Attachment B - Staff Report - Z-SP-8-23-6.pdf

Staff Report: Z-SP-8-23-6 
February 23, 2024 
Camelback East Village Planning 
Committee Hearing Date: 
March 5, 2024 
Planning Commission Hearing Date: 
April 4, 2024 
Request From: 
C-2 CEPCSP (Intermediate Commercial,
Camelback East Primary Core Specific
Plan) (0.09 acres)
Request To: 
C-2 SP CEPCSP (Intermediate
Commercial, Special Permit, Camelback
East Primary Core Specific Plan) (0.09
acres)
Proposed Use: 
Massage therapy and all underlying C-2 
uses 
Location: 
Southeast corner of 20th Street and 
Camelback Road 
Owner: 
Town & Country Camelback, LLC, et al. 
Applicant: 
Nicholas Karabas  
Representative: 
Dennis Colwell  
Staff Recommendation: 
Approval, subject to a stipulation 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map Classification 
Camelback 
Road 
Arterial 
Varies 75-foot to 90-foot 
south half street 
20th Street 
Minor 
Collector 
50-foot east half street
Highland 
Avenue 
Collector 
30-foot north half street
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; ENTREPRENEURS AND 
EMERGING ENTERPRISES; LAND USE PRINCIPLE: Encourage land uses that 
promote the growth of entrepreneurs or new businesses in Phoenix in appropriate 
locations. 
The proposed Special Permit will allow a small business to operate, promoting 
entrepreneurship and employment opportunities at an appropriate location, consistent 
with the surrounding uses. 
ATTACHMENT B

Staff Report: Z-SP-8-23-6 
February 23, 2024 
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CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Communities 
should consist of a mix of land uses to provide housing, shopping, dining and 
recreational options for residents. 
 
The proposed massage establishment serves to increase the range of services available 
to nearby residents in an already established shopping center. 
 
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS & 
CORRIDORS; LAND UE PRINCIPLE: Locate land uses with the greatest height and 
most intense uses within village cores, centers and corridors based on village 
character, land use needs, and transportation system capacity. 
 
The proposal promotes a commercial use within the Camelback East Primary Core and 
along Camelback Road, in an area that has existing commercial development.  
 
 
Applicable Plans, Overlays, and Initiatives 
Camelback East Primary Core Specific Plan: Background Item No. 5. 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Shopping center 
C-2 CEPCSP, C-2 CEPCSP 
(Approved C-2 M-R 
CEPCSP) 
North (Across 
Camelback Road) 
Commercial retail, post 
office, and restaurant  
C-1 CEPCSP 
South (Across Highland 
Avenue) 
Hotel, restaurant/bar, offices 
 
C-1 CEPCSP, C-1 M-R 
CEPCSP, C-O CEPCSP 
East 
Offices and restaurant  
C-2 CEPCSP 
West (Across 20th 
Street)  
Shopping center  
C-2 CEPCSP, C-2 SP 
CEPCSP, PSC CEPCSP 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This is a request to rezone a 0.09-acre site on a property located at the 
southeast corner of 20th Street and Camelback Road from C-2 CEPCSP 
(Intermediate Commercial, Camelback East Primary Core Specific Plan) to C-2 
SP CEPCSP (Intermediate Commercial, Special Permit, Camelback East

Staff Report: Z-SP-8-23-6 
February 23, 2024 
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Primary Core Specific Plan) to allow massage therapy and all underlying C-2 
uses within an existing shopping center. 
 
 
GENERAL PLAN AND LAND USE MAP 
2. 
The General Plan Land Use Map designation for the site is Commercial. The 
proposal is consistent with the General Plan designation and the land uses in 
the area. The surrounding General Plan Land Use Map designations are 
Commercial to the north, south, east and west. 
 
 
 
 
General Plan Land Use Map, Source: Planning and Development 
 
 
SURROUNDING LAND USES AND ZONING  
3. 
The adjacent zoning to the north of the property, across Camelback Road, is C-
1 CEPCSP (Neighborhood Commercial, Camelback East Primary Core Specific 
Plan). This area is developed with commercial retail and services, a restaurant, 
and a post office.  
 
To the south of the property, across Highland Avenue, is zoned C-1 CEPCSP 
(Neighborhood Commercial, Camelback East Primary Core Specific Plan), C-1 
M-R (Neighborhood Commercial, Mid-Rise District, Camelback East Primary 
Core Specific Plan) and C-O CEPCSP (Commercial Office, Camelback East 
Primary Core Specific Plan). This area is developed with a hotel, restaurant/bar, 
and offices.

Staff Report: Z-SP-8-23-6 
February 23, 2024 
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To the west of the property, across 20th Street, is zoned C-2, CEPCSP 
(Intermediate Commercial, Camelback East Primary Core Specific Plan), C-2 
SP CEPCSP (Intermediate Commercial, Special Permit, Camelback East 
Primary Core Specific Plan), and PSC CEPCSP (Planned Shopping Center, 
Camelback East Primary Core Specific Plan); and is developed with a shopping 
center. 
 
To the east of the property is C-2 CEPCSP (Intermediate Commercial, 
Camelback East Primary Core Specific Plan) zoning, developed with offices and 
a restaurant. 
 
 
 
Aerial Map, Source: Planning and Development Department 
 
 
PROPOSAL 
4. 
The applicant proposes to use an existing suite within the shopping center as a 
massage therapy establishment. To ensure that the requested use does not 
expand undesirably throughout the center, this Special Permit request is 
specifically proposed for the one suite containing the requested use. There are 
no proposed changes to the approved site plan or elevations with the Special 
Permit request. The City of Phoenix requires licensing for massage 
practitioners, the massage establishment and anyone with a 20 percent or more

Staff Report: Z-SP-8-23-6 
February 23, 2024 
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interest in the establishment. Massage establishments are allowed as a primary 
use in the C-2 district with an approved Special Permit. 
 
 
STUDIES AND POLICIES  
5.  
Camelback East Primary Core Specific Plan 
 
Originally adopted in 1991, with an update in 2006, the Camelback East Primary 
Core Specific Plan (CEPCSP) provides guidance on land use, transportation, 
infrastructure investments and desirable design features for properties within 
the defined Core Center and Core Gradient. The Core Center is generally 
bounded by SR 51 (Piestewa Freeway), 26th Street, Camelback Road and 
Highland Avenue whereas the Core Gradient generally extends from the 
boundaries of the Core Center to Medlock Drive, Campbell Avenue, 16th Street 
and 28th Street. The subject site is located in Core Gradient 2 of the plan and is 
subject to the requirements and guidelines set forth therein. 
 
 
 
The proposed development incorporates several of the plan’s core concepts 
such as fostering commercial services that can be utilized by residents and 
promote employment in an existing destination location.  
 
 
Source: City of Phoenix Planning and Development Department 
 
 
COMMUNITY INPUT SUMMARY 
6. 
At the time this staff report was written, staff had not received any letters in 
support or opposition to this request. 
 
 
INTERDEPARTMENTAL COMMENTS 
7. 
None. 
 
 
OTHER 
8. 
Staff has not received a completed form for the Waiver of Claims for Diminution

Staff Report: Z-SP-8-23-6 
February 23, 2024 
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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 prior to final site plan approval or building permit 
issuance. This is addressed in Stipulation No. 1. 
 
 
9. 
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 
abandonment may be required. 
 
Findings 
 
1. 
The proposal is consistent with the General Plan Land Use Map designation 
and with surrounding commercial land uses. 
 
 
2. 
The use will be appropriately located in an established retail center with access 
from an arterial and collector streets. 
 
 
3. 
The proposal will provide a specialized commercial service that caters to the 
diverse needs of the community within an existing shopping center. 
 
Stipulation 
 
1. 
Prior to final site plan approval or building permit issuance, 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 
John Roanhorse  
February 23, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Sketch Map 
Aerial Map