Attachment B - Staff Report - Z-18-23-8.pdf
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Staff Report: Z-18-23-8
(34TH + Thomas PUD)
September 5, 2023
Camelback East Village Planning
Committee Meeting Date
September 5, 2023
Planning Commission Hearing Date
October 5, 2023
Request From:
C-2 (Intermediate Commercial) (4.60 acres),
R1-6 (Single-Family Residence District) (1.70
acres), and P-1 (Passenger Automobile
Parking, Limited) (0.60-acres)
Request To:
PUD (Planned Unit Development) (6.90 acres)
Proposal:
Multifamily residential with ground-floor
commercial
Location:
Southeast corner of 34th Street and Thomas
Road
Owner:
Pruitt’s Resale LLC/Sensing Holdings
Applicant:
Geoff Jacobs, Aspirant Development
Representative:
Nicholas Wood, Snell & Wilmer, LLP
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
Thomas Road
Arterial
40-foot south half street
34th Street
Local
30-foot east half street
35th Street
Local
20 to 25-foot west half
street
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
ATTACHMENT B
Staff Report: Z-18-23-8
September 5, 2023
Page 2 of 13
alternatives exist.
The proposed development will provide multifamily residential development along Thomas
Road, an arterial street with public transit options and within close proximity to
employment and commercial areas.
CONNECT PEOPLE AND PLACES CORE VALUE; COMPLETE STREETS; DESIGN
PRINCIPLE: Plan and design communities and neighborhoods to be pedestrian
friendly and walkable.
The proposed PUD narrative incorporates numerous streetscape and design standards to
promote a pedestrian-friendly environment along adjacent street frontages that is
compatible with the surrounding area.
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 proposed development will provide trees and shade within the site and along adjacent
street frontages which will reduce the urban heat island effect while also improving
thermal comfort to site users and the surrounding neighborhood.
Applicable Plan, Overlays, and Initiatives
Housing Phoenix Plan – See Background Item No. 12.
Tree and Shade Master Plan – See Background Item No. 13.
Complete Streets Guiding Principles – See Background Item No. 14.
Comprehensive Bicycle Master Plan – See Background Item No. 15.
Zero Waste PHX – See Background Item No. 16.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Various commercial uses (furniture
store, barber, office) parking lot and
single-family residences
C-2, R1-6, and P-1
North (across
Thomas Road)
Various commercial uses (restaurant,
retail, smoke shop, liquor store)
C-2
South
Single-family residential
R1-6
East (across 35th
Street)
Single-family residences, pet care
facility
R1-6, C-2
Staff Report: Z-18-23-8
September 5, 2023
Page 3 of 13
West (across
34th Street)
Single-family residences, fitness center R1-6, C-1
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone a 6.90-acre site located at the southeast of 34th Street and
Thomas Road from 4.60 acres of C-2 (Intermediate Commercial), 1.70 acres of R1-6
(Single-Family Residence), and 0.60-acres of P-1 (Passenger Automobile Parking,
Limited) to PUD (Planned Unit Development) to allow multifamily residential with a
maximum of 310 units and up to 58 feet in height, and ground floor commercial.
2. The General Plan Land Use Map designation for the subject site is Commercial and
Residential 3.5 to 5 dwelling units per acre. The Commercial land use category
accommodates office, retail, restaurant and multifamily development at varying
scales and intensity of uses. This request is consistent with the Commercial
designation; however, it is inconsistent with the Residential 3.5 to 5 dwelling unit per
acre designation as it proposes a higher density. A General Plan amendment is not
required as the portion of the site that is inconsistent with the General Plan Land
Use Map is less than 10 acres.
General Plan Land Use Map Source: City of Phoenix Planning and Development Department
Staff Report: Z-18-23-8
September 5, 2023
Page 4 of 13
The Land Use Map designation to the north and east is Residential 15+ dwelling
units per acre. The designation to the south and southwest is Residential 3.5 to 5
dwelling units per acre. To the west, along Thomas Road, is designated as
Commercial.
EXISTING CONDITIONS & SURROUNDING ZONING
3. The site fronts Thomas Road, an arterial street and contains a two-story furniture
store and a one-story commercial building with retail, commercial services, and
office uses.
To the north, across Thomas Road, are various commercial uses such as a
restaurant, retail stores, a smoke shop, and liquor store zoned C-2 (Intermediate
Commercial). To the east, across 35th Street are single-family residences zoned R1-
6 (Single-Family Residence), and a pet care facility zoned C-2. To the south and to
the west are single-family residences zoned R1-6, and to the west and across 34th
Street is a fitness/wellness center zoned C-1 (Neighborhood Retail) and single-
family residential zoned R1-6.
PROPOSAL
4. The proposal was developed utilizing the PUD zoning district. The Planned Unit
Development (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 authors and proposes
standards and guidelines that are tailored to the context of a site on a case-by-case
basis. Where the PUD Development Narrative is silent on a requirement, the
applicable Zoning Ordinance provisions will be applied.
5. Land Use
The PUD proposes a multifamily residential development that will include ground
floor retail and restaurant space. The PUD allows for multifamily residential and
limited commercial uses, along Thomas Road, as shown on the site plan attached
as an exhibit.
6. Development Standards
The PUD proposes a multifamily residential building with a maximum of 310 units.
The maximum building height is 58 feet. The subject site is not located within a
Village Core, buildings in the surrounding area are one to two-stories tall, and the
highest intensity zoning district is R-5 (Multifamily Residence District), which permits
a maximum height of 48 feet. The PUD narrative proposes a height step back,
shown in the exhibit below, ranging from 24 feet, 35 feet, and 58 feet. In the R-5
Zoning District, development adjacent to a single-family residence district is limited
to a 15-foot maximum height within 10 feet of single-family zoned district, which may
be increased one foot for each additional foot of building setback, to the maximum
permitted height. Section A in the PUD Narrative, shown in the exhibit below,
proposes a maximum height of 58 feet within 27 feet of a single-family residence
Staff Report: Z-18-23-8
September 5, 2023
Page 5 of 13
district. In R-5, a 43-foot setback would be required for a maximum height of 48 feet;
and a 30-foot setback would be required for a maximum height of 35 feet. To be
compatible with the maximum allowable heights along the southern perimeter staff
recommends that the maximum height be limited to 35 feet within 52 feet of the
southernmost point along Section “A”. This is addressed in Stipulation No. 1.b and d.
Further, multifamily residential projects are required to provide a minimum five-foot
wide landscape area planted with trees along interior property lines (Section
703.B.3.b(3) of the Zoning Ordinance). To provide a sufficient buffer and to be
consistent with the citywide requirement for multifamily residential projects, staff
recommends a minimum five-foot wide landscape setback be provided in Landscape
Zone 3. This is addressed in Stipulation No. 1.c.
The PUD Narrative includes a 20-foot building setback along Thomas Road, 20 to
33 feet along 34th Street, 20 to 40 feet along 35th Street, and 27 to 60 feet along the
southern property line. The provided setbacks for Thomas Road, 34th Street and
35th Street will include detached sidewalks and landscaping.
Building Height and Setback Plan, Source: Snell & Wilmer
A minimum of seven percent of the gross site area will be open space, which is more
than the minimum open space requirements for multifamily residential uses in the
Staff Report: Z-18-23-8
September 5, 2023
Page 6 of 13
Phoenix Zoning Ordinance.
The primary vehicular access is proposed on Thomas Road. Parking for residents
and guests will be provided on site in an internalized above grade parking structure,
which will be primarily screened by the residential building. Parking will include
electric vehicle installed infrastructure for 20 parking spaces and 10 percent
prepared for future connectivity. Enhanced bicycle amenities will be provided on site,
such as secure bicycle parking for residents and guest parking.
The primary street frontage is along Thomas Road to the north. The PUD proposes
pedestrian-friendly design standards such as shaded detached sidewalks along
Thomas Road and landscaped setbacks with enhanced shading standards, which is
consistent with the Street Classification Map cross section for Thomas Road.
Below is a summary of the key development standards set forth in the narrative.
Development Standards
Standard
Proposed
Maximum Density
310 units
Maximum Building Height
24 feet within 68 feet of southern most point
35 feet within 242 feet of southern most
point
58 feet overall
Minimum Open Space
7%
Maximum Lot Coverage
60%
Minimum Building Setbacks
Thomas Road (North)
20 feet
34th Street (West)
20 to 33 feet
35th Street (East)
20 to 40 feet
South property line
27 to 60 feet
Minimum Streetscape Standards
Thomas Road
Sidewalk width: 7 feet
Landscape Area: 11 50 feet
34th Street (West)
Sidewalk width: 7 feet
Landscape Area: 11 feet
35th Street (East)
Sidewalk width: 7 feet
Landscape Area: 11 feet
Staff Report: Z-18-23-8
September 5, 2023
Page 7 of 13
Minimum Parking Standards
Residents
Studio
1.3. spaces per dwelling unit
1-Bed/2-Bed
1.5 spaces per dwelling unit
Guests
Studio
0.3 spaces per dwelling unit
1-Bed/2-Bed
0.5 spaces per dwelling unit
Retail/Restaurant
1 space per 300 square feet
Off-Street Loading Space
2 required
Bicycle parking
0.25 spaces per dwelling unit, maximum 50
spaces
7. Landscape Standards
The PUD establishes standards to promote shading along each perimeter of the
proposed site. All required landscaped areas are required to have minimum two-inch
caliper trees with 50 percent live coverage. This offers consistent coverage and is an
enhancement from the Zoning Ordinance standards in some areas and a reduction
in other areas.
The following exhibit depicts the landscape concept for the site.
Conceptual Site Plan, Source: Gensler
Staff Report: Z-18-23-8
September 5, 2023
Page 8 of 13
8. Fences/Walls: The proposed development will include an eight-foot wall along the
southern property line to provide screening and maintain the privacy of the adjacent
single-family residences. Walls along Thomas Road will not exceed 40 inches and
the maximum height along 34th Street and 35th Street will not exceed six feet.
9. Shade: A combination of architectural and vegetative elements will provide shading
throughout the proposed development. Sidewalk and pathway coverage will be
shaded to a minimum of 65 percent. Open space and amenity areas will be shaded
up to 40 percent.
10. Lighting: Onsite and pedestrian illumination shall be provided for safety and
convenience throughout the proposed development. Lighting provisions are
consistent with the Zoning Ordinance and City Code standards. Pedestrian lighting
along walkways will be consistent with the Walkable Urban Code standards in the
Zoning Ordinance.
11. Design Guidelines
The PUD proposes enhanced design guidelines to ensure the building is
aesthetically pleasing and compatible with the surrounding area. The residential
design concept includes exterior amenities that promote aesthetic and functional
features such as lighting and wayfinding. Landscaping will include a variety of shade
trees to emphasize the streetscape as well foster pedestrian access in the area. The
building design features a mix of exterior materials, colors and textures with
balconies, patios and seating areas. Earth tones and a variety of building materials
are proposed, as well as an enhanced corner treatment along 35th Street and
Thomas Road. The PUD also requires that 95 percent of the units include at least
one balcony or patio spaces.
Site Rendering, Source: PUD Narrative
Staff Report: Z-18-23-8
September 5, 2023
Page 9 of 13
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
12. Housing Phoenix Plan
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. The proposed development supports the
Plan’s goal of preserving or creating 50,000 housing units by 2030.
13. 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. By investing in trees and the urban forest, the city can reduce
its carbon footprint, decrease energy costs, reduce storm water runoff, increase
biodiversity, address the urban heat island effect, clean the air, and increase
property values. In addition, trees can help to create walkable streets and vibrant
pedestrian places. The PUD includes enhanced shading standards to reduce the
urban heat island effect.
14. Complete Streets Guiding Principles
In 2014, 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 development will activate the street
frontages, provide detached sidewalks and provide enhanced landscaping and
shade along the sidewalks. This is addressed in the PUD Narrative.
15. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its bikeway system and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
The proposal incorporates requirements for bicycle parking and electrical charging
for 10 percent of the required spaces to support micromobility.
16. 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
Staff Report: Z-18-23-8
September 5, 2023
Page 10 of 13
containers for multifamily, commercial, and mixed-use developments meeting certain
criteria. The PUD narrative states that recycling will be a part of the development.
COMMUNITY INPUT SUMMARY
17. At the time this staff report was written, one letter in support has been received.
INTERDEPARTMENTAL COMMENTS
18. The Street Transportation Department commented that a minimum of 10 feet of
right-of-way shall be dedicated along Thomas Road, that the developer fund and
construct a traffic signal at 34th Street and Thomas, that existing irrigation facilities
along Thomas Road be relocated outside of City right-of-way, and that all street
improvements be constructed to City and ADA standards. These are addressed in
Stipulation Nos. 2 through 5.
OTHER
19. The Public Transit Department requested that the developer shall dedicate right-of-
way and construct a bus stop pad on eastbound Thomas Road and that trees shall
be placed to provide 50 percent shade coverage to the bus stop pad at full maturity.
This is addressed within the PUD Narrative (page 19).
20. The Aviation Department requested that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence, and
operational characteristics of City of Phoenix Sky Harbor International Airport (PHX)
to future owners or tenants of the property. This is addressed in Stipulation No. 6.
21. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius 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 Nos. 7 through 9.
22. 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. 10.
23. Development and use of the site is subject to all applicable codes and ordinances.
Staff Report: Z-18-23-8
September 5, 2023
Page 11 of 13
Findings
1.
The site is appropriately located along an arterial street.
2.
The proposal will develop an underutilized site and provide additional housing
options within the Camelback East Village.
3.
The proposed PUD sets forth design and development standards that will facilitate
pedestrian-oriented design with the improvement and utilization of transit access on
Thomas Road and promote a safer walking and bicycling environment.
Stipulations
1.
An updated Development Narrative for the 34th + Thomas PUD reflecting the
changes approved through this request shall be submitted to the Planning and
Development Department within 30 days of City Council approval of this request.
The updated Development Narrative shall be consistent with the Development
Narrative date stamped August 25, 2023, as modified by the following
stipulations:
a. Front cover: Revise the date information on the cover page to the following:
City Council Adopted: [Add Adoption Date]
b. Page 9, Development Standards, d. Building Height: Add a provision to limit
the building height to 35 feet within 52 feet of the southernmost property line
in Section “A”.
c. Page 12, and all related exhibits, Development Standards, Minimum
Landscape Standards, c. Landscape Zone 3 (South): Update to include a
minimum 5-foot wide landscape setback immediately adjacent to the property
line.
d. Update the exhibits and other sections to accommodate and reflect the
maximum height provided in Stipulation 1.b above.
2.
A minimum 10 feet of right-of-way shall be dedicated, totaling 50 feet for the
southern half street of Thomas Road, adjacent to the development.
3.
A traffic signal shall be installed at Thomas Road and 34th Place. The developer
shall fund 100 percent of the cost and install the traffic signal at the intersection
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-18-23-8
September 5, 2023
Page 12 of 13
as a four-legged intersection with the development’s driveway. Signalized
driveway access on Thomas Road shall be designed to a typical public street
intersection for roadway design and ADA compliance, as approved by the Street
Transportation Department.
4.
Existing irrigation facilities along Thomas Road are to be relocated outside of City
right-of-way. Contact SRP to identify existing land rights and establish the
appropriate process to relocate the facility. Relocations that require additional
dedications or land transfer require completion prior to obtaining plat and/or civil
plan review approval.
5.
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.
6.
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.
7.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
8.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.
9.
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.
10. 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.
Staff Report: Z-18-23-8
September 5, 2023
Page 13 of 13
Writer
John Roanhorse
September 5, 2023
Team Leader
Racelle Escolar
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan date stamped June 2, 2023
Conceptual Elevations date stamped June 2, 2023
Conceptual Renderings date stamped June 2, 2023
Community Correspondence (4 pages)
34TH+Thomasl PUD development narrative date stamped June 25, 2023
Z-178-82
R-4
Z-107-86
Z-114-86
Z-112-75
Z-18-14
Z-115-86
Z-SP-6-05
Z-138-87
Z-26-79
*
*
*
*
*
*
*
*
*
R-3A
R-5
PAD-14
R-4
C-2
R-3
R1-6
C-2
R-4
P-1
R-4A
C-1
C-1
C-2
R-4
SP
R-5
R-3
P-1
R-4A
R-5
R-4A
R-4A
Z-253-85
R-5 SP *
Z-SP-2-04
34TH PL
36TH ST
THOMAS RD
WINDSOR AVE
PINCHOT AVE
35TH PL
35TH ST
33RD PL
33RD ST
32ND PL
34TH ST
CAMBRIDGE AVE
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: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-18-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.90 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2, R1-6, P-1
PUD
CONVENTIONAL OPTION
66, 9, N/A
310
* UNITS P.R.D. OPTION
80, 11, N/A
N/A
Aspirant Development, Geoff Jacobs
DATE:
5/17/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 14-35
ZONING MAP
G-10
REQUESTED CHANGE:
FROM: C-2 ( 4.60 a.c.)
R1-6 ( 1.70 a.c.)
P-1 ( 0.60 a.c.)
TO:
PUD (6.90 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-18-23.mxd
Z-18-23
0.055
0
0.055
0.0275
Miles
Z-178-82
R-4
Z-107-86
Z-114-86
Z-112-75
Z-18-14
Z-115-86
Z-SP-6-05
Z-138-87
Z-26-79
*
*
*
*
*
*
*
*
*
R-3A
R-5
PAD-14
R-4
C-2
R-3
R1-6
C-2
R-4
P-1
R-4A
C-1
C-1
C-2
R-4
SP
R-5
R-3
P-1
R-4A
R-5
R-4A
R-4A
Z-253-85
R-5 SP *
Z-SP-2-04
34TH PL
36TH ST
THOMAS RD
WINDSOR AVE
PINCHOT AVE
35TH PL
35TH ST
33RD PL
33RD ST
32ND PL
34TH ST
CAMBRIDGE AVE
Maricopa County Assessor's Office
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: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-18-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.90 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2, R1-6, P-1
PUD
CONVENTIONAL OPTION
66, 9, N/A
310
* UNITS P.R.D. OPTION
80, 11, N/A
N/A
Aspirant Development, Geoff Jacobs
DATE:
5/17/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 14-35
ZONING MAP
G-10
REQUESTED CHANGE:
FROM: C-2 ( 4.60 a.c.)
R1-6 ( 1.70 a.c.)
P-1 ( 0.60 a.c.)
TO:
PUD (6.90 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-18-23.mxd
Z-18-23
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20TH ST
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40TH ST
44TH ST
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34TH ST
35TH ST
101
202
OWNER:
ARCHITECT:
BUILDING ADDRESS:
PROJECT DESCRIPTION:
ASPIRANT DEVELOPMENT
GEOFF JACOBS - PARTNER
6617 N SCOTTSDLE RD, SUITE #101
SCOTTSDALE, AZ 85250
GJACOBS@BUILTYBYEMPIRE.COM
(480) 546-7900
GENSLER
STEFAN RICHTER
2575 E CAMELBACK RD, SUITE 175
PHOENIX, AZ 85016
STEFAN_RICHTER@GENSLER.COM
(602) 523-4961
3425 E. THOMAS ROAD
PHOENIX, ARIZONA 85018
300 UNITS MULTI-FAMILY RESIDENTIAL
PROJECT ON THOMAS ROAD. THE
STRUCTURES WILL RANGE FROM THREE TO
FIVE STORIES, HAVE A STRUCTURED PARKING
GARAGE AND INCORPORATE TWO LARGE
OUTDOOR SPACES
PARCEL NUMBERS:
120-03-001, 120-03-102B, 120-03-102A,
120-03-093, 120-03-094A, 120-03-095A,
120-03-096E, 120-03-096G, 120-03-096F,
120-03-092 120-03-037A, 120-03-038B, 120-03-040
JURISDICTION:
CITY OF PHOENIX
ZONING:
CURRENT
PROPOSED
: C-2
: PUD
MIN. BUILDING SETBACKS:
NORTH (THOMAS RD)
WEST ( 34TH ST)
WEST SOUTH INTERIOR
WEST INTERIOR
SOUTH INTERIOR
EAST INTERIOR
EAST SOUTH INTERIOR
EAST (35TH ST)
: 20'
: 20' FOR 62.5 (36%
+ 26.5%)
25' FOR 7.5%
34' FOR 30%
: 27'
: 34'
: 60'
: 35'
: 48'
: 20' FOR 30%
41' FOR 70%
BUILDING HEIGHT:
58', 5 STORIES
SITE ACREAGE:
GROSS
NET
: 297,877 S.F (6.84 ACRES)
: 253,118 S.F (5.81 ACRES)
LOT COVERAGE:
60%
BUILDING FOOTPRINT:
150,000 S.F
BUILDING AREA:
LEVEL 01
LEVEL 02
LEVEL 03
LEVEL 04
LEVEL 05
TOTAL
: 95,000 S.F.
: 95,000 S.F.
: 100,000 S.F.
: 50,500 S.F.
: 50,500 S.F.
: 391,000 S.F.
: 6,000 S.F.
RETAIL
: 9,000 S.F.
INDOOR AMENITY
: 22,000 S.F.
OUTDOOR AMENITY - 7.3% GROSS AREA
: 207,000 S.F.
PARKING GARAGE - 4 LEVELS
DWELLING QUANTITY:
: 59 UNITS
: 192 UNITS
: 59 UNITS
: 310 UNITS
STUDIO
1-BED
2-BED
TOTAL
VEHICLE PARKING QUANTITY:
COMMERCIAL
SF OF USE
SPACES REQUIRED
COMMERCIAL @ 1 / 300 S.F
(ASSUME RESTAURANT)
6,000
20
COMMERCIAL TOTAL REQUIRED :
20
RESIDENTIAL
# OF UNITS
SPACES REQUIRED
RESIDENTS
1- & 2-BED @ 1.5 / UNITS
RESIDENTIAL TOTAL REQUIRED :
598
TOTAL PARKING REQUIRED :
618
TOTAL PARKING PROVIDED :
618
TOTAL ADA PARKING REQUIRED :
2% OF 618 = 13
TOTAL ADA PARKING PROVIDED :
13
REFUSE:
: 310*0.25 = 77.5 CY
: 77.5 / 3 = 25.8 CY
1/4 CY PER UNIT
3:1 COMPACTION RATIO
BICYCLE PARKING REQUIRED :
0.25@310 UNITS, 50 MAX.
BICYCLE PARKING PROVIDED :
50
OFF STREET LOADING SPACES REQUIRED:
310 UNITS = 2 SPACES
OFF STREET LOADING SPACES PROVIDED:
2
F.A.R (RETAIL):
0.024
: 45.3 PER ACRE
DENSITY
1- & 2-BED @ 0.5/ UNITS
GUESTS
144
STUDIO @ 1.3 / UNITS
STUDIOS @ 0.3/ UNITS
192 + 59
59
377
77
454
126
18
192 + 59
59
THOMAS ROAD
34TH STREET
35TH STREET
01
02
04
05
07
08
09
11
12
14
15
16
17
19
01
02
02
02
02
02
02
03
03
23
04
29
05
10
11
11
11
18
48
20
39
06
25
26
27
28
02
32
34
36
37
28
28
R 55' - 0"
R 35' - 0"
R 55' - 0"
R 35' - 0"
R 55' - 0"
R 35' - 0"
R 55' - 0"
R 35' - 0"
20' - 0"
20' - 0"
20' - 0"
20' - 0"
20' - 0"
35TH STREET
34TH PLACE
38
07
02
26
31
T
T
T
T
R 45' - 0"
R 45' - 0"
R 45' - 0"
R 45' - 0"
14
21
9
20
22
2
26
10
248' - 0"
21
21
22
22
2' - 11"
24
24
7' - 4"
22
22
24' - 0"
24' - 0"
10' - 0" CLEAR
33
33
43
43
44
44
44
44
44
44
44
32
UP TO
LEVEL
02
28
28
28
CHANGE IN BUILDING HEIGHT - 35'
CHANGE IN BUILDING HEIGHT - 58'
22
24' - 0"
13
35
35
11
218' - 3"
20' MIN. SETBACK - 36%
78' - 1"
16' - 3" 25' MIN SETBACK - 7.5%
34' MIN SETBACK - 30%
65' - 11"
20' MIN. SETBACK - 26.5%
57' - 11"
SETBACK
34' MIN.
45
46
SETBACK
60' MIN.
47
20' MIN SETBACK - 30%
88' - 3"
41'MIN. SETBACK - 70%
203' - 2"
49
50
51
53
52
54
54
32
44
09
24' - 0"
24' - 0"
291' - 5"
20' - 6"
20' - 0"
26' - 2"
34' - 10"
SETBACK
27 MIN.
10' - 0"
10' - 0"
SETBACK
35' MIN.
10' - 0"
SETBACK
48' MIN.
10' - 0"
10
10
20' - 0"
41' - 6"
20' - 0"
20' - 0"
R 44' - 0"
R 28' - 6"
R 44' - 0"
R 28' - 6"
30' - 0"
10' - 0"
13' - 0" STREETSCAPE
7' - 0"
13' - 0" STREETSCAPE
7' - 0"
7' - 0"
13' - 0" STREETSCAPE
13' - 0" STREETSCAPE
7' - 0"
7' - 0"
30
30
10' - 0"
40
40
40
40
40
NON-DETACHED SIDEWALK
120' - 7"
55
REDUCED STREETSCAPE WIDTH
80' - 0"
11' - 6" STREETSCAPE
11' - 6" STREETSCAPE
13' - 0" STREETSCAPE
11' - 0" STREETSCAPE
11' - 6" STREETSCAPE
11' - 0" STREETSCAPE
11' - 0" STREETSCAPE
10' - 6"
11' - 0" STREETSCAPE
6' - 0" STREETSCAPE
6,000 SF
2,500 SF
92' - 0"
11' - 0"
40' - 0"
10' - 0"
56
10' - 0"
56
10' - 0"
56
77'
57
24' - 0"
43
43
12' - 0"
PROJECT
SITE
GRAND
AVE / US-60
I-10
I-17
303
101
202
I-10
3$5&(/12
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2)7+(*,/$$1'6$/75,9(5%$6($1'0(5,',$10$5,&23$&2817<
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7+(1257+:(6748$57(52)7+(1257+($6748$57(52)7+(1257+:(67
48$57(52)6$,'6(&7,21$1'7+(32,172)%(*,11,1*
3$5&(/12
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2)0$363$*(
1. DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH
ALL APPLICABLE CODES AND ORDINANCES
2. ALL NEW OR RELOCATED UTILITIES WILL BE PLACED
UNDERGROUND
3. ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT
AWAY FROM ADJACENT RESIDENTIAL DISTRICTS AND WILL NOT
EXCEED ONE FOOT CANDLE AT THE PROPERTY LINE. NO
NOISE, ODOR, OR VIBRATION WILL BE EMITTED AT ANY LEVEL
EXCEEDING THE GENERAL LEVEL OF NOISE, ODOR, OR
VIBRATION EMITTED BY USES IN THE AREA OUTSIDE OF THE
SITE
4. OWNERS OF PROPERTY ADJACENT TO PUBLIC RIGHTS-OF-
WAY WILL HAVE THE RESPONSIBILITY FOR MAINTAINING ALL
LANDSCAPING LOCATED WITHIN THE RIGHTS-OF-WAY, IN
ACCORDANCE WITH APPROVED PLAN
I CONSENT TO THE REPRODUCTION OF THIS SITE PLAN
PROVIDED THAT IF MODIFICATIONS ARE MADE, THE
PROFESSIONALS WHO MAKE SUCH CHANGES ASSUME FULL
RESPONSIBILITY AND LIABILITY FOR THE MODIFIED PORTIONS
OF THE PLAN.
-----------------------------------------------------------------------------------------------
SIGNATURE OF COPYRIGHT OWNER
-----------------------------------------------------------------------------------------------
PRINTED NAME OF COPYRIGHT OWNER
-----------------------------------------------------------------------------------------------
DATE
PROJECT INFORMATION
STAMP
© Gensler
Date
Description
Project Name
Project Number
Description
Scale
Seal / Signature
2023
NOT FOR
CONSTRUCTION
Tel 602.523.4900
Fax 602.523.4949
2575 E Camelback Road
Suite 175
Phoenix, AZ 85016
United States
As indicated
6/1/2023 2:27:15 PM
Autodesk Docs://057.8328.000 - Thomas & 34th/Architecture - 57.8328.000.rvt
PA.03A
SITE PLAN
57.8328.000
Thomas & 34th Street
ASPIRANT
DEVELOPMENT
3425 East Thomas Road,
Phoenix AZ 85018
SHEET #
SHEET NAME
PA.01
CONTEXT PLAN
PA.02A
SITE PHOTOS - EXISTING CONDITIONS
PA.02B
SITE PHOTOS - EXISTING CONDITIONS
PA.02C
SITE PHOTOS - EXISTING CONDITIONS
PA.02D
BUILDING ELEVATIONS
PA.02E
STREETSCAPE SECTIONS
PA.03A
SITE PLAN
PA.03B
OPEN SPACE PLAN
PA.03C
LEVEL 02 PARKING PLAN
PA.03D
PEDESTRIAN SHADE STUDY
PA.04
CONCEPTUAL BUILDING RENDERINGS
PA.05
MATERIAL PALETTE
10 20
0
80
40
CITY OF PHOENIX NOTES
SCALE: 1" = 40'-0"
SITE PLAN
01
LEGAL DESCRIPTION
VICINITY MAP
SHEET NOTES
01
PROPERTY LINE
02
MINIMUM BUILDING SET BACK LINE
03
DRIVE ENTRY
04
DRIVE EXIT
05
PARKING ENTRY & EXIT
06
VEHICULAR DROP-OFF
07
LOADING AREA
08
TRANSFORMER PAD
09
SECURE GATE AT PEDESTRIAN ENTRY
10
ACCESSIBLE PATH TO PUBLIC WAY
11
FIRE LANE
12
REFUSE SERVICE LANE 14'-0" CLEARANCE
ABOVE
13
DRIVEWAY PER PHOENIX STANDARD DETAIL
P-1243
14
ROLLING BINS RECYCLING COMPACTOR 3
CUBIC YARD EACH
15
LOBBY & AMENITY SPACE
16
INDOOR LOUNGE AND FITNESS CENTER
17
ACTIVE CENTER COURTYARD
18
RESTAURANT
19
FIRE RISER ROOM, BACKFLOW PREVENTER,
AND ELECTRICAL EQUIPMENT
20
PRECAST CONCRETE STRUCTURE PARKING
GARAGE
VICINITY MAP
21
REFUSE COLLECTION AREA
22
SIDEWALK
23
FIRELANE ENTRY
24
PROJECTION OF CANOPY INTO 20' SETBACK
25
OVERHEAD CANOPY
26
OVERHEAD DOOR
27
TRASH AREA SCREENING WALL
28
SECURE PEDESTRIAN ENTRY
29
FIRELANE EXIT
30
NEW FIRE HYDRANT
31
REFUSE TRUCK PER C.O.P REQUIREMENTS
32
EXIT ONLY
33
MOUNTABLE CURB PER MAG DETAIL 220-2
TYPE E
34
SECURE BIKE STORAGE WITH BIKE REPAIR
STATION
35
DRIVEWAY PER PHOENIX STANDARD DETAIL
P-1255-2
36
EXISTING FIRE HYDRANT TO REMAIN
37
EXISTING FIRE HYDRANT. TO BE RELOCATED
38
BUS STOP PAD TO BE CONSTRUCTED
ACCORDING TO COP STANDARD DETAIL
P1260 , SPACED FROM 34TH STREET
ACCORDING TO COP STANDARD DETAIL
P1258
39
ROLL-OFF REFUSE CONTAINER AND
COMPACTOR 30 CUBIC YARD
40
8' WALL
43
33 x 33 VISIBILITY TRIANGLE
44
10 x 20 VISIBILITY TRIANGLE
45
RESIDENT PATIO AND GARDEN
46
RESIDENT PROMENADE
47
DOG RUN
48
MEDITATIVE QUIET COURTYARD
49
WEST SOUTH INTERIOR MINIMUM BUILDING
SETBACK
50
WEST INTERIOR MINIMUM BUILDING SETBACK
51
SOUTH INTERIOR MINIMUM BUILDING
SETBACK
52
EAST INTERIOR MINIMUM BUILDING SETBACK
53
EAST SOUTH INTERIOR MINIMUM BUILDING
SETBACK
54
GATE
55
SIGNALIZED INTERSECTION
56
SIDEWALK EASEMENT
57
DRIVEWAY THROAT LENGTH FOR DRIVERS
ENTERING THE SITE
SHEET INDEX
KIVA
SDEV
PAPP
22-2705
2200320
2205379
PRLM
SCMJ
QS
Q14-35
03/03/2023 PUD SUBMITTAL
08
01
09
10
11
09
03
10
04
04
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PROJECT INFORMATION
STAMP
© Gensler
Date
Description
Project Name
Project Number
Description
Scale
Seal / Signature
2023
NOT FOR
CONSTRUCTION
Tel 602.523.4900
Fax 602.523.4949
2575 E Camelback Road
Suite 175
Phoenix, AZ 85016
United States
1" = 30'-0"
5/26/2023 10:58:56 AM
Autodesk Docs://057.8328.000 - Thomas & 34th/Architecture - 57.8328.000.rvt
PA.02D
BUILDING ELEVATIONS
57.8328.000
Thomas & 34th Street
ASPIRANT
DEVELOPMENT
3425 East Thomas Road,
Phoenix AZ 85018
SCALE: 1" = 30'-0"
NORTH ELEVATION
1
SCALE: 1" = 30'-0"
SOUTH ELEVATION
2
SCALE: 1" = 30'-0"
EAST ELEVATION
3
SCALE: 1" = 30'-0"
WEST ELEVATION
4
01
COMPOSITE WALL PANEL WP-1
02
MASONRY MA-1
03
METAL COMPOSITE PANEL MP-1
04
METAL COMPOSITE PANEL MP-2
05
METAL COMPOSITE PANEL MP-3
06
SYNTHETIC CEMENTITIOUS WALL FINISH -
ST-1
07
SYNTHETIC CEMENTITIOUS WALL FINISH -
ST-2
08
SYNTHETIC CEMENTITIOUS WALL FINISH ST-3
09
METAL GUARDRAIL ASSEMBLY MP-4
10
HIGH PERFORMANCE CLEAR GLAZING GL-01
11
SHADING CANOPY
12
BUS STOP
KIVA
SDEV
PAPP
22-2705
2200320
2205379
PRLM
SCMJ
QS
Q14-35
03/03/2023 PUD SUBMITTAL
WĂŐĞϰϵŽĨϱϳ
SHEET NOTES
STAMP
© Gensler
Date
Description
Project Name
Project Number
Description
Scale
Seal / Signature
2023
NOT FOR
CONSTRUCTION
Tel 602.523.4900
Fax 602.523.4949
2575 E Camelback Road
Suite 175
Phoenix, AZ 85016
United States
5/26/2023 11:03:03 AM
Autodesk Docs://057.8328.000 - Thomas & 34th/Architecture - 57.8328.000.rvt
PA.04
CONCEPTUAL BUILDING
RENDERINGS
57.8328.000
Thomas & 34th Street
ASPIRANT
DEVELOPMENT
3425 East Thomas Road,
Phoenix AZ 85018
MAIN ENTRY ON THOMAS ROAD
VIEW ON THOMAS ROAD AND 35TH STREET INTERSECTION
VIEW ON 34TH STREET LOOKING NORTHEAST
VIEW LOOKING NORTH
KIVA
SDEV
PAPP
22-2705
2200320
2205379
PRLM
SCMJ
QS
Q14-35
03/03/2023 PUD SUBMITTAL
WĂŐĞϱϭŽĨϱϳ
Statement for the Empire proposed project located at Thomas Rd. and 34th St.
Hello Everyone,
My name is Jill Blewett, a long time resident in the Rudyville Neighborhood and I am here to
read a statement from our Neighborhood Association President, Chelsea who could not be here
today.
On behalf of the Rudyville Neighborhood, we want to express our support for the proposed
multifamily project to be located at Thomas Rd. and 34th St. Case #2-18-23-8
Over the past 7 months, representatives of the Empire team have worked with our
neighborhood association and individual residents to ensure this proposed development is
welcomed as a development that will both enhance and support our neighborhood. Both
sides have worked tirelessly to address any concerns and to develop solutions that are
agreeable to all stakeholders.
We commend our combined efforts as this is an example of smart development and active
community involvement. The Empire group bas shown their desire to be part of our
community and their commitment to listening to our concerns is appreciated.
The proposed project will redevelop an underutilized parcel with luxury residential and
high-quality amenities, thus ensuring the stability of our neighborhood. Further, Empire
Group's commitment to ensuring privacy and security for adjacent neighbors is of the
utmost importance. We also look forward to the enhanced shaded landscape and
pedestrian experience that will be created along Thomas, 34th and 35th streets. These and
the other elements of this project will be a welcome addition and maintain our current
goals as a neighborhood and larger community to create a safer and healthier environment
to increase the quality of life in our neighborhood.
It should also be noted that some have suggested the ground floor units have access to the
street on both Thomas Rd. and 34th St. While we understand this offers value in some
areas of the city, this is not a feature our neighbors would prefer. While it may be suitable
in the downtown or mid-town area, this is not something we feel would benefit the adjacent
single-family homes and could in fact compromise the safety in the area. We have a lot of
small children in our neighborhood and many of our single family homes have single stall
driveways. Having ground floor access on 34th st, Thomas and/or 35th st will promote
street parking where it is essential for the current residents in our neighborhood to park
and it will also promote more traffic where the safety of our children playing outside will be
compromised. We strongly ask that if this is suggested, the preference of the Rudyville
neighborhood take precedent. We feel the project as proposed is ideal and neighbors most
affected by this option prefer the plans remain as proposed today.
Attached to this statement are signatures of residents on 34th st and 35th st in opposition of
ground floor access. Since these residents are the most impacted, their request and position
should be supported by any persons involved in this project.
1
John Roanhorse
From:
Johnny Giovanni <johnnygio112@gmail.com>
Sent:
Tuesday, August 29, 2023 1:48 PM
To:
John Roanhorse
Subject:
Letter of Support, Rezone Case No Z-18-23-8
Letter of Support
34th + Thomas
Rezoning Case No: Z-18-23-8
Giovanni Canez
2813 N. 34th Street
Phoenix, Az, 85008
Email: johnnygio112@gmail.com
Phone: 602-384-4555
August 29, 2023
I don’t wish to speak but I do want to offer my letter of support.
I am writing this letter to express my support for the proposed rezoning and development of 34th + Thomas.
As a longtime member of this community, I firmly believe that this rezoning effort and development will bring significant
benefits that will not only enhance the neighborhood but also enrich the lives of it’s residents.
First and foremost, the rezoning will provide an opportunity for positive growth and development within the community. By
attracting other investors to see the potential of 34th + Thomas, we can stimulate economic activity, create new jobs, and
encourage the establishment of businesses that cater to the needs and aspirations of the residents.
Furthermore, the rezoning will serve as a catalyst for improving the overall quality of life for the people living here.
With carefully planned development projects, we can look forward to better infrastructure, improved public spaces, and
increased accessibility to essential amenities. This, in turn, will foster a greater sense of community pride and cohesion among
residents.
One of the most compelling reasons to support this rezoning and development effort is the potential increase in property
values. As the neighborhood flourishes and attracts new investments, the value of homes in the area is likely to appreciate.
This not only benefits homeowners but also provides a solid foundation for building generational wealth and ensuring the
long-term sustainability of the community.
In conclusion, I believe that the rezoning and development of 34th + Thomas is a pivotal step towards creating a thriving,
vibrant, and welcoming community that we can all be proud to call home. I kindly request that you carefully consider and
approve this rezoning proposal and development for the betterment of our neighborhood.
Lastly, the developers willingness to engage with the community and address concerns has been evident throughout the
planning process so much that I now feel like a developer myself. They haven’t gave me a hard hat; nor an orange vest, but
they have shown genuine interests in our concerns every step of the way.
I have lived here for 29 years and my grandparents have called this neighborhood home since 1979. It’s nice to be apart of this
change and I eagerly wait to see the positive changes that this development can bring.
2
Thank you for your attention to this matter. I am confident that your decision will have a lasting positive impact on the lives of
the residents and the future of 34th + Thomas.
Sincerely,
Giovanni Canez