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Annexation Application
SWC Northern Avenue & Reems Road
City of Glendale
Service Request # SR-21-001
May 7, 2021
Applicant/Representative:
Shaine Alleman
2525 E. Camelback Road
Phoenix, AZ 85016
Table of Contents
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
2
Table of Contents
I.
Project Profile
3
II.
Introduction
4
III.
Property Description
6
IV.
Annexation Request
8
V.
Infrastructure and Property Services
9
a. Water and Sewer Services
9
b. Right-of-Way Improvements
9
c. Public safety Services
9
VI.
Conclusion
10
Table of Exhibits
Exhibit A – Regional Context Aerial Map
Exhibit B – Context Aerial Map
Exhibit C – City of Glendale Zoning Map
Exhibit D – City of Glendale General Plan Map
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
3
I.
PROJECT PROFILE
Project Name
Hopewell-Northern & Reems
Property Owner
Henry & Patricia A. Conklin
Adaman Water Company
Assessor Parcel Numbers
APN 501-49-014C
501-49-003 (portion)
Project Location
Southwest corner of Northern Ave. and
Reems Rd.
Annexation Area
111.15 Acres (Gross)
General Plan
Luke Compatible Land Use Area
Current Zoning
Rural-43 (Maricopa County)
Development Team
Legal Counsel
Tiffany & Bosco, P.A.
Shaine T. Alleman
2525 East Camelback Road, 7th Floor
Phoenix, Arizona 85016
Architecture
Deutsch Architecture Group
Randy Hilleboe
4600 E. Indian School Road
Phoenix, Arizona 85018
Landscape Architecture
G.K. Flanagan Associates
4626 N. 44th Street
Phoenix, Arizona 85018
Traffic Engineering
Southwest Traffic Engineering, LLC
Andrew Smigielski, PE, PTOE, PTP
3838 N. Central Avenue, Suite 1810
Phoenix, Arizona 85012
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
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II.
INTRODUCTION
The purpose of this submittal is for an Annexation Application request. The subject
properties are currently owned by Henry & Patricia A. Conklin and by Adaman Water
Company and are proposed to be developed by Hopewell Development (“Hopewell”).
The subject property consists of approximately 111.15 acres generally located on the
southwest corner of Northern Avenue and Reems Road, and consists of Maricopa
County Assessor’s Office APN 501-49-014C and a portion of APN 501-49-003 (the
“Property”). (Please see Exhibit A – Regional Aerial Context Map and Exhibit B – Aerial
Context Map)
The Property is currently within the jurisdiction of Maricopa County and is zoned Rural-
43 (See Exhibit C – City of Glendale Zoning Map). The Property is also identified with the
City of Glendale (the “City”) General Plan land use designation of “Luke Compatible Land
Use Area” (See Exhibit D – City of Glendale General Plan Map). Hopewell intends to
annex the Property from Maricopa County into the City of Glendale. Hopewell is also
submitted a concurrent PAD Rezoning Application for industrial uses on the Property as
proposed in the Hopewell-Northern & Reems PAD Application (the “PAD”).
Multiple properties near and surrounding the Property have recently been annexed into
the City and the City has a stated goal of further annexing properties near and adjacent
to the “Loop 303 Corridor” to increase the City’s economic activity and encourage
development. Additionally, the surrounding area’s proximity to the Loop 303 makes it an
ideal location for industrial uses.
The approval of this Annexation Application will allow for the PAD to be approved in the
City and provide a successful industrial/manufacturing and warehouse/distribution
development. This request, along with the PAD, is consistent with the Property’s
underlying General Plan designation of “Luke Compatible Land Use Area.”
Hopewell has more than 23 years of experience in the real estate sector in North
America. This also includes planning for and developing many projects within the
Phoenix Valley. Commitment to teamwork and innovation has led Hopewell to become
one of North America's leading industrial developers. Hopewell manages every aspect
of the development phase in a collaborative approach with its clients and is a fully
integrated company that ensures that all aspects of the development are aligned,
including planning, engineering, entitlement approvals, construction management,
along with the successful leasing of the project.
Hopewell has a proven track record and unparalleled experience in all aspects of
commercial and industrial real estate development with an in-house team of industry
professionals. Hopewell is aware of the City’s goals for the surrounding area of the
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
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Property and the City’s desire to promote uses that will bring development and
economic vitality to the City.
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
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III. PROPERTY DESCRIPTION
The Property proposed for annexation is approximately 111.15 acres and is located on
the southwest corner of Northern Avenue and Reems Road. The properties are currently
owned by Henry & Patricia A. Conklin and by Adaman Water Company. The properties
located to the north and the east of the Property have been annexed into the City while
the adjacent parcels to the west and the south are still within the jurisdiction of
Maricopa County.
The Property has been undeveloped and used for agricultural purposes for many years.
However, due to the newly expanded Loop 303 Freeway, the area has become a prime
location for industrial developments. The City has seen a drastic increase in annexation
and rezoning requests throughout the surrounding area and various industrial uses have
recently been developed. These recent industrial developments have experienced
tremendous success and have helped redevelop an under-utilized portion of the
Phoenix Valley. Additionally, this proposed development will complement future
development and will encourage future investment in the area.
The City’s General Plan designates the Property as a “Luke Compatible Land Use Area.”
This land use type is further regulated by Arizona Revised Statutes, Chapter 25, Article 7,
which severely limits the allowed uses on the Property based on its proximity to Luke Air
Force Base. These measures are aimed at protecting the airport from land use
encroachments that may be affected by the crash zones and noise contours of Luke Air
Force Base. As such, the current noise contours that are part of the Property prohibit
residential and other types of land uses and are more conducive to the proposed
industrial uses. As such, the proposed industrial uses comply with the Luke AFB’s
restrictions and the City’s General Plan.
Relationship to Surrounding Properties
The parcels surrounding the Property are zoned with a mixture of industrial, commercial,
and residential uses. The Property is a large undeveloped parcel bounded by Northern
Avenue to the north, Reems Road to the east, and a mixture of vacant and residential
properties to the south and the west. Generally speaking, the Property is predominantly
surrounded by vacant and undeveloped property, which have been annexed into the
City for either residential or industrial purposes. The following table summarizes the
surrounding land use context.
Direction
Description
G.P. Land Use
Zoning
North
Golf course and vacant
undeveloped land
Public Facility; Luke Compatible
Land Use; and Regional Mixed
Use
A-1 and PAD
East
Generally vacant
Luke Compatible Land Use
Maricopa
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
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undeveloped land
County: RU-43
South
Single-family Residences
Luke Compatible Land Use
Maricopa
County: RU-43
West
Single-family Residences
Regional Mixed Use
Maricopa
County: RU-43
Topography
There are no significant topographical or natural features of the property. The Property
has been historical used for agricultural purposes.
Current Circulation
Access to the Property is unencumbered and simplistic in nature because Northern
Avenue offers ample access due to its connectivity to the newly developed Loop 303
Freeway. The Property will be accessed off of Northern Avenue, Reems Road, and Alsup
Road with all access and circulation adhering to the City of Glendale’s Transportation
Department’s rules and regulations. There are current irrigation easements and property
owned by Adaman Water Company on the north and east Property boundaries.
Hopewell will work with Adaman Water Company and the City to facilitate proper access
to the Property.
The Loop 303 and Northern Avenue onramp is approximately one mile from the
Property’s northwest corner. Therefore, traffic will not have to traverse the residential
neighborhoods to access the Property because the distance between the Property and
the Loop 303 Freeway onramps is minuscule. The Property’s proposed use will not be
detrimental to the surrounding area as semi-trucks and large vehicles regularly utilize
Northern Avenue. Subsequently, due to the adequate circulation to and from the
Property, the proposed use will be minimally intrusive to the surrounding area.
Summary
Based on the current Property conditions and location, the proposed annexation and
proposed development is appropriate for the location and character of the general area.
Vacant undeveloped property is located throughout the surrounding area and the
Property’s proximity to the newly developed Loop 303 justifies the proposed industrial
rezone. Approval of this Annexation, and the concurrent PAD, will permit a use which
will be beneficial to the area and the City’s economic output in general.
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
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IV. ANNEXATION REQUEST
The proposed annexation area is approximately 151.15 acres, which currently is used for
agricultural purposes. There are no dwelling units located on the Property.
As shown on the provide Annexation Legal Description and Map, the annexation area
consists of the following areas:
APN 501-49-014C, Owned by Henry and Patricia Conklin
APN 501-49-003 (portion), Owned by Adaman Water Company
Adjacent W. Northern Avenue right of way, Glendale jurisdiction
Adjacent N. Reems Road right of way, Glendale jurisdiction
There are current irrigation easements on the north and east Property boundaries and
Hopewell is working with Adaman Water Company and the City to facilitate proper
access to the Property.
Currently the Property is zoned Rural-43 (1 du/ac) (“RU-43”) within the unincorporated
Maricopa County. When annexed into the City of Goodyear, the Property will receive the
equivalent zoning of the current RU-43 Residential zoning. However, as mentioned
herein, Hopewell is requesting a concurrent PAD rezoning, which will be applied to the
Property upon annexation.
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
9
V.
INFRASTRUCTURE and PROPERTY SERVICES
a. Water and Sewer Services
The Property is currently part of a Pre-Annexation Agreement and Utility Contribution
Agreement that provides requirements related to future utilities on the Property.
Hopewell will work with Glendale, the private utility companies, and others, as needed,
to ensure that water and sewer services are provided to the Property.
Precise locations for water and sewer connections and networks for any developments
on the Property shall be determined at the required Design Review and Site Plan phase.
All infrastructure related to water and sewer services will be completed as they relate to
the specific phase that will be developed and will be explicitly determined during the
Site Plan phase.
b. Right-of-Way Improvements
The developer of the Property will construct the required adjacent half-street
improvements, as required, for all adjacent roadways that are accessed by the Property,
including Northern Avenue, Reems Road, and Alsup Road. This will include curb, gutter,
sidewalk, and landscaping, as required by the City. Alsup Road is currently under the
jurisdiction of Maricopa County and Hopewell is working Maricopa County on these
required improvements.
c. Public Safety Services
Fire services will be provided by the City of Glendale Fire Department. The nearest fire
station to the Property is Fire Station #158, located at 6261 N. 83rd Avenue.
Police service will be provided by the Glendale Police Department. The nearest police
station to the Property is the Gateway Police Station located at 6261 N. 83rd Avenue.
HOPEWELL DEVELOPMENT
Northern & Reems
Annexation Application
10
VI. CONCLUSION
The proposed Annexation Application will allow for the Northern & Reems PAD to
provide a quality industrial development with employment and economic opportunities
for the City. The Applicant is aware of the great economic and development
opportunities that exist here and that are recognized by the City of Glendale. Hopewell
intends to work in partnership with the City to ensure that its goals and policies are met.
Hopewell is confident that the proposed Annexation and PAD zoning will provide the
foundation for moving forward with a quality development at this location. The
development will complement the surrounding existing uses and the anticipation of
future complementing uses.
The proposed Annexation and PAD Rezoning is consistent with many of the goals and
policies of the City of Glendale’s General Plan and demonstrates that the development
will follow standards and guidelines provided herein, which will continue the tradition of
quality development in the City of Glendale. Hopewell looks forward to continuing to
work in partnership with the City to bring a development that the City will be proud of
for years to come.
Exhibit A - Regional Context Aerial Map
SWC Northern Avenue & Reems Road
SUBJECT
PROPERTY
APN: 501-49-014C
Acres: 103.7
Exhibit B - Context Aerial Map
SWC Northern Avenue & Reems Road
12th Street
14th Street
APN: 501-49-014C
Acres: 103.7
SUBJECT
PROPERTY
Exhibit C - City of Glendale Zoning Map
SWC Northern Avenue & Reems Road
Rheems
Road PAD
SUBJECT
PROPERTY
Wolf
Crossing PAD
303 Cotton
PAD
PAD
R-43
(County)
R-43
(County)
R-43
(County)
R-43
(County)
Luke Air
Force Base
IND-2
(County)
C-2
(County)
R1-6
(County)
A-1
Exhibit D - City of Glendale General Plan Map
SWC Northern Avenue & Reems Road
Regional
Mixed Use
Luke Compatible
Land Use Area
Public
Facilities
SUBJECT
PROPERTY
Public
Facilities