Attachment C - Staff Report Addendum A - Z-57-19-1.pdf
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Addendum A Staff Report Z-57-19-1 March 27, 2020 North Mountain Village Planning Committee Meeting Date: March 18, 2020 Planning Commission Hearing Date: April 2, 2020 Request From: C-2 (Intermediate Commercial) 7.21 acres) and PSC (Planned Shopping Center) (0.11 acres) Request To: C-2 HGT WVR / DNS WVR (Intermediate Commercial, Height Waiver, Density Waiver) (7.32 acres) Proposed Use: Multifamily Residential Location: Approximately 435 feet north of the northwest corner of 29th Avenue and Dunlap Avenue Owner: GM Metro, LLC and GM Elped, LLC Applicant: MK Company, Inc. Representative: Jason Morris, Esq., Withey Morris, PLC Staff Recommendation: Approval, subject to stipulations In the interest of public health, the March 18, 2020 meeting of the North Mountain Village Planning Committee was cancelled. Due to ongoing dialogue with the applicant and other departments, two modifications are proposed in this addendum. • The modification to Stipulation No. 12.b. changes the total number of units that must be within 50 feet of the Arizona Canal from 30 to 20. The site is constrained by a Flood Control Easement along the northern portion of the site which restricts the ability to place additional units on the Arizona Canal frontage. The modification also provides further clarity on how units shall be oriented to the canal. • The modification to Stipulation No. 16 is an update requested by the Street Transportation Department regarding site access from 29th Drive. The change is reflected on the current site plan. Staff recommends approval of the request, subject to the revised stipulations below: Attachment C Addendum A to the Staff Report: Z-57-19-1 March 27, 2020 Page 2 of 7 Revised Stipulations 1. The development shall utilize the standards contained in R-5 (Multifamily Residence District), as approved by the Planning and Development Department. 2. The development shall utilize the Urban Area / Canalscape Treatments found in Section 507 Tab A.II.E.2, as approved by the Planning and Development Department. 3. The developer shall provide a vehicular and pedestrian accessway extending from 29th Avenue to the Black Canyon Freeway Frontage Road, as approved by the Planning and Development Department. For a minimum distance of 400 feet from 29th Avenue, the accessway shall include a pedestrian pathway which is detached from the vehicular circulation area by a minimum 3-foot, average 6-foot, wide landscape area planted with minimum 2-inch caliper shade trees, spaced 20 feet on center or in equivalent groupings, as approved by the Planning and Development. 4. All elevations of the building shall contain architectural embellishments and detailing such as textural and materials changes, offsets, recesses, variation in window size and location, and/or other overhang canopies, as approved by the Planning and Development Department. 5. The development shall include architectural focal points at the northwest and southwest corners of the building mass which may be achieved through additional building articulation, height, and/or enhanced glazing to emphasize the corners and increase resident activity, as approved or modified by the Planning and Development Department. 6. A 30-foot average landscape setback shall be provided adjacent to 29th Avenue; and shall include large canopy shade trees placed 20 feet on center or in equivalent groupings, as described below and as approved by the Planning and Development Department. a. Twenty-five percent of the trees shall be minimum 4-inch caliper and seventy-five percent of the trees shall be minimum 3-inch caliper. b. Five 5-gallon shrubs per tree, and additional shrubs or live groundcover, shall provide minimum 75 percent live cover at mature size. 7. The sidewalk along 29th Avenue shall be detached with a minimum 8-foot-wide landscape area located between the sidewalk and back of curb and be planted to Addendum A to the Staff Report: Z-57-19-1 March 27, 2020 Page 3 of 7 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 consistent with a pedestrian environment. a. Minimum 3-inch caliper large canopy, single-trunk, shade trees placed a minimum of 25 feet on center or in equivalent groupings. 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. 8. The developer shall provide an internal network of shaded pedestrian thoroughfares as described below and as approved or modified by the Planning and Development Department. The network shall: a. Include a direct pedestrian pathway from the northwest corner of the site to the northwest corner of the building. This pathway shall be developed in conformance with the paseo standards contained in Section 1304.H. (2-6) and shall connect to the shared-use path along the Arizona Canal and the public sidewalk along 29th Avenue. b. Include a direct pedestrian pathway from the southwest corner of the site to a primary building entrance located near the southwest corner of the building. This pathway shall be developed in conformance with the paseo standards contained in Section 1304.H. (2-6) and shall connect to the public sidewalk along 29th Avenue. c. Include a direct pedestrian pathway from the central amenity area to the Arizona Canal at a point near the middle of the north property line. This pathway shall be developed in conformance with the paseo standards contained in Section 1304.H. (2-6) and shall connect to the shared-use path along the Arizona Canal d. The above referenced (a-c) shall include a clear separation from vehicular maneuvering areas with all vehicular crossings being clearly delineated using decorative pavers, stamped or colored concrete, or another material, other than those used to pave the parking surfaces and drive aisles. 9. All public and private pedestrian pathways including sidewalks shall be shaded to a minimum 75 percent, as approved by the Planning and Development Department. Addendum A to the Staff Report: Z-57-19-1 March 27, 2020 Page 4 of 7 10. The development shall not permit solid walls above 40 inches within 60 feet of the 29th Avenue frontage and the Arizona Canal frontage, as approved by the Planning and Development Department. 11. All building elevations oriented to the west shall be designed to address the public realm, as described below and as approved or modified by the Planning and Development Department: a. Ground level units shall include a porch or patio: 1. Patio Frontage: i. Minimum depth of 8 feet. ii. Minimum area of 64 square feet. iii. Patio shall be enclosed on each side by a low wall not to exceed 36 inches in height iv. The area between the property line and main facade of the building which is not improved with permanent hardscape shall be planted with live vegetation ground coverage and shrubs, excluding hardscape for pedestrian amenities. 2. Porch Frontage: i. Minimum depth of 6 feet. ii. Minimum width of 50 percent of the unit façade. iii. Minimum shade coverage of 75 percent of porch area. b. For upper story elevations, all units oriented to the west shall have windows, and a minimum of 40 percent of all units shall have balconies with a minimum depth of 6 feet and all balconies shall achieve 50 percent shade. 12. The development shall activate the canal frontage, as described below and as approved or modified by the Planning and Development Department. This stipulation does not replace nor supersede provisions of the Canal Bank guidelines. Addendum A to the Staff Report: Z-57-19-1 March 27, 2020 Page 5 of 7 a. If perimeter walls are proposed, a minimum of three pedestrian gates to the Arizona Canal shall be constructed including one within 50 feet of the northwest corner of the site and all gates being connected to the canal trail by an accessible path. b. There shall be a minimum of 30 20 TOTAL residential units WHICH HAVE WINDOWS, BALCONIES, PORCHES, OR PATIOS, located within 50 feet of the Arizona Canal Right of Way and oriented to it. These units shall be designed to interact with the Canal in the following ways: i. Ground level units shall include a porch or patio, as described below and as approved by the Planning and Development Department: a. Patio Frontage: 1. Minimum depth of eight feet. 2. Minimum area of 64 square feet. 3. Patio shall be enclosed on each side by a low wall not to exceed 36 inches in height 4. The area between the property line and main facade of the building which is not improved with permanent hardscape shall be planted with live vegetation ground coverage and shrubs, excluding hardscape for pedestrian amenities. b. Porch Frontage: 1. Minimum depth of six feet. 2. Minimum width of 50 percent of the unit façade. 3. Minimum shade coverage of 75 percent of porch area. ii. For upper story elevations, all units oriented to the canal shall have windows, and a minimum of 40 percent of all units shall have balconies with a minimum depth of 6 feet and the all balconies shall achieve 50 percent shade. Addendum A to the Staff Report: Z-57-19-1 March 27, 2020 Page 6 of 7 c. The setback area between the north building elevations and the Arizona Canal Right of Way shall be planted with large canopy shade trees placed 20 feet on center or in equivalent groupings, as approved by the Planning and Development Department. Twenty five percent of the trees shall be minimum 4-inch caliper and 75 percent of the trees shall be minimum 3- inch caliper. d. There shall be visual design continuity between the central amenity area and the Arizona Canal reinforced through design features such as: bollard lighting; thematic landscaping; patterned hardscape; or artistic features. 13. No individual garage unit entrances shall be visible from the north or west property lines. 14. The applicant 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 on the site or within the main building. The station shall include: standard repair tools affixed to the station; a tire gauge and pump; and a bicycle repair stand which allows pedals and wheels to spin freely while making adjustments to the bike. b. Resident bicycle parking shall be provided at a rate of 0.25 spaces per dwelling unit, up to a maximum of 50 spaces. These spaces may be provided through a combination of “Secure/Covered Facilities” and “Outdoor/Covered Facilities” as defined in Appendix K or the Comprehensive Bicycle Master Plan. “Outdoor/Covered Facilities” shall comprise no more than 60 percent of required resident bicycle parking. c. Guest bicycle parking shall be provided through the provision of a minimum of eight inverted U-bicycle racks, artistic style racks or “Outdoor/Covered Facilities” for guests shall be located near building entrances and installed per the requirements of Section 1307.H of the Zoning Ordinance. All racks shall be adherence to the City of Phoenix Preferred Designs in Appendix K or the Comprehensive Bicycle Master Plan. 15. The developer shall provide a recorded cross access and common driveway agreements for the parcels to the south, east, and southeast to allow shared ingress/egress. The agreement is to be reviewed and approved by the Planning Addendum A to the Staff Report: Z-57-19-1 March 27, 2020 Page 7 of 7 and Development Department prior to recordation with Maricopa County. 16. There shall be a maximum of ONE DRIVEWAY two driveways along 29th Avenue with the northern driveway being emergency access only, as approved by the Street Transportation Department. 17. The developer shall coordinate with the Traffic Services Division of the Street Transportation Department to identify an appropriate pedestrian crossing at 29th Avenue and the Arizona Canal as required by Section 507 TAB A.II.E.2.2.4.2 of the Phoenix Zoning Ordinance, as approved by the Street Transportation Department. 18. 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. 19. 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. Author Nick Klimek March 27, 2020 Team Leader Samantha Keating