By Roland Murphy for AZBEX
A plan for a 307.5KSF, rail-served logistics center on 36.4 acres at the NWC of Cotton Lane and MC 85 in Goodyear is the latest such consideration up for review in the West Valley.
National developer Bet Investments, Inc. is requesting a zoning change for the project—known as Logistics 85—from the current El Cidro Planned Area Development to I-2 General Industrial Park with a PAD overlay. Under the El Cidro PAD, the property is primarily designated as General Commercial.
According to its website, Bet Investments has projects in 11 states, including eight other properties in addition to Logistics 85. The Arizona project page lists two sites in Pinal County and six in the West Valley, including one in Tonopah.
The site is bounded by MC 85 to the south, the Union Pacific Railroad to the north, Cotton Lane to the east and an unincorporated Arizona Department of Transportation-owned property to the east. If approved and built, Logistics 85 will offer a direct connection to UPRR.
According to the submitted narrative, “In the El Cidro PAD, this parcel was designated C-2 General Commercial. The new requested I-2 with PAD Overlay will allow a cargo-oriented development along the Union Pacific Railroad with a reduced front setback from MC 85, a reduced rear setback along the Union Pacific Railroad right-of-way, modified landscape buffers, and additional prohibitions on certain overly intensive industrial uses.”
In describing the location’s suitability for the proposed use, the narrative says, “The subject property is uniquely situated between a Union Pacific Railway to the north and MC 85 to the south. This flat and highly developable site will have access from MC 85 and would benefit from a potential rail spur being proposed by the developer. The property is also adjacent to a short segment of Cotton Lane, which is currently the terminus of the Loop 303 until such time as an extension is warranted and built. The property’s location, access, and potential rail spur make it highly desirable for industrial and distribution type uses which are identified in the City’s I-2 zoning district.”
The request also highlights the location’s proximity to other large-scale manufacturing and distribution operations to the north and south and points out it is separated from any “Neighborhood” uses by MC 85 and Cotton Lane. It says Logistics 85 will serve as an extension of the area’s predominant land use pattern.
The application acknowledges that the site’s irregular shape imposes some design challenges—specifically, a 50-foot setback as the property becomes narrower to the east because of the bend in MC 85 and a reduction to 20 feet is necessary on the rear setback resulting from UPRR’s right-of-way running parallel to the northern boundary. Loading and delivery docks will have to be primarily located on the building’s south side, fronting MC 85 and opposite UPRR.
A circular drive would be difficult because of the narrow, irregular shape, and the rail spur will have to be extended both along and parallel to the north side. To manage that, the application requests an increase in maximum public street frontage from 50% to 85% and identifies other projects in the area that have been granted similar exceptions, some of which have frontages as high as 100%.
In reviewing the application, City planning staff found the request to be consistent with Goodyear’s General Plan and Zoning Ordinance and recommended approval with several stipulations, largely detailing associated infrastructure development responsibilities. The Planning and Zoning Commission agreed and recommended approval in its Dec. 6 meeting, and the request will go before Goodyear City Council on Dec. 18.
The developer is Bet Investments, Inc. Butler Design Group is the architect. The civil engineer is Hunter Engineering, and landscape planning is by Laskin & Associates, Inc. The project is represented by Beus Gilbert McGroder PLLC.
