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ITEM 10 |
City Council Memorandum Development Services Memo No. CC21-044
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Date: |
August 12, 2021 |
To: |
Mayor and Council |
Thru: |
Joshua H. Wright, Acting City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director |
From: |
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Subject: |
PLH20-0059 Price & Queen Creek Campus Introduction and Tentative Adoption of Ordinance No. 4980 |
Request: |
Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for office, manufacturing, and ancillary commercial uses with a Mid-Rise Overlay for building heights up to 150 feet. Preliminary Development Plan (PDP) for conceptual site layout and building architecture |
Location: |
Northeast corner of Price and Queen Creek roads |
Applicant: |
Ryan Companies & Law Offices of Garry Hays |
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Proposed Motion: |
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4980 approving PLH20-0059 Price & Queen Creek Campus, rezoning from AG-1 to PAD for office, manufacturing, and ancillary commercial uses with a Mid-Rise Overlay for building heights up to 150 feet located at the northeast corner of Price and Queen Creek roads, subject to the conditions as recommended by Planning and Zoning Commission. Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0059 for Price & Queen Creek Campus located at the northeast corner of Price and Queen Creek roads, subject to the conditions as recommended by Planning and Zoning Commission. |
Background Data: |
- Site is currently zoned and used for agricultural land uses
- 37-acre site
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Surrounding Land Use Data: |
North |
Continuum |
South |
Downtown Ocotillo residential, lodging, and commercial |
East |
Lodging and agricultural |
West |
Wells Fargo |
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General Plan and Area Plan Designations: |
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Existing |
Proposed |
General Plan |
Employment and South Price Road Corridor Growth Area |
N/A |
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Proposed Development |
Employment Campus |
Proposed Primary Land Uses |
Approximately 585,000 square feet of:
- High technology; Semi-Conductor; Biomedical; Biotechnology; Bioscience; Pharmaceuticals; Nanotechnology related land uses
- Telecommunications;
- Aerospace;
- Renewable and cogeneration energy.
- Educational facilities
- Research laboratories
- High-technology-related assembly of finished products
- Advanced Business Services
- Non-offensive manufacturing, and/or
- Office, high-tech and non-high-tech related.
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Proposed Ancillary Land Uses |
Approximately 11,400 square feet of:
- Retail
- Service
- Proposed to be located only in the northwest portion of the site
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Conceptual Building Design |
- Minimum building height of 40 feet
- Maximum height of 150 feet
- Unique application of concrete, glazing, architectural panels, natural stone, high-quality composite materials, and/or tile
- Unique concrete finishes and forms
- Variety of window dimensions and fenestration
- A common design theme will be used across all buildings
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Conceptual Site Design |
- Large landscaped setbacks along Price and Queen Creek roads
- Two main drive aisles provide primary onsite circulation. Four primary Class-A office-style buildings centered on the site and oriented around the main drive aisles create a campus
- One single-story commercial building located near the northwest corner of the site
- Two parking structures on the north
- Surface parking is screened along main drive-aisles via landscaping
- Drive aisles are enhanced with unique paving, sculptures, and street landscaping.
- Outdoor amenity spaces for employees and guests will be coordinated with each building
- Area reserved for electric vehicle parking, rideshare pick-up/drop-off, bike parking, and direct pedestrian connections
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Conceptual Landscaping |
- Date palms proposed at the main entrances on Price Road and Queen Creek Road
- Enhanced landscaped perimeter
(as measured from back of sidewalk):
Price Road: +/- 70’ – 100’ Queen Creek Road: +/- 23’ - 40’ Ellis Road: +/- 20’ Mockingbird Road: +/- 20’
- Artistic corner campus identification signage and blue glass proposed as alternative to water feature
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Review and Recommendation |
Staff finds the proposed rezoning, mid-rise overlay, and preliminary development plan align with the goals of the 2016 General Plan. The 2016 General Plan identifies the site as being located within Growth Area 4, the South Price Road Corridor, where the following guidance is provided:
- Preserve high-value employment reputation
- Maintain and expand the campus environment
- Develop the corridor with mid-rise developments
- Use a common design theme
- Preserve corridor aesthetics
- Accommodate multiple modes of transportation
- Provide flexibility for remnant parcels
To maintain flexibility while attracting potential tenant(s), the applicant has included very conceptual renderings and exhibits to establish the required level of quality and design. Upon identifying the tenant and respective building needs, the applicant will submit for an Administrative Design Review for site and building design. Staff will review the administrative submittal for consistency with the renderings, conceptual imagery, narrative, stipulations, and City Code. Staff is confident that the conceptual Development Booklet and stipulations will result in a high-quality campus development commensurate with existing Price Road sites. |
Traffic Analysis |
A traffic impact analysis will be required as part of the Administrative Design Review process when land uses are more specifically identified. |
Public / Neighborhood Notification |
- This request was noticed in accordance with the requirements of the Chandler Land Use and Zoning Code.
- To comply with CDC social distancing guidelines, the applicant hosted digital neighborhood meetings via Zoom on January 27th and January 28th, 2021.
- Minor questions and discontentment for any change to happen to the site were initially received from one resident. After the applicant shared the General Plan’s guidance for the South Price Road Corridor, the resident had no further concerns. Residents had concerns regarding the building height, land uses and associated traffic concerns.
- As of writing this memo, Planning staff has not received further opposition from residents regarding the proposal.
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Planning and Zoning Commission Vote Report |
Planning and Zoning Commission meeting July 21, 2021 Motion to Approve In Favor: 5 Opposed: 0 Commissioners discussed concerns on the conceptual nature of the proposal and how to ensure a quality development consistent with the South Price Corridor is achieved. To address this concern, two rezoning stipulations (nos. 13 & 14) were added. |
Recommended Conditions of Approval |
Rezoning Planning staff finds the proposal to be consistent with the General Plan and Planning and Zoning Commission recommend approval of the rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for office, manufacturing, and ancillary commercial, with a Mid-Rise Overlay, subject to the following conditions:
- Primary land uses shall be limited to knowledge intensive uses including but not limited to:
- Manufacturing, research and development, and/or office for high technology, biomedical, biotechnology, bioscience, pharmaceuticals, nanotechnology, telecommunications, aerospace, renewable and/or cogeneration energy, and other industries involved in emerging technologies except no use shall be permitted which is likely to be detrimental to the health and safety of the surrounding area or the general community;
- Higher education facilities such as universities and professional institutes of learning;
- Assembly of finished products or subassemblies, so long as the primary use of the property is technology related and not basic processing and compounding of raw materials or food products;
- Supporting advanced business services or office uses such as financial services, information technology, software design, professional design or engineering firms, accounting, or human resources; and
- Other uses determined by the Zoning Administrator to be similar to the aforementioned knowledge intensive uses.
- Notwithstanding any provision of the Development Booklet or of any other conditions of the Rezoning, no data center use of any type, unless ancillary and secondary to a primary use, shall be a use permitted for the property that is the subject of this Rezoning.
- Call centers, warehousing, storage, distribution, and other similar land uses that do not employ a workforce composed of a substantial number of predominantly highly skilled workers engaging in knowledge-intensive employment shall not be permitted as a primary use on the subject site
- Commercial land uses including retail, restaurant and personal services shall be permitted as an ancillary land use and shall not occupy more than a total of 12,000 square feet on the 37-acre site.
- The stand-alone commercial building shall not be constructed first.
- Development shall be in substantial conformance with the conceptual plans included in the Development Booklet, entitled, “Price & Queen Creek Campus” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0059, 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 Chandler City Council.
- Building heights shall not exceed 150 (one hundred and fifty) feet in height as measured to the top of parapet of the building façade.
- Building heights shall not be less than 45 (forty-five) feet, except for the proposed parking structures and “Incidental Service Retail Pad”, which shall not be required to adhere to this minimum building height.
- 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.
- Right-of-way dedications to achieve full half-widths, including turn lanes and deceleration lanes, per the standards of the Chandler Transportation Plan.
- The landscaping and all other improvements 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.
- As part of the Administrative Design Review process, where staff determines that the proposed site improvements do not achieve a high-quality campus design commensurate with existing similar developments within the Price Road Corridor, the request may be reverted to Council for approval of a revised Preliminary Development Plan.
- As part of the Administrative Design Review process, where staff determines that the proposed building design does not achieve a high-quality architectural design commensurate with existing similar developments within the Price Road Corridor, the request may be reverted to Council for approval of a revised Preliminary Development Plan.
Preliminary Development Plan Planning staff finds the proposal to be consistent with the General Plan and Planning and Zoning Commission recommend approval of the Preliminary Development Plan, subject to the following conditions:
- Development shall be in substantial conformance with the conceptual plans included in the Development Booklet, entitled, “Price & Queen Creek Campus” and kept on file in the City of Chandler Planning Division, in File No. PLH20-0059, 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 Chandler City Council.
- Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
- Fifty percent of the trees planted along the arterial streets shall be a minimum of 36-inch box and 12-feet in height at the time of planting.
- As shown in the conceptual exhibits a landscaped setback no less than approximately 100 feet in depth on average shall be provided along Price Road. To ensure adequate plantings are provided, the quantity of trees and plants typically required by the City Code to be provided in this landscaped setback shall be multiplied respective to the depth of the landscape setback that is ultimately provided.
- The northeast corner of the site shall be designed and landscaped such that all four corners of the intersection of Mockingbird Drive and Ellis Road have a coordinated appearance.
- Signage shall be designed in coordination with landscape plans, planting materials, storm water basins, site contours, utility pedestals, and other site appurtenances or features so as not to create problems with sign visibility or prompt the removal of required or proposed landscaping. Building signage shall be architecturally coordinated with the respective façade.
- Except as shown in the Development Booklet, all signs shall comply with Chapter 39, Sign Code, of the Chandler City Code.
- All mechanical equipment shall be fully screened on all sides. Said screening shall be architecturally integrated with the building.
- Preliminary Development Plan approval does not constitute Final Development Plan approval; compliance with the details required by all applicable codes and conditions of the City of Chandler and this Preliminary Development Plan shall apply.
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