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Minor General Plan Amendment
and
Planned Area Development
Desert River 2
(NWC of 99th Avenue & Desert River Boulevard)
65.58 Acres
Glendale, AZ
Prepared by:
Empire Residential Communities Fund IV, LLC
6617 N. Scottsdale Road
Scottsdale, AZ 85250
Zoning Case #GPA20-07 and ZON20-12
Date: September 9, 2020
2
Planned Area Development
Table of Contents
1.0
Introduction ..................................................................................................... 4
2.0
General Plan ................................................................................................... 5
3.0
Planned Area Development (PAD) Plan ...................................................... 6
4.0
Development Standards ................................................................................ 7
5.0
Development Product .................................................................................. 11
6.0
Circulation / Traffic ....................................................................................... 17
7.0
Landscape Design ....................................................................................... 18
8.0 Grading and Drainage Concept ................................................................... 23
9.0 Public Utilities and Services......................................................................... 23
10.0 Irrigation ......................................................................................................... 24
11.0 Amendments ................................................................................................. 24
12.0 PAD Required Findings and Conclusion .................................................... 25
Exhibits
Exhibit A
Vicinity Map
Exhibit B
Existing Land Use Map
Exhibit C
Existing Zoning
Exhibit D
Proposed Land Use
Exhibit E
Proposed Zoning Exhibit
Exhibit F
Development Plan
Exhibit G
Legal Description and ALTA Survey
Exhibit H
Conceptual Elevations
Exhibit I
General Plant Palette
Exhibit J
Plant Imagery
Exhibit K
Streetscape
Exhibit L
Conceptual Wall Elevations
Exhibit M
Multi-Family Use Exhibit
Exhibit N
Master Conceptual Signage Design
Exhibit O
FIRM Map
Exhibit P
Master Development Improvements
Exhibit Q
Traffic Impact Analysis
3
Development Team
Owner and Developer:
Empire Residential Communities Fund IV, LLC
Shelby Duplessis
6617 N. Scottsdale Road
Scottsdale, AZ 85250
shelby@theempiregroupllc.com
602.679.4438
Engineering:
Hilgart Wilson
Zach Hilgart
2141 E Highland Ave #250
Phoenix, AZ 85016
zhilgart@HilgartWilson.com
602.490.0535
Landscape Architect:
Norris Design
Ben Cooper
901 East Madison Street
Phoenix, AZ 85034
bcooper@norris-design.com
602.254.9600
Sign Consultant:
Bootz and Duke Signs
Andy Gibson
2831 W Weldon Avenue
Phoenix, AZ 85017
andy@bootzandduke.com
602.272.9356
Traffic Engineer:
Y2K Engineering
Chris Williams
1921 S. Alma School Rd, Ste 204
Mesa, AZ 85210
cwilliams@y2keng.com
602.380.8686
4
1.0
Introduction
Property: The real property which is the subject of this application is located in
Section 5, Township 2 North, Range 1 East of the Gila & Salt River Base &
Meridian, Maricopa County, Arizona. Desert River 2, the “property”, is 65.58
acres of the original Desert River project on approximately 110-acres located
North of the northwest corner of 99th Avenue & Desert River Boulevard (See
Exhibit A, Vicinity Map).
Planning & Development History: The property is currently vacant and
undeveloped; and is presently designated on the General Plan as Business Park
(B-P) in the City of Glendale, Arizona (See Exhibit B, Existing General Plan
Land Use Map). The property is currently zoned Desert River Planned Area
Development dated October 1, 2008 in the City of Glendale with an intended use
of Business Park (See Exhibit C, Existing Zoning).
Purpose of Requests: Due to the change in market demands since the
approval, construction of the 303 to the west where business parks and
warehouses are locating, opening the Desert River area for more commercial,
retail, hotel and multi-family use. The Applicant is requesting a minor general
plan amendment and a rezone of the property described above to Entertainment
Mixed Use and Desert River 2 PAD (Planned Area Development) to allow for
more of a variety of land uses (See Exhibit D, Proposed Land Use and Exhibit
E, Proposed Zoning).
Citizen Participation Plan: As part of the Glendale Citizen Participation
Ordinance, a Citizen Participation Plan has been submitted and a final report will
be provided in accordance with that plan. The report provides the results of the
citizens participation effort as it was outlined in the Citizen Participation Plan
submitted with this application. As part of the plan effort will take place including
notification by mail to surrounding neighbors and interested parties and holding a
virtual neighborhood meeting. For additional information on the Citizen
Participation effort, a copy of the Final Citizen Participation report is on file with
the City.
Existing Conditions: The property consists of vacant, undeveloped land (see
Exhibit F, Development Plan). The site currently slopes to the southwest with a
slope of 0.28%. An illustration of the site’s current topographic conditions, as
well as the legal description and boundary survey are provided (See Exhibit G,
Legal Description and ALTA).
Roadways: Desert River 2 is located adjacent to 99th Avenue near the Loop 101
Freeway north of Glendale Avenue and is designed to support the Sports and
Entertainment District/101 Corridor environment in Glendale.
Surrounding Conditions: The project is bound by Dignity Health and Credit
Union West to the south; vacant land owned by the City of Glendale to the north;
99th Avenue and Loop 101 to the east; and New River Channel to the west.
5
2.0
General Plan
The City of Glendale General Plan designates the Property as Business Park (B-
P). The applicant is requesting a Minor General Plan Amendment to
Entertainment Mixed Use (See Exhibit D, Proposed Land Use) to allow for a
project that will have both local and regional appeal that can meet a range of
needs and accommodate land use mixes that encourage the development of
exciting and innovative urban and suburban environments. With the property
located in the City of Glendale’s “Entertainment Gateway” and with Westgate
nearby, the development will allow uses from multiple categories to encourage
live-work-play environments. The uses that include employment, residential,
open space, and multi-family.
Desert River 2 provides a mix of office, retail and employment uses and is
intended to encourage cohesive, large scale mixed-use planned development
fostering urban, multi-modal opportunities. The development includes increased
amenities with attractive streetscapes, enhanced landscaping, functional
pedestrian connectivity, and usable gathering places. Desert River 2 will provide
an active circulation system with walking paths, bicycling lanes, outdoor
gathering spaces and multi-use trails to link business park, multi-family and
supportive retail uses, thereby creating a unique and dynamic working and
shopping environment which will attract high-paying and diverse employers to the
Property.
Project Goals and Objectives: This section identifies the more significant land
use goals and objectives that are integrated into this project.
Growth and Development Elements – Land Use
Goal LU-1: Development is guided by sound growth management
Policy LU-1.1: The City shall ensure that sufficient infrastructure is
in place for desired land uses.
Goal LU-4: Mixed-use projects provide urban clusters with housing, retail,
restaurants and integrated transit facilities in Glendale.
Policy LU-4.1: The City should support and facilitate the creation
of mixed-use projects that locate housing, employment, retail,
entertainment, and services in condensed areas to support
walkability and reduce vehicle trips.
Growth and Development Elements – Housing
Goal HE-6: Residential areas related to work places.
Policy HE-6.1: The City shall encourage housing in close proximity
to designated employment areas.
Growth and Development Elements – Urban Design
Goal UD-1: Glendale supports visual identities and transitions between
districts and neighborhoods to provide guidance for residents and visitors
throughout Glendale.
Policy UD-1.3: The City should create landscaping as an
important aesthetic and unifying element of neighbors.
Policy UD1.4: The City shall designate major entryways as
gateways into the neighborhood or district.
6
Environmental Sustainability Element – Energy
Goal
EN-4:
Energy
consumption
is
reduced
through
community
coordination.
Policy EN-4.1: The City shall support and encourage land use
patterns, such as infill and mixed-use development, which reduce
automobile dependency
3.0
Planned Area Development (PAD) Plan
The request is to rezone to Planned Area Development (PAD) for Desert River 2
(See Exhibit E, Proposed Zoning) for 65.58 acres of the original Desert River
PAD. We will not provide a specific bubble plan as was done originally with
defined parcel shapes, size and location controlling the allowed use, however a
very conceptual site plan has been included to allow more mixed use flow and
demand with flexibility based on market demand to shape and size the parcels as
needed (See Exhibit F, Development Plan). We will provide backbone
infrastructure for 99th Avenue and Desert River Boulevard, the Loop Road and
water and sewer connections. ERCIV will not be the end user, therefore
preliminary engineering and design review will not be included in this request as
we will defer to the end user to define their own site plans.
The intent of the PAD is to:
•
Promote the efficient use of land by enabling the development of
individual parcels which would otherwise be difficult to develop as one,
•
Enhance the existing neighborhood by providing high end standards for
quality commercial, and
•
Provide a mixed-use development with options for jobs, office,
shopping/retail, mini storage, multi-family and open space, and
•
Provide desirable view corridors and exposure of the end users to the
adjacent arterials and Loop 101 Freeway.
Desert River 2 will provide compatibility with the ongoing development along the
Loop 101 in Glendale, being designed to provide an employment center/office
campus environment, with retail and multi-family. Desert River 2 will offer
immediate access as well as tremendous visibility for office and retail users
within this exciting corridor. Desert River 2 is the window into Glendale serving
as the premier corporate, retail, sports, entertainment, and dining destination.
Desert River 2 will be designed to complement the other significant projects in
the vicinity including Westgate, Zanjero and Park West. Careful attention will be
made to design a development that promotes architectural design variety with a
distinct sense of community (See Exhibit H, Conceptual Elevations).
Development Schedule
Desert River 2 will be planned uniformly to ensure theming is accomplished with
color, signage, landscaping. The parcels will be tied together with complimenting
architecture, landscaping and shared driveways. Timing for construction of the
development will be based on numerous factors, such as market demand and
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absorption levels, as well as the ability of the Applicant to find a suitable
builder/developer for the property.
4.0
Development Standards
Desert River 2, through its design, will accomplish all of the engineering, land use
and design expectations of the surrounding community, and what is required by
the City, to make this project a wonderful commercial and office community for
the existing neighbors. The development standards for Desert River 2 are
created to facilitate the Business Park, Office I Employment and Mixed-Use I
Commercial environments, with a critical mix of the uses intended to occur in the
central region of the project. Most specifically, the permitted heights and
intensity will permit the cumulative developments in Desert River 2 to achieve a
critical mass of structures, businesses, and people. Should a conflict exist
between any provision in this PAD and the Glendale Zoning Ordinance, the
PAD shall apply.
Empire Residential Communities Fund IV, LLC fully intends to incorporate a
section within the Community’s CC&Rs or residential leases or regulations that
clearly define the airport nuisances and dissuades owners, residents and
occupants from reporting noise complaints about aircraft noise and overflight
issues by establishing monetary fines. Such documents will be reviewed by the
City of Glendale and Airport staff.
Coordination will be completed with the design team and staff on developing the
site plans for each commercial pad independently by the end user. The
development standards established for this project have been carefully
considered to allow for flexibility within this project. This PAD will create the
opportunity for variations to the minimum standards and requirements for
General Office, Commercial, Business Park and Multiple Residence District. See
Tables 1, 2 and 3 below:
Table 1: Existing Development Standards Table
(General Office, Commercial (C-1 and C-2) and Business Park
General Office
Commercial
Business
Park
Minimum Net Lot Area
43,560 sf
N/A
N/A ⁴
Minimum Lot Area
N/A
N/A
N/A
Minimum Front Setback
Varies With Bldg. Ht.
1 ft. per 1 ft. ht. of
bldg.
25’
25’
Minimum Rear Setback
15’ ¹
15’ ¹
Minimum Side Setback
15’ ¹
15’ ¹
Minimum Street Setback
25’
25-50’ ²
Maximum Structure Height
30’ ⁶
30’ ⁶
30’ ⁶
Target F.A.R.
.3
.3
.3
Minimum Landscape Setback
adjacent to Public Street
30’
30’
30’
Minimum Landscape Setback
adjacent to Private Internal Street
25’
25’
25’
8
1 – 60 feet to residential uses; 15 feet to nonresidential uses.
2 – 50 feet for major street, 40 feet collector street, 25 feet local street.
3 – Not applicable with these zoning districts.
4 – Minimum district size is 20 acres.
5 – Not applicable for these zoning districts.
6 – Maximum height of accessory structures is 15 feet. The structure height may
be exceeded for no more than two flagpoles with a maximum flagpole height of
60 feet. All other flagpoles shall comply with the maximum height requirement
for the structure in the zoning district, unless a Conditional Use Permit is
obtained. The flag length shall not be more than 25 percent of flagpole height.
Refer to Special Heights and Floor Area Ratio Maps in City of Glendale Municipal
Code.
7 – Not applicable for these zoning districts.
8 – Not applicable for these zoning districts.
Table 2: Proposed PAD Development Standards Table
(General Office, Commercial (C-1 and C-2) and Business Park
1 – Not applicable with this PAD.
2 – Not applicable with this PAD.
3 – Not applicable with this PAD.
4 – Not applicable with this PAD.
5 – Not applicable with this PAD.
6 – Not applicable with this PAD.
7 – Not applicable with this PAD.
8 – Not applicable with this PAD.
9 – With Federal Aviation Administration.
Proposed PAD Standards
Minimum Net Lot Area
N/A
Minimum Lot Area
N/A
Minimum Front Setback
25’
Minimum Rear Setback
15’
Minimum Side Setback
15’
Minimum Street Setback
15’
Maximum Structure Height
150’ ⁹
Target F.A.R.
.55
Minimum Landscape Setback adjacent to
Public Street
15’
Minimum Landscape Setback adjacent to
Private Internal Street
15’
9
Table 3: Multiple Residence Development Standards Table
1 – Not applicable for this zoning district or proposed PAD
2 – Four story maximum principal buildings, refer to Section 7.300 for accessory
buildings
3 – Not applicable for this zoning district or proposed PAD
4 – Setbacks increase 6 inches per one (1) foot in height over 20 feet
5 – With Federal Aviation Administration
Permitted, Conditional and Accessory Uses
The land use and Permitted, Conditional and Accessory Uses provide flexibility
for future locations of the employment, retail and multi-family uses based on
demand within the marketplace.
The development standard and use of this PAD would default to most current
B-P Business Park of the City of Glendale Zoning Ordinance regarding all
permitted, conditional and accessory uses except where noted below:
1) PERMITTED USES
a. Professional, administrative, financial, clerical or business offices
b. Urgent care centers
c. Business support services
d. Personal services businesses, such as beauty shops and barbershops,
excluding check cashing centers thrift stores, tattoo and body piercing
establishments
e. Financial institutions*, real estate and insurance offices
f.
Medical and dental offices and clinics
g. Commercial, trade, business schools, colleges or universities
h. Business trade schools, provided that all facilities are within fully enclosed
structures
i.
Medical, dental and clinical laboratories
j.
Medical laboratories for research and product development
k. Hotels and motels which may include conference centers
l.
Health and fitness clubs
R-5 Multiple Residence
District
Proposed PAD
Standards
Minimum Net Lot Area
43,560 sf
N/A
Minimum Width
N/A
N/A
Minimum Depth
N/A
N/A
Minimum Perimeter
Setback
20’ ⁴
15’
Maximum Density Gross
Acre
30
30
Minimum Open Space %
25
25
Maximum Structure Height
48’ ²
150’ ⁵
Maximum % Lot Coverage
55
65
10
m. Health spas
n. Full-service restaurants with outdoor dining and catering
o. Full-service restaurants and catering
p. Retail stores
1) General merchandising including variety and specialty store
2) Home improvement
3) Apparel and accessories
4) Home and office furnishings
5) Hardware stores
6) Food
7) Specialty defined as giftshops, bookstores, florists
8) Antiques, crafts, collectibles
9) Art galleries and art studios, including production studios
10) Bakeries, retail only
11) Drugstores
12) Hardware
13) Retail grocery
14) Residential units, when located above the first floor
15) Repair services for small appliances, bicycles, watches, musical
instruments
16) Churches
17) Veterinary Clinics
18) Indoor motion pictures theaters
q. Childcare center
r. Laundry, cleaning, and dyeing establishments, limited to:
1) Maximum of one thousand (1,000) square feet of floor area to be
occupied by or devoted to machinery to be uses for laundry,
cleaning, dyeing and finishing work
2) Retail service to individual customers only and no wholesaling of
any commodity or service shall be permitted
s. Indoor recreation facilities, excluding paintball facilities
t.
Retail showrooms and design and furnishing centers
u. Wholesale sales and distribution of finished goods
v. Music and dance schools
w. Outdoor activities/displays related to a primary use such as outdoor
patios and sales events
x. Coffee shops
y. Commercial off-street parking not accessory to a permitted use
z. Libraries and museums
aa. Motion picture production, radio and television broadcast studios,
recording studios, but not including transmitter components and towers
bb. Data center, call centers and data recovery centers
cc. Public and semi-public buildings and facilities
dd. Hospital
11
2) PERMITTED USES SUBJECT TO CONDITIONS
a. Seasonal sales and special events
b. Fast food restaurants with drive-in or drive-thru facilities not visible from
99th Ave/101 Freeway
c. Financial institution drive-thru service windows not visible from 99th
Ave/101 Freeway
d. Wireless communication facilities
1) Building-mounted antennas and rooftop mounted antennas
2) Alternative tower structure mounted antennas that utilize an
existing light pole or electric utility pole. The related equipment
shelter must be located on property developed for non-residential
use in public right-of-way subject to approval of City Engineer
e. Retail stores integrated into office building
f.
Restaurants, integrated into ground level of multi-story office structures,
excluding drive-in and drive-thru facilities
g. Multi-family Area A only(See Exhibit M, Multi-Family Use Exhibit)
1) 15 du/ac and three stories minimum required.
2) 30 du/ac maximum permitted.
3) Higher density and five stories or more are encouraged.
h. Self-storage facilities for storage purposes located internal to site and not
on frontage must be indoor, airconditioned with a minimum of three
stories.
i.
Coffee shops with drive thru free-standing kiosks not visible from 99th
Ave/101 Freeway
j.
Carwash located internal to site and not on the frontage.
3) USES SUBJECT TO A CONDITIONAL USE PERMIT
a. Public and semi-public buildings and facilities
b. Drive-thru service window visible from 99th Avenue/101 Freeway if site
plan requires this need
c. Cocktail lounges and nightclubs
d. Senior Living located internal to site and not on the frontage to be three
stories minimum
e. Wireless communication facilities-new monopole or changes to existing
tower
f.
Wireless communication facilities-alternative design tower
g. Wireless communication facilities-alternative tower structure
h. Wireless communication facilities-new monopole or changes to existing
tower
i. Retail gasoline sales and convenience stores located internal to site and
not on the frontage
5.0
Development Product
The final building designs will be created for Desert River 2 by the end users and
developers of each pad. Each will design and submit floor plans and elevations
to the City for Design Review, which will conform to the City of Glendale's Design
Standards and each will be processed individually. Conceptual elevations have
12
been included to provide a basic direction of the modern office and retail design
proposed for Desert River 2. The materials that could be used and the color
palette are discussed below. These guidelines outlined below will be
incorporated by each developer to match the overall development color palette,
material and architectural style; which will provide a high-quality consistent
design with harmonizing signage and theming to create a uniform and
complementary commercial development (See Exhibit H, Conceptual
Elevations).
The Desert River 2 Planned Area Development has been envisioned to create
an energetic, mixed-use environment that incorporates a diversity of massing
scenarios within a dynamic vertical regime. Each new building design will be
reviewed and approved through the City's design review process with respect
to the general representation of scale, massing, design color, materials, and
overall visual strength, particularly as viewed from the pedestrian and vehicular
perspective.
Context and Character
The Desert River 2 PAD responds to the philosophy that high-quality
architecture and place-making is an outcome of not just skilled and purposeful
design efforts but of sensitively responding to the character of the surrounding
natural and built settings as well as to a large number of regional, historical,
cultural, and environmental resources.
Thus, the themes are expected to recur throughout the Desert River 2
environment, each time reinforcing the notion that every structure contained
within the development will be a unique response to its context.
Desert River 2 Environment
The Desert River 2 Planned Area Development has been envisioned as an
energetic, retail, employment-based and multi-family environment.
This
document incorporates design guidelines that exceed typical rezoning-level
standards. This objective will be reinforced through sensitive site planning,
native landscape materials application and appropriate architecture.
General guidelines that address the intended architectural responses to local and
regional context, scale, proportion, massing, architectural detail, material and
color as suggested above are as follows:
•
Building design should foremost consider the unique qualities and character
of the Desert River 2 development and the surrounding area.
•
Multiple buildings on the same site or in closely related areas should share a
common design theme and complement material to that of nearby
buildings. However, precise replication of the same building on the same site
or in the same area without modification for the building's unique setting and
orientation are discouraged.
While the architectural design will vary for each building depending upon
location, use, and appropriate massing, the structures in Desert River 2 will
advocate native design themes that create continuity between buildings and
13
land uses and will be consistent with the context of the project's overall
development theming.
Site Design
Site planning in Desert River 2 will respond to the natural characteristics of the
site including topography/drainage patterns, circulation, and visual resources.
The orientation of buildings and outdoor spaces in Desert River 2 will consider
the effect of access, circulation and preservation of views from 99th Avenue.
New office structures and mixed-use areas will be designed to respond to
proximity to the loop 101 Freeway by focusing intensity and design features
internally. Retail shops and restaurant/service structures will be oriented as best
possible to provide view corridors to the east portion of the site while creating an
open and inviting feel along 99th Avenue.
Site plans in Desert River 2 should demonstrate a coordinated approach with
the development of adjacent properties. New construction should consider the
following sympathetic relationships in site plan design:
•
Incorporate pedestrian circulation and open spaces, with benches,
outdoor eating areas and courtyards, enhanced through the utilization of a
variety of materials, landscaping, signage and lighting.
•
Enhance regional pedestrian networks and connectivity with adjoining
developments by providing pathways linking on-site facilities to other
destinations
•
Encourage the grouping of service areas, refuse collection facilities and
other similar functions for the purpose of efficiency and better management
site impacts. Where such functions are not compatible, provide adequate
buffering to minimize the impacts to development.
•
Offer visual and physical linkages between adjoining uses and sites where
the coordinated approach benefits the function, efficiency and visual unity of
the larger context of development.
•
Maintain appropriate distances between structures to minimize the impact of
parking.
•
Parking for each development within Desert River 2 will be provided via
onsite surface parking lots, with controlled points of access form adjoining
thoroughfares. Parking areas shall include landscape treatments to break
up the monotony of large paved areas, providing shade and defined
access points in parking areas, with aisles oriented to facilitate pedestrian
movement to the building(s) served as well as pedestrian paths creating a
pedestrian-friendly environment.
•
Solid waste
collection areas
and mechanical
equipment, including
equipment located on a rooftop, but not including solar panels, should be
screened from the view of a person standing on the property line on the far
side of an adjacent public street.
•
Encourage continuity of perimeter open space and thematic landscape
designs to ensure compatibility with the public streetscape. The landscape
perimeter shall be compatible with the surrounding thoroughfares.
•
Loading docks, truck parking, outdoor storage, trash collection, trash
compaction, and other service functions shall be incorporated into the
overall design of the building and landscape so that the visual and acoustic
14
impacts of these functions are fully contained and out of view from
adjacent properties and public streets. Screening materials for solid waste
collection and loading areas shall be the same as, or of equal quality
to, the materials used for the principal building.
•
Lighting materials and features in Desert River 2 shall be designed in
accordance with common light standards for the PAD and will be suitable
for safety and visibility of directional signage. The height of parking lot
lighting shall be consistent with adjacent developments and will be
consistent with City of Glendale standards. Site Lighting for Desert River 2
shall consist of: a) Streetlights (located in street rights-of-way), b) parking lot
lights, c) support landscape lighting, d) sidewalk lighting, d) bollards, and
e) other building entrance and pedestrian way lighting, depending on
structural preferences.
•
Screening devices, site walls and enclosed service, loading and refuse
areas should be designed to be an integral part of the building
architecture.
Building Design
The design of buildings should share similar design characteristics and design
expressions. The structures within Desert River will be designed to maximize
the site's highly visible proximity to the Loop 101, as well as connectivity to
active sports and entertainment venues nearby. The design of buildings should
share similar
design
characteristics
and design
expressions. Precise
reproduction is not desirable. The utilization of similar colors, materials and
textures as well as repeating patterns, rhythms and proportions found within
the architecture of other buildings in the center is encouraged.
Following are some more general considerations pertaining to Structure Massing,
Orientation and Theming:
•
The design of office buildings should incorporate passive architectural
solutions to the most exposed faces of buildings to avoid solar exposure
thus resulting in unnecessary heat gain. Design solutions to address this
risk may include such features as perforated metal screens, awnings,
galleries and arcades, extended eaves, horizontal projections between floors,
recessed and/or punched windows, lattice and trellis features, light shelves
and/or other such devices to mitigate the exposure of exterior wall and
window surfaces.
•
Buildings should reduce their perceived bulk by dividing itself into smaller
distinct volumes, masses, and shapes. As a rule, a building should
exhibit multiple smaller intersecting masses.
•
The use of shading features is encouraged where pedestrian use will be
heaviest (i.e. building entries and porte-cocheres, pathways between
building/transit facilities, perimeter locations where pedestrian activity
justifies). Avoid creating areas of redundant shade such as occurs by
placing an awning beneath an extended eave.
•
The traditional means of diminishing a building's perceived mass is by
dividing it into horizontal segments that relate to the base, middle and top of
the structure. Most structures conform to this model though methods of
breaking up the mass of a building. Design approaches that attempt to
15
exaggerate the mass of a building or intend a monolithic appearance are
discouraged in most cases.
•
Rooflines, relative building heights, orientation of entrances and other
major architectural elements of the buildings shall be designed within the
context of the overall development. Building design shall complement the
surrounding area, with
contrast
encouraged
where
appropriate
or
beneficial to the overall development. Buildings shall include articulated
wall planes, projection and recesses to provide shadow and depth, and will
combine multi-story forms with stepped, stacked or sloped facades.
•
Building frontages and sides that are oriented to the street or other public
areas are encouraged to incorporate a combination of pedestrian level
display windows, storefronts, and store entrances
•
Long storefronts should incorporate design features which address the
impacts to the pedestrian resulting from extensive inactive pedestrian
frontage. Solutions may include enhanced pedestrian areas, generous open
space and landscaped areas, site walls and raised planters and other
features or elements intended to address the pedestrian realm. Long
continuous wall planes should be avoided.
•
Buildings frontages should exhibit human scale detail, windows and other
openings along ground floor pedestrian areas. Primary entrances to
buildings should be distinguished with facade variations, porticos, roof
variations, recesses or projections, or other integral building forms.
•
The application of features including distinct and multiple architectural roof
forms, clearly pronounced eaves, and distinct parapet designs and cornice
treatments may achieve a well-defined building top.
•
The apparent mass of a building may also be reduced by incorporation of
some of the following techniques:
o Distinction in roof form and parapet heights
o Incorporating clearly pronounced recesses and projections
o Presentation of wall plane off-sets (dimension established by building
section)
o Application of other reveals and projections and subtle changes in
texture and color of wall surfaces
o Use of recessed windows with mullions
o Manipulation
of
ground
level
arcades
and
second
floor
galleries/balconies
o Use of protected and recessed entries
o Treatment of vertical accents or focal points
•
Primary building entrances shall be designed to provide shade for
pedestrians. This objective shall be accomplished by a combination of 2 or
more of the following features at the primary building entrance:
o A canopy, portico, archway, arcade, or similar overhang that provides
architectural interest and pedestrian protection.
o Peaked roof forms.
o Raised corniced parapets over the door.
o Outdoor pedestrian features such as seat walls and landscaping with
seasonal color or permanent landscape planters with integrated
benches; and/or
o Architectural detailing such as tile work and moldings integrated into
the building structure.
16
Building Materials and Color Palette
Structures in Desert River 2 shall be designed to encourage a mixed
use/commercial development that incorporates facade features that are unique to
the development and create a destination feel. To encourage the development of
a built environment that produces continuity while fostering architectural diversity
at the same time the appearance for multi-building or phased commercial
developments shall be characterized by the use of compatible materials, colors,
and architectural character as they build out over time. To produce this effect
buildings within Desert River 2 shall conform to the following guidelines:
1. Encourage building materials within Desert River 2 that are durable and have
low maintenance requirements when used in a desert environment.
2. The architectural design of buildings within a commercial center, including
freestanding pad buildings, shall provide complimentary architectural styles
in terms of the character, materials, texture, color, and scale used on the
buildings.
3. Building designs that reference construction methods, use of materials,
and cultural architectural responses of past indigenous civilizations and
cultures are acceptable. Representative design types may suggest heavy
and massive appearance, aggregate concretes, masonry, rammed earth,
and suggestive use of water.
4. Building designs should reference the region's naturally occurring material
colors and textures within a material and color pallet that has depth and
variety.
5. All sides of a building should reflect continuity in architectural detail and
character. All site walls and screen walls should be design-integrated with
surrounding buildings.
6. A rich material base that emphasizes variety is encouraged on the wall
planes, roofs and ground plane. If stone or decorative block veneers are
incorporated, the material should be used to highlight significant building
features and massed elements.
7. Changes in paint color, building material and/or texture should occur with a
salient horizontal change in wall plane or in concert with a strongly
pronounced wall detail change.
8. For purposes of durability, function and appearance over the life of a
building, awnings and similar manmade shading elements composed of
metal or other rigid material are preferred over cloth and fabric materials.
Primary exterior materials for new construction within the Desert River 2 PAD
may include the following:
•
Brick.
•
Stone (natural or simulated).
•
Integrally colored, split face or ground face concrete masonry units
(CMU).
•
Textured tilt-up concrete panels; Traditional cement hard coat stucco.
•
Exterior Insulation and Finish Systems (EIFS); Standing seam metal
roofs.
•
Concrete and clay tile roofs; Clear and tinted glass; Mosaic tile.
•
Wood (limited to architectural accents), and Architectural metal.
17
Additional materials are allowed provided they are of a comparable quality,
durability, and character.
9. Colors and materials should be used to create visual harmony within
Desert River 2 as well as accent colors to provide variety and
interest. Color encouraged within the development are as follows:
•
Earthy browns, sepias, and tans.
•
Dark reds and maroons.
•
Dark oranges and rust.
•
Dark greens.
•
Deep sky blues to gray blues.
•
Dark grey to dim grey
•
Dark turquoise.
•
Ochres, yellow browns.
•
Variations of the above colors that result from natural weathering or
oxidation processes (rusts, grays, etc.).
•
Muted shades of blues, greens and reds found in the natural desert
color.
•
Colors appearing in natural stone utilized in buildings.
10. The following architectural treatments are generally discouraged in the
Desert River 2 PAD:
•
Un-textured or unarticulated tilt-up concrete panels.
•
Asphalt shingle roofs.
•
Extended bands of vibrant and/or highly contrasting colors that is
unrelated to the architecture.
•
Long uninterrupted expanses of any one material, color, or texture.
•
Highly reflective, polished or glossy materials should be limited and may
be inappropriate in some areas, particularly those areas with freeway
frontage.
•
Excessive use of decorative detail applied to the surface of a building.
•
In most cases dramatic changes in paint color, material and/or texture at
outside corners of buildings should be avoided. Building mass that is not
segmented by a color or material should be resolved by turning the corner
and accepting other design treatments.
•
The use of bold and highly contrasting geometric paint schemes,
banding and
other applied
graphics unrelated
to
the building
architecture and uncharacteristic of structures in the area.
•
Awning designs that are composed of bright, highly contrasting colors
and which are translucent or illuminated from within.
6.0
Circulation / Traffic
The site of the proposed Desert River 2 development is well situated from a
regional access perspective; it is visible from the Loop 101 (Agua Fria) Freeway,
and is easily accessible from the Loop 101/Glendale Avenue and Loop
101/Northern Avenue interchanges, both of which are located within a half mile
of the development site. Additionally, the Desert River 2 site is directly
accessible from 99th Avenue, a regionally significant arterial roadway, and
Desert River Boulevard, a co lle cto r roadway, running immediately adjacent to
the east and south sides of the site respectively. It is anticipated that an interior
18
street will be designed to loop through the site via cross access easements
providing complete circulation to these main points of transportation.
The original Desert River development has already provided significant public
roadway capacity improvements. Desert River Boulevard is completely
improved, including full curb and gutter along the project frontage, apart from
sidewalk, landscaping and streetlights, which will be completed with each
adjacent parcel site development. The additional improvements outlined below
will more than compensate for the impact this project will have on the
existing transportation network (see Exhibit P, Master Developer Improvements
and Exhibit Q, Traffic Impact Analysis).
Desert River 2 Improvements will include:
•
Loop Road (pavement, curb/gutter & sidewalk)
•
Southbound deceleration and left turn lanes on 99th Ave at Desert River
Boulevard
•
Deceleration and left turn lanes will be required for the Loop Road
intersecting to both 99th Avenue and Desert River Boulevard
•
Desert River 2 will widen the west half of 99th Avenue to include an
additional southbound lane of pavement, curb and gutter, sidewalk,
landscaping and streetlights, which will be completed with each adjacent
parcel site development.
•
Sidewalk on Desert River Boulevard
•
Freeway Monument Sign
•
Each individual lot will install streetlights, driveway cuts, traffic signal
intertie conduit (in 99th only) and landscape along its own property
frontage
The entire site and street system fall under the City of Glendale jurisdiction;
therefore, all street tie-ins and proposed improvements will be submitted for
review and approval by the City of Glendale.
7.0
Landscape Design
Overall Theme and Character
Quality landscape design is an effective way to create an integrated and visually
interesting feel for a horizontally mixed-use project. As such, the landscaping
within the Desert River 2 PAD will tie the various uses together while
complementing building architecture and surrounding land-uses.
The general theme and character of the landscaping within the Desert River 2
PAD is designed to portray a lush desert theme, utilizing a variety of low water-
use trees, shrubs, accent shrubs, grasses, groundcovers, and cacti to provide
shade and visual interest. All plant materials used within public right-of-way shall
conform to the Arizona Department of Water Resources (ADWR) low water-use
plant list. All proposed plant material will be low maintenance and irrigated by an
automatic irrigation system.
While adhering to low water-use principles, the plant palette reflects a lush desert
feeling appropriate for the surrounding environment. Turf will be provided as
19
needed for areas of active recreation, park areas, and/or retention areas where
appropriate. The landscape design focuses on enhanced desert plantings that
provide ample shade, variation in color throughout the year, and variation in
texture and form. The Desert River 2 PAD area will likely be developed over time
by a variety of property owners, therefore specific plant species will be specified
during the Design Review process. This PAD provides a general plant palette
schedule to influence future developers as they participate in this process (See
Exhibit I, General Plant Palette and Exhibit J, Plant Imagery)
General Design Standards
The Desert River 2 PAD shall meet all applicable landscape standards as
defined in Section 19 (Landscaping) of the Glendale Municipal Code. As is
required per Section 19, all landscape construction shall meet all applicable
standards set forth in Section 10.5 (Landscape and Planting Standards) of the
2015 Engineering Design & Construction Standards document. Additionally, all
landscape construction shall meet the approved street landscape master plan as
defined in Section 19.
Minimum Sizes for Trees, Shrubs and Groundcover:
Unless otherwise specified herein, all required trees shall be a minimum of fifteen
(15) gallons in size and at least fifty (50) percent of those trees must be twenty-
four (24) inch box or larger size. All shrubs shall be a minimum of five (5) gallon
in size. All fifteen-gallon trees must be a minimum of eight (8) feet in height, four
(4) feet in spread and one and one-quarter-inches trunk caliper at the ground
level. All twenty-four-inch box and larger trees shall be a minimum of ten (10) feet
in height, six (6) feet in spread and two-inch trunk caliper at the ground level. All
trees shall conform to the applicable specifications per the Arizona Nursery
Association (ANA) recommended Average Tree Specifications.
Minimum Sizes for Trees in Parking Islands:
On-site parking areas shall contain at least one (1) landscaped planter, not less
than two hundred (200) square feet in area and with a minimum width of five (5)
feet measured from back of curb to back of curb, for every ten (10) parking
spaces provided on the site.
Landscape Area Topdress Materials:
All landscape areas with vegetation shall receive a topdress material including
decomposed granite (minimum half inch screened, 2” minimum depth), fractured
granite rip rap, river rock, beach pebble, natural or artificial turf, or other typical
natural toping material. The decomposed granite color or other natural toping
surface shall be selected by future developers as they participate in the design
review process and shall match any initial or first phase selected color and/or
specification in order to maintain design continuity.
Streetscapes
Desert River 2 has approximately 1,393’ of frontage on 99th Avenue,
approximately 2,000 feet of frontage on Desert River Boulevard, and
approximately 1,563 feet of frontage on the proposed Loop Road (both sides of
the street). The landscaping adjacent to each roadway will soften the transition
20
between the street and the built environment within the PAD area. It will also
provide safe, shaded, and comfortable access for pedestrians along the
perimeter of the project. Trees within the right-of-way should be located so that
the expected mature tree canopy does not ultimately extend into the travel lanes,
while material clearance shall be provided to prevent conflict with signs, lighting,
fire equipment or median crossings. Landscaped areas along street frontages
shall be contoured or bermed to provide variations in grade, visual relief, parking
lot screening, and a more pleasing aesthetic value. Mounds within sight distance
easements will not exceed 18 inches as measured above the final grade
elevation, with a maximum slope of any mounding being 4:1. Trees and plants
within the right-of-way shall not be designed to grow within two (2) feet of the
face of any curb or within one (1) foot of any sidewalk located on public right-of-
way, with the exception of groundcovers (2) feet or less. All streetscape within
the Desert River 2 PAD will comply with the City of Glendale’s requirements for
required street frontage landscaping (See Exhibit K, Streetscapes). While the
road improvements will be installed prior to development by the master
developer, landscaping will only be installed with the adjacent parcel at the time
that it develops.
99th Avenue
While currently incomplete, 99th Avenue has 88’ of right-of-way and is expected
to become an arterial roadway with 110’ of right-of-way along most of the Desert
River 2 PAD frontage. Landscaping will be within a 13’ area between the curb
and the 6’ sidewalk. It will include a minimum of 3 shrubs and 1 tree per 30’ of
street frontage (and within 25’ of on-site landscapes areas). Vegetative
groundcover shall occupy a minimum of sixty (60) percent of the total street
frontage landscaped area.
As 99th Avenue approaches Desert River Boulevard and flares to accommodate
a right-turn lane, the landscaping area between back of curb and sidewalk
(attached sidewalk) will decrease to 0’ in width. The landscape area between
back of sidewalk and property line will increase to 10’ and still maintain the same
materials and theming as the rest of the arterial, with the exception of the site
visibility area at the intersection which will feature landscaping materials that
meet Glendale code and the approved plant palette.
Desert River Boulevard
Desert River Boulevard has been fully improved (including landscaping along its
south side) adjacent to Dignity Health Westgate Medical Center and has been
fully built out to its north curb. It presently consists of 90’ of right-of-way between
99th Avenue and a point approximately 1,070’ west of 99th Avenue. The area on
the north side of the street between the back of curb and the Desert River 2 PAD
property line (i.e., the existing right-of-way) is approximately 11’ deep. This area
will be landscaped to be consistent with the materials installed across the street
and will include a 5’-wide sidewalk and an 6’-wide landscape area. It will include
a minimum of 3 shrubs and 1 tree per 30’ of street frontage (and within 25’ of on-
site landscapes areas). Vegetative groundcover shall occupy a minimum of sixty
(60) percent of the total street frontage landscaped area.
As mentioned, Desert River Boulevard’s right-of-way narrows to 70’
approximately 1,070’ west of the intersection with 99th Avenue. Here, the
21
landscape area within the right-of-way will be 13’ wide and will consist of the
same materials described above.
Loop Road
Landscaping for the internal Loop Road will be equivalent to that provided for the
70’-wide section of Desert River Boulevard and as depicted on Exhibit K. A
consistent theme will be carried throughout the project and installed as each
individual user comes forward to develop.
Open Space
Each development within the Desert River 2 PAD will comply with the City of
Glendale’s requirements for common open space. Landscaped open space
areas will be designed into each development proposal to support the site’s
intended use and promote both operational efficiencies and the area’s aesthetics.
Where areas of open space exist, they will be thoughtfully designed to provide
physical and visual relief to complement surrounding landscaping treatments.
Perimeter Landscaping Adjacent to New River Multi-Use Path
The New River Multi-Use Path borders the Desert River 2 PAD along the PAD’s
western property line. As depicted in exhibit K, the path’s sidewalk is separated
from the PAD property line by approximately 19’ to 25’, which includes a 10’
water utility easement and is landscaped with a row of trees and a decomposed
granite topdress.
Within the PAD’s property line, additional landscaping will be provided along the
New River Trail to further buffer the path amenity from architectural and
hardscape elements within the development. Installed by each user at the time of
development, the landscaping will consist of a 15’-wide area with one tree and 5
shrubs per 45 linear feet of buffer area. The landscape theme will compliment
that being established along the streets adjacent to and within Desert River 2
PAD. One pedestrian connection per development parcel will be provided from
the parcel to the trail.
Walls
Because the Desert River 2 PAD will likely be developed over time by a variety of
property owners, it is possible that some land uses will need to be separated
from one another through both landscaping and walls and/or fencing. Such walls
will be specified during the Design Review process. This PAD provides example
wall details to influence future developers as they participate in this process. The
primary walls are designed to convey the contemporary desert theme throughout
the PAD area by consistent use and detailing. In addition to a Primary and
Secondary Wall, a similarly designed Partial View Fence and/or Full View Fence,
and Parking Screen Wall may also be used where appropriate (See Exhibit L,
Conceptual Wall Elevations).
Primary Wall
Primary walls may be provided along sections of the perimeter roadways and/or
high visibility areas internal to the site. The Primary Wall features integral color
22
CMU block (8”x8”x16” and 4”x8”x16”) banding and columns, with a burnished
face finish, along with standard CMU block and precast concrete cap.
Secondary Wall
Secondary walls will be provided along lower visibility areas internal to the site.
The Secondary Wall feature standard CMU block wall and columns (6”X8”X16”)
Parking Screen Wall.
A combination of 3-foot parking screen walls and berming will be used to screen
parking areas from adjacent right-of-way. Where walls are used, they will consist
of materials to match the Primary Wall. This includes an integral color CMU block
(8”x8”x16” and 4”x8”x16”) banding and columns and wall cap, with a burnished
face finish, along with standard CMU block and precast wall column caps.
Recommended Plant Palette
The Desert River 2 PAD includes a recommended plant palette (See Exhibit I,
Plant Palette) to guide future development and ensure that open spaces are both
harmonious and vibrant for many years to come. The palette can generally be
described as lush desert themed. A variety of native and desert adapted tree
species have been chosen for both general site and accent areas, and vary in
size, form, color, and texture, and evergreen/deciduous variety. Understory
species are chosen for low-maintenance, and species ability to thrive, and
diversity of color, form, texture, and blooming season between shrubs, accents,
groundcovers, grasses, and cacti.
The plant selections provided within the palette are not meant to restrict
landscape design, but they should provide general direction to maintain a
consistent theme for the PAD area. Other plant materials may be chosen if they
complement the palette and the surrounding environment.
Signage: All signage within Desert River 2 will default to the B-P zoning
standards of the City of Glendale Zoning Ordinance and be subject to final
design review approval unless otherwise noted in the Master Conceptual
Signage Design (See Exhibit N, Master Conceptual Signage Design). Empire
will complete the design and installation of the freeway sign. The final end users
will determine if they require directory signs and each will submit a design
request to the City of Glendale during their development process within the
parameters of the Master Conceptual Signage Design.
Lighting: The lighting scheme for Desert River 2 shall comply with the City of
Glendale’s Code and be subject to final product design review.
Parking: This development rezone to PAD will default to most current parking
standards as required by the City of Glendale based on use.
Mailboxes: Mailboxes will be provided as required by the City of Glendale
requirements, and will be designed during site planning process.
23
8.0 Grading and Drainage Concept
The subject property consists of approximately 65.58 acres of predominately
desert land. On-site storm water currently sheet flows from the northeast to
the southwest whereby discharging to the New River via existing concrete
outlet pipes located along the east bank of the New River. The project site in
the existing condition does not provide for storm water retention.
Due to the proximity of the Property to the New River, and as approved in the
original Desert River PAD, the design intent is to utilize the existing outlet pipes to
minimize the amount of detention required. The project site at a minimum will
retain the first flush or pre versus post, whichever is greater in volume prior to
discharging to the New River which is consistent with NPDES and ADEQ
requirements. The actual required detention volume will be determined via
detailed drainage report which documents maintaining existing conditions as
approved by the City of Glendale Engineering Department.
It is proposed that storm water detained/retained onsite will be dissipated via
bleed off pipes to the existing outfall pipes to New River. All buildings will be
developed above the 100-year peak-flow water surface elevations. First Flush
per the existing Desert River PAD will still be allowed for the parcels abutting the
west property line.
The site is classified entirely as a Flood Zone X (City of Glendale, Maricopa
County Arizona) Flood Insurance Rate Map (FIRM) number 04013C1695L, dated
October 16, 2013. Zone X is described as areas of 500-year flood; areas of 100-
year flood with average depths of less than 1 foot or drainage areas less than 1
square mile and areas protected by levees from 100-year floods (See Exhibit O,
Firm Map).
9.0 Public Utilities and Services
Empire, as the master developer of Desert River 2, will be completing all offsite
and backbone infrastructure for the site as soon as design is complete and
approved by the City and prior to or concurrent with closing any parcels. These
improvements include those described below (see Exhibit P, Master Developer
Improvements).
•
Private sewer lift station
•
Force main from lift station in easement running parallel to Desert River
Road to the existing line in 99th Avenue
•
Sewer line in loop road, private pocket lift station, force main out to
existing sewer line in 99th Avenue along north side of Desert River
Boulevard
•
Waterline in loop road to connect existing lines in 99th Avenue and Desert
River Boulevard
Sewer: The City of Glendale has an existing 10-inch sewer line Desert River
Blvd and a 42-inch sewer line in 99th Avenue. We will need to construct a new
24
private lift station and force main to divert sewer flows to the large existing sewer
main in 99th Avenue.
Water: The City of Glendale has an existing 12-inch and a 6-inch water line in
99th Avenue and a 12-inch water line in Desert River Blvd. All onsite water
demand including fire protection, domestic water and landscape irrigation
would be supplied by the City potable water system. The Developer reserves
the option to utilize reclaimed water for water features and/or irrigation.
.
Solid Waste: Solid Waste removal services will be secured through the City of
Glendale by each end user. The location of all refuse receptacles will be in
conformance with the requirements of the City.
Electrical Service: Electric Service will be provided by Salt River Project (SRP).
Natural Gas: Natural gas service will be provided by Southwest Gas.
Cable: Cable service is available through Cox.
Telephone: Telephone service will be provided by Century Link.
Law Enforcement and Fire Protection: Law enforcement and fire protection
will be provided by the City of Glendale.
10.0 Irrigation
The site has numerous onsite private irrigation ditches which serve the project
and will be removed from service as the project use changes from farmland to
developed land. There is an existing Salt River Project (SRP) irrigation service
pipe system along the west side of 99th Avenue along the entire eastern project
frontage. This pipe falls within the future dedication of a 55-foot right-of-way for
99th Avenue. Desert River 2 development will coordinate closely with SRP to
obtain a construction license for any proposed improvements over their pipe
system. These improvements include but are not limited to paving, wet and dry
utility crossings, sidewalks, and landscaping. There is an existing USA owned
property at the NWC of Desert River Blvd and 99th Avenue which abuts the
Desert River 2 development. Improvements along 99th Avenue in this area will
likely require coordination through SRP Land Department as well.
11.0 Amendments
It is not the applicant's intent to deviate from the Development Plan, however, to
allow the flexibility to respond to the market. The City and the applicant
acknowledge that amendments to the PAD may be necessary from time to
time to reflect changes in market conditions and development financing and/or
to meet the new requirements of one or more of the potential users or builders
of any part of the Property. When the parties agree that changes or
adjustments are necessary or appropriate, they shall, unless otherwise
required by applicable law or by state or federal statute, effectuate minor
changes or adjustments through administrative amendments. These changes
may be approved by the City's Planning Department, which, after execution,
25
shall be attached to the PAD as an addendum and become a part thereof.
No such minor amendments shall require prior notice or hearing. All major
changes or amendments shall be reviewed by the Planning Commission and by
City Council.
Recognizing the unique nature of the project, the City's Planning Department
may decide if a change is major or minor. The following changes are deemed
minor:
•
Any interpretation of the list of permitted, excepted, conditional or
accessory uses of the Property set forth in the PAD;
•
Changes in the Phasing Plan;
•
An increase in the square footage of commercial I mixed-use for the
Property by a maximum of 10% except as otherwise allowed by the PAD;
•
Modifications in the location of trails and/or pedestrian paths, so long as
the modifications meet the general intent of the plan;
•
Modifications or adjustments to roadway alignments, so long as there is
not a net reduction in open space area for the overall Land Use Area;
•
Such other adjustments and I or modifications to the development
standards within the PAD that do not impact the general health, safety
and welfare of the residents of the City;
• Any other matters the Planning Director deems to be minor.
The following is deemed a major change:
•
Any change not considered a minor amendment as set forth above
shall require an amendment pursuant to the City's Zoning Ordinance.
The parties shall cooperate in good faith to agree upon and use reasonable best
efforts to process any minor or major amendments to the PAD.
12.0 PAD Required Findings and Conclusion
This proposal is consistent in substance and location with the
development objectives of the General Plan and any adopted specific area
plans.
The application is a minor general plan amendment and rezone of the property to
provide a unique development that enhances the City of Glendale and provides a
mixed/commercial use. The request is a minor general plan amendment from the
existing Business Park (BP) to Entertainment Mixed Use and rezone from the
existing zoning designation of Desert River PAD to Desert River 2 PAD.
The rezone will afford an overall improvement by providing an appropriate
complimentary land use and zoning for a vacant and underutilized parcel while
delivering an aesthetic composition and true sense of continuity to the site that
currently is a stand-alone undeveloped parcel in an area that is completely
developed. Desert River 2 will be a unique development with both local and
regional appeal. It will be designed to support a mix of office, retail and
employment uses and multi-family residential. It is intended to encourage a
cohesive, large scale mixed-use planned development. The tax benefit of
26
commercial relative to vacant land is captured in terms of property valuation and
generation of property and sales tax thereafter.
Build a strong employment base that provides a variety of high
paying jobs for Glendale residents.
The Property offers an employment and commercial mixed-use development
with jobs and retail amenities. Locating a significant employment and
commercial development close to freeways and major arterials is a sound
growth management decision. The location will help serve residential
communities as they develop in the surrounding areas.
Desert River 2 potentially provides up to 2 million square feet of
employment and retail uses. This translates into approximately 5,500-
7,000 new jobs (3.5 employees per 1,000 square feet of employment uses
and 1.84 employees per 1,000 square feet of retail uses).
The proposal meets or exceeds the City's Design Expectations regarding
site planning, architecture, landscaping, building materials and colors, and
screening of mechanical equipment.
The Project will meet the intent of the City’s Design and Development
requirements in providing a higher standard commercial design through quality,
marketable, and sustainable development. All individual commercial pads will
require Design Review to ensure quality and consistent development.
Encourage high quality development that supports new employment
opportunities and enhances the character of the area.
A primary purpose of the PAD is to establish a foundation to encourage,
assure and maintain high-quality development for a mixture of land uses at
Desert River 2. Desert River 2 will restrict certain uses, encourage construction
of attractive employment and retail improvements at appropriate locations and
implement rigorous housekeeping and maintenance standards. Desert River 2
will establish itself as an attractive location for employers looking for quality retail
amenities in close proximity to the workplace.
The proposed project amenities including equestrian and pedestrian trails,
bike paths, landscaped areas, entry features, decorative theme walls,
parks, playgrounds, and other public or commonly owned open space and
recreation facilities are adequate and appropriate for this development.
Desert River 2 cannot be developed to a meaningful level of accuracy at this
early stage, it is anticipated that individual site plans within the development will
rely heavily on strong pedestrian linkages that funnel foot traffic to the retail-
focused land uses. Examples of such linkage features may include striping,
designated walkable lanes, pavers, raised medians, landscaping, wayfinding
signs, banners, benches, shading, and water features that all combine to
create a successful walking experience. Landscaped open space areas will be
designed into each development proposal to support the site’s intended use and
promote both operational efficiencies and the area’s aesthetics. Where areas of
27
open space exist, they will be thoughtfully designed to provide physical and
visual relief to complement surrounding landscaping treatments.
The type and quality of house products will be consistent with the intended
character of the development.
The architecture will be in general conformance with existing commercial to the
west and south, providing a general desert color palette. However, because the
Applicant has not secured a final developer for each parcel at this time, greater
details regarding the final design of the development will need to occur
separately and will be subject to the City’s design review process.
EXHIBIT A
VICINITY MAP
NORTHERN AVENUE
99TH AVENUE
107TH AVENUE
GLENDALE AVENUE
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT A: VICINITY MAP
4-038
FEB. 2020
N.T.S.
1
1
EXHIBIT B
EXISTING LAND USE MAP
GLENDALE AVENUE
LOOP 101
99TH AVENUE
NORTHERN AVENUE
DESERT RIVER BLVD
SITE
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT B: EXISITING LAND USE
4-038
FEB. 2020
N.T.S.
1
1
EXHIBIT C
EXISTING ZONING
GLENDALE AVENUE
LOOP 101
99TH AVENUE
NORTHERN AVENUE
DESERT RIVER BLVD
A-1
C-2
A-1
PAD
PAD
PAD
A-1
B-P
A-1
A-1
M-1
M-1
M-1
M-1
M-1
M-1
A-1
A-1
B-P
A-1
RU-43
DESERT
RIVER PAD
DESERT
RIVER PAD
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT C: EXISITING ZONING
4-038
FEB. 2020
N.T.S.
1
1
EXHIBIT D
PROPOSED LAND USE
GLENDALE AVENUE
LOOP 101
NORTHERN AVENUE
SITE
99TH AVENUE
DESERT RIVER BLVD
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT D: PROPOSED LAND USE
4-038
FEB. 2020
N.T.S.
1
1
EXHIBIT E
PROPOSED ZONING
GLENDALE AVENUE
LOOP 101
99TH AVENUE
NORTHERN AVENUE
DESERT RIVER BLVD
A-1
C-2
A-1
PAD
PAD
PAD
A-1
B-P
A-1
A-1
M-1
M-1
M-1
M-1
M-1
M-1
A-1
A-1
B-P
A-1
RU-43
DESERT
RIVER PAD
DESERT
RIVER PAD
DESERT
RIVER 2 PAD
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT E: PROPOSED ZONING
4-038
FEB. 2020
N.T.S.
1
1
EXHIBIT F
DEVELOPMENT PLAN
6
18.08 AC
3
4.20 AC
DIGNITY HEALTH
WESTGATE MEDICAL
CENTER
LOOP 101
DESERT RIVER BOULEVARD
99TH AVENUE
4
6.60 AC
5
18.64 AC
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
2
7.57 AC
1
5.87 AC
LOT AREA
SHEET
OF
DATE :
JOB No.
SCALE
The Empire Group
6617 North Scottsdale Road, Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
EXHIBIT F: DEVELOPMENT PLAN
DESERT RIVER 2
GLENDALE, ARIZONA
MARICOPA COUNTY
1"=120"
4-038
APRIL 2020
OPT. 4
1
1
VICINITY MAP
NOTES:
THIS IS FOR CONCEPTUAL PURPOSES ONLY
NO FEWER THAN TWO SEPARATE AND APPRO
FIRE ACCESS ROADS TO EACH LOT SHALL BE
REQUIRED. EXACT LOCATIONS TO BE DETERM
DURING SITE PLANNING
EXHIBIT G
LEGAL DESCRIPTION AND
ALTA SURVEY
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part
II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses
are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002 (5-9-17)
Page 12 of 17
ALTA Commitment for Title Insurance (8-1-16)
Arizona
Exhibit A
ISSUED BY
First American Title Insurance Company
File No: NCS-930341-PHX1
File No.: NCS-930341-PHX1
The Land referred to herein below is situated in the County of Maricopa, State of Arizona, and is described as follows:
PARCEL NO. 1:
FARM UNIT "C" OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
EXCEPT THAT PORTION DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EAST LINE OF SAID SECTION 5, WHICH POINT BEARS SOUTH 0 DEGREES 03
MINUTES 15 SECONDS WEST 1292.05 FEET FROM THE NORTHEAST CORNER OF SAID SECTION 5;
THENCE CONTINUING SOUTH 0 DEGREES 03 MINUTES 15 SECONDS WEST ALONG SAID EAST LINE OF SECTION 5, A
DISTANCE OF 150.05 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 35 SECONDS WEST 1093.67 FEET;
THENCE SOUTH 28 DEGREES 05 MINUTES 15 SECONDS WEST 75.01 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 35 SECONDS WEST 100.00 FEET;
THENCE NORTH 28 DEGREES 05 MINUTES 15 SECONDS EAST 397.43 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 100.00 FEET;
THENCE SOUTH 28 DEGREES 05 MINUTES 15 SECONDS WEST 150.00 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 1012.61 FEET TO THE POINT OF BEGINNING.
BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 5;
THENCE SOUTH 0 DEGREES 03 MINUTES 15 SECONDS WEST ALONG THE EAST LINE OF SAID SECTION 5, A DISTANCE
OF 1442.69 FEET;
THENCE SOUTH 88 DEGREES 34 MINUTES 24 SECONDS WEST 55.00 FEET TO THE TRUE POINT OF BEGINNING ON THE
EXISTING WESTERLY RIGHT OF WAY LINE OF 99TH AVENUE;
THENCE CONTINUING SOUTH 88 DEGREES 34 MINUTES 24 SECONDS WEST 15.00 FEET;
THENCE SOUTH 16 DEGREES 46 MINUTES 06 SECONDS EAST 51.81 FEET TO SAID WESTERLY RIGHT OF WAY LINE;
THENCE NORTH 0 DEGREES 03 MINUTES 15 SECONDS EAST ALONG SAID RIGHT OF WAY LINE, A DISTANCE OF 50.00
FEET TO THE TRUE POINT OF BEGINNING;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part
II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses
are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002 (5-9-17)
Page 13 of 17
ALTA Commitment for Title Insurance (8-1-16)
Arizona
AND EXCEPT THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SAID SECTION 5, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE
NORTHEAST QUARTER;
THENCE ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER NORTH 88 DEGREES 11 MINUTES 10 SECONDS EAST 502.25 FEET;
THENCE SOUTH 38 DEGREES 31 MINUTES 00 SECONDS WEST 808.99 FEET TO THE WEST LINE OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER;
THENCE ALONG SAID LINE NORTH 00 DEGREES 09 MINUTES 59 SECONDS EAST 617.10 FEET TO THE POINT OF
BEGINNING; AND
EXCEPT THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION;
THENCE ALONG THE EAST LINE OF SAID SECTION SOUTH 00 DEGREES 13 MINUTES 19 SECONDS WEST 1442.10 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 39 SECONDS WEST 1066.23 FEET TO THE TRUE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88 DEGREES 32 MINUTES 39 SECONDS WEST 27.44 FEET;
THENCE SOUTH 28 DEGREES 05 MINUTES 19 SECONDS WEST 75.01 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 39 SECONDS WEST 100.00 FEET;
THENCE NORTH 28 DEGREES 05 MINUTES 19 SECONDS EAST 256.70 FEET TO THE NORTH LINE OF SAID SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER;
THENCE ALONG SAID LINE SOUTH 88 DEGREES 18 MINUTES 01 SECONDS WEST 206.50 FEET TO THE NORTHWEST
CORNER OF SAID SOUTHEAST QUARTER OF THE NORTHEAST QUARTER;
THENCE ALONG THE WEST LINE OF SAID SOUTHEAST QUARTER OF THE NORTHEAST QUARTER SOUTH 00 DEGREES
07 MINUTES 46 SECONDS WEST 464.17 FEET;
THENCE NORTH 38 DEGREES 31 MINUTES 00 SECONDS EAST 400.35 FEET TO THE TRUE POINT OF BEGINNING.
PARCEL NO. 2:
THAT PART OF THE NORTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2
NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE EAST QUARTER CORNER OF SECTION 5;
THENCE WESTERLY ALONG THE EAST AND WEST MIDDLE SECTION LINE OF SECTION 5, A DISTANCE OF 1700 FEET,
MORE OR LESS TO A POINT, SUCH POINT BEING THE INTERSECTION OF THE SALT RIVER PROJECT BOUNDARY AND
THE EAST AND WEST MIDDLE SECTION LINE (AS SHOWN IN THE SURVEY NOTES ON FILE IN THE UNITED STATES
RECLAMATION OFFICE, PHOENIX, ARIZONA);
THENCE SOUTHWESTERLY ALONG THE SALT RIVER PROJECT BOUNDARY, A DISTANCE OF 140 FEET, MORE OR LESS;
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part
II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses
are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002 (5-9-17)
Page 14 of 17
ALTA Commitment for Title Insurance (8-1-16)
Arizona
THENCE EASTERLY A DISTANCE OF 1780 FEET MORE OR LESS, TO A POINT AT THE EAST BOUNDARY LINE OF
SECTION 5, THE LAST MENTIONED POINT BEING SOUTHERLY, MEASURED ALONG THE EAST BOUNDARY LINE OF
SECTION 5, A DISTANCE OF 50 FEET, MORE OR LESS FROM THE EAST QUARTER CORNER OF SECTION 5;
THENCE NORTHERLY ALONG THE EAST BOUNDARY LINE OF SECTION 5, A DISTANCE OF 50 FEET, MORE OR LESS, TO
THE POINT OF BEGINNING.
PARCEL NO. 3:
RESULTANT PARCEL NO. 1 AS SHOWN ON MINOR LAND DIVISION - LOT SPLIT, RECORDED IN BOOK 1151 OF MAPS,
PAGE 11, RECORDS OF MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE BRASS CAP FLUSH MARKING THE SOUTHEAST CORNER OF SAID SECTION 5 FROM WHICH HALF
INCH REBAR MARKING THE EAST QUARTER CORNER OF SAID SECTION 5 BEARS NORTH 00 DEGREES 03 MINUTES 40
SECONDS EAST 2609.44 FEET, SAID DESCRIBED LINE BEING THE BASIS OF BEARINGS FOR THIS DESCRIPTION;
THENCE NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 1304.72 FEET ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 5 TO THE SOUTH LINE OF THE NORTH HALF OF THE SAID SOUTHEAST
QUARTER;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 1598.15 FEET ALONG SAID SOUTH LINE TO A HALF INCH
REBAR CAPPED 42137 AT THE SOUTHWEST CORNER OF LOT 1, MINOR LAND DIVISION - LOT SPLIT FOR ATC REALTY
SIXTEEN, INC. RECORDED IN BOOK 1115 OF MAPS, PAGE 20, MARICOPA COUNTY RECORDS;
THENCE NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 544.92 FEET ALONG THE EAST LINE OF SAID LOT 1 TO
THE BEGINNING OF A TANGENT CURVE TO THE RIGHT, HAVING A RADIUS OF 510.00 FEET;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 14 DEGREES 52 MINUTES
56 SECONDS, AN ARC LENGTH OF 132.47 FEET TO THE POINT OF BEGINNING;
THENCE NORTH 75 DEGREES 03 MINUTES 24 SECONDS WEST 67.00 FEET;
THENCE NORTH 51 DEGREES 28 MINUTES 44 SECONDS WEST 658.58 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 28 SECONDS EAST 248.00 FEET TO THE NORTH LINE OF SAID SOUTHEAST
QUARTER;
THENCE NORTH 88 DEGREES 04 MINUTES 05 SECONDS EAST 306.93 FEET ALONG SAID NORTH LINE;
THENCE SOUTH 33 DEGREES 00 MINUTES 48 SECONDS WEST 140.00 FEET;
THENCE NORTH 85 DEGREES 59 MINUTES 03 SECONDS EAST 1724.86 FEET TO THE WEST RIGHT OF WAY OF 99TH
AVENUE;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 257.87 FEET ALONG SAID RIGHT OF WAY;
THENCE NORTH 89 DEGREES 56 MINUTES 20 SECONDS WEST 1031.95 FEET TO THE BEGINNING OF A TANGENT
CURVE TO THE LEFT HAVING A RADIUS OF 510.00 FEET;
THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 75 DEGREES 07
MINUTES 04 SECONDS, AN ARC LENGTH OF 668.64 FEET TO THE POINT OF BEGINNING.
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part
II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses
are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002 (5-9-17)
Page 15 of 17
ALTA Commitment for Title Insurance (8-1-16)
Arizona
EXCEPT THAT PORTION OF THE LAND CONVEYED TO THE CITY OF GLENDALE IN THAT CERTAIN INSTRUMENT
ENTITLED "SPECIAL WARRANTY DEED" RECORDED JUNE 13, 2014 AS DOCUMENT NO. 2014-0386080 OF OFFICIAL
RECORDS.
EXCEPT THAT PORTION OF THE LAND CONVEYED TO THE SALT RIVER PROJECT AGRICULTURAL IMPROVEMENT AND
POWER DISTRICT (SRP) IN THAT CERTAIN INSTRUMENT ENTITLED "GENERAL WARRANTY DEED" RECORDED JUNE 25,
2015 AS DOCUMENT NO. 2015-0456874 OF OFFICIAL RECORDS.
PARCEL NO. 4:
RESULTANT PARCEL NO. 2 AS SHOWN ON MINOR LAND DIVISION - LOT SPLIT, RECORDED IN BOOK 1151 OF MAPS,
PAGE 11, RECORDS OF MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE BRASS CAP FLUSH MARKING THE SOUTHEAST CORNER OF SAID SECTION 5 FROM WHICH HALF
INCH REBAR MARKING THE EAST QUARTER CORNER OF SAID SECTION 5 BEARS NORTH 00 DEGREES 03 MINUTES 40
SECONDS EAST 2609.44 FEET, SAID DESCRIBED LINE BEING THE BASIS OF BEARINGS FOR THIS DESCRIPTION;
THENCE NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 1304.72 FEET ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 5 TO THE SOUTH LINE OF THE NORTH HALF OF SAID SOUTHEAST QUARTER;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 2637.11 FEET ALONG SAID SOUTH LINE TO A HALF INCH
REBAR CAPPED 37936 AT THE SOUTHWEST CORNER OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF SAID
SECTION 5;
THENCE NORTH 00 DEGREES 11 MINUTES 59 SECONDS EAST 437.37 FEET ALONG THE EAST LINE OF SAID
SOUTHEAST QUARTER TO THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 00 DEGREES 11 MINUTES 59 SECONDS EAST 93.14 FEET ALONG SAID WEST LINE TO
THE BEGINNING OF A NON-TANGENT CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 60 DEGREES 32
MINUTES 34 SECONDS EAST 803.71 FEET;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 09 DEGREES 03 MINUTES
02 SECONDS, AN ARC LENGTH OF 126.98 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 28 SECONDS EAST 647.77 FEET;
THENCE SOUTH 51 DEGREES 28 MINUTES 44 SECONDS EAST 658.58 FEET;
THENCE SOUTH 75 DEGREES 03 MINUTES 24 SECONDS EAST 67.00 FEET TO THE BEGINNING OF A NON-TANGENT
CURVE TO THE LEFT THE CENTER OF WHICH BEARS SOUTH 75 DEGREES 03 MINUTES 24 SECONDS EAST, 510.00
FEET;
THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 14 DEGREES 52 MINUTES 56
SECONDS, AN ARC LENGTH OF 132.47 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 107.59 FEET;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 1037.90 FEET TO THE POINT OF BEGINNING.
ALSO DESCRIBED IN ALTA/ACSM SURVEY PREPARED BY DAVID S. KLEIN OF SUPERIOR SURVEYING SERVICES, INC.,
DATED MARCH 17, 2014, LAST REVISED MARCH 26, 2014, AS JOB NO. 140253, AS FOLLOWS:
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part
II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses
are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002 (5-9-17)
Page 16 of 17
ALTA Commitment for Title Insurance (8-1-16)
Arizona
THAT PORTION OF THE EAST HALF OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER
BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A BRASS CAP IN HANDHOLE MARKING THE NORTHEAST CORNER OF SAID SECTION 5, FROM WHICH
A ½ INCH REBAR MARKING THE EAST QUARTER CORNER OF SAID SECTION 5 BEARS SOUTH 00 DEGREES 03 MINUTES
15 SECONDS WEST 2,583.66 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 15 SECONDS WEST 1,442.10 FEET ALONG THE EAST LINE OF SAID
NORTHEAST QUARTER TO THE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 00 DEGREES 03 MINUTES 15 SECONDS WEST 1,141.56 FEET TO A ½ INCH REBAR
MARKING SAID EAST QUARTER CORNER;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 50.00 FEET ALONG THE EAST LINE OF THE SOUTHEAST
QUARTER OF SAID SECTION 5;
THENCE SOUTH 85 DEGREES 59 MINUTES 03 SECONDS WEST 55.14 FEET TO THE WESTERLY RIGHT OF WAY OF 99TH
AVENUE;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 257.87 FEET ALONG SAID WESTERLY RIGHT OF WAY;
THENCE NORTH 89 DEGREES 56 MINUTES 20 SECONDS WEST 1,031.95 FEET TO THE BEGINNING OF A TANGENT
CURVE TO THE LEFT HAVING A RADIUS OF 510.00 FEET;
THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 90 DEGREES 00
MINUTES 00 SECONDS AN ARC LENGTH OF 801.11 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 107.59 FEET;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 1,037.90 FEET TO THE WEST LINE OF SAID SOUTHEAST
QUARTER;
THENCE NORTH 00 DEGREES 11 MINUTES 59 SECONDS EAST 93.14 FEET ALONG SAID WEST LINE TO THE BEGINNING
OF A NON TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 803.71 FEET, THE CENTER OF WHICH BEARS SOUTH
60 DEGREES 32 MINUTES 33 SECONDS EAST;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 09 DEGREES 03 MINUTES
01 SECONDS AN ARC LENGTH OF 126.95 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 28 SECONDS EAST 895.77 FEET TO THE NORTH LINE OF SAID SOUTHEAST
QUARTER;
THENCE NORTH 88 DEGREES 04 MINUTES 05 SECONDS EAST 32.15 FEET ALONG SAID NORTH LINE TO THE
SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 09 MINUTES 49 SECONDS EAST 39.26 FEET ALONG THE WEST LINE OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 38 DEGREES 30 MINUTES 43 SECONDS EAST 809.02 FEET TO THE NORTH LINE OF SAID SOUTHEAST
QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 88 DEGREES 10 MINUTES 49 SECONDS EAST 155.67 FEET ALONG THE NORTH LINE OF SAID
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5 TO THE
This page is only a part of a 2016 ALTA® Commitment for Title Insurance issued by First American Title Insurance Company. This Commitment is not
valid without the Notice; the Commitment to Issue Policy; the Commitment Conditions; Schedule A; Schedule B, Part I-Requirements; Schedule B, Part
II-Exceptions; and a counter-signature by the Company or its issuing agent that may be in electronic form.
Copyright 2006-2016 American Land Title Association. All rights reserved.
The use of this Form (or any derivative thereof) is restricted to ALTA licensees and ALTA members in good standing as of the date of use. All other uses
are prohibited. Reprinted under license from the American Land Title Association.
Form 5030002 (5-9-17)
Page 17 of 17
ALTA Commitment for Title Insurance (8-1-16)
Arizona
NORTHEAST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER
OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 07 MINUTES 39 SECONDS EAST 190.88 FEET ALONG THE WEST LINE OF THE SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 38 DEGREES 32 MINUTES 51 SECONDS EAST 400.10 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 996.04 FEET;
THENCE SOUTH 16 DEGREES 46 MINUTES 06 SECONDS EAST 52.39 FEET TO THE WEST LINE OF THE EAST 55.00 FEET
OF SAID NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 03 MINUTES 15 SECONDS EAST 50.54 FEET ALONG SAID WEST LINE OF THE EAST 55.00
FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 55.02 FEET TO THE POINT OF BEGINNING.
99TH AVENUE & GLENDALE
BEING A PORTION OF THE EAST HALF OF
SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST, OF THE
GILA & SALT RIVER BASE AND MERIDIAN,
MARICOPA COUNTY, ARIZONA.
THE EAST LINE OF THE NORTHEAST QUARTER OF SECTION 5, T. 2 N., R. 1 E., G.&S.R.B.M.
WHICH BEARS SOUTH 00 DEGREES 03 MINUTES 15 SECONDS WEST, AS SHOWN ON THE
RECORD OF SURVEY FOR 99TH AVENUE & NORTHERN AVENUE RECORDED IN BOOK 1354,
PAGE 09, MARICOPA COUNTY RECORDS.
WESTWOOD PROFESSIONAL SERVICES
6909 EAST GREENWAY PARKWAY, SUITE 250
SCOTTSDALE, AZ 85254
TELE: 480-747-6558
CONTACT: MICHAEL A. BANTA, R.L.S.
EMAIL: MICHAEL.BANTA@WESTWOODPS.COM
142-60-006F, 142-60-008B, 142-57-004A, 142-60-007B, 142-57-008
THE SUBJECT PROPERTY IS LOCATED WITHIN SHADED ZONE "X" DEFINED AS "AREAS OF 0.2%
ANNUAL CHANCE FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS
OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS LESS THAN 1 SQUARE MILE; AND AREA
PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD; PER FIRM MAP NO. 04013C1695L
DATED OCTOBER 16, 2013.
THE SUBJECT PROPERTY LIES WITHIN THE CITY OF GLENDALE, ZONED P.A.D. PER MARICOPA
COUNTY ASSESSOR
PARCEL NO 1:
(GROSS)
=
2,856,688 SQ. FT. OR, 65.58 ACRES MORE OR LESS
ATC REALTY SIXTEEN, INC., A CALIFORNIA CORPORATION
1 INDEPENDENT DRIVE, SUITE 615, MAC Z3094-065
JACKSONVILLE FL, 32202
ALTA/NSPS LAND TITLE SURVEY
NO ADDRESS PROVIDED PER MARICOPA COUNTY ASSESSOR
LEGAL DESCRIPTION
SITE ADDRESS
SITE AREA
ASSESSORS PARCEL NUMBER
BASIS OF BEARING
FLOOD ZONE
ZONING
OWNER
SURVEYOR
EASEMENTS THAT CAN BE PLOTTED ARE INDICATED WITH A HEXAGON. OTHER SCHEDULE 'B'
ARE INCLUDED FOR REFERENCE. ALL ITEMS ARE PER THE TITLE REPORT REFERENCED HEREIN
UNLESS NOTED OTHERWISE.
*SURVEYOR NOTES ADDED IN ITALICS.
1. SECOND INSTALLMENT OF 2018 TAXES, A LIEN, PAYABLE ON OR BEFORE MARCH 1, 2019,
AND DELINQUENT MAY 1, 2019.
2. THE LIABILITIES AND OBLIGATIONS IMPOSED UPON SAID LAND BY REASON OF: (A)
INCLUSION THEREOF WITHIN THE BOUNDARIES OF THE SALT RIVER PROJECT
AGRICULTURAL IMPROVEMENT AND POWER DISTRICT; (B) MEMBERSHIP OF THE OWNER
THEREOF IN THE SALT RIVER VALLEY WATER USERS' ASSOCIATION, AN ARIZONA
CORPORATION AND (C)THE TERMS OF ANY WATER RIGHT APPLICATION MADE UNDER
THE RECLAMATION LAWS OF THE UNITED STATES FOR THE PURPOSE OF OBTAINING
WATER RIGHTS FOR SAID LAND. (ALL ASSESSMENTS DUE AND PAYABLE ARE PAID.)
3. RESERVATIONS OR EXCEPTIONS IN PATENTS, OR IN ACTS AUTHORIZING THE ISSUANCE
THEREOF.
4. AN EASEMENT FOR HIGHWAY AND INCIDENTAL PURPOSES IN THE DOCUMENT
RECORDED AS DOCKET 8534, PAGE674.(AFFECTS PARCEL NOS. 1 AND 2) AFFECTS SHOWN
5. AN EASEMENT FOR OVERHEAD, UNDERGROUND POWER AND INCIDENTAL PURPOSES IN
THE DOCUMENT RECORDED AS DOCKET 9231, PAGE 768. (AFFECTS PARCEL NO. 3)
AFFECTS SHOWN
6. AN EASEMENT FOR WATER PIPELINE AND INCIDENTAL PURPOSES IN THE DOCUMENT
RECORDED AS 2010-135631 OF OFFICIAL RECORDS.
(AFFECTS PARCEL NOS. 1, 3 AND 4) LIES ADJACENT TO THE WEST LINE
7. A PLAT RECORDED IN BOOK 2, PAGE 14 OF ROAD MAPS, PURPORTING TO SHOW A
COUNTY ROADWAY. (AFFECTS PARCEL NOS. 1 AND 2) AFFECTS SHOWN
8. ALL MATTERS AS SET FORTH IN RECORD OF SURVEY, RECORDED AS BOOK 1090 OF MAPS,
PAGE 40.(AFFECTS ALL PARCELS) AFFECTS SHOWN
9. ALL MATTERS AS SET FORTH IN MINOR LAND DIVISION-LOT SPLIT FOR ATC REALTY
SIXTEEN, INC., RECORDED AS BOOK 1115 OF MAPS, PAGE 20.
(AFFECTS PARCEL NOS. 3 AND 4) AFFECTS SHOWN
10. DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS
RECORDED IN 2012-0465806 OF OFFICIAL RECORDS, BUT DELETING ANY COVENANT,
CONDITION OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR
DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STATUS
OR NATIONAL ORIGIN TO THE EXTENT SUCH COVENANTS, CONDITIONS OR
RESTRICTIONS VIOLATE 42 USC 3604(C).
(AFFECTS) BLANKET IN NATURE
11. THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED
"MEMORANDUM OF INFRASTRUCTURE AGREEMENT AND NOTICE OF ACCESS RIGHTS
AND LIEN" RECORDED MAY 31, 2012 AS 2012-0465807 OF OFFICIAL RECORDS AND FIRST
AMENDMENT RECORDED FEBRUARY 28, 2013 AS 2013-0191867 OF OFFICIAL RECORDS.
(AFFECTS) BLANKET IN NATURE
12. THE TERMS AND PROVISIONS CONTAINED IN THE DOCUMENT ENTITLED "TRAFFIC
SIGNAL INSTALLATION AND REIMBURSEMENT AGREEMENT" RECORDED MAY 31, 2012 AS
2012-0465808 OF OFFICIAL RECORDS. (AFFECTS) BLANKET IN NATURE
13. THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED
"MAINTENANCE AND ACCESS AGREEMENT" RECORDED FEBRUARY 28, 2013 AS
2013-0192377 OF OFFICIAL RECORDS. (AFFECTS ALL PARCELS)
14. ALL MATTERS AS SET FORTH IN MINOR LAND DIVISION-LOT SPLIT FOR ATC REALTY
SIXTEEN, INC., RECORDED AS BOOK 1151 OF MAPS, PAGE 11.
(AFFECTS PARCEL NOS. 3 AND 4) AFFECTS SHOWN
15. ALL MATTERS AS SET FORTH IN DECLARATION OF USE RESTRICTIONS, RECORDED JUNE
26, 2013 AS 2013-0585105 OF OFFICIAL RECORDS.
(AFFECTS PARCEL NOS. 3 AND 4) BLANKET IN NATURE
16. THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE DOCUMENT ENTITLED
"MEMORANDUM OF SEWER AGREEMENT AND NOTICE OF ACCESS RIGHTS AND LIEN"
RECORDED JUNE 26, 2013 AS 2013-0585106 OF OFFICIAL RECORDS.
(AFFECTS ALL PARCELS)
17. AN EASEMENT FOR OVERHEAD AND UNDERGROUND POWER DISTRIBUTION AND
INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED AS 2013-0854852 OF OFFICIAL
RECORDS. THEREAFTER, PARTIAL TERMINATION AND ABANDONMENT OF EASEMENT
RECORDED NOVEMBER 20, 2013 AS 2013-1003542 OF OFFICIAL RECORDS.
(AFFECTS PARCEL NOS. 3 AND 4) AFFECTS SHOWN
18. AN EASEMENT FOR POWER DISTRIBUTION AND INCIDENTAL PURPOSES IN THE
DOCUMENT RECORDED AS 2014-0289600 OF OFFICIAL RECORDS.
(AFFECTS PARCEL NO. 3) AFFECTS SHOWN
19. AN EASEMENT FOR INSTALL, REPAIR, OPERATE, MAINTAIN AND REMOVE WATER LINES
AND INCIDENTAL PURPOSES IN THE DOCUMENT RECORDED AS 2014-0303427 OF
OFFICIAL RECORDS. (AFFECTS PARCEL NO. 3) AFFECTS SHOWN
20. ALL MATTERS AS SET FORTH IN RECORD OF SURVEY, RECORDED AS BOOK 1354 OF MAPS,
PAGE 9.(AFFECTS ALL PARCELS) AFFECTS SHOWN
21. AN EASEMENT FOR POWER DISTRIBUTION AND INCIDENTAL PURPOSES IN THE
DOCUMENT RECORDED AS 2018-0370872 OF OFFICIAL RECORDS.
(AFFECTS PARCEL NO. 3)
22. ANY FACTS, RIGHTS, INTERESTS OR CLAIMS THAT MAY EXIST OR ARISE BY REASON OF
THE FOLLOWING MATTERS DISCLOSED BY AN ALTA/NSPS SURVEY MADE BY _______ ON
_______, DESIGNATED JOB NUMBER _______: _______________
23. THE RIGHTS OF PARTIES IN POSSESSION BY REASON OF ANY UNRECORDED LEASE OR
LEASES OR MONTH TO MONTH TENANCIES AFFECTING ANY PORTION OF THE WITHIN
DESCRIBED PROPERTY.
NOTE: THIS MATTER WILL BE MORE FULLY SET FORTH OR DELETED UPON COMPLIANCE
WITH THE APPLICABLE REQUIREMENT(S) SET FORTH HEREIN.
24. WATER RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC
RECORDS.
SCHEDULE `B` ITEMS
TO:
ATC REALTY SIXTEEN, INC., A CALIFORNIA CORPORATION
EMPIRE RESIDENTIAL COMMUNITIES FUND IV, LLC, A DELAWARE LIMITED LIABILITY
COMPANY
FIRST AMERICAN TITLE INSURANCE COMPANY
THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS BASED WERE
MADE IN ACCORDANCE WITH THE 2016 MINIMUM STANDARD DETAIL REQUIREMENTS FOR
ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS,
AND INCLUDES ITEMS 2, 3, 4, 7(a), 8, 11, 13, 15 & 16 OF TABLE A THEREOF.
THE FIELD WORK WAS COMPLETED ON DECEMBER 06, 2018
DATE OF PLAT OR MAP JANUARY 14, 2019
____________________________
MICHAEL A. BANTA
ARIZONA REGISTRATION NO. 38175
MICHAEL.BANTA@WESTWOODPS.COM
"RECORD OF SURVEY FOR 99TH AVENUE & NORTHERN AVENUE" RECORDED IN
BOOK 1354, PAGE 09, PER MARICOPA COUNTY RECORDS
"RECORD OF SURVEY" RECORDED IN BOOK 1090, PAGE 40, PER MARICOPA
COUNTY RECORDS
"MINOR LAND DIVISION-LOT SPLIT FOR ATC REALTY SIXTEEN, INC." RECORDED IN
BOOK 1151, PAGE 11, PER MARICOPA COUNTY RECORDS
"MINOR LAND DIVISION-LOT SPLIT FOR ATC REALTY SIXTEEN, INC." RECORDED IN
BOOK 1115, PAGE 20, PER MARICOPA COUNTY RECORDS
THE RECORD DOCUMENTS NOTED ON THIS PLAT OF SURVEY ARE THOSE DOCUMENTS, AND
ONLY THOSE DOCUMENTS, DETERMINED BY FIRST AMERICAN TITLE INSURANCE COMPANY
AND SET FORTH IN ORDER NUMBER NCS-930341-PHX1, WITH AN EFFECTIVE DATE OF
OCTOBER 16, 2018, AS AFFECTING THE PROPERTY DEPICTED ON THIS LAND TITLE SURVEY. BY
NOTING SAID DOCUMENTS ON THIS PLAT OF SURVEY, THE UNDERSIGNED SURVEYOR MAKES
NO REPRESENTATION AS TO THE EXISTENCE OF ANY OTHER RECORD DOCUMENTS THAT
MAY AFFECT THE SURVEYED PROPERTY.
CERTIFICATION
TITLE NOTE
REFERENCE DOCUMENTS
VICINITY MAP
N.T.S.
N 107TH AVE
N 99TH AVE
SITE
© 2017 Westwood Professional Services, Inc.
####
####
####
####
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JD
MAB
100'
N/A
WPS
12-06-18
ALTA/NSPS LAND TITLE SURVEY
99TH AVENUE & GLENDALE
PHOENIX, ARIZINA
0021358
01-14-2019
1
4
4
PARCEL NO. 1:
FARM UNIT "C" OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1
EAST OF THE GILA ANDSALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA.
EXCEPT THAT PORTION DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EAST LINE OF SAID SECTION 5, WHICH POINT BEARS SOUTH
0 DEGREES 03 MINUTES 15 SECONDS WEST 1292.05 FEET FROM THE NORTHEAST CORNER OF
SAID SECTION 5;
THENCE CONTINUING SOUTH 0 DEGREES 03 MINUTES 15 SECONDS WEST ALONG SAID EAST
LINE OF SECTION 5, A DISTANCE OF 150.05 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 35 SECONDS WEST 1093.67 FEET;
THENCE SOUTH 28 DEGREES 05 MINUTES 15 SECONDS WEST 75.01 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 35 SECONDS WEST 100.00 FEET;
THENCE NORTH 28 DEGREES 05 MINUTES 15 SECONDS EAST 397.43 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 100.00 FEET;
THENCE SOUTH 28 DEGREES 05 MINUTES 15 SECONDS WEST 150.00 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 1012.61 FEET TO THE POINT OF
BEGINNING.
BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION 5;
THENCE SOUTH 0 DEGREES 03 MINUTES 15 SECONDS WEST ALONG THE EAST LINE OF SAID
SECTION 5, A DISTANCE OF 1442.69 FEET;
THENCE SOUTH 88 DEGREES 34 MINUTES 24 SECONDS WEST 55.00 FEET TO THE TRUE POINT
OF BEGINNING ON THE EXISTING WESTERLY RIGHT OF WAY LINE OF 99TH AVENUE;
THENCE CONTINUING SOUTH 88 DEGREES 34 MINUTES 24 SECONDS WEST 15.00 FEET;
THENCE SOUTH 16 DEGREES 46 MINUTES 06 SECONDS EAST 51.81 FEET TO SAID WESTERLY
RIGHT OF WAY LINE;
THENCE NORTH 0 DEGREES 03 MINUTES 15 SECONDS EAST ALONG SAID RIGHT OF WAY LINE,
A DISTANCE OF 50.00 FEET TO THE TRUE POINT OF BEGINNING;
AND EXCEPT THAT PORTION OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER
OF THE NORTHEAST QUARTER OF SAID SECTION 5, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE
SOUTHWEST QUARTER OF THE NORTHEAST QUARTER;
THENCE ALONG THE NORTH LINE OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST
QUARTER OF THE NORTHEAST QUARTER NORTH 88 DEGREES 11 MINUTES 10 SECONDS EAST
502.25 FEET;
THENCE SOUTH 38 DEGREES 31 MINUTES 00 SECONDS WEST 808.99 FEET TO THE WEST LINE
OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER;
THENCE ALONG SAID LINE NORTH 00 DEGREES 09 MINUTES 59 SECONDS EAST 617.10 FEET
TO THE POINT OF BEGINNING;
AND EXCEPT THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF
SAID SECTION 5,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF SAID SECTION;
THENCE ALONG THE EAST LINE OF SAID SECTION SOUTH 00 DEGREES 13 MINUTES 19
SECONDS WEST 1442.10 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 39 SECONDS WEST 1066.23 FEET TO THE TRUE
POINT OF BEGINNING;
THENCE CONTINUING SOUTH 88 DEGREES 32 MINUTES 39 SECONDS WEST 27.44 FEET;
THENCE SOUTH 28 DEGREES 05 MINUTES 19 SECONDS WEST 75.01 FEET;
THENCE SOUTH 88 DEGREES 32 MINUTES 39 SECONDS WEST 100.00 FEET;
THENCE NORTH 28 DEGREES 05 MINUTES 19 SECONDS EAST 256.70 FEET TO THE NORTH LINE
OF SAID SOUTHEAST QUARTER OF THE NORTHEAST QUARTER;
THENCE ALONG SAID LINE SOUTH 88 DEGREES 18 MINUTES 01 SECONDS WEST 206.50 FEET
TO THE NORTHWEST CORNER OF SAID SOUTHEAST QUARTER OF THE NORTHEAST QUARTER;
THENCE ALONG THE WEST LINE OF SAID SOUTHEAST QUARTER OF THE NORTHEAST
QUARTER SOUTH 00 DEGREES 07 MINUTES 46 SECONDS WEST 464.17 FEET;
THENCE NORTH 38 DEGREES 31 MINUTES 00 SECONDS EAST 400.35 FEET TO THE TRUE POINT
OF BEGINNING.
PARCEL NO. 2:
THAT PART OF THE NORTH HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF
SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND SALT RIVER BASE AND
MERIDIAN, MARICOPA COUNTY, ARIZONA,
DESCRIBED AS FOLLOWS:
BEGINNING AT THE EAST QUARTER CORNER OF SECTION 5;
THENCE WESTERLY ALONG THE EAST AND WEST MIDDLE SECTION LINE OF SECTION 5, A
DISTANCE OF 1700 FEET, MORE OR LESS TO A POINT, SUCH POINT BEING THE INTERSECTION
OF THE SALT RIVER PROJECT BOUNDARY AND THE EAST AND WEST MIDDLE SECTION LINE
(AS SHOWN IN THE SURVEY NOTES ON FILE IN THE UNITED STATES RECLAMATION OFFICE,
PHOENIX, ARIZONA);
THENCE SOUTHWESTERLY ALONG THE SALT RIVER PROJECT BOUNDARY, A DISTANCE OF 140
FEET, MORE OR LESS;
THENCE EASTERLY A DISTANCE OF 1780 FEET MORE OR LESS, TO A POINT AT THE EAST
BOUNDARY LINE OF
SECTION 5, THE LAST MENTIONED POINT BEING SOUTHERLY, MEASURED ALONG THE EAST
BOUNDARY LINE OF
SECTION 5, A DISTANCE OF 50 FEET, MORE OR LESS FROM THE EAST QUARTER CORNER OF
SECTION 5;
THENCE NORTHERLY ALONG THE EAST BOUNDARY LINE OF SECTION 5, A DISTANCE OF 50
FEET, MORE OR LESS, TO THE POINT OF BEGINNING.
PARCEL NO. 3:
RESULTANT PARCEL NO. 1 AS SHOWN ON MINOR LAND DIVISION - LOT SPLIT, RECORDED IN
BOOK 1151 OF MAPS,PAGE 11, RECORDS OF MARICOPA COUNTY, ARIZONA, DESCRIBED AS
FOLLOWS:
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1
EAST OF THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA,
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE BRASS CAP FLUSH MARKING THE SOUTHEAST CORNER OF SAID
SECTION 5 FROM WHICH HALF INCH REBAR MARKING THE EAST QUARTER CORNER OF SAID
SECTION 5 BEARS NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 2609.44 FEET, SAID
DESCRIBED LINE BEING THE BASIS OF BEARINGS FOR THIS DESCRIPTION;
THENCE NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 1304.72 FEET ALONG THE EAST
LINE OF THE SOUTHEAST QUARTER OF SAID SECTION 5 TO THE SOUTH LINE OF THE NORTH
HALF OF THE SAID SOUTHEAST QUARTER;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 1598.15 FEET ALONG SAID
SOUTH LINE TO A HALF INCH REBAR CAPPED 42137 AT THE SOUTHWEST CORNER OF LOT 1,
MINOR LAND DIVISION - LOT SPLIT FOR ATC REALTY SIXTEEN, INC. RECORDED IN BOOK 1115
OF MAPS, PAGE 20, MARICOPA COUNTY RECORDS;
THENCE NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 544.92 FEET ALONG THE EAST
LINE OF SAID LOT 1 TO THE BEGINNING OF A TANGENT CURVE TO THE RIGHT, HAVING A
RADIUS OF 510.00 FEET;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF
14 DEGREES 52 MINUTES 56 SECONDS, AN ARC LENGTH OF 132.47 FEET TO THE POINT OF
BEGINNING;
THENCE NORTH 75 DEGREES 03 MINUTES 24 SECONDS WEST 67.00 FEET;
THENCE NORTH 51 DEGREES 28 MINUTES 44 SECONDS WEST 658.58 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 28 SECONDS EAST 248.00 FEET TO THE NORTH LINE
OF SAID SOUTHEAST QUARTER;
THENCE NORTH 88 DEGREES 04 MINUTES 05 SECONDS EAST 306.93 FEET ALONG SAID
NORTH LINE;
THENCE SOUTH 33 DEGREES 00 MINUTES 48 SECONDS WEST 140.00 FEET;
THENCE NORTH 85 DEGREES 59 MINUTES 03 SECONDS EAST 1724.86 FEET TO THE WEST
RIGHT OF WAY OF 99TH AVENUE;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 257.87 FEET ALONG SAID RIGHT
OF WAY;
THENCE NORTH 89 DEGREES 56 MINUTES 20 SECONDS WEST 1031.95 FEET TO THE
BEGINNING OF A TANGENT
CURVE TO THE LEFT HAVING A RADIUS OF 510.00 FEET;
THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF
75 DEGREES 07
MINUTES 04 SECONDS, AN ARC LENGTH OF 668.64 FEET TO THE POINT OF BEGINNING.
EXCEPT THAT PORTION OF THE LAND CONVEYED TO THE CITY OF GLENDALE IN THAT
CERTAIN INSTRUMENT
ENTITLED "SPECIAL WARRANTY DEED" RECORDED JUNE 13, 2014 AS DOCUMENT NO.
2014-0386080 OF OFFICIAL RECORDS.
EXCEPT THAT PORTION OF THE LAND CONVEYED TO THE SALT RIVER PROJECT
AGRICULTURAL IMPROVEMENT AND POWER DISTRICT (SRP) IN THAT CERTAIN INSTRUMENT
ENTITLED "GENERAL WARRANTY DEED" RECORDED JUNE 25, 2015 AS DOCUMENT NO.
2015-0456874 OF OFFICIAL RECORDS.
PARCEL NO. 4:
RESULTANT PARCEL NO. 2 AS SHOWN ON MINOR LAND DIVISION - LOT SPLIT, RECORDED IN BOOK 1151 OF
MAPS, PAGE 11, RECORDS OF MARICOPA COUNTY, ARIZONA, DESCRIBED AS FOLLOWS:
A PORTION OF THE SOUTHEAST QUARTER OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA
ANDSALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT THE BRASS CAP FLUSH MARKING THE SOUTHEAST CORNER OF SAID SECTION 5 FROM
WHICH HALF INCH REBAR MARKING THE EAST QUARTER CORNER OF SAID SECTION 5 BEARS NORTH 00
DEGREES 03 MINUTES 40 SECONDS EAST 2609.44 FEET, SAID DESCRIBED LINE BEING THE BASIS OF BEARINGS
FOR THIS DESCRIPTION;
THENCE NORTH 00 DEGREES 03 MINUTES 40 SECONDS EAST 1304.72 FEET ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 5 TO THE SOUTH LINE OF THE NORTH HALF OF SAID SOUTHEAST
QUARTER;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 2637.11 FEET ALONG SAID SOUTH LINE TO A HALF
INCH REBAR CAPPED 37936 AT THE SOUTHWEST CORNER OF THE NORTH HALF OF THE SOUTHEAST QUARTER
OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 11 MINUTES 59 SECONDS EAST 437.37 FEET ALONG THE EAST LINE OF SAID
SOUTHEAST QUARTER TO THE POINT OF BEGINNING;
THENCE CONTINUING NORTH 00 DEGREES 11 MINUTES 59 SECONDS EAST 93.14 FEET ALONG SAID WEST LINE
TO THE BEGINNING OF A NON-TANGENT CURVE TO THE RIGHT, THE CENTER OF WHICH BEARS SOUTH 60
DEGREES 32 MINUTES 34 SECONDS EAST 803.71 FEET;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 09 DEGREES 03
MINUTES 02 SECONDS, AN ARC LENGTH OF 126.98 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 28 SECONDS EAST 647.77 FEET;
THENCE SOUTH 51 DEGREES 28 MINUTES 44 SECONDS EAST 658.58 FEET;
THENCE SOUTH 75 DEGREES 03 MINUTES 24 SECONDS EAST 67.00 FEET TO THE BEGINNING OF A
NON-TANGENT CURVE TO THE LEFT THE CENTER OF WHICH BEARS SOUTH 75 DEGREES 03 MINUTES 24
SECONDS EAST, 510.00 FEET;
THENCE SOUTHERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 14 DEGREES 52
MINUTES 56 SECONDS, AN ARC LENGTH OF 132.47 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 107.59 FEET;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 1037.90 FEET TO THE POINT OF BEGINNING.
ALSO DESCRIBED IN ALTA/ACSM SURVEY PREPARED BY DAVID S. KLEIN OF SUPERIOR SURVEYING SERVICES,
INC., DATED MARCH 17, 2014, LAST REVISED MARCH 26, 2014, AS JOB NO. 140253, AS FOLLOWS:
THAT PORTION OF THE EAST HALF OF SECTION 5, TOWNSHIP 2 NORTH, RANGE 1 EAST OF THE GILA AND SALT
RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENCING AT A BRASS CAP IN HANDHOLE MARKING THE NORTHEAST CORNER OF SAID SECTION 5, FROM
WHICH A ½ INCH REBAR MARKING THE EAST QUARTER CORNER OF SAID SECTION 5 BEARS SOUTH 00 DEGREES
03 MINUTES 15 SECONDS WEST 2,583.66 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 15 SECONDS WEST 1,442.10 FEET ALONG THE EAST LINE OF SAID
NORTHEAST QUARTER TO THE POINT OF BEGINNING;
THENCE CONTINUING SOUTH 00 DEGREES 03 MINUTES 15 SECONDS WEST 1,141.56 FEET TO A ½ INCH REBAR
MARKING SAID EAST QUARTER CORNER;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 50.00 FEET ALONG THE EAST LINE OF THE
SOUTHEAST QUARTER OF SAID SECTION 5;
THENCE SOUTH 85 DEGREES 59 MINUTES 03 SECONDS WEST 55.14 FEET TO THE WESTERLY RIGHT OF WAY OF
99TH AVENUE;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 257.87 FEET ALONG SAID WESTERLY RIGHT OF
WAY;
THENCE NORTH 89 DEGREES 56 MINUTES 20 SECONDS WEST 1,031.95 FEET TO THE BEGINNING OF A TANGENT
CURVE TO THE LEFT HAVING A RADIUS OF 510.00 FEET;
THENCE SOUTHWESTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 90 DEGREES 00
MINUTES 00 SECONDS AN ARC LENGTH OF 801.11 FEET;
THENCE SOUTH 00 DEGREES 03 MINUTES 40 SECONDS WEST 107.59 FEET;
THENCE SOUTH 87 DEGREES 50 MINUTES 09 SECONDS WEST 1,037.90 FEET TO THE WEST LINE OF SAID
SOUTHEAST QUARTER;
THENCE NORTH 00 DEGREES 11 MINUTES 59 SECONDS EAST 93.14 FEET ALONG SAID WEST LINE TO THE
BEGINNING OF A NON TANGENT CURVE TO THE RIGHT HAVING A RADIUS OF 803.71 FEET, THE CENTER OF
WHICH BEARS SOUTH 60 DEGREES 32 MINUTES 33 SECONDS EAST;
THENCE NORTHEASTERLY ALONG THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 09 DEGREES 03
MINUTES 01 SECONDS AN ARC LENGTH OF 126.95 FEET;
THENCE NORTH 38 DEGREES 30 MINUTES 28 SECONDS EAST 895.77 FEET TO THE NORTH LINE OF SAID
SOUTHEAST QUARTER;
THENCE NORTH 88 DEGREES 04 MINUTES 05 SECONDS EAST 32.15 FEET ALONG SAID NORTH LINE TO THE
SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 09 MINUTES 49 SECONDS EAST 39.26 FEET ALONG THE WEST LINE OF SAID
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 38 DEGREES 30 MINUTES 43 SECONDS EAST 809.02 FEET TO THE NORTH LINE OF SAID
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 88 DEGREES 10 MINUTES 49 SECONDS EAST 155.67 FEET ALONG THE NORTH LINE OF SAID
SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5 TO
THE NORTHEAST CORNER OF SAID SOUTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE NORTHEAST
QUARTER OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 07 MINUTES 39 SECONDS EAST 190.88 FEET ALONG THE WEST LINE OF THE
SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 38 DEGREES 32 MINUTES 51 SECONDS EAST 400.10 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 996.04 FEET;
THENCE SOUTH 16 DEGREES 46 MINUTES 06 SECONDS EAST 52.39 FEET TO THE WEST LINE OF THE EAST 55.00
FEET OF SAID NORTHEAST QUARTER OF SAID SECTION 5;
THENCE NORTH 00 DEGREES 03 MINUTES 15 SECONDS EAST 50.54 FEET ALONG SAID WEST LINE OF THE EAST
55.00 FEET;
THENCE NORTH 88 DEGREES 32 MINUTES 35 SECONDS EAST 55.02 FEET TO THE POINT OF BEGINNING.
LEGAL DESCRIPTION (CONTINUED)
W GLENDALE AVE
W NORTHERN AVE
5
7
17
18
19
21
6
CURVE TABLE
CURVE #
C1
C2
C3
C4
RADIUS
803.71'
510.00'
545.00'
555.00'
LENGTH
126.95'(R)
755.07'(R)
6.44'(R)
43.53'(R)
DELTA
9°03'01"
84°49'41"
0°40'37"
4°29'38"
TANGENT
63.61
465.92
3.22
21.78
LINE TABLE
LINE
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
DIRECTION
S88°32'35"W
S0°03'15"W
N16°46'06"W
S0°07'39"W
S88°10'49"W
S0°09'49"W
S88°04'05"W
S0°11'59"W
N0°03'40"E
N5°06'34"W
N4°25'58"W
N45°03'40"E
N0°03'40"E
N26°03'40"E
S63°56'20"E
N0°03'40"E
N85°59'03"E
DISTANCE
55.02'(R&M)
50.54'(R&M)
52.39'(R&M)
190.88'(R&M)
155.67'(R&M)
39.26'(R&M)
32.15'(R&M)
93.14'(R&M)
107.59'(R&M)
34.99'(R&M)
10.00'(R&M)
13.44'(R&M)
171.18'(R&M)
26.25'(R&M)
4.44'(R&M)
64.52'(R&M)
55.14'(R&M)
33' COUNTY ROAD
PER BK. 2, PG. 14, M.C.R.
22' EASEMENT FOR
HIGHWAY PURPOSES,
PER DKT. 8534, PG. 674, M.C.R.
55' R/W, PER
BK. 1354, PG. 09, M.C.R.
FND REBAR,
NO I.D.
E 1
4 COR SEC 5,
T2N, R1E
THIRD EXCEPTION
FROM PARCEL NO. 1
SECOND EXCEPTION
PARCEL NO. 1
CHAIN LINK
FENCE LINE
FND ALUMINUM
CAP LS#42137
FD REBAR
W/CAP LS#37936
FD ALUMINUM
CAP LS#42137
EDGE OF
PAVEMENT
FD REBAR
NO CAP
VARIOUS
DIRT PILES
FARM FIELD
FD REBAR, NO CAP
SLIGHT BEND TO THE EAST
FD ALUMINUM
CAP LS#42137
FARM FIELD
FENCE LINE
NORTH 0.60'
OF BOUNDARY
FND ALUMINUM
CAP LS#42137
FD REBAR
NO CAP
TOP SOUTH EDGE
OF CANAL
FARM FIELD
FND ALUMINUM
CAP LS#42137
CONCRETE
PEDESTRIAN PATH
IRRIGATION GATE
IRRIGATION GATE
DIRT ROAD
CONCRETE
IRRIGATION V-DITCH
FIRST EXCEPTION
FROM PARCEL NO. 1
FENCE IS 1.50' OUTSIDE
OF BOUNDARY
S 88°18'01" W 206.50'(R2)
S 88°32'35" W 1093.67'(R)
140.32'(R)
N28°05'19"E 256.70'(R2)
S28°05'19"W 75.01'(R2)
27.44'(R2)
S00°07'46" W 464.17'(R2)
S0°03'15"W 2583.66'
N0°03'15"E 1141.56'(R&M)
L1
L2
L3
L4
L5
L6
S88°32'35"W 996.04'(R&M)
S38°32'51"W 400.10'(R&M)
S38°30'43"W 809.02'(R&M)
S88°10'49"W 502.25'(R&M)
S0°09'49"W 617.10'(R&M)
S0°09'49"W 617.10'(R&M)
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-007A
1983-06064511 M.C.R.
IRRIGATION LINE
UNKNOWN SIZE
'NO BUILDINGS'
PARCEL NO. 1
A.P.N. 142-60-006F
N38°31'00" W 400.35'(R2)
S 88°18'01" W 821.34'(R)
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-005R
N28°05'15" W 397.43'(R)
100.00'(R, R2)
10' WATERLINE EASEMENT
2010-135631, M.C.R.
CONCRETE
PEDESTRIAN PATH
10' WATERLINE EASEMENT
2010-135631, M.C.R.
© 2017 Westwood Professional Services, Inc.
####
####
####
####
####
JD
MAB
100'
N/A
WPS
12-06-18
ALTA/NSPS LAND TITLE SURVEY
99TH AVENUE & GLENDALE
PHOENIX, ARIZONA
0021358
01-14-2019
2
4
2
SEWER MANHOLE
TELEPHONE MANHOLE
BOOK
PAGE
RECORD
FOUND
MARICOPA COUNTY RECORDER OFFICE
ASSESSOR PARCEL NUMBER
POWER POLE
DOWN GUY
CABLE TV RISER
BARRIER POST
FOUND SURVEY MONUMENT
SURVEY MONUMENT FLUSH
SURVEY MONUMENT IN HANDHOLE
EDGE OF PAVEMENT
EASEMENT LINE
SECTION LINE
RIGHT OF WAY LINE
PROPERTY LINE
LEGEND
P.P.
D.G.
CT.R.
B.P.
A.P.N.
M.C.R.
FND.
(R)
PG.
BK.
N89°54'51"E 2625.80'(R)
S87°36'16"W 2640.73'(R)
(BASIS OF BEARING)
99TH AVENUE
GLENDALE ROAD
NEW
RIVER
FND BRASS CAP FLUSH
SE COR SEC 5, T2N, R1E
FD BRASS CAP FLUSH
NE COR SEC 5, T2N, R1E
FD BRASS CAP FLUSH
S 1
4 COR SEC 5, T2N, R1E
626.23'(R)
S00°03'40"W 2609.44'(R)
N88°04'05"E 2625.80'(R)
CENTER OF SEC 5, T2N, R1E
NOTHING FOUND
NOTHING SET,
PER BK. 1354, PG. 09, M.C.R.
NORTH-SOUTH MID-SECTION LINE
N00°11'59"E 2631.04'(R)
32.15'
EAST-WEST MID-SECTION LINE
274.78'(R)
ARIZONA DEPT. OF TRANSPORTION
1991-0461611, M.C.R.
A.P.N. - 142-60-006C
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY, 1988-0604511, M.C.R.
A.P.N. - 142-60-006D
ARIZONA STATE DEPT. OF TRANSPORTATION
1991-0461611, M.C.R.
A.P.N. - 142-60-006G
1292.05'(R)
1645.33'(R)
4
7
20
150.05'(R)
TELEPHONE CABINET
WATER METER
WATER SERVICE
FIRE HYDRANT
GAS VALVE
ELECTRIC TRANSFORMER
SIGN
PARKING LIGHT W/
MAST ARM
G.V.
E.T.
T.CAB.
W.M.
W.S.
F.H.
MATCH LINE
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-009C
1991-0105035 M.C.R.
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-009C
1991-0105035 M.C.R.
1" = ft.
80'
80'
160'
80'
40'
0
WATER VALVE
W.V.
TRAFFIC SIGNAL J-BOX
T.S.J.B.
FND ALUMINUM
CAP LS#42137
N88°32'35"E 100.00'(R)
S28°05'15"W 150.00'(R)
FND REBAR
W/CAP LS#37936
BCHH
N 1
4 COR SEC 5, T2N, R1E
PER BK. 1354, PG. 09, M.C.R.
FND BCHH
NO I.D.
FND REBAR
NO I.D.
27.44'
6
REMAINDER OF FARM UNIT "C"
PATENT, DEED 167, PG. 505, M.C.R.
PARCEL #1
SEE SHEET 4
SEE SHEET 3
CURVE TABLE
CURVE #
C1
C2
C3
C4
RADIUS
803.71'
510.00'
545.00'
555.00'
LENGTH
126.95'(R)
755.07'(R)
6.44'(R)
43.53'(R)
DELTA
9°03'01"
84°49'41"
0°40'37"
4°29'38"
TANGENT
63.61
465.92
3.22
21.78
LINE TABLE
LINE
L1
L2
L3
L4
L5
L6
L7
L8
L9
L10
L11
L12
L13
L14
L15
L16
L17
L18
DIRECTION
S88°32'35"W
S0°03'15"W
N16°46'06"W
S0°07'39"W
S88°10'49"W
S0°09'49"W
S88°04'05"W
S0°11'59"W
N0°03'40"E
N5°06'34"W
N4°25'58"W
N45°03'40"E
N0°03'40"E
N26°03'40"E
S63°56'20"E
N0°03'40"E
N85°59'03"E
N0°03'40"E
DISTANCE
55.02'(R&M)
50.54'(R&M)
52.39'(R&M)
190.88'(R&M)
155.67'(R&M)
39.26'(R&M)
32.15'(R&M)
93.14'(R&M)
107.59'(R&M)
34.99'(R&M)
10.00'(R&M)
13.44'(R&M)
171.18'(R&M)
26.25'(R&M)
4.44'(R&M)
64.52'(R&M)
55.14'(R&M)
50.00'(R&M)
45' R/W, PER BK. 1354, PG. 09, M.C.R.
EXCEPTION PER
2014-0386080, M.C.R.
EXCEPTION PER
2015-0456874, M.C.R.
PARCEL NO. 2
APN: 142-57-004A
PARCEL NO. 4
APN: 142-57-008
T2N, R1E
S 88°04'05" W 626.23'(R)
S 88°04'05" W 1645.33'(R)
RESULTANT PARCEL NO. 3
MID-LOT SPLIT FOR
ATC REALTY SIXTEEN, INC.
BK. 1151, PG. 11, M.C.R.
APN: 142-57-009
CREDIT UNION WEST
2013-0585104, M.C.R.
274.78'(R)
7' EASEMENT FOR OVERHEAD
AND UNDERGROUND POWER,
PER DKT. 9231, PG. 768, M.C.R.
PARCEL NO. 3
APN: 142-57-007B
CONCRETE
PEDESTRIAN PATH
RADIAL BEARING
S60°32'33"E
7' EASEMENT FOR OVERHEAD
AND UNDERGROUND POWER,
PER DKT. 9162, PG. 443, M.C.R.
DIRT
IRRIGATION V-DITCH
DIRT
IRRIGATION V-DITCH
CONCRETE
PEDESTRIAN PATH
RETENTION
BASIN
RETENTION
BASIN
RETENTION
BASIN
HOT-HOUSE
FOUNDATIONS
(CONCRETE)
HOT-HOUSE
FOUNDATIONS
(CONCRETE)
HOT-HOUSE
FOUNDATIONS
(CONCRETE)
HOT-HOUSE
FOUNDATION
(CONCRETE)
IRRIGATION
GATE
RETENTION
BASIN
BARRICADE
FENCE
8' OVERHEAD AND
UNDERGROUND EASEMENT,
PER 2013-0854852, M.C.R.
8' OVERHEAD AND
UNDERGROUND EASEMENT,
PER 2013-0854852, M.C.R.
20' PARTIAL TERMINATION
AND ABANDONEMENT OF
EASEMENT,
PER 2013-1003542, M.C.R.
8' POWER DISTRIBUTION EASEMENT,
PER 2014-0289600, M.C.R.
RESULTANT
PARCEL NO. 1
APN: 142-57-007B
PER BK. 1151, PG. 11, M.C.R.
PARCEL NO. 3
APN: 142-57-007B
ATC REALTY SIXTEEN, INC.
BK. 1115, PG. 20, M.C.R.
APN: 142-57-005
DIGNITY HEALTH
2012-0465805, M.C.R.
RESULTANT LOT 1
MID-LOT SPLIT FOR
WATERLINE
EASEMENT
2014-0303427,
M.C.R.
8' POWER EASEMENT
2018-0370872, M.C.R.
FENCE W/ UTILS.
INACCESSABLE
L6
L7
L8
L9
C1
C2
L11
L12
L13
L14
L15
L16
L17
N87°50'09"E 1037.90'(R&M)
S89°56'20"E 1006.95'(R&M)
L10
L18
S51°28'44"E 658.58'(R&M)
S75°03'24"E 67.00'(R&M)
C3
C4
S38°30'28"W 895.77'(R&M)
DIRT
IRRIGATION V-DITCH
DIRT
IRRIGATION V-DITCH
N87°50'09"E 1038.96'(R&M)
N0°03'40"E 437.33'(R&M)
33' COUNTY ROAD
PER BK. 2, PG. 14, M.C.R.
22' EASEMENT FOR
HIGHWAY PURPOSES,
PER DKT. 8534, PG. 674, M.C.R.
7' EASEMENT FOR OVERHEAD
AND UNDERGROUND POWER
PER DKT. 9231, PG. 768 M.C.R.
IRRIGATION LINE
UNKNOWN SIZE
IRRIGATION LINE
UNKNOWN SIZE
IRRIGATION LINE
UNKNOWN SIZE
DIRT
IRRIGATION V-DITCH
IRRIGATION LINE
UNKNOWN SIZE
'NO BUILDINGS'
W.V.(3)
W.V.(3)
W.V.
W.V.(3)
GAS LINE
IRRIGATION LINE
UNKNOWN SIZE
10' WATERLINE EASEMENT
2010-0135631, M.C.R.
10' WATERLINE EASEMENT
2010-0135631, M.C.R.
© 2017 Westwood Professional Services, Inc.
####
####
####
####
####
JD
MAB
100'
N/A
WPS
12-06-18
ALTA/NSPS LAND TITLE SURVEY
99TH AVENUE & GLENDALE
PHOENIX, ARIZONA
0021358
01-14-2019
3
4
SEWER MANHOLE
TELEPHONE CABINET
TELEPHONE MANHOLE
WATER METER
WATER SERVICE
WATER VALVE
FIRE HYDRANT
BOOK
PAGE
RECORD & MEASURED
RECORD
MEASURED
FOUND
RIGHT OF WAY
MARICOPA COUNTY RECORDER OFFICE
GAS VALVE
ELECTRIC TRANSFORMER
SIGN
PARKING LIGHT W/
MAST ARM
G.V.
E.T.
T.CAB.
W.M.
W.S.
W.V.
F.H.
M.C.R.
R.O.W.
FND.
(M)
(R)
(R&M)
PG.
BK.
NOT A PART
NEW
RIVER
2
POWER POLE
DOWN GUY
CABLE TV RISER
MONITORING WELL
BARRIER POST
FOUND SURVEY MONUMENT
SURVEY MONUMENT FLUSH
SURVEY MONUMENT IN HANDHOLE
EDGE OF PAVEMENT
EASEMENT LINE
SECTION LINE
RIGHT OF WAY LINE
PROPERTY LINE
LEGEND
P.P.
D.G.
CT.R.
B.P.
N89°54'51"E 2625.80'(R)
S87°36'16"W 2640.73'(R)
99TH AVENUE
GLENDALE ROAD
FD BRASS CAP FLUSH
SE COR SEC 5, T2N, R1E
FD BRASS CAP FLUSH
SE COR SEC 5, T2N, R1E
FD BRASS CAP FLUSH
S 1
4 COR SEC 5, T2N, R1E
S00°03'40"W 2609.44'(R)
CENTER OF SEC 5, T2N, R1E
EAST-WEST MID-SECTION LINE
FND REBAR
NO CAP
FND ALUMINUM
CAP LS#42137
FND REBAR
NO CAP
NORTH-SOUTH MID-SECTION LINE
FD REBAR,
NO I.D.
E 1
4 COR
SEC 5,
T2N, R1E
(BASIS OF BEARING)
S00°03'15"W 2583.66'
N00°11'59"E 1315.52'(R)
785.01'(R)
626.23'(R)
S88°04'05"W 2625.80'(R)
FND REBAR
NO CAP
FND IRON PIPE
CAP DESTROYED
FND ALUMINUM
CAP LS#42137
FND ALUMINUM
CAP LS#42137
FND ALUMINUM
CAP LS#42137
FND ALUMINUM
CAP LS#42137
NOT FOUND
FND PK NAIL
WASHER LS#42137
FND PK NAIL
WASHER LS#42137
FND ALUMINUM
CAP LS#42137
FND ALUMINUM
CAP LS#42137
FND ALUMINUM
CAP LS#42137
FND ALUMINUM
CAP LS#42137
FND REBAR, NO CAP
SLIGHT BEND TO THE EAST
NOT FOUND
L10
C3
L11
C4
SEE DETAIL 'A'
DETAIL 'A'
L17
DETAIL 'B'
SEE DETAIL 'B'
L16
L14
L13
NOT FOUND
NOT FOUND
FND ALUMINUM
CAP LS#42137
FND PK NAIL
WASHER LS#42137
FND PK NAIL
WASHER LS#42137
17
18
17
17
5
5
19
21
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-58-004G
1989-0193645 M.C.R.
NOT A PART
MATCH LINE
W.V.(4)
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-58-001F
1988-0622099 M.C.R.
437.37'(R)
1" = ft.
80'
80'
160'
80'
40'
0
7
4
L15
TRAFFIC SIGNAL J-BOX
T.S.J.B.
BCHH
N 1
4 COR SEC 5, T2N, R1E
PER BK. 1354, PG. 09, M.C.R.
6
SEE SHEET 2
SECOND EXCEPTION
PARCEL NO. 1
CHAIN LINK
FENCE LINE
FND ALUMINUM
CAP LS#42137
FENCE LINE
NORTH 0.60'
OF BOUNDARY
FND ALUMINUM
CAP LS#42137
TOP SOUTH EDGE
OF CANAL
FND ALUMINUM
CAP LS#42137
IRRIGATION GATE
DIRT ROAD
FIRST EXCEPTION
FROM PARCEL NO. 1
FENCE IS 1.50' OUTSIDE
OF BOUNDARY
S 88°18'01" W 206.50'(R2)
S 88°32'35" W 1093.67'(R)
140.32'(R)
N28°05'19"E 256.70'(R2)
27.44'(R2)
07'46" W 464.17'(R2)
L1
L2
L3
S88°32'35"W 996.04'(R&M)
M)
S 88°18'01" W 821.34'(R)
CITY OF GLENDALE
A.P.N. 142-60-005S
2013-0667316 M.C.R.
R:1500.00' L
:936.50' ©:35
°46'18"
S 88°18'01" W 491.85'(R)
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-005P
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-005Q
FLOOD CONTROL DISTRICT OF
MARICOPA COUNTY
A.P.N. 142-60-005R
10' R/W, PER DKT.
98-0953836,M.C.R.
N28°05'15" W 397.43'(R)
100.00'(R, R2)
© 2017 Westwood Professional Services, Inc.
####
####
####
####
####
JD
MAB
100'
N/A
WPS
12-06-18
ALTA/NSPS LAND TITLE SURVEY
99TH AVENUE & GLENDALE
PHOENIX, ARIZONA
0021358
01-14-2019
4
4
2
BOOK
PAGE
RECORD & MEASURED
RECORD
MEASURED
FOUND
RIGHT OF WAY
MARICOPA COUNTY RECORDER OFFICE
FOUND SURVEY MONUMENT
SURVEY MONUMENT FLUSH
SURVEY MONUMENT IN HANDHOLE
EASEMENT LINE
SECTION LINE
RIGHT OF WAY LINE
PROPERTY LINE
LEGEND
M.C.R.
R.O.W.
FND.
(M)
(R)
(R&M)
PG.
BK.
N89°54'51"E 2625.80'(R)
S87°36'16"W 2640.73'(R)
GLENDALE ROAD
BCHH
N 1
4 COR SEC 5, T2N, R1E
PER BK. 1354, PG. 09, M.C.R.
FD BRASS CAP FLUSH
SE COR SEC 5, T2N, R1E
FND BCHH
NE COR SEC 5, T2N, R1E
FD BRASS CAP FLUSH
S 1
4 COR SEC 5, T2N, R1E
FD REBAR, NO I.D.
E 1
4 COR SEC 5,
T2N, R1E
S00°03'15"W 2583.66'(R&M)
(BASIS OF BEARING)
99TH AVENUE
1278.78'
150.05'(R)
CENTER OF SEC 5, T2N, R1E
NOTHING FOUND
NOTHING SET,
PER BK. 1354, PG. 09, M.C.R.
BCHH
NW COR SEC 5, T2N, R1E
PER BK. 1354, PG. 09, M.C.R.
N88°54'30"E 2636.96'(R)
S88°04'05"W 2659.95'(R)
NORTHERN AVENUE
S00°11'59"E 2622.70'(R)
1312.90'
1312.90'
S00°07'40"W 1292.92'
1304.88'(C)
CALCULATED SE COR
OF LOT 1
SEC 5, T2N, R1E
CALCULATED NW COR
OF LOT 1
SEC 5, T2N, R1E
S88°17'58"W 1314.92'(C)
1307.07'
1315.63'
1292.05'(R)
FND REBAR
NO I.D.
N88°32'35"E 100.00'(R)
FND BCHH,
NO I.D.
S28°05'15"W 150.00'(R)
FND ALUMINUM
CAP LS#42137
(19.87 CHAINS GLO)
GLO LOT 2
(39.61)
GLO LOT 1
(39.34)
(19.80 CHAINS MEASURED)
(19.74 CHAINS GLO)
(19.59 CHAINS MEASURED)
(19.60 CHAINS GLO)
(19.38 CHAINS MEASURED)
(79.60 CHAINS GLO)
REMAINDER OF FARM UNIT "C"
PATENT, DEED 167, PG. 505, M.C.R.
PARCEL #1
SWC
GLO LOT 1
NWC OF SE 1
4,NE 1
4,
SEC 5, T2N, R1E
BRASS CAP FLUSH
W 1
4 COR SEC 5, T2N, R1E
PER BK. 1354, PG. 09, M.C.R.
SEE SHEET 2
S28°05'19"W 75.01'(R2)
1" = ft.
80'
80'
160'
80'
40'
0
10' WATERLINE EASEMENT
2010-0135631, M.C.R.
ARIZONA DEPT. OF TRANSPORTION
1991-0461611, M.C.R.
A.P.N. - 142-60-006C
EXHIBIT H
CONCEPTUAL ELEVATIONS
Existing Architecture
DIGNITY HEALTH
CREDIT UNION WEST
Multi-Family
Images are for conceptual purposes only
Office Buildings
Images are for conceptual purposes only
RETAIL
Images are for conceptual purposes only
EXHIBIT I
GENERAL PLANT PALETTE
EXHIBIT I | GENERAL PLANT PALLETE
99th Ave and Desert River Blvd | PAD Amendment | July 2020
GENERAL PLANT PALLETE
EXHIBIT J
PLANT IMAGERY
EXHIBIT J | PLANT PALLETE IMAGERY (PAGE 1 OF 3)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
TREES
Sophora secundiflora
Texas Mountain Laurel
Prosopis X Phoenix
Thornless Mesquite
Chilopsis linearis
Desert Willow
Eremophila maculata
Valentine Emu Bush
Leucophyllum laevegatum
Chihuahan Rain Sage
Russelia equisetiformis
Chihuahan Rain Sage
Ruellia peninsularis
Baja Ruellia
SHRUBS
Pistachia chinensis
Chinese Pistache
Parkinsonia ‘Desert Museum’
Desert Museum Palo Verde
Phoenix dactylifera
Date Palm
Larrea tridentata
Creosote
Bougainvillea ‘La Jolla’
Red Bush Bougainvillea
Olea europaea ‘Wilsonii’
Fruitless Olive
Ulmus parvifolia
Chinese Elm
Chitalpa tashkentensis
Chitalpa
Caesalpinia cacalaco ‘Smoothie’
Thornless Cascalote
Justicia californica
Chuparosa
Ericameria laricifolia
Turpentine Bush
EXHIBIT J | PLANT PALLETE IMAGERY (PAGE 2 OF 3)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
Tecoma X ‘Orange Jubilee’
Orange Jubilee
Dodonaea viscosa
Hopbush
ACCENTS
ACCENTS
SHRUBS
Pedilanthus macrocarpa
Lady’s Slipper
Fouquieria splendens
Ocotillo
Agave weberi
Weber’s Agave
Euphorbia resinifera
Moroccan Mound
Agave parryi var. truncata
Artichoke Agave
Setcreasea pallida
Purple Heart
Aloe barbadensis
Medicinal Aloe
Yucca elata
Soaptree Yucca
Nolina microcarpa
Beargrass
Yucca rupicola
Twisted-leaf Yucca
Hesperaloe funifera
Giant Hesperaloe
Hesperaloe parviflora
Red Yucca
Dasylerion wheeleri
Desert Spoon
Asclepias subulata
Desert Milkweed
Euphorbia antisyphilitica
Candelilla
Agave desmettiana
Smooth Agave
EXHIBIT J | PLANT PALLETE IMAGERY (PAGE 3 OF 3)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
CACTI
Cereus repandus
Peruvian Apple Cactus
Opuntia ‘Santa Rita’
Purple Prickly Pear
Acacia redolens
Desert Carpet
Eremophyla maculata ‘Mingenew Gold’
Outback Sunrise Emu
GROUNDCOVERS
Echinocactus grusonii
Golden Barrel Cactus
Cynodon dactylon
Bermuda Grass (Turf)
GRASSES
Lantana ‘New Gold’
Golden Lantana
Pachycereus marginatus
Mexican Fencepost Cactus
Lantana montevidensis
Purple Lantana
Muhlenbergia rigens
Deergrass
Muhlenbergia capilaris
Regal Mist
EXHIBIT K
STREETSCAPE
EXHIBIT K | 99TH AVENUE - 110’ RIGHT-OF-WAY SECTION A (PAGE 1 OF 4)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
NORTH
99TH AVE (ARTERIAL) - 110’ RIGHT-OF-WAY
(FACING SOUTH)
SCALE: 1/8” = 1’-00”
SCALE: 1/32” = 1’-00”
SITE
9 9 T H A V E N U E
NEW RIVER
DESERT RIVER BLVD
B
C
A
D
LOOP ROAD
E
KEY MAP
EXHIBIT K | DESERT RIVER BOULEVARD - 90’ RIGHT-OF-WAY SECTION B (PAGE 2 OF 4)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
NORTH
SCALE: 1/8” = 1’-00”
SCALE: 1/32” = 1’-00”
(FACING WEST)
DESERT RIVER BLVD - 90’ RIGHT-OF-WAY
SITE
9 9 T H A V E N U E
NEW RIVER
DESERT RIVER BLVD
B
C
A
D
LOOP ROAD
E
KEY MAP
EXHIBIT K | STREETSCAPE | DESERT RIVER BOULEVARD & LOOP ROAD - 70’ RIGHT-OF-WAY SECTION C AND E (PG 3 OF 4)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
NORTH
DESERT RIVER BLVD & LOOP ROAD - 70’ RIGHT-OF-WAY
(FACING SOUTHWEST)
SCALE: 1/8” = 1’-00”
SCALE: 1/32” = 1’-00”
SITE
9 9 T H A V E N U E
NEW RIVER
DESERT RIVER BLVD
B
C
A
D
LOOP ROAD
E
KEY MAP
EXHIBIT K | NEW RIVER MULTI-USE PATH SECTION D (PG 4 OF 4)
99th Ave and Desert River Blvd | PAD Amendment | July 2020
NORTH
NEW RIVER MUTLI-USE PATH
(FACING NORTHEAST)
SCALE: 1/8” = 1’-00”
SCALE: 1/16” = 1’-00”
SITE
9 9 T H A V E N U E
NEW RIVER
DESERT RIVER BLVD
B
C
A
D
LOOP ROAD
E
KEY MAP
EXHIBIT L
CONCEPTUAL WALL ELEVATIONS
EXHIBIT L | CONCEPTUAL WALL ELEVATIONS
99th Ave and Desert River Blvd | PAD Amendment | July 2020
6”X8”X16”
STANDARD CMU
BLOCK
8”X8”X16” INTEGRAL
COLOR CMU BLOCK
FINISH: BURNISHED
COLOR: A
8”X8”X16” INTEGRAL
COLOR CMU BLOCK
FINISH: BURNISHED
COLOR: B
4” STANDARD
PRECAST
CONCRETE CAP
4” STANDARD
PRECAST
CONCRETE CAP
8”X4”X16” INTEGRAL
COLOR CMU BLOCK
FINISH: BURNISHED
COLOR: B
8”X4”X16” INTEGRAL
COLOR CMU BLOCK
FINISH: BURNISHED
COLOR: B
8”X8”X16” STANDARD
CMU BLOCK
8”X8”X16” STANDARD
CMU BLOCK
8”X8”X16” INTEGRAL
COLOR CMU BLOCK
FINISH: BURNISHED
COLOR: B
8”X1””X16” INTEGRAL
COLOR CMU CAP
FINISH: BURNISHED
COLOR: A
6”X8”X16”
STANDARD CMU
BLOCK
PRIMARY WALL
SECONDARY WALL
PARKING SCREEN WALL
EXHIBIT M
MULTI FAMILY USE EXHIBIT
GLENDALE AVENUE
LOOP 101
99TH AVENUE
NORTHERN AVENUE
DESERT RIVER BLVD
AREA A
37.62 AC
AREA B
27.96 AC
The Empire Group
6617 North Scottsdale Road,
Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
DESERT RIVER 2
GLENDALE, ARIZONA
EXHIBIT M: MULTI-FAMILY USE EXHIBIT
4-038
FEB. 2020
N.T.S.
1
1
EXHIBIT N
MASTER CONCEPTUAL SIGNAGE
DESIGN
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
Freeway Monument Sign
Scale: 1/8” - 1”-0”
9999
9999
DESERT RIVER
DESERT RIVER
60’-0”
20’-0”
Monument Sign:
- Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match
- Faces: Routed .125 Painted to Match with Routed Copy and 1/2” Push Thru Plex
- Backed: 3/16” Acrylic Stud Mounted to the Face
- Vinyl: TBD
- Illumination: LEDs Spaced as Necessary for Ample Illumination
- Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count
- Installation: On ASA Pipe and Footer at Customer Specified Location
Manufacture and Install One(1) Internally Illuminated Monument Sign
Sq. Ft. TBD
M1
6’-0”
15’-0”
1 of 7
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
Freeway Monument Sign Night View
9999
9999
DESERT RIVER
60’-0”
20’-0”
6’-0”
15’-0”
2 of 7
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
Scale: 1/4” - 1”-0”
DESERT RIVER
DESERT RIVER
10’-0”
25’-0”
Major Tenant Monument Sign
9999
9999
Tenant
Tenant
Tenant
Tenant
Tenant
Tenant
Monument Sign:
- Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match
- Faces: Routed .125 Painted to Match with Routed Copy and 1/2” Push Thru Plex
- Backed: 3/16” Acrylic Stud Mounted to the Face
- Vinyl: TBD
- Illumination: LEDs Spaced as Necessary for Ample Illumination
- Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count
- Installation: On ASA Pipe and Footer at Customer Specified Location
Manufacture and Install One(1) Internally Illuminated Monument Sign
Sq. Ft. TBD
M2
3 of 7
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
Scale: 3/8” - 1”-0”
DESERT RIVER
DESERT RIVER
6’-8”
16’-0”
Multi-Tenant Monument Sign
9999
9999
Tenant
Tenant
Tenant
Tenant
Tenant
Tenant
Tenant
Tenant
Tenant
Monument Sign:
- Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match
- Faces: Routed .125 Painted to Match with Routed Copy and 1/2” Push Thru Plex
- Backed: 3/16” Acrylic Stud Mounted to the Face
- Vinyl: TBD
- Illumination: LEDs Spaced as Necessary for Ample Illumination
- Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count
- Installation: On ASA Pipe and Footer at Customer Specified Location
Manufacture and Install One(1) Internally Illuminated Monument Sign
Sq. Ft. TBD
M3
4 of 7
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
DESERT RIVER
DESERT RIVER
6’-8”
12’-0”
9999
9999
Tenant
Tenant
Pad Monument Sign
Scale: 3/8” - 1”-0”
Monument Sign:
- Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match
- Faces: Routed .125 Painted to Match with Routed Copy and 1/2” Push Thru Plex
- Backed: 3/16” Acrylic Stud Mounted to the Face
- Vinyl: TBD
- Illumination: LEDs Spaced as Necessary for Ample Illumination
- Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count
- Installation: On ASA Pipe and Footer at Customer Specified Location
Manufacture and Install One(1) Internally Illuminated Monument Sign
Sq. Ft. TBD
M4
5 of 7
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
Scale: 3/8” - 1”-0”
DESERT RIVER
DESERT RIVER
6’-8”
8’-0”
Directory Sign
Tenant
Tenant
Tenant
Tenant
Tenant
Scale: 3/8” - 1”-0”
Directory Sign:
- Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match
- Faces: .125 Painted to Match
- Vinyl: TBD
- Illumination: LEDs Spaced as Necessary for Ample Illumination
- Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count
- Installation: On ASA Pipe and Footer at Customer Specified Location
Manufacture and Install One(1) Internally Illuminated Monument Sign
Sq. Ft. TBD
D1
6 of 7
THIS CUSTOM DESIGN IS THE EXCLUSIVE
PROPERTY OF BOOTZ & DUKE SIGN CO. OF
PHX, AZ. IT MAY NOT BE REPRODUCED,
COPIED, OR EXHIBITED IN ANY FASHION.
Revision:
Notes:
Date:
Designer:
Salesperson/Project Manager:
Address:
Customer:
Page:
Design #
www.bootzandduke.com
2831 W. Weldon Ave.
Phoenix, AZ 85017
(602) 272-9356
[0]~ Date
Kenney
Andy Gibson
Glendale Ave. & 99th Ave
Glendale, AZ
Desert River
March 27, 2019
190914-01
Scale: 3/8” - 1”-0”
5’-0”
5’-0”
Small Directory Sign
Tenant
Tenant
Tenant
Scale: 3/8” - 1”-0”
Directory Sign:
- Structure: Aluminum Angle Skinned with .090” Aluminum Painted to Match
- Faces: .125 Painted to Match
- Vinyl: TBD
- Illumination: LEDs Spaced as Necessary for Ample Illumination
- Power: 120v to 12v Power Supplies in Sign as Necessary for LED Count
- Installation: On ASA Pipe and Footer at Customer Specified Location
Manufacture and Install One(1) Internally Illuminated Monument Sign
Sq. Ft. TBD
D2
7 of 7
EXHIBIT O
FIRM MAP
USGS The National Map: Orthoimagery. Data refreshed April, 2019.
National Flood Hazard Layer FIRMette
0
500
1,000
1,500
2,000
250
Feet
Ü
112°16'50.16"W
33°32'57.20"N
112°16'12.71"W
33°32'27.21"N
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOOD
HAZARD AREAS
Without Base Flood Elevation (BFE)
Zone A, V, A99
With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areas
of 1% annual chance flood with average
depth less than one foot or with drainage
areas of less than one square mile Zone X
Future Conditions 1% Annual
Chance Flood Hazard Zone X
Area with Reduced Flood Risk due to
Levee. See Notes. Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard
Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm Sewer
Levee, Dike, or Floodwall
Cross Sections with 1% Annual Chance
17.5
Water Surface Elevation
Coastal Transect
Coastal Transect Baseline
Profile Baseline
Hydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of Study
Jurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of
digital flood maps if it is not void as described below.
The basemap shown complies with FEMA's basemap
accuracy standards
The flood hazard information is derived directly from the
authoritative NFHL web services provided by FEMA. This map
was exported on 5/11/2020 at 5:56:00 PM and does not
reflect changes or amendments subsequent to this date and
time. The NFHL and effective information may change or
become superseded by new data over time.
This map image is void if the one or more of the following map
elements do not appear: basemap imagery, flood zone labels,
legend, scale bar, map creation date, community identifiers,
FIRM panel number, and FIRM effective date. Map images for
unmapped and unmodernized areas cannot be used for
regulatory purposes.
Legend
OTHER AREAS OF
FLOOD HAZARD
OTHER AREAS
GENERAL
STRUCTURES
OTHER
FEATURES
MAP PANELS
8
1:6,000
B
20.2
The pin displayed on the map is an approximate
point selected by the user and does not represent
an authoritative property location.
SITE
EXHIBIT P
MASTER DEVELOPER IMPROVEMENTS
S
S
S
S
S
S
S
S
S
S
S
V V V
s
FH V
V
V V
V V
V
V
V
V
V V
V
V
V
V
s
V V
V V
V
V V V
V
V V
FH
V
V
s
V
V
V
V
V
V
V
V
V
V
V V
V
V
V
V
V
V
s
V
s
V
V V V
FH
V
V V
V
FH
FH
V
V
V
V
V
V
V
FH
FH
s
s
V
FH
V
V
V
V
V V
FH
FH
FH
FH
V
V
V
V
V
V
V
V V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
s
s
s
s
s
s
s
s
s
V
V
V
V
V V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
V
s
s
s
s
◊
◊
◊
◊
◊
99TH AVENUE
4
6.60 AC
5
18.64 AC
COMMERCIAL/HOTEL/RETAIL/OFFICE
6
18.08 AC
DIGNITY HEALTH WESTGATE
MEDICAL CENTER
3
4.20 AC
CREDIT UNION WEST
DESERT RIVER BOULEVARD
(SECTION 2)
DESERT RIVER BOULEVARD
(SECTION 1)
COMMERCIAL/HOTEL/
RETAIL/OFFICE
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
*
*
*
*
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
2
7.58 AC
1
5.86 AC
LOT AREA
PROPOSED LOOP ROAD
DESERT RIVER BLVD (SECTION 1)
DESERT RIVER BLVD (SECTION 2)
99TH AVENUE
LINE DATA
CURVE DATA
SHEET
OF
DATE :
JOB No.
SCALE
The Empire Group
6617 North Scottsdale Road, Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
EXHIBIT P: MASTER DEVELOPER IMPROVEMENTS
DESERT RIVER 2
GLENDALE, ARIZONA
MARICOPA COUNTY
1"=120"
4-038
APRIL 2020
OPT. 4
1
1
VICINITY MAP
NOTES:
ALL STREET LIGHTING, SIGNAL INTERTIE CONDUIT (
WEST SIDE OF 99TH AVE), LANDSCAPING AND WALL
BE COMPLETED BY EACH LOT DURING ONSITE PARC
IMPROVEMENTS
*DRIVEWAY LOCATIONS TO BEST ALIGN WITH EXIST
DRIVEWAYS OR BE OFFSET THE APPROPRIATE DIST
AS REQUIRED FOR SAFETY, TO BE FINALIZED WITH
INDIVIDUAL SITE PLAN REVIEW & APPROVAL AND TO
BUILT WITH ONSITE PARCEL IMPROVEMENTS
ACCESS ROAD TO BE PROVIDED FROM 99TH AVENU
ALONG THE NORTHERN BOUNDARY TO LOT 4. ROAD
DEAD END WITH A FIRE APPROVED TURN AROUND.
ACCESS ROAD TO BE PROVIDED FROM DESERT RIV
BOULEVARD ALONG THE SOUTH AND WESTERN
BOUNDARIES OF LOT 6. ROAD WILL DEAD END WITH
APPROVED TURN AROUND AT THE NWC OF LOT 6.
LEGEND
EXHIBIT Q
TRAFFIC IMPACT ANALYSIS
1921 S. Alma School Rd, Ste 204 \ Mesa, AZ 85210
480.696.1701
info@y2keng.com
July 28, 2020
Shelby Duplessis, PE
Empire Residential Communities Fund IV, LLC
6617 N. Scottsdale Road, Suite 101
Scottsdale, Arizona 85250
Office: (480) 546-7900
Email: shelby@theempiregroupllc.com
Subject:
Traffic Impact Statement – Desert River PAD 2
Northwest Corner of 99th Avenue & Desert River Boulevard – Glendale, Arizona
Dear Ms. Duplessis,
Y2K Engineering, LLC. (Y2K) has been retained to prepare a traffic impact statement for the proposed Desert
River PAD 2 project, located on the northwest corner of 99th Avenue and Desert River Boulevard in
Glendale, Arizona. The project proposes mixed-use pads for the six lots spread over approximately 65.6
acres. The focus of this study is the multi-family parcels which are expected to develop first on this site.
Figure 1 provides a project location map.
EXISTING CONDITIONS
SURROUNDING LAND USE
The proposed site for the six-lot development is currently vacant and is located on the north side of Desert
River Boulevard, just north of the existing Dignity Health Westgate Medical Center. There is an existing
Credit Union West corporate office with one driveway access to Desert River Boulevard and another
entrance driveway at the cul-de-sac dead end of Desert River Boulevard. At the northeast corner of 99th
Avenue and Glendale Avenue there is an existing Park & Ride while on the northwest corner of the same
intersection is an ARCO gas station with an automated car wash lane and several vacuum stalls.
ROADWAY NETWORK
Site access will be from 99th Avenue, Desert River Boulevard and a direct driveway (Driveway A) to 99th
Avenue. The driveways for the proposed lots have not been constructed. An aerial of the surrounding
roadway network is depicted in Figure 2.
99th Avenue is an arterial street according to the City of Glendale Transportation Plan (2018 – 2042). Within
the project limits, the roadway has three different lane configurations. South of Northern Avenue, adjacent
to the site, 99th Avenue has an un-divided lane in each direction. The road configuration changes south of
Desert River Boulevard providing two lanes in the southbound direction and one lane in the northbound
direction separated by a two-way left-turn lane. North of Glendale Avenue, 99th Avenue provides two lanes
in each direction separated by a striped raised median. Adjacent to the Westgate Medical Center, 99th
Avenue provides sidewalk, curb, gutter, and street lighting west side of the street. There are currently no
bike lanes present on 99th Avenue. Per the City of Glendale’s 2018 Traffic Count Map, the 2018 daily traffic
volume on 99th Avenue, is approximately 3,200 vehicles per day (vpd) in this area.
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 2
Figure 1: Project Location Map
Desert River Boulevard is an east/west collector street which begins at 99th Avenue, travels west and curves
into a north/south roadway terminating at a cul-de-sac. The roadway provides two lanes in each direction
separated by a two-way left-turn lane adjacent to the Westgate Medical Center. The roadway configuration
changes at the westernmost Westgate Medical Center driveway where the cross section is reduced,
providing one lane in each direction separated by a two-way left-turn lane. Curb, gutter, and street lighting
are present on both sides of the street. Sidewalk is present on the south side of the street, where the full
roadway cross section has been constructed. The posted speed limit adjacent to the site is 30 mph.
The intersection of 99th Avenue and Desert River Boulevard is a three-legged intersection controlled by a
STOP sign for eastbound traffic on the west leg. The eastbound approach on Desert River Boulevard to the
intersection contains an exclusive left-turn lane and exclusive right turn lane onto 99th Avenue. The
north/south approaches along 99th Avenue contain one through lane each. The northbound approach
provides an exclusive left-turn lane while the southbound approach provides an exclusive right-turn lane
onto Desert River Boulevard. There is no east leg of the intersection and there appears to be very little
room to curve the roadway, east of 99th Avenue, based on the proximity of the Loop 101. The land on the
east side of this intersection is owned by the City of Glendale.
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 3
Figure 2: Existing Roadway Network and Intersection Lane Configurations
PROPOSED DEVELOPMENT
SITE LOCATION, LAND USE, AND ACCESS
The Desert River PAD 2 development is proposed to be a mixed-use project with a total of approximately
65.6 gross acres located on the northwest corner of 99th Avenue and Desert River Boulevard in Glendale,
Arizona. The project proposes six parcels, each of which could be multi-family residential, hotels, retail
and/or medical office. At this time, it is not known which parcels within the development will be utilized by
which users.
Site access will be from 99th Avenue and Desert River Boulevard. Two driveways are proposed with the site,
Driveway A is located on 99th Avenue and provides full access to the site. Driveway B is located on Desert
River Boulevard and is located between the two existing Westgate Medical Center driveways and provides
full access to the site.
The site plan is attached to this traffic impact statement and is depicted in Figure 3.
95th Ave
North
SITE
Northern Ave
99th Ave
91st Ave
Glendale Ave
Desert River Blvd
Credit Union
West
Dignity
Health
ARCO
Park
&
Ride
= Center Tw o-w ay Left-turn Lane (TW LTL)
= Raised Median
Legend
1
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 4
Figure 3: Site Plan
TRIP GENERATION
ITE’s Trip Generation Manual, 10th Edition contains data collected by various transportation professionals
for a wide range of different land uses. The data summarized in the manual includes average rates and
equations that have been established correlating the relationship between an independent variable that
describes the development size and generated trips for each categorized land use. The manual provides
information for daily and peak hour trips.
The proposed Desert River Development will contain a mixture of land uses. While it is unknown exactly
which users will be interested in which parcels, the following land use assumptions were made which
matches the pre-submittal application and sewer report done for the site:
•
900 Dwelling units of multi-family residential development
•
400 Hotel Rooms
•
120,000 Square feet of medical office building
•
163,400, Square feet of retail building space
A
B
North
Desert River Blvd
99th Ave
Driveway A
Driveway B
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 5
The weekday peak hour trip generation for the Desert River Development is summarized in Table 1.
Based on the mix of land use types spread over the planned development, an internal interaction between
the proposed parcels is projected to reduce the number of trips by 15%. This would primarily involve
interaction between the residential and commercial sites as well as the office and retail portions of the site.
Table 1: Trip Generation (Buildout)
Source: ITE’s Trip Generation Manual, 10th Edition
As summarized in Table 1, the proposed development is anticipated to generate a total of 20,204 new
weekday daily trips (entering and exiting) with 915 during the AM peak hour and 1,599 during the PM peak
hour.
In the opening year of 2022, the proposed Desert River Development anticipated to build Parcel 5 and 6
for the multi-family residential units with anywhere from 18 to 25 dwelling units per acre. This analysis
assumes that these parcels will accommodate 900 dwelling units. Table 2 provides the anticipated trips
generated in the year 2022.
Table 2: Trip Generation – Pads 5 and 6 (Multi-Family)
Source: ITE’s Trip Generation Manual, 10th Edition
As summarized in Table 2, the proposed development is anticipated to generate a total of 6,763 new
weekday daily trips (entering and exiting) with 385 during the AM peak hour and 417 during the PM peak
hour in the opening year.
Daily
ID
Land Use
ITE LUC
Total
Enter Exit
Total
Enter
Exit
Total
1
Multi-Family Residential
220
900
DU
6,763
89
296
385
263
154
417
2
Hotel
310
400
Rooms 4,089
115
80
195
140
134
274
3
Medical-Dental Office Building
720
120
KSF
4,523
205
58
263
115
294
409
4
Shopping Center
820
163.4
KSF
8,394
144
89
233
375
406
781
23,769
553
523 1,076
893
988
1,881
15%
3,565
83
78
161
134
148
282
20,204
470
445
915
759
840
1,599
VEHICLE GENERATED TRIPS
AM Peak Hour
PM Peak Hour
SIZE
"New" Trips Added to Street System
Total
Trips with Internal Trip Reduction
DESCRIPTION OF LAND USE
Daily
ID
Land Use
ITE LUC
Total
Enter Exit Total Enter
Exit
Total
1
Multi-Family Residential
220
900
DU
6,763
89
296
385
263
154
417
6,763
89
296
385
263
154
417
VEHICLE GENERATED TRIPS
AM Peak Hour
PM Peak Hour
SIZE
Total
DESCRIPTION OF LAND USE
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 6
TRIP DISTRIBUTION AND TRAFFIC ASSIGNMENT
Trip distribution for this site was assumed based on the nearby arterial and freeway networks and is
depicted in Figure 4.
Based on the trip distribution, new trips from the proposed development have been assigned to the study
intersections. Figure 5 depicts the proposed site traffic volumes for the weekday AM and PM peak hour in
2022 while Figure 6 shows the buildout site traffic.
Figure 4: Trip Distribution
SITE
Desert River Blvd
North
99th Ave
B
A
1
Entering Traffic
Exiting Traffic
LEGEND
XX%
XX%
50%
50%
50%
50%
50%
50%
50%
50%
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 7
Figure 5: Site Traffic Volumes, 2022
SITE
Desert River Blvd
North
99th Ave
B
A
1
XX(XX) = AM Peak (PM Peak)
Legend
1
148 (77)
0 (0)
45 (132)
0 (0)
0 (0)
0 (0)
148 (77)
0 (0)
0 (0)
45 (132)
0 (0)
0 (0)
A
0 (0)
0 (0)
148 (77)
0 (0)
0 (0)
0 (0)
0 (0)
0 (0)
0 (0)
0 (0)
45 (132)
0 (0)
B
0 (0)
0 (0)
0 (0)
148 (77)
0 (0)
45 (132)
0 (0)
0 (0)
0 (0)
0 (0)
148 (77)
45 (132)
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 8
Figure 6: Site Traffic Volumes, 2032
SITE
Desert River Blvd
North
99th Ave
B
A
1
XX(XX) = AM Peak (PM Peak)
Legend
1
141 (228)
111 (210)
0 (0)
0 (0)
134 (252)
0 (0)
0 (0)
111 (210)
0 (0)
118 (190)
118 (190)
0 (0)
A
94 (152)
141 (228)
0 (0)
0 (0)
89 (168)
0 (0)
0 (0)
0 (0)
111 (210)
118 (190)
134 (252)
0 (0)
B
94 (152)
0 (0)
0 (0)
0 (0)
0 (0)
156 (294)
165 (266)
0 (0)
0 (0)
0 (0)
89 (168)
0 (0)
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 9
EXISTING TRAFFIC VOLUMES
TRAFFIC COUNTS
In order to document existing traffic volumes, a turning movement count was collected on Thursday, July
16, 2020 during the weekday AM and PM peak hours at the intersection of 99th Avenue and Desert River
Boulevard. Turning movement counts are provided in 15-minute intervals in the Attachments. The AM and
PM peak hours at the study intersection were identified to be 7:15 AM to 8:15 AM and 4:45 PM to 5:45
PM.
TRAFFIC COUNT ADJUSTMENTS DUE TO COVID-19
Traffic patterns began to change in March 2020 through July 2020, due to social distancing guidelines
related to COVID-19 and the “stay at home” order enacted by the Governor in April. The week in which the
traffic counts were collected was impacted by the change in traffic patterns with people working from
home and schools being out of session.
Due to the impacts of COVID-19, it is acknowledged that traffic was lighter during the data collection period
compared to typical conditions. Based on a review of travel pattern changes within Arizona during the same
week of impact, an adjustment factor of 1.15 was applied to normalize the traffic volumes based on COVID-
19. The metric is based on 24/7/365 (https://www.ms2soft.com/traffic-dashboard/) data from traffic
sensors and smart traffic signals installed by many road agencies and is shown in the Attachments.
The adjusted traffic volumes are shown in Figure 7.
BACKGROUND TRAFFIC VOLUMES
An annual growth rate of 3% per year was applied to the existing traffic volume data to estimate traffic
conditions during the 2022 opening year and the 2032 buildout year, without the project. Background
traffic for the horizon year 2022 is shown in Figure 8. Background traffic projections for 2032 are shown in
Figure 9.
TOTAL TRAFFIC VOLUMES
The total traffic volumes add the trips associated with the proposed site and the background traffic
volumes. Figure 10 shows total projected traffic for the site in 2022 with the two multi-family parcels
developed. Figure 11 shows total projected traffic in 2032 for the full buildout of the site.
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 10
Figure 7: Existing Traffic Volumes (Adjusted for COVID), 2020
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 11
Figure 8: 2022 Background Traffic Volumes
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 12
Figure 9: 2032 Background Traffic Volumes
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 13
Figure 10: 2022 Total Traffic Volumes
SITE
Desert River Blvd
North
99th Ave
B
A
1
XX(XX) = AM Peak (PM Peak)
Legend
1
0 (0)
80 (142)
0 (0)
161 (117)
122 (205)
0 (0)
0 (0)
0 (0)
0 (0)
150 (93)
67 (140)
117 (242)
A
0 (0)
0 (0)
0 (0)
277 (359)
0 (0)
0 (0)
0 (0)
0 (0)
202 (346)
0 (0)
0 (0)
0 (0)
B
45 (132)
0 (0)
0 (0)
0 (0)
0 (0)
148 (77)
102 (150)
0 (0)
0 (0)
163 (133)
0 (0)
0 (0)
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 14
Figure 11: 2032 Total Traffic Volumes
SITE
Desert River Blvd
North
99th Ave
B
A
1
XX(XX) = AM Peak (PM Peak)
Legend
1
0 (0)
0 (0)
114 (231)
148 (201)
275 (515)
188 (241)
0 (0)
151 (306)
275 (485)
0 (0)
0 (0)
0 (0)
A
0 (0)
0 (0)
118 (190)
308 (631)
0 (0)
111 (210)
0 (0)
94 (152)
352 (516)
0 (0)
0 (0)
89 (168)
B
165 (266)
0 (0)
0 (0)
156 (294)
171 (176)
0 (0)
0 (0)
109 (244)
0 (0)
0 (0)
0 (0)
0 (0)
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 15
LEVEL-OF-SERVICE ANALYSIS
A level-of-service (LOS) analysis was prepared for the AM and PM peak hours for the study intersection
utilizing Synchro 10 software per HCM Methodology. The focus of the LOS analysis was to confirm that
opening year traffic volumes could be handled by unsignalized intersections within the study area.
The LOS criteria as stated in the Highway Capacity Manual is provided in Table 3. The analysis worksheets
are included in Attachment E, and a summary of the opening year level-of-service analysis is provided in
Table 4.
Table 3: Level-of-Service Criteria for Intersections
Table 4: Level-of-Service Analysis, Opening Year 2022
Results of the LOS analysis show that the existing lane configuration and STOP sign control at the of 99th
Avenue and Desert River Boulevard will operate at LOS C or better with the development of multi-family
Pads 5 and 6.
Level-of-Service
Average Delay (seconds per vehicle)
Unsignalized
Signalized
A
≤ 10
≤ 10
B
> 10 to 15
> 10 to 20
C
> 15 to 25
> 20 to 35
D
> 25 to 35
> 35 to 55
E
> 35 to 50
> 55 to 80
F
> 50
> 80
Average
Delay
(sec/veh)
LOS
Average
Delay
(sec/veh)
LOS
INTERSECTION
6.1
A
5.3
A
EB Approach
12.0
B
17.9
C
EB Left
14.1
B
24.3
C
EB Right
9.8
A
10.0
A
NB Left
7.8
A
8.5
A
.
SB Left
11.4
B
10.7
B
99th Ave & Desert
River Blvd
1
Minor Street Stop
Control
B
Desert River Blvd &
Driveway B
Minor Street Stop
Control
2022 Background + Site
AM
PM
Intersection
Traffic Control
Movement/
Approach
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 16
TRAFFIC SIGNAL WARRANT ANALYSIS
A traffic signal warrant analysis was conducted at the intersection of 99th Avenue and Desert River
Boulevard under opening year and buildout conditions. This analysis assumes that all site traffic volumes
utilize Desert River Boulevard to access Pads 5 and 6 in the opening year. In 2032 it is assumed that Access
A has been constructed to 99th Avenue and therefore traffic volumes from the site are split between two
intersections.
Several assumptions were used in this analysis including a 10% K factor (percentage of daily traffic in the
peak hour) and 3% annual traffic growth rate. Daily traffic was distributed between the 24 hours of the day
based on a recent traffic count taken on another arterial street (Olive Avenue) in Glendale.
A right turn reduction percentage of approximately 40% was calculated based on the existing exclusive
eastbound left and right-turn lanes in place at the intersection. Right turn reductions represent traffic that
would be able to make a right turn on red, if the intersection was signalized. The spreadsheet used to
calculate the right turn reduction percentage is included in Attachment F.
METHODOLOGY
The Manual on Uniform Traffic Control Devices (MUTCD), Federal Highway Administration (FHWA), 2009,
describes nine warrants that are used to determine if a traffic signal should be considered for installation
at an intersection. A traffic signal is warranted if one or more of the warrants are satisfied. Warrants #1
(Eight Hour Volume), #2 (Four Hour Vehicular Volume), and #7 (Crash Experience) were used to evaluate
the need to signalize the intersection. Based on existing conditions, availability of information, and
applicability, the remaining warrants (#3, #4, #5, #6, #8 and #9) are not applicable.
Warrant #1 (Eight Hour Volume) is satisfied when for at least eight (8) hours of an average day, specific
traffic volume levels are met for both the major and minor streets (Condition A – Minimum Vehicular
Volume). The MUTCD states these volumes depending on the vehicles per hour (vph) combined for both
approaches of the major street, and for the highest volume approach on the minor street. The values vary
depending on the number of approach lanes and speed limit.
Warrant #1 also applies to operating conditions where the major street traffic levels are sufficiently high
that traffic entering or crossing from a minor street suffers excessive delay (Condition B – Interruption of
Continuous Traffic). The warrant is satisfied when for each of any of the same eight (8) hours of an average
day, specific traffic volume levels are met for both the major and minor streets.
Warrant #1 may also be satisfied by a combination of Condition A and Condition B, if the traffic volumes of
Condition A and Condition B do not satisfy warrant criteria individually. The combination of Condition A and
B should only be applied after an adequate trial of other alternatives that could cause less delay and
inconvenience to traffic has failed to solve the traffic problems.
Warrant #1 is considered to be satisfied if Condition A, Condition B, or the combination of Conditions A and
B are satisfied.
Warrant #2 (Four Hour Volume) is met when, for any four hours of the average day on both the major and
minor streets, the hourly approach volumes are above the plotted curve contained in the MUTCD (see
Attachment F).
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 17
Warrant #7 (Crash Experience) is met when an adequate number of alternatives have failed to reduce crash
frequency, five or more reported crashes (“…each involving personal injury or property damage…”) have
occurred (within a 12 month period) which could be corrected by the installation of a traffic signal, 80% of
Warrant #1 Condition A, Warrant #1 Condition B, or Warrant #4 have been met, and if the installation of a
traffic signal will not disrupt progressive traffic flow.
REVIEW OF HISTORICAL CRASH DATA
Five years of statewide crash data (2014-2018) were reviewed from the Arizona Department of
Transportation (ADOT) Safety Data Mart database for the intersection of 99th Avenue and Desert River
Boulevard. The crash data review indicated that there were no crashes at this intersection in the past five
years. With fewer than five crashes in a 12-month period susceptible to correction by a traffic signal,
therefore, Warrant 7 (Crash Experience) is not satisfied.
TRAFFIC SIGNAL WARRANT ANALYSIS RESULTS
The results of the traffic signal warrant analyses are summarized in Table 5 and Table 6 below. Warrant
analysis worksheets are included in Attachment E.
Table 5: 2022 Traffic Signal Warrant Analysis Results
Intersection
Existing
Stop
Control
Traffic Signal Warrant Satisfied?
Warrant 1: Eight-Hour Vehicular Volume
Warrant 2: Four-
Hour Vehicular
Volume
Warrant 7:
Crash
Experience
Condition
A
Condition
B
Combination of
Conditions A & B
99th Ave & Desert River Blvd
Two-Way
Stop
No
No
No
No
No
The satisfaction of a traffic signal warrant or warrants itself is guidance and shall not in itself require the installation of a traffic signal.
Table 6: 2032 Traffic Signal Warrant Analysis Results
Intersection
Existing
Stop
Control
Traffic Signal Warrant Satisfied?
Warrant 1: Eight-Hour Vehicular Volume
Warrant 2: Four-
Hour Vehicular
Volume
Warrant 7:
Crash
Experience
Condition
A
Condition
B
Combination of
Conditions A & B
99th Ave & Desert River Blvd
Two-Way
Stop
Yes
Yes
Yes
Yes
No
The satisfaction of a traffic signal warrant or warrants itself is guidance and shall not in itself require the installation of a traffic signal.
As shown above, the intersection of 99th Avenue and Desert River Boulevard does not satisfy traffic signal
warrants under opening year (2022) with development of only the multi-family portion of the project site.
If no connection is created between the site and Glendale Avenue, then Traffic Signal Warrants 1 and 2
would be met by 2032 with full development of the project site.
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 18
IMPROVEMENT ANALYSIS
DRIVEWAYS
Site access will be from 99th Avenue and Desert River Boulevard. Driveway A is proposed to provide full
access to 99th Avenue located approximately 830 feet north of the intersection of 99th Avenue and Desert
River Boulevard. Driveway B will provide full access to Desert River Boulevard and is located approximately
860 feet west of the intersection of 99th Avenue and Desert River Boulevard (approximately 180 feet east
of the existing westernmost Westgate Medical Center driveway).
Per the City of Glendale Engineering Design & Construction Standards (2015), all driveways serving
properties adjacent to public streets shall conform to standard drawing G-454 and the following standards:
A. Width:
The width of a driveway shall be the width at the throat of the driveway exclusive of wings or return
radii.
B. Distance Between Driveways:
The distance is measured between the near edges of the throats of the two driveways. Driveways
should line up with driveways directly across the street to avoid left-turn conflicts. In cases where
this cannot be accomplished, a right-in right-out driveway may be required by the City’s
Transportation Engineer.
C. Construction:
1. Residential Driveways: With vertical curb, replace the curb.
2. Commercial Driveways and Private Streets: With either roll or vertical curb, replace curb.
D. Maximum Driveway Width:
The City may approve driveways up to a maximum width of 40 or 45 feet.
DRIVEWAY SPACING
City of Glendale Standard Detail G-454 has been provided in Attachment C. A brief summary of the
commercial parcel implications for this site, on lots that have multiple businesses, is shown below:
•
Minimum Distance Between Adjacent Driveways (Edge to Edge) = 150 Feet
•
Minimum Distance from Intersection (PC to Driveway Edge)
= 150 Feet
If a right turn lane is designed into any of the site driveways then the 160-foot turn lane and 90-foot taper
may push the distances between driveways to be longer. For this project, that is not expected as Desert
River Boulevard is a collector street.
•
Maximum Number of Driveways
o 1 Per 225 feet of frontage
o 2 Per 600 feet of frontage
o 3 Per 1,200 feet of frontage
o 4 Per 2,600 feet of frontage
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 19
In the case of the Desert River PAD the following driveways are allowed according to City of Glendale
standards:
o Lot 1 – 1 driveway on 99th Avenue & 1 driveway on Desert River Boulevard
o Lot 2 – 1 driveway on Desert River Boulevard & 2 driveways on Loop Road
o Lot 3 – 1 driveway on 99th Avenue & 1 driveway on Loop Road
o Lot 4 – 1 driveway on Loop Road
o Lot 5 – 1 driveway on Desert River Boulevard and 2 driveways on Loop Road
o Lot 6 – 2 driveways off Desert River Boulevard
AUXILIARY LANES
When warranted, turn lanes permit separation of conflicting traffic movements and removes the slower
turning traffic from the through traffic, thus improving capacity and reducing rear-end crashes.
Determining the need for turn lanes is a key element of traffic impact studies. Per the City of Glendale
Engineering Design & Construction Standards, left-turn lanes are required at major intersections and dual
left-turn lanes may be required, as determined by the Transportation Engineer.
It is expected that left turn lanes will be required at the following locations:
•
99th Avenue, northbound at Desert River Boulevard (Existing)
•
99th Avenue, northbound at Driveway A
•
Desert River Boulevard, eastbound at 99th Avenue (Existing)
The City of Glendale follows Maricopa County Department of Transportation (MCDOT) criteria for the
warrants of left and right turn lanes.
It is expected that right turn lanes will be required at the following locations:
•
99th Avenue, southbound at Desert River Boulevard (Existing)
•
99th Avenue, southbound at Driveway A
•
Desert River Boulevard, eastbound at 99th Avenue (Existing)
PRINCIPAL FINDINGS
The proposed Desert River PAD 2 development consists of a multi-family residential unit, hotel,
retail store, and medical office building. The development is anticipated to generate a total of
20,204 weekday daily trips (entering and exiting) with 915 during the AM peak hour and 1,599
during the PM peak hour. These values include an internal capture rate of 15% which is expected
based on the land uses projected for this site.
Results of the LOS analysis show that the existing lane configuration and STOP sign control at the
of 99th Avenue and Desert River Boulevard will operate at LOS C or better with the development of
multi-family Pads 5 and 6.
Desert River PAD 2 - Traffic Impact Statement
NWC 99th Avenue & Desert River Boulevard – Glendale, AZ
July 2020
Page 20
Site access will be from 99th Avenue and Desert River Boulevard.
o Driveway A is proposed to provide full access to 99th Avenue located approximately 830
feet north of the intersection of 99th Avenue and Desert River Boulevard. Driveway B will
provide full access to Desert River Boulevard and located approximately 860 feet west of
the intersection of 99th Avenue and Desert River Boulevard.
o Driveway B is proposed to provide full access to Desert River Boulevard. With
approximately 170 feet (inside edge to inside edge) between Driveway B and the
westernmost Westgate Medical Center driveway, Driveway B meets City requirements and
should have full access.
Left turn lanes are recommended at the following locations:
o 99th Avenue, northbound at Desert River Boulevard (Existing)
o 99th Avenue, northbound at Driveway A
Dedicated right turn lanes are recommended at the following locations:
o 99th Avenue, southbound at Desert River Boulevard (Existing)
o 99th Avenue, southbound at Driveway A
The intersection of 99th Avenue and Desert River Boulevard should be considered for “pre-boxing”
with conduit and pull boxes for a future traffic signal. Should traffic volumes rise on 99th Avenue
and no connection built to Glendale Avenue, traffic volumes are projected to meet warrants #1
and #2 of the MUTCD by 2032. This intersection should be monitored as traffic in this area could
vary drastically depending on which nearby parcels are developed and what roadway connections
are constructed.
Half street improvements on 99th Avenue are anticipated to be constructed, adjacent to the project
site. Ultimate street improvements on 99th Avenue are expected to consist of two lanes in each
direction and a two-way left-turn lane.
A separate traffic impact statement should be prepared for each parcel, after Pads 5 and 6 are
developed, to determine baseline traffic volumes at that time when a detailed user is identified for
each pad within the proposed site plan.
Thank you for your time and review of this traffic impact statement. Please let me know if you have any
comments or questions.
Sincerely,
Chris Williams, PE, PTOE
Y2K Engineering, LLC.
ATTACHMENT A:
SITE PLAN
6
18.08 AC
3
4.20 AC
DIGNITY HEALTH
WESTGATE MEDICAL
CENTER
LOOP 101
DESERT RIVER BOULEVARD
99TH AVENUE
4
6.60 AC
5
18.64 AC
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
COMMERCIAL/HOTEL/RETAIL/OFFICE
COMMERCIAL/HOTEL/
RETAIL/OFFICE
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
COMMERCIAL/HOTEL/RETAIL/OFFICE
MULTI-FAMILY
2
7.57 AC
1
5.87 AC
LOT AREA
SHEET
OF
DATE :
JOB No.
SCALE
The Empire Group
6617 North Scottsdale Road, Suite 101
Scottsdale, Arizona 85250
Phone: (480) 951-2207
Fax: (480) 951-3023
www.theempiregroupllc.com
EXHIBIT F: DEVELOPMENT PLAN
DESERT RIVER 2
GLENDALE, ARIZONA
MARICOPA COUNTY
1"=120"
4-038
APRIL 2020
OPT. 4
1
1
VICINITY MAP
NOTES:
THIS IS FOR CONCEPTUAL PURPOSES ONLY
NO FEWER THAN TWO SEPARATE AND APPRO
FIRE ACCESS ROADS TO EACH LOT SHALL BE
REQUIRED. EXACT LOCATIONS TO BE DETERM
DURING SITE PLANNING
ATTACHMENT B:
TRIP GENERATION
Data
ID
Land Use
Enter
Exit
Total
Enter
Exit
Total
Enter
Exit
Total
Points
Enter
Exit Enter Exit Enter Exit
1
Multi‐Family Residential
220
Multifamily Housing (low‐rise)
900
DU
3382
3381
6763
89
296
385
263
154
417
T=7.56(X)‐40.86
Ln(T)=0.95Ln(X)‐0.51
Ln(T)=0.89Ln(X)‐0.02
50%
50%
23%
77%
63%
37%
2
Hotel
310
Hotel
400
Rooms
2045
2044
4089
115
80
195
140
134
274
T=11.29(x)‐426.97
T=0.50(X)‐5.34
T=0.750(X)+26.02
50%
50%
59%
41%
51%
49%
3
Medical‐Dental Office Building
720
Medical‐Dental Office Building
120
KSF
2262
2261
4523
205
58
263
115
294
409
T = 38.42(x) ‐ 87.62
Ln(T) = 0.89 Ln(X) + 1.31
T = 3.39(X) + 2.02
50%
50%
78%
22%
28%
72%
4
Shopping Center
820
Shopping Center
163.4
KSF
4197
4197
8394
144
89
233
375
406
781
Ln(T) = 0.68 Ln(X) + 5.57
T = 0.50(X) + 151.78
Ln(T) = 0.74 Ln(X) + 2.89
50%
50%
62%
38%
48%
52%
11,886
11,883
23,769
553
523
1,076
893
988
1,881
15%
1,783
1,782
3,565
83
78
161
134
148
282
10,103
10,101
20,204
470
445
915
759
840
1,599
Source: ITE Trip Generation Manual 10th Edition
AM Peak
Hour
PM Peak
Hour
DIRECTIONAL DISTRIBUTION
Daily
SIZE
VEHICLE GENERATED TRIPS
Daily
PM Peak Hour
Daily
AM Peak Hour
PM Peak Hour
EQUATION
Desert River PAD 2
TIS
July 23, 2020
DESCRIPTION OF LAND USE
AM Peak Hour
"New" Trips Added to Street System
Total
ITE Land Use Code (LUC)
Trips with Internal Trip Reduction
Data
ID
Land Use
Enter
Exit
Total
Enter
Exit
Total
Enter
Exit
Total
Points
Enter
Exit Enter Exit Enter Exit
1
Multi‐Family Residential
220
Multifamily Housing (low‐rise)
900
DU
3382
3381
6763
89
296
385
263
154
417
T=7.56(X)‐40.86
Ln(T)=0.95Ln(X)‐0.51
Ln(T)=0.89Ln(X)‐0.02
50%
50%
23%
77%
63%
37%
3,382
3,381
6,763
89
296
385
263
154
417
0%
0
0
0
0
0
0
0
0
0
3,382
3,381
6,763
89
296
385
263
154
417
Source: ITE Trip Generation Manual 10th Edition
AM Peak
Hour
PM Peak
Hour
DIRECTIONAL DISTRIBUTION
Daily
SIZE
VEHICLE GENERATED TRIPS
Daily
PM Peak Hour
Daily
AM Peak Hour
PM Peak Hour
EQUATION
Desert River PAD 2
TIS
July 23, 2020
DESCRIPTION OF LAND USE
AM Peak Hour
"New" Trips Added to Street System
Total
ITE Land Use Code (LUC)
Trips with Internal Trip Reduction
ATTACHMENT C:
GLENDALE DRIVEWAY SPACING
ATTACHMENT D:
TRAFFIC COUNT DATA
Intersection Turning Movement
Prepared by: Y2K Engineering LLC
N
37
268
0
AM
MD
PM
TOTAL
TOTAL
AM
MD
PM
43
0
0
0
0
0
0
0
0
0
0
MD
AM
700AM
-
NOON
-
PM
400PM
-
AM PEAK HOUR
NOON PEAK HOUR
PM PEAK HOUR
445 PM
715 AM
900AM
600PM
0
AM
0
0
TMC SUMMARY OF 99th Ave & Desert River Blvd
Desert River Blvd
APPROACH LANES
2
APPROACH LANES
APPROACH LANES
10
25
294
0
TOTAL
PM
AM
CONTROL
1- Way Stop (EB)
MD
100
29
99th Ave
13
APPROACH LANES
96
18
7
198
TOTAL
LOCATION #:
0
MD
Project #:
2020-034
15
99th Ave
Desert River Blvd
PM
0
8
168
33
Day
99th Ave & Desert River Blvd
2020-034
(Intersection Name)
TURNING MOVEMENT COUNT
THURSDAY
0
7/16/2020
Date
COUNT PERIODS
Intersection Turning Movement
Prepared by:
N-S STREET:
DATE:
LOCATION:
E-W STREET:
DAY:
PROJECT#
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
LANES:
1
1
0
0
1
1
1
0
1
0
0
0
6:00 AM
6:15 AM
6:30 AM
6:45 AM
7:00 AM
1
20
0
0
22
3
1
0
0
0
0
0
47
7:15 AM
3
24
0
0
27
5
2
0
0
0
0
0
61
7:30 AM
11
27
0
0
21
7
3
0
1
0
0
0
70
7:45 AM
2
22
0
0
24
8
2
0
1
0
0
0
59
8:00 AM
2
23
0
0
28
9
3
0
0
0
0
0
65
8:15 AM
8
9
0
0
24
5
3
0
3
0
0
0
52
8:30 AM
8
29
0
0
21
3
2
0
2
0
0
0
65
8:45 AM
3
26
0
0
20
7
1
0
1
0
0
0
58
9:00 AM
9:15 AM
9:30 AM
9:45 AM
10:00 AM
10:15 AM
10:30 AM
10:45 AM
11:00 AM
11:15 AM
11:30 AM
11:45 AM
TOTAL
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
Volumes
38
180
0
0
187
47
17
0
8
0
0
0
477
Approach %
17.43
82.57
0.00
0.00
79.91
20.09
68.00
0.00
32.00 #### #### ####
App/Depart
218
/
197
234
/
195
25
/
0
0
/
85
715 AM
PEAK
Volumes
18
96
0
0
100
29
10
0
2
0
0
0
255
Approach %
15.79
84.21
0.00
0.00
77.52
22.48
83.33
0.00
16.67 #### #### ####
PEAK HR.
FACTOR:
0.911
33.543381, -112.272545
7/16/2020
Glendale
99th Ave
Desert River Blvd
2020-034
THURSDAY
0.872
AM Peak Hr Begins at:
0.000
WESTBOUND
NORTHBOUND
SOUTHBOUND
EASTBOUND
0.750
0.750
1-Way Stop
COMMENT 1:
GPS:
CONTROL:
Intersection Turning Movement
N-S STREET:
DATE:
LOCATION:
E-W STREET:
DAY:
PROJECT#
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
LANES:
1
1
0
0
1
1
1
0
1
0
0
0
1:00 PM
1:15 PM
1:30 PM
1:45 PM
2:00 PM
2:15 PM
2:30 PM
2:45 PM
3:00 PM
3:15 PM
3:30 PM
3:45 PM
4:00 PM
2
29
0
0
34
1
7
0
3
0
0
0
76
4:15 PM
1
50
0
0
22
2
3
0
4
0
0
0
82
4:30 PM
0
40
0
0
41
1
6
0
2
0
0
0
90
4:45 PM
2
39
0
0
42
4
8
0
1
0
0
0
96
5:00 PM
3
58
0
0
47
0
11
0
4
0
0
0
123
5:15 PM
1
49
0
0
39
1
7
0
6
0
0
0
103
5:30 PM
1
52
0
0
40
3
7
0
2
0
0
0
105
5:45 PM
1
43
0
0
36
0
4
0
1
0
0
0
85
6:00 PM
6:15 PM
6:30 PM
6:45 PM
TOTAL
NL
NT
NR
SL
ST
SR
EL
ET
ER
WL
WT
WR
TOTAL
Volumes
11
360
0
0
301
12
53
0
23
0
0
0
760
Approach %
2.96
97.04
0.00
0.00
96.17
3.83
69.74
0.00
30.26 #### #### ####
App/Depart
371
/
413
313
/
324
76
/
0
0
/
23
445 PM
PEAK
Volumes
7
198
0
0
168
8
33
0
13
0
0
0
427
Approach %
3.41
96.59
0.00
0.00
95.45
4.55
71.74
0.00
28.26 #### #### ####
PEAK HR.
FACTOR:
0.868
Glendale
PM Peak Hr Begins at:
0.000
WESTBOUND
NORTHBOUND
SOUTHBOUND
EASTBOUND
0.840
99th Ave
7/16/2020
0
Desert River Blvd
THURSDAY
2020-034
GPS:
33.543381, -112.272545
0.936
0.767
CONTROL:
1-Way Stop
COMMENT 1:
0
Project:
Location:
Movements
NBL
NBT
SBT
SBR
EBL
EBR
Total
Start
End
7:00
7:15
1
20
22
3
1
0
50
7:15
7:30
3
24
27
5
2
0
66
7:30
7:45
11
27
21
7
3
1
77
7:45
8:00
2
22
24
8
2
1
67
8:00
8:15
2
23
28
9
3
0
65
8:15
8:30
8
9
24
5
3
3
52
8:30
8:45
8
29
21
3
2
2
65
8:45
9:00
3
26
20
7
1
1
58
17
93
94
23
8
2
260
Peak hour
18
96
100
29
10
2
275
23
81
97
29
11
5
261
20
83
97
25
10
6
249
21
87
93
24
9
6
240
Thursday, July 16, 2020
15‐min Time Period:
7:00‐9:00
Desert River 2
99th Ave & Desert River Blvd
Date of Count:
Project:
Location:
Movements
NBL
NBT
SBT
SBR
EBL
EBR
Total
Start
End
4:00 PM
4:15 PM
2
29
34
1
7
3
79
4:15 PM
4:30 PM
1
50
22
2
3
4
87
4:30 PM
4:45 PM
0
40
41
1
6
2
97
4:45 PM
5:00 PM
2
39
42
4
8
1
104
5:00 PM
5:15 PM
3
58
47
0
11
4
123
5:15 PM
5:30 PM
1
49
39
1
7
6
103
5:30 PM
5:45 PM
1
52
40
3
7
2
105
5:45 PM
6:00 PM
1
43
36
0
4
1
85
5
158
139
8
24
10
367
Peak hour
6
187
152
7
28
11
411
6
186
169
6
32
13
427
7
198
168
8
33
13
435
6
202
162
4
29
13
416
Desert River 2
99th Ave & Desert River Blvd
Date of Count: Thursday, July 16, 2020
15‐min Time Period:
4:00‐6:00
ATTACHMENT E:
SYNCHRO ANALYSIS RESULTS
1: 99th Ave & Desert River Blvd
HCM 6th TWSC
Existing - AM
Desert River
Synchro 10 Report
MAH
07/24/2020
Intersection
Int Delay, s/veh
1
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
12
2
21
110
115
33
Future Vol, veh/h
12
2
21
110
115
33
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
0
-
-
0
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
13
2
23
120
125
36
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
291
125
161
0
-
0
Stage 1
125
-
-
-
-
-
Stage 2
166
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
700
926
1418
-
-
-
Stage 1
901
-
-
-
-
-
Stage 2
863
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
689
926
1418
-
-
-
Mov Cap-2 Maneuver
689
-
-
-
-
-
Stage 1
887
-
-
-
-
-
Stage 2
863
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
10.1
1.2
0
HCM LOS
B
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
1418
-
689
926
-
-
HCM Lane V/C Ratio
0.016
- 0.019 0.002
-
-
HCM Control Delay (s)
7.6
-
10.3
8.9
-
-
HCM Lane LOS
A
-
B
A
-
-
HCM 95th %tile Q(veh)
0
-
0.1
0
-
-
2: 99th Ave & Driveway A
HCM 6th TWSC
Existing - AM
Desert River
Synchro 10 Report
MAH
07/24/2020
Intersection
Int Delay, s/veh
0
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
0
0
0
122
148
0
Future Vol, veh/h
0
0
0
122
148
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
-
-
-
-
-
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
0
0
133
161
0
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
294
161
161
0
-
0
Stage 1
161
-
-
-
-
-
Stage 2
133
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
697
884
1418
-
-
-
Stage 1
868
-
-
-
-
-
Stage 2
893
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
697
884
1418
-
-
-
Mov Cap-2 Maneuver
697
-
-
-
-
-
Stage 1
868
-
-
-
-
-
Stage 2
893
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
0
0
0
HCM LOS
A
Minor Lane/Major Mvmt
NBL
NBT EBLn1
SBT
SBR
Capacity (veh/h)
1418
-
-
-
-
HCM Lane V/C Ratio
-
-
-
-
-
HCM Control Delay (s)
0
-
0
-
-
HCM Lane LOS
A
-
A
-
-
HCM 95th %tile Q(veh)
0
-
-
-
-
3: Desert River Blvd & Driveway B
HCM 6th TWSC
Existing - AM
Desert River
Synchro 10 Report
MAH
07/24/2020
Intersection
Int Delay, s/veh
0
Movement
EBL
EBT
WBT WBR
SBL
SBR
Lane Configurations
Traffic Vol, veh/h
0
14
54
0
0
0
Future Vol, veh/h
0
14
54
0
0
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
- None
- None
- None
Storage Length
0
-
-
0
0
-
Veh in Median Storage, #
-
0
0
-
0
-
Grade, %
-
0
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
15
59
0
0
0
Major/Minor
Major1
Major2
Minor2
Conflicting Flow All
59
0
-
0
74
59
Stage 1
-
-
-
-
59
-
Stage 2
-
-
-
-
15
-
Critical Hdwy
4.12
-
-
-
6.42
6.22
Critical Hdwy Stg 1
-
-
-
-
5.42
-
Critical Hdwy Stg 2
-
-
-
-
5.42
-
Follow-up Hdwy
2.218
-
-
- 3.518 3.318
Pot Cap-1 Maneuver
1545
-
-
-
930
1007
Stage 1
-
-
-
-
964
-
Stage 2
-
-
-
-
1008
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
1545
-
-
-
930
1007
Mov Cap-2 Maneuver
-
-
-
-
871
-
Stage 1
-
-
-
-
964
-
Stage 2
-
-
-
-
1008
-
Approach
EB
WB
SB
HCM Control Delay, s
0
0
0
HCM LOS
A
Minor Lane/Major Mvmt
EBL
EBT
WBT WBR SBLn1
Capacity (veh/h)
1545
-
-
-
-
HCM Lane V/C Ratio
-
-
-
-
-
HCM Control Delay (s)
0
-
-
-
0
HCM Lane LOS
A
-
-
-
A
HCM 95th %tile Q(veh)
0
-
-
-
-
1: 99th Ave & Desert River Blvd
HCM 6th TWSC
Existing - PM
Desert River
Synchro 10 Report
MAH
07/24/2020
Intersection
Int Delay, s/veh
1.4
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
38
15
8
228
193
9
Future Vol, veh/h
38
15
8
228
193
9
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
0
-
-
0
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
41
16
9
248
210
10
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
476
210
220
0
-
0
Stage 1
210
-
-
-
-
-
Stage 2
266
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
548
830
1349
-
-
-
Stage 1
825
-
-
-
-
-
Stage 2
779
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
544
830
1349
-
-
-
Mov Cap-2 Maneuver
544
-
-
-
-
-
Stage 1
819
-
-
-
-
-
Stage 2
779
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
11.4
0.3
0
HCM LOS
B
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
1349
-
544
830
-
-
HCM Lane V/C Ratio
0.006
- 0.076
0.02
-
-
HCM Control Delay (s)
7.7
-
12.2
9.4
-
-
HCM Lane LOS
A
-
B
A
-
-
HCM 95th %tile Q(veh)
0
-
0.2
0.1
-
-
2: 99th Ave & Driveway A
HCM 6th TWSC
Existing - PM
Desert River
Synchro 10 Report
MAH
07/24/2020
Intersection
Int Delay, s/veh
0
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
0
0
0
266
202
0
Future Vol, veh/h
0
0
0
266
202
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
-
-
-
-
-
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
0
0
289
220
0
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
509
220
220
0
-
0
Stage 1
220
-
-
-
-
-
Stage 2
289
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
524
820
1349
-
-
-
Stage 1
817
-
-
-
-
-
Stage 2
760
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
524
820
1349
-
-
-
Mov Cap-2 Maneuver
524
-
-
-
-
-
Stage 1
817
-
-
-
-
-
Stage 2
760
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
0
0
0
HCM LOS
A
Minor Lane/Major Mvmt
NBL
NBT EBLn1
SBT
SBR
Capacity (veh/h)
1349
-
-
-
-
HCM Lane V/C Ratio
-
-
-
-
-
HCM Control Delay (s)
0
-
0
-
-
HCM Lane LOS
A
-
A
-
-
HCM 95th %tile Q(veh)
0
-
-
-
-
3: Desert River Blvd & Driveway B
HCM 6th TWSC
Existing - PM
Desert River
Synchro 10 Report
MAH
07/24/2020
Intersection
Int Delay, s/veh
0
Movement
EBL
EBT
WBT WBR
SBL
SBR
Lane Configurations
Traffic Vol, veh/h
0
53
17
0
0
0
Future Vol, veh/h
0
53
17
0
0
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
- None
- None
- None
Storage Length
0
-
-
0
0
-
Veh in Median Storage, #
-
0
0
-
0
-
Grade, %
-
0
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
58
18
0
0
0
Major/Minor
Major1
Major2
Minor2
Conflicting Flow All
18
0
-
0
76
18
Stage 1
-
-
-
-
18
-
Stage 2
-
-
-
-
58
-
Critical Hdwy
4.12
-
-
-
6.42
6.22
Critical Hdwy Stg 1
-
-
-
-
5.42
-
Critical Hdwy Stg 2
-
-
-
-
5.42
-
Follow-up Hdwy
2.218
-
-
- 3.518 3.318
Pot Cap-1 Maneuver
1599
-
-
-
927
1061
Stage 1
-
-
-
-
1005
-
Stage 2
-
-
-
-
965
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
1599
-
-
-
927
1061
Mov Cap-2 Maneuver
-
-
-
-
870
-
Stage 1
-
-
-
-
1005
-
Stage 2
-
-
-
-
965
-
Approach
EB
WB
SB
HCM Control Delay, s
0
0
0
HCM LOS
A
Minor Lane/Major Mvmt
EBL
EBT
WBT WBR SBLn1
Capacity (veh/h)
1599
-
-
-
-
HCM Lane V/C Ratio
-
-
-
-
-
HCM Control Delay (s)
0
-
-
-
0
HCM Lane LOS
A
-
-
-
A
HCM 95th %tile Q(veh)
0
-
-
-
-
1: 99th Ave & Desert River Blvd
HCM 6th TWSC
Total 2022 - AM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
6.1
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
161
150
67
117
122
80
Future Vol, veh/h
161
150
67
117
122
80
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
0
-
-
0
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
175
163
73
127
133
87
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
406
133
220
0
-
0
Stage 1
133
-
-
-
-
-
Stage 2
273
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
601
916
1349
-
-
-
Stage 1
893
-
-
-
-
-
Stage 2
773
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
569
916
1349
-
-
-
Mov Cap-2 Maneuver
569
-
-
-
-
-
Stage 1
845
-
-
-
-
-
Stage 2
773
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
12
2.8
0
HCM LOS
B
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
1349
-
569
916
-
-
HCM Lane V/C Ratio
0.054
- 0.308 0.178
-
-
HCM Control Delay (s)
7.8
-
14.1
9.8
-
-
HCM Lane LOS
A
-
B
A
-
-
HCM 95th %tile Q(veh)
0.2
-
1.3
0.6
-
-
2: 99th Ave & Driveway A
HCM 6th TWSC
Total 2022 - AM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
0
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
0
0
0
220
185
0
Future Vol, veh/h
0
0
0
220
185
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
-
-
-
-
-
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
0
0
239
201
0
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
440
201
201
0
-
0
Stage 1
201
-
-
-
-
-
Stage 2
239
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
574
840
1371
-
-
-
Stage 1
833
-
-
-
-
-
Stage 2
801
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
574
840
1371
-
-
-
Mov Cap-2 Maneuver
574
-
-
-
-
-
Stage 1
833
-
-
-
-
-
Stage 2
801
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
0
0
0
HCM LOS
A
Minor Lane/Major Mvmt
NBL
NBT EBLn1
SBT
SBR
Capacity (veh/h)
1371
-
-
-
-
HCM Lane V/C Ratio
-
-
-
-
-
HCM Control Delay (s)
0
-
0
-
-
HCM Lane LOS
A
-
A
-
-
HCM 95th %tile Q(veh)
0
-
-
-
-
3: Desert River Blvd & Driveway B
HCM 6th TWSC
Total 2022 - AM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
3.7
Movement
EBL
EBT
WBT WBR
SBL
SBR
Lane Configurations
Traffic Vol, veh/h
0
163
102
45
148
0
Future Vol, veh/h
0
163
102
45
148
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
- None
- None
- None
Storage Length
0
-
-
0
0
-
Veh in Median Storage, #
-
0
0
-
0
-
Grade, %
-
0
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
177
111
49
161
0
Major/Minor
Major1
Major2
Minor2
Conflicting Flow All
160
0
-
0
288
111
Stage 1
-
-
-
-
111
-
Stage 2
-
-
-
-
177
-
Critical Hdwy
4.12
-
-
-
6.42
6.22
Critical Hdwy Stg 1
-
-
-
-
5.42
-
Critical Hdwy Stg 2
-
-
-
-
5.42
-
Follow-up Hdwy
2.218
-
-
- 3.518 3.318
Pot Cap-1 Maneuver
1419
-
-
-
702
942
Stage 1
-
-
-
-
914
-
Stage 2
-
-
-
-
854
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
1419
-
-
-
702
942
Mov Cap-2 Maneuver
-
-
-
-
722
-
Stage 1
-
-
-
-
914
-
Stage 2
-
-
-
-
854
-
Approach
EB
WB
SB
HCM Control Delay, s
0
0
11.4
HCM LOS
B
Minor Lane/Major Mvmt
EBL
EBT
WBT WBR SBLn1
Capacity (veh/h)
1419
-
-
-
722
HCM Lane V/C Ratio
-
-
-
- 0.223
HCM Control Delay (s)
0
-
-
-
11.4
HCM Lane LOS
A
-
-
-
B
HCM 95th %tile Q(veh)
0
-
-
-
0.8
HCM 6th TWSC
1: 99th Ave & Desert River Blvd
Total 2022 - PM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
5.3
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
117
93
140
242
205
142
Future Vol, veh/h
117
93
140
242
205
142
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
0
-
-
0
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
127
101
152
263
223
154
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
790
223
377
0
-
0
Stage 1
223
-
-
-
-
-
Stage 2
567
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
359
817
1181
-
-
-
Stage 1
814
-
-
-
-
-
Stage 2
568
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
313
817
1181
-
-
-
Mov Cap-2 Maneuver
313
-
-
-
-
-
Stage 1
709
-
-
-
-
-
Stage 2
568
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
17.9
3.1
0
HCM LOS
C
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
1181
-
313
817
-
-
HCM Lane V/C Ratio
0.129
- 0.406 0.124
-
-
HCM Control Delay (s)
8.5
-
24.2
10
-
-
HCM Lane LOS
A
-
C
B
-
-
HCM 95th %tile Q(veh)
0.4
-
1.9
0.4
-
-
HCM 6th TWSC
2: 99th Ave & Driveway A
Total 2022 - PM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
0
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
0
0
0
359
346
0
Future Vol, veh/h
0
0
0
359
346
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
-
-
-
-
-
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
0
0
390
376
0
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
766
376
376
0
-
0
Stage 1
376
-
-
-
-
-
Stage 2
390
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
371
670
1182
-
-
-
Stage 1
694
-
-
-
-
-
Stage 2
684
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
371
670
1182
-
-
-
Mov Cap-2 Maneuver
371
-
-
-
-
-
Stage 1
694
-
-
-
-
-
Stage 2
684
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
0
0
0
HCM LOS
A
Minor Lane/Major Mvmt
NBL
NBT EBLn1
SBT
SBR
Capacity (veh/h)
1182
-
-
-
-
HCM Lane V/C Ratio
-
-
-
-
-
HCM Control Delay (s)
0
-
0
-
-
HCM Lane LOS
A
-
A
-
-
HCM 95th %tile Q(veh)
0
-
-
-
-
HCM 6th TWSC
3: Desert River Blvd & Driveway B
Total 2022 - PM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
1.7
Movement
EBL
EBT
WBT WBR
SBL
SBR
Lane Configurations
Traffic Vol, veh/h
0
133
150
132
77
0
Future Vol, veh/h
0
133
150
132
77
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
- None
- None
- None
Storage Length
0
-
-
0
0
-
Veh in Median Storage, #
-
0
0
-
0
-
Grade, %
-
0
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
145
163
143
84
0
Major/Minor
Major1
Major2
Minor2
Conflicting Flow All
306
0
-
0
308
163
Stage 1
-
-
-
-
163
-
Stage 2
-
-
-
-
145
-
Critical Hdwy
4.12
-
-
-
6.42
6.22
Critical Hdwy Stg 1
-
-
-
-
5.42
-
Critical Hdwy Stg 2
-
-
-
-
5.42
-
Follow-up Hdwy
2.218
-
-
- 3.518 3.318
Pot Cap-1 Maneuver
1255
-
-
-
684
882
Stage 1
-
-
-
-
866
-
Stage 2
-
-
-
-
882
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
1255
-
-
-
684
882
Mov Cap-2 Maneuver
-
-
-
-
711
-
Stage 1
-
-
-
-
866
-
Stage 2
-
-
-
-
882
-
Approach
EB
WB
SB
HCM Control Delay, s
0
0
10.7
HCM LOS
B
Minor Lane/Major Mvmt
EBL
EBT
WBT WBR SBLn1
Capacity (veh/h)
1255
-
-
-
711
HCM Lane V/C Ratio
-
-
-
- 0.118
HCM Control Delay (s)
0
-
-
-
10.7
HCM Lane LOS
A
-
-
-
B
HCM 95th %tile Q(veh)
0
-
-
-
0.4
1: 99th Ave & Desert River Blvd
HCM 6th TWSC
Total 2032 - AM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
7.7
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
151
114
148
275
275
188
Future Vol, veh/h
151
114
148
275
275
188
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
0
-
-
0
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
164
124
161
299
299
204
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
920
299
503
0
-
0
Stage 1
299
-
-
-
-
-
Stage 2
621
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
301
741
1061
-
-
-
Stage 1
752
-
-
-
-
-
Stage 2
536
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
255
741
1061
-
-
-
Mov Cap-2 Maneuver
255
-
-
-
-
-
Stage 1
638
-
-
-
-
-
Stage 2
536
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
28.3
3.1
0
HCM LOS
D
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
1061
-
255
741
-
-
HCM Lane V/C Ratio
0.152
- 0.644 0.167
-
-
HCM Control Delay (s)
9
-
41.5
10.8
-
-
HCM Lane LOS
A
-
E
B
-
-
HCM 95th %tile Q(veh)
0.5
-
4
0.6
-
-
2: 99th Ave & Driveway A
HCM 6th TWSC
Total 2032 - AM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
5
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
89
111
118
308
352
94
Future Vol, veh/h
89
111
118
308
352
94
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
-
-
-
-
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
97
121
128
335
383
102
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
1025
434
485
0
-
0
Stage 1
434
-
-
-
-
-
Stage 2
591
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
260
622
1078
-
-
-
Stage 1
653
-
-
-
-
-
Stage 2
553
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
222
622
1078
-
-
-
Mov Cap-2 Maneuver
222
-
-
-
-
-
Stage 1
558
-
-
-
-
-
Stage 2
553
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s
21.5
2.4
0
HCM LOS
C
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
1078
-
222
622
-
-
HCM Lane V/C Ratio
0.119
- 0.436 0.194
-
-
HCM Control Delay (s)
8.8
0
33.2
12.2
-
-
HCM Lane LOS
A
A
D
B
-
-
HCM 95th %tile Q(veh)
0.4
-
2
0.7
-
-
3: Desert River Blvd & Driveway B
HCM 6th TWSC
Total 2032 - AM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
3
Movement
EBL
EBT
WBT WBR
SBL
SBR
Lane Configurations
Traffic Vol, veh/h
0
109
171
165
156
0
Future Vol, veh/h
0
109
171
165
156
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
- None
- None
- None
Storage Length
0
-
-
0
0
-
Veh in Median Storage, #
-
0
0
-
0
-
Grade, %
-
0
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
118
186
179
170
0
Major/Minor
Major1
Major2
Minor2
Conflicting Flow All
365
0
-
0
304
186
Stage 1
-
-
-
-
186
-
Stage 2
-
-
-
-
118
-
Critical Hdwy
4.12
-
-
-
6.42
6.22
Critical Hdwy Stg 1
-
-
-
-
5.42
-
Critical Hdwy Stg 2
-
-
-
-
5.42
-
Follow-up Hdwy
2.218
-
-
- 3.518 3.318
Pot Cap-1 Maneuver
1194
-
-
-
688
856
Stage 1
-
-
-
-
846
-
Stage 2
-
-
-
-
907
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
1194
-
-
-
688
856
Mov Cap-2 Maneuver
-
-
-
-
712
-
Stage 1
-
-
-
-
846
-
Stage 2
-
-
-
-
907
-
Approach
EB
WB
SB
HCM Control Delay, s
0
0
11.6
HCM LOS
B
Minor Lane/Major Mvmt
EBL
EBT
WBT WBR SBLn1
Capacity (veh/h)
1194
-
-
-
712
HCM Lane V/C Ratio
-
-
-
- 0.238
HCM Control Delay (s)
0
-
-
-
11.6
HCM Lane LOS
A
-
-
-
B
HCM 95th %tile Q(veh)
0
-
-
-
0.9
1: 99th Ave & Desert River Blvd
HCM 6th TWSC
Total 2032 - PM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
188.9
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
306
231
201
515
485
241
Future Vol, veh/h
306
231
201
515
485
241
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
0
-
-
0
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
333
251
218
560
527
262
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
1523
527
789
0
-
0
Stage 1
527
-
-
-
-
-
Stage 2
996
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
~ 130
551
831
-
-
-
Stage 1
592
-
-
-
-
-
Stage 2
357
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
~ 96
551
831
-
-
-
Mov Cap-2 Maneuver
~ 96
-
-
-
-
-
Stage 1
437
-
-
-
-
-
Stage 2
357
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s$ 692.2
3.1
0
HCM LOS
F
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
831
-
96
551
-
-
HCM Lane V/C Ratio
0.263
- 3.465 0.456
-
-
HCM Control Delay (s)
10.9
-$ 1202
16.9
-
-
HCM Lane LOS
B
-
F
C
-
-
HCM 95th %tile Q(veh)
1.1
-
33.3
2.4
-
-
Notes
~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon
2: 99th Ave & Driveway A
HCM 6th TWSC
Total 2032 - PM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
101.5
Movement
EBL
EBR
NBL
NBT
SBT
SBR
Lane Configurations
Traffic Vol, veh/h
168
210
190
631
516
152
Future Vol, veh/h
168
210
190
631
516
152
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Stop
Stop
Free
Free
Free
Free
RT Channelized
- None
- None
- None
Storage Length
0
0
-
-
-
-
Veh in Median Storage, #
0
-
-
0
0
-
Grade, %
0
-
-
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
183
228
207
686
561
165
Major/Minor
Minor2
Major1
Major2
Conflicting Flow All
1744
644
726
0
-
0
Stage 1
644
-
-
-
-
-
Stage 2
1100
-
-
-
-
-
Critical Hdwy
6.42
6.22
4.12
-
-
-
Critical Hdwy Stg 1
5.42
-
-
-
-
-
Critical Hdwy Stg 2
5.42
-
-
-
-
-
Follow-up Hdwy
3.518 3.318 2.218
-
-
-
Pot Cap-1 Maneuver
~ 95
473
877
-
-
-
Stage 1
523
-
-
-
-
-
Stage 2
319
-
-
-
-
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
~ 59
473
877
-
-
-
Mov Cap-2 Maneuver
~ 59
-
-
-
-
-
Stage 1
324
-
-
-
-
-
Stage 2
319
-
-
-
-
-
Approach
EB
NB
SB
HCM Control Delay, s $ 496
2.4
0
HCM LOS
F
Minor Lane/Major Mvmt
NBL
NBT EBLn1 EBLn2
SBT
SBR
Capacity (veh/h)
877
-
59
473
-
-
HCM Lane V/C Ratio
0.235
- 3.095 0.483
-
-
HCM Control Delay (s)
10.4
0$ 1091.7
19.5
-
-
HCM Lane LOS
B
A
F
C
-
-
HCM 95th %tile Q(veh)
0.9
-
19
2.6
-
-
Notes
~: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon
3: Desert River Blvd & Driveway B
HCM 6th TWSC
Total 2032 - PM
Desert River
Synchro 10 Report
MAH
07/27/2020
Intersection
Int Delay, s/veh
5
Movement
EBL
EBT
WBT WBR
SBL
SBR
Lane Configurations
Traffic Vol, veh/h
0
244
176
266
294
0
Future Vol, veh/h
0
244
176
266
294
0
Conflicting Peds, #/hr
0
0
0
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
- None
- None
- None
Storage Length
0
-
-
0
0
-
Veh in Median Storage, #
-
0
0
-
0
-
Grade, %
-
0
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
2
2
2
2
2
2
Mvmt Flow
0
265
191
289
320
0
Major/Minor
Major1
Major2
Minor2
Conflicting Flow All
480
0
-
0
456
191
Stage 1
-
-
-
-
191
-
Stage 2
-
-
-
-
265
-
Critical Hdwy
4.12
-
-
-
6.42
6.22
Critical Hdwy Stg 1
-
-
-
-
5.42
-
Critical Hdwy Stg 2
-
-
-
-
5.42
-
Follow-up Hdwy
2.218
-
-
- 3.518 3.318
Pot Cap-1 Maneuver
1082
-
-
-
562
851
Stage 1
-
-
-
-
841
-
Stage 2
-
-
-
-
779
-
Platoon blocked, %
-
-
-
Mov Cap-1 Maneuver
1082
-
-
-
562
851
Mov Cap-2 Maneuver
-
-
-
-
625
-
Stage 1
-
-
-
-
841
-
Stage 2
-
-
-
-
779
-
Approach
EB
WB
SB
HCM Control Delay, s
0
0
16.6
HCM LOS
C
Minor Lane/Major Mvmt
EBL
EBT
WBT WBR SBLn1
Capacity (veh/h)
1082
-
-
-
625
HCM Lane V/C Ratio
-
-
-
- 0.511
HCM Control Delay (s)
0
-
-
-
16.6
HCM Lane LOS
A
-
-
-
C
HCM 95th %tile Q(veh)
0
-
-
-
2.9
ATTACHMENT F:
TRAFFIC SIGNAL WARRANT ANALYSES
Figure 2 - 11. Minor-road right-turn volume reduction for warrant check.
INPUT
Approach
Number
Movement
Major
2
Through
A
3
Right
Major
5
Through
B
6
Right
Minor
7
Left
C
8
Through
9
Right
Minor
10
Left
D
11
Through
12
Right
OUTPUT
Value
174
121
796
827
93
0
117
Guidance:
0
Variable
Conflicting major-road volume (Vc9), veh/h:
Conduct warrant check again using adjusted minor
road volume.
Conflicting major-road volume (Vc12), veh/h:
Right-turn volume reduction (Vr9), veh/h:
Right-turn volume reduction (Vr12), veh/h:
Adjusted right-turn volume reduction (Vr9), veh/h:
Adjusted right-turn volume reduction (Vr12), veh/h:
Adjusted minor-road volume, veh/h:
142
242
0
117
0
93
0
0
Right-turn geometry on minor-road:
Volume
205
Number of lanes on major-road approach:
0
100
200
300
400
500
600
700
0
200
400
600
800
1000 1200 1400 1600 1800
Minor-Road Right-Turn
Volume Reduction, veh/h
Conflicting Major-Road Volume, veh/h
Right-turn bay provided.
Shared lane approach.
1
2
3 1
2
3
Lanes on major-
road serving
confl. volume.
2
Right-turn bay provided
PROJECT:
Desert River PAD 2
LOCATION:
Glendale, Arizona
99th Avenue
NB LANES
2
SB LANES
2
EB LANES
2
WB LANES
0
45
45
VOLUME DATA:
2022 BG + Site
DATE OF COUNT:
July 16, 2020
DATE OF STUDY:
July 24, 2020
NONE
STREET TRAFFIC VOLUMES
TIME
NB
SB
EB
WB
1:00 AM
29
26
11
0
2:00 AM
17
16
8
0
3:00 AM
17
15
10
0
4:00 AM
26
24
15
0
5:00 AM
67
60
33
0
6:00 AM
125
115
69
0
7:00 AM
241
225
166
0
8:00 AM
258
237
149
0
9:00 AM
218
201
126
0
10:00 AM
190
173
98
0
11:00 AM
210
194
125
0
12:00 PM
213
197
126
0
1:00 PM
207
190
112
0
2:00 PM
235
216
134
0
3:00 PM
250
231
146
0
4:00 PM
306
283
179
0
5:00 PM
341
315
210
0
6:00 PM
318
293
185
0
7:00 PM
253
232
136
0
8:00 PM
210
193
122
0
9:00 PM
169
155
88
0
10:00 PM
140
129
71
0
11:00 PM
85
76
33
0
12:00 AM
46
42
19
0
TOTAL
4,171
3,838
2,371
0
TRAFFIC SIGNAL WARRANT STUDY
INTERSECTION AND VOLUME DATA
SPEED LIMIT ON MAJOR STREET:
85TH PERCENTILE SPEED ON MAJOR STREET:
NORTH/SOUTH STREET
EAST/WEST STREET
SPECIAL CONDITIONS:
Desert River Boulevard
Desert River PAD 2
99th Avenue and Desert River Boulevard
MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES
TRAFFIC CONTROL SIGNAL WARRANT STUDY SUMMARY
LOCATION:
SPECIAL CONDITIONS:
DATE OF COUNT:
16 July 2020
DATE OF STUDY:
24 July 2020
NORTH/SOUTH STREET:
MAJOR
MULTI-LANE
EAST/WEST STREET:
MINOR
MULTI-LANE
45 mph
45 mph
WARRANT
HOURS MET
REQUIRED
SATISFIED?
6
8
NO
1
8
NO
-
-
Not Applicable
3
8
NO
2
4
NO
-
-
Not Applicable
-
-
Not Applicable
0
8
NO
0
8
NO
0
-
-
0
5
NO
NO
-
NO
-
-
NO
Glendale, Arizona
NONE
99th Avenue
Desert River Boulevard
POSTED SPEED LIMIT ON MAJOR STREET:
85th PERCENTILE SPEED ON MAJOR STREET:
# 7. ENTIRE WARRANT
# 1. EIGHT-HOUR VEHICULAR VOLUME
A. MINIMUM VEHICULAR VOLUME
B. INTERRUPTION OF CONTINUOUS TRAFFIC
COMBINATION OF WARRANTS 1A AND 1B (80% of Values)
COMBINATION OF WARRANTS 1A AND 1B (56% of Values)
# 2. FOUR-HOUR VEHICULAR VOLUME
WITH WARRANT # 1B (Traffic Volumes at 56% of Original Values)
NUMBER OF POTENTIALLY PREVENTABLE CRASHES
The satisfaction of a traffic signal warrant or warrants shall not in itself require the installation of a traffic control signal.
# 7. CRASH EXPERIENCE
WITH WARRANT # 1A (Traffic Volumes at 80% of Original Values)
WITH WARRANT # 1A (Traffic Volumes at 56% of Original Values)
WITH WARRANT # 1B (Traffic Volumes at 80% of Original Values)
TOTAL NUMBER OF CRASHES
HAVE LESS RESTRICTIVE MEANS BEEN ATTEMPTED?
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 1A
Minimum Vehicular Volume
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON NORTH/SOUTH STREET
420
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON EAST/WEST STREET
140
NUMBER OF HOURS SATISFIED:
6
NUMBER OF HOURS SATISFIED BY LESS THAN 10%:
2
NUMBER OF HOURS WITHIN 10% OF BEING SATISFIED:
2
WARRANT CRITERIA:
NOT SATISFIED
The Minimum Vehicular Volume, Condition A, is intended for application where a large volume of intersecting
traffic is the principal reason to consider installing a traffic control signal. The warrant is satisfied when, for
each of any eight hours of an average day, the traffic volumes provided in the MUTCD exist on the major
street and on the higher-volume minor-street approach to the intersection, and the signal installation will not
seriously disrupt progressive traffic flow.
0
100
200
300
400
500
600
700
800
1:00 AM
2:00 AM
3:00 AM
4:00 AM
5:00 AM
6:00 AM
7:00 AM
8:00 AM
9:00 AM
10:00 AM
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
10:00 PM
11:00 PM
12:00 AM
VEHICLES PER HOUR .
2022 BG + Site SUM MAJOR NORTH/SOUTH
2022 BG + Site MAXIMUM MINOR EAST/WEST
REQUIRED SUM MAJOR NORTH/SOUTH
REQUIRED MAXIMUM MINOR EAST/WEST
CRITERIA MET
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 1B
Interruption of Continuous Traffic
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON NORTH/SOUTH STREET
630
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON EAST/WEST STREET
70
NUMBER OF HOURS SATISFIED:
1
NUMBER OF HOURS SATISFIED BY LESS THAN 10%:
1
NUMBER OF HOURS WITHIN 10% OF BEING SATISFIED:
2
WARRANT CRITERIA:
NOT SATISFIED
The Interruption of Continuous Traffic, Condition B, is intended for application where the traffic volume on a major
street is so heavy that traffic on a minor intersecting street suffers excessive delay or conflict in entering or crossing
the major street. The warrant is satisfied when, for each of any eight hours of an average day, the traffic volumes
provided in the MUTCD exist on the major street and on the higher-volume minor-street approach to the intersection,
and the signal installation will not seriously disrupt progressive traffic flow.
0
100
200
300
400
500
600
700
800
1:00 AM
2:00 AM
3:00 AM
4:00 AM
5:00 AM
6:00 AM
7:00 AM
8:00 AM
9:00 AM
10:00 AM
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
10:00 PM
11:00 PM
12:00 AM
VEHICLES PER HOUR .
2022 BG + Site SUM MAJOR NORTH/SOUTH
2022 BG + Site MAXIMUM MINOR EAST/WEST
REQUIRED SUM MAJOR NORTH/SOUTH
REQUIRED MAXIMUM MINOR EAST/WEST
CRITERIA MET
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 1
Combination of Conditions A and B at 56% of Original Values
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON NORTH / SOUTH STREET
336
504
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON EAST / WEST STREET
29.4
39.2
NUMBER OF HOURS SATISFIED:
14
3
WARRANT CRITERIA:
NOT SATISFIED
The major-street and minor-street volumes shall be for the same 8 hours for each condition; however, the 8 hours satisfied on A shall not be
required to be the same 8 hours satisfied in Condition B. The combination of Conditions A and B should be applied only after an adequate trial of
other alternatives that could cause less delay and inconvenience to traffic has failed to solve the traffic problems.
0
100
200
300
400
500
600
700
800
6:00 PM
8:00 PM
10:00 PM
12:00 AM
MAJOR NORTH / SOUTH
MINOR EAST / WEST
MAJOR NORTH / SOUTH
MINOR EAST / WEST
CRITERIA MET
0
100
200
300
400
500
600
700
800
6:00 PM
8:00 PM
10:00 PM
12:00 AM
MAJOR NORTH / SOUTH
MINOR EAST / WEST
MAJOR NORTH / SOUTH
REQUIRED EAST/WEST
CRITERIA MET
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 2
Four-Hour Vehicular Volume
NUMBER OF HOURS SATISFIED:
2
NUMBER OF HOURS SATISFIED BY LESS THAN 10%:
1
NUMBER OF HOURS WITHIN 10% OF BEING SATISFIED:
1
WARRANT CRITERIA:
NOT SATISFIED
The Four Hour Vehicular Volume signal warrant conditions are intended to be applied where the volume of intersecting traffic is the principal
reason to consider installing a traffic control signal. The need for a traffic control signal shall be considered if an engineering study finds that for
each of any 4 hours of an average day, the plotted points representing the vehicles per hour on the major street (total of both approaches) and
the corresponding vehicles per hour on the higher volume minor-street approach (one direction only) all fall above the applicable curve provided
in the MUTCD for the existing combination of approach lanes.
0
50
100
150
200
250
300
0
100
200
300
400
500
600
700
800
900
1,000
1,100
1,200
MINOR STREET - HIGH VOLUME APPROACH - VEHICLES PER HOUR .
MAJOR STREET - TOTAL OF BOTH APPROACHES - VEHICLES PER HOUR
PROJECT:
Desert River PAD 2
LOCATION:
Glendale, Arizona
99th Avenue
NB LANES
2
SB LANES
2
EB LANES
2
WB LANES
0
45
45
VOLUME DATA:
2032 BG + Site
DATE OF COUNT:
July 16, 2020
DATE OF STUDY:
July 24, 2020
NONE
STREET TRAFFIC VOLUMES
TIME
NB
SB
EB
WB
1:00 AM
48
46
16
0
2:00 AM
30
29
11
0
3:00 AM
31
31
14
0
4:00 AM
49
48
20
0
5:00 AM
118
115
47
0
6:00 AM
233
231
100
0
7:00 AM
487
499
241
0
8:00 AM
484
485
214
0
9:00 AM
411
411
181
0
10:00 AM
344
338
140
0
11:00 AM
399
401
179
0
12:00 PM
405
407
182
0
1:00 PM
380
378
160
0
2:00 PM
441
441
194
0
3:00 PM
473
476
209
0
4:00 PM
578
581
257
0
5:00 PM
659
665
303
0
6:00 PM
601
603
267
0
7:00 PM
466
462
197
0
8:00 PM
395
395
173
0
9:00 PM
307
305
127
0
10:00 PM
253
250
103
0
11:00 PM
140
133
47
0
12:00 AM
78
75
27
0
TOTAL
7,810
7,805
3,408
0
TRAFFIC SIGNAL WARRANT STUDY
INTERSECTION AND VOLUME DATA
SPEED LIMIT ON MAJOR STREET:
85TH PERCENTILE SPEED ON MAJOR STREET:
NORTH/SOUTH STREET
EAST/WEST STREET
SPECIAL CONDITIONS:
Desert River Boulevard
Desert River PAD 2
99th Avenue and Desert River Boulevard
MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES
TRAFFIC CONTROL SIGNAL WARRANT STUDY SUMMARY
LOCATION:
SPECIAL CONDITIONS:
DATE OF COUNT:
16 July 2020
DATE OF STUDY:
24 July 2020
NORTH/SOUTH STREET:
MAJOR
MULTI-LANE
EAST/WEST STREET:
MINOR
MULTI-LANE
45 mph
45 mph
WARRANT
HOURS MET
REQUIRED
SATISFIED?
14
8
YES
14
8
YES
-
-
Not Applicable
15
8
YES
13
4
YES
-
-
Not Applicable
-
-
Not Applicable
0
8
NO
0
8
NO
0
-
-
0
5
NO
NO
-
NO
-
-
NO
Glendale, Arizona
NONE
99th Avenue
Desert River Boulevard
POSTED SPEED LIMIT ON MAJOR STREET:
85th PERCENTILE SPEED ON MAJOR STREET:
# 7. ENTIRE WARRANT
# 1. EIGHT-HOUR VEHICULAR VOLUME
A. MINIMUM VEHICULAR VOLUME
B. INTERRUPTION OF CONTINUOUS TRAFFIC
COMBINATION OF WARRANTS 1A AND 1B (80% of Values)
COMBINATION OF WARRANTS 1A AND 1B (56% of Values)
# 2. FOUR-HOUR VEHICULAR VOLUME
WITH WARRANT # 1B (Traffic Volumes at 56% of Original Values)
NUMBER OF POTENTIALLY PREVENTABLE CRASHES
The satisfaction of a traffic signal warrant or warrants shall not in itself require the installation of a traffic control signal.
# 7. CRASH EXPERIENCE
WITH WARRANT # 1A (Traffic Volumes at 80% of Original Values)
WITH WARRANT # 1A (Traffic Volumes at 56% of Original Values)
WITH WARRANT # 1B (Traffic Volumes at 80% of Original Values)
TOTAL NUMBER OF CRASHES
HAVE LESS RESTRICTIVE MEANS BEEN ATTEMPTED?
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 1A
Minimum Vehicular Volume
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON NORTH/SOUTH STREET
420
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON EAST/WEST STREET
140
NUMBER OF HOURS SATISFIED:
14
NUMBER OF HOURS SATISFIED BY LESS THAN 10%:
1
NUMBER OF HOURS WITHIN 10% OF BEING SATISFIED:
1
WARRANT CRITERIA:
SATISFIED
The Minimum Vehicular Volume, Condition A, is intended for application where a large volume of intersecting
traffic is the principal reason to consider installing a traffic control signal. The warrant is satisfied when, for
each of any eight hours of an average day, the traffic volumes provided in the MUTCD exist on the major
street and on the higher-volume minor-street approach to the intersection, and the signal installation will not
seriously disrupt progressive traffic flow.
0
200
400
600
800
1000
1200
1400
1600
1:00 AM
2:00 AM
3:00 AM
4:00 AM
5:00 AM
6:00 AM
7:00 AM
8:00 AM
9:00 AM
10:00 AM
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
10:00 PM
11:00 PM
12:00 AM
VEHICLES PER HOUR .
2032 BG + Site SUM MAJOR NORTH/SOUTH
2032 BG + Site MAXIMUM MINOR EAST/WEST
REQUIRED SUM MAJOR NORTH/SOUTH
REQUIRED MAXIMUM MINOR EAST/WEST
CRITERIA MET
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 1B
Interruption of Continuous Traffic
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON NORTH/SOUTH STREET
630
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON EAST/WEST STREET
70
NUMBER OF HOURS SATISFIED:
14
NUMBER OF HOURS SATISFIED BY LESS THAN 10%:
1
NUMBER OF HOURS WITHIN 10% OF BEING SATISFIED:
1
WARRANT CRITERIA:
SATISFIED
The Interruption of Continuous Traffic, Condition B, is intended for application where the traffic volume on a major
street is so heavy that traffic on a minor intersecting street suffers excessive delay or conflict in entering or crossing
the major street. The warrant is satisfied when, for each of any eight hours of an average day, the traffic volumes
provided in the MUTCD exist on the major street and on the higher-volume minor-street approach to the intersection,
and the signal installation will not seriously disrupt progressive traffic flow.
0
200
400
600
800
1000
1200
1400
1600
1:00 AM
2:00 AM
3:00 AM
4:00 AM
5:00 AM
6:00 AM
7:00 AM
8:00 AM
9:00 AM
10:00 AM
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
6:00 PM
7:00 PM
8:00 PM
9:00 PM
10:00 PM
11:00 PM
12:00 AM
VEHICLES PER HOUR .
2032 BG + Site SUM MAJOR NORTH/SOUTH
2032 BG + Site MAXIMUM MINOR EAST/WEST
REQUIRED SUM MAJOR NORTH/SOUTH
REQUIRED MAXIMUM MINOR EAST/WEST
CRITERIA MET
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 1
Combination of Conditions A and B at 56% of Original Values
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON NORTH / SOUTH STREET
336
504
REQUIRED HOURLY VOLUMES FOR 8 HOURS ON EAST / WEST STREET
29.4
39.2
NUMBER OF HOURS SATISFIED:
17
15
WARRANT CRITERIA:
SATISFIED
The major-street and minor-street volumes shall be for the same 8 hours for each condition; however, the 8 hours satisfied on A shall not be
required to be the same 8 hours satisfied in Condition B. The combination of Conditions A and B should be applied only after an adequate trial of
other alternatives that could cause less delay and inconvenience to traffic has failed to solve the traffic problems.
0
200
400
600
800
1000
1200
1400
1600
6:00 PM
8:00 PM
10:00 PM
12:00 AM
MAJOR NORTH / SOUTH
MINOR EAST / WEST
MAJOR NORTH / SOUTH
MINOR EAST / WEST
CRITERIA MET
0
200
400
600
800
1000
1200
1400
1600
6:00 PM
8:00 PM
10:00 PM
12:00 AM
MAJOR NORTH / SOUTH
MINOR EAST / WEST
MAJOR NORTH / SOUTH
REQUIRED EAST/WEST
CRITERIA MET
Desert River PAD 2
99th Avenue and Desert River Boulevard
M. U. T. C. D. WARRANT # 2
Four-Hour Vehicular Volume
NUMBER OF HOURS SATISFIED:
13
NUMBER OF HOURS SATISFIED BY LESS THAN 10%:
0
NUMBER OF HOURS WITHIN 10% OF BEING SATISFIED:
1
WARRANT CRITERIA:
SATISFIED
The Four Hour Vehicular Volume signal warrant conditions are intended to be applied where the volume of intersecting traffic is the principal
reason to consider installing a traffic control signal. The need for a traffic control signal shall be considered if an engineering study finds that for
each of any 4 hours of an average day, the plotted points representing the vehicles per hour on the major street (total of both approaches) and
the corresponding vehicles per hour on the higher volume minor-street approach (one direction only) all fall above the applicable curve provided
in the MUTCD for the existing combination of approach lanes.
0
50
100
150
200
250
300
350
0
100
200
300
400
500
600
700
800
900
1,000
1,100
1,200
MINOR STREET - HIGH VOLUME APPROACH - VEHICLES PER HOUR .
MAJOR STREET - TOTAL OF BOTH APPROACHES - VEHICLES PER HOUR
ATTACHMENT G:
COMMENT RESOLUTION
Y2K Engineering
5/13/2020
Chris Williams
7/26/2020
Initial
Final
1
COG
Page 1
T.Abbo
Does this mean that there will no additional access
requests from properties that front 99th Avenue?
A
A
C. Williams
At this time, not direct access is
proposed to 99th Avenue.
2
COG
Page 5 Table 1
T.Abbo
Based on the number of studies in this category, the
equation (not the average rate) should have been used
A
A
C. Williams
Agree. The revised analysis
used the equation.
3
COG
Page 5 Table 1
T.Abbo
Willing to accept this (15% internal capture rate) as it is
reasonable.
D
D
C. Williams
4
COG
Page 2 Table 1
T.Abbo
These 2 lines are identical ‐ not sure why you couldn't
combine them
A
A
C. Williams
Revised table as requested.
5
COG
Page 5
T.Abbo
The question that I hope is answered in the report will be
if this will trigger signalization?
A
A
C. Williams
Warrant analysis has been
added to this TIS.
6
COG
Page 6 Figure 4
T.Abbo
What analysis have you used to come up with this? I am
will to go with 55% and 45% but the but not sure it is a
high as 60% ‐ 40%
A
A
C. Williams
Trip distribution revised to:
50%/50% N/S split.
7
COG
Page 6 Figure 4
T.Abbo
Show percentage you are expecting at driveways A, 1 and
B
A
A
C. Williams
Further analysis added to
include 2022 and 2032 trip
assignments.
8
COG
Page 6 Figure 5
T.Abbo
Numbers are hard to read.
A
A
C. Williams
Numbers size has been scaled
up.
9
COG
Page 7 ‐
Paragraph 3
T.Abbo
Which are?
D
D
C. Williams
This text was taken directly
from the City's guidelines.
10
COG
Page 7
T.Abbo
Staff width is 40'. Why were they limited to 45'?
A
A
C. Williams
Text modified to 40 or 45 feet.
11
COG
Page 7
T.Abbo
Unless there is a turn lane because the decel lane is 160'
and the taper is another 150' (even though I would
accept 90')
A
A
C. Williams
Text added explaining potential
increase based on right turn
lanes.
12
COG
Page 7
T.Abbo
Not even a un‐signalized intersection capacity analysis?
A
A
C. Williams
The City requested a traffic
impact statement and
therefore no LOS analysis was
completed in the initial
submittal. A preliminary LOS
analysis has been added.
13
COG
Page 8
T.Abbo
Isn't there one in place today?
A
A
C. Williams
Yes. This has been clarified.
14
COG
Page 8
T.Abbo
We follow the Maricopa County‐ what you wrote is a
general rule of thumb.
A
A
C. Williams
Text regarding MCDOT
guidelines added.
15
COG
Page 8
T.Abbo
Isn't there one already today?
A
A
C. Williams
Yes. This has been clarified.
16
COG
Page 9
T.Abbo
See comment on the previous page?
A
A
C. Williams
Will comply
Disposition
Date
Project Location
Agency
Reviewed By
Prepared by
Date of Report
Responses by
6/29/2020
Tony Abbo
City of Glendale
NEC of 99th Ave & Desert River Blvd
B = CONSULTANT / DESIGNER /
APPLICANT TO EVALUATE
COMMENT RESPONSES
1st Submittal
Project:
Desert River PAD 2
Response / Comment
C = AGENCY TO EVALUATE
D = REVIEW TEAM RECOMMENDS NO FURTHER ACTION
A = WILL COMPLY
Date of Responses
No
Agency
Item* / Dgn /
Sht / Pg. #
Comment
By
Comment
Comment
Addressed By
Comment Responses
Page 1 of 2
Initial
Final
Disposition
Response / Comment
No
Agency
Item* / Dgn /
Sht / Pg. #
Comment
By
Comment
Comment
Addressed By
17
COG
Page 9
T.Abbo
Based on the report, I would not tell when this will
happen and if add build out there is even a need for the
signal.
A
A
C. Williams
Traffic signal warrant analysis
added.
18
COG
Page 9
T.Abbo
Are there any safety issues at the intersection of 99th
and desert River Road that will kick warrant 7 into the
need for the signal?
A
A
C. Williams
No. No crashese were
recoreded within the project
area in the past 3 years
Comment Responses
Page 2 of 2