Attachment B - Staff Report - Z-37-21-4.pdf

Staff Report Z-37-21-4 
September 17, 2021 
Alhambra Village Planning Committee 
Meeting Date: 
September 28, 2021 
Planning Commission Hearing Date: 
October 7, 2021 
Request From: 
R-3 (Multifamily Residence District)
(0.50 acres)
Request To: 
WU Code T4:2 SL (Walkable Urban 
Code, Transect 5:5, Transit Solano 
Character Area) (0.50 acres) 
Proposed Use: 
Multifamily Residential 
Location: 
Approximately 207 feet north of the 
northeast corner of 17th Avenue and 
Colter Street 
Owner / Applicant 
Ryker I, LLC/Scott Evans 
Representative: 
Withey Morris, PLC/William F. Allison 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Residential 10 - 15 dwelling units 
per acre 
Street Map 
Classification 
17th Avenue 
Local 
Street 
30-foot east half street
CELEBRATE OUR DIVERSE COMMUNITIES CORE VALUE; CERTAINTY AND 
CHARACTER; DESIGN PRINCIPLE: Create new development or redevelopment 
that is sensitive to the scale and character of the surrounding neighborhoods 
and incorporates adequate development standards to prevent negative 
impact(s) on the residential properties. 
The development, as built, reflects the scale of the existing neighborhood which is 
primarily one- and two- story residences. The development, as stipulated, will allow for 
eventual redevelopment at the scale and form envisioned by the ReinventPHX Solano 
Transit Oriented Development Policy Plan which is similar in height to that of the 
existing area. 
Attachment B

Staff Report: Z-37-21-4 
September 17, 2021 
Page 2 of 13 
 
 
 
 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREE AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
The development, as built, includes a deep landscape setback along 17th Avenue 
which reflects the condition in the existing neighborhood. The development, as 
stipulated as an interim condition until eventual redevelopment, will include detaching 
the sidewalk from the curb and providing shade on the public sidewalk to a minimum 
75 percent at maturity. The development, as stipulated, will reduce the urban heat 
island effect and increase thermal comfort which will make the area more walkable, 
bikeable, and sustainable.  
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 development, as stipulated, will create new housing opportunities in the area and 
within close proximity to a light rail station and to the Alhambra Village Core. The 
development, as stipulated, will allow for eventual redevelopment in a more urban 
form that will further allow for additional housing opportunities. 
 
Applicable Plans, Overlays, and Initiatives 
Transit Oriented Development Strategic Policy Framework: Background Item No. 
4. 
 
Solano Transit Oriented Development Plan: Background Item No. 5. 
 
Tree and Shade Master Plan: Background Item No. 9. 
 
Complete Streets Guidelines: Background Item No. 10. 
 
Housing Phoenix: Background Item No. 11. 
  
ZeroWaste Phoenix: Background Item No. 12 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Multifamily Residences 
R-3 
East  
Multifamily Residences 
R-2 
West 
Multifamily Residences 
R-3 
South 
Multifamily Residences 
R-3 
North 
Multifamily Residences 
R-3

Staff Report: Z-37-21-4 
September 17, 2021 
Page 3 of 13 
 
 
 
 
 
Walkable Urban Code 
Transect 4:2 SL 
Standards 
Requirements 
Provisions on the 
Proposed Site Plan 
Gross Acreage 
No minimum 
0.50 acres 
Total Number of Units 
No maximum 
8 
Density 
No maximum 
16 
Building Height 
30 feet maximum 
2 stories (Met) 
Parking 
12 spaces minimum 
12 spaces (Met) 
Bicycle Parking  
2 spaces minimum 
Not Depicted 
Streetscape Standards (Section 1312.E) 
Minor Collector and Local 
Streets (17th Avenue) 
5 foot sidewalk with 5 foot 
landscaped detachment 
Attached Sidewalk 
(Not Met)* 
Public Sidewalk Shade 
Minimum 75 percent shade 
Not depicted 
Main Building Setbacks 
Primary Frontage 
(17th Avenue) 
20 foot maximum 
25 feet (Not Met)* 
Side (North) 
0 foot minimum 
8.5 feet (Met) 
Side (South) 
0 foot minimum 
59 feet (Met) 
Rear (East) 
0 foot minimum 
15 feet (Met) 
Parking Setbacks 
Primary Frontage 
30 feet or behind building 
7.8 feet (Not Met)* 
Side (North) 
0 foot minimum 
72.7 feet (Met) 
Side (South) 
0 foot minimum 
5 to 7.5 feet (Met) 
Rear (East) 
0 foot minimum 
5 feet (Met) 
Lot Requirements 
Lot Coverage 
70 percent maximum 
23.6 percent (Met) 
Primary Building Frontage 
60 percent minimum 
Not applicable 
Open Space 
5 percent minimum 
10.5 percent (Met) 
Frontage Types Allowed 
Primary Frontage 
Porch, patio, stoop, forecourt or 
alternative frontages as per 
Section 1305.B.1.c 
Cannot be 
determined 
*Existing Conditions, Legally Constructed Under R-3 Zoning

Staff Report: Z-37-21-4 
September 17, 2021 
Page 4 of 13 
 
 
 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 0.50 acres located approximately 207 feet north of the 
northeast corner of 17th Avenue and Colter Street from R-3 (Multifamily 
Residence District) to Walkable Urban Code Transect 4:2 SL (WU Code T4:2 
Transit Solano Character Area) for the purpose of multifamily development.   
 
 
 
Oblique aerial photograph of the subject site; Source: Image dated 10/20/2020 from Maricopa 
County Assessor. 
 
 
SURROUNDING LAND USES AND ZONING 
2. 
The site is currently developed with seven multifamily units in a two-story 
configuration and the applicant is requesting to rezone to allow an eighth unit 
within the existing building. If the rezoning to the Walkable Urban Code Transect 
4:2 SL is approved, the addition of an eighth unit or other expansions of the site 
will require a Use Permit to expand the non-conforming use. Similarly, when 
redeveloped, the site will be required to comply with applicable WU T4:2 
standards. 
 
Existing R-3 (Multifamily Residence District) Entitlement: The existing R-3 
zoning allows for a height of two stories and 30 feet, or up to 48 feet with 
additional setbacks.  
   
Proposed WU T4:2 Entitlement: The proposed zoning allows for a maximum 
height of 30 feet unless redevelopment were to reconfigure the site as a Single-
Family Attached subdivision which would allow a height of three stories and 40 
feet by right, or up to four stories and 48 feet with additional setbacks.  
  
Surrounding Form, Use, and Zoning Entitlements: The Zoning Sketch Map 
depicts zoning entitlements for the subject site and the surrounding area.

Staff Report: Z-37-21-4 
September 17, 2021 
Page 5 of 13 
 
 
 
 
 
• South: Immediately south of the subject site is a one-story multifamily 
complex that is zoned R-3 (Multifamily Residence District). The zoning 
permits a height of 30 feet, or up to 48 feet with additional setbacks. 
• North: Immediately north of the subject site is a one-story multifamily 
complex that is zoned R-3 (Multifamily Residence District). The zoning 
permits a height of 30 feet, or up to 48 feet with additional setbacks. 
• East: Immediately east of the subject site is a two-story single-family 
attached complex that is zoned R-2 (Multifamily Residence District) which 
permits single-family attached and multifamily to a height of 30 feet, or up 
to 48 feet with additional setbacks. 
• West (Across 17th Avenue): Across 17th Avenue are two multifamily 
complexes that are both zoned R-3 (Multifamily Residence District) which 
permits a height of 30 feet, or up to 48 feet with additional setbacks. The 
complex across from the north half of the subject site is one story while 
the complex across from the south half of the subject site is a two-story 
condominium development.  
 
The development, as built, is consistent and compatible with the built and zoned 
character of the area. The development, as stipulated for eventual 
redevelopment, is also consistent with the intensity currently allowed in the 
surrounding area and as envisioned by the ReinventPHX Solano Transit 
Oriented Development Policy Plan. 
 
 
GENERAL PLAN LAND USE MAP 
 
3.  
The General Plan Land Use Map 
depicts a land use designation of 
Residential 10-15 dwelling units per 
acre. The addition of one unit would 
bring the density of the site to 16 
dwelling units per acres.  
 
Per the adopting ordinance for the 
Phoenix General Plan, both 
“Residential 10 to 15 dwelling units 
per acre” and “Residential 15+ 
dwelling units per acre” fall into the 
Land Use Category of “Higher 
Density.” The current and proposed  
General Plan Land Use Map Excerpt; Source: 
Planning and Development Department 
 
 
density, of 14 and 16 dwelling units respectively, both fall into the “Higher 
Density” Land Use Category and is therefore considered consistent with the 
Phoenix General Plan Land Use Map designation.

Staff Report: Z-37-21-4 
September 17, 2021 
Page 6 of 13 
 
 
 
 
 
 
4. 
Transit Oriented 
Development Strategic 
Policy Framework: 
The Transit Oriented 
Development Strategic 
Policy Framework is part of 
the City’s General Plan. 
The framework identifies 
planning typologies to 
describe urban 
environments. The subject 
site is located within one-
half mile of two light rail 
stations including the 
Transit Oriented Development Strategic Policy Framework, 
Place Type Map Excerpt; Source: Planning and 
Development Department 
 
 
Camelback and Montebello stations which are both identified as Medium Urban 
Centers. The Medium Urban Center Place Type is characterized by three to six 
story buildings with allowances up to ten when incentive criteria are met. The 
proposed scale and intensity proposed is less than recommended in the Place 
Type unless eventual redevelopment takes the form of a Single-Family Attached 
subdivision or other development allowed by WU Code T4:2. 
 
 
5. 
Solano Transit Oriented Development 
Policy Plan:  
The site is located within the Solano 
TOD Planning Area. The policy plan 
adopted for the Solano TOD District 
provides a blueprint for fully achieving 
the transformative potential of light rail in 
a sustainable manner. Changes 
advocated in the plan can lower 
transportation costs for residents, create 
new business opportunities, encourage 
active, healthy lifestyles, ensure Phoenix 
increases its competitive advantage in 
the global marketplace, and improve 
prosperity by growing the economy in 
locations with existing infrastructure and 
public services.  
Solano Transit Oriented Development Policy 
Plan, Walk-Shed Map; Source: Planning and 
Development Department

Staff Report: Z-37-21-4 
September 17, 2021 
Page 7 of 13 
 
 
 
 
 
The Solano TOD District Plan provides the following direction as it pertains to 
the request, the subject site, and the 17th Avenue Corridor: 
• Land Use Element (page 38). The site is within an area designated for 
“Retrofit” improvements meaning that reinvestment is appropriate on the 
site ranging from pedestrian improvements to the addition of units. 
• Housing Element (pages 41 and 42). The site in a larger area (Bethany 
Home Road to Camelback Road, 15th Avenue to 19th Avenue) that 
needs 2,328 additional housing units by 2035. The Investment 
Opportunity Map also depicts the site as “Urban Housing.”  
• Green Systems Element (page 58). The Green Systems Investment 
Opportunity Map identifies 17th Avenue as an opportunity for “Shade and 
Cooling” investments. The proposed rezoning to the Walkable Urban 
Code would implement the Solano Streetscape Standards which include 
detached and shaded sidewalks. 
• Health Element (pages 49 and 50). The Green Systems section depict 
this site as being within approximately a six-minute walk from healthy 
food, within a five-minute walk from parks and recreation, and as having 
issues pertaining to sidewalk quality and continuity. The plan calls for 
more residents to have access to food and parks within an accessible 
walking distance from their housing; the proposed rezoning would situate 
more residents near parks and healthy food options while also improving 
sidewalk quality. 
• Measurable Outcomes (pages 103-104). The Solano TOD Plan 
measures its success through a series of “Measurable Outcomes.” The 
proposed rezoning to the Walkable Urban Code would advance the 
following metrics toward their 2040 targets: 
o Percent of households within walking distance to Healthy Food 
o Percent of households within walking distance to public recreation 
facilities 
o Housing Type Diversity (bedrooms, MF, SF, etc.) 
o Percent of residents who walk, bicycle, transit, and carpool to work 
o Annual light rail ridership (boardings and deboardings) 
 
To implement the Vision and Master Plan for the Solano TOD District, one key 
recommendation is the implementation of a form-based zoning code. The 
conceptual zoning map contained in the plan does not identify a recommended 
transect for this site but the proposal to rezone to the Walkable Urban Code 
furthers the vision contained in the plan.

Staff Report: Z-37-21-4 
September 17, 2021 
Page 8 of 13 
 
 
 
 
6. 
 
 
 
The Alhambra Village Character Plan was approved and adopted into the 
Phoenix General Plan through General Plan Amendment GPA-1-19. In both its 
existing form and the eventual form upon redevelopment, the project advances 
the following items identified in the Alhambra Village Character Plan: 
• Promote and encourage compatible infill development with a mix of 
housing types in neighborhoods close to employment centers, 
commercial areas and where transit or transportation alternatives exist. 
• Protect and enhance the character of each neighborhood and its various 
housing lifestyles through new development that is compatible in scale, 
design and appearance. 
• Encourage multimodal connectivity with emphasis on bikeability and 
walkability 
 
 
PROPOSAL 
7. 
Site Plan 
The applicant is not proposing any physical changes to the built condition of the 
site which is developed with two two-story multifamily buildings with a total of 
seven dwelling units on the site. There are no known plans to redevelop 
currently. 
 
 
 
The applicant is 
proposing to construct 
an eighth dwelling unit 
within the existing 
building. The multifamily 
buildings are located on 
the north half of the site 
with an amenity space 
between them, a 
surface parking lot on 
the south half of the 
site, and a pedestrian 
pathway leading directly 
to 17th Avenue.  
Conceptual Site Plan; Source: GBMA Architecture LLC 
 
 
 
To facilitate improvements to the site in the short term and the eventual 
redevelopment of the site in a manner consistent with the vision outlined in the 
ReinventPHX Solano Transit Oriented Development Policy Plan, staff is 
recommending a series of stipulations that shall be implemented prior to the 
issuance of a Certificate of Occupancy for any units beyond seven:

Staff Report: Z-37-21-4 
September 17, 2021 
Page 9 of 13 
 
 
 
 
• Stipulation No. 1 to require the sidewalk be detached from the back of 
curb and shaded to 75 percent in accordance with the requirements of 
the Walkable Urban Code. 
• Stipulation No. 2 to require bicycle parking for residents and guests. 
• Stipulation No. 3 to require all on-side pathways and amenity areas be 
shaded to a minimum 50 percent by vegetative methods. 
• Stipulation No. 4 to prompt administrative review by the Planning Hearing 
Officer when changes are proposed which alter the site by 10 percent or 
more. The intent of this stipulation is to require compliance with the 
Walkable Urban Code for substantial redevelopment with a special focus 
on streetscape conditions such as shaded and detached sidewalks, 
frontage types oriented to 17th Avenue, and framing the street with a 
maximum building setback of 15 feet along 17th Avenue.  
 
 
8.  
Building Design 
The applicant provided several 
images of the existing building 
which they do not propose 
changing. Oriented to 17th 
Avenue, there are balconies and 
patios and an open staircase. The 
building elevation oriented to 17th 
Avenue includes multiple 
materials including stone and 
stucco. The area between 17th 
Avenue and the building façade 
includes a three-foot high screen 
wall and is landscaped with rocks, 
trees, shrubs. 
Conceptual Building Renderings; Source: Withey 
Morris PLC 
 
 
 
STUDIES AND POLICIES 
9. 
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.  
 
Upon redevelopment, the landscape standards contained in the Walkable Urban 
Code will apply which include vegetative shade requirements. To implement the 
recommendations of this plan in the near term, staff is recommending

Staff Report: Z-37-21-4 
September 17, 2021 
Page 10 of 13 
 
 
 
 
Stipulation No. 1 which requires detached sidewalks with vegetative shade at 75 
percent and Stipulation No. 3 which requires on-site pedestrian pathways be 
shaded to 50 percent by vegetative methods.  
 
 
10. 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. The Walkable Urban Code is 
designed to facilitate pedestrian, bicycle, and transit-oriented development. 
While those standards will apply upon the eventual redevelopment of the site. 
 
To implement the recommendations of this plan in the near term, staff is 
recommending: Stipulation No. 1 to require shaded and detached sidewalks 
along 17th Avenue; Stipulation No. 2 to require bicycle parking; and Stipulation 
No. 3 to require shaded onsite pedestrian pathways.  
 
 
 
11. 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 of housing types that 
will address the supply shortage at a more rapid pace while using vacant or 
underutilized land in a more sustainable fashion. 
 
 
 
12. ZeroWaste Phoenix:  
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.

Staff Report: Z-37-21-4 
September 17, 2021 
Page 11 of 13 
 
 
 
 
COMMUNITY CORRESONDENCE 
13. As of the writing of this report, one letter of opposition was received citing 
concerns related to commercial uses being permitted by the proposed zoning, 
potential changes to the site in the future, and the request circumventing the 
restrictions of its current zoning. 
 
 
 
INTERDEPARTMENTAL COMMENTS 
14. The Fire Department commented that the site plan must comply with the 
Phoenix Fire Code and further 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. 
 
 
15. The Street Transportation Department commented on the importance of shaded 
and detached sidewalks along 17th Avenue and provided their standard 
stipulation requiring any applicable street improvements and that the 
improvements comply with ADA accessibility standards.  
 
 
OTHER 
16. 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. 6. 
 
 
 
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 advances the vision and recommendations contained in the 
Transit Oriented Development Strategic Policy Framework and the Solano Transit 
Oriented Development Policy Plan. 
 
 
2. 
The development, as stipulated, is compatible with the context of the area and 
utilizes setbacks and other design considerations to promote compatibility both in 
the short-term and upon the redevelopment of the site. 
 
 
3. 
The development 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-37-21-4 
September 17, 2021 
Page 12 of 13 
 
 
 
 
Stipulations 
 
1.  
Prior to the issuance of a Certificate of Occupancy for any units beyond seven, 
the developer shall detach the public sidewalk in compliance with Chapter 
1312(E)(1)(c) of the Phoenix Zoning Ordinance and provide a minimum 75 
percent shade, 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. If the site plan is modified in 
accordance with Stipulation No. 4, the conditions of this stipulation shall be 
superseded by the provisions of the Walkable Urban Code. 
 
 
2. 
Prior to the issuance of a Certificate of Occupancy for any units beyond seven, 
the developer shall provide secure bicycle parking for residents at a rate of 0.25 
spaces per unit and Inverted-U style racks for 4 bicycles per the installation 
requirements of Chapter 13 of the Phoenix Zoning Ordinance, as approved by 
the Planning and Development Department. If the site plan is modified in 
accordance with Stipulation No. 4, the conditions of this stipulation shall be 
superseded by the provisions of the Walkable Urban Code. 
 
 
3. 
Prior to the issuance of a Certificate of Occupancy for any units beyond seven, 
all on-site pedestrian pathways and required amenity areas shall be shaded to a 
minimum 50 percent through vegetative methods, as approved by the Planning 
and Development Department. If the site plan is modified in accordance with 
Stipulation No. 4, the conditions of this stipulation shall be superseded by the 
provisions of the Walkable Urban Code. 
 
 
4. 
A conceptual site plan and elevations shall be administratively approved by the 
Planning Hearing Officer prior to preliminary site plan approval with specific 
regard to the inclusion of the below elements for any expansion or modification 
to the buildings on the site exceeding 10 percent from the site plan date stamped 
June 11, 2021. This review is for conceptual purposes only. Specific 
development standards and requirements will be determined by the Planning 
and Development Department.  
 
a. Shaded and detached sidewalks 
 
b. Frontage types oriented to 17th Avenue 
 
c. Maximum building setbacks of 15 feet along 17th Avenue 
 
 
5. 
The developer shall construct all streets within and adjacent to the development

Staff Report: Z-37-21-4 
September 17, 2021 
Page 13 of 13 
 
 
 
 
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. 
 
 
6. 
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. 
 
Writer 
Nick Klimek 
September 17, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Site Plan date stamped June 11, 2021 
Community Correspondence

Z-32-02
Z-123-02
Z-5-18
Z-6-97
Z-SP-20-85
Z-62-19
*
*
*
*
WU T4:3
SL
WU T4:3 SL
R-2 HP
R-4
R-2
R 3
R-3
R-3
R-3
R-3
R-3
SP *
Z-SP-26-06
16TH DR
16TH LN
16TH CT
COLTER ST
17TH AVE
Transit Overlay
District (TOD-1)
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7ST AVE
I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-37-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R-3
WU T4:2
CONVENTIONAL OPTION
7
No Maximum
*   UNITS P.R.D. OPTION
8
N/A
Ryker I, LLC/Scott Evans
DATE:
6/25/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 19-25
ZONING MAP
H-7
REQUESTED CHANGE:
FROM: R-3 ( 0.50 a.c.)
TO:
WU T4:2 ( 0.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-37-21.mxd
Z-37-21
0.03
0
0.03
0.015
Miles
0.50 Acres

Z-32-02
Z-123-02
Z-5-18
Z-6-97
Z-SP-20-85
Z-62-19
*
*
*
*
WU T4:3
SL
WU T4:3 SL
R-2 HP
R-4
R-2
R 3
R-3
R-3
R-3
R-3
R-3
SP *
Z-SP-26-06
16TH DR
16TH LN
16TH CT
COLTER ST
17TH AVE
Transit Overlay
District (TOD-1)
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7ST AVE
I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-37-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R-3
WU T4:2
CONVENTIONAL OPTION
7
No Maximum
*   UNITS P.R.D. OPTION
8
N/A
Ryker I, LLC/Scott Evans
DATE:
6/25/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 19-25
ZONING MAP
H-7
REQUESTED CHANGE:
FROM: R-3 ( 0.50 a.c.)
TO:
WU T4:2 ( 0.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-37-21.mxd
Z-37-21
0.03
0
0.03
0.015
Miles
0.50 Acres

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GENERAL NOTES 
DEVELOPEMENT AND USE Of Tms SITE WILL CONFORM wnH ALL APPLICABLE CODES 
AND ORDINANCES 
ALL NEW OR RELOCA1ED UTILffiES WILL BE PLACED UNDERGROUND. 
STRUCTURES AND LANDSCAPrNG WITHIN A TRIANGLE MEASURED BACK 11' FROM THE 
PROPERli' LINE AND 21' ALONG TifE THE PROPERli' LINE ON EACH SIDE OF TIIB 
DRIVEWAY ENTRANCES WILL BE MAINTMN'E AT A MAX. HEICiHT OF 3'. 
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT L!Glrl' A WAY FROM ADJACENI' RESI­
DENTIAL DISTRICTS ANO WILL NOT EXCEED ONE FOOT CANDLE AT THE PROPERli' 
LINE. NO NOISE, ODOR OR VIBRATION WILL BE EMl1TED AT ANY LEVEL EXCEEDTNG 
THE GENERAL LEVEL OF NOISE. ODOR OR VIBRATION EMITTED BY USES TN THE AREA 
OUTSIDE OF nm SITE. 
OWNERS OF TilE PROPERli' ADJACENT TO PUBLIC RIGHT OF WAY WILL HA VE TilE 
RESPONSlBILlli' OF MAINTAlNTNG ALL LANDSCAPING LOCATED WJTinN THE RIGHTS OF 
WAY, IN ACCOROANCE WITH APPROVED PLANS. 
AFTER FINAL APPROVAL THE PROJECT WILL BE INSPECTED FOR ZONING COMPLIANCE 
DURING CONSTRUCTION ANO PRIOR TO OCCUPANCY. THE APPLICANI' IS TO NOTIFY DSO 
ěĜĝĞJğĠ:SġJci-ĢoģGE FOR INSPECTIO}IS. CALL 262-6911 AND REQUEST A 
ALL ROOFTOP EQUIPMENT AND SA TEL LITE DISHES SHALL BE SCREENED TO TilE HEIGITT 
OF THE T Al.LEST EQUJPMENT. 
ALL SERVICE AAEAS SHALL BE SCREENED TO CONCEAL TllASH CONT AlNERS, LOADING 
DOCKS, TRANSFORMERS, BACKJ'LO\\' PREVENTERS AND OTimR MECHANICAL OR ELECT 
EQUTPMENT FROM EYE LEVEL ADJACENT TO ALL PUBLIC STREETS 
BARBED, RAZOR OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON Tms 
SITE WHERE VISIBLE FROM PUBLIC STREETS OR ADJACENT RESIDENTIAL AREA. 
LANDSCAPING SHALL BE MAINTAINED BY A PERMANENT AND AUTOMATIC SYSTEM 
TO MINIMIZE MAil'ITENANCE AND WATER CONSUMPTION. 
ALL ON-SITE ACCESSIBLE SIDEWALKS SHALL BE A MIN. 3 FEET I INCHES WIDE AND 
HA VE A MAX. SLOPE OF I ;21 wnH THE MAX. CROSS SLOPE OF I.SI. ALL CURBS MUST 
1 56-39-035 
PROVIDE ACCESSIBLE RAMPS PURSUANT TO THE AMERICAN WITH DISABILITIES ACT 
R-3 
(ADA)STANDAROS. 
Multifamily 
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9'-6" 
18.7' 
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15' 
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11 
1211 º 
24' 
ASPHALT DRIVE / PARKING LOT 
S88"47'25'E 
151.72' 
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56-39-033-
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R-3 
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263-iioo 
I-BOO-STAKE-IT 
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Multifamily 
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VICINITY MAP 
 

 
MISSOURI AVE 
SITE DATA: 
ZONING: 
 
 
R-3 (multi-fomily) 
aTY Of PHOENIX 
_ 
.. .,....,... -
OVERLAY ZONING DIST.: TOD DISTRICT • SOLANO 
SITE AREA: 
GROSS: 
21,800- AF / .50 AC 
NeT: 
18,200- AF / .40 AC 
APN: 
156-38-031A 
BUILDING AREA: 
4,300 SF 
TOT AL UNDER ROOF: 
8,600 SF 12 x 4,300) 
SITE COVERAGE: 
23.6" (4,300 / 18,200) 
SITE DENSITY: 
exiating: 
Requeating: 
7.25 (21,800 / 2063) 
8.00 
REC'D. OPEN SPACE: 
0.5" OR ,,oeo SF 
PROV1D. OPeN SPACe: 
10.5" (21,80012.0631» 
Flo
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P
6JJNliT¼T E: 
1,205 sF 
TOT AL PROV'D.: 
OPeN SPACe: 
2,063 SF TOT AL 
LANDSCAPE AREA: 
61319 SF 128.00XI 
BLDG. SETBACKS: 
Front: 251/ Reor: 151/ Side: :}1 or 1011 
CONST. TYPe: 
11-e 
laprinklreredl 
OCCUPANCY: 
R-:} 
MUL Tl-FAMILY 
PARKING REQUIRED: 
12 SPACES 
(1.5 x 8 • 12 SPACES) 
PARKING PROVIDED: 
12 Spocea 
(including 1 occeaa. apocel 
CHANGE IN DENSITY: 
REQUIRES UPWARD ADJUSTMENT 1.0" INCREMENTAL 
INCREASE REQUIRES 2" ADDITIONAL OPEN SPACE 
OR 21.8 SF x 9.:}75•205 ADDITIONAL SF OF OPEN 
SP Ace OR 1,295 SF TOT AL OPeN SP Ace Rea 10. FOR 
8,0 UNIT oeNSITY ON eXISTING PARCeL. 
extsT. TOTAL OPeN SPACe PROV'D., PeR SITe PLAN 
EXHIBIT: 206:}.0 SF. 
SCOPE OF PROJECT 
PROPeRTY OWNeR WISHeS TO ADD ONe ADDITIONAL 
APT. UNIT, INCReASING THe TOT AL APT UNITS TO 8 
UNITS, THOUGH THE ORIGINAL PLAN WAS APPROVED 
7FOR 7.2 APT. UNITS. 
_e_p-rovals: 
PROPERTY OWNER 
RYKER 1 LLC 
SCOTT EVANS MANAGER 
3319 N. HAWes ROAD 
MESA, AZ 
85207 
C/0 714-307-9290 
SDEV 500539 
KIVA fOS-1455 
Q/S NO. 19-25 
SCSR 1500171 
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SP-1

From:
Marcus Reid
To:
Nick Klimek
Subject:
Zoning Case Z-37-21
Date:
Friday, July 9, 2021 1:03:13 PM
Zoning Case Z-37-21
5223 North 17th Avenue
 
I am writing to memorialize a few of my concerns regarding the change in Zoning as proposed by
Withey Morris on behalf of their client.
 
The proposed zoning would allow a change from residential to commercial use.
It allows for setbacks and height requirements to be changed.
It is rewarding a building that did not meet the R-3 requirements as is.
The property does not meet shading requirements.
The property does not meet parking requirements. There is not space to do so.
As previously stated in an open meeting by an Attorney at Whitey Morris their other client whom
owns McDonald 4141 LLC has been in negotiations with the owner of this property this could
essentially lead to a bait and switch situation.
It is clear the owner should not have built the 8th unit in the first place and it is clear that they should
not be  circumventing the rules and just to be rewarded with something that will completely change
the character of this neighborhood.
The Attorney also has sent misleading information as it does not explain that the property would be
changed to commercial purposes and explain all the other changes that moving to the new zoning
would create