Attachment B - Staff Report - Z-36-21-6.pdf

City of Phoenix — Formal (2021-11-03)

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Staff Report Z-36-21-6
August 19, 2021
Camelback East Village Planning
Committee Meeting Date:
September 7, 2021
Planning Commission Hearing Date:
October 7, 2021
Request From:
C-2 SP (Intermediate Commercial, Special
Permit) (0.27 acres)
Request To:
R-3 (Multifamily Residential) (0.27 acres)
Proposed Use:
Multifamily Residential
Location:
Approximately 565 feet south of the
southeast and southwest corners of 13th
Place and Colter Street
Owner:
Koppinger, Kantak, and Parks
Applicant
Bernard Jantak III and Elizabeth Koppinger
Representative
Withey Morris, PLC, William F. Allison
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 15+ dwelling units/acre
Street Map
Classification
13th Place
Local street
25-foot east and 25-
foot west half street
CONNECT PEOPLE & 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 two parcels that are part of this request, will be rezoned to be consistent with the
R-3 (Multifamily Residential) zoning to the north. If the parcels are developed with a
residential use, the use will not only be less intense, but also provide increased housing
choices adjacent to a commercial corridor.
Attachment B

Staff Report: Z-36-21-6
August 19, 2021
Page 2 of 7

CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; LAND USE PRINCIPLE: New development and
expansion or redevelopment of existing development in or near residential areas
should be compatible with existing uses and consistent with adopted plans.

Rezoning the parcels will provide consistency with the General Plan Land Use Map
designation, Residential 15+ dwelling units per acre. If developed or redeveloped with
single-family or multifamily residential, the site will be consistent with the character and
identity of the surrounding neighborhood.

CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & 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.

Rezoning the parcels from commercial to residential ensures that new development or
redevelopment will adhere to R-3 standards, which will be consistent with the existing
character of the neighborhood.

Applicable Plans, Overlays, and Initiatives

Camelback East Village Character Plan: See Background Item No. 5.

Housing Phoenix: See Background Item No. 6.

Zero Waste PHX: See Background Item No. 7.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Single-Family Residential
C-2 SP
North
Single-Family Residential
R-3
West
Multifamily Residential
R-4
East
Multifamily Residential
R-4
South
Automobile dealership
C-2 SP

Staff Report: Z-36-21-6
August 19, 2021
Page 3 of 7

Background/Issues/Analysis

REQUEST
1.
This is a request to rezone a
0.27 gross acre site located
approximately 565 feet south of
the southeast and southwest
corners of 13th Place and
Colter Street from Intermediate
Commercial, Special Permit
(C-2 SP) for an automobile
dealership to Multifamily
Residential (R-3). The intent of
the rezoning request is to have
consistent zoning with the
adjacent residential parcels to
the north.

SURROUNDING USES AND ZONING
2.
The properties to the north are zoned R-3 and include single-family and
proposed multifamily residential uses. The properties to the east and west are
zoned Multifamily Residential (R-4) and include multifamily residential
developments. The property to the south is zoned C-2 SP. The approval of
Rezoning Case No. Z-27-03 established the C-2 zoning and Rezoning Case No.
Z-SP-5-03 established the Special Permit designation for an automobile
dealership with outdoor display.

Zoning Aerial Map, Source: City of Phoenix Planning and
Development Department

Staff Report: Z-36-21-6
August 19, 2021
Page 4 of 7

GENERAL PLAN LAND USE MAP DESIGNATIONS
3.
The General Plan Land Use
Map designation for the subject
site and directly adjacent
parcels is Residential 15+
dwelling units per acre.

The R-3 zoning requested is
consistent with the General
Plan Land Use Map
designation and compatible
with existing land uses in the
area.

SITE HISTORY
4.
The subject site was included in Rezoning Case Nos. Z-27-03 and Z-SP-5-03.
The parcels were intended to be a landscape buffer between the auto
dealership and the single-family residential to the north. The developer was
expected to maintain the landscaping to provide screening.

The subject site was sold to adjacent property owners to be incorporated into
private yard areas. The site currently consists of two separate tracts, Tract A
and Tract B of the ABC Nissan Expansion Commercial Subdivision Plat.

If the site were to be redeveloped with multifamily residences, per the recently
passed text amendment, Z-TA-5-15, regarding landscape maintenance in the
City, the developer would be subject to the appropriate landscape removal,
inventory, salvage, installation, and maintenance requirements. The provisions
would ensure that the existing landscaping would be maintained or replaced, as
appropriate.

CAMELBACK EAST VILLAGE CHARACTER PLAN
5.
The Camelback East Village is characterized by long-standing established
neighborhoods with diverse residential character, which should be preserved
despite development. The Camelback East Village Character Plan identifies
principles that protect residential areas through compatible land uses that are
comparable in scale, design, and appearance. Rezoning the parcels from
SUBJECT SITE
General Plan Land Use Map, Source: City of Phoenix Planning
and Development Department

Staff Report: Z-36-21-6
August 19, 2021
Page 5 of 7

commercial to residential ensures that new development or redevelopment will
adhere to standards consistent with the existing character of the neighborhood.

CITYWIDE STUDIES AND POLICIES
6.
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 a 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. If
the site is developed with a residential use, it will support the plan’s goal of
preserving or creating 50,000 housing units by 2030 and contribute to a variety
of housing types that will address the supply shortage.

7.
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 meeting certain criteria. The provision of recycling
containers was not addressed in the applicant’s submittals.

COMMUNITY INPUT SUMMARY
8.
At the time the staff report was written, staff had not received any community
correspondence.

INTERDEPARTMENTAL COMMENTS
9.
The Street Transportation Department commented that the developer construct
all roadway infrastructure to code standards, which is addressed in Stipulation
No. 1.

10.
The Water Services Department commented that the property has existing
water and sewer mains that can potentially serve the development. The
Department noted that capacity is a dynamic condition that can change over
time due to a variety of factors and the City is only able to provide assurance of
water and sewer capacity at the time of preliminary site plan approval. For any
given property, these requirements may vary over time to be less or more
restrictive depending on the status of City infrastructure.

Staff Report: Z-36-21-6
August 19, 2021
Page 6 of 7

11.
The Floodplain Management group, Public Transit Department, and Fire
Department had no comments regarding the request.

OTHER
12.
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. 2.

13.
Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Other formal action such as, but not limited to, zoning adjustments and
abandonments, may be required.

Findings

1.
The development is consistent with the Phoenix General Plan Land Use Map
designation of 15+ dwelling units per acre.

2.
If approved, the R-3 zoning district will allow development or redevelopment that
is consistent in scale and character with the neighborhood.

3.
The development is consistent with principles outlined in the Camelback East
Village Character Plan regarding protection of existing neighborhood character.

Stipulations

1.
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.

2.
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
Julianna Pierre
August 19, 2021

Staff Report: Z-36-21-6
August 19, 2021
Page 7 of 7

Team Leader
Samantha Keating

Exhibits
Zoning sketch map
Aerial sketch map

Z-SP-15-73
Z-79-75
Z-SP-1-84
Z-137-87
Z-SP-5-03
Z-SP-22-87
Z-27-03
*
*
*
*
*
*
C-2
C-2 SP
R-3
R-4
SP
C-2 SP
C
S
C-2
C-2 SP
R-4
13TH PL
NO NAME
COLTER ST FRN
COLTER ST
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-36-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.27 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2 SP
R-3
CONVENTIONAL OPTION
4
4
* UNITS P.R.D. OPTION
4
4
Bernard Jantak III, Elizabeth Koppinger
DATE:
6/24/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 19-30
ZONING MAP
H-9
REQUESTED CHANGE:
FROM: C-2 SP ( 0.27 a.c.)
TO:
R-3 ( 0.27 a.c.)
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