PZ-9 MCP2019005 BOS REPORTPART1.PDF

Maricopa County — Formal (2020-07-22)

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July 22, 2020
MCP2019005
Page 1 of 6
Report to the Board of Supervisors
Prepared by the Maricopa County Planning and Development Department

Board Hearing Date:
July 22, 2020 (Cont. from June 24, 2020)

Case #/Title:

MCP2019005 – Falcon

Supervisor District:
4

Applicant:
Toni Bonar, HilgartWilson, LLC

Owner:
SCM Clearwater LLLP/ETAL

Request:
Military
Compatibility
Permit
with
precise
Plan
of
Development for a cross-dock [trucking] facility

Site Location:
Generally located north of the intersection of 152nd Avenue
and Camelback Road, in the Glendale area

Site Size:
Approx. 157 acres

County Island Status:
Yes
Additional
Comments:
The applicant seeks a MCP for a “Cross-Dock [truck terminal]
Facility” including commercial, industrial, and office uses. The
subject
property
comprises
parcels
501-61-006C
and
501-61-006B with a precise Plan of Development (POD) on
501-61-006C.

The subject property is located within the County’s
White Tank/Grand Avenue Area Plan and is designated for
Military Compatible uses. The City of Glendale’s General Plan
identifies the subject property as a Luke Compatible Land Use
Area, which extends to the west past Loop 303 north of
Camelback Road (Envision Glendale 2040 General Plan). The
City of Goodyear’s General Plan identifies Business and
Commerce properties to the immediate east and south of the
subject
property
and
Goodyear-designated
Industrial
property further west on the south side of Camelback Road
(City of Goodyear Land Use and Transportation Map,
Goodyear 2025 General Plan). The request is in conformance
with County and Municipal land use plans.

Camelback Road is in City of Goodyear jurisdiction from
approximately 4,000 ft. east (where it becomes City of
Litchfield Park jurisdiction) of the site and approximately
4.2 miles west of the site, past Loop 303 to Perryville Road.

July 22, 2020
MCP2019005
Page 2 of 6
There is also an approximately 10 ft. wide City of Glendale
strip annexation running north/south along the east edge of
the southern half of the site and along the north side of
Camelback Road from the southeast corner of the site west
to Perryville Road. MCDOT has determined that the
developer
should
coordinate
via
Inter-Governmental
Agreement with those jurisdictions by providing them with the
project TIS and identifying necessary roadway improvements.

To date, 6 support comments were received: one from Berry
Riddell, LLC on behalf of SCM Clearwater LLLP/ETAL (letter
dated May 5, 2020), one from the Arizona Chamber of
Commerce & Industry (letter dated May 28, 2020), one from
the Greater Phoenix Chamber of Commerce (letter dated
May 29, 2020) one from Ian MacInnes (email dated May 13,
2020), and one article by Jim Rounds in the June 11, 2020 West
Valley View. The sixth support, or “no negative effect” letter
was submitted by Luke Air Force Base (LAFB) (dated June 18,
2020) which reversed a previously submitted LAFB opposition
letter dated April 20, 2020 (and that letter had rescinded two
previous LAFB support determinations [letter dated February
6, 2020, and email to Staff dated February 28, 2020]).
Opposition comments were received from the cities of
Litchfield Park (letters dated February 24, 2020 and April 20,
2020) and Goodyear (email dated April 6, 2020 and letter
dated April 16, 2020). As of the May 14, 2020 start of the
Commission hearing there were 267 public opposition emails
dated April 2 to May 13, 2020 (191 included with the
Commission report, 78 read into record at the May 14, 2020
hearing). Post start of the Commission hearing there were an
additional 59 emails of opposition (dated through June 1,
2020), and an Objection Petition dated April 22, 2020 with 34
unverified signatories was received by staff. A public, online
opposition web page with 2,400+ unverified signatories was
also established. Post start of the June 24, 2020 Board of
Supervisors Hearing, an additional 26 opposition emails
(dated June 3, 2020 to June 22, 2020) and 3 letters of support
(dated May 29, 2020 through June 18, 2020 and listed above)
were received by staff resulting in a total of 354 opposition
emails and letters and 6 support comments received by staff
to date for the project.

The 79.36 acre Cross-Dock [truck terminal] Facility comprises
a total of approximately 245,730 square feet (sq. ft.) of
building
footprint,
683
parking
spaces
(including
15
ADA-accessible spaces) for employees and visitors and 1,400
parking spaces for trucks and trailers of various sizes.

The MCP includes requests for deviations from the Rural-43
development standards, chiefly a maximum 110’ light pole
height and maximum 60’ building height, a 20’ front setback

July 22, 2020
MCP2019005
Page 3 of 6
adjacent to Camelback Road, and a maximum 60% lot
coverage.

There is often confusion about the MCP process, which is to
implement the County’s Military Airport and Ancillary Military
Facility Zoning Overlay (Overlay), as defined in Section 1010
of the Maricopa County Zoning Ordinance (MCZO). The
Overlay identifies uses that are compatible with the high noise
and accident potential zones associated with the military
facilities as identified by state statute 28-8481. The uses
identified in the Overlay supersede the uses identified by the
use regulations of the respective underlying zoning districts
within the high noise and accident potential zones.

The Commission recommendation included the addition of a
condition ‘k’ to limit truck traffic and mitigate the potential
adverse impact of truck traffic on residential neighborhoods
to the south in Goodyear and to the east in Goodyear and
Litchfield Park. However, the language of condition ‘k’ as
recommended by the Commission may need to be revised
to clarify that heavy truck traffic is to be limited so that it
comes to the site from the west along Camelback Road, and
exits the site to the west along Camelback Road.

Staff would suggest Board motion for approval include the
following revision to the Commission recommendation:

k.
Except for local deliveries, development of the site
shall include driveway design and/or signs that direct
truck traffic (vehicles greater than 10,000 lbs.) to the
site along Camelback Road from the west, and from
the site to the west along Camelback Road to and
from the site west along Camelback Road.

Shown below is condition ‘k’ in final format:

Commission

Recommendation:
On 5/28/20 (hearing reconvened from 5/14/20), the
Commission
voted
7-2
to
recommend
approval
of
MCP2019005 subject to conditions ‘a’ – ‘k’:

a.
Development of the site shall be in substantial conformance with the Military
Compatibility Permit entitled “Cross-Dock Facility“, consisting of 5 full-size sheets,
dated February 14, 2020, and stamped received February 14, 2020, except as
modified by the following conditions.

July 22, 2020
MCP2019005
Page 4 of 6

b.
Development of the site shall be in substantial conformance with the Narrative
Report entitled “Falcon – Military Compatibility Permit Narrative”, consisting of 32
pages, dated February 14, 2020 and stamped received February 14, 2020, except
as modified by the following conditions.

c.
The following Planning Engineering conditions shall apply:

1.
The owner/applicant shall be responsible for the improvements along
Camelback Road as required by the City of Goodyear-approved Traffic
Impact Study.

2.
Prior to issuance of any construction permits for any public Right-of-Way
improvements on APN 501-61-006C, an intergovernmental agreement
between Maricopa County, the City of Glendale and the City of Goodyear
must be executed, or an alternative plan for construction shall be
approved, with respect to road improvements along Camelback Road.
Construction of all on-site and off-site infrastructure improvements must be
completed prior to issuance of a temporary certificate of occupancy or
certificate of occupancy.

3.
CLOMR approval by the FCDMC is required prior to issuance of and
building/grading permit for development within a designated floodplain,
including driveway access and road improvements along Camelback
Road.

4.
Prior to issuance of any construction permit(s) on APN 501-61-006C, an
easement must be recorded through APN 501-61-006B to demonstrate
legal access to the subject site.

5.
Detailed Grading and Drainage Plans will be required to be submitted for
issuance of any building/grading permits associated with the site and
Camelback Wash relocation improvements and site development.

6.
Engineering review of planning and/or zoning cases is for conceptual
design only and does not represent final design approval nor shall it entitle
applicants to future designs that are not in conformance with Section 1205
of the Maricopa County Zoning Ordinance and Drainage Policies and
Standards; Floodplain Regulations for Maricopa County; and the MCDOT
Roadway Design Manual.

d.
The following Maricopa County Environmental Services Department (MCESD)
condition shall apply:

1.
Approval To Construct (ATC) approval must be obtained prior to any
construction permit approval

e.
The applicant/property owner shall submit a ‘will serve’ letter for fire protection
services for the project site. A copy of the ‘will serve’ letter shall be required as part
of the initial construction permit submittal.

July 22, 2020
MCP2019005
Page 5 of 6
f.
All buildings subject to noise attenuation as per ARS § 28-8482(B).

g.
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 MCP had never been granted.

h.
Prior to approval of the temporary certificate of occupancy or certificate of
occupancy, the applicant shall provide the Maricopa County Planning and
Development Department with an executed service agreement (“will serve”
agreement) with Liberty Utilities certifying that the proposed project has been
provided with connection to water and sewer service.

i.
The following Military Compatibility Permit (MCP) standards shall apply:
1.
Maximum Building Height: 60’
2.
Maximum Light Pole Height: 110’
3.
Front and Street Side yards: 20’ (adjacent to Camelback Road), 15’
(adjacent to internal collector streets), 10’ (adjacent to internal local
streets)
4.
Side yard: 15’
5.
Rear yard: 15’
6.
Front/Rear Setback from LDN Noise Contour Lines: 0’
7.
Maximum Lot Coverage: 60% (of Individual Parcel)
8.
Minimum Lot Area: 35,000 sq. ft.
9.
Screening: 8’ Tall Chain Link Fence with or without 3 strands of barbed wire
above 8’
10.
Signage: Per MCZO Section 1403 or Section 1404
11.
ADA Parking Spaces: to be provided at a 2% ratio

j.
The MCP is applied to restrict the use of the site. Until such time as the site is served
by sewer, uses on the site shall only be those acceptable to the Maricopa County
Environmental Services Department (MCESD) that can be accommodated by
septic systems. Connections to a public water system and public sewer system
shall be required prior to establishment of any use that requires potable water.

k.
Except for local deliveries, development of the site shall include driveway design
and/or signs that direct truck traffic (vehicles greater than 10,000 lbs.) to and
from the site west along Camelback Road.

Presented by:

Sean Watkins, Planner
Reviewed by:

Darren Gerard, AICP, Planning Manager

July 22, 2020
MCP2019005
Page 6 of 6

Attachments:

5/14/20 P&Z Packet (303 pages)

5/14/20 Support/Opposition read into the record at Commission hearing (105 pages)

Additional Support/Opposition received 5/14/20 - 5/28/20 hearing (93 pages)

Additional Support/Opposition received after 5/29 (7 pages)

Additional Support/Opposition received after 5/29 (53 pages)

Arizona Chamber of Commerce support (5 pages)

Luke Air Force Base support (5 pages)

Greater Phoenix Chamber support (1 page)

Jim Rounds (West Valley View) support (2 pages)

Note:
5/14/20 & 5/28/20 Draft P&Z Minutes are not available as of the writing of this report,
but can be provided upon request later when available.

MCP2019005
Page 1 of 12
Report to the Planning and Zoning Commission
Prepared by the Maricopa County Planning and Development Department

Case:
MCP2019005 - Falcon

Hearing Date:
May 14, 2020 (cont. from April 9, 2020 and April 23, 2020)

Supervisor District:
4

Applicant:
Toni Bonar, HilgartWilson, LLC

Owner:
SCM Clearwater LLLP/ETAL

Request:
Military Compatibility Permit with Precise Plan of Development

Site Location:
Generally located north of the intersection of 152nd Avenue and
Camelback Road, in the Glendale area.

Site Size:
Approx. 157 acres

Density:
N/A

County Island:
Yes

County Plan:
White Tank / Grand Avenue Area Plan – Military Compatible

Municipal Plan:
Glendale – Luke Compatible Land Use

Municipal Comments:
City of Avondale, Email dated February 24, 2020

City of Glendale, Email dated February 21, 2020

City of Litchfield Park, Letters dated February 24, 2020 and

April 20, 2020,
Luke Air Force Base, Letters dated February 6, 2020, and
April 20, 2020, and Email dated February 28, 2020
City of Goodyear, Email dated April 6, 2020 and
Letter dated April 16, 2020

Support/Opposition:
Berry Riddell LLC, on behalf of SCM Clearwater LLLP/ETAL,
support/legal analysis Letter dated May 5, 2020

City of Goodyear, opposition Email dated April 6, 2020 and
opposition Letter dated April 16, 2020

City of Litchfield Park, opposition Letters dated February 24, 2020 and
April 20, 2020
Luke Air Force Base, opposition Letter dated April 20, 2020

191 Public opposition emails dated April 2, 2020 to May 6, 2020

Online Opposition Web Page

Objection Petition dated April 22, 2020, 34 signatories

Recommendation:
Approve with conditions

MCP2019005
Page 2 of 12
Project Summary:

1.
The applicant requests a Military Compatibility Permit (MCP) to provide for a “Cross-Dock
[truck terminal] Facility” including commercial, industrial, and office uses on an
approximately 157.4 acre, Rural-43 designated property within the Military Airport and
Ancillary Military Facility (MAAMF) Overlay Zoning District comprising Assessor’s Parcel
Numbers (APNs) 501-61-006B and 501-61-006C, located on the north side Camelback
Road, at 152nd Avenue (subject property). The current request includes a Precise Plan of
Development (POD) for APN 501-61-006C, which is the northern, approximately
79.36-acre portion of the property (subject parcel). The currently proposed and
anticipated future activities will be compatible with the MAAMF Overlay. The current POD
includes several requests for deviations from the Rural-43 development standards, as
identified below and in the project narrative.

2.
The activities proposed include less-than truckload (LTL) shipment transfers between semi-
trailers, which would be unloaded by electric forklifts from trailers arriving at the facility
and loaded into trailers departing the facility. The shipments are typically palletized for
efficient shipping and handling and will average approximately 1,500 pounds. The facility
may serve as a local pickup and delivery operation or may deliver shipments from various
origins across the United States and pick up shipments destined to points across the
United States. It may also serve as a transfer hub by deconsolidating and consolidating
multiple shipments for efficient transportation through a complex network of facilities.
There would be no long-term storage of product.

3.
The facility would include a total of approximately 245,730 square feet (sq. ft.) of building
footprint, or approximately 7.1% lot coverage of the 79.36-acre subject parcel. The
proposed buildings (including currently anticipated future phases of development)
include an approximately 194,685 sq. ft. overhead door service center (including a
3,550 sq. ft. break room and 3,550 sq. ft. dispatch pod), 34,336 sq. ft. maintenance shop,
13,852 sq. ft. office, 2,757 sq. ft. fueling station/lube shed, and 100 sq. ft. guard house. The
office houses administrative and dispatch offices, employee breakroom, and restrooms.
The breakroom pod provides an additional breakroom space with restrooms and the
dispatch pod provides an additional dispatch office with restrooms. Tractors and trailers
undergo basic service and repairs in the maintenance shop and all shipment transfers
occur in the overhead door service center (dock).

4.
Parking is provided for employees and visitors (683 10’ x 20’ spaces total, including 15
ADA-accessible spaces), pup vans (684 11’ x 37.5’ spaces), van trailers (385 11’ x 50’
spaces), tractors (274 12’ x 25’ spaces), and relay / breakdown (60 11’ x 86.6’ spaces).

5.
The proposal was the subject of a recent Use Compatibility and Consistency
Determination (UC2019010), approved by Luke Air Force Base on September 20, 2019
and County Planning and Development on September 23, 2019. A meeting between
representatives of the cities of Glendale and Goodyear, Maricopa County and the
project team was held on November 8, 2019 to discuss several issues relevant to the
proposal, including an Intergovernmental Agreement (IGA) between those three
jurisdictions. The current proposal was submitted to County Planning and Development
on December 6, 2019 and a Technical Advisory Committee (TAC) meeting was held on
January 21, 2020.

MCP2019005
Page 3 of 12
6.
There is often confusion about the MCP process, which is to implement the County’s
Military Airport and Ancillary Military Facility Zoning Overlay (Overlay), as defined in
Section 1010 of the Maricopa County Zoning Ordinance (MCZO). The Overlay identifies
uses that are compatible with the high noise and accident potential zones associated
with the military facilities as identified by state statute 28-8481. The uses identified in the
Overlay supersede the uses identified by the use regulations of the respective underlying
zoning districts within the high noise and accident potential zones.

7.
The following table is included to illustrate and contrast the standards for the base zoning
district with those proposed by the owner (Note: changes to proposed standards are
indicated in bold).

Standard
Rural-43 Base
Standards
Proposed MCP Standards
Building Height
(maximum)
30’
60’
Front and Side Yard
Setback
40’
20’ adjacent to Camelback Road,
15’ adjacent to internal collector streets,
10’ adjacent to internal local streets
Side Yard Setback
30’
15’
Street-Side Setback
20’
20’ adjacent to Camelback Road,
15’ adjacent to internal collector streets,
10’ adjacent to internal local streets
Rear Yard Setback
40’
15’
Front/Rear Setback
between LDN 80-84 to
LDN 75-79 (minimum)
40’/40’
0’/0’
Front/Rear Setback
between LDN 75-79 to
LDN 70-74 (minimum)
40’/40’
0’/0’
Front/Rear Setback
between LDN 70-74 to
LDN 65-70 (minimum)
40’/40’
0’/0’
Lot Coverage
(maximum)
25%
60% of Individual Parcel
Lot Size (minimum)
43,560 sq. ft.
35,000 sq. ft.
Screening /
Site Enclosure
8’ Maximum
Height
Per MCZO Section 1111.5.3, except that a
maximum 8’ high chain link security
fence
with or without 3 strands of barbed wire
above the rail is permitted.
Signage
Per MCZO
Chapter 14,
Section 1401
Per MCZO Chapter 14, Sections 1403 or
1404
Lighting
Per MCZO
Chapter 11
Maximum pole height is 110 feet. Per
MCZO Chapter 11, Section 1112,
except that
outdoor lighting cannot reflect light into
adjoining Rural zoning district and LED
Fixture Lamps are permitted either fully or

MCP2019005
Page 4 of 12
partially shielded and non-filtered.
LED fixtures of 100 Watts or less permitted
for unshielded outdoor building or
landscaping illumination.
Parking
Per MCZO
Chapter 11,
Section 1102
Per MCZO Chapter 11, Sections 1102.1.4,
1102.1.5, or 1102.1.6, except that
handicapped parking spaces shall be
2% of parking spaces.

8.
Water and wastewater is anticipated to be provided by Liberty Utilities, which has existing
service lines located adjacent to the subject property, although the subject property is
outside Liberty Utility’s existing Certificate of Convenience and Necessity (CC&N)
boundaries for water and wastewater service. Those boundaries are anticipated to be
extended to the subject property to provide for the proposed use. According to the
project narrative, water is anticipated to be provided by an existing 24-inch DIP waterline
located adjacent to the subject property, below Camelback Road, with two 8-inch
water stubs extending from the 24-in main. One stub ends approximately 50 feet north of
the existing Camelback Road Right-of-Way (ROW) at its intersection with 152nd Avenue.
Another stub is located approximately 575 feet east of the Camelback Road and 152nd
Avenue intersection. Based on the existing water infrastructure, it is anticipated that
off-site water improvements will be necessary including 12-inch and 16-inch connections
to the 24-inch water main to provide a looped water system. Sewer service is anticipated
to be provided by an existing sewer line located adjacent to the subject property below
Camelback Road. The sewer line consists of a 12-inch PVC pipe west of the intersection
of Camelback Road and 152nd Avenue and a 10-inch PVC pipe east of that intersection.
It is anticipated that the project will be connected to the existing 12-inch sewer line by
an existing stub that is available to the subject property, which will provide gravity outfall.
That stub ends approximately 30 feet north of the centerline of Camelback Road, within
the existing ROW. The proposed onsite sewer system will comprise an internal network of
varying size, ranging from 4-inch to 12-inch lines. Manholes will be placed at a requisite
spacing throughout the subject property, per Liberty Utilities’ design criteria.

9.
The subject parcel (501-61-006C) is separated from Camelback Road by the southern
half of the subject property (501-61-006B) and accordingly, County Engineering
conditions of approval for the current request requires the recordation of an access
easement through the southern parcel to provide access to the northern parcel prior to
issuance of any construction permit. The property is separated from the City of Goodyear
by an approximately 10-foot wide City of Glendale strip annexation that runs along the
east and south boundaries of parcel 501-61-006B. Accordingly, MCDOT recommends
coordination between the applicant and the City of Glendale for site access because
access to the subject property will require crossing that agency’s strip annexation.
Camelback Road is under the jurisdiction of the City of Goodyear and the existing ditch
on the north side of Camelback Road comprises a 100-year floodplain, which also
extends into the subject property. Accordingly, the County Engineering conditions of
approval for the current request require coordination between the applicant and the
cities of Goodyear and Glendale, MCDOT and the Maricopa County Flood Control
District (FCDMC) to identify and provide floodplain permitting and road improvements
as necessary to satisfy the requirements of those agencies.

MCP2019005
Page 5 of 12
Current Zoning Map
(Subject 157.4-Acre Property Outlined in Yellow,
Subject 79.36-Acre POD Parcel Outlined in Red)

MCP2019005
Page 6 of 12
2020 Aerial Photograph
(Subject 157.4-Acre Property Outlined in Yellow,
Subject 79.36-Acre POD Parcel Outlined in Red)

MCP2019005
Page 7 of 12
Site Plan
(North is Toward Top of Page)

MCP2019005
Page 8 of 12
Existing On-Site and Adjacent Zoning / Land Use:

10.
On-site:

Rural-43 MAAMF / Golf Course
North:
Glendale: Luke Air Force Base (AFB) / Luke AFB
South:
Camelback Road, then Goodyear: Planned Area Development
(PAD) / Vacant
East:
Rural-43 / Vacant & Glendale Strip Annexation, then Goodyear: PAD
/ Vacant
West:
Rural-43 / Arizona Motorsport Park

Utilities and Services:

11.
Water:

Liberty (anticipated)
Wastewater:
Liberty (anticipated)
School Districts:
Litchfield Elementary School District / Agua Fria Union High School
District
Fire:
Rural Metro Fire District
Police:
Maricopa County Sheriff Department

Right-of-Way:

12.
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
Camelback
Road
65 feet
65 feet (or as required
by City of Goodyear)
Principal Arterial

13.
Per Engineering Staff comments of February 27, 2020 (and the conditions of approval
identified at the end of this report) the project owner/applicant is responsible for the
ultimate half-width improvements along Camelback Road and any other improvements
required by the approved (by MCDOT, Goodyear and/or Glendale) Traffic Impact Study.
Also, prior to issuance of any construction permits on APN 501-61-006C, an
intergovernmental agreement between Maricopa County, the City of Glendale and the
City of Goodyear must be executed with respect to road improvements along
Camelback Road.

Adopted Plans:

14.
White Tank / Grand Avenue Area Plan (adopted December 6, 2000) – Military
Compatible.

15.
City of Glendale – Envision Glendale 2040 (adopted April 26, 2016) - The land use
designation for the subject property is Luke Compatibility Land Use Area.

MCP2019005
Page 9 of 12
Public Participation Summary:

16.
The subject property has been posted and notifications have been provided to
properties within 300 feet and agencies located within 3 miles. Initial 300’ notification was
mailed on December 23, 2019 and initial site posting began on December 27, 2019.
Revised email notifications were sent by Staff to interested parties and agencies with
jurisdiction within 3 miles of the site on February 21, 2020 and March 17, 2020 (to identify
the hearing dates). The site postings were updated with the April 23, 2020 Planning and
Zoning Commission and May 6, 2020 Board of Supervisors hearing dates on March 26,
2020 (the Citizen Participation Results Report identifies several posting revisions, with the
final posting, including the hearing dates, posted 3/26/20). Revised 300’ notifications,
identifying the hearing dates, were be mailed by Staff on April 7, 2020. Due to the minimal
amount of public interest no public meetings have taken place.

17.
To date the City of Avondale responded on February 24, 2020 to a February 21, 2020
revised Staff email notification to stakeholders to state that the agency (City of
Avondale) has no concerns about the project. Luke Air Force Base (LAFB) responded on
February 6, 2020 and again on February 28, 2020 to state that the project will not
negatively impact LAFB flight operations, including consideration of the site lighting
proposed to be up to 110 ft. tall. Staff received a letter of opposition from the City of
Litchfield Park dated February 24, 2020. The letter cites concerns regarding traffic impacts
including the large increase in truck trips per day anticipated on Camelback Road
through Litchfield Park and impacts to quality of life resulting from increased noise and
exhaust in an area of that City which is exclusively residential.

18.
To date, 1 support/legal analysis letter from Berry Riddell LLC, on behalf of SCM
Clearwater LLLP/ETAL was submitted to Staff and 191 objection emails and 4 objection
letters have been submitted to Staff by members of the public and 3 agencies (the City
of Litchfield Park, the City of Goodyear and Luke Air Force Base). An opposition petition
comprising 34 signatures, dated April 2, 2020 was submitted to staff and a project
opposition web page has been established, but it is not possible to validate the property
location of the signatories of both documents in relation to the subject property. The
concerns raised generally include:
a.
Increased truck traffic and congestion on inadequate streets.
b.
Safety (roadway/traffic/pedestrian), particularly at intersection of Camelback
and Litchfield Roads.
c.
Environmental (air and noise pollution).
d.
Decreased resident quality of life.
e.
Decreased property values.
f.
Inadequate public notification of the project.
g.
Opposed to development of this kind near existing residences.

Outstanding Concerns from Reviewing Agencies:

19.
As described above, the City of Litchfield Park submitted to Staff a letter of opposition to
the proposed development dated February 24, 2020. The letter cites concerns regarding
traffic and quality of life impacts to the residents of Litchfield Park.

MCP2019005
Page 10 of 12
Staff Analysis:

20.
The proposed cross-dock truck terminal facility appears to be an appropriate use of
property located adjacent to Luke Air Force Base (LAFB) within an area designated for
Military Compatibility by the County’s Military Airport and Ancillary Military Facility Zoning
Overlay and White Tank/Grand Avenue Area Plan as well as the City of Glendale’s
General Plan Military Compatibility designation. The LAFB Use Consistency and
Compatibility Determination (UC2019010) found that the uses would not negatively
impact flying operations. The property has direct access to Camelback Road which
provides access to the Loop 303, which lies approximately 1.8 miles to the west. The
owner/applicant will be responsible for the ultimate half-width improvements along
Camelback Road and any other improvements required by a future, approved (by
MCDOT, the cities of Goodyear and/or Glendale) Traffic Impact Study and an
Intergovernmental Agreement (IGA) between the County and the cities of Goodyear
and/or Glendale, which must be executed to identify and implement any and all
necessary road improvements along Camelback Road to provide for the proposed
facility. Water and wastewater services appear to be available from Liberty Utilities,
provided the CC&N boundary for water and wastewater for that utility provider are
extended to the subject property.

Recommendation:

21.
For the reasons outlined in this report, staff recommends the Commission motion for
Approval, subject to conditions ‘a’ – ‘j’.

c.
The following Planning Engineering conditions shall apply:

1.
The owner/applicant shall be responsible for the improvements along
Camelback Road as required by the City of Goodyear-approved Traffic
Impact Study.

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3.
CLOMR approval by the FCDMC is required prior to issuance of and
building/grading permit for development within a designated floodplain,
including driveway access and road improvements along Camelback
Road.

4.
Prior to issuance of any construction permit(s) on APN 501-61-006C, an
easement must be recorded through APN 501-61-006B to demonstrate
legal access to the subject site.

d.
The following Maricopa County Environmental Services Department (MCESD)
condition shall apply:

1.
Approval To Construct (ATC) approval must be obtained prior to any
construction permit approval

f.
All buildings subject to noise attenuation as per ARS § 28-8482(B).

MCP2019005
Page 12 of 12
agreement) with Liberty Utilities certifying that the proposed project has been
provided with connection to water and sewer service.

Presented by:
Sean Watkins, Planner
Reviewed by:
Darren Gerard, AICP, Planning Manager

Attachments:
Case Map (1 page)

Site Plan (reduced 8.5”x11”, 5 pages)

Narrative Report (14 pages)

Engineering comments (2 pages)

MCESD comments (1 page)

Berry Riddell LLC / SCM Clearwater LLLP/ETAL support/legal analysis letter &

attachments (16 pages)

Luke Air Force Base comments & opposition letter (5 pages)

City of Goodyear: opposition letter and email (4 pages)

City of Litchfield Park: 2 opposition letters (11 pages)

City of Avondale: no objection email (1 page)

City of Glendale: neutral email (2 pages)

Public opposition letters and emails (236 pages)