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Staff Report Z-19-20-5
July 7, 2020
North Mountain Village Planning
Committee Meeting Date:
July 15, 2020
Planning Commission Hearing Date:
August 6, 2020
Request From:
C-2 (Intermediate Commercial) (5.59
acres)
Request To:
C-2 DNS / WVR (Intermediate
Commercial, Density Waiver) (5.59
acres)
Proposed Use:
Multifamily Residential
Location:
Northwest corner of Black Canyon
Highway and the Griswold Road
alignment
Owner:
Imara Holdings, LLC
Applicant:
Wendy Riddell/Berry Riddell, LLC
Representative:
Wendy Riddell/Berry Riddell, LLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map
Classification
Black Canyon
Highway frontage
road
ADOT
frontage
road
Approximately 50 foot
half street (Frontage
Road)
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Promote and encourage compatible development and
redevelopment with a mix of housing types in neighborhoods close to
employment centers, commercial areas, and where transit or transportation
alternatives exist.
The development will create new housing opportunities in the area. By converting a
hotel to multifamily residential, the project will add additional residents to an area with
access to a nearby school, employment opportunities, commercial services, and a
major transportation corridor.
Attachment B
Staff Report: Z-19-20-5
July 7, 2020
Page 2 of 11
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The development, as stipulated, will feature bicycle parking and bicycle facilities as a
central component of the project to facilitate bicycling as a way of life. Features
include secure bicycle parking for residents, artistic or inverted-U racks for guests,
and a bicycle repair station as a resident amenity.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.
The development, as stipulated, will feature enhanced perimeter landscaping. The
shade incorporated into the development will reduce the urban heat island effect and
increase thermal comfort which will make the area more walkable, bikeable, and
sustainable.
Applicable Plans, Overlays, and Initiatives
Maricopa Association of Governments (MAG) North Interstate 17 Employment
Corridor: See Background Item No. 7.
27th Avenue “To Do List”: See Background Item No. 8.
Black Canyon/Maricopa Freeway Specific Plan: See Background Item No. 9.
Tree and Shade Master Plan: See Background Item No. 10.
Complete Streets Guidelines: See Background Item Nos. 11 and 12.
Reimagine Phoenix: See Background Item No. 13.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Hotel
C-2
North
Multifamily
R-5
South
Hotel
C-2
East
Interstate 17
C-2, PSC, C-O
West
Multifamily
R-5
Staff Report: Z-19-20-5
July 7, 2020
Page 3 of 11
C-2 DNS / WVR (Intermediate Commercial, Density Waiver)
Utilizing R-5 (Multifamily Residential) Standards
(Planned Residential District Development Option)
Standards
Requirements
Proposed Site Plan
Gross Acreage
-
5.59 acres
Total Number of Units
-
168
Maximum Density (dwelling
units per acre)
45.68; 52.20 with
bonus
31 (Met)
Maximum Lot Coverage
50 percent
29 percent (Met)
Maximum Building Height
(Utilizing R-3)
2 stories or 30 feet for
first 150 feet in
setback; then 1 foot in
5 foot increase to 48
feet high, 4 story
2 stories, 30 feet (Met)
Minimum Perimeter Building
and Landscape Setback
Standards
(Public Street Frontage)
20 feet adjacent to a
public street
East (I-17 Frontage Road)
Building Setback: 50 foot
minimum (Met)
East (I-17 Frontage Road)
Landscape Setback: 5 foot
minimum (Not Met)
Minimum Perimeter Building
and Landscape Setback
Standards
(Non-Street Perimeter, Like
and Unlike Zoning)
10 foot building
setback
5 foot landscape
setback
South landscape setback: 4
foot minimum (Not Met)
South building setback: 50
foot minimum
West landscape setback: 3
foot minimum (Not Met)
West building setback: 18
foot minimum
North landscape setback: 16
foot minimum (Met)
North building setback: 17
foot minimum
Minimum Open Space
Minimum 5 percent
10 percent (Met)
Minimum Amenities Provided Minimum 2 amenities
2 amenities (Met)
Minimum Parking
184 required
188 provided (Met)
Staff Report: Z-19-20-5
July 7, 2020
Page 4 of 11
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 5.59 acres
from C-2 (Intermediate Commercial)
to C-2 DNS / WVR (Intermediate
Commercial, Density Waiver) to allow
for the conversion of a hotel to
multifamily residential utilizing R-5
(Multifamily Residence District)
development standards.
The subject site is at the northwest
corner of Black Canyon Highway and
the Griswold Road alignment and is
accessed from the southbound only
Interstate 17 Frontage Road. The
subject site is within 100 feet of
Washington Elementary School and
approximately one quarter mile from
a commercial shopping center.
Figure A: Site Locator Map
Source: Planning and Development Department
SURROUNDING LAND USES AND ZONING
2.
The proposed multifamily use and zoning is consistent and compatible with the
adjacent land uses of hotel to the south and multifamily to the north and west,
zoned C-2 and R-5 respectively.
GENERAL PLAN LAND USE MAP
3.
The subject site is identified as Commercial on
the General Plan Land Use Map and is
surrounded by designations of Residential 15+
dwelling units per acre to the west and north
and Commercial to the south for the hotel use.
The proposed development preserves
Commercial Zoning on the site and is therefore
consistent with the General Plan Land Use Map
Designation and compatible with the adjacent
designations.
Figure B: General Plan Land Use
Map
Source: City of Phoenix
Staff Report: Z-19-20-5
July 7, 2020
Page 5 of 11
PROPOSAL
4.
Site Plan
This request is to
increase the total density
permitted on the site to
allow the individual hotel
units to be converted into
multifamily dwellings. The
site plan proposes
minimal changes to the
overall site and existing
building footprints. The
site plan depicts a pool,
sport courts, and a
clubhouse building and a
substantial amount of
open space. The site plan
depicts the preservation
of mature landscaping
along the Interstate 17
Frontage Road.
Figure C: Conceptual Site Plan
Source: 3rd Story
5.
A density waiver allows for the application of the development standards
contained in Sections 616 through 618 of the Phoenix Zoning Ordinance, R-3A
to R-5 respectively. A density waiver must, through a stipulation, establish which
of these sections will govern the density and development that will apply.
Staff is recommending an additional stipulation for the development to utilize R-5
(Multifamily Residence District) development standards except for a density limit
of 33 dwelling units per acre. The purpose of the density cap is to promote
compatibility with the adjacent uses. The approval of this request with
stipulations would allow an additional 88 units on the site.
6.
Staff is further recommending a series of stipulations to promote the creation of a
neighborhood atmosphere in this commercial conversion by integrating
pedestrian connections and an enhanced open space allocation.
• Stipulation No. 3 requires lighted and shaded pedestrian pathways
between all building entrances, amenity areas, and all applicable public
sidewalks.
• Stipulation No. 5 requires that 10 percent of the gross site area, exclusive
of required landscape setbacks, be preserved as open space.
Staff Report: Z-19-20-5
July 7, 2020
Page 6 of 11
STUDIES AND POLICIES
7.
Maricopa Association of Governments
(MAG) North Interstate 17 Employment
Corridor
The site is also located in close proximity
to the designated North Interstate 17
Major Employment Center. The profile
highlights the presence of a large and
well-educated workforce and a large
number of employment opportunities
across a diverse range of the economy.
The proposed development supports
increased intensity by proposing
multifamily residential that is compatible in
scale and intensity with the surrounding
area and entitlements.
Figure D: Maricopa Association of
Governments (MAG) North Interstate
Employment Corridor
Source: Maricopa Association of
Governments
8.
27th Avenue “To Do List”
The “To Do List” was developed by the community with assistance by the
Planning and Development Department. The guide applies to the area from 23rd
Avenue to 29th Avenue and from Indian School Road to Dunlap Avenue.
The neighborhood led effort is focused on achieving the vision for “an active,
safe, and welcoming community with vibrant retail and sustainable housing.” The
guide articulates goals and strategies focused on pedestrian-friendly design and
connectivity, pedestrian safety on roadways, branding, advocacy, and
placemaking initiatives.
Ideas relevant to this request arising from the guide include the importance of
providing connections between housing and amenities such as schools and
shopping centers and the strength of collaboration in creating safe and vibrant
community spaces.
Staff is recommending Stipulation No. 2 which requires the applicant to install a
pedestrian connection to 27th Avenue. Please refer to Background Item No. 11
for more detail on the stipulation.
Staff Report: Z-19-20-5
July 7, 2020
Page 7 of 11
9.
Black Canyon/Maricopa Freeway Specific Plan
The Freeway Mitigation Program, created in the City of Phoenix by the 1988
approval of Proposition 17, authorized general obligation bonds to prepare plans
and fund projects to mitigate the blighting effects on neighborhoods from existing
and proposed freeway construction. The Black Canyon/ Maricopa Freeway
Specific Plan study area is 32 miles long from Pinnacle Peak Road
to Pecos Road. The width of the study area is one-quarter mile on each side of
the freeway. The site is in Segment 7 with a commercial land use designation of
“Hotel, Motel, and Resort”; the proposed Commercial zoning is consistent, but
the use type is not consistent with the land use designation contained in the plan.
10. Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Staff is recommending a series of stipulations to achieve
the goals of the Tree and Shade Master Plan including the following:
• Stipulation No. 3 requires pedestrian thoroughfares be shaded to a
minimum 50 percent.
• Stipulation No. 4 requires enhanced planting standards in all required
setback areas including larger tree caliper sizes.
• Stipulation No. 5 requires that the stipulated 10 percent open space be
shaded to at least 50 percent by trees.
11. Complete Streets Guidelines
In 2014, 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. Staff is recommending two
stipulations to promote alternative transportation as an option for residents.
Stipulation No. 2 requires the
applicant construct a six-foot-wide
shared use pathway of concrete
rated for vehicular travel from the
Interstate 17 Frontage Road to 27th
Avenue. The stipulation further
requires that the area directly
adjacent to the subject site be
improved with low level illumination,
landscaping consisting of shrubs and
ground cover, and be privately
maintained.
Figure E: Pedestrian Connection Route
Source: City of Phoenix
Staff Report: Z-19-20-5
July 7, 2020
Page 8 of 11
12. Stipulation No. 6 requires the
applicant provide enhanced bicycle
parking and a bicycle repair station.
The development, as stipulated, will
provide an affordable and attainable
transportation option for residents.
Figure F: Example of a Fix-It Station.
Source: Dero
13. Reimagine Phoenix
As part of the Reimagine Phoenix Initiative, the City of Phoenix is committed to
increasing the waste diversion rate to 40 percent by 2020 and to better manage
its solid waste resources. The provision of recycling containers was not
addressed in the applicant’s submittals.
COMMUNITY CORRESPONDENCE
14. As of the writing of this report, staff has not received any written correspondence
regarding this proposed rezoning application.
INTERDEPARTMENTAL COMMENTS
15. The Street Transportation Department provided three stipulations pertaining to
site improvements, active transportation enhancements, and pedestrian access
to 27th Avenue.
• Stipulation No. 6 requires the developer to construct a shared use path
from the Interstate 17 Frontage Road to 27th Avenue and to enhance the
pathway adjacent to the site with lighting and landscaping.
• Stipulation No. 7 requires the developer construct all street improvements
associated with the development and that all improvements comply with
ADA Accessibility Standards.
• Stipulation No. 8 requires prior approval from ADOT regarding the
alteration of any driveways.
16. The Street Transportation Department’s Office of Pedestrian Safety also issued
a statement of support encouraging the applicant to explore and, if viable,
implement an illuminated pedestrian pathway to 27th Avenue to provide an
alternative mode of transportation for residents. They further commented on the
importance of pedestrian safety improvements such as lighting, clearly
distinguished pedestrian pathways on-site, and the provision of bicycle parking;
Staff Report: Z-19-20-5
July 7, 2020
Page 9 of 11
these elements are addressed in Stipulation Nos. 2, 3, and 6 respectively.
17. The Fire Department commented that the site plan must comply with the Phoenix
Fire Code and further indicated there are no problems anticipated with the case.
Further, the Department commented that they do not know the water supply at
this site and noted that additional water supply may be required to meet the
required fire flow per the Phoenix Fire Code.
18. The Public Works Department, Floodplain Management Division determined the
parcel is not in a Special Flood Hazard Area (SFHA), but located in a Shaded
Zone X, on panel 1740 L of the Flood Insurance Rate Maps (FIRM) dated
October 16, 2013.
19. The Water Services Department indicated that no zoning stipulations are
required; however, commented that capacity is a dynamic condition that can
change over time due to a variety of factors. The requirements and assurances
for water and sewer service are determined during the site plan application
review. For any given property, water and sewer requirements may vary over
time to be less or more restrictive depending on the status of the City’s water and
sewer infrastructure.
OTHER
20. Development and use of the site is 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.
21. The site has not been identified as being archaeologically sensitive. However, in
the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within 33-feet of the discovery and the
City of Phoenix Archaeology Office must be notified immediately and allowed
time to properly assess the materials. This is addressed in Stipulation No. 9.
Findings
1.
The request is consistent with the General Plan Land Use Map designation of
Commercial.
2.
The development, as stipulated, advances the purpose and intent of several core
values from the Phoenix General Plan as well as policy documents such as the
Tree and Shade Master Plan and the Complete Street Guidelines.
Staff Report: Z-19-20-5
July 7, 2020
Page 10 of 11
3.
The development, as stipulated, is appropriate at this location due to its
compatibility with the surrounding land uses.
Stipulations
1.
The development shall utilize the standards contained in the R-5 (Multifamily
Residence District) zoning district development standard with the exception of a
having a maximum density of 33 dwelling units per acre, as approved by the
Planning and Development Department.
2.
The developer shall install a modified COP DTL P-1130 6-foot vehicular rated
concrete shared use path between the frontage road and 27th Avenue. Path
abutting the subject parcel shall be privately maintained with landscape consisting
of shrubs and groundcover, lit with low level lighting cast from the subject parcel
for the limits of the parcel boundary only. Location of the shared use path is
subject to the approval of ADOT, and as approved by the Streets Transportation
Department and the Planning and Development Department.
3.
The developer shall provide a system of on-site pedestrian thoroughfares,
described below and as approved by the Planning and Development Department:
a. Pedestrian thoroughfares shall connect the following site elements: all
primary building entrances; all required amenity areas; the Interstate 17
Frontage Road at two places, and the pedestrian connection to 27th
Avenue.
b. The pedestrian thoroughfares shall be shaded to a minimum 50 percent
throughout the on-site system.
c. The pedestrian thoroughfare shall be illuminated to a minimum one-foot
candle with uniform fixture spacing to avoid areas of high glare or darkness.
d. Where pedestrian thoroughfares cross drive-aisles, the crossing shall
visually contrast with parking and drive aisle surfaces.
4.
The required landscape setback areas shall be planted with shade trees placed 20
feet on center or in equivalent groupings with 50 percent of the trees being a
minimum 3-inch caliper, as approved by the Planning and Development
Department.
5.
A minimum of 10 percent of the gross project shall be retained as open space,
exclusive of landscape setbacks, and be shaded to a minimum 50 percent by
Staff Report: Z-19-20-5
July 7, 2020
Page 11 of 11
minimum 2-inch caliper large canopy shade trees, as approved by the Planning
and Development Department.
6.
The developer shall incorporate bicycle infrastructure as described below and as
approved by the Planning and Development Department.
a. A bicycle repair station (“fix-it station”) shall be provided and maintained
near in the central amenity area.
b. A minimum of 25 bicycle parking spaces shall be provided through Inverted-
U and/or artistic racks provided near building entrances. Artistic racks shall
adhere to the City of Phoenix Preferred Designs in Appendix K of the
Comprehensive Bicycle Master Plan.
7.
The developer shall construct all streets within and adjacent to the development
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.
8.
Any changes to the existing driveways require the review and approval of ADOT.
Provide documentation of ADOT’s approval of all modifications prior to Preliminary
Site Plan approval.
9.
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.
Writer
Nick Klimek
July 7, 2020
Team Leader
Samantha Keating
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped May 20, 2020
City of Phoenix Employment Center Profile for North Interstate 17 (2 pages)
Z-304-82
Z-129-85
Z-SP-1-18
Z-101-08
*
*
*
R-5
C-2
C-2
HGT/WVR SP
C-2
R1-6
PSC
C-2
R1-6
C-1
C-O
IND.PK.
LAS PALMARITAS DR
ROYAL PALM RD
25TH AVE
27TH AVE
24TH AVE
GRISWOLD RD
ECHO LN
24TH AV
BLACK CANYON HWY
27TH DR
BUTLER DR
Black Canyon/Maricopa
Freeway Specific Plan
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-19-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.59 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
C-2 DNS/WVR
CONVENTIONAL OPTION
81
243
* UNITS P.R.D. OPTION
97
292
Wendy Riddell/Berry Riddell LLC
DATE:
5/28/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 25-23
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: C-2 ( 5.59 a.c.)
TO:
C-2 DNS/WVR ( 5.59 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-19-20.mxd
Z-19-20
0.055
0
0.055
0.0275
Miles
6/10/2020
Z-304-82
Z-129-85
Z-SP-1-18
Z-101-08
*
*
*
R-5
C-2
C-2
HGT/WVR SP
C-2
R1-6
PSC
C-2
R1-6
C-1
C-O
IND.PK.
LAS PALMARITAS DR
ROYAL PALM RD
25TH AVE
27TH AVE
24TH AVE
GRISWOLD RD
ECHO LN
24TH AV
BLACK CANYON HWY
27TH DR
BUTLER DR
Black Canyon/Maricopa
Freeway Specific Plan
Maricopa County Assessor's Office
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-19-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.59 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
C-2 DNS/WVR
CONVENTIONAL OPTION
81
243
* UNITS P.R.D. OPTION
97
292
Wendy Riddell/Berry Riddell LLC
DATE:
5/28/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 25-23
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: C-2 ( 5.59 a.c.)
TO:
C-2 DNS/WVR ( 5.59 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-19-20.mxd
Z-19-20
0.055
0
0.055
0.0275
Miles
6/10/2020
W. DUNLAP AVE
W. PEORIA AVE
W. NORTHERN AVE
W. GLENDALE AVE
N. 35TH AVE
N. 27TH AVE
N. 19TH AVE
PROJECT
LOCATION
I-17
EXISTING
BLDG 16
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 15
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 14
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 13
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 12
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 11
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 10
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 9
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 17
2-STORY
12,942 SF
HEIGHT: 26'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 18
2-STORY
14,743 SF
HEIGHT: 26'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
GATEHOUSE BLDG
2-STORY
3,577 SF
HEIGHT: 24.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 4
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 5
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 6
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 7
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 8
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 3
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 2
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
EXISTING
BLDG 1
2-STORY
4,436 SF
HEIGHT: 26.5'
(MIDDLE OF
HIGHEST RIDGE)
ONE WAY BLACK CANYON HIGHWAY ACCESS ROAD
(WIDTH VARIES)
158-04-004G
C-2 ZONING
158-04-005B
R-5 ZONING
158-04-005B
R-5 ZONING
T
LEGEND
EXISTING TRANSFORMER
EXISTING FIRE HYDRANT
ACCESSIBLE PARKING SPACE
EXISTING WATER METER
EXISTING BACKFLOW PIPE
PROPERTY LINE
wm
bfp
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
2
4
EXISTING
24'
EXISTING
24'
EXISTING
24'
5'
EXISTING
24'
EXISTING
23'
24'
T
T
FH
bfp
3
3
4
4
30
20
25
19
12
13
26
31
31
EXISTING
18'
18
27
29
29
28
29
T
3
3
9
3
5
7
7
bfp
7
10
3
31
23
16
5
FH
wm
3
4
12
12
fire
2
2
8
3
4
4
26
12
31
EXISTING
20'
T
FH
3
3
3
2
4
4
21
29
26
5
31
31
31
29
27
3
3
3
2
31
3
3
3
4
EXISTING
24'
4
31
5
30
9
3
SP
4
SP
11
17
COLOR LEGEND
PAVEMENT
CONCRETE SIDEWALK/PATIO
LANDSCAPE
RESIDENTIAL BUILDING
(ORIGINAL)
RESIDENCE BUILDING
(EXPANSION
GATEHOUSE BUILDING
SHEDS
STAIRS
POOL/PLAY AREA
POOL/SPA
FH
9
9
8
13
13
12
22
32
32
34
34
33
17'
35
35
35
35
35
35
35
35
35
35
35
35
35
35
35
35
35
35
35
17'
WALL
0' - 4"
PLANTING
2' - 6"
CURB
0' - 6"
3' - 2"
WALL
0' - 4"
PLANTING
4' - 0"
CURB
0' - 6"
PAVING
38' - 1"
SIDEWALK
4' - 0"
PLANTING
2' - 0"
PROPERTY LINE TO BUILDING
48' - 9"
ARCHITECTURE | INTERIOR DESIGN | LAND PLANNING
16074 North 78th Street D204 | Scottsdale, AZ
www.3RDSTORY.com
480-607-3337
©2020 RD Architecture PLLC dba 3rd story | Not For Construction
85260
SP
RESIDENCE INN CONVERSION
8242 N. BLACK CANYON FREEWAY, PHOENIX, ARIZONA
05/14/2020
0
60
90
120
30
GRAPHIC SCALE
N
VICINITY MAP
N
PROJECT DATA
PROJECT ADDRESS:
8242 N. BLACK CANYON HIGHWAY
PROPERTY OWNER:
IMARA HOLDINGS, INC.
MUHAMMAD VIRANI
8242 N. BLACK CANYON FWY
PHOENIX, AZ 85051
APN:
158-04-007H
CURRENT ZONING:
C-2
PROPOSED ZONING:
DENSITY WAIVER FOR R-5 STANDARDS
SITE AREA:
GROSS: 5.04 ACRES (219,621 SF)
NET: 4.93 ACRES (214,881 SF)
DENSITY:
ALLOWED: 45.68 UNITS/ACRE
GROSS: 33.3 UNITS/ACRE
NET: 34.1 UNITS/ACRE
HEIGHT ALLOWED:
4 STORIES OR 48'
CURRENT HEIGHT:
2 STORIES, 26.5' MAX MIDDLE OF HIGHEST RIDGE
BUILDING SETBACKS:
20' FRONT, 15' ALL OTHER SIDES
LAND. SETBACKS:
20' FRONT, 5' ALL OTHER SIDES
WEST SIDE: 2.5' MIN. EXISTING
11.1' AVG. PROVIDED
SOUTH SIDE: 4' MIN. EXISTING
7.1' AVG PROVIDED
LOT COVERAGE:
50% ALLOWED
CURRENT COVERAGE: BUILDINGS: 64,170 SF (29.2%)
PAVING: 99,850 SF (45.5%)
LANDSCAPE: 55,601 SF (25.3%)
COMMON AREA:
REQUIRED: 5%
CURRENT: 9.9% (21,289 SF)
TOTAL UNITS:
168 UNITS
UNIT BREAKDOWN:
STUDIO SUITE (466 SF): 108 UNITS
1-BEDROOM SUITE (547 SF): 20 UNITS
1-BEDROOM PENTHOUSE LOFT (764 SF): 24 UNITS
STUDIO PENTHOUSE LOFT (764 SF): 8 UNITS
SPLIT MASTER 2-BEDROOM SUITE (740 SF): 8 UNITS
CURRENT PARKING:
184 SPACES (7 HANDICAPPED SPACES)
PARKING REQUIRED:
128 UNITS UNDER 600 SF = 128 SPACES (1 SPACES
PER UNIT)
40 UNITS OVER 600 SF = 60 SPACES (1.5 SPACES
PER UNIT)
188 TOTAL SPACES REQUIRED
7 HANDICAPPED SPACES REQUIRED
PARKING PROVIDED:
182 EXISTING SPACES (THIS INCLUDES THE 7
EXISTING HANDICAPPED SPACES)
35 SPACES WITHIN REQUIRED SETBACKS (21
SOUTH SIDE, 11 WEST SIDE & 3 EAST SIDE)
TRASH CALCULATION: 168 UNITS X .5 CUBIC YARDS PER UNIT = 84 CY.
SERVICED TWICE PER WEEK = 84/2 = 42 CY
SIX 8 CY BINS REQUIRED
KEYNOTES
1.
EXISTING BUILDING TO REMAIN
2.
EXISTING 24' NONCONFORMING DRIVE
TO REMAIN
3.
EXISTING PARKING TO REMAIN
•
STANDARD: 8.5' X 19'
•
HANDICAPPED: 11' X 18'
4.
EXISTING CURB TO REMAIN
5.
EXISTING SIDEWALK TO REMAIN
6.
EXISTING POOL & RELATED
ACCESSORIES/STRUCTURES TO
REMAIN
7.
EXISTING FENCE TO REMAIN
8.
EXISTING SPORT COURT
9.
EXISTING NONCONFORMING PARKING
WITHIN REQUIRED SETBACKS
10.
3-BIN TRASH ENCLOSURE IN CURRENT
WEST SIDE PARKING
11.
2-BIN TRASH ENCLOSURE IN CURRENT
NORTHWEST CORNER
12.
FIRE TRUCK TURNING RADIUS
13.
EXISTING 6' BLOCK WALL WITHING
FRONT SETBACK
14.
EXISTING POOL TO REMAIN
15.
EXISTING SPA TO REMAIN
16.
EXISTING POOL SHED TO REMAIN
17.
EXISTING ADA PATH OF TRAVEL
18.
EXISTING SIGNAGE TO REMAIN
19.
EXISTING 6' NORTH SITE FENCE TO
REMAIN
20.
EXISTING 6' WEST SITE FENCE TO
REMAIN
21.
EXISITING 6' SOUTH SITE FENCE TO
REMAIN
22.
EXISTING 20' ALLEY
23.
EXISTING BLOCK FENCE
24.
EXISTING SITE FENCE TO REMAIN
25.
EXISTING SHEDS TO REMAIN
26.
FRONT 20' BUILDING SETBACK
27.
SIDE 15' BUILDING SETBACK
28.
REAR 15' BUILDING SETBACK
29.
LANDSCAPE SETBACK LINE, 20' FRONT
& 5' ALL OTHER SIDES
30.
EXISTING DRIVEWAY TO REMAIN
31.
EXISTING LANDSCAPE TO REMAIN
32.
STANDARD 30' LONG TRASH
COLLECTION VEHICLE AND REQUIRED
TURNING RADII (28'-6" INSIDE AND
44'-0" OUTSIDE)
33.
EXISTING PORTE COCHERE TO
REMAIN
34.
10'x20' VISIBILITY TRIANGLE
35.
EXISTING STAIR CORE TO REMAIN
36.
EXISTING SIDEWALKS IN R.O.W.
11 spaces (parallel)
10 spaces
5 spaces
7 spaces
5 spaces
6 spaces
4 spaces
11 spaces
9 spaces
8 spaces
10 spaces
11 spaces
10 spaces
5 spaces
14 spaces
2
spaces
6 spaces
6 spaces
7 spaces
2
spaces
8
spaces
8
spaces
10 spaces
11 spaces
8
SCALE: 1" = 30'-0"
1
SITE PLAN
SCALE: 1/4" = 1'-0"
3
WEST SIDE DIAGRAM
SCALE: 1/8" = 1'-0"
4
SOUTH SIDE DIAGRAM
14
15
36
36
36
City of Phoenix Employment Center Profile
NORTH I-17
The North I-17 corridor
provides a diverse mix
of industrial, high-tech
commercial and office
development.
The North I-17
employment center
extends north to Union
Hills Drive and south
to Northern Avenue
between 19th Avenue
and
35th Avenue.
Employers located within the North Interstate17 corridor have access to a
sizeable and diverse workforce. Within a 20 minute drive time, employers along
Interstate 17 have access to about 480,000 workers, and within the 30 minute drive
time the number of workers increases to more than 950,000.1 These workers are well
educated and highly skilled. Among population 25 and older within the 20 minute
drive time, 32 percent have some college education and 24 percent have a bachelor’s
or advanced degree.2 There are high concentrations of service, management and
administrative support workers within a 20 to 30 minute drive.
By the year 2020, the population is expected to increase by 154,000 people
within a 30 minute drive of the North I-17 area, providing a growing labor pool for the
area.3
1, 2, 3 Claritas, 2015.
Labor Force Accessibility and Skills
Employment by Occupation
Workforce
10 Min. Drive
20 Min. Drive
30 Min. Drive
Number
%
Number
%
Number
%
Management
10,637
8
51,895
9
112,119
9
Engineering & Science
2,331
2
11,730
2
27,111
2
Healthcare & Education
14,989
11
69,751
12
142,844
12
Service
18,429
14
83,335
14
166,479
14
Sales
15,210
11
69,520
12
142,126
12
Clerical & Admin. Support
22,922
17
92,797
15
181,814
15
Construction
8,934
7
36,898
6
61,684
5
Production
5,975
4
29,734
5
53,977
5
Trans./Material Mover
7,032
5
33,496
6
66,322
6
Total
106,459
479,156
954,476
Commute Shed
• Access to large service and
administrative workforce
• Excellent interstate and
urban freeway access
• Significant concentration of
private higher educa-tion
providers
• Large inventory of office
space with competitive
lease rates
Equal Opportunity Employer/Program. Auxiliary Aids and services are available upon request to individuals with
disabilities. Products and services made available through Federal Funding provided by the Workforce Investment Act.
Source: Maricopa Association of
Governments, TRP Reduction Database,
2013
Source: Claritas, 2015.
Commuters who travel to
Employment Corridor per
Square Mile
3 to 10
10 to 25
25 to 50
More than 50
Phoenix North I-17 Job Center
Phoenix North I-17 Job Center
Catchment Area
Sites and Buildings
The North I-17 employment center has
about 7.7 million square feet of existing office
inventory.4 This employment center also has
approximately 4.0 million square feet of existing
industrial inventory and about 2.0 million square
feet of flex space.5
The North I-17 corridor is also home to
MetroCenter, a regional mall with surrounding
retail, hotel and office uses located at the
southwest corner of I-17 and Peoria Avenue.
The MetroCenter area includes more than 2
million square feet of retail, entertainment and
commercial uses to serve both residents and
employers in the area.
The map to the right highlights the type of
community real estate in the North I-17. Our team
can provide more detail, custom information
based on your requirements.
4, 5 Costar Realty Information Inc., 2015.
City of Phoenix
Community and Economic Development Department
200 W. Washington St., 20th Floor | Phoenix, AZ 85003
www.phoenix.gov/econdev | 602-262-5040
PHOENIX IS DESIGNED
TO WORK.
Infrastructure
The North I-17 center offers excellent
interstate and regional freeway access. Interstate
17 runs north-south through this employment corridor and connects with the Loop 101 freeway. Interstates 17 and 10 intersect
to the south, providing direct access to downtown and Phoenix Sky Harbor International Airport. Light rail access will be
available by 2016 when the line is extended from the existing terminus at 19th Ave. and Montebello to 19th Ave. and Dunlap
Ave.
Businesses that require air service have access to Phoenix Sky Harbor International Airport within 30 minutes of the
North I-17 area. Sky Harbor is one of the country’s busiest airports, with nearly 41 million passengers and over 300,000 tons of
cargo passing through the facility annually. The airport is served by some 17 airlines and offers service to more than 100 cities
in the U.S. and around the world. There are more than 830 daily domestic non-stop flights from Phoenix, as well as over 30
international non-stop flights to destinations in Mexico, Canada and Europe.6
The North I-17 employment center features modern, reliable telecommunications infrastructure that is supported
by multiple providers. These providers are able to offer specialized
capabilities such as complete digital infrastructure, T-1 (DS1) lines, T-3
(DS3) lines, self-healing fiber ring architecture and high-speed data
communications. Local exchange carriers with service in the North I-17
area include CenturyLink and Cox Communications.
Arizona Public Service offers the highest possible level of electric
reliability by investing in an advanced network system to provide multiple
redundant feeds from various substations. In addition to ensuring reliable
power service, investments in generation facilities have been made to
provide adequate capacity for future growth.
6 Phoenix Sky Harbor International Airport, 2015.
Major Area Employers
Karsten Manufacturing (Ping Golf)
Golf Equipment - HQ
Suntron Corporation
Electronics - Corp HQ
Cognizant
Information Technology Services
Vangent
Information Management
Liberty Mutual
Financial Services
The Hartford
Customer Service Center
Wells Fargo Bank
Financial Services
Allied International Credit Corporation
Financial Services
Bull HN Information Systems
Operations Center
Blue Cross/Blue Shield of Arizona
Health Insurance Carrier
Source: Maricopa Association of Governments, 2013
Existing and Planned Development
1. Metro North Corporate Park
350,000 sq. ft.
Office
2. Metro North Business Park
302,507 sq. ft.
Office
3. Metrocenter Mall
156,000 sq. ft.
Retail
4. Desert Canyon/300
148,605 sq. ft.
Office
5. Metro Office Center
124,251 sq. ft.
Office
6. The Corporate Center
300,733 sq. ft.
Office
7. I-17 Office Center
105,107 sq. ft.
Office
8. Desert Canyon/100
102,606 sq. ft.
Office
9. 2250 Peoria Ave
72,072 sq. ft.
Office/Flex
Source: CoStar Realty Information Inc., 2015
Union Hils Dr.
Bell Rd.
Greenway Rd.
Thunderbird Rd.
Cactus Rd.
Peoria Ave.
Dunlap Ave.
Northern Ave.
35th Ave.
23rd Ave.
19th Ave.
Phoenix
Northgate
Cave Creek
Municipal
Golf Course
1
2
3
9
5
4
8
7
6