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ITEM 7 |
City Council Memorandum Development Services Memo No. 22-002a
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Date: |
February 10, 2022 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director |
From: |
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Subject: |
PLH21-0032 Arizona Avenue Commerce Center Final Adoption of Ordinance No. 5001 |
Request: |
Rezone from Agricultural District (AG-1), Regional Commercial (C-3), and Planned Area Development (PAD) to PAD for commercial, office, business park, and light industrial uses |
Location: |
North of the Northeast corner of Arizona Avenue and Germann Road |
Applicant: |
Adam Baugh, Withey Morris |
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Proposed Motion: |
Move City Council adopt Ordinance No. 5001 approving PLH21-0032 Arizona Avenue Commerce Center, Rezoning approximately 16.6 acres from Agricultural District (AG-1), Regional Commercial (C-3), and Planned Area Development (PAD) to PAD for commercial, office, business park, and light industrial uses, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Multiple zoning districts currently on multi-parcel site: PAD approved in 2008 for commercial, retail, general/medical office and flex warehouse (11.5 acres), remainder of site zoned Regional Commercial (C-3) and Agricultural District (AG-1) and one County zoned RU-43 parcel to be annexed and rezoned
- Annexation of a 0.27-acre parcel is scheduled concurrently with rezoning case for the February 10, 2022, City Council meeting for Final Adoption and initial City zoning of AG-1
- Site is approximately 16.6 net acres
- Site contains several existing structures that will be removed
- Ordinance No. 5001 was introduced and tentatively adopted on January 27, 2022
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Surrounding Land Use Data: |
North |
Commercial - Mini-storage facility (Central Self Storage) and plant nursery (Arizona Cactus in Maricopa County |
South |
Commercial - plant nursery (Moon Valley Nursery) |
East |
Union Pacific Railroad |
West |
Arizona Ave. then residential (Sunshine Valley mobile home park) |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Employment, High Capacity Transit Corridor, Chandler Airpark Growth Area |
No Change |
Chandler Airpark Area Plan |
Innovation District and Industrial District |
No Change |
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Proposed Development |
Land Use |
- All uses permitted in the Planned Industrial District (I-1) zoning district
- Professional, administrative and any other office use
- Educational facilities
- Financial institutions
- Churches and places of worship
- Retail and restaurant
- Shared conference centers and similar uses
- Commercial service uses
- Automotive accessory sales and installation uses
- Recreational assembly uses limited to not exceed 15% of the grand total building sq. ft.
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Building Area |
Two buildings - One phase
- Bldg. A: 69,300 sq. ft.
- Bldg. B: 199,800 sq. ft.
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Building Height |
Max. 45 ft. to top of parapet |
Site Layout |
Two site options
- Option 1 - Both bldgs. with rear truck docks
- Option 2 - Bldg. A. no truck docks, parking for up to 50% office
Two access driveways from Arizona Avenue |
Parking |
- Option A: Bldg. A 58 parking spaces (3 EV spaces), 17 truck docks Bldg. B 146 parking spaces (5 EV spaces), 48 truck docks
- Option B: Higher office use or similar intensity in only Bldg. A 164 parking spaces (3 EV spaces), no truck docks
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Review and Recommendation |
Planning staff has reviewed the request and finds the proposal is consistent with the General Plan and the Chandler Airpark Area Plan (CAAP) update recently approved by City Council. The proposed flex industrial buildings allow for a mix of uses including office, flex warehouse, light industrial and other uses detailed in the Development Booklet.
In 2020 the site went through a zoning process for a proposed multi-family residential development, Evergreen, which was ultimately denied by the City Council due to non-conformance with the General Plan and the CAAP. This request conforms to both the Employment land use designation of the General Plan and the Innovation District and Industrial District of the CAAP update. The Innovation District is designated on the site’s west half and the Industrial District is designated on the east portion of the site. The Innovation District permits commercial/office developments along Arizona Avenue of which this proposal includes these land uses. The Industrial District designation focus is for new flex buildings allowing speculative and build-to-suit developments for which this proposal demonstrates.
Two site layout options are proposed. Option A allows for light industrial uses with minimal office square footage and truck docks for both buildings. Building A in Option B allows an increase of office or similar intensity of use for a maximum of 50% of the total building floor area. In lieu of truck docks, additional auto parking is provided in Option B. Both buildings reflect a contemporary design utilizing a mix of materials including glass, metal, dry stack stone, and textured concrete panels together with a modern paint scheme. Staff worked extensively with the applicant to create four-sided architecture with an enhanced site entrance, employee amenity areas and electric vehicle charging stations are incorporated in the development. Staff has considered the impact that this ordinance will have on the cost of constructing housing for sale or rent. Based on limited information known at this time, it is difficult to quantify what the impact will be. However, staff believes that the impact will be minimal considering the many economic factors that determine the cost of constructing housing. Planning staff finds the proposal to be consistent with the goals of the General Plan and the CAAP and the Planning and Zoning Commission recommend approval subject to conditions. |
Traffic Analysis |
A Traffic Impact Study was reviewed and accepted by the City Transportation Engineer. The site will be accessed via two proposed site driveways. The southern driveway will be the main access and will align with the newly constructed driveway on the west side of Arizona Avenue. This driveway will allow for full turning movements. The northern driveway will be limited to right-in, right-out movements. The developer will construct a right turn deceleration lane into the main driveway. They will also construct a raised median on Arizona Avenue, including a southbound left turn lane in to the southern site driveway.
Based on the Traffic Impact Study, the proposed warehouse development is anticipated to generate 468 daily trips, with 47 occurring during the morning peak hour and 52 occurring during the evening peak hour. Arizona Avenue currently operates under capacity, and it is expected that Arizona Avenue will continue to operate at acceptable levels of service with the addition of this development. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Zoning Code.
- A neighborhood meeting sign was posted on the site and on the NextDoor social media platform.
- A virtual neighborhood meeting was held on July 29, 2021. One property owner attended and did not have any questions or concerns.
- As of the writing of this memo, Planning staff is not aware of opposition to the request.
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Airport Commission Conflict Evaluation |
Airport Commission meeting September 8, 2021 Motion to find no conflict with existing or planned airport uses. In Favor: 5 Opposed 0 Absent: 2 (Bozelli, Wakefield) The Airport Commission reviewed the request in accordance with the Airport Conflicts Evaluation process. The Airport Manager has issued a conflict evaluation report indicating that the Airport Commission determined that the proposed development does not constitute a conflict with existing or planned airport uses. A copy of the Airport Manager’s report detailing the Airport Commission’s findings is attached to this memo. |
Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting December 15, 2021 Motion to Approve. In Favor: 4 Opposed: 0 Absent: 1 (Rose) |
Recommended Conditions of Approval |
Rezoning Planning and Zoning Commission recommends the City Council approve Rezoning from Agricultural District (AG-1), Regional Commercial (C-3), and Planned Area Development (PAD) to PAD for commercial, office, business park, and light industrial, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Arizona Avenue Commerce Center” and kept on file in the City of Chandler Planning Division, in File No. PLH21-0032, modified by such conditions included at the time the Booklet was approved by the Chandler City Council and/or as thereafter amended, modified or supplemented by the Chandler City Council.
- Building height shall not exceed 45 feet as measured to the top of parapet.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- Future median openings shall be located and designed in compliance with City adopted design standards (Technical Design Manual #4).
- Completion of the construction of all required off-site street improvements including but not limited to paving, landscaping, curb, gutter and sidewalks, median improvements and street lighting to achieve conformance with City codes, standard details, and design manuals.
- The developer shall be required to install landscaping in the arterial street median(s) adjoining this project. In the event that the landscaping already exists within such median(s), the developer shall be required to upgrade such landscaping to meet current City standards.
- The landscaping in all open-spaces shall be maintained by the property owner or property owners' association, and shall be maintained at a level consistent with or better than at the time of planting.
- The landscaping in all rights-of-way shall be maintained by the adjacent property owner or property owners' association.
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