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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.

In this 3-part series of blogs I examine the Coyotes’ response to the city of Tempe’s Request for Proposal (RFP) in their effort to secure a permanent playing site in the East Valley.

On September 20, 2021, Pauline Pineda authored an exclusive look at the Coyote’s proposal. Here is the link:  https://www.azcentral.com/story/news/local/tempe/2021/09/20/arizona-coyotes-reveal-proposal-for-new-arena-entertainment-district-tempe/8376362002/ .

Let’s begin with the first fact. Ms. Pineda states the site is “46 acres on the south bank of the Salt River that previously were used as a sand and gravel mining operation and a dump.” In comparison, Glendale’s Westgate Sports and Entertainment district is a 223-acre site. The Coyotes’ proposed site is roughly 20% or 1/5 the size of Westgate.

The second fact is their proposal in Phase I calls for, “300,000 square feet of commercial space, 320,000 square feet of office space, 1,600 residential units and two hotels.” It includes a 16,000-seat arena, a 1,500-seat theater, a commercial district, a 200-room boutique hotel, offices, and a 12-story apartment complex of 180 units. Their Phase II includes more than 1,500 apartment units in three apartment complexes 12 stories tall, a convention-style hotel with 300 rooms and additional retail and office space.

By way of comparison, Westgate currently has 8,000,000 square feet of mixed-use development that includes shopping, dining, entertainment, high-end condominiums, parks, and office space. Westgate has 5 hotels, convention space, 35 restaurants, and 3 apartment complexes. It has something else that cannot be replicated on the Coyotes’ proposed site…Tanger Outlets with nearly 80 retail shops. Their proposal sounds an awful lot like a mini-Westgate. No matter how much they try to stuff into those 46 acres, it will not generate the magnitude of sales tax generated by Westgate.

Here’s another fact to consider. There is a basketball arena that has just broken ground in Inglewood, California. It is where Steve Ballmer’s NBA Clippers will play beginning in 2024-25. It’s called the Intuit Dome and is expected to cost $1.8 billion to construct and you can be sure there will be cost overruns. To sweeten the deal, Mr. Ballmer will be donating $100 million to the city of Inglewood, funding job training, worker outreach, educational programs, and a rehabilitation of the Inglewood community center and library. It appears to be a project that Ballmer can easily afford (even with donations and cost overruns) as his net worth is pegged at $101 billion.

No one can guess at how successful Muerelo will be in obtaining additional investors. Keep in mind his net worth is reported to be $2 billion. It is certainly possible that he could end up using half of his net worth to develop his project. By way of contrast Bullmer can easily afford a $2 billion price tag to build new digs for his team and still have lots and lots of money left over. Bullmer is using his own money and Muerelo is relying on investor funding and sales tax to cover his proposed project.

 Fact number 3 looks at the proposed financial mechanisms for financing the project. What are the estimated costs for the Coyotes’ proposed project and how do they plan to pay for it? They are “proposing a $1.7 billion development in Tempe with a hockey arena, hotels, apartments and shops that the team says would be financed by private investors, although it wants to use a portion of city sales tax revenues generated on the site to help pay for $200 million in additional costs.”

They are asking Tempe to establish a “Community Facilities District, that would sell special assessment revenue bonds to raise $120 million for the east parcel and $80 million for the west parcel.  The bonds would be issued in phases to pay for projects as they get underway.”

“The proposal would repay the bonds over 30 years from three revenue sources:

  • A portion of the city sales taxes generated on the site and parking revenue. Tempe’s sales tax rate is 1.8%, with 0.6% designated for specific priorities such as art and transportation. The proposal is to use all but the designated sales tax funds generated on the site (1.2% of Tempe’s sales tax).
  • Up to a 6% surcharge on retail sales, including ticket, merchandise, and concession sales at the arena.
  • Real estate tax assessments on the property.                                                                                                                                                                                                                                                 The team did not say how much each source would contribute to the bond repayment but said sales taxes would make up the bulk of the pot.”

Note that one of the repayment mechanisms proposed to pay off the 30-year bonds is real estate tax assessments on the property. Yet the Coyotes also seek a property tax abatement by transferring ownership of the land to Tempe and then leasing the land back for a fee through the use of a GPLET (Government Property Excise Lease Tax). The non-arena portions of the project such as the retail, office and apartments could have up to 8 years of property tax exemption. The arena and practice facility are allowed to have a longer tax exemption which is subject to negotiation. In essence, the real estate tax assessments would be negligible for a period of years.

No one knows what will be Tempe taxpayers’ appetite for using sales tax generated on the site.  After all, Tempe taxpayers will want whatever development that occurs on the site to generate sales tax to be used in their best interest not to help pay for yet another sports complex in the Valley. In today’s economy with inflation soaring, the very mention of using sales tax to help pay for a sports complex will not be an easy sell.

In part II of my blog we’ll take a look at how the Federal Aviation Administration may affect this proposed development.

© Joyce Clark, 2021       

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.

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.

The Coyotes Press Release issued on Thursday, August 19, 2021, stated, We are hopeful that they (Glendale) will reconsider a move that would primarily damage the small businesses and hard-working citizens of Glendale.” It appears to be a veiled reference to Westgate’s businesses and seems to infer that they will suffer mightily with the loss of 42 Coyotes games per season.

It’s time to look back at the history of Westgate. It’s only rationale for existence in 2003 was the deliberate development by the city of Glendale’s hockey arena. When it opened in 2003, it was surrounded by a sea of vacant land, some of it was still agricultural. Fans came to the arena for the games and left immediately after the games because there was nothing for them to do or experience.

Steve Ellman failed to develop any of the adjacent commercial/retail for 2 years. It wasn’t until 2006, limited development opened with a few restaurants. Westgate, now in its infancy, began to grow and take shape. The Cardinals Stadium, Cabela’s, the AMC Theater and a few restaurants also opened in that year. Followed a year later, 2007, by the Renaissance Hotel and Convention Center. This is what the early Westgate looked like.

By 2012 Ellman could not weather the aftereffects of the economic storm and shed himself of Westgate as it went into bankruptcy. One of institutions that had loaned him the money for the project, IStar, took over Westgate.

Back then, the arena and stadium were the anchor tenants that kept the nascent Westgate afloat especially through the national recession that ended in 2009. Even though the recession officially ended in 2009, everyone, including Westgate felt its effects for several more years. IStar, as a major lending institution, held on to this property knowing its future potential. It did a credible job of keeping Westgate intact and growing. Since 2012, iStar had executed over 50 retail and office leases totaling in excess of 260,000 square feet, converted two floors of vacant office space into 76 luxury loft-style residential units, and brought to the district multiple new entertainment options including Dave & Busters and Tavern+Bowl.

Tanger Outlet Mall opened in 2012 and everything changed. iStar partnered with Tanger Factory Outlet Centers, Inc. to build the successful 400,000 square foot Tanger Outlets, Westgate. Tanger with its nearly 90 stores became the catalyst for more restaurants landing in Westgate for there are no restaurants within Tanger. Tanger patrons began crossing 95th Avenue to eat at Westgate’s restaurants. More restaurants located in Westgate as a result. Tanger Outlets was the beginning of less reliance on Coyotes games to keep Westgate alive.

In 2018, Bob Parsons, GoDaddy founder, bought Westgate for $133 million. Parsons said at the time of purchase, The potential at Westgate is huge. Westgate currently offers visitors a wide variety of entertainment options, but we’re looking to develop features that will entice even more visitors and residents to this unique and vibrant Valley location.”

In the past four years, due to Bob Parsons and his team (YAM Properties), Westgate has become even more vibrant with 38 restaurants, hotels, condos, apartments, and office space. It has become an economic powerhouse in the state and where businesses want to locate. Coming next to Dave & Buster’s will be Tiger Woods’ Pop Golf and Tesla has built a service center on the south side of Glendale Avenue. Some of the long tenured tenants, despite learning that the Coyotes are leaving, remain enthusiastic about investing hundreds of thousands of dollars into upgrading their venues. They know there is more to Westgate than the Coyotes and that more exciting development is coming before the Super Bowl in 2023.

YAM has done an exceptional marketing job for Westgate. Everyone in the Valley knows of Westgate. On any given night you can find some kind of activity in and around Westgate. Westgate is truly a sports and entertainment district.

Just to reemphasize how well Westgate is doing, this week in the Business Journal there was an article about the 7 new businesses coming to Westgate:

  • The Tesla Service Center will offer remote diagnostics, pre-diagnosed repairs and a retail showroom for model vehicles
  • Tacos Culichi, a popular Mexican restaurant in Phoenix, will open another location near Sunrise Boulevard.
  • First Watch is an American restaurant chain that offers a mix of breakfast, brunch and lunch classics. 
  • Bruster’s Ice Cream, another American chain, will open its third Arizona location at the district next to the Aloft Hotel. 
  • Pokitrition, a local shop, serves customizable poke bowls and sushi burritos. 
  • PopStroke Entertainment, which is owned by golf legend Tiger Woods and Greg Bartoli, announced plans to open in the Westgate Entertainment District. 
  • Cupbop, opened at the northeast corner of Sunset Boulevard and Hanna Lane in the entertainment district,
  • NakedQ BBQ, a barbecue joint, opened its third Valley location at Westgate

As reported in the Business Journal, “Oren Hartman, the owner of the NakedQ BBQ and head pit boss, said he’s looked at moving to the area for years, but decided the timing was right with ‘all the great growth out here’. He went on to say, ‘With the continued growth and population out here, with the commitment from YAM and Westgate to keep building up and making the facility better, and just to be around some world-class tenants, those were all the main reasons that we came over’.”

In a previous statement as part of the city’s Press Release, Dan Dahl said he supports the city’s decision to end negotiations with the Coyotes. The Business Journal received further comment from Mr. Dahl, “Westgate is not solely dependent on sports programming and the announcement doesn’t take away the endless potential we have to offer the area,” he said in an email on Tuesday. “Several of our tenants, including many restaurants, are experiencing increased activity and strong sales numbers every night of the week. Many even exceed pre-Covid numbers despite the events and activities still coming back slowly.” 

Perhaps the most consequential development scheduled to open in the Fall of 2023 is the Crystal Island Lagoon Resort located at 95th Avenue and Cardinals Way in the Westgate footprint. With its 3 hotels, 7 specialty retail islands, a 12-acre lagoon for public use, Mattel Amusement Park and much, much more it is anticipated to attract between 2 and 5 million visitors in its first year.

Westgate has grown up as has the City of Glendale. The city commissioned an economic study of the fiscal impact of Westgate with the Coyotes and without the Coyotes (replacing the team dates with other major events). The Applied Economics report revealed that, “In terms of spending at Westgate only (outside the arena) it would take approximately 20 additional concerts or large other events (with attendance of 10,000+) to equal the same amount of sales tax revenues to the city as 43 Coyotes games.”

Another important element of the Applied Economics study revealed was a comparison of per capita spending for a Coyotes game vs. a concert vs. another event. Per capita, the Coyotes generate $28 per game. A concert per capita is $58 and another event per capita is $35.

Currently, discounting last year which was severely impacted by Covid, the arena already books about 10 – 12 major events a year. With the Coyotes no longer consuming 42+ days (game days and practice days), there is confidence that an additional 20 days of major events can be booked. Keep in mind, the Coyotes actually tie up 200 days a year. Let me take a moment to explain what that means to the arena. In the fall, arena management must submit to the NHL 200 open days during which games can be scheduled there. However, the NHL doesn’t post its league schedule until the following spring at which time the arena finally learns which 42 game days must be preserved. Imagine trying to book other events when 200 days are in limbo for 6 months of the year.

When the Coyotes claim that their departure “would primarily damage the small businesses,” that is no longer an accurate statement. Like Pinocchio, their nose continues to grow longer and longer.

© Joyce Clark, 2021       

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.

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.

I’ve wanted to write this particular blog for nine months but confidentiality imposed by the principal developers precluded me from doing so.

Last September, the Glendale city council approved documents for the Crystal Lagoon Island Resort at Glendale. At that time David Leibowitz published an article disparaging the project. Here is the link to his original article: https://www.eastvalleytribune.com/opinion/valley-theme-park-plans-all-smoke-no-sizzle/article_50d85836-f6ab-11ea-a6a8-47e43bc1f48b.html .

In it he said, “Not to be outdone, the Glendale City Council last week approved ‘Crystal Lagoons, Island Resort,’ an 11-acre water paradise purported to include paddle boarding, scuba diving and boogie boarding – plus ‘water jetpacks.’ Whatever the hell those are.

“Naturally, Glendale electeds voted to waive $1 million in fees for the developer and employ a sweetheart financing deal known as a GPLET, which allows the builder to avoid paying property taxes for 25 years. That’s predicated on the project being built, of course, which I doubt. Not to sound cynical, but, like I said, I’ve been following theme park news for years. 

“The projects all follow a similar pattern: They get announced amid much braggadocio, make zero progress for years, then quietly expire.

“In this case, the political burbker du jour was Glendale Councilwoman Joyce Clark, who said at the Council meeting: “I am just so excited. … (This is) a blockbuster project that’s going to put Glendale on the map, not just in the Valley but in the Southwest.” Which I’m sure is what some elected yoyo said when the Garden of Eden was built – and with nary a tax break, if you can imagine that.”

Well, Mr. Leibowitz, today was the official groundbreaking for Crystal Lagoon Island Resort at Glendale. The project will be completed prior to the Super Bowl of 2023. I think it’s time you pound sand regarding your commentary about this project and I invite you to Crystal Lagoon Island Resort at Glendale when it is opened to pound said sand.

A project of this magnitude is not built nor planned in a day. The sale of the land has been completed at a cost of $27 million. Conceptual plans have been rendered and engineering/architectural plans are nearly completed. So now it is time to begin grading the land and that is exactly what is occurring now.

I suspect that Mr. Leibowitz’s motive for disparaging Glendale’s project had more to do with the election atmosphere in the fall of 2020. Add in his close connection in working with the Glendale fire fighter union. Glendale’s Primary Election was in August, 2020, a month before this blockbuster announcement. In that Primary Liebowitz and the Glendale firefighter union took a whippin’. They had backed and had poured tons of money supporting the opponent of Mayor Weiers and my opponent as well. They lost…again. You would think that they would learn the lesson to not mess with Clark and Weiers.

Liebowitz, stung after another firefighter election loss in Glendale, probably thought his article would be great payback and would be a perfect opportunity to go not to go after not only Glendale but me as well. It was like killing two birds with one stone. In this case, his stones missed their mark. I think we can write off Mr. Liebowitz and his opinions regarding anything Glendale related.

When the official groundbreaking occurred this past Thursday, June 10th, I said repeatedly this is the most significant project to come to Glendale since the arena opened in 2003 and the stadium opened in 2006.

Think about it. Why do so many of us escape to California for vacations? The incredible weather along the coast, of course, but it is the beach and water fun and the myriad of theme parks. I can’t think of a single theme park over there that combines a beach with rides.

That’s what makes Crystal Lagoon Island Resort such a unique venue, especially in the Arizona desert. I’m not sure the public realizes just how much one can do.

  • Do you want to swim, scuba dive, water jet pack or boogie board all day? No problem. You and your family can do that with a lunch break at one of the dozen or so restaurants available.
  • Or maybe it’s a day with the kids or grandkids at the Mattel Amusement Park including Thomas the Train and Hot Wheels rides. Over the coming months Mattel will be announcing more components for their amusement park. So be on the lookout for them.
  • Perhaps the older kids would prefer the “fly”or 4 D theaters similar to the “Soarin’ Around the World” attraction at Disney’s California Adventure theme park.
  • Have some visitors? They will be able to stay at Crystal Lagoon Island Resort where 650 hotel rooms will be available. Then you can all meet for a leisurely lunch followed by shopping at one or all five of the themed retail/restaurant island areas.
  • Looking for something unique to show off? Go to the Aerophile’s Aerobar for extraordinary food and drinks 130 feet off the ground. Want to show off the entire Valley of the Sun? Then the tethered hot air balloon rising 400 feet is just the ticket.
  • Need a bit more? Then plan on attending a live outdoor musical concert with well known musical artists nearly every night of the year. More announcements will be made about this element when the principals are ready to do so.

Marry Crystal Lagoon Island Resort with the Westgate/Zanjero area and it becomes a major vacation destination. Want to golf? Go to TopGolf or PopStroke (Tiger Woods designed mini golf). Professional sports venues of NFL football, NHL hockey or MLB spring training baseball await. If your passion is bowling there’s even a bowling alley! Professional shoppers beware as you head off to Tanger Outlets at Westgate or the unique, themed shops at Crystal Lagoon.

Just imagine! When Glendale hosts the Super Bowl in January of 2023, a couple or family can stay at one of the dozen hotels (nearly 2,000 suites available) and be within walking distance of all that I have mentioned above.

I hope I have been able to convey the magnitude of Crystal Lagoon Island Resort and its impact on Glendale with expected visitors of 5,000 to 6,000 a day. It is significant and truly incredible!

So, David Liebowitz…go pound sand…at Crystal Lagoon Island Resort. It’s coming despite your negativism and disbelief.

© Joyce Clark, 2021       

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.

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.

I’ve reported on residential, hotel and apartment development in our district. Now, it’s time to tackle the most difficult and complicated subject of all – retail, commercial and industrial development. I say it’s difficult and complicated because so much is going on in these areas. The Yucca district is simply exploding with these kinds of development.

To organize the material is some fashion, I’ve separated projects into Conditional Use Permits (CUP), in Design Review (DR), those requesting new zoning or a change in the existing zoning (ZON), and under construction. Some development projects require a CUP that has been approved by the citizen Planning Commission. The Planning Commission uses guidelines to determine if the granting of a CUP is appropriate. If you are ever interested in seeing the Planning Commission in action they are televised on Glendale’s Channel 11 and if you use the city website and go to the agenda of the Planning Commission, there is also an option to view the video of the meeting.

Some projects either already have their zoning approved or are in the process of getting their zoning and are now in the process of having all plans related to their project reviewed by the Planning Department. Everything is reviewed from electrical designs to the exterior elevations of the project. The design review process is complicated and takes months to gain approval.

The following projects have been granted a CUP:

Equipment Storage Rentals located at the southwest corner of 71st Avenue and Northern Ave. It is located in an industrial area of Glendale along Northern Avenue.

Bank of America drive thru located at 7448 W. Glendale Avenue will not have an accompanying bank branch building. This will strictly be a drive thru facility.

Camelback Shopping Center is located at 5070 N, 83rd Avenue. It will be just north of the Dignity Emergency Room facility. There will be an EOS Fitness Center and 3 pads for retail shops. The tenants of these 3 shops have not been announced.

The following projects are under design review. They will not begin construction until their design review process is completed and their designs (from electrical, plumbing, exterior, etc.) have been approved by the city’s planning department:

Commercial vehicle storage yard located at 7190 N. 110th Avenue near Glen Harbor Commercial Park and the landfill.

Glendale Avenue Storage located at 10911 W. Glenn Drive. It is in the same area as the storage project listed above.

Zanjero Retail is located at 9200 W. Glendale Avenue. This development is across the street from Cabela’s on the north side of Glendale Avenue. The only tenant that has been confirmed to me is Starbucks. There will be an apartment component (cited in a previous blog) to the north of the retail component of this project).

WalMart Electric Vehicle Charging Stations located at 5010 N. 95th Avenue. This is a new addition to the Super WalMart located on 95th Avenue north of Camelback Road.

 The next group of properties to be reviewed is the activity primarily (although not exclusively) surrounding the Loop 303. The city calls this area, “The New Frontier.” These involve properties abutting to or very close to the Loop 303.Two factors determine the type of development that will occur. One is city council policy directing that this area be used to create jobs for our residents. The other is the fact that some of these properties are within the Luke Air Force Base noise contour lines and Glendale, which is home to LAFB, has pledged to uphold those noise contours to preserve LAFB, its mission and its importance to the nation.

This is the most complicated update to compile. Some parcels have submitted for annexation and along with their requested annexation they could be asking for simultaneous rezoning. Others have been annexed and are in various stages in the city process.Below I have summarized each individually, identify its location and attempted to indicate where it is within city processes:

The Church of Christ is a one acre annexation located at 8305 W. Northern Avenue (southwest corner of 83rd Ave. and Northern Ave.) Construction is complete and the project is awaiting formal approval from the Planning Commission and the City Council.

Annexation 204 is called Northern 107. It consists of 10 acres. An application for annexation has been submitted and it is awaiting Planning Department and City Council approvals.

Annexation 206 is called Bethany/303. It is 76 acres and is located at Sarival and W. Claremont. It was just heard by the city council on February 11th and council consensus was given to move forward on the annexation.

The next 3 annexations are in the planning stages and have formally submitted applications to the city for: annexation, final plat, rezoning/general plan amendment, design review, OR required conditional use permits:

Annexation 207 located at the southwest corner of Loop 303 and Glendale Avenue.

Annexation 208 called 303 West Crossing located at the northeast corner of Sarival Farms Road and Maryland Avenue.

Annexation 209 called Copper Wiring Logistics Center located at 13402 W. Northern Avenue.

The project known as T-2 located at 10501 N. Reems Road is in the process of receiving its Final Plat approval from the city.

The project known as West 303 is located at the northeast corner of Sarival Farms Road and Maryland Avenues. It is in the process of seeking rezoning and/or a general plan amendment.

The Barclay Group project is located at the southwest corner of the Loop 303 and Glendale Avenue. It is in the process of seeking rezoning and/or a general plan amendment.

Park 303 located at the southwest corner of Sarival Avenue and Glendale Avenue is in the design review stage.

EOS Fitness located at 5070 N. 83rd Avenue is also in the design review stage as well at the rezoning and/or general plan amendment stage.

The Cornerstone Camelback project located at 5205 N. 99th Avenue is in the rezoning process.

Centerpoint located at 9501 W. Cardinals Way (southwest corner of 95th Avenue and Cardinals Way is currently in the rezoning process.

The Lincoln Logistics 303 PAD located at 6600 N. Sarival Road is also currently in the rezoning process.

The project known as Zanjero Retail located at 9200 W. Glendale Avenue is under design review.

Sparrow located at the northwest corner of 91st Avenue and Zanjero Blvd. is also in the design review stage.

The Westgate Shell Shops located at 9405 W. Glendale Avenue are retail, spec buildings currently under construction.

Swire Coca-Cola located at 7845 N. 106th Avenue in the Glen Harbor Industrial Park is expanding its warehouse by 147,804 square feet and is under construction.

The Camelback Self Storage located at 5205 N. 99th Avenue is under construction.

Red Bull located at the Woolf Logistics Center in the area of Loop 303 at 10501 N. Reems Road is under construction.

White Claw, located at the same Woolf Logistics Center is also under a fast-track construction schedule and plans to be open in about 6 months.

Westgate Caramba restaurant located at 9455 W. Glendale Avenue is also under construction.

These 21 projects represent thousands of acres and thousands of square feet of development located from Westgate/Zanjero westward to the Loop 303. As a casual reader of this information you may not realize that this is an amazing time in Glendale’s history. The development under way as well as those projects yet to be announced will confirm that Glendale has become an economic power house within the Valley. These projects combined will provide jobs in the retail, office, and industrial/manufacturing/distribution sectors. A hundred jobs here and a hundred jobs there soon add up to thousands.

The only caveat I will provide is that I don’t think I missed any projects but in compiling all of the material I presented and summarized it is always possible that I missed something. If that is the case I do apologize. I am sure I will hear about it.

© Joyce Clark, 2020         

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.

 

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.

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Fireworks: We are two days away from Independence Day, July 4th. It’s a time to celebrate the greatness of America. This is the only country in the world that people will lie, cheat, steal and fight to enter so we must be doing something right.  Fireworks are a tradition but abuse of their use is becoming more and more prevalent. Did you know that shooting any fireworks into the air is illegal in Glendale? Here’s another interesting piece of trivia. Consumer Reports states that 31% of all July 4th emergency room visits are injuries to a hand or finger. If you are not worried about losing these appendages shoot off those fireworks, by all means…but not in the air.

I will be at Westgate representing Glendale and leading the countdown to the kick-off of the fireworks. Please join me in our nation’s day of celebration.

Do you have pets that you generally keep outside? You had better bring them in or risk them taking off in a panic and ending up lost or at the pound as those fireworks go off all around your house. Our German Shepard, 10 years old, absolutely goes nuts and is scared to death when those fireworks go off. We are now well trained and automatically put her in the house from about 6 pm until the next morning.

Our Pond: I haven’t written about our pond in awhile. It’s hard to believe but it is over 8 years old and certainly is a ‘mature’ pond. I’ve included some photos of our filter systems and what the pond looks like today.

Looking down into the filter box you can see the rigid hosing that leads to the two major filter pumps…one for the large waterfall and one for the small waterfall. Another photo shows the filter media. The green pad is a major component. It can be fine to very coarse. We use a medium value. These pads also serve the filters at the top of each waterfall. The net goes in front of the green filter media and collects very coarse material such as decaying lily pads. The white grate is something we started to do a very long time ago as it prevented small fish and the tiny Gambusia (mosquito fish) from being pulled into the filter system which has a strong pull.

This photo shows the pond as it looks today. The vegetation in and around the pond is mature and generally only requires pruning. The photo of the fish shows one of my favorite Koi. The Koi with the red spot on its forehead is called a Tancho by the Japanese. The rounder the red spot the better.

The blue barrel contraption is of our own making. After a year or two, we realized the two main filters were not adequate, especially in dealing with algae in the summer so we devised our own system. Each blue barrel has a different filter media in it. The water travels from one barrel to another, past a UV light and then into the pond. Using this in conjunction with our main filters has solved the problem and algae are kept to a minimum.

It’s finally officially hot but no monsoon yet. According to weather forecasters, the high pressure ridge sitting over us has to move farther north, around the four corners area. That has not occurred yet because the jet stream is too far south and is blocking the heat ridge from moving north. We can still expect the monsoon but perhaps a little later than normal. I remember previous July 4ths as not only hot but humid as well…not this year.

Look for the grand opening of the Aloft Hotel this month. It becomes the latest addition to Glendale’s inventory of hotel rooms in the Westgate area. There are four more hotels either already under construction or in the planning stages. Before the next Super Bowl in Glendale the city will have a minimum of 2,000 rooms to accommodate visitors. Also look for the development of more office space in the Yucca district. Glendale currently has no inventory of office space so the city has prioritized more development of that kind of space as a goal. Ballpark Boulevard, designed to connect Camelback Ranch to Westgate is now under construction and will be completed next year. This will open the undeveloped land between 99th Avenue  and Camelback Ranch for development. The property owners of the land along the new extension of Ballpark Boulevard are currently designing a master plan for that area.

When will Bethany Home Road be extended between 83rd Avenue and 91st Avenue? That is up to the developers, Pulte Homes and the John F. Long Trust. Apparently, they not happy that the city, after seven or so years, has raised its Development Impact Fee rates. They want the city to mitigate the increase in fees. I don’t think that’s going to happen so it might be awhile before we see Bethany Home Road punch through. That’s OK with me and many of the Yucca district residents. The minute that stretch of Bethany is completed the traffic along 83rd Avenue will explode.

Do you have a subject or topic about Glendale and want more information? Is there a topic you would like to see a blog about? Just make a comment on this blog or send me an email at: clarkjv@aol.com .

© 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.

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.

City Council vacates all activities during the July of each year. Whether you love my blogs or hate them, this break time provides me the opportunity to write a series of them. This one deals with an age old problem, that of new development versus older neighborhoods.

I happened to run across this story in the local Glendale Republic. Here’s the link: https://www.azcentral.com/story/news/local/surprise/2019/06/22/surprise-grows-quickly-residents-question-if-its-growing-right-way/1491785001/ .

It’s about a couple who bought a large lot home on at least an acre in the desert area of Surprise only to discover in the coming years they will be swallowed up and surrounded by a possible total of 4,130 residential units with an average of about four homes per acre. Add to those homes new businesses along 163rd Avenue creating a new urban center and their dream and their investment evaporates.

I would hope the City of Surprise would be sensitive to their life style as it allows new development to surround them. It can be done with what planners call “transitional” development. Under that scheme the development surrounding them would be large lots of 1 acre or better and as development moves farther away from them it becomes denser. It’s not ideal as far as this couple is concerned but it employs a certain amount of sensitivity. After all, they and their neighbors were there first.

It also brings up another issue for which cities should be mindful. All of those new homes and new residents are great. After all, it will increase the amount of state shared revenue that flows into their coffers. However, a stunning fact to remember and I am using Glendale as an example, is that it cost the City of Glendale $973 to provide services to each and every resident. That figure includes public safety which comprises the lion’s share of any city’s budget. For a family of two in a home that comes to $1946. Yet each home (not citizen) generates approximately $400 in property tax and sales tax to offset the city’s costs of services. The imbalance is readily apparent. A city is ahead when it allows development of commercial, industrial and manufacturing.  That type of development does not typically use city services to the extent of a home and they are job generators.

Another type of development that requires sensitivity is that of new infill development. Infill development should not only compliment but should raise the value of older neighborhoods. Sticking a bunch of apartments whether they are the traditional multi-story or single story “Built for Rent” units in the middle of existent residential areas is a recipe for disaster. Multifamily dwellers, as nice as they may be, are not usually invested in the community in which they reside. On average they move every three years. That dynamic does not offer stability to the residential neighborhoods adjacent to such a complex or to the fabric of community as a whole in terms of public participation.

When multifamily units are new they hold their value as the developer/investor seeks to recoup the original investment and turn a profit. But there are no guarantees in life and there is certainly no guarantee as to how long the original owner will hold that investment. At some point there will be sale and now begins the inevitable slide into decline. The new owner may not be as assiduous about keeping the property up while profiting. Little things are not attended to and then the bigger things are not taken care of.  Over time it becomes an underperforming property that diminishes adjacent property values even further.

There are places in a city for multi-family and that is where density and mass will complement existing retail and commercial development. A good example where density is positive is in and around Westgate. With Westgate’s nearly two dozen restaurants, Tanger Outlets for shopping and sports entertainment choices of hockey and football, density is important in terms of providing a consumer base. Another scenario can be in an area of all new mixed use development that establishes new single family and multifamily neighborhoods served by new retail and commercial. A purchaser of a home in that kind of area is already aware that multifamily will be part of the mix.

Cities have a responsibility to their current residents to be sensitive in the placement of new or infill development. Diminishing the property values of one part of the community to accommodate the bright, shiny new development that may not be appropriate for the existent area does a disservice to the very fabric of the community they seek to create.

As the couple in Surprise said about their home in the middle of nowhere, “We thought we had really found something.”  Let’s be careful as a home owner who had moved into a neighborhood years ago and thought they had really found something special becomes threatened by adjacent, incompatible development.

 

© 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.

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.

On November 3, 2018, I was invited to attend a very special event. Aspen Dental opened an office in Westgate earlier this year and was host to the national Aspen Dental’s Healthy Mouth Movement. Since 2014, Aspen Dental has sent a specially equipped van throughout the county to provide free dental care to veterans and people in need.

On that day, the Westgate office and Midwestern students offered free dental care from 9 AM to 5 PM to about 34 patients. It was amazing to see the compassion and care offered not just in the two spaces within the van itself but also in every space within the Westgate office. The total amount of care donated that day was $20,701.00.

Why is this important service so needed? We are a nation of about 320 million people and last year nearly 150 million Americans did not visit a dentist. That’s almost half of our entire population! Some of us with relatively healthy teeth don’t go until we have a toothache or similar problem…even though we should have a yearly check up. Many simply cannot afford to go because of the cost, lack of insurance or downright fear of the dentist.

Our teeth are probably one of the most critical factors in determining our quality of life. Bad teeth means no smile, no interaction with those around you, leading to social isolation.  Bad teeth means that you can’t eat properly affecting your diet and overall health, leading to illness that may not have needed to occur.

Hence Aspen Dental’s initiative to give back to our communities nation-wide. In addition to the mobile van Aspen hosts a Day of Service. Local Aspen practices throughout the county host veterans exclusively and offer care at no cost. They also try to connect the vet with free or low cost future services to take care of their dental needs. Since 2014, over 4,300 vets have received service.

For more information go to: https://www.aspendental.com/about/healthy-mouth-movement .

© Joyce Clark, 2018         

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.

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.

When I said in a recent blog that the Yucca district and Glendale were hot foreconomic development, it was probably the understatement of the year. In addition to the recent announcement of Top Golf locating in Glendale, our latest blockbuster announcement is IKEA, a leader in home furnishings retail, has chosen Glendale and the Yucca district for its newest store. It’s only other location is in the southeast Valley in Tempe. With the addition of the Glendale location IKEA will now have a commanding presence in the northwest Valley. IKEA stated in its press release, “The proposed Glendale store would complement our Phoenix-area presence established in Tempe and bring the unique family-friendly shopping experience closer to customers in the West Valley and beyond.”

From Glendale’s press release issued today:

“The 348,000 square foot IKEA will be built on 29 acres between the Loop 101 and 95th Avenue on the south side of Bethany Home Road across from the Glendale Sports and Entertainment District which includes the University of Phoenix Stadium, Gila River Arena, Cabela’s, Tanger Outlets and Westgate.

“IKEA choosing our city is further proof that major corporations agree Glendale is the place to grow and build their brand,” said City Manager Kevin Phelps. “The freeway access and visibility, the available workforce and the energy of Glendale’s Sports and Entertainment District make it the perfect location for IKEA. The presence of IKEA is a ‘game changer’ that will accelerate additional growth and further elevate one of the most dynamic areas in Arizona.”

“Pending approvals, construction of IKEA Glendale will most likely occur in Fall 2018 with an opening in the Spring of 2020. At build out, IKEA will offer 300 new jobs and create 500 construction jobs. Recognized as one of the top 100 places to work, IKEA offers potential employees competitive pay and benefits for both full and part time employees.

“This city has been amassing an impressive list of corporations that now call Glendale home,” said Economic Development Director Brian Friedman. “These new businesses account for more than two million square feet of new construction in this dynamic district along. We are excited for the opportunity to welcome even more development, jobs and capital investment to the area because of IKEA’s presence.” Friedman says the additional 30 acres immediately adjacent to IKEA will attract further corporate development from businesses seeking to benefit from IKEA’s proximity.

“From my first meeting with the IKEA officials, it was my role as Mayor to impress upon them that Glendale absolutely, positively wanted IKEA to locate in our city when they were searching for possible new location in Arizona,” said Glendale Mayor Jerry P. Weiers. “We demonstrated that by being responsive to their needs and working on their timeline. It was exciting and very gratifying to see Glendale ultimately selected. The announcement today continues the positive momentum that Glendale has been experiencing.

“Visitors to the area already top 10 million per year,” said Councilmember Joyce Clark of the Yucca district, location of choice for IKEA. “The presence of a fun and family friendly IKEA store in Glendale will further enhance Glendale’s reputation as a retail/entertainment and sports destination, not only providing residents and visitors even more reasons to shop and play here but complimenting Tanger Outlet, a premier retail destination in the Valley.”

I am very pleased to welcome IKEA to Glendale, the West Valley and most especially to my district. Glendale, the state’s 5th largest city, is on the economic development forefront. Just imagine what the next few years hold and who else will choose Glendale as their preferred location.

© Joyce Clark, 2017                 

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.

 

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

It has been 17 years and 210 days since the city’s pledge to build the West Branch Library.

Nearly all major battles we face seem to revolve around either love or money. In the case of the Coyotes vs. Glendale it’s definitely money. Before I post a blog on the current deal between these entities it’s important to understand the effects of the biggest driver — money.

Westgate and its sales tax revenue is an important component. It cannot be denied that the majority driver of retail sales tax revenue in Westgate comes from Tanger Outlets. Before Tanger’s opening in November of 2012 retail sales tax revenue was under a million dollars a year. Tanger, when it opened, was projected to earn $2M in sales tax revenue and in fact, from the start, has generated closer to the $2.5M mark.

As you can see from the chart below in calendar years 2013 and 2014 retail sales tax revenue was over $3.5M and almost all of it is attributable to Tanger. In October of 2014 Tanger expanded and the city can now expect an estimated $4.5M in retail sales tax revenue in 2015. Restaurant/Bar sales tax revenue has also increased over time and can be related to football games, hockey games and concerts held at the University of Phoenix Stadium and the Gila River Arena. This component is also attributable to the opening of new restaurants in Westgate. This sales tax revenue has grown as well and is estimated to earn some $3M. “Other” sales tax revenue is composed of bed tax, AZSTA stadium city sales tax, licenses & permits, etc. It is estimated to earn about $5M in 2015.

In 2015 estimated sales tax revenue from Westgate looks like this: Retail — $4 to $4.5M; Restaurant/Bar — $3 to $3.5M; and “Other” — $4.5 to $5M.

Westgate sales tax

The argument often used by Coyotes’ supporters is that the spillover effect from 42 nights of hockey games is essential to Westgate’s restaurants and bars survival and to the city. How much of that spillover is from 70,000 fans attending each of 10 football games? Admittedly it is substantial and could account for anywhere from 1/3 to ½ of the sales tax revenue generated from restaurants and bars annually.

The point is that Westgate has grown despite all of the drama and turmoil of the Coyotes and is strong enough to survive with or without them. If one looks at all of the factors that determine annual sales tax generation at Westgate the Coyotes (from hotel stays and restaurants/bars) are estimated at driving about $2M a year out of a total estimated annual sales tax revenue of a low of $11.5M to a high of $13M.

As long as we are on the subject of money there is another factor to consider. Many Coyotes fans are hoping that the Coyotes will move to downtown Phoenix or a new arena at Talking Stick. Dan Bickley in a recent July 26, 2015 Arizona Republic story entitled Coyotes not out of the woods – or Glendale – just yet said, Sarver says his Suns pay $23 million a year just to play at US Airways Center: $12 million in debt service, $8 million in arena management costs and $3 million in rent. A new arena capable of housing a NBA team and a NHL franchise starts at $500 million, and that’s being conservative.” Kudos to Robert Sarver for publicly offering some expense figures (no revenue figures, mind you). That’s more than anyone has seen from the Coyotes. Any public figures associated with the Coyotes have been minimized or denied by Anthony LeBlanc, an owner and visible spokesperson for the ownership group.

The question for the Coyotes becomes can they afford to move anywhere? Sarver is not in the charity business and I suspect that the owners of Talking Stick are not either. All bets are off if the Coyotes move out of Arizona. Is there an entity out there willing to pay the Coyotes to play in a newly constructed arena? Who knows? The Coyotes will have to pay to play anywhere else in Arizona and as long as they continue to suffer losses of an undetermined amount their options are very limited. No one is offering any love to the Coyotes these days and their entire future is being driven by only one thing – money.

© Joyce Clark, 2015

FAIR  USE NOTICE

This site contains copyrighted material the use of which is in accordance with Title 17 U.S. C., Section 107. The 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 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 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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