Attachment B - Staff Report - Z-37-22-2.pdf

Staff Report Z-37-22-2 
32nd Street EV Body Repair Center PUD 
August 29, 2022 
Paradise Valley Village Planning 
Committee Meeting Date: 
September 12, 2022 
Planning Commission Hearing Date: 
October 6, 2022 
Request From: 
C-2 (5.05 acres)
Request To: 
PUD (5.05 acres)
Proposed Use: 
Planned Unit Development to allow electric 
vehicle body repair and C-2 commercial uses 
Location: 
Approximately 320 feet north of the northwest 
corner of 32nd Street and Union Hills Drive 
Owners: 
SCLP 32nd Street, LLC 
Applicant/Representative: 
Carolyn Oberholtzer, BFSO Law 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map 
Classification 
32nd Street 
Arterial 
Street 
Width varies from 55-foot to 65-
foot west half street 
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local 
conditions and surrounding neighborhoods. 
The 32nd Street EV Body Repair Center Planned Unit Development (PUD) proposes an 
electric vehicle body and fender shop in an existing commercial site, while incorporating 
performance standards to prevent impacts to adjacent residential uses. The proposal will 
maintain the existing building and configuration of the site, which is compatible in scale with 
the surrounding area. 
ATTACHMENT B

Staff Report: Z-37-22-2 
August 29, 2022 
Page 2 of 13 
 
 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; ENTREPRENEURS EMERGING 
ENTERPRISES; DESIGN PRINCIPLE: Encourage land uses that promote the growth of 
entrepreneurs or new businesses in Phoenix in appropriate locations. 
 
The 32nd Street EV Body Repair Center PUD proposes a new business within an existing 
commercial site that is currently vacant. The proposal is appropriately located in a site 
designated as Commercial in the Phoenix General Plan Land Use Map. 
 
 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; DESIGN 
PRINCIPLE: Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix. 
 
The 32nd Street EV Body Repair Center PUD proposes to enhance and maintain 
landscaping around the perimeter of the site. Furthermore, the detached sidewalk along 
32nd Street will be maintained and will help provide thermal comfort for pedestrians. The 
PUD requires that this sidewalk be shaded a minimum of 75 percent. 
 
 
Applicable Plans, Overlays, and Initiatives 
North 32nd – See background item No. 4 
Tree and Shade Master Plan – See background item No. 5 
Complete Streets Guiding Principles – See background item No. 6 
Comprehensive Bicycle Master Plan – See background item No. 7 
Zero Waste PHX – See background item No. 8 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant commercial 
building 
C-2  
North 
Single-family residential 
R1-8 
South 
Various commercial uses 
C-2 
East (across 32nd Street) 
Various commercial uses 
C-1 
West  
Single-family residential 
R1-8

Staff Report: Z-37-22-2 
August 29, 2022 
Page 3 of 13 
 
 
Background/Issues/Analysis 
SUBJECT SITE 
 1. 
This request is to rezone a 5.05-acre site located approximately 320 feet north of the 
northwest corner of 32nd Street and Union Hills Drive from C-2 (Intermediate 
Commercial) to PUD (Planned Unit Development) to allow electric vehicle body 
repair and C-2 commercial uses. 
 
 
 
 
Aerial Zoning Map, Source: Planning and Development Department 
 
 
2. 
The General Plan Land Use Map designation for the subject site is Commercial, thus 
the proposal is consistent with this General Plan Land Use Map designation. The 
General Plan Land Use Map designations to the south and east, across 32nd Street, 
are also Commercial. To the north and west, the General Plan Land Use Map 
designation is Residential 3.5 to 5 dwelling units per acre. Established residential 
neighborhoods are located immediately north and west of the site.

Staff Report: Z-37-22-2 
August 29, 2022 
Page 4 of 13 
 
 
 
 
General Plan Land Use Map, Source: Planning and Development Department 
 
 
PROPOSAL 
 3. 
The proposal was developed utilizing the PUD zoning district. The PUD is intended 
to create a built environment that is superior to that produced by conventional zoning 
districts and design guidelines. Using a collaborative and comprehensive approach, 
an applicant writes a document proposing standards and guidelines that are tailored 
to the context of a site on a case by case basis. 
 
Where the 32nd Street EV Body Repair Center PUD Development Narrative is silent 
on a requirement, the applicable Zoning Ordinance provisions shall be applied. 
 
 
 
List of Uses 
The Development Narrative proposes several permitted uses, including those C-2 
zoning district uses found in Sections 623 of the Phoenix Zoning Ordinance. 
Additionally, an electric vehicle body and fender shop is also a proposed permitted 
use and intended for this site. 
 
The Development Narrative also proposes restricting certain uses that are 
inconsistent with the Narrative's vision such as gas stations, non-profit medical 
marijuana dispensary facility, pawn shop, tobacco oriented retails, and special permit 
uses otherwise permitted in the C-2 zoning district.

Staff Report: Z-37-22-2 
August 29, 2022 
Page 5 of 13 
 
 
 
Conceptual Site Plan 
The development’s sole access point is along 32nd Street, where two driveways are 
existing. The proposal is to utilize an existing commercial site where a one-story 
building and surface parking exists. This project proposes to maintain the site largely 
untouched, with the exception of enclosing an open loading dock along the southeast 
corner of the existing building, provide enhanced plantings along the front landscape 
setback, and building enhancements along the east building elevation oriented 
towards 32nd Street. 
 
 
 
 
Site Plan, Source: AO 
 
 
 
Development Standards 
The PUD development narrative proposes development standards based on the C-2 
Zoning District. These standards vary from the C-2 standards in relation to building 
and landscape setbacks. All other development standards are comparable.

Staff Report: Z-37-22-2 
August 29, 2022 
Page 6 of 13 
 
 
Minimum Building Setbacks 
From Property Line 
North 
South 
East (along 32nd Street) 
West  
100 feet 
55 feet 
90 feet 
200 feet 
Minimum Landscape Setbacks 
 
North 
South 
East (along 32nd Street) 
West  
12 feet, average 30 feet 
10 feet 
55 feet 
20 feet 
Maximum Building Height 
30 feet 
Maximum Lot Coverage 
50 percent 
 
 
The proposed maximum height of 30 feet and maximum lot coverage of 50 percent 
are consistent with the standards in the C-2 zoning district. The proposed minimum 
building and landscape setbacks exceed the standards in the C-2 zoning district. 
 
 
 
Conceptual Building Rendering, Source: AO 
 
 
 
Staff recommends Stipulation Nos. 1.b. and 1.c. to correct grammatical errors and 
provide clarification to applicable standards outlined in the hearing draft of the 
Development Narrative. 
 
 
 
Landscape Standards 
The PUD proposes to maintain a significant share of the existing landscaping on the 
site, with planting enhancements proposed most notably along the 32nd Street 
frontage. The Development Narrative includes standards that adopt the existing 
landscape areas on the site as the required landscape setbacks, which exceed the

Staff Report: Z-37-22-2 
August 29, 2022 
Page 7 of 13 
 
 
minimum requirements in the C-2 zoning district. These areas will incorporate a 
mixture of two-inch, three-inch, and four-inch caliper trees and shall utilize existing 
trees where feasible, including along the streetscape.  The landscaping will provide 
for a pedestrian-friendly environment with 75 percent shade on all public sidewalks, 
exceeding the minimum requirements of the Zoning Ordinance. In addition to the 
trees, the developer shall install a minimum of five, five-gallon drought tolerant 
shrubs per tree. 
 
Staff recommends Stipulation No. 1.d. to clarify that existing parking lot areas within 
the site can remain as is per the requirements of Section 702.A.3. However, future 
modifications or additions to parking areas shall follow the current parking standards 
per Section 702 of the Zoning Ordinance and provide a minimum of 10 percent 
landscaping, plus shade uncovered surface parking stalls a minimum of 25 percent. 
 
 
 
Performance Standards 
The Development Narrative incorporates specific performance standards applicable 
to an electric vehicle body and fender shop to ensure that the use is operated in 
alignment with other commercial uses in the area and to prevent negative impacts to 
residential properties. These standards require that any repair of an electric vehicle is 
conducted entirely within an enclosed building, thus no outdoor repair or 
maintenance will be permitted. The storage of electric vehicles awaiting repair is 
permitted outdoors but limited to areas other than the front building setback along 
32nd Street to prevent visual impacts along this frontage. 
 
Staff recommends Stipulation No. 1.e. to correct a grammatical error in this section of 
the Development Narrative. 
 
 
 
Design Guidelines and Standards 
The Development Narrative includes design standards that enhance the frontage of 
the existing building. The graphic below illustrates the proposed building 
enhancements along the front building elevation oriented towards 32nd Street.

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August 29, 2022 
Page 8 of 13 
 
 
 
Conceptual Building Rendering, Source: AO  
 
The southeast building corner along 32nd Street shall incorporate a variety of 
building materials and architecturally distinctive feature along this building façade in 
order to provide visual interest. Glass roll-up doors are also proposed along the front 
building elevation. The final elevations and building plans submitted to the City will 
incorporate the provisions outlined in the development narrative and shall follow the 
Design Guidelines of Section 507.Tab A of the Phoenix Zoning Ordinance. 
 
 
Conceptual Building Rendering, Source: AO

Staff Report: Z-37-22-2 
August 29, 2022 
Page 9 of 13 
 
 
 
Parking Standards 
The proposed vehicular parking standard applicable to an electric vehicle body and 
fender shop is of 1 space per 300 square feet of office and 1 space per 1,000 square 
feet of indoor repair space. The surface parking existing on the site exceeds this 
requirement. Other land uses shall adhere to the parking requirements per Section 
702 of the Zoning Ordinance. 
 
Furthermore, the PUD proposes a minimum of four bicycle parking spaces on the 
site for an electric vehicle body and fender shop.  Other land uses shall adhere to the 
bicycle parking ratios per Section 1307.H. (Walkable Urban Code) of the Zoning 
Ordinance. 
 
 
 
Fences/Walls 
All fences and walls will adhere to the Zoning Ordinance requirements per Section 
703, per the development standards in the Narrative. This project proposes a new 
view fence along the northern and southern portions of the existing building to 
delineate the employee parking and vehicular storage areas from customer parking. 
 
 
 
 
 
Shade 
The proposed shade standards require a minimum of 75 percent shade cover be 
provided over public sidewalks. The required shade standards along public sidewalks 
exceed the Zoning Ordinance requirements. 
 
 
 
Lighting 
All lighting will be consistent with the standards of Section 704 (Environmental 
Performance Standards) and Section 507 Tab. A of the Zoning Ordinance, and 
Section 23-100 of the City Code. 
 
Staff recommends Stipulation No. 1.f. to clarify that the standards per Section 
507.Tab. A. of the Zoning Ordinance will apply to the site. 
 
 
 
Signage  
The proposed sign standards shall comply with Section 705 of the City of Phoenix 
Zoning Ordinance. New signage is proposed along the east building elevation 
oriented towards 32nd Street. 
 
 
 
Sustainability 
The Development Narrative proposes several options to incorporate sustainability 
principals including drought-tolerant landscaping, drip irrigation systems, TPO roofing 
(“cool roof”), electric vehicle charging stations, and recycling receptacles. The project 
also proposes retaining established trees where possible, and the utilization of low 
flow water fixtures.

Staff Report: Z-37-22-2 
August 29, 2022 
Page 10 of 13 
 
 
 
Phasing 
 
The project will be constructed in one phase. 
 
 
 
Infrastructure 
 
The development shall comply with City of Phoenix standards pertaining to 
infrastructure. There is existing infrastructure that could continue to serve this 
development. 
 
 
 
Comparative Zoning Standards 
 
The Development Narrative incorporates standards that meet or exceed those 
required in the C-2 zoning district, as indicated in the Comparative Standards Table. 
 
 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
 
 
4. 
North 32nd  
The North 32nd Street Plan was adopted in 2015 with the vision of improving the 
conditions along 32nd Street from the Phoenix Mountain Preserve south of Shea 
Boulevard to the Loop 101 freeway. This plan identified the subject site as 
“Stability/Preserve” which refers to areas which the community wishes to remain as 
they exist. The proposed project intends to utilize this existing site with minimal 
changes proposed, which include building and landscape enhancements. Thus, the 
proposal is consistent with the intent of this plan. 
 
 
5. 
Tree and Shade Master Plan  
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. In addition, a vision in the master plan is to raise awareness 
by leading by example. The proposal includes shaded public sidewalks and greater 
planting standards than otherwise required by the City of Phoenix Zoning Ordinance. 
 
 
6. 
Complete Streets Guiding Principles 
In 2014, the Phoenix City Council adopted the Complete Streets Guiding Principles. 
The principles are intended to promote improvements that provide an accessible, 
safe, and connected transportation system to include all modes, such as bicycles, 
pedestrians, transit, and vehicles. There is a detached sidewalk along 32nd Street 
that will remain in place, which provides a safer and more comfortable pedestrian 
experience. 
 
 
7. 
Comprehensive Bicycle Master Plan 
The Comprehensive Bicycle Master Plan also supports options for both short and 
long-term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. The proposal requires four bicycle parking spaces be provided on the 
site for the proposed electric vehicle body and fender shop. Bicycle parking shall

Staff Report: Z-37-22-2 
August 29, 2022 
Page 11 of 13 
 
 
adhere to the requirements of Section 1307.H. of the City of Phoenix Zoning 
Ordinance. 
 
 
8. 
Zero Waste 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. The provision 
of recycling is addressed in the PUD narrative. Recycling receptacles will be 
provided in exterior refuse areas for tenants. 
 
 
COMMUNITY INPUT SUMMARY 
9. 
At the time the staff report was written, staff had not received any correspondence 
from the community regarding this case. 
 
 
INTERDEPARTMENTAL COMMENTS 
10. 
The Street Transportation Department has proposed stipulations requiring that all 
streets within and adjacent to the development, shall be constructed with all required 
elements, including meeting ADA requirements. This is addressed in Stipulation No. 
2. 
 
 
11. 
The Phoenix Fire Department has noted that that the site and/or buildings shall 
comply with the Phoenix Fire Code (PFC). Furthermore, that water supply for fire 
flow is provided in accordance with PFC Section 507 (Appendix B), and that fire 
hydrants comply with PFC Section 507.5.1.2. Lastly, operating permits from the 
Phoenix Fire Department will be required to address any vehicle battery storage that 
might occur on the site. 
 
 
12. 
The City of Phoenix Water Services Department has noted the property has existing 
water and sewer mains that can potentially serve the proposed development. 
However, available capacity is a dynamic condition that can change over time due to 
a variety of factors.  
 
 
OTHER 
13. 
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. 3.

Staff Report: Z-37-22-2 
August 29, 2022 
Page 12 of 13 
 
 
 
Findings 
 
1. 
The proposed development is compatible with the existing land use pattern in the area 
and is consistent with the General Plan Land Use Map designation of Commercial. 
 
 
2. 
The proposed development contains enhanced standards that will result in a more 
walkable, shaded and pedestrian-friendly environment. The development will provide 
increased shade which will help to reduce the urban heat island effect along 32nd 
Street. 
 
 
3. 
The proposed development will provide employment opportunities in the area and         
within proximity to the Desert Ridge/Kierland employment center. 
 
Stipulations 
 
1. 
An updated Development Narrative for the 32nd Street EV Body Repair Center PUD 
reflecting the changes approved through this request shall be submitted to the 
Planning Department within 30 days of City Council approval of this request. The 
updated Development Narrative shall be consistent with Development Narrative date 
stamped August 22, 2022, as modified by the following stipulations. 
 
 
 
a. Front Cover, add “City Council adopted: [Insert Adoption date]” 
 
 
 
 
b. Page 7, Development Standards, revise the last portion of the last sentence to 
read: “…..and Section 1307.H. (Walkable Urban Code – Bicycle Parking).” 
 
 
 
 
c. Page 7 and 14, first foot note, revise the first portion of the sentence to: “Trash 
enclosures and…..”. 
 
 
 
 
d. Page 8, Landscape Standards table, Parking Lot Landscaping standards, add an 
asterisk next to 10% to indicate that existing parking areas will adhere to Section 
702.A.3 per the footnote below the table. 
 
 
 
 
e. Page 8, Operational Standards, remove extra period from the first sentence. 
14. 
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. 4. 
 
 
15. 
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 abandonments, may be required.

Staff Report: Z-37-22-2 
August 29, 2022 
Page 13 of 13 
 
 
 
 
 
 
f. Page 12, Lighting Standards, revise the last portion of the sentence to read: 
“….shall adhere to Section 704 and 507.Tab.A. standards of the Zoning 
Ordinance…”. 
 
 
 
2. 
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. 
 
 
 
3. 
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. 
 
 
4. 
Prior to preliminary site plan approval, the landowner shall execute a Proposition 207 
Waiver of Claims forms. 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 
Enrique Bojórquez Gaxiola 
August 29, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning Sketch Map 
Zoning Aerial Map 
32nd Street EV Body Repair Center PUD Development Narrative date stamped August 22, 
2022

ANX 135-6I
ANX 135-5A
ANX 135-6F
CZ/ANX-135-6D
ANX 135-5B
Z-81-89
Z-SP-7-90
ANX 135-1M
Z-62-95
CZ/ANX-135-1N
Z-49-94
Z-76-01
ANX 135-6E
ANX 135-6G
Z-2-02
Z-34-B-91
*
*
*
*
*
*
*
*
*
*
*
*
*
R-2
C-2
R-2
S-1
C-1
R-3
C-1
R-2
R1-6
S-1
R1-8
R1-18
R1-6
C-2
R-3
C-O
R1-8
R-2
CLARK RD
32ND WAY
29TH ST
UNION HILLS DR
30TH ST
LONGHORN DR
30TH PL
ROCKWOOD DR
34TH ST
33RD PL
RENEE DR
31ST ST
29TH PL
TARO LN
VILLA THERESA DR
WAGONER RD
SIESTA LN
32ND ST
ROSEMONTE DR
WESCOTT DR
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VALLEY
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-37-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.05 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2
PUD
CONVENTIONAL OPTION
73
73
*   UNITS P.R.D. OPTION
88
88
Carolyn Oberholtzer
DATE:
6/3/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 39-34
ZONING MAP
M-10
REQUESTED CHANGE:
FROM: C-2 ( 5.05 a.c.)
TO:
PUD ( 5.05 a.c.)
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Z-37-22
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ANX 135-6I
ANX 135-5A
ANX 135-6F
CZ/ANX-135-6D
ANX 135-5B
Z-81-89
Z-SP-7-90
ANX 135-1M
Z-62-95
CZ/ANX-135-1N
Z-49-94
Z-76-01
ANX 135-6E
ANX 135-6G
Z-2-02
Z-34-B-91
*
*
*
*
*
*
*
*
*
*
*
*
*
R-2
C-2
R-2
S-1
C-1
R-3
C-1
R-2
R1-6
S-1
R1-8
R1-18
R1-6
C-2
R-3
C-O
R1-8
R-2
CLARK RD
32ND WAY
29TH ST
UNION HILLS DR
30TH ST
LONGHORN DR
30TH PL
ROCKWOOD DR
34TH ST
33RD PL
RENEE DR
31ST ST
29TH PL
TARO LN
VILLA THERESA DR
WAGONER RD
SIESTA LN
32ND ST
ROSEMONTE DR
WESCOTT DR
mapservices@phoenix.gov
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VALLEY
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-37-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.05 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2
PUD
CONVENTIONAL OPTION
73
73
*   UNITS P.R.D. OPTION
88
88
Carolyn Oberholtzer
DATE:
6/3/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 39-34
ZONING MAP
M-10
REQUESTED CHANGE:
FROM: C-2 ( 5.05 a.c.)
TO:
PUD ( 5.05 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-37-22.mxd
Z-37-22
0.075
0
0.075
0.0375
Miles