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Northern Places
Rezoning Application & Project Narrative
Application No. ZON20-01
9433 West Northern Avenue
Northern Avenue East of AZ State Route 101
Submitted: December 2019
Revised: April 2020
July 2020
Northern Places PAD Project Narrative
2
Development Team
Property Owner / Developer:
Gregory P. Saltz, PLLC
Scottsdale, AZ
Applicant:
Bill Cantieri, Piazza Restaurant Development
Phoenix, AZ
Planning Consultant:
Jon M. Froke Urban Planning, LLC
Phoenix, AZ
Northern Places PAD Project Narrative
3
Table of Contents
Introduction .......................................................................................................................................... 4
Project Description & Development Concept ...................................................................................... 6
Table 1 - Development Standards ....................................................................................................... 6
Transportation & Parking ..................................................................................................................... 8
Comprehensive Sign Package ............................................................................................................ 8
Architectural Character ........................................................................................................................ 8
Findings ............................................................................................................................................... 13
Conclusion ........................................................................................................................................... 13
List of Exhibits
Exhibit A: Vicinity Map ......................................................................................................................... 4
Exhibit B: Existing General Plan Land Use Map ................................................................................. 5
Exhibit C: Existing Zoning Map ............................................................................................................ 5
Exhibit D: Conceptual Site Plan Options ............................................................................................. 7
Northern Places PAD Project Narrative
4
Introduction
Gregory P. Saltz, PLLC (Future Property Owner) and Piazza Restaurant Development (Applicant),
requests consideration of an annexation and rezoning application for property located on the south side of
Northern Avenue, east of AZ State Route 101 (the “Project Site”). This property currently resides in
Maricopa County; however, the Property Owner is working with Glendale officials towards annexation into
the Glendale City Limits.
Exhibit A: Vicinity Map
Surrounding Land Use & Zoning
The Project Site is currently a single-family residence surrounded by commercial development, agriculture,
vacant property, and one single-family residence. The land uses surrounding the Project Site are:
North: Commercial development, across Northern Avenue.
East: Detached, single-family residential.
South: Commercial development / Casino.
West: Agricultural land and AZ State Route 101 (Agua Fria Freeway).
All of the surrounding property south of Northern Avenue is located on a county island in Maricopa County
and currently zoned RU-43. City of Glendale property south of Northern Avenue begins just west of 93rd
Avenue, which is zoned A-1. The commercial development located on the northern side of Northern
Avenue is located in the City of Peoria and is zoned C-2 and PAD. The site is designated in the Envision
Glendale 2040 General Plan as CCC, Corporate Commerce Center.
Project
Site
Loop 101
Northern Places PAD Project Narrative
5
Exhibit B: Existing General Plan Land Use Map
Exhibit C: Existing Zoning Map
RU-43
Maricopa County
Project Site
Project
Site
CCC
Loop 101
Loop 101
Northern Places PAD Project Narrative
6
Project Description & Development Concept
The Applicant proposes the Northern Places as a 3.55-acre commercial development center that is
complementary to surrounding development and strategically located to benefit the City of Glendale. The
project proposes 3 commercial structures (Subject to Design Review). Drive thru lanes and outdoor patio
spaces will be permitted as part of the rezoning application without a conditional use permit. Financial
institutions, with or without drive thru lanes will be permitted. Retail land uses will follow the C-2, General
Commercial, zoning district, unless amended herein.
Retail land uses will follow the C-2, General Commercial, zoning district, except where amended herein.
Development Standards
The Northern Places PAD provides for potential commercial development and/or lodging opportunities
along Northern Avenue. Upon annexation, the Project Site will serve as the western entryway into the City
of Glendale and provide visitors with immediate retail, restaurant, and lodging accommodations.
Additionally, the project site is located just north of the Desert Diamond Casino and the Westgate
Entertainment District. As such, patrons will have options for shopping and easy access to the casino and
all that the Westgate Entertainment District has to offer.
The development standards for each building and associated land use are provided on the table below.
Table 1 – Development Standards
Land Use
Building Area
(Approximate)
Building
Setbacks *
Floor Area Ratio
(FAR)
Building Height
Retail / Restaurant / Bank
3,000 – 15,000
sq. ft.
20 ft.
0.5
35 feet
Hotel
120- 150 rooms.
20 ft.
0.5
65 feet
* Building Setback measured from the property line.
Conceptual Site Plans
Four conceptual site plans for Northern Places are provided on the following pages. Each site plan presents
a unique design concept of what the property could look like when completed and are further described
below. It is acknowledged that the site plan will be subject to Design Review.
Proposed Site Plan:
This design concept provides for two, 2,600 square foot PAD structures and a 7.050 square foot retail
building. A total of 119 parking spaces and 8 ADA spaces, is provided for the site. Also included are two
large retention basins on either side of the retail building.
Alternative Option A:
Option A provides for a 3,000 square foot standalone PAD structure and a hotel. The end use of the PAD
building is envisioned to be a restaurant with a drive-thru window. The restaurant will comply with all City
requirements for screening of the drive-thru and signage. The hotel is envisioned to be 5-stories with 120
to 150 rooms.
The site will contain approximately 200 parking spaces for the development and an additional 10 ADA
spaces.
Northern Places PAD Project Narrative
7
Alternative Option B:
Option B is focused on retail development with two standalone retail buildings. The first building is 13,578
square feet and the second is 11,400 square feet and includes a patio space. A retention basin is provided
west of the second retail structure. A total of 146 parking spaces and 4 ADA spaces will be provided in this
design concept.
Alternative Option C:
Option C includes two PAD structures, one envisioned as a bank with a drive-thru and the other as a
restaurant or a retail building. The bank building is 3,800 square feet and the restaurant/retail building is
6.000 square feet. Also included in this option is a retention basin situated in the southwest of the site.
A total of 160 parking spaces and 4 ADA spaces are included in this design concept.
On & Off-Site Improvements
Water improvements will include the installation of water lines within the Project Site. The water line will
connect to existing waterlines along Northern Avenue. No other off-site water improvements are
anticipated.
Sewer improvements include the installation of sewer lines within the Project Site. The sewer line will
connect to existing sewer lines to the property to the south. The applicant will work with City of Glendale
staff and the Tribal Nation on extending sewer and vehicular access to the existing ring road to the south.
No other off-site sewer improvements are anticipated.
Relevant General Plan Policies
Northern Places serves the following policies from the Envision Glendale 2040 General Plan:
§
Policy GA-2.2: The City shall locate growth nodes where traffic capacities can expand, such as
near freeway corridor intersections with major streets.
§
Policy GA-2.5: When determined to be cost-beneficial, the City should pursue annexation of
vacant, underdeveloped, and developed land that is within both the adopted Water Service Area
and the MPA, taking into consideration the development/growth potential, projected revenues to
be received, projected costs and capability to serve the area, and the strategic importance of the
location.
§
Policy ED-2.3: The City should continue to maximize freeway, major arterial, and transit service
access as opportunities for employment sites.
SHOPS
7,050 S.F.
PAD A
2,600 S.F.
PAD B
2,600 S.F.
8
9
6
9
9
7
6
6
5
8
6
6
5
8
4
8
5
4
26'-0"
DRIVE
18'-0"
49'-0"
12'-0"
DRIVE
6'-0"
18'-0"
26'-0"
DRIVE
20'-0"
20'-0"
26'-0"
DRIVE
18'-0"
49'-0"
12'-0"
DRIVE
18'-0"
26'-0"
DRIVE
5'
6'-0"
40'-0"
RIGHT OF WAY
99'-0"
12'-0"
DRIVE
6'-0"
18'-0"
26'-0"
DRIVE
18'-0"
80'-0"
12'-0"
DRIVE
THRU
26'-0"
DRIVE
18'-0"
12'-0"
40'-0"
DRIVE
117'-6"
FACE OF BUILDING
117'-6"
FACE OF BUILDING
349'-0"
FACE OF BUILDING
67'-6"
FACE OF BUILDING
59'-6"
FACE OF BUILDING
26'-0"
DRIVE
26'-0"
DRIVE
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
9'-0"
TYP.
PATIO
1,100 SF.
6
9'-0"
TYP.
6
RETENTION
RETENTION
6'-0"
12'-0"
DRIVE
THRU
26'-0"
DRIVE
30'-0"
LANDSCAPE SETBACK
8'
6'
6'
11'-0"
11'-0"
11'-0"
12'-0"
28'-0"
51'-0"
PATIO
450 SF.
26'-0"
DRIVE
A100
PROPOSED
SITE PLAN
NORTH
SCALE: 1" = 20'-0"
1
PROPOSED SITE PLAN
PROJECT DATA:
OVERALL SITE DATA:
NET SITE AREA:
+/-154,440 SQ. FT. (3.55 ACRES)
EXISTING APN:
142-56-001D
EXISTING ZONING:
RU-43
PROPOSED ZONING:
C-2
BUILDING AREAS:
CONSTRUCTION TYPE:
5-B
FIRE SPRINKLER:
YES, FULLY SPRINKLERED
PAD A:
2,600 SF.
PAD B:
2,600 SF.
SHOPS
7,050 SQ. FT. + 1,550 PATIO
TOTAL
12,250 SQ. FT.
PARKING:
REQUIRED: (1/250)
49 SPACES
PROVIDED:
130 SPACES
(10.24 / 1,000)
VICINITY MAP:
SCALE:
N.T.S.
NORTH
GPS RETAIL ADVISORS
DEVELOPER/OWNER:
PHNX DESIGN LLC.
ARCHITECT:
PROJECT TEAM:
6900 EAST 2nd STREET
SCOTTSDALE, ARIZONA 85251
CONTACT: BILL CANTIERI
PH: (480) 818-9736
2942 EAST FOUNTAIN STREET
MESA, AZ 85213
CONTACT: MIKE HILLS
PH: (602) 763-7354
0'
5' 10'
20'
40'
NORTHERN AVE
ZONING: RU-43
USE: VACANT
ZONING: C2
USE: COMMERCIAL
ZONING: RU-42
USE: COMMERCIAL
ZONING: RU-43
USE: COMMERCIAL
PROJECT
SITE
91ST AVE
99TH AVE
NORTHERN AVE
OLIVE AVE
GLENDALE AVE
DESIGN
DATE REVISION
1
2
3
PROPOSED USED PLAN
NORTHERN AVENUE AND THE 101 FREEWAY
MARICOPA COUNTY, ARIZONA
NOT FOR
PRELIMINARY
CONSTRUCTION
OR RECORDING
2942 EAST FOUNTAIN STREET, MESA, ARIZONA 85213
MIKEH@PHNX-DESIGN.COM
602.762.7354
©2019 OWNERSHIP OF SERVICE --
All reports, plans, specifications, notes
and information prepared by PHNX
DESIGN and their consultants shall
remain the property thereto. PHNX
DESIGN shall retain all common law,
statutory and other reserved rights,
including the copyright thereto.
DATE: 04.20.2020
101 FREEWAY
HOTEL
5 STORY / 120 ROOMS
PAD A
3,000 S.F.
8
9
40'-0"
RIGHT OF WAY
40'-0"
DRIVE
7
30'-0"
LANDSCAPE SETBACK
8'
6'
6'
11'-0"
11'-0"
11'-0"
12'-0"
51'-0"
60/65 HEIGHT
8
8
8
6
9
6
5
4
6
10
9
4
6
6
6
6
8
8
8
8
8
8
8
5
5
4
6
A100
PROPOSED
USE PLAN
OPTION A
SCALE: 1" = 20'-0"
PROPOSED SITE PLAN
VICINITY MAP:
SCALE:
N.T.S.
NORTH
GPS RETAIL ADVISORS
DEVELOPER/OWNER:
PHNX DESIGN LLC.
ARCHITECT:
PROJECT TEAM:
6900 EAST 2nd STREET
SCOTTSDALE, ARIZONA 85251
CONTACT: BILL CANTIERI
PH: (480) 818-9736
3707 EAST SOUTHERN AVE
MESA, AZ 85206
CONTACT: MIKE HILLS
PH: (602) 762-7354
NORTHERN AVE
ZONING: RU-43
USE: VACANT
ZONING: C2
USE: COMMERCIAL
ZONING: RU-42
USE: COMMERCIAL
ZONING: RU-43
USE: COMMERCIAL
PROJECT
SITE
91ST AVE
99TH AVE
NORTHERN AVE
OLIVE AVE
GLENDALE AVE
DESIGN
DATE REVISION
1
2
3
PROPOSED USED PLAN
NORTHERN AVENUE AND THE 101 FREEWAY
MARICOPA COUNTY, ARIZONA
NOT FOR
PRELIMINARY
CONSTRUCTION
OR RECORDING
2942 EAST FOUNTAIN STREET, MESA, ARIZONA 85213
MIKEH@PHNX-DESIGN.COM
602.762.7354
©2019 OWNERSHIP OF SERVICE --
All reports, plans, specifications, notes
and information prepared by PHNX
DESIGN and their consultants shall
remain the property thereto. PHNX
DESIGN shall retain all common law,
statutory and other reserved rights,
including the copyright thereto.
DATE: 07.23.2020
101 FREEWAY
OPTION: A
NORTH
40'-0"
RIGHT OF WAY
40'-0"
DRIVE
30'-0"
LANDSCAPE SETBACK
8'
6'
6'
11'-0"
11'-0"
11'-0"
12'-0"
51'-0"
11
SHOPS B
11,400 S.F.
10
10
4
SHOPS A
13,578 S.F.
93'
146'
192'
60'
PATIO
RETENTION
10
10
9
9
9
9
9
8
7
5
5
9
9
7
A100
PROPOSED
USE PLAN
OPTION B
NORTHERN AVE
ZONING: RU-43
USE: VACANT
ZONING: C2
USE: COMMERCIAL
ZONING: RU-42
USE: COMMERCIAL
ZONING: RU-43
USE: COMMERCIAL
DESIGN
DATE REVISION
1
2
3
PROPOSED USED PLAN
NORTHERN AVENUE AND THE 101 FREEWAY
MARICOPA COUNTY, ARIZONA
NOT FOR
PRELIMINARY
CONSTRUCTION
OR RECORDING
2942 EAST FOUNTAIN STREET, MESA, ARIZONA 85213
MIKEH@PHNX-DESIGN.COM
602.762.7354
©2019 OWNERSHIP OF SERVICE --
All reports, plans, specifications, notes
and information prepared by PHNX
DESIGN and their consultants shall
remain the property thereto. PHNX
DESIGN shall retain all common law,
statutory and other reserved rights,
including the copyright thereto.
VICINITY MAP:
SCALE:
N.T.S.
NORTH
GPS RETAIL ADVISORS
DEVELOPER/OWNER:
PHNX DESIGN LLC.
ARCHITECT:
PROJECT TEAM:
6900 EAST 2nd STREET
SCOTTSDALE, ARIZONA 85251
CONTACT: BILL CANTIERI
PH: (480) 818-9736
3707 EAST SOUTHERN AVE
MESA, AZ 85206
CONTACT: MIKE HILLS
PH: (602) 762-7354
PROJECT
SITE
91ST AVE
99TH AVE
NORTHERN AVE
OLIVE AVE
GLENDALE AVE
101 FREEWAY
SCALE: 1" = 20'-0"
PROPOSED SITE PLAN
DATE: 07.23.2020
OPTION: B
NORTH
40'-0"
RIGHT OF WAY
40'-0"
DRIVE
30'-0"
LANDSCAPE SETBACK
8'
6'
6'
11'-0"
11'-0"
11'-0"
12'-0"
51'-0"
5
PAD B
6,000 S.F.
7
60'
60'
RETENTION
10
10
9
9
6
6
9
9
PAD A
6
6
6
6
6
6
6
6
8
10
3,800 S.F.
A100
PROPOSED
USE PLAN
OPTION C
NORTHERN AVE
ZONING: RU-43
USE: VACANT
ZONING: C2
USE: COMMERCIAL
ZONING: RU-42
USE: COMMERCIAL
ZONING: RU-43
USE: COMMERCIAL
DESIGN
DATE REVISION
1
2
3
PROPOSED USED PLAN
NORTHERN AVENUE AND THE 101 FREEWAY
MARICOPA COUNTY, ARIZONA
NOT FOR
PRELIMINARY
CONSTRUCTION
OR RECORDING
2942 EAST FOUNTAIN STREET, MESA, ARIZONA 85213
MIKEH@PHNX-DESIGN.COM
602.762.7354
©2019 OWNERSHIP OF SERVICE --
All reports, plans, specifications, notes
and information prepared by PHNX
DESIGN and their consultants shall
remain the property thereto. PHNX
DESIGN shall retain all common law,
statutory and other reserved rights,
including the copyright thereto.
VICINITY MAP:
SCALE:
N.T.S.
NORTH
GPS RETAIL ADVISORS
DEVELOPER/OWNER:
PHNX DESIGN LLC.
ARCHITECT:
PROJECT TEAM:
6900 EAST 2nd STREET
SCOTTSDALE, ARIZONA 85251
CONTACT: BILL CANTIERI
PH: (480) 818-9736
3707 EAST SOUTHERN AVE
MESA, AZ 85206
CONTACT: MIKE HILLS
PH: (602) 762-7354
PROJECT
SITE
91ST AVE
99TH AVE
NORTHERN AVE
OLIVE AVE
GLENDALE AVE
101 FREEWAY
SCALE: 1" = 20'-0"
PROPOSED SITE PLAN
DATE: 07.23.2020
OPTION: C
Northern Places PAD Project Narrative
12
Transportation & Parking
Northern Places will have vehicular access from a new driveway off of Northern Avenue. Additional right-
of-way dedications may be needed to accommodate the regional Northern Parkway transportation project.
Secondary access is proposed to the ring road located south of the site. The applicant will work with City
of Glendale staff and the Tribal Nation on extending the access to the site to the south.
Parking will be provided for employees and patrons within the site. The project proposes several different
Lodging, retail and restaurant plans: The Proposed Site Plan includes 119 parking spaces and 8 ADA
spaces; Option A includes approximately 200 parking spaces for the development including 10 ADA
parking spaces; Option B includes 146 parking spaces and 4 ADA spaces, and Option C includes 160
parking spaces and 4 ADA spaces.
The Glendale Dial a Ride service is available to the site as a form of public transportation.
Comprehensive Sign Package
The Comprehensive Sign Package for Northern Places will consist of the following.
Sum Total Sign Area
At each user, the maximum total sign area of all permanent signs shall not exceed two and one-half (2 ½)
square feet for each one (1) lineal foot of building frontage.
The Sum Total Sign Area shall not include required signs, address signs, menu boards, and traffic
directional signs specifically intended for wayfinding.
Freestanding Identification Signs
Building Wall, Fascia, Mansard, and Parapet Mounted Signs.
For any one (1) side of a building in the PAD, the maximum total sign area for each one (1) lineal
foot of building wall shall be one and one-half (1 ½) square foot of sign area.
Ground Mounted Monument Sign
There shall be a Primary Ground Mounted Monument Sign for the PAD with a maximum height of fifteen
feet.
Pylon Sign
There shall be a Primary Pylon Sign for the PAD with a maximum overall height of forty-two feet.
Static Billboard
One Static Billboard shall be permitted along Northern Avenue for the PAD with a maximum
overall height of sixty feet and with overall maximum size of 14’ by 48’.
Directional Signs
Directional Signs are intended to assist visitors in finding their destination within the PAD. Signs guiding
and providing wayfinding will not be counted as part of the Sum Total Sign Area. Directional Signs shall
not exceed four feet in height and shall not exceed twelve square feet in sign area, per side.
Temporary Signs
Temporary Signs are permitted for grand opening, promotional displays, and special events hosted by
tenants within the PAD. Non-permanent signs, Pennants, Banners, Balloons, Flags, Streamers, A-Frame
Northern Places PAD Project Narrative
13
Signs, and similar promotional displays are allowed and permitted as Temporary Signs. Temporary
Signs may be displayed for up to thirty days per year. Sales promotion and special events may display
temporary signs up to twelve times per year for up to three days per period.
Menu Boards
Each restaurant on site with a drive through lane shall be permitted to have two freestanding menu boards
with speakers and microphones up to a maximum of 65 square feet. Restaurants shall also be allowed to
have static menus attached to the main building of up to 20 square feet each.
Architectural Character
The architectural character of Northern Places will be finalized during design review, however potential
architectural elements may include:
•
Smooth Stucco exterior with accents
•
Stucco accents and window treatments
•
Architectural barnwood and metal accents
•
Side and rear building facades that are visible from the street must contain architectural detail
comparable in appearance and complexity to the front of the buildings
•
Exterior light fixture at front entrance door
•
Any drive-thru will meet Glendale’s design drive-thru design expectations
•
All rooftop mounted HVAC equipment will be fully screened from view by a parapet wall and wall
mounted SES Meter Cabinets shall be incorporated into the main building structure and painted
to match the adjacent finishes.
Northern Places PAD Project Narrative
14
The following conceptual renderings for hotels, retail development, banks, and restaurants may influence
the development of Northern Places. Final design of the property will be completed at the time of Design
Review.
Hotel Concepts
Northern Places PAD Project Narrative
15
Retail Concepts
Northern Places PAD Project Narrative
16
Bank Concepts
Northern Places PAD Project Narrative
17
Restaurant Concepts
Northern Places PAD Project Narrative
18
Findings
This application warrants approval based on the following findings:
•
The proposal is consistent with the General Plan land use designation of CCC.
•
The proposal meets the City’s expectations regarding site planning, landscaping, building
materials, colors, and screening of mechanical equipment.
•
The completed project will provide commercial development that will support the Desert Diamond
Casino and Westgate Entertainment District.
•
This proposed development will serve multiple General Plan Growth Areas and Economic
Development policies.
Conclusion
The Applicant has proposed the development of vacant and under-utilized land along Northern Avenue.
This proposal provides an opportunity for entryway commercial development to the city and will
complement the Glendale Sports & Entertainment District, Desert Diamond Casino, Zanjero, and Westgate
Entertainment District.