Outside Presentation (Added on 10/26/21)

Hopewell Development
Southwest Corner of Northern Avenue & Reems Road
Glendale City Council Hearing
Annexation Application # AN-228
Rezoning Application # ZON21-16
October 26, 2021

Hopewell Development
SWC of Northern Avenue & Reems Road
Meet Hopewell Development
• 25+ year experience in real estate development, construction, and management in
North America, including many projects in the Phoenix Valley.
• Hopewell is one of North America's leading industrial developers. Integrates a
collaborative approach to ensure all development aspects are aligned for success.
• We are aware of the City’s goals for the surrounding area to promote uses that will
bring development and economic vitality to the City.
• PAD Rezoning proposal provides a best in class industrial development to support the
economic activity in the City and the surrounding area.

Regional Context Aerial Map
SWC of Northern Avenue & Reems Road
SUBJECT 
PROPERTY
APN: 501-49-014C
Acres: 103.7
303 
FWY
303 
FWY
Reems Rd
Luke Air 
Force Base
Alsup Ave

City of Glendale General Plan Map
SWC of Northern Avenue & Reems Road
Regional 
Mixed Use
Luke Compatible 
Land Use Area
Public 
Facilities
(Luke AFB)
SUBJECT 
PROPERTY
Public 
Facilities
(Golf Course)
This General Plan “designation is applied to lands
surrounding Luke AFB that are delineated by the 1988
Air Installation Compatible Use Zone (AICUZ) 65 Ldn
noise contour.
The General Plan recognizes and
supports the state legislation related to the continued,
viable operations of military installations. Permitted
uses shall follow the Arizona land use compatibility
requirements and Arizona Revised Statute 28‐8481.”

Luke Air Force Base – Noise Contour Map
SWC of Northern Avenue & Reems Road
Luke AFB
SUBJECT 
PROPERTY
65 dB
70 dB
75 dB
80 dB
Luke AFB – Compatible Land Uses (65 dB)
• Industrial
• Manufacturing
• Wholesale Distribution
• Vehicle Parking
• Utilities
• Commercial Retail/Office
• Indoor Recreation
Uses Not Allowed
• Residential
• Schools
• Medical Facilities
• Public Assembly
• Outdoor Recreation (Gathering)

City of Glendale Zoning Map
SWC of Northern Avenue & Reems Road
SUBJECT 
PROPERTY
Wolf Crossing 
PAD
(Industrial 
Development)
303 Cotton
PAD
(Industrial)
PAD
(Industrial)
R-43
(County)
R-43
(County)
Luke Air 
Force Base
R1-6
(County)
A-1
5
Bickman
Industrial
Tohono 
O’odham
Wildlife 
Zoo
Rheems
Road PAD
(The Cubes 
Industrial)
IND-2
(County)
C-2
(County)
Crow 303
(future)
Reems Rd
Alsup Ave
Northern Ave
Glendale Ave
Northern Parkway
Loop 303 Freeway

Conceptual Site Plan
SWC of Northern Avenue & Reems Road
Conceptual Site Plan Details
•
Proposed Zoning: PAD 
(based on C-3, M-1, and 
M-2 zoning)
•
PAD allows variety of 
industrial/mfg. uses and 
allows for warehouse-
distribution uses with 
cross dock access for 
inventory distribution.
•
Certain noxious and 
undesirable uses are 
prohibited.
•
Phase I consists of approx. 
37 acres on southern 
portion consisting of 2 
buildings.
•
Phase II consists of 3 
buildings on northern and 
western portion.
•
Vegetation buffering will 
be provided on property 
boundaries. 
Reems Rd
Alsup Ave

Conceptual Site Plan
SWC of Northern Avenue & Reems Road
Reems Rd
Alsup Ave
Conceptual Site Plan Details
•
Proposed Zoning: PAD 
(based on C-3, M-1, and 
M-2 zoning)
•
PAD allows variety of 
industrial/mfg. uses and 
allows for warehouse-
distribution uses with 
cross dock access for 
inventory distribution.
•
Certain noxious and 
undesirable uses are 
prohibited.
•
Phase I consists of approx. 
37 acres on southern 
portion consisting of 2 
buildings.
•
Phase II consists of 3 
buildings on northern and 
western portion.
•
Vegetation buffering will 
be provided on property 
boundaries.

Conceptual Site Plan – Northwest Portion Detail
SWC of Northern Avenue & Reems Road
Site Plan Application Details
•
Screen wall increased 
from required 6’ to 8’ 
wall. 
•
Building Setback from 
north and south 
Property line increased 
from required 60’ to 
212’.
•
Alsup Avenue – 3rd row 
of parking removed to 
increase landscape 
buffering.
•
Alsup Avenue –
Landscape buffer 
increased from required 
15’ to 73’ buffer.
•
Landscaping will be 
provided throughout to 
promote buffering 
adjacent to Property 
boundaries.

PAD Application
SWC of Northern Avenue & Reems Road
Traffic; Alsup Avenue – MCDOT/City Comments
• MCDOT provided letter dated 9/11/21 regarding Alsup Avenue:
“MCDOT agrees with allowing the 3 driveway accesses to Alsup Avenue for Building 5
and does not have issues with semi-trucks or employee traffic accessing Alsup
Avenue (subject to conditions)…”
• City staff report & Letter from Tony Abbo (City Traffic Engineer) states:
•
“There are adequate transportation and infrastructure access.”
•
“items relating to the number of access points, location of the access points and
type of access have already been reviewed with the developer and we agree with
the information that has been provided…”
• Hopewell’s Traffic Engineer provided information regarding access
points and traffic counts not being detrimental. At full build-out Alsup
Avenue will maintain Level of Service (LOS) “A”.

PAD Application
SWC of Northern Avenue & Reems Road
Traffic; Alsup Avenue – MCDOT/City Comments (Cont.)
• PAD Stipulations have been added to address Alsup Avenue:
•
Stipulation #12: Alsup Ave. driveways shall adhere to MCDOT requirements.
•
Stipulation #13: 3 driveways are regulated for type of traffic.
•
Stipulation #14: Left turn lanes for southbound traffic on Alsup Ave. shall be
installed to reduce traffic impacts. MCDOT to review/approve the ultimate design.
•
Stipulation #15: Truck traffic on Alsup Ave. shall be limited to left turn in and right
turn out only.
•
Stipulation #16: Developer shall work with MCDOT to restrict truck traffic from
traveling south on Alsup Ave.

PAD Application
SWC of Northern Avenue & Reems Road
Traffic; Alsup Avenue – MCDOT/City Comments (Cont.)
• PAD Stipulations cover other traffic considerations:
•
Stipulation #2: Northern Ave. – 55’-65’ ROW dedication and improvements
•
Stipulation #3: Reems Rd. – 55’ ROW dedication and improvements
•
Stipulation #5: Reems Rd. access points to align with The Cubes access points
•
Stipulation #6: Reems Rd. and Northern Ave. truck access point to include right
turn deceleration lanes
•
Stipulation #7: Right turn land required on eastbound Northern Ave. in advance of
the Reems Rd. intersection
•
Stipulation #8: Developer required to coordinate with MCDOT on Alsup Ave. on
access requirements (width, location, number, type, etc.)

PAD Application
SWC of Northern Avenue & Reems Road
SUMMARY
• PAD Request is consistent with:
• Policies and Objective of Glendale General Plan;
• PAD Rezoning Application Findings;
• All other Glendale Ordinance and Plan Documents
• Applicant has worked extensively with LAFB, MCDOT, and City
Departments to ensure development proposal meets all requirements.
• Applicant has made significant concessions to address access, traffic
concerns, and buffering adjacent to neighboring residential.
• Staff support and Applicant agrees with all Stipulations

Hopewell Development
Southwest Corner of Northern Avenue & Reems Road
Glendale City Council Hearing
Annexation Application # AN-228
Rezoning Application # ZON21-16
October 26, 2021

Conceptual Site Plan
SWC of Northern Avenue & Reems Road
12
Reems Rd
Alsup Ave

PAD Application
SWC of Northern Avenue & Reems Road
Luke AFB Review
• Additional discussions with Luke AFB found it has no issues with the
proposed use.
• Luke AFB provided letter dated 9/13/21 that states, in part:
“Subject to the results of an FAA Obstruction Analysis Evaluation
(FAA Form 7460-1 – Type 1A Survey), this request, as described in
the narrative, will not negatively impact the flying operations at
Luke AFB…”
• During the future Site Plan Application, Developer is required to
undertake FAA Form 7460-1–Type 1A Survey to approve ultimate
height.

Context Aerial Map
SWC of Northern Avenue & Reems Road
APN: 501-49-014C
Acres: 103.7
SUBJECT 
PROPERTY

Conceptual Elevation
SWC of Northern Avenue & Reems Road
Architectural Elements include:
•
Smooth concreted panels with vertical and
horizontal reveals
•
Vertical ribbed formlined concrete tilt panel
•
Spandrel glazing
•
Clerestory windows
•
Steel canopies
•
Varied vegetation
•
Masonry planters