City Council Memorandum Development Services Memo No. 21-059
Date:
October 14, 2021
To:
Mayor and Council
Thru:
Joshua H. Wright, City Manager Debra Stapleton, Assistant City Manager Derek D. Horn, Development Services Director
From:
Lauren Schumann, Planning Senior Program Manager
Subject:
PLH20-0053 Chandler Airpark Area Plan Update
Proposed Motion:
Move City Council pass and adopt Resolution No. 5517, PLH20-0053 Chandler Airpark Area Plan Update, adopting an updated Chandler Airpark Area Plan, located within the area surrounding the Chandler Municipal Airport, bounded by Loop 202 Santan Freeway, Gilbert Road, Ocotillo Road, and Arizona Avenue; clarifying recommended future land uses and establishing conceptual design guidelines, as recommended by Planing and Zoning Commission.
Move City Council approve Resolution No. 5520, adopting an Airport Conflicts Evaluation process prescribing the Airport Commissions's review process for Area Plan Amendments, Rezoning and Preliminary Development Plan applications for properties located within the Chandler Airpark Area Plan; adopting revisions to the Airport Conflicts Evaluation process as recommended by the Airport Commission and the Planning and Zoning Commission.
Background/Discussion
Chandler Airpark Area Plan (CAAP) established future land uses for the nine square miles surrounding the Chandler Municipal Airport; adopted November 1998
Currently nine square miles bound by Pecos Road, Gilbert Road, Ocotillo Road, and Arizona Avenue
1998 CAAP provided 16 different land designations ranging from commercial, business park, industrial, and varying residential densities
The plan was established to protect and encourage economic development around the Airport
As the City of Chandler approaches build-out, approximately 15% of the CAAP land is currently uncommitted and undeveloped
Current CAAP is over twenty years old, therefore reevaluating future land uses for remaining parcels is appropriate
Proposed Changes
Refines proposed land designations to promote employment uses; the six land designations proposed are the following: Commercial/Office, Innovation, Light Industrial, Residential, Parks and Open Space, and Municipal
The CAAP Update promotes economic development and strongly discourages converting land use designations from non-residential to residential
Provides design standards to ensure quality architecture
Reduces boundaries to south of the Loop 202 Santan Freeway since a majority of land between Pecos Road and the freeway has been developed; the proposed plan covers approximately 7.35 square miles
Identifies commerce transportation routes and pedestrian trails
Updates the Airport Conflicts Evaluation process
The plan is completely digital and interactive through story maps; the plan can be updated in real time. Click link to view draft, Chandler Airpark Area Plan Update
Proposed Land Use Designations
Innovation District supports research & development, technical, creative, and other technology-forward businesses. Low to moderate intensity flexible, creative office, and business park development are appropriate to this land use category. Innovation uses are located mostly north of Queen Creek Road.
Commercial-Office District reflects existing land use and zoning as well as vacant parcels intended to develop with commercial uses. This District provides locations for commercial retail, residential & commercial services, and office buildings that contribute to the livability, quality and employment in the Airpark Area.
Industrial District reflects existing development, vacant parcels with approved zoning, and planned industrial development locations in the Airpark Area. Land uses in this district are intended for new flex-building technologies accommodating speculative and build-to-suit developments, which contribute to the current high quality development and design of the CAAP. Design standards proposed discourage distribution and distribution-dependent uses as a primary use within any building and/or development.
Residential District applies to existing residential areas and areas that are currently zoned and planned for residential use at all densities. Residential development in areas other than Residential District on this land use map are not envisioned within the CAAP.
Municipal District reflects existing municipal uses including the City of Chandler Lone Butte Water Reclamation Facility, the Chandler Park & Ride, and the Chandler Municipal Yard.
Parks and Open Space District within the Airpark Area includes Tumbleweed Park, the Paseo Vista Recreation Area, and the future Lantana Ranch Park site on the north, east and south sides of the Chandler Airport Commerce Park development.
Proposed Design Standards
Achieve high quality and visually compelling architectural design through building massing, a variety of materials, use of low-reflective glazing, and architectural details to provide visual interest.
Ensure safe and efficient site access, circulation, and parking through establishing safe pedestrian connections by separating vehicle and non-vehicular traffic through hardscaping and landscaping. Outdoor amenities should be provided to further enhance developments.
Introduce functional and visually compelling landscape design.
Maintain orderly visual environment by orienting front doors towards streets with identifiable entries, screening of loading areas as to not be seen from street view, and screening of all mechanical equipment.
Encourage sustainable design practices.
Proposed Airport Conflicts Evaluation (ACE)
Airport Conflicts Evaluation, created in 2001, provides a formalized process for the Airport Commission to review proposed rezoning application to determine whether a proposed use would be in conflict with current or future Airport operations
ACE is reviewed by the City's Airport Commission prior to Planning and Zoning Commission and City Council meetings
Under the current ACE, only rezoning and area plan amendments are reviewed by the Airport Commission
The proposed ACE would include Preliminary Development Plans (PDP) to review site and building design of any property within the new CAAP Update boundaries
In addition, a scale of severity ("Degree of Potential Conflict") has been added to measure the degree of the conflict for any area plan amendment, rezoning, and preliminary development plan applications filed within the CAAP. The current ACE only provides the Airport Commission with two options: conflict or no conflict
Under the revised ACE process, if a conflict exists, Airport Commission members can specify the areas of conflict and state corrective actions. Airport commissioners will include the degree of severity of the proposal with the current or future Airport operations, with one being "No Conflict" and four being "High Conflict"
Public Input/ Hearing Boards Comments
Date
Meeting type
Comments
August 15, 2019
City Council and Planning and Zoning Commission Joint Meeting
Direction given to protect land envisioned for employment
March 23, 2020
City Council approves agreement with PLAN*et Communities to retain consultant services for the CAAP Update
March 26, 2020
City Council Work Session
Goals for the Update: Fine tune types of employment and building design
September 14, 2020
Focus Groups: large landowners, small and large business owners, transportation users, and special interest groups
Provide written design standards as to not be arbitrary, create trails for employees to walk to commercial development, and traffic concerns
October 2020
Online Community Survey
45 surveys completed
October 14, 2020
Focus Group Airport Commission
Market the area through signage and aviation-themed design and focus on type of employment/business
April 29, 2021
Virtual Community Meeting
Attendees discussed concerns regarding increased traffic in the area
July 14, 2021
Airport Commission
Briefing
July 21, 2021
Planning & Zoning Commission Work Session
Briefing
August 9, 2021
City Council Work Session
Briefing
September 8, 2021
Airport Commission Adoption
Recommended Approval
September 15, 2021
Planning & Zoning Commission Adoption
Recommended Approval
October 14, 2021
City Council Adoption
Airport Commission Vote Report Airport Commission meeting September 8, 2021 Motion to Approve
In Favor: 5 Opposed: 0 Absent: 2 (Bozelli, Wakefield)
Airport Commission supported the plan as drafted, which protects employment areas within the CAAP by prohibiting any non-residential district developing as residential. In addition, Commissioners supported the proposed Airport Conflicts Evaluation process but added the option of No Conflict to the Degree of Potential Conflict for proposed rezonings, preliminary development plans, and area plan amendments. The option was added citing certain developments could have no conflict with current or future Airport operations.
Planning and Zoning Commission Vote Report Planning and Zoning Commission meeting September 15, 2021 Motion to Approve
In Favor: 5 Opposed: 0 Absent: 0
The Planning and Zoning Commission supported the plan and Chairman Heumann made statements to ensure the Airport Commission's role in the Airport Conflict Evalution (ACE) was limited to matters that are directly related to potential impacts on airport operations and not aesthetic design goals. Staff reassured the Planning and Zoning Commission that the ACE focuses the Airport Commission on whether a proposed land use, building height or materials would present a potential conflict with airport operations.