Major GP Project Narrative

1 
 
 
 
 
 
PARKWAY 303 EAST 
Major General Plan Amendment 
NWC & NEC Sarival Avenue & Olive Avenue 
June 3, 2022

2 | Parkway 303 East     
Development Team  
 
 
Attorney 
 
 
 
 
 
Developer 
Suburban Land Reserve 
51 South Main Street, Suite 301 
Salt Lake City, UT 84111 
 
 
 
 
 
 
     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 
Hunter Engineering 
10450 N. 74th Street 
Suite 200 
Scottsdale, AZ 85258

3 | Parkway 303 East     
Table of Contents 
 
Introduction ................................................................................................................. 5 
Site Overview.............................................................................................................. 5 
Request ...................................................................................................................... 5 
Analysis ...................................................................................................................... 6 
Summary .................................................................................................................... 7

4 | Parkway 303 East     
Exhibits 
 
Aerial Map........................................................................................................ Exhibit 1 
Zoning Map ...................................................................................................... Exhibit 2 
Current General Plan Land Use Map................................................................ Exhibit 3 
Proposed General Plan Land Use Map ............................................................ Exhibit 4 
Conceptual Site Plan ........................................................................................ Exhibit 5

5 | Parkway 303 East    
Introduction 
Suburban Land Reserve (“SLR”) proposes to develop approximately 276 acres located at the northwest and 
northeast corners of Sarival Avenue and Olive Avenue (the “Property”) as shown on the Aerial Map at Exhibit 
1. This application requests approval of a General Plan Amendment, in conjunction with a concurrent rezone to
Planned Area Development (“PAD”) and annexation into the City of Glendale, to allow the development of a
modern industrial, logistics, and commerce park known as Parkway 303 East.
Site Overview 
As noted above, the Property is approximately 276 acres located in the unincorporated area of Maricopa County, 
but within the City of Glendale Planning Area.  It is located approximately 1.5 miles northwest of Luke Air Force 
Base (“LAFB”), bounded by Loop 303 to the west, Olive Avenue and the AT & SF railway to the south, and 
bisected by Sarival Avenue from north to south. The Property is approximately 1/4 mile west of the 65 LDN noise 
contour of Luke Air Force Base. 
The Property is currently zoned RU-43 in Maricopa County as shown on the Zoning Map at Exhibit 2.  The 
Glendale General Plan identifies the Property as a mix of Regional Mixed Use (RMU), Medium Density 
Residential 3.5-5 du/ac, and Medium Density Residential 2.5-3.5 du.ac as shown on the General Plan Land Use 
Map at Exhibit 3. 
Surrounding Land Uses
Area
Existing Use
Zoning
North
Single Family Residential (Maricopa County), 
Agricultural Land (Maricopa County), Agricultural 
Land (Glendale)
R1-35, RU-43, PAD 
(Glendale 303 
PAD)
East
Agricultural Land (Maricopa County)
R1-35
South
Agricultural Land (Glendale)
PAD (Woolf 
Crossing PAD)
West
Loop 303 and Agricultural Land (Glendale)
PAD (Parkway 303 
West PAD)
Request
SLR requests to amend the General Plan land use designation of the Property from RMU, MDR 3.5-5, and 
MDR 2.5-3.5 to Light Industrial as shown on the Proposed General Plan Land Use Map at Exhibit 4.

6 | Parkway 303 East     
Analysis 
 
The proposed General Plan Amendment will allow the development of a cutting-edge, four plusbuilding, large-
scale logistics, distribution, and warehouse facility as shown on the Conceptual Site Plan at Exhibit 5. In recent 
years, the West Glendale area has exploded with light industrial, warehouse, distribution, and logistics-related 
development due to the construction of Loop 303 and Northern Parkway. The construction of the freeways and 
the resulting shift in land use patterns have turned the Loop 303 Corridor into a major industrial corridor that has 
changed the way the City of Glendale looks at land use in this area.  
The western half of the site is not viable for RMU-related uses. The rail line prohibits any access to the Property 
from Olive Avenue.  Additionally, the site has no direct access to Loop 303. As a result, the site has special 
circumstances that create hardship preventing any viable retail and commercial-related uses here. With 
industrial-use PADs bordering the Property to the north and the south, and Loop 303 abutting the Prope rty to 
the west, it is unlikely to become a hub of urban, multi-modal activity. 
The remainder of the site is designated for medium-density residential uses but is unlikely to develop under the 
current residential land use designation.  Residential uses area not appropriate in this industrial area. Further, 
the close proximity to the 65 LDN noise contour and the AT & SF rail line running along the south side of the 
Property both heavily contribute to the site’s incompatibility for residential uses. The noise and nuisance 
generated by freight trains and military aircraft make this an extremely undesirable site for residential 
development. 
Light industrial development, however, is an ideal land use for the Property. With convenient access to the 
railway and close proximity to both Loop 303 and Northern Parkway, the subject site is perfectly positioned for 
distribution and logistics-related uses. The proposed amendment will best meet the Goals and Objectives set 
forth in the General Plan.  Several of the General Plan Goals and Policies are being met as follows: 
Goal LU-2: There are transition and buffer areas between unrelated land uses                                               
Policy LU-2.1: The City shall ensure that all new development near Luke AFB is compatible in land use type 
and densities/intensities. 
As discussed above, the proposed project is approximately 1/4 mile from the 65 LDN noise contour. Even though 
the property is outside of the noise contours, it is still a high-noise area and industrial land uses are far more 
compatible with LAFB flight operations than low-density single-family homes. Combined with the noise generated 
by the AT & SF railway bordering the south side of the property and Loop 303 along the west side, residential 
uses are incompatible with the Property. 
Goal GA-1: Glendale’s Growth Areas have well-paying, high quality jobs                                                        
Policy GA-1.2: The City should emphasize, facilitate, and provide incentives for employment-driven growth in 
all public decision-making opportunities. 
Policy GA-1.3: The City shall assign higher priorities to projects that foster City employment and revenue 
objectives.

7 | Parkway 303 East     
The Property sits within the Loop 303 Corridor Growth Area. The proposed amendment will provide 276 acres 
of developable land for employment and revenue-generating uses within the Property.  A contiguous industrial 
and employment site of this scale possesses the flexibility to attract major users with a wide range of land use 
and development needs that smaller, more traditional sites cannot meet.  At full build-out, Parkway 303 East has 
the potential to become a hub of economic and employment activity that will have a subsantial fiscal impact on 
the City of Glendale. 
Goal ED-2: Promote locations that are appropriate for future commercial, office, and industrial 
development 
Policy ED-2.3: The City should continue to maximize freeway, major arterial, and transit service access as 
opportunities for employment sites 
The Loop 303 corridor has been identified by the City of Glendale and other jurisdictions along its route as a 
major transportation corridor for warehouse, distribution, manufacturing, and employment users. Industrial parks 
and employment centers are popping up all along the 303 as municipalities, developers, and end -users 
recognize the strategic importance of this freeway.  Parkway 303 East will be a significant and impactful light 
industrial development for this corridor. 
Summary 
 
The proposed Major General Plan Amendment will allow development of the Parkway 303 East – a commerce, 
logistics, and employment park that will help meet the extraordinary demand for modern, large-scale industrial 
space in the West Valley.  The proposed land use designation will advance many of the goals and policies in the 
City of Glendale’s General Plan and are compatible with the ongoing mission and flight operations of Luke Air 
Force Base.  The development is consistent with prevailing land use and development patterns in the Loop 303 
corridor and is compatible with the surrounding community.

TAB 1

NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Aerial Map

TAB 2

NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Zoning Map

TAB 3

NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Existing General Plan Map
MDR 2.5-3.5
MDR 3.5-5
RMU
RMU
LCLU

TAB 4

NEC & NWC Sarival Avenue and Olive Avenue – Glendale, AZ
N
Proposed General Plan Map
LI

TAB 5