Extracted text (via pymupdf)
18825 characters
Preliminary Development Plan
Amendment
for
Cooper Park
Marketplace – Shops A
North of the Northwest Corner of Chandler Boulevard & Cooper Road
by:
Diversified Partners, LLC
Case No: PLH24-0009
Submitted: March 19, 2024
Updated: July 16, 2024
Updated: August 12, 2024
i
TABLE OF CONTENTS
I.
Introduction ......................................................................................................................... 1
II.
Site, Surrounding Area, and Existing Zoning ..................................................................... 1
III.
Proposed Preliminary Development Plan ........................................................................... 1
A.
Site Layout .......................................................................................................................... 1
B.
Architecture ......................................................................................................................... 2
C.
Landscaping ........................................................................................................................ 2
IV.
Project Team ....................................................................................................................... 2
V.
Conclusion .......................................................................................................................... 2
TABLE OF EXHIBITS
Exhibit No.
Description
1
Aerial Map
2
Site Comparison
3
Site Plan
4
Building Elevations
5
Color & Materials Board
6
Illustrative Landscape Plan
7
Preliminary Grading & Drainage Plan
1
DIVERSIFIED PARTNERS
I. INTRODUCTION
Diversified Partners (“Diversified”) is the proposed developer of approximately 0.83 acres
located north of the northwest corner of Chandler Boulevard and Cooper Road (the “Site”). See
Exhibit 1, Aerial Map. This very challenging, infill site is part of a larger commercial development
known as “Cooper Park Marketplace” that has developed with a Wal-Mart Neighborhood Market,
Goodwill, Basis Charter School, and a Burger King. The Site was identified in the 2005 Planned
Area Development and Preliminary Development Plan approvals as a 6,650 square-foot shops
building (“Shops A”) that was to be developed next to the Wal-Mart. Since Cooper Park
Marketplace was approved, the largest growth periods in commercial and residential real estate
(2005 – 2008 and 2010 – 2022) have occurred yet the shops space never developed. Almost twenty
years after the original approval, it is necessary to reevaluate the vision for this undeveloped, infill
parcel and find a viable and sustainable solution for this vacant, challenging Site. Diversified seeks
to amend the 2005 Preliminary Development Plan for an approximately 3,350-square-foot drive-
thru restaurant with complementary architecture and landscaping to the existing center.
This use is appropriate for the area, center, and Site—which was designated for retail uses.
Given the reduction in intensity from what was originally approved to what has been built in the
overall center today, the addition of this drive-thru use—where only retail was planned—does not
overwhelm the center or add an inappropriate intensity. Further, this Site, located near the
intersection of two arterial roads, is appropriate for a drive-thru use. Overall, this proposed
development will make good use of this underutilized Site that has failed to be developed despite
its commercial zoning.
II. SITE, SURROUNDING AREA, AND EXISTING ZONING
The Site is designated on the City’s General Plan as Neighborhoods. The Neighborhoods
designation allows a variety of residential and non-residential uses.
The Site is zoned PAD and designated for retail uses and designated on the PDP as “Shops
A.” Per the 2005 approval, Cooper Park Marketplace was envisioned as a retail and office center.
In addition to the Wal-Mart and “Shops A”, additional commercial and office pads were
contemplated (“Pads A, B, and C” and “Offices A, B, C, D, and E”). No office uses have
developed, being replaced with a charter school and a Goodwill and Burger King that was
developed on the commercial portion. See Exhibit 2, Site Comparison. The center has developed
inconsistently with what was originally approved and envisioned. It is necessary to reinvision what
is appropriate and suitable for the last developable portion of the center because of the significant
changes in what was approved versus what exists today. This request will allow for this challenging
Site to be developed with a sustainable use and will complete the center in a way that is
complimentary and beneficial to the center and area.
III. PROPOSED PRELIMINARY DEVELOPMENT PLAN
A.
Site Layout
This proposed development is designed to be compatible and complimentary to the existing
development. See Exhibit 3, Site Plan. The proposed building is planned to be approximately
3,350 square feet. The building has been placed as close as possible to the adjacent Wal-Mart and
significantly setback from Cooper Road. This design: (1) is respectful of the original layout
envisioned for the PDP; (2) will ensure there is no opportunity for queuing or traffic from this Site
to impact Cooper Road; and (3) will screen the queuing from Cooper Road. No changes are
proposed to the access points from Cooper Road or Chandler Boulevard. This proposed layout has
2
been thoughtfully designed to make the best use of a challenging, in-fill site and allow safe and
efficient circulation to the Site and center.
B.
Architecture
The overall theme for the building is a modern southwest look that is attractive and
consistent with the existing architecture in the center. See Exhibit 4, Building Elevations. The
architecture features varied massing, roof heights, and architectural features to break up the
massing. The building has also been designed to be pedestrian-friendly, with a shade structure
above the pedestrian entrance. Building materials include stucco as well as stone and metal
elements. A variety of neutral colors including tans, sand, and white tones have been utilized to be
fitting for the desert background and are consistent and appropriate with the surrounding building
context. See Exhibit 5 Color & Materials Board.
C.
Landscaping
Landscaping has been designed to help create an attractive presence on Site, provide shade
in appropriate locations, and buffer the Site. See 6 Exhibit, Illustrative Landscape Plan.
Landscaping will be a mixture of new and existing trees, shrubs, and groundcovers that are
consistent with the approved landscape palette. An existing retention area on the east side of the
Site, adjacent to Cooper Road, will help screen the Site and create an attractive presence for
customers and passers-by. The landscaping theming creates a sustainable, colorful, and
approachable plant palette for that will create an attractive presence on the Site. The landscape
plan features an ample hierarchy of plant material, and patterning to arrange a mixture of textures,
colors to provide a year-round quality appearance.
IV. PROJECT TEAM
Developer:
Diversified Partners
Attn: Emma Barreca
7339 E. McDonald Drive
Scottsdale, AZ 85250
Architect:
RKAA Architects
Attn: Rajesh Gore
2233 E Thomas Road
Phoenix, AZ 85016
Civil Engineer:
EPS Group
Attn: John Holman
1130 N Alma School Road #120
Mesa, AZ 85201
Zoning:
Burch & Cracchiolo, P.A.
Attn: Brennan Ray/Madison Leake
1850 North Central Avenue, Suite 1700
Phoenix, AZ 85004
V. CONCLUSION
This request proposes a thoughtful plan that will facilitate much-needed commercial
development. This proposal will allow for additional commercial services and employment
opportunities on this challenging, infill, underutilized Site. We request your approval.
Diversified Partners
Exhibit 1
NORTH
SCALE:
VICINITY MAP
N.T.S.
E COOPER ROAD
E GILBER ROAD
PROJECT DIRECTORY
ARCHITECT:
RKAA ARCHITECTS, INC.
2233 EAST THOMAS ROAD
PHOENIX, ARIZONA 85016
CONTACT: NEIL FEASER
PHONE: (602) 955-3900
FAX: (602) 955-0496
E-MAIL: nfeaser@rkaa.com
NORTH
SCALE:
AERIAL MAP
1" = 40'-0"
40'
80'
20'
0'
A
R
C
H
I
T
E
C
T
S
,
I
N
C
300 N COOPER ROAD
CHANDLER ARIZONA 85225
CHANDLER AND COOPER
DATE: 02-29-2024 (PRELIMINARY)
RKAA# 23065.50
SP-2
2 0 2 4 R K A A
ARCHITECTS, INC. ALL
RIGHTS RESERVED.
THIS DRAWING IS AN
I N S T R U M E N T O F
SERVICE. IT IS THE
PROPERTY OF RKAA
ARCHITECTS, INC. AND
M A Y N O T B E
DUPLICATED, USED OR
DISCLOSED WITHOUT
WRITTEN PERMISSION
OF THE ARCHITECT.
©
THIS SITE PLAN HAS BEEN PREPARED WITHOUT THE AID OF A SURVEY. ALL PROPERTY
BOUNDARIES ARE ROUGH APPROXIMATIONS. THIS DRAWING IS TO BE USED FOR
CONCEPTUAL PURPOSES ONLY AND IT IS NOT TO BE THE BASIS FOR ANY LEGALLY
BINDING DOCUMENTATION.
site
E PECOS ROAD
E CHANDLER BLVD
E RAY ROAD
E McQUEEN ROAD
Exhibit 2
Exhibit 3
75'-0"
ROW
3'-0"
13'-0"
31'-8"
12'-4"
14'-8"
14'-10"
9'-0"
9'-0"
TRASH
ENCLOSURE
14'-0"
13'-1"
9'-0"
9'-0"
5'-0"
11'-0"
24'-0"
30'-0"
4'-0"
38'-0"
24'-0"
19'-0"
5'-0"
14'-0"
50'-0"
41'-10"
19'-0"
24'-0"
19'-0"
11'-0"
29'-2"
66'-0"
14'-0"
36'-4"
35'-0"
TOTAL
QUEUING
LANE =200'
TOTAL PARKING
PROVIDED -
37 SPACES
272'-8"
70'-4"
7'-2"
19'-6"
99'-2"
106'-8"
RESTAURANT
3,350 S.F.
8
4
8
9
8
8'-4"
SES ROOM
w
8'-0"
PUE
RELOCATED STREETLIGHT
FIRE HYDRANT
EXISTING DRIVEWAY
( NOT A PART)
EXISTING DRIVEWAY
( NOT A PART)
EXISTING SCREEN
WALL TO REMAIN
16'-6"
SAWCUT
NEW DECELERATION LANE
ORDER
POINT AT
6TH CAR
NEW
PEDESTRIAN
CONNECTION
13'-0"
PROJECT DIRECTORY
302-84-944
PAD
0.834 ACRES (36,320 S.F.)
RESTAURANT
3,350 S.F.
27 SPACES
10 SPACES
37 SPACES
37 SPACES
02 SPACES
02 SPACES
PARCEL NUMBER:
EXISTING ZONING:
SITE AREA:
PROPOSED USE:
BUILDING AREA:
PARKING REQUIRED:
RESTAURANT : SEATING: 1350 / 1 PER 50
RESTAURANT : PREP - OTHER: 2000 / 1 PER 200
TOTAL PARKING REQUIRED:
TOTAL PARKING PROVIDED:
ACCESSIBLE SPACES REQUIRED:
ACCESSIBLE SPACES PROVIDED:
SITE DATA
ARCHITECT:
RKAA ARCHITECTS, INC.
2233 EAST THOMAS ROAD
PHOENIX, ARIZONA 85016
CONTACT: NEIL FEASER
PHONE: (602) 955-3900
FAX: (602) 955-0496
E-MAIL: nfeaser@rkaa.com
NORTH
SCALE:
SITE PLAN
1" = 30'-0"
30'
60'
15'
0'
A
R
C
H
I
T
E
C
T
S
,
I
N
C
300 N COOPER ROAD
CHANDLER ARIZONA 85225
CHANDLER AND COOPER
DATE: 07-26-2024 (PRELIMINARY)
RKAA# 23065.50
SP-1
2 0 2 4 R K A A
ARCHITECTS, INC. ALL
RIGHTS RESERVED.
THIS DRAWING IS AN
I N S T R U M E N T O F
SERVICE. IT IS THE
PROPERTY OF RKAA
ARCHITECTS, INC. AND
M A Y N O T B E
DUPLICATED, USED OR
DISCLOSED WITHOUT
WRITTEN PERMISSION
OF THE ARCHITECT.
©
THIS SITE PLAN HAS BEEN PREPARED WITHOUT THE AID OF A SURVEY. ALL PROPERTY
BOUNDARIES ARE ROUGH APPROXIMATIONS. THIS DRAWING IS TO BE USED FOR
CONCEPTUAL PURPOSES ONLY AND IT IS NOT TO BE THE BASIS FOR ANY LEGALLY
BINDING DOCUMENTATION.
site
E PECOS ROAD
E CHANDLER BLVD
E RAY ROAD
E McQUEEN ROAD
NORTH
SCALE:
VICINITY MAP
N.T.S.
E COOPER ROAD
E GILBER ROAD
Exhibit 4
Exhibit 5
Exhibit 6
PLANT LEGEND
TREES
SCIENTIFIC NAME
SYMBOL
MISC.
ITEM
"Table Mesa Brown" Decomposed
Granite or Equal
9,072 SF
5/8" Screened
2" Depth, Min.
SIZE
QTY
HXW
SIZE
QTY
COMMON NAME
CAL
Existing Landscape To Remain -
Protect in Place
5,350 SF
Parkinsonia x 'Desert Museum'
48" Box
3
Desert Museum Palo Verde
15'HX9'W
4"
36" Box
9
12'HX7'W
2.5"
Prosopis hybrid 'Phoenix'
24" Box S-Trunk 10
Thornless South American Mesquite
8'Hx4'W
1.5"
Decorative Textured Paving to
Match Existing
265 SF
Existing Tree to Remain
5
Protect in Place
SHRUBS/ACCENTS
GROUNDCOVERS
COMMON NAME
SIZE
QTY
COMMON NAME
SIZE
QTY
Hesperaloe parviflora 'Brakelights'
Brakelights Red Yucca
5 Gal
31
Leucophyllum frutescens ' compactura'
Compact Texas Sage
5 Gal
8
Tecoma x 'Orange Jubilee'
Orange Jubilee
5 Gal
6
Calliandra californica
Baja Fairy Duster
5 Gal
6
Leucophyllum frutescens 'Green Cloud'
Green Cloud Texas Sage
5 Gal
6
Ericameria larcifolia 'Aguirre'
Turpentine Bush
5 Gal
4
Lantana camara 'New Gold'
New Gold Lantana
1 Gal
18
Lantana montevidensis 'Purple'
Purple Trailing Lantana
1 Gal
12
Convolvulus cneorum
Bush Morning Glory
1 Gal
18
L-1.01
Illustrative Landscape Plan
SCALE: 1" = 20'-0"
0'
10'
20'
40'
10'-0"
10'
5'
20'
LANDSCAPE CALCULATIONS:
TOTAL SITE AREA:
36,330 S.F. (0.83 AC)
EXISTING LANDSCAPE AREA:
5,344 S.F.
PROPOSED ONSITE LANDSCAPE
8,950 SF
AREA:
SITE LANDSCAPE COVERAGE:
39%
TOTAL LANDSCAPE AREA:
14,294 S.F.
STREET RIGHT OF WAY:
COPPER RD (104 LF)
1 TREE PER 30 LF
REQUIRED
4 TREES
PROVIDED
5 EXISTING
TREES
LANDSCAPE WEST PERIMETER (174 LF)
1 TREE PER 30 LF
6 TREES
6 TREES
PLANT DATA:
LANDSCAPE PERIMETER:
REQUIRED
PROVIDED
PARKING ISLANDS
1 TREE PER ISLAND
11 TREES
11 TREES
PARKING AREAS:
REQUIRED
PROVIDED
Cooper & Chandler Retail
Chandler, Arizona
06.28.2024
23-0570
Diversified Partners LLC
1
1
4
VICINITY MAP
S. MCQUEEN RD.
E. CHANDLER BLVD.
S. COOPER RD.
T.I S., R.5 E.
SEC. 26
SITE
E. RAY RD.
N.T.S.
KEYNOTES
ENTRY DRIVEWAY
1
2
3
4
TRASH ENCLOSURE
6
KEYNOTES
1
2
3
4
6
KEYNOTES
1
2
3
SIDEWALK
4
DECORATIVE TEXTURED PAVING
5
6
EXISTING RETENTION BASIN TO REMAIN - PROTECT IN PLACE
4
5
EXISTING SCREEN WALL TO REMAIN - PROTECT IN PLACE
6
4
5
6
7
EXISTING LANDSCAPE TO REMAIN - PROTECT IN PLACE
8
9
EXISTING FIRE HYDRANT TO REMAIN - PROTECT IN PLACE
EXISTING MONUMENT - PROTECT IN PLACE
2
2
3
3
3
5
6
7
9
6
10
EXISTING UTILITY - PROTECT IN PLACE
10
10
1 TREE PER 1,000 S.F.
9 TREES
9 TREES
INTERIOR LANDSCAPE AREAS (8,950 S.F.):
REQUIRED
PROVIDED
2
2
2
8
Exhibit 7
EX 6"S
2"W
6"S
2"W
w
2"W
6"FS
COOPER RD
65' EX R/W
75' EX R/W
STORM DRAIN (TYP)
CATCH BASIN (TYP)
STORMTECH
UNDERGROUND
STORAGE BED
(UG1)
Vr=7,606 CF
Vp=8,176 CF
1235
1236
1236
1235
1235
1234
1234
1233
1232
1235
1235
1235
1234
1232
1234
1235
1234
1234
1231
1232
1233
1233
1234
1234
1234
1235
1234
FF=36.30
SEWER SERVICE
FIRE LINE
DOMESTIC
WATER SERVICE
S89°02'56"W 99.16'
N0°56'14"W 70.35'
S89°03'20"W 164.68'
N0°00'36"E
74.32'
S89°03'20"W
10.00'
N0°00'36"E
30.04'
S89°03'29"W 265.60'
N0°56'40"W 37.35'
N89°03'20"E
12.51'
N0°56'40"W
7.19'
LANDSCAPE
SERVICE
S89°03'20"W
0.34'
N89°03'22"E
1.34'
N0°56'38"W 55.98'
N0°56'40"W 74.15'
EXISTING BUILDING
FF=35.48
N0°00'36"E 2629.56'
(BASSIS OF BEARING)
CITY OF CHANDLER
APN:302-84-002K
ZONED: AG
WALMART STORES INC
APN:302-84-943
ZONED: PAD
WALMART STORES INC
APN:302-84-943
ZONED: PAD
S89°59'24"E
65.00'
S89°59'24"E
75.00'
2108.57'
104.53'
416.46'
WALMART STORES INC
APN:302-84-943
ZONED: PAD
DOMESTIC
WATER SERVICE
EXISTING 3'
SCREEN WALL
PROTECT IN PLACE
SLOPE SHALL NOT
EXCEED 2% IN ALL
DIRECTIONS
WITHIN ADA AREA
*EXISTING BASIN B1
HW=35.02
BTM=31.58
Vr= 0.05 AC FT
Vp=0.05 AC FT
*BASED ON APPROVED PLANS
AND TOPO ANALYSIS
ULTIMATE
OUTFALL
ELEV= 34.20
14+00
15+00
16+00
REMOVE & RELOCATE EXISTING
WATER CONNECTIONS
2" WM / BFLP
8" BFLP / 8" SWING CHECK
VALVE / FDC
REMOVE & RELOCATE
EXIST MONUMENT SIGN
EXIST DRYWELL
PROTECT IN PLACE
REMOVE & RELOCATE
EXISTING FH
REMOVE & REPLACE
WATER METER
REMOVE & RELOCATE
EXISTING STREET LIGHT
REMOVE EXISTING
SCUPPER & REPLACE W/CB
EXISTING FENCE
PROTECT IN PLACE
EXISTING WATER METER
PROTECT IN PLACE
REMOVE & REPLACE
EXISTING SCUPPER
8'
PUE
PROP 75' R/W
CROSS WALKS TO BE TEXTURED
PAVING (TYP). SEE LANDSCAPE &
ARCHITECTURAL PLANS FOR DETAILS.
A1
A2
A3a
A3b
A3c
A PORTION OF SECTION 26, TOWNSHIP 1 SOUTH, RANGE 5 EAST,
MARICOPA COUNTY, ARIZONA
NWC COOPER ROAD &
CHANDLER BLVD RETAIL
CHANDLER, ARIZONA
PRELIMINARY GRADING & DRAINAGE PLAN
FOR
BENCHMARK:
CITY OF CHANDLER BENCHMARK #34. LOCATED IN SECTION 36, T1S, R5E, BEING A
CITY OF CHANDLER BRASS CAP IN CONCRETE, FLUSH, BETWEEN CHANDLER BLVD
AND PECOS ROAD; 200' EAST OF COOPER ROAD AT THE INTERSECTION OF FRY
ROAD AND EUCALYPTUS PLACE.
ELEVATION = 1235.86 (NAVD'88)
BASIS OF BEARING:
THE EAST LINE OF THE SOUTHEAST QUARTER OF SECTION 26, T1S, R5E OF THE GILA
AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA. RECORDED
IN MINOR LAND DIVISION OF LOTS 1 AND 3 OF COOPER MARKETPLACE, BOOK
1168, PAGE 46 MARICOPA COUNTY RECORDERS.
BEARING = NORTH 00 DEGREES 00 MINUTES 36 SECONDS EAST
ARCHITECT:
RKAA ARCHITECTS, INC.
2233 EAST THOMAS ROAD
PHOENIX, ARIZONA 85016
PHONE: (602) 955-3900
CONTACT: JAMIE ANGULO
EMAIL: JANGULO@RKAA.COM
OWNER/DEVELOPER:
DIVERSIFIED PARTNERS, LLC
7500 E MCDONALD DR, STE 100A
SCOTTSDALE, AZ 85250
PHONE: (480) 383-8160
CONTACT: EMMA BARRECA
EMAIL: EMMA@DPCRE.COM
N.T.S.
PROJECT
SITE
E RAY RD
T.1 S., R.5 E.
SEC. 26
S MCQUEEN RD
E CHANDLER BLVD
VICINITY MAP
CIVIL ENGINEER:
EPS GROUP, INC.
1130 N. ALMA SCHOOL RD, SUITE 120
MESA, ARIZONA 85201
PHONE: (480) 503-2250
FAX: (480) 503-2258
CONTACT: JOHN HOLMAN, P.E.
EMAIL: JOHN.HOLMAN@EPSGROUPINC.COM
S COOPER RD
Preliminary Grading & Drainage Plan
Designer:
Drawn by:
Project:
Sheet No.
Job No.
Call at least two full working days
before you begin excavation.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
1130 N Alma School Road
Suite 120
Mesa, AZ 85201
23-0570 - NWC Cooper & Chandler Retail
NWC Cooper & Chandler Retail
Chandler, AZ
EPS
EPS
23-0570
of 1
PG01
20
scale: 1" = 20'
0
20
40
feet
1
FLOODPLAIN STATEMENT:
ACCORDING TO THE FLOOD INSURANCE RATE MAP #04013C3102M, DATED
OCTOBER 16, 2013, THIS PROPERTY IS LOCATED IN FLOOD ZONE "X". FLOOD ZONE
X IS DEFINED AS:
AREAS OF 0.2% CHANCE OF ANNUAL FLOOD; AREAS OF 1% ANNUAL CHANCE OF
FLOOD WITH AVERAGE DEPTHS OF LESS THAN 1 FOOT OR WITH DRAINAGE AREAS
LESS THAN 1 SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL
CHANCE FLOOD.
LEGAL DESCRIPTION:
LOT 2 OF COOPER MARKETPLACE, ACCORDING TO THE MINOR LAND
DIVISION OF RECORD IN THE OFFICE OF THE COUNTY RECORDER OF
MARICOPA COUNTY, ARIZONA, RECORDED IN BOOK 977 OF MAPS, PAGE 22.
SOUTHEAST CORNER
SECTION 26, T.1S., R.5E.
BRASS CAP IN HANDHOLE
STA: 10+00.00
EAST 1/4 CORNER
SECTION 26, T.1S., R.5E.
BRASS CAP IN HANDHOLE
*EXISTING BASIN B1
AS-BUILT INFORMATION PER IMPROVEMENT
PLANS BY KIMELY-HORN PROJECT NO. 091502295.
COC LOG NO. EON12-0044
FINISHED FLOOR
STORM DRAIN LINE
DRYWELL
VERTICAL CURB & GUTTER
CENTERLINE
PUBLIC UTILITY EASEMENT
WATER SERVICE
SEWER LINE
DRAIN BASIN
EXISTING TELEPHONE
EXISTING OVERHEAD
ELECTRIC
EXISTING GAS
EXISTING FIBER OPTIC
EXISTING UNDERGROUND
ELECTRIC
EXISTING WATER
EXISTING SEWER
EXISTING STREET LIGHT
EXISTING JUNCTION BOX
EXISTING SEWER MANHOLE
W
EXISTING WATER METER
EXISTING VERTICAL CURB
EXISTING WATER VALVE
EXISTING FIRE HYDRANT
DIRECTION OF FLOW
EXISTING TOP OF CURB
EXISTING GUTTER
RIGHT OF WAY /
PROPERTY BOUNDARY
WATER METER
BACKFLOW
PREVENTION DEVICE
FIRE LINE
LEGEND
FF=
W
CATCH BASIN
FS
W
S
ULTIMATE OUTFALL