Attachment B - Staff Report - Z-10-20-1.pdf

Staff Report Z-10-20-1 
May 18, 2020 
Deer Valley Village Planning 
Committee Meeting Date: 
June 18, 2020 
Planning Commission Hearing Date: 
August 6, 2020 
Request From: 
R-5 (2.15 Acres) 
Request To: 
C-2 (2.15 Acres) 
Proposed Use: 
C-2 Commercial uses 
Location: 
Approximately 325 feet north of the 
northeast corner of 21st Avenue and Bell 
Road 
Owner: 
Howard A Keyes Trust/Kevin Hochman 
Applicant/Representative 
Withey Morris, PLC/William F. Allison 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map 
Classification 
21st Avenue 
Minor Collector 
40-foot east half 
street 
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 site has been developed with a plant nursery and the proposed development, as 
stipulated, would contribute to a clean and vibrant neighborhood through enhanced 
landscape and architectural enhancements. 
Attachment B

Staff Report: Z-10-20-1 
June 2, 2020 
Page 2 of 10 
 
 
 
STRENGTHEN OUR LOCAL ECONOMY; LOCAL AND SMALL BUSINESS: LAND 
USE:  Facilitate adaptive reuse of older, underutilized properties to create 
mechanisms for new local and small businesses to operate, thrive and grow.. 
 
The development proposes auto sales and all underlying C-2 uses on an underutilized 
site with enhances landscape setbacks and landscape buffers. The development will 
provide a site for a car dealership which has the potential to benefit both residents and 
small businesses. 
 
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, provides enhanced levels of trees and shade which 
will reduce the urban heat island effect while also improving thermal comfort to site 
users and the surrounding neighborhood. 
 
Applicable Plans, Overlays, and Initiatives 
 
Tree and Shade Master Plan: See Background Item No 6.  
 
Complete Streets Guiding Principles: See Background Item No 7.  
 
Comprehensive Bicycle Master Plan: See Background Item No. 8. 
 
Reimagine Phoenix: See Background Item No. 9 below. 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Plant nursery 
R-5 
North 
Single-family residences 
R1-8 
West 
(Across 
21st 
Avenue) 
Single-family residences 
R1-6 
East 
Plant nursery 
C-2 
South 
Plant nursery 
C-2

Staff Report: Z-10-20-1 
June 2, 2020 
Page 3 of 10 
 
 
C-2 (Intermediate Commercial) 
Proposed site plan for overall site 
Standards 
Requirements of  
C-2 District 
Provisions on the 
Proposed Site Plan 
Building Setbacks 
South (Bell Road) 
Minimum 20 feet, 
Average 25 feet 
Minimum 180 feet (Met) 
West (21st Avenue) 
Minimum 20 feet, 
Average 25 feet 
Minimum 50 feet (Met) 
East (Adjacent to C-2) 
0 feet 
Minimum 60 feet (Met) 
North (Adjacent to R1-8; 
Proposed is 30 feet in height) 
50 feet 
Minimum 200 feet (Met) 
Landscaped Setbacks 
South (Bell Road) 
Minimum 20 feet, 
Average 25 feet 
Minimum 40 feet (Met) 
West (21st Avenue) 
Minimum 20 feet, 
Average 25 feet 
Minimum 25 feet (Met) 
East (Adjacent to C-2)  
0 feet  
0 feet (Met) 
North (Adjacent to R1-8) 
Minimum 10 feet  
Minimum 10 feet (Met) 
Lot Coverage 
Not to exceed 50% 
Approximately 15% 
(Met) 
Building Height 
Maximum 2 stories, 30 
feet 
1 story, 30 feet (Met) 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
The site is a total of 2.15 acres located 
approximately 325 feet north of the northeast 
corner of 21st Avenue and Bell Road. The subject 
site is currently zoned R-5 (Multifamily Residential 
District). Companion Case No. Z-SP-1-20-1 is 
also under consideration to add a Special Permit 
to allow automobile sales while also allowing all 
underlying C-2 uses to this site and the abutting 
C-2 lots to the east and south.  
 
 
 
 
 
Source: City of Phoenix Planning 
and Development Department

Staff Report: Z-10-20-1 
June 2, 2020 
Page 4 of 10 
 
 
SURROUNDING LAND USES AND ZONING 
2. 
The request for C-2 (Intermediate commercial) is generally consistent and 
compatible with the surrounding entitlements and land uses to the southwest, 
east and to the south.  
 
The land uses and 
zoning entitlements to 
the north and west are 
single-family. The 
proposed stipulations 
are intended to buffer 
the proposed car 
dealership and C-2 
uses from adjacent 
residential. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
                             
 
 
 
                           Source: City of Phoenix Planning and                  
                           Development Department 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
GENERAL PLAN LAND USE MAP DESIGNATIONS

Staff Report: Z-10-20-1 
June 2, 2020 
Page 5 of 10 
 
 
3. 
The General Plan Land Use Map designation for the subject site and those to 
both the south, east and west along 21st Avenue are Commercial.  
The proposed use is consistent 
with the designation. 
 
The properties to the north are 
designated Residential 3.5 to 5 
dwelling units per acre.  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
         
 
        Source: City of Phoenix Planning and     
        Development Department 
PROPOSAL 
4. 
Site Plan 
The proposed zoning would 
allow auto sales and underlying 
C-2 uses contingent upon the 
approval of companion case 
No. Z-SP-1-20-1. The proposed 
development is 29 feet 6 inches 
in height; will be accessed from 
21st Avenue as well as Bell 
Road; and proposes enhanced 
streetscape and pedestrian 
treatments.  
 
 
Source: DFA, Dennis J. Flynn Architects, Inc.

Staff Report: Z-10-20-1 
June 2, 2020 
Page 6 of 10 
 
 
 
The proposed site plan also depicts a new car sales building, parts storage, 
service shop and a car wash tunnel. The site plan includes ingress/egress points 
on Bell Road and 21st Avenue. Per Stipulation No. 2, there will be enhanced 
landscaping along the northern property boundary and throughout the parking 
areas to act as a buffer to the single-family residential homes to the north. This is 
addressed in Stipulation Nos. 2, 3 and 4. 
 
 
5. 
Conceptual Elevations 
The applicant has provided proposed elevations which include a variety of 
materials including masonry, corrugated metal panels, aluminum composite 
metal panels, and roll-up garage doors. Stipulation No. 1 is recommended to 
ensure architectural embellishments and a mix of materials is provided.   
 
 
 
 
Source: Dennis J. Flynn Architects, Inc. 
 
STUDIES AND POLICIES 
6. 
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. Sidewalks on the street frontages should be detached 
from the curbs to allow trees to be planted on both sides of the sidewalk to 
provide thermal comfort for pedestrians and to reduce the urban heat island 
effect. Staff is recommending several stipulations designed to provide trees and 
enhance shade within the development.

Staff Report: Z-10-20-1 
June 2, 2020 
Page 7 of 10 
 
 
Staff is recommending stipulations for shaded and detached sidewalks along 
21st Avenue and Bell Road in addition to enhanced tree and landscape areas 
and planting standards along the north and west property lines. This is 
addressed in Stipulation Nos. 2, 3 and 4. 
 
 
7. 
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.  
 
The proposal includes detached and shaded sidewalks which will increase the 
thermal comfort for those walking to and from nearby transit and those 
patronizing local businesses. Further, the proposal includes several bicycle racks 
for visitors and employees to encourage and accommodate for multimodal 
transportation. These are addressed in Stipulation Nos. 3 and 5. 
 
 
8. 
Comprehensive Bicycle Master Plan 
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to 
guide the development of its Bikeway System and supportive infrastructure. Staff 
is recommending Stipulation No. 5 to require bicycle parking on site. 
 
 
9. 
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 INPUT SUMMARY 
10. As of the writing of this report, staff has not received any correspondence 
regarding this proposed rezoning application. 
 
 
INTERDEPARTMENTAL COMMENTS 
11. The Floodplain Division of the Public Works Department determined the site is 
not in a Special Flood Hazard Area (SFHA), but located in a Shaded Zone X, on 
panel 1290 L of the Flood Insurance Rate Maps (FIRM) dated June 17, 2017. 
 
 
12. The Fire Department indicated there are no problems anticipated with the case 
and that the site and/or buildings shall comply with the Phoenix Fire Code. 
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.

Staff Report: Z-10-20-1 
June 2, 2020 
Page 8 of 10 
 
 
13. The Street Transportation Department provided basis for roadway improvements 
on 21st Avenue abutting the site. These are addressed in Stipulation Nos. 6 
through 8.  
 
 
14. The Street Transportation Department’s Pedestrian Safety Coordinator 
commented on the importance of detached sidewalks with tree plantings and 
vertical ground cover to reduce mid-block crossings and of providing pedestrian 
connections between the adjacent commercial buildings. The detached 
sidewalks and landscaping is addressed in Stipulation No. 3. 
 
 
OTHER 
15. 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. 10. 
 
 
16. The site is within Deer Valley Airport traffic pattern airspace and the proposed 
use is commercial. Therefore, the Aviation Department has provided stipulations 
requiring the developer to record a Notice to Prospective Purchasers of the 
proximity to the airport to disclose the operational characteristics of the airport 
and to require that documentation be filed with the FAA. This is addressed in 
Stipulation Nos. 11 and 12. 
 
 
17. 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. 
 
Findings 
 
1. 
The development is consistent with the Phoenix General Plan Land Use Map 
designation of Commercial.  
 
 
2. 
The development, as stipulated, is appropriate at this location due to the 
orientation of the building being directed away from abutting residential uses.  
 
 
3. 
The development, as stipulated, advances the purpose and intent of several core 
values from the Phoenix General Plan including policy documents such as the 
Tree and Shade Master Plan and the Complete Streets Guidelines. Further, the 
development, as stipulated, will be compatible with the adjacent land uses by 
applying enhanced landscaped buffers and enhanced plantings along to north 
and west boundaries of the site.

Staff Report: Z-10-20-1 
June 2, 2020 
Page 9 of 10 
 
 
Stipulations 
 
1. 
All building elevations shall contain three of the following architectural 
embellishments and detailing: textural changes, pilasters, offsets, recesses, 
variation in window size and location, or overhang canopies, as approved by the 
Planning and Development Department. 
 
 
2. 
The developer shall provide a minimum 10-foot landscape setback along the 
northern site boundary where adjacent to residential zoning. The landscape 
setback shall be planted with two rows of minimum 60 percent 2-inch caliper trees 
and minimum 40 percent 3-inch caliper trees planted 20-feet on center or in 
equivalent groupings, as approved by the Planning and Development 
Department. 
 
 
3. 
All sidewalks shall be detached with a minimum 5-foot-wide landscape area 
located between the sidewalk and back of curb and planted to the following 
standards, as approved by the Planning and Development Department.  Where 
utility conflicts exist, the developer shall work with the Planning and Development 
Department on alternative design solutions with a pedestrian environment. 
 
a. Minimum 3-inch caliper large canopy, single-trunk, shade trees placed a 
minimum of 25 feet on center or equivalent groupings to provide a 
minimum of 75 percent shade on adjacent sidewalks.  
 
b. Drought tolerant shrubs and vegetative groundcovers with a maximum 
mature height of 24 inches to provide a minimum of 75 percent live 
coverage at maturity. 
 
 
4. 
All uncovered surface parking lot areas for customer parking and employee 
parking, as noted on the site plan date stamped May 19, 2020 shall be 
landscaped with minimum 2-inch caliper shade trees. Landscaping shall be 
dispersed throughout the parking area and achieve 35 percent shade at maturity, 
as approved by Planning and Development Department. 
 
 
5. 
A minimum of two inverted-U bicycle racks for guests or employees shall be 
provided on site and installed per the requirements of Section 1307.H of the 
Zoning Ordinance, as approved by the Planning and Development Department. 
 
 
6. 
Right-of-way totaling 40 feet shall be dedicated for the east half of 21st Avenue, 
as approved by the Planning and Development Department. 
 
 
7. 
Right-of-way totaling 6 feet shall be dedicated for the south half of the alley along 
the northern property line, east of 21st Avenue, as approved by the Planning and 
Development Department.

Staff Report: Z-10-20-1 
June 2, 2020 
Page 10 of 10 
 
 
 
 
8. 
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. 
 
 
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. 
 
 
10. 
The developer shall record a Notice to Prospective Purchasers of Proximity to 
Airport in order to disclose the existence and operational characteristics of 
Phoenix Deer Valley Airport (DVT) to future owners or tenants of the property as 
approved by the Aviation Department. 
 
 
11. 
The developer shall provide documentation to the City prior to final site plan 
approval that Form 7460-1 has been filed for the development and that the 
development received a “No Hazard Determination” from the FAA. If temporary 
equipment used during construction exceeds the height of the FAA and a “NO 
Hazard Determination” obtained prior to the construction start date. 
 
 
Writer 
David Simmons 
June 2, 2020 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Sketch Map 
Aerial 
Conceptual Site Plan date stamped June 3, 2020, 2020 
Conceptual Elevations date stamped February 19, 2020

Z-104-C-75
Z-104-I-75
Z-104-H-75
Z-51-92
Z-SP-20-77
Z-SP-30-98
Z-SP-32-96
Z-108-00
Z-SP-39-97
Z-106-97
Z-SP-33-86
Z-104-B-75
Z-SP-9-82
Z-SP-13-85
*
*
*
*
*
*
*
*
*
*
*
C-2
C-2
C-2
C-2
C-2
PCD
C-2
C-2 SP
PCD
C-2
C-2
R1-8
R-5
C-2 PCD
R-3
C-2
PCD
C-2
C-2
C-2
R1-6
C-2
C-2 PCD *
Z-104-D-75
A-1 PCD *
Z-104-D-75
C-2 SP
Z-SP-15-00
C-2 SP
Z-SP-34-06
19TH DR
20TH DR
ANDERSON AVE
BELL RD
24TH DR
22ND LN
MEADOW DR
21ST AVE
BELL RD AC
21ST AVE AC
21ST DR
COOLBROOK AVE
23RD AVE
DANBURY RD
HARTFORD AVE
Black Canyon/Maricopa
Freeway Specific Plan
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-10-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.15 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R-5
C-2 
CONVENTIONAL OPTION
93
31
*   UNITS P.R.D. OPTION
112
37
Withey Morris, PLC/William F. Allison
DATE:
3/24/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 37-24
ZONING MAP
M-7
REQUESTED CHANGE:
FROM: R-5 ( 2.15 a.c.)
TO:
C-2 ( 2.15 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-10-20.mxd
Z-10-20
0.065
0
0.065
0.0325
Miles

Z-104-C-75
Z-104-I-75
Z-104-H-75
Z-51-92
Z-SP-20-77
Z-SP-30-98
Z-SP-32-96
Z-108-00
Z-SP-39-97
Z-106-97
Z-SP-33-86
Z-104-B-75
Z-SP-9-82
Z-SP-13-85
*
*
*
*
*
*
*
*
*
*
*
C-2
C-2
C-2
C-2
C-2
PCD
C-2
C-2 SP
PCD
C-2
C-2
R1-8
R-5
C-2 PCD
R-3
C-2
PCD
C-2
C-2
C-2
R1-6
C-2
C-2 PCD *
Z-104-D-75
A-1 PCD *
Z-104-D-75
C-2 SP
Z-SP-15-00
C-2 SP
Z-SP-34-06
19TH DR
20TH DR
ANDERSON AVE
BELL RD
24TH DR
22ND LN
MEADOW DR
21ST AVE
BELL RD AC
21ST AVE AC
21ST DR
COOLBROOK AVE
23RD AVE
DANBURY RD
HARTFORD AVE
Black Canyon/Maricopa
Freeway Specific Plan
mapservices@phoenix.gov
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-10-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.15 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R-5
C-2 
CONVENTIONAL OPTION
93
31
*   UNITS P.R.D. OPTION
112
37
Withey Morris, PLC/William F. Allison
DATE:
3/24/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 37-24
ZONING MAP
M-7
REQUESTED CHANGE:
FROM: R-5 ( 2.15 a.c.)
TO:
C-2 ( 2.15 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-10-20.mxd
Z-10-20
0.065
0
0.065
0.0325
Miles

R1-6
R1-6
R1-6
R1-8
R1-8
C-2 SP