AN-271 Annexation Narrative

City of Glendale — Regular Meeting (2025-08-26)

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May 20, 2025

SENT VIA ELECTRONIC SUBMISSION

Alex Lerma
City of Glendale Senior Planner
Glendale Development Services Department
5850 West Glendale Avenue
Glendale, Arizona 85301

Re:
SR 24-0730 Annexation Request Narrative for Property Located at the
Northwest Corner of Reems Road and Myrtle Avenue

Mr. Lerma,

This application (SR 24-0730) is submitted on behalf of Woudenberg Properties (“Owner”) to
request the annexation of property into the City of Glendale (“Glendale” or “City”) generally
located at the northwest corner of Reems Road and Myrtle Avenue (Maricopa County Assessor’s
Parcel Nos. 501-49-008U and 501-49-008V) (collectively, the “Property”). The Property to be
annexed is approximately eight (8) gross acres of vacant and unimproved land currently within
unincorporated Maricopa County (“County”) as depicted on the enclosed Annexation Map, and
was contemplated for annexation into the City with the execution of a Pre-Annexation
Development Agreement (“PADA”) (Maricopa County Recording No. 20120989588) in October
2012 for a 20-year term. Some of the properties subject to the PADA surrounding the Property
have since been annexed into City limits. This application is in furtherance of the terms negotiated
in the PADA.

Concurrently with this application, and also in accordance with the PADA, a companion rezoning
application has been filed for the Property from RU-43 (County) to Planned Area Development
(“PAD”) to facilitate industrial/commercial development compatible with the M-1 zoning category
of the Glendale Zoning Ordinance and Luke AFB Regional Compatibility Plan Compatible Land
Uses (“Project”).
I.
Property Description
This request meets the requirements of A.R.S. § 9-471 as it is “contiguous” to the City of Glendale
and is therefore eligible for annexation. The Property is bounded by Glendale to the south and east
and Maricopa County to the north and west. The figure below shows the jurisdictional boundaries
within the vicinity of the Property.

May 20, 2025
SR 24-0730
City of Glendale
Annexation Narrative
Page 2 of 5

Figure 1 – Proposed Annexation

The Property is currently zoned RU-43 within Maricopa County and has a Glendale General Plan
land use designation of ‘Luke Compatible Land Use.’ The proposed industrial and commercial use
of the Property is in conformance with the City of Glendale General Plan designation.

A Special Use Permit was approved for the Property in January 2010 to allow additional interim
industrial uses until January 2040 (See Maricopa County Case No. Z2008042) (the “SUP”). The
PADA requires the City to honor existing Property entitlements that had been previously approved
by the County, including but not limited to the SUP. The PADA also prescribes certain prohibited
uses for the Property which will be incorporated into the PAD application, and coordinates the
provision of infrastructure services and erection and maintenance of offsite improvements to serve
the Property.

The Property is also located in the vicinity of Luke Air Force Base and lies within the 70-75 Ldn
noise contours. The PAD zoning application submitted concurrently with this annexation request
excludes all residential uses from developing on the Property and permits commercial and
industrial uses considered compatible with Luke AFB operations, ensuring the Project will be
consistent with the existing industrial activity located in this region of the City and the noise levels
and intensity posed by Luke AFB.

II.
City of Glendale Annexation Policy
Pursuant to City Resolution No. R19-16, the City shall consider this annexation request and
associated impacts against the following seven (7) elements. As further described below, this
annexation request satisfies these criteria in providing additional fiscal and economic benefits

May 20, 2025
SR 24-0730
City of Glendale
Annexation Narrative
Page 3 of 5

while posing limited impact on existing City services and maintaining consistency with
surrounding uses.

a. Financial
Approval of this annexation request to incorporate the Property within City limits will provide the
City with an additional recurring source of leviable property tax value, as well as construction sales
tax revenue throughout construction of the Project. Where this land may otherwise lay vacant and
in unincorporated Maricopa County, annexation will both increase the assessable value of the land
in facilitating its development and allow the City to capture its taxable benefits.
Because the area to the south and west of the Property is within City limits, the provision of
municipal services to the Property does not place a disproportionate burden on City resources nor
will it require significant additional expense to provide City services once annexed.
b. Economic Development
The Project could attract a variety of commercial and industrial operations requiring a robust local
workforce in manufacturing, retail, supply chain and other skilled economic sectors. With the
presence of Luke AFB to the east of the Property, the commercial and industrial activities
generated by this Project will supplement and assist Luke AFB operations, a crucial economic hub
of the West Valley. The PAD accompanying this request would permit a broad array of commercial
and industrial uses, including Business Office, Outdoor Storage, Automotive Repair Service,
Indoor Distribution Center, and Manufacturing and Assembly uses which would facilitate a diverse
developable industrial/commercial Project responsive to the needs of the economic community.
c. Civic
This annexation request represents the physical growth of the City’s boundary and cultivates a
sense of civic pride for residents as an intentionally developed, high quality Project rather than its
current vacant state.
d. Planning and Building
The proposed Project is largely consistent with the surrounding industrial land uses located within
City limits. The Bickman Industrial Planned Area Development, located immediately south of the
Property, is also subject to the PADA and was annexed into the City in July 2021 concurrent with
a PAD rezone request. The Bickman Industrial PAD has since been fully developed for industrial
and commercial M-1, M-2, and B-P uses of a similar intensity to the proposed Project.
The Reems Ranch Development, an industrial park located directly east of the Property, is also
subject to the PADA and was annexed into the City in 2020. The Reems Ranch PAD permits a
variety of industrial, manufacturing, and commercial uses which were previously entitled for the

May 20, 2025
SR 24-0730
City of Glendale
Annexation Narrative
Page 4 of 5

property pursuant to a 2018 County Military Compatibility Permit (MCP20189904) and translated
into the current PAD upon annexation. Located due north and west of Luke AFB, the Property is
similarly situated within the 70-75 Ldn noise contour and its General Plan designation is Luke
Compatible Land Use (“LCLU”). The PAD accompanying this annexation request includes
permitted uses and development standards compatible with Luke AFB operations.
All structures comprising this development will be built to City specifications and all applicable
codes. This Property is not situated within any City parks, trails, or open space programs, and there
are currently no noncompliant structures on the Property.
e. Public Safety
The Owner anticipates the construction of half street improvements for Reems Road and Myrtle
Avenue rights-of-way adjacent to the Property. Water service will be provided by Adaman Water,
and Wastewater service will be provided by EPCOR. While the Project will receive municipal fire
and police services from the City, inclusion of this Property into the existing program will not
unduly burden the City service network as it is situated adjacent to already incorporated areas and
has been contemplated for annexation into City limits since 2012 pursuant to the PADA.
f. Intergovernmental
The Project supports the mission of Luke AFB in permitting uses compatible with base operations.
Residential development is not proposed for the Property, and the industrial and commercial uses
that are anticipated as part of this request will not impede Luke AFB activities; rather, such uses
could supplement the mission of Luke AFB in attracting development of commercial amenities to
serve Luke AFB employees and residents as well as complementary industrial processing and
aviation-adjacent economic opportunities.
g. Environmental
This request will have no negative effects on the City’s cultural heritage, natural environment, and
historic resources.
We respectfully request approval of this annexation request for the Property as offering a high-
quality Project compatible with the character of surrounding incorporated land uses. Thank you
for your time and attention to this matter, and please don’t hesitate to contact me with any
questions.

Sincerely,

May 20, 2025
SR 24-0730
City of Glendale
Annexation Narrative
Page 5 of 5

Carolyn Oberholtzer

Enclosures

Annexation Map

MARICOPA
COUNTY
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CITY OF
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This plan is conceptual and subject to change through the planning and development process.
11X17
Engineering
& Design
Formerly
ANNEXATION MAP
GLENDALE AZ
REEMS AND MYRTLE
2683.01
02/15/25
DS