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NORTHERN PARKWAY
COMMERCE CENTER
Annexation Request
SWC Northern Parkway & Dysart Road
April 25, 2022
Received City of Glendale 4/28/2022
Development Team
Attorney
Developer
Clarion Partners
1717 McKinney Avenue, Suite 1900
Dallas, TX 75202
Attorneys/Representative
Architect
Withey Morris, PLC
Butler Design Group
2525 E. Arizona Biltmore Cir.
5017 E. Washington Street
Suite A-212
#107
Phoenix, AZ 85016
Phoenix, AZ 85034
Engineer
EPS Group
1130 N. Alma School Rd.
Suite 120
Mesa, AZ 85201
A. Request
This is a request for annexation of approximately 132.91 gross acres generally located at the southwest corner
of Northern Parkway and Dysart Road, also known as Maricopa County Assessor’s Parcel Number 501-52-002D
(the “Property”), into the City of Glendale. See Aerial Map at Tab 1. The Property is currently within the
unincorporated area of Maricopa County.
B. Background and Project Proposal
The Property has historically been used for agricultural purposes; however, given the proximity to Northern
Parkway and Loop 303, the prevailing land use patterns in the area, and the extraordinary demand for large-
scale industrial and employment uses in the Loop 303 corridor, annexation is requested to allow the Property to
develop to its full potential.
Annexation will provide the framework for development of approximately 132.91 acres of manufacturing,
assembly, employment, logistics, warehousing and other related industrial uses in a large industrial commerce
park known as Northern Parkway Commerce Center. The proposed development aligns with the Luke
Compatible Land Use General Plan designation and will follow the land use trends along the Loop 303/Northern
Parkway corridor, as well as comply with statewide regulations concerning territory in the vicinity of a military
airport.
The Northern Parkway Commerce Center PAD proposes up to 2.36 million square feet of light industrial space
as illustrated in the Conceptual Site Plan at Tab 2. The development plan, which is conceptual in nature and
subject to change, presently shows four (4) buildings ranging in size from 370,000 square feet to 680,400 square
feet accommodate a broad range of industrial tenants and users. The proposed plan allows for the potential
expansion of buildings A1/A2 and/or buildings B1/B2 into single, larger buildings depending upon the needs of
the tenant/user.
C. Utilities and Services
Water will be provided to the site by Valley Utilities, and all necessary improvements to convey domestic and fire
protection water services to the Property will be completed by the applicant.
Sewer will be provided by Liberty Utilities. The Property is within Liberty’s MAG 208 area, but currently outside
its Certificate of Convenience & Necessity (CCN) area. The applicant is working with Liberty Utilities to expand
its CCN to include the Property. A sewer main extension will be completed by the applicant to bring wastewater
services to the Property.
D. Annexation Analysis
Resolution No. R19-16 requires a written analysis of the proposed annexation as follows:
1. Financial: Analysis of fiscal impact to Glendale, including one-time and reoccurring revenues and expenses
A preliminary economic analysis of the fiscal impact of the proposed project is currently underway. It is expected
that the proposed development will produce a positive net gain for the City in the short and long term , with both
one-time revenue generated by permit, plan review, and impact fees, and ongoing tax revenue related to the
proposed project.
2. Economic Development: Potential for desired growth; job creation in targeted clusters and opportunities
identified in the Glendale Economic Development Strategic Plan
Annexation will allow the introduction of new employment uses with the underlying industrial zoning designation.
The 303 Freeway/Northern Parkway corridor has seen considerable growth in new industrial-related employment
and the proposed annexation will further improve that trend and attract high quality jobs in this strategic growth
corridor.
3. Civic: Growth of our political subdivision, civic pride, and sense of community.
This annexation request is consistent with the Envision Glendale 2040 General Plan policy encouraging the City
to work with landowners in Growth Areas to annex into the City of Glendale. It also furthers the intent of the
attached approved Pre-Annexation Development Agreement, which requires the Property to annex into the City
of Glendale in order to develop. The annexation will permit a industrial/commerce park development that will be
a benefit to the City of Glendale, as it will provide high-quality buildings, new employment, and revenue for the
City. This will help activate a large, underutilized property with high-quality development that furthers the vision
of the area, enhances civic pride, and bolsters a sense of community.
4. Planning and Building: Impacts to Glendale land use program; parks, trail and open space programs;
surrounding properties; extent of compliant/non-compliant structures.
The proposed annexation will provide an opportunity for new industrial uses which is consistent with the existing
Luke Compatible Land Use General Plan land use designation. There are no existing structures on site.
5. Public Safety: Impacts to existing program: demand for new services.
Fire and police protection will be provided by the automatic aid system, however it is not anticipated that a
significant increase in demand for services will occur.
6. Intergovernmental: Support the mission of Luke Air Force Base
The development plan provides uses that are compatible with Luke Air Force Base. The Property is within the
65, 70, and 75 LDN noise contours and is subject the statewide regulations regarding land use within the vicinity
of a military airport. The proposed uses are consistent with state and municipal land use regulations for such
development.
7. Environmental: Considerations impactful to the City’s cultural heritage, natural environment, and historic
resources.
The site has long been used for agricultural purposes and there is no impact to the city’s cultural heritage, natural
environment, and historic resources.
E. Conformance
This annexation request is consistent with the Envision Glendale 2040 General Plan policy encouraging the City
to work with landowners in Growth Areas to annex into the City of Glendale.
F. Conclusion
This request for annexation furthers the vision of the City’s General Plan related to growth areas. Development
of the Property will attract new employers to the City of Glendale, accelerate job growth, create new opportunities
for investment, and contribute to the City’s economic development in this area.
TAB 1
SWC Northern Parkway & Dysart Road – Glendale, AZ
N
Aerial Map
TAB 2
55'
R.O.W.
81'
R.O.W.
20'
105'
200'
185'
200'
200'
590' (591'-6")
728' (729'-6")
(13x56' BAYS)
1120' (1121'-6")
(20x56' BAYS)
590' (591'-6")
RU-43
APN:501-53-001E
APN:501-53-001D
APN:501-46-002L
TEMP. CONST. ESMT.
WELL SITE
NORTHERN PARKWAY
EXISTING EAST BOUND
LANE
RU-43
IND-2
IND-2
RU-43
EI
RU-43
LUKE-AFB
APN:501-52-001X
APN:501-52-005J
APN:501-52-005H
APN:501-47-001E
APN:501-47-002H
EI
8' CMU WALL
TRAILER
PARKING
TRAILER
PARKING
8' CMU
WALL
83 TRAILERS
102 TRAILERS
51 TRAILERS
79 TRAILERS
CROSS DOCK D.C.
B1
370,000 SF
CROSS DOCK D.C.
B2
680,400 SF
CROSS DOCK D.C.
A1
541,500 SF
296 TRAILERS
LS/RET
LANDSCAPE / RETENTION
LS/RET
LS/RET
LS/RET
GUARD HOUSE
36' TRUCK LOOP
120 SPACES
42 SPACES
SITE AREA: +/- 3,009,303 (69.1 AC)
SITE AREA:
+/- 2,712,700 (62.3 AC)
8' CMU WALL
1360'
8' CMU
WALL
60'
135 TRAILERS
OFFICE
OFFICE
OFFICE
OFFICE
POTENTIAL FUTURE
TANDEM TRAILER PARKING
UTILITIES
EASEMENT
25'
25'
6' S/W
LS/RET
40' PRIVATE DRIVE
31'-6"
(9x50' BAYS)
70'
70'
(7x50' BAYS)
70'
70'
(9x50' BAYS)
70'
112 SPACES
40' DRIVE
30'
18'-6"
TYP.
9'
TYP.
18'-6"
TYP.
9'
TYP.
30'
18'-6"
TYP.
9'
TYP.
30'
18'-6"
TYP.
9'
TYP.
30'
121 SPACES
18'-6"
TYP.
9'
TYP.
30'
50 SPACES
18'-6"
TYP.
9'
TYP.
154'
70'
102 SPACES
242 SPACES
161 SPACES
159 SPACES
101 SPACES
40'
WATER
STORAGE
TANK
OFFICE
OFFICE
TRAFFIC-DUTY
COMPACTED GRAVEL
ACCESS ROAD
80' DIA. TANK +
15' CLEARANCE
ALL AROUND
ACCESS
GATE W/
KNOX BOX
30'
30'
40'
36' TRUCK LOOP
36' TRUCK LOOP
LANDSCAPE / RETENTION
840' (841'-6")
(15x56' BAYS)
490' (491'-6")
8' CMU
WALL
GATE
GATE
GATE
GATE
GATE
GATE
TANDEM TRAILER
PARKING
GATE
GATE
GATE
GATE
GATE
NORTHERN AVE.
TO BE
20'
L.S.
20'
L.S.
55'
60'
70'
50'
60'
70'
60'
REMOVED
CROSS DOCK D.C.
A2
506,000 SF
896' (897'-6")
(16x56' BAYS)
30'
131 SPACES
18'-6"
TYP.
9'
TYP.
30'
590' (591'-6")
(9x50' BAYS)
70'
70'
131 SPACES
18'-6"
TYP.
9'
TYP.
224'
40' DRIVE
COMBINED OPTION:
+ 131,600 SF
50'
50'
OFFICE
OFF.
OFF.
LS/RET
LS/RET
OFFICE
OFFICE
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
APN:501-52-001V
USA - DRAINAGE CHANNEL
DRAINAGE CHANNEL
DYSART ROAD
DYSART ROAD
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
F.H.
PR
PR
PR
PR
185'
245'
40'
26'
30'
23'
18'-6"
1'-6"
O.H.
36'
COMBINED OPTION:
+ 131,600 SF
Northern Parkway Commerce Center
SWC Northern Pkwy & Dysart Road
Glendale, Arizona
22006-ST08
04-25-22
N
SCALE: 1" = 150'
0
75'
150'
300'
PROJECT
LOCATION
N
DYSART ROAD
VICINITY MAP
NORTHERN PKWY
NORTHERN AVE
LITCHFIELD ROAD
SITE
GLENDALE AVE
Site Area:
+/- 5,722,004 S.F. (131.4 AC.)
Site Data
Total Building Area:
2,097,900 S.F.
Parcel #:
501-52-002D
Existing Zoning:
RU-43
Proposed Zoning:
PAD M-1
Site Data - Building A1 & A2
Site Area:
3,009,303 S.F. (69.1 AC.)
Site Data - Building B1 & B2
Site Area:
2,712,700 S.F. (62.3 AC.)
Total % Coverage:
36.7%
(w/o expansion)
Total Building Area:
2,361,100 S.F.
Total % Coverage:
41.3%
(with expansion)
Building A1 Area:
541,500 S.F.
Expansion:
+131,600 S.F.
% Coverage (w/o expansion):
34.8%
Building A2 Area:
506,000 S.F.
% Coverage (with expansion):
39.2%
Total:
1,047,500 S.F.
Building B1 Area:
680,400 S.F.
Expansion:
+131,600 S.F.
% Coverage (w/o expansion):
38.7%
Building B2 Area:
370,000 S.F.
% Coverage (with expansion):
43.6%
Total:
1,050,400 S.F.
Parking Required: 1,047,500 SF@ 1:2000 SF= 524 SP.
Parking Provided:
925 SPACES
Parking Required: 1,050,400 SF@ 1:2000 SF= 526 SP.
Parking Provided:
539 SPACES