 S.F. / 523,076 S.F. = 43 % PROVIDED
COVERED STALL
- P.S.
=
91ST STREET = 50'
BUILDING SETBACKS:
ZANJERO BLVD = 40'
TRACT 'E' = 8'
INTERIOR SIDE = 0'
INTERIOR REAR = 0'
4
3
UNIT MIX PER FLOOR
1ST FLOOR UNIT TYPE
TOTAL
1 BEDROOM STUDIO
# OF UNITS
18 UNITS
2 UNITS
1 BEDROOM
8 UNITS
2ND FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
1 BEDROOM
3RD FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
1 BEDROOM
BLD TYPE 3
2 BEDROOM
8 UNITS
GROSS
54 UNITS
UNIT TYPE
TOTAL
1 BEDROOM STUDIO
PERCENTAGE
100 %
10 %
1 BEDROOM
50 %
2 BEDROOM
40 %
# OF UNITS
310 UNITS
31 UNITS
154 UNITS
125 UNITS
UNIT MIX PER FLOOR
1ST FLOOR UNIT TYPE
TOTAL
1 BEDROOM STUDIO
# OF UNITS
16 UNITS
4 UNITS
1 BEDROOM
12 UNITS
2ND FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
30 UNITS
13 UNITS
3 UNITS
1 BEDROOM
14 UNITS
3RD FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
35 UNITS
16 UNITS
3 UNITS
1 BEDROOM
16 UNITS
BLD TYPE 1
GROSS
116 UNITS
4TH FLOOR UNIT TYPE
TOTAL
2 BEDROOM
1 BEDROOM STUDIO
# OF UNITS
35 UNITS
16 UNITS
3 UNITS
1 BEDROOM
16 UNITS
2 UNITS
8 UNITS
8 UNITS
2 UNITS
8 UNITS
8 UNITS
18 UNITS
18 UNITS
GROSS UNIT MIX
UNIT TYPE
TOTAL
A2 - 1 BEDROOM
A1 - 1 BEDROOM
B1 - 2 BEDROOM
# OF UNITS
310
8 UNITS
118 UNITS
70 UNITS
APPROX LIVABLE AREA
AVG: 901 LSF
1,038 SF
782 SF
782 SF
72,660 SF
92,276 SF
6,256 SF
A3 - 1 BEDROOM
1 UNITS
877 SF
877 SF
A3.1 - 1 BEDROOM
3 UNITS
825 SF
2,475 SF
ST1 - 1 BEDROOM STUDIO
31 UNITS
613 SF
19,003 SF
A2.1 - 1 BEDROOM
20 UNITS
867 SF
17,340 SF
A4 - 1 BEDROOM
3 UNITS
764 SF
2,292 SF
A5 - 1 BEDROOM
1 UNITS
679 SF
679 SF
B2 - 2 BEDROOM
6 UNITS
1,192 SF
7,152 SF
B3 - 2 BEDROOM
49 UNITS
1,191 SF
58,359 SF
Exhibit 6
Exhibit 7
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Section 7.100 - Signs.
7.101 - Purpose.
The purpose of this section is to regulate the number, type, location, physical dimensions, and design
of signs within this project in order to protect the public interest and achieve community objectives as
follows:
A.
To balance public and private objectives by allowing adequate signage for business identification.
B. To promote the free flow of traffic and protect pedestrians and motorists from injury and property
damage which may be caused by cluttered, distracting, and illegible signage.
C. To prevent property damage and personal injury resulting from signs which are improperly
constructed or poorly maintained.
D. To promote the use of signs which are well designed, of appropriate scale, and integrated with
surrounding buildings and landscape in order to meet the community's desire for quality
development.
E. To protect property values, the local economy, and the quality of life by preserving and enhancing
the appearance of the streetscape which affects the image of the City of Glendale.
F. Billboard Signs and Digital Billboard Signs are prohibited on property located within the Scenic
Corridor.
7.102 - General Provisions.
The regulations, requirements, and provisions set forth in this section shall apply to all signs erected,
placed, or constructed within this project.
A. All signs shall comply with the unobstructed view easement requirements of the City of Glendale,
Design Guidelines for Site Development and Infrastructure Construction.
B. All signs shall be structurally designed, constructed, erected, and maintained in accordance with
all applicable provisions and requirements of the City of Glendale Building Codes.
C. Signs shall not be located in a manner which interferes with pedestrian travel or poses a hazard
to pedestrians.
D. All signs and sign structures, conforming and nonconforming, shall be maintained in good order,
repair, and appearance at all times so as not to constitute a danger or hazard to the public safety
or create a visual blight. If the Building Safety Director determines any sign or sign structure to
be in an unsafe or unsightly condition, he shall immediately notify, in writing, the owner of such
sign who shall correct such condition within forty-eight (48) hours. If the correction has not been
made within forty-eight (48) hours, the Building Safety Director may have the sign removed if it
creates a danger to the public safety or welfare, or have any necessary repairs or maintenance
performed at the expense of the sign owner, or owner or lessee of the property upon which the
sign is located.
E. Signs may be illuminated or non-illuminated, unless otherwise restricted in this ordinance. The
source of the sign's illumination shall not be visible from any street, sidewalk, or adjacent property.
This shall not preclude the use of neon sign elements.
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F. Sign area shall be measured as follows (See Figure SA-1):
Figure SA-1
Sign Area Measurements
Background Panel
Individual Letters
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Figure SA-1
Sign Area Measurements
Multi-Face Signs
Non-Planer Sign
1. Sign copy mounted or painted on a background panel or area distinctively painted, textured,
or constructed as a background for the sign copy shall be measured as that area contained
within the sum of the smallest rectangles that will enclose both the sign copy and the
background.
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2. Sign copy mounted as individual letters or graphics against a wall, fascia, mansard, or
parapet of a building or other structure that has not been painted, textured, or otherwise
altered to provide a distinctive background for the sign copy shall be measured as a sum of
the smallest rectangles that will enclose each word and each graphic in the total sign.
3. Multi-face signs shall be measured as follows:
a. Two (2) face signs: If the interior angle between the two (2) sign faces is sixty (60)
degrees or less, the area shall be of one (1) face only. If the angle between the two (2)
sign faces is greater than sixty (60) degrees, the sign area will be the sum of the areas
of the two (2) faces.
b. Three (3) or more face signs: The sign area will be fifty (50) percent of the sum of the
areas of all faces.
4. Spherical, free-form, sculptural, or other non-planar sign area shall be fifty (50) percent of
the sum of the sides of the smallest four (4) sided polyhedron that will encompass the sign
structure.
G. Sign heights shall be measured as follows (See Figure SA-2):
Figure SA-2
Sign Dimensions & Descriptions
Sign Heights For
Building Elevations
Sign Area For
Building Elevations
(Under 50,000 s.f.)
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Figure SA-2
Sign Dimensions & Descriptions
Freestanding
Identification Signs
1. Freestanding sign: Height shall be the vertical distance from the top of the highest element
of the sign or sign structure to the top of the curb or crown of the roadway where no curb
exists. The height of any monument base or other structure erected to support or ornament
the sign shall be measured as part of the sign height.
2. Wall fascia, mansard, and parapet mounted signs: Height shall be the vertical distance to
the top of the sign or sign structure from the base of the wall on which the sign is located.
7.103 - Prohibited signs.
Any sign not specifically listed as permitted by this ordinance is prohibited, including, but not limited to
the following:
A. Signs located within, on, or projecting over any public street, right-of-way, or other public property,
except shingle signs and projecting signs as provided in Section 7.104 C.
B. Projecting signs, except in the Pedestrian Retail (PR) and Glendale Centerline Overlay District
(Overlay District) Zoning Districts as provided for in Section 7.104 D.
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C. Any sign which interferes with or confuses traffic, or presents a traffic hazard.
D. Signs emitting sound. This shall not apply to drive-up menu boards provided for in Section 7.104
C.5.
E. Awning mounted signs, unless painted directly on the face of the awning.
F. Signs mounted, attached, or painted on trailers, boats, or motor vehicles when parked, stored, or
displayed in a manner intended to attract the attention of the public for advertising purposes.
G. Pennants, banners, balloons, flags, and similar displays except as provided in Section 7.105.
H. Temporary signs which advertise a business, commodity, service, entertainment, product, or
attraction, except as permitted in Section 7.105.
I. Reader panel signs except as specifically authorized herein. Any sign which permits the change
of electronic or manual copy and is changed more frequently than on a daily basis which is not a
Digital Billboard Sign shall be considered a reader panel sign.
J. Portable signs except as provided in Section 7.105.
K. Signs which extend below the bottom edge of a fascia board or mansard roof.
7.104 - Permitted Permanent Signs.
Permitted signs shall conform to the definitions in Section 2.300 and the specific provisions for each
zoning district. The following signs are permitted:
A. Residence Developments.
1. General:
a. This applies to all Residence Development signs within this project.
b. Freestanding signs shall not exceed a height of eight (8) feet for entrance signs, and
fifteen (15) feet for entry gateway signs.
c. Wall signs shall not exceed a height of twenty five (25) feet.
d. The base of any freestanding sign shall have an aggregate width of at least fifty (50)
percent of the width of the sign.
2. Identification Signs:
a. Multiple residence development entrance signs: a maximum of one (1) freestanding
sign with an aggregate area of fifty (50) square feet shall be permitted at each main
entrance. The sign may include only the name of the development and the street
address.
(1) One (1) residential entry gateway may be added provided it is not located on a
major street.
(2) Such sign shall not exceed a height of twenty (20) feet, and may span across the
entrance.
(3) The sign shall have a maximum sign area of one hundred (100) square feet, and
may include only the name of the development and the street address.
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3. Directional signs when required to assist the flow of traffic not to exceed six (6) square feet
in area or a height of four (4) feet. Such signs may include identification wording or symbols
on up to twenty-five (25) percent of the sign area.
4.
Directory signs when required for multiple residence developments or other permitted
facilities containing multiple tenants or building groups as follows:
a. Each directory shall be illuminated with a maximum area of eighteen (18) square feet
and a maximum height of six (6) feet.
b. The number and location of the signs must comply with fire department requirements.
5. Temporary signs in accordance with Section 7.105.
B. Commercial Developments.
1. General. This applies to all Commercial Development signs within this project unless
otherwise restricted.
1.5. For buildings with single retail use with a gross floor area less than fifty thousand (50,000)
square feet.
2. Wall, fascia, mansard, parapet, awning, and shingle identification signs.
a. Wall, fascia, mansard, parapet, and awning signs are allowed only on the exterior
elevation of the space occupied by the business. A shingle sign must be located
immediately adjacent to the business it identifies.
b.
The sign area for each business shall not exceed one and one-half (1 ½) square feet
for each linear foot of the business wall elevation along the street frontage on which the
sign is displayed.
c. Businesses on a separate parcel or lot, or on a pad site within a project of three (3) or
more businesses, shall be permitted sign area as described in 2b above for any one (1)
elevation, with sign area on all other elevations not to exceed one (1) square foot for
each linear foot of elevation where the sign is displayed (see Figure SA-2).
d. The maximum aggregate sign area is two hundred fifty (250) square feet per business.
e.
Such sign may identify the individual businesses, building complex, or center by name.
The sign may show the name of the business and up to three (3) principal services
when the name alone does not identify the general nature of the business. It may also
include the street address.
Such sign shall not include advertising copy.
f. Awning Signs:
(1) A maximum of twenty-five percent (25%) of the front face area of an awning may
be used for signage.
(2) The sign area shall be measured according to Section 7.102 F.2. of this ordinance
unless a distinctive background is provided.
(3) If letters or graphics are placed on the valance, they shall not be placed elsewhere
on the awning.
(4) Only the face area of the letters or graphics may be illuminated. Any illumination
must be internal, behind the face of the awning.
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g. Shingle Signs:
(1) One (1) shingle sign which is designed and oriented primarily for the aid of
pedestrians may be allowed per business.
(2) The minimum clearance between the bottom of the sign and the nearest grade or
sidewalk shall be seven (7) feet, six (6) inches.
2.5. For buildings with single retail uses with a gross floor area fifty thousand square feet or
greater:
a. Wall, fascia, mansard, parapet, and awning signs are allowed only on the exterior
elevations of the space occupied by the business on street frontages that access the
property.
b. The sign area for each single retail use shall not exceed a maximum of seven
hundred (700) square feet. The sign area shall include all wall parapet and awning
signage.
c. The maximum size of any single wall sign shall not exceed four hundred (400) square
feet.
d. Only non-illuminated signs will be permitted for walls directly facing, and within one
hundred fifty feet, of a Residential Building.
e. Such signs may identify the individual businesses, building complex, or center by name.
The sign may show the name of the business and up to five (5) principal services when
the name alone does not identify the general nature of the business. It may also include
the street address.
3. Freestanding Identification Signs.
a. General.
(1) The sign, if located on the addressed street, must include the number of the street
address. The minimum height of the numerals shall be six (6) inches and the
maximum height shall be twelve (12) inches. Th area of these numerals shall not
be included in calculating the allowed sign area.
b. Single Tenant Buildings.
(1) One (1) freestanding sign shall be permitted per project, with the following
exception for multiple street frontages:
a. One (1) sign may be permitted for each street if the frontage adjacent to the
site is at least three hundred and thirty (330) feet.
b. Two (2) signs may be permitted for each street if the frontage adjacent to the
site is at least eight hundred (800) feet. The minimum distance between two
signs on the same street frontage shall be three hundred and thirty (330) feet.
(2) The sign shall not exceed a height of fourteen (14) feet.
(3) The base shall have an aggregate width of at least fifty (50) percent of the width of
the sign.
(4) The maximum sign area for each sign is one hundred (100) square feet.
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(5) The sign may identify only the name of the business or building it is intended to
identify. Such sign shall not include any advertising copy.
c. Multi-tenant Monument within this project.
(1) Two (2) such signs may be permitted for each street if the frontage adjacent to the
site is at least eight hundred (800) feet. The minimum distance between two signs
on the same street frontage shall be three hundred thirty (330) feet.
(2) The sign shall not exceed a height of fourteen (14) feet. A maximum of two
additional feet may be devoted to architectural embellishments. The architectural
embellishment cannot include any signage.
(3) The base shall have an aggregate width of at least fifty (50) percent of the width of
the sign.
(4) The maximum sign area for multi-tenant shopping centers is one hundred sixty
(160) square feet.
(5) The sign may identify the name of the building complex, or center and the names
of a maximum of ten (10) tenants within the complex. Such signs shall not include
any advertising copy.
a. A fast food establishment within a convenience store must meet the following
standards to be considered a business for identification purposes.
(1) The fast food establishment must have an outdoor service window, a
drive-thru window, or inside service counter dedicated exclusively to that
franchise.
(2) The building floor area devoted exclusively to the fast food franchise
shall not be less than one hundred (100) square feet.
b.
The height of letters used in identification of individual tenants shall be a
minimum of four (4) inches.
(6) All multi-tenant signs shall be reviewed for compliance with the multi-tenant
freestanding identification sign design guidelines.
d. Primary Project Identity
(1) In addition to all other signs, one (1) such sign may be permitted for each street if
the frontage adjacent to the site is at least eight hundred (800) feet. If single-faced,
the sign may be placed on each side of the primary entrance to the project. The
minimum distance between two signs on the same street frontage shall be two
hundred (200) feet.
(2) The sign shall not exceed a height of sixteen (16) feet. A maximum of two
additional feet may be devoted to architectural embellishments. The architectural
embellishment cannot include any signage.
(3) The base shall have an aggregate width of at least fifty (50) percent of the width of
the sign.
(4) The maximum sign area for multi-tenant shopping centers is one hundred sixty
(160) square feet.
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(5) The sign may identify the name of the building complex, or center and the names
of a maximum of ten (10) tenants within the complex, and the residential
component. Such signs shall not include any advertising copy.
e. Project Stanchions
(1) Up to eight (8) stanchions may be permitted interior to the project.
(2) The stanchion shall not exceed a height of six (6) feet.
(3) The maximum graphic area for each stanchion is eighty (40) square feet.
(4) Each stanchion may identify the name of the building complex, or center and
include logos of businesses within the project, as well as lifestyle graphics. Such
signs shall not include any advertising copy.
(5) Each stanchion may be internally illuminated. If there are entertainment facilities
developed on the Site, the Project Stanchions may include electronic message
displays, provided the displays do not change more than once every eight
seconds.
4. Reader Panel Signs.
a. Entertainment Facilities may use up to one-half (½) of the allowed freestanding sign
area for a reader panel, which may be electronic messaging displays (EMD).The reader
panel sign shall be used exclusively for the purpose of identifying entertainment facilities
and events associated therewith.
b. Theaters and Special Events.
(1) One (1) wall, fascia, mansard, or parapet sign may contain a reader panel.
(2) The area of the reader panel shall not exceed seventy-five (75) square feet or the
maximum wall sign area otherwise allowed, whichever is less.
(3) The reader panel shall be used exclusively for the purpose of identifying
entertainment, motion pictures, or special events which occur on the premises.
5. Menu Boards for Drive-Thru Restaurants.
a. One (1) preview menu board and one (1) ordering menu board is allowed per business.
Such signs may be freestanding or wall mounted.
b. The maximum aggregate area for a preview menu board and an ordering board per
business, shall not exceed forty-five (45) square feet.
c. The maximum sign height shall not exceed six (6) feet for freestanding signs.
6. Directional signs when required to assist the flow of traffic not to exceed twenty-four (24)
square feet in area or a height of six (6) feet. Such sign may include business identification
by word or symbol on up to twenty-five (25) percent of the sign area.
7. Directory signs when required to identify the location of the various buildings or businesses
located within the center or complex as follows:
a. Each directory shall be illuminated with a maximum area of twenty-four (24) square feet
and a maximum height of six (6) feet.
b. The number and location of the signs must comply with Fire Department requirements.
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8. Temporary signs in accordance with Section 7.105.
7.105 - Permitted Temporary Signs.
The following temporary signs are permitted in this project subject to the definitions in Section 2.300,
the regulations in Section 7.102, and the following regulations:
A. Sale, Lease, or Rent Signs.
1. General.
a. One (1) non-illuminated sign pertaining only to the property on which it is located shall
be permitted for each street frontage.
b. A maximum of two (2) signs shall be permitted per parcel.
2. Residence Developments.
a. Vacant land.
(1) Less than five (5) acres: Each sign shall have a maximum area of six (6) square
feet and a maximum height of five (5) feet.
(2) Five (5) acres or more: Each sign shall have a maximum area of thirty-two (32)
square feet and a maximum height of eight (8) feet.
b. Buildings: Each sign shall have a maximum area of twelve (12) square feet and
a maximum height of six (6) square feet.
3. Commercial Developments.
a. Vacant land: Each sign shall have a maximum area of thirty-two (32) square feet and a
maximum height of eight (8) feet.
b. Buildings: Each sign shall have a maximum area of twelve (12) square feet and a
maximum height of six (6) feet.
B. Promotional Displays.
1. These displays may be used to advertise grand openings, a change of business ownership,
special sales, new products or services, and other promotions.
2. This includes pennants, banners, balloons, streamers, flags, inflatable structures, search
lights, character or product likenesses, attention attracting media and devices, and other
non-merchandise displays.
3. Such displays shall be allowed for a maximum of ten (10) consecutive days, no more than
six (6) times per year. One (1) grand opening promotional display is allowed per year for a
period not to exceed thirty (30) days. The grand opening display requires a new business or
change in business name.
4. There shall be a minimum of thirty (30) days between each display.
C. Special Events, Seasonal Sales. One (1) non-illuminated sign is allowed for the duration of the
event.
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1. Such signs shall have a maximum area of thirty-two (32) square feet and a maximum height
of eight (8) feet.
D. Non-Commercial Signs.
1. General. These signs may be placed for a period not to exceed one hundred eighty (180)
days. After the one hundred eighty (180) day period, the sign must be removed and may not
be replaced within or on the same parcel or lot for a period of forty-five (45) days.
a. In agricultural, residence, and office districts: Not Used.
b. Such signs shall have a maximum area of thirty-two (32) square feet and a maximum
height of twelve (12) feet.
2. Political Signs.
a. One (1) sign for each candidate or measure shall be permitted for each street
frontage with no more than two (2) signs on any lot or parcel of land.
b. Within the residence development, the maximum sign area shall be six (6) square
feet, and the maximum height shall be five (5) feet.
c. Within commercial districts, the maximum sign area shall be thirty-two (32) square
feet, and the maximum height shall be eight (8) feet.
d. The person, party, or organization responsible for the erection or distribution of such
signs shall remove them within ten (10) days after the specific election to which
they refer.
e. Such signs shall be placed only with the property owner's permission.
E. Construction and Development Signs.
1.
One (1) non-illuminated sign is allowed on the construction site with a maximum area of
sixty-four (64) square feet and a maximum height of ten (10) feet.
2. If building permits have not been issued within six (6) months after issuance of the sign
permit, the sign shall be removed and any new construction and development sign for
substantially the same project at the same location will be approved only after a building
permit for the project has been issued by the City.
3. Such sign shall be removed prior to the issuance of a Certificate of Occupancy for the site.
4. The sign may identify the name of the project, the names of the developer, contractor,
architect, subcontractor, and financier for the project, and the projected completion date.
F. Window Signs.
1. These signs may be used for business identification and advertising of any service, product,
person, business, place, or activity on the premises.
2. Such signs may include, but are not limited to, the business name, street address, phone
number, business hours, meeting times, individual or specific products, services, or
merchandise and related price information, slogans, and sale announcements.
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3. There are no limitations on sign area or window coverage.
G. Menu Signs.
1.
A menu sign may be used to display the published menu and corresponding prices of a
restaurant. The sign may indicate hours of operation and information regarding
entertainment the restaurant provides.
2. Only one (1) menu sign per restaurant is allowed.
3. The area of a menu sign cannot exceed four (4) square feet.
4. The sign shall be enclosed in a casing attached to the building and extending from the wall
not more than five (5) inches.
7.106 - Billboards. Not Allowed
7.107 - Nonconforming Signs.
A. Maintenance. Nonconforming signs shall be maintained in good condition pursuant to Section
7.102. Maintenance means replacing or repairing a worn or damaged part or portion of a sign in
order to return it to its original state.
B. Alterations. A nonconforming sign or sign structure shall not be altered, reconstructed, replaced,
or relocated other than to comply with this article, except:
1. Reasonable repair and maintenance limited to a maximum total of fifty (50) percent of the
sign's or structure's reproduction cost as determined from an appraisal by a competent
appraiser.
2. Change of reader panel(s), face panel(s) or copy.
3. See Subsection D. Improvements to Freestanding Signs.
C. Removal. Nonconforming signs shall be removed or brought into conformance with this
Ordinance when:
1. More than fifty (50) percent of the reproduction cost of the sign or sign structure has been
damaged or destroyed or by any means or taken down as determined from an appraisal by
a competent appraiser;
2. The condition of the sign has deteriorated to such an extent that the cost of repairs exceeds
fifty (50) percent of the reproduction cost of the sign or sign structure as determined from an
appraisal by a competent appraiser;
3.
The property undergoes development or redevelopment in accordance with the design
review section of this ordinance;
4. The use of this sign or the property on which it is located has ceased, become vacant or
been unoccupied for a period of six (6) months or more. In the event any of these should
occur, the sign shall be presumed to be abandoned and shall be removed by the owner of
the property, his agent, or person having the beneficial use of the building or structure upon
which said sign or sign structure is erected within thirty (30) days after written notification
from the Planning Director or a designee.
D. Improvements to Freestanding Signs.
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1. A legal non-conforming freestanding sign may be improved within this project subject to the
approval of a conditional freestanding sign use permit by the planning commission. The
conditional use permit procedures and appeal rights are defined in Section 3.900. For the
purposes of this section, improvement of an existing non-conforming sign does not include
routine repairs or maintenance.
2. The purpose of improving a legal non-conforming freestanding single tenant or multi-tenant
sign is to significantly reduce the sign non-conformity while enhancing both the property and
the community. Improvements may include refurbishing signs which are structurally sound
or installation of a new sign.
3. Application Requirements. In addition to the application requirements outlined in Section
3.902 the following information shall be submitted:
a. Elevations and a description of the existing sign;
b. Elevations and a detailed description of improvements to the existing sign or new sign;
c. A written summary of reduction of nonconformity for the proposed sign; and
d. A statement of how the application will meet the required findings.
4. The planning commission or city council shall make the following findings before granting a
freestanding sign use permit:
a. The freestanding sign is designed in a manner that improves the appearance of the
property and enhances the surrounding area.
b. The new sign significantly reduces the nonconformity of the existing sign.
c. The sign improves the identification of both the site and the tenants.
d. The sign is consistent with the applicable sections of the city's multi-tenant freestanding
identification sign design guidelines, including sign location and orientation, sign
structure, and sign design.
7.108 - Exempt Signs.
A. Traffic signs or barricades erected or maintained by a governmental entity shall be exempt from
the provisions of this article.
B. Signs not visible beyond the boundaries of the property upon which they are located shall be
exempt from the provisions of this article, except those public safety provisions contained in
Section 7.102.
E. Permits for copy changes only, shall be processed within one (1) business day of submittal of
application.
SEE FOLLOWING PAGES FOR EXAMPLES OF PROJECT SIGN TYPES AND SIGN PLAN
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