Apache Junction Planning Commission defers Sun Construction's 36.6-acre industrial rezoning vote to June 24

meeting of the planning and zoning commission for the city of Apache Junction. Today's date, June 10th, 2025. The time is 700 p.m. Please stand for the pledge of allegiance. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Rudy, can I get a roll call, please? Chairman Hansi, here. Vice Chair Barker, here. Commissioner Gage, Commissioner Star here. Commissioner Bigalow here.

Commissioner Mikeland here. Commissioner Kalen, we had a a technical error and it says that he got dropped from the call. So, I'm trying to figure that part out. Okay, we'll we'll mark him as present. Okay, we have a quorum. Mr. Chairman, thank you Rudy. Do we have a motion to approve the agenda and minutes? Mr. Chair, Commissioner Ber, I move that the Planning and Zoning Commission accept the agenda as presented and approve the minutes from the May 27th, 2025 regular meeting. Second.

Rudy, we have a motion and a second. Can I get a roll call, please? Commissioner Callen, yes. Chairman Henchie, yes. Vice Chair Barker, yes. Commissioner Star, yes. Commissioner Bigalow, yes. Commissioner Mikeland, yes. So move, Mr. Chairman. Thank you, Rudy. There's a public hearing this evening.

Major General Plan amendment case P-25-10-GPA [Music] to amend the general plan land use map for parcel 1 02-20-00008A [Music] and 102-20-00008 season Charlie and a reasonzoning by plan development case P-25 5-11-PZ to reszone parcels 12-20-008A and 102-20-008 C. Nick, take it away, please. All right. Thank you, Chairman Hatchee. Uh, good evening, Planning and Zoning Commission.

So tonight I I will be presenting this case the general major general plan amendment and the plan or reasonzoning by plan development uh regarding stunt construction sun's construction on the noted parcels. So just to note this is the fir the first meeting tonight is here held here at the superstition fire and medical district because of the major general plan amendment.

We are required uh to hold two separate public hearings in two separate locations and uh tonight will just be the presentation discussion uh but there and a public hearing but there will not be a vote or consideration at this time. That will be in two weeks on June 24th. that will be held again at city hall uh in the normal council chambers.

So to review this the applicant's request, Sunk Construction is requesting a resoning of 36.6 6 acres at the northwest corner of Auto Center Drive in Cactus Road just west of Tomahawk and south of the US60. Uh in order to develop a light manufacturing facility with an administrative training and um with an administrative and a training office and this will this will support their national contracting and construction work.

So as this involves a land use change that is greater than 10 acres that is what triggers the major general plan amendment requirement. Uh the subject site that they're looking at developing is only about 9 acres but because the reszoning in total is this whole 36.6 acres uh we go through this process. So the zoning of the property is currently general rural lowdensity single family residential or RSGR. Uh which is more of a a holding zoning.

Uh historically the county kind of had a quasi agricultural GR district and that was used for a lot of these very large parcels that were undeveloped. And in this case this is one of those properties that still has it's never been developed and so it still has that RSGR general rural zoning. Uh it's but it's situated in the middle of industrial properties. We see the baseline industrial park immediately to the west. All zone B5 or B5PD industrial. Uh we have industrial property to the south.

There's also a county island. All of the county zoning in that area is also the the county's analog for our industrial districts. And then to the east we have a manufactured home park also located within a county island. And then we also have the Horn Auto dealership properties. Horn is actually the property owner uh at this current time of this property as well. Um and they are looking to sell it to Sun as part of this process with the approval.

So these land use patterns are also reflected in the general in the general plan future land use map except noteworthy is that this property is designated for commercial use uh as opposed to any kind of residential use that it's currently zoned and it's not zoned or it's not designated for industrial class which is why there is a major general plan amendment to this. Uh it is commercial more in line just because it was one of those horn properties again.

It's like they've been the owner for a couple decades and as the they had a reasonzoning of their properties a couple decades ago but this property they don't have any plans to develop. it's just never been touched. And uh we find that a industrial use conforms with the area again as we see the industrial to the west and to the south.

A land use map change to an industrial use still conforms with keeping those kinds of important employment uses uh bringing jobs to the area and uh it furthers other general plan goals that I'll get into in a moment. So at the current time the development plan again is only focused on this section of the property. It's about 9 acres. Uh they are proposing uh an industrial building as seen here.

So we have been working with their architectural team and and are pleased with with the effort they've made in order to make a pretty building as seen from the freeway. We have elevations here. Uh I will note that the one item of the plan development asking for deviation from typical zoning standards is an increase in the building building's maximum height from 35 ft to 45 ft in order to uh that is necessary for some industrial clearances on the inside as they uh within their manufacturing line.

To note the public input and the efforts of of the applicant as this is an industrial resoning. They had an increased notification radius. They have complied with all the necessary notification standards, posting a sign, sending mailings out. We have that in the newspaper. Everything's standard for this. Uh they did hold a neighborhood meeting at the Apache Junction High School on Wednesday, March 19th. And uh we had one neighbor attend.

It was a business owner to the immediately to the south of this property. And he expressed support for the resoning and for the development. So looking back again with the general plan, as there's been a lot of discussion about the general plan and keeping to the the goals that were originally formulated, we find that this proposal, the major general plan amendment and the reasonzoning are compliant with the general plan goals and policies.

So noteworthy here and we find that it as this is a a prime infill site, you know, it's a lot of land. It's right next to the freeway, but it's one that just has never been developed. It's an awkward spot for a lot of different uses, but employment and industrial use of this sort is a golden opportunity for this.

Uh we there's a general plan goal and policy specifically to encourage uh industrial uses along our transportation corridors and then that's further clarified even further in a later chapter uh to encourage this kind of employment and industrial use along the US60. So we find that it it really is a prime spot that even though this has a general plan land use designation of commercial, the industrial classification is exactly what the general plan was aiming for within this area.

It's right next to the baseline industrial park. And so ultimately we find that this proposed amendment is compliant with the general plan goals. And as such, staff recommends the approval of the major general plan amendment case P2510 GPA and the associated reasoning by plan of element P2511PZ.

So again, there will be a second public hearing which is and when the planning and zoning commission will ultimately vote on it in two weeks, Tuesday, June 24th, uh following which the city council will have their public hearing on Tuesday, July 15th. And if there are any questions, I'd be happy to answer them. The applicant is also here. They have a short presentation also prepared and we'd be happy to to answer any questions that you may have tonight. Mr.

B, I just have one question at this point. Um, I noticed in the report that the um, wash was going to go down the east boundary of this property to the driveway which is on Auto Drive and I'm wondering where's that going to dump then? So I know that they are required when it comes to maintaining historic uh outfall. Um so I don't believe they will be changing the water pattern that already exists and they will be engineering it.

They'll capture any on-site retention as necessary uh or on-site flow for within their retention basins as necessary. But when it comes to that wash, I believe they as they were required by our engineering standards to maintain the infall or the outfall. So according to the report, they are taking that down the east side of the property to the driveway. And it doesn't say where the rest of that water's going to go. Does it stop there? Is it damp there? Does it puddle out on the road?

Does it, you know, what does it do at the end of their um picture that they use to pull that wash down the east side, you know, just kind of ends at the driveway. Vice Chair Vice Chair, we're going to defer that to the applicant. Okay. Perhaps for me questions at this time. Bring not sure how how you want me to do this chair. I can pull my chair up here in the middle of the room if you need to do that or feel free to use that table. Perfect.

I'll go over here then and uh I'll I'll move the presentation along as you need. This is great. All right, chair, members of the commission, Brennan Ray, 2335 East Calac here on behalf of ST Construction. We're certainly very excited to present this to you tonight and look forward to coming back on the 24th and hearing your recommendation as well as the city council.

ST, if you're not familiar, is a um is an employeeowned construction company that um does a lot of construction across the entire country and in a number of places. They um are really excited about this opportunity um to build a state-of-the-art facility where they can um self-perform some of the manufacturing for the equipment and other things that they need on their construction job sites.

Um and I have Alex Charland with Sun Construction here tonight as well if we need to answer any additional questions or that I can't relative to what we're doing. Now, I do have a full presentation that is going to touch on a lot of the things that Nick presented.

Uh, and if you would like, chair, members of the commission, I can certainly go through that, but it is going to be very similar to what Nick presented, highlighting the site plan, highlighting how this is an appropriate development for the area adjacent to a freeway with industrial to our west and to our south and the Horn Auto dealership and potential future expansion east of us. Uh and so I can go in that I can talk about how um staff has been great to work with.

We've worked handin glove with them. Uh as we usually do whenever I come before you on a lot of the other developments um and making sure that the site plan meets the expectations of the city uh and its residents. Uh we can talk if you want about the architecture quality.

uh that this isn't just a simple tiltup um building, but that it has uh architectural articulation, uh plane changes, massing changes, something to provide vehicle interest, especially as you uh enter in off of Auto Center Drive or along the 60. Uh and we worked very closely with that. Um but what I' I'd like to do again, if you want me to go in more depth than what I've just done, I'm more than happy to. Um, but I would uh just like to say thank you for this wonderful opportunity.

This is the exact development in the exact right location. Something that's going to bring jobs to the city and to an area uh that staff has highlighted and the general plan highlights as being a very important corridor for jobs and for future growth. And we're um again very excited to be the first here. Now, if I may, chair, um I will answer the vice chair's question about the drain, please. So, um relative to the site, uh Nick, if you would like to go to slide four is probably the best one.

Yeah, this one. So, yeah, either one works. So, you kind of can't see it on this, but it's in your packet. This is the overall site plan and you can see overlaid on the aerial there is a historical wash that kind of runs from the northeast to the southwest. And so we are required under state law um to and the city's codes and ordinances to ensure that any water that comes on our property um that we retain the water that exists on our property.

here where it's a little bit unique when you have a wash and and the law is that when there is a wash you have to of of historical significance and Joel will correct me where I'm wrong but historical significance I have to kind of keep it in the same place that it comes in and the same place that it exits.

So, uh, while we're only talking about 9 acres and a 65,000 ft² industrial building, we will be, um, channelizing undergrounding, we will be doing the necessary things to allow the development of this parcel. What you do not see on your plans is culverts underneath that drive there at Auto Center um, to where the water will flow underneath that and will maintain kind of this historical pattern uh, south of that drive. So, we will not be pooling water at the at Auto Center uh there.

Um we do have a not only a legal obligation, but for us to develop the site plan, we've got to be able to ensure that water and drainage is going where it needs to go. So, we are making the necessary improvements to allow access to the site and that we don't prohibit or prevent access due to some historical rainfall that we might get. It's going to make it so that nobody can drive there at auto center and I think at other streets cactus if I remember right. Yeah.

So as it comes through that culvert here then it will go back to the southwest the the way the channel is running now. Is that what you're saying? Yeah through the chair vice chair. Yes that is correct. at some point anticipates additional development on development on the land. I guess that was my next question.

Yeah, this is phase one and when that future development comes along, we will have to address the either the channelization or undergrounding and piping uh that drainage through that what I'll call the southeast quadrant of the site. Yeah. because we don't want to see it channelized to the point that it ends elsewhere and let somebody else down. Okay, thank you. That was my major question. Okay, [Applause] question. How many people are you anticipating there?

So, with this initial phase, uh there's a couple aspects and components. to answer the question directly 50 to 100 people in this initial phase and that's going to be a combination of people working in the site uh administrative offices they really s sees this as a great opportunity to provide additional training uh on equipments on processes to other employees.

Additionally, Sun has a long history of partnering with local colleges and schools uh trades um to be able to come uh so that they can come in and through whether it's through an apprenticeship or a a brief program um be able to come in and get some real world real application training and that kind of goes to the core of what Sun is as one of the few major corporations that is entirely employee only. Then what's your anticipation for build out on this? Uh chair we don't know.

uh in terms of this first phase um you know I'm talking to because I know this is future for the rest but yeah so through this first phase um we've already kind of gone at risk uh and preparing and uh if we haven't submitted it is eminent that we will submit building plans um to the city for them to review so that we can pull permits uh I think once we get through that process which I would imagine and staff can correct me if I'm wrong for review times.

Um, I know they're excited about it and so I would anticipate that we're two to fourish maybe five months of plan review and then I know Sun is uh chomping it the bit to get construction underway. Um, if I may across the room ask Alex a question. Alex, how long uh till build out uh occurs till you guys are up and running? We're targeting about a year of construction to get it, you know, fully developed and up and running.

So, you know, if we get started, I think um late summer, early fall, then we'll be late next year up and running. Thank you. Anybody else? Are those loading docks up in the front of the building? Uh, Chair, Commissioner Star, if you give me one sec to double check on my site plan. Um, uh, Nick, if you would like to go down a slide please. Yeah. So, what we've got, this is a view looking from the southeast to the northwest. Uh, and what you see there on the corner is there is a dock door.

Um what you kind of can't see on the back side is that there's another dock door um that will allow vehicles, unless I'm mistaken, to pull through um this facility to be able to offload materials, offload supplies to be able to do that uh in that fashion. Bernard, if I could just Yeah, help Ed. Um yeah, so not a traditional loading dock where the truck will be backed up to it and loading outside.

It's uh the intent is the the truck will pull into the interior of the building where we have overhead cranes and be loading and unloading in there. So that it's a it's really a pass through lane to the interior building. Yep. Full full size semis will go through. It'll be going down the auto drive from the exit from the freeway. Uh correct. Okay. Thanks. Yeah.

Chair, Commissioner Star, if you can see on this zoom up picture of the site plan, that's what the south that illustrates uh what Alex was talking about. The same kind of pull through condition on the north side of the building as well.

I noticed that I bike through there often just my rout uh but uh I know an auto drive there going between there and Tomahawk it's quite uh well dilapidated to say is there plans in the future for rep uh through the chair commissioner Star I'd certainly defer to the area that's outside the scope of this development but I know that In connection with our development, we will be required to make uh the necessary improvements uh for us to get in and out of the site.

And that would likely include some improvements at the intersection of Tomah or excuse me of Auto Center uh and Cactus as well. But as it relates to Auto Center and Tomahawk, I would probably defer to the city on that unless I'm mistaken. That's public right away through there. Commissioner Star, that's correct. That is public right away and we would have to check in with our public works department to see if there's any plans for improvement to center or Tom. So be at the expense of the city.

Is that correct? Correct. It's because it's outside of the scope of of the of the site. I understand it's outside the scope, but we got to consider that this is going to be a pre future expense because those roads are very lightly traveled at the current time. And understood. We will check in with our public works department. Okay. Thank you. Anyone else? Thank you. Thank you. I am stand Mr. Chairman. Yes. Did Commissioner Ken have any questions? Let's let's not forget about him.

Commissioner Callen there. No, no, no. No questions here for me. All right. Thank you. So, at this time, I'm going to go ahead and open it up to the public. Anybody from the public, would you like to speak? So, please come up to the area, state your name and address. Have three minutes to speak. Going once. going twice, three times. It's closed. All right. So, we're not going to vote tonight. So, the public hearing is closed. All right. We have no old business tonight. No, sir.

No new business tonight? No, sir. No information reports? Not this evening, Mr. Chairman. Director's report. No, sir. Uh, do we have a motion to select the next meeting and dates? I move that the planning and zoning commission hold a regular meeting on June 24th, 2025 at 7 p.m. in the city council chambers located at 300 East Superstition Boulevard. In the event there are no items to be brought forward to the commission, these meetings may be cancelled.

Notification of cancellation properly posted and the commission notified by staff. We have a second. Second. Rudy, I have a motion to second. Can I get a roll call, please? Commissioner Mikeland, yes. Commissioner Ken, yes. Chairman Hansen, yes. Vice Chair Barker, yes. Commissioner Star, yes. Commissioner Bigalow, yes. So move, Mr. Chairman. Thank you, Rudy. I now adjourn the meeting at 7:26 p.m.