Attachment B - Staff Report - Z-55-25-8.pdf

City of Phoenix — Formal (2025-10-15)

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Staff Report Z-55-25-8
July 30, 2025
Central City Village Planning Committee
Meeting Date:
August 11, 2025
Planning Commission Hearing Date:
September 4, 2025
Request From:
R-3 RSIOD AIOD (Multifamily
Residence District, Rio Salado Interim
Overlay District, Airport Noise Impact
Overlay District) (0.57 acres)
Request To:
A-2 RSIOD AIOD (Industrial District,
Rio Salado Interim Overlay District,
Airport Noise Impact Overlay District)
(0.57 acres)
Proposed Use:
Outdoor Storage
Location:
Northwest corner of 14th Street and
University Drive
Owner:
PCI, LLC
Applicant:
Kurt Waldier, Gilbert Blilie, PLLC
Representative:
Paul Gilbert, Gilbert Blilie PLLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commerce / Business Park
Street Map
Classification
14th Street
Local
17-foot west half street
University Drive
Local
0-foot north half street
STRENGTHEN OUR LOCAL ECONOMY; MANUFACTURING AND INDUSTRIAL
DEVELOPMENT; LAND USE: Support the expansion of industrial zoning in
targeted industrial areas.
The proposal will allow additional industrial development on the subject site, which is
in an industrial area surrounded by A-2 zoning.
ATTACHMENT B

Staff Report: Z-55-25-8
July 30, 2025
Page 2 of 12

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the
acquisition of vacant, underutilized and blighted parcels for appropriate
redevelopment, compatible with the adjacent neighborhood character and
adopted area plans.

The proposal will facilitate the development of vacant land previously used as a
Southern Pacific Railroad line. The proposed development, as stipulated, will comply
with the Rio Salado Beyond the Banks Plan by providing the Commerce Park Zoning
District's landscape and building setback requirements. Additionally, the proposed
zoning district will be compatible with the surrounding industrial land uses.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.

The proposal, as stipulated, includes enhanced landscape setbacks and shaded
designated employee and customer parking spaces. These improvements will create
a comfortable pedestrian environment along 14th Street and University Drive and
make aesthetic improvements to this industrial area.

Applicable Plans, Overlays, and Initiatives
Rio Phx Initiative: Background Item No. 5.

Rio Salado Interim Overlay District: Background Item No. 6.

Rio Salado Beyond the Banks Area Plan: Background Item No. 7.

Airport Noise Impact Overlay District: Background Item No. 8.

Sky Harbor Land Reuse Strategy: Background Item No. 9.

Shade Phoenix Plan: Background Item No. 10.

Complete Streets Guidelines: Background Item No. 11.

Zero Waste PHX: Background Item No. 12.

Monarch Butterfly Pledge: Background Item No. 13.

Conservation Measures for New Development: Background Item No. 14.

Phoenix Climate Action Plan: Background Item No. 15.

Staff Report: Z-55-25-8
July 30, 2025
Page 3 of 12

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Vacant land
R-3 RSIOD AIOD
North
Truck equipment sales and
repair
A-2 RSIOD AIOD
West
Vacant land
A-2 RSIOD AIOD
East (across 14th Street)
Granite fabrication
A-2 RSIOD AIOD
South
Vacant land and warehouse
A-2 RSIOD AIOD

A-2 (Industrial District)
Standards
Requirements
Met or Not Met
Building Setbacks

Street (West)
25 feet
Not specified
Side (North)
0 feet
Not specified
Side (South)
0 feet
Not specified
Rear (East)
0 feet
Not specified
Landscaped Setbacks

Street (West)
20 feet, per Stipulation No. 1 25 feet (Met)
Side (North)
0 feet
0 feet (Met)
Side (South)
0 feet
0 feet (Met)
Rear (East)
0 feet
0 feet (Met)
Maximum Building
Height
56 feet; up to 80 feet with
use permit
No structures proposed
Parking
1 space per 1.5 warehouse
or production workers
12 spaces (Met)

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 0.57 acres located at the northwest corner of 14th Street
and University Drive from R-3 RSIOD AIOD (Multifamily Residence District, Rio
Salado Interim Overlay District, Airport Noise Impact Overlay District) to A-2
RSIOD AIOD (Industrial District, Rio Salado Interim Overlay District, Airport Noise
Impact Overlay District) for outdoor storage. The subject site is currently vacant
land and was previously a Southern Pacific Railroad line.

Staff Report: Z-55-25-8
July 30, 2025
Page 4 of 12

GENERAL PLAN
2.
The subject site is designated as Commerce / Business Park. The areas to the
east (across 14th
Street), west, north,
and south are
designated
Commerce /
Business Park. The
proposed A-2
RSIOD AIOD
zoning district is not
consistent with the
General Plan Land
Use Map
designation;
however, a General
Plan Amendment is
not required
because the site is
less than 10 acres
in size.

General Plan Land Use Map; Source: Planning and Development Department

SURROUNDING LAND USE AND ZONING
3.
To the north the
subject site is a truck
equipment sales and
repair use zoned A-2
RSIOD AIOD. To the
west is vacant land
zoned A-2 RSIOD
AIOD. To the east,
across 14th Street, is
a granite fabrication
use zoned A-2 RSIOD
AIOD. To the south is
vacant land and a
warehouse zoned A-2
RSIOD AIOD.

Location Map; Source: Planning and Development Department

Staff Report: Z-55-25-8
July 30, 2025
Page 5 of 12

PROPOSAL
4.
Site Plan
The proposal is for four outdoor storage lots. The conceptual site plan, attached
as an exhibit, depicts the site layout including the location of the four storage lots,
the parking area, and landscape areas. The site will have one point of
ingress/egress from 14th Street/University Drive. The proposed rezoning only
applies to the northeast portion of the overall site depicted on the conceptual site
plan.

Conceptual Site Plan; Source: Kurt Waldier, Gillbert Blilie

STUDIES AND POLICIES
5.
Rio Phx Initiative
The Rio Phx initiative is a collaborative effort by the City of Phoenix and various
property/business owners and community stakeholders to create a series of land
use policy documents that will help promote a 20-mile Rio Salado (Salt River)
corridor as a local and regional destination that attracts positive investment for the
benefit of businesses, residents, and tourists. This plan aims to be a key
implementation component of the regional Rio Reimagined project. This initiative
also seeks to identify outstanding needs in the area and opportunities for housing,
employment, recreation, art, and ecological restoration. The final aim of this
project is also to improve health outcomes for residents.

To support and enhance the Rio Phx Initiative the proposal is required to provide
an enhance landscape setback, shielded lighting, enhanced walls, and milkweed
or other native nectar species incorporated into the planting materials. These are
addressed in Stipulation Nos. 1 through 4.

Staff Report: Z-55-25-8
July 30, 2025
Page 6 of 12

6.
Rio Salado Interim Overlay District
The subject site is located within the Rio Salado Interim Overlay District (RSIOD).
The district is designed to control open, outdoor land uses and other uses in order
to have a positive impact on the Rio Salado Habitat Restoration Project and add
to the long-term value of adjacent land. The RSIOD recommends that all
industrial development incorporate the Commerce Park zoning district standards.
In alignment with the Rio Salado Beyond the Banks Area Plan, staff recommends
Stipulation Nos. 1 and 5 to require a 20-foot enhanced landscape and building
setback, consistent with the Commerce Park zoning district standards.

7.
Rio Salado Beyond the Banks Area Plan
In December of 2003
the City of Phoenix
adopted the Rio
Salado Beyond the
Banks Area Plan to
identify goals and
policies to guide
development
decisions for an area
beyond the banks of
the Rio Salado and to
complement the
Phoenix Rio Salado
Habitat Restoration
Project (Rio Salado
Project).

The Rio Salado Beyond the Banks Area Plan recommends that all industrial
development incorporate the Commerce Park zoning district standards. In
alignment with the Rio Salado Beyond the Banks Area Plan, staff recommends
Stipulation Nos. 1 and 5 to require a 20-foot enhanced landscape and building
setback, consistent with the Commerce Park zoning district standards.

8.
Airport Noise Overlay District
On June 1, 2005, the Phoenix City Council adopted the Airport Noise Overlay
District (AIOD), generally bounded by the Southern Pacific Railroad on the north,
University Drive on the south, 7th Street on the west, and 16th Street and 24th
Street on the east. The Airport Noise Impact Overlay District is intended to
promote well managed growth and to protect the health, safety and welfare of
persons and residential property in noise impacted areas of Phoenix Sky Harbor
International Airport. The AIOD applies to all new residential land uses. The

Staff Report: Z-55-25-8
July 30, 2025
Page 7 of 12

proposal for A-2, which does not permit residential uses, will not be impacted by
the requirements of the AIOD.

9.
Sky Harbor Land Reuse Strategy
The PHX Land Reuse Strategy (LRS) is the City of Phoenix's program for
redeveloping noise land parcels west of Phoenix Sky Harbor. The PHX LRS
envisions new and vibrant uses for this area and identifies the best ways to
deliver economic benefits to both the community and the airport. The subject site
is located in the PHX LRS South Sub-Area, which is designated as an Industrial
District. The proposed A-2 zoning district is consistent with the South Sub-Area
Industrial District.

10.
Shade Phoenix Plan:
In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan.
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the
City to improve health and quality of life. Investing in shade can address the
urban heat island effect, clean the air, preserve Sonoran vegetation, and prevent
health complications related to prolonged exposure to heat. The Shade Phoenix
Plan provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and developing
shade stipulations in rezoning cases.

The proposal, as stipulated, will create a streetscape environment with a shaded
designated employee or customer parking and an enhanced landscape setback
along the east perimeter of the site. These are addressed in Stipulation Nos. 1
and 8.

11.
Complete Streets Guidelines:
The City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The proposed development, as
stipulated, will support walking, bicycling, and transit use by including an
enhanced landscape setback along the street frontage. This is addressed in
Stipulation No. 1. Additionally, staff recommends Stipulation No. 6 to require
pavement treatments that visually contrast parking and drive aisles where
pedestrian walkways cross a vehicular path to enhance pedestrian safety.

12
Zero Waste Phoenix PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs.

Staff Report: Z-55-25-8
July 30, 2025
Page 8 of 12

Section 716 of the Phoenix Zoning Ordinance establishes standards to
encourage the provision of recycling containers for multifamily, commercial, and
mixed-use developments meeting certain criteria. The application materials
indicated that recycling services will not be provided because the use is not
anticipated to produce waste.

13.
Monarch Butterfly Pledge:
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch butterfly
population, Stipulation No. 4 addresses the planting of milkweed shrubs, or other
native nectar plant species, on the subject site.

14.
Conservation Measures for New Development:
In June 2023, the Phoenix City Council adopted the Conservation Measures for
New Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s
Five Core Values in the General Plan which calls for Phoenix to - Build the
Sustainable Desert City. The Conservation Measures for New Development
policy includes direction to develop standards for consideration as stipulations for
all rezoning cases that will address best practices related to water usage in nine
specific categories. This is addressed in Stipulation Nos. 7 through 9.

15.
Phoenix Climate Action Plan
In October 2021, the Phoenix City Council approved the Climate Action Plan. The
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas
emissions reductions and resiliency goals from local operations and community
activities as well as prepare for the impacts of climate change. This plan contains
policy and initiatives regarding stationary energy, transportation, waste
management, air quality, local food systems, heat, and water. Goal W2 (Water),
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green
Infrastructure (GI) and Low Impact Development Details for Alternative
Stormwater Management to benefit the environment, promote water
conservation, reduce urban heat, improve the public health, and create additional
green spaces. This goal is addressed in Stipulation No. 7, which requires a
minimum of one GI technique for stormwater management to be implemented in
this development.

Staff Report: Z-55-25-8
July 30, 2025
Page 9 of 12

COMMUNITY CORRESONDENCE
16.
As of the writing of this report, no letters of support or opposition have been
received for the request.

INTERDEPARTMENTAL COMMENTS
17.
The Street Transportation Department requires that a minimum 30 feet of right-of-
way be dedicated and constructed along the west side of 14th Street and the
south side of University Drive (along the transition from 14th Street to University
Drive), that a minimum four-foot sidewalk be provided along the west side of 14th
Street and the south side of University Drive, and that the developer replace and
construct all improvements in the right-of-way with all required elements and to
ADA standards. These are addressed in Stipulation Nos. 10 through 13.

OTHER
18.
The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the
results of the testing. A qualified archaeologist must make this determination in
consultation with the City of Phoenix Archaeologist. In the event archaeological
materials are encountered during construction, all ground disturbing activities
must cease within a 33-foot radius of the discovery and the City of Phoenix
Archaeology Office must be notified immediately and allowed time to properly
assess the materials. These are addressed in Stipulation Nos. 14 through 16.

19.
Staff has not received a completed form for the Waiver of Claims for Diminution in
Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by
the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to final site plan approval. This
is addressed in Stipulation No. 17.

20.
Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Other formal actions such as, but not limited to, zoning adjustments and
abandonments may be required.

Findings

1.
The requested A-2 zoning district is compatible with the surrounding zoning
districts.

Staff Report: Z-55-25-8
July 30, 2025
Page 10 of 12

2.
The proposal, as stipulated, will provide Commerce Park building and landscape
setbacks in alignment with the Rio PHX initiative, Rio Salado Interim Overlay
District, and the Rio Salado Beyond the Banks Area Plan.

3.
The proposal will develop a vacant property and as stipulated will be compatible
with surrounding land uses.

Stipulations:

1.
A minimum 20-foot-wide landscape setback shall be provided along 14th Street
and University Drive. This landscape setback shall be planted with minimum 2-
inch caliper trees, planted 20 feet on center, or in equivalent groupings, and five
5-gallon shrubs per tree, as approved by the Planning and Development
Department. When possible, the developer shall use existing trees and
landscaping to meet the landscaping requirements. Where utility conflicts exist,
the developer shall work with the Planning and Development Department on
alternative design solutions.

2.
Outdoor site lighting shall be fully shielded, as approved or modified by the
Planning and Development Department.

3.
Fencing and walls oriented towards a public street or trail shall have a finished
appearance and contain decorative elements including but not limited to
adobe, glass, metal (including rusted metal), stone (stone veneer), wood, or
other material consistent with a natural environment, as approved by the
Planning and Development Department. Where gates are provided for
vehicular access, these gates shall be decorative and may include minor
perforations to accommodate wind loads. The perforation shall not exceed 50%
of the gate surface area.

4.
A minimum of 10% of the required shrubs, shall be a native milkweed or other
native nectar species, and shall be planted in groups of three or more, as
approved by the Planning and Development Department.

5.
If a building is proposed, a minimum 20-foot building setback shall be provided
along the east perimeter of the site.

6.
If a building is proposed, where pedestrian walkways cross a vehicular path,
the pathway shall be constructed of decorative pavers, stamped or colored
concrete, or other pavement treatments that visually contrasts parking and
drive aisle surfaces, as approved by the Planning and Development
Department.

Staff Report: Z-55-25-8
July 30, 2025
Page 11 of 12

7.
A minimum of one green stormwater infrastructure (GSI) element for
stormwater management shall be implemented, as approved or modified by the
Planning and Development and/or Street Transportation departments. This
includes but is not limited to stormwater harvesting basins, bioswales,
permeable pavement, etc., per the Greater Phoenix Metro Green Infrastructure
and Low Impact Development Details for Alternative Stormwater Management.

8.
A minimum of 25% of the surface of the designated employee or customer
parking areas shall be shaded, as approved by the Planning and Development
Department. Shade may be achieved by structures or by minimum 2-inch
caliper, drought tolerant, shade trees, or a combination thereof.

9.
Natural turf shall only be utilized for required retention areas (bottom of basin,
and only allowed on slopes if required for slope stabilization), as approved by
the Planning and Development Department.

10.
A minimum 30 feet of right-of-way shall be dedicated and constructed for the
west side of 14th Street and the south side of University Drive, to complete the
transition from 14th Street to University Drive.

11.
A minimum 4-foot wide sidewalk shall be constructed on the west side of 14th
Street and the south side of University Drive, adjacent to the development.

12.
Replace any broken or out-of-grade curb, gutter, sidewalk, and curb ramps on
all streets and upgrade all off-site improvements to be in compliance with
current ADA guidelines.

13.
All streets within and adjacent to the development shall be constructed with
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,
landscaping and other incidentals, as per plans approved by the Planning and
Development Department. All improvements shall comply with all ADA
accessibility standards.

14.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

15.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.

Staff Report: Z-55-25-8
July 30, 2025
Page 12 of 12

16.
In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.

17.
Prior to final site plan approval, the landowner shall execute a Proposition 207
waiver of claims form. The waiver shall be recorded with the Maricopa County
Recorder's Office and delivered to the City to be included in the rezoning
application file for record.

Writer
Samuel Rogers
July 30, 2025

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped May 7, 2025

¯
0
0.05
0.1
0.03
Miles
CENTRAL CITY VILLAGE
COUNCIL DISTRICT: 8
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
5/22/2025
VAN BUREN ST
7TH ST
24TH ST
CENTRAL AVE
BUCKEYE RD
I-17
MC DOWELL RD
7TH AVE
19TH AVE
16TH ST
40TH ST
LOWER BUCKEYE RD
I-10
Z-75-66
Z-240-63
*
A-2
A-2
R-3
A-2
R-3
R-3
R-3
R-3
A-2
Rio Salado
Interim Overlay
District
Airport Noise
Impact Zone
Overlay
RIV
ERVIEW DR
15TH ST
14TH ST
UNIVERSITY DR
WATKINS ST
HAMMOND LN
13TH ST
12TH PL
Z-55-25-8
Gilbert Blilie, PLLC
Z-55-25-8
0.57 Acres
QS 7-30
E-9
R-3 RSIOD AIOD ( 0.57 ac.)
A-2 RSIOD AIOD ( 0.57 ac.)
R-3 RSIOD AIOD
A-2 RSIOD AIOD
8
N/A
N/A
10
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-55-25-8.aprx

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