Design Review.
Glendale City Code § 35.6.212
in effect35.6.212 - Design Review.
A. Purpose. Within the City of Glendale, Design Review is comprised of two (2) administrative processes intended to promote high quality development that is compatible with its surroundings and is safe for both motorists and pedestrians, while also ensuring that all necessary public utilities and services are provided in an efficient and attractive manner.
B. Applicability. Design Review is required for non-residential or multi-family residential development, or any single-family residential development comprised of five (5) or more lots if any one (1) of the following requirements is met:
1. Any new development or construction.
2. Any change in occupancy as classified by the City of Glendale Approved Building and Fire Codes.
3. Any expansion of an existing site or building.
4. Any exterior remodeling or improvement of an existing use that alters at least twenty percent (20%) of the exterior building elevations.
5. Any exterior remodeling or improvement valued at fifty percent (50%) or more of the value of the existing improvements on the site.
6. New or reinstated occupancy of any non-residential building or site which has been vacant for one (1) year or more.
7. Any amendment to an approved concept review plan.
C. Design Review, Waiver. Design Review Waiver requests are generally routine in nature and are often performed 'over-the-counter' depending on staff capacity. Such requests are intended to document minor changes to a site or building and are not subject to reviews by other City departments.
1. Requests meeting the following criteria shall be available for design review waiver:
a. External building modifications to existing non-residential and multi-family residential buildings, including:
i. Change of color(s)
ii. Change of building materials or façade treatment.
iii. Change of roofing materials.
iv. Addition of doors or windows. This specifically excludes the elimination of doors or windows since such a change would require Building Safety review.
v. Modifications to an improved site, including, but not limited to:
(a) Parking reconfiguration that does not change on-site circulation.
(b) Landscape revision that does not reduce required landscaping below minimum requirement.
(c) Modifications to permanent site signage structure color, materials, or orientation. This specifically excludes modifications to sign panels or content; such modifications shall comply with Section 35.4.300 Signage.
b. Other requests as determined by the Development Services Director or designee, provided such request does not warrant review beyond the Development Services Department.
D. Design Review, Minor. The Minor Design Review process is an administrative process. The intent of the Minor Design Review process is to ensure the alignment of a proposed development or significant modification with all applicable codes and ordinances.
1. Requests meeting the following criteria shall be subject to Minor Design Review:
a. New construction or site development, typically of less than ten (10) acres and comprised of fewer than five (5) buildings.
b. Any exterior remodeling or improvement valued at less than fifty percent (50%) of the value of the existing improvements on the site.
c. New or reinstated occupancy of any non-residential building or site which has been vacant for less than one (1) year.
d. Modifications to a developed site that result in pedestrian or vehicular circulation changes.
e. Building or site improvements that do not require review beyond the Development Services Department.
E. Design Review, Major. Major Design Review requests are more complex and generally more impactful to the community due to factors such as high trip generation and types of trips, taller or more expansive elevations, and operational characteristics that could affect the quality of life for surrounding property owners.
1. Applications meeting the Minor Design Review criteria and the following additional criteria shall be subject to Major Design Review.
a. New construction or site development meeting any of the following:
i. Greater than ten (10) acres, or
ii. Comprised of five (5) or more buildings, or
iii. An aggregate building area of one hundred thousand (100,000) square feet or more, or
iv. Building height of forty (40) feet or greater when adjacent to existing single-family residential use.
b. Any exterior remodeling or improvement of an existing use that alters at least twenty percent (20%) of the exterior building elevations.
c. Any exterior remodeling or improvement valued at fifty percent (50%) or more of the value of the existing improvements on the site.
d. New or reinstated occupancy of any non-residential building or site which has been vacant for one (1) year or more.
e. Any amendment to an approved concept review plan.
f. Any building or site modification defined as a Minor Design Review that requires additional City department or external agency review.
g. Other potentially high-impact proposals as determined by the Development Services Director or designee.
2. The Development Services Director or designee may waive Major Design Review if it is determined that such review will not further the intended purpose of this section.
F. Submittal Requirements
1. A Design Review application shall contain the items listed below. The following list may be modified on a case-by-case basis for Minor or Standard Design Review.
a. Completed application form and fee.
b. A fully-dimensioned and annotated site plan.
c. Fully-dimensioned and annotated building elevations (all building elevations).
d. A conceptual landscape and walls plan.
e. Preliminary grading and drainage plan.
f. Materials and colors exhibit board, photos and images only (no materials samples).
g. Proposed signage location and thematic elements.
2. The technical information to be included with these items along with the appropriate number of copies of each is described in the application guidelines provided by the Development Services Department.
3. Additional information may be required depending on the scale and scope of the project.
G. Review and Approval. As applicable based on the Design Review type, the Development Services Director or designee in association with other city departments as applicable shall make the following findings in their evaluation of a project:
1. The proposed development complies with the provisions of this ordinance and all applicable ordinances, master plans, and standards of the City of Glendale.
2. The proposed development promotes a functional relationship of structures to one another, to open spaces, and to topography both on the site and in the surrounding neighborhood.
3. The height, location, materials, color, texture, area, setbacks, and mass, as well as parts of any structure (buildings, walls, signs, lighting, etc.) and landscaping, is appropriate to the development, the neighborhood, and the community.
4. Ingress, egress, on-site parking and circulation, loading and service areas, and pedestrian ways, are so designed to promote safety and convenience.
5. The architectural character of the proposed structures is complementary with other buildings and predominant features within the area and of an architectural character desired for the City; avoiding excessive variety or monotonous repetition.
6. All mechanical equipment, appurtenances and utility lines are concealed from view and integral to the building and site design.
H. Denial and Appeal Procedure
1. If the Development Services Director or designee, finds that the proposed project has not properly addressed one (1) of the review criteria listed in Section 35.6.212(G) of this article, and adequate resolution of the issue(s) cannot be ensured by the applicant, the Development Services Director or designee, shall deny the Design Review Application and state the reasons for the denial in a letter to the applicant.
2. The applicant may appeal the Development Services Director or designee decision to the Planning Commission if that appeal is made in writing to the Development Services Director or designee within fifteen (15) days of the decision. The appeal letter shall describe the unresolved issues and describe what design solutions are proposed by the applicant. The applicant shall be notified of the date of the Planning Commission meeting to consider the appeal, a minimum of fifteen (15) days prior to the public meeting.
I. Period of Approval. Design review approval shall be valid for a period of one (1) year from the date of approval and shall become invalid if a building permit has not been issued in that time. Up to an additional one (1) year may be granted by the Development Services Director or designee upon written request by the applicant. The Development Services Director or designee shall grant the extension only upon a finding that special circumstances prevented the applicant from obtaining a building permit, and that no changes in City ordinances have occurred which would significantly alter the previous design review approval.
Source: City of Glendale, Arizona, City Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/az/glendale/codes/code_of_ordinances?nodeId=PTIICOOR_CH35UNDECO_ART6ADPR_35.6.200GEPR_35.6.212DEREFetched: 11/1/2026