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ITEM 7 |
City Council Memorandum Development Services Memo No. 24-011FA
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Date: |
April 1, 2024 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager & Acting Development Services Director |
From: |
Lauren Schumann, Planning Senior Program Manager |
Subject: |
PLH22-0028 Schnitzer Commerce Parks Final Adoption of Ordinance No. 5089 |
Request: |
Rezoning from Agricultural (AG-1) district to Planned Area Development (PAD) for industrial business park |
Location: |
Two sites generally located one quarter mile east of the southeast corner of Arizona Avenue and Ryan Road; 47.7 acres located at the southwest corner and 37.6 acres located at the southeast corner of Ryan Road and Hamilton Street |
Applicant: |
Adam Baugh; Withey Morris Baugh, PLC |
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Proposed Motion: |
Rezoning Move City Council adopt Ordinance No. 5089 approving PLH22-0028 Schnitzer Commerce Parks, Rezoning from AG-1 to PAD for an industrial business park, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Proposed development is within two parcels; Phase 1 is the southeast corner of Ryan Road and future Hamilton Street and Phase 2 is the southwest corner of Ryan Road and future Hamilton Street
- Properties are currently zoned AG-1, which allows for one home per net acre with agrarian uses
- Each property contains a single-family house with ancillary farm buildings and surrounded by agricultural fields
- Phase 2 includes 13.4 acres along the south boundary requiring annexation and will be given initial city zoning of AG-1; proposed annexation and initial city zoning are a separate item on this agenda
- The phased project proposes a total of seven flex buildings allowing for a mix of light industrial uses, office, tech-related businesses, automotive accessory sales and installation, and limited recreational assembly uses
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Surrounding Land Use Data: |
North |
Ryan Road, then Tumbleweed Park |
South |
Future industrial buildings and a church within Maricopa County |
East |
3 Single-family lots and an agricultural residence within Maricopa County |
West |
Southern Pacific tracks, then vacant agricultural fields |
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General Plan and Area Plan Designations: |
Plan |
Existing |
Proposed |
General Plan |
Employment within the Chandler Airpark growth area |
No Change |
Chandler Airpark Area Plan (CAAP) |
Industrial District |
No Change |
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Proposed Development |
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Phase 1- Ryan Commerce Center |
Phase 2- Hamilton Commerce Center |
Location |
Southeast corner of Ryan Road and Hamilton Street |
Southwest corner of Ryan Road and Hamilton Street |
Acres |
37.6 acres |
47.7 acres |
Building Square Footage |
Three buildings totaling approximately 604,500 sq. ft. |
Four buildings totaling approximately 715,571 sq. ft. |
Building Height |
45 feet |
45 feet |
Building Setback |
30 feet along all streets (Ryan, Hamilton, & Canary) |
30 feet along all streets (Ryan & Hamilton) |
Site Access |
Existing Ryan Road (north), Hamilton Street (west), and Canary Way (south) |
Existing Ryan Road (north) and Hamilton Street (east) |
Proposed Materials |
Concrete tilt with formed reveals Galvanized steel window awnings Metal siding panels Color theme of dark grays |
Concrete tilt with formed reveals Galvanized steel window awnings Metal siding panels Color theme of light grays |
Parking Spaces Required |
968 spaces |
1,146 spaces |
Parking Spaces Provided |
1,146 parking spaces 1.90 spaces per 1,000 sq. ft. |
1,363 parking spaces 1.91 spaces per 1,000 sq. ft. |
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Review and Recommendation |
Since 1998, the City has reserved the area generally located between the Union Pacific Railroad tracks and McQueen Road for industrial uses to protect the Chandler Municipal Airport from incompatible land uses and to promote economic development. The proposed site is located approximately a half mile to the northwest of the Airport's runway and designated as Industrial District with the CAAP. The proposed development includes seven flex industrial buildings within two separate properties totaling approximately 85 acres and will be developed under two phases. The two phases will be designed with similar architecture and material, but the color section will vary slightly as to be compatible colors yet be unique to each commerce park. In order to screen rear of buildings and dock doors, buildings have been orientated to pair up the rear elevations except one building within phase 1 along Ryan Road: eight foot masonry walls and fifteen foot wing walls are used to further screen rears of the buildings. Although Hamilton Street bifurcates the commerce parks, a pedestrian walking path is provided along the perimeters for future employees with outdoor seating areas. The proposed development will improve future collector streets under Phase 1 along Hamilton Street and Canary Way (south of phase 1) and improvements along Ryan Road will occur. The end user for the proposed buildings is unknown. Therefore, the developer is providing approximately 1.9 parking spaces per 1,000 square feet of building, which allows for a higher percentage of ancillary office for future tenants, which attracts employment established within City Council's Stargic Framework. As of February 8, 2024, City Council approved proposed Zoning Code amendments and included increasing parking for flex industrial to 2 parking spaces per 1,000 square feet. Staff supports the deviation to the requirement as the original application was filled two years ago and the developer has adjusted the site plan to add additional parking spaces to near the requirements. The proposed parking spaces allow for approximately 30% of buildings to be used as ancillary office. The request would allow all uses under the Industrial (I-1) district, automotive accessory sales and installation uses, and recreational assembly uses not exceeding 15% of the total building square footage on the property. Planning Commission supports the request as it aligns and is consistent with the CAAP land designation and design guidelines. Furthermore, the addition of square footage for business park aligns with the goals of the General's Plan Employment designation. |
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 social media via NextDoor.
- A virtual neighborhood meeting was held on September 20, 2022. Nine property owners attended; all were either residents of the county island 7-lot subdivision to the east or residents of from subdivisions west of Arizona Avenue. At the time of the neighborhood meeting, the developer included a 35-acre parcel at the southeast corner of Arizona Avenue and Ryan Road, but has since removed from the request to further evaluate development of the property. Residents in attendance had concerns regarding traffic within the area and design of phase 1, more specifically lights and uses that could occur outside. Staff has reviewed and phase 1 has been designed to include a dissimilar landscaped buffer along the eastern property line and located the building as far west as possible. Regarding traffic concerns, city staff can acknowledge traffic circulation will be improved with the development due to the required street improvements surrounding the properties.
- As of the writing of this memo, Planning staff is not aware of any concerns or opposition to the request.
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Airport Commission Conflict Evaluation |
Airport Commission meeting December 13, 2023 Motion to find no conflict with existing or planned airport uses In Favor: 6 Opposed: 0 Absent: 1 (Wakefield) The Airport Commission reviewed the request in accordance with the Airport Conflicts Evaluation Process. The Airport Manager has issued a conflicts 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 February 21, 2024 Motion to Approve In Favor: 5 Opposed: 0 Absent: 2 (Lopez & Barichello) At the Planning and Zoning Commission Study Session, Commissioner Velasquez added a PDP stipulation to enhance front elevations pop-outs along Ryan Road with CMU block used on the screen wall to further enhance the architecture. The stipulation reads, " The applicant shall work with staff to enhance front elevation pop-outs along Ryan Road." |
Recommended Conditions of Approval |
Ordinance was introduced and tentatively adopted on March 21, 2024. Rezoning Planning and Zoning Commission recommends the City Council approve the Rezoning from AG-1 to PAD for industrial business park, subject to the following conditions:
- Development shall be in substantial conformance with the Development Booklet, entitled “Schnitzer Commerce Parks” and kept on file in the City of Chandler Planning Division, in File No. PHL22-0028, 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.
- Uses permitted include all uses permitted under I-1, ancillary office (excluding medical office), tech-related businesses, automotive accessory sales and installation uses, and recreational assembly uses not exceeding 15% of the total building square footage on the property.
- The use of a data center as the primary use shall be prohibited.
- 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 rights-of-way shall be maintained by the adjacent property owner or property owners' association.
- The landscaping in all open-spaces shall be maintained by the adjacent property owner or property owners' association, and shall be maintained at a level consistent with or better than at the time of planting.
- Per the direction of the City Engineer, the developer shall be responsible for off-site improvements for water and sewer extension in Hamilton Street south of the property to Queen Creek Road, if the adjacent Schrader Farms Business Park does not construct prior to construction of Phase 1.
- If the applicant desires access to the signalized intersection at Hamilton Street and Queen Creek Road, and the half-street improvements between Canary Way and Queen Creek Road have not been completed by Schrader Farms Business Park, the developer must complete the roadway improvements at their expense. The roadway must be paved to a minimum width of 24-feet for two-way traffic and include streetlights. The applicant would enter into a development agreement with Schrader farms and City of Chandler for reimbursement of any off-site improvements that would otherwise have been the responsibility of Schrader Farms Business Park.
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