By Roland Murphy for AZBEX
Two major industrial developments on Dysart Road were planned to take up most of the El Mirage Planning and Zoning Commission’s Nov. 12 meeting. If ultimately constructed, the proposals would add another data center to Microsoft’s PHX suite as well as slightly more than 1MSF of new build-to-suit and speculative industrial. Only one of the projects actually made it to the meeting, however.
PHX-83
Microsoft has requested a site plan amendment for its collection of data center facilities at the SEC of Dysart Road and Olive Avenue. The existing site plan includes the PHX-80, PHX-81 and PHX-82 data centers. The amendment covers plans to build PHX-83.
According to the application prepared and submitted by Stantec in support of the request, PHX-80 is completed and operational, while PHX-81 and PHX-82 are permitted and under construction.
The staff report accompanying the request says PHX-83 will be the fifth data center on Microsoft’s site. Similar to the other buildings on the site, the new data center is planned for 245.5KSF and a height of 31 feet. Construction is expected to take place in two phases, according to the development application, with the first phase comprising site preparation and utilities extension and the second constructing the building itself.
According to Stantec’s submission, “Similar to PHX80, PHX81 and PHX82, the PHX83 data center building will support the storage and operation of computer servers within five data halls. The building will also include an administrative area that will be used by operations, maintenance and security staff. The electrical and mechanical equipment surrounding the building will be used to provide space cooling, normal utility power and back-up emergency power.”
Power will be provided by the existing Arizona Public Service on-site substation.
Luke Air Force Base staff has reviewed the request. The primary note from the AFB review was that cooling ponds for the data center development should not attract bird migrations and, if they do, the site should put in place mitigation measures to minimize the risk of bird strikes by aircraft.
According to the submitted documents, Microsoft is the project owner. The architect, structural and mechanical/electrical/plumbing planning firm is ESD, which is now part of Stantec. Navix Engineering Inc. is the civil engineer. ZBeta is the security designer, and landscape planning is by Greey | Pickett.
Planning staff has recommended the amendment for approval and expects to present it to City Council at the Dec. 3 meeting.
Vision Park
The other major industrial project originally planned for discussion was a proposal from Eisenberg Company for a three-building development totaling just more than 1MSF on 69.5 acres at the SWC of Dysart Road and Peoria Avenue.
Vision Park would feature a 736KSF build-to-suit facility for Peopleworks America, Inc. and two speculative industrial buildings of 191.9KSF and 141.4KSF. The build-to-suit is planned for a height of 54 feet, according to the staff report, while the two spec buildings will be 49 feet.
That site plan approval zoning application was pulled after the agenda was released but before the meeting, according to El Mirage Planning staff. When asked if there was a request for a continuance or if the plan had been formally withdrawn, staff confirmed it was withdrawn and speculated the cause could have been due to financing issues or problems in the negotiations with prospective tenants. Staff did not know if the requests would be resubmitted at a later date.
Eisenberg’s plan had been to develop the BNSF-rail-served property in phases, with the build-to-suit constructed first. The first phase would also include landscaping and off-site improvements. The staff report said space in the spec buildings was being marketed to prospective tenants.
The site is currently zoned as planned area development. The City Engineering Department requested additional details about Peopleworks America’s planned use for the building and about expected employee counts and shift structure. Planning staff notes those and comments would have to be addressed by the developer but found the application met the zoning code requirements and recommended it for approval.
Eisenberg Company is the owner. The architect is Ware Malcomb. Hunter Engineering is the civil engineer, and landscape design is by Studio DPA. There is now no timeline for review or any other action on the plans.
El Mirage Industrial Snapshot
El Mirage has shown itself to be a steady hub for industrial development. Since the launch of the DATABEX project database in mid-2016, the city has had 15 industrial projects, not including master plans, enter into the planning and development pipeline. Of those, none have been subsequently canceled. Two, however, with a combined total of more than 990KSF, are shown as “On Hold.”
Projects in El Mirage have seen a high rate of delivery. Of the 13 remaining DATABEX projects, eight have been completed, totaling combined valuations of $410M and a total build area of nearly 3.2MSF.
Of the remaining projects, one ($75M, 250KSF) is under construction; two ($102.5M, 1.29MSF) are in pre-construction, and two ($122.5, 453KSF) are in the design phase.
In addition to the newly considered PHX-83 data center, Microsoft’s three other PHX projects in DATABEX have been a mainstay of El Mirage industrial development. The PHX 80, 81 and 82 projects have a combined estimated construction valuation of $225M and a total area of nearly 740KSF.
