Citizen Participation Final Report
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THE BASE INDUSTRIAL PARK – SOUTH PAD
CITIZEN PARTICIPATION REPORT
ZON22-06
April 22, 2022
Page 1
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
SUMMARY / FINAL REPORT
On behalf of Airpark 30 LLC (Property Owner) and ViaWest Group (Future Owner/Developer)
Gilmore Planning & Landscape Architecture (Applicant) respectfully submits this summary report
reviewing the results of the Citizen Participation for this South PAD Application. The intent for this
PAD is to retain the existing Light Industrial (M-1) zoning, but add a PAD Overlay that will amend
certain development standards that reflect the current industry criteria for building heights, site
coverage, parking ratio, and respects the sensitive relationship and proximity with Luke AFB. This
report reviews our effort to communicate with our neighbors, with registered interest groups and
HOA’s.
A virtual neighborhood meeting was scheduled for April 20, 2022, at 6:00pm. The only “neighbor” in
attendance was Jim LaRue, the representative for the Turning Leaf Church located at the southeast
corner of the PAD area. Mr. Gehlert representing the City of Glendale and members of our project
team, were the only other attendees.
CONCERNS, ISSUES, PROBLEMS EXPRESSED
1. Mr. Mark James is the Planning Manager for the Community Initiatives Team at Luke AFB.
Understanding the sensitive relationship with Luke AFB, ViaWest and this office, as the
Applicant, made contact with Mr. James to review the intent for this PAD Application as well as
the Preliminary Site Plan. There have been several sessions involving the North PAD with the
same design criteria now applied to the west side buffer for this South PAD.
2. Jim LaRue has shared a number of phone calls with Alex Boles with ViaWest to consider the
implications of the mass grading to remove the Wigwam mound as well as the potential for
future access to Litchfield Rd along the south side of the Church property. Mr. LaRue
requested a buffer along their west property line. There were no other concerns expressed with
this PAD application.
HOW CONCERNS WILL BE ADDRESSED
1. Regarding Luke AFB’s concern for the perimeter buffer, our communication with Mr. James and
his security team prompted the requested deviations to remove the screen wall and amend the
landscape along these boundaries.
2. The Base Industrial Park will be required to install a screen wall and landscape buffer around
the church property.
THE BASE INDUSTRIAL PARK – SOUTH PAD
CITIZEN PARTICIPATION REPORT
ZON22-06
April 22, 2022
Page 2
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
CONCERNS APPLICANT IS UNWILLING TO ADDRESS
Considering the limited communication to date, there have been no issues presented that ViaWest
is not willing to consider. Mr. LaRue has appreciated the opportunity to discuss the buffers and is
open to future discussion regarding shared access along their south property line. Our Project
Team has scheduled several Zoom Meetings with Luke AFB to appropriately address their security
concerns regarding visibility. There are no outstanding issues in conflict.
HOW THE PROPOSAL HAS BEEN REVISED TO ADDRESS CONCERNS
Our Design Team’s due diligence prompted the initial deviations regarding the design criteria for the
50’ wide clear buffer with Luke AFB. In a subsequent review with Luke’s security staff, there was a
request to include a 6’ fence at the 30’ setback to help secure the 50’ wide clear buffer. This PAD
has since been revised to incorporate the 6’ fence.
Prepared by:
Jack Gilmore, LA
CITIZEN PARTICIPATION PLAN
for
THE BASE INDUSTRIAL PARK
SOUTH PAD
SR21-0245
On approximately 61 acres
located around the
southwest corner of
N. Litchfield Road & W. Bethany Home Road
Glendale, Arizona
1st Submittal March 18, 2022
Prepared For:
Airpark 30 LLC & VIAWEST GROUP
THE BASE INDUSTRIAL PARK- SOUTH PAD
CITIZEN PARTICIPATION PLAN
PAD Overlay SR21-01245
March 17, 2022
Page 1
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
Development Proposal: PAD Overlay – 60.7 gross acres
Hearing Request: P&Z Commission and City Council
Address: South of SWC Litchfield Rd & Bethany Home Rd
SR#: 21-0245
Date: March 15, 2022
Applicant: Jack Gilmore / GPLA
1.
PROJECT DESCRIPTION
On behalf of Airpark 30 LLC (Property Owner) and ViaWest Group (Future Owner/Developer),
Gilmore Planning & Landscape Architecture (Applicant) respectfully submits for consideration this
Citizen Participation Plan (CPP) for a rezoning application for a Planned Area Development (PAD)
Overlay. This PAD application includes 60.7 gross acres (60.2 net acres) that wraps around the
southwest corner of Litchfield Road and Bethany Home Road. This PAD area has frontage on both
Litchfield Road and Bethany Home Road, includes the 12-acre area on the west side of Ultimate RV
& Boat Storage, extends south to the boundary with the City of Litchfield Park, and west to the
boundary of Luke AFB.
On June 25, 2013, the Glendale City Council unanimously approved rezoning application ZON12-
03 for the Luke Land Industrial Park (now identified as The Base Industrial Park) that established
the Light Industrial (M-1) zoning. That application included approximately 171-acres, but did not
include the 4.4 acre “Wigwam – Sunset Point” parcel (APN 501-62-018D) which was then under
separate ownership of the Wigwam Resort. ViaWest Group has since acquired that property and
there is an application in process for annexation and zoning (Case No AN-237). This same project
team recently filed the North PAD Application for 82 acres representing the balance of the industrial
park extending north and west to the Luke AFB boundary, Case No ZON22-05.
The purpose of this PAD is to retain the current Light Industrial M-1 zoning, but amend the
development standards to increase the allowable building height from 30’ to 56’, increase the site
coverage to allow for up to 45% coverage per lot, reduce the parking ratio from 1 space per 600sf to
one space per 1,200sf, and revise the buffer requirement along the west property line.
On January 27, 2022, our project team, including ViaWest, completed a Pre-App Meeting with the
City of Glendale for this South PAD area. The Master Application assigned to start this effort was
SR21-0245.
2.
PUBLIC NOTIFICATION & MEETINGS
At the Team Pre-Application Meeting on January 27, 2022, the Planning Department recommended
that a neighborhood meeting be scheduled and notification letters issued to the surround property
owners within 300’ and any interested parties registered with the City of Glendale requesting
THE BASE INDUSTRIAL PARK- SOUTH PAD
CITIZEN PARTICIPATION PLAN
PAD Overlay SR21-01245
March 17, 2022
Page 2
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
notification. A copy of the Notification Letter, Ownership Map, and Mailing Labels are attached.
Public notification will be processed in accordance with the requirements of the City of Glendale
Planning Department as follows:
a.) All property owners within a 300’ radius of the subject property will be notified of this request
for rezoning and will receive a copy of the Site Plan. A surrounding ownership map with
corresponding mailing labels have also been prepared and attached with this report. Public
comments and questions may be directed to the applicant, Jack Gilmore, or to George
Gehlert, the designated Staff Planner for the City of Glendale. Contacts will be recorded and
notes prepared for consideration and included within the Citizen Participation Final Report.
b.) Any Homeowners Associations, Registered Neighborhood Groups, and other area contacts
provided by Staff will be notified. The Glendale Planning Department has provided that list
and mailing labels have been prepared and attached with this report. Public comments and
questions may again be directed to the applicant, Jack Gilmore, or to George Gehlert.
Contacts will be recorded and notes prepared for consideration and inclusion within the
Citizen Participation Final Report.
3.
IDENTIFY THOSE WHO MAY BE DIRECTLY OR INDIRECTLY AFFECTED BY THIS
REZONING REQUEST
The development of vacant land that is adjacent to existing developed properties creates impact,
both direct and indirect. The first test for impact should be compliance with the City’s General Plan
and existing zoning. The current Light Industrial M-1 zoning already establishes the right of use for
industrial development. The proposed PAD Overlay only amends the development standards for
building height, and redefines site coverage, reduces the required parking ratio, and modifies the
perimeter buffer adjacent to Luke AFB. This South PAD for The Base Industrial Park will otherwise
be developed in compliance with the M-1 (Light Industrial) Zoning District, which fully and conforms
with the Glendale General Plan 2040.
Those Who May Be Directly Impacted:
There are a variety of land uses that surround the subject property, all of which will be marginally
impacted, but in varying degrees.
a.) Luke AFB shares the west property line with this Industrial Park. Although strict development
and security measures limit any potential conflicts with Base operations, the physical
presence of an industrial park adjacent to the Base represents an impact. The City of
Glendale has adopted a land use designation within the General Plan 2040 that is intended to
buffer the operations on the Base with compatible adjacent land uses, and we believe this
Industrial Park can be a complimentary neighbor supporting the commerce associated with
Luke AFB.
THE BASE INDUSTRIAL PARK- SOUTH PAD
CITIZEN PARTICIPATION PLAN
PAD Overlay SR21-01245
March 17, 2022
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PLANNING & LANDSCAPE ARCHITECTURE
b.) At the northwest corner of Litchfield Road and Bethany Home Road is Ultimate RV & Boat
Storage, Unlimited Collision, and the relatively new Rural Metro Fire Station. Access into the
RV and boat storage facility and Unlimited Collision is only available from Bethany Home
Road, and these two uses comprise approximately 20.9 acres, both of which are defined by
an existing 6’ screen wall. There are no foreseen impacts to these two compatible land uses
are zoned M-1. The fire station is accessible only from the Litchfield Road frontage. A fire
station is always a great neighbor for an industrial park and provides comfort to users with
sensitive risk management concerns. The circulation for the fire station is separate from this
project. There are no foreseen impacts to this compatible land use that is also zoned M-1.
c.) At the southeast corner of Litchfield Rd and Bethany Home Rd is 4.8-acre vacant parcel
zoned Commercial C-2. This commercial parcel shares frontage with the Subject Property
and buffers the residential property to the east. Further east beyond this vacant site, the land
area has been developed as single family residential within the Dreaming Summit master
planned community. This area along the east side of Litchfield Rd is under the jurisdiction of
Maricopa County. The impact of this PAD Overlay will be minimal. The light industrial land
use is a given, and the modifications to the development standards will be mitigated by the
separation of Litchfield Road a major arterial with a landscape buffer, and the 280’ deep
commercial property that is opposite to this subject property, which will eventually include a
landscape buffer.
d.) At the southwest corner of Litchfield Rd and Bethany Home Rd is 4.0-acre vacant parcel
intended for a self-storage facility that is zoned M-1. That type of land use is compatible with
this industrial park, and with limited traffic generation that should not conflict with this
industrial park.
e.) At the southeast corner of this South PAD area is the Turning Leaf Church, a relatively new
church facility on 8.0 acres fronting onto Litchfield Road. Typical for most churches, religious
activities are expected to occur on weekends when the majority of the industrial park
employees are not working. Access into the church parking will only be available from
Litchfield Road, and not conflicting with any direct access into or out of the Subject Property.
This property is currently under the jurisdiction of Maricopa County and zoned RU-43.
f.) The land area south of this PAD boundary is vacant and currently zoned Residential Estate
RE within the City of Litchfield Park. This area is part of a large site intended for a mixed use
medical and retirement housing complex that extends to Camelback Road. As a future
residential use, both sides of this boundary will be incorporating a landscape buffer and
screen wall to mitigate impacts. There are no significant impacts projected at this time.
g.) The land area immediately west is part of Luke AFB. Similar to the northern boundary, the
area is fenced and there is an extensive undeveloped buffer area separating the subject
property from any improved services areas. There is a 6’ fence topped with barbed wire
located off-site that varies from 10’-20’ west of the property line. This buffer area is used by
THE BASE INDUSTRIAL PARK- SOUTH PAD
CITIZEN PARTICIPATION PLAN
PAD Overlay SR21-01245
March 17, 2022
Page 4
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
Luke AFB to allow their security vehicles to monitor the condition and any activity along this
security fence. Located further west off-site and near this security fence, Luke AFB has
identified a safety boundary identified as the Munitions Storage Area Quantity Distance Arc
(QD Arc). As an industrial park, this land use provides a more compatible land use that will
incorporate additional buffer separation in the form of a truck dock and parking area.
4.
THOUGHTS FROM THE PERSPECTIVE OF INDIVIDUALS AFFECTED OR OTHERWISE
INTERESTED
Considering the perspective of the various ownerships surrounding The Base Industrial Park is
highly dependent on their existing use and proximity to Litchfield Road.
a. Luke AFB is the largest adjacent land owner with minimal potential for impact. The proposed
land uses have been approved and the M-1 zoning is in place with their support. Non
compatible adjacent land uses have been a conflict for Luke AFB and many military bases
where long term planning did not provide appropriate buffering land uses. With Luke AFB’s
approval of the Glendale General Plan 2040 and the provisions to restrict certain land uses,
we believe The Base Industrial Park – South PAD to be both a compatible and a supporting
neighbor protecting the long-term interests of the Base.
b. Ultimate RV & Boat Storage and the Fire Station are compatible neighbors with minimal daily
activity. The screening and separation of circulation should alleviate concerns.
c. The single-family residential area east of Litchfield Road and further east of the commercial
corner at Litchfield Road and Bethany Home Road should not be impacted. The closest
resident will be at least 460’ east of the closest industrial structure.
d. Compared to ambient noise levels associated with Luke AFB and their flight patterns, this
project will not increase noise levels. Traffic counts represent a marginal increase on an
arterial road designed for high volumes of traffic. This industrial park will accelerate the
schedule to install a traffic signal at Litchfield Road and Bethany Home Road, which should
relieve concerns for the residents of Dreaming Summit.
5.
COMMUNICATION AND FEEDBACK WITH THE NEIGHBORS
With the distribution of the initial Notification Letter, neighbors, registered groups, and any other
interested groups or individuals will be encouraged to call, e-mail, or schedule an appointment to
meet with the Applicant, Jack Gilmore. Our experience has taught us that open communication that
responds quickly to these types of inquiries can be very effective in resolving issues and well as
exposing legitimate site planning issues that warrant further consideration within the application.
Recording these inquiries and responses is an effective check and balance when these same
respondents appear at the public hearings. This first letter will typically include a description of the
THE BASE INDUSTRIAL PARK- SOUTH PAD
CITIZEN PARTICIPATION PLAN
PAD Overlay SR21-01245
March 17, 2022
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GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
project, site plan, and notification that a neighborhood meeting will be scheduled. The letter will
also indicate that the Property will be posted with signs indicating the dates for the Public Hearings.
6.
NOTIFICATION OF CHANGES OR AMENDMENTS AFTER THE INITIAL NOTIFICATION.
Depending on the nature of the change or amendment and in consultation with the Glendale
Planning Staff, another letter of notification could be issued explaining the revision(s) and its impact
on the development of the property. Similar to the initial notification letter, we will encourage all
neighbors and groups to make contact. The nature of the revision may also justify a second
neighborhood meeting.
7.
COMMUNICATION WITH THE GLENDALE PLANNING STAFF
As the Applicant, our office will record all incoming correspondence including: telephone calls
(dates, names, issues), e-mails, and letters received from neighbors and interested groups. Copies
will be scanned and forwarded as soon as possible to George Gehlert and included in the Citizen
Participation Report.
8.
IMPLEMENTATION SCHEDULE / DATES OF COMPLETION
Target Dates
1.)
Submit Citizen Participation Plan:
March 18, 2022
2.)
Mail Initial Notification Letter:
March 28, 2022
3.)
Neighborhood Meeting - Virtual:
Wed. April 13, 2022 at 6:00PM
4.)
Number of Weeks for Responses:
3-4 weeks
5.)
Deadline to receive comments:
May 11, 2022
6.)
Mail Second Notification Letter:
May 12, 2022
or after 1st Review (to be confirmed)
7.)
Submit Citizen Participation Final Report
Prior to P&Z Hearing
South PAD for The Base Industrial Park
PREPARED FOR: AIRPARK 30 LLC & VIAWEST GROUP
GLENDALE, AZ
ADJACENT PROPERTIES
WITHIN 300' OF SITE
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION. c COPYRIGHT 2022
DATE: 3.18.22
SCALE: 1" = 400'
GPLA JOB# 21---
0'
400'
200'
800'
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th Street
Phoenix, Az 85006
T 602.266.5622
www.getgilmore.com
501-58-005D
501-58-006A
501-62-012B
501-62-017E
501-62-018D
501-62-018H
501-62-018P
501-62-018T
501-62-021
501-62-025
501-62-148
501-62-149
501-62-150
501-62-151
501-62-152
501-62-153
501-62-154
501-62-155
501-62-289
501-62-290
501-62-291
501-62-292
501-62-293
501-62-294
501-62-463
501-62-473
508-05-609
508-05-610
508-05-611
508-05-865
508-05-869
508-05-870
508-05-874
PARCELS WITHIN 300' OF SITE
LITCHFIELD ROAD
GLENDALE ROAD
VICINITY MAP
NTS
BULLARD AVE ALIGNMENT
BETHANY HOME RD
CAMELBACK ROAD
LITCHFIELD RD
North
DYSART ROAD
LUKE
A.F.B.
BETHANY HOME RD
300'
300'
300'
300'
300'
300'
SR21-0245
2211 N. Seventh Street Phoenix, AZ 602-266-5622
www.GetGilmore.com
April 4, 2022
Jack Gilmore
Gilmore Planning & Landscape Architecture
2211 N. 7th Street, Phoenix, AZ 85006
jgilmore@getgilmore.com
RE:
Rezoning Application for The Base Industrial Park – South PAD – SR21-0245
61 acres located south and west of Litchfield Road & Bethany Home Road
Dear Property Owner / Interested Party:
The purpose of this letter is to inform you that our office is applying for a rezoning application for a Planned Area
Development (PAD) Overlay with the City of Glendale. This South PAD application includes 61 acres located around
the southwest corner of Litchfield Road and Bethany Home Road in Glendale, Arizona. The property that defines
this South PAD area is situated along the south side of Ultimate RV & Boat Storage and Unlimited Collision, extends
west to the boundary of Luke AFB, and south to the west side of the Turning Leaf Church and the boundary with the
City of Litchfield Park (please refer to the attached Vicinity/Aerial Map and Site Plan). This property is located in the
Glendale’s Yucca Council District. This same project team recently filed the North PAD Application for 82 acres
representing the balance of the industrial park extending north and west to the Luke AFB boundary. You may have
received a previous notification letter for Case No ZON22-05 for that North PAD application. This letter is being sent
to the surrounding property owners within 300’ as well as to area interested groups and agencies who have registered
with the City to be notified.
On June 25, 2013, the Glendale City Council unanimously approved rezoning application ZON12-03 for the Luke
Land Industrial Park (now identified as The Base Industrial Park) that established the current Light Industrial (M-1)
zoning. That application included approximately 171-acres, which included this 61-acre property as well as the area
extending north almost one-half mile to the south entrance with Luke AFB. This PAD Overlay will be processed as a
rezoning action that will retain the current Light Industrial M-1 zoning, but amend the current M-1 development
standards to increase the allowable building height from 30’ to 56’, increase the site coverage to allow for up to 45%
coverage per lot, reduce the parking ratio from 1/600sf to 1/1,200sf, and modify the buffer standard along the west
side adjacent to Luke AFB.
The Owner intends to market the property to potential light industrial users and industrial developers interested in
establishing employment opportunities in close proximity to Luke AFB and the expanding west side market. Although
the current M-1 zoning permits employment/industrial uses, the industrial market has evolved where structures
associated with manufacturing / warehouse / logistics / and fulfilment centers are averaging interior clear heights of
32’-44’. This forces the roof heights above 50’ to account for the roof structure, sloped drainage, and screening roof
mounted HVAC equipment. These larger structures also have a large footprint. For site coverage, the City of
Glendale uses a Floor Area Ratio (FAR) of .3 FAR, which is appropriate for multi-story structures, but not as relevant
to these single-story industrial structures. This PAD Overlay is promoting development standards that are more
consistent with the other municipalities in the Phoenix Metro Valley.
NOTIFICATION LETTER
GILMORE
The Base Industrial Park – South PAD
March 25, 2022
Page 2
The attached site plan illustrates a preliminary layout for a number of industrial buildings. There will be a later
application for Site Plan Approval as potential users come forward to seek project sites. Our Project Team will include
reviews by Luke AFB to ensure compatibility of these development projects. As indicated on the Site Plan, the
property fronts onto Litchfield Road, a major arterial, with additional access from Bethany Home Road. There is
another application already in process for the North PAD that was filed earlier this month requesting these same
modifications to the development standards. This South PAD is being prepared separate from the North PAD
because of the elevated Wigwam Parcel in the center of this southern area. This 4.4-acre elevated mound was
recently acquired by the ViaWest Group, the same developer as the industrial park and it is currently under a separate
application for annexation (Case No. AN-237) and will become a part of the industrial park. This mound will be
removed and the area leveled to facilitate the construction of the project.
We are planning a ‘virtual’ neighborhood meeting that will take place on Wednesday, April 20th at 6:00pm. If you
would like to participate, please join our Zoom Meeting at https://us06web.zoom.us/j/3736560634.
Comments and questions will be accepted at this time. If you are unable to attend, please write, email, or call me at
the contact information below. You may also contact George Gehlert, Sr. Planning Project Manager with the City of
Glendale at (623) 930-2597, or by e-mail at ggehlert@glendaleaz.com.
Please feel free to provide any comments or questions regarding our rezoning/PAD application related to land use,
access, the site plan layout, or the proposed development standards. You may call me, Jack Gilmore, at 602-266-
5622, send letters to me at 2211 N. 7th Street, Phoenix, AZ 85006, or send e-mails with any questions to
jgilmore@getgilmore.com.
We look forward to your shared interest.
Respectfully,
Jack Gilmore, LA
Gilmore Planning & Landscape Architecture
cc: George Gehlert, City of Glendale
Alex Boles, ViaWest Group
Tom Domres, Airpark 30 LLC
File
attachments: Vicinity / Aerial Map
Preliminary Site Plan
Building Elevation - Typical
EXHIBIT 6
EXHIBIT 6
EXHIBIT 6