Narrative and Planned Area Development

Cotton Properties

Approximately 161 Acres located between Bethany Home Road and
Glendale Avenue, between Cotton Lane and Loop 303

Glendale, Arizona

PLANNED AREA DEVELOPMENT

Zoning Master Plan and Development Regulations

Service Request SR16-0090: Cotton Properties
Case #: ZON17-15

An Application to Amend the
Zoning Map and Text of the City of Glendale Zoning Ordinance

Original Submittal: November 21, 2017
Revised: September 7, 2018
Revised July 1, 2019

COTTON PROPERTI ES Planned Area Development

COTTON PROPERTIES
Planned Area Development
TABLE OF CONTENTS
Executive Summary Page 5
1. Project Introduction and Overview 7
1.1. Property Description and Location... 7
1.2 Statement of Purpose and Intent.... é 9
1.3 Organization of the Report.......c.cccccscsseseseessessssssssecesseesscsessecsssnesesseesessescecseseeneeeseataeareess 10
1.4 Ownership Verification and Authorization 11
2. Regional Context... ooo 14
2.1 Property Ownership - ‘Vicinity. 14
2.2 Municipal Boundaries................ 15
2.3 Activity in the Immediate Vicinity.. 15
3. Site Analysis.... 18
3.1 Existing Land Use 18
3.2 Existing Zoning........ 18
3.3. Topography and Drainage 18
3.4 Roads and Rights-of-Way.. 18

3.5 Utilities... wn 19
3.6 Local Airports...
3.7 Site Opportunities and Constraints ss
4. Site Plans... re 20
4.1 Project Description.
4.2 Land Use Master Plan. ie
4.2.1 Commercial Uses..... on 20

4.2.2 Industrial Uses..... 21
4.3. General Development Plan... 21
5. Regulatory Development Standards 25
52 Commercial aie... .cceesecssscssesssccensessee ses cetieaiadonsesusidesssbiscecrsaswwesssitesssveavass wasinaesiaiociasinesiaaeente 25
5.1.1 Purpose............. asta 25
5.1.2 Permitted Uses.... 26
5.1.3. Uses Subject to Conditions 26
5.1.4 Uses Subject to Conditional Use
Permit... sus 27
5.1.5 Performance Standards. 28
5.2 M-1 Light Industrial. 28
5.2.1 PUrPOS€... sees 28
5.2.2 Permitted Uses. 29
5.2.3 Prohibited Uses
5.2.4 Uses Subject to Conditions 30
5.2.5 Uses Subject to Conditional Use Permit 30
5.2.6 Accessory Uses 30
5.2.7 Development Standards 30

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COTTON PROPERTIES

Planned Area Development

5.2.8
5.2.9
5.2.10
5.2.11
5.2.12
5.3
5.3.1
5.3.2
5.3.3
5.3.4
5.3.5
5.4

July 1, 2019

Performance Standards...

Design Guidelines..............
Landscaping and Screening

Parking..
FleX.. see
PULPOSE....eesseseeeeneees
Permitted Uses...
Uses Subject to Conditions...

Uses Subject to Conditional Use Permit...
Performance Standards...
Land Use Standards

Page 2

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31
31
31
31
31
31
31
32
32
32
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COTTON PROPERTI ES Planned Area Development

List of Figures:
Figure 1 Property Location Map Page 11
2 Annexation Table 12
3 General Plan Map 13
4 Context Map 16
5 Aerial Plan 17
6 Character Plan-Proposed Zoning 22
7 Floodplains 23
8 Subsidence 24

List of Tables:
Table 1 Assessor Parcels Page 7
2 PAD District Areas 10
3 Community/Employment District Development Standards 33
3A Commercial/Employment Districts Wireless Communications 34
Standards

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COTTON PROPERTI ES Planned Area Development

Project Team:

Land Ownership:

Dr. Rao Yerramsetti; Manager
303 Cotton LLC

11056 Onslow Court

Las Vegas, NV 89135

Applicant/Environmental/Civil Engineering/
Land Planning/Survey:

Epsilon Engineering and Materials, LLC

13765 West Auto Drive, Suite 119

Goodyear, AZ 85338

623-882-9928 msadek@epsilonengineering.com
Attn: Mahdi Sadek

Land Brokerage:

Land Advisors Organization

4900 North Scottsdale Road, Suite 3000,
Scottsdale, AZ 85221

480-874-4330 MSchwab@landadvisors.com
Attn: Mike Schwab

Traffic Engineering:

Lee Engineering

3610 North 44* Street, Suite 100
Phoenix, AZ 85018
602-955-7206

Attn: Paul Guzek P.E, PTOE

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COTTON PROPERTIES Planned Area Development

Executive Summary

This is a request to amend the zoning for the 161-acre property known as Cotton
Properties. It is currently zoned Rural-43 and C-3 in the jurisdiction of Maricopa County;
the applicant is requesting a PAD overlay after being annexed into the City of Glendale. The
applicants have held the property for many years, including the recent downturn. They
have been advised by their professional consultants now is the appropriate time to entitle
the property to its “Highest and Best Use”. The consultant’s experience with properties of
similar positioning, timing, infrastructure and regional growth/ land uses are comfortable
with retail commercial, support commercial/offices and industrial as the most viable use.
The applicant has been assured these uses will be in demand due to the location in this
area.

Cotton Properties located in the Western Planning Area of the City of Glendale, is
positioned just west of the newly completed Loop 303 Freeway. The land has been farmed
for decades and is currently being farmed. The utilities provided by private companies are
partially in place. The necessary sewer service is adjacent to the property. In addition, a
water line will soon cross the property. The applicant has been an active participant in the
formulation of these utilities. There exist arterial roadways on three sides, a majority of the
property boundary. The applicant will be ready to continue the development of the
adjacent roadways in the future. Luke Air Force Base has influence in this area with its
Western Maricopa County/Luke Air Force Base Regional Compatibility Plan. Luke A.F.B.
has been contacted and they are in agreement their current mission will not be impacted
by this development as proposed. A Luke A.F.B. letter will be sent directly to the City of
Glendale, an email of Luke A.F.B.’s wishes is attached with this submittal.

Currently, Cotton Properties is mostly zoned Rural-43 in the jurisdiction of Maricopa
County. There is a minor portion of the property zoned C-3. The property has been in the
annexation process with the City of Glendale for several months.

Cotton Properties will be planned and organized to provide substantial areas for
employment, using site coverage as required by this ordinance, there will be several
hundred thousand square feet of commercial, office and industrial development located on
this site. Access, infrastructure, visibility, compatibility and a plan will allow for a quality,
attractive venue for future users on site that will support the surrounding neighborhoods.
Careful attention has been taken to blend this development with the neighboring
properties.

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COTTO N PRO P ERTI ES Planned Area Development

The applicant requests the City of Glendale Council approve the Cotton Properties Master
Development Plan and Land Use Program; approving the amended base zoning districts for
Cotton Properties as supported by the Master Development Plan and Land Use Program.

FEE
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COTTON PROPERTI ES Planned Area Development

1. Project Introduction and Overview

1.1 Property Description and Location

The Cotton Properties’ site is approximately 161-acres. The property is located in the
Western Planning Area of the City of Glendale, just west and contiguous to Loop 303. The

property is east of Cotton Lane and located between Bethany Home Road and Glendale
Avenue. Annexation into the City of Glendale boundaries is in process.

The Western Maricopa County/Luke Air Force Base Regional Compatibility Plan shows that
this site is impacted by the study results. Two noise contour lines cross the site, the least
restrictive noise contour level 65 Ldn and the next level 70 Ldn. The upper northwest
portion of the site falls outside the 65 Ldn noise levels. Residential is allowed in the area
outside 65 Ldn, but no residential is proposed with this PAD. Retail shopping, such as
grocery supermarket and allied uses are compatible, as well as support commercial uses at
other locations on the site. Manufacturing will be allowed by the use tables provided in the
PAD. To support Luke A.F.B.s mission, future users will refrain from providing venues for
educational institutions, large gatherings of people or employees and any “overnight use
facilities”.

The property is generally defined as being the majority of the west half of Section 12 within
Township 2 North and Range 2 West of the Gila and Salt River Base and Meridian, Maricopa
County, Arizona. The table below shows the 4 Maricopa County Assessor Parcels which
compose the property.

Table 1 - Assessor Parcels

APN Acres Location
1 501-03-009F 36.56 NEC of West Bethany Home Road and N.
Cotton Lane
2 501-03-009G 17.06 NWC of Loop 303 and Bethany Home Rd
3 501-03-10A 77.00 East of and contiguous to N. Cotton Lane
4 501-03-010B 30.00 SEC of N. Cotton Lane and West Glendale Rd.
160.52

The land is currently being farmed; there are no natural vegetation or washes areas on this
site. Section 12, where the property is located, has been bisected north-south by Loop 303,
a modern, just completed freeway. The west half of the Section 12 has been further

bisected north-south by large steel pylon mounted overhead electrical power lines. Within

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COTTON PROPERTIES Planned Area Development

the same corridor there is a sufficient sewer line, 18-inch sewer line, and negotiations are
currently underway for a 12-inch water line.

In more detail, and shown on Figure 1, the “L” shaped property is contiguous to Cotton
Lane for the mile in between Bethany Home Road and Glendale Avenue, extending east to
Loop 303 along Bethany Home Road. There is a gap between the property and the Loop
303 for approximately three quarters of the eastern boundary of the property. The
property owner of the excepted area has just begun coordinating activities with the
applicant. It is the intent of the applicant to work with both the other land owner, EH KEMF
Cotton 303, LLC and the City of Glendale when subsequent entitlement phases occur for
either party. Several included figures show the shape and location of the property. The
visibility to and from the freeway is good.

Loop 303 is a newly completed state-of-the-art suburban freeway connecting north
Metropolitan Phoenix to west Metropolitan Phoenix. Additions to this freeway are
underway south of Interstate 10. Currently this portion of the freeway connects Interstate
17 with Interstate 10; both interchanges are about 15 miles away from urban congestion.
The history over the past 30 years has shown that frontage to a freeway is great for
business and the interchanges are nodes of high intensity development. Cotton Properties
is contiguous to or located at three key intersections that can take advantage of the market
preference to generate high valued real estate, when the appropriate entitlements are in
place. The intersections are;

1. The southeast corner of West Glendale Avenue and North Cotton Lane
2. The northeast corner of West Bethany Home Road and North Cotton Lane
3. The northwest corner of Loop 303 and West Bethany Home Road.

The Property is currently zoned Rural-43 in Maricopa County. There is small area zoned C-
3 located at the southeast corner of Cotton Lane and Glendale Avenue.

The City of Glendale’s General Plan, see Figure #3, and other plans show constraint areas
known as the “Luke Compatible Land Uses” crossing the property. This area is designated
by noise contour lines; the noise is generated by jet airplanes flying maneuvers at the
nearby Luke Air Force Base. The lines are highly defined and there has been significant
history by developer actions and jurisdictional requirements that all development in areas
with numbers higher than or equal to 65Ldn cannot be used for residential, assembly,
schools or for overnight stays. When in areas outside 65Ldn, the uses mentioned above can
be built, but at generally a lesser intensity. Terms and definitions mentioned by the
“Graduated Density Concept” are to be followed if residential were to be considered. Only

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COTTON PROPERTI ES Planned Area Development

non-residential uses are proposed at this time. The property is impacted by two of the
contour lines, in 5 Ldn increments, crossing the property, a 65 Ldn line and a 70 Ldn line.
There is approximately 45 acres of the site outside the 65 Ldn. This area, as stated above,
can have up to 2 du/ac single family residential pursuant to the Luke A.F.B. Graduated
Density Concept.

Generally 2du/ac residential is considered a desired use due to a potentially greater need,
however this need may not be justified financially, but commercial, industrial,
warehousing, and distribution are more viable uses because of the availability to quality
transportation and utility infrastructure. The City of Glendale General Plan defines the area
to the north as RMU-Regional Mixed Use, see Figure #3.

There are two easements along the east side of the longer east boundary line, almost mid-
point between Cotton Lane and Loop 303;

1. There is a 100 wide electrical easement with 50 feet of this easement impacting the
Cotton Properties’ site in the northern portion of the property and all 100 feet on
the southern approximate % of the property.

2. The second easement is a 20 foot sewer easement along the west side of the
electrical easement. An overlapping water easement is being proposed in the same
sewer easement.

The property is served by EPCOR, a private utility company serving vast areas of Phoenix.
Funding of the extension of the sewer services is through the Loop 303 Corridor Group, a
collection of property owners and developers. The applicant is one of the participants.
Stated above, the applicant is negotiating with the neighbor to the east. The applicant will
provide an easement, there will be a 12-inch water line placed in this easement.

The property is contiguous to Loop 303 at the southern end of the property, with +/-
1,869.43 feet of frontage on Bethany Home Road, +/-5,231.70 feet along Cotton Lane, and
1,185.53 feet along Glendale Avenue.

1.2 Statement of Purpose and Intent

The purpose for creating the Cotton Properties Zoning Application and Planned Area
Development District is to govern the development of the Cotton Properties property. The
Cotton Properties establishes policies and regulatory standards for the property related to
land use, intensity, public infrastructure, and signage.

The Plan has been designed to accommodate large scale development through
comprehensive planning that is consistent with the City of Glendale General Plan. It is the

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COTTON PROPERTI ES Planned Area Development

intent of the narrative to promote a development plan and development standards that are
tailored to the specific opportunities and constraints of the subject site that are not
possible utilizing conventional zoning district standards. Therefore, the customization of
standards is of particular importance to the phased development of Cotton Properties.
Further, it is the intent of the General Development Plan to define the individual zoning
districts within the gross planning area. Specifically, the PAD requests the approval of the
following, seen in Table 2 and Figure #6:

Table 2 - PAD District Areas

District PAD Percentage of Land Area Net Acres*
Commercial Uses 29.3% | +/- 47.03 Acres
(+/24.5 Ac. or 15.2% Outside 65 Ldn)

Manufacturing, M-1 58.6 % +/-94.06 Acres
Flex 12.1% | +/- 19.43 Acres
Total 100.0% | +/-160.52 Acres

It is the intent of Preliminary Site Plans and subsequent approvals to set the precise final
description of vested zoning under the directive of the plan.

1.3 Organization of the Report

There are five primary components within the zoning narrative intended to meet the
requirements to establish this Planned Area Development. These elements consist of the
following:

e Property Introduction and Overview
e Property Context

e Site Analysis

e Site Plans

e Regular Development Standards

Each of these components contains several subcomponents listing information that
represents property background and analysis, policy planning elements, and regulatory
planning elements. Most information pertaining to the establishments of the Planned Area
Development are contained within this document. Parts not included are standards
accepted for this PAD that will be addressed during subsequent submittals. Future
Preliminary or Conceptual Plans and subsequent requests for approvals which do not agree
with this PAD will require a zoning amendment. This document is organized into sections
based on logical development of the Plan, from the existing conditions (informational
component), to its ultimate regulatory standards (regulatory component).

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COTTON PROPERTI ES Planned Area Development

Sections 1 through 3 contain the project introduction and the overview, regional context
and site analysis. These sections establish the basis for the Cotton Properties Plan. Section
4 promotes the General Development Plan, the intended Land Use Program and two
commercial components. Section 5 equates to the Development Plan with the regulatory
development standards intended to guide the development of the plan.

1.4.

An ALTA Survey is attached that depicts the property area held by the ownership.

Figure #1 Property Location Map

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af +a ~ MeOH Ey i,
WOR THEN AVE

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Interstate 10 __/ /
Loop 303

Luke A.F.B.
Loop 101

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COTTON PROPERTIES

7

COTTON PROPERTI ES Planned Area Development

Figure #3 General Plan Map

Mixed Use

CCC - Corporate Commerce Center
al DMU - Downtown Mixed Use
MN EMU - Entertainment Mixed Use
HN RMU - Regional Mixed Use
Special
(OE INST - institutional
WM EDU - Educational
GM PF - Public Facilities

LCLU - Luke Compatible Land Use Area
DM Pos - Parks And Open-Space

— st

Site

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COTTON PROPERTI ES Planned Area Development

2. Regional Context

The following provides a description of the surrounding uses and infrastructure. A regional
freeway and local arterial access, water, sewer and electrical services are at the property
and in the vicinity. The development of Cotton Properties will assist in the further
development and additions necessary to serve the users on the site and adjacent
community via additions to the arterials, extensions of utilities and services.

The property is located in an area that was generally large lot residential and farming
activities, all impacted by the presence of United States Air Force training operations and
the addition of Loop 303. Many users and uses have dramatically set a course for the
future of this area. Loop 303 cuts through the middle of the area between the White Tank
Mountains and the Agua Fria River. The freeway and the expansion from the previous
economic boom and current favorable economic cycle have resulted in the creation of
many new developments to be built in the area. There is now a demand for several new
single family residential developments and non-residential users. Cotton Properties is not
positioned to be a part of the residential growth, but it is set for the non-residential needs.
Employment in many forms is in demand, with convenience to the access being a critical
element. The following does describe the existing and the known future plans at this time.

See Figure #4

North: There are currently farming operations north of this portion of the boundary.
There are no known development plans at this time.

East: Loop 303 Freeway at the southern portion of the property is where the applicant
has control of the property. Approximately 3922 feet on the upper portion of the property
next to the freeway belongs to another owner, (EH KEMF Cotton 303, LLC), a.k.a referred as
the “exception” in this document. There are plans for distribution warehousing on this
exception at this time. See Figures #1 thru 3.

The applicant is in negotiations to provide a water line easement within their current
sewer easement, at the “exception” neighbor’s expense. In addition, the neighbor to the east
has depicted their main service drive just east of the power line and utility easements on
their property, somewhat setback from the property line. The power poles, too expensive
to relocate, are on the property line. Further to the east, just east and contiguous to the
freeway are properties annexed to the City of Glendale that are zoned M-1. This area will be

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COTTON PROPERTI ES Planned Area Development

Figure #4 Context Map

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Farming on most undeveloped parcels
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COTTON PROPERTI ES Planned Area Development

Figure #5 Aerial Plan

a
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COTTON PROPERTI ES Planned Area Development

3. Site Analysis
3.1 Existing Land Use

The existing use is farming. In addition, there are several utility corridors crossing the
property. The property is fronted on three sides by paved streets. Farming in the region is
gradually being over taken by residential and non-residential development.

3.2 Existing Zoning

The property is in the process of being annexed into the City of Glendale. The existing
zoning of the Subject Property is predominately Rural 43, with a small portion of C-3 at the
northwest corner of the property. This zoning is with the jurisdiction of Maricopa County.
In general as plans are proposed in this regional area, the large lot development is being
replaced by smaller lot development due the economic demand, pricing, better planning
techniques and infrastructure availability.

3.3 Topography and Drainage

Generally, the drainage flows are gradual, flowing northwest to southeast. Regional storm
drainage was a strong impediment in the past. With additional regional studies and
drainage/retention engineering techniques, the grading and drainage solutions are being
implemented. Many section arterial roadways acted as weirs in the past, this issue is being
mitigated with new development. Future submittals for entitlement will be required to
submit grading and drainage studies to the City if Glendale Engineering Department.
Engineering will be processed and will be required to be approved as directed by the city
accordingly.

3.4 Roads and Rights-of-Way

There are section line arterials on the south, west, and north side of the property. There is a
new freeway on part of the east side of the property.

Cotton Lane: North Cotton Lane will be developed to an A-1 development section.
Therefore, 55 foot half street right of ways shall be dedicated along these arterials and 65
feet right of ways at the Arterial-Arterial intersection for 500 feet.

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COTTON PROPERTI ES Planned Area Development

West Bethany Home Road: West Bethany Home Road will be developed to an A-4
development section. Therefore, 65 foot half street right of ways shall be dedicated along
these arterials and 75 feet right of ways at the Arterial-Arterial intersection for 500 feet.

West Glendale Avenue: West Glendale Avenue will be developed to an A-4
development section. Therefore, 65 foot half street right of ways shall be dedicated along
these arterials and 75 feet right of ways at the Arterial-Arterial intersection for 500 feet.

Half mile and quarter mile collector alignments: These streets shall be maintained for
public rights of way for efficient traffic circulation.

3.5 Utilities: There are large metal pylons carrying high tension electrical lines partially
bordering the site on the northeastern portion of the site, and also bisecting the property at
the southern portion of the site. EPCOR, has a sewer easement through the property, inside
the electrical easement, this private company provides the water and sewer services to the

property.

3.6 Local Airports: There are two local airports, one located in the City of Glendale and
one in the City of Goodyear, both airports are within a 30 minute drive on local streets to
the property.

3.7 Site Opportunities and Constraints: The site is encumbered by two large north-
south easements. There will be a need to work with the irrigation district to maintain farming
services in the region.

As further entitlements are needed, knowing that this document only provides the
acceptance of the use, there will be site plans submitted along with the required studies for
review. Additional studies and submittals in the future and before any building permits will
define the actual site plan parameters, infrastructure design, building design, landscaping,
signage, theme design, traffic, drainage, and all other specific Site Plan and Construction
Document requirements.

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COTTON PROPERTI ES Planned Area Development

4. SITE PLANS
4.1 Project Description

Cotton Properties is planned as four different zoned areas. These areas shown on Figure #6
are to be allowed to be flexible for the ability to market the property to a somewhat
unknown user. The flexibility will allow different sized operators to purchase properties in
an organized fashion to set up their employment based businesses.

The commercial parcels have been sized based on normal demands. Over time demands
may change. The northern commercial area is proportioned to have a large box anchor
with allied pad stores that in concept caters to a larger radius. The southern commercial
area is proportioned for providing services to the immediate area or highway user. An area
at the NEC of Bethany Home Road and Cotton Lane is designated as “Flex”, which allows
commercial and light industrial uses allowed in this document.

The site is impacted by a FEMA Floodplain as seen on Figure#7. This floodplain type is
common in this relatively flat farm land area. Existing arterials create drainage
concentrations that are shown as floodplains. These areas when developed will be
engineered and managed to concentrate drainage into defined areas. Retentions basins are
generally used to collect, hold, and drain water within the specified time. CLMRs will be
applied for and obtained as needed to amend the FEMA Floodplain maps.

This area has been shown to have some subsidence, see Figure #8. The Arizona Geological
Survey map shows an area of subsidence under the freeway at the Glendale Avenue
Interchange, it shows none under the site.

All future site plans will comply with the zoning and development standards described in
this development booklet.

4.2 Land Use Master Plan
4.2.1. Commercial Uses

Commercial uses for Cotton Properties have been shown to accept proposals and
applications for a wide array of uses and configurations. Large box anchored centers with
allied pad stores, strip centers, and many types of retail are listed below in the list of
potential applicants. Many of the larger brands named large box and grocery stores show
large box store anchoring various uses from small restaurants \fast food, banks, and a
myriad of businesses suggested in Section 5, from uses mentioned in the City Ordinance.

July 1, 2019 Page 20