Citizen Participation Final Report
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Citizen Participation Final Report
Located at the southeast corner of 99th Avenue and
Northern Avenue
October 13, 2021
Prepared for:
Thompson Thrift Retail Group
Andrew Call
2398 East Camelback Road, Suite 210
Phoenix, AZ 85016
Prepared by:
Berry Riddell LLC
Wendy Riddell, Esq.
Elyse DiMartino, Planner
6750 E Camelback Road, Suite 100
Scottsdale, Arizona 85251
PROPOSAL
This Citizen Participation Plan (“CPP”) is being provided in association with a Minor General Plan
Amendment and rezone request of an approximate 24.21-gross-acre site located at the southeast
corner of 99th Avenue and Northern Avenue (the “Site”) from C-2 (Maricopa County jurisdiction)
to PAD (Planned Area Development) to allow for a mixed-use development.
The CPP provides information regarding our notification techniques and processes for reaching
out to residents, nearby businesses, interested persons, etc, to get feedback on the proposal.
PUBLIC NOTIFICATION TECHNIQUES
Methods for reaching out to interested parties may include the following:
• Mailings;
• Open house/neighborhood meetings;
• Website;
• Follow up meetings if needed;
• Individual meetings with residents, business, and community stakeholders;
• Email and telephone correspondence;
• Sign postings; and,
• Any other means of notification as required by the City of Glendale Planning Department.
PARTIES AFFECTED BY APPLICATION
The Site is undeveloped and is wrapped on the east/south side by the Loop 101 Freeway. To the
west is undeveloped land in the City of Glendale. To the north is the Park West shopping mall
and apartments that are in the City of Peoria. The larger surrounding area is primarily
undeveloped with no single-family homes within a quarter mile of the Site. We do not expect
that developments in the area will be directly or indirectly negative affected by the proposal.
The Site will be a positive addition to the area and will provide additional housing and services
for the area.
NOTIFICATIONS AND INFORMATION PROCEDURES
Letters were mailed out to the property owners within 300’ of the site, interested parties, and
additional notifications as provided by Staff. These notifications were sent via first class mail on
July 26, 2021. The notifications included specific information about the proposed requests and
development, a site plan and aerial map, and the date, time, and location of the neighborhood
meeting. A draft letter is provided, see Exhibit A. The notification list and map depicting who
was notified are provided, see Exhibit B. Please note that the 300’ notification list and map was
obtained from the Maricopa County Assessor’s website. The interested parties list was provided
by City staff. An affidavit confirming the letters were completed is attached as Exhibit C.
In addition to the letter, a website was created detailing the project. The website was included
in the letter to allow neighbors to view the project. The website also includes a comment form
so neighbors can easily reach out to us for comments through the website. The website went
live when the letter was sent – July 26, 2021. A screen shot of the website is included as Exhibit
D.
At the request of Glendale City Staff, a second notification letter was sent out to include the
land use application stickers. These letters were mailed on August 17, 2021. A draft of the letter
is attached, see Exhibit E. The second letters were mailed to the same neighbors in the 300’
notification list, as well as the interested parties list provided by City staff. Letters were also
sent to staff members as requested by City staff. See Exhibit F for the full mailing list of the
second letter. An affidavit for the second notification letter is attached as Exhibit G.
On September 27, 2021, two signs were posted on the site to inform neighbors of the upcoming
public hearing dates. Photos of the signs as well as an affidavit for posting are included in
Exhibit H.
CITIZEN PARTICIPATION, ISSUES, CONCERNS AND PROBLEMS
On August 9, 2021, a virtual neighborhood meeting was held via Zoom. The link to the Zoom
meeting was included in the first notification letter as well as on the website. The two people
who joined the meeting were representatives of the apartments at Park West. They did not
raise any questions or concerns.
The website saw some light traffic, a total of nine people since it went live. No interactions or
comments were submitted via the website.
Attachments
Exhibit A – Draft of First Notification Letter
Exhibit B – First Notification Letter Notification Map and List
Exhibit C – Affidavit of Mailing for First Notification Letter
Exhibit D – Screenshot of Project Website
Exhibit E – Draft of Second Notification Letter
Exhibit F – Second Notification Letter Notification Map and List
Exhibit G – Affidavit of Mailing for Second Notification Letter
Exhibit H – Affidavit of Sign Posting and Pictures of Signs
EXHIBIT A
Draft First Notification Letter
July 23, 2021
Subject: Neighborhood Meeting
Dear Neighbor:
This letter is to inform you of application for a Rezoning and Minor General Plan
Amendment with the City of Glendale. The property is approximately 20.83 net acres
located at the southeast corner of 99th Avenue and Northern Avenue in the Sahuaro
District (the “Site”).
This application proposes to annex and rezone the Site from C-2 (Maricopa County) to
Planned Area Development (PAD) in the City of Glendale for approximately 24.21 gross
acres (20.83 net acres). Additionally, we are seeking a Minor General Plan Amendment
application from BP (Business Park) to MHDR (Medium-High Density Residential) 8-12
du/ac and GC (General Commercial). A Design Review application will be processed
concurrently.
The site is currently undeveloped and used for agricultural purposes. This application
proposes a mixed-use development integrating a proposed 234-unit multi-family
residential development on a portion of the Site, and commercial activities such as retail,
restaurant, office, service, and other similar uses on the remainder of the Site. The
proposed PAD would allow deviations to site development standards including parking,
open space, and maximum height. More information about this project and the applicant
can be found at https://ap85943.wixsite.com/99th-northern.
I have included a site plan with this letter for your review. A neighborhood meeting will
take place Monday August 9th on a virtual Zoom meeting (details below).
Registration:
When: August 9, 2021 at 06:30 PM Arizona
Register in advance for this meeting: https://tinyurl.com/5adswx82
After registering, you will receive a confirmation email containing information
about joining the meeting.
Comments and questions will be accepted at this time. If you are unable to attend, please
write, email, or call me at (480) 682-3916 or ed@berryriddell.com. You may also contact
Edward Vigil with the City of Glendale at (623) 930-3071 or evigil@glendaleaz.com.
Sincerely,
Elyse DiMartino
Encl: Aerial Map
Site Plan
Maricopa County GIO, Maricopa County
O
6/29/2021 3:48:44 PM
Aerial Parcel Map
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PB
NO LEFT
AIR RELEASE VALVE
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
ADOT
RIGHT TURN
YIELD
101
A
Q
MERGE
Q
BACKFLOW PREVENTOR
BACKFLOW PREVENTOR
RAMP METERED
ADOT
RIGHT LANE MUST TURN RIGHT
ADOT FMS
18 CLDFL1
BOTH SIDES
24
ADOT FMS
ONLY
3X3 ADOT
2X1
30IN
30IN
30IN
30IN
FIRE LANE
30IN
RIGHT TURN ONLY
ADOT
8J
YIELD
6FT
6FT
2X1
6FT
6FT
HOSPITAL TURN LEFT
NO PEDS
ADOT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
STREET LIGHT
WATER BACKFLOW PREVENTOR
WATER BACKFLOW PREVENTOR
RAMP METERED
MERGE
ADOT FMS
ONLY
20 BASE
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
CAUTION MEDIAN
ADOT
ADOT
ADOT
ADOT
ADOT
6FT
6FT
6FT
6FT
COP
ADOT
ADOT
STREET LIGHT
IRRIGATION
QWEST
ADOT FMS
ADOT
ADOT
ONLY
1X1
COP
COX
WATER BLOWOFF
ADOT
ADOT
ADOT
BULMANITE
BULMANITE
BULMANITE
BULMANITE
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307+00
308+00
206+00
207+00
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_
_
_
_
_
_
_
142-56-007
(ADJACENT PARCEL,
NOT PART OF THIS PERMIT)
W. NORTHERN AVE.
N. 99TH AVE.
AZ-101 AGUA FRIA HWY
AZ-101 AGUA FRIA HWY
N. 99TH AVE.
203
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
TANK #1
15,000 (10')
UNLEADED 1
NEW DOUBLE WALL FRP
TANK
TANK #2
15,000 (10')
UNLEADED 2
NEW DOUBLE WALL FRP
TANK
TANK #3
15,000 (10')
UNLEADED 3
NEW DOUBLE WALL FRP
TANK
TANK #4
15,000 (10')
E0
NEW DOUBLE WALL FRP
TANK
TANK #5
15,000 (10')
PREMIUM
NEW DOUBLE WALL FRP
TANK
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
2348
1306
1 6
34
4161
4120
3 8
400
3008
3380
1 8
18
3601
43
VEND.
MACH.
36X36
VEND.
MACH.
36X36
FR
S.E.S.
COM
PWR
COM
PWR
COM
PWR
T
2633
262
34
3 6
2243
414
21
0
234
3028
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ELECTRIC
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ELECTRIC
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W
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W
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W
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W
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ELECTRIC
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SS
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ELECTRIC
VAULT
T
?
MISC
EJB
EJB
EJB
A
A
Q
PB
NO LEFT
AIR RELEASE VALVE
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
ADOT
RIGHT TURN
YIELD
101
A
Q
MERGE
Q
BACKFLOW PREVENTOR
BACKFLOW PREVENTOR
RAMP METERED
ADOT
RIGHT LANE MUST TURN RIGHT
ADOT FMS
18 CLDFL1
BOTH SIDES
24
ADOT FMS
ONLY
3X3 ADOT
2X1
30IN
30IN
30IN
30IN
FIRE LANE
30IN
RIGHT TURN ONLY
ADOT
8J
YIELD
6FT
6FT
2X1
6FT
6FT
HOSPITAL TURN LEFT
NO PEDS
ADOT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
STREET LIGHT
WATER BACKFLOW PREVENTOR
WATER BACKFLOW PREVENTOR
RAMP METERED
MERGE
ADOT FMS
ONLY
20 BASE
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
CAUTION MEDIAN
ADOT
ADOT
ADOT
ADOT
ADOT
6FT
6FT
6FT
6FT
COP
ADOT
ADOT
STREET LIGHT
IRRIGATION
QWEST
ADOT FMS
ADOT
ADOT
ONLY
1X1
COP
COX
WATER BLOWOFF
ADOT
ADOT
ADOT
BULMANITE
BULMANITE
BULMANITE
BULMANITE
306+00
307+00
308+00
206+00
207+00
0
10+00
11+00
12+00
13+00
14+00
15+00
16+00
17+00
18+00
19+00
20+00
21+00
38+00
40+00
19+00
38+00
39+00
205+00
304+00
305+00
_
_
_
_
_
_
_
8
408
GPG
GPG
06
0
234
DOG PARK
PICKLEBALL
POOL
PARCEL
#7B
PARCEL #2
PARCEL #3
PARCEL
#6
C-STORE
4,977 SF
PARCEL #4 & #5
SELF STORAGE
35,600 SF
PARCEL
#7A
TIRE
STORE
6,170 SF
COBBLESTONE EXPRESS
CAR WASH 5,897 S.F.
PARCEL #1
RESTAURANT
3,751 SF
QSR
3,200
SF
PARCEL #8
RESTAURANT
1,887 SF
PARCEL #9
RESIDENTIAL
BUILDING 1
43,930 SF
RESIDENTIAL
BUILDING 2
13,212 SF
RESIDENTIAL
BUILDING 3
13,212 SF
TRASH
TRASH
TRASH
TRASH
TRASH
TRASH
TRASH
TRASH
PRELIMINARY
NOT FOR
CONSTRUCTION
S P S + A R C H I T E C T S L L P
8681 E. VIA DE NEGOCIO
SCOTTSDALE, AZ 85258
P: 480.991.0400
1790 W. SAHUARO DR.
TUCSON, AZ 85745
P: 520.428.1180
SHEET:
JOB No:
REVIEWED BY:
DRAWN BY:
ORIGINAL ISSUE
DATE:
THIS DRAWING IS AN INSTRUMENT
OF SERVICE & IS THE PROPERTY OF
SPS+ARCHITECTS LLP & MAY NOT BE
REPRODUCED OR REPRODUCTIONS
HEREOF USED WITHOUT WRITTEN
PERMISSION.
SEQUENCE #:
AZ-101 AND NORTHERN AVE.
COMMERCIAL CENTER
THOMPSON THRIFT RETAIL GROUP
AZ-101 AND NORTHERN AVE.
GLENDALE, ARIZONA 85345
21074
6/18/2021
REVISIONS
REV#
DATE
DESCRIPTION
CITY OF GLENDALE
PROJECT NO. SR21-0082
SCALE:
SITE PLAN
1" = 80'-0"
0
80
160
240
PATH: C:\Users\andrew\SPS+ Architects\SPS+ Architects Team Site - Online J Drive\2021\21074 TTRG 99th & Northern\00 REVIT\02 CAD\06 SHEETS\SP101-SP103-SITE PLAN.dwg
LAST SAVED BY: ANDREW DATE: 6/18/21
SITE PLAN
SP101
CG/BH/AS
CG
PROJECT INFORMATION
APN:
142-56-010C
ADDRESS:
SOUTHEAST CORNER OF N 99TH AVE & W NORTHERN AVE
GLENDALE, ARIZONA 85345
EXISTING ZONING: C-2 (MARICOPA COUNTY)
PROPOSED ZONING: PAD (BASED ON C-2 AND R-4 ZONING)
EXISTING GP: BP (BUSINESS PARK)
PROPOSED GP: MHDR (MEDIUM-HIGH DENSITY RESIDENTIAL) (8-12 DU/AC)
AND GC (GENERAL COMMERCIAL)
PROPOSED USE:
MIXED-USE - COMMERCIAL AND RESIDENTIAL
CONSTRUCTION TYPE:
II-B & V-B
GROSS BUILDING AREAS:
131,836 SF
GROSS SITE:
24.211 AC (1,054,631 SF)
NET SITE:
21.132 AC (920,510 SF)
LOT COVERAGE: 131,836 / 1,054,631 = 13%
PROPOSED MAX BUILDING HEIGHT:
3-STORY, 60'-0"
PARKING REQUIREMENTS:
TOTAL PARKING SPACES PROVIDED
700
TOTAL PARKING SPACES REQUIRED
700
TOTAL ACCESSIBLE PARKING SPACES
PROVIDED
35
BICYCLE SPACES PROVIDED:
15
BICYCLE SPACES REQUIRED:
15
PARKING CALCULATION
PARCEL 1 - CAR WASH
LOT AREA
+/- 2.26 AC
BUILDING AREA
5,897 SF
PARKING
OFFICE
206 / 300 = 1
PARKING REQUIRED
1 SPACE
PARKING PROVIDED
29 SPACES
PARCEL 2 - RESTAURANT
LOT AREA
+/- 1.32 AC
BUILDING AREA
1,887 SF
PARKING
RESTAURANT:
1,887 / 200 = 10
PARKING REQUIRED
10 SPACES
PARKING PROVIDED
44 SPACES
PARCEL 3 - RESTAURANT
LOT AREA
+/- 1.52 AC
BUILDING AREA
3,751 SF
PARKING
RESTAURANT:
3,751 / 200 = 19
PARKING REQUIRED
19 SPACES
PARKING PROVIDED
36 SPACES
PARCEL 4 & 5 - CONVENIENCE STORE
LOT AREA
+/- 2.52 AC
BUILDING AREA
4,977 SF
PARKING
RETAIL:
4,977 / 250 = 20
PARKING REQUIRED
20 SPACES
PARKING PROVIDED
59 SPACES
PARCEL 6 - QUICK SERVE RESTAURANT
LOT AREA
+/- 1.56 AC
BUILDING AREA
3,200 SF
PARKING
RESTAURANT:
3,200 / 200 = 16
PARKING REQUIRED
16 SPACES
PARKING PROVIDED
54 SPACES
PARCEL 7A - TIRE STORE
LOT AREA
+/- 1.04 AC
BUILDING AREA
6,170 SF
PARKING
AUTO SERVICE BAYS:
7 BAYS x 2 = 14
RETAIL:
1,250 / 250 = 5
PARKING REQUIRED
19 SPACES
PARKING PROVIDED
19 SPACES
PARCEL 7B - TBD
LOT AREA
+/- 1.83 AC
BUILDING AREA
TBD
PARKING
TBD
PARCEL 8 - SELF STORAGE
LOT AREA
+/- 2.42 AC
BUILDING AREA
35,600 SF
PARKING
WAREHOUSE:
35,600 / 600 = 60
PARKING REQUIRED
60 SPACES
PARKING PROVIDED
41 SPACES
PARCEL 9 - RESIDENTIAL
LOT AREA
+/- 9.74 AC
BUILDING AREA
70,354 SF
RESIDENTIAL UNITS:
23 STUDIOS (9.8%)
99 ONE-BEDROOMS (42.3%)
92 TWO-BEDROOM S(39.3%)
20 THREE BEDROOMS (8.5%)
234 TOTAL UNITS
RESIDENTIAL BUILDABLE AREA
260,000 SF
PARKING PROVIDED
72 DETACHED GARAGES
160 COVERED SPACES (FOR RENT)
186 SURFACE STALLS
418 TOTAL PARKING SPACES
ZONING DEVIATIONS
1.
FOR PARCEL 8 - SELF STORAGE, REQUIRED PARKING
SPACES IS A RATIO OF 1:600 SF. A RATIO OF 1:869 SF IS
PROVIDED.
2.
FOR MAXIMUM STRUCTURE HEIGHT, THE REQUIRED
MAXIMUM HEIGHT IS 30 FEET. THE MAXIMUM STRUCTURE
HEIGHT PROVIDED IS 60 FEET.
3.
REQUIRED PARKING SPACE SIZE IS 10'x20'. PROVIDED
PARKING SPACE SIZE IS 9'x18'.
OWNER
THOMPSON THRIFT RETAIL GROUP
2398 EAST CAMELBACK ROAD, SUITE 210
PHOENIX, AZ 85016
TELEPHONE: 602-313-8631
CONTACT: ANDREW CALL
E-MAIL: acall@thompsonthrift.com
ARCHITECT
SPS+ ARCHITECTS, LLP
8681 EAST VIA DE NEGOCIO
SCOTTSDALE, AZ 85258
TELEPHONE: 480-991-0800
CONTACT: CAIN GARCIA
E-MAIL: Cain.g@spsplusarchitects.com
PROJECT DIRECTORY
CIVIL ENGINEER
RICK ENGINEERING COMPANY
22415 NORTH 16TH STREET
PHOENIX, AZ 85024
TELEPHONE: 602-957-3350
CONTACT: CHRIS PATTON
E-MAIL: cpatton@rickengineering.com
LANDSCAPE ARCHITECT
RICK ENGINEERING COMPANY
22415 NORTH 16TH STREET
PHOENIX, AZ 85024
TELEPHONE: 602-957-3350
CONTACT: CHRIS PATTON
E-MAIL: cpatton@rickengineering.com
GENERAL NOTES
1.
FIRE DEPARTMENT ACCESS AND WATER SUPPLY
REQUIREMENTS SHALL BE IN PLACE PRIOR TO
COMBUSTIBLE MATERIALS BEING BROUGHT ON SITE.
2.
PURSUANT TO CHAPTER 32.5 OF GLENDALE CITY CODE,
ALL NEW AND EXISTING UTILITIES WITHIN OR CONTIGUOUS
TO THIS SITE SHALL BE PLACED UNDERGROUND.
3.
ALL UTILITY BOXES, VAULTS AND BACKFLOW PREVENTION
DEVICES SHALL BE PAINTED TO MATCH THE BUILDING AND
SCREENED FROM PUBLIC VIEW BY A MASONRY WALL OR
A ROUND-TOPPED WIRE MESH ENCLOSURE, PAINTED TO
MATCH THE ADJACENT WALL.
4.
SIGHT DISTANCE REQUIREMENTS OF COG DETAIL G-447
(LOCAL STREETS) OR G-448 (ARTERIAL AND COLLECTOR
STREETS) ARE MET FOR ALL DRIVEWAYS AND STREETS.
5.
STREETLIGHTS INSTALLED BY THE DEVELOPER MAY BE
REQUIRED FOR CONSTRUCTION PLAN APPROVAL.
6.
ONSITE LIGHTING WIL BE PLACED SO AS TO DIRECT THE
LIGHT AWAY FROM ADJACENT RESIDENTIAL USES AND
MUST NOT EXCEED ONE-FOOT CANDLE AT THE PROPERTY
LINE. THE HEIGHT OF PARKING LOT LIGHTS WITHIN 150' OF
RESIDENTIAL USE TO BE 15'. HIGH PRESSURE SODIUM (HPS)
LIGHTING REQUIRED ADJACENT TO RESIDENCE.
7.
ONSITE LIGHTING SHALL MEET OUTDOOR LIGHT CONTROL
ORDINANCE.
8.
MAXIMUM NOISE LEVEL 55 DECIBELS (NORMAL SPEAKING
VOLUME) AT PROPERTY LINE.
9.
CONVENIENCE USES SHALL BE SUBJECT TO A SEPARATE
CITIZEN PARTICIPATION AND CONDITIONAL USE PERMIT
PROCESS.
10.
THE PROPERTY OWNER IS RESPONSIBLE FOR MAINTAINING
LANDSCAPING IN ALL PUBLIC RIGHTS-OF-WAY ADJACENT
TO THE PROJECT.
EXHIBIT B
First Notification Letter Notification Map and List
Maricopa County GIO, Maricopa County
O
6/29/2021 2:51:26 PM
300' Notification Buffer Map
INTENTIONALLY LEFT BLANK
EXHIBIT C
Affidavit of Mailing for First Notification Letter
EXHIBIT D
Screenshot of Project Website
9/3/21, 1:36 PM
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Ave. & Northern Ave.
Thank you for your interest in this project
You have received a link to this website because we have filed an application with the City of Glendale for an
annexation and Rezoning of the site shown below to allow for a mixed-use development integrating a proposed 234-
unit multi-family residential development on a portion of the site, and commercial activities such as retail, restaurant,
office, service, and other similar uses on the remainder of the site. Although an early step in this process is typically a
meeting with the community to introduce ourselves, share our vision for the project and obtain your input, in light of
COVID-19, we have had to reexamine our approach to community outreach.
This website is our attempt to engage with the community while respecting social distancing. Please note that this
website has been generated by the development team and may not reflect the views and/or thoughts of Glendale.
In lieu of an in-person neighborhood meeting, we have scheduled a virtual Open House meeting to discuss the
project, seek input, and answer questions. The details of the virtual Open House are below.
August 9, 2021 at 06:30 PM Arizona
Register in advance for this meeting: https://tinyurl.com/5adswx82
After registering, you will receive a confirmation email containing information about joining the meeting.
In the meantime, please review our proposal below and feel free to contact us at any time if you would like to discuss
in further detail. We look forward to hearing from you!
Site
Site
Proposal
Process
Contact
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Site
The site is located at the southeast corner of
99th Avenue and Northern Avenue in the
Sahuaro District. The site is currently
undeveloped and used for agricultural
purposes.
Proposal
This application proposes to annex and rezone the Site from C-2 (Maricopa County) to Planned Area Development
(PAD) in the City of Glendale for approximately 24.21 gross acres (20.83 net acres). The proposed PAD would allow
deviations to site development standards including parking, open space, and maximum height. Additionally, we are
seeking a Minor General Plan Amendment application from BP (Business Park) to MHDR (Medium-High Density
Residential) 8-12 du/ac and GC (General Commercial). A Design Review application will be processed concurrently.
Site
Proposal
Process
Contact
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Process
We filed formal rezoning and minor General Plan amendment applications and are currently working
through the review process with City Staff. Below are the next steps in the process and the
approximate time to each step.
Neighborhood Meeting - August 9th, 2021
Planning Commission Hearing - Date TBD
City Council Hearing - Date TBD
We will continue to keep you informed and will update this website when we receive public hearing dates
from the City of Phoenix. We continue to welcome your feedback throughout the process, so that we can
develop a project that is compatible with the existing developments within the community, and be a good
neighbor. Please use the contact form below to get in touch with us. We look forward to hearing from you.
Contact Us
Please feel free to reach out to our outreach team directly using the contact
information below, or use the contact form to send us a message.
Elyse DiMartino
Email: ed@berryriddell.com
Tel: 480-682-3916
Name
Email *
Address
Comment/Question *
Submit
Site
Proposal
Process
Contact
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EXHIBIT E
Draft Second Notification Letter
August 17, 2021
Subject: Rezoning & Minor General Plan Amendment Application
Dear Neighbor:
This letter is to inform you of applications for a Rezoning and Minor General Plan
Amendment with the City of Glendale. The property is approximately 20.83 net acres
located at the southeast corner of 99th Avenue and Northern Avenue in the Sahuaro
District (the “Site”).
This application proposes to annex and rezone the Site from C-2 (Maricopa County) to
Planned Area Development (PAD) in the City of Glendale for approximately 24.21 gross
acres (20.83 net acres). Additionally, we are seeking a Minor General Plan Amendment
application from BP (Business Park) to RMU (Regional Mixed-Use) which allows both
multi-family and commercial uses. A Design Review application will be processed
concurrently.
The site is currently undeveloped and used for agricultural purposes. This application
proposes a mixed-use development integrating a proposed 234-unit multi-family
residential development on a portion of the Site, and commercial activities such as a
carwash, drive thru restaurants, an indoor self-storage facility, a convenience store and
gas station, and other similar uses on the remainder of the Site. The proposed PAD would
allow deviations to site development standards including parking, open space, and
maximum
height.
More
information
about
this
project
can
be
found
at
https://ap85943.wixsite.com/99th-northern.
I have included a site plan with this letter for your review.
A neighborhood meeting was held on August 9, 2021. Public hearing dates are to be
determined. Updates can be found on the project website.
For comments and questions, please write, email, or call me at (480) 682-3916 or
ed@berryriddell.com. You may also contact Edward Vigil with the City of Glendale at
(623) 930-3071 or evigil@glendaleaz.com.
Sincerely,
Elyse DiMartino
Encl: Aerial Map
Site Plan
Maricopa County GIO, Maricopa County
O
6/29/2021 3:48:44 PM
Aerial Parcel Map
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PB
NO LEFT
AIR RELEASE VALVE
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
ADOT
RIGHT TURN
YIELD
101
A
Q
MERGE
Q
BACKFLOW PREVENTOR
BACKFLOW PREVENTOR
RAMP METERED
ADOT
RIGHT LANE MUST TURN RIGHT
ADOT FMS
18 CLDFL1
BOTH SIDES
24
ADOT FMS
ONLY
3X3 ADOT
2X1
30IN
30IN
30IN
30IN
FIRE LANE
30IN
RIGHT TURN ONLY
ADOT
8J
YIELD
6FT
6FT
2X1
6FT
6FT
HOSPITAL TURN LEFT
NO PEDS
ADOT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
STREET LIGHT
WATER BACKFLOW PREVENTOR
WATER BACKFLOW PREVENTOR
RAMP METERED
MERGE
ADOT FMS
ONLY
20 BASE
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
CAUTION MEDIAN
ADOT
ADOT
ADOT
ADOT
ADOT
6FT
6FT
6FT
6FT
COP
ADOT
ADOT
STREET LIGHT
IRRIGATION
QWEST
ADOT FMS
ADOT
ADOT
ONLY
1X1
COP
COX
WATER BLOWOFF
ADOT
ADOT
ADOT
BULMANITE
BULMANITE
BULMANITE
BULMANITE
306+00
307+00
308+00
206+00
207+00
0
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39+00
205+00
304+00
305+00
_
_
_
_
_
_
_
142-56-007
(ADJACENT PARCEL,
NOT PART OF THIS PERMIT)
W. NORTHERN AVE.
N. 99TH AVE.
AZ-101 AGUA FRIA HWY
AZ-101 AGUA FRIA HWY
N. 99TH AVE.
203
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
TANK #1
15,000 (10')
UNLEADED 1
NEW DOUBLE WALL FRP
TANK
TANK #2
15,000 (10')
UNLEADED 2
NEW DOUBLE WALL FRP
TANK
TANK #3
15,000 (10')
UNLEADED 3
NEW DOUBLE WALL FRP
TANK
TANK #4
15,000 (10')
E0
NEW DOUBLE WALL FRP
TANK
TANK #5
15,000 (10')
PREMIUM
NEW DOUBLE WALL FRP
TANK
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
2348
1306
1 6
34
4161
4120
3 8
400
3008
3380
1 8
18
3601
43
VEND.
MACH.
36X36
VEND.
MACH.
36X36
FR
S.E.S.
COM
PWR
COM
PWR
COM
PWR
T
2633
262
34
3 6
2243
414
21
0
234
3028
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ELECTRIC
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ELECTRIC
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W
W
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SS
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T
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EJB
A
A
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PB
NO LEFT
AIR RELEASE VALVE
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
RED BRICK PATTERN CONC
ADOT
RIGHT TURN
YIELD
101
A
Q
MERGE
Q
BACKFLOW PREVENTOR
BACKFLOW PREVENTOR
RAMP METERED
ADOT
RIGHT LANE MUST TURN RIGHT
ADOT FMS
18 CLDFL1
BOTH SIDES
24
ADOT FMS
ONLY
3X3 ADOT
2X1
30IN
30IN
30IN
30IN
FIRE LANE
30IN
RIGHT TURN ONLY
ADOT
8J
YIELD
6FT
6FT
2X1
6FT
6FT
HOSPITAL TURN LEFT
NO PEDS
ADOT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
STREET LIGHT
WATER BACKFLOW PREVENTOR
WATER BACKFLOW PREVENTOR
RAMP METERED
MERGE
ADOT FMS
ONLY
20 BASE
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
6FT
CAUTION MEDIAN
ADOT
ADOT
ADOT
ADOT
ADOT
6FT
6FT
6FT
6FT
COP
ADOT
ADOT
STREET LIGHT
IRRIGATION
QWEST
ADOT FMS
ADOT
ADOT
ONLY
1X1
COP
COX
WATER BLOWOFF
ADOT
ADOT
ADOT
BULMANITE
BULMANITE
BULMANITE
BULMANITE
306+00
307+00
308+00
206+00
207+00
0
10+00
11+00
12+00
13+00
14+00
15+00
16+00
17+00
18+00
19+00
20+00
21+00
38+00
40+00
19+00
38+00
39+00
205+00
304+00
305+00
_
_
_
_
_
_
_
8
408
GPG
GPG
06
0
234
DOG PARK
PICKLEBALL
POOL
PARCEL
#7B
PARCEL #2
PARCEL #3
PARCEL
#6
C-STORE
4,977 SF
PARCEL #4 & #5
SELF STORAGE
35,600 SF
PARCEL
#7A
TIRE
STORE
6,170 SF
COBBLESTONE EXPRESS
CAR WASH 5,897 S.F.
PARCEL #1
RESTAURANT
3,751 SF
QSR
3,200
SF
PARCEL #8
RESTAURANT
1,887 SF
PARCEL #9
RESIDENTIAL
BUILDING 1
43,930 SF
RESIDENTIAL
BUILDING 2
13,212 SF
RESIDENTIAL
BUILDING 3
13,212 SF
TRASH
TRASH
TRASH
TRASH
TRASH
TRASH
TRASH
TRASH
PRELIMINARY
NOT FOR
CONSTRUCTION
S P S + A R C H I T E C T S L L P
8681 E. VIA DE NEGOCIO
SCOTTSDALE, AZ 85258
P: 480.991.0400
1790 W. SAHUARO DR.
TUCSON, AZ 85745
P: 520.428.1180
SHEET:
JOB No:
REVIEWED BY:
DRAWN BY:
ORIGINAL ISSUE
DATE:
THIS DRAWING IS AN INSTRUMENT
OF SERVICE & IS THE PROPERTY OF
SPS+ARCHITECTS LLP & MAY NOT BE
REPRODUCED OR REPRODUCTIONS
HEREOF USED WITHOUT WRITTEN
PERMISSION.
SEQUENCE #:
AZ-101 AND NORTHERN AVE.
COMMERCIAL CENTER
THOMPSON THRIFT RETAIL GROUP
AZ-101 AND NORTHERN AVE.
GLENDALE, ARIZONA 85345
21074
6/18/2021
REVISIONS
REV#
DATE
DESCRIPTION
CITY OF GLENDALE
PROJECT NO. SR21-0082
SCALE:
SITE PLAN
1" = 80'-0"
0
80
160
240
PATH: C:\Users\andrew\SPS+ Architects\SPS+ Architects Team Site - Online J Drive\2021\21074 TTRG 99th & Northern\00 REVIT\02 CAD\06 SHEETS\SP101-SP103-SITE PLAN.dwg
LAST SAVED BY: ANDREW DATE: 6/18/21
SITE PLAN
SP101
CG/BH/AS
CG
PROJECT INFORMATION
APN:
142-56-010C
ADDRESS:
SOUTHEAST CORNER OF N 99TH AVE & W NORTHERN AVE
GLENDALE, ARIZONA 85345
EXISTING ZONING: C-2 (MARICOPA COUNTY)
PROPOSED ZONING: PAD (BASED ON C-2 AND R-4 ZONING)
EXISTING GP: BP (BUSINESS PARK)
PROPOSED GP: MHDR (MEDIUM-HIGH DENSITY RESIDENTIAL) (8-12 DU/AC)
AND GC (GENERAL COMMERCIAL)
PROPOSED USE:
MIXED-USE - COMMERCIAL AND RESIDENTIAL
CONSTRUCTION TYPE:
II-B & V-B
GROSS BUILDING AREAS:
131,836 SF
GROSS SITE:
24.211 AC (1,054,631 SF)
NET SITE:
21.132 AC (920,510 SF)
LOT COVERAGE: 131,836 / 1,054,631 = 13%
PROPOSED MAX BUILDING HEIGHT:
3-STORY, 60'-0"
PARKING REQUIREMENTS:
TOTAL PARKING SPACES PROVIDED
700
TOTAL PARKING SPACES REQUIRED
700
TOTAL ACCESSIBLE PARKING SPACES
PROVIDED
35
BICYCLE SPACES PROVIDED:
15
BICYCLE SPACES REQUIRED:
15
PARKING CALCULATION
PARCEL 1 - CAR WASH
LOT AREA
+/- 2.26 AC
BUILDING AREA
5,897 SF
PARKING
OFFICE
206 / 300 = 1
PARKING REQUIRED
1 SPACE
PARKING PROVIDED
29 SPACES
PARCEL 2 - RESTAURANT
LOT AREA
+/- 1.32 AC
BUILDING AREA
1,887 SF
PARKING
RESTAURANT:
1,887 / 200 = 10
PARKING REQUIRED
10 SPACES
PARKING PROVIDED
44 SPACES
PARCEL 3 - RESTAURANT
LOT AREA
+/- 1.52 AC
BUILDING AREA
3,751 SF
PARKING
RESTAURANT:
3,751 / 200 = 19
PARKING REQUIRED
19 SPACES
PARKING PROVIDED
36 SPACES
PARCEL 4 & 5 - CONVENIENCE STORE
LOT AREA
+/- 2.52 AC
BUILDING AREA
4,977 SF
PARKING
RETAIL:
4,977 / 250 = 20
PARKING REQUIRED
20 SPACES
PARKING PROVIDED
59 SPACES
PARCEL 6 - QUICK SERVE RESTAURANT
LOT AREA
+/- 1.56 AC
BUILDING AREA
3,200 SF
PARKING
RESTAURANT:
3,200 / 200 = 16
PARKING REQUIRED
16 SPACES
PARKING PROVIDED
54 SPACES
PARCEL 7A - TIRE STORE
LOT AREA
+/- 1.04 AC
BUILDING AREA
6,170 SF
PARKING
AUTO SERVICE BAYS:
7 BAYS x 2 = 14
RETAIL:
1,250 / 250 = 5
PARKING REQUIRED
19 SPACES
PARKING PROVIDED
19 SPACES
PARCEL 7B - TBD
LOT AREA
+/- 1.83 AC
BUILDING AREA
TBD
PARKING
TBD
PARCEL 8 - SELF STORAGE
LOT AREA
+/- 2.42 AC
BUILDING AREA
35,600 SF
PARKING
WAREHOUSE:
35,600 / 600 = 60
PARKING REQUIRED
60 SPACES
PARKING PROVIDED
41 SPACES
PARCEL 9 - RESIDENTIAL
LOT AREA
+/- 9.74 AC
BUILDING AREA
70,354 SF
RESIDENTIAL UNITS:
23 STUDIOS (9.8%)
99 ONE-BEDROOMS (42.3%)
92 TWO-BEDROOM S(39.3%)
20 THREE BEDROOMS (8.5%)
234 TOTAL UNITS
RESIDENTIAL BUILDABLE AREA
260,000 SF
PARKING PROVIDED
72 DETACHED GARAGES
160 COVERED SPACES (FOR RENT)
186 SURFACE STALLS
418 TOTAL PARKING SPACES
ZONING DEVIATIONS
1.
FOR PARCEL 8 - SELF STORAGE, REQUIRED PARKING
SPACES IS A RATIO OF 1:600 SF. A RATIO OF 1:869 SF IS
PROVIDED.
2.
FOR MAXIMUM STRUCTURE HEIGHT, THE REQUIRED
MAXIMUM HEIGHT IS 30 FEET. THE MAXIMUM STRUCTURE
HEIGHT PROVIDED IS 60 FEET.
3.
REQUIRED PARKING SPACE SIZE IS 10'x20'. PROVIDED
PARKING SPACE SIZE IS 9'x18'.
OWNER
THOMPSON THRIFT RETAIL GROUP
2398 EAST CAMELBACK ROAD, SUITE 210
PHOENIX, AZ 85016
TELEPHONE: 602-313-8631
CONTACT: ANDREW CALL
E-MAIL: acall@thompsonthrift.com
ARCHITECT
SPS+ ARCHITECTS, LLP
8681 EAST VIA DE NEGOCIO
SCOTTSDALE, AZ 85258
TELEPHONE: 480-991-0800
CONTACT: CAIN GARCIA
E-MAIL: Cain.g@spsplusarchitects.com
PROJECT DIRECTORY
CIVIL ENGINEER
RICK ENGINEERING COMPANY
22415 NORTH 16TH STREET
PHOENIX, AZ 85024
TELEPHONE: 602-957-3350
CONTACT: CHRIS PATTON
E-MAIL: cpatton@rickengineering.com
LANDSCAPE ARCHITECT
RICK ENGINEERING COMPANY
22415 NORTH 16TH STREET
PHOENIX, AZ 85024
TELEPHONE: 602-957-3350
CONTACT: CHRIS PATTON
E-MAIL: cpatton@rickengineering.com
GENERAL NOTES
1.
FIRE DEPARTMENT ACCESS AND WATER SUPPLY
REQUIREMENTS SHALL BE IN PLACE PRIOR TO
COMBUSTIBLE MATERIALS BEING BROUGHT ON SITE.
2.
PURSUANT TO CHAPTER 32.5 OF GLENDALE CITY CODE,
ALL NEW AND EXISTING UTILITIES WITHIN OR CONTIGUOUS
TO THIS SITE SHALL BE PLACED UNDERGROUND.
3.
ALL UTILITY BOXES, VAULTS AND BACKFLOW PREVENTION
DEVICES SHALL BE PAINTED TO MATCH THE BUILDING AND
SCREENED FROM PUBLIC VIEW BY A MASONRY WALL OR
A ROUND-TOPPED WIRE MESH ENCLOSURE, PAINTED TO
MATCH THE ADJACENT WALL.
4.
SIGHT DISTANCE REQUIREMENTS OF COG DETAIL G-447
(LOCAL STREETS) OR G-448 (ARTERIAL AND COLLECTOR
STREETS) ARE MET FOR ALL DRIVEWAYS AND STREETS.
5.
STREETLIGHTS INSTALLED BY THE DEVELOPER MAY BE
REQUIRED FOR CONSTRUCTION PLAN APPROVAL.
6.
ONSITE LIGHTING WIL BE PLACED SO AS TO DIRECT THE
LIGHT AWAY FROM ADJACENT RESIDENTIAL USES AND
MUST NOT EXCEED ONE-FOOT CANDLE AT THE PROPERTY
LINE. THE HEIGHT OF PARKING LOT LIGHTS WITHIN 150' OF
RESIDENTIAL USE TO BE 15'. HIGH PRESSURE SODIUM (HPS)
LIGHTING REQUIRED ADJACENT TO RESIDENCE.
7.
ONSITE LIGHTING SHALL MEET OUTDOOR LIGHT CONTROL
ORDINANCE.
8.
MAXIMUM NOISE LEVEL 55 DECIBELS (NORMAL SPEAKING
VOLUME) AT PROPERTY LINE.
9.
CONVENIENCE USES SHALL BE SUBJECT TO A SEPARATE
CITIZEN PARTICIPATION AND CONDITIONAL USE PERMIT
PROCESS.
10.
THE PROPERTY OWNER IS RESPONSIBLE FOR MAINTAINING
LANDSCAPING IN ALL PUBLIC RIGHTS-OF-WAY ADJACENT
TO THE PROJECT.
EXHIBIT F
Second Notification Letter Notification Map and List
Maricopa County GIO, Maricopa County
O
6/29/2021 2:51:26 PM
300' Notification Buffer Map
INTENTIONALLY LEFT BLANK
EXHIBIT G
Affidavit of Mailing for Second Notification Letter
EXHIBIT H
Affidavit of Sign Posting and Pictures of Signs