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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.

What is a BFR?  It stands for “Built for Rent” and is the current ‘flavor of the year’ in the building community. It is a community of single family rentals between 100 and 250 units.  That number of units is required to make it a viable project. Usually three or four different floor plans are available. The amenities vary by community and builder.

 Here are some photos of one such community under construction by Hancock Builders on the west side of 99th Avenue, just north of Camelback Road in Phoenix. . Hancock has already built 1,300 of the single family rental homes with 4,000 more in the development pipeline spread across 10 communities.

 

The builders producing these communities have similar business models. They build the communities themselves and then turn maintenance over to a third-party property manager with experience in multifamily. After the community is fully leased and operational, the builders have the option to sell individual houses within the community or sell the entire community itself to a high-net-worth individual, a multifamily real estate investment trust (REIT), or a single-family rental (SFR) operator like Invitation Homes or American Homes 4 Rent.

Ideally they are designed to be located where there is mass transportation and nearby amenities available such as in a Westgate or Zanjero. A BFR within or very near the Westgate/Zanjero developments is appropriate. But it is not appropriate in an area farther away from commercial/retail/entertainment areas and instead is surrounded by a sea of residential, owner occupied properties. The location at 75th Avenue and Bethany Home Road is not appropriate with the kind of density a project such as this brings.

Yet that is the request of Gammage & Burnham, attorneys representing the proposed developer, Elux and the Brown Group, is desiring to put a BFR community at the northeast corner of 75th Avenue and Bethany Home Road. Since 1984 the property has had a zoning designation of R 1-6 (residential, one to six homes to the acre).

 

Let’s look at what surrounds this parcel. To the east and south is R 1-6 zoning with established neighborhoods. To the west, just across 75th Avenue is Tessera, a gated community of R 1-7 (larger properties and homes). To the north it is zoned R 1-6 but the properties are at least one acre in size. Most are larger and are horse properties and include Griffin Avenue, a historic area.

The proposed developer has the property in escrow and it is assumed that a decision will not be made until after the neighborhood meeting occurring this week. That neighborhood meeting scheduled for:

this Wednesday, June 5th

at 6 pm

at Heroes Library (at northeast corner of Bethany and 83rd Avenue)

It will be your opportunity to learn the proposed details of this project but more importantly it will be your only opportunity to express your approval or disapproval of the proposed project.

I believe the location as well as the assumed density is not appropriate and I have expressed that to the applicant’s attorney already. But now they need to hear from you. I’d like to see 50 or more people at this Wednesday evening meeting. That would be a strong voice to convince the developer that their project is in the wrong location.

Please share this blog freely with your neighbors and friends. Information is critical. It is important that the people of Glendale come out to this meeting.

© Joyce Clark, 2019         

FAIR USE NOTICE

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.

An alert for residents living along 83rd Avenue and 91st Avenue from Camelback Road to Bethany Home Road regarding the Planned Area Development application called Stonehaven. The applicant has submitted a revised Stonehaven development plan and has scheduled a formal Neighborhood meeting:

Wednesday, January 11, 2017 at 6:00 PM

Sunset Ridge Elementary School Cafeteria

8490 West Missouri Avenue, Glendale, Arizona 85305

The Glendale City Planner handling this case is the Glendale Planning Director, Jon Froke. He can be reached at 623-930-2585 or by email at jfroke@glendaleaz.com. Mr. Froke can answer your questions regarding the city review and hearing processes as well as the staff position once their report is complete. Below is a depiction of the Planned Area Development Land Use Master Plan. It is disappointing as the applicant is asking for more density while refusing to plan for large lots south of the Grand Canal and adjacent to Missouri Ranch (comprised of 10,000 SF lots). The largest lot size being proposed by the applicant is 7,000 SF. The applicant appears reluctant to listen to resident’s concerns about small lot sizes devaluing the property values of those who live near the proposed development.

 

 

 

 

 

 

 

 

 

I urge you to attend this meeting especially if you live in Missouri Ranch; 8300 to 8600 W. Cavalier Drive; Pendergast Estates; Camelback Park, and all areas on the east side of 83rd Avenue including Orange Drive and Montebello Avenue.

Casino Issue not settled as U.S. District Judge David Campbell denied the Tohono O’odham’s (TO) request that he rule in the tribe’s favor without going to trial. Judge Campbell said he needed more information about allegations of fraud on the part of the Tohono O’odham. The trial will be scheduled sometime between April and August of 2017 making it a full year since June of 2016 when the Tohono O’odham filed suit against the state for its refusal to grant the tribe a Class III gaming license.

In the meantime Governor Ducey attempted to settle the case out of court by proposing to grant the TO a Class III gaming license in return for its promise to build no new casinos in the Phoenix Metro area. That overture was rebuffed by the TO and seems to signal that the TO may have plans for another casino in the Phoenix area. Could they have once again purchased land secretly betting that they can get their Class III gaming license without promising to build elsewhere in the Valley? I would think any Valley city with county islands should be very, very nervous. Here is the link to a December 19, 2016 story in the Arizona Republic: http://www.azcentral.com/story/news/local/glendale/2016/12/19/dispute-over-desert-diamond-west-valley-casino-heading-to-trial/95634944/ .

Tax increment financing for the Coyotes new arena is by no means guaranteed passage in the Arizona Legislature. Rather than granting tax increment financing and incentives for the Coyotes the legislature would be well served to assist the Arizona Sports and Tourism Authority (AZSTA) in crafting new revenue streams for the sagging revenues it currently receives. The Authority has only paid out $49.2 million dollars in reimbursements toward a total of $220.7 million dollars owed to various Valley cities for their ballparks facility construction/renovation.  AZSTA has commitments to reimburse Surprise, Tempe and Scottsdale by 2007 and now estimates those repayments will not be completed until 2021. Mesa, Peoria, Phoenix, Glendale and Goodyear are not expected to receive their reimbursements until 2031 and beyond. Better the legislature develop a fix that enables AZSTA to meet its commitments for those facilities already constructed by a vast array of Valley cities struggling to find the money to pay off their debts for construction. Here is a link to the state’s latest audit of AZSTA: http://az-sta.com/downloads/files/financial/2015-special-audit-by-the-office-of-the-auditor-general-full-report.pdf . Below is a chart (page 23) from that AZSTA audit:

 

 

 

 

 

 

 

 

 

 

Anthony LeBlanc, CEO of the Coyotes, acknowledged that the legislature is “essential” for their plan. You can be sure they are already lobbying members of the state legislature. However, in past years Valley cities have also lobbied for Tax Increment Financing (TIF) only to be denied repeatedly. One of the plans floated last year by the Coyotes involved capturing portions of sales and/or tourism tax revenue in a tax district created in the area of their proposed arena. The Coyotes will have a difficult time pushing to the head of a line that relies on tourism sales tax revenues. The legislature would be well advised to create a financial fix for those facilities already in existence rather than diverting scarce resources to yet another new sports facility. The subsidization of sports teams and their venues is not a popular public topic when people are still hurting financially and have not derived economic benefits from the national recovery. Here is a link to a Mike Sunnicks article in the Phoenix Business Journal about the Coyotes plan to have the taxpayers and tourists subsidize their proposed arena: http://www.bizjournals.com/phoenix/news/2016/12/02/arizona-coyotes-arena-real-estate-group-eases.html

 © Joyce Clark, 2016        

FAIR USE NOTICE

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.

Since many residents of the Sahuaro and Cholla districts are not within the notification area I am passing on the Becker billboard letter in its entirety. Please pass this notification to interested friends and neighbors.

March 2, 2015

Re: Proposed Installation of Two 85 foot tall billboards (2 freeway oriented faces initially as digital) located along the West Side of the Loop 101 Freeway North of Bell

Dear Neighbor:

This letter is to inform you that we are applying to amend rezoning case ZON06-09 for the Palm Canyon Business Park Planned Area Development (PAD) within the City of Glendale. Palm Canyon Business Park is located at the northwest corner of Bell Road and the Loop 101 Freeway and in Glendale’s Cholla City Council District. The proposed PAD amendment will permit the installation of two billboards along the property’s Loop 101 frontage of which two of the freeway oriented faces will be digital and the other faces will be initially built as illuminated statics. The southern sign, located on the corner of Bell Road and the Loop 101 Freeway, would have two faces oriented toward the freeway (the southern face to be digital and the northern face to be initially built as an illuminated static) and one static face oriented toward the eastbound lanes of Bell Road. The northern sign would be located approximately 1,000 feet north of the southern property boundary (the northern face to be digital and the southern face to be initially built as an illuminated static). This northern sign would contain only two faces oriented toward the Loop 101 freeway and would not be oriented to the west. A site plan and illustrations are included with this letter for your reference.

We invite you to attend a neighborhood meeting at the time and location detailed below. At this meeting you can review additional exhibits of the proposed site plan and elevations of the signs and project. Representatives will be in attendance to answer your questions and discuss any concerns that you may have. The neighborhood meeting will be held at:

  • Arrowhead Elementary School
  • 7490 W. Union Hills Drive
  • Glendale, AZ 85308
  • March 18, 2015 at 6:30 p.m.

If you are unable to attend this meeting but wish to discuss the project you can contact me at 602-740-9145 or MBecker@BeckerBillboards.com or contact Thomas Ritz, City of Glendale Senior Planner, at (623) 930-2588 or tritz@glendaleaz.com .

P.S. On March 13, 2015, between approximately 3:00-6:00 p.m. a crane will be placed on the property at the approximate location and height of the future signs (one crane will be used- it will start at the northernmost billboard location for the first half of the time and then be moved to the southernmost billboard location for the second half of the time) for residents and interested citizens to view at their convenience. Sincerely,                                                                                                                                                 Mark Becker, Becker Boards Large

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