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Minor General Plan Amendment
and
Planned Area Development
FOR
MERA WESTGATE
(Sparrow Partners)
Northwest Corner of 91st Ave. and Zanjero Boulevard
Case Nos: GPA 19-06 and ZON 19-15
1st Submittal:
October 16, 2019
Final Submittal: December 19, 2019
ii
DEVELOPMENT TEAM
Developer
Sparrow Partners
Luke Bourlon/Bryant Patterson/Andrew Landram
5203A Brodie Lane
Austin, TX 78745
Phone: (512) 982-6927
Email: luke.bourlon@sparrow-partners.com
Land Planning & Architect
Fugleberg Koch
Kimberly Fess
2555 Temple Trail
Winter Park, FL 32789
Phone: (407) 629-0595
Email: kimberlyf@fuglebergkoch.com
Civil Engineer
Kimley-Horn
Sterling Margetts/Andy Whisler/Bryan Wright
1001 West Southern Avenue, Suite 131
Mesa, AZ 85210
Phone: (480) 207-2666
Email: sterling.margetts@kimley-horn.com
Zoning/Entitlements
Burch & Cracchiolo, P.A.
Ed Bull/Brian Greathouse
702 East Osborn Road, Suite 200
Phoenix, AZ 85014
Phone: (602) 274-7611
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 ................................................................................. 2
V.
Proposed PAD ................................................................................................................... 4
A.
Permitted Uses .................................................................................................................... 4
B.
Site Layout .......................................................................................................................... 5
C.
Development Standards ..................................................................................................... 6
D.
Comprehensive Sign Plan .................................................................................................. 7
E.
Phasing Plan ...................................................................................................................... 8
VI.
Conclusion ......................................................................................................................... 8
TABLE OF EXHIBITS
Exhibit No.
Description
1
Aerial Map
2
Land Use Plan
3
Conceptual Site Plan (Area 1)
4
Conceptual Building Elevations
5
Illustrative Building Renderings
6
Conceptual Landscape and Amenities Plan
7
Temporary Signage Examples
1
NARRATIVE
I.
INTRODUCTION
Sparrow Partners request a Minor General Plan Amendment (“Minor GPA”) and
rezoning of approximately 10.18 acres (gross) located at the northwest corner of 91st Avenue and
Zanjero Boulevard (“Site”). An Aerial Map is provided at Exhibit 1. The Site is comprised of
three land use “Areas.” A Land Use Map is provided at Exhibit 2. The proposed rezoning will
allow “Area 1” to be developed as a high-quality senior multifamily community designed for
active adults aged 55 years or older. “Area 2” and “Area 3” are planned for future residential,
commercial and/or office uses.
II.
SITE, SURROUNDING AREA, AND EXISTING GENERAL PLAN & ZONING
The Site is currently vacant. Zanjero Boulevard borders the south side of the Site and
91st Avenue borders the east side of the Site. There is an existing multifamily development and
vacant land located south of Zanjero Boulevard. There is an existing parking lot located east of
91st Avenue that is planned to be developed with single family for-rent homes. There is an
existing medical office facility located west of the Site, and the vacant land located north of the
Site is owned by the Tohono O’Odham Nation.
The Site is designated on the City’s General Plan as Corporate Commerce Center
(“CCC”) and the Site is zoned PAD (“Zanjero PAD”).
III.
PROPOSED MINOR GENERAL PLAN AMENDMENT
We are requesting a minor amendment to the Site’s existing General Plan designation of
CCC on Area 1 to HDR-30. Areas 2 and 3 will remain CCC. Sparrow’s proposed development
plans within Area 1 and future developments within Areas 2 and 3 are consistent with the HDR-
30 and CCC land use designations, respectively. This 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 an area with existing and planned commercial, retail,
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, promoting additional ridership and use of the City’s
transportation systems. Sparrow’s proposed multifamily development will be greater
than 15 dwelling units per acre.
2
• 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 an area with mixed-use concepts. 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 multifamily housing on the Site are located within the
existing Zanjero development and across the street from Westgate, providing a vast
number of employment opportunities for residents within this area of Glendale.
• 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.
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 meet the intent of the original Zanjero development. The
proposed uses will complement and support the entertainment mixed-use concepts within the
area. Further, this PAD incorporates specific land uses, pedestrian elements, vehicular
accessways and a variety of design and development standards which will further complement
development within the area.
3
B. Encourage residential development to provide a mixture of housing types and designs.
Sparrow’s proposed development consists of a high-quality 189-unit multifamily community
designed to accommodate active adult 55+ living with age-appropriate amenities. The proposed
use is consistent with the character of the surrounding area and special attention has been given
to the landscaping and architectural designs in order to create a high-quality attractive
multifamily development. The development will add new housing for ages 55+, expanding on
the current mixture of housing types available in the area.
C. Encourage innovative development or redevelopment concepts for all land use types to
provide a greater variety and intensity of uses.
Sparrow’s multifamily development offers a variety of amenities including outdoor kitchen and
lounge area, pickleball court, community garden with raised garden beds, dog yard, community
pool with lap lanes and pool exercise areas, yoga lawn, shaded outdoor seating areas, and more.
The majority of the outdoor amenities are located within a large centralized courtyard, which
will be convenient for residents and screened from off-site areas. This is an innovative
development where residents ages 55+ can continue living an active lifestyle.
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 compatible multifamily uses, office uses, and commercial
uses that complement the Zanjero mixed-use environment with varying intensity and building
heights. The buildings on the Site will vary between 4-stories and 1-story. The proposal aims to
provide convenient access to services within the area and add housing diversity to the areas
predominantly single-family homes and traditional apartment residences.
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.
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 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. This PAD meets
the intent of the approved Zanjero zoning and the City’s policies and goals. Further, the
proposed mix of uses are compatible and complementary to the existing uses within the area.
4
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 multifamily, office, commercial and
similar types of uses that are compatible with the area.
The multifamily development within Area 1 consists of a high-quality 189-unit
multifamily community designed to accommodate active adult living with appropriate amenities.
A Conceptual Site Plan for Area 1 is provided at Exhibit 3. Conceptual Building Elevations are
provided at Exhibit 4. Illustrative Building Renderings are provided at Exhibit 5. The
multifamily community is designed for residents aged 55 years and older who are looking to
maintain an active lifestyle. This high-quality vibrant development will provide residents the
opportunity to live in a community designed for active adults aged 55 years and older with a
wide variety of amenities and services available within the community. A Conceptual
Landscape and Amenities Plan is provided at Exhibit 6. The proposed use is consistent with the
character of the surrounding area and special attention has been given to the landscaping and
architectural designs in order to create a high-quality attractive multifamily development. Areas
2 and 3 are planned a future development that may include a mix of uses such as commercial,
office, residential and other appropriate uses for the Site. 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):
• Multiple-residence dwellings (including apartments). Meals and/or transportation services
may be provided for residents.
Permitted Uses (Areas 2 and 3):
• Business support services.
• Childcare center.
• Commercial, trade, business schools, colleges and universities.
• Financial institutions with and without drive-through facilities, real estate and insurance
offices.
• Health clubs.
• Hospitals, urgent care centers.
• Hotels, motels and residential time-share units.
• Laboratories for research and product development.
5
• Multiple-residence dwellings (including apartments). Meals and/or transportation services
may be provided for residents.
• Music or dance schools and studios.
• Medical or dental offices, clinics, and laboratories.
• Professional services, including barber shops and beauty salons.
• Professional, administrative or business offices.
• Residential Care Facilities (includes congregate care, nursing homes and assisted living
facilities).
• Restaurants without drive-thru.
• Retail stores.
o General merchandising including variety and specialty stores.
o Food.
o Apparel and accessories.
o Home and office furnishings.
o Hardware stores.
o Home improvement stores.
• Wholesale sales.
Permitted Uses subject to Conditions (Areas 1, 2, and 3):
• 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.
B.
Site Layout
The Site has been designed with Sparrow’s amenity-rich 4-story multifamily community
within Area 1. A Conceptual Site Plan for Area 1 is provided at Exhibit 3. Conceptual Site
Plans for Areas 2 and 3 will be submitted at a future date when users are identified for those
areas of the Site.
6
C.
Development Standards
The Development Standards for the Site shall be as follows:
Site Development Standards
PAD
Min. Residential Density
Max. Residential Density
18 du/ac
35 du/ac
Min. Open Space %
25% - Multifamily uses
10% - All other uses
Min. Landscape Setback
*No min. landscape setback within
interior property lines of the Site.
50’ (91st Avenue)
35’ (Zanjero Boulevard)
8’ - West Property Line of Site
2’ - North Property Line of Site
Landscape setback measured from the property line.
Min. Building Perimeter Setback
*No min. building setbacks within
interior property lines of the Site.
50’ (91st Avenue)
35’ (Zanjero Boulevard)
8’ - West Property Line of Site
2’ - North Property Line of Site
Building setback measured from the property line.
Max. Building Height
55 feet
Min. Building Height
Area 1 – Min. of 4 stories
Area 2 – Min. of 4 stories for multifamily uses.
Areas 2 & 3 – Architectural elements are encouraged
to provide additional height on the façade of the
buildings. Final determination of the architectural
height elements will be determined through the City’s
Design Review processes.
Max. Lot Coverage %
30% (Multifamily uses)
50% (All other uses)
Screening
91st Avenue: Decorative Garage walls and
landscaping may be provided in lieu of parking lot
screen walls.
Zanjero Boulevard: Landscape screening may be
provided in lieu of parking lot screen walls.
7
Land Use
Parking Ratio1
(Minimum/Maximum)
Multifamily Residential
Min. = 1.3 space per unit; inclusive of
guest parking spaces.
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.
No Maximum Parking Spaces.
Covered Parking
Min. of 0.85 covered parking spaces
required per unit.
(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. Further, the proposed
Multifamily developer for Area 1 is Sparrow Partners who has vast experience
with similar age-restricted developments around the Country. The minimum
parking spaces required for the proposed Multifamily development reflects
parking demand experienced within Sparrow’s other age-restricted multifamily
developments.
Staff may administratively reduce the parking requirements above by up to 10%
during the design review process if the developer provides a parking analysis that
indicates less parking demand for a given use and/or shared parking on the Site
reduces the demand for parking spaces.
D.
Comprehensive Sign Plan
Signage on the Site shall comply with the City of Glendale’s Sign Code, except as
modified below:
1. Freestanding monument sign areas for multifamily land uses shall be no larger
than 50 SF for each proposed sign.
2. Temporary signage may be displayed to advertise lease availability. The
temporary signage may include banners around the perimeter of the Site and/or
temporary wall signage. The temporary signage shall be no larger than 360 SF.
Temporary Signage Examples are provided at Exhibit 6. This paragraph shall
apply to the Site during the construction phase and within 3 months of obtaining
certificate of occupancy for a building. Thereafter, the Site shall comply with the
City of Glendale’s Sign Code provisions regarding temporary signage.
8
E.
Phasing Plan
Sparrow anticipates the development will be constructed in multiple phases. The
multifamily development within Area 1 will be a separate phase of development from Areas 2
and 3.
VI.
CONCLUSION
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 add to the
diversity of housing in the area and develop this vacant infill Site with complementary uses that
fit into the vision and plan for the area. The proposed land uses will be unified through the
layout and development standards, providing a great opportunity for residents to live, work,
shop, dine and play in the area. We request your approval.
Sparrow Partners.
Exhibit 1
Exhibit 1
N 91ST AVENUE
SITE
N ZANJERO BLVD
NORTH
Exhibit 2
Exhibit 2
AREA 1
7.34 AC
N ZANJERO BLVD
N 91ST AVENUE
AREA 2
1.36 AC
AREA 3
1.49 AC
[PAD]
[PAD]
[R1-4]
[A-1]
[A-1]
[RU-43]
[A-1]
[PAD]
[PAD]
NORTH
MERA WESTGATE
LAND USE PLAN EXHIBIT
Exhibit 3
Exhibit 3
NORTH
W. NORTHERN AVE.
GLENDALE AVE.
N. 95TH AVE.
N. 91ST AVE.
N. ZANJERO BLVD.
SPARROW CAPITAL
PARTNERS
NORTH
LEGEND
RI/RO
F
CIVIL ENGINEER
SITE INFORMATION
DEVELOPER
APN:
OWNER
Exhibit 4
Exhibit 4
GROUND LEVEL
0"
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
LEVEL 3
21'-3 3/4"
A4.01
F1
A4.01
K1
ROOF BRG
41'-0 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
PARAPET #2
48'-0 3/4"
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
D1
A4.10
K8
A4.12
5
5
20
10
14
5
5
1
8
4
5
14
14
5
5
1
14
7
1
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
CLUBHOUSE LEVEL 2
11'-7 7/8"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
K1
A4.11
5
20
14
10
5
1
5
10
10
14
10
1
5
5
14
5
10
1. SINGLE PLY ROOFING SYSTEM
2.
ALUMINUM GUTTER - PREFINISHED
3.
ALUMINUM DOWNSPOUT - PREFINISHED
4.
HARD COAT FOAM ORNAMENTAL BRACKET - SEE C1/A5.03
5. STUCCO FINISH
6. STUCCO REVEAL / CONTROL JOINT
7. HARD COAT FOAM TRIM
8. STONE VENEER
9. STONE TRIM
10. WINDOW SYSTEM - SEE SCHEDULE
11. WALL MOUNTED 3" COWS TONGUE DRAIN
12. ALUMINUM STOREFRONT SYSTEM
13. METAL GUARD RAIL - 36" H. (GROUND LEVEL). PROVIDE A 36"
WIDE GATE AT ALL YARDS
14. METAL GUARD RAIL - 42" H. (TYP.)
15. METAL GUARD RAIL - 60" H. AT SITE ACCESS
16. SIGNAGE/AREA - SIGNAGE DESIGN BY OTHERS
17. BUILDING FIRE SIGN - TO BE LOCATED ON FRONT OF
BUILDING ONLY (SEE SITE PLAN FOR BUILDING
ORIENTATION)
18. LIGHT FIXTURE - SEE ELECTRICAL
19. METER CENTER - SEE ELECTRICAL
20. LAUNDRY / BATHROOM EXHAUST VENTS
21. A/C CONDENSING UNIT - SEE MECHANICAL.
22. MECHANICAL UNIT DISCONNECT SWITCH - SEE MECHANICAL
23. FIRE DEPARTMENT CONNECTION
24. SURFACE MOUNTED FIRE EXTINGUISHER CAB W/
EXTINGUISHER
ELEVATION KEY NOTES:
NOTE:
REFER TO REPORT ESR-2535 FOR STUCCO
INFORMATION, SEE SHEET A0.03B
KEY PLAN
N
SOUTH ELEVATION
ZONE A
ZONE B
ZONE C
ZONE D
BUILDING 2
BUILDING 1
BUILDING 3
BUILDING 4
BUILDING 5
BUILDING 6
COURTYARD
PLOTTED:
Drawn:
Checked:
Approval:
Date:
Project #:
2555 Temple Trail, Winter Park, FL 32789 (407) 629-0595
www. fuglebergkoch.com
19359-0
REVISION HISTORY
ISSUE HISTORY
No.
Date
Description
© 2019 These documents and their contents are the property of FUGLEBERG KOCH 19359-0, and are issued only for the specific project noted on these drawings. Any reproductions, revisions, or modifications of these documents without the expressed written consent of Fugleberg Koch is prohibited by law.
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CONSULTANT
1
09/27/2019
SCHEMATIC DESIGN 100%
KENNETH LINEHAN
ARIZONA CERTIFICATE #47162
9/30/2019
6:22:39 PM
JA, ND, SM
KF
KL
09/27/2019
5586
SOUTH ELEVATION
GLENDALE, ARIZONA
A4.01
MERA WESTGATE
1/16" = 1'-0"
K1/ A2.01
B1
SOUTH OVERALL ELEVATION
1/8" = 1'-0"
B1/ A4.01
F1
SOUTH ENLARGED ELEVATION 1
1/8" = 1'-0"
B1/ A4.01
K1
SOUTH ENLARGED ELEVATION 2
No.
Date
Description
GROUND LEVEL
0"
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
LEVEL 3
21'-3 3/4"
A4.02
F1
A4.02
K1
ROOF BRG
41'-0 3/4"
ROOF BRG
41'-0 3/4"
CLUBHOUSE LEVEL 2
11'-7 7/8"
CLUBHOUSE LEVEL 2
11'-7 7/8"
PARAPET #1
46'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
PARAPET #2
48'-0 3/4"
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
G6
A4.10
K1
A4.10
5
14
10
5
5
10
14
5
10
10
16
8
4
8
17
5
5
4
8
14
1
5
14
1
10
5
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
G1
A4.12
5
10
5
1
14
10
5
5
13
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KEY PLAN
N
WEST ELEVATION
ZONE A
ZONE B
ZONE C
ZONE D
BUILDING 2
BUILDING 1
BUILDING 3
BUILDING 4
BUILDING 5
BUILDING 6
COURTYARD
1. SINGLE PLY ROOFING SYSTEM
2.
ALUMINUM GUTTER - PREFINISHED
3.
ALUMINUM DOWNSPOUT - PREFINISHED
4.
HARD COAT FOAM ORNAMENTAL BRACKET - SEE C1/A5.03
5. STUCCO FINISH
6. STUCCO REVEAL / CONTROL JOINT
7. HARD COAT FOAM TRIM
8. STONE VENEER
9. STONE TRIM
10. WINDOW SYSTEM - SEE SCHEDULE
11. WALL MOUNTED 3" COWS TONGUE DRAIN
12. ALUMINUM STOREFRONT SYSTEM
13. METAL GUARD RAIL - 36" H. (GROUND LEVEL). PROVIDE A 36"
WIDE GATE AT ALL YARDS
14. METAL GUARD RAIL - 42" H. (TYP.)
15. METAL GUARD RAIL - 60" H. AT SITE ACCESS
16. SIGNAGE/AREA - SIGNAGE DESIGN BY OTHERS
17. BUILDING FIRE SIGN - TO BE LOCATED ON FRONT OF
BUILDING ONLY (SEE SITE PLAN FOR BUILDING
ORIENTATION)
18. LIGHT FIXTURE - SEE ELECTRICAL
19. METER CENTER - SEE ELECTRICAL
20. LAUNDRY / BATHROOM EXHAUST VENTS
21. A/C CONDENSING UNIT - SEE MECHANICAL.
22. MECHANICAL UNIT DISCONNECT SWITCH - SEE MECHANICAL
23. FIRE DEPARTMENT CONNECTION
24. SURFACE MOUNTED FIRE EXTINGUISHER CAB W/
EXTINGUISHER
ELEVATION KEY NOTES:
NOTE:
REFER TO REPORT ESR-2535 FOR STUCCO
INFORMATION, SEE SHEET A0.03B
PLOTTED:
Drawn:
Checked:
Approval:
Date:
Project #:
2555 Temple Trail, Winter Park, FL 32789 (407) 629-0595
www. fuglebergkoch.com
19359-0
REVISION HISTORY
ISSUE HISTORY
No.
Date
Description
© 2019 These documents and their contents are the property of FUGLEBERG KOCH 19359-0, and are issued only for the specific project noted on these drawings. Any reproductions, revisions, or modifications of these documents without the expressed written consent of Fugleberg Koch is prohibited by law.
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11
12
CONSULTANT
1
09/27/2019
SCHEMATIC DESIGN 100%
KENNETH LINEHAN
ARIZONA CERTIFICATE #47162
9/30/2019
6:22:59 PM
JA, ND, SM
KF
KL
09/27/2019
5586
WEST ELEVATION
GLENDALE, ARIZONA
A4.02
MERA WESTGATE
1/16" = 1'-0"
K1/ A2.01
B1
WEST OVERALL ELEVATION
1/8" = 1'-0"
B1/ A4.02
F1
WEST ENLARGED ELEVATION 1
1/8" = 1'-0"
B1/ A4.02
K1
WEST ENLARGED ELEVATION 2
No.
Date
Description
GROUND LEVEL
0"
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
LEVEL 3
21'-3 3/4"
A4.03
F1
A4.03
K7
ROOF BRG
41'-0 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
PARAPET #2
48'-0 3/4"
D1
A4.10
K8
A4.10
G1
A4.11
D9
A4.11
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
G1
A4.11
D9
A4.11
5
1
13
10
14
5
13
10
14
5
1
13
10
14
5
13
10
14
13
14
13
14
5
5
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
D1
A4.10
K8
A4.10
D9
A4.11
10
5
13
14
1
10
5
13
14
10
5
13
14
1
10
5
13
14
10
5
13
14
1
10
5
13
14
KEY PLAN
N
NORTH ELEVATION
ZONE A
ZONE B
ZONE C
ZONE D
BUILDING 2
BUILDING 1
BUILDING 3
BUILDING 4
BUILDING 5
BUILDING 6
COURTYARD
1. SINGLE PLY ROOFING SYSTEM
2.
ALUMINUM GUTTER - PREFINISHED
3.
ALUMINUM DOWNSPOUT - PREFINISHED
4.
HARD COAT FOAM ORNAMENTAL BRACKET - SEE C1/A5.03
5. STUCCO FINISH
6. STUCCO REVEAL / CONTROL JOINT
7. HARD COAT FOAM TRIM
8. STONE VENEER
9. STONE TRIM
10. WINDOW SYSTEM - SEE SCHEDULE
11. WALL MOUNTED 3" COWS TONGUE DRAIN
12. ALUMINUM STOREFRONT SYSTEM
13. METAL GUARD RAIL - 36" H. (GROUND LEVEL). PROVIDE A 36"
WIDE GATE AT ALL YARDS
14. METAL GUARD RAIL - 42" H. (TYP.)
15. METAL GUARD RAIL - 60" H. AT SITE ACCESS
16. SIGNAGE/AREA - SIGNAGE DESIGN BY OTHERS
17. BUILDING FIRE SIGN - TO BE LOCATED ON FRONT OF
BUILDING ONLY (SEE SITE PLAN FOR BUILDING
ORIENTATION)
18. LIGHT FIXTURE - SEE ELECTRICAL
19. METER CENTER - SEE ELECTRICAL
20. LAUNDRY / BATHROOM EXHAUST VENTS
21. A/C CONDENSING UNIT - SEE MECHANICAL.
22. MECHANICAL UNIT DISCONNECT SWITCH - SEE MECHANICAL
23. FIRE DEPARTMENT CONNECTION
24. SURFACE MOUNTED FIRE EXTINGUISHER CAB W/
EXTINGUISHER
ELEVATION KEY NOTES:
NOTE:
REFER TO REPORT ESR-2535 FOR STUCCO
INFORMATION, SEE SHEET A0.03B
PLOTTED:
Drawn:
Checked:
Approval:
Date:
Project #:
2555 Temple Trail, Winter Park, FL 32789 (407) 629-0595
www. fuglebergkoch.com
19359-0
REVISION HISTORY
ISSUE HISTORY
No.
Date
Description
© 2019 These documents and their contents are the property of FUGLEBERG KOCH 19359-0, and are issued only for the specific project noted on these drawings. Any reproductions, revisions, or modifications of these documents without the expressed written consent of Fugleberg Koch is prohibited by law.
B
A
C
D
E
F
G
H
B
A
C
D
E
F
G
H
1
2
3
4
5
6
7
8
9
10
11
12
J
J
K
K
1
2
3
4
5
6
7
8
9
10
11
12
CONSULTANT
1
09/27/2019
SCHEMATIC DESIGN 100%
KENNETH LINEHAN
ARIZONA CERTIFICATE #47162
9/30/2019
6:23:22 PM
JA, ND, SM
KF
KL
09/27/2019
5586
NORTH ELEVATION
GLENDALE, ARIZONA
A4.03
MERA WESTGATE
1/16" = 1'-0"
K1/ A2.01
B1
NORTH OVERALL ELEVATION
1/8" = 1'-0"
B1/ A4.03
F1
NORTH ENLARGED ELEVATION 1
1/8" = 1'-0"
B1/ A4.03
K7
NORTH ENLARGED ELEVATION 2
No.
Date
Description
GROUND LEVEL
0"
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
LEVEL 3
21'-3 3/4"
A4.04
F1
A4.04
K1
ROOF BRG
41'-0 3/4"
ROOF BRG
41'-0 3/4"
CLUBHOUSE LEVEL 2
11'-7 7/8"
CLUBHOUSE LEVEL 2
11'-7 7/8"
PARAPET #1
46'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
PARAPET #2
48'-0 3/4"
D1
A4.11
G7
A4.11
D5
A4.12
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
G7
A4.11
D5
A4.12
10
5
14
13
1
10
5
14
13
14
13
1
14
13
10
5
GROUND LEVEL
0"
LEVEL 2
10'-7 7/8"
LEVEL 4
31'-11 5/8"
LEVEL 3
21'-3 3/4"
ROOF BRG
41'-0 3/4"
PARAPET #1
46'-0 3/4"
PARAPET #2
48'-0 3/4"
D1
A4.11
G7
A4.11
10
5
14
13
1
10
5
14
13
14
13
1
14
13
10
5
10
5
KEY PLAN
N
EAST ELEVATION
ZONE A
ZONE B
ZONE C
ZONE D
BUILDING 2
BUILDING 1
BUILDING 3
BUILDING 4
BUILDING 5
BUILDING 6
COURTYARD
1. SINGLE PLY ROOFING SYSTEM
2.
ALUMINUM GUTTER - PREFINISHED
3.
ALUMINUM DOWNSPOUT - PREFINISHED
4.
HARD COAT FOAM ORNAMENTAL BRACKET - SEE C1/A5.03
5. STUCCO FINISH
6. STUCCO REVEAL / CONTROL JOINT
7. HARD COAT FOAM TRIM
8. STONE VENEER
9. STONE TRIM
10. WINDOW SYSTEM - SEE SCHEDULE
11. WALL MOUNTED 3" COWS TONGUE DRAIN
12. ALUMINUM STOREFRONT SYSTEM
13. METAL GUARD RAIL - 36" H. (GROUND LEVEL). PROVIDE A 36"
WIDE GATE AT ALL YARDS
14. METAL GUARD RAIL - 42" H. (TYP.)
15. METAL GUARD RAIL - 60" H. AT SITE ACCESS
16. SIGNAGE/AREA - SIGNAGE DESIGN BY OTHERS
17. BUILDING FIRE SIGN - TO BE LOCATED ON FRONT OF
BUILDING ONLY (SEE SITE PLAN FOR BUILDING
ORIENTATION)
18. LIGHT FIXTURE - SEE ELECTRICAL
19. METER CENTER - SEE ELECTRICAL
20. LAUNDRY / BATHROOM EXHAUST VENTS
21. A/C CONDENSING UNIT - SEE MECHANICAL.
22. MECHANICAL UNIT DISCONNECT SWITCH - SEE MECHANICAL
23. FIRE DEPARTMENT CONNECTION
24. SURFACE MOUNTED FIRE EXTINGUISHER CAB W/
EXTINGUISHER
ELEVATION KEY NOTES:
NOTE:
REFER TO REPORT ESR-2535 FOR STUCCO
INFORMATION, SEE SHEET A0.03B
PLOTTED:
Drawn:
Checked:
Approval:
Date:
Project #:
2555 Temple Trail, Winter Park, FL 32789 (407) 629-0595
www. fuglebergkoch.com
19359-0
REVISION HISTORY
ISSUE HISTORY
No.
Date
Description
© 2019 These documents and their contents are the property of FUGLEBERG KOCH 19359-0, and are issued only for the specific project noted on these drawings. Any reproductions, revisions, or modifications of these documents without the expressed written consent of Fugleberg Koch is prohibited by law.
B
A
C
D
E
F
G
H
B
A
C
D
E
F
G
H
1
2
3
4
5
6
7
8
9
10
11
12
J
J
K
K
1
2
3
4
5
6
7
8
9
10
11
12
CONSULTANT
1
09/27/2019
SCHEMATIC DESIGN 100%
KENNETH LINEHAN
ARIZONA CERTIFICATE #47162
9/30/2019
6:23:42 PM
JA, ND, SM
KF
KL
09/27/2019
5586
EAST ELEVATION
GLENDALE, ARIZONA
A4.04
MERA WESTGATE
1/16" = 1'-0"
K1/ A2.01
B1
EAST OVERALL ELEVATION
1/8" = 1'-0"
B1/ A4.04
F1
EAST ENLARGED ELEVATION 1
1/8" = 1'-0"
B1/ A4.04
K1
EAST ENLARGED ELEVATION 2
No.
Date
Description
Exhibit 5
Exhibit 5
Exhibit 6
Exhibit 6
0
30
SCALE 1”=30’
60
NORTH
15
MERA WESTGATE | CONCEPT PLAN
10.01.2019
OUTDOOR KITCHEN
SHADE STRUCTURE
9 1 S T A V E N U E
Z A N J E R O B O U L E V A R D
SHADE STRUCTURE
WITH BENCH SEATING
PICKLEBALL COURT
POOL: LAP LANES,
WATER WALL, AND
SHALLOW END FOR
EXERCISE
POOL LOUNGE
CHAIRS ON
ARTIFICIAL TURF
NATURAL TURF EVENT/
YOGA LAWN WITH
‘STAGE’ AND STRING
LIGHTS
PRIVATE YARDS WITH
ACCESS GATES TO
COURTYARD WALKWAY
OUTDOOR LOUNGE
AREA WITH FIRE TABLE
DOG YARD WITH
NATURAL TURF
SHADE STRUCTURE WITH
BENCH SEATING
COMMUNITY GARDEN AREA WITH
RAISED BEDS, SHADE
STRUCTURE, AND L-SHAPED
SCREENING FENCE
SECURE LOOP TRAIL (IN RETENTION
AREA) CONNECTS ACROSS PARKING /
DRIVE AISLE TO PERIMETER SIDEWALK.
TOTAL DISTANCE JUST UNDER 1/4 MILE
POOL CABANAS AND
DAYBEDS
EXISTING RETENTION AREA ALONG
91ST AVENUE TO REMAIN
EXISTING PALM TREES AT CORNER
TO REMAIN
EXISTING TREES TO REMAIN
SECURE PERIMETER USES GARAGE
WALLS AND SMALL SECTIONS OF
FENCE TO ENCLOSE SITE
PERIMETER FENCE SETBACK FROM
PARCEL BOUNDARY AND FROM EDGE
OF EXISTING WALKWAY TO REMAIN
PALM TREES FLANK EACH
SIDE OF CLUBHOUSE
PHASE ONE SECURE TRAIL
CONNECTION TO LOOP
PHASE ONE SECURE
PERIMETER FENCE
VEHICULAR GATE
SECURE PERIMETER FENCE
AND GATE
VEHICULAR GATE
VEHICULAR GATE ADJACENT TO
GARAGES TO REMAIN CLEAR OF
P.U.E.
SECURE PERIMETER FENCE
CROSSES P.U.E. TO CREATE LOOP
TRAIL ACCESS
PERIMETER FENCE ON TOP
OF EXISTING PERIMETER
WALL
PRIVATE YARD WITH ACCESS
GATES TO PERIMETER
WALKWAY
POOL LOUNGE CHAIRS ON
ARTIFICIAL TURF
Exhibit 7
Exhibit 7
Temporary Wall Sign Example
Terms and Conditions are C.O.D (cash on delivery) unless otherwise noted.
Graphic Designer: Joseph Hallman
Date
Signature
HOUSTON OFFICE:
9406 Montridge Houston, TX 77080
Phone: 713-862-2994 Fax: 713-862-2997
AUSTIN OFFICE:
201 W. 2nd St. Taylor, TX 76574
Phone: 512-365-2010 Fax: 512-365-7210
SAN ANTONIO OFFICE:
5620 Randolph Blvd
San Antonio, Texas 78233
Phone: 210-731-0878
www.artofficesigns.com
Art Office Signs
Date: October 8, 2018
Art Approval
Location:
Fabricate and install:
(1) 5’x134’ Fence line banner
@$2,900 each
Price does not include sales tax
or permits if required
$2,900
134’
5’
281.845.6349
55+ Luxury
Apartments
SoleaCincoRanch.com
55+ Luxury
Apartments
Cinco Ranch, Houston, Tx
Temporary Fence Line Banner Example