GPA & Rezoning Narrative

MINOR GENERAL PLAN AMENDMENT 
For 
PUDA PROPERTIES 1, LLC  
GPA23-06 
On 2.6 acres 
15901 W. Northern Ave
October 26, 2023 
Revised 1-15-24 / 4-4-24 
Prepared For: 
Puda Properties 1, LLC 
Prepared By: 
GILMORE PLANNING & LANDSCAPE ARCHITECTURE 
4-5-2024
RECEIVED

PUDA PROPERTIES 1 LLC 
Minor GPA Narrative   GPA23-06 
Oct 26, 2023 / Revised 1-15-24 / 4/4/24 
Page 1 
 
GILMORE  
PLANNING & LANDSCAPE ARCHITECTURE 
 
1. 
PROJECT INTRODUCTION 
On behalf of James Puda, Puda Properties 1 LLC (Owner), Gilmore Planning & Landscape 
Architecture (Applicant) respectfully submits for consideration this Application for a Minor General 
Plan Amendment (Minor GPA) to change the land use designation on 2.63 acres from Low Density 
Residential 0-1 Du/Ac (LDR-1) and Luke Compatible Land Use Area (LCLU) to all LCLU.  A large 
portion of the property is within Luke AFB’s 65Ldn (Day Night Average Sound Level) noise contour 
and currently designated on Glendale’s General Plan as Luke Compatible Land Use Area (LCLU).  
Since the location of the noise contour is not fixed, this Minor GPA will include the entire subject 
property, which includes 2.63 acres.  This property is located at 15901 W. Northern Ave at the 
southwest corner of W. Northern Ave and N Alsup Ave in the unincorporated area of Maricopa 
County.  There is in process an application to Annex the entire 2.63 acres into the City of Glendale, 
Case No - AN260.  
In conjunction with this Minor GPA is a complimentary rezoning application (ZON23-09) that 
requests General Commercial C-2 zoning over the entire site.  These two applications will be 
processed concurrently and will follow parallel citizen participation and staff reviews leading to a 
joint virtual neighborhood meeting and public hearings.  Please refer to Exhibit ‘A’ - Vicinity Map, 
Exhibit ‘B’ - Aerial Map, and Exhibit ‘C’ – County Parcel Map for the location of this subject 
property.  The County Assessor identifies this parcel as: 501-49-007J.  This property is located 
approximately 1.4 miles northwest of Luke AFB, and the southeast portion of this site is within their 
65Ldn noise contour.   
This Minor GPA Application requests the City’s support to amend the land use designation on the 
northwest portion from LDR-1 to Luke Compatible Land Use Area (LCLU) to permit commercial 
development on the entire property.  We believe the approval of this commercial land use can best 
serve the City of Glendale by supporting the extensive development activity along the Loop 303, 
Northern Parkway, and the new Desert Diamond Casino located northwest of this site. 
2. 
MINOR GENERAL PLAN AMENMENT  
2.1 
General Plan Designation – Existing  
The Glendale General Plan 2040 designates the northwest portion of the Subject Property as 
Low Density Residential 0-1 Du/Ac (LDR-1).  This designation is intended to support low density 
semi- rural residential on lots that have a minimum lot area of one acre.  The southeast portion 
is designated as LCLU because of the 65Ldn noise contour.  The proximity to Luke AFB has 
changed the land use character surrounding the Base to protect its long-term operations.  Where 
residential development is restricted because of the 65Ldn noise contour, other commercial and 
employment uses are permitted.  The land area immediately north of W Northern Ave is Regional 
Mixed Use (RMU) and LCLU.  The division of these land uses follows the same 65Ldn noise 
contour.  Please refer to Exhibit ‘D’ - Existing General Plan Land Uses.

PUDA PROPERTIES 1 LLC 
Minor GPA Narrative   GPA23-06 
October 26, 2023 / Revised 1-15-24 
Page 2 
 
GILMORE  
PLANNING & LANDSCAPE ARCHITECTURE 
2.2 
General Plan Designation - Proposed 
This application is seeking the City’s approval to amend the entire 2.63 acres to Luke Compatible 
Land Use Area (LCLU), refer to Exhibit ‘H’ - Legal Description for this defined area.  This request 
will establish the LCLU designation over the entire subject property.  Please refer to Exhibit ‘E’ 
- Proposed General Plan Land Uses.  The noise contour boundary has been established by 
Maricopa County and approved by Luke AFB, which is the common reference for the surrounding 
municipalities, refer to Exhibit ‘G’ – Noise Contour Map.  The purpose of this request is to allow 
for general commercial uses that will not conflict with flight operations at Luke AFB, but support 
the regional growth of industrial and other compatible employment-oriented uses.   
The General Plan states that “The Luke Compatible Land Use Area designation is 
applied to lands surrounding Luke AFB that are delineated by the 1988 Air 
Installation Compatible Use Zone (AICUZ) 65Ldn noise contour.  The General Plan 
recognizes and supports the state legislation related to the continued, viable 
operations of military installations.  Permitted uses shall follow the Arizona land use 
compatibility requirements and Arizona Revised Statute 28‐8481”.  
The General Plan recognizes “Loop 303 Corridor located west of Luke AFB provides a 
connection between Interstates 10 and 17, and represents a major growth 
opportunity in the Glendale Municipal Planning Area (MPA).  Shopping and 
employment centers will be the primary development, with relatively low-density 
residential growth surrounding the corridor”. 
Considering the General Plan designations of Regional Mixed Use and LCLU north of W Northern 
Ave, the landscape nursery immediately west which is a wholesale commercial operation, and 
the restriction of any new residential to the south and east, this request for LCLU is a very 
appropriate land use that fits into this mix of employment uses along the Loop 303 and the existing 
and restricted land uses.  The location and size of this property seems to support an opportunity 
for either commercial or professional office uses. 
Some of the more relevant Guiding Principles referenced under the Land Use Element 2.2 in the 
General Plan 2040 include: 
• 
Policy GA‐1.3 - The City shall assign higher priorities to projects that foster City employment 
and revenue objectives.  
 
Similar to the previous response, this commercial land use can support new jobs and 
commercial services that create tax revenue.  This commercial use can also generate 
interests for additional commercial development on adjacent properties.   
• 
Policy LU‐2.1 - The City shall ensure that all new development near Luke AFB is compatible 
in land use type and densities/intensities.   
 
Luke AFB has indicated their support for commercial land uses per UCCD Application 
UC2023019.

PUDA PROPERTIES 1 LLC 
Minor GPA Narrative   GPA23-06 
October 26, 2023 / Revised 1-15-24 
Page 3 
 
GILMORE  
PLANNING & LANDSCAPE ARCHITECTURE 
• 
Policy GA‐5.1 & 5.3 - The City shall encourage economic diversity in each Growth Area and 
pursue a better balance of jobs to housing in the community by increasing local employment 
and thereby reducing travel demand and improving quality of life. 
 
Although this property is relatively small at 2.6-acres, the intent purpose is to establish a 
commercial business that can be proximate to both employees and local services for the 
extensive growth associated with Loop 303, the Northern Parkway, and the Desert Diamond 
Casino. 
 
3. 
PROPERTY DESCRIPTION 
3.1 
Existing Land Use 
There is a 4,700sf structure on-site that has been used as an office, with other portions of the 
property used as a construction storage yard.  The SUP associated with that use has lapsed.  
There is mature landscaping on-site that may be salvaged depending on the proposed 
commercial use and the on-site circulation and parking.   
 
3.2 
Surrounding Land Uses 
North:  The north side of the subject property is defined by a 38’-45’ wide parcel that extends 
from N. Alsup Ave west approximately one-half mile to N. Sarival Ave.  This narrow parcel is 
owned by the Adaman Irrigation Water District.  North of this narrow parcel is W. Northern 
Ave, a section line arterial with 66’ of total ROW.  North of Northern Ave are agricultural 
production fields that are under the jurisdiction of the City of Glendale and zoned PAD for 
employment uses.  The Desert Diamond Casino is under construction at the southwest corner 
of the Northern Parkway and Sarival Ave. 
East:  The east side is defined by N. Alsup Ave, the mid-section road between Sarival Ave and 
Reems Rd.  East side of Alsup are four single family homes fronting north towards W. 
Northern Ave, all zoned RU-43 under County jurisdiction.  These homes are within the Luke 
Compatible Land Use area.   
Southeast:  The area south of the single-family homes is in agricultural production and zoned 
PAD for industrial development in the City of Glendale.   
South:  to the south are two single family homes fronting onto N Alsup Ave, and zoned RU-43 
under County jurisdiction.  The first home immediately south is situated approximately 52’ 
south of the subject property.  A screen wall and landscape can effectively create a visual 
buffer.  The proposed commercial use will be required to enhance this common boundary as 
part of a future Site Plan Approval Application.  The impact may be traffic that circulates on-
site near this common boundary.  The current construction storage use on-site has historically 
generated a similar level of traffic that included construction equipment.  As a commercial 
operation, the amount of traffic could be similar, but with less noise as a result of removing 
the construction equipment.

PUDA PROPERTIES 1 LLC 
Minor GPA Narrative   GPA23-06 
October 26, 2023 / Revised 1-15-24 
Page 4 
 
GILMORE  
PLANNING & LANDSCAPE ARCHITECTURE 
West:  The existing land use along the entire west side is the Marbil Nursery Creations, a plant 
nursery on 7.9 acres that fronts towards W. Northern Ave.  The south half of this nursery is 
within Luke’s 65Ldn noise contour and has the same residential restrictions, but as a 
commercial use, there is no conflict.  This property is zoned RU-43.  As an adjacent 
commercial operation, there should be a minimal impact.   
 
3.3 
Existing & Proposed Zoning 
The existing zoning reflects two use permits granted by Maricopa County; Special Use Permit 
(SUP) Case No Z2008031 for the northwest side (1.13 acres) and a Military Compatible Permit 
(MCP) Case No MCP-2010006 for the southeast side (1.5 acres), which represents the entire 
2.63-acre parcel.  The underlying zoning is RU-43 Rural Zoning District.  Please refer to Exhibit 
‘F’ – Existing Site Plan that was prepared for the previous user that illustrates the location of 
these previously approved zoning districts.  The 10-year approval for the SUP has passed.  
Subject to the City Council’s approval of the annexation and this Minor GPA, the Owner is 
requesting under a separate rezoning application that Commercial C-2 Zoning be granted on the 
entire property to attract a commercial business in response the rapidly expanding industrial 
development in the surrounding area. 
 
4. 
AREA CIRCULATION  
Currently, N. Alsup Ave provides the only direct vehicular access to the property.  There are two 
lanes of traffic, one each way, within an existing 66’ wide ROW.  The Owner acknowledges that an 
additional 7’ of ROW will be required to increase the west side ROW from 33’ to 40’.  Future 
improvements for N Alsup Ave will be coordinated with MCDOT as part of the Site Plan Approval 
process.   
The subject property is separated from W Northern Ave by a linear 38-45’ wide parcel owned by 
the Adaman Irrigation Water District (AIWD).  Along the south side of the AIWD property and the 
north side of the subject property is a shared graded frontage road that extends from N Alsup Ave 
west to the driveway access for the Marbil Nursery.  There is no direct access to W Northern Ave 
from the subject property.  Future development by a commercial user seeking access to Northern 
Ave may be required to coordinate the dedication of additional ROW as well as negotiate with 
Adaman to gain direct driveway access.  The current south side ROW of W Northern Ave is 33’ 
from the section line, and an additional 22’ will be required from AIWD, and possibly 32’ to provide 
a minimum 65’ ROW for a right turn deceleration lane approaching N Alsup Ave.  These dedications 
and improvements may also require that a portion of the subject property be transferred to the 
AIWD) to allow for the continued operation of the irrigation service downstream.  A final solution 
will be determined in negotiations with AIWD and the City of Glendale when the next commercial 
user prepares a Team Pre-App for Site Plan Approval.

PUDA PROPERTIES 1 LLC 
Minor GPA Narrative   GPA23-06 
October 26, 2023 / Revised 1-15-24 
Page 5 
 
GILMORE  
PLANNING & LANDSCAPE ARCHITECTURE 
5. 
CONCLUSION AND SUMMARY 
This property is situated within a regional area that is experiencing a rapid transition from 
agricultural farming to various urban land uses.  There is substantial industrial / employment 
development along the Loop 303 and around the new Desert Diamond Casino that will bring 
significant opportunities for local employment.  The presence of Luke AFB must also be considered 
as the iconic land use for this west area.  The effort to protect their flight operations have been one 
of the primary land use elements influencing General Plan Land Uses within Maricopa County, the 
City of Glendale and the other surrounding west side municipalities.  Considering this location and 
the existing land use features described, Low Density Residential no longer reflects the highest 
and best use for this location.  The proposed LCLU land use can allow commercial development 
that will support the expanding industrial employment and the new Desert Diamond Casino.  This 
location offers a proximate commercial site with expedient access to W Northern Ave and Sarival 
Ave, both designated as arterials, and N. Alsup Ave a mid-section collector.    
This Minor GPA supports the goals of the General Plan 2040 with a complimentary land use that 
can enhance Glendale’s tax base and protect the flight operations at Luke AFB.  The project team 
requests Staff support and the City Council’s approval of this Minor General Plan Amendment.   
 
 
TABLE OF EXHIBITS  
Exhibit ‘A’ – Vicinity Map 
Exhibit ‘B’ – Aerial Plan 
Exhibit ‘C’ – County Parcel Map 
Exhibit ‘D – Glendale General Land Use Plan. 
Exhibit ‘E’ – Proposed Glendale General Land Use Plan 
Exhibit ‘F’ – Existing Site Plan (Previous Use). 
Exhibit ‘G’ – Maricopa County Noise Contour Map 
Exhibit ‘H’ – Legal Description – LDR-1 to LCLU

PUDA PROPERTIES -
NORTHERN AVENUE
PREPARED FOR: PADU PROPERTIES
MARICOPA COUNTY, ARIZONA
EXHIBIT 1
VICINITY MAP
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY  OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE  REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION.  c  COPYRIGHT 2023
DATE:  3.29.23
SCALE: NTS
GPLA JOB# 23---
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th  Street
Phoenix, Az 85006
T  602.266.5622
www.getgilmore.com
OLIVE AVE.
NORTHERN PKWY.
NORTHERN AVE.
REEMS RD.
ALSUP AVE.
LOOP 303 FREEWAY
LUKE
A.F.B.
SITE
EXHIBIT A
PUDA

PUDA PROPERTIES - SR-23-0293
NORTHERN AVENUE
PREPARED FOR: PADU PROPERTIES
MARICOPA COUNTY, ARIZONA
EXHIBIT D
GLENDALE
GENERAL PLAN 2040
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY  OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE  REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION.  c  COPYRIGHT 2023
DATE:  11.20.23
SCALE: 1" = 300'
GPLA JOB# 23---
0'
300'
150'
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th  Street
Phoenix, Az 85006
T  602.266.5622
www.getgilmore.com
NORTHERN AVE.
ALSUP AVE.
SITE
GLENDALE CITY LIMITS
LOW DENSITY RESIDENTIAL: 0-1 DU/AC
REGIONAL MIXED USE
LUKE COMPATIBLE LAND USE AREA

PUDA PROPERTIES - SR-23-0293
NORTHERN AVENUE
PREPARED FOR: PADU PROPERTIES
MARICOPA COUNTY, ARIZONA
EXHIBIT E
GLENDALE
GENERAL PLAN 2040
PROPOSED
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY  OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE  REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION.  c  COPYRIGHT 2023
DATE:  11.20.23
SCALE: 1" = 300'
GPLA JOB# 23---
0'
300'
150'
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th  Street
Phoenix, Az 85006
T  602.266.5622
www.getgilmore.com
NORTHERN AVE.
ALSUP AVE.
SITE
GLENDALE CITY LIMITS
LOW DENSITY RESIDENTIAL: 0-1 DU/AC
REGIONAL MIXED USE
LUKE COMPATIBLE LAND USE AREA

5
EXHIBIT F

REZONING APPLICATION 
for 
PUDA PROPERTIES 1, LLC  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
On 2.6 acres 
15901 W. Northern Ave 
October 26 2023 
Revised January 15, 2024 
Prepared For:  
Puda Properties 1, LLC 
 
Prepared By: 
GILMORE PLANNING & LANDSCAPE ARCHITECTURE 
RECEIVED
1-15-2024

PUDA PROPERTIES 1, LLC 
Rezoning Narrative 
  ZON23-09   SR 23-0293 
 
 
Project Team  
Property Owner: 
 
Puda Properties 1, LLC 
 
 
 
 
Attn:  James Puda  
42307 N 259th Ave 
Morristown, AZ  85342 
jimpuda@gmail.com  
Project Location: 
 
15901 W. Northern Ave  
Litchfield Park, AZ  85340 
Assessor Parcel:   
 
501-49-007J 
Project Area: 
 
 
2.9 Gross Acres / 2.63 Net Acres 
Project Team:  
 
Land Planner / Landscape Architect 
 
 
 
 
Jack Gilmore, LA 
 
 
 
 
Gilmore Planning & Landscape Architecture 
 
 
 
 
2211 N. Seventh Street, Phoenix, AZ  85006 
 
 
 
 
(602) 266-5622 / jgilmore@getgilmore.com 
 
 
 
 
Civil Engineer 
 
 
 
 
Dennis Keogh, PE 
Keogh Engineering  
 
 
 
 
650 N. 137th Ave. #110, Goodyear, Arizona 85338 
(623) 535-7260 / keogh@keoghengineering.com

PUDA PROPERTIES 1, LLC 
Rezoning Narrative – ZON23-09 
September 25, 2023 
Revised Oct 26, 2023 / Jan 15, 2024 
Page 1 
 
 
GILMORE  
   PLANNING & LANDSCAPE ARCHITECTURE 
1. 
Project Introduction 
On behalf of Puda Properties 1 LLC (Property Owner), Gilmore Planning & Landscape 
Architecture (Applicant) respectfully submits for consideration this application to rezone 
2.9 gross acres (2.6 net acres) from the current County zoning of SUP and MCP to 
General Commercial C-2.  The subject property is situated at 15901 W. Northern Ave at 
the southwest corner of W. Northern Ave and N Alsup Ave in the unincorporated area of 
Maricopa County.  Please refer to Exhibit 1 - Vicinity Map and Exhibit 2 Aerial Map for 
the location of this subject property.  The County Assessor identifies this parcel as: 501-
49-007J (Exhibit 3).  This property is located approximately 1.4 miles northwest of Luke 
AFB, and a portion of this site is within their 65Ldn noise contour that crosses diagonally 
through the property (Exhibit 4).   
Associated with this rezoning request are two separate applications; one for annexation 
(Case No AN260), and a second filed in conjunction with this rezoning for a Minor 
General Plan Amendment (Minor GPA).  The Minor GPA will amend the Low-Density 
Residential Land Use LDR-1 to Luke Compatible Land Use (LCLU) to establish a single 
land use to permit commercial and office uses.  Subject to the City Council’s approval of 
the annexation and Minor GPA, this rezoning request seeks the Council’s approval to 
amend the County’s SUP and MCP zoning to Glendale’s General Commercial C-2 
zoning to permit the development of commercial/office businesses.  This regional area 
west of Luke AFB along the Loop 303 and Northern Parkway is generating substantial 
industrial growth along with a variety of hospitality interests.  The Project Team believes 
that the new Desert Diamond Casino now under construction will attract even more 
commercial activity.   
 
2. General Plan Conformance  
The City of Glendale’s General Plan 2040 has designated this property has both Luke 
Compatible Land Use Area (LCLU) and Low Density Residential 0-1 Du/Ac (LDR-1).  
This parcel is divided diagonally by the Luke AFB’s 65 DNL noise contour that impacts a 
triangular area of approximately 13,200sf at the southeast corner, approximately 11% of 
the net site area.   Refer to the Exhibit 5 - Glendale General Plan that illustrates the 
proposed General Plan Land Use associated with the Minor GPA. 
 
3. 
Existing Land Use 
There is a 4,700sf structure on-site that has been used as an office, with other portions 
of the property used as a construction storage yard for a previous tenant J&S Sand 
Spreaders.  The SUP associated with that use has lapsed.    There is no direct access to 
W Northern Ave.  There is a gravel drive that parallels the north side of the property that 
extends from N Alsup Ave west to a shared access driveway with Marbil Nursery 
Creations, please refer to Exhibit 6 – Context Map.

PUDA PROPERTIES 1, LLC 
Rezoning Narrative – ZON23-09 
September 25, 2023 
Revised Oct 26, 2023 / Jan 15, 2024 
Page 2 
 
 
GILMORE  
   PLANNING & LANDSCAPE ARCHITECTURE 
4. 
Existing Zoning 
The existing zoning reflects two use permits granted by Maricopa County; Special Use 
Permit (SUP) Case No Z2008031 for the northwest side (1.13 acres) and a Military 
Compatible Permit (MCP) Case No MCP-2010006 for the southeast side (1.5 acres), 
which represents the entire 2.63-acre parcel.  The underlying zoning is RU-43 Rural 
Zoning District.  Please refer to Exhibit 7 – Existing Site Plan that was prepared for the 
previous user that illustrates the location of these previously approved zoning districts.  
Exhibit 8A represents the legal description for the previous Special Use Permit (SUP), 
and Exhibit 8B represents the legal description for the current Military Compatible 
Permit (MCP).  The 10-year approval for the SUP has lapsed.  Subject to the City 
Council’s approval of the annexation and related Minor GPA, the Owner is requesting 
with this application General Commercial C-2 Zoning on the property to attract a 
commercial business in response the rapidly expanding industrial development in the 
surrounding area.  In researching the land use restrictions associated with the 65Ldn 
noise contour, our project team elected to file a Use Compatibility and Consistency 
Determination (UCCD) through the Maricopa County Planning Dept to establish Luke 
AFB’s support for a commercial/office uses.  That application was approved by Luke 
AFB, Case No UC2023019 - Exhibit 9. 
 
5. 
Surrounding Land Uses 
The surrounding land uses and zoning are referenced on the enclosed Exhibit 6 
Context Plan, and further defined as follows: 
North:  The north side of the subject property is defined by a 38’-45’ wide parcel that 
extends from N. Alsup Ave west approximately one-half mile to N. Sarival Ave.  This 
narrow parcel is owned by the Adaman Irrigation Water District.  North of this narrow 
parcel is W. Northern Ave, a section line arterial with 66’ of total ROW.  North of 
Northern Ave are agricultural production fields that are under the jurisdiction of the City 
of Glendale and zoned PAD for employment uses.  The Desert Diamond Casino is under 
construction at the southwest corner of the Northern Parkway and Sarival Ave. 
East:  The east side is defined by N. Alsup Ave, the mid-section road between Sarival 
Ave and Reems Rd.  East side of Alsup are four single family homes fronting north 
towards W. Northern Ave, all zoned RU-43 under County jurisdiction.  These homes are 
within the Luke Compatible Land Use area.   
Southeast:  The area south of the single-family homes is in agricultural production and 
zoned PAD for industrial development in the City of Glendale and within the 65Ldn noise 
contour.   
South:  to the south are two single family homes fronting onto N Alsup Ave, and zoned 
RU-43 under County jurisdiction.  Both are within the 65Ldn contour.  The first home 
immediately south is situated approximately 52’ south of the subject property.  A screen 
wall and landscape can effectively create a visual buffer.  The proposed commercial use

PUDA PROPERTIES 1, LLC 
Rezoning Narrative – ZON23-09 
September 25, 2023 
Revised Oct 26, 2023 / Jan 15, 2024 
Page 3 
 
 
GILMORE  
   PLANNING & LANDSCAPE ARCHITECTURE 
will be required to enhance this common boundary as part of the Site Plan Approval 
review.  The impact may be traffic that circulates on-site near this common boundary.  
The current construction storage use on-site has historically generated a similar level of 
traffic that included construction equipment.  As a commercial operation, the amount of 
traffic could be similar, but not expected to have any more impact.   
West:  The existing land use along the entire west side is the Marbil Nursery Creations, 
a plant nursery on 7.9 acres that fronts towards W. Northern Ave.  The south half of this 
nursery is within Luke’s 65Ldn noise contour and has the same residential restrictions, 
but as a commercial use, there is no conflict.  This property is zoned RU-43.  As an 
adjacent commercial operation, there should be a minimal impact.   
 
6. 
Access / Circulation 
Direct access to the subject property is only available from two driveways off N. Alsup 
Ave, a mid-section collector that will remain under County jurisdiction.  N Alsup Ave has 
two lanes of traffic, one each way, within an existing 66’ wide ROW.  The Owner 
acknowledges that an additional 7’ of ROW will be required to increase the west side 
ROW from 33’ to 40’.  Future improvements for N Alsup Ave will be coordinated with 
MCDOT and presented with the application for Site Plan Approval.   
There is no direct access to W Northern Ave.  Future development by a commercial user 
seeking direct access to W Northern Ave may/will be required to coordinate the 
dedication of additional ROW.  The current south side ROW is 33’ from the section line, 
and an additional 22’ will be required from AIWD, and possibly 32’ to provide a minimum 
65’ ROW for an eastbound right turn lane approaching N Alsup Ave.  These dedications 
and improvements may also require that the ditch be piped and a portion of the subject 
property be transferred to the AIWD.  A final solution will be determined in negotiations 
with AIWD and the City of Glendale when a commercial user prepares a Team Pre-App 
for Site Plan Approval, that will also include a Traffic Statement.  
There is secondary access off W Northern Ave along the north property line that is 
shared with the Adaman Irrigation Water District (AIWD) and the Marbil Nursery.  This is 
an existing gravel frontage road that extends from N Alsup Ave west to the driveway 
access for the Marbil Nursery, refer to Exhibit 7 – Existing Site Plan.  
 
7. 
Infrastructure  
Water:  Adaman Irrigation Water District is the water provider for domestic service.  
There is a 4” water line in N Alsup Ave that currently services the property.  A new 
commercial business will need to evaluate the existing water service for adequate 
volume and pressure.  Adaman management has indicated that “upgrades are in works”.  
This will be monitored by the Owner, but it may be necessary that the initial project may 
require a storge tank and booster pump to satisfy volume and pressure for fire flow.

PUDA PROPERTIES 1, LLC 
Rezoning Narrative – ZON23-09 
September 25, 2023 
Revised Oct 26, 2023 / Jan 15, 2024 
Page 4 
 
 
GILMORE  
   PLANNING & LANDSCAPE ARCHITECTURE 
Sewer:  There is an existing septic system on-site.  Although EPCOR has constructed a 
relatively new sewer main in W Northern Ave, the subject property is situated outside of 
their CC&N boundary, which restricts their ability to provide service.  It is our hope that in 
the near future, EPCOR will elect to expand their service area to include the 
approximate 800 acres that is the “donut-hole” in the middle of their 10,828-acre CC&N 
service area.       
Site Grading & Drainage:  The site is relatively flat with the existing grade falling 
generally from north to south.  The Project is within Zone ‘X’ and outside any designated 
floodplain boundary, but will be responsible for collecting storm water flows from a 100-
year 2-hour event, as well as from the adjacent half street rights-of-way.  Future 
coordination will need to occur with the City of Glendale’s Engineering Staff on site 
drainage and retention.  The first application for site plan approval will include a 
Preliminary Drainage Report and Preliminary Grading and Drainage Plan. 
 
8. 
Development Plan 
There is no proposed site plan associated with this request.  The purpose of this 
application is to gain annexation and to establish the General Commercial C-2 zoning 
that will allow the property to be made available to the local market.  Approving the C-2 
zoning will permit the property to be presented to potential commercial users with the 
understanding that the City of Glendale will impose development standards per the 
zoning ordinance, site plan approval stipulations, and any specific requests from Luke 
AFB.  The extensive development activity along the Loop 303, Northern Expressway, 
and the new Desert Diamond Casino located to the northwest of this site has prompted 
the Owner to pursue this application.   
As commercially zoned property, there are a variety of potential users.  Considering the 
expanding industrial market and the new Desert Diamond Casino, the expectation is for 
a single commercial user that is seeking proximity to these employment and hospitality 
users.  Potential commercial uses could be building material sales with inventory 
storage, service commercial, general contractor’s office, professional office, etc.  As the 
market evolves and the industrial projects continue to develop north of W Northern Ave 
and east of N Alsup Ave, we believe the commercial interests will also increase.  The 
UCCD Application that was presented and approved by Luke AFB included commercial 
and office use without any specific type.

PUDA PROPERTIES 1, LLC 
Rezoning Narrative – ZON23-09 
September 25, 2023 
Revised Oct 26, 2023 / Jan 15, 2024 
Page 5 
 
 
GILMORE  
   PLANNING & LANDSCAPE ARCHITECTURE 
9. 
Project Landscape  
Landscape Theme:  The size and quantities of plant material shall conform to the 
landscape standards in Chapter 19 of the Glendale Zoning Ordinance. The selection of 
plant material prescribed for trees, shrubs, groundcovers and accents will be selected 
from the Arizona Department of Water Resources low water use plant list for the 
Phoenix Active Management Area (Phoenix AMA).  The landscape theme will include 
enhancing the quantities of trees and shrub massing at strategic points along the 
frontages of W Northern Ave and N Alsup Ave.    
 
 
10. 
Exhibits  
Exhibit 1 – Vicinity Map 
Exhibit 2 – Aerial Map 
Exhibit 3 – County Parcel Map 
Exhibit 4 – Luke AFB Noise Contour Map 
Exhibit 5 –Glendale General Plan 2040 – (Proposed Minor Gen. Plan Amend.PA 23-06) 
Exhibit 6 – Context Plan 
Exhibit 7 – Existing Site Plan (Prior Use) 
Exhibit 8A – Legal Description RU-43 Special Use Permit to C-2 
Exhibit 8B – Legal Description RU-43 Military Compatible Permit to C-2 
Exhibit 9 – Use Compatibility & Consistency Determination – LUKE AFB Approval Letter

PUDA PROPERTIES -
NORTHERN AVENUE
PREPARED FOR: PADU PROPERTIES
MARICOPA COUNTY, ARIZONA
EXHIBIT 1
VICINITY MAP
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY  OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE  REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION.  c  COPYRIGHT 2023
DATE:  3.29.23
SCALE: NTS
GPLA JOB# 23---
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th  Street
Phoenix, Az 85006
T  602.266.5622
www.getgilmore.com
OLIVE AVE.
NORTHERN PKWY.
NORTHERN AVE.
REEMS RD.
ALSUP AVE.
LOOP 303 FREEWAY
LUKE
A.F.B.
SITE