City Council Memorandum Development Services Memo No. CC21-030
Date:
June 24, 2021
To:
Mayor and Council
Thru:
Joshua H. Wright, Acting City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director
From:
Subject:
PLH20-0030/PLT20-0020 Schrader Farms Business Park Introduction and Tentative Adoption of Ordinance No. 4997
Request:
Rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for a light industrial and office business park with a Mid-Rise Overlay and a commercial corner
Preliminary Development Plan (PDP) for site layout and building architecture
Preliminary plat approval
Location:
Northwest corner of McQueen and Queen Creek Roads
Applicant:
Brennan Ray, Burch & Cracchiolo, P.A.
Proposed Motion:
Rezoning Move City Council introduce and tentatively adopt Ordinance No. 4997 approving PLH20-0030 Schrader Farms Business Park, located at the northwest corner of McQueen and Queen Creek roads, rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for a light industrial and office business park with a Mid-Rise Overlay and a commercial corner, subject to the conditions as recommended by Planning and Zoning Commission.
Preliminary Development Plan Move City Council approve Preliminary Development Plan PLH20-0030 Schrader Farms Business Park, located at the northwest corner of McQueen and Queen Creek roads, 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 PLT20-0020 Schrader Farms Business Park, located at the northwest corner of McQueen and Queen Creek roads, subject to the condition recommended by Planning and Zoning Commission.
Background Data:
Site is currently zoned and used for agricultural land uses.
71.1 net-acre site
Surrounding Land Use Data:
North
Agriculture
South
Queen Creek Road then City of Chandler Solid Waste Services
East
McQueen Road then dairy farm
West
Faith Family Church and agriculture
General Plan and Area Plan Designations:
Existing
Proposed
General Plan
Growth Area 3: Chandler Airpark - Employment
No Change
Chandler Airpark Area Plan
Light Industrial and Neighborhood Commercial
No Change
Proposed Development
Industrial Business Park
Size
67.65 net-acres in area
Land Use
Light industrial and business park land uses
Buildings
Six single-story buildings
91,900 sq. ft. – 277,700 sq.ft. in size
46 feet in height to the top of parapet
Site Design
Truck loading courts located on the interior of the site
Berming and screen walls used along perimeter
Angled parking and landscaping to support campus aesthetic along street frontages
Stained concrete thematic entrances
Architecturally coordinated monument signage
Phasing
Two phases are proposed
Phase 1 consists of:
3 eastern business park buildings
Street improvements along perimeter of entire site (Phases 1 & 2)
Street frontage landscaping along perimeter of Phase 1 and commercial lot
Phase 2 consists of:
Three western business park buildings and remaining street frontage landscaping.
Commercial Corner
Size
3.46 net acres
Land Use
C-2 Commercial land uses per the City of Chandler Land Use Code
Auto-related uses, (fuel stations, oil change services, etc.) will not be permitted
Up to one drive-through establishment may be developed on-site
Building & Site Design and Future PDP
No specific building design or site layout is proposed at this time
A future PDP will be reviewed by Council prior to development of the corner
The design of the buildings and site layout of the commercial corner will coordinate with the business park site
Phasing
The corner parcel will be developed at a separate time and is not included in Phase 1or 2 of the business park
Review and Recommendation
Staff finds that the proposed rezoning, mid-rise overlay, preliminary development plan, and preliminary plat aligns with the goals of the 2016 General Plan and Chandler Airpark Area Plan.
The 2016 General Plan identifies the site as being located within Growth Area 3, Chandler Airpark, where the future land use is designated as "Employment". The Chandler Airpark Area Plan more specifically calls for light industrial land uses and neighborhood commercial land uses at the corner.
To align with both the Chandler Airpark Area Plan and the Employment guidance of the 2016 Chandler General Plan, the applicant revised the site plan to avoid proposing buildings that appeared to support distribution as a primary land use. Staff believes the resulting building footprints will better accommodate land uses that will generate employment opportunities and therefore align with the goals of the General Plan.
To ensure the proposed corner site is sized and dimensioned appropriately, the applicant has shown staff how the corner could successfully accommodate vehicular access, retention, landscaping, and commercial land uses that are coordinated with the adjacent business park. Since the applicant will not be the developer of the commercial corner site, it is left empty in the proposed site exhibits. A future preliminary development plan will need to be approved by Council prior to it being developed.
Traffic Analysis
A Traffic Impact Analysis (TIA) was prepared to analyze potential impacts of the proposed development. Based on the analysis, McQueen and Queen Creek roads have adequate capacity to handle the expected traffic generated by the proposed development. As part of this project, the developer will be required to construct half-street improvements on adjacent collector streets, including Hamilton Street on the west side of the property and the Canary Way alignment on the north side of the property. These additional collector streets will help to facilitate vehicular circulation, including truck traffic, from Queen Creek and McQueen roads. Beyond the collector street improvements, the developer will also be required to construct, or contribute to, several roadway improvements (e.g. additional right turn lanes at driveways on McQueen Road and Queen Creek Road as determined by the TIA, changes to signal timing, etc.) to minimize the impact of the development on the surrounding streets.
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 February 18th and April 12th, 2021. The applicant also created a website to share further information with residents.
Residents had concerns regarding the building height, the land uses and associated traffic concerns. The applicant explained how the site has been planned for employment and commercial land uses by the Chandler Airpark Area Plan and 2016 General Plan. At the time of the meetings, the traffic study had not been reviewed by the City's Traffic Engineer. The applicant explained that a traffic impact analysis would need to be approved prior to moving forward. After sharing perspectives of the buildings, no further concerns for building design were received.
As of writing this memo, Planning staff has not received further opposition from residents regarding the proposal.
Airport Commission Conflict Evaluation
Airport Commission meeting April 14, 2021 Motion to find no conflict with existing or planned airport operations.
In Favor: 7 Opposed: 0 Absent: 0
Planning and Zoning Commission Vote Report
Planning and Zoning Commission meeting June 16, 2021 Motion to Approve
In Favor: 6 Opposed: 0
The Planning and Zoning Commission requested design changes to the site landscaping and building design. The applicant submitted revisions and agreed to two additional Preliminary Development Plan stipulations (11 & 12) at the Planning and Zoning Commission hearing.
Chairman Heumann expressed concerns the site may become a warehouse and distribution center and wanted to ensure that future tenants align with the City's targeted economic development goals. In response, the applicant shared that the development is anticipated to support 1,543 on-site jobs. Per the applicant, the projected 65-72 cents per square foot lease rate aligns with job-creating high-end manufacturing land uses as compared with the 40-45 cents per square foot lease rate typically associated with distribution land uses. In addition, where the City Code requires 1 parking space per 1,000 square feet of manufacturing and 1 space for every 5,000 square feet of warehousing, the development includes 1.78 spaces per 1,000 square feet, which facilitates non-distribution land uses.
The amended exhibits that were presented to Planning and Zoning Commission are included as an attachment.
Recommended Conditions of Approval
Rezoning Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends the City Council approve the rezoning from Agricultural District (AG-1) to Planned Area Development (PAD) for a light industrial and office business park with a Mid-Rise Overlay and a commercial corner subject to the following conditions:
For the parcel legally described in Exhibit "A," permitted land uses shall be limited to office uses and land uses permitted by-right in the I-1 Planned Industrial District per the Land Use and Zoning Code of the City of Chandler. Showrooms shall also be permitted where they are provided as an ancillary component of a primary use.
For the parcel legally described in Exhibit "B," permitted land uses shall be limited to land uses permitted by-right in the C-2 Community Commercial District per the Land Use and Zoning Code of the City of Chandler. Auto-related uses including but not limited to the sale, rental, repair, fueling or washing of automobiles, motorcycles, trucks, boats, or related accessories shall not be permitted.
Development of the overall site shall be in substantial conformance with the Development Booklet, entitled, "Schrader Farms Business Park" and kept on file in the City of Chandler Planning Division, in File No. PLH20-0030, 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.
Prior to development of the corner parcel, as described in Exhibit "B," a preliminary development plan for site layout and building design shall be approved by City Council. The architectural design, landscaping, and pedestrian and vehicular access shall be coordinated with the business park to create an integrated campus appearance.
Building heights shall not exceed 50 (fifty) feet in height as measured to the top of parapet.
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, as shown in the Phasing Exhibit 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.
When office is proposed to occupy more than ten percent of a tenant space, a parking analysis shall be submitted for review by the Zoning Administrator. Said analysis shall clearly show the amount of area occupied by all existing and proposed land uses and the amount of parking spaces required by the City of Chandler Land Use and Zoning Code, and the amount of parking spaces provided.
Preliminary Development Plan Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends City Council approve the Preliminary Development Plan, subject to the following conditions:
Development shall be in substantial conformance with the Development Booklet, entitled "Schrader Farms Business Park" and kept on file in the City of Chandler Planning Division, in File No. PLH20-0030, 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 enhanced pavement design shown at the main Queen Creek Road entrance shall be duplicated at the main entrances proposed on McQueen Road and Canary Way.
The site shall be maintained in a clean and orderly manner.
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.
Landscaping plans (including for open spaces, rights-of-way, and street medians) and perimeter walls shall be approved by the Planning Administrator.
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.
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.
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.
The applicant shall work with staff to provide an accent material under the metal awnings.
The applicant shall work with staff to create a different paint color scheme for phase two.
Where staff determines that a request for Administrative Design Review does not meet the intect of the approved Development Booklet or substantially conform with the approved exibits therein, the request may be reverted to Council for approval of a revised Preliminiary Developement Plan.
Preliminary Plat Planning staff find the request is in compliance with the General Plan and Planning and Zoning Commission recommends 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.