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Joyce Clark Unfiltered

For "the rest of the story"

Disclaimer: The comments in this blog are my personal opinion and may or may not reflect an adopted position of the city of Glendale and its city council.

Hold on to your hats, folks. This will be a rather long opinion piece as I have much to say.

I am mindfully aware that one of the prime directives of my job as a councilmember is to represent my constituency…the residents of the Yucca district. Their voice is my voice. They do not possess the power, money and privilege of the pro-Stonehaven contingent. Over 1,000 of my district residents have signed a petition in opposition to Stonehaven’s latest version of its proposed residential plan. These are the people who live in adjoining neighborhoods and will receive the full negative brunt of this proposal. They are the people for whom I speak.

Since this is my last term as a councilmember I possess a precious freedom that no others serving on Glendale’s council may have and that is, complete freedom. I can advocate for and take positions that I believe to be right without fear of retribution when the next election season rolls around. In this context, the opinions I am about to express regarding the Stonehaven application are mine and offered without fear or favor. Some will agree and others will disagree. That is to be expected.

Just as we have all heard of the Washington “establishment” aimed at protecting its power, money and privilege, every community in the country, large or small, has its own version of the “establishment.” Glendale is no different.

Lately, the local Chamber, the local newspaper and the local fire union (no surprise there) have announced their support for the latest iteration of Stonehaven. They all represent elements of Glendale’s “establishment.” The “establishment” circles the wagons when one of their own is in danger for that danger could spread and diminish them as well. All it takes is a well placed phone call or conversation with the “right” people. In “establishment” code it’s a plea for help with the veiled notion that it may be their ox gored next and if they expect reciprocal support, then it’s time to ante up.

Then we have the city’s Planning Department. I understand the tremendous pressure they are experiencing. When the Stonehaven applicants proposed 3,000 square foot lots, the Planning Department made it clear that it could not support the concept for Glendale doesn’t even have a zoning classification for 3,000 SF lot sizes. Hence the applicant’s quick pivot to 4,000/4,500 SF lots for Glendale does possess such a zoning classification. The Planning Department cannot be discriminatory and if it has accepted other projects with 4,000 square foot lots, it must be fair and do so in this case. You will hear the statement from the Planning Department that the Stonehaven amendment is “consistent” with Glendale’s General Plan.

But what you will not hear is that 4,000/4,500 SF lots have never been implemented on such a large scale. Yes, Glendale has seen small tracts of such sized lots and it may be used on small-scale infill projects. Hence the Planning Department’s statement of “consistency” with the General Plan. But it has never, in the city’s history, been used where 44% of a new 365 acre subdivision will have such small lots. It is incumbent upon the Planning Department to show where a subdivision of similar size and scope was permitted with at least 40% of the project consisting of 4,000/4,500 square foot lots. If that is their position I expect them to defend it with some relevant examples.

The pro-Stonehaven contingent is touting their $400 million dollar investment in Glendale implying that we should be ever so grateful. Don’t kid yourselves. They are not doing this out of the goodness of their hearts. We’ve all seen the term, Return on Investment (ROI). That $400 million dollar investment will reap them a hefty profit (ROI). How much? Only they know but we can assume it is substantial or they wouldn’t be pulling out all of the stops to make it happen.

The Stonehaven proponents also tout the benefit of the connectivity to be derived from the construction of Bethany Home Road between 83rd Avenue and 91st Avenue. In an agreement between the city and the John F. Long Trust Bethany Home Road does not have to be completed until January 1, 2021.  What you don’t hear is that the city will pay $1.2 million for the north half of Bethany’s right-of-way (ROW). Where will this payment come from? From the Development Impact Fees (DIF) paid to the city.  Each home buyer pays DIF as it is incorporated by the developer into the price of each home in this subdivision. DIF is used to improve the infrastructure surrounding the new development in terms of libraries, parks, roads, etc. Not in this case, the DIF will be used to pay for right-of-way. This is precedent setting for historically the city has not had to pay for ROW for a new subdivision.

The applicants like to refer to Stonehaven as an “infill” project. Here are some conclusions from national studies done on infill:

  1. The smaller homes associated with the increased density of the project will generate lower property tax revenues, yet it increases the burden on the city’s cost for the provision of services as the new residents use them.
  2. Existent nearby residents bear all of the costs associated with this new infill development in increased traffic and congestion in local schools even though it may provide a benefit to the community as a whole as the city receives state shared revenue benefits from an increase in population.
  3. There is a negative impact for those properties in close proximity to the new, denser subdivision, but a positive impact for those properties at a greater distance.
  4. Lower income neighborhoods tend to benefit from infill development and higher income areas had property values decline.
  5. Larger projects, such as this one, magnify the negative effects more so than smaller infill projects.

What did the April 16, 2016 approved Stonehaven plan consist of? It was a balanced plan that the adjacent neighborhoods accepted.

  • R 1-5 (5,500 SF lots) on 43% of site area
  • R 1-7 (7,000 SF lots) on 36% of site area
  • R 1-8 (8,000 SF lots) on 21% of site area

Now look at the changes requested in the new proposal.

  • R 1-4 (4,000 and 4,500) SF lots on 44% of site
  • R 1-5 (5,000 SF lots) on 22.4% of site area
  • R 1-6 (6,000 SF lots) on 17.9% of site area
  • R 1-7 (7,000 SF lots) on 16% of site area

As a comparison Rovey Farm Estates built 10 years ago is a subdivision of 300 acres north of this proposed project. It is comparable in many ways and has 800 lots ranging in size from 7,000 to 17,000 SF. More recent subdivisions close by such as Boardwalk Place built in 2010 has lot sizes from 7,000 to 12,000 SF and the newest subdivision still under construction is Catania, with lot sizes that start at 5,000 SF. Yet another new subdivision, Horizons at Camelback, has lot sizes ranging from 5, 750 SF to 9, 179 SF. All of these subdivisions demonstrate lot size diversity but not one of them in west Glendale has lot sizes as small as 4,000/4,500 square feet.

The applicant rationalizes the diversity of small lots as more appealing to millennials. Yet an article in the May 12,2017 Wall Street Journal said, “Outside Las Vegas, Tri Pointe home builders has introduced a new-home design that is specifically targeted to millennial buyers, featuring indoor-outdoor patio areas and deck spaces, as well as a separate downstairs bedroom and bathroom suite that could be rented out to a housemate. Building executives said one challenge is that many are buying first homes later in life, meaning they have higher incomes and greater expectations molded by years of living in downtown luxury rentals.”

Perhaps the most impactful to adjacent neighborhoods and families is increased traffic and overcrowded schools. Before Bethany Home Road is completed in January of 2021 and while Stonehaven is being built out, daily traffic trips on Camelback will grow from its current daily count of 25,000 to over double, 54,000 trips. When Bethany is completed the daily trip count on Camelback will drop to 41,000, considerably more than the current count of 25,000. Similar situations occur on 83rd Ave. and 91st Ave. between Bethany and Camelback. This subdivision will intensify local traffic even with the eventual completion of Bethany Home Road.

Who is most impacted by this traffic increase? The Camelback Park subdivision just east of Stonehaven will bear the brunt as well as the traffic to Sunset Ridge Elementary School. 87th Avenue is one of only two primary entries for Camelback Park residents. Now it will also serve as a primary entry for Stonehaven. I am very concerned for the Camelback Park residents for even with a widened 87th Avenue their ability to get in and out of their subdivision will be aversely compromised.

These very same residents will face other difficulties as a result of Stonehaven. While Stonehaven offers the requisite 15% of park/open space, the applicants emphasize and seem to rely upon the connectivity of Stonehaven to Camelback Park’s 3 acre Pasadena Park, Sunset Ridge’s joint 10 acre school/city park and of course, the 20 year, still unfinished Heroes Park. While Stonehaven has 9.1 acres of community park, the balance of 50 acres of open space includes entryway landscaping, perimeter landscaping, street landscaping and the inevitable retention areas doubling as open space and trails.

Pulte currently has about 20 subdivisions. In one of them, Parkside at Anthem, Florence, the house price starts at $146,990. At that subdivision Pulte is offering a recreation center with indoor rock climbing and an indoor basketball court along with a splash water park, lighted tennis courts and a softball stadium. At its Bella Via subdivision, Mesa, they offer adventure playgrounds, basketball courts, a dog park and an amphitheater. Pulte is offering no such amenities in Stonehaven. Why not?

There is no doubt that the two closest elementary schools, Sunset Ridge and Desert Mirage, will be under tremendous pressure. The applicants have received approval from the Pendergast Elementary School District and the Tolleson Union High School district. Little noted is another common practice usually unrecognized by the general public.  Built into the cost of every Stonehaven home will be a dollar amount that will be donated to the school districts to offset the cost of accommodating new students. Could any school district’s, including these districts, motive for approval of this increased density be the result of this typical practice of a home builder donation per house built? It is quite possible that the Pendergast School district will have to accommodate another estimated 1,000 K-8 students. In the last Pendergast bond issue recently approved by voters there is money to expand Sunset Ridge Elementary School but there is nothing allotted for an expansion of Desert Mirage Elementary School.

Finally Stonehaven proponents emphasize the $40 million the city will derive in taxes. In that amount they even count the utilities tax that we pay on our phone, cable bills, etc. They forget to mention this amount is over the lifetime of the project…10 years or better. They make it sound as if the city will receive this amount in one fell swoop.

However, one interesting factoid I learned many years ago is that roof tops (homes) do not pay for themselves on a long term annual basis. In other words, a city loses about $200 per home annually (that is an old figure. I don’t know the current figure). What does that mean? The amount of annual tax generated per home in sales tax, property tax, etc., does not cover the cost of services provided by a city. That is why the life blood of any city isn’t in roof tops but in its commercial, retail, manufacturing, etc. development for those facilities produce taxes that help to offset the loss caused by homes.

This proposed project does not hold the promise of upgrading Glendale. It reminds me of old, 1970s zoning and planning where the smallest lots and consequently the smallest homes are placed behind or adjacent to commercial development. That’s the promise of the Stonehaven plan for the 4,000 SF and the 4,500 SF lots are behind the proposed grocery store center and the proposed restaurant row.  Can you imagine millennials or seniors wanting to live behind a grocery store or restaurant with the lights, the smells and the noise of delivery trucks an estimated 35 feet away from their property?

This kind of plan also reminds me of the old Maryvale. The only difference being is that at least John F. Long offered the public 6,000 SF sized lots…not lots of 4,000 or 4,500 SF in size. This proposed amendment and zoning does not upgrade our community. This large, 365 acre parcel of land deserves to be developed in a manner designed to showcase living in west Glendale and to which all can point with pride.  How much pride will these 4,000 and 4,500 SF lots and homes evoke 5 or 10 years after they are built?

What do power, money and privilege get? They get their way… at the expense of nearby residents who live in stable communities and who don’t want the increased traffic, school overcrowding, and even more pressure on their scant park system. They don’t want small lots with small homes destined to become a sea of rentals harvesting nothing but lower property values for those residents surrounding it.

What was so terrible about the existing, approved plan of 2016? Nothing with one exception…it isn’t dense enough for the applicants. Do you ever wonder how much an additional 204 homes will raise the profitability quotient for those involved? And is it worth it… to us?

© Joyce Clark, 2017          


This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

The Glendale Chamber of Commerce and

Councilmember Joyce Clark of the Yucca District





Present The Lunch Mob

Friday, May 19th at

Tavern+Bowl Westgate

6770 N. Sunrise Blvd. Ste G-100, Glendale, Arizona 85305

 Cost: Each attendee goes ‘dutch’

Time: 11:30 am – 1:00 pm

*If you can’t make it during these times, stop by for a late lunch!

Everyone is welcome to attend – family, friends, co-workers!

Please join me in welcoming the newest member of the  Westgate Commercial Community.
Come out to experience Tavern+Bowl’s scratch kitchen
and complimentary bowling! In conjunction with the Lunch Mob we will be holding a ribbon cutting ceremony at 11:45 am to welcome them to Glendale and the Chamber!  

Support small businesses in your community and enjoy a ‘dutch’ lunch at a local restaurant with your favorite chamber!

The Glendale Chamber of Commerce has partnered with our Glendale City Councilmembers to ‘mob’ Glendale restaurants for lunch throughout the summer months. 

Upcoming Lunch Mobs:

·       Friday, June 2nd from 11:30 am – 1:00 pm

           at Anaya’s Fresh Mexican Restaurant with

          Chief of Police Rick St. John

·       Friday, June 16th from 11:30 am – 1:00 pm

           at Dolce Vino Wine Bar Italian Cuisine

with Vice Mayor Ian Hugh

·       Friday, July 28 from 11:30 am – 1:00 pm

           at The Rogue Tomato

           with Councilmember Lauren Tolmachoff


Glendale Chamber of Commerce | 623-937-4754| glendaleazchamber.org

Glendale Chamber of Commerce | 5800 West Glenn Drive, Suite 275, Glendale, AZ 85301

Would you like to attend a FREE spring training game at Camelback Ranch this month?
As your Yucca district councilmember I have 14 free tickets for each of the following games:

Sunday, March 12, 2017 at 12:05 PM

Sunday, March 19, 2017 at 1:05 PM

Monday, March 20, 2017 at 1:05 PM

Thursday, March 23, 2017 at 1:05 PM

Sunday, March 26, 2017 at 1:05 PM
  • The tickets will be distributed to a non-profit organization, i.e., church group, Boy Scouts, Girl Scouts, Kiwanis, Rotary, Glendale Ambassadors, Habitat for Humanity, etc.
  • Some members of the group must be Yucca district residents.
  • Groups of adults are welcome.
  • If the group is comprised of minor children, there must be 1 adult for each 3 children.
  • In order to be eligible please share a recent community-oriented activity in which your group participated or organized.
  • First come, first served.
Please contact Councilmember Clark via email at either of these addresses: clarkjv@aol.com or jclark@glendaleaz.com
What a great way to spend a spring afternoon!
This gift is just a small token of my appreciation for all that you do in support of our community.
Councilmember Joyce Clark
Yucca district, City of Glendale



People always wonder and ask what a councilmember really does. Over the next four years of my term as the Yucca district councilmember I may be able to provide you with some answers. I was reelected as the Yucca district councilmember in August of 2016.

After the formal city council acceptance of the Canvass of Votes I began to receive phone calls and requests for meetings. Prior to officially taking office on December 13, 2016 I spent several hundred hours in October and November preparing for office and participating as a councilmember elect.  Since the beginning of October I have had approximately 30 luncheon meetings with community stakeholders, city staff and city councilmembers; more than a dozen “coffee” meetings primarily with residential development interests; and attended more than a half dozen city/community events from HOA annual meetings, to an COG airport open house to the Glendale Christmas parade.

As councilmember elect I began receiving council material for voting meetings and workshops. I spent hours reviewing the material and firing off memos to the city manager and staff asking for answers to questions I had as councilmember elect.  I also personally attended city council voting meetings and workshops on Tuesdays prior to taking office.

Much time was spent reconnecting with various stakeholders and rebuilding positive relationships with them. Another chunk of time was used to bring me up to speed on various city and Yucca district issues by meeting with city personnel. Yet more time was used to prepare for council meetings and to attend various city events.

I suspect since councilmembers are usually seen only on Glendale’s Cable 11 TV, most people think that is all that they do. Not true. It’s a major time commitment with irregular work hours. A simple lunch meeting can easily take 2 hours if you include travel time. A city function such as a public community event or a neighborhood meeting will also consume several hours and many are evening events. The same can be said for a formal council meeting or workshop. Preparation time for council meetings and workshops can easily take a day or more, especially if a councilmember requires meetings or communications with various city staff for further clarification on issues.

A city councilmember has three major responsibilities: to make decisions regarding the city’s public policy on a potpourri of issues; to represent the interests and points of view of Glendale’s residents, especially one’s district constituents; and to represent the leadership of Glendale not only at city functions but at local, regional, state and national venues and organizations.

To accomplish all of these responsibilities each councilmember has access to two taxpayer-funded budgets. The first is a Professional Development budget of $18,000 annually. These funds may be used for trips such as the state or national League of Cities and Towns annual meetings. The money can be used for dues/membership fees to organizations and or activities a councilmember needs to connect to the community, such as the local Chamber of Commerce or the WestMarc Annual State of the State Dinner. This budget can be used for subscriptions to publications such as the Phoenix Business Journal. These are activities that enhance the councilmember’s effectiveness and would not be an ordinary activity or expense as a private citizen. Lastly it can be used to support the ordinary functions of the office such as business cards, letterhead, a computer or tablet or activities such as contributions for flowers for a memorial service of a prominent Glendale personage.

The second councilmember budget is a District Improvement budget of $15,000 annually. It is to be used for minor infrastructure improvements within the councilmember’s district. It can be used in parks to plant trees, do minor repairs to park equipment, repaint park equipment. It can be used to make neighborhood improvements, such as repair of subdivision monument signage. It can also be used for examples such as landscape improvements to a public element within a subdivision or installation or repair of curb, gutter or sidewalks. Some councilmembers have used these funds to make contributions to non-profit organizations or to sponsor city events. I, personally, do not believe that these activities are an appropriate use of taxpayer funded public infrastructure improvements.

I plan on using my council Professional Development budget for 2 major functions: to support the rental cost of meeting space and refreshments for regular Yucca district meetings; and to create, print and mail a Spring and Fall edition of the Yucca district newsletter to every household that has a water bill. One newsletter mailing to Yucca residents is anticipated to cost between $5,000 to $7,000 (primary cost is postage). Even though it is a major expense, I believe it is important to provide this mailing because not everyone has access to a computer and some residents, especially seniors, may not be computer literate enough to access all city material available on the internet. I will continue to use social media, my Facebook page, Twitter and my blog page, www.joyceclarkunfiltered.com as major means of outreach to those Yucca district residents who are computer savvy and regularly visit these sites.

In December I have spent the following amounts from my Professional Development budget with an inherited starting balance from the former councilmember of $13,113.93:

·       $87.28 for Councilmember business cards

·       $299.21 for Councilmember letterhead stationery and envelopes

·       $45.86 for a Councilmember name plate and business card holder for my desk

·       $100.00 as my portion of the cost for rental of the Sahuaro fruit packing shed for a mayor and council sponsored event inviting all West Valley mayors and councils

I did not have to buy a tablet to conduct city business as I inherited the former councilmember’s city tablet. After deducting these December, 2016 expenses my Professional Development budget has a January 1, 2017 starting balance of $12,581.58. Councilmembers recently directed staff to publish their monthly expenditures and these expenditures can be found at: http://www.glendaleaz.com/CityCouncil/FinancialStatements.cfm .

I inherited an Infrastructure budget of $12,500 from the former councilmember. I need your help. This is where you come in. If you are a Yucca district resident I suspect you have seen many areas of our district that need repair. Have you seen subdivision monument signage in need of repair? Or have you seen one of our district parks that could use some further landscaping or repair/painting of equipment? Perhaps you have seen spots in need of curb, gutter or sidewalk repair? These funds can be used on city property or public right of way for improvements. Or do you have an idea for a public project with a cost of no more than $12,000?

I am soliciting suggestions from you until January 31, 2017. Any and all ideas are most welcome. This is your opportunity to participate in your local government. Please submit your suggestions with the following information, your name, and your return email address or phone number; the address of problem; description of the suggested improvement; and if you can, include a photo of the problem area. You may send the information to: clarkjv@aol.com; jclark@glendaleaz.com; post a comment to my Facebook page, https://www.facebook.com/joyce.clark.338  ; or post a comment to this blog topic.

I believe a councilmember’s Professional Development budget should be used primarily for outreach to either one’s constituents or to the community-at-large. That is why I intend to use it to hold district meetings and to publish district information. I also intend to use it for councilmember related memberships and activities. As a private citizen there are many events, local and regional, I would not be required to attend but as a councilmember I would be expected to participate. I will use this budget to attend local and regional dinners and conferences.

A councilmember’s Infrastructure Improvement budget was designed to allow a councilmember to invest in improving his or her district. The intent when it was created was not to grant money to non-profits. It is always possible that a councilmember could grant money from this budget to a non-profit that constituents could think was inappropriate. I will use this budget to make minor district improvements.

Next blog up…good news about the west branch library!

© Joyce Clark, 2016        


This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The ‘fair use’ of any such copyrighted material as provided for in Section 107 of the US Copyright Law and who have expressed a prior interest in receiving the included information for research and educational purposes. For more information material on this site is distributed without profit to those who have not always been specifically authorized by the copyright owner. We are making such material available in our efforts to advance understanding of environmental, political, human rights, economic, democratic, scientific and social justice issues, etc. We believe this constitutes a ‘fair use’ of any such material. For more information go to http://www.law.cornell.edu/uscode/17/107.shtml. If you wish to use copyrighted material from this site for purposes of your own that go beyond ‘fair use,’ you must obtain permission from the copyright owner.

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