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Citizen Participation Plan
Project: Northern107 Planned Area Development
Location: Southwest Corner of 107th and Northern Avenue
City of Glendale Service Request #: SR 19-0126
Zoning Case #: ZON19-18
First Submittal Date: November 7, 2019
Second Submittal Date: February 20, 2020
Final Submittal Date: April 7, 2020
Prepared By: Norris Design
Project Description
The Northern107 Planned Area Development (“PAD”) will be an approximately 10-acre mixed use residential and commercial
development at the undeveloped southwest corner of 107th Avenue and Northern Avenue within the City of Glendale
municipal planning area. The segment of Northern Avenue adjacent to the subject property is currently within a public review
and design phase for future improvements related to the Northern Parkway expansion.
The Northern107 development plan will be divided into three separate parcels including a convenience store with fuel station
and accessory automated car wash, a fast food restaurant building pad site, and approximately 120 multi-family rental
dwelling units, envisioned as two-story stacked flats. These uses will complement the adjacent Glen Harbor Air Business Park
and Northern Parkway expansion. The multi-family units will serve as a transitional land use between the commercial parcels
and adjacent existing residential units. Landscape buffering, screening walls, and design standards will unify the project and
protect the surrounding character.
Proposed project access points will be along Northern Avenue and 107th Avenue, so no new traffic will be introduced into
adjacent existing residential neighborhoods. The residential development will include gate-controlled access for residents and
a centrally located amenity area.
Annexation of the parcel into the City of Glendale is pending. The rezoning request, if approved, will rezone the property from
its current zoning district of C-S – Planned Shopping Center in Maricopa County to PAD – Planned Area Development in the
City of Glendale.
Notification
Due to the size of the project, Planning has determined a neighborhood meeting must be conducted. A draft of the
neighborhood meeting letter is included in this document (see next page).
Notification Area Map Provided by City (300 feet from property):
Parties Receiving Notification:
The list of property owners receiving notification in the 300-foot buffer area is included in this document (see page following
neighborhood meeting letter draft):
Additional parties will be notified per Glendale’s Citizen Participation Plan procedure:
HOA/Neighborhoods reps – N/A per Planning staff
Interested Parties (please see pages following the 300-foot notification area list)
Additional Notification List:
City of Glendale Mayor’s Office
Glendale City Council Office
George Gehlert
Mayor Weiers
Vice Mayor Joyce Clark
Planning
5850 W Glendale Avenue
5850 W Glendale Avenue
5850 W Glendale Ave, Suite 212
Glendale, AZ 85301
Glendale, AZ 85301
Glendale, AZ 85301
Diana Figueroa, Senior Secretary
Planning
5850 W Glendale Ave, Suite 212
Glendale, AZ 85301
901 East Madison Street | Phoenix, AZ 85034
www.norris-design.com
February 26, 2020
Re: Neighborhood meeting notification letter - Rezoning for Northern107 PAD project proposed at the southwest
corner of 107th Avenue and Northern Avenue (Zoning Case # ZON19-18)
Dear Neighbor and/or Interested Party:
The purpose of this letter is to inform you that Norris Design, on behalf of 107th and Northern LLC, is applying for a
rezoning application with the City of Glendale. The property in question contains 9.99 acres and is located at the
southwest corner of 107th Avenue and Northern Avenue in the Yucca District, once annexation into the City is
approved.
The proposed project, the Northern107 PAD, if approved, will contain three parcels including a convenience store
(approximately 5,200 square feet) with fuel station and accessory automated car wash, a fast food restaurant building
pad site (up to 4,500 square feet), and approximately 120 multi-family rental dwelling units, envisioned as two-story
stacked flats. The maximum structure height proposed will be 30 feet.
Rezoning Request:
Annexation of this property into the City of Glendale is pending. The rezoning request, if approved, will rezone the
property from its current zoning district of C-S – Planned Shopping Center in Maricopa County to PAD – Planned
Area Development in the City of Glendale. Surrounding land uses consist of a vacant parcel to the north; residential
development to the north, east, and south; and light industrial to the east. The surrounding zoning consists of:
•
North: C-2 – Intermediate Commercial (Peoria), RM-1 – Multi-Family Residential (Peoria)
•
South: R1-7 – Single Family Residential Zoning (Maricopa County)
•
East: M-1 – Light Industrial (City of Glendale)
•
West: R-4 – Multiple Family Residential (Maricopa County)
A conceptual site plan has been included with this letter for your review. A neighborhood meeting will take place on
March 11, 2020 from 6-7 pm at Desert Spirit School library, 7355 W Orangewood Ave, Glendale, AZ 85303.
Comments and questions will be accepted at this time. If you are unable to attend, please contact me via email
(rharris@norris-design.com) or phone (602-254-9600). You may also contact George Gehlert with the City of
Glendale at (623) 930-2597 or ggehlert@glendaleaz.com. You will be notified by City Planning staff when the
rezoning proposal will be subject to hearing review by the Glendale Planning Commission and City Council (hearing
dates TBD).
Sincerely,
Norris Design
Ron Harris
Senior Associate / Planner
Attachments
•
Conceptual Site Plan
NORTHERN107 | CONCEPTUAL SITE PLAN
02/20/2020
NORTH
NORTHERN AVE
107TH AVE
FAST
FOOD
REST.
4,500 SF
CONVENIENCE
STORE - 5,187 SF
MULTI-FAMILY HOUSING (2-STORY) - 120 UNITS
COUNTRY MEADOWS (SINGLE FAMILY RESIDENTIAL)
COUNTRY
MEADOWS
CONDOMINIUMS
FUEL CANOPY
CAR WASH
AMENITY
AREA
GARAGES
GARAGES
COVERED PARKING
COVERED PARKING
COVERED PARKING
COVERED
PARKING
GATED
ENTRY
COVERED PARKING
CONCEPTUAL SITE PLAN DATA
TOTAL NET SITE AREA (PROPOSED):
9.99 Ac +/-
PARCEL A
GROSS AREA:
2.30 ac +/-
NET AREA:
2.01 ac +/-
PROPOSED ZONING:
PAD
PROPOSED USE:
Convenience Store / Gas Station
BUILDING AREA:
5,187 sq. ft.
LOT COVERAGE:
5.2%
LANDSCAPE AREA:
0.4 ac or 17%
PARKING:
46 (Total)
2 (ADA)
PARCEL B
GROSS AREA:
1.33 ac +/-
NET AREA:
1.20 ac +/-
PROPOSED ZONING:
PAD
PROPOSED USE:
Fast Food Restaurant
BUILDING AREA:
4,500 sq. ft.
LOT COVERAGE:
7.8%
LANDSCAPE AREA:
0.34 ac or 26%
PARKING:
39 (Total)
2 (ADA)
PARCEL C
GROSS AREA:
6.36 ac +/-
NET AREA:
6.27 ac +/-
OPEN SPACE:
2.12 ac or 33%
PROPOSED ZONING:
PAD
PROPOSED USE:
Multi-Family (Rental)
NUMBER OF UNITS:
124 (Two Stories)
DENSITY:
9.75 du/ac (Gross ac)
PARKING:
166 (Total)
4 (ADA)
THIS PAGE INTENTIONALLY LEFT BLANK
Project Impact
It is anticipated that the residential areas immediately west and south of the project will be most directly impacted by the
development during construction and eventual site occupancy due to proximity to the site. There may be some concerns about
the proposed residential density of the project and additional traffic flow in the area. Applicant anticipates that the proposed
conceptual site plan and restrictions in the PAD booklet will help alleviate concerns regarding impact on immediately adjacent
residential areas.
Residential areas surrounding the site (especially those within the nearest half mile) will benefit from the additional
convenience services which are currently lacking in the project vicinity. Future residents of the Northern107 PAD may
indirectly benefit the adjacent business park by supporting future employment needs. The City of Glendale will benefit from
population growth and an increased tax base from the development.
Citizen Engagement
Citizens will be encouraged to reach out to Norris Design (applicant) via phone (602-254-9600) or email (rharris.norris-
design.com) to continue to discuss concerns or questions regarding the proposal during the application process. Norris Design
will encourage meeting attendees (as well as those who reach out but cannot attend the meeting) to share their contact
information with so that they may be notified via email (or letter if email is not preferred) of any substantial changes to the
project prior to the public hearing date. Should substantial changes occur prior to the neighborhood meeting but after the first
letter has been sent, another letter will be sent if clarity is needed. All citizen participants will be given approximately four
weeks to submit comments once the neighborhood meeting takes place.
As maybe needed, the applicant will communicate directly via email or phone with project planner to keep him or her informed
of the status of citizen participation efforts.
Tentative Schedule:
Early November: Submit Rezoning application to the City of Glendale, including CPP draft.
Mid-February:
Submit CPP to project planner for approval before implementation.
Early/mid-March: Hold neighborhood meeting.
Early/mid-April: Deadline to receive comments (approximately 4 weeks from neighborhood meeting date).
Early April:
Submit final Citizen Participation Report to project planner for approval (no later than April 7th)
Neighbor Correspondence
March 7, 2020- An email was received from Ms. Kathi Sousa, who resides at 10807 W. Northern Avenue in the Country
Meadows Condominiums (please see enclosed email). Ms. Sousa was concerned with privacy and potential noise, as she
lives directly adjacent to the residential portion of the Northern107 PAD within a single-story unit. Our reply to her email is
enclosed.
Neighborhood Meeting
The required neighborhood meeting was held on Wednesday, March 11 at the Desert Spirit Elementary School in Glendale.
The meeting was held from 6:00 – 7:00pm in the School Library with multiple project presentation boards on display. In
addition to Councilwoman Joyce Clark and Mr. George Gehlert from the City of Glendale Planning Department, Norris Design
and the property owner were in attendance. Three members of the neighboring Country Meadows community were also in
attendance (see enclosed Meeting Sign-In sheet). Those individuals were as follows,
- Mr. Brendan Arana (7819 N. 107th Lane)
- Mr. Chris D. (10750 W. Hayward Avenue)
- Mr. Flint Yale (PO Box 6435, Glendale AZ)
Mr. Arana and Chris D. both live south of the project in the adjacent single-family residential neighborhood. Mr. Yale
represents, and is the owner of 13 units within the condominium community to the west. All residents were concerned with
privacy and the implication of two-story residential apartment buildings along the west and south project boundaries.
Additional concerns were also mentioned related to screen wall heights and project landscaping.
Resolutions to Neighbor Concerns
While no comment cards or follow-up has been received to date from the neighbors, the following is a response list of design
changes to the project which occurred after the discussions held at the neighborhood meeting.
Concern:
Two-Story residential units adjacent to west and south property lines and visual privacy.
Resolution:
The project owner has agreed to reduce the residential building height to single-story only along the west
and south project boundaries and restrict two-story max height developer to the internal areas of the
residential parcel only.
Concern:
Existing wall height along west and south project perimeters may not be tall enough.
Resolution:
The city will require a 6’ tall (min.) solid wall along these boundaries. If the existing walls are less than 6’ in
height, this project will be required to modify or reconstruct the wall as necessary to be a minimum required
height.
Concern:
New trees planted along the west perimeter should not be “wide” canopy type trees due to proximity of the
existing condominium structures to the west. Some of which are only set back 9’ from property line.
Excessive tree growth may cause excess debris, etc on adjacent property.
Resolution:
The project Landscape designer reviewed the Plant Schedule and determined an appropriate tree type for
that project edge. The Mulga tree is the primary selection. This will be a lower litter tree with a more vertical
canopy profile.
1
Ron Harris
From:
Kat <meowz826@yahoo.com>
Sent:
Saturday, March 7, 2020 12:01 PM
To:
Ron Harris
Subject:
Rezoning Northern Avenue Case #ZON19-18
Ron,
I am a current resident at Country Meadows
Condominiums located at 10807 W. Northern avenue.
I received the letter from Norris Design with regards for
the zooming request from the City of Glendale.
I am against this development for several reasons as listed
below.
* Privacy - my unit would be visible from tenants
second floor windows. I certainly do not want people
looking down on me. Will a tall privacy wall be built?
* Noise - currently despite the traffic it is very quiet at
the condo's, how can you assure me that with 120
residents, fast food traffic and gas station and convivence
store traffic will produce little to no noise. What is your
solution for noise reduction?
Can you please provide a response.
Thank you,
Kathi Sousa
1
Ron Harris
From:
Ron Harris
Sent:
Monday, March 9, 2020 10:55 AM
To:
'meowz2826@yahoo.com'
Subject:
FW: Rezoning Northern Avenue Case #ZON19-18
Hello Kathi,
Thank you for your input. I assume you will be attending our neighborhood meeting scheduled for this Wednesday
evening?
I understand your concerns related privacy and would like to talk further with you about the best way(s) to mitigate. In
addition to increased screen wall height and heavy tree buffering perhaps we can discuss limitation on building
configuration in certain areas of the plan.
In terms of noise mitigation, we cannot assure there will be little to no noise. The City of Glendale, as well as Maricopa
County have long been of the position that this corner should be a fully commercial / retail development. This scenario
would be a much larger traffic generator than our mixed‐use approach, providing the less intense residential element
between existing residents (as yourself) and the intensity associated with the commercial uses. Each of our commercial
pads will be bordered internally by 8’ solid walls between those uses and new or existing residential areas. As you also
likely know, the next segment of the Northern Parkway expansion along this stretch is planned start next year which will
also bring a new level of traffic through the immediate area as it is expanded.
I look forward to discussing further with you on Wednesday evening.
Thank you,
Ron Harris
Senior Associate | Planner
NORRIS DESIGN
P 602.254.9600
From: Kat <meowz826@yahoo.com>
Sent: Saturday, March 7, 2020 12:01 PM
To: Ron Harris <rharris@norris‐design.com>
Subject: Rezoning Northern Avenue Case #ZON19‐18
Ron,
I am a current resident at Country Meadows
Condominiums located at 10807 W. Northern avenue.
I received the letter from Norris Design with regards for
the zooming request from the City of Glendale.
I am against this development for several reasons as listed
below.