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Evergreen
Loop 101 & Bell Road
Case No. GPA20-02 & ZON20-04
Minor General Plan Amendment &
Planned Area Development Rezoning
Application Narrative
City of Glendale
June 2020
Evergreen GPA & PAD
2
EVERGREEN
Investment Company
TABLE OF CONTENTS
3
PROJECT PROFILE
4
EXECUTIVE SUMMARY
5
PROPERTY DESCRIPTION
6
PROJECT DESCRIPTION
6
EVERGREEN GENERAL PLAN REQUEST AND ANALYSIS
12
EVERGREEN PAD REQUEST AND DEVELOPMENT STANDARDS
13
EVERGREEN PERMITED LAND USES
13
EVERGREEN DEVELOPMENT STANDARDS
15
EVERGREEN PAD DEVIATION
16
MAJOR AND MINOR PAD AMENDMENTS
17
CITIZEN PARTICIPATION
17
GRADING AND DRAINANGE
17
WATER AND WASTEWATER
17
POWER & NATURAL GAS
17
TELECOMMUNICATIONS
18
SOLID WASTE
18
CONCLUSION
IMAGES
EXHIBIT A – REGIONAL AERIAL CONTEXT MAP
EXHIBIT B – AERIAL CONTEXT MAP
EXHIBIT C – EXISTING GLENDALE GENERAL PLAN MAP
EXHIBIT D – EXISTING GLENDALE ZONING MAP
EXHIBIT E – CONCEPTUAL SITE PLAN
EXHIBIT F – CONCEPTUAL ELEVATIONS
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PROJECT PROFILE
Project Name
Glendale Bell 101 LLC
Property Owner
Glendale Bell 101 LLC
Assessor Parcel Numbers
Portions of 200-42-964A (12.68 Ac), 200-
42-005J (0.97 Ac), 200-43-007K (0.69
Ac), 200-43-007G (0.94 Ac), 200-43-009J
(0.4 Ac), 200-43-009M (1.22Ac) 200-43-
009K (10.84 Ac)
Project Location
Northwest corner of Bell Rd and the
Loop 101 Freeway, Glendale, Arizona
Project Developable Area
16.10 Acres (Approximately)
Project Open Space
Approximately 6.06 Acers 37.7%
Dwelling Unit Density
25.96 DU/AC
Current Zoning
Planned Area Development (PAD)
General Plan
Office (OFC)
Requested General Plan Land Use
High Density Residential 20-30 du/ac
(HDR 30)
Requested Zoning
Planned Area Development (PAD)
Development Team
Legal Counsel
Tiffany & Bosco, P.A.
Shaine T. Alleman
2525 East Camelback Road, 7th Floor
Phoenix, Arizona 85016
Architecture
Biltform Architecture
Vince Scarano, Principal
11460 North Cave Creek Road, Suite 6
Phoenix, Arizona 85020
Engineer
Wood Patel
James S. Campbell, P.E.
2501 W Northern Ave #100
Phoenix, Arizona 85021
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EXECUTIVE SUMMARY
This proposed Minor General Plan Amendment and PAD Rezoning Application request
is for an approximately 16.10 Acres generally located at the northwest corner of the
intersection of Bell Road and the Loop 101 Freeway and identified by the Maricopa
Assessor Office with parcel numbers as portions of 200-42-964A, 200-42-005J, 200-43-
007K, 200-43-007G, 200-43-009J, 200-43-009M, 200-43-009K (the “Property”) slotted
between the Loop 101 Freeway and New River.
This Application is for a Minor General Plan Amendment and PAD Rezoning that will
change the General Plan Land Use designation from Office to High Density Residential
20-30 du/ac (HDR 30) and the zoning designation from the Palm Canyon Planned Area
Development (PAD) to the proposed Planned Area Development (PAD). This will allow
for the development of a multi-family development, which will accommodate a high
density residential uses on the Property.
The Applicant is aware of the City’s goals for the surrounding area of the Property and
its desire to promote uses that will bring development and economic vitality, quality
architectural character, and provide an appropriate balance of uses which will help to
support the commercial and office uses in the area.
This proposed request is aimed at providing a high quality multi-family development to
support land uses in the area that promote an urban environment. Allowing multi-family
residential will support the commercial and office uses in the area while bringing high
quality architecture. The Evergreen PAD utilizes the unique zoning development
standards to compliment the Arrowhead Town Center area.
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PROPERTY DESCRIPTION
Introduction
The Evergreen developable property is approximately 16.10 Acres generally located at
the northwest corner of the intersection of Bell Road and the Loop 101 Freeway. The
Property and surrounding properties have been zoned with the Palm Valley Business
Park PAD since 2007. Prior to that, the general area has been dominated by commercial
and retail projects. The Property has sat vacant for a number years without any interest
for commercial uses and is essentially an empty “donut hole” with development
occurring all around it. This is primarily due to the unique location and shape of the
Property with its associated high costs for drainage issues and infrastructure
requirements. Theses constraints provide a high burden that discourages commercial
development on the Property. While these conditions could be viewed as negative there
is a fantastic opportunity to provide an alternative property use that is not found in the
area with multifamily housing. This use also greatly complements the existing
commercial, business uses in the area, bringing residents and customers to the area, and
is an ideal use adjacent to the major thoroughfare of the Loop 101. (See EXHIBIT A –
Regional Aerial Context Map).
As illustrated in EXHIBIT B – Aerial Context Map the Property is comprised of seven (7)
vacant parcels that are contiguous to one another. The Property is encumbered by New
River within the eastern potion of the property and the Loop 101 bordering on the
West. The Property has been historically vacant. Approximately 11 acres is located within
the floodway and floodplain which is undevelopable property associated with
ownership. As such this Planned Area Development only pertains to the 16.10 acres of
developable property.
The Property currently is designated by the Glendale General Plan land as Office (See
EXHIBIT C – Existing Glendale General Plan Map).
The Property is currently zoned Planned Area Development (PAD) under the City of
Glendale Zoning Ordinance (See EXHIBIT D – Existing Glendale Zoning Map).
Relationship to Surrounding Properties
The property is an irregular shaped, undeveloped Property bounded by the Loop 101
Freeway and 83rd Avenue along the property’s eastern property line; the New River
drainage way along the northern property and the western property lines; and Bell Road
along the south boundary. (See EXHIBIT E – Conceptual Site Plan)
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The Property is surrounded by vacant and developed property with the freeway and
Commercial to the East and Bell Road and vacant land in the City of Peoria to the south,
residential and commercial development to the south and east. The following table
describes the surrounding conditions of the neighboring properties.
Direction
Description
G.P. Land Use
Zoning
North
Vacant Land and Glendale
Northwest
Shopping
Center
Office / Planned
Commercial
PAD
East
Arrowhead Town Center
and Arrowhead Cadillac
General Commercial /
Office
PAD
South
Vacant Land
City of Peoria
City of Peoria
West
Vacant Land New River/
Arrowhead Honda
City of Peoria
City of Peoria
Topography
The Property is generally level with a gentle slope to the southwest. At present, the
Property remains in its natural desert condition with moderate growth of typical low-
lying desert vegetation, including shrubs, bushes and trees. The New River exists along
the Westside of the Property. No other encumbrances or structures are on the Property.
Drainage
The Property is located within Federal Emergency Management Agency (FEMA) Zone “X”
and Floodway Areas in Zone “AE” in accordance with Flood Insurance Rate Map (FIRM)
No. 04013C1265L dated October 16, 2013. Zone “X” includes areas of 0.2% annual
chance flood; areas of 1% annual chance flood with average depths of less than one (1)
foot or with drainage areas less than one (1) square mile; and areas protected by levees
from 1% annual chance flood. Floodway Areas in Zone “AE” includes the channel of a
stream plus any adjacent floodplain area that must be kept free of encroachment so that
the 1% annual chance flood can be carried without substantial increases in flood
heights.
There is a 48-inch storm drain line that crosses under 83rd Avenue approximately 500-
feet south of the northernmost point of the Property. Storm water runoff enters the
storm drain on the east side of 83rd Avenue and discharges to the west of 83rd Avenue
at a headwall located on the Property. There is also an existing spillway from 83rd
Avenue that discharges to the Property. Another headwall collects the storm water at
the Property line and discharges the storm water into the New River Floodway.
Current Circulation
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Direct access to the Property is fairly challenging due to the fact the Property is
sandwiched between the Loop 101 Freeway (no access to) and the New River. The only
full access point to the Property that will be permitted is on 83rd Avenue. The Property
fronts onto Bell Road. However, the distance between the edge of the Property and the
Loop 101 off ramp is not great enough (prior to the New River Bridge) to facilitate an
access point at this location. The development is planning to provide an emergency
access point at the south boundary line that will allow emergency service vehicles to
enter, if needed. As part of the design review process, the Transportation Impact
Analysis will be developed and submitted with the application to determine
transportation needs. All roadways adjacent to the Property including SR-101, 83rd
Avenue, and Bell Road adjacent are fully-developed.
Summary
Based on the current Property conditions and location, the Evergreen development is
appropriate for the location and character of the general area. Currently, the vacant
Property lies near City’s Arrowhead Town Center and is adjacent to the Loop 101
Freeway. Given its unique location and orientation, proper development of the Property
with high quality multi-family design will enhance the Property and create a
development that will bring more residents, increase customer base, which will provide
positive impacts to the commercial businesses in the area, including Arrowhead Towne
Center.
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PROJECT DESCRIPTION
The Property and surrounding area are poised to continue to bring developments to the
City of Glendale that have economic value with opportunities for live, work and play
benefits that enhance the City’s value to the region. The Applicant has been involved
with many discussions with the City in determining what developments and uses will
help reach the goals that Glendale has for this area.
The existing location of this proposal provides a unique opportunity for a land use that
will improve the area by increasing density and providing a catalyst for promoting
existing and future commercial, office, entertainment and business related land uses to
the area. The Applicant is aware that the aesthetics and design of the buildings and
grounds are important to the overall development of the Property and how it fits in with
the current environment of the area (See EXHIBIT F – Conceptual Elevations).
The overall physical design of the Evergreen development is intended to foster
connectivity, walkability, and relationship to the area character. The open space
locations will be located and oriented to provide patterns designed to enhance the
walkability of the Property and focus eyes on communal areas and to open spaces,
creating a sense of place and security for the development.
Evergreen General Plan Request and Analysis
This Application is for a Minor General Plan Amendment to the Envision Glendale 2040
Plan would change the General Plan Land Use designation from Office (OFC) to High
Density Residential 20-30 du/ac (HDR 30) to foster a multi-family development adjacent
to the what is considered the West Valley’s shopping center (the Arrowhead Town
Center).
The intent of the General Plan Amendment is to provide a more compatible land use
designation of “HDR 30” to allow the implementation of the companion rezoning case.
This category is the best category to enable multi-family residential.
The proposed amendment will be compatible with the existing Arrowhead Town Center
and multi-family residential in the area as well as the adjacent freeway. Additionally, the
Property’s proximity to 83rd Avenue and Bell Road makes the proposed “HDR 30” land
use designation a more consistent and compatible land use for the area. Furthermore,
the “HDR 30” designation creates a transition between the adjacent existing freeway the
multi-family and single family across the New River in the City of Peoria. The proposed
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“HDR 30” designation is an ideal use in this area and provides a practical and useful land
use solution to a vacant site.
As proposed, the “HDR 30” designation helps create housing opportunities for new and
existing area residents. The increased population generated by the project should
increase expendable income which translates into retail sales tax when residents shop at
local retail stores. There is a tax base and economic benefit derived by this amendment.
In addition to financial stability, Glendale's 2040 General Plan sets forth a collection of
goals intended to realize the values and vision of the community, providing a framework
for proposed developments to be considered. The City of Glendale's Vision toward 2040
and beyond is founded on dynamic community spirit, and accountability for quality of
living excellence. Our desire is to achieve all-encompassing balance in a community that
is friendly, nurturing and safe for all citizens. Glendale's image is progressive with
emphasis on family values including: education, outdoor enjoyment, culture, and
economic vitality. We support economic and social diversity from well-maintained,
clean, visually attractive urban neighborhoods to the spacious, outlying rural areas that
remind us of our agricultural heritage and strongly support the mission of Luke Air
Force Base.
Accordingly, the following General Plan Goals and Policies are being met by the
Evergreen proposal:
Land Use Element
1) Goal LU-2 - There are transition and buffer areas between unrelated land uses.
Policy Ll.-J-24 - The City shall ensure that adequate buffers between residential
and non- residential uses are included, except in cases where the residential is a
part of a mixed-use development where it relates to the adjacent use.
Response: Landscaped open space buffers will be provided by Evergreen adjacent to
residential development. Furthermore, open space will be coordinated between
development types to ensure connectivity, similar character and seamless transition.
2) Goal LU-3 - Land use ties into existing and future transportation systems.
Policy LU-3.8 - The City shall support and encourage connectivity, based on
alternative
transportation
modes,
within
neighborhoods
and
between
neighborhoods, activity centers, and the region, when making land use decisions.
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Response: The Property is legally accessible from 83rd Avenue as appropriate. The
Property will incorporate pedestrian walkways, appropriately outlined in the landscape
tracts of the development and surrounding connectivity. The Property is situated
adjacent to the Loop 101 freeway adjacent to Valley Metro Local Bus Route 83 and the
Peoria On the Go (POGO) neighborhood circulator along 83rd Ave and Bell Road and
3/4 mile from the Arrowhead Transit Center which includes links to the Northwest Valley
Express and Local Bus Route 170 Bell Road. Adequate onsite connections, as well as
multimodal infrastructure will ensure various means of connectivity for future residents
and users.
3) Goal LU-4 - Mixed-use projects provide urban clusters with housing, retail,
restaurants and integrated transit facilities in Glendale.
Policy LU-4.4 - The City shall encourage a variety and mix of uses, including both
vertical and horizontal mixed-use where appropriate.
Response: This goal and its subsequent policy are at the heart of the Evergreen project.
This project is a request to include a multi-family use united by onsite circulation and
open space while providing customers and employees to live near the Arrowhead Town
Center. Evergreen is perfectly situated to respond to and act as a continuation of the
Arrowhead Town Center.
Housing Element
1) Goal HE-2 - Glendale has a wide variety of housing types, styles and options.
Policy HE-2.1- The City should encourage variety in siting, floor plans, elevations,
massing, materials, and color schemes in housing units included in new
residential developments.
Policy HE-2.2 - The City shall foster a pleasing, comfortable blending of single
family and multi- family housing units through use of compatibility techniques.
2) Goal HE-3 - Glendale has housing options that meet the range of socioeconomic
needs of the City's current and future residents.
Policy HE-3.5 - The City should support adjustments to the housing mix based
on demographic needs and economic changes within Glendale.
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3) Goal HE-5 - Glendale has diverse, safe, resource-efficient and high-quality
housing options that blend with and enhance its image.
Policy HE-5.3 - The City should develop safe, well built, attractive housing that
adds variety to neighborhoods, thereby serving as a catalyst for the improvement
of the surrounding neighborhoods.
4) Goal HE-6 - Residential areas relate to workplaces.
Policy HE-6.2 - The City shall encourage housing in close proximity to
designated employment areas.
Response: The Evergreen PAD, as requested, will allow for market-driven multi-family
housing options which are unique but complimentary to the Arrowhead Town Center
area. The Property's prime location and future residential developments ensure that
Evergreen will be in close proximity to employment, shopping, and entertainment
venues further promoting the City's image as an, "excellent place to live, work and play"
as envisioned by the 2040 General Plan. Greater detail regarding siting, floor plans,
elevations, massing, materials, and color schemes in housing units will occur separately
during the design review and is subject to the City's approval process. Many different
housing types are available within the context area, including single-family and multi-
family residential. As proposed, the Evergreen PAD would afford the flexibility for market
driven multi-family housing options to be developed.
Growth Areas Element
The Property is located within the Loop 101 North. Glendale's northern tier has
experienced rapid growth between 1980 and the present. Buildout is expected to add
4,000 jobs and 750,000 square feet of commercial floor area. Because of substantial
residential development, employment and retail uses will represent a dominant share of
new development in this Growth Area, the following Goals and Policies from the Growth
Area Element apply to and are implemented by the Evergreen proposal:
1) Goal GA-2 - Glendale's identified Growth Areas are supported with appropriate
infrastructure.
Policy GA-2.2 - The City shall locate growth nodes where traffic capacities can
expand, such as near freeway corridor intersections with major streets.
Response: The Property is situated adjacent to the Loop 101 freeway adjacent to Valley
Metro Local Bus Route 83, Peoria On the Go (POGO) neighborhood circulator along Bell
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Road and 83rd Ave Avenue, and 3/4 mile from the Arrowhead Transit Center which
include links to the Northwest Valley Express and Local Bus Route 170 Bell Road. These
multi-modal accesses connect with the regional transportation system therefore
adequate mobility infrastructure is currently in place in which users and residents of
Evergreen will utilize.
2) Goal GA-3 - Growth is achieved through reasonable, responsible urban
development.
Policy GA-3.2 - The City shall conserve significant natural resources and open
space in Growth Areas.
Response: Evergreen incorporates site design to ensure a meaningful transition
between the Property, adjacent uses, and established development. The site design will
provide open space that is purposefully located in areas that will have the largest impact
for both future residents and adjacent neighborhoods.
3) Goal GA-5 - Each Growth Area has a unique identity.
Policy GA-5.1 - The City shall encourage economic diversity in each Growth
Area.
Response: Evergreen will allow for an influx of residential to support the commercial,
and office, directly complimenting the developments within the context area. These
developments include the Arrowhead Town Center. The combination of both a mlx of
offsite and onsite uses and the addition of future residents will positively contribute to
the City's tax-base and provide additional workforce resources to employers that exist
within the municipality.
Neighborhood Preservation and Revitalization Element
1) Goal NPR-3 Regulations and standards for livability guide existing and future
neighborhoods.
Policy NPR-3.3 - The City shall prescribe landscaping and screening devices as
appropriate for land use buffers and greenbelts.
Response: Evergreen will provide adequate setbacks to non-complimentary land uses.
The open space and pedestrian connectivity proposed for this development is a
significant component of what will make this desirable and attractive community.
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Connectivity Element
1) Goal C-8 Land use ties into existing and future transportation systems.
Policy C-8.6 - 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.
Policy C-8.8 - The City shall support and encourage connectivity, based on
alternative
transportation
modes,
within
neighborhoods
and
between
neighborhoods, activity centers, and the region, when making land use decisions.
Response: Evergreen will incorporate a multi-family residential project into an
employment and commercial area within the City of Glendale. The goal is to incorporate
a multi-family density project utilizing the High Density 20 land use designation of the
general plan. Utilizing this residential density with access to transit, commercial uses and
office uses will help to support multimodal transportation at the Arrowhead Transit
Center, which connects with Valley Metro Express Bus Route 573, 575 and the Valley
Metro Local Bus Route 83 along 83rd Avenue with service to the local Peoria On the Go
Circulator (POGO). The Property is in close proximity to Loop 101 freeway access. The
density of the proposed use, along with existing transit and connectivity options in the
area, ensure that future residents and users have a multitude of transportation options
to reduce vehicular trip counts.
Bicycling and Pedestrian Element
1) Goal BP‐1 Bicycle circulation system consists of a continuous network, enabling
access to all parts of the city.
Policy BP‐1.2 The City should connect parks to planned bicycle routes and
recreation corridors, including trails, such as along New River, Skunk Creek, the
Thunderbird Park Paseo, and the Agua Fria River.
2) Goal BP‐2 Bicycle facilities are separated from corridors with heavy vehicular
traffic when feasible.
Policy BP‐2.2 The City should design recreation bicycle paths along rivers, canals,
and open space preserve areas, and away from traffic when feasible.
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3) Goal BP‐4 Glendale is a pedestrian friendly city that encourages and promotes
walking as a regular means of transportation.
Policy BP‐4.2 To encourage pedestrian activity in Glendale, the City shall provide
safe and convenient pedestrian corridors that link activity centers with residential
neighborhoods.
Policy BP‐5.7 Where feasible, pedestrian facilities should be looped and
interconnected.
Response: Evergreen will incorporate connectivity incorporate pedestrian and bicycle
connectivity within and adjacent to the Property. Within the open space tract adjacent
to New River, the project is proposing a Decomposed Granite, or DG, path from Bell
Road to 83rd Avenue along the project frontage. This path will be able to facilitate
pedestrian and bicycle connectivity. (See EXHIBIT E– Conceptual Site Plan)
Evergreen PAD Request and Development standards
When standards are not provided within the Evergreen Standards, development shall
comply with those standards in the City of Glendale Zoning Ordinance.
1. The proposed development standards are as follows:
PROPOSED DEVELOPMENT STANDARDS
Development Standard
Evergreen District Standard
Maximum Gross Density
26 DU/AC
Maximum Building Height
4 Stories or 60’*
Maximum Accessory Structure Height
50’*
Maximum Building Coverage
100%
Minimum Building Setback - Street Side
(Loop 101)
15’
Minimum Building Setback – Street Side
(83rd Avenue)
15’
Minimum Building Setback – Street Side
(Bell Road)
15’
Internal Setbacks including accessory
structures
0’
Minimum Lot Area
N/A**
* Additional five (5) feet is allowed for architectural embellishment for a total maximum building
height of 65. May be amended in accordance with PAD Deviation Administrative Relief section.
**No minimum lot area requirement.
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Evergreen Permitted Land Uses
Land Uses below are allowed on a per parcel basis. The Parcel Map is included below:
Evergreen PAD – Land Use Matrix Table
LAND USE
Glendale Zoning District
Permitted Use
Evergreen PAD
RESIDENTIAL
Multiple Residence Zone (R-3)
P, C
P
Multiple Residence Zone (R-4)
P, C
P
Multiple Residence Zone (R-5)
P, C
P
P – Permitted Use
C – Conditional Use Permit: Any uses which require Conditional Use Permits
within the respective zoning designations as is included above per the City of
Glendale Zoning Ordinance are permitted uses within the Evergreen PAD.
Prohibited Land Uses
1. Adult Entertainment which includes sexual oriented establishments.
2. Tattoo Parlor.
3. Gaming Hall.
4. Pawn Shops.
5. Thrift Store.
Additional Development Standards and Guidelines
The following guidelines are supplemental to the applicable sections found in the City of
Glendale’s Zoning Ordinance. In the case of a conflict, the PAD standard will apply.
1. Landscaping Buffering and Walls
a. The landscaping, Buffering and Walls within the development shall meet
Section 7.200 of the Glendale Zoning Ordinance. Sound walls adjacent to
the Loop 101 Freeway will not be required.
2. Lighting
a. Minimization of light pollution for the protection of nighttime views is an
important component of the design theme for the project, as well as for
the adjacent neighboring properties. A photometric plan will be provided
at the Design Review phase as required.
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3. Parking
a. Each parking space shall be at least nine (9) feet wide and eighteen (18)
feet deep. No additional hangover reduction shall be applied.
b. Accessible Parking Spaces shall be at least ten (10) feet wide and 18 (18
feet) deep.
c. On-site parking areas shall contain at least one (1) landscape planter for
every 12 parking spaces provided on the Property.
d. Other requirements of aisle widths are contained in the City of Glendale
Engineering Design Guidelines.
e. All parking counts shall meet Section 7.403 of the Glendale Zoning Code.
4. Signs
a. Signs shall comply with sign requirements as outlined within Section 7.100
of the City of Glendale’s Zoning Ordinance for C-2 (General Commercial)
zoning with the following exceptions:
b. Freestanding Identification Signs.
I.
General.
i.
The sign 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. The area of these
numerals shall not be included in calculating the allowed sign
area.
II.
Monument Sign.
ii.
Freestanding signs along street frontages (Loop 101, 83rd Ave
and Bell Road) shall be permitted, with the following exception:
• Signs shall be located at minimum three hundred and thirty
(330) feet between each monument sign.
• The sign shall not exceed a height of 20 (20) feet.
• The base shall have an aggregate width of at least fifty (50)
percent of the width of the sign.
• The maximum sign area for each sign is one hundred (100)
square feet.
III.
Awning Signs:
i.
A maximum of fifty (50) percent of the valance area of the
awning may be used for signage.
ii.
The sign area shall be measured according to Section 7.102-F-2
of this ordinance unless a distinctive background is provided.
IV.
Projecting Identification Signs:
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i.
A projecting sign is not permitted if any wall, fascia, mansard, or
parapet sign is used to identify the business/apartment
complex.
ii.
A projecting sign is allowed only on the exterior elevation of the
space occupied by the business/apartment complex units.
iii.
No more than one (1) projecting sign is permitted on each street
or alley frontage.
iv.
The sign area shall be calculated as follows:
• The sign area shall not exceed one-hundred (100) square
feet.
v.
The minimum separation between the sign and the face of the
building shall be three (3) inches.
vi.
The maximum sign projection from the face of the building shall
be five (5) feet. No sign shall project beyond the bracket on
which it is hung.
vii.
On a one-story building, the top of the projecting sign and its
supporting framework shall not be higher than the top of the
cornice line. On a multiple story building, the top of the
projecting sign and its supporting framework shall not be higher
than the top of the top-story window sills of the building from
which the sign projects.
viii.
The sign shall be perpendicular to the building and attached to
the bracket on which it is hung so that it will not swing.
V.
Wall, Fascia, Mansard, and Parapet, Identification Signs:
i.
No more than two (2) wall, fascia, mansard, or parapet sign per
building is permitted on each street or alley frontage.
ii.
The sign area for each building shall be as follows:
• The sign area for each building on a street shall not exceed
one (1) square foot for each linear foot of the building wall
elevation along the street frontage on which the sign is
displayed.
VI.
All signs are subject to review and approval for permitting by the
City.
VII.
Signs shall have architectural elements and a design that is
consistent with the building(s) with which they are associated.
VIII.
Signs may be illuminated or non-illuminated. The source of the
sign’s illumination shall not be exposed from any visible viewing.
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IX.
Sign design shall be proportionate in overall sign dimensions, sign
area and proximity of buildings.
Evergreen PAD Deviation
There will be proposals for development that may not be clearly identified within this
PAD the following shall apply:
1. Administrative Relief.
a. A request shall be submitted which describes the relief in detail.
b. The Development Services Director may authorize administrative relief to
the Property owner of up to ten (20) percent of any development standard
unless specifically restricted elsewhere in this ordinance if:
c. The proposed improvement requiring relief will not be detrimental to the
Property requesting relief, any adjacent property or the City;
d. Any relief authorized by the Development Services Director will be
documented with findings consistent with the standards above and filed
with the building permit records, subdivision case file, or other department
files, as appropriate.
e. The Development Services Director shall issue a written determination
within ten (10) working days of submission of a request that the relief does
or does not comply with the specified conditions. All determinations shall
be maintained in the Planning Department records
2. Administrative Review.
a. The Development Services Director shall review all uses specified in the
Sections and standards above for uses or accessory uses subject to
conditions to determine that all conditions are met.
b. A request shall be submitted which describes the use in detail and the
manner in which it will comply with the specified condition.
c. The Development Services Director shall issue a written determination
within ten (10) working days of submission of a completed request that
the use or accessory use does or does not comply with the specified
conditions. All determinations shall be maintained in the Planning
Department records.
Major and Minor Amendments to the PAD
A request for an amendment to the approved Evergreen PAD shall be processed as
either a minor amendment or major amendment. The Development Services Director
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will determine whether the requested change meets any one of the following criteria for
a major amendment:
1. An increase in the total number of dwelling unit density, building height of more
than 20 percent above the original approval;
2. A decrease more than 20 percent of any setback as included above;
3. All major amendments to a PAD shall be reviewed and approved by the Planning
and Zoning Commission and City Council following the same procedure as
prescribed for the original approval.
4. Any PAD Amendment request, including, uses or accessory uses not included in
the land use section of this PAD, a rearrangement of parcels, circulation systems
and/or open space areas within a PAD that does not meet any of the above
criteria shall be processed as a minor amendment. A minor amendment shall be
reviewed by all affected City departments and agencies and may be
administratively approved by the Development Services Director.
Citizen Participation Plan
As part of the Glendale Citizen Participation Ordinance, a Citizen Participation Plan will
be submitted and a final report will be provided in accordance with that plan. The report
provides the results of the citizens’ participation effort. The plan effort will include
notification by mail to surrounding neighbors and interested parties and holding a
neighborhood meeting.
Grading and Drainage Concept
There is a 48-inch storm drain line that crosses under 83rd Avenue approximately 500-
feet south of the northernmost point of the Property. Storm water runoff enters the
storm drain on the east side of 83rd Avenue and discharges to the west of 83rd Avenue
at a headwall located on the Property. There is also an existing spillway from 83rd
Avenue that discharges to the Property. Another headwall collects the storm water at
the Property line and discharges the storm water into the New River Floodway. This pipe
will need to be extended to the new gabion mattress necessary to remove a portion of
the Property out of the floodplain. It is our understanding retention of the first flush (0.5
inches) is required for the Property.
Water and Waste Water
There is a 12-inch water line within the 83rd Avenue right-of-way adjacent to the
eastern Property line along the intersection of SR-101 and the 83rd Avenue overpass.
This line approaches the Property from 83rd Avenue at the northwest end of the
overpass, turns southeast and continues running adjacent to the Property to the
southeast. It then enters the Property where the Property line jogs to the southwest
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parallel to SR-101. The line travels southwest for approximately 300 foot, then turns east
and crosses SR-101. At the north end of the Property an 8-inch waterline stubs out into
the Property at the median break in 83rd Avenue. There is an 8-inch sewer line in close
proximity to the 12-inch waterline as described above.
Both the existing water and sewer lines referenced above are in easements located on
the property. The City will need to review the proposed improvements over these lines
and it will need to evaluate if upgrades to these lines will be needed or if relocations are
required if substantial fill will need to be placed over the lines or if access to the facilities
will become too difficult. This will be determined during the Design Review and Site Plan
phase.
Water and wastewater infrastructure requirements will be determined at the time of the
Design Review, when the unit count on the Property has been clearly identified. The
Property may be served by the existing City of Glendale water and wastewater systems
pending capacity review and approval. Infrastructure improvements may be required to
provide service. The improvements will be designed and constructed in accordance with
City Design Standards and Policies.
Power and Natural Gas
Southwest Gas is the natural gas provider in the area a 4-inch gas line south of the
Property within Bell Road. Arizona Public Service (APS) provides power provider to the
Property. Per AP documents underground electric lines are located on the south end of
the Property within Bell Road. There are also overhead electric lines within the Property.
These lines cross the southeast corner of the Property.
Telecommunications
Cox Communications is the cable provider for the Property. Cox utility mapping shows a
fiber line coming into the Property from the east along the north side of Bell Road,
crossing New River, running approximately 1000 feet north along the west side of New
River, turning east and crossing New River to the section line. It then runs approximately
1300 feet north, turns east and crosses the Property, extending under 83rd Avenue.
CenturyLink is the telephone service provider for the Property. The CenturyLink map
identifies underground telephone lines within a 4-inch conduit along the south side of
the Property parallel to Bell Road that is believed to be in a duct bank with APS electric
lines and Cox cable television lines.
Solid Waste
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The City of Glendale, or private provider, will be the solid waste provider for the project.
In order to facilitate the best design and service for residents this project will be looking
to provide a “Solid Waste Valet Service”. As indicated in preliminary plans (See Exhibit E
Conceptual Site Plan) the project will locate four areas in which residents may deposit
solid waste. Also located on the Property, the proposal is to locate two Trash
Compactors, one per each phase. The operators of the facility will transfer solid waste
from the solid waste bins provided to the compactors in order to facilitate more efficient
pick up by solid waste services.
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CONCLUSION
The Evergreen PAD is in a unique infill location adjacent to two major transportation
corridors in Glendale. This location provides the perfect site for housing uses demanded
in the City. The PAD creates a development scenario to complement the surrounding
office and commercial uses while complementing the development around Arrowhead
Town Center. The construction and improvement of the common and open space
amenities is integrated seamlessly into the community and benefits these future and
residents of Glendale.
The proposed General Plan Land Use designation of HDR 30 and the proposed rezoning
to PAD is consistent with many of the policies of the City of Glendale’s General Plan
2040. The proposed plan intends to develop a vacant site at a major intersection. The
General Plan states that the City should encourage a variety of housing types that meet
a range of socioeconomic needs and locate residential uses near work places. This PAD
provides the framework to do just that. This unique development plan places multi-
family which will feed the commercial and office development in the Arrowhead Town
Center area. This PAD ensures that development will follow Glendale design principals
and continue the tradition of quality housing in the City of Glendale.
Exhibit A - Regional Aerial Context Exhibit
Evergreen – NWC Loop 101 & Bell Road
Interstate 10 Freeway
Corporate r (Alignment)
119th Ave
Exhibit B - Aerial Context Exhibit
Evergreen – NWC Loop 101 & Bell Road
Interstate 10 Freeway
Freeway Interchange
(Future)
119th Ave
Van Buren St
Exhibit C – Existing Glendale General Plan Map
Evergreen – NWC Loop 101 & Bell Road
Freeway Interchange
(Future)
119th Ave
AG
Exhibit D – Existing Glendale Zoning Map
Evergreen – NWC Loop 101 & Bell Road
AG
CCD
PAD
PAD
R1-35
R1-6
Freeway Interchange
(Future)
MH
PAD
PAD
AG
119th Ave
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EXHIBIT E
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EXHIBIT F