Client: State of Arizona Land Department

The State of Arizona Land Department retained Gruen Gruen + Associates (GG+A) to evaluate the potential demand for additional development of industrial space adjoining the proposed Union Pacific Railroad (UPRR) Classification Yard. The field research, interviews with land developers and real estate brokers, and other individuals knowledgeable about industrial development and economic development in Pinal County and the Phoenix Metropolitan Statistical Area, research about the impacts of other classification yards, and secondary data analysis was directed toward the following:

(a) Characterizing the composition and trends of the employment and economic bases of Pinal County and the Phoenix Metro area as a whole; (b) Identifying the relevant geographic market area within which industrial uses at the Red Rock site of the proposed Classification Yard can be expected to compete for end space users; (c) Identifying the locations and amount of existing or proposed competing industrial supply alternatives as well as land designated under comprehensive plans and zoned for industrial uses within the relevant market area; (d) Assessing the strengths and weaknesses of the location of the proposed Classification Yard relative to alternative supply options within the identified market area; and (e) Gaining an understanding of the industrial space or economic development spillover effects and economic impacts associated with other classification yards and the proposed Classification Yard.

GG+A also conducted a literature review and interviews to identify the potential land use and land value impacts on residential uses induced by the proposed UPRR Classification Yard. GG+A also conducted peer reviews of studies including an economic impact analysis commissioned by Union Pacific Railroad.

In addition to preparing a report summarizing the findings, conclusions, recommendations and work employed, GG+A principals gave presentations to local, county and state government officials and participated in a press conference.