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November 2, 2022
MCP2022003
Page 1 of 4
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department
Board Hearing Date:
November 2, 2022
Case #/Title:
MCP2022003 – VIP 2 (Virgin Industrial Park, Phase 2)
Supervisor District:
District 4
Applicants/Owners:
William Lally, Tiffany & Bosco PA / TCG Investments LLC and
Lateral 20 LLC
Request:
Military Compatibility Permit with Plan of Development for
industrial/warehouse in the Rural – 43 MAAMF zoning district.
Per Arizona Revised Statutes the proposed land use has been
deemed to be compatible and consistent with the high noise
or accident potential zone of a Military Airport or Ancillary
Military Facility.
Site Location:
Generally located about 230’ west of the NWC of Olive Ave.
and Reems Rd. in the Glendale Area.
Site Size:
Approximately 36.31 acres
County Island Status:
N/A
Additional
Comments:
The applicant is seeking the Military Compatibility Permit to
allow for an industrial development comprising of two large
warehouse buildings, each of about 250,000 square feet in
size. The proposal includes a precise plan of development
and will serve as the second phase of the previously
approved industrial center to the west known as “Virgin
Industrial Park-Phase I” f.k.a. “IndiCap”. Consistent with phase
1 the applicant is seeking variations to several standards such
as an allowed height of 55’, allowed height of lighting of 25’,
and a reduction in screening requirements. The reduction of
screening is justified by the fact the subject site is bordered by
either existing industrial or entitled industrial that has yet to be
built on the east, west, and south, and is adjacent to a large
parcel owned by the Flood Control District of Maricopa
County to the north. In addition to being owned by the
County this parcel is also within the LAFB noise contours so
even if the parcel was no longer County property the land
would not develop as residential.
Luke Air Force Base was routed the case and had no
concerns with the project proposal, including building and
November 2, 2022
MCP2022003
Page 2 of 4
lighting height. There are no outstanding concerns from
reviewing agencies.
Commission
Recommendation:
On 10/6/22, the Commission voted 8-0 to recommend
approval of MCP2022003 subject to conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “ Phase 2 Virgin Industrial Park“, consisting of 7 full-size sheets, dated July
21, 2022, and stamped received August 16, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “VIP Phase II (IndiCap)”, consisting of 12 pages, dated July 21,
2022, and stamped received July 25, 2022, except as modified by the following
conditions.
c.
The following Planning Engineering Comments shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of
application for construction.
2.
Bases on the conceptual design nature of the information submitted,
changes to the site layout may be necessitated by the final engineering
design of the site’s drainage infrastructure.
3.
At the time of application for building permits, detailed grading and
drainage plans will be required to demonstrate how flow from each
respective drainage area will be directed to its designated retention basin.
This shall include the requirement to provide calculations to substantiate
the storm drain design. The use of bubble-up structures in retention basins
is discouraged and must be re-evaluated with the final design.
4.
Drainage (private) easements will be required for any drainage
improvement that extends to Phase 1 of this project unless the Phase 1 and
2 parcels are combined.
5.
Retention basins with a design depth greater than 3 feet (to HWE) must be
fenced (pool barrier compliant). Surface retention basins deeper than one
(1) foot must contain one (1) foot of freeboard.
6.
Work in the floodplain will require a floodplain use permit issued concurrent
with building permits for site development. In the event the
owner/applicant pursues a FEMA CLOMR/LOMR, said application must be
approved by the Flood Control District prior to issuance building permits
required for site development.
November 2, 2022
MCP2022003
Page 3 of 4
7.
Access(es) to/from Reems Road; and the south drainage channel
discharge contain Special Flood Hazard Areas (FEMA Zone A); and also
contain lands owned or encumbered by the Flood Control District (FCD).
In addition to floodplain use permitting, ROW permitting will be required by
the FCD for work and discharges within FCD encumbered properties.
Applicant shall refer to Permit | Maricopa County, AZ for more information.
The FCD ROW permit(s) must be procured prior to issuance of any building
permit(s).
8.
The owner/applicant’s traffic analysis must demonstrate that the second
(southern) access to Reems Road is warranted prior to issuance of an FCD
Right-of-Way
Permit
for
encroachment
through
FCD
owned
or
encumbered properties.
9.
Owner/Applicant must coordinate with the City of Glendale regarding any
street improvements required along Reems Road.
10.
Turn lane designs in Reems Road at both (if warranted) access shall be in
accordance with the MCDOT approved Traffic Impact Study.
d.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
e.
The subject parcels, APNs 501-41-006K, 501-41-006T, 501-41-006U, and 501-41-006X,
shall be consolidated in conformance to the parcel shown and the legal
description provided on the POD prior to issuance of building permits.
f.
All internal roadway easements not a part of the final site must be abandoned
and recorded documentation of such must be provided to staff prior to issuance
of building permits.
g.
The following Maricopa County Department of Transportation conditions shall
apply:
1.
In the revised 2nd submittal, a new access point is proposed for this Phase 2
development. The new proposed full access (Access B) as provided in the
Study is acceptable to MCDOT. Developer must also seek R/W permits from
MCDOT Flood Control District (for vehicle crossing via Access B) as
necessary.
2.
Developer must provide turn lane lengths at proposed Access B as per the
recommendations in the Study.
3.
Revised turn lane lengths at the Reems Road / Hatcher Road (Access A),
as presented in the Study, are acceptable to MCDOT. Developer must
November 2, 2022
MCP2022003
Page 4 of 4
provide turn lane lengths at proposed Access A as per the
recommendations in the Study.
4.
Developer must coordinate with the City of Glendale with regards to any
half-street improvements required along the site frontage on Reems Road.
h.
Memorialization of the following MCP district standards:
1.
Height – 55’
2.
Min. Front Yard – 15’
3.
Min. side Yard – 25’
4.
Min. Rear Yard - 25' (abutting rural or residential)
5.
Min. Lot Area - 6,000 sq. ft
6.
Min. Lot Width - 60’
7.
Max. Lot Coverage -60%
8.
No shielding or screening wall is require along the property’s northern,
eastern, western and southern perimeter boundaries
9.
Outdoor industrial uses or enclosures can encroach into any required
setback adjacent to any street
10.
Outdoor lighting – Maximum 25’ in height
i.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the MCP. The MCP
enhances the value of the property above its value as of the date the MCP is
granted and reverting to the prior zoning results in the same value of the property
as if the MCP had never been granted.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Darren Gérard, AICP, Planning Manager
Attachment:
10/6/22 P&Z Packet (36 pages)
Note:
10/6/22 Draft P&Z Minutes are not available as of the writing of this report, but can
be provided upon request later when available.
MCP2022003
Page 1 of 9
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department
Case:
MCP2022003 – VIP 2 (Virgin Industrial Park, Phase 2)
Hearing Date:
October 6, 2022
Supervisor District:
4
Applicants:
William Lally and Greg Loper, Tiffany & Bosco PA
Owners:
TCG Investments LLC and Lateral 20 LLC
Request:
Military Compatibility Permit with Plan of Development for
industrial/warehouse in the Rural – 43 MAAMF zoning district
Site Location:
Generally located about 230’ west of the NWC of Olive Ave. and
Reems Rd. in the Glendale Area.
Site Size:
Approx. 36.31 acres
Density:
N/A
County Island:
No
County Plan:
White Tank / Grand Ave Area Plan – Military Compatible
Municipal Plan:
City of Glendale– Luke Compatible Land Use
Municipal Comments:
None received to date
Support/Opposition:
None known
Recommendation:
Approve with conditions
MCP2022003
Page 2 of 9
Project Summary:
1.
The applicant is proposing a Military Compatibility Permit to facilitate development of
two large warehouse type buildings in the Rural – 43 MAAMF zoning district. The subject
site is within the 65Ldn noise contour of Luke Air Force Base which forms the outer
boundary of the Military Airbase and Ancillary Military Facility Overlay Zoning District
(MAAMF). It will be an extension of the previously approved industrial center to the west
(Z2021155 and Z2020102 – also known as “Virgin Industrial Park – Phase 1” f.k.a. “IndiCap”).
The proposal calls for two industrial/warehouse buildings totaling 532,479 sq. ft. Due to the
industrial nature of the proposed development the applicant is requesting that zoning
standards be varied to mirror the phase 1 requirements. Consistent with the Phase 1
development, some additional variations include an increase in allowed height to 55’,
an increase in in allowed height of outdoor lighting to 25 feet, a request to waive
screening requirements, and a request to allow outdoor industrial uses to encroach into
any required setback adjacent to a street. The proposal will include two driveways, one
exiting to a private road to the north and one crossing a parcel owned by the Maricopa
County Flood Control District to Reems Rd. to the east. The site will also have internal
connectivity to the IndiCap development to the west. The applicant is providing an
adequate amount of vehicle parking to meet all requirements and will also provide
bicycle parking at each building. The subject site is currently four separate parcels but
will be combined into a singular parcel prior to the building permit phase of the project.
2.
Prior to pursuing the current proposal there had been no recent history on the subject site
in the past five years. The applicant secured a Use Compatibility and Consistency
Determination (UCCD) determination from Luke Air Force Base (LAFB) on April 27, 2022.
Following that determination, the applicant held a preapplication meeting on May 10,
2022. A formal application submittal was made on May 26, 2022 and a Technical
Advisory Committee meeting was held on July 5, 2022.
MCP2022003
Page 3 of 9
2022 Aerial Image
Zoning Map
MCP2022003
Page 4 of 9
REGULATION
BASE ZONING
DISTRICT
REGULATIONS (Rural -
43)
PROPOSED ZONING REGULATIONS
(Rural – 43 MCP)
Height
30’
55’
Min. Front Yard
40’
15’
Min. Side Yard
30’
25’
Min. Rear Yard
40’
25’ (abutting rural or residential)
Min. Lot Area
43,560 sq ft
6,000 sq. ft.
Min. Lot Width
145’
60’
Max. Lot Coverage
25%
60%
Site Enclosure and
Screening –
whether abutting
Rural zoning
district or not
No less than 6’ high
solid masonry wall
when abutting Rural
zoning district, and
site enclosure of no
less than 6’ high with
building walls, walls
or fences of any
view-obstructing
material
No shielding or
screening wall is
required along the
Property’s
northern, eastern,
western and
southern perimeter
boundaries
No outdoor industrial
use or enclosure can
encroach into any
required setback
area adjacent to any
street, nor shall any
storage products or
materials exceed the
height of any such
enclosure
Outdoor industrial
uses or enclosures
can encroach into
any required
setback adjacent to
any street
Outdoor Lighting
18-feet in height
25-feet in height
Existing On-Site and Adjacent Zoning / Land Use:
3.
On-site:
Rural – 43 MAAMF / agricultural
North:
Rural – 43 MAAMF / Flood Control District of Maricopa County
South:
Rail line then Olive Ave. then PAD (Glendale) / agricultural
East:
Rural – 43 MAAMF / Flood Control District of Maricopa County
West:
IND-2 IUPD / Industrial
MCP2022003
Page 5 of 9
Utilities and Services:
Water:
EPCOR
Wastewater:
EPCOR
Fire:
Rural Metro Fire Department
Police:
Maricopa County Sheriff’s Office
Right-of-Way:
5.
The following table includes existing and proposed half-width right-of-way and the future
classification based upon the Maricopa County Department of Transportation (MCDOT)
Major Streets and Routes Plan.
Street Name
Half-width Existing R/W
Half-width Proposed R/W
Future Classification
Reems Rd.
33’
33’
Glendale Maintained
Adopted Plans:
6.
White Tank / Grand Ave Area Plan – Military Compatible (adopted December 6, 2000):
This land use designation is reserved for parcels within the state-statute defined High Noise
or Accident Potential Zone of Luke Air Force Base. Uses should be restricted to those that
have been deemed consistent and compatible with the Air Force base.
7.
City of Glendale– Luke Compatible Land Use (Adopted April 26, 2016): This land use
designation is reserved for parcels in land surrounding Luke Air Force Base delineated by
the 1988 Air installation compatible use zone 65 LDN noise contour. Use should comply
with requirements laid forth in ARS 28-8481.
Public Participation Summary:
8.
The applicant’s public participation met all minimum requirements. The site was posted
with compliant signage and all property owners within 300’, as well as all identified Areas
of Interest were notified of the proposal via USPS mail. The mailers and signs have thus far
yielded no response from the public to neither the applicant nor County Staff.
Outstanding Concerns from Reviewing Agencies:
9.
N/A
Staff Analysis:
10.
The proposed two-building industrial development is consistent with area developments
and matches the identified future land use designation in both the White Tank / Grand
Ave Area Plan and the City of Glendale General plan. East of the subject site within the
City of Glendale are existing industrial buildings and the west of the site is an already
approved industrial center within the County. The site is near both the Loop 303 and the
Northern Parkway corridors which have been rapidly developing with similar industrial
uses in recent years. Additionally, the applicant received a “compatible” determination
for the proposed use via a UCCD. Staff feels the proposal is in conformance with that
MCP2022003
Page 6 of 9
determination and that the proposed use matches both the Area Plan and City of
Glendale General Plan.
11.
The applicant has requested several deviations from the Rural-43 zoning standards.
Primarily, the applicant is requesting setback, lot size, and lot width standards that mirror
the IND-2 zoning district immediately west. The applicant postulates that this is justified
because the proposed use on the site will be two industrial warehouses which would be
a use normally found within the IND-2 district and thus feels many Rural-43 standards are
inappropriate. The applicant is requesting a building height increase to 55’ and a light
height increase to 25’. The applicant notes that several of the industrial buildings east of
Reems Rd. already are much taller than 55’ and some are even in excess of 100’. They
also note that the IndiCap development to the east was also recently granted a similar
55’ height limit. In addition to remaining consistent with building heights in the area the
applicant states that 55’ is required for modern industrial warehouse buildings to
accommodate necessary equipment housed in the warehouse. The applicant has
made good arguments for the increase in lighting height in that the increase will allow
for ease of trucks and equipment to flow through the parcel and also reduce the number
of light pole required to adequately light the property. The applicant states this will have
an added benefit of reducing the overall light leakage from the development. All other
lighting requirements will be adhered to. Lastly the applicant wishes to waive sight
screening requirements. The parcel is buffered to the north by a large plot of land
controlled by the Flood Control District of Maricopa County and is raised in elevation from
the surrounding lands. East of the site are existing industrial buildings and due west of the
site is already entitled for more industrial buildings. South of the site is a rail line followed
by a major arterial road. South of that is undeveloped land in the City of Glendale zoned
PAD. This land is also within the LDN 65 noise contour and therefore will not develop as
residential and will likely be similar industrial uses that are developing elsewhere in the
immediate area. The only residential in relative proximity to the subject site is just under
half a mile to the northwest and will be buffered by the land owned by the Flood Control
District of Maricopa County. Staff concurs that all proposed deviations are appropriate
for the proposed site and development.
12.
Staff routed all case documents to LAFB upon reception of the proposed MCP and POD.
LAFB responded stating that the proposal would have no anticipated impact on
operations. This included all requested MCP zoning standards such as the increase to 55’
height.
Recommendation:
13.
Staff recommends the Commission adopt a motion recommending that the Board of
Supervisors approve MCP2022003 subject to the following conditions ‘a’ – ‘i’:
a.
Development of the site shall be in substantial conformance with the Site Plan
entitled “ Phase 2 Virgin Industrial Park“, consisting of 7 full-size sheets, dated July
21, 2022, and stamped received August 16, 2022, except as modified by the
following conditions.
b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “VIP Phase II (IndiCap)”, consisting of 12 pages, dated July 21,
MCP2022003
Page 7 of 9
2022, and stamped received July 25, 2022, except as modified by the following
conditions.
c.
The following Planning Engineering Comments shall apply:
1.
Engineering review of planning and/or zoning cases is for conceptual
design only. All development and engineering design shall be in
conformance with Section 1205 of the Maricopa County Zoning
Ordinance; Drainage Policies and Standards; Floodplain Regulations for
Maricopa County; MCDOT Roadway Design Manual; and current
engineering policies, standards, and best practices at the time of
application for construction.
2.
Bases on the conceptual design nature of the information submitted,
changes to the site layout may be necessitated by the final engineering
design of the site’s drainage infrastructure.
3.
At the time of application for building permits, detailed grading and
drainage plans will be required to demonstrate how flow from each
respective drainage area will be directed to its designated retention basin.
This shall include the requirement to provide calculations to substantiate
the storm drain design. The use of bubble-up structures in retention basins
is discouraged and must be re-evaluated with the final design.
4.
Drainage (private) easements will be required for any drainage
improvement that extends to Phase 1 of this project unless the Phase 1 and
2 parcels are combined.
5.
Retention basins with a design depth greater than 3 feet (to HWE) must be
fenced (pool barrier compliant). Surface retention basins deeper than one
(1) foot must contain one (1) foot of freeboard.
6.
Work in the floodplain will require a floodplain use permit issued concurrent
with building permits for site development. In the event the
owner/applicant pursues a FEMA CLOMR/LOMR, said application must be
approved by the Flood Control District prior to issuance building permits
required for site development.
7.
Access(es) to/from Reems Road; and the south drainage channel
discharge contain Special Flood Hazard Areas (FEMA Zone A); and also
contain lands owned or encumbered by the Flood Control District (FCD).
In addition to floodplain use permitting, ROW permitting will be required by
the FCD for work and discharges within FCD encumbered properties.
Applicant shall refer to Permit | Maricopa County, AZ for more information.
The FCD ROW permit(s) must be procured prior to issuance of any building
permit(s).
8.
The owner/applicant’s traffic analysis must demonstrate that the second
(southern) access to Reems Road is warranted prior to issuance of an FCD
MCP2022003
Page 8 of 9
Right-of-Way
Permit
for
encroachment
through
FCD
owned
or
encumbered properties.
9.
Owner/Applicant must coordinate with the City of Glendale regarding any
street improvements required along Reems Road.
10.
Turn lane designs in Reems Road at both (if warranted) access shall be in
accordance with the MCDOT approved Traffic Impact Study.
d.
Prior to issuance of a building permit, written confirmation will be required from the
emergency fire protection jurisdiction having authority that the facility has been
designed in accordance with their regulations and requirements, and that
emergency fire protection service will be provided to the facility. Prior to issuance
of the certificate of occupancy, local fire protection jurisdiction review and
approval will be required.
e.
The subject parcels, APNs 501-41-006K, 501-41-006T, 501-41-006U, and 501-41-006X,
shall be consolidated in conformance to the parcel shown and the legal
description provided on the POD prior to issuance of building permits.
f.
All internal roadway easements not a part of the final site must be abandoned
and recorded documentation of such must be provided to staff prior to issuance
of building permits.
g.
The following Maricopa County Department of Transportation conditions shall
apply:
1.
In the revised 2nd submittal, a new access point is proposed for this Phase 2
development. The new proposed full access (Access B) as provided in the
Study is acceptable to MCDOT. Developer must also seek R/W permits from
MCDOT Flood Control District (for vehicle crossing via Access B) as
necessary.
2.
Developer must provide turn lane lengths at proposed Access B as per the
recommendations in the Study.
3.
Revised turn lane lengths at the Reems Road / Hatcher Road (Access A),
as presented in the Study, are acceptable to MCDOT. Developer must
provide turn lane lengths at proposed Access A as per the
recommendations in the Study.
4.
Developer must coordinate with the City of Glendale with regards to any
half-street improvements required along the site frontage on Reems Road.
h.
Memorialization of the following MCP district standards:
1.
Height – 55’
2.
Min. Front Yard – 15’
MCP2022003
Page 9 of 9
3.
Min. side Yard – 25’
4.
Min. Rear Yard - 25' (abutting rural or residential)
5.
Min. Lot Area - 6,000 sq. ft
6.
Min. Lot Width - 60’
7.
Max. Lot Coverage -60%
8.
No shielding or screening wall is require along the property’s northern,
eastern, western and southern perimeter boundaries
9.
Outdoor industrial uses or enclosures can encroach into any required
setback adjacent to any street
10.
Outdoor lighting – Maximum 25’ in height
i.
The granting of this change in use of the property has been at the request of the
applicant, with the consent of the landowner. The granting of this approval allows
the property to enjoy uses in excess of those permitted by the zoning existing on
the date of application, subject to conditions. In the event of the failure to comply
with any condition, the property shall revert to the zoning that existed on the date
of application. It is, therefore, stipulated and agreed that either revocation due
to the failure to comply with any conditions, does not reduce any rights that
existed on the date of application to use, divide, sell or possess the property and
that there would be no diminution in value of the property from the value it held
on the date of application due to such revocation of the MCP. The MCP
enhances the value of the property above its value as of the date the MCP is
granted and reverting to the prior zoning results in the same value of the property
as if the MCP had never been granted.
Presented by:
Joseph Mueller, Planner
Reviewed by:
Matthew Holm, AICP, Planning Supervisor
Attachments:
Case Map (1 page)
Site Plan (reduced 8.5”x11”, 7 pages)
Narrative Report (12 pages)
MCDOT comments (3 pages)
MCESD comments (1 page)
DPR comments (2 pages)
Luke Air Force Base Response (2 pages)
EPCOR Will Serve Letter (2 pages)
Rural Metro Will Serve Letter (1 page)
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KAREN
OHMANN
66385
Expires 06/30/24
08/16/2022
VIP Phase II (IndiCap)
Narrative Report
Military Compatibility Permit and Plan of Development for a proposed industrial
development on approximately 36.31 acres located north and west of the
northwest corner of Olive Avenue and Reems Road;
APN’s: 501-41-006K, 501-41-006T, 501-41-006U & 501-41-006X
Application Case #:
MCP2022003
Revised:
July 21, 2022
Prepared by:
Tiffany & Bosco, PA
William E. Lally / Greg Loper
2525 E. Camelback Rd., Ste. 700
Phoenix, AZ 85016
PEORIA AVENUE
REEMS ROAD
OLIVE AVENUE
SARIVAL AVENUE
PROPERTY
NORTHERN PARKWAY
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 2
I.
Introduction & Purpose of Request
This is a request for approval of a Military Compatibility Permit (“MCP”), and approval
of a Plan of Development, in order to develop a light industrial and manufacturing
distribution center on approximately 36.31 acres located just north and west of the
northwest corner of Olive Avenue and Reems Road; also identified as Maricopa
County Assessor Parcel Numbers 501-41-006K, 501-41-006T, 501-41-006U and 501-
41-006X (the “Property”). See Exhibit A.
The development of APN’s 006K, 006T and 006X are Phase 2 (this project / Property)
and a continuation of the ~74-acre VIP Phase 1 industrial development adjacent to
the west as approved under Z2021155/ Z2020102 (“IndiCap – Olive & Reems”).
APN 006U is to be developed as a private drive for access for both Phase 1 and Phase
2 (this MCP application) to Reems Road, along with limited parking.
Pending the outcome of this process, a lot combination is contemplated to be done in
order to create one (1) or two (2) parcels for these four (4) parcels. A larger lot
combination may occur to also include the Phase 1 area. These lot combination(s) are
proposed to occur prior to issuance of a Certificate of Occupancy for the final building.
II.
Description of Proposal
The Property is currently undeveloped, vacant and has no structures. It has been used
for agricultural uses in the past.
The Property is zoned Rural-43; the Military Compatibility Permit acts as an overlay
to the underlying zoning and is required, in lieu of a more-traditional rezoning, because
the Property is located within the vicinity of the Luke Air Force Base and is also located
within the 65 LDN (Day-Night Average Sound Level) noise contour of Luke AFB. Upon
approval, the MCP would allow for a light industrial and manufacturing distribution
center development as could occur if the Property were zoned IND-2 (light industrial)
or IND-3 (heavy industrial).
The Plan of Development is necessary for the review and approval of the site plan
and preliminary engineering design aspects of the project.
Luke Air Force Base has issued a Use Compatibility and Consistency Determination
for the proposed development, stating that the proposed light industrial land use on
the Property is “compatible and consistent with the high noise or accident potential of
the military airport or ancillary military facility…”, subject to the terms and conditions
noted in the letter from Luke Air Force Base dated April 27, 2022. A copy of the letter
from Luke AFB has been previously submitted to Maricopa County. An exhibit
indicating the Property in relation to Luke AFB and its associated noise contours is
attached as Exhibit B.
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 3
A Plan of Development (i.e. “site plan”) has been submitted with this MCP application.
As indicated on the Plan of Development, there will be two (2) separate buildings on
the Property. Building ‘D’ is approximately 235,040 square feet in size, and Buildings
‘E’ is approximately 276,639 square feet, for a total building area of approximately
511,679 square feet (note that Buildings ‘A’, ‘B’ and ‘C’ are located within Phase 1).
The architectural and landscaping design theme will be compatible and
complementary with the Phase 1 development.
The Property will have multiple retention areas and adequate parking for the proposed
use. Each building will have its own individual separate loading dock(s), and truck
traffic will circulate throughout the Property using the proposed drive aisles indicated
on the Precise Plan of Development.
The proposed light industrial and manufacturing distribution uses will utilize a private
drive to the north of the Property; this private drive connects to Reems Road and also
provides access to Phase 1 to the west. The intersection of this private drive with
Reems Road is to be signalized. Emergency / Fire access from the Property is also
available through shared access points to the Phase 1 area that is adjacent to the
west, and direct access to Reems Road is proposed. No direct access to Olive Avenue
is proposed. The proposed development will have several internal circulating roads
within the Property to allow trucks and accompanying vehicles to navigate through the
Property with ease.
As indicated in the letter from Luke AFB, the maximum height of any structure will be
55-feet, which exceeds the IND-2 limitation of 40-feet. This is to allow an interior clear
height of at least 36-feet, plus any mechanical equipment.
Other requested variations to the IND-2 standards include having no screening wall
and the ability to place industrial uses and outdoor storage within the required
setbacks. A variation to the maximum height of any outdoor parking lighting is also
requested. The proposed MCP development standards will allow the Property to be
developed into office, warehousing and distribution buildings.
Further, the maximum height of any outdoor or parking area lighting is proposed to be
25-feet in order to better illuminate and improve the security and safety of the parking
and loading areas where trucks and trailers are taller than commuter vehicles. This
also has the effect of reducing the number of light poles.
All other development standards will be as indicated under the IND-2 (Light Industrial)
zoning district, as indicated below (differences between the IND-2 zoning district and
the proposed Rural-43 MCP are in bold):
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 4
Development Standards
IND-2 Development
Standards
Proposed Rural-43
MCP Development
Standards
Height
40-feet
55-feet
Front Yard – abutting a collector
street
15-feet
15-feet
Front Yard – abutting a local street
10-feet
10-feet
Side Yard – abutting Rural zoning
district
25-feet
25-feet
Street Side Yard – abutting Rural
zoning district
10-feet
10-feet
Rear Yard – abutting Rural zoning
district
25-feet
25-feet
Lot Coverage
60%
60%
Site Enclosure and Screening –
whether
abutting
Rural
zoning
district or not
No less than 6’ high
solid masonry wall
when abutting Rural
zoning district, and
site enclosure of no
less than 6’ high with
building walls, walls
or fences of any
view-obstructing
material
No shielding or
screening wall is
required along the
Property’s
northern, eastern,
western and
southern perimeter
boundaries
No outdoor industrial
use or enclosure can
encroach into any
required setback
area adjacent to any
street, nor shall any
storage products or
materials exceed the
height of any such
enclosure
Outdoor industrial
uses or enclosures
can encroach into
any required
setback adjacent to
any street
Outdoor Lighting of Parking Spaces (per Section 1102.7.6) variation:
Outdoor Lighting
18-feet in height
25-feet in height
These variations are requested in order to allow the proposed distribution buildings to
be built to industry standards and to acknowledge existing and possible land
development standards, uses and zoning of the surrounding properties and area in
general.
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 5
The permitted IND-2 height of forty (40) feet is too short and would not allow the
proposed use to develop in a manner required for today’s light industrial and
manufacturing distribution uses. Therefore, an increase of fifteen (15) feet is
requested to allow a total height of fifty-five (55) feet. Representatives from Luke Air
Force Base note in their UCCD that the proposed height of 55-feet is acceptable. We
note that the maximum height of a number of approved and proposed area industrial
developments is up to 120-feet.
No screening wall is proposed along any of the Property boundaries as the adjacent
properties are either industrial in nature (west), and/or are owned by the Flood Control
District of Maricopa County and/or are floodplain/serve drainage purposes (north,
south and east), are a railroad easement and/or roadway (south and east), or are
located within the Military Compatibility Permit area (north, south and east) which does
not allow for residential development.
This same justification applies to the request to allow outdoor industrial uses in the
required yards adjacent to any street, as the same justification noted above is
applicable to this variation. Namely, the Property will host industrial uses that are
already isolated from any existing or potential residential use or zoning district. Further
isolation or elimination is not necessary because the Property is already sufficiently
separated and/or shielded from every current or proposed residential development.
The end user is undetermined at this point in time, but typical industry work hours are
7 AM to 6 PM, Monday through Friday. Because the exact buildings are not yet known
and the tenants are unknown, the total number of employees cannot be determined
at this point in time. Nonetheless, the buildings will be constructed in a shell condition
with a professional, corporate image and as noted previously, will have an
architectural and landscaping design theme consistent to, and comparable with, other
similar area industrial developments.
As noted above, the MCP includes a request to increase the height of outdoor lighting
from 18-feet to 25-feet. This additional height is needed to provide for better security
and lighting, especially in parking and loading areas where tractor-trailers have
heights that exceed approximately 14-feet, and using lighting at a height of only 18-
feet leaves numerous unlighted / dark areas (shadows) and requires many more lights
than if the height of the lighting is 25-feet. The requested 25-foot lighting is also typical
of what is found in many distribution, manufacturing and similar light industrial uses
for these very reasons.
Other than the variation to the height of any outdoor lighting (from 18-feet to 25-feet,
all outdoor lighting shall be in conformance with the provisions contained in Chapter
11, Section 1112, of the Maricopa County Zoning Ordinance, and shall be placed and
oriented so as to reflect light away from any adjoining rural or residential zoning
districts unless otherwise stated in the underlying entitlement stipulations.
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 6
Any and all signage will conform with the industrial signage regulations of Chapter 14
of the Maricopa County Zoning Ordinance.
A note regarding the floodplain conditions on the properties to the north, east and
south: The developer is working with the Flood Control District of Maricopa County to
redefine and better delineate the boundaries of these areas. Floodplain Use Permits
will be secured where necessary. Retention will be as required by the Flood Control
District of Maricopa County. A Preliminary Grading & Drainage Plan is included with
this submittal.
III.
Relationship to Surrounding Properties
The area is one of industry uses, largely in part because of the proximity of Luke AFB
(thereby restricting residential development) and easy access to major roadways, the
Loop 303 freeway which provides direct access to Interstate 10, and Northern
Parkway which provides for access to the Loop 101 freeway.
The surrounding properties are used/zoned as follows:
North:
The area to the north is vacant/undeveloped and is owned by the Flood
Control District of Maricopa County and is largely floodplain. Although it
is zoned Rural-43, it is located within the 65 LDN noise contour and
therefore not allowable for residential development.
East:
The land east of the Property is also vacant/undeveloped and is also
owned by the Flood Control District of Maricopa County and is largely
floodplain. Although it is zoned Rural-43, it is located within the 65 LDN
noise contour and therefore is also not allowable for residential
development. Further to the east is Reems Road, a north-south arterial
roadway, with industrial uses within the City of Glendale to the east of
Reems Road (Woolf Industries), zoned PAD (Planned Area
Development).
South:
Immediately to the south is land owned by the Atchison Topeka and
Santa Fe Railway, which provides rail access to area businesses and
other industrial uses. Although zoned Rural-43, it is largely floodplain
and is also located within the 65 LDN noise contour thereby not allowing
for residential development. Further to the south is Olive Avenue, an
east-west arterial roadway, with planned industrial uses within the City
of Glendale to the east of Reems Road (also Woolf Industries), also
zoned PAD.
West:
The land west of the Property is vacant/undeveloped but is zoned IND-
2 IUPD per Z2021155/ Z2020102 (“IndiCap – Olive & Reems”) and is
Phase 1 of the planned industrial development that includes the
Property. It is located just outside of the 65 LDN noise contour.
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 7
The existence of numerous industrial developments and the existence of numerous
industrially-zoned properties in the surrounding area support the requested Military
Compatibility Permit for the Property. The proposed modifications and subsequent
development is Phase 2 of the industrial Phase 1 development to the west and will
continue the already existing and proposed industrial developments located
throughout this portion of the Loop 303 corridor.
IV.
Location and Accessibility
Access to the Property will be via a private drive through APN 501-41-006U (included
with this application) and over land controlled by the Flood Control District of Maricopa
County. This private drive connects with a proposed signalized intersection at Reems
Road.
Reems Road is a paved roadway with one travel lane in each direction, which provides
access to Olive Avenue. Other roadways connecting to these roadways provide
access to the Loop 303 freeway which provides direct access to Interstate 10, and
Northern Parkway which provides for access to the Loop 101 freeway.
Direct access to Reems Road is proposed through property owned by the Flood
Control District of Maricopa County (currently under review). No direct access to Olive
Avenue is proposed.
A Traffic Statement has been included with this submittal.
V.
Circulation System
As noted above, access to the Property will be via a private drive to Reems Road.
through proposed drive aisles, and internal access to the development to the west
(cross-access easements where necessary). Further, as stated above, no direct
access to Olive Avenue is proposed, although direct access to Reems Road may
occur.
.
Onsite parking and circulation roadways will be paved and will be in compliance with
all applicable Zoning Ordinance regulations and requirements.
All parking and loading docks will adhere to the requirements of the Maricopa County
Zoning Ordinance and will be based off of the proposed uses depicted in the site plan.
VI.
Development Schedule
Phasing is not anticipated at this time. However, the Applicant reserves the right to
phase their development if the proposed uses and/or tenants necessitate phasing.
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 8
At this point in time, no annexation into the City of Glendale is contemplated or
proposed.
VII.
Community Facilities and Services
The proposed industrial use and subsequent development will have no adverse
impact on the neighboring area or the schools within the area. The proposed
development will also have no negative impact of the neighboring residential uses
because the proposed development is not adjacent or proximate to residential uses.
VIII.
Public Utilities and Services
Public utilities and services that will support the proposed development are as follows:
Water: EPCOR
Sewer: EPCOR
Electric: APS
Natural Gas: Southwest Gas
Police: Maricopa County Sheriff’s Office
Fire Protection: Rural Metro Fire Department
Telecommunications: Century Link/Cox Communications
Refuse (private): Waste Management / Republic Services (to be determined by the
end user)
The proposed development requested by this application request will not adversely
affect municipal or private facilities and services, and will not have an adverse effect
on existing or future public and private open space, recreation, school, or library
facilities.
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 9
Exhibit A
Vicinity Map
Maricopa County GIO, Maricopa County Assessor's Office
O
4/1/2022 3:17:33 PM
IndiCap (NWC Olive & Reems)
Property
MCP2022003 (VIP 2) – Narrative Report
July 21, 2022
Page 11
Exhibit B
Property in relation to Luke AFB and its associated noise contours
Planning and Development Department Map
April 1, 2022
0
0.25
0.5
0.13
mi
0
0.4
0.8
0.2
km
1:18,056
Maricopa County Planning and Development Department
Property
65 DNL
Noise
Contour
I:\TSM Traffic Development\1. Projects\North_West_Valley(North of I10_West of I17)\Virgin Industrial Park Phase
2_MCP2022003_Olive and Reems\1. Traffic Impact Studies\Virgin Industrial Park_MCP2022003_TIA Review 1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 1
Project Name: Virgin Industrial Park Phase 2 – Building D & E
Location: SWC of Reems Road and Hatcher Road
MCDOT File No.: MCP2022003
Date: August 10, 2022
Reviewer: Laxmikanth Narwa, P.E.
Phone No.: 602-506-8677
Consultant: United Civil Group
Project No.:
Plans Sealed By: Keith A. Winney, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
3
4
5
= = =
Site Plan
Page 10
Page 11
General
General
2nd REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
In the revised 2nd submittal, a new access point is proposed for this Phase 2
development. The new proposed full access (Access B) as provided in the
Study is acceptable to MCDOT. Developer must also seek R/W permits from
MCDOT Flood Control District (for vehicle crossing via Access B) as
necessary.
Developer must provide turn lane lengths at proposed Access B as per the
recommendations in the Study.
Revised turn lane lengths at the Reems Road / Hatcher Road (Access A), as
presented in the Study, are acceptable to MCDOT. Developer must provide
turn lane lengths at proposed Access A as per the recommendations in the
Study.
Developer must coordinate with the City of Glendale with regards to any half-
street improvements required along the site frontage on Reems Road.
All other comments from 1st review were addressed by the developer.
Therefore, MCDOT has no further comments on this Study.
The Traffic Study is Approved with review comments and / or
stipulations as noted above.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
I:\TSM Traffic Development\1. Projects\North_West_Valley(North of I10_West of I17)\Virgin Industrial Park Phase
2_MCP2022003_Olive and Reems\1. Traffic Impact Studies\Virgin Industrial Park_MCP2022003_TIA Review 1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
1 of 2
Project Name: Virgin Industrial Park Phase 2 – Building D & E
Location: SWC of Reems Road and Hatcher Road
MCDOT File No.: MCP2022003
Date: June 27, 2022
Reviewer: Laxmikanth Narwa, P.E.
Phone No.: 602-506-8677
Consultant: United Civil Group
Project No.:
Plans Sealed By: Keith A. Winney, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
1
2
= = =
Page 1
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
General Project Summary:
The proposed development is planned to include two separate general light
industrial buildings comprising a total of 511,679 square feet on approximately
34 acres. The opening and full build out of the site is expected by 2024. The
project site is located on southwest corner of Hatcher Road and Reems Road
in Unincorporated Maricopa County.
The project site is adjacent to previously approved Indicap Olive & Reems
industrial park (a.k.a Phase I – Virgin Industrial Park) development by the
same developer. The current Site will be served by one (1) proposed full
access located on future Hatcher Road alignment that will remain as private
road once built out. As per the TS, proposed development is anticipated to
generate a total of 2,105 daily weekday trips, with 370 total AM peak hour
trips, 163 PM peak hour trips on a typical weekday.
General Comments:
The project site is within the Maricopa County jurisdiction. However, Maricopa
County DOT maintains only west side of Reems Road. East side of the
proposed access A at Hatcher Road alignment / Reems Rd intersection, is
under City of Glendale jurisdiction. The below review comments are limited to
roadways within the County jurisdiction. Developer must submit this TIA to the
City of Glendale for its approval.
Review Comments:
No new access is proposed for this Phase 2 development. Approved primary
Access A (as part of Phase 1 development, Indicap Olive Avenue & Reems
Road) by the same developer will be utilized as a shared access for the
Phase 2 as well. Potential Hatchet Road alignment at west of Reems Road,
shall be a private road. MCDOT will not accept this as a public roadway.
Developer must seek R/W permits from MCDOT Flood Control District to
cross west of Reems Road as the properties along this potential Hatcher
Road alignment are owned by the MCDOT Flood Control District.
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
Response: Noted.
A
B/A
Response: A new access point ("Access B") is now proposed. See below.
Response: Noted.
I:\TSM Traffic Development\1. Projects\North_West_Valley(North of I10_West of I17)\Virgin Industrial Park Phase
2_MCP2022003_Olive and Reems\1. Traffic Impact Studies\Virgin Industrial Park_MCP2022003_TIA Review 1.doc
MCDOT -- TRAFFIC ENGINEERING
REVIEW COMMENT SHEET
2 of 2
Project Name: Virgin Industrial Park Phase 2 – Building D & E
Location: SWC of Reems Road and Hatcher Road
MCDOT File No.: MCP2022003
Date: June 27, 2022
Reviewer: Laxmikanth Narwa, P.E.
Phone No.: 602-506-8677
Consultant: United Civil Group
Project No.:
Plans Sealed By: Keith A. Winney, P.E.
Consultant Code:
A = Will Comply B = Deleted
C = Consultant to Evaluate
Item
Number
Sheet
Number
Comments
Consultant
Reply
= = =
3
4
= = =
Table 3 /
Page 8
Table 3 /
Page 8
1st REVIEW (TS)
Consultant: Please use the code and respond to each comment in the
Consultant Reply Column. This sheet is for our record, please answer every
question and sign and date your acknowledgement or the plans will be
sent back to complete the process. Send back the marked-up plans and a
new set of plans along with this comment sheet. Thank you for your
cooperation.
= = = = = = = = = = = = = = = = = = = = = = = = = = = = = =
Review Comments:
Northbound left-turn lane at Access A / Reems Road & Hatcher Road
alignment peak hour turning volumes meet MCDOT threshold for dual left-turn
lanes (exceeds 300 vph). Therefore, provide northbound dual left-turn lanes
with combined storage length equal to actual storage length calculated
as per MCDOT TIS Manual, 2017 Section 2.11. Round up calculated storage
lengths to the nearest 25-foot interval. As per MCDOT calculations, for 352 vph
left-turn peak hour turning volume, minimum storage length required is 600
feet. Therefore, dual-left turn lanes with 300 feet of storage length for each
lane must be provided.
For southbound right-turn lane at Access A / Reems Road & Hatcher Road
alignment, based on 289 peak hour volumes, minimum storage length required
as per MCDOT calculations is 500 feet. Therefore, southbound right-turn
with storage length of at least 500 feet must be provided.
The Traffic Study is Not Approved.
All relevant comments made for proposed Hatcher Road alignment and future
signalization of Reems Road/Hatcher Road intersection as part of Indicap
Olive Avenue & Reems Road development also apply to this Phase 2
development.
Signature: _____________________________________ Date: ___________
Use CODE
"A", "B","C"
in this column
next to every
comment.
= = = =
A
Response: Storage length calculations have been revised using MCDOT
calculations at both Hatcher Road/Access A and the new proposed Access B.
B/A
Response: dual lefts not needed with the addition of the proposed new Access B
Storage length calculations have been revised using MCDOT calculations at Hatcher/Access A and Access B.
7/18/2022
Subdivision, Infrastructure &
Planning Program
1001 N. Central Avenue #150
Phoenix, Arizona 85004
Phone: (602) 506-1058
Fax: (602) 506-5813
TDD 602 506 6704
Maricopa County
Environmental Services Department
Water and Waste Management Division
DATE: June 27, 2022
TO :
Joseph Mueller, Planning & Development Dept.
Planner
FROM: Souren Naradikian, P.E.
Senior Civil Engineer
SUBJECT: MCP and POD for a proposed industrial development. MCP2022003
The Maricopa County Environmental Services Department (MCESD) has reviewed
documents received from the Maricopa County Planning and Development Department
for the above referenced project. This project is a request for MCP and POD for a
proposed industrial development at APN # 501-41-006K, 501-41-006T 501-41-006U
& 501-41-006X. According to the submitted documents, water and sewer services will
be provided by EPCOR, MCESD has no concerns, ATC must be obtained prior to
construction permit approval.
Based on the above, MCESD raised no objection to this project to the Planning &
Development Department in Accela Automation on June 27, 2022 and the project
may proceed at this time subject to the following stipulations:
Condition: None.
It should be noted that this document does not approve the referenced project.
Comments are provided only as advisory to Maricopa County Planning and
Development Department to assist staff to prepare a staff report. Other Maricopa
County agencies may have additional requirements. Final review and approval will be
made through Planning and Development Department procedures. Applicant may
need to submit separate applications to the Maricopa County Environmental Services
Department for approval of proposed facilities regulated by the Department. Review
of any such application will be based on regulations in force at the time of
application.
Bob Fedorka, PE
Planning & Development
301 W. Jefferson St., Suite 170
Phoenix, Arizona 85003
Phone: (602) 506-7151
www.maricopa.gov/planning
email address:
Bob.Fedorka@maricopa.gov
Maricopa County
Planning & Development Department
Date:
August 31, 2022
Memo To:
Darren Gerard, AICP, Planning Manager, Department of Planning &
Development
Attn:
Joseph Mueller, Planner, Planning & Development Services
cc:
Michael Norris P.E., Engineering Manager, Planning and Development
From:
Bob Fedorka, PE, Engineering Supervisor, Planning & Development
Subject:
MCP2022003 – Re-Zone for Indicap, Inc.(Olive and Reems)
(E3 Memo)
APN(s):
501-41-006K, T, U & X
Engineering Review has reviewed the 3rd plan and report routed for review on 8/31//2022,
for the subject application and has no objections subject to the following conditions.:
The following stipulations will apply:
1. Engineering review of planning and/or zoning cases is for conceptual design only.
All development and engineering design shall be in conformance with Section
1205 of the Maricopa County Zoning Ordinance; Drainage Policies and Standards;
Floodplain Regulations for Maricopa County; MCDOT Roadway Design Manual;
and current engineering policies, standards and best practices at the time of
application for construction.
2. Based on the conceptual design nature of the information submitted, changes to
the site layout may be necessitated by the final engineering design of the site’s
drainage infrastructure.
3. At the time of application for building permits, detailed grading and drainage plans
will be required to demonstrate how flow from each respective drainage area will
be directed to its designated retention basin. This shall include the requirement to
provide calculations to substantiate the storm drain design. The use of bubble-up
structures in retention basins is discouraged and must be re-evaluated with the
final design.
4. Drainage (private) easements will be required for any drainage improvement that
extends to Phase 1 of this project unless the Phase 1 and 2 parcels are combined.
5. Retention basins with a design depth greater than 3 feet (to HWE) must be fenced
(pool barrier compliant). Surface retention basins deeper than one (1) foot must
contain one (1) foot of freeboard.
6. Work in the floodplain will require a floodplain use permit issued concurrent with
building permits for site development. In the event the owner/applicant pursues a
FEMA CLOMR/LOMR, said application must be approved by the Flood Control
District prior to issuance building permits required for site development.
Page 2 of 2
7. Access(es) to/from Reems Road; and the south drainage channel discharge
contain Special Flood Hazard Areas (FEMA Zone A); and also contain lands
owned or encumbered by the Flood Control District (FCD). In addition to
floodplain use permitting, ROW permitting will be required by the FCD for work
and discharges within FCD encumbered properties. Applicant shall refer to
Permits | Maricopa County, AZ for more information. The FCD ROW permit(s)
must be procured prior to issuance of any building permit(s).
8. The owner/applicant’s traffic analysis must demonstrate that the second
(southern) access to Reems Road is warranted prior to issuance of an FCD
Right-of-Way Permit for encroachment through FCD owned or encumbered
properties.
9. Owner/Applicant must coordinate with the City of Glendale regarding any street
improvements required along Reems Road.
10. Turn lane designs in Reems Road at both (if warranted) accesses shall be in
accordance with the MCDOT approved Traffic Impact Study.
Please contact me with any questions.
1
Joseph Mueller (PND)
From:
JAMES, MARK C GS-12 USAF AETC 56 FW/CVE <mark.james.14@us.af.mil>
Sent:
Wednesday, June 15, 2022 11:55 AM
To:
Joseph Mueller (PND)
Cc:
56 FW/CIT Community Initiative
Subject:
[WARNING: ATTACHMENT UNSCANNED]RE: MCP2022003 - Virgin Industrial Park Phase
2
Attachments:
Light Industrial (UC2022012).pdf
Hi Joseph,
Thank you for the opportunity to provide comments on the Military
Compatibility Permit for Virgin Industrial Park Phase 2. The site is
located on approx. 36 acres generally located near the NWC of Reems Rd and
Olive Ave in the Glendale area. The site is inside the Luke AFB 1988 JLUS
65 Ldn, “high noise or accident potential zone” as identified by A.R.S. §
28-8461 and is within the “territory in the vicinity of a military airport”
also defined by A.R.S. § 28-8461.
This project was previously commented on via “Light Industrial UC202212”
(attached) and after reviewing the plan of development this project will not
negatively impact the flying operations at Luke AFB. Since the site will be
located within the “territory in the vicinity of a military airport,” it
will be subjected to approximately 170 over flights per day. We also
recommend a strong notification program on the part of the applicant to
inform any potential tenants about Luke AFB operations.
Respectfully,
Mark James
Planning Manager, Community Initiatives Team
Luke AFB AZ 85309
Office: 623-856-9981
DSN: 896-9981
-----Original Message-----
From: Joseph Mueller (PND) <Joseph.Mueller@Maricopa.Gov>
Sent: Tuesday, June 14, 2022 11:40 AM
To: kokok@mwdaz.com; ken.nyman@azag.gov; swilken@azmag.gov;
VWolfley@azmag.gov; eva.pearce@dysart.org; Kevin.Shipman@Dysart.org; 56
FW/CIT Community Initiative <56FW.CIT.CommunityInitiative@us.af.mil>;
JMACIAS@CITYOFELMIRAGE.ORG; ggehlert@glendaleaz.com;
planning@surpriseaz.gov; Eileen Baden (PRK) <Eileen.Baden@maricopa.gov>;
kcotner@azmag.gov; ridgeway.d@gmail.com; pe@azland.gov; bfenske@azdot.gov;
jgarcia@azdot.gov; dkrantz@citytocitycre.com; Karl Gosch (MCSO)
<K_Gosch@MCSO.maricopa.gov>
Subject: [Non-DoD Source] MCP2022003 - Virgin Industrial Park Phase 2
2
Good morning,
We have received the above proposal for a Military Compatibility Permit for
Virgin Industrial Park Phase 2 over approximately 36.31 acres generally
located near the NWC of Reems Rd and Olive Ave in the Glendale Area. Please
review the attached documents and provide any feedback you may have. The
TAC meeting will be held on July 5th.
Kind regards,
Joseph Mueller
Planner
Maricopa County Planning And Development
602-506-7629
Joseph.Mueller@Maricopa.Gov <mailto:Joseph.Mueller@Maricopa.Gov>
2355 West Pinnacle Peak Road, Suite 300
Phoenix, AZ 85027 USA
epcor.com
May 9, 2022
Mike Chernine
IndiCap Inc.
10845 Griggith Peak Dr.
Las Vegas, NV 89135
Sent via e-mail to: lthompson@hilgartwilson.com
Re:
Will-Serve Letter for Water and Wastewater Service
Virgin Farms Phase 2
NWC W. Olive Ave. and N. Reems Rd., Glendale, AZ
Dear Mr. Chernine:
This letter is in response to your request for a Will Serve Letter from EPCOR Water Arizona Inc.
(“EPCOR”) for the approximately 36.3-acre industrial development known as the Virgin Farms Phase 2
(the “Development”). The Development is located in Assessor Parcel Numbers 501-41-006K, 501-41-
006X, 501-41-006U and 501-41-006T near the northwest corner of N. Reems Rd. and W. Olive Ave,
Glendale, Arizona, as shown in Exhibit A.
EPCOR confirms that the Development is located within the area encompassed by the EPCOR
Certificates of Convenience and Necessity for water and wastewater service. Specifically, the
Development is located within the Agua Fria Water District and the Luke 303 Wastewater District.
EPCOR will provide water and wastewater service to the Development in accordance with EPCOR
tariffs, Arizona Corporation Commission rules and regulations.
This letter does not independently create any rights or obligations in either the applicant or EPCOR and
is provided to the applicant for information only. Any agreement between the applicant and EPCOR for
service to the Development must be memorialized in a written agreement signed and delivered by their
respective authorized representatives prior to construction.
Please contact me if you have any questions at ABeuche@epcor.com.
Sincerely,
Tony Beuche, P.E.
Engineer, Developer Services
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