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Carioca Peoria and Sarival Avenue
Annexation
APPROXIMATELY 12.44 ACRES
LOCATED AT THE SOUTHEAST CORNER OF PEORIA AVENUE AND
SARIVAL AVENUE
Submitted: November 10, 2023
Revised: February 12, 2024
Case Number:
AN-244
Pacific Western Holdings, LLC
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Development Team
Property Owner:
Pacific Western Holdings, LLC
Marvin Rose
2601 W. Dunlap Avenue, Suite 10
Phoenix, Arizona 85021
(602)395-2600
marvin@cariocaco.com
Developer:
The Carioca Company
Marvin Rose
2601 W. Dunlap Avenue, Suite 10
Phoenix, Arizona 85021
(602)395-2600
marvin@cariocaco.com
Architect:
Esencia, LLC
Jeffrey Winter
1743 E. McNair Drive, Suite 200
Tempe, Arizona 85283
(480) 755-0959
Winter@esencia.org
Civil Engineer:
Helix Engineering, LLC
Steve Bowser
3240 E Union Hills Drive, #113
Phoenix, Arizona 85050
(602) 788-2616
SB@hxeng.com
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Project Profile
Project Name:
Carioca – Peoria and Sarival
Property Owner:
Pacific Western Holdings, LLC
Assessor Parcel Numbers:
501-46-023
Current Municipality:
Maricopa County
Annexation:
City of Glendale
Project location:
Southeast corner of Peoria Avenue and
Sarival Avenue
Project Developable Area:
12.44 Acres (for Annexation)
Current General Plan:
Low Density Residential (LDR-1)
Current Zoning
Maricopa County Intermediate Commercial (C-1)
City of Glendale Zoning:
Neighborhood Commercial (C-1)
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Introduction:
The purpose of this submittal is for an Annexation application request. The subject property is
currently owned by Pacific Western Holdings, LLC and will be developed by the Carioca
Company. The subject property consists of approximately 12.0 acres generally located on the
southeast corner of Peoria Avenue and Sarival Avenue and is identified by the Maricopa County
Assessor’s Office as APN 501-46-023. The annexation request is a total of 12.44 acres which
includes the subject property and additional R.O.W. within Peoria Avenue.
The property is currently within the jurisdiction of Maricopa County and is zoned C-1
(Intermediate Commercial). The property has been identified to be annexed into the City of
Glendale as part of a previous agreement with the previous landowner. Pacific Western
Holdings would like to proceed to annex the property from Maricopa County into the City of
Glendale. This property is also identified with the City of Glendale General plan land use
designation of LDR 1 - Low Density Residential. The property will fall under the City of Glendale
zoning of C-1, which allows use for the proposed convenience store/gas station and future
commercial development on the property. This property is outside the Luke Air Force airport
disclosure area and traffic pattern.
Site and Surrounding Context:
The site is currently used for commercial purposes and is currently located in Maricopa County
Jurisdiction and is zoned C-1 (Intermediate Commercial). However, the site is located within the
City of Glendale’s planning area and the site is designated as low-density residential on the City
of Glendale’s General plan. The property is located approximately 0.5 miles to the east of Loop
303 Freeway, along Peoria Avenue, in an area of the city that is experiencing growth and
development interest. The northern boundary, Peoria Avenue and north, is currently under the
City of Surprise jurisdiction. To the north, across Peoria Avenue, is a vacant lot located on the
hard corner which is zoned PAD for future commercial development and is backed by
residential, single-family homes, further north and east. The vacant parcels to the west, across
Sarival Avenue, are within the City of Glendale’s jurisdiction and currently have a PAD zoning
classification, which is likely to have a large commercial development center in the future.
Existing residential, R1-35 zoned single family homes, that are within Maricopa County, create
the Twelve Oaks Estates Subdivision located directly east and south of this property. Twelve
Oaks Estates Homeowner Association has transferred ownership of a portion of a small
continuous tract along Peoria Avenue (Tract A) and along Sarival Avenue (Tract C). These tracts
will continue to be used for drainage control.
Utilities:
The parcel is located within EPCOR utility service area, and it is anticipated that this project will
be connected to EPCOR water at time of development. EPCOR sewer is located approximately a
mile south from this property with no immediate plans to extend the sewer services north to
this property. City of Surprise sewer is located within Peoria Avenue, but City of Surprise has
stated it will not service any property outside their jurisdiction. Initially, this property will be
serviced by an on-site private sewer system until EPCOR sewer is extended north to this
property boundary.
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Roadways:
Peoria Avenue is located directly north of this property and is currently controlled by the City of
Surprise, except for a small 10’-0” tract, located 25’-0” north of our northern property line, that
is controlled by the City of Glendale. In addition to annexing the entire parcel to the City of
Glendale, we are requesting to annex the 25’-0” portion of Peoria Avenue from our northern
property line, north, for a 35’-0” cohesive City of Glendale R.O.W. The inclusion of the 25’-0”
portion of the ROW would increase the annexation area to 12.44 acres, as part of the overall
annexation. A new legal description and exhibit has been provided.
General Plan:
As previously stated, this property is within the City of Glendale’s planning area and the City of
Glendale’s General Plan currently designates this property as LDR 1 - Low Density Residential.
This designation will allow for the proposed zoning and the proposed convenience store/fuel
station. Although there are no current plans for the remainder of the site, it also allows for
future commercial use development to be consistent with the surrounding parcels to the west,
northwest and north of the intersection. Our proposed use of a convenience store/fuel station
is supported by the following goals and policies of the General plan:
Land Use Element LU-1: Development is guided by sound growth management:
There is sufficient infrastructure for Peoria Avenue and Sarival Avenue surrounding the site.
Compatible land uses are anticipated north and west of this site; therefore, the request to
annex our parcel into the City of Glendale aligns with their general plan and allows for the
proposed neighborhood commercial use that will service and be complementary to the
surrounding area.
Zoning:
Under the current jurisdiction of Maricopa County, the site is zoned C-1 (Intermediate
Commercial), and it is our intent to keep this same zoning designation under the jurisdiction of
City of Glendale as C-1 (Neighborhood Commercial), to accommodate for commercial uses that
will service the surrounding community. The intended uses are those allowed by the City of
Glendale C-1 zoning classification such as retail, restaurants, drive-through restaurants, and the
proposed convenience store/gas station. At this time, there are no further plans to develop the
remainder 8.7-acre of the property. A conceptual site plan has been provided to illustrate a
possible completion of the overall parcel.
Permitted Uses will be all the uses allowed under the C-1 classification set forth in the City’s
Zoning Code.
• C-1 (Neighborhood Commercial) Permitted uses as set forth in the City’s Zoning
Ordinance
• C-1 uses subject to conditions as set forth in the City’s Zoning Ordinance
• C-1 uses subject to Conditional Use Permit as set forth in the City’s Zoning Ordinance
• C-1 accessory uses as set forth in the City’s Zoning Ordinance
The commercial development on the 12.44-acre site will have street frontage and vehicular
access along both Peoria Avenue and Sarival Avenue. It is anticipated that the site will have one
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driveway on Peoria Avenue and multiple driveways along Sarival Avenue. No direct vehicular
and pedestrian access will be provided to the residential properties to the east and south.
The overall design theme will feature local and southwest inspired material and colors found in
the surrounding areas. Each tenant will have the flexibility to incorporate their corporate
branding colors and design. The landscape plan will be used for buffering key areas, giving
shade and safety for pedestrians. Native plants will be used for the project, which will allow for
the plants and trees to thrive and conserve water usage.
Financial:
Financial impact to the City of Glendale, including one-time and reoccurring revenues and
expenses, is based would reflect other similar project along the Loop 303 corridor area. The
annexation area will likely generate a positive net financial impact to the city by 2024 with
revenues exceeding expenditures quickly with current market conditions. It will provide a
consistent revenue stream as it serves the surrounding community with the City of Glendale as
well as the City of Surprise community.
Economic Development:
The proposed commercial development will provide and improve the entertainment and
lifestyle opportunities in the area while providing job growth and opportunities for the
surrounding community. The job creation will generate a positive net fiscal impact to the City
of Glendale in the area.
Civic:
The site will further the growth of the city and as a result, will impact the surrounding
communities with much needed services while helping to create a sense of community with
restaurants, entertainment, and other needed services. The annexation is consistent with the
City of Glendale’s annexation policy, it will provide long term benefits that the city wants to
have in Glendale and support their overall community. This annexation allows the city to
manage urban development, allow for the efficient planning and provision of services, create a
stronger community, and ensure high quality developments in accordance with city standards.
Planning and Building:
This annexation will add to maintain the City of Glendale Land Use Program. There are no
structures, vegetation, or amenities on the property at this time nor will there be any impact to
existing parks, trails, or open spaces. The project will be designed to ultimately have several
structures and vegetation throughout the property. Pedestrian connectivity will be provided
throughout the property as well as to the public right of way. Vehicle access along Peoria
Avenue will include a bridge over the existing drainage basin along the norther property line.
Public Safety:
Public services will be expected for fire and police as a primary benefit of being of being
annexed into the City of Glendale. The proposed property will not have a large impact on
existing programs or services. Fire and police services already service the general area of the
property. Due to the size and retail nature of the project, the small retail corner will not have a
major impact on existing services.
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Intergovernmental:
The property is located outside the Luke Air Force Base airport disclosure area and flight traffic
pattern. It will have no negative impact to the base while supporting the surrounding
community with needed services.
Environmental:
The property and surrounding area were originally farmland serving the valley, which the entire
area has slowly been transformed to urban development consisting of housing, roadways, and
commercial office development. There are no significant natural or historic resources located
within the property. This type of light commercial development supports Like Air Force Base
and does not impact flight operations at and around the base.
Conclusion:
The proposed Annexation will allow for a high-quality commercial project that achieves the
goals and objectives of the City of Glendale. This is accomplished by bringing much needed
commercial services to the area. The development is compatible and complementary to the
existing and actual planned uses in the surrounding area. This proposed development will only
add to the quality growth seen in the surrounding area and throughout the City of Glendale.