Presentation regarding the Chandler Airpark Area Plan Update.
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Chandler Airpark Area Plan Update City Council Work Session August 9, 2021 Work To Date March 23, 2020 Agreement with PLAN*et Communities 2019 Budget Package CITY COUNCIL INPUT August 15, 2019 City Council & Planning and Zoning Commission Joint Meeting ee March 26, 2020 City Council Work Session Summary of the Update • Evaluated Available Land • Refined Proposed Land Uses • Provided Design Standards to Ensure Quality Architecture • Reduced the Boundaries • Updated the Airport Conflicts Evaluation LEGEND Chandler Airpark Area: Draft Land Use Map Work To Date What We Know About the Airpark Area Market o Growth & Targeted Industries o Linking Growth to Design What We Learned from Citizen Engagement o Focus Groups o October 2020 Community Survey Bringing It All Together: Draft Airpark Area Plan Concept Design: Building Typologies Next Steps Presentation Outline Existing Plans 1984 Chandler Airpark Area Master Plan 1998 Chandler Airpark Area Plan 2016 Chandler General Plan Chandler Economic Development Strategic Plan Chandler Municipal Airport Master Plan 2021-2023 Chandler Strategic Framework 2019 Chandler Transportation Plan Chandler Water, Wastewater, Reclaimed Water Master Plan Update 2020 Chandler Airpark Area Plan Work To Date Draft Final Scenario Draft Scenario Develop Scenarios ONGOING PUBLIC ENGAGEMENT Focus Group PUBLIC ENGAGEMENT Listen • Community Survey • Discussion Groups PUBLIC ENGAGEMENT We Are Here April 29, 2021 Oct. 2020 - Sept. 2021 Market • Current employment • Future growth opportunities • Targeted sectors • Available sites Office Flex Industrial Retail Inventory (SF) 1,331,984 292,339 2,870,156 2,351,375 Vacancy Rate 4.9% 28.6% 20.1% 4.5% 2-Year Net Absorption (SF) 464,620 19,975 781,900 152,500 Under Construction (SF) - - 188,100 - Notes 614,600 SF delivered since 2015. 2.2 M SF delivered since 2015. Over 900,000 SF delivered in 2020. Commercial Inventory Source: CoStar Chandler Airpark Employment By Industry Cluster # of Employers # of Employees Business Services 25 700 Construction 17 210 Consumer Goods Manufacturing 1 8 Consumer Services 60 1,030 Education 10 510 Finance, Insurance, & Real Estate (FIRE) 24 1,480 Government, Social, & Advocacy Services 13 470 Health Care 27 240 High Tech Manufacturing & Development 10 420 Hospitality, Tourism & Recreation 11 260 Media, Publishing & Entertainment 1 10 Metal Inputs & Transportation-Related Manufacturing 2 10 Non-Metallic Manufacturing 2 90 Resource-Dependent Activities 5 100 Retail 44 1,960 Telecommunications 5 380 Transportation & Logistics 22 500 Total 8,378 Missing Industry Employees Offerpad Real Estate Technology 250 Zovio Education Technology 800 Adept Life Sciences Health Products & Supplements Manufacturing Extra Innings Chandler Baseball/Softball Instruction Future Industry Employees Insight Advanced Business Services 1,600 Viavi High-Tech Manufacturing 233 Ferguson Building Component Supplier 285 Source: MAG; CBRE; Site Visit; Chandler Economic Development Dept.; Media Search Chandler – 63,800 new jobs by 2055 Chandler Airpark – 12,600 new jobs by 2055 (20% capture rate) Commercial Demand Forecast 270348 279511 309052 321091 329001 332358 133423 141663 169837 187585 199448 205447 2018 2020 2030 2040 2050 2055 0 50,000 100,000 150,000 200,000 250,000 300,000 350,000 Population & Job Growth 2018-2055 City of Chandler Source: MAG 2019 Population Jobs 19153 20166 24360 25011 25089 25159 8034 8945 13389 17547 20370 21529 2018 2020 2030 2040 2050 2055 0 5,000 10,000 15,000 20,000 25,000 30,000 Population & Job Growth 2018-2055 Chandler Airpark Area Source: MAG 2019 Population Jobs Source: City of Chandler Planning Interactive Map; CBRE Project Location Existing Future Notes Planning Status Office Watermark at Chandler Airpark NWC Ryan Dr. & Gilbert Rd. 136,000 84,000 - Approved Ascend at Chandler Airport Center NWC Germann Rd. & Cooper Rd. 160,000 240,000 - Approved Chandler Airport Center NWC Northrop Blvd. & Cooper Rd. 180,000 - Part of 245-Acre Master Plan Approved Allred Airport Center II NEC Germann Rd. & Cooper Rd. 92,000 - - Approved Mach One NEC Yeager Dr. & Cooper Rd. 210,000 - - Approved Industrial Parc Germann SEC Cooper Rd. & Germann Rd. 224,471 - - Approved AZ 202 Commerce Park SWC Willis Rd. & Hamilton Rd. 100,000 134,390 - Approved Chandler Airport Commerce Center SEC McQueen Rd. & Queen Creek Rd. 337,800 881,564 - Approved Ferguson Enterprises W of SWC Queen Creek Rd. & McQueen Rd. - 362,880 181,440 SF Phase II Approved RMB Business Park N of NEC Arizona Ave. & Ryan Rd. - 201,152 - Approved SOLLiD Cabinetry SWC Germann Rd. & Stearman Rd. - 251,066 - Approved 800 E. Germann Industrial 800 E Germann Rd. - 113,000 - Approved Falcon Storage Condos NEC Willis Rd. & UPR - - - Approved Commercial Arches Climbing & Fitness N of NWC Gilbert Rd. & Insight Wy. - 36,000 - Approved Commercial Projects: 2.5+mm SF Proposed Source: Chandler Economic Development Strategic Plan Presentation – Nov 4, 2019 Target Industries Source: Arizona COG/MPO Employer Database, employers with 5 or more employees; MAG Socioeconomic Projections, 2019; Elliott D. Pollack & Company, Maricopa County Assessor FORECASTED EMPLOYMENT LAND DEMAND 2020-2055-CHANDLER AIRPARK Cluster Land Use Employment % of Total Employment Calculated Employment Density/Ac Forecasted Demand Acres Business Services (Adv Bus. Services, IT, Software) Office 7,300 58.0% 83.3 88 Retail/Hospitality (Tourism) Retail 500 4.0% 28.0 18 Healthcare Office 760 6.0% 83.3 9 Transportation (Automotive Technology, Aviation) Industrial 1,500 11.9% 13.0 115 Manufacturing (High-Tech, Aerospace) Industrial 2,474 19.7% 31.5 79 Total Employment 12,534 99.6% 309 Commercial Demand Forecast Development Typologies For Plan and Market Trends Chandler Airpark Area Plan Focused Discussion Groups Held on 9/22/2020 (Airport Commission on a separate date) 13 participants and Airport Commission Focused Discussion Stakeholders: o Small Businesses o Larger Businesses o Transportation Users o Special Interest Groups o Airport Commission Focused Discussion Groups Summary Allow more flexibility in site design guidelines. Height clearance for larger builds above the 45’ height requirements. Allowing 36’ screening from line-of-sight at the street view rather than parapet to parapet to meet tenant’s growing demand needs. Demand for multi-tenant industrial is growing. If Chandler does not allow flexibility to streamline the process or adds costly guidelines, they may price themselves out of the employers they want. Chandler has good access and quality amenities with top-notch housing & workforce. The City has done a good job in foresight of transportation planning & workforce housing. LANDOWNERS Market demand for manufacturing and R&D in addition to size available is attractive and should be supported in the area. Sites that allow this in other jurisdictions are facing little vacancy and immediate leasing. BROKERS Plan should allow for flexibility to adapt to market demands and allow council standing to accommodate development stakeholders and not just residential uses and mom-and-pop type employment. Building design guidelines must be balanced as they can limit types of users in the area, add costs, or help address resident concerns through screening fencing and landscaping. Chandler is competing with cities like Mesa for available industrial space & needs to set expectations and integrate flexibility to allow job creation with the limited area. Traffic will occur unless development is halted and employment generators will be lost. . Few appropriately sized sites remain that accommodate those uses. TRANSPORTATION Pedestrian Improvements could benefit the Airpark Area. Improvements making it easier for employees and residents to access bus service could benefit the area. Also linking to the Paseo path is important. Enhanced business access to Loop 202 could be considered. There is potential to consider enhancing access to the Loop 202 via a slip ramp. Traffic will increase & roadways will not be widened. Consider encouraging development to include features that encourage a variety of transit modes. INTEREST & ADVOCACY The current development review process is difficult and costly. Design expectations should be formalized and less arbitrary. Some design requirements do not work for the types of employers that are seeking to locate in this area. Height limits in particular & some requests for unique facades. Avoid high-rises that would contribute to office congestion, and limit to 2- story office class-A type buildings-- a reason for moving to Chandler was to avoid traffic and keep classy quality. Invested for the long-run, want to maintain family- friendly feel of Gilbert & Chandler clientele and community. Feels safe and working environment is close to work and home. SMALL & MED. EMPLOYERS AIRPORT COMMISSION The Airpark Area should be home to aviation- related businesses In particular aviation technology and aviation related technology that brings high wage jobs with high value multipliers. The Airpark itself needs a marking plan (separate from this plan). New development and design needs to be “pilot” and safety centered. Care should be taken to insure new development does not hinder the attractiveness or safety of airport operations. Community Survey (138 Responses) Airpark Area Attributes: • Great freeway access • Shopping • Parks • Great place to live and work because of access, neighborhoods, growth, and parks and trails. Airpark Area Planning Considerations • Addressing noise & traffic as new development occurs is a priority. • Safety & adding employment and shopping and dining is also important to residents. • No concerns raised • General agreement • Recognition of traffic issues Community Meeting • 4-29-2021 • Online Project Website Areas of Opportunity Total Vacant Land Undeveloped Land (991 Acres) CAAP Total Land (3,051 Acres) TOTAL VACANT LAND 32% Undeveloped Chandler Airpark Area Plan Land Use Plan Areas of Opportunity Remaining Uncommitted Available Land (470 Acres) CAAP Total Land (3,051 Acres) UNCOMMITTED VACANT LAND 15% Influence Parcels Unavailable Land (521 Acres) Chandler Airpark Area: Draft Land Use Map LEGEND Chandler Airpark Area Plan • On-line • Interactive • Easily updated Chandler Airpark Area Plan Land Use Policies Chandler Airpark Area Plan Land Use Policies Chandler Airpark Area Plan Land Use Policies Chandler Airpark Area Plan Transportation Policies Chandler Airpark Area Plan Transportation Policies Chandler Airpark Area Plan Design Guidelines Example Sites Chandler Airpark Area Plan Design Guidelines Example Sites Chandler Airpark Area Plan Design Guidelines Example Sites Chandler Airpark Area Plan Design Guidelines Example Sites Airport Conflicts Evaluation Airport Commission reviews proposed land changes for conflicts with the current and future operations of the airport If a conflict exists, a statement indicating the issue and recommended corrective action on how to mitigate such conflict Airport Conflicts Evaluation Current Evaluation -CAAP Area Plan Amendments - Rezoning Proposed Evaluation -CAAP Area Plan Amendments - Rezoning - Preliminary Development Plan Airport Conflicts Evaluation Proposed Area Plan Amendments & Rezonings Degree of Severity (1 to 3) 1- No Conflict 2- Potential Conflict 3- High degree of incompatible land use Preliminary Development Plan - Building Height/Proximity - Material Used - Any other features affecting airport operations Next Steps September 8, 2021 Airport Commission Finalize Design Guidelines August 9th City Council Work Session Gather Input ee September 15, 2021 Planning and Zoning Commission October 14, 2021 City Council END