City Council Memorandum Development Services Memo No. 22-002
Date:
January 24, 2022
To:
Mayor and Council
Thru:
Joshua H. Wright, City Manager Andy Bass, Deputy City Manager Derek D. Horn, Development Services Director
From:
Subject:
PLH21-0032/PLT21-0034 Arizona Avenue Commerce Center Introduction and Tentative 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
Preliminary Development Plan approval for site layout and building architecture
Preliminary Plat approval
Location:
North of the Northeast corner of Arizona Avenue and Germann Road
Applicant:
Adam Baugh, Withey Morris
Proposed Motion:
Rezoning Move City Council introduce and tentatively 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.
Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH21-0032 Arizona Avenue Commerce Center for site layout and building architecture, subject to the conditions as recommended by Planning and Zoning Commission.
Preliminary Plat Move City Council approve Preliminary Plat PLT21-0034 Arizona Avenue Commerce Center, subject to the condition 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 parcel zoned RU-43 to be annexed and rezoned
Annexation of a 0.27 acre parcel is scheduled concurrently with rezoning case for the January 27, 2022, City Council meeting for initial zoning of AG-1
Site is approximately 16.6 net acres
Site contains several existing structures that will be removed
Surrounding Land Use Data:
North
Commercial - Mini-storage facility (Central Self Storage) and plant nursery (Arizona Cactus, located in unincorporated Maricopa County)
South
Commercial - plant nursery (Moon Valley Nursery)
East
Union Pacific Railroad
West
Arizona Ave. then residential (Sunshine Valley mobile home park)
General Plan and Area Plan Designations:
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
Proposed Development
Site Area
16.6 net acres (approx.)
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.
Building Area
Two buildings - One phase
Bldg. A: 69,300 sq. ft.
Bldg. B: 199,800 sq. ft.
Building Height
Max. 45 ft. to top of parapet
Site Layout
Two site options
Option 1 - Both buildings 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
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 opposed by City staff and 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; this proposal includes these land uses. The Industrial District designation focus is for new flex buildings allowing speculative and build-to-suit developments, 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 automobile 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's team to ensure high quality design expectations of the City are met. 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.
Planning staff finds the proposal to be consistent with the goals of the General Plan and the CAAP. Planning and Zoning Commission recommends 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.
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.
Preliminary Development Plan Planning and Zoning Commission recommends the City Council approve the Preliminary Development Plan, 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.
The landscaping shall be maintained at a level consistent with or better than at the time of planting.
Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
Sign packages, including free-standing signs as well as wall-mounted signs, shall be designed in coordination with landscape plans, planting materials, storm water retention requirements, and utility pedestals, so as not to create problems with sign visibility or prompt the removal of required landscape materials.
Signage shall be in substantial conformance with the approved Development Booklet and shall follow all applicable criteria of the City of Chandler Sign Code.
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.
All mechanical equipment, including HVAC, utility meters, etc. shall be screened from view by material(s) that are architecturally integrated and consistent with the proposed buildings.
Fifty percent of the trees planted along the arterial street shall be a minimum of 36-inch box and 12-feet in height at the time of planting.
Raceway signage shall be prohibited within the development.
The site shall be maintained in a clean and orderly manner.
The employee amenity canvas shade structures shall be maintained in a manner similar to that at the time of installation.
Preliminary Plat Planning and Zoning Commission recommends the City Council approve the Preliminary Plat subject to the following condition:
Approval by the City Engineer and Planning Administrator with regard to the details of all submittals required by code or condition.