Attachment B - Staff Report - Z-57-22-4.pdf
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Staff Report Z-57-22-4
September 30, 2022
Encanto Village Planning Committee
Meeting Date:
October 10, 2022
Planning Commission Hearing Date:
November 3, 2022
Request From:
C-2 (Intermediate Commercial) (0.76
acres), and R1-6 (Approved P-1)
(Single-Family Residence District,
Approved Passenger-Automobile
Parking, Limited) (0.15 acres)
Request To:
C-2 (Intermediate Commercial) (0.76
acres), and R-3 (Multifamily Residence
District) (0.15 acres)
Proposed Use:
Multifamily Residential
Location:
Southeast corner of 7th Street and
Whitton Avenue
Owner:
Winnie Tang
Applicant:
EAPC Architects Engineers
Representative:
Michelle Bach
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial and Residential 3.5 to
5 dwelling units per acre
Street Map
Classification
7th Street
Major
Arterial
40-foot east half street
Whitton Avenue
Local
Street
30-foot south half
street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design
standards and guidelines for parking lots and structures, setback and build-to
lines, blank wall space, shade, and other elements affecting pedestrians, to
encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development.
The proposal includes design elements to encourage walking, bicycling, and transit
use. These standards include a shaded streetscape, units fronting onto the public
sidewalk, parking situated away from the public street, and on-site amenities.
ATTACHMENT B
Staff Report: Z-57-22-4
September 30, 2022
Page 2 of 11
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The proposal includes secure bicycle parking for all dwelling units to encourage
bicycling and transit use by leveraging its proximity to the light rail station at Central
Avenue and Osborn Road.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.
The proposal, as stipulated, includes tree plantings between the back of curb and the
building fronts and a detached sidewalk that will be well shaded. These improvements
will create comfortable pedestrian environments along 7th Street and Whitton Avenue.
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 proposal will include ownership housing opportunities in Central Phoenix within
one-half mile of a light rail station, a major community park, and the Encanto Village
Core. These additional housing opportunities supports goals contained in the Housing
Phoenix Plan to preserve and create 50,000 units by 2030.
Applicable Plans, Overlays, and Initiatives
Encanto Village Character Plan: Background Item No. 4.
Tree and Shade Master Plan: Background Item No. 7.
Complete Streets Guidelines: Background Item No. 8.
Housing Phoenix: Background Item No. 9.
Zero Waste PHX: Background Item No. 10.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant land
C-2, R1-6 (Approved P-1)
East
Single-family residence R-3
South
Automotive repair
C-2
North (across Whitton Ave.)
Commercial use
(Schreiner’s Sausage)
C-2
West (across 7th Street)
Commercial uses
C-1 and C-2
Staff Report: Z-57-22-4
September 30, 2022
Page 3 of 11
C-2 (Intermediate Commercial) and R-3 (Multifamily Residence District)
(Single-Family Attached Development Option)
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
-
0.91
Site Standards
Maximum Density
15.23; 17.40 with bonus
13.19 (Met)
Total Number of Units
14; 16 with bonus
12
Minimum Perimeter Setbacks
• 7th Street
• Side (Whitton Avenue)
• Interior Property Lines
10 feet for units fronting streets
15 feet for units siding streets
10 feet
10 feet (Met)
15 feet (Met)
10 feet (Met)
Minimum Landscape
Setbacks (Section 608.c.3)
5 feet
Not depicted
Minimum Building Setbacks
None
Varies (Met)
• 7th Street
• Side (Whitton Avenue)
• Interior Property Lines
10 feet for units fronting streets
15 feet for units siding streets
10 feet
10 feet (Met)
15 feet (Met)
10 feet (Met)
Maximum Height
3 stories or 40 feet for first 150
feet; 1-foot in 1-foot increase to
48-foot height, four-story
maximum
3 stories or 40 feet
(Met)
Minimum Common Areas
5 percent of gross area
5 percent (Met)
Parking Requirements
2 covered/garage spaces per
unit + 0.25 guest spaces per
unit = 24 garage spaces and 3
guest spaces
24 garage spaces, 5
unreserved spaces
(Met)
Lot Standards
Minimum lot dimensions
20 foot width
20 feet (Met)
Minimum Building Setbacks
None
None (Met)
Maximum Lot Coverage
100 percent
Varies from 58 to 68
percent (Met)
Unit Entrance Standards
Individual units fronting on a
street shall provide an entryway
that is either elevated,
depressed or includes a feature
such as a low wall to
accentuate the primary
entrance.
Accentuated by a
low wall (Met)
Staff Report: Z-57-22-4
September 30, 2022
Page 4 of 11
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 0.91-acres located at the southeast corner of 7th Street
and Whitton Avenue from 0.76-acres of C-2 (Intermediate Commercial) and 0.15-
acres of R1-6 (Approved P-1) (Single-Family Residence District, Approved
Passenger-Automobile Parking, Limited) for the purpose of multifamily residential.
SURROUNDING LAND USES AND ZONING
2.
The subject site is vacant and undeveloped with the western portion zoned C-2
and the eastern portion zoned R1-6 (Approved P-1). Prior to 2020, the C-2 portion
was developed with a commercial building and the R1-6 portion had a small
garage structure at the south-end of the property.
To the east of the subject site is a single-family residence that is zoned R-3
(Multifamily Residence District). To the south of the subject site is a single-story
commercial structure that is zoned C-2. To the north of the subject site across
Whitton Avenue is a single-story commercial structure that is zoned C-2. To the
west of the subject site across 7th Street are two commercial structures zoned C-1
and C-2.
GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use
Map depicts two map
designations with most of the
site being Commercial and the
eastern 39 feet being
designated as Residential 3.5
to 5 dwelling units per acre. To
the north, south, and west of
the subject site are properties
designated Commercial. To the
east of the subject site are
properties designated
Residential 3.5 to 5 dwelling
units per acre.
The proposed single-family
attached residential
development is consistent with
the commercial designations.
General Plan Land Use Map; Source: Planning and
Development Department
Staff Report: Z-57-22-4
September 30, 2022
Page 5 of 11
4.
Encanto Village Character Plan:
The Encanto Village Character Plan was approved and adopted into the Phoenix
General Plan through General Plan Amendment GPA-1-19. The project advances
the following items identified in the Encanto Village Character Plan:
• Land Use Principle: Include a mix of housing types and densities where
appropriate within each village that support a broad range of lifestyles.
• Design Principle: Enhance the compatibility of residential infill projects by
carefully designing the edges of the development to be sensitive to adjacent
existing housing. Create landscape buffers and other amenities to link new
and existing development.
The proposed development will add new ownership housing options in a form that
provides shaded and detached sidewalks along both public streets and sidewalk
oriented unity entries to activate the streetscape while also encouraging residents
to walk.
PROPOSAL
5.
Conceptual Site Plan
The conceptual site plan
depicts 12 three-story
residential dwellings each
with two-stall garages and
patios. The conceptual site
plan depicts shaded and
detached sidewalks along
both public streets with
landscape detachments.
Further, the conceptual site
plan also depicts two open
space areas.
Staff is recommending
Stipulation Nos. 1 through
3 to require shaded and
detached sidewalks along
both 7th Street and Whitton
Avenue.
Conceptual Landscape Plan; Source: TJ&M
Associates.
The detachment along 7th Street aligns with the cross section depicted on the
Street Classification Map and provides the auxiliary benefits of pedestrian and
thermal comfort. The detachment along Whitton Avenue is required to advance
tree and shade goals while also promoting compatibility with the neighborhood
Staff Report: Z-57-22-4
September 30, 2022
Page 6 of 11
which contains many mature trees.
To promote compatibility with the adjacent single-story neighborhood, staff is
recommending Stipulation No. 4 to limit the maximum building height to 15 feet
within 30 feet of the east property line.
6.
Conceptual Building Elevations
The conceptual building renderings depict the 7th Street frontage with architectural
details such as undulating parapets, mulitple colors, metal balcony railings, window
canopies, and ground level porches with direct sidewalk access. The Whitton
Avenue frontage contains fewer architectural details and is limited to windows and
window canopies.
To better integrate the
proposed development
with the adjacent
neighborhood, staff is
recommending
Stipulation No. 5 to
require enhanced
architecture oriented to
both 7th Street and
Whitton Avenue.
Conceptual Elevation Rendering; Source: EAPC
STUDIES AND POLICIES
7.
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. As
stipulated, the proposed development will include detached sidewalks along both
7th Street and Whitton Avenue that will be shaded with large canopy shade trees
planted between the sidewalk and back of curb (Stipulation Nos. 1 through 3).
8.
Complete Streets Guidelines:
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. As stipulated, the proposed
development will include shaded and detached sidewalks along both 7th Street
Staff Report: Z-57-22-4
September 30, 2022
Page 7 of 11
and Whitton Avenue that will be promote pedestrian activity through vegetative
shade and by buffering the sidewalk from vehicular traffic. Further, as stipulated,
the proposed development will include secure bicycle parking at a rate of two
spaces per dwelling unit (Stipulation No. 6).
9.
Housing Phoenix:
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing
with the vision of creating a stronger and more vibrant Phoenix through increased
housing options for residents at all income levels and family sizes. Phoenix’s rapid
population growth and housing underproduction has led to a need for over 163,000
new housing units. Current shortages of housing supply relative to demand are a
primary reason why housing costs are increasing.
The proposed development supports the Plan’s goal of preserving or creating
50,000 housing units by 2030 by contributing to a variety housing types that will
address the supply shortage at a more rapid pace while using vacant or
underutilized land in a more sustainable fashion.
10. Zero Waste Phoenix PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs.
Section 716 of the Phoenix Zoning Ordinance establishes standards to encourage
the provision of recycling containers for multifamily, commercial, and mixed-use
developments meeting certain criteria. The provision of recycling containers was
not addressed in the applicant’s submittals.
COMMUNITY CORRESONDENCE
11. As of the writing of this report, no community correspondence has been received
by staff.
INTERDEPARTMENTAL COMMENTS
12. The Fire Department commented that the site plan must comply with the Phoenix
Fire Code, 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.
13. The Street Transportation Department provided three stipulations pertaining to the
Staff Report: Z-57-22-4
September 30, 2022
Page 8 of 11
public streets adjacent to the proposed development. Stipulation No. 1 requires a
sidewalk with an 11-foot-wide landscape detachment that will be situated in a
sidewalk easement as required by Stipulation No. 2. Stipulation No. 3 requires a
detached sidewalk along Whitton Avenue to support pedestrian comfort and safety.
Stipulation No. 7 requires the developer to construct all streets, sidewalks, and
other features within the public right-of-way and further requires that those
improvements shall comply with ADA accessibility requirements.
OTHER
14. 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. 8.
15. The Aviation Department requires the existence and operational characteristics of
Phoenix Sky Harbor Airport be disclosed to tenants and buyers. This is addressed
in Stipulation No. 10.
16. Staff has not received a completed form for the Waiver of Claims for Diminution 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 and submitted prior to preliminary site plan
approval. This is addressed in Stipulation No. 9.
17. Development and use of the site are 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 General Plan Land Use Map
designation of Commercial.
2.
The proposal, as stipulated, will create a strong pedestrian environment along
both public streets with shaded and detached sidewalks to promote pedestrian
activity.
3.
The proposal will create additional housing options in line with the Housing
Phoenix Plan’s goal of preserving or creating 50,000 housing units by 2030.
Staff Report: Z-57-22-4
September 30, 2022
Page 9 of 11
Stipulations
1.
The public sidewalk along 7th Street shall be constructed to a width of 5 feet
and detached from the back of curb by a minimum 11-foot-wide landscape
area 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 the creation of a comfortable pedestrian environment.
a.
Minimum 3-inch caliper, large canopy, single-trunk, shade trees shall be
placed 25 feet on center or in equivalent groupings.
b.
At tree maturity, the trees shall shade the sidewalks to a minimum 75
percent.
c.
Drought tolerant shrubs and vegetative groundcovers shall be
maintained at maximum height of 24 inches to provide a minimum of 75
percent live coverage at maturity.
2.
The developer shall dedicate a 10-foot-wide sidewalk easement for the east
side of 7th Street along the subject site’s frontage, as approved by the
Planning and Development Department.
3.
The public sidewalk along Whitton Avenue shall be constructed to a width of 5
feet and detached from the back of curb by a minimum 5-foot-wide landscape
area located between the sidewalk 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 consistent with the creation of a
comfortable pedestrian environment.
a.
Large canopy, single-trunk, shade trees shall be placed 25 feet on
center or in equivalent groupings. Fifty percent of the required trees
shall be a minimum 3-inch caliper and 50 percent shall be a minimum
2-inch caliper.
b.
At tree maturity, the trees shall shade the sidewalks to a minimum 75
percent.
c.
Drought tolerant shrubs and vegetative groundcovers shall be
maintained at a maximum height of 24 inches to provide a minimum of
75 percent live coverage at maturity.
Staff Report: Z-57-22-4
September 30, 2022
Page 10 of 11
4.
The development shall be limited to 15 feet in height within 30 feet of the east
property line where adjacent to a residential zoning district, as approved by the
Planning and Development Department.
5.
All building elevations oriented to 7th Street and Whitton Avenue shall contain
architectural embellishments such as textural changes, pilasters, offsets,
recesses, variation in window size and location, and/or overhang canopies, as
approved by the Planning and Development Department.
6.
The developer shall provide secure bicycle parking at a rate of two spaces per
dwelling unit which may be located inside garages if a dedicated space is
allocated, as approved by the Planning and Development Department.
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.
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.
9.
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.
10.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or
tenants of the property. The form and content of such documents shall be
according to the templates and instructions provided which have been
reviewed and approved by the City Attorney.
Writer
Nick Klimek
September 30, 2022
Team Leader
Racelle Escolar
Staff Report: Z-57-22-4
September 30, 2022
Page 11 of 11
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped July 14, 2022
Conceptual Landscape Plan date stamped July 14, 2022
Conceptual Building Elevations date stamped July 14, 2022
Conceptual Renderings date stamped July 14, 2022 (2 pages)
Z-349-83
Z-236-80
Z-70-74
Z-116-72
Z-39-77
Z-241-64
Z-241-64
Z-110-90
Z-125-64
Z-116-72
Z-153-82
*
*
*
*
*
*
*
*
*
*
*
P-1
R-3
R1-6
P-1
C-1
C-2
C-2
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R-5
C-2
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R1-6
R1-6
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P-1
P-1
R1-6
P-1*
Z-193-73
P-2*
Z-229-74
P-1*
Z-205-86
7TH ST
WELDON AVE
WHITTON AVE
8TH ST
MITCHELL DR
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
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ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-57-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.91 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2, R1-6 (Approved P-1)
C-2, R-3
CONVENTIONAL OPTION
11, 1 (N/A)
11, 2
* UNITS P.R.D. OPTION
13, 1 (N/A)
13, 2
EAPC Architects Engineers
DATE:
7/25/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-29
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: C-2 ( 0.76 a.c.)
R1-6 (Approved P-1) ( 0.15 a.c.)
TO:
C-2 ( 0.76 a.c.)
R-3 ( 0.15 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-57-22.mxd
Z-57-22
0.025
0
0.025
0.0125
Miles
Z-349-83
Z-236-80
Z-70-74
Z-116-72
Z-39-77
Z-241-64
Z-241-64
Z-110-90
Z-125-64
Z-116-72
Z-153-82
*
*
*
*
*
*
*
*
*
*
*
P-1
R-3
R1-6
P-1
C-1
C-2
C-2
R-5
R-3
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R-5
C-2
R-5
C-O
P-1
R1-6
R1-6
P-1
P-1
P-1
R1-6
P-1*
Z-193-73
P-2*
Z-229-74
P-1*
Z-205-86
7TH ST
WELDON AVE
WHITTON AVE
8TH ST
MITCHELL DR
mapservices@phoenix.gov
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-57-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.91 Acres
MULTIPLES PERMITTED
*
Maximum Units Allowed with P.R.D. Bonus
C-2, R1-6 (Approved P-1)
C-2, R-3
CONVENTIONAL OPTION
11, 1 (N/A)
11, 2
*
UNITS P.R.D. OPTION
13, 1 (N/A)
13, 2
EAPC Architects Engineers
DATE:
7/25/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-29
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: C-2 ( 0.76 a.c.)
R1-6 (Approved P-1) ( 0.15 a.c.)
TO:
C-2 ( 0.76 a.c.)
R-3 ( 0.15 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-57-22.mxd
Z-57-22
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LANDSCAPE ARCHITECT
CITY OF PHOENIX
DATE
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IF.I EAPC
--
--
CONSLC;\TS
CIENT
Meli Gardens
Development
PP.O.cCT OCSO.:PT:::t\J
PROPOSED SINGLE
FAMILY ATTACHED
DEVELOPMENT
PHOENIX
STi',Tf
ISSJ[D/lm
202'J720
MB
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MAS
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Qril\JMညERS
LANDSCAPE PLAN
La.01
NORTH WEST PERSPECTIVE
SOUTH WEST PERSPECTIVE
CITY OF PHOENIX
JUL I 4 20'2
Planning & Development
Department
lral EAPC
----
---1•1¥-
---- www.eapc.net
CONSULTANTS
CLIENT
Moli Gardens
Development
PROJECT DESCRIPTION
PROPOSED SINGLE
FAMILY ATTACHED
CITY
PHOENIX
STATE
ARIZONA
ISSUE DATES
DD Pfl(UMINAAYSITCPI..AN 02-2._2022
-POSTAPPUCATlON
PROJECT NO:
20213720
DRAWN BY:
AAB
CHECKED BY:
MAB
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STAMP
DRAWINGmLE
RENDER VIEWS
A403