Final Water and Wastewater IIP LUA Fees
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Land Use Assumptions,
Infrastructure Improvements Plan,
and Development Fee Report
Prepared for:
Glendale, Arizona
January 9, 2024
4701 SANGAMORE ROAD
SUITE S240
BETHESDA, MD 20816
301.320.6900
WWW.TISCHLERBISE.COM
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Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ................................................................................................................................ 1
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION ...................................................................... 1
Necessary Public Services ......................................................................................................................................................... 1
Infrastructure Improvements Plan ....................................................................................................................................... 2
Qualified Professionals .............................................................................................................................................................. 2
Conceptual Development Fee Calculation ......................................................................................................................... 3
Evaluation of Credits/Offsets .................................................................................................................................................. 3
DEVELOPMENT FEE REPORT ...................................................................................................................... 4
METHODOLOGY .................................................................................................................................... 4
DEVELOPMENT FEE COMPONENTS ....................................................................................................... 5
SERVICE AREAS .................................................................................................................................... 6
PROPOSED DEVELOPMENT FEES .......................................................................................................... 7
WATER FACILITIES IIP ............................................................................................................................... 8
Proportionate Share .................................................................................................................................................................... 8
Service Area .................................................................................................................................................................................... 8
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT .............................................................................. 9
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................. 10
Existing Demand ......................................................................................................................................................................... 10
PROJECTED DEMAND FOR SERVICES AND COSTS .............................................................................. 10
Projected Demand ...................................................................................................................................................................... 11
Water Supply – Plan-Based .................................................................................................................................................... 12
Wells – Plan-Based ..................................................................................................................................................................... 12
Water Treatment – Cost Recovery ...................................................................................................................................... 13
Distribution Lines – Plan-Based ........................................................................................................................................... 14
Development Fee Report – Plan-Based ............................................................................................................................. 14
WATER FACILITIES DEVELOPMENT FEES ......................................................................................... 15
Revenue Credit/Offset .............................................................................................................................................................. 15
Water Facilities Development Fees .................................................................................................................................... 15
WATER FACILITIES DEVELOPMENT FEE REVENUE ........................................................................... 16
WASTEWATER FACILITIES IIP ................................................................................................................ 17
Proportionate Share .................................................................................................................................................................. 17
Service Area .................................................................................................................................................................................. 17
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT ........................................................................... 18
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES .................................. 19
Existing Flow ................................................................................................................................................................................ 19
PROJECTED DEMAND FOR SERVICES AND COSTS .............................................................................. 19
Projected Flow ............................................................................................................................................................................. 20
Wastewater Treatment – Cost Recovery .......................................................................................................................... 21
Lift Station – Plan-Based ......................................................................................................................................................... 22
Collection Lines – Plan-Based ............................................................................................................................................... 22
Development Fee Report – Plan-Based ............................................................................................................................. 22
WASTEWATER FACILITIES DEVELOPMENT FEES .............................................................................. 23
Revenue Credit/Offset .............................................................................................................................................................. 23
Wastewater Facilities Development Fees ........................................................................................................................ 23
WASTEWATER FACILITIES DEVELOPMENT FEE REVENUE ............................................................... 24
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES ................................................................... 25
APPENDIX B: PROFESSIONAL SERVICES .................................................................................................. 26
APPENDIX C: LAND USE DEFINITIONS .................................................................................................... 27
RESIDENTIAL DEVELOPMENT ........................................................................................................... 27
NONRESIDENTIAL DEVELOPMENT .................................................................................................... 28
APPENDIX D: LAND USE ASSUMPTIONS .................................................................................................. 29
SUMMARY OF GROWTH INDICATORS ................................................................................................ 29
SERVICE AREAS ................................................................................................................................. 30
RESIDENTIAL DEVELOPMENT ........................................................................................................... 31
Recent Residential Construction ......................................................................................................................................... 31
Persons per Housing Unit ....................................................................................................................................................... 32
Residential Estimates ............................................................................................................................................................... 33
East Glendale ....................................................................................................................................................................... 33
West Glendale ...................................................................................................................................................................... 33
Residential Projections ............................................................................................................................................................ 33
East Glendale ....................................................................................................................................................................... 33
West Glendale ...................................................................................................................................................................... 34
NONRESIDENTIAL DEVELOPMENT .................................................................................................... 34
Nonresidential Square Footage Estimates ...................................................................................................................... 34
Nonresidential Estimates ........................................................................................................................................................ 35
Nonresidential Projections ..................................................................................................................................................... 36
East Glendale ....................................................................................................................................................................... 36
West Glendale ...................................................................................................................................................................... 37
DEVELOPMENT PROJECTIONS ........................................................................................................... 38
East Glendale ................................................................................................................................................................................ 39
West Glendale .............................................................................................................................................................................. 40
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
1
EXECUTIVE SUMMARY
The City of Glendale, Arizona, contracted with TischlerBise to document land use assumptions, prepare
the Water and Wastewater Facilities Infrastructure Improvements Plan (hereinafter referred to as the
“IIP”), and update water and wastewater facilities development fees pursuant to Arizona Revised Statutes
(“ARS”) § 9-436.05 (hereafter referred to as the “Enabling Legislation”). Municipalities in Arizona may
assess development fees to offset infrastructure costs to a municipality for necessary public services. The
development fees must be based on an Infrastructure Improvements Plan and Land Use Assumptions. The
Water and Wastewater Facilities IIP located is in the middle section of this document, and the proposed
water and wastewater facilities development fees are displayed in the Development Fee Report in the
next section.
Development fees are one-time payments used to construct system improvements needed to
accommodate new development. The fee represents future development’s proportionate share of
infrastructure costs. Development fees may be used for infrastructure improvements or debt service for
growth related infrastructure. In contrast to general taxes, development fees may not be used for
operations, maintenance, replacement, or correcting existing deficiencies. This update of Glendale’s
Water and Wastewater Facilities Infrastructure Improvements Plan and associated update to its water
and wastewater facilities development fees includes all necessary elements required to be in full
compliance with SB 1525.
ARIZONA DEVELOPMENT FEE ENABLING LEGISLATION
The Enabling Legislation governs how development fees are calculated for municipalities in Arizona.
Necessary Public Services
Under the requirements of the Enabling Legislation, development fees may only be used for construction,
acquisition or expansion of public facilities that are necessary public services. “Necessary public service”
means any of the following categories of facilities that have a life expectancy of three or more years and
that are owned and operated on behalf of the municipality: water, wastewater, storm water, library,
street, fire, police, and parks and recreational. Additionally, a necessary public service includes any facility
that was financed before June 1, 2011, and that meets the following requirements:
1. Development fees were pledged to repay debt service obligations related to the construction of
the facility.
2. After August 1, 2014, any development fees collected are used solely for the payment of principal
and interest on the portion of the bonds, notes, or other debt service obligations issued before
June 1, 2011, to finance construction of the facility.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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Infrastructure Improvements Plan
Development fees must be calculated pursuant to an IIP. For each necessary public service that is the
subject of a development fee, by law, the IIP shall include the following seven elements:
1. A description of the existing necessary public services in the service area and the costs to update,
improve, expand, correct or replace those necessary public services to meet existing needs and
usage and stricter safety, efficiency, environmental or regulatory standards, which shall be
prepared by qualified professionals licensed in this state, as applicable.
2. An analysis of the total capacity, the level of current usage and commitments for usage of capacity
of the existing necessary public services, which shall be prepared by qualified professionals
licensed in this state, as applicable.
3. A description of all or the parts of the necessary public services or facility expansions and their
costs necessitated by and attributable to development in the service area based on the approved
Land Use Assumptions, including a forecast of the costs of infrastructure, improvements, real
property, financing, engineering and architectural services, which shall be prepared by qualified
professionals licensed in this state, as applicable.
4. A table establishing the specific level or quantity of use, consumption, generation or discharge of
a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial, and industrial.
5. The total number of projected service units necessitated by and attributable to new development
in the service area based on the approved Land Use Assumptions and calculated pursuant to
generally accepted engineering and planning criteria.
6. The projected demand for necessary public services or facility expansions required by new service
units for a period not to exceed ten years.
7. A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion
of utility fees attributable to development based on the approved Land Use Assumptions and a
plan to include these contributions in determining the extent of the burden imposed by the
development.
Qualified Professionals
The IIP must be developed by qualified professionals using generally accepted engineering and planning
practices. A qualified professional is defined as “a professional engineer, surveyor, financial analyst or
planner providing services within the scope of the person’s license, education, or experience.” TischlerBise
is a fiscal, economic, and planning consulting firm specializing in the cost of growth services. Our services
include development fees, fiscal impact analysis, infrastructure financing analyses, user fee/cost of service
studies, capital improvement plans, and fiscal software. TischlerBise has prepared over 800 development
fee studies over the past 30 years for local governments across the United States.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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Conceptual Development Fee Calculation
In contrast to project-level improvements, development fees fund growth-related infrastructure that will
benefit multiple development projects, or the entire service area (usually referred to as system
improvements). The first step is to determine an appropriate demand indicator for the particular type of
infrastructure. The demand indicator measures the number of service units for each unit of development.
For example, an appropriate indicator of the demand for parks is population growth and the increase in
population can be estimated from the average number of persons per housing unit. The second step in
the development fee formula is to determine infrastructure improvement units per service unit, typically
called level-of-service (LOS) standards. In keeping with the park example, a common LOS standard is
improved park acres per thousand people. The third step in the development fee formula is the cost of
various infrastructure units. To complete the park example, this part of the formula would establish a cost
per acre for land acquisition and/ or park improvements.
Evaluation of Credits/Offsets
Regardless of the methodology, a consideration of credits/offsets is integral to the development of a
legally defensible development fee. There are two types of credits/offsets that should be addressed in
development fee studies and ordinances. The first is a revenue credit/offset due to possible double
payment situations, which could occur when other revenues may contribute to the capital costs of
infrastructure covered by the development fee. This type of credit/offset is integrated into the fee
calculation, thus reducing the fee amount. The second is a site-specific credit or developer reimbursement
for dedication of land or construction of system improvements. This type of credit is addressed in the
administration and implementation of the development fee program. For ease of administration,
TischlerBise normally recommends developer reimbursements for system improvements.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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DEVELOPMENT FEE REPORT
METHODOLOGY
Development fees for the necessary public services made necessary by new development must be based
on the same level of service (LOS) provided to existing development in the service area. There are three
basic methodologies used to calculate development fees. They examine the past, present, and future
status of infrastructure. The objective of evaluating these different methodologies is to determine the
best measure of the demand created by new development for additional infrastructure capacity. Each
methodology has advantages and disadvantages in a particular situation and can be used simultaneously
for different cost components.
Reduced to its simplest terms, the process of calculating development fees involves two main steps: (1)
determining the cost of development-related capital improvements and (2) allocating those costs
equitably to various types of development. In practice, though, the calculation of development fees can
become quite complicated because of the many variables involved in defining the relationship between
development and the need for facilities within the designated service area. The following paragraphs
discuss basic methodologies for calculating development fees and how those methodologies can be
applied.
Cost Recovery (past improvements) - The rationale for recoupment, often called cost recovery, is that
new development is paying for its share of the useful life and remaining capacity of facilities already built,
or land already purchased, from which new growth will benefit. This methodology is often used for utility
systems that must provide adequate capacity before new development can take place.
Incremental Expansion (concurrent improvements) - The incremental expansion methodology
documents current LOS standards for each type of public facility, using both quantitative and qualitative
measures. This approach assumes there are no existing infrastructure deficiencies or surplus capacity in
infrastructure. New development is only paying its proportionate share for growth-related infrastructure.
Revenue will be used to expand or provide additional facilities, as needed, to accommodate new
development. An incremental expansion cost method is best suited for public facilities that will be
expanded in regular increments to keep pace with development.
Plan-Based (future improvements) - The plan-based methodology allocates costs for a specified set of
improvements to a specified amount of development. Improvements are typically identified in a long-
range facility plan and development potential is identified by a land use plan. There are two basic options
for determining the cost per demand unit: (1) total cost of a public facility can be divided by total demand
units (average cost), or (2) the growth-share of the public facility cost can be divided by the net increase
in demand units over the planning timeframe (marginal cost).
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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DEVELOPMENT FEE COMPONENTS
Figure 1 summarizes service areas, methodologies, and infrastructure cost components for each
necessary public service.
Figure 1: Proposed Development Fee Service Areas, Methodologies, and Cost Components
Calculations throughout this report are based on an analysis conducted using Excel software. Most results
are discussed in the report using two, three, and four decimal places, which represent rounded figures.
However, the analysis itself uses figures carried to their ultimate decimal places; therefore, the sums and
products generated in the analysis may not equal the sum or product if the reader replicates the
calculation with the factors shown in the report (due to the rounding of figures shown, not in the analysis).
Necessary
Public Service
Service
Area
Cost
Recovery
Incremental
Expansion
Plan-Based
Cost
Allocation
East
Glendale
Water
Treatment
N/A
Water Supply, Wells,
Distribution Lines,
Development
Fee Report
Gallons
West
Glendale
N/A
N/A
N/A
N/A
East
Glendale
Wastewater
Treatment
N/A
Lift Station, Collection
Lines, Development
Fee Report
Gallons
West
Glendale
N/A
N/A
N/A
N/A
Water
Facilities
Wastewater
Facilities
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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SERVICE AREAS
Shown below, Figure 2 illustrates the services areas used to develop the Water and Wastewater Facilities
Infrastructure Improvements Plan. Since new development west of 115th Avenue will not connect to
Glendale’s water and sewer systems, TischlerBise recommends using 115th Avenue as the border between
the two service areas for water and wastewater facilities development fees. Glendale will only assess
water and wastewater facilities development fees to new development in East Glendale.
Figure 2: Proposed Development Fee Service Areas
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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PROPOSED DEVELOPMENT FEES
Glendale will only assess water and wastewater development fees to development in East Glendale.
Water and wastewater development fees will be assessed based on meter size. The proposed fees
represent the maximum allowable fees. Glendale may adopt fees that are less than the amounts shown;
however, a reduction in development fee revenue will necessitate an increase in other revenues, a
decrease in planned capital improvements, and/or a decrease in Glendale’s LOS standards. All costs in the
Development Fee Report represent current dollars with no assumed inflation over time. If costs change
significantly over time, development fees should be recalculated.
Figure 3: Proposed Development Fees
0.75-inch
$3,330
$3,795
$7,125
$4,532
$2,593
1.00-inch
$5,561
$6,337
$11,898
$7,562
$4,336
1.50-inch
$11,089
$12,636
$23,725
$15,068
$8,657
2.00-inch
$17,748
$20,225
$37,973
$24,111
$13,862
3.00-inch
$35,530
$40,488
$76,018
$48,256
$27,762
4.00-inch
$55,509
$63,255
$118,764
$75,386
$43,378
6.00-inch
$110,986
$126,473
$237,459
$150,715
$86,744
8.00-inch
$177,584
$202,364
$379,948
$241,147
$138,801
Fees per Meter
Meter Size
Proposed
Fees
Water
Wastewater
Current
Fees
Increase /
(Decrease)
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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WATER FACILITIES IIP
ARS § 9-463.05 (T)(7)(a) defines the facilities and assets that can be included in the Water Facilities IIP:
“Water facilities, including the supply, transportation, treatment, purification and distribution of
water, and any appurtenances for those facilities.”
The Water Facilities IIP includes components for water supply, wells, water treatment, distribution lines,
and the cost of preparing the Water Facilities IIP and related Development Fee Report. The cost recovery
methodology is used to calculate the water supply component. The plan-based methodology is used for
water supply, wells, distribution lines, and the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Water Facilities IIP and
development fees will allocate the cost of necessary public services between both residential and
nonresidential development using average day demand factors.
Service Area
Since new development west of 115th Avenue will not connect to Glendale’s water system, TischlerBise
recommends using 115th Avenue as the border between the two service areas for water facilities
development fees. Glendale will only assess water facilities development fees to new development in
East Glendale.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Water development fees are assessed by meter size, and the analysis uses average day demand from
existing single-family units of 335 gallons as the demand factor for a 0.75-inch meter. For meters larger
than 0.75 inches, average day demand is calculated by multiplying average day demand from existing
single-family units by the capacity ratio for the corresponding meter size.
Figure W1: Water Ratio of Service Unit to Development Unit
Single-Family Unit
335
0.75-inch
1.00
1.00-inch
1.67
1.50-inch
3.33
2.00-inch
5.33
3.00-inch
10.67
4.00-inch
16.67
6.00-inch
33.33
8.00-inch
53.33
1. AWWA Manual of Water Supply
Practices M-1, 7th Edition
Meter Size
Capacity
Ratio1
Average Day Demand (Gallons)
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Existing Demand
Average day demand from Glendale water customers was 34,015,225 gallons in 2022. Residential
customers represented 58 percent of average day demand, 93 percent of accounts, and consumed 335
gallons per day per account. Nonresidential customers represented 42 percent of average day demand,
seven percent of accounts, and consumed 3,192 gallons per day per account.
Figure W2: Existing Demand
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to
upgrade, update, improve, expand, correct or replace those necessary public services to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards,
which shall be prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new
service units for a period not to exceed ten years.”
Residential
7,216,400,000
19,770,959
59,005
335
Nonresidential
5,199,157,000
14,244,266
4,463
3,192
Total
12,415,557,000
34,015,225
63,468
536
Source: Glendale Water Services Department, 2022
Customer Type
Annual Gallons
Average Day
Gallons
Accounts
Avg Day Gallons
per Account
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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Projected Demand
Shown below, Figure W3 includes projections of water accounts and water demand. Projected residential
accounts include all new single-family units in East Glendale. Projected nonresidential accounts include
nonresidential development and multi-family development. Over the next 10 years, projections include
an increase of 1,299 residential accounts and 2,801 nonresidential accounts.
To project future water demand, the analysis applies the average day gallons per account factors shown
in Figure W2 to the projected accounts shown in Figure W3. Projected average day demand will increase
by 435,000 gallons for residential development and 3,263,126 gallons for nonresidential development. As
shown in Figure W3, projected water demand in East Glendale will increase by 3,698,126 gallons.
Figure W3: Projected Demand
Gallons
Accounts
Gallons
Accounts
2022
34,015,225
63,468
206,025
615
382,996
120
Base
2023
34,376,563
63,842
85,410
255
275,929
119
1
2024
34,822,067
64,468
85,410
255
360,094
370
2
2025
35,330,193
65,280
85,410
255
422,716
557
3
2026
35,691,364
65,640
42,057
126
319,114
235
4
2027
36,050,557
65,994
42,057
126
317,135
229
5
2028
36,409,749
66,349
42,057
126
317,135
229
6
2029
36,768,941
66,703
42,057
126
317,135
229
7
2030
37,128,133
67,057
42,057
126
317,135
229
8
2031
37,443,652
67,352
17,965
54
297,554
241
9
2032
37,759,171
67,647
17,965
54
297,554
241
10
2033
38,074,689
67,942
17,965
54
297,554
241
3,698,126
4,100
435,000
1,299
3,263,126
2,801
Note: Glendale classifies connections as either residential or commercial. Residential connections inclue 0.75-inch meters
used for single-family units, and commercial connections include all nonresidential meters and multi-family meters larger
than 0.75 inches. The model uses single-family units as a proxy for residential connections and nonresidential floor area as
a proxy for nonresidential connections.
Annual Increase
Year
Average Day
Gallons
Total
Accounts
Residential
Nonresidential
10-Year Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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Water Supply – Plan-Based
The City of Glendale plans to increase its water supply through a lease purchase of 1,100 acre-feet of
water from the White Mountain Apache Tribe. The lease purchase will be used to meet demand from
future development. As shown in Figure W4, the cost to acquire 983,000 gallons (1,100 acre-feet) is
$8,000,000. After deducting existing development fee revenue collections of $4,459,473, the adjusted
cost is $3,540,527. For water supply, the cost is $3.60 per gallon. Since the lease purchase will be used to
meet additional demand from new development, and the additional 10-year demand of 3,698,126 gallons
exceeds the added capacity of the lease purchase, Glendale will need to eliminate the water supply
portion of the water facilities development fee in approximately 2026 unless additional water supply
projects are identified in the next development fee update.
Figure W4: Cost Factors
Wells – Plan-Based
The City of Glendale plans to activate additional wells over the next 10 years to meet demand from future
development. The cost to increase well capacity by 9,300,000 gallons per day is $30,000,000. Dividing the
total cost by the total capacity yields a cost of $3.23 per gallon. With an estimated increase in daily water
demand of 3,698,126 gallons, the 10-year revenue collections equal $11,944,947, or approximately 40
percent of the planned costs.
Figure W5: Cost Factors
White Mountain Apache Tribe 100-Yr Lease
$8,000,000
- Development Fee Revenue Collections
($4,459,473)
Adjusted Cost
$3,540,527
÷ Total Average Day Gallons
983,000
Cost per Gallon
$3.60
Water Supply
New Site COG 50 and COG 51
$14,000,000
Future Well
$8,000,000
Future Well
$8,000,000
Total Cost
$30,000,000
÷ Total Capacity (Average Day Gallons)
9,300,000
Cost per Gallon
$3.23
10-Year Increase in Gallons
3,698,126
10-Year Revenue Collections
$11,944,947
Wells
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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Water Treatment – Cost Recovery
The City of Glendale operates four water treatment plants, and three of the treatment plants have
outstanding debt. Since these three facilities have excess capacity to serve future development, Glendale
will use development fees to repay a portion of the outstanding debt.
The City of Glendale spent $207,996,291 to provide 85,000,000 gallons of water treatment capacity, and
the outstanding principal balance is $56,655,445. Dividing the total cost by the total capacity yields a cost
of $2.45 per gallon. With an estimated increase in daily water demand of 3,698,126 gallons, the 10-year
revenue collections equal $9,060,409, or approximately 16 percent of the remaining principal balance.
Figure W6: Cost Factors
Cholla Water Treatment Plant
30,000,000
Oasis Water Treatment Plant1
25,000,000
Pyramid Peak Water Treatment Plant
30,000,000
Total
85,000,000
1. Includes a surface water treatment plant and a groundwater treatment plant
Average Day Water Treatment Capacity (Gallons)
Cholla Water Treatment Plant
$77,560,000
Oasis Water Treatment Plant
$82,625,598
Pyramid Peak Water Treatment Plant
$47,810,693
Total (Original Cost)
$207,996,291
÷ Total Capacity (Average Day Gallons)
85,000,000
Cost per Gallon
$2.45
10-Year Increase in Gallons
3,698,126
10-Year Revenue Collections
$9,060,409
Cholla Water Treatment Plant
$20,381,567
Oasis Water Treatment Plant
$27,701,764
Pyramid Peak Water Treatment Plant
$8,572,114
Total Remaining Principal
$56,655,445
Water Treatment
Remaining Principal
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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Distribution Lines – Plan-Based
The City of Glendale plans to spend $240,000 per year to oversize and/or extend water distribution lines
to serve future development. Dividing the total cost of $2,400,000 by the 10-year demand increase of
3,698,126 gallons yields a cost of $0.65 per gallon.
Figure W7: Cost Factors
Development Fee Report – Plan-Based
The cost to prepare the Water Facilities IIP and the related Development Fee Report totals $19,120.
Glendale plans to update its report every five years. Based on this cost, proportionate share, and five-year
projections of water demand, the cost is $0.01 per gallon.
Figure W8: IIP and Development Fee Report
Distribution Line Annual Cost
$240,000
10-Year Total Cost
$2,400,000
10-Year Increase in Gallons
3,698,126
Cost per Gallon
$0.65
Distribution Lines
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Water
Facilities
$19,120
All Development
100%
Gallons
2,033,186
$0.01
Wastewater
Facilities
$19,120
All Development
100%
Gallons
887,051
$0.02
Total
$38,240
Proportionate Share
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
15
WATER FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for water facilities development fees, because costs generated
by projected development exceed revenues generated by projected development. Appendix A includes a
detailed explanation of the revenue credit/offset for water facilities development fees.
Water Facilities Development Fees
The cost per service unit is $9.94 per gallon for water facilities development fees, and Glendale will assess
water facilities development fees by meter size to new development in East Glendale. The base 0.75-inch
meter is equivalent to a single-family unit, and a capacity ratio is used to convert the base meter fee
proportionately for larger meters. The capacity ratios are calculated based on data published in AWWA
Manual of Water Supply Practices M-1, 7th Edition.
Water facilities development fees are calculated by multiplying the cost per gallon by the average day
gallons per EDU (single-family unit) and the associated capacity ratio. For example, the single-family fee
of $3,330 is calculated using a cost per service unit of $9.94 per gallon, multiplied by 335 average day
gallons, multiplied by a capacity ratio of 1.00. For a 1.00-inch meter, the fee of $5,561 is calculated using
a cost per service unit of $9.94 per gallon, multiplied by 335 average day gallons, multiplied by a capacity
ratio of 1.67.
Figure W9: Water Facilities Development Fees
Cost per Gallon
Water Supply
$3.60
Wells
$3.23
Water Treatment
$2.45
Distribution Lines
$0.65
Development Fee Report
$0.01
Total
$9.94
Residential Gallons per Day
335
0.75-inch
1.00
$3,330
$2,923
$407
1.00-inch
1.67
$5,561
$4,878
$683
1.50-inch
3.33
$11,089
$9,722
$1,367
2.00-inch
5.33
$17,748
$15,558
$2,190
3.00-inch
10.67
$35,530
$31,139
$4,391
4.00-inch
16.67
$55,509
$48,647
$6,862
6.00-inch
33.33
$110,986
$97,259
$13,727
8.00-inch
53.33
$177,584
$155,617
$21,967
1. AWWA Manual of Water Supply Practices M-1, 7th Edition
Meter Size
Capacity
Ratio1
Proposed
Fees
Current
Fees
Increase /
(Decrease)
Fee Component
Demand Indicator
Fees per Meter
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
16
WATER FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure W10 is based on projected water accounts in Figure W3 and the
updated water facilities development fees. For nonresidential development, the analysis uses a 1.00-inch
meter. If development occurs faster than projected, the demand for infrastructure will increase along with
development fee revenue. If development occurs slower than projected, the demand for infrastructure
will decrease and development fee revenue will decrease at a similar rate. Projected development fee
revenue equals $19,900,667 and projected expenditures equal $26,965,004. Based on the actual mix of
meter sizes used by future nonresidential accounts, the projected development fee revenue shown below
will change.
Figure W10: Water Facilities Development Fees Revenue
Growth Share
Water Supply
$3,540,527
Wells
$11,944,947
Water Treatment
$9,060,409
Distribution Lines
$2,400,000
Development Fee Report
$19,120
Total
$26,965,004
Single-Family
Nonresidential
$3,330
$5,561
per meter
per meter
Accounts
Accounts
Base
2023
59,260
4,582
Year 1
2024
59,515
4,953
Year 2
2025
59,770
5,510
Year 3
2026
59,895
5,745
Year 4
2027
60,021
5,973
Year 5
2028
60,146
6,202
Year 6
2029
60,272
6,431
Year 7
2030
60,398
6,659
Year 8
2031
60,451
6,901
Year 9
2032
60,505
7,142
Year 10
2033
60,558
7,383
1,299
2,801
$4,324,030
$15,576,637
$19,900,667
Projected Revenue
Projected Fee Revenue
Fee Component
Year
10-Year Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
17
WASTEWATER FACILITIES IIP
ARS § 9-463.05 (T)(7)(b) defines the facilities and assets that can be included in the Wastewater Facilities
IIP:
“Wastewater facilities, including collection, interception, transportation, treatment and disposal
of wastewater, and any appurtenances for those facilities.”
The Wastewater Facilities IIP includes components for wastewater treatment, lift station, collection lines,
and the cost of preparing the Wastewater Facilities IIP and related Development Fee Report. The cost
recovery methodology is used to calculate the wastewater treatment component. The plan-based
methodology is used for lift station, collection lines, and the Development Fee Report.
Proportionate Share
ARS § 9-463.05 (B)(3) states that the development fee shall not exceed a proportionate share of the cost
of necessary public services needed to accommodate new development. The Wastewater Facilities IIP and
development fees will allocate the cost of necessary public services between both residential and
nonresidential development using average day flow factors.
Service Area
Since new development west of 115th Avenue will not connect to Glendale’s wastewater system,
TischlerBise recommends using 115th Avenue as the border between the two service areas for wastewater
facilities development fees. Glendale will only assess wastewater facilities development fees to new
development in East Glendale.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
18
RATIO OF SERVICE UNIT TO DEVELOPMENT UNIT
ARS § 9-463.05(E)(4) requires:
“A table establishing the specific level or quantity of use, consumption, generation or discharge
of a service unit for each category of necessary public services or facility expansions and an
equivalency or conversion table establishing the ratio of a service unit to various types of land
uses, including residential, commercial and industrial.”
Wastewater development fees are assessed by meter size, and the analysis uses average day flow from
existing single-family units of 289 gallons as the demand factor for a 0.75-inch meter. For meters larger
than 0.75 inches, average day flow is calculated by multiplying average day flow from existing single-family
units by the capacity ratio for the corresponding meter size.
Figure WW1: Wastewater Ratio of Service Unit to Development Unit
Single-Family Unit
289
0.75-inch
1.00
1.00-inch
1.67
1.50-inch
3.33
2.00-inch
5.33
3.00-inch
10.67
4.00-inch
16.67
6.00-inch
33.33
8.00-inch
53.33
1. AWWA Manual of Water Supply
Practices M-1, 7th Edition
Average Day Flow (Gallons)
Meter Size
Capacity
Ratio1
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
19
ANALYSIS OF CAPACITY, USAGE, AND COSTS OF EXISTING PUBLIC SERVICES
ARS § 9-463.05(E)(2) requires:
“An analysis of the total capacity, the level of current usage and commitments for usage of
capacity of the existing necessary public services, which shall be prepared by qualified
professionals licensed in this state, as applicable.”
Existing Flow
Average day flow from Glendale wastewater customers was 19,444,389 gallons in 2022. Residential
customers represented 82 percent of average day flow, 94 percent of accounts, and generated 289 gallons
per day per account. Nonresidential customers represented 18 percent of average day flow, six percent
of accounts, and generated 958 gallons per day per account.
Figure WW2: Existing Flow
PROJECTED DEMAND FOR SERVICES AND COSTS
ARS § 9-463.05(E)(1) requires:
“A description of the existing necessary public services in the service area and the costs to
upgrade, update, improve, expand, correct or replace those necessary public services to meet
existing needs and usage and stricter safety, efficiency, environmental or regulatory standards,
which shall be prepared by qualified professionals licensed in this state, as applicable.”
ARS § 9-463.05(E)(5) requires:
“The total number of projected service units necessitated by and attributable to new
development in the service area based on the approved land use assumptions and calculated
pursuant to generally accepted engineering and planning criteria.”
ARS § 9-463.05(E)(6) requires:
“The projected demand for necessary public services or facility expansions required by new
service units for a period not to exceed ten years.”
Residential
5,854,163,000
16,038,803
55,548
289
Nonresidential
1,243,039,000
3,405,586
3,556
958
Total
7,097,202,000
19,444,389
59,104
329
Source: Glendale Water Services Department, 2022
Customer Type
Annual Gallons
Average Day
Gallons
Accounts
Avg Day Gallons
per Account
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
20
Projected Flow
Shown below, Figure WW3 includes projections of wastewater accounts and wastewater flow. Projected
residential accounts include all new single-family units in East Glendale. Projected nonresidential accounts
include nonresidential development and multi-family development. Over the next 10 years, projections
include an increase of 1,299 residential accounts and 2,443 nonresidential accounts.
To project future wastewater flow, the analysis applies the average day gallons per account factors shown
in Figure WW2 to the projected accounts shown in Figure WW3. Projected average day flow will increase
by 375,269 gallons for residential development and 1,139,676 gallons for nonresidential development. As
shown in Figure WW3, projected wastewater flow in East Glendale will increase by 1,514,944 gallons.
Figure WW3: Projected Flow
Gallons
Accounts
Gallons
Accounts
2022
19,444,389
59,104
96,815
335
375,419
392
Base
2023
19,586,753
59,444
73,682
255
68,682
85
1
2024
19,797,471
60,021
73,682
255
137,036
322
2
2025
20,059,047
60,774
73,682
255
187,894
498
3
2026
20,198,371
61,101
36,282
126
103,042
201
4
2027
20,336,088
61,422
36,282
126
101,435
196
5
2028
20,473,804
61,743
36,282
126
101,435
196
6
2029
20,611,521
62,065
36,282
126
101,435
196
7
2030
20,749,237
62,386
36,282
126
101,435
196
8
2031
20,866,724
62,653
15,498
54
101,989
213
9
2032
20,984,211
62,919
15,498
54
101,989
213
10
2033
21,101,697
63,186
15,498
54
101,989
213
1,514,944
3,742
375,269
1,299
1,139,676
2,443
10-Year Increase
Note: Glendale classifies connections as either residential or commercial. Residential connections inclue 0.75-inch meters
used for single-family units, and commercial connections include all nonresidential meters and multi-family meters larger
than 0.75 inches. The model uses single-family units as a proxy for residential connections and nonresidential floor area as
a proxy for nonresidential connections.
Annual Increase
Residential
Nonresidential
Total
Accounts
Year
Average Day
Gallons
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
21
Wastewater Treatment – Cost Recovery
The City of Glendale operates three wastewater treatment plants, and these treatment plants have
outstanding debt. Since these facilities have excess capacity to serve future development, Glendale will
use development fees to repay a portion of the outstanding debt.
The City of Glendale spent $208,689,000 to provide 29,200,000 gallons of wastewater treatment capacity,
and the outstanding principal balance is $39,797,500. Dividing the total cost by the total capacity yields a
cost of $7.15 per gallon. With an estimated increase in daily wastewater flow of 1,514,944 gallons, the 10-
year revenue collections equal $10,831,852, or approximately 27 percent of the remaining principal
balance.
Figure WW4: Cost Factors
Arrowhead Water Reclamation Facility
4,500,000
West Area Water Reclamation Facility
11,500,000
91st Ave Wastewater Treatment Plant
13,200,000
Total
29,200,000
Average Day Wastewater Treatment Capacity (Gallons)
Arrowhead Water Reclamation Facility
$42,725,000
West Area Water Reclamation Facility
$114,890,000
91st Ave Wastewater Treatment Plant
$51,074,000
Total (Original Cost)
$208,689,000
÷ Total Capacity (Average Day Gallons)
29,200,000
Cost per Gallon
$7.15
10-Year Increase in Gallons
1,514,944
10-Year Revenue Collections
$10,831,852
Arrowhead Water Reclamation Facility
$5,380,647
West Area Water Reclamation Facility
$9,061,417
91st Ave Wastewater Treatment Plant
$25,355,436
Total Remaining Principal
$39,797,500
Wastewater Treatment
Remaining Principal
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
22
Lift Station – Plan-Based
The City of Glendale plans to expand an existing lift station within the next 10 years to serve future
development. The cost to expand the lift station capacity by 3,348,000 gallons per day is $4,500,000.
Dividing the expansion cost by the additional capacity yields a cost of $1.34 per gallon. With an estimated
increase in daily wastewater flow of 1,514,944 gallons, the 10-year revenue collections equal $2,030,025,
or approximately 45 percent of the planned costs.
Figure WW5: Cost Factors
Collection Lines – Plan-Based
The City of Glendale plans to spend $700,000 per year to oversize and/or extend wastewater collection
lines to serve future development. Dividing the total cost of $7,000,000 by the 10-year flow increase of
1,514,944 gallons yields a cost of $4.62 per gallon.
Figure WW6: Cost Factors
Development Fee Report – Plan-Based
The cost to prepare the Wastewater Facilities IIP and the related Development Fee Report totals $19,120.
Glendale plans to update its report every five years. Based on this cost, proportionate share, and five-year
projections of wastewater flow, the cost is $0.02 per gallon.
Figure WW7: IIP and Development Fee Report
Expand 67th Ave and ACDC Lift Station
$4,500,000
÷ Additional Capacity (Gallons)
3,348,000
Cost per Gallon
$1.34
10-Year Increase in Gallons
1,514,944
10-Year Revenue Collections
$2,030,025
Lift Station
Collection Line Annual Cost
$700,000
10-Year Total Cost
$7,000,000
10-Year Increase in Gallons
1,514,944
Cost per Gallon
$4.62
Collection Lines
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Water
Facilities
$19,120
All Development
100%
Gallons
2,033,186
$0.01
Wastewater
Facilities
$19,120
All Development
100%
Gallons
887,051
$0.02
Total
$38,240
Proportionate Share
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
23
WASTEWATER FACILITIES DEVELOPMENT FEES
Revenue Credit/Offset
A revenue credit/offset is not necessary for wastewater facilities development fees, because costs
generated by projected development exceed revenues generated by projected development. Appendix A
includes a detailed explanation of the revenue credit/offset for wastewater facilities development fees.
Wastewater Facilities Development Fees
The cost per service unit is $13.13 per gallon for wastewater facilities development fees, and Glendale will
assess wastewater facilities development fees by meter size to new development in East Glendale. The
base 0.75-inch meter is equivalent to a single-family unit, and a capacity ratio is used to convert the base
meter fee proportionately for larger meters. The capacity ratios are calculated based on data published
in AWWA Manual of Water Supply Practices M-1, 7th Edition.
Wastewater facilities development fees are calculated by multiplying the cost per gallon by the average
day gallons per EDU (single-family unit) and the associated capacity ratio. For example, the single-family
fee of $3,795 is calculated using a cost per service unit of $13.13 per gallon, multiplied by 289 average day
gallons, multiplied by a capacity ratio of 1.00. For a 1.00-inch meter, the fee of $6,337 is calculated using
a cost per service unit of $13.13 per gallon, multiplied by 289 average day gallons, multiplied by a capacity
ratio of 1.67
Figure WW8: Wastewater Facilities Development Fees
Cost per Gallon
Wastewater Treatment
$7.15
Lift Station
$1.34
Collection Lines
$4.62
Development Fee Report
$0.02
Total
$13.13
Residential Gallons per Day
289
0.75-inch
1.00
$3,795
$1,609
$2,186
1.00-inch
1.67
$6,337
$2,684
$3,653
1.50-inch
3.33
$12,636
$5,346
$7,290
2.00-inch
5.33
$20,225
$8,553
$11,672
3.00-inch
10.67
$40,488
$17,117
$23,371
4.00-inch
16.67
$63,255
$26,739
$36,516
6.00-inch
33.33
$126,473
$53,456
$73,017
8.00-inch
53.33
$202,364
$85,530
$116,834
1. AWWA Manual of Water Supply Practices M-1, 7th Edition
Meter Size
Capacity
Ratio1
Proposed
Fees
Current
Fees
Demand Indicator
Fee Component
Fees per Meter
Increase /
(Decrease)
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
24
WASTEWATER FACILITIES DEVELOPMENT FEE REVENUE
Appendix A contains revenue forecasts required by Arizona’s Enabling Legislation (ARS § 9-463.05(E)(7)).
Projected fee revenue shown in Figure WW9 is based on projected wastewater accounts in Figure WW3
and the updated wastewater facilities development fees. For nonresidential development, the analysis
uses a 1.00-inch meter. If development occurs faster than projected, the demand for infrastructure will
increase along with development fee revenue. If development occurs slower than projected, the demand
for infrastructure will decrease and development fee revenue will decrease at a similar rate. Projected
development fee revenue equals $20,410,109 and projected expenditures equal $19,880,998. Based on
the actual mix of meter sizes used by future nonresidential accounts, the projected development fee
revenue shown below will change.
Figure WW9: Wastewater Facilities Development Fees Revenue
Growth Share
Wastewater Treatment
$10,831,852
Lift Station
$2,030,025
Collection Lines
$7,000,000
Development Fee Report
$19,120
Total
$19,880,998
Single-Family
Nonresidential
$3,795
$6,337
per meter
per meter
Accounts
Accounts
Base
2023
55,803
3,641
Year 1
2024
56,058
3,963
Year 2
2025
56,313
4,461
Year 3
2026
56,438
4,662
Year 4
2027
56,564
4,858
Year 5
2028
56,689
5,054
Year 6
2029
56,815
5,250
Year 7
2030
56,941
5,445
Year 8
2031
56,994
5,658
Year 9
2032
57,048
5,871
Year 10
2033
57,101
6,085
1,299
2,443
$4,927,836
$15,482,272
$20,410,109
10-Year Increase
Projected Revenue
Projected Fee Revenue
Fee Component
Year
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
25
APPENDIX A: FORECAST OF REVENUES OTHER THAN FEES
ARS § 9-463.05(E)(7) requires:
“A forecast of revenues generated by new service units other than development fees, which shall
include estimated state-shared revenue, highway users revenue, federal revenue, ad valorem
property taxes, construction contracting or similar excise taxes and the capital recovery portion
of utility fees attributable to development based on the approved land use assumptions, and a
plan to include these contributions in determining the extent of the burden imposed by the
development as required in subsection B, paragraph 12 of this section.”
ARS § 9-463.05(B)(12) states,
“The municipality shall forecast the contribution to be made in the future in cash or by taxes,
fees, assessments or other sources of revenue derived from the property owner towards the
capital costs of the necessary public service covered by the development fee and shall include
these contributions in determining the extent of the burden imposed by the development.
Beginning August 1, 2014, for purposes of calculating the required offset to development fees
pursuant to this subsection, if a municipality imposes a construction contracting or similar excise
tax rate in excess of the percentage amount of the transaction privilege tax rate imposed on the
majority of other transaction privilege tax classifications, the entire excess portion of the
construction contracting or similar excise tax shall be treated as a contribution to the capital
costs of necessary public services provided to development for which development fees are
assessed, unless the excess portion was already taken into account for such purpose pursuant to
this subsection.”
Glendale does not have a higher-than-normal construction excise tax rate; therefore, the required offset
described above is not applicable. Shown in Figure A1 is the required forecast of non-development fee
revenue from identified sources that can be attributed to future development over a period of five years.
These funds are available for capital investments; however, the City of Glendale directs these revenues to
non-development fee eligible capital needs including maintenance, repair, and replacement.
Figure A1: Revenue Projections
Source
FY 23-24
FY 24-25
FY 25-26
FY 26-27
FY 27-28
City Sales Tax
$174,018,883
$175,241,091
$177,675,643
$180,935,746
$184,395,530
Property Tax
$6,329,445
$6,392,739
$6,456,667
$6,521,233
$6,586,446
State Sales & Income Tax
$97,147,197
$98,323,894
$99,528,646
$100,745,341
$101,990,952
Other Fees
$32,678,324
$30,143,979
$28,698,950
$27,962,852
$27,321,707
Subtotal, General Fund
$310,173,849
$310,101,703
$312,359,906
$316,165,172
$320,294,635
Water Revenue
$64,680,215
$68,104,714
$69,567,524
$71,061,785
$71,061,785
Sewer Revenue
$44,430,807
$45,761,079
$46,446,169
$47,141,535
$47,376,801
Subtotal, Utility
$109,111,022
$113,865,793
$116,013,693
$118,203,320
$118,438,586
Total
$419,284,871
$423,967,496
$428,373,599
$434,368,492
$438,733,221
Source: FY23-24 Budget Book
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
26
APPENDIX B: PROFESSIONAL SERVICES
As stated in Arizona’s development fee enabling legislation, “a municipality may assess development fees
to offset costs to the municipality associated with providing necessary public services to a development,
including the costs of infrastructure, improvements, real property, engineering and architectural services,
financing and professional services required for the preparation or revision of a development fee pursuant
to this section, including the relevant portion of the infrastructure improvements plan” (see ARS § 9-
463.05.A). Because development fees must be updated at least every five years, the cost of professional
services is allocated to the projected increase in service units, over five years (see Figure B1). Qualified
professionals must develop the IIP, using generally accepted engineering and planning practices. A
qualified professional is defined as “a professional engineer, surveyor, financial analyst or planner
providing services within the scope of the person's license, education or experience”.
Figure B1: Cost of Professional Services
Necessary Public
Service
Cost
Service Unit
5-Year
Change
Cost per
Service Unit
Water
Facilities
$19,120
All Development
100%
Gallons
2,033,186
$0.01
Wastewater
Facilities
$19,120
All Development
100%
Gallons
887,051
$0.02
Total
$38,240
Proportionate Share
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
27
APPENDIX C: LAND USE DEFINITIONS
RESIDENTIAL DEVELOPMENT
As discussed below, residential development categories are based on data from the U.S. Census Bureau,
American Community Survey. Development fees will be assessed to all new residential units. One-time
development fees are determined by site capacity (i.e., number of residential units).
Single Family:
1. Single-family detached is a one-unit structure detached from any other house, that is, with open
space on all four sides. Such structures are considered detached even if they have an adjoining
shed or garage. A one-family house that contains a business is considered detached as long as the
building has open space on all four sides.
2. Single-family attached (townhouse) is a one-unit structure that has one or more walls extending
from ground to roof separating it from adjoining structures. In row houses (sometimes called
townhouses), double houses, or houses attached to nonresidential structures, each house is a
separate, attached structure if the dividing or common wall goes from ground to roof.
3. Mobile home includes both occupied and vacant mobile homes, to which no permanent rooms
have been added. Mobile homes used only for business purposes or for extra sleeping space and
mobile homes for sale on a dealer's lot, at the factory, or in storage are not counted in the housing
inventory.
Multi-Family:
1. Includes units in structures containing two or more housing units, further categorized as units in
structures with “2, 3 or 4, 5 to 9, 10 to 19, 20 to 49, and 50 or more apartments.”
2. Includes any living quarters occupied as a housing unit that does not fit the other categories (e.g.,
houseboats, railroad cars, campers, and vans). Recreational vehicles, boats, vans, railroad cars,
and the like are included only if they are occupied as a current place of residence.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
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NONRESIDENTIAL DEVELOPMENT
The proposed general nonresidential development categories (defined below) can be used for all new
construction. Nonresidential development categories represent general groups of land uses that share
similar average weekday vehicle trip generation rates and employment densities (i.e., jobs per thousand
square feet of floor area).
Assisted Living: Establishments primarily providing either routine general protective oversight, assistance
with activities necessary for independent living to mentally or physically limited persons, or
establishments providing care for persons who are unable to care for themselves. By way of example,
assisted living includes assisted living facilities, nursing homes, rest homes, chronic care homes, and
convalescent homes.
Commercial: Establishments primarily selling merchandise, eating/drinking places, entertainment, and
lodging uses. By way of example, commercial includes shopping centers, supermarkets, pharmacies,
restaurants, bars, nightclubs, automobile dealerships, and movie theaters.
Industrial: Establishments primarily engaged in the processing or production of goods, along with
warehousing, transportation, communications, and utilities. By way of example, industrial includes
manufacturing plants, distribution warehouses, trucking companies, utility substations, power generation
facilities, and telecommunications buildings.
Institutional: Public and quasi-public buildings providing educational, social assistance, or religious
services. By way of example, institutional includes schools, universities, churches, and public buildings
Lodging: Establishments providing sleeping accommodations that may include supporting facilities such
as restaurants, cocktail lounges, meeting and banquet rooms or convention facilities, limited recreational
facilities (pool, fitness room), and/or other retail and service shops. By way of example, lodging includes
hotels, motels, resorts, and hostels.
Office and Other Services: Establishments providing management, administrative, professional, or
business services; personal and health care services. By way of example, office and other services includes
offices, health care, and business services.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
29
APPENDIX D: LAND USE ASSUMPTIONS
Arizona’s Development Fee Act requires the preparation of Land Use Assumptions, which are defined in
Arizona Revised Statutes § 9-463.05(T)(6) as:
“projections of changes in land uses, densities, intensities and population for a specified service
area over a period of at least ten years and pursuant to the General Plan of the municipality.”
The estimates and projections of residential and nonresidential development in this Land Use
Assumptions document are for all areas within Glendale’s city limits. The current demographic estimates
and future development projections will be used in the Infrastructure Improvements Plan (IIP) and in the
calculation of development fees. Current demographic data estimates for 2023 are used in calculating
levels of service (LOS) provided to existing development in the City of Glendale. Arizona’s Enabling
Legislation requires fees to be updated at least every five years and limits the IIP to a maximum of 10
years.
SUMMARY OF GROWTH INDICATORS
Key land use assumptions for the City of Glendale Development Fee Report are population, housing units,
employment, and nonresidential floor area projections. TischlerBise projects single-family housing units
in East Glendale using 2020 – 2035 projections published by the Maricopa Association of Governments
(MAG) and projects multi-family housing units in East Glendale using projections provided by projections
provided by Glendale’s Development Services Department. For housing units in West Glendale,
TischlerBise uses projections provided by Glendale’s Development Services Department. TischlerBise
derives population estimates and projections by converting housing units to population using persons per
housing unit factors. For nonresidential development in East Glendale, TischlerBise projects employment
using 2020 – 2035 projections published by the Maricopa Association of Governments (MAG). Multiplying
employment projections by employment density factors published by the Institute of Transportation
Engineers (ITE) provides nonresidential floor area. For nonresidential development in West Glendale,
TischlerBise uses projections provided by Glendale’s Office of Economic Development. The projections
contained in this document provide the foundation for the Development Fee Report. These metrics are
the service units and demand indicators used in the Development Fee Report.
Development projections summarized in Figure D10 are used to estimate development fee revenue and
to indicate the anticipated need for growth-related infrastructure. Development fee methodologies are
designed to reduce sensitivity to development projections in the determination of the proportionate
share fee amounts. If actual development is slower than projected, fee revenue will decline, but so will
the need for growth-related infrastructure. In contrast, if development is faster than anticipated, fee
revenue will increase, but Glendale will also need to accelerate infrastructure improvements to keep pace
with the actual rate of development.
During the next 10 years, residential development projections in East Glendale indicate a resident
population increase of 14,399 persons in an additional 6,303 housing units, and nonresidential
development projections in East Glendale indicate an employment increase of 14,859 jobs in
approximately 5,976,000 square feet of floor area.
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
30
SERVICE AREAS
ARS § 9-63.05 defines “service area” as follows:
“Any specified area within the boundaries of a municipality in which development will be served
by necessary public services or facility expansions and within which a substantial nexus exists
between the necessary public services or facility expansions and the development being served
as prescribed in the infrastructure improvements plan.”
Since new development west of 115th Avenue will not connect to Glendale’s water and sewer systems,
TischlerBise recommends using 115th Avenue as the border between the two service areas for water and
wastewater facilities development fees.
Figure D1: Proposed Development Fee Service Areas
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
31
RESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of residential development.
Recent Residential Construction
Development fees require an analysis of current levels of service. For residential development, current
levels of service are determined using estimates of population and housing units. Shown below, Figure D2
indicates the estimated number of housing units added by decade according to data obtained from the
U.S. Census Bureau. In the previous decade, Glendale’s housing stock grew by an average of 141 housing
units per year.
Figure D2: Housing Units by Decade
Census 2010 Housing Units
90,505
Census 2020 Housing Units
91,912
New Housing Units 2010 to 2020
1,407
Glendale's housing stock grew by an
average of 141 housing units per year
from 2010 to 2020.
0
5,000
10,000
15,000
20,000
25,000
30,000
Before 1970
1970s
1980s
1990s
2000s
Housing Units Added by Decade
in Glendale
Source: U.S. Census Bureau, Census 2020 Summary File 1, Census 2010 Summary File 1, 2015-2019
5-Year American Community Survey (for 2000s and earlier, adjusted to yield total units in 2010).
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
32
Persons per Housing Unit
According to the U.S. Census Bureau, a household is a housing unit occupied by year-round residents.
Development fees often use per capita standards and persons per housing unit (PPHU) or persons per
household (PPH) to derive proportionate share fee amounts. When PPHU is used in the fee calculations,
infrastructure standards are derived using year-round population. When PPH is used in the fee
calculations, the development fee methodology assumes a higher percentage of housing units will be
occupied, thus requiring seasonal or peak population to be used when deriving infrastructure standards.
TischlerBise recommends that development fees for residential development in Glendale be imposed
according to the number of persons per housing unit.
Occupancy calculations require data on population and the types of units by structure. The 2010 census
did not obtain detailed information using a “long-form” questionnaire. Instead, the U.S. Census Bureau
switched to a continuous monthly mailing of surveys, known as the American Community Survey (ACS),
which has limitations due to sample-size constraints. For example, data on detached housing units are
now combined with attached single units (commonly known as townhouses, which share a common
sidewall, but are constructed on an individual parcel of land). For development fees in Glendale, detached
units, attached units, and mobile home units are included in the “Single-Family” category. The “Multi-
Family” category includes duplexes and all other structures with two or more units on an individual parcel
of land.
Figure D3 below shows the occupancy estimates for Glendale based on 2015-2019 American Community
Survey 5-Year Estimates. Single-family units averaged 3.15 persons per housing unit, and multi-family
units averaged 2.06 persons per housing unit. The average occupancy for all housing units in Glendale was
2.85 persons per housing unit.
Figure D3: Persons per Housing Unit
Single-Family1
199,345
59,391
3.36
63,368
3.15
72.7%
6.28%
Multi-Family2
49,016
21,674
2.26
23,820
2.06
27.3%
9.01%
Total
248,361
81,065
3.06
87,188
2.85
100.0%
7.02%
Source: U.S. Census Bureau, 2015-2019 American Community Survey 5-Year Estimates, Tables B25024, B25032, B25033.
1. Includes detached, attached (i.e. townhouses), and mobile home units.
2. Includes dwellings in structures with two or more units or a boat, RV, van, etc.
Housing
Mix
Vacancy
Rate
Housing Type
Persons
Households
Persons per
Household
Housing
Units
Persons per
Housing Unit
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
33
Residential Estimates
East Glendale
Based on estimates provided by Glendale’s Development Services Department, there were 55,470 single-
family units and 38,759 multi-family units in East Glendale in 2021. Based on units under construction in
2021 and TischlerBise estimates of housing units constructed in 2022, the 2023 base year estimate for
East Glendale includes 57,051 single-family units and 39,879 multi-family units.
West Glendale
TischlerBise estimates there are 873 single-family units and 1,844 multi-family units located in West
Glendale in 2023. These units are located at Luke Air Force Base.
Residential Projections
For this study, the analysis assumes the occupancy factors shown in Figure D3 will remain constant
throughout the 10-year projection period. Population and housing unit projections are used to illustrate
the possible future pace of service demands, revenues, and expenditures. To the extent these factors
change, the projected need for infrastructure will also change. If development occurs at a more rapid rate
than projected, the demand for infrastructure will increase at a corresponding rate. If development occurs
at a slower rate than projected, the demand for infrastructure will also decrease.
East Glendale
To project single-family housing units in East Glendale from 2023 through 2033, TischlerBise uses MAG
housing unit projections for 2020, 2025, 2030, and 2035. To project interim years, the five-year increase
is distributed equally. For example, the average annual increase from 2020 to 2025 is 255 single-family
units. Adding those 255 units to the 2023 estimate of 57,051 single-family units results in a 2024 estimate
of 57,306 single-family units in East Glendale. Glendale’s Development Services Department projects an
additional 5,004 multi-family units over the next 10 years.
To convert housing units to population, occupancy factors shown in Figure D3 are applied to the housing
unit projections shown in Figure D4. For example, the 10-year increase of 1,299 single-family units
multiplied by 3.15 persons per housing unit equals 4,090 persons in new single-family units. Based on
these assumptions, the 10-year projections for East Glendale include an increase of 14,399 persons and
6,303 housing units.
Figure D4: Residential Development Projections – East Glendale
2023
2024
2025
2026
2027
2028
2033
Base Year
1
2
3
4
5
10
Resident Population
Single Family
181,749
182,552
183,355
183,751
184,146
184,542
185,840
4,090
Multi-Family
83,107
84,685
87,078
87,893
88,682
89,471
93,416
10,308
Total
264,857
267,238
270,434
271,644
272,828
274,013
279,255
14,399
Housing Units
Single Family
57,051
57,306
57,561
57,686
57,812
57,937
58,349
1,299
Multi-Family
39,879
40,645
41,807
42,202
42,585
42,968
44,883
5,004
Total
96,930
97,951
99,368
99,889
100,397
100,906
103,233
6,303
East Glendale
10-Year
Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
34
West Glendale
Glendale’s Development Services Department projects construction of 1,265 single-family units over the
next 10 years and 96 multi-family units over the next two years. To convert housing units to population,
occupancy factors shown in Figure D3 are applied to the housing unit projections shown at the bottom of
Figure D5. For example, the 10-year increase of 1,265 single-family units multiplied by 3.15 persons per
housing unit equals 3,983 persons in new single-family units. Based on these assumptions, the 10-year
projections for West Glendale include an increase of 4,181 persons and 1,361 housing units. There is no
expected increase in housing units at Luke Air Force Base.
Figure D5: Residential Development Projections – West Glendale
NONRESIDENTIAL DEVELOPMENT
This section details current estimates and future projections of nonresidential development including jobs
and nonresidential floor area.
Nonresidential Square Footage Estimates
TischlerBise uses the term jobs to refer to employment by place of work. In Figure D6, gray shading
indicates the nonresidential development prototypes used by TischlerBise to derive employment
densities. For nonresidential development, TischlerBise uses data published in Trip Generation, Institute
of Transportation Engineers, 11th Edition (2021). The prototype for industrial development, Industrial Park
(ITE 130), has 864 square feet of floor area per employee. Institutional development uses Government
Office (ITE 730) and has 330 square feet of floor area per employee. For office & other services
development, the proxy is General Office (ITE 710); it has 307 square feet of floor area per employee. The
prototype for commercial development is Shopping Center (ITE 820), which has 471 square feet of floor
area per employee.
2023
2024
2025
2026
2027
2028
2033
Base Year
1
2
3
4
5
10
Resident Population
Single Family
2,395
2,837
3,280
3,722
4,165
4,607
6,378
3,983
Multi-Family
1,654
1,753
1,852
1,852
1,852
1,852
1,852
198
Total
4,048
4,590
5,131
5,574
6,017
6,459
8,229
4,181
Housing Units
Single Family
873
1,013
1,154
1,294
1,435
1,575
2,137
1,265
Multi-Family
1,844
1,892
1,940
1,940
1,940
1,940
1,940
96
Total
2,717
2,905
3,094
3,234
3,375
3,515
4,077
1,361
West Glendale
10-Year
Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
35
Figure D6: Nonresidential Demand Units
Nonresidential Estimates
Based on data published by Esri Business Analyst, the 2021 employment estimate includes 81,970 jobs.
Converting jobs to nonresidential floor area using the square feet per employee multipliers shown in
Figure D6, the 2021 floor area estimate includes 34,577,073 square feet.
Figure D7: Nonresidential Estimates – 2021
ITE
Demand
Wkdy Trip Ends Wkdy Trip Ends
Emp Per
Sq Ft
Code
Unit
Per Dmd Unit1
Per Employee1
Dmd Unit
Per Emp
110
Light Industrial
1,000 Sq Ft
4.87
3.10
1.57
637
130
Industrial Park
1,000 Sq Ft
3.37
2.91
1.16
864
140
Manufacturing
1,000 Sq Ft
4.75
2.51
1.89
528
150
Warehousing
1,000 Sq Ft
1.71
5.05
0.34
2,953
254
Assisted Living
bed
2.60
4.24
0.61
na
310
Hotel
room
7.99
14.34
0.56
na
520
Elementary School
student
2.27
22.50
0.10
na
525
High School
student
1.94
21.95
0.09
na
565
Day Care
student
4.09
21.38
0.19
na
610
Hospital
1,000 Sq Ft
10.77
3.77
2.86
350
710
General Office (avg size)
1,000 Sq Ft
10.84
3.33
3.26
307
720
Medical-Dental Office
1,000 Sq Ft
36.00
8.71
4.13
242
730
Government Office
1,000 Sq Ft
22.59
7.45
3.03
330
750
Office Park
1,000 Sq Ft
11.07
3.54
3.13
320
770
Business Park
1,000 Sq Ft
12.44
4.04
3.08
325
820
Shopping Center (avg size)
1,000 Sq Ft
37.01
17.42
2.12
471
1. Trip Generation, Institute of Transportation Engineers, 11th Edition (2021).
Land Use / Size
2021
Percent of
Square Feet
2021 Estimated
Jobs per
Jobs1
Total Jobs
per Job2
Floor Area3
1,000 Sq. Ft.2
Industrial4
8,531
10%
864
7,370,784
1.16
Commercial5
26,221
32%
471
12,350,091
2.12
Office & Other Service6
31,554
38%
307
9,687,078
3.26
Institutional7
15,664
19%
330
5,169,120
3.03
Total
81,970
100%
34,577,073
1. Esri Business Analyst, 2021.
2. Trip Generation, Institute of Transportation Engineers, 11th Edition (2021).
3. TischlerBise calculation (2021 jobs X square feet per job).
4. Major sectors include Manufacturing, Wholesale Trade.
5. Major sectors include Retail Trade, Accommodation & Food Services.
6. Major sectors include Health Care, Other Services.
7. Major sectors include Public Administration, Educational Services.
Nonresidential
Category
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
36
Nonresidential Projections
Employment and floor area projections are used to illustrate the possible future pace of service demands,
revenues, and expenditures. To the extent these factors change, the projected need for infrastructure will
also change. If development occurs at a more rapid rate than projected, the demand for infrastructure
will increase at a corresponding rate. If development occurs at a slower rate than projected, the demand
for infrastructure will also decrease.
East Glendale
To project nonresidential development in East Glendale from the 2021 Esri estimate to the 2023 base
year, and then through 2033, TischlerBise uses compound annual growth rates calculated from MAG
employment projections for 2020 to 2025, 2025 to 2030, and 2030 to 2035. For 2020 to 2025, the
compound annual growth rate is 2.4 percent for industrial, 1.0 percent for commercial, 2.7 percent for
office and other services, and 1.2 percent for institutional. Applying these growth rates to the 2021 Esri
estimates results in a 2023 base year estimate of 8,250 industrial jobs, 26,491 commercial jobs, 33,057
office and other services jobs, and 10,987 institutional jobs. For the 2023 base year, the East Glendale
employment estimate includes 78,784 jobs. TischlerBise repeats this calculation to project employment
from 2023 to 2033. Over the next 10 years, East Glendale employment growth includes 14,859 jobs.
To convert employment to floor area, employment multipliers shown in Figure D6 are applied to the
employment projections shown in Figure D8. For example, the 10-year increase of 2,203 commercial jobs
multiplied by 471 square feet per job equals approximately 1,038,000 square feet of commercial floor
area. Based on these assumptions, the 10-year projections for East Glendale include an additional
5,976,000 square feet of nonresidential floor area.
Figure D8: Nonresidential Development Projections – East Glendale
2023
2024
2025
2026
2027
2028
2033
Base Year
1
2
3
4
5
10
Employment
Industrial
8,250
8,448
8,646
8,855
9,064
9,272
10,097
1,848
Commercial
26,491
26,760
27,029
27,265
27,501
27,737
28,694
2,203
Office & Other Services
33,057
33,927
34,796
35,775
36,754
37,733
42,838
9,781
Institutional
10,987
11,113
11,239
11,319
11,398
11,478
12,015
1,028
Total
78,784
80,247
81,710
83,213
84,717
86,220
93,643
14,859
Nonres. Floor Area (x1,000)
Industrial
7,128
7,299
7,470
7,651
7,831
8,011
8,724
1,596
Commercial
12,477
12,604
12,731
12,842
12,953
13,064
13,515
1,038
Office & Other Services
10,149
10,416
10,682
10,983
11,283
11,584
13,151
3,003
Institutional
3,626
3,667
3,709
3,735
3,761
3,788
3,965
339
Total
33,379
33,986
34,592
35,210
35,829
36,447
39,355
5,976
East Glendale
10-Year
Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
37
West Glendale
To project nonresidential development in West Glendale from the 2021 Esri estimate to the 2023 base
year, and then through 2033, TischlerBise uses development projections provided by Glendale’s Office of
Economic Development. For 2021, Luke Air Force Base accounted for the majority of jobs and
nonresidential floor area located in West Glendale. Adding industrial development completed or under
construction in 2021 to the 2021 estimate provides a 2023 base year estimate of 16,515,000 square feet
of nonresidential floor area in West Glendale.
Glendale’s Office of Economic Development projects an additional 9,800,000 square feet of industrial
development over the next five years and an additional 4,000,000 square feet of industrial development
from 2028 to 2033. Glendale’s Office of Economic Development projects an additional 90,000 square feet
of commercial development over the next five years and an additional 40,000 square feet of commercial
development from 2028 to 2033. Based on these assumptions, the 10-year projections for West Glendale
include an additional 13,930,000 square feet of nonresidential floor area.
To convert floor area to employment, employment multipliers shown in Figure D6 are applied to the floor
area projections shown in Figure D9. For example, the 10-year increase of 13,800,000 square feet of
industrial development divided by 864 square feet per job equals approximately 15,972 industrial jobs.
Over the next 10 years, West Glendale employment growth includes 16,248 jobs.
Figure D9: Nonresidential Development Projections – West Glendale
2023
2024
2025
2026
2027
2028
2033
Base Year
1
2
3
4
5
10
Employment
Industrial
7,874
10,420
12,966
15,513
18,059
19,216
23,846
15,972
Commercial
310
353
395
438
480
502
586
276
Office & Other Services
236
236
236
236
236
236
236
0
Institutional
4,930
4,930
4,930
4,930
4,930
4,930
4,930
0
Total
13,350
15,939
18,528
21,116
23,705
24,884
29,598
16,248
Nonres. Floor Area (x1,000)
Industrial
16,515
18,715
20,915
23,115
25,315
26,315
30,315
13,800
Commercial
146
166
186
206
226
236
276
130
Office & Other Services
72
72
72
72
72
72
72
0
Institutional
1,627
1,627
1,627
1,627
1,627
1,627
1,627
0
Total
18,361
20,581
22,801
25,021
27,241
28,251
32,291
13,930
West Glendale
10-Year
Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
38
DEVELOPMENT PROJECTIONS
Provided below is a summary of development projections. Development projections are used to illustrate a possible future pace of demand for
service units and cash flows resulting from revenues and expenditures associated with those demands.
Figure D10: Development Projections Summary – Total
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
Base Year
1
2
3
4
5
6
7
8
9
10
Resident Population
Single Family
184,144
185,390
186,635
187,473
188,311
189,149
189,987
190,825
191,437
192,048
192,217
8,073
Multi-Family
84,761
86,438
88,930
89,745
90,533
91,322
92,111
92,900
93,689
94,478
95,267
10,506
Total
268,905
271,828
275,565
277,218
278,845
280,472
282,099
283,726
285,126
286,527
287,485
18,579
Housing Units
Single Family
57,923
58,319
58,714
58,980
59,246
59,512
59,779
60,045
60,239
60,433
60,486
2,563
Multi-Family
41,723
42,537
43,747
44,142
44,525
44,908
45,291
45,674
46,057
46,440
46,823
5,100
Total
99,647
100,856
102,461
103,123
103,772
104,421
105,070
105,719
106,296
106,873
107,310
7,663
Employment
Industrial
16,123
18,868
21,612
24,367
27,122
28,489
29,855
31,221
32,514
33,807
33,943
17,820
Commercial
26,801
27,113
27,424
27,703
27,981
28,238
28,496
28,753
28,936
29,119
29,280
2,479
Office & Other Services
33,293
34,163
35,032
36,011
36,990
37,969
38,947
39,926
40,975
42,024
43,074
9,781
Institutional
15,917
16,043
16,169
16,249
16,328
16,408
16,488
16,567
16,693
16,819
16,945
1,028
Total
92,134
96,186
100,238
104,330
108,422
111,104
113,785
116,467
119,118
121,769
123,242
31,108
Nonres. Floor Area (x1,000)
Industrial
23,643
26,014
28,386
30,766
33,146
34,327
35,507
36,687
37,805
38,922
39,039
15,396
Commercial
12,623
12,770
12,917
13,048
13,179
13,300
13,421
13,543
13,629
13,715
13,791
1,168
Office & Other Services
10,221
10,488
10,755
11,055
11,356
11,656
11,957
12,257
12,579
12,902
13,224
3,003
Institutional
5,252
5,294
5,336
5,362
5,388
5,415
5,441
5,467
5,509
5,550
5,592
339
Total
51,740
54,566
57,393
60,231
63,070
64,698
66,326
67,954
69,522
71,089
71,646
19,906
10-Year
Increase
Glendale, Arizona
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
39
East Glendale
Figure D11: Development Projections Summary – East Glendale
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
Base Year
1
2
3
4
5
6
7
8
9
10
Resident Population
Single Family
181,749
182,552
183,355
183,751
184,146
184,542
184,937
185,333
185,502
185,671
185,840
4,090
Multi-Family
83,107
84,685
87,078
87,893
88,682
89,471
90,260
91,049
91,838
92,627
93,416
10,308
Total
264,857
267,238
270,434
271,644
272,828
274,013
275,197
276,382
277,339
278,297
279,255
14,399
Housing Units
Single Family
57,051
57,306
57,561
57,686
57,812
57,937
58,063
58,189
58,242
58,296
58,349
1,299
Multi-Family
39,879
40,645
41,807
42,202
42,585
42,968
43,351
43,734
44,117
44,500
44,883
5,004
Total
96,930
97,951
99,368
99,889
100,397
100,906
101,414
101,923
102,360
102,796
103,233
6,303
Employment
Industrial
8,250
8,448
8,646
8,855
9,064
9,272
9,481
9,690
9,826
9,962
10,097
1,848
Commercial
26,491
26,760
27,029
27,265
27,501
27,737
27,973
28,209
28,370
28,532
28,694
2,203
Office & Other Services
33,057
33,927
34,796
35,775
36,754
37,733
38,711
39,690
40,739
41,788
42,838
9,781
Institutional
10,987
11,113
11,239
11,319
11,398
11,478
11,558
11,637
11,763
11,889
12,015
1,028
Total
78,784
80,247
81,710
83,213
84,717
86,220
87,723
89,226
90,699
92,171
93,643
14,859
Nonres. Floor Area (x1,000)
Industrial
7,128
7,299
7,470
7,651
7,831
8,011
8,192
8,372
8,489
8,607
8,724
1,596
Commercial
12,477
12,604
12,731
12,842
12,953
13,064
13,175
13,286
13,363
13,439
13,515
1,038
Office & Other Services
10,149
10,416
10,682
10,983
11,283
11,584
11,884
12,185
12,507
12,829
13,151
3,003
Institutional
3,626
3,667
3,709
3,735
3,761
3,788
3,814
3,840
3,882
3,923
3,965
339
Total
33,379
33,986
34,592
35,210
35,829
36,447
37,065
37,684
38,241
38,798
39,355
5,976
East Glendale
10-Year
Increase
Land Use Assumptions, Infrastructure Improvements Plan, and Development Fee Report
Glendale, Arizona
40
West Glendale
Figure D12: Development Projections Summary – West Glendale
2023
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
Base Year
1
2
3
4
5
6
7
8
9
10
Resident Population
Single Family
2,395
2,837
3,280
3,722
4,165
4,607
5,050
5,493
5,935
6,378
6,378
3,983
Multi-Family
1,654
1,753
1,852
1,852
1,852
1,852
1,852
1,852
1,852
1,852
1,852
198
Total
4,048
4,590
5,131
5,574
6,017
6,459
6,902
7,344
7,787
8,229
8,229
4,181
Housing Units
Single Family
873
1,013
1,154
1,294
1,435
1,575
1,716
1,856
1,997
2,137
2,137
1,265
Multi-Family
1,844
1,892
1,940
1,940
1,940
1,940
1,940
1,940
1,940
1,940
1,940
96
Total
2,717
2,905
3,094
3,234
3,375
3,515
3,656
3,796
3,937
4,077
4,077
1,361
Employment
Industrial
7,874
10,420
12,966
15,513
18,059
19,216
20,374
21,531
22,688
23,846
23,846
15,972
Commercial
310
353
395
438
480
502
523
544
565
586
586
276
Office & Other Services
236
236
236
236
236
236
236
236
236
236
236
0
Institutional
4,930
4,930
4,930
4,930
4,930
4,930
4,930
4,930
4,930
4,930
4,930
0
Total
13,350
15,939
18,528
21,116
23,705
24,884
26,062
27,241
28,420
29,598
29,598
16,248
Nonres. Floor Area (x1,000)
Industrial
16,515
18,715
20,915
23,115
25,315
26,315
27,315
28,315
29,315
30,315
30,315
13,800
Commercial
146
166
186
206
226
236
246
256
266
276
276
130
Office & Other Services
72
72
72
72
72
72
72
72
72
72
72
0
Institutional
1,627
1,627
1,627
1,627
1,627
1,627
1,627
1,627
1,627
1,627
1,627
0
Total
18,361
20,581
22,801
25,021
27,241
28,251
29,261
30,271
31,281
32,291
32,291
13,930
West Glendale
10-Year
Increase