After more than a year of public discourse and anticipation, the first official submission of the Winslow Commerce and Industrial Park Planned Area Development (PAD) has finally been made to the city. This extensive proposal, crafted by Atlas Global Development Group LLC, outlines the future transformation of approximately 1,618 acres into a vibrant industrial and commercial hub. The plan aims to leverage Winslow’s strategic location, including proximity to major transport routes and the Winslow-Lindbergh Regional Airport, to attract significant business opportunities and economic growth. This recent submission marks a crucial step forward in the realization of a multi-billion-dollar project that promises to reshape the economic landscape of Winslow. This initial submission is to receive comments and to make drafts and is unlikely to be presented or passed by city council in its current form.
The PAD categorizes the land into specific use areas, including Industrial, Commerce Park, Aviation Support, Commercial, Multifamily and Lodging. Each category has predefined development standards that stipulate allowable building heights, minimum lot sizes, building setbacks, and density requirements. For instance, in the Industrial category, buildings can reach up to 240 feet in height, while in the Multifamily category, the maximum height is capped at 60 feet. These standards are intended to provide clear guidelines for future constructions to ensure they align with the overall vision for the park.
Design standards within the PAD are detailed to govern the aesthetic and functional aspects of the development. They specify facade materials, landscaping requirements, and parking regulations, among others, to ensure that all developments are not only functional but also visually integrated with the surrounding environment.
The document underscores the strategic advantage of the park’s location near the Winslow-Lindbergh Regional Airport and the Burlington Northern Santa Fe (BNSF) Railway. It discusses planned improvements to the infrastructure, including enhancements to utilities to support the development’s needs. Specific infrastructure projects mentioned include the expansion of roadway capacities and the enhancement of utility systems like water and sewage to accommodate the increased demand from the park.
Additionally, the PAD addresses logistical concerns related to the park’s operation. It outlines traffic management plans, including the construction of new roads and the enhancement of existing junctions to improve access to and from the park and direct traffic away from the main parts of the city. The document also includes strategies for stormwater management, aiming to mitigate potential environmental impacts from the development.
With the PAD, a traffic study was also released for the plan. The study projects significant impacts on local traffic. The development is expected to generate a minimum of 31,000 cars daily, with potential peaks up to 61,000 cars. This increase will primarily affect major routes like Highway 87 and Interstate 40, leading to heightened congestion. The study recommends infrastructure upgrades such as road widening, additional traffic signals, and new access points to manage the increased traffic volume and ensure smooth flow and safety away from the main City of Winslow.
The Planned Area Development (PAD) for the Winslow Commerce and Industrial Park details a phased development approach with specific timelines and priorities outlined for each phase. The initial focus is on areas surrounding the Winslow-Lindbergh Regional Airport, prioritizing developments that can capitalize on the proximity to transportation infrastructure. The first phase involves constructing basic infrastructure such as access roads and utility connections that are essential for supporting subsequent development.
Following the initial phase, the development is planned to expand systematically. This includes building out commercial and industrial zones designated in the PAD. The document schedules infrastructure milestones such as the completion of primary road networks, installation of major utilities and preparation of lots for construction. Each phase is designed to build upon the infrastructure and facilities established in the previous phases, ensuring a cohesive development process.
The timeline provided in the PAD indicates that the development of infrastructure near the airport, including roads and utilities, is expected to commence within the first few years. Following this, the document outlines a gradual build-out of the commercial and industrial facilities, with each stage contingent on the successful completion of the infrastructure goals set for the previous phase. This structured approach aims to ensure that all areas of the park are fully supported by the necessary infrastructure before they are developed.
At the same time, Atlas released the PAD, the company released a document describing community engagement for the Winslow Commerce and Industrial Park and the various meetings held and the methods used to advertise these gatherings to the local community. The engagement process included sessions at The Falcon Restaurant & Lounge, Bojo’s Bar & Grill, and the Girl Scout House. Each location was selected to facilitate access for different community groups and to provide multiple opportunities for public involvement. There will still be opportunities for engagement on this topic, until more dates are announced residents can voice their opinions to the city council.
The Commerce Park and Industrial zones are designed to support a spectrum of activities ranging from heavy manufacturing to lighter commercial services. The PAD also designates residential areas to provide housing options including multifamily units, assisted living facilities, mobile homes, and live/work units, aiming to serve a diverse population of residents and workers.
Lodging provisions within the PAD cater to visitors and business travelers through hotels and resorts, which are planned to support the needs of those visiting the park and its businesses.
Office spaces are allocated for businesses such as business centers, medical and dental offices, and research and development facilities. Retail services outlined in the PAD include locations for auto impound lots, automotive services, banks, big box stores and specialized food and beverage outlets, along with gas stations and restaurants.
Educational facilities within the PAD are planned to include colleges and trade schools, providing education and training that align with the industrial and commercial activities of the park.
The utility infrastructure section of the PAD includes facilities for power generation, including renewable energy sources like solar and hydrogen production, water treatment, and waste management systems.
These provisions are set out to ensure that the park meets the functional needs of its businesses and residents while providing necessary services and infrastructure.
Initially, there was significant outcry from residents of the Southside and Coopertown neighborhoods, who were upset that the industrial zones were positioned directly adjacent to their communities. In response to these concerns, the developers decided to revise the plan prior to the PAD’s release, pushing the industrial zones farther away from these neighborhoods to minimize disruption.
Despite these adjustments, the largest concern among residents now revolves around water usage. Specific elements of the plan, such as hydrogen manufacturing and data centers, which occupy 25% of the total acreage of the PAD, are expected to have high water demands. Residents are particularly worried about how this increased water consumption could affect the underground aquifer that the area relies on. The impact on the aquifer is still being assessed, and this remains a critical issue as the development moves forward.
Dan Lupien, who is at the helm of Atlas Global Development, said in a public meeting in December that if anyone’s well water was affected by his development, he would assume the cost of drilling the well further.
Now that there is a specific plan, there is more work that can be done to determine how this will affect the residents of Winslow and the larger region. There are still several steps Atlas Global must go through before a shovel will ever turn the red, high-desert soil. Master plans for all utilities and streets must all go through their own approval processes as well as several studies still need to be conducted in the coming months. The PAD and related documents can be found on the front page of winslowaz.gov.
