Planning Commission Staff Report

PLANNING COMMISSION REPORT
CASE:
HOPEWELL REZONING APPLICATION LOCATED AT
THE SWC OF NORTHERN AVENUE & REEMS ROAD
CASE #:
ZON21-16
MEETING DATE:
10/07/2021
FROM:
Edward Vigil, Senior Planning Project Manager , Planning,
EVigil@glendaleaz.com, 623-930-3071
SUBJECT
HOPEWELL REZONING APPLICATION ZON21-16:  A request by Shaine T. Alleman,
Tiffany & Bosco, P.A., to rezone approximately 103.78 acres from RR-45 (Rural
Residential) to PAD (Planned Area Development) to allow a variety of mixed
commercial and industrial uses.  The site is located at the southwest corner of Northern
Avenue and Reems Road, and is in the Yucca District.  Staff Contact:  Edward Vigil,
Senior Planning Project Manager, (623) 930-3071, evigil@glendaleaz.com
REQUEST
Rezone approximately 104 acres from RR-45 to PAD.
APPLICANT/OWNER
Tiffany & Bosco, P.A. / Henry & Patricia A. Conklin.
REQUIRED ACTION
The Planning Commission must conduct a public hearing and determine if this request
is in the best long-term interest of the neighborhood and consistent with the General
Plan. 
SUMMARY
The applicant is requesting to construct an industrial development. The development
will include 5 industrial warehouse buildings with cross dock access areas tailored to
allow semi-trucks to access the property for loading and unloading various types of
inventory for distribution. 
At the September 2, 2021, Planning Commission Public Hearing:
The Planning Commission requested additional information for the drainage
requirements, feedback on the proposed building height from Luke Air Force Base, and
the Traffic Study. The Commission voted unanimously to continue the public hearing to
the October 7, 2021, Planning Commission Public Hearing. One resident voiced
concerns regarding trucks traveling along Alsup Avenue. 
BACKGROUND INFORMATION

General Plan Designation:
The property land use designation is LCLU (Luke Compatible Land Use Area).
 
Zoning: RR-45
 
Property Location and Size:
The property is located on the southwest corner of Northern Avenue and Reems Road
and is approximately 104 acres in size.
 
Adjacent Zoning and Land Uses:
North - Single Family Residential/PAD & Maricopa County RU-43
South - Single Family Residential/Maricopa County RU-43
East - Industrial/ PAD (The Cubes at Glendale)
West - Single Family Residential/Maricopa County RU-43
 
History:
The property has been used as agricultural farmland within Maricopa County and
zoned RU-43. This property is currently in the process of Annexation (AN-228) into the
City of Glendale.
 
Project Details:
The subject property consists of approximately 104 acres located on the southwest
corner of Northern Avenue and Reems Road and will be developed by Hopewell
Development. The property is currently within the jurisdiction of Maricopa County and is
zoned Rural-43.  Hopewell intends to annex the property and rezone to Planned Area
Development (PAD) to allow for industrial uses compatible with the City’s M-1, M-2,
and C-3 (Light Industrial, Heavy Industrial, and Heavy Commercial) zoning districts.
The approval of this application will allow for an industrial/manufacturing and
warehouse distribution development that proposes to include 5 industrial warehouse
buildings with cross dock access areas tailored to allow semi-trucks to access the
property for loading and unloading various types of inventory for distribution. Once
specific users are identified, a Design Review application will be submitted to the City
for review.
 
The property will be accessed from Northern Avenue, Reems Road, and Alsup Avenue
with all access and circulation adhering to the City of Glendale’s Transportation
Departments rules and regulations. There are current irrigation easements and
property owned by Adaman Water Company on the north and east property
boundaries. Hopewell is currently working with Adaman Water Company and the City
to facilitate proper access to the property. The Loop 303 and Northern Avenue onramp
is approximately 1 mile from the northwest corner of the property. Therefore, traffic will
not have to traverse the residential neighborhoods to access the property.
CITIZEN PARTICIPATION TO DATE:
Applicant’s Citizen Participation Process:
On July 13, 2021, the applicant mailed notification letters to adjacent property owners
and interested parties regarding a virtual neighborhood meeting that was held on July
27, 2021. Approximately 8 residents participated in the neighborhood meeting with
concerns regarding the project, sound, lighting, traffic, road improvements, buffering
and landscaping, the existing irrigation lines, and current annexations within the City. 
Overall, the residents were supportive of the project. The applicant’s Citizen

Participation Final Report dated August 9, 2021, is attached.
Planning Commission Notice of Public Hearing:
A Notice of Public Hearing was published in The Glendale Star on August 12, 2021. 
Notification postcards of the public hearing were mailed to adjacent property owners
and interested parties on August 13, 2021. The property was posted on August 16,
2021.
STAFF FINDINGS AND ANALYSIS
Required Finding of Planning Commission:
Section 5.913 of the Zoning Ordinance requires the following finding to be met prior to
approval of a PAD (Planned Area Development) district:
The Planning Commission shall find that the PAD application is consistent with the
purpose of the district. The Commission evaluation shall include land use mixture, land
use categories, land use intensities, and the proposed development standards.  
Purpose:
 
Section 5.901 of the Zoning Ordinance states that the purpose of the PAD (Planned
Area Development) district is to:
 
A.        Encourage creative and effective use of land and circulation systems to
accommodate changes in land development technologies.
 
B.        Encourage residential development to provide a mixture of housing types and
designs.
 
C.        Encourage innovative development or redevelopment concepts for all land use
types to provide a greater variety and intensity of uses.
 
D.        Provide a process which relates the urban design and scale of project to the
unique characteristics of the site.
 
E.         Require the nature and intensity of development to be supported by adequate
utilities, transportation, drainage, and common open spaces to serve the development
and to minimize impact on existing or future adjacent development.
 
F.         Encourage development that is consistent with the policies and the guidelines
established in any specific plan and the General Plan.
Findings: 
The rezoning is consistent with the policies and objectives of the City’s Zoning
Ordinance.
The rezoning is consistent with the General Plan designation of Luke Compatible
Land Use Area.
Contributes to the balancing of new jobs in relation to housing.
There are adequate transportation and infrastructure access.
Overall furthers the public health, safety and general welfare of the citizens of
Glendale.

Analysis: 
Transportation, Land Development Engineering, as well as other City
departments have reviewed the proposal to assure adequate utilities, drainage,
and transportation migrations were considered to serve the development and to
minimize the impact on existing or future adjacent development.
The developer will have to make the necessary dedications and improvements to
Northern Avenue, Reems Road, Alsup Avenue, and Orangewood Avenue, as
required by The City of Glendale Traffic Engineer and Land Development
Engineer. 
The property is within the Luke Compatible Land Use Area. It is located
approximately 1,900 feet northwest of Luke Air Force Base. The property falls
within the 65 LDN and 70 LDN noise contours of Luke Air Force Base. 
RECOMMENDATION
Should the Commission choose to move forward with a recommendation for approval,
staff suggests the following stipulations:
  
Development shall be in conformance with the Hopewell PAD development
narrative dated July 21, 2021. The Conceptual Site Plan and Conceptual Open
Space Plan included with the PAD Application may be modified to accommodate
the users on the Property but shall be in conformance with required development
standards and regulations outlined in the PAD development narrative dated July
21, 2021. 
1.
The developer shall provide half-street right of way dedication of 55 feet for
Northern Avenue (65' within 250' of the Reems Road intersection) with
improvements to include, but not limited to, roadway widening, curb, gutter,
detached sidewalk, drainage, street lighting, signing, pavement markings, and
landscaping.
2.
The developer shall provide half-street right of way dedication of 55 feet for
Reems Road with improvements to include but not limited to, roadway widening,
curb, gutter, detached sidewalk, drainage, street lighting, signing, pavement
markings, and landscaping.
3.
The developer shall place overhead power lines located on the frontages of Alsup
Avenue and Northern Avenue underground.
4.
All proposed access points on Reems Road shall align with the planned access
points to the proposed Cubes at Glendale development as per the information
available to the City on August 20, 2021.
5.
All truck access points on Reems Road and Northern Avenue shall include a right
turn deceleration lane.
6.
A right turn lane shall be required on eastbound Northern Avenue in advance of
the Reems Road intersection.
7.
The applicant/developer shall coordinate with Maricopa County regarding the
roadway requirements for Alsup Avenue as well as the access requirements
(width, location, number, type, etc.) onto Alsup Avenue.
8.
Adaman Irrigation has land rights in the future right-of-way of both Northern
Avenue and Reems Road. The developer will be required to work with Adaman
Irrigation to relocate facilities and the associated land rights in order to complete
the required roadway improvements and make the associated right-of-way
dedications.
9.

The developer shall provide half-street right of way dedication of 40-feet for
Orangewood Avenue with improvements to include, but not limited to, 24-feet of
paving, curb, gutter, detached sidewalk, drainage, street lighting, signing,
pavement markings, and landscaping.
10.
The developer shall provide onsite retention for the 100-year, 2-hour storm event
for the site and adjacent roadways. 
11.
PROPOSED MOTION
Move to recommend approval of ZON21-16 subject to the stipulations contained in the
staff report. 
Attachments
PAD Narrative 
Citizen Participation Final Report 
Prop 207 Waiver 
Zoning Map 
Aerial Photograph 
Letter from Luke AFB 
LDN Map 
MCDOT Approval 
TIA 
Presentation