Planned Area Development

West 303 Crossing 
 
 
 
 
 
 
PLANNED AREA DEVELOPMENT 
 
 
 
 
Zoning Case: ZON19-14 
SR19-0220 
 
 
¼ mile South of the  
SEC of Sarival Avenue & Glendale Avenue 
Glendale, AZ 
 
 
 
 
Resubmitted: November 12th, 2019 
 
 
Prepared for  
JAWS 303, LLC

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
 2  
 
 
PROJECT TEAM 
 
 
 
 
Developer: 
JAWS 303 LLC 
10450 N. 74th Street, Suite 200 
Scottsdale, AZ 85258 
(480) 991-3985 
 
Civil Engineer:  
Hunter Engineering  
Jeff Hunter 
10450 N. 74th Street, Suite 200 
Scottsdale, AZ 85258 
(480) 991-3985 
 
Traffic Engineer: 
Southwest Traffic Engineering, LLC  
Andrew Smigielski 
3838 N. Central Avenue, Suite 1810 
Phoenix, AZ 85012 
(602) 266-7983 
 
Landscape Architect:  
Hunter Engineering  
Audie Hennington, RLA 
10450 N. 74th Street, Suite 200 
Scottsdale, AZ 85258 
(480) 991-3985 
 
Planning & Due Diligence:  
Hunter Engineering  
Michael S. Buschbacher II, AICP 
10450 N. 74th Street, Suite 200 
Scottsdale, AZ 85258 
(480) 991-3985

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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TABLE OF CONTENTS 
 
 
I. 
Proposal Overview............................................................................................... 4 
II. 
Existing Zoning and General Plan ...................................................................... 4 
III. 
Planned Area Development .............................................................................. 5 
a) Overview and Intent ............................................................................... 5 
b) Permitted Uses ......................................................................................... 6 
c) Site Plan .................................................................................................... 6 
d) Development Standards ....................................................................... 7 
PAD Deviations Rationale ............................................................ 7 
i. Height 
ii. FAR 
iii. Parking 
e) Performance Standards/Use Limitations ............................................. 9 
i. Nuisances 
ii. Enclosure 
iii. Hazards 
iv. Dark Skies 
f) Landscape Buffer and Dock Screens .................................................. 9 
IV. 
Landscape Design............................................................................................ 10 
V. 
Architecture Form & Character ..................................................................... 10 
VI. 
Circulation and Access ................................................................................... 11 
a) Existing Conditions ................................................................................ 11 
b) Proposed Improvements ...................................................................... 12 
VII. 
Grading and Drainage .................................................................................... 12 
VIII. Utilities and Infrastructure ................................................................................. 12 
IX. 
Signage .............................................................................................................. 13 
X. 
Development Phases ........................................................................................ 13 
XI. 
Summary ............................................................................................................. 14 
XII. 
References ......................................................................................................... 14 
 
LIST OF EXHIBITS ............................................................................................................ 15

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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I. Proposal Overview 
JAWS303, LLC (the “Developer”) plans to develop an approximately 75.98 
gross acre property located roughly 1,275 feet south of the southeast corner 
of Sarival Avenue and Glendale Road (the “Property”). See Vicinity Map and 
Aerial Map attached at Exhibit 1. This application requests approval of a 
Planned Area Development (“PAD”) District to allow an industrial distribution 
and warehouse development called West 303 Crossing. The Applicant seeks 
to develop the Property in accordance with the M-I zoning and modify 
development standards to create a premier industrial development nearby 
the expanding State Route 303 Loop transportation corridor. 
 
The Property has been used for agricultural purposes for several years and 
is improved with a residential structure, a dairy farm and dirt roadways. 
Rezoning the property to PAD for industrial uses will permit the development 
of industrial and other uses which are compatible with the City of Glendale 
General Plan designation of Luke Compatible Land Uses and comply with 
state statutes concerning land uses within the vicinity of a military installation. 
It will eliminate residential land uses as a permitted use. 
 
The site is located within the Luke Air Force Base noise contours of 70 DNL 
and 75 DNL. Industrial land uses for these properties are appropriate, 
considering the accident potential and noise impacts from daily activities 
conducted on the base a n d  d u e  t o  the c l o s e  proximity of the project 
to the runway. 
 
This property is approximately within a half-mile of State Route 303 Loop. The 
property is bounded by large rural county residential parcels to the north, 
part of which includes a dairy and smaller agricultural land uses. To the east 
and across Alsup Avenue is a group of large rural residential lots and a vehicle 
storage yard. To the south across Maryland Avenue is farmland. West is a 
recently annexed and rezoned property that is entitled as the Lincoln 303 
Logistics PAD, for industrial uses. 
 
The West 303 Crossing PAD is crafted to permit only uses which are 
compatible with the mission of Luke Air Force Base, the City of Glendale 
General Plan, and Arizona Revised Statutes for territory near a military 
airport. The Planned Area Development regulations are tailored to the 
intended development.

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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II. Existing Zoning and General Plan 
 
The subject property is currently outside of the City of Glendale and is within 
Unincorporated Maricopa County. The entire site is currently zoned as Rural 43 
(RU-43) per the Maricopa County Zoning Ordinance. See Zoning Map 
attached at Exhibit 2. The Property will be annexed into the City of 
Glendale as part of the entitlement process. The developer has submitted 
a City of Glendale Pre-Annexation Development Agreement with a legal 
description of the site. JAWS 303 LLC proposes to rezone the entire Property 
from RU-43 (County) to PAD for industrial uses. 
 
The proposed PAD zoning is consistent with the industrial PAD zoning on the 
adjacent property to the west. Additional industrial zoning occurs along the 
nearby Loop 303 Freeway corridor in other jurisdictions as well. 
 
With the annexation into the City of Glendale the current Maricopa County 
General Plan Land Use classification of Military Compatible will be converted 
to the closest City of Glendale General Plan Land Use category, which would 
be the Luke Compatible Land Use (LCLU). The proposed use is consistent with 
the Glendale General Plan land use LCLU designation. The Luke Compatible 
Land Use Area recommends non-residential uses as well as safe and 
compatible development, like the type proposed with this application. See 
General Plan Map s h o w n  as Exhibit 3. Future industrial development is 
encouraged. 
Constructing 
an 
industrial 
distribution 
and 
warehouse 
development is in conformance with the existing City of Glendale General Plan 
for the Property. 
 
III. Planned Area Development 
 
a) 
Overview and Intent 
The intent 
of the 
West 303 Crossing PAD is 
to allow industrial; 
manufacturing, 
e-commerce, 
and 
office 
uses 
as 
well 
as 
development standards that ensure appropriate flexibility for such 
developments. The PAD will allow industrial and employment uses that 
are compatible with the nearby Loop 303 Freeway Corridor and are 
in conformance with the underlying zoning and uses along this 
freeway. 
 
A specific user(s) has not been identified at this time. The plans, exhibits, 
and images presented herein are conceptual only and intending to 
convey the type, intensity, and quality of development expected at 
this location. Once specific users are identified, a design review 
application (site plan, building architecture, landscaping, signage,

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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grading, etc.) will be submitted for administrative review by Glendale 
staff. 
 
b) 
Permitted Uses 
This PAD and its permitted uses defined below are intended to 
accommodate 
industries 
involving 
office, 
light 
manufacturing, 
assembling, warehousing, e-commerce, and wholesale activities. 
Associated office and related retail uses are also included within this 
district. The manufacturing or assembly of finished products so long as 
the primary use of the property is not the basic processing and 
compounding of raw materials. 
 
Uses shall include all uses allowed in the Light Industrial (M-1) zoning 
district of the Glendale Zoning Ordinance as well as offices for 
professional, administrative, clerical, financial, medical, business, or 
professional services; medical, dental and clinical laboratories / 
research facilities; business support services; data center, call centers 
and data recovery centers; wholesale sales and distribution of 
finished goods; retail as an accessory use (not to exceed 10%) to the 
primary use. 
 
In addition to the uses listed above all uses subject to conditions per 
section 5.843 of the Glendale Zoning Ordinance shall be included along 
with uses subject to conditional use permits per section 5.844, 
accessory uses per section 5.845 and temporary uses per section 3.920 of 
the Glendale Zoning Ordinance. 
 
c) Site Plan 
To maximize and attract potential users, the PAD introduces a  
concept plan to help illustrate how the property could be designed 
for with multiple buildings or as a single building. This ensures optimal 
flexibility while demonstrating potential development options. A 
conceptual development plan shows how the site could possibly be 
developed. See Conceptual Site as Exhibit 4. 
 
The concept plan indicates two buildings; however, they could be 
combined into one larger building with up to approximately 1,237,800 
sf and about 38% lot coverage. The two-building site plan covers 34% 
of the lot and includes a west building that would be approximately 
557,000 sf and an east building would be 557,000 sf. These 
representative square footages are based on the concepts shown, but 
do not reflect an ultimate final site plan. Final site plans could be of 
different configurations and vary in size with additional square feet. Lot 
coverages would remain under 51% for most design scenarios.

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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The proposed site has four points of access from Sarival Avenue. The 
circulation design provides separation of cars and trucks where 
possible and transport trucks can access various points of the 
buildings. Employee parking is provided along Sarival Avenue as well 
as Alsup Avenue. A parking study has been completed that justifies the 
parking provided for the project based upon the deviations noted in 
the development standards below. 
 
d) Development Standards 
As reflected through Table A below, the development standards for 
the 
West 303 Crossing PAD are created to facilitate industrial 
warehouse development. Most specifically, the permitted heights and 
intensity will permit the development of a highly attractive and superior 
industrial warehouse development representative of the types of 
development along the 303 Freeway Corridor further to the south. 
Should a conflict exist between any provision in this PAD and the 
Glendale Zoning Ordinance, the PAD shall apply. 
 
 
 
Table A: Comparative Development Standards Table 
 
M-1 
PAD Proposal 
Min. Lot Area 
6,000 
6,000 
Max. Lot Area 
N/A 
N/A 
Building Setbacks 
• Front 
• Rear 
• Side 
 
25’ 
 
60’ 
 
60’ 
 
25’ 
 
60’ 
 
60’ 
 
• Street Side 
 
25’ 
      25’ 
Max. Building Height 
           30’ 
           85’ 
Rooftop building 
appurtenances can 
exceed roof height up 
to 100’ maximum 
provided they are 
more than 20’ from the 
building’s roof edge. 
Roof mounted 
equipment shall be 
fully screened from the 
adjacent public street 
views. Material silos or 
other similar building 
specific support

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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Max. FAR 
            .3 
.5 (Mezzanine SF area 
excluded from FAR 
ratio) 
Parking 
• Warehouse/Distribution/D
ata Center 
• Office 
• Accessory retail uses 
 
1/600 sf 
 
1/300 sf 
 
1/250sf 
 
1/2000 sf 
 
1/300 sf 
 
1/250 sf 
(Mezzanine 
sf 
area 
excluded from parking 
calculations) 
Signage Height 
10’ 
20’ 
 
 
PAD Deviation Rationale 
i. Height: Building height needs to be flexible to meet specific tenant 
needs. Typically, the norm for an anticipated industrial building in 
this market may suggest 40’ of clear height inside, resulting in a 
building height in the 50’ range. However, in this case, there is 
the potential for a unique distribution or manufacturing use that 
may include multiple levels of storage platforms or automated 
systems, resulting in the need for increased height. Site 
appurtenances, such as material silos or other building specific 
support equipment, may be required to exceed the building 
height. In such cases, location and treatment of such elements 
shall be considered and incorporated into the overall design 
solution. 
 
ii. FAR: A distinction should be made between additional building 
floors and storage mezzanines. Often, storage mezzanines or 
multi-level automated storage platforms are incorporated into 
the tall clear height of a large distribution facility. Mezzanines 
fall within a portion of the already defined volume  and  footprint  
of  the  building  and  do  not  impact  the  visual appearance 
or height of the exterior of the building, thus not impacting the 
perceived density addressed by FAR. They are often limited in 
actual employee population and used for a different type of 
storage or processing that does not require the otherwise high 
bay volume of the space.

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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iii. Parking: 
Reduced 
parking 
ratios 
requested 
for 
the 
warehouse/distribution portion of the building consider the 
anticipated heavy storage/limited occupancy characteristics of 
the potential tenant mix for the project. As storage systems 
become more automated and based on historical ratios of 
warehouse 
employees 
to 
actual 
storage 
space, 
fewer 
employees are required. Mezzanine areas, due to their typical 
storage use, should not be included in parking calculations 
unless they are specifically occupied full time by employees as 
their primary workspace. Such calculations should be evaluated 
with specific tenant plans when submitted for entitlements. 
Based on the large open spaces available within the dock 
areas of these types of buildings, supplemental parking areas 
are available based on specific tenant needs, providing flexibility 
to increase parking ratios as required. 
 
e) 
Performance Standards/Use Limitations 
i. Nuisances: Uses shall be permitted within this district, unless such 
uses are or may become obnoxious or offensive by reason of 
odor, dust, smoke, noise, gas fumes, cinders, vibrations, glare, 
refuse, or air or water pollution emissions. 
ii. Enclosures: All uses permitted in this district shall be typically 
conducted within a fully enclosed building unless otherwise 
permitted. Outside storage of materials and equipment related to 
the primary activity is permitted provided that the outside storage 
area is screened by a wall. Design and height shall be approved 
by the approved authorizing administrative body. 
iii. Hazards: All explosive and hazardous m a t e r i a l s  a n d  processes 
require approval by Glendale Fire Department. All manufacturing, 
storage, and waste processes s hal l  meet all safety and 
environmental standards as administered by the fire department. 
iv. Dark Skies: Lighting plans shall be submitted with each Design Review 
application illustrating that on-site lighting does not exceed one-foot 
candle at the property line.  On-sight lighting shall be dark sky 
compliant and all lighting shall comply with the City of Glendale 
Outdoor Light Control Ordinance. 
 
f) 
Landscape Buffer and Dock Screens 
Landscape buffers and screen wall requirements  shall conform to 
Section 7.200 of the Glendale Zoning Ordinance. The design, materials 
and colors for all walls, fences and screening devices visible from 
public view will be uniform in appearance. An 8’ wall enclosing the

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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truck courts shall be provided along the north and south property lines 
to help screen the truck loading and maneuvering area. 
 
 
 
IV. Landscape Design 
 
Landscaping will be designed to complement the building architecture 
overall design theme for the site. All materials will comply with the City of 
Glendale low water use plant palette. The Sarival street frontage 
landscaping will provide an attractive public edge to the property. Perimeter 
site boundaries will define the parcel and provide a pleasing common 
boundary with adjacent sites. Enhanced landscaping will further define 
potential building entries with canopy trees at City-required spacing to 
provide shading for the parking areas. A variety of tree species, combined 
with a colorful combination of shrubs and groundcovers, will provide an 
overall landscape composition of appropriate scale to enhance the overall 
development and its visual 
impact on its surroundings. A conceptual 
landscape plan is included with this submittal to portray a representative 
design. More specific details regarding plantings, types, locations and 
quantities will be a part of future design review applications so as to address 
the proportion of landscape materials to specific building design and height. 
See Conceptual Landscape Plans attached as Exhibit 5. 
 
 
V. Architecture Form and Character 
 
Design requirements of large industrial facilities vary with specific uses and 
tenant requirements. The specific uses combined with careful aesthetic 
considerations  f o r  large building masses will provide general guidance that 
will inform the design process for the architecture. Design palette must remain 
flexible as that a specific future tenant is unknown at this time.   The building 
may take on the characteristics of a specific tenant, if that tenant is 
identified prior to development, or may be more ‘generic’, designed to 
appeal to a broad range of potential tenants (particularly if development 
commences before a specific tenant is known). Examples of typical 
archetypes can be found along the nearby Loop 303 Corridor. 
 
Scale is an important consideration when looking at the overall design. 
While the scale of development along the freeway should be appropriate 
for views at high speeds, this proposal will focus on the more distant views 
that surround the site. Elements should generally be larger and easier to 
identify from automobiles along Sarival Road. Similarly, the building(s) should 
be set back from Sarival Avenue so the scale of the buildings does not

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
 11  
 
dominate the views in the area. The level of architectural fenestration and 
detail will increase adjacent to building entries where pedestrian scaled 
elements should be included in the architectural design to emphasize human 
scale. 
 
Color and pattern will be used to de-emphasize building mass and develop 
visual interest that creates an overall pleasing aesthetic on all sides of the 
building. The color palette may include warm to cool neutral colors that 
embrace the surrounding desert hues. Unique features may include limited 
color accents to provide additional visual interest, while also addressing 
corporate image.  The primary building material will be painted, articulated 
concrete wall panels and may feature accent materials that provide  
additional texture or colors where areas of enhancement are appropriate. 
Store front glazing will be incorporated at anticipated office areas to provide 
daylight to workspaces. Metal canopies help the architecture respond 
to the climate by providing shade, shadow, and accents to the building. 
 
Building parapets will be extended above the roof line to provide screening 
of roof top equipment from view at adjacent public right of ways along 
Sarival Avenue and Alsup Avenue. Dock and outdoor storage areas will be 
screened with an 8’ masonry wall with detail and color to complement the 
building architecture. A similar 3’ high wall will screen parking along Sarival 
Avenue. 
 
A representative architectural collage exhibit is included to convey a 
representative palette of building archetypes. The images shown in the 
collage are consistent with similar approved nearby Planned Area 
Developments. Specific details regarding architecture, materials, colors, 
etc. will be a part of the future design review application. See Architectural 
Collage Exhibit attached as Exhibit 6. 
 
VI. Circulation and Access 
 
The Property is well situated from a regional access perspective; it is within 
proximity of the 303 Freeway and is easily accessible from the surrounding 
arterial street network (Sarival Avenue, Glendale Road, Bethany home Road). 
 
a) Existing Conditions 
In the immediate vicinity of the project, Glendale Avenue is an east-
west, two- way, two lane roadway that serves nearby residences and 
provides access to surrounding agriculture parcels. Immediately north 
of the project area, Glendale Avenue provides full access to the Loop 
303 Freeway.

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
 12  
 
Bethany Home Road is a two-lane roadway with one lane for each 
eastbound and westbound travel. South of the project area, Bethany 
Home Road provides full access to the Loop 303 Freeway. 
 
Sarival Avenue is a two-way, two-lane roadway with a north-south 
alignment. Access is  provided by Sarival Avenue to nearby residences 
and agriculture parcels. 
 
Alsup Road is a two-way, two-lane rural roadway east of the site that 
connects Bethany Home Road to Glendale Avenue. 
 
b) Proposed Street Improvements 
As part of the proposed West 303 Crossing site, offsite improvements will 
occur along Sarival Avenue, immediately adjacent to the project site. 
Sarival Avenue will be widened from a two-lane roadway to a three-
lane roadway (one lane in each direction with a two-way center left 
turn lane) with curb, gutter, sidewalk, and associated roadway 
lighting. Four proposed driveways along the west side of Sarival 
Avenue will serve the project site and will align with the approved 
driveways across the street. The northern and southernmost driveways 
will be constructed on the Ocotillo Road and Maryland Avenue 
alignments, respectively. These driveways will be connected to Sarival 
via a private drive connection. 
 
VII. Grading and Drainage 
 
The grading and drainage for the site will be designed to retain the 100yr-
2hour storm event in accordance with the City of Glendale drainage design 
guidelines. Storm drainage will be conveyed via roof drains, downspouts and 
overland flow across the parking lots and truck dock areas into either catch 
basins or curb openings which will outfall to a combination of surface and/or 
underground retention areas. The required storage volume will dissipate 
within 36 hours via a combination of natural percolation and drywells. 
 
VIII.  Infrastructure and Utilities 
 
Water will be provided to the site by the Adaman Water District. Adaman 
has stated that they will allow domestic water to be taken off of their existing 
8-inch waterline in Sarival Avenue. Fire protection will be required with the 
development of this site. JAWS 303 LLC will be required to work with the 
Adaman Water District to provide an off-site source 
of water for fire 
protection. There is currently a 12” waterline proposed within Sarival to service 
this site for fire protection. 
Sewer will be provided by Epcor. Epcor has a master plan to extend sewer

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
 13  
 
north, within Sarival to service this property. Epcor has committed to begin 
the design of the sewer extension within Sarival Road which should be 
installed first quarter of 2020. 
 
IX. Signage 
 
This development will provide functional and attractive signage that 
compliments the architecture of the overall West 303 Crossing site. This PAD 
application sets forth the general location, quantity, and maximum height of 
monument signage for West 303 Crossing. Monument signs along Sarival Road, 
as well as on-site development identification signs along Sarival Avenue will 
provide proper identification. Directional signs may be located throughout 
the development to point users to their desired destination. These signs will 
utilize the established color and materials palette that is applied to the 
building(s) within the West 303 Crossing site. A separate Comprehensive Sign 
Package shall be submitted to obtain City of Glendale approval for all signs. 
Deviations from City approval may be obtained through an administrative 
process if the sign is in substantial conformance with the sign package 
approved through Design Review. 
 
Two  (2)  20’-tall  monument  signs  are proposed along Sarival Avenue near 
the proposed access drives. Monument signs will provide identity for the 
overall development and may include single-tenant panels, or multi-panel 
depending upon the future tenant user(s) of the Property. 
 
Once future tenants are identified, a Comprehensive Sign Package (CSP) 
will be provided  with consistent signage for tenants and users of West 303 
Crossing. The future CSP will contain guidelines for color, materials, location 
of wall signage, allowable areas, illumination, and configuration of logo 
and copy presentations. 
 
 
X. 
Development Phases 
 
The Property may be developed in a single-user phase, or with multiple 
phases as market conditions warrant. The intent is to install infrastructure 
and improve the street frontage and access way adjacent to each phase. 
It is anticipated that the initial phase will include at least one building, 
street frontage improvements, and retention basins. Plans for individual 
buildings/phases will be submitted to the City of Glendale to ensure proper 
and orderly development.

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
 14  
 
XI. Summary 
 
The PAD and the proposed site plan will provide the required entitlements 
needed to develop the West 303 Crossing industrial center. The Property will 
be zoned PAD and the site is within a General Plan land use designation that 
encourages development specifically for parcel close to Luke Air Force Base.  
The proposed development substantially conforms with the development 
objectives of the General Plan for this location. The development will 
complement the surrounding area and provide improved benefits and new 
employment opportunities to the City of Glendale and its residents. 
 
 
XII. References 
 
Significant portions of this PAD were referenced from the previously approved 
adjacent PAD, made public record for the Lincoln Logistics 303 property 
located at 6512 N. Sarival Road. This PAD is consistent with the direction and 
vision of the City of Glendale for development along the Loop 303 corridor.  
 
 
 
 
 
 
 
 
 
 
 
 
Note: Prior to the City’s issuance of permit(s) for vertical construction of 
building(s) or other improvements, Developer shall submit FAA form 7460-1 to 
the FAA. Regional Office for the FAA’s determination of whether such 
building(s) or other improvements (as designed) would be a hazard to aviation 
and what additional conditions (if any) are recommended by the FAA.

West 303 Crossing 
Planned Area Development 
  Glendale, Arizona              
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LIST OF EXHIBITS 
 
1. 
Aerial and Vicinity Map 
 
2. 
Zoning Map 
 
3. 
General Plan Map 
 
4. 
Architectural Rendering 
 
5. 
Conceptual Site Plan 
 
6. 
Rendered Conceptual Landscape Plan 
 
7. 
Architectural Collage Exhibit 
 
8. 
Legal Description