Attachment D - PC Memo - Z-47-22-1.pdf

City of Phoenix — Formal (2022-12-07)

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Extracted text (via pymupdf) 18177 characters 
To: 
City of Phoenix Planning Commission 
Date: November 3, 2022 
From: 
Racelle Escolar, AICP 
Principal Planner 
Subject: ITEM NOS. 11 AND 12 (Z-47-22-1 AND Z-SP-5-22-1) – SOUTHWEST CORNER 
OF THE 35TH AVENUE AND PARADISE LANE 
The purpose of this is memo is to distribute the amended site plan and elevations received 
from the applicant, recommend modified and additional stipulations, and to convey 
additional correspondence that has been received regarding these rezoning requests. 
Rezoning Case No. Z-47-22-1 is a request to rezone 1.56 acres from C-1 
(Neighborhood Retail District) to C-2 (Intermediate Commercial District), to allow 
commercial use. The companion Rezoning Case No. Z-SP-5-22-1 is a request to 
rezone 1.56 acres from C-1 (Neighborhood Retail District), pending C-2 (Intermediate 
Commercial District) to C-2 SP (Intermediate Commercial District with a Special Permit) 
to allow self-service storage facility. 
The Deer Valley Village Planning Committee heard these requests on October 13, 
2022, and recommended approval, per the staff recommendation by a 7-2 vote.  
The applicant has requested modified and additional stipulations to accommodate site 
plan changes and requests from the community. Of these requested stipulations, staff 
recommends the following: 

Modification of Stipulation No. 1 to reduce the maximum building height to 12 feet.

Modification of Stipulation No. 2 to reduce the building setback on the west side of
the site.

Add Stipulation Nos. 17 through 20 regarding limitations on signage, vehicular
access on Paradise Lane, and to require an eight-foot-high wall along the west side
of the site.
Enclosed with this memo is one letter of opposition received after the publication of the 
Staff Report. The letter cites concerns with the proposed use, reduced property values, 
traffic increase, security, noise, lighting, vehicle accident, shelter seekers, and loss of 
aesthetics. 
Staff recommends approval, subject to the stipulations below for both cases: 
1.
The maximum building height shall be 20 12 feet.
ATTACHMENT D

Z-47-22-1 and Z-SP-5-22-1 Planning Commission Backup Memo  
November 3, 2022 
Page 2 of 4 
 
2. 
A minimum building setback of 28 25 feet shall be required along the west 
property line. 
 
 
3. 
The primary customer parking area shall be located on the southeast quadrant 
of the site, as approved by the Planning and Development Department. 
 
 
4. 
The applicant shall provide a 25-foot by 25-foot enhanced landscape area at 
the northeast corner of the site to include a minimum of two 4-inch caliper trees 
with five 5-gallon shrubs per tree and raised flower beds to compliment the 
landscape theme, as approved by the Planning and Development Department. 
 
 
5.  
The developer shall construct a minimum 5-foot-wide detached sidewalk and 
minimum 11-foot-wide landscape strip located between the sidewalk and back 
of curb, along the west side of 35th Avenue, planted to the following standards 
and as approved by the Planning and Development Department. 
 
 
 
a. 
Minimum 75 percent two-inch caliper single-trunk drought-tolerant shade 
trees and 25 percent three-inch caliper single-trunk drought-tolerant 
shade trees planted a minimum of 20 feet on center or in equivalent 
groupings and provide a minimum of 75 percent shade at maturity. 
 
 
 
 
b. 
Drought tolerant vegetation to achieve 75 percent live coverage at 
maturity. 
 
 
 
Where utility conflicts exist, the developer shall work with the Planning and 
Development Department on alternative design solutions consistent with a 
pedestrian environment. 
 
 
6. 
The developer shall construct a minimum 5-foot-wide detached sidewalk and 
minimum 8-foot-wide landscape strip located between the sidewalk and back of 
curb, along the south side of Paradise Lane, planted to the following standards 
and as approved by the Planning and Development Department. 
 
 
 
a. 
Minimum 75 percent two-inch caliper single-trunk drought-tolerant shade 
trees and 25 percent three-inch caliper single-trunk drought-tolerant 
trees planted a minimum of 20 feet on center or in equivalent groupings 
and provide a minimum of 75 percent shade at maturity. 
 
 
 
 
b. 
Drought tolerant vegetation to achieve 75 percent live coverage at 
maturity. 
 
 
 
 
Where utility conflicts exist, the developer shall work with the Planning and 
Development Department on alternative design solutions consistent with a 
pedestrian environment. 
 
 
7. 
A 30-foot wide multi-use trail easement (MUTE) shall be dedicated along the 
south side of Paradise Lane and a minimum 10-foot wide multi-use trail (MUT) 
shall be constructed within the easement, in accordance with the MAG

Z-47-22-1 and Z-SP-5-22-1 Planning Commission Backup Memo  
November 3, 2022 
Page 3 of 4 
 
supplemental detail indicated in Section 429 and as modified or approved by 
the Planning and Development Department. 
 
 
8. 
Where pedestrian pathways cross a vehicular path, the pathway shall be 
constructed of decorative pavers, stamped or colored concrete, or other 
pavement treatments that visually contrasts with parking and drive aisle 
surfaces, as approved by the Planning and Development Department. 
 
 
9. 
A minimum of 4 bicycle parking spaces shall be provided through Inverted U 
and/or artistic racks installed per the requirements of Section 1307.H. of the 
Phoenix Zoning Ordinance, or in a secure room, as approved by the Planning 
and Development Department. 
 
 
10. 
The developer shall construct a bus stop pad along southbound 35th Avenue 
with right-of-way dedication as necessary. The design shall be according to 
City of Phoenix Standard Detail P1260 with a depth of 10 feet and located from 
the intersection of Paradise Lane according to City of Phoenix Standard Detail 
P1258. 
 
 
11. 
The developer shall construct a modified P-1243-3 right-in / right-out and left-in 
only driveway along 35th Avenue, as approved by the Planning and 
Development Department and Street Transportation Department. 
 
 
12. 
The developer shall dedicate minimum 30-feet of right-of-way for the south half 
of Paradise Lane, as approved by the Planning and Development Department. 
 
 
13. 
The developer shall dedicate minimum 55-feet of right-of-way for the west half 
of 35th Avenue, as approved by the Planning and Development Department. 
 
 
14. 
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. 
 
 
15. 
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. 
 
 
16. 
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. 
 
 
17. 
NO SIGNAGE SHALL BE LOCATED ALONG PARADISE LANE, AS 
APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT.

Z-47-22-1 and Z-SP-5-22-1 Planning Commission Backup Memo  
November 3, 2022 
Page 4 of 4 
 
18. 
NO DIGITAL OR NEON SIGNAGE OR GRAPHICS SHALL BE ALLOWED. 
 
 
19. 
ANY VEHICULAR ACCESS ALONG PARADISE LANE SHALL BE 
RESTRICTED TO EMERGENCY VEHICLE USE ONLY. THE GATE AND 
FENCE SHALL BE WROUGHT IRON WITH SLATS TO COMPLIMENT THE 
BUILDING AND ROOF MATERIALS, AS APPROVED BY THE PLANNING 
AND DEVELOPMENT DEPARTMENT. 
 
 
20. 
A MINIMUM 8-FOOT-HIGH WALL SHALL BE PROVIDED ALONG THE 
WEST SIDE OF THE SITE, AS APPROVED BY THE PLANNING AND 
DEVELOPMENT DEPARTMENT. THIS WALL SHALL EITHER REPLACE 
THE EXISTING SHARED WALL OR A NEW WALL SHALL BE 
CONSTRUCTED ADJACENT TO THE EXISTING WALL. 
 
Enclosures: 
Conceptual Site Plan dated November 1, 2022 
Conceptual Landscape Plan dated November 1, 2022 
Conceptual Elevations dated November 2, 2022 (4 pages) 
Correspondence

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CAESALPINIA MEXICANA
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LANDSCAPE PLAN
SITE PLAN DATA
ADDRESS:
   16044 N 35THAVE
TAX PARCEL ID:
207-15-002 D
DESCRIPTION:
N 205F LOT 5 OR N 205F E2 NE4 SE4 SEC 3 EX 3 55F & EX N 305F & EX BEG
AT INT W LN SD E 55F WI S LN OF SD N 30F TH W ALG SD S LN 18F TH SELY
TO PT IN SD W LN 18F S OF SD INT TH N ALG SD W LN TO POB
ZONING:      
        C1
LOT SIZE: 
            48,089 S.F. / 1.1 AC
OCCUPANCY:    
      TBD
CONSTRUCTION:
TBD
TENANT USE:
             STORAGE UNITS/ MINI-WAREHOUSES
GROSS BUILDING AREA :
BUILDING A:
2810 S.F.
BUILDING B: 
9500 S.F.
BUILDING C:     
         3200 S.F.
OFFICE: 
           400 S.F.
TOTAL:
      15,910 S.F
LOT COVERAGE: 
        15910/48089=33.08%
PARKING REQUIRED: 
 1 PER 35 UNITS & 2 FOR OFFICE
=4 SPACES
PARKING PROVIDED: 
4  SPACES
BUILDING HEIGHT:  
15'-0" MAX. HEIGHT
*NOTES:
-SECURITY LIGHTING TO MEET DARK SKY ORDINANCE AND MOTION
SENSORS BE DIRECTED SOUTH AND EAST
-SIGN HEIGHT LIMITED TO 8'
PARADISE
LANE
W. MONTE-CRISTO
35TH AVE.
site
NORTH
SCALE:
VICINITY MAP
NO SCALE
La.01
DATE: 10-26-2022
P.(602)265-0320
Scottsdale, Arizona 85258
10450 N. 74th Street , Suite 120
SITE PLANNING
URBAN DESIGN
LANDSCAPE ARCHITECTURE
T.J. McQUEEN & ASSOCIATES, INC.
EMAIL: timmcqueen@tjmla.net
CONSENT FROM TJMLA.
T.J. McQUEEN & ASSOC., INC. LANDSCAPE ARCHITECTURE
OBTAINING THE  EXPRESSED WRITTEN PERMISSION &
THEY TO  BE ASSIGNED TO ANY THIRD PARTY  WITHOUT
COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE
THESE PLANS ARE NOT TO BE REPRODUCED,  CHANGED  OR
(TJMLA) EXPRESSLY RESERVES  ITS COMMON LAW COPYRIGHT
& OTHER   PROPERTY   RIGHTS IN  THESE  PLANS. 
COPIED IN 
FIRST
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