* The Cubes at Glendale PAD

City of Glendale — Regular Meeting (2021-04-01)

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The Cubes at Glendale
SEC Reems Road and Northern Avenue
Glendale, Arizona

PAD

3rd Submittal: March 26, 2021
2nd Submittal: March 17, 2021
1st Submittal: February 2, 2021

Case No. ZON21-04

DEVELOPMENT TEAM

Property Owner:

Northern Investors LTD Partnership
2525 E Arizona Biltmore Cir #118
Phoenix, AZ 85016

Developer:

CRG Acquisition, LLC
c/o CRG
Mark Sonnenberg
Hannah Kiem
10645 N Tatum Blvd, #200-559
Phoenix, AZ 85028

Architect:

Lamar Johnson Collective
Joe Schneiders
2199 Innerbelt
Business Center Drive
St. Louis, MO 63114

Engineering:

Stock & Associates Consulting Engineers, Inc.
George M. Stock, P.E. – President
257 Chesterfield Business Pkwy
St. Louis, MO 63005

Attorney:

Withey Morris PLC
Attorney: Mike Withey
2525 East Arizona Biltmore Circle, Suite A-212
Phoenix, Arizona 85016
Phone: 602-230-0600
Email: m@witheymorris.com

Traffic Engineer

CivTech
Dawn Cartier
10605 N Hayden Rd, Unit 140
Scottsdale, AZ 85260

TABLE OF CONTENTS
PROJECT TEAM .................................................................................................... i
TABLE OF CONTENTS ........................................................................................ ii
LIST OF TABLES, TABLES OF EXHIBITS ...................................................... iii
A. Purpose of Request ............................................................................................ 1
B. Existing Site Conditions .................................................................................... 1
C. Description of Proposal ..................................................................................... 1
D. Development Standards .................................................................................... 4
E. Relationship to Surrounding Properties ............................................................. 5
F. Location and Accessibility ................................................................................ 5
G. Relationship to State Statute ............................................................................. 5
H. Circulation System ............................................................................................ 5
I. Development Schedule ...................................................................................... 5
J. Community Facilities and Services .................................................................. 6
K. Public Utilities and Services ............................................................................ 6
L. Drainage .......................................................................................................... 6
M. Conclusion ....................................................................................................... 7

iii

LIST OF TABLES

Description
Page

Table 1 – Permitted Land Use Table ........................................................................ 2
Table 2 – Development Standards Table .................................................................. 4
TABLE OF EXHIBITS
Description
Tab

Aerial/Vicinity Map .................................................................................................. 1

Conceptual Land Use Exhibit ................................................................................... 2

Conceptual Site Plan ................................................................................................. 3

The Cubes at Glendale
Military Compatibility Permit/PAD

A.
Purpose of Request

On behalf of CRG Acquisition, LLC, we request a Planned Area Development (“PAD”) for
approximately 75 acres located at the SEC of Reems Road and Northern Avenue (the “Site”). The
Site is located immediately north of Reems Ranch, a 260 acre property which was annexed into
the City of Glendale in September 2020. The intent of this request is to develop the Site concurrent
with Reems Ranch. Accordingly, this PAD is written to be consistent and compatible with the
Reems Ranch MCP/PAD, as already approved, and is to be read in conjunction with the Reems
Ranch MCP/PAD. A Regional Aerial/Vicinity Map generally identifying the perimeters of the Site
is provided at Exhibit 1. The Site is currently farmed and is surrounded primarily by agricultural
uses and vacant land. The surrounding land uses include Luke Air Force Base to the east; Reems
Ranch to the south; a golf course to the north and agricultural land to the west.

As a follow-up to the approval of the Use Compatibility and Consistency Determination for Reems
Ranch, the purpose of this request is to expand the approval for development of a new industrial
facility (or similar type of development) that is consistent and compatible with the high noise
potential of the Luke AFB military facility. A Conceptual Land Use Exhibit is provided at Exhibit
2.

The Site is within Glendale’s Planning Area. The proposed land uses comply with the City of
Glendale General Plan’s designation of “Luke Compatible,” which requires uses compatible with
the adjacent Luke AFB operations.

The Site is zoned County RU-43 in Maricopa County with Military Airport and Ancillary Military
Facility Overlay Zoning. The proposed land uses (see Table 1 below) are identical to Reems Ranch
MCP/PAD and are compatible with the Military Airport and Ancillary Military Facility Overlay
Zoning and the operations of Luke AFB.

B.
Existing Site Conditions

The Site is currently being used for agricultural and farming purposes.

C.
Description of Proposal

CRG intends to develop the Site as an industrial facility or similar type development that is
consistent and compatible with the land uses permitted under The Reems Ranch MCP/PAD,
Section 1010.6 of the Maricopa County Zoning Ordinance and ARS §28-8481. The Proposed Land
Use Table is divided into various Luke AFB noise contours, which coincide with the Luke AFB
noise contour areas shown on the Conceptual Land Use Exhibit provided at Exhibit 2.

[left intentionally blank]

Table 1 - Permitted Land Use Table

LAND USE
Ldn
70-74
Ldn
75-79
Ldn
80-84
Transportation, Communications, and Utilities
Railroad and rapid rail transit
Y
Y
Y
Highway and street right-of-way
Y
Y
Y
Motor vehicle parking
Y
Y
Y
Communications (noise sensitive)
Y
Y
N
Utilities
Y
Y
N
Other transportation, communications, and utilities
Y
Y
Y
Commercial/Retail Trade
Wholesale trade
Y
Y
Y
Building materials-retail
Y
Y
Y
General merchandise-retail
Y
Y
N
Food retail
Y
Y
N
Automotive and marine
Y
Y
N
Apparel and accessories-retail
Y
Y
N
Eating and drinking places
Y
Y
N
Furniture and home furnishings-retail
Y
Y
N
Other retail trade
Y
Y
N
Personal & business services
Finance, insurance, real estate
Y
Y
N
Personal services
Y
Y
N
Business services
Y
Y
N
Repair services
Y
Y
Y
Contract construction services
Y
Y
N
Indoor recreation services
Y
Y
N
Other services
Y
Y
N
Industrial/manufacturing
Food and kindred products
Y
Y
Y
Textile mill products
Y
Y
Y
Apparel
Y
Y
Y
Lumber and wood products
Y
Y
Y
Furniture and fixtures
Y
Y
Y
Paper and allied products
Y
Y
Y
Printing and publishing
Y
Y
Y
Chemicals and allied products
Y
Y
Y
Petroleum refining, and related industries
Y
Y
Y
Rubber and miscellaneous plastic
Y
Y
Y
Stone, clay and glass products
Y
Y
Y
Primary metal industries
Y
Y
Y
Fabricated metal products
Y
Y
Y
Professional,
scientific,
and
controlling
instruments
Y
Y
N

LAND USE
Ldn
70-74
Ldn
75-79
Ldn
80-84
Miscellaneous manufacturing
Y
Y
Y
Public and Quasi-Public Services
Government services
Y
Y
N
Cultural activities, including churches
Y
N
N
Medical and other health services
Y
N
N
Cemeteries
Y
Y
N
Nonprofit organizations
Y
N
N
Other public and quasi-public services
Y
N
N
Outdoor Recreation
Playgrounds and neighborhood parks
Y
N
N
Community and regional
Y
N
N
Nature exhibits
N
N
N
Spectator sports, incl. arenas
Y
N
N
Golf courses and riding stables
Y
Y
N
Water based recreational areas
Y
Y
N
Resort and group camps
Y
N
N
Auditoriums and concert halls
Y
N
N
Outdoor amphitheaters and music shells
Y
Y
N
Resource Production, Extraction and Open
Space
Agriculture (except livestock)
Y
Y
Y
Livestock farming and animal breeding
Y
Y
Y
Forestry activities
Y
Y
Y
Fishing activities and related services
Y
N
N
Permanent open space
Y
Y
Y
Water areas (not incidental to farming)
Y
N
N

Other restrictions on the Site shall include:

• No new ponds or water features; and

• No new buildings or improvements or expansion of buildings for uses that result in the
release of any substance into the air that would impair visibility or otherwise interfere with
operating aircraft, such as any of the following:

o Steam, dust and smoke.
o Direct or indirect reflective light emissions.
o Electrical emissions that would interfere with aircraft and Air Force
communications or navigational aid systems or aircraft navigational equipment.
o The attraction of birds or waterfowl such as operation of sanitary landfills or
maintenance of feeding stations.
o Explosive facilities or similar activities.

D.
Development Standards

The proposed Development Standards are provided in Table 2 below and are intended to ensure
uniformity with the larger Cubes at Glendale industrial park, which is already approved. With
respect to any development regulations not identified in the Development Standards Table below,
the City of Glendale’s development regulations for industrial developments in the M-1 and M-2
zoning districts shall apply to this PAD, including the City’s Landscape Ordinance requirements.
If there is a conflict between the development standards in the Glendale Ordinance and the
development standards in this PAD, the less restrictive standard shall apply.

Table 2 – Development Standards Table

Regulation
PAD Development Standard
Maximum Building Height
100’
Developer shall submit FAA form 7460-1 to the FAA
Regional Office to establish allowable building heights.
Front Yard Setback (min.)
25’
Side Yard Setback (min.)
15’
Street Side Yard Setback (min.)
25’
Rear Yard Setback (min.)
15’
Front/Rear Setback between Ldn
80-84 – Ldn 75-79
0’/0’
Front/Rear Setback between Ldn
75-79 – Ldn 70-74
0’/0’
Lot Coverage (max.)
60% of individual parcels
Screening
Loading docks and outdoor storage within 100’ of a
residential district must be screened by a 6’ high CMU
wall. Loading dock areas and tractor trailer parking
areas along Reems Road and Northern Avenue shall be
screened by an 8’ decorative block wall.
Signage

Freestanding Sign Height

Multi-Face Sign Area

Building Mounted Sign
Area
Per the City of Glendale Zoning Ordinance, Section 7.100,
except as otherwise modified herein.

18’ Maximum exclusive of footer

Maximum seventy-five (75) percent of the sum of the areas
of all faces

Maximum of one (1) square foot for each linear foot of
business wall elevation along the street frontage on which

Maximum Area per Wall
Sign
the sign is displayed, plus 50%

Maximum two hundred (200) square feet, plus 50%

*An additional 50% of sign area may be permitted for all
other project signage, as approved by the Zoning
Administrator.
Parking Requirements

Parking Ratio

Parking Space Dimensions

Industrial, Wholesale and Manufacturing Uses:
Min. One space per 2,000 square feet of floor area

Min. 9’ x 18’
Lot Size
Min. 35,000 sq. ft

E.
Relationship to Surrounding Properties

The Site is primarily surrounded by agricultural uses and vacant land. The Site is bordered on the
east by Luke AFB, Reems Road on the west and on the north by Northern Avenue.

F.
Location and Accessibility

The Site is readily accessible to and from the Loop 303 freeway and Loop 101 freeway via
Northern Avenue. The Site is bounded by Reems Road to the west.

G.
Relationship to State Statute

The proposed land uses within The Cubes at Glendale are consistent and compatible with the land
uses approved under Section 1010.6 of the Maricopa County Zoning Ordinance and ARS §28-
8481. CRG will continue to work with Luke Air Force Base through the process to ensure
compatibility of land uses around the base.

H.
Circulation System

The Site currently has offsite access to and from Reems Road and Northern Avenue. Onsite
circulation will include connections to and from Reems Road, Northern Avenue, and internal
roadways that will provide internal vehicular circulation to the various buildings developed within
The Cubes. The Conceptual Land Use Exhibit (Exhibit 2) illustrates how the internal roadways
on the Site could be developed. Streets will be designed per City of Glendale Standards.

I.
Development Schedule

The schedule and phases of development will depend on future market demand.

J.
Community Facilities and Services

The Site is located within the Dysart Unified School District. However, because there are no
residential uses proposed within the Site, the development will not add any children to nearby
schools.

K.
Public Utilities and Services

Water and wastewater service will be provided by EPCOR. There is an existing 12-inch water line
which extends east along Northern Avenue where it turns south past the 151st Avenue alignment
and enters Luke Air Force Base (LAFB). A sanitary line has been constructed and exists along the
east edge of the Site. Ultimately, any new improvements will be determined through the Design
Review process.

Electric s and telecom service is available from APS and Cox Communications, respectively. The
City of Glendale will provide fire protection and police services.

Refuse collection will be provided by Waste Management or other similar refuse collection
vendors.

L.
Drainage

The area surrounding The Cubes generally slopes to the southeast. Historically, offsite drainage
areas for the Site originated from the White Tank Mountains west of the Site. Today, the
McMicken Dam and the Beardsley Canal obstruct these flows from reaching the Site. The offsite
drainage area is reduced even further by the more recently constructed Loop 303 Freeway, Reems
Road, and Northern Avenue drainage channels located to the north and west of the Site. As such,
the Site is now only potentially affected by minor runoff from areas located north of Northern
Avenue. Runoff from this area approaches the Site primarily as sheet flow.

Stormwater runoff that historically impacted the Site was concentrated along the eastern and
southern boundaries, along the Bullard Wash West Tributary. Accordingly, this area has been
designated with a FEMA special flood hazard zone (Zone A). We anticipate revising the special
flood hazard zone through the Letter of Map Revision processes (CLOMR/LOMR).

The Cubes is located within the study area of the Loop 303/White Tanks Mountain Area Drainage
Master Plan Update (WTADMPU), a regional drainage analysis completed by the Flood Control
District of Maricopa County in August 2015. Drainage design for the Site will generally utilize the
hydrologic framework set by the WTADMPU.

The onsite stormwater runoff design will convey flows to retention basins located at appropriate
locations. These basins will allow the development to meet stormwater quality standards and will
limit discharges from the Site to acceptable levels. As the development process progresses,
appropriate drainage design documentation will be provided at each stage. This may include
preliminary drainage design in support of each phase of development, and/or final, detailed

drainage design in support of improvement plans.

M.
Conclusion

This PAD is consistent and compatible with the Reems Ranch MCP/PAD. We request approval of
the approximate 75-acre PAD.

Exhibit 1

S
SITE

Exhibit 2

SITE

Exhibit 3

DRIVE IN
110 DOCKS @ 14'-0" O.C.
190'
6
164 TRAILERS @ 12' O.C.
DETENTION POND
DRIVE IN
DETENTION POND
72 TRAILERS @ 12' O.C.
DETENTION POND
63 TRAILERS @ 12' O.C.
56 TRAILERS @ 12' O.C.
79 TRAILERS @ 12' O.C.
139CARS
450 CARS
DETENTION POND
138 CARS
930'
620'
PROPOSED
BUILDING 'C'
586,180 S.F.
±36.72 AC
DETENTION POND
DETENTION POND
139CARS
DRIVE IN
PROPOSED
BUILDING 'B'
634,560 S.F.
±42.01 AC
620'
190'
1008'
60'
60'
50'
56'
51 DOCKS @ 14'-0" O.C.
DRIVE IN
DRIVE IN
50 DOCKS @ 14'-0" O.C.
DRIVE IN
DRIVE IN
47 DOCKS @ 14'-0" O.C.
DRIVE IN
45 DOCKS @ 14'-0" O.C.
DRIVE IN
DRIVE IN
NORTHERN AVENUE
REEMS ROAD
190'
190'
190'
EXISTING
WATER WELL
GATE
GATE
SK-1BC
01/21/2021
SITE PLAN
1" = 100'-0"
CONCEPTUAL
SITE PLAN
#-###-###
Job No.
Consult.
Job No.
Drawing Title
Drawing No.
DRAWING ISSUE
Description
Date
#-###-###
Developer
PROJECT:
CONSULTANT NAME
MEP Engineer
Interior Architect
Landscape Architect
Structural Engineer
Civil Engineer
CONSULTANT NAME
CONSULTANT NAME
CONSULTANT NAME
CONSULTANT NAME
Clayco
CHICAGO, ILLINOIS 60601
35 E. WACKER DRIVE
Ph 312.658.0747 Fx 314.429.1890
Architect
SEAL
PRELIMINARY
XXX
GLENDALE, AZ
CUBES @ GLENDALE
CONCEPTUAL BUILDING 'B' & 'C'
SITE AREA:
BUILDING AREA:
CAR PARKING PROVIDED:
TRAILER PARKING PROVIDED:
DOCK DOORS PROVIDED (9'X10'):
DRIVE-IN DOORS PROVIDED (14'X16'):
±42.01 ACRES
634,560 S.F.
589 CARS
142 TRAILERS
101 DOCKS
4 DRIVE INS
TABULATIONS: BUILDING 'B'
SITE AREA:
BUILDING AREA:
CAR PARKING PROVIDED:
TRAILER PARKING PROVIDED:
DOCK DOORS PROVIDED (9'X10'):
DRIVE-IN DOORS PROVIDED (14'X16'):
±36.72 ACRES
586,180 S.F.
128 CARS
147 TRAILERS
92 DOCKS
4 DRIVE INS
TABULATIONS: BUILDING 'C'