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Annexation Project Narrative
For
Organics LOOP 303
Proposed Industrial Project
SWC Bethany Home and Sarival Roads
Glendale, Arizona
PREPARED FOR:
Russell Organics, LLC &
Roth Development Corp.
PREPARED BY
HUNTER ENGINEERING, INC.
10450 N. 74th STREET, SUITE 200
SCOTTSDALE, AZ 85258
(480) 991-3985
July 1st, 2021
Revised: September 13, 2021
H.E. PROJECT NO. ROTH010
SR#21-0057
AN-229
September 13, 2021
George V. Gehlert, Senior Planning Project Manager
City of Glendale, Development Services Division
5850 West Glendale Avenue, Suite 212
Glendale, Arizona 85301
Re: PAD Project Narrative for Organics 303 Development SWC of Bethany Home
Road and Sarival Road
Introduction
The development team representing the Russell Organics/Roth Development
Corp. will initially include Hunter Engineering, Butler Design Group and Southwest
Traffic. The proposed project will consist of developing approximately 75± acres
with two buildings that combined would equal approximately 850,000 square
feet. The buildings would be planned for uses such as warehouse, industrial
distribution, manufacturing and e-commerce. These uses would include
associated truck parking, auto parking and other on-site and off-site
infrastructure improvements. Please see the draft conceptual site plan attached
to this PAD application.
Requested Changes
The site is located within Maricopa County and will seek to be annexed into the
City of Glendale. The annexation is proposed to include the net area of the site
without some of the right of ways that will remain in the County. The existing
Maricopa County zoning designation is RU-43 and is proposed to be transferred
to align with the closest similar zoning designation in the City of Glendale during
the annexation, which is RR-45. The City of Glendale land use designation for the
property is Luke Compatible Land Use, which allows for the use of employment
based commercial developments as a part of the overall mix of uses
appropriate for the region and the City. The PAD will seek to rezone the property
to a M-1 Light Industrial PAD to bring the newly annexed property into
conformance with the planned land use of Luke Compatible Land Use, which
allows for M-1 Light Industrial.
The developer will seek to rezone the property with this PAD Overlay application
that will provide the unique development characteristics needed to meet the
current demand for industrial warehouse and manufacturing space in the area,
most specifically taller building heights to allow for state-of-the-art warehouse
and manufacturing equipment.
Site Location & Characteristics
The Site is currently open farm land with active crop cultivation. Portions of the
site may be developed in two phases. If developed in two phases, during the
first of two phases of development, a portion of the site may remain in
agricultural use. The site is a quarter mile east of State Route Loop 303 to the
west, Bethany Home Road to the north, Sarival Road to the East and the Missouri
Ave alignment to the south. Many of the properties in the vicinity have recently
been annexed into Glendale and rezoned to a Light Industrial (M-1) PAD Overlay
and have projects in various stages of development, including the site directly
to the north of Bethany Home Road. There are no residential lots adjacent to the
project.
Annexation Benefits
Annexation provides many benefits including economic ones. Here are the
seven goals to be met as per the 2019 City of Glendale Annexation Policy
a) The financial analysis impact to Glendale, including one-time and
reoccurring revenues and expenses is based on other similar projects in the
Loop 303 Corridor, the annexation area could generate a positive net fiscal
impact to the City by 2025-2026 with revenues exceeding expenditures
quickly with current market conditions. Based on other similar projects in the
Loop 303 Corridor, the annexation area could generate a positive net fiscal
impact to the City of about $130,000 per year by 2025 with revenues
exceeding expenditures by about 40%.) Source: Bethany 303 annexation.
b) Potential for desired growth, job creation and other opportunities will likely be
realized on this site. Over the long term, Organics 303 is projected to
generate a positive net fiscal impact to the City of Glendale given the
expected characteristics of this development. This site is important from an
economic development perspective and will increase the inventory of
leasable industrial spaces that the City has to offer and will add new jobs to
the area. In terms of fiscal results, the ultimate impacts will depend on
whether the space is leased, or owner occupied and the density of
employment, however revenues significantly exceed expenditures based on
assumptions of previous analysis in the corridor.
c) The site will further the growth of the City and as a result build civic pride and
sense of community through the opportunities brought by new industrial and
commercial development. Since this annexation is consistent with the 2019
City of Glendale Annexation Policy it will provide long term benefits that the
City want to have in Glendale. This allows the City to effectively manage
urban development, allow for the efficient planning and provision of services,
create a stronger community, and ensure high quality developments in
accordance with City standards.
d) There are no impacts to existing parks, trails and open spaces programs. The
area being annexed is mostly vacant farmland that is no longer in
production. Narrow paved and some dirt roads are being improved to widen
streets and road and have been adding sidewalks and landscaped
frontages in the area since development began in the Loop 303 Corridor.
e) Public services will be expected for fire and police as a primary benefit of
being annexed into the City of Glendale. As the City annexes new property
into the City limits it is also obtaining a new revenue stream to further build
and develop local public safety resources. The demand for services will
typically be less compared to other types of land uses such as retail and
residential uses.
f) This proposal supports the mission of Luke Air Force Base in a unique and
important way. By developing warehouse and other light industrial uses
adjacent and around Luke Air Force Base, undesirable land uses for flight
operations are being removed from development consideration and in turns
helps keep the base in operation and support the mission of the base to
continue to function as a critical service to the region, state, and country.
g) The City’s natural heritage, natural environments, and historic resources will
be minimally impact if at all since this is mostly vacant farmland. As
mentioned above, the area is mostly vacant farmland with no significant
natural features such as mountains, rivers or native desert open space. The
only significant historic resource that is nearby, Luke Air Force Base is helped
by this type of light industrial development since it protects the base from
development such as residential that is contrary to flight operations at and
around the base.
Project Scope
The general plan designation allows for light industrial/manufacturing uses, so M-
1 zoning would be consistent with the proposed general plan designation and
would be the preferred zoning designation after the land is annexed into
Glendale. The owner would like to run the Annexation and PAD submittal as
close to concurrently as possible within the framework of the City submittal
process. Upon successful completion of both the Annexation and Rezoning
process, the development team would like to submit for Design Review and seek
approval to submit construction documents.
The buildings will be comprised of two mid-sized warehouse or manufacturing
spaces with associated office on the corners of the building. Loading docks will
face north and south with the buildings covering a large portion (60%±) of the
site. The design intent of the architecture is to create an attractive, first class,
high quality facility, incorporating a simple, clean, warehouse architectural style.
The project materials include painted tilt-up panels with store front glass office
spaces on the corners.
Landscape design shall be developed to have a consistent look. The perimeter
of the site shall incorporate the use of flowering desert shrubs, drought tolerant
trees and groundcovers that will provide a sense of identity and be compatible
with the environmental conditions of the area. Areas adjacent to the public right
of way will be blended into the existing landscape edge treatment.
Drainage & Site Access
The drainage for the site flows primarily from the northwest to the southeast.
Surface drainage will be used for retention of the 100-year, 2-hour event. Building
down spouts will be directed/piped to retention basins and underground
storage tanks. Primary access to the site will be from the Loop 303 at Bethany
Home Road interchange. Segments of interior drive aisles and roadways will be
most likely developed as private streets that will connect from Bethany Home
Road and N. Sarival Rd to the site. This site is unique in that it can provide for
mostly all Right Turns for access and egress, which is favored by truck drivers.
Our team has spent a significant time during the past month working on project
research and determining the infrastructure requirements for the site. The
developer of this project is sincerely excited about this this property and looks
forward to working with City staff for the duration of the project.
Thank you,
Michael S Buschbacher
Michael S. Buschbacher II, AICP
Principal Planner