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MEMORANDUM Airport - Memo No. 21-023
DATE: November 19, 2020
TO: Kevin Mayo, Planning Administrator
FROM: Chris Andres, Airport Planning Administrator G4
SUBJECT: Airport Conflict Evaluation
PLH20-0028 Hudson Crossings
East of the Southeast corner of McQueen and Willis Roads
At their November 18, 2020 meeting, the Chandler Airport Commission
("Commission") discussed the Hudson Crossings single family residential project
located east of the Southeast corner of McQueen and Willis Roads.
Finding: The Commission determined the proposed development constitutes a
conflict with existing or planned airport uses.
Conflict(s) Cited: The proposed development contains 43 single-family residential units
and the site will experience aviation noise and vibration impact from aircraft in the normal
traffic pattern and arrival and departure routes. Approximately 105 residents would be
expected to be exposed to aircraft noise at this location.
Conflict_Resolution(s): If the development is approved, physical and administrative
corrective actions should be employed including, without limitation:
Physical corrective actions: (1) construction of all units built with noise attenuation
construction materials and techniques to reduce the ambient interior noise levels to
less than 45 decibels; (2) installation of at least one roadway-style sign in a
prominent location identifying the presence of low flying aircraft;
Administrative corrective actions: (1) all prospective purchasers of property in the
subdivision should be required to sign separate disclosure statements,
acknowledging (i) the proximity to the Chandler Airport (including the heliport), and
(ii) the potential for impact from aviation noise and vibrations; (2) all prospective
purchasers of property should be required to sign the disclosure statements before
Memo
No. AP21-023
November 19, 2020
Page 2
a purchase contract is signed and again at the transaction closing: (3) dedication of
an avigational easement to the City; (4) display of a large size map in the onsite sales
office identifying the Airport Impact Overlay District, the noise contours and
overflight patterns as depicted in Exhibit 6A in the FAR Part 150 Noise Compatibility
Study document as adopted by the Chandler City Council (Resolution No. 2950, 11-
5-98), and the noise contours as identified in the Chandler Airpark Area Plan; (5)
submittal of a signed affidavit and photograph of the prior referenced map display
to the Zoning Administrator; (6) inclusion of an affirmative disclosure statement on
the final plat; (7) inclusion of the physical and administrative corrective actions in
the Subdivision Public Report that is submitted to the Arizona Department of Real
Estate.
Commission Members in Attendance: Chairman Dave Sperling, Vice Chair Chris
Hawley, Sherri Koshiol, Robert Bozelli and Sky McCorkle were in attendance. This
attendance represented a quorum.
The Commission voted 5-0 to forward a report to the Planning Administrator
indicating the finding noted above.
cc:
David De La Torre, Planning Manager
Susan Fiala, City Planner
Attachment: Airport Conflict Evaluation
CHANDLER
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MEMORANDUM Airport - Memo No. 21-022
Date: November 18, 2020
To: Chandler Airport Commission
Through: Joshua Wright, Assistant City Manager
From: Chris Andres, Airport Planning Administrator @-
Subject: Agenda Item 4.a - Airport Conflict Evaluation
PLH20-0028 Hudson Crossings
East of the Southeast corner of McQueen and Willis Roads
Recommendation
Staff recommends the Airport Commission ("Commission") present an Airport Conflict
Evaluation (ACE) report to the Zoning Administrator and City Council with a finding of
"conflict with airport uses" for the proposed Hudson Crossings single family residential
development.
Background
The approximately 6.4 acre site near the southeast corner of McQueen and Willis roads
(Exhibit A - Vicinity Map, Exhibit B - Property Location) and is zoned Planned Area
Development (PAD) for multifamily residential. Adjacent land uses include a City of
Chandler water treatment facility to the north; the Consolidated Canal to the east; the Loop
202 freeway to the south; and a single family subdivision to the west.
The site is approximately 0.57 miles to the north of the Airport property line and is not
located within any noise contours (Exhibit A- Vicinity Map).
The proposed project is an approximately 43 unit single family residential development
with 6.56 dwelling units per acre (du/ac) (Exhibit C - Site Plan). The Applicant's request is to:
e Amend the Chandler Airpark Area Plan from High Density Residential to Low-
Medium Density residential;
Memo No. AP21-022
November 18, 2020
Page 2
e Replace the existing Planned Area Development (PAD) zoning allowing for
multifamily residential to Planned Area Development with Preliminary Development
Plans for single family residential, site layout, and building architecture.
The City of Chandler General Plan designates the property for Neighborhoods and the
Chandler Airpark Area Plan designates the property as High Density Residential (Exhibit D -
Chandler Airpark Area Plan Land Use Plan). Goal 5.0 of the Land Use Element of the
Chandler Airpark Area Plan is “to protect the Airport from incompatible land uses” and
Policy 5.1 states that “the City shall consider flight tracks, noise patterns, and Airport safety
zones when determining the appropriateness of proposed developments.”
Analysis
The proposed single family residential land use would reduce the number of residents
exposed to aircraft noise. The land is currently undeveloped and the project would add 43
dwelling units under the flight traffic pattern, thereby increasing the number of residents
exposed to aircraft noise. Per the Chandler Airpark Area Plan (page 2-9), the planned
population per dwelling unit for Low-Medium Density Residential is 2.5. Based on the
development intensity, approximately 105 residents would be expected to experience
aircraft noise at this location.
The property is not located within an airport noise contour and will experience daily
overflights from aircraft in the normal traffic pattern.
The proposed development will experience daily overflights from aircraft in the normal
airport traffic pattern (Exhibit E - Flight Tracks). Flight operations are typically between
sunrise and sunset and, at this location, the flight traffic pattern altitude is approximately
800 feet above ground level. Outdoor activities are especially susceptible to overflight
noise, depending on the nature of the activity. Residences under or near the flight traffic
pattern are a significant source of noise complaints for the Airport.
Based on the maximum allowable building heights, the proposed development does not
appear to pose a hazard to flight safety or be an airspace obstruction.
Due to the site’s proximity to the Airport, the developer will need to file a Notice of
Proposed Construction (FAA Form 7460-1) with the Federal Aviation Administration for the
final structure heights, including all rooftop antennas, parapets, and other objects and light
poles and temporary construction equipment. The form can be submitted online at
https://oeaaa.faa.gov/oeaaa/external/portal.jsp.
Memo No. AP21-022
November 18, 2020
Page 3
Airport Conflict Evaluation Process
In January 2002, the City Council adopted an Airport Conflicts Evaluation (ACE) Process
policy requiring any zoning changes within the nine-square mile Chandler Airpark Area to
be reviewed by the Commission to determine if the use and/or development will be a
conflict with current and future airport operations. The ACE policy outlines the
Commission's tasks as they relate to this review:
1.
The Commission's determination as to whether conflicts exist between the
proposed development and airport uses;
If conflicts exist, the specific areas of conflict;
If conflicts exist, a statement of corrective actions which can be taken, if there are
any;
The Commission Members voting in support of the Commission's determination
and those members voting in opposition to the Commission's determination.
Airport staff provides the Commission with information and a recommendation regarding
the proposed project and the conflict evaluation process. Staff will compile and forward an
ACE report that summarizes the Commission's discussion and findings to the Zoning
Administrator. Planning staff will report the Commission's findings regarding potential for
airport conflicts to Planning and Zoning Commission and to City Council.
Findings
1.
The Airport Commission's determination as to whether conflicts exist between the
proposed development_and airport uses. A conflict exists between the proposed
development and proposed airport uses.
If conflicts exist, the specific areas of conflict. The proposed development contains
43 single family residential units and the site will experience aviation noise
and vibration impact from aircraft in the normal traffic pattern and arrival
and departure routes. Approximately 105 residents would be expected to be
exposed to aircraft noise at this location.
If conflicts exist, a statement of corrective actions which can be taken, if there are any.
If the development is approved, physical and administrative corrective actions
should be employed including, without limitation:
Physical corrective actions: (1) construction of all units built with noise
attenuation construction materials and techniques to reduce the ambient
interior noise levels to less than 45 decibels; (2) installation of at least one
Memo
No. AP21-022
November 18, 2020
Page 4
roadway-style sign in a prominent location identifying the presence of low
flying aircraft;
Administrative corrective actions: (1) all prospective purchasers of property in
the subdivision should be required to sign separate disclosure statements,
acknowledging (i) the proximity to the Chandler Airport (including the
heliport), and (ii) the potential for impact from aviation noise and vibrations;
(2) all prospective purchasers of property should be required to sign the
disclosure statements before a purchase contract is signed and again at the
transaction closing; (3) dedication of an avigational easement to the City; (4)
display of a large size map in the onsite sales office identifying the Airport
Impact Overlay District, the noise contours and overflight patterns as
depicted in Exhibit 6A in the FAR Part 150 Noise Compatibility Study document
as adopted by the Chandler City Council (Resolution No. 2950, 11-5-98), and the
noise contours as identified in the Chandler Airpark Area Plan; (5) submittal of
a signed affidavit and photograph of the prior referenced map display to the
Zoning Administrator; (6) inclusion of an affirmative disclosure statement on
the final plat; (7) inclusion of the physical and administrative corrective
actions in the Subdivision Public Report that is submitted to the Arizona
Department of Real Estate.
The Airport Commission Members voting in support of the Airport Commission's
determination and those members voting in opposition to the Airport Commission's
determination. This information will be determined through Commission
discussion and action.
Public Meetings
One online neighborhood meeting was held on Tuesday, October 27, 2020. No airport
issues were identified by the attendees.
Proposed Motion
Move to present an Airport Conflict Evaluation (ACE) report to the Zoning Administrator
and City Council with a finding of “conflict with airport uses” for the proposed Hudson
Crossing single family residential development.
Attachments
monp>
Vicinity Map
Property Location
Site Plan
Chandler Airpark Area Plan Land Use Plan
Flight Tracks
Memo No. AP21-022
November 18, 2020
Page 5
Exhibit A: Vicinity Map
Memo No. AP21-022
November 18, 2020
Page 6
Exhibit B: Property Location
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GENERAL FLIGHT TRACK
‘TRACKS CAN VARY BY 1/2 MILE
OR MORE ON EITHER SIDE
FAA TRAFFIC PATTERN AIRSPACE
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Memo No. AP21-022
November 18, 2020
Page 7
Exhibit C: Site Plan
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PRELIMINARY PLAT
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Lors: 43 LoTs
GROSS AREA: 7.1356 ACRES
GROSS DENSITY: 6.03 UNITS/ACRE
Memo No. AP21-022
November 18, 2020
Page 8
Exhibit D: Chandler Airpark Area Plan Land Use Plan
+ Map updated on 9/912010 to reflect amendmonts approved by Council.
4-18 O.U. Per Acts)
129 Acres
Neighborhood Commercial
TaActes
Wy Comanlty Commercial
Regionil Gommerciat . .
23 Acres
Use Commercial
CommesclavOttice/Business Park
847 Actes.
Light Industrial
517 Actas.
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Commejelavotfice Business Pik (Taxtway
‘Accoss) 430 Acres
BR Aerospice tnaustey (r00)
19 Acre
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Zi eanatcna overiny Zone,
{To Any'Commercial Use) 220 Acres
Light Rall Condor Overlay Planned Ara,
Public Assembly Area:
(Potential Mixed Use) 280 Acres
& Future Transit Center
+ Px* Potential Future TransieRealiyand © © = + + +>
Chandler «Arizona
Wiese VATE
Memo No. AP21-022
November 18, 2020
Page 9
Exhibit E: Flight Tracks
CHANDLER MUNICPAL AIRPORT - 2/6/13 All Operations
LEGEND
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