Attachment B - Staff Report - Z-3-23-8.pdf
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**REVISED
Staff Report: Z-3-23-8
August 4, 2023
South Mountain Village Planning
Committee Hearing Date:
August 8, 2023
Planning Commission Hearing Date:
September 7, 2023
Request From:
R-4 RSIOD (Multifamily Residence District)
(Rio Salado Interim Overlay District) (28.32
acres)
Request To:
CP/GCP RSIOD (Commerce Park
District/General Commerce Park Option)
(Rio Salado Interim Overlay District) (28.32
acres)
Proposal:
Office, industrial, and warehouse
Location:
Northeast corner of 12th Street and Jones
Avenue
Owner:
Brow USA Inc., et al.
Applicant:
Trammell Crow Company
Representative:
Jason Morris, Withey Morris Baugh, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Residential 10 to 15 dwelling
units per acre (25.93 acres) and
Residential 15+ dwelling units per acre
(2.39 acres)
Pending (GPA-SM-1-23-8):
Commerce/Business Park
Street Map Classification
12th Street
Minor
Collector
33-foot east half street
Jones Avenue
Local
0-foot north half street
Encinas Lane
Local
16-foot south half
street
ATTACHMENT B
Staff Report: Z-3-23-8
August 4, 2023
Page 2 of 13
General Plan Conformity
BUILD THE SUSTAINABLE CITY; DESERT LANDSCAPE; DESIGN PRINCIPLE:
Propose new design standards that address drainage, use of native plants, edge
treatment, and access – both visual and physical – for private and public
development adjacent to public preserves, parks, washes and open spaces.
The proposal, as stipulated, will provide enhanced landscaping, publicly accessible open
space on 12th Street, view fencing along the San Francisco Canal, and shaded sidewalk
connections for pedestrians to comfortably walk north towards the Rio Salado multiuse
path system.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE;
CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the acquisition of
vacant, underutilized and blighted parcels for appropriate redevelopment,
compatible with the adjacent neighborhood character and adopted area plans.
The proposal will facilitate development of this largely vacant lot in a manner that will be
compatible with surrounding developments. The surrounding area includes a mix of
residential and industrial uses, and the proposal will allow for a commerce/business park
use at an appropriate scale and character as a transition between the surrounding
industrial and residential uses. As stipulated, the design and appearance of the
development will be promoted through several stipulations that require architectural
variation, enhanced landscaping, view fencing along the San Francisco Canal, building
elevations that incorporate natural materials, and an open space area in the northwest
corner of the development.
CONNECT PEOPLE AND PLACES; BICYCLES; DESIGN PRINCIPLES: Development
should include convenient bicycle parking.
The proposal, as stipulated, will provide convenient bicycle parking located near building
entrances. The provision of bicycle parking will encourage the use cycling and the
utilization of nearby bicycle routes along the Rio Salado.
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 proposal provides trees and shade on 12th Street and Jones Avenue, in the parking
area, and over pedestrian pathways which will reduce the urban heat island effect while
also improving thermal comfort to site users and the surrounding neighborhood.
Staff Report: Z-3-23-8
August 4, 2023
Page 3 of 13
Applicable Plans, Overlays and Initiatives
Rio Salado Interim Overlay District – See Background Item No. 6.
Comprehensive Bicycle Master Plan – See Background Item No.7.
Complete Streets Guiding Principles – See Background Item No. 8.
Tree and Shade Master Plan – See Background Item No. 9.
Zero Waste PHX – See Background Item No. 10.
Monarch Butterfly Pledge – See Background Item No. 11.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant and single-family home R-4 RSIOD
North
Salvage yard and automobile
repair
A-1 RSIOD
South
Vacant
R-4 RSIOD
East
Salvage yard
A-1 RSIOD
West (Across 12th Street)
Single-family and multifamily
residences
R-4 RSIOD
Commerce Park / General Commerce Park District
Standards
Requirements
Met or Not Met
Minimum Building Setbacks
Perimeter Street (12th
Street)
30 feet
96 feet (Met)
Perimeter Street
(Jones Avenue)
30 feet
96 feet (Met)
Perimeter Street/Canal
(Encinas Lane)
30 feet
96 feet (Met)
Minimum Landscaped Setbacks
Perimeter Street (12th
Street)
30 feet
30 feet (Met)
Perimeter Street
(Jones Avenue)
30 feet
30 feet (Met)
Perimeter Street/Canal
(Encinas Lane)
30 feet
30 feet (Met)
Staff Report: Z-3-23-8
August 4, 2023
Page 4 of 13
Commerce Park / General Commerce Park District
Standards
Standards
Standards
Maximum Lot
Coverage
50%
31.77% (Met)
Maximum Building
Height
18-foot maximum height is
permitted within 30 feet of
the perimeter lot line, then
one-foot of additional height
is allowed for every 3 feet of
additional setback,
maximum 56 feet to 80 feet
with a use permit and site
plan.
40 feet maximum height (Met,
requires a 60-foot building
setback from the property lines)
Minimum Parking
Unspecified Use (Shell
Building): For buildings
between 150,001 square
feet to 500,000 square feet,
1 space per 2,000 square
feet.
183 required spaces
564 spaces provided (Met)
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone a 28.32-acre site located at the northeast corner of
12th Street and Jones Avenue from R-4 RSIOD (Multifamily Residence District,
Rio Salado Interim Overlay District) to CP/GCP RSIOD (Commerce Park District,
General Commerce Park Option, Rio Salado Interim Overlay District) for
office/industrial/warehouse.
The subject site is within one-half mile of the Rio Salado and across the street
from the proposed Arizona Fresh development located to the north. Additionally,
the San Francisco Canal (Encinas Lane alignment) runs along the northeast
portion of the subject site. The subject site is largely vacant and contains one
single-family home.
2. The General Plan Land Use Map designation for this site is Residential 10 to 15
dwelling units per acre and Residential 15+ dwelling units per acre. The General
Plan Land Use Map designation to the north is Parks/Open space – Privately
Owned and to the east is Residential 15+ dwelling units per acre. The area to the
south of the subject site is designated Residential 5 to 10 dwelling units per acre
and the area to the west is designated Residential 10 to 15 dwelling units per
acre and Residential 15+ dwelling units per acre. The requested CP/GCP
Staff Report: Z-3-23-8
August 4, 2023
Page 5 of 13
RSIOD zoning district is not consistent with the General Plan Land Use Map
designation, a General Plan amendment is required. To ensure consistency with
the General Plan, a concurrent General Plan Land Use Map amendment, GPA-
SM-1-23-8, is proposed to change the land use map designation to
Commerce/Business Park. The requested zoning district is consistent with the
proposed General Plan Land Use Map designation.
General Plan Land Use Map, Source: Planning and Development Department
EXISTING CONDITIONS AND SURROUNDING ZONING
3.
The subject site is zoned R-4 RSIOD and is currently vacant. To north of the
subject site are salvage yards and automobile repair uses zoned A-1 RSIOD
(Light Industrial District, Rio Salado Interim Overlay District) and to the south of
the subject site are vacant parcels zoned R-4 RSIOD (Multifamily Residence
District, Rio Salado Interim Overlay District). To the east of the subject site are
salvage yards zoned A-1 RSIOD (Light Industrial District, Rio Salado Interim
Staff Report: Z-3-23-8
August 4, 2023
Page 6 of 13
Overlay District) and to the west of the subject site, across 12th Street, are
single-family and multifamily residences zoned R-4 RSIOD (Multifamily
Residence District, Rio Salado Interim Overlay District). The subject site and
surrounding properties are all with the Rio Salado Interim Overlay District
(RSIOD). More information about this overlay district is provided in Background
Item No. 5.
PROPOSAL
4. As shown on the conceptual site plan attached as an exhibit, the proposal is for
three buildings that are 40 feet tall to the building ridge and 45 feet tall to the top
of the parapet. The applicant states that the structures will be used for office,
industrial, and warehouse uses. Parking is located along the borders of the
development with a 30-foot landscape setback separating the parking from 12th
Street. There is an open space area on the northwest corner of the development
(Stipulation No. 1) that includes pedestrian pathways that connect to a
pedestrian network encircling the site. The pedestrian network runs along the
San Francisco Canal (Encinas Lane alignment) and ties back into the sidewalk
along 12th Street. Bicycle parking is located on the west side of Building 1 and 2
and the trash enclosure is located between Buildings 1 and 2.
Conceptual Site Plan, Source: DLR Group
Staff Report: Z-3-23-8
August 4, 2023
Page 7 of 13
The conceptual rendering, attached as an exhibit, demonstrates the three
buildings’ elevations, and illustrates the structures’ architectural variation, earth
tone colors, and glazing. The conceptual rendering also demonstrates the open
space area in the northwest corner of the development that provides pedestrians
paths, seating, and structural shade.
Conceptual Rendering, Source: DLR Group
The proposal will provide bicycle infrastructure, will enhance the streetscape
along 12th Street, and will be integrated into the natural environment. Staff
recommends Stipulation No. 6 which requires the development to provide a
minimum of one bicycle space per 25 vehicle parking spaces, for a maximum of
25 spaces. Furthermore, Stipulation Nos. 2 and 3 require the building elevations
to incorporate accent materials consistent with the natural environment and that
elements such as architectural variation and glazing on the building frontages
along 12th Street be provided. Stipulation No. 4 limits the maximum building
height to 42 feet and to enhance pedestrian safety. Stipulation No. 5 requires
pavement treatments that visually contrast parking and drive aisles where
pedestrian walkways cross a vehicular path. Stipulation No. 7 requires a
minimum of three employee resting areas located along the north and
northeastern portions of the site. To promote activation along the canal,
Stipulation No. 8 requires that, if fencing is proposed along the San Francisco
Canal, it shall be a minimum of 75 percent view fencing. To provide enhanced
shade Stipulation Nos. 9 and 12 require C-2 streetscape standards along 12th
Street and Jones Avenue and require a detached sidewalk along 12th Street
with a five-foot-wide landscape strip.
Staff Report: Z-3-23-8
August 4, 2023
Page 8 of 13
RIO REIMAGINE PROJECT
5.
To support and enhance the RioReimagine Project the proposal is required to
provide enhanced landscaping along 12th Street and Jones Avenue,
architectural variation, view fencing along the San Francisco Canal (if fencing is
proposed), an enhanced pedestrian network, detached sidewalks along 12th
Street, parking lot shade, and Milkweed Shrubs. These are addressed in
Stipulation Nos. 2, 3, and 7 through 12.
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
6. Rio Salado Interim Overlay District
The subject site is located within the Rio Salado Interim Overlay District
(RSIOD). The district is designed to “control open, outdoor land uses and other
uses in order to have a positive impact on the Rio Salado Habitat Restoration
Project and add to the long-term value of adjacent land.” The Rio Salado Interim
Overlay District does not restrict business/commerce park uses, and requires
that the CP/GCP development standards apply to sites 10 acres or larger zoned
A-1 and A-2. The proposal is consistent with the intent of the Rio Salado Interim
Overlay District.
7. 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. To create a bike-supportive environment for residents, bicycle
infrastructure is incorporated into the proposed project. Staff recommends
Stipulation No. 6 which will require one bicycle space per 25 vehicle parking
spaces, up to 25 bicycle spaces.
8. 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. Per Stipulation No. 12, the proposal
includes shaded, detached sidewalks along 12th Street, which will increase the
thermal comfort and usability for those walking to and from the adjacent
neighborhood, the Rio Salado multiuse trail network, and the Arizona Fresh
Development. The proposal also includes bicycle parking spaces as required in
Stipulation No. 6.
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
Staff Report: Z-3-23-8
August 4, 2023
Page 9 of 13
provide thermal comfort for pedestrians and to reduce the urban heat island
effect. Stipulation No. 11 will limit the impact of the urban heat island effect by
requiring all uncovered parking lot areas to be shaded to a minimum of 25
percent. Additionally, Stipulation Nos. 9 and 12 require C-2 streetscape
standards along 12th Street and Jones Avenue and require a detached
sidewalks along 12th Street with a five-foot-wide landscape strip.
10. 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. Recycling has not been addressed as part of this
proposal.
11. Monarch Butterfly Pledge
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch
butterfly population, Stipulation No. 10 addresses the planting of milkweed
shrubs, or other native nectar plant species, on the subject site.
COMMUNITY INPUT SUMMARY
12. As of the writing of this report, 18 letters of support have been received for the
request.
INTERDEPARTMENTAL COMMENTS
13. The Street Transportation Department requested that all streets be constructed
with the required improvements and comply with current ADA standards and that
the developer dedicate 30 feet of right-of-way along the north side of Jones
Avenue. The developer will also be required to construct detached sidewalks
along 12th Street and submit a Traffic Impact Study. Additionally, the Street
Transportation Department requested that no truck access be permitted along
Jones Avenue. These are addressed in Stipulation Nos. 12, 13, 14, 15, and 16.
OTHER
14. 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
Staff Report: Z-3-23-8
August 4, 2023
Page 10 of 13
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. 17, 18, and 19.
15. 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. 20.
16. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Zoning adjustments, abandonments or other formal actions may also be
required.
Findings
1.
The proposal will develop a largely vacant property and as stipulated, will be
compatible with the surrounding land uses.
2.
The proposal is consistent with the proposed General Plan Land Use Map
designation of Commerce/Business Park and provides a compatible transitional
use between the adjacent industrial land uses to the north and east, and the
residential uses to the south and west.
3.
The stipulated landscape and building elevation standards are above the
required minimum Zoning Ordinance standards and will make the proposal a
compatible addition to the neighboring area.
Stipulations
1.
A minimum of 1.7% of the gross site area shall be provided as publicly-
accessible open space, located in the northwest corner of the subject site as
shown on the site plan date stamped April 11, 2023, as approved by the
Planning and Development Department
2.
The ground floor storefront area (the first 10 feet from grade) of the southern
façade of Building 1 and northern façade of Building 2, as shown on the site
plan date stamped April 11, 2023, shall incorporate a minimum of 25% of
Staff Report: Z-3-23-8
August 4, 2023
Page 11 of 13
accent materials. The accent materials may include adobe, glass, metal
(including rusted metal), stone, stone veneer, and/or wood, as approved by
Planning and Development Department.
3.
The elevation facade facing 12th Street shall be in general conformance with
the renderings date stamped April 11, 2023, with specific regard to the mix of
materials, glazing, entry features, and accent colors. Glazing at the ground
floor storefront area (the first 10 feet from grade) shall be a minimum of 50% of
the western façade facing 12th Street.
4.
The maximum building height shall be 42 feet.
5.
Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrasts parking and drive aisle surfaces,
as approved by the Planning and Development Department.
6.
One bicycle space per 25 vehicle parking spaces, for a maximum of 25
spaces, shall be provided through Inverted U and/or artistic racks located near
the building entrances or in a secure location inside the building and installed
per the requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as
approved by the Planning and Development Department.
7.
A minimum of three outdoor employee resting areas shall be provided
along the north and northeastern portions of the site. The following elements
shall be provided, as approved by the Planning and Development Department:
a. Each resting area shall be a minimum of 200 square feet.
b. A pathway shall be provided to connect the buildings to these resting
areas and to the public sidewalk.
c. Each resting area shall contain a minimum of two seating benches
constructed of quality and durable materials.
c. Each resting area shall be shaded to a minimum of 75% using minimum 2-
inch caliper large canopy drought-tolerant shade trees and/or architectural
shade.
8.
If a perimeter fencing is proposed adjacent to the San Francisco Canal, the
fencing shall be a minimum of 75% view fencing, as approved by the Planning
and Development Department. Any perimeter fencing requirement by the City
of Phoenix are subject to review and approval of SRP.
9.
The development shall utilize the C-2 streetscape landscape standards for
Staff Report: Z-3-23-8
August 4, 2023
Page 12 of 13
planting type, size and quantity within the required landscape setbacks along
the 12th Street and Jones Avenue frontages, as approved by the Planning and
Development Department.
10.
A minimum of one milkweed shrub, or other native nectar species, shall be
planted for every required tree in addition to the required shrubs, and shall be
planted in groups of three or more, as approved by the Planning and
Development Department.
11.
All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper drought-tolerant shade trees. Landscaping shall be dispersed
throughout the parking area and achieve 25% shade at maturity, as approved
by Planning and Development Department.
12.
A minimum 5-foot-wide detached sidewalk and minimum 5-foot-wide
landscape strip located between the back of curb and sidewalk shall be
provided along the east side of 12th Street, as approved by the Planning and
Development Department and planted to the following standards:
a. A watering drip system to sustain trees within the right-of-way and/or
sidewalk easement shall be provided and maintained along 12th Street.
b. Fifty percent of the trees shall be minimum 2-inch caliper and 50 percent
of the trees shall be minimum 3-inch caliper, with five 5-gallon shrubs per
tree.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
13.
A minimum 30 feet of right-of-way shall be dedicated along the north side of
Jones Avenue for the length of the development to the western boundary of
APN 113-26-019, as approved by the Planning and Development Department.
14.
Trucks shall be prohibited from exiting onto Jones Avenue. This shall be
implemented through the design of the site, signage, a combination thereof, or
other methods, as approved by the Planning and Development Department.
15.
The developer shall submit a traffic impact study for this development. No
preliminary approval of plans shall be granted until the study has been
reviewed and approved by the City.
16.
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
Staff Report: Z-3-23-8
August 4, 2023
Page 13 of 13
the Planning and Development Department. All improvements shall comply
with all ADA accessibility standards.
17.
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.
18.
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.
19.
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.
20.
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.
Writer
Samuel Rogers
August 4, 2023
Team Leader
Racelle Escolar
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan Date Stamped April 11, 2023
Conceptual Elevation Renderings Date Stamped April 11, 2023 (6 pages)
Correspondence (20 pages)
C-3
Z-47-08
Z-26-11
*
*
A-1
A-2
A-2
A-1
R-4
C-3
ELWOOD ST
ENCINAS LN
12TH ST
13TH ST
WOOD ST
ODEUM LN
14TH ST
15TH ST
ILLINI ST
16TH ST
JONES AVE
Rio Salado
Interim Overlay
District
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-3-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
28.32 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-4 RSIO
CP/GCP RSIO
CONVENTIONAL OPTION
821
N/A
* UNITS P.R.D. OPTION
985
N/A
TrammellCrow Company
DATE:
2/01/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 5-29, QS 5-30
ZONING MAP
E-8, E-9
REQUESTED CHANGE:
FROM: R-4 RSIO ( 28.32 a.c.)
TO:
CP/GCP RSIO ( 28.32 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-3-23.mxd
Z-3-23
0.085
0
0.085
0.0425
Miles
C-3
Z-47-08
Z-26-11
*
*
A-1
A-2
A-2
A-1
R-4
C-3
ELWOOD ST
ENCINAS LN
12TH ST
13TH ST
WOOD ST
ODEUM LN
14TH ST
15TH ST
ILLINI ST
16TH ST
JONES AVE
Rio Salado
Interim Overlay
District
Maricopa County Assessor's Office
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-3-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
28.32 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-4 RSIO
CP/GCP RSIO
CONVENTIONAL OPTION
821
N/A
* UNITS P.R.D. OPTION
985
N/A
TrammellCrow Company
DATE:
2/01/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 5-29, QS 5-30
ZONING MAP
E-8, E-9
REQUESTED CHANGE:
FROM: R-4 RSIO ( 28.32 a.c.)
TO:
CP/GCP RSIO ( 28.32 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-3-23.mxd
Z-3-23
0.085
0
0.085
0.0425
Miles
PAGE 1
07/17/2023
To Whom it May Concern,
Acero Industries is excited about the Trammell Crow commerce park development located on 28 acres
near the southeast corner of 12th Street and Elwood. We support this high-quality proposal, including the
rezoning and general plan amendment (Z-3-23 and GPA-SM-1-23). Our organization has supported this
Phoenix community over the past year by providing employment to 6 employees in the industrial pipe
support manufacturing industry. We are proud to be part of the Phoenix community and work for many
state municipalities and private companies.
The current property has been vacant for years and in great need of revitalization. The proposal of the
high-quality commerce park development will enhance the property and is very appropriate given the
outdoor, salvage yards and industrial uses to the north and future Arizona Fresh development across
Elwood. This proposal will provide a buffer from these industrial uses to the residential located to the west
and south. In addition, this development will provide employment and in demand space for smaller
commerce park uses that can support AZ fresh and other assembly and light manufacturing.
The design of the buildings is attractive and includes windows and entryways that look like a welcoming
storefront. In addition, the development is LEED certified from the U.S. Green Building Council, which
will enhance the sustainability of the project. In addition, the project will bring much needed
improvements of a detached sidewalk, enhanced landscaping and trees along 12th Street will create a
pedestrian friendly and attractive street. In addition, the project will bring a community park to the
northwest corner of the property to be used for neighbors to relax and recreate.
We are in full support of Trammell Crow’s project and are excited to see this develop and revitalize the
property and area.
Regards,
Martin Martinez
CEO
Acero Industries
Acero Industries, LLC
304 E. Pioneer Street
Phoenix, AZ 85040
___________________________________
480-226-2168
martin@aceroindustries.com
www.aceroindustries.com
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WAXY MOBILE DETAILING
10645 E. Mercer Ln
Scottsdale, AZ 85259
480-440-0904
info@waxymobiledetailing.com
WWW.WAXYYMOBILEDETAILING.COM
To Whom it May Concern,
Waxy Mobile Detailing is excited about the Trammell Crow commerce park development located on the 28 acres
near the southeast corner of 12th Street and Elwood. We support this high quality proposal, including the rezoning
and general plan amendment (Z-3-23 and GPA-SM-1-23). Our organization works throughout the entire
neighborhood by providing mobile vehicle detailing and window cleaning services. We provide work for 5 crews
in the valley everyday of the week. Our vehicle storage and company office is located within the district of this
complex. We work with individuals and companies that are in this district everyday and feel that this will greatly
help our business as well.
The current property has been vacant for years and in great need of revitalization. The proposal of the a high-quality
commerce park development will enhance the property and is very appropriate given the outdoor, salvage yards
and industrial uses to the north and future Arizona Fresh development across Elwood. This proposal will provide
a buffer from these industrial uses to the residential located to the west and south. In addition, this development
will provide employment and in demand space for smaller commerce park uses that can support AZ fresh and other
assembly and light manufacturing.
The design of the buildings are attractive and include windows and entryways that looks like a welcoming
storefront. In addition, the development is LEED certified from the U.S. Green Building Council, which will enhance
the sustainability of the project. In addition, the project will bring much needed improvements of a detached
sidewalk, enhanced landscaping and trees along 12th Street will create a pedestrian friendly and attractive street.
In addition, the project will bring a community park to the northwest corner of the property to be used for
neighbors to relax and recreate.
We are in full support of Trammell Crow’s project and are excited to see this develop and revitalize the property
and area.
Regards,
Tanner Tignini
Waxy Mobile Detailing
July 12, 2023
RE: Support Letter for the Trammell Crow Company Project
To Whom It May Concern,
As a long time South Mountain Village Community member and leader I had the
privilege of being a part of the development and implementation of the Baseline Area
Master Plan and along with many other developments and projects while serving on
the South Mountain Village Planning Committee.
During those many years of reviewing 100’s of applications it was a rarity to discover a
developer who sincerely and honestly showed concern for the needs of the community
in which they were hoping to profit and at the same time be willing to invest the
resources to meet that need. I believe Cullen Mahoney and Trammel Crow are one of
those unique developers.
I have seen the development under review and I believe this would be a very positive
impacting solution to an area that desperately needs improvement.
Sincerely,
Andrew Cunningham
Senior Pastor
SouthGate Church/ 91st Psalm Christian School
Developing spiritually mature & committed disciples of the Lord Jesus Christ
2020 East Baseline Road, Phoenix, AZ 85042 | Office: 602.243.1900 | Fax: 602.243.3161 | sglife.org
Developing spiritually mature & committed disciples of the Lord Jesus Christ
2020 East Baseline Road, Phoenix, AZ 85042 | Office: 602.243.1900 | Fax: 602.243.3161 | sglife.org
www.speedie.net
3331 East Wood Street ■Phoenix, AZ 85040 ■Phone (602) 997-6391 ■Fax (602) 943-5508
2026 North 3rd Street ■Flagstaff, AZ 86004 ■Phone (928) 526-6681 ■Fax (928) 526-6685
3125 East 47th Street ■Tucson, AZ 85713 ■Phone (520) 514-9411 ■Fax (520) 514-9474
July 18, 2023
To Whom it May Concern,
Speedie & Associates, LLC – A UES Company excited about the Trammell Crow commerce park development
located on the 28 acres near the southeast corner of 12th Street and Elwood. We support this high quality
proposal, including the rezoning and general plan amendment (Z-3-23 and GPA-SM-1-23).
Our organization was established in Arizona in 1980 and we moved to our current office location in 2001.
Speedie & Associates, LLC is an engineering consulting company that specializes in geotechnical and
environmental engineering. We also provide construction materials testing and special inspection services. We
provide engineering services for a wide range of projects, including commercial, industrial, retail, and
residential. We have three offices in the State of Arizona with the main office located in Phoenix at 3331 E
Wood Street.
The current property has been vacant for years and in great need of revitalization. The proposal of the a high-
quality commerce park development will enhance the property and is very appropriate given the outdoor, salvage
yards and industrial uses to the north and future Arizona Fresh development across Elwood. This proposal will
provide a buffer from these industrial uses to the residential located to the west and south. In addition, this
development will provide employment and in demand space for smaller commerce park uses that can support
AZ fresh and other assembly and light manufacturing.
The design of the buildings are attractive and include windows and entryways that looks like a welcoming
storefront. In addition, the development is LEED certified from the U.S. Green Building Council, which will
enhance the sustainability of the project. In addition, the project will bring much needed improvements of a
detached sidewalk, enhanced landscaping and trees along 12th Street will create a pedestrian friendly and
attractive street. In addition, the project will bring a community park to the northwest corner of the property to
be used for neighbors to relax and recreate.
We are in full support of Trammell Crow’s project and are excited to see this develop and revitalize the property
and area.
Respectfully submitted,
SPEEDIE & ASSOCIATES, LLC
Todd B. Hanke, P.E.
Vice President
SPEEDIE & ASSOCIATES, LLC
T dd B H
k
P E
PPS COATINGS
406 E. Pioneer Street
Phoenix, AZ 85040
602-497-4997
info@ppscoatings.com
WWW.PPSCOATINGS.COM
To Whom it May Concern,
[NAME OF ORGANIZATION] PPS Coatings is excited about the Trammell Crow commerce park development
located on the 28 acres near the southeast corner of 12th Street and Elwood. We support this high quality proposal,
including the rezoning and general plan amendment (Z-3-23 and GPA-SM-1-23). Our organization
[INFORMATION ABOUT ORGANIZATION WITHIN THE NEIGHBORHOOD] has supported this Phoenix
community over the past 4 years by providing employment to 75 employees in the industrial coatings application
services industry. We are proud to be part of the Phoenix community and work for many state municipalities and
private companies.
The current property has been vacant for years and in great need of revitalization. The proposal of the a high-
quality commerce park development will enhance the property and is very appropriate given the outdoor, salvage
yards and industrial uses to the north and future Arizona Fresh development across Elwood. This proposal will
provide a buffer from these industrial uses to the residential located to the west and south. In addition, this
development will provide employment and in demand space for smaller commerce park uses that can support AZ
fresh and other assembly and light manufacturing.
The design of the buildings are attractive and include windows and entryways that looks like a welcoming
storefront. In addition, the development is LEED certified from the U.S. Green Building Council, which will enhance
the sustainability of the project. In addition, the project will bring much needed improvements of a detached
sidewalk, enhanced landscaping and trees along 12th Street will create a pedestrian friendly and attractive street.
In addition, the project will bring a community park to the northwest corner of the property to be used for
neighbors to relax and recreate.
We are in full support of Trammell Crow’s project and are excited to see this develop and revitalize the property
and area.
Regards,
Andrew Goodwin
PPS Coatings
WaCo LLC. 3250 South 35th Ave Phoenix, AZ 85009. ROC #322684
7/18/2023
To Whom it May Concern,
WaCo Contracting is excited about the Trammell Crow commerce park development
located on the 28 acres near the southeast corner of 12th Street and Elwood. We support this
high-quality proposal, including the rezoning and general plan amendment (Z-3-23 and GPA-
SM-1-23). Our organization has been performing local construction services since 2016. We
are proud to be part of the Phoenix community and work for many state municipalities and
private companies.
The current property has been vacant for years and in great need of revitalization. A high-
quality commerce park development will enhance the property and is very appropriate
given the outdoor salvage yards and industrial uses to the north and future Arizona Fresh
development across Elwood. This proposal will provide a buffer from these industrial uses
to the residential located to the west and south. In addition, this development will provide
employment and in demand space for smaller commerce park uses that can support AZ fresh
and other assembly and light manufacturing.
The design of the buildings are attractive and includes windows and entryways that look like
a welcoming storefront. In addition, the development is LEED certified from the U.S. Green
Building Council, which will enhance the sustainability of the project. In addition, the project
will bring much needed improvements of a detached sidewalk, enhanced landscaping and
trees along 12th Street will create a pedestrian friendly and attractive street. The project will
bring a community park to the northwest corner of the property to be used for neighbors to
relax and recreate.
We are in full support of Trammell Crow’s project and are excited to see this develop and
revitalize the property and area.
Chad Watkins
WaCo Contracting
1230 W Gila Bend Hwy
Casa Grande, AZ 85122
To Whom it May Concern,
R&J Manufacturing is excited about the Trammell Crow commerce park development located on the 28
acres near the southeast corner of 12th Street and Elwood. We support this high quality proposal, including
the rezoning and general plan amendment (Z-3-23 and GPA-SM-1-23). Our organization has supported
businesses in this Phoenix community over the past 4 years by providing support and workforce in the
industrial coatings application services industry. We are proud to be part of the Phoenix community and
work for many state municipalities and private companies.
The current property has been vacant for years and in great need of revitalization. The proposal of the a
high-quality commerce park development will enhance the property and is very appropriate given the
outdoor, salvage yards and industrial uses to the north and future Arizona Fresh development across
Elwood. This proposal will provide a buffer from these industrial uses to the residential located to the
west and south. In addition, this development will provide employment and in demand space for smaller
commerce park uses that can support AZ fresh and other assembly and light manufacturing.
The design of the buildings are attractive and include windows and entryways that looks like a welcoming
storefront. In addition, the development is LEED certified from the U.S. Green Building Council, which will
enhance the sustainability of the project. In addition, the project will bring much needed improvements
of a detached sidewalk, enhanced landscaping and trees along 12th Street will create a pedestrian friendly
and attractive street. In addition, the project will bring a community park to the northwest corner of the
property to be used for neighbors to relax and recreate.
We are in full support of Trammell Crow’s project and are excited to see this develop and revitalize the
property and area.
Regards,
Ron Richards
R&J Manufacturing Inc