Attachment E - PC Summary - Z-57-19-1.pdf
Extracted text (via pymupdf)
13720 characters
REPORT OF PLANNING COMMISSION ACTION
May 7, 2020
ITEM NO: 4
DISTRICT NO.: 1
SUBJECT:
Application #:
Z-57-19-1
Location:
Approximately 435 feet north of the northeast corner of 29th Avenue
and Dunlap Avenue
From:
C-2 and PSC
To:
C-2 HGT/WVR DNS/WVR
Acreage:
7.32
Proposal:
Multifamily residential
Applicant:
MK Company, Inc.
Owner:
GM Metro, LLC & GM Elped, LLC
Representative: Jason Morris, Esq., Withey Morris, PLC
ACTIONS:
Staff Recommendation: Approval, subject to stipulations (Addendum A Staff Report).
Village Planning Committee (VPC) Recommendation:
North Mountain 3/18/2020 Canceled.
Planning Commission Recommendation: Approval, per the staff recommendation with
an additional stipulation.
Motion Discussion:
Commissioner Marcia Bushing stated that she does not agree with the motion because
she is opposed to gated communities.
Motion details: Commissioner Shank made a MOTION to approve Z-57-19-1, per the
staff recommendation with the adidtional stipualtion as read into the record.
Maker: Shank
Second: Howard
Vote: 7-1 (Busching)
Absent: Montalvo
Opposition Present: No
Findings:
1.
The development, as stipulated, advances the purpose and intent of several
core values from the Phoenix General Plan including policy documents such as
the North Mountain Redevelopment Area Plan, the Strategic Policy Framework
for Transit Oriented Development, the Tree and Shade Master Plan, the
Complete Streets Guidance, and the Comprehensive Bicycle Master Plan.
Attachment E
2.
The development, as stipulated, is appropriate at this location due to its
compatibility with the surrounding land uses and proximity to a future high-
capacity transit line.
3.
The proposed development is consistent with the Regional Center Place Type
from the City’s Transit Oriented Development Strategic Policy Framework.
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 75
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 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.
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.
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.
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 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.
20.
PRIOR TO PRELIMINARY 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.
This publication can be made available in alternate format upon request. Please contact
Tamra Ingersoll at (602) 534-6648, TTY use 7-1-1.