| ITEM #: 4. DATE: 01/24/2022 AI #:621 |
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CITY COUNCIL ACTION REPORT
| SUBJECT: | PRELIMINARY PLAT FOR COTTON LANE COMMERCE PARK |
| STAFF PRESENTER(S): | Katie Wilken, Deputy Director of Planning |
OTHER PRESENTER(S):
Michael Buschbacher, Hunter Engineering
SUMMARY
Preliminary Plat for Cotton Lane Commerce Park subdividing approximately 66.97 acres within the El Cidro PAD into two industrial lots. The subject property is located at the southwest corner of W. Elwood Street and S. Cotton Lane, extending south to Broadway Road.
Recommendation
Approve the request for approval of the Preliminary Plat for Cotton Lane Commerce Park subdividing approximately 66.97 acres located at the southwest corner of W. Elwood Street and S. Cotton Lane, extending south to Broadway Road, (the “Property”), subject to stipulations. (Katie Wilken, Deputy Director of Planning)
STIPULATIONS
1. All final plats for Cotton Lane Commerce Park shall include a statement that Cotton Lane Commerce Park is subject to attendant noise, vibrations and all other effects that may be caused by overflights and by the operation of aircraft landing at, or taking off from, Luke Air Force Base and/or the Phoenix-Goodyear Airport;
2. Unless a written phasing plan approved by the City Engineer or his designee in his or her sole discretion, all subdivision improvements proposed and/or stipulated in the preliminary plat approval shall be constructed in one phase. If a phasing plan is approved, separate construction plans sets shall be designed for each construction phase and submitted for review and approval. Each plan set will be approved and permitted independently of other phases;
3. Approval of the Preliminary Plat does not constitute approval of the site plans that have been submitted. All future development within the Property is subject to site plan review and approval by City staff, at which time all elements of site development will be reviewed, including, but not limited to, architecture, landscaping, grading and drainage, lighting, infrastructure, parking, access and circulation;
4. Private utilities and private access driveways that cross any of the City of Goodyear property (APN 502-43-025R) will require an easement agreement with the City of Goodyear prior to Final Plat recordation;
5. Access points into the Property from W. Elwood Street and proposed improvements needed to provide such access as reflected on the preliminary plat are only conditionally approved and are subject to ADOT approval that the location of the access points and street improvements will not interfere with the future expansion of Loop 303. In the absence of such approval, such access points and street improvements on W. Elwood Street are subject to change;
6. Except as provided herein, Owner shall construct full half-street improvements required for a Minor Arterial as set forth in the Engineering Design Standards and Policies in effect at the time the improvements are constructed for the south half of W. Elwood Street along or adjacent to the frontage of the Property, including, but not limited to, pavement, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting. Owner shall construct a deceleration lane within the W. Elwood Street right of way to the west of the western boundary of the Property as needed to comply with the Engineering Design Standards and Policies. No certificate of completion, temporary certificates of occupancy and/or certificates of occupancy for any structure within the Property shall be issued until the W. Elwood Street improvements have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period.
a. Rather than constructing any median improvements or installing any median landscaping within W. Elwood Street, Owner shall, prior to the issuance of any permit for any work on the Property, remit an in-lieu payment to the city for ½ the cost of a full median and ½ the cost of full median landscaping. The in-lieu payment for the median and median landscaping shall be based on the estimated cost of a full median and median landscape improvements as determined by the City Engineer or designee.
7. Owner shall construct full half-street improvements required for a Major Arterial as set forth in the Engineering Design Standards in effect at the time the improvements are constructed for the west half of S. Cotton Lane along or adjacent to the frontage of the Property, including, but not limited to, pavement, a full median, full median landscaping, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting. The raised median that is to be constructed shall be constructed to accommodate left turn lane at Broadway Road. No certificate of completion, temporary certificates of occupancy and/or certificates of occupancy for any structure within the Property shall be issued until the S. Cotton Lane improvements have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period;
8. Owner shall make an in-lieu payment of 25% of the cost of a full traffic signal (all four legs) at the intersection of Elwood Street and Cotton Lane. The in-lieu payment shall be based on the actual cost of the full traffic signal if constructed or if the payment is required before the signal is constructed based on the estimated cost of a full traffic signal as determined by the City Engineer or designee. The in-lieu payment for this traffic signal shall be paid prior to the issuance of any permit for any work within the Property.
9. Owner shall modify existing traffic signal infrastructure at the intersection of Cotton Lane and the private driveway into the Property at the Commerce Drive alignment. This includes, by way of example but no limitation, the addition of traffic signal infrastructure to the signal on the east side of Cotton Lane to provide a left turn signal and relocating the existing infrastructure on the west side of Cotton Lane to its ultimate location consistent with the requirements in the Engineering Design Standards and Policies. No certificate of completion, temporary certificates of occupancy and/or certificates of occupancy for any structure within the Property shall be issued until the S. Cotton Lane improvements have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period.
10. No building permits shall be issued for any structure, including utility infrastructure to such structure, that will be located in whole or in part in the location of the existing 16” DIP water line (see MCR 92-747992), until a 16” water line within South Cotton Lane right-of-way between W. Elwood Street and Broadway Road (the “Cotton Lane Water Line”) has been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period and the existing 16” DIP water line has been removed or abandoned in place as accepted by the City Engineer or his designee. The existing 16” DIP water line shall not be removed or abandoned in place until the Cotton Lane Water Line has been completed and accepted by the City Engineer or his designee.
2. Unless a written phasing plan approved by the City Engineer or his designee in his or her sole discretion, all subdivision improvements proposed and/or stipulated in the preliminary plat approval shall be constructed in one phase. If a phasing plan is approved, separate construction plans sets shall be designed for each construction phase and submitted for review and approval. Each plan set will be approved and permitted independently of other phases;
3. Approval of the Preliminary Plat does not constitute approval of the site plans that have been submitted. All future development within the Property is subject to site plan review and approval by City staff, at which time all elements of site development will be reviewed, including, but not limited to, architecture, landscaping, grading and drainage, lighting, infrastructure, parking, access and circulation;
4. Private utilities and private access driveways that cross any of the City of Goodyear property (APN 502-43-025R) will require an easement agreement with the City of Goodyear prior to Final Plat recordation;
5. Access points into the Property from W. Elwood Street and proposed improvements needed to provide such access as reflected on the preliminary plat are only conditionally approved and are subject to ADOT approval that the location of the access points and street improvements will not interfere with the future expansion of Loop 303. In the absence of such approval, such access points and street improvements on W. Elwood Street are subject to change;
6. Except as provided herein, Owner shall construct full half-street improvements required for a Minor Arterial as set forth in the Engineering Design Standards and Policies in effect at the time the improvements are constructed for the south half of W. Elwood Street along or adjacent to the frontage of the Property, including, but not limited to, pavement, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting. Owner shall construct a deceleration lane within the W. Elwood Street right of way to the west of the western boundary of the Property as needed to comply with the Engineering Design Standards and Policies. No certificate of completion, temporary certificates of occupancy and/or certificates of occupancy for any structure within the Property shall be issued until the W. Elwood Street improvements have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period.
a. Rather than constructing any median improvements or installing any median landscaping within W. Elwood Street, Owner shall, prior to the issuance of any permit for any work on the Property, remit an in-lieu payment to the city for ½ the cost of a full median and ½ the cost of full median landscaping. The in-lieu payment for the median and median landscaping shall be based on the estimated cost of a full median and median landscape improvements as determined by the City Engineer or designee.
7. Owner shall construct full half-street improvements required for a Major Arterial as set forth in the Engineering Design Standards in effect at the time the improvements are constructed for the west half of S. Cotton Lane along or adjacent to the frontage of the Property, including, but not limited to, pavement, a full median, full median landscaping, curb and gutter, sidewalks, street frontage landscape and landscape irrigation, and street lighting. The raised median that is to be constructed shall be constructed to accommodate left turn lane at Broadway Road. No certificate of completion, temporary certificates of occupancy and/or certificates of occupancy for any structure within the Property shall be issued until the S. Cotton Lane improvements have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period;
8. Owner shall make an in-lieu payment of 25% of the cost of a full traffic signal (all four legs) at the intersection of Elwood Street and Cotton Lane. The in-lieu payment shall be based on the actual cost of the full traffic signal if constructed or if the payment is required before the signal is constructed based on the estimated cost of a full traffic signal as determined by the City Engineer or designee. The in-lieu payment for this traffic signal shall be paid prior to the issuance of any permit for any work within the Property.
9. Owner shall modify existing traffic signal infrastructure at the intersection of Cotton Lane and the private driveway into the Property at the Commerce Drive alignment. This includes, by way of example but no limitation, the addition of traffic signal infrastructure to the signal on the east side of Cotton Lane to provide a left turn signal and relocating the existing infrastructure on the west side of Cotton Lane to its ultimate location consistent with the requirements in the Engineering Design Standards and Policies. No certificate of completion, temporary certificates of occupancy and/or certificates of occupancy for any structure within the Property shall be issued until the S. Cotton Lane improvements have been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period.
10. No building permits shall be issued for any structure, including utility infrastructure to such structure, that will be located in whole or in part in the location of the existing 16” DIP water line (see MCR 92-747992), until a 16” water line within South Cotton Lane right-of-way between W. Elwood Street and Broadway Road (the “Cotton Lane Water Line”) has been completed and accepted by the City Engineer or his designee subject to completion of the two-year warranty period and the existing 16” DIP water line has been removed or abandoned in place as accepted by the City Engineer or his designee. The existing 16” DIP water line shall not be removed or abandoned in place until the Cotton Lane Water Line has been completed and accepted by the City Engineer or his designee.
FISCAL IMPACT
Although a fiscal impact analysis has not been conducted on this specific project, all new development will have an ongoing fiscal impact on the city. The development is responsible for construction of infrastructure necessary to serve the site and will generate one-time revenue for the city through payment of permits, construction sales tax and development impact fees. Longer term fiscal impacts include increased demands for municipal services, the costs of which may or may not be offset by increased property values/tax levies, city sales tax, state shared revenues and the increased demand for commercial and retail development. Any areas that will be maintained by the city are constructed by the developer and then conveyed to the city two years after construction.
BACKGROUND AND PREVIOUS ACTIONS
On December 15, 2014, the City Council granted approval of a Preliminary Plat for Cotton Lane Commerce Park. At that time, the preliminary plat subdivided 156 acres on the southwest corner of W. Elwood Street and S. Cotton Lane, extending south to the Union Pacific Railroad, into five industrial lots. The additional 89 acres, not a part of the current 66.97-acre Preliminary Plat for Cotton Lane Commerce Park, were subdivided separately in 2016, as part of the Minor Land Division for Cotton Lane Commerce Park.
A Final Plat application was not subsequently submitted following the December 15, 2014 approval of the Preliminary Plat for Cotton Lane Commerce Park. As a result, that December 15, 2014 approval then expired pursuant to the City Subdivision Regulations. The current entitlement process on the Property began with a pre-application meeting regarding two site plan options held on April 16, 2020, and a preliminary plat pre-application meeting held on December 30, 2020. Both site plan options are currently nearing staff approval.
A Final Plat application was not subsequently submitted following the December 15, 2014 approval of the Preliminary Plat for Cotton Lane Commerce Park. As a result, that December 15, 2014 approval then expired pursuant to the City Subdivision Regulations. The current entitlement process on the Property began with a pre-application meeting regarding two site plan options held on April 16, 2020, and a preliminary plat pre-application meeting held on December 30, 2020. Both site plan options are currently nearing staff approval.
STAFF ANALYSIS
Current Policy:
Prior to subdividing a property, the owner must submit a preliminary plat that demonstrates compliance with zoning for the property, public objectives, subdivision design principles and standards, and streets and thoroughfare planning. The preliminary plat also must be accompanied by information demonstrating the adequacy of utilities, open space and other public facilities necessary to serve the site. An approved preliminary plat shall expire within 12 months from the date of City Council approval unless either a final plat has been submitted for all or part of the property included in the preliminary plat or an extension has been obtained.
This preliminary plat was submitted prior to the December 13, 2021 amendment to the City Subdivision Regulations allowing the preliminary plat process for commercial and industrial developments of 10 or fewer lots to be waived by the Development Services Department at the request of the Property Owner.
Surrounding Uses:
Existing land uses and zoning surrounding the subject property include the following:
· North – Undeveloped city right-of-way intended for the future extension of SR-303.
· South – Huhtamaki Manufacturing zoned PAD with underlying I-2 – General Industrial zoning.
· East – Kysor Panel Systems (KPS) and Andersen Windows zoned PAD with underlying I-2 – General Industrial zoning.
· West – Undeveloped city right-of-way intended for the future extension of SR-303.
Details of the Request:
The request is for a preliminary plat subdividing 66.97 acres into two lots; Lot 1 at 47.59 acres and Lot 2 at 19.38 acres. The subdivision is intended to facilitate the development of industrial uses on the property in accordance with the El Cidro PAD and the underlying city I-2 - General Industrial Zoning District. Although the El Cidro PAD had established the I-2 - General zoning on the Property, the two site plan options are for typical light industrial warehouse distribution buildings.
Luke AFB:
The subject property is located within the vicinity of a military airport. Given the light industrial use of the property, it is anticipated that airport operations will not be adversely impacted by this subdivision. The developer will be required to provide notice of base operations to all future tenants/businesses.
Phoenix Goodyear Airport:
Given the location and distance of the property from the airport, it is anticipated that airport operations will not be adversely impacted by this subdivision. The developer will be required to provide notice of airport operations to all future tenants/businesses.
Fire Response:
Emergency response times and distances are provided below:
Police Department:
The subdivision is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property.
Water/Wastewater:
The city of Goodyear is the water and wastewater service provider.
Streets/Access:
The subdivision will have access from both W. Elwood Street and S. Cotton Lane. Although the western boundary of the subdivision is adjacent to the right-of-way dedicated to the City of Goodyear in 2007 for future development of SR-303, there will be no access from SR-303. Future development will be responsible for improving the adjacent W. Elwood Street and S. Cotton Lane to their ultimate condition. Future development will also proportionally contribute to the signalization of the W. Elwood Street and S. Cotton Lane intersection, as well as be 100% responsible for the modification of the existing signal at W. Commerce Drive and S. Cotton Lane to add a west leg to the intersection.
STAFF FINDINGS:
The preliminary plat is consistent with the technical requirements of the city’s subdivision regulations and engineering standards. The preliminary plat is consistent with the land use and development standards approved by the El Cidro PAD for the property. The proposed subdivision provides for the orderly development of the property by identifying the required infrastructure needed to serve the development.
PLANNING AND ZONING COMMISSION:
The request for approval of the Preliminary Plat for Cotton lane Commerce Park was presented to the Commission at its meeting on January 12, 2022. The Commission recommended approval of the preliminary plat by a vote of 6 to 0. No member of the public appeared at the meeting regarding the request.
Prior to subdividing a property, the owner must submit a preliminary plat that demonstrates compliance with zoning for the property, public objectives, subdivision design principles and standards, and streets and thoroughfare planning. The preliminary plat also must be accompanied by information demonstrating the adequacy of utilities, open space and other public facilities necessary to serve the site. An approved preliminary plat shall expire within 12 months from the date of City Council approval unless either a final plat has been submitted for all or part of the property included in the preliminary plat or an extension has been obtained.
This preliminary plat was submitted prior to the December 13, 2021 amendment to the City Subdivision Regulations allowing the preliminary plat process for commercial and industrial developments of 10 or fewer lots to be waived by the Development Services Department at the request of the Property Owner.
Surrounding Uses:
Existing land uses and zoning surrounding the subject property include the following:
· North – Undeveloped city right-of-way intended for the future extension of SR-303.
· South – Huhtamaki Manufacturing zoned PAD with underlying I-2 – General Industrial zoning.
· East – Kysor Panel Systems (KPS) and Andersen Windows zoned PAD with underlying I-2 – General Industrial zoning.
· West – Undeveloped city right-of-way intended for the future extension of SR-303.
Details of the Request:
The request is for a preliminary plat subdividing 66.97 acres into two lots; Lot 1 at 47.59 acres and Lot 2 at 19.38 acres. The subdivision is intended to facilitate the development of industrial uses on the property in accordance with the El Cidro PAD and the underlying city I-2 - General Industrial Zoning District. Although the El Cidro PAD had established the I-2 - General zoning on the Property, the two site plan options are for typical light industrial warehouse distribution buildings.
Luke AFB:
The subject property is located within the vicinity of a military airport. Given the light industrial use of the property, it is anticipated that airport operations will not be adversely impacted by this subdivision. The developer will be required to provide notice of base operations to all future tenants/businesses.
Phoenix Goodyear Airport:
Given the location and distance of the property from the airport, it is anticipated that airport operations will not be adversely impacted by this subdivision. The developer will be required to provide notice of airport operations to all future tenants/businesses.
Fire Response:
Emergency response times and distances are provided below:
| Nearest Goodyear Fire Station | Shortest path |
Longest path |
2nd Nearest Goodyear Fire Station | Shortest path |
Longest path |
||||
| Mins | Miles | Mins | Miles | Mins | Miles | Mins | Miles | ||
| Station #184 | 6.51 |
3.25 |
6.51 |
3.25 |
Station #182 |
9.64 |
4.82 | 9.64 |
4.82 |
Police Department:
The subdivision is located within an existing police patrol beat and the current level of service within the beat can accommodate the development of the property.
Water/Wastewater:
The city of Goodyear is the water and wastewater service provider.
Streets/Access:
The subdivision will have access from both W. Elwood Street and S. Cotton Lane. Although the western boundary of the subdivision is adjacent to the right-of-way dedicated to the City of Goodyear in 2007 for future development of SR-303, there will be no access from SR-303. Future development will be responsible for improving the adjacent W. Elwood Street and S. Cotton Lane to their ultimate condition. Future development will also proportionally contribute to the signalization of the W. Elwood Street and S. Cotton Lane intersection, as well as be 100% responsible for the modification of the existing signal at W. Commerce Drive and S. Cotton Lane to add a west leg to the intersection.
STAFF FINDINGS:
The preliminary plat is consistent with the technical requirements of the city’s subdivision regulations and engineering standards. The preliminary plat is consistent with the land use and development standards approved by the El Cidro PAD for the property. The proposed subdivision provides for the orderly development of the property by identifying the required infrastructure needed to serve the development.
PLANNING AND ZONING COMMISSION:
The request for approval of the Preliminary Plat for Cotton lane Commerce Park was presented to the Commission at its meeting on January 12, 2022. The Commission recommended approval of the preliminary plat by a vote of 6 to 0. No member of the public appeared at the meeting regarding the request.