Development Booklet

City of Chandler — Study Session (2025-04-21)

Extracted text (via pymupdf) 50985 characters

Countrywide Frye Road Campus
Planned Area Development Major Amendment
Case No. PLH25-0003
Final Submittal: March 24, 2025
2nd Submittal: March 12, 2025
1st Submittal: February 4, 2025

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Legal Representative:
Withey Morris Baugh PLC
Jason Morris / Stephanie Watney, AICP
2525 East Arizona Biltmore Circle, Suite A-212
Phoenix, Arizona 85016
Traffic Engineer:
United Civil Group
2803 North 7th Avenue
Phoenix, AZ 85007

Development Team
Developer:
ViaWest Group
2390 E. Camelback Rd. Ste. 305
Phoenix, AZ 85016

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TABLE OF CONTENTS
I. PAD ....................................................................................................................................... 4
A. PROJECT OVERVIEW ............................................................................................... 4
B. RELATIONSHIP TO ADJACENT PROPERTIES ....................................................... 4
C. GENERAL PLAN AND ZONING .............................................................................. 4
D. PERMITTED USES ...................................................................................................... 4
II. PDP ...................................................................................................................................... 5
A. DEVELOPMENT STANDARDS ................................................................................ 6
B. SITE LAYOUT AND DESIGN .................................................................................... 6
C. ARCHITECTURAL DESIGN AND THEME ............................................................... 7
D. LANDSCAPING .......................................................................................................... 8
E. PARKING .................................................................................................................... 8
IV. SUMMARY ....................................................................................................................... 10

LIST OF EXHIBITS

AERIAL CONTEXT MAP ....................................................................................................... A
APPROVED PDP CONCEPTUAL SITE PLAN ...................................................................... B
EXISTING / AS-BUILT SITE PLAN ........................................................................................ C
PDP APPROVED ORIGINAL SITE RENDERINGS AND EXISTING SITE PHOTO ............ D
PDP APPROVED LANDSCAPE PLAN ................................................................................... E
PDP APPROVED FLOOR PLANS AND ELEVATIONS ........................................................ F
EXISTING FLEX/FACILITY BUILDING FLOOR PLAN ........................................................ G
PROPOSED PASSENGER LOADING EXHIBIT .................................................................. H
PARKING STUDY .................................................................................................................... I
PROPOSED PARKING CONTINGENCY PLAN ................................................................... J

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I. PLANNED AREA DEVELOPMENT

A. Introduction and Project Overview

This request is for approval of a Major Amendment to a 14.3-acre portion of the Countrywide Corporate
Center Planned Area Development (PAD), for the property located approximately 540 feet west of the
northwest corner of Frye Road and Ellis Street, otherwise commonly known as Maricopa County
Assessor’s Parcel Number (APN) 303-63-309A (the “Property”) (See Tab A, Aerial Map). As
background, the Countrywide Corporate Center PAD was approved in 2005 with a subsequent
Preliminary Development Plan approved in 2006 which contemplated development of the overall
Countrywide Corporate Center PAD area as an office campus including three (3) office buildings, totaling
approximately 549,000 square feet, and a 660,000 square foot five-level parking garage to support the
office campus. See Tab B, Approved Conceptual PDP Site Plan. An accessory building housing
mechanical infrastructure was also part of the approval. While the Property was approved for
considerable intensity, it was only partially developed in 2008 with a 184,228 square foot Class-B office
building and a 15,081 square foot flex/facility building, in accordance with the approved PAD. See Tab
C, Existing / As-Built Site Plan. To date, no other parts of the PAD have developed as approved.

Today, the Property is underutilized compared to the entitlement that exists for it, with approximately
123,808 square feet of overall building area unoccupied. The remainder of the existing office building is
currently used as a CVS call center. However, given the locational attributes of the Property, there is an
opportunity to add new uses to the Property and further activate it with quality uses which feature
meaningful employment opportunities. Specifically, the Property is proximate to the regional hospital,
and there is a growing demand for medical office uses in this area of Chandler, yet there is an inadequate
supply of existing flex spaces that can accommodate medical uses over 6,000 square feet. Fortunately,
with tenant and other minor improvements, the Property can accommodate increased demand for
medical uses, while maintaining the overall intent of the established entitlement. In order to provide a
framework for an adaptive re-use of the Property as a high-quality medical office development (the
“Project”), this PAD amendment is requested.

As detailed herein, the intent of this major PAD amendment is to simply add medical office and specialty
medical uses as permitted uses within the PAD. This PAD amendment also addresses parking
requirements for the Project. The original development standards and design criteria will remain per the
existing entitlement in order to ensure continuity for the Property.

B. Relationship to Adjacent Properties

The area surrounding the Property consists of I-1 and PAD zoned uses. To the north of the Property is
land used for surface parking, which is subject to the Countrywide Corporate Center PAD. To the east is
land zoned PAD for data center uses. To the south, beyond Frye Road, are office uses zoned PAD. To
the west is the Air Products industrial facility zoned PAD; and, industrial park zoned I-1.

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C. General Plan and Zoning

The City of Chandler General Plan Future Land Use Map designates the Property as Employment and
being within a Medical/Regional Retail Growth Area. The “Employment” designation is intended to
accommodate major employers, knowledge-based employers, industrial/business parks, and industrial
support uses. The “Medical/Regional Retail Growth Area” is intended as a “major mode for regional retail
and medical services, drawing customers from a large market area” (General Plan Pg. 33). The General
Plan provides that a “dynamic mix of land uses may be appropriate in the growth area (e.g. medical
office, nursing home, retail, hospitality, business parks, large office development, and a variety of
residential densities) so long as they promote and protect the area vision as a major medical center in a
campus-like setting with supporting uses” (General Plan, pg. 33). The desired medical office land use
conforms to the General Plan vision for the Property, thus furthering the City’s vision for this growth
corridor.
The existing zoning for the Property is Planned Area Development for office and I-1 uses. This request
is limited to establishing permitted use and development criteria for a medical office use at the Property.
All other approved regulations of Case Nos. DVR05-0042 and PDP06-0026 will remain in effect.
Considering the approved intensity for the site today, it is anticipated that an administrative design review
application may be pursued for modifications to the approved master site design and architecture –
should any expansion or modification of the approved PDP be desired. If there are significant departures
from the approved PDP, as determined by the Planning Administrator, then a more detailed preliminary
development plan may be required.
D. Permitted Uses

Office uses including professional, business, administrative, executive and any other offices, including
general medical office and specialty medical uses. General medical office uses may include but are not
limited to health care clinics, urgent care, primary care provider offices, dental offices and optometrist
offices, and similar uses. Specialty medical uses, which are generally classified as out-patient facilities,
may include out-patient medical office uses, medical specialist offices, surgery centers, rehab services
such as occupational therapy, physical therapy and speech therapy, psychologist and/or psychiatrist
offices, plastic surgery, and other similar uses. All uses allowed by right within the I-1 zoning district,
including compounding pharmacy, as indicated by an “X” on the Table of Permitted Uses for Non-
Residential Districts in Chapter 35, Article 21 of the Chandler Zoning Code.

Uses Permitted by Use Permit

All uses allowed with a use permit within the I-1 zoning district, as indicated by a “UP” on the Table of
Permitted Uses for Non-Residential Districts in Chapter 35, Article 21 of the Chandler Zoning Code.

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II. Preliminary Development Plan

The Countrywide Frye Road PDP (Case No. PDP06-0026) established the site and building standards
for development of the Property, as detailed below.

A. Development Standards

1. Height regulations:
No building shall exceed forty-five (45) feet in height at a thirty-foot front building setback line,
except a building may exceed such height provided that at no point it projects above a line sloping
inward and upward at a forty-fivedegree angle at the required height and setback line (up to a
maximum of 45').

2. Front yard:
Buildings shall be set back at least fifty (50) feet from the right-of-way line along arterial streets and at
least thirty (30) feet from the right-of-way line along all other streets.

3. Side yard:
A minimum side yard of twelve (12) feet shall be required on one (1) side of any lot or parcel not having
rear or alley access. On multi-building projects with on-site drives suitable for fire lanes, the required
side yard setbacks may be waived upon approval of the site development plan by the Planning Director
and the Fire Chief. In all instances, a minimum fifty-foot side yard setback shall be required for industrial
development when abutting residentially zoned property.

4. Rear yard:
Fifty (50) feet when abutting or adjacent to residential zoned property. No rear yard is required where
solid masonry building wall and/or six-foot solid masonry wall is constructed along the rear property line
and provided also no access or servicing is permitted to the rear of the property. A rear yard of twenty-
five (25) feet is required in all other instances.

5. Intensity of lot use:
No building(s) shall occupy more than fifty-five (55) percent of the lot area.

B. Site Layout and Design

The Property is currently developed with a 184,228 square foot office building and 15,081 square foot
flex/facility building, consistent with the approved PDP site plan enclosed at Tab B. Original approved
project building renderings and a photo of the existing development is included at Tab D. The applicant
envisions retaining the existing buildings in-place and transitioning the Property to allow medical office
and specialty medical uses within the existing primary office structure. In addition, the applicant envisions
converting a 2,300 square foot portion of the flex/facility building with a compounding pharmacy use that
will support on-site and user networks. The compounding pharmacy will not be closed to the general

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public. This adaptive reuse of existing buildings presents a meaningful opportunity to bring employment
uses to the Property, including high-paying medical jobs, while providing necessary medical services
within this area of Chandler.
The most recent approved PDP site plan identifies three nearly identical three-story structures, each
totaling approximately 180,000 square feet of office space. A five-level parking structure was also
contemplated to provide parking for approximately 1,990 vehicles. The total area of each floor plate for
the parking structure was planned to be approximately 130,000 square feet for a total of 660,000 square
feet. The parking structure was designed to be architecturally integrated with the larger site. It should be
noted that, although future expansion is contemplated, there are no current modifications to the approved
PDP plans proposed. Any future improvements that substantially conform to the approved PDP may be
reviewed via an administrative design review application.
The approved PDP envisioned development of four buildings located around a central courtyard which
includes various pockets of uncovered surface parking. All of the proposed structures were planned to
allow convenient visual and physical access to outdoor landscaped spaces for recreation, relaxation and
relief from the "everyday grind". All buildings were designed with a deep landscape setting that was
designed to become an extension of the open space system as an integral component for achieving a
campus feel. That said, the overall PAD area has been divided and sold to various ownership groups,
which has reduced the PAD’s land area to two (2) developable parcels, one of which is the subject of
this request. This has effectively resulted in a smaller developable area than the PAD and subsequent
PDP contemplated, and limits the ability of the Property to develop as the envisioned campus.
Accordingly, the extent of open space areas may be reduced to be commensurate with the overall site
area, and existing and any new structures.
The main access to the Property is via a tree-lined and signalized drive at the intersection of Frye Road
where Benson Lane terminates to the south. At the main access drive, alternative pavement is provided
at the project entry and further into the site to provide a sense of arrival into the project. Secondary
access is provided at the southwest corner of the Property via Frye Road.
C. Architectural Design and Theme
The existing structures have been built with decorative concrete tilt panels. Glazed openings are provided
with tinted glazing for both aesthetics and solar control. Building massing is reduced with the use of
decorative score lines and accent color bands. The existing architectural style, themes, materials, colors
and character of the project is consistent with the Bank of America campus to the north. See Tab F for
the approved elevations and floor plans. Any future development will conform to the existing design
theme for the Property.

Existing improvements to the site include a flex/facility building which provides all of the mechanical and
electrical systems necessary to support the remaining Property. The massing and the impact of the front
elevation of that building is reduced by stepping both the facades and building footprints and the

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heights of the parapets. The building features aspects of the office building materials and colors with
some additional visual interest.

D. Landscaping

The existing Project frontage features complementary earth mounding and existing mature landscaping
with double rows of trees along portions of the street frontage. Additional landscaping will be installed
along the street frontage, consistent with the intent of the approved landscape plan, where feasible.
Where utility or other conflicts exist, the applicant will work with the City to determine locations for
replanting. The main entry access via Frye Road is lined with date palms and mature palo verde trees.
Indigenous plant materials expressive of the Sonoran Desert environment are provided throughout the
Property to articulate spaces, create pedestrian friendly enclaves and to help in solar control and shading.
Some open space areas have been dedicated for on-site retention.

Additional consideration has been given to the screening of all mechanical and electrical equipment either
with decorative masonry screen walls or in the case of the roof top equipment some type of a decorative
metal screening may be utilized. A copy of the approved landscaping plan is included at Tab E.

E. Parking

The Property currently features 1,105 surface parking spaces, including 1,081 regular parking spaces
and 24 ADA stalls. As a 184,228 square foot office development, the Property is over-parked today for
current uses. As described herein, the applicant seeks to transition the existing development to a medical
office and specialty medical use. In addition, the flex/facility building at the northwest corner of the site is
anticipated to be partially converted to accommodate a 2,300 square foot compounding pharmacy
including a 250 square foot accessory office space. Enclosed at Tab G is the existing floor plan for this
building; minor modifications are anticipated to convert Areas B33 and B34 as described herein. The
balance of the flex/facility building will remain as dedicated area for mechanical and electrical functions
for the project.
The City of Chandler’s zoning code requires 1 parking space per 150 square feet of building area for
medical office uses. If the Project was parked at this ratio, it would be under-parked per the Zoning Code
requirements. However, pursuant to Zoning Code Section 35-1808, the applicant will install a passenger
loading zone at the front of the existing office building to meet the demand for passenger drop-off and
pick-up areas generated by ride sharing and/or autonomous vehicles, which in turn provides a
mechanism for relief from the Zoning Code’s parking requirements. Specifically, one (1) passenger
loading zone will be provided, which qualifies the Project for a ten percent reduction parking reduction,
which equates to 1,106 required parking spaces for the primary building. Refer to Exhibit H which depicts
the proposed passenger loading area. An additional three (3) parking spaces is required by the Zoning
Code to support the 2,300 square foot compounding pharmacy including a 250 square foot accessory
office, for an overall total of 1,109 required parking spaces. Given that the existing site contains, 1,105
parking spaces, this PAD requests a minor four (4) space deviation. It should be noted that this formula
is based entirely on general medical office parking standards even though the majority of the
development will be specialty medical uses.

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That said, a parking analysis has been provided (Tab I) to support a reduction in parking for the
envisioned Project based upon two (2) methodologies: (i) a parking ratio comparison for medical office
uses across the Phoenix Metropolitan Area; and, (ii) the ITE Parking Generation Manual, 6th Edition,
published by the Institute of Transportation Engineers (ITE).
(i) Parking Ratio Comparison
The parking ratio comparison provided in the performed parking analysis demonstrates that five out of
six other local jurisdictions have parking ratios at a rate of 1 space per 200 square feet or greater for
medical office uses. With this standard Valley ratio, the site would support parking needs for medical
office uses, as proposed, based on the requirements of comparable local jurisdictional requirements.
Using a ratio of 1 space per 200 square feet equates to 924 required parking spaces.
(ii) ITE Parking Generation Manual
The parking analysis confirms that the ITE Parking Generation Manual supports a reduction of parking
based upon observed parking demand of similar medical office developments. Specifically, according to
the ITE Parking Generation Manual, medical office uses of a similar scale have observed demand levels
in the 85th percentile. This means that 85% of similarly sized medical office developments would require
796 or fewer spaces during their peak occupancy. The 85th percentile is used in parking facilities to
accommodate most users without excessive overbuilding.
Based on the findings from the parking analysis, the table below presents the forecasted parking demand
for the proposed development by various methodologies.

In addition, a parking contingency plan is provided at Tab J, which illustrates how an additional seven
(7) parking spaces could be created on-site by converting motorcycle parking spaces to standard auto
spaces; and, by converting five (5) existing landscape islands at the northeast corner of the site to parking
spaces. Should these spaces be converted, a deviation from the parking lot landscape island
requirements of the Zoning Code is requested. This deviation, if necessary, is limited to the five (5)
landscape islands as depicted at Tab J. This deviation is considerable due to the surplus of on-site
landscaping, particularly within the northeast area of the site, and presence of existing shade structures
which provide shade relief within this area of the site. To summarize, using comparable local and national
parking data, the above table shows that the available supply of 1,105 existing parking stalls is sufficient
to meet the needs of the proposed medical office with 2,300 square feet of compounding pharmacy and
a 250 square foot accessory office within the facility/flex building. Using the same industry standard
parking ratio of 1 stall per 200 square feet of medical office, an expansion of uses could be supported
on-site. Ultimately, any future use of the site for medical office or specialty medical uses beyond that
described herein may be considered administratively, so long as there is a parking solution that
addresses parking demand, as reviewed and approved by the Planning Administrator.

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III. Summary

The proposed major PAD amendment provides a framework for re-use of existing structures, as well as
expansion of the Property for medical office uses, which are anticipated to bring forward quality and high-
paying employment opportunities, and provide needed medical services to area residents. This proposed
PAD amendment conforms to the City’s established policy goals and will be a compatible and complementary
land use for the area.

TAB A

https://www.wmbattorneys.com/
2
Site Aerial Map
CITY OF SURPRISE
COUNTY RU-43
CITY OF SURPRISE
COUNTY RU-43

TAB B
PDP APPROVED SITE PLAN

APPROVED
PDP SITE
PLAN

TAB C
EXISTING / AS-BUILT SITE PLAN

DESIGNER
Ajanta Design
99 East Virginia Ave, Suite 225
Phoenix, Arizona 85004
Brian Braganza, AIA
brian.braganza@ajantadesign.com
tel: 480.305.1453
CLIENT & PROJECT
ViaWest Group
Chandler Integrative
Care Campus
2700 W Frye
Chandler, Arizona
Alex Hondros
ahondros@viawestgroup.com tel: 602.957.8300
Ext 130
REGISTRATION
MARK
DESCRIPTION
DATE
PROJECT NUMBER
179.2700
SHEET IDENTIFICATION
REVISIONS
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A-100
EXISTING SITE PLAN
PARKING CALCULATION:
CITY APPROVAL STAMP
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PARKING CALCULATION
REQUIRED:
••
MEDICAL OFFICE*:
••
1 SPACE/150 SQFT = 184,228 SQFT/150 SQFT = 1,228.187 SPACES
••
COMPOUND PHARMACY/MANUFACTURING:
••
1 SPACE/1,000 SQFT = 2,050 SQFT/1,000 SQFT = 2.05 SPACES
••
OFFICE:
••
1 SPACE/250 SQFT = 250 SQFT/250 SQFT = 1 SPACE
TOTAL REQUIRED: 1,231.237 = 1,232 SPACES REQUIRED
TOTAL REQUIRED WITH 10% REDUCTION*: 1,109 SPACES REQUIRED
PROVIDED: 1,105**
•• • • •• • • • •• • •• • •• • • • •• • •• • • •• •• • •• • •• • • • • • • • •• • • •• • •• • • • ••• •• • ••• • • • • • •• • ••• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •

THE NUMBER OF REQUIRED PARKING SPACES THROUGH THE ADDITION OF ONE (1)
• • • • • • • • • •• • • • •• • •• • • • •• • • • • ••• •• • •• • •• • • • • • • • • •••••••••••••••••••••••••••••••••••••••••••••••••
**SEE SHEET A-102 FOR A PARKING CONTINGENCY PLAN THAT WOULD ALLOW THE SITE
TO BE PARKED TO CODE BY PROVIDING ADDITIONAL PARKING SPACES ON THE
NORTHEAST SIDE OF THE PARKING LOT AND RECLAIMING 2 MOTORCYCLE PARKING
SPACES.
SITE DATA:
SITE LOCATION:
APN:
ZONING:
PROPOSED USE:
TOTAL SITE AREA:
TOTAL BUILDING AREA:
EXISTING LOT COVERAGE:
EXISTING BUILDING HEIGHT:
WEST OF THE NWC FRYE RD & ELLIS ST
303-63-309a
PAD
SPECIALITY MEDICAL USES / GENERAL MEDICAL
OFFICE / UNDERLYING OFFICE AND I-1 USES
14.3167 ACRES
184,228 SF (MAIN BUILDING)
15,792 SF (FLEX / FACILITY BUILDING)
32.1%
45'
SEE SHEET A-102: CONTINGENCY PLAN'(7$,/$
SEE SHEET A-102: CONTINGENCY PLAN'(7$,/&
SCALE:
EXISTING SITE PLAN
A5
1" = 40'-0"
SEE SHEET A-101: PROPOSED PASSENGER DROP OFF'(7$,/6$ $
EXISTING / AS-
BUILT SITE PLAN

5
10'-0"
22'-0"
6'-0"
2
26'-0"
1
3
1
1
4
4
6'-0"
DESIGNER
Ajanta Design
99 East Virginia Ave, Suite 225
Phoenix, Arizona 85004
Brian Braganza, AIA
brian.braganza@ajantadesign.com
tel: 480.305.1453
CLIENT & PROJECT
ViaWest Group
Chandler Integrative
Care Campus
2700 W Frye
Chandler, Arizona
Alex Hondros
ahondros@viawestgroup.com tel: 602.957.8300
Ext 130
REGISTRATION
MARK
DESCRIPTION
DATE
PROJECT NUMBER
179.2700
SHEET IDENTIFICATION
REVISIONS
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SITE PLAN & EXHIBIT
CITY APPROVAL STAMP
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EXPIRES:
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2025
3/31/2027
KEY NOTES:
1.
NEW 6" CONCRETE CURB.
2.
6' x 22' PASSENGER LOADING AREA.
3.
NEW CONCRETE SIDEWALK.
4.
NEW PEDESTRIAN RAMP.
5.
HATCHED AREA IS CURRENT MOTORCYCLE PARKING.
SCALE:
PROPOSED DROP OFF
A4
1" = 40'-0"
SCALE:
D1 EXHIBIT
A2
1/16" = 1'-0"
DIMENSIONS OF LOADING ZONE ARE PER CITY'S STANDARD DETAIL
C-261-1 FOR A SINGLE LOADING ZONE TYPE B WITH PERPENDICULAR RAMP

TAB D
PDP APPROVED RENDERINGS / EXISTING IMAGERY

TAB E
PDP APPROVED LANDSCAPE PLAN

PDP APPROVED
LANDSCAPE PLAN

TAB )
PDP APPROVED FLOOR PLANS AND ELEVATIONS

TAB G
EXISTING FACILITY / FLEX BUILDING FLOOR PLAN

BOUNDARY AREA
E10 BA BOUNDARY AREA
70,412.8037
TENANT AREA
T10
TAr
ea TENANT AREA
53,030.4084
TENANT ANCILLARY
A10
TAn
c EXTENDED CIRC., 100
165.3750
BUILDING SERVICE
B10 BSAEGRESS CORRIDOR
126.4653
B11 BSASTAIR
192.6389
B12 BSAWATER SHUT-OFF
33.2500
B13 BSAEGRESS CORRIDOR
110.0938
B14 BSASTAIR
200.0104
B15 BSAFIRE RISER
58.3854
B16 BSAMAIN LOBBY
1,857.6397
B17 BSAEGRESS CORRIDOR
133.2431
B18 BSASTAIR
206.9375
B19 BSAELEVATORS
142.3264
B20 BSAELEV. MACHINE ROOM
153.3125
B21 BSASTORAGE
28.6493
B22 BSAELEV. MACHINE ROOM
259.0295
B23 BSAELEVATOR
127.4403
B24 BSAELEVATOR LOBBY
348.2639
B25 BSASWITCH GEAR / FACP
455.2064
B26 BSASTAIR
154.1111
B27 BSATELEPHONE
162.3264
B28 BSAEGRESS CORRIDOR
83.1389
B29 BSASTORAGE
520.5521
B30 BSAELECTRICAL
225.0512
B31 BSAELECTRICAL
3,010.0000
B32 BSAMECHANICAL
4,407.5000
B33 BSAENGINEERING OFFICE
610.9414
B34 BSASTORAGE
1,490.7014
FLOOR SERVICE
F10 FSAELECTRICAL
138.3889
F11 FSARESTROOMS / JANITOR
920.5556
F12 FSARESTROOMS
840.8611
F13 FSA JANITOR ROOMS
220.0000
N
01
2700 W Frye Rd.
Chandler, AZ 85224
TRASH
(OTA)
TRASH
(OTA)
TRASH
(OTA)
TRASH
(OTA)
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(OTA)
COOLING TOWER
EMERGENCY GENERATOR
(OTA)
ELEC
MECH
BLDG STOR
ENGINEERING
OFFICE
UP
UP
UP
UP
RESTROOM
RESTROOM
EMR
RESTROOM
RESTROOM
JAN/
WATER
HEATER
ELEC
MAIN
WATER
SHUT-OFF
VALVE
FIRE
RISER
JANITOR
EMR
ELEC
SWITCH GEAR / FACP
BLDG STOR
UP
TELEPHONE
BLDG STOR
UP
UP
UP
JAN/
WATER
HEATER
T10
A10
B10
B11
B12
B13
B14
B15
B16
B17
B18
B19
B20
B21
B22
B23
B24
B25
B26
B27
B28
B29
B30
B31
B32
B33
B34
F10
F11
F12
F13
B12
SUITE 100
CVS
H = 14'-0"
W = 13'-5"
0'-0"
H = 14'-0"
W = 13'-5"
0'-0"
© 2023 CONTOURED, INC. | www.contoured.com | 949.610.0852
Flex/Facility Floor Plan:
Areas B33 and B34 will be
reconfigured, with approval
under separate cover, to
convert some existing office
square footage with area to
support the compounding
pharmacy.
Main Building: 1st Floor
EXISTING
FACILITY/FLEX
BUILDING FLOOR
PLAN

TAB H
PROPOSED PASSENGER LOADING AREA

TAB I
PARKING ANALYSIS

PARKING ANALYSIS

Medical Office Complex
2700 West Frye Road
Chandler, Arizona

PREPARED FOR
ViaWest Group
2390 East Camelback Road, Suite 305
Phoenix, Arizona 85016

PREPARED BY

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

PARKING ANALYSIS

Medical Office Complex
2700 West Frye Road
Chandler, Arizona

February 3, 2025
Revision 1: March 13, 2025

UCG Project Number: TR25011

PREPARED FOR
ViaWest Group
2390 East Camelback Road, Suite 305
Phoenix, Arizona 85016

PREPARED BY

2803 N. 7th Avenue
Phoenix, Arizona 85007
602-265-6155

CONDUCTED BY

Sarah Simpson, PhD, PE

President

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

INTRODUCTION
ViaWest Group retained United Civil Group to perform this Parking Analysis for an
existing commercial office development that is planned for a medical office complex.
The proposed medical office complex is located at 2700 West Frye Road, in
Chandler, Arizona.

This Parking Analysis has been performed per the City of Chandler Engineering and
Design Standards Manual for Public Works Construction, City of Chandler Code of
Ordinances Chapter 35 Land Use and Zoning, locally accepted standards, and
industry practice. The purpose of this analysis is to determine the required parking
per the City of Chandler Zoning Ordinance, provide the parking supply for the site,
compare parking ratios for other municipalities within the Phoenix Metropolitan Area
and recommend the parking demand for this proposed medical office complex that
meets the needs of the development.

SITE DESCRIPTION
The existing commercial office development is located on approximately 14.3-acres
of land on the north side of Frye Road west of Ellis Street, specifically 2700 West Frye
Road, in Chandler, Arizona. Currently, the site consists of a 184,228 square foot 3-
story commercial office development which is envisioned to be converted to medical
office and specialty medical uses. A flex/facility building exists on the northern
boundary of the property. The flex/facility building serves the office complex back of
house systems. As part of the overall conversion of uses, the flex/facility building is
envisioned to provide a 2,300 square foot compounding pharmacy including 250
square feet of accessory office space, which is included within the analysis. The
remainder of the building will remain as-is to support mechanical needs of the site.

Figures 1 and 2 illustrate the site’s location within the context of the City of Chandler
and its surroundings.

Approximately 20,000 square feet of medical office is proposed as a future expansion
on site, which is also evaluated within this analysis.

PARKING SUPPLY
Currently, the site consists of 1,080 regular parking stalls and 24 ADA stalls for a total
of 1,104 on-site parking stalls. Figure 3 demonstrates the on-site parking
arrangement for the development.

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ
4
PARKING ANALYSIS
City of Chandler Zoning Ordinance
The City of Chandler provides minimum parking requirements within the Code of
Ordinances Part VI Planning Chapter 35 Land Use and Zoning Article XVIII Parking
and Loading Regulations. Per Section 35-1084 Parking Schedule, for medical, dental
offices, clinics the parking ratio is one space per 150 square feet. For specialty
medical uses, the parking ratio is one space per 200 square feet. For general office,
the parking ratio is one space per 250 square feet. Table 1 provides the parking
demand per the City of Chandler Zoning Ordinance if the land use is medical office
with an area reserved for minor compounding pharmacy use.
Table 1: Parking Demand Requirements per the City of Chandler Zoning Ordinance
Land Use
Square
Footage
(square feet)
Parking Ratio
Parking Stalls
Required by Code
Medical Office
184,228
1/150
1,228
Compounding Pharmacy
(Industrial/ Manufacturing)
with 250 square feet of
Accessory Office
2,300
1/1000 plus 1/250
for office
3
SUBTOTAL
1,231
10 % reduction for Passenger Loading
-123
TOTAL
1,108
A ten percent reduction in parking stalls is permitted by Zoning Code Section 35—
1808 with the provision of a passenger loading zone, which this project will provide.
Combined with the compounding pharmacy with 250 square feet of accessory office
space the code requires 1,108 stalls. The site is deficient per Zoning Code standards
by four (4) spaces. However, further analysis shows that the proposed land use can
be accommodated with the provided 1,104 stalls along with possible future
expansion.
Comparison of Parking Ratios for Medical Office
Providing an appropriately sized parking area is essential to optimizing the use of
space and resources in a development. When parking areas are larger than necessary,
it can lead to underutilized space that could otherwise be used for green areas,
additional building capacity, or pedestrian-friendly designs. Excessive parking can
also increase construction and maintenance costs, as well as contribute to
environmental concerns, such as additional stormwater runoff and reduction in natural
landscape. However, accurately determining parking needs ensures that space is used
efficiently, lowering operational costs and fostering sustainable development.
Therefore, a comparison of parking ratios across cities in the Phoenix metropolitan
area was conducted to better understand regional trends and find a balance for

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ
5
parking requirements of medical office building uses in the surrounding area. Table 2
provides parking ratios for medical office buildings within comparable municipalities.
Table 2: Parking Ratio Comparisons for Medical Office in the Phoenix Metropolitan Area
City
Source
Parking Ratio
Phoenix
City Zoning Ordinance: Chapter 7 Section 702 Off Street Parking
and Loading - 12/4/2024
(Medical Offices: Doctor, Dentist, Clinics, Centers)
1 space per 200 sf
gross floor area
Mesa
City Zoning Ordinance Chapter 32: On-site Parking, Loading and
Circulation Table 11-32-3.A: Required Parking Spaces By Use -
12/13/24
(Medical/dental offices and outpatient clinics)
1 space per 200 sf
Gilbert
Land Development Code Section 5.3 Circulation, Parking and
Loading Table 5.3.6.B Off Street Parking Requirements - 9/21/21
(Health Care Facilities: Medical Offices and Clinics)
1 space per 150 sf
Glendale
Code of Ordinances Article 4 Section 35.4.000 Off Street Parking
Table 35.4.005 Required Parking Ratios - 10/25/2024
(Medical Offices and Clinics)
1 space per 350 sf
gross floor area
Peoria
Peoria City Code Chapter 21 Zoning Section 21-825 Parking
Requirements – 10/1/24
(Medical: Health Clinics)
1 space per 200 sf
of floor area
Scottsdale
Scottsdale Code of Ordinances Article IX. Parking and Loading
Requirements Section 9.103 Parking Requirements Table 9.103
A Schedule of Parking Requirements– 1/8/25
(Offices – government, medical/dental and clinics)
1 space per 250 sf
of gross floor area
As shown in Table 2, with the exception of the Town of Gilbert, the remaining 5 cities
that were reviewed have a parking ratio of 1 space per 200 sf or greater.
Table 3 provides the parking results if the parking ratio of 200 sf for the medical office
development is used for this site.
Table 3: Parking Demand Requirements Using Similar City Comparisons
Land Use
Square
Footage
(square
feet)
Parking Ratio
Parking Stalls
Required
Medical Office
184,228
1/200
921
Compounding Pharmacy
(Industrial/ Manufacturing) with
250 square feet of Accessory
Office
2,300
1/1000 plus 1/250 for a
small office
3
TOTAL
924
If a parking ratio of 1 space per 200 square feet of medical office is used, then the site
demand for this proposed development is 924 spaces. This parking calculation
includes the 2,300 square foot compounding pharmacy with accessory office on site
within the flex/facility building.

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

Comparison of ITE Parking Generation
The ITE Parking Generation Manual, 6th Edition, published by the Institute of
Transportation Engineers (ITE), is a comprehensive reference that provides data and
methodologies for estimating parking demand across various land uses. It is used by
transportation professionals to make informed decisions about parking requirements,
balancing supply with actual demand to improve land use efficiency and
sustainability.

For this analysis, the land use Medical-Dental Office Building (LUC 720) and Industrial
Manufacturing (LUC 140) are selected. The definition for this land use according to
ITE is as follows:

(LUC 720) Medical-Dental Office Building: A medical-dental office building is a facility
or clinic with one or more tenants that provide diagnoses and outpatient care on a
routine basis. Tenants range from individual private physicians and dentists to large
medical practices. Patient visits are by appointment only.

(LUC 140) A manufacturing facility is an area where the primary activity is the
conversion of raw materials or parts into finished products. Size and type of activity
may vary substantially from one facility to another. In addition to the actual
production of goods, a manufacturing facility typically has an office and may provide
space for warehouse, research, and associated functions.

Table 4 provides the parking generation estimates for the proposed 184,228 square
foot 3-story medical office development with a 2,300 square foot compounding
pharmacy with accessory office.

Table 4: ITE Parking Generation
Land Use
Square
Footage
(square feet)
Weekday Number of Stalls Required
Weekday Average
85th Percentile
Medical Office
184,228
484
788
Compounding Pharmacy
(Industrial/ Manufacturing)
with 250 square feet of
Accessory Office
2,300
2
8
TOTAL
486
796

According to the ITE Parking Generation Manual, the 85th percentile of 796 spaces
equates to the demand level of the observed sites. Meaning that 85% of similar sites
required 796 or fewer spaces during their peak occupancy. The 85th percentile is used
in parking facilities to accommodate most users without excessive overbuilding.

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

PARKING DEMAND
Based on the findings from the parking analysis, Table 5 presents the forecasted
parking demand for the proposed development by various methodologies.

Table 5 Parking Demand for the Medical Office
Source
Parking Stall Requirements
City of Chandler
1,231
Comparable Cities
924
ITE Parking Generation (85th Percentile)
796

Using the comparable data within Table 5 shows that the available supply of 1,104
existing parking stalls is sufficient to meet the needs of the proposed medical office
and 2,300 square foot compounding pharmacy including the 250 square foot
accessory office.

ADA REQUIREMENTS
According to the Americans with Disabilities Act, accessible parking spaces must be
considered separately for parking lots. For this development the total number of
parking spaces provided is over 1001. Therefore, the minimum number of accessible
parking spaces permitted is 20 plus 1 for each 100 over 1000. Therefore, 22 ADA
spaces are required for this development. Of the 22 ADA spaces, at least one in every
6 (4 stalls) are required to be van accessible.

On site, 24 ADA parking spaces are provided with at least 4 that are van accessible.

ADDITIONAL DEVELOPMENT
Additional medical office development may be proposed at this site of approximately
20,000 square feet. If the expansion is constructed, Table 6 provides the parking
required for the entire development including the additional 20,000 square foot
expansion using a parking ratio of 1/200 square feet, that was determined by the
comparable Cities analysis.

Land Use
Square Footage
with Proposed
Expansion
(square feet)
Parking Ratio
Parking Stalls
Required
Medical Office
204,228
1/200
1021
Compounding Pharmacy
(Industrial/ Manufacturing)
with 250 square feet of
Accessory Office
2,300
1/1000 plus 1/250 for a
small office
3
TOTAL
1,024

If the additional medical office development were expanded by 20,000 square feet,
then 1,024 total parking stalls should be provided to accommodate the site.

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

CONCLUSIONS
This parking study was conducted to determine the minimum number of parking
spaces (parking demand) that should be provided on-site to adequately
accommodate the conversion of an office complex to the proposed medical office
complex development. The proposed medical office complex is located at 2700 West
Frye Road, in Chandler, Arizona. Currently, the site consists of a 184,228 square foot
3-story commercial office development that will be converted to a medical office and
an existing flex/facility building where approximately 2,300 square feet will be
converted to a compounding pharmacy including a 250 square foot accessory office.
The development currently has a supply of 1,104 parking stalls on site.

The City of Chandler’s zoning ordinance for medical office parking requires 1 stall per
150 square feet. Using this ratio, the parking supply for the existing building is short if
the development is converted to medical office. However, Zoning Code Section 35-
1808 provides 10 percent relief from the code requirements with the provision of a
passenger loading area. While the site is deficient four spaces by coed standards, a
review of similar cities within the Phoenix metropolitan area show that this parking
ratio is conservative, comparatively.

Six cities parking requirements were reviewed and with the exception of the Town of
Gilbert, the remaining 5 cities have a parking ratio of 1 space per 200 sf or greater for
medical office. The City of Glendale requires the least parking stalls for this medical
office land use with a parking ratio of 1 space per 350 square feet.

The ITE Parking Generation was also reviewed to determine parking stall demand for
a similar land use of medial office. Based on ITE the 85% percentile parking
requirement is 796 stalls for a similar size and land use.

Therefore, using comparable local and national parking ratio data the available supply
of 1,104 existing parking stalls is sufficient to meet the needs of the proposed
medical office conversion with a 2,300 square foot compounding pharmacy that
includes 250 square feet of accessory office.

Using the same parking ratio of 1 stall per 200 sqft of medical office building, an
expansion of 20,000 square feet could be constructed on site. This scenario would
increase the parking demand to 1,024 stalls, excluding the to percent relief provision
noted above, which meets the existing available parking supply and providing a
surplus of 80 stalls.

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

ADA requirements are met for this development with 24 provided ADA stalls with at
least 4 van accessible stalls.

This parking assessment with proposed scenarios is based on a variety of assumptions
related to the site plan and land use of the proposed development. If larger buildings
or pads, alternate land uses, or changes to the local Parking Ordinances are ultimately
proposed, these parking calculations and criteria evaluation may not remain valid.

LIMITATIONS
Our professional services have been performed using that degree of skill ordinarily
exercised, under similar circumstances, by reputable transportation engineering firms
practicing in this locality. No other warranty, expressed or implied, is made.

The contents of this report are intended for the sole use of the addressee and his/her
designees. In completing this report, data was obtained from a variety of sources
which were assumed reliable and accurate (i.e., City, County, State and Federal
sources). Should deviations from this report be noted, this firm should be contacted
for review of the area of concern.

A reasonable attempt was made to acquire recent traffic impact studies, traffic
projections and/or data that may be helpful in more accurately projecting traffic
volumes. United Civil Group is not responsible for incorporating data made available
after this document has been finalized.

This report is issued with the understanding that it is the responsibility of the owner to
see that its findings are carried out or brought to the attention of those concerned. If
any changes to the proposed project are made, the findings of this report shall be
subject to review and may require modification or addendum.

PARKING ANALYSIS
Medical Office Complex – Phoenix, AZ

SOURCES

City of Chandler Code of Ordinances Chapter 35 Land Use and Zoning

City of Glendale Code of Ordinances Article 4 Section 35.4.000 Off Street Parking
Table 35.4.005 Required Parking Ratios, adopted October 25, 2024.

City of Peoria City Code Chapter 21 Zoning Section 21-825 Parking Requirements,
adopted October 1, 2024.

City of Phoenix Zoning Ordinance: Chapter 7 Section 702 Off Street Parking and
Loading, adopted December 4, 2024.

City of Mesa Zoning Ordinance Chapter 32: On-site Parking, Loading and Circulation
Table 11-32-3.A: Required Parking Spaces By Use, adopted December 13, 2024.

City of Scottsdale Code of Ordinances Article IX. Parking and Loading Requirements
Section 9.103 Parking Requirements Table 9.103 A Schedule of Parking
Requirements, adopted January 8, 2025.

Institute of Transportation Engineers Parking Generation Manual, 6th Edition.

Town of Gilbert Land Development Code Section 5.3 Circulation, Parking and
LoadingTable 5.3.6.B Off Street Parking Requirements, adopted September 21, 2021.

TAB J
PROPOSED PARKING CONTINGENCY PLAN