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March 1, 2023
Z2022178
Page 1 of 3
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
March 1, 2023
Case #/Title:
Z2022178 – 101 & Northern Ave
Supervisor District:
4
Applicant/Owner:
Bill Lally - Tiffany & Bosco, P.A. / Happy Valley II LLC
Request:
Zone Change from Rural-43 to C-2 CUPD
Site Location:
Generally located 400’ east of SEC of Northern Ave. & the
Loop 101 Freeway in the Glendale area
Site Size:
Approx. 3.36 gross acres
County Island Status:
Yes (City of Glendale)
Additional
Comments:
The applicant is seeking a zone change with Overlay from
Rural-43 to C-2 CUPD to facilitate future commercial
development. No Plan of Development has been submitted
at this time. The applicant is specifically seeking to vary
development standards to permit a maximum billboard
height of 48 ft. and a maximum sign face area of 672 sq. ft.
for a static billboard located further than 300 ft from an
existing freeway. The subject site is within the City of
Glendale’s Municipal Planning Area and is designated
Corporate Commerce Center in the City of Glendale’s Land
Use Plan.
The request is consistent with the City of
Glendale’s land use designation and is a more appropriated
zoning district for the site as the surrounding area has been
recently developing with several high intensity uses. The
current rural residential zoning district is not suited for the site
as it is within the proximity of a casino/entertainment
complex, Desert Diamond Casino, which serves as a major
entertainment node for the area. There are no outstanding
concerns from reviewing county agencies, interested parties,
and adjacent property owners for this request.
Commission
Recommendation:
On 1/26/23, the Commission voted 6-0 to recommend
approval of Z2022178 subject to conditions ‘a’ – ‘i’:
March 1, 2023
Z2022178
Page 2 of 3
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “101 & Northern: Zoning Exhibit “, consisting of 1 full-size sheet, dated
December 7, 2022, and stamped received December 9, 2022, except as modified
by the following conditions. Staff may determine slight refinements to remain in
substantial conformance with the approved site plan. Minor and major
amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “101 & Northern”, consisting of 9 pages, dated December 7, 2022,
and stamped received December 9, 2022, except as modified by the following
conditions.
c.
The following C-2 CUPD standards shall apply:
1.
Off-Site Billboard Height: 48 ft.
2.
Off-Site Billboard Sign Face Area: 672 sq. ft. per sign face
d.
The following Planning Engineering conditions shall apply:
1.
Without the submittal of a precise plan of development, no
development approval is inferred by this review, including, but not
limited to number of proposed building lots/units, drainage design,
access and roadway alignments. These items will be addressed as
development plans progress and submitted to the County for further
review and/or entitlement.
2.
A traffic impact study must be submitted with future (non-billboard)
entitlement (POD) application(s) Maricopa County Planning &
Development.
3.
Northern Avenue is within the jurisdiction of the City of Peoria. The City
of Glendale maintains a strip annexation across the site’s frontage as
well. The applicant will be responsible for coordinating with both cities
to review any traffic impact, right-of-way dedication, permitting or
roadway improvement requirements for this and future entitlements.
4.
Engineering review of re-zone cases is conceptual in nature. All
development and engineering design shall be in conformance with
Section 1205 of the Maricopa County Zoning Ordinance; Drainage
Policies and Standards; Floodplain Regulations for Maricopa County;
MCDOT Roadway Design Manual; and current engineering policies,
standards and best practices at the time of application for construction.
e.
Prior to a precise plan of development approval for the development of a
commercial use requiring utilities, not including billboards uses, the applicant shall
provide the Maricopa County Planning and Development Department with an
executed pre-annexation service agreement with the City of Glendale that
identifies the detail for when the proposed project will be annexed and/or the
provision of water and sewer service. In lieu of a pre-annexation service
agreement, the developer must provide a ‘will serve’ letter from the certificated
March 1, 2023
Z2022178
Page 3 of 3
water and sewer provider, unless otherwise approved by Maricopa County
Environmental Services Department.
f.
Administrative approval of a Plan of Development will be required prior to
approval and issuance of construction permits to develop and establish use of the
site. Prior to issuance of a building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has
been designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the subject site. Prior to
issuance of the certificate of occupancy, local fire protection jurisdiction review
and approval will be required.
g.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
h.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
i.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Paola Jaramillo, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
1/26/23 P&Z Packet (22 pages)
Note:
1/26/23 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
Z2022178
Page 1 of 8
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
Z2022178 – 101 & Northern Ave.
Hearing Date:
January 26, 2023
Supervisor District:
4
Applicant:
Bill Lally, Tiffany & Bosco, P.A.
Owner:
Happy Valley II LLC
Request:
Zone Change from Rural-43 to C-2 CUPD
Site Location:
Generally located 400’ east of the SEC of Northern Ave. & the Loop
101 Freeway in the Glendale area.
Site Size:
Approx. 3.36 acres
Density:
N/A
County Island:
Yes, City of Glendale
County Plan:
Rural Development Area (0-1 d.u./ac)
Municipal Plan:
City of Glendale General Plan – Corporate Commerce Center
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
Z2022178
Page 2 of 8
Project Summary:
1.
Tiffany & Bosco, P.A. is requesting a zone change with overlay from Rural-43 to C-2 CUPD.
The subject property is located in the City of Glendale area approximately 400’ east of
the SEC of Northern Ave. and the Loop 101 and adjacent to the City of Peoria Planning
area to the north. The site is designated Rural Development Area outside of any County
Area Plan and Corporate Commerce Center in the City of Glendale General Plan. The
area of the site is approximately 3.36 acres and primary access to this site comes from
Northern Ave.
Exhibit 1 – Aerial Map
2.
There is no plan of development (POD) with this zone change request. The POD will be
processed separately once development of the site is finalized. The applicant has
proposed the CUPD to deviate standards for a static billboard within the C-2 zoning
district.
3.
The subject property is currently developed as single-family residence that has been in
existence since the 1970’s per the Maricopa County Historical Aerials. The site has no
permitting or other known history in the past ten years leading up to the current case. Per
the submitted project narrative, the applicant is seeking a zone change to
accommodate future commercial uses that are more in line with the existing uses
surrounding the site. The applicant has stated in the narrative that there are no
immediate plans for development on the site, except to establish a static billboard to
allow businesses in the west valley to advertise to ongoing traffic traveling east and west
on Northern Ave.
Z2022178
Page 3 of 8
Exhibit 2 – Rural 43 Zoning District and Surrounding Districts
4.
The development standards and use regulations for the base C-2 zoning district and the
proposed CUPD are contrasted below:
Regulation
Base Zoning District
Regulations (C-2)
Proposed Zoning Regulations
(C-2 CUPD)
Height
40’
40’
Min. Front Yard
10’
10’
Min. Side Yard
10’
10’
Min. Rear yard
25’
25’
Min. Lot Area
6,000 sq ft
6,000 sq ft
Min. Lot Width
60’
60’
Max. Lot Coverage
60%
60%
Parking
Chapter 11, Section 1102 of
MCZO
Chapter 11, Section 1102 of
MCZO
Screening/Buffering
6’ solid masonry wall adjacent
to or abutting any rural or
residential zoning boundary
6’ solid masonry wall adjacent
to or abutting any rural or
residential zoning boundary
Landscaping
5’ landscaping strip required
along road frontages
5’ landscaping strip required
along road frontages
Sight Visibility Triangles
Required. Driveways and
Parking not permitted within
SVTs
Required. Driveways and
Parking not permitted within
SVTs
Billboard Height
(MCZO 1403.3.1.F.1.a)
Max. 30’
Max. 48’
Billboard Sign Face
Area
(MCZO1403.3.1.F.1.b)
300 sq ft
672 sq ft
5.
The applicant is requesting to vary the development standards for the maximum
billboard height of 48 ft. in height and a sign face area of 672 sq. ft. for a static billboard
being proposed on the northwest corner of the subject property.
Z2022178
Page 4 of 8
Exhibit 3 – Conceptual Location of Billboard
Existing On-Site and Adjacent Zoning / Land Use:
6.
On-site:
Rural 43 / Single-Family Home
North:
City of Glendale then City of Peoria / Northern Avenue then
Commercial
South:
Indian Trust Land / Casino/Entertainment Complex
East:
Rural-43 and Indian Trust Land/ Single-Family Residence and Casino
Entertainment Complex
West:
Rural-43 / Agriculture Use
Utilities and Services:
7.
Water:
City of Glendale
Wastewater:
Septic System
School District:
Peoria Unified School District
Fire:
City of Glendale
Police:
MCSO
Right-of-Way:
Z2022178
Page 5 of 8
8.
The following includes existing right-of-way and notes the roadway is within the City of
Peoria Jurisdiction with a strip of annexation maintained by the City of Glendale.
Street Name
Half-width
Existing
R/W
Half-width
Proposed R/W
Future Classification
Existing Jurisdiction
Northern Avenue
55’
N/A
Parkway
City of Peoria
Adopted Plan:
9.
Envision Glendale General Plan (adopted 2016): The City of Glendale General Plan
designates the subject parcel as Corporate Commerce Center which accommodates
mixed-use employment centers with complimentary community and specialty retail,
hotels, restaurants, major medical facilities, entertainment and destination uses.
Public Participation Summary:
10.
The applicant complied with Maricopa County Citizen Review Process, with the required
posting of the site and notification by first class mail to adjacent property owners within
300’ of the subject parcel and interested parties. The applicant submitted a Citizen
Participation Results Report. According to the report, the applicant has not received any
comments.
11.
Neither the City of Glendale nor the City of Peoria commented on the proposal and staff
received no opposition to the request.
12.
Tohono O-odham Nation did not comment on the proposal.
Outstanding Concerns from Reviewing Agencies:
13.
N/A.
Staff Analysis:
14.
The subject parcel is within the City of Glendale’s Municipal Planning Area. The City of
Glendale’s land use plan identifies the subject parcels as Corporate Commerce Center
(CCC). The City of Glendale identifies CCC as mixed-use employment centers that offer
complimentary community and specialty retail, hotels, restaurants, major medical
facilities, entertainment and destination uses serving the region. The City of Glendale
desires a land use mix of 15% residential, 55% office, and 30% commercial (retail). The
proposed C-2 CUPD zoning would facilitate some, but probably not all, of the uses
desired by the City of Glendale. However, without input from Glendale staff cannot be
certain.
15.
Approximately 97.5 acres adjacent on southeast of the subject site is the Desert Diamond
Casino. The casino is developed on Indian Trust Land for the Tohono O-odham Nation.
Indian Trust Land is not subject to Maricopa County planning, zoning, or construction
permitting. The Desert Diamond Casino serves as a major entertainment node within the
area surrounding the subject site. Staff believes the proposed C-2 zoning district is an
appropriated zoning district for the subject site, as the current rural residential zoning
district is not suited within the proximity of the casino/entertainment complex.
Z2022178
Page 6 of 8
16.
North of the subject parcel, adjacent to Northern Ave., is the City of Peoria’s Municipal
Planning Area. The City of Peoria designates the northern parcels as Mixed-Use
Neighborhood Village Center which is intended for a wide range of commercial, office,
employment, and compatible residential uses integrated into a single development. The
northern parcels are currently developed with low and high intensity retail uses, known
as Peoria Crossings. The proposed C-2 CUPD zoning would be compatible with the
surrounding land uses to the north of the site.
17.
Northern Avenue is within the jurisdiction of the City of Peoria, but the City of Glendale
maintains a strip annexation across the frontage of the subject parcel. The right-of-way
is classified as Parkway, by both the City of Glendale and the City of Peoria which they
both identify as a major connectivity between communities to move high volumes of
traffic. Northern Avenue is more suitable for C-2 CUPD zoning than Rural-43 due to the
high trafficked right-of-way that is designated as the access point to the subject site.
18.
Staff does recognize that the general area surrounding the subject site has recently been
developing with several higher intensity uses. These uses include high density residential
and neighborhood commercial. However, these properties are all within the City of
Glendale and the City of Peoria, not in unincorporated Maricopa County. While the
subject site may be ready for a higher intensity use staff is of the opinion that annexation
and development in Glendale is the preferred alternative. This is highlighted in the Vision
2030 Comprehensive Plan Policy “Urban Solutions for Urban Development.”
19.
The applicant has indicated that the subject site currently is served by the City of
Glendale for water and an onsite septic system is place for wastewater. While this may
be appropriate for the current residential uses on the site most of the uses allowed under
the proposed zoning would require connections to water and sewer utilities that is
determined acceptable for the development of a commercial use that requires public
utilities.
20.
Staff is supportive of the proposed zone change with overlay, with the recommended
conditions, due to the general compatibility that C-2 commercial would have with the
surrounding land uses.
Recommendation:
21.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve Z2022178 subject to the following conditions ‘a’ – ‘i’.
a.
Development of the site shall be in substantial conformance with the Zoning Exhibit
entitled “101 & Northern: Zoning Exhibit “, consisting of 1 full-size sheet, dated
December 7, 2022, and stamped received December 9, 2022, except as modified
by the following conditions. Staff may determine slight refinements to remain in
substantial conformance with the approved site plan. Minor and major
amendments to the site plan will be determined in accordance with Chapter 3 of
the Maricopa County Zoning Ordinance.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “101 & Northern”, consisting of 9 pages, dated December 7, 2022,
Z2022178
Page 7 of 8
and stamped received December 9, 2022, except as modified by the following
conditions.
c.
The following C-2 CUPD standards shall apply:
1.
Off-Site Billboard Height: 48 ft.
2.
Off-Site Billboard Sign Face Area: 672 sq. ft. per sign face
d.
The following Planning Engineering conditions shall apply:
1. Without the submittal of a precise plan of development, no development
approval is inferred by this review, including, but not limited to number of
proposed building lots/units, drainage design, access and roadway
alignments. These items will be addressed as development plans progress
and submitted to the County for further review and/or entitlement.
2. A traffic impact study must be submitted with future (non-billboard)
entitlement
(POD)
application(s)
Maricopa
County
Planning
&
Development.
3. Northern Avenue is within the jurisdiction of the City of Peoria. The City of
Glendale maintains a strip annexation across the site’s frontage as well. The
applicant will be responsible for coordinating with both cities to review any
traffic impact, right-of-way dedication, permitting or roadway improvement
requirements for this and future entitlements.
4. Engineering review of re-zone cases is conceptual in nature. All development
and engineering design shall be in conformance with Section 1205 of the
Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design
Manual; and current engineering policies, standards and best practices at
the time of application for construction.
e.
Prior to a precise plan of development approval for the development of a
commercial use requiring utilities, not including billboards uses, the applicant shall
provide the Maricopa County Planning and Development Department with an
executed pre-annexation service agreement with the City of Glendale that
identifies the detail for when the proposed project will be annexed and/or the
provision of water and sewer service. In lieu of a pre-annexation service
agreement, the developer must provide a ‘will serve’ letter from the certificated
water and sewer provider, unless otherwise approved by Maricopa County
Environmental Services Department.
f.
Administrative approval of a Plan of Development will be required prior to
approval and issuance of construction permits to develop and establish use of the
site. Prior to issuance of a building permit, written confirmation will be required from
the emergency fire protection jurisdiction having authority that the facility has
been designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the subject site. Prior to
Z2022178
Page 8 of 8
issuance of the certificate of occupancy, local fire protection jurisdiction review
and approval will be required.
g.
Noncompliance with any Maricopa County Regulation shall be grounds for
initiating a revocation of this Zone Change as set forth in the Maricopa County
Zoning Ordinance.
h.
The property owner/s and their successors waive claim for diminution in value if
the County takes action to rescind approval due to noncompliance with
conditions.
i.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the Zone Change. The Zone
Change enhances the value of the property above its value as of the date the
Zone Change is granted and reverting to the prior zoning results in the same value
of the property as if the Zone Change had never been granted.
Presented by:
Paola Jaramillo, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Zoning Exhibits (reduced 8.5”x11”, 1 page)
Narrative Report (9 pages)
Engineering comments (2 pages)
MCESD comments (1 page)
MARICOPA COUNTY
/
Maricopa County Planning & Development - Phoenix, AZ
4
Gross Acres: 4 approx.
Generated January 17, 2023 14:40 PM
Z2022178
Application Name:
Legal Description
101 & Northern
Applicant
Case Address
T02N R01E 4,
BILL LALLY for TIFFANY & BOSCO, P.A.
9433 W NORTHERN Ave
Applicant Phone/Email
Parcel Primary:142-56-001D
602.255.6000
WEL@TBLAW.COM
GLENDALE AZ 85305
Map scale 1:1,087
Supervisor District No.
ZONE CHANGE FROM RU-43 TO C-2 CUPD
5.3585 in
101 & Northern: Zoning Exhibit
Case #Z2022178
Submittal Date: 12/7/2022
Adjacent Parcels
1. APN 142-56-002B
Property Owner: Rudolph
Johnson Family
Trust/Unified Credit Trust
Zoning: RU-43
Land Use:
Vacant/Agriculture
2. APN 142-56-001G
Property Owner: LM &
Sons V LLC
Zoning: RU-43
Land Use: Single-Family
Residence
3. APN 142-56-018K
Property Owner: USA Trust
FBO Tohono O’odham
Nation
Zoning: RU-43
Land Use: Casino
Notes
All C-2 standards will be
satisfied with future site
development.
Development of the site is
subject to a Plan of
Development (POD) per
MCZO Article 804.9.6.
Site Summary Details
Request: Zone Change with
Overlay from RU-43 to C-2
CUPD
APN: 142-56-001D
Size: 3.36 acres
Existing Land Use: Single-
Family Residence
Utilities
Water: City of Glendale
Wastewater: Septic
CUPD Table
Regulation
C-2 Base Zoning
Standards
Proposed C-2 CUPD
Standards
Billboard Height
Maximum 30’
48’
Billboard Sign Face Area
(for each sign face)
Maximum 300 sq. ft.
672 sq. ft.
101 & Northern
Narrative Report
Zone Change with Overlay Request
APN: 142-56-001D
Address: 9433 W. Northern Avenue, Glendale
General Location: East of southeast corner of Northern Avenue & Loop 101
Case # Z2022178
1st Submittal Date: 9/27/2022
2nd Submittal Date: 12/7/2022
Vicinity Map
Page | 2
101 & Northern – 9433 W. Northern Ave., Glendale
Purpose of Request
This proposal is to rezone the subject property (APN 142-56-001D), the “Property” from
RU-43 to C-2 CUPD, for the entire 3.36 acres. The parcel is located approximately 400’
east of the Loop 101 (off-ramp) on the south side of Northern Avenue in the Glendale and
Peoria area. The requested change to C-2 CUPD would allow for a variety of commercial
land uses within an area that has other commercial uses in existence and ideal access to
Northern Avenue and the Loop 101 freeway (See Exhibit A: Existing Zoning and
Exhibit B: Proposed Zoning).
Description of Proposal
The Property currently an uninhabited single-family home and related accessory structure
that has been in existence since at least the mid-1970’s. The property is in a prime
location to attract commercial businesses to support the nearby and future residential
communities and subdivisions within the County, City of Glendale, and City of Peoria. The
Loop 101 corridor and immediate access to Northern Avenue warrants a perfect spot for
attracting a market for commercial uses. In contrast, the Property is not suitable to
develop as currently zoned for rural purposes due to these same location details. Access
to the site is via Northern Avenue, where there is a four lane road and limits for a left turn
out of the Property as there is a median located in the middle of the Northern Avenue
right-of-way.
Any future commercial development will be in compliance with the Maricopa County
Zoning Ordinance (MCZO) C-2 zoning district standards and regulations per Section 804.
Operational details including number of employees, hours of operation, and other
information will be discussed when the POD is submitted in the future.
The applicant is not proposing a digital freeway sign at this location since it is too far away
from the main travel lanes to meet the 300’ requirement at approximately 630’ from the
Loop 101 freeway. The requested standards for the arterial billboard would allow full
visibility to both east and westbound traffic on Northern Avenue. A new billboard at this
location will allow local businesses of the west valley to advertise to viewers.
Commercial Unit Plan of Development (CUPD)
The Commercial Unit Plan of Development (CUPD) Overlay is proposed to deviate the
MCZO standards for a static billboard to be developed at 48’ in height where a maximum
30’ in height is permitted per Maricopa County Zoning Ordinance Article 1403.3.1.F.1.a
and 672 sq. ft. in sign area (14’ x 48’) where a maximum 300 sq. ft. is permitted per MCZO
Article 1403.3.1.F.1.b. The billboard would be double sided, v-shaped, illuminated (non-
digital), and facing east/west to be viewed from Northern Avenue – to be located at the
northwest corner of the Property (See Exhibit C: Approximate Location of Proposed
Billboard). This location is further away from the adjacent property to the east to exceed
min. 150’ from a residential use as required by the MCZO.
Page | 3
101 & Northern – 9433 W. Northern Ave., Glendale
The proposed CUPD billboard standards compared with MCZO standards are detailed
within the table below:
CUPD Table
Regulation
C-2 Base Zoning
Standards
Proposed C-2 CUPD
Standards
Billboard Height
Maximum 30’
48’
Billboard Sign Face Area
(for each sign face)
Maximum 300 sq. ft.
672 sq. ft.
Relationship to Surrounding Properties
Contiguous property to the south and a portion to the east is zoned RU-43 and is the
location of the Desert Diamond Casino. The other RU-43 zoned property to the east has
an existing single-family residence with a possible commercial business given the pallet
storage shown on the aerials. North of the property across Northern Avenue is the Peoria
Crossings outdoor shopping mall with retail and commercial big box stores. The site to
the west across the 95th Avenue alignment is vacant/agricultural land adjacent to the Loop
101 and also zoned RU-43 (See Exhibit D: Context Map).
North: Northern Avenue then zoned C-2 (City of Peoria) – Peoria Crossings commercial
outdoor shopping mall.
South: Zoned RU-43 – Desert Diamond Casino
East: Zoned RU-43 – Desert Diamond Casino and single-family residence with possible
commercial operation.
West: RU-43 – Vacant/agriculture then Loop 101.
As described within the “Description of Proposal”, to allow for an illuminated billboard
(non-digital), the sign will be located a minimum of 150’ from any rural zoning district that
has a residential use (namely property to the east) per MCZO Article 1403.3.1.B.2. The
nearest known billboards are located to the east of the Property at the southeast corner
of Northern Avenue and 91st Avenue, which are well over the minimum 1,000’ separation
distance requirement from the proposed billboard as per MCZO Article 1403.3.1.A.1.b.
Page | 4
101 & Northern – 9433 W. Northern Ave., Glendale
Location, Accessibility, and Circulation
As previously described, the site will be accessed from Northern Avenue to the north of
the site. Engineering/MCDOT preliminary review has mentioned that Northern Avenue is
maintained by the City of Peoria and the City of Glendale has a strip annexation along
this stretch of the arterial as well. The applicant/owner will work with both jurisdictions to
determine access once the POD is submitted in the future. It should be noted that the
Loop 101 has on and off ramp access just west of the site on Northern Avenue.
Public Utilities and Services
Water – City of Glendale
Wastewater – Septic System
Community Facilities
School District: Peoria Unified School District
Closest Park: Sycamore Grove Park in City of Glendale (approximately 1 mile from
subject site)
Development Schedule
Plan of Development (POD) for development of the property will be applied subsequent
to obtaining commercial zoning entitlement approval.
Zoning Compliance with Future Land Use Designation
City of Glendale defines the future land use designation of the subject site within their
2040 General Plan as “Corporate Commerce Center”. The plan describes this land use
category to include mixed‐use employment centers with complimentary community and
specialty retail, hotels, restaurants, major medical facilities, entertainment and destination
uses serving the region.
The proposed commercial zoning fits within the City’s future land use designation and will
complement the surrounding area that has existing commercial uses. Desert Diamond
Casino to the south provides dining, bars and other entertainment. While, Peoria Crossing
across Northern Avenue to the north has retail stores, additional restaurants, and other
supporting businesses.
Adding to this commercial corridor will offer additional benefits for the many residential
subdivisions and multi-family housing in the area by providing accessible options and
increasing mixed use employment opportunities for the developing community.
Page | 5
101 & Northern – 9433 W. Northern Ave., Glendale
Conclusion
The requested rezone to C-2 CUPD is justified as the adjacent casino, commercial zoning
and strip mall across Northern Avenue, and proximity to the Loop 101 make the Property
an ideal location for commercial land uses. Given this location, the Property is not suitable
for rural or large scale residential development. The anticipated billboard location at the
northwest corner instead of the northeast is also less intrusive to the adjacent residence
to the east. The proposed rezoning of the Property to intermediate commercial will allow
for an assortment of like commercial uses in the area to further support the growing
community. We look forward to continuing to work with Maricopa County on this project,
please let us know if there are any additional questions.
Page | 6
101 & Northern – 9433 W. Northern Ave., Glendale
Exhibit A: Existing Zoning
Page | 7
101 & Northern – 9433 W. Northern Ave., Glendale
Exhibit B: Proposed Zoning
Page | 8
101 & Northern – 9433 W. Northern Ave., Glendale
Exhibit C: Approximate Location of Proposed Billboard
Page | 9
101 & Northern – 9433 W. Northern Ave., Glendale
Exhibit D: Context Map
Robert Fedorka, P.E.
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
Email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Engineering Plan Review
Date:
October 18, 2022
Memo To: Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Paola Jaramillo Quintero, Planner, Planning & Development Services
From:
Bob Fedorka, P.E., Engineering Supervisor, Planning & Development
Services
cc:
Michael Norris, P.E., Engineering Manager, Planning & Development
Subject:
Z2022178 - Zone Change (to C-2 CUPD)
(E1 Memo)
Job Site Address: 9433 W. Northern Avenue, Glendale
APN(s):
142-56-001D
This application is to specify zoning for future development and does not include a
Plan of Development.
PND Engineering Plan Review (DPR, FCD and PND Transportation) has reviewed the
1st submittal of the Zone Change application routed for review on October 13, 2022,
and has no objections subject to the following conditions:
1. Without the submittal of a precise plan of development, no development approval
is inferred by this review, including, but not limited to number of proposed
building lots/units, drainage design, access and roadway alignments. These items
will be addressed as development plans progress and are submitted to the County
for further review and/or entitlement.
2. A traffic impact study must be submitted with future (non-billboard) entitlement
(POD) application(s) Maricopa County Planning & Development.
3. Northern Avenue is within the jurisdiction of the City of Peoria. The City of
Glendale maintains a strip annexation across the site’s frontage as well. The
applicant will be responsible for coordinating with both cities to review any traffic
impact,
right-of-way
dedication,
permitting
or
roadway
improvement
requirements for this and future entitlements.
4. Engineering review of re-zone cases is conceptual in nature. All development and
engineering design shall be in conformance with Section 1205 of the Maricopa
County Zoning Ordinance; Drainage Policies and Standards; Floodplain
Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
Please contact me if you have any questions or require any additional information.
Subdivision Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 372-2907
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services
Department
Water & Waste Management
DATE:
October 14, 2022
TO :
Paola Jaramillo, Planning & Development Dept.
Planner
FROM:
Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT:
Zone Change request 101 and Northern Ave. Z2022178
The Maricopa County Environmental Services Department (MCESD) has received
documentation for the Z2022178 APN # 142-56-001D. This proposal is to rezone the
subject property from RU-43 to C-2 CUPD, for the entire 3.36 acres. Water service and
sewer service provider is not disclosed. MCESD has concerns, ATC for water and sewer
must be obtained prior to construction permit approval. If the property is on septic
system, then NOID (minor plan review) application is required for the zone change
request.
Based on the above, MCESD raise no concern for this project to the Planning &
Development Department in Accela Automation on October 14, 2022.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of application.