Attachment B - Staff Report - Z-33-23-8.pdf

City of Phoenix — Formal (2023-12-06)

Extracted text (via pymupdf) 36496 characters

Staff Report: Z-33-23-8
October 6, 2023
Central City Village Planning
Committee Hearing Date:
October 16, 2023
Planning Commission Hearing Date:
November 2, 2023
Request From:
C-3 (General Commercial) (2.21 acres)
Request To:
WU Code T5:7 EG (Walkable Urban Code,
Transect 5:7 District, Transit Eastlake-
Garfield Character Area) (2.21 acres)
Proposal:
Hotel
Location:
Southwest corner of 11th Street and Van
Buren Street
Owner:
Day & Sam, Inc and Copper Square, LLC
Applicant/Representative:
Nick Wood, Esq., Snell & Wilmer, LLP
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map Classification
Van Buren Street
Arterial
41-foot south half street
11th Street
Minor
Collector
33-foot west half street
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS AND
CORRIDORS; LAND USE PRINCIPLE: Plan cores, centers and corridors to
include a variety of land uses: office, retail shopping, entertainment and
cultural, housing, hotel and resort, and where appropriate, some types of
industry.
The site is located within the Eastlake-Garfield Transit Oriented Development (TOD)
Policy Plan area and is within a quarter-mile of the 12th Street / Washington Street /
Jefferson Street light rail stations. The proposed intensity is appropriate at this
location, given the proximity to high-capacity transit, and is consistent with the
adopted TOD policy plan.
ATTACHMENT B

Staff Report: Z-33-23-8
October 6, 2023
Page 2 of 15

General Plan Conformity
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS; HEALTHY
NEIGHBORHOODS; DESIGN PRINCIPLE: Encourage bicycle and pedestrian
amenities in new major development projects in high-density, mixed-use areas
or near transit stations or employment centers.

The proposal will provide bicycle amenities on-site and will enhance the pedestrian
experience on the adjacent streets with additional shade, detached sidewalks, active
ground floor uses with glazing, and pedestrian enhancements at the intersection
crossing.

CREATE AN EVEN MORE VIBRANT DOWNTOWN; SURROUNDING
NEIGHBORHOODS; DESIGN PRINCIPLE: Encourage the development of height
transition and design standards that support new development while enhancing
the integrity and livability of established neighborhoods.

The proposal will redevelop an underutilized parcel near downtown, and as stipulated,
includes a height transition to adjacent developments.

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 provides trees and shade on Van Buren Street and 11th
Street which will reduce the urban heat island effect while also improving thermal
comfort to site users and the surrounding neighborhood.

Applicable Plans, Overlays and Initiatives
Transit Oriented Development Strategic Policy Framework – See Background
Item No. 3.

Eastlake-Garfield Transit Oriented Development Policy Plan – See Background
Item No. 4.

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.

Phoenix Climate Action Plan – See Background Item No. 10.

Transportation Electrification Action Plan – See Background Item No. 11.

Zero Waste PHX – See Background Item No. 12.

Staff Report: Z-33-23-8
October 6, 2023
Page 3 of 15

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Hotel
C-3
North (across Van Buren
Street)
Gas station, convenience
store, and vacant land
C-2 HGT/WVR
(Approved C-2 HR)
and C-3
South
Single-family residential
R-3
East (across 11th Street)
Warehouse and parking
C-3
West
Multifamily residential
R-5

Walkable Urban Code
T5:7 EG

Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
N/A
2.21
Total Number of Units
No Maximum
N/A
Density
No Maximum
N/A
Hotel Rooms
No Maximum
254
Building Height
100-foot maximum
100 feet (Met)
Parking - Lodging
127 spaces (0.5 spaces per
room) minimum
128 spaces (Met)
Bicycle Parking – Per
Section 1307.H.6.a
• 1 bicycle space per 25
vehicle parking spaces,
with a maximum of 25
spaces.
6 spaces minimum

Not specified
Streetscape Standards (Section 1312.B)
Arterial Street (Van Buren
Street)
6-foot sidewalk

5-foot landscape
10 feet (Met)

10 feet (Met)
Minor Collector (11th Street) 5-foot sidewalk

5-foot landscape
8 feet (Met)

10 feet (Met)
Main Building Setbacks
Van Buren Street (Primary
Frontage)
12-foot maximum
5 feet (Met)
11th Street (Secondary
Frontage)
10-foot maximum
5 Feet (Met)
Side/rear (West/South)
0-foot minimum
West: 0 feet (Met)
South: 25 feet (Met)

Staff Report: Z-33-23-8
October 6, 2023
Page 4 of 15

Walkable Urban Code
T5:7 EG

Standards
Requirements
Provisions on the
Proposed Site Plan
Parking Setbacks
Van Buren Street (Primary
Frontage)
30-foot minimum or behind
building
Behind building (Met)
11th Street (Secondary
Frontage)
20-foot minimum
Behind building (Met)
Side/rear (West/South)
0-foot minimum
West: 0 feet (Met)
South: 45 feet (Met)
Lot Requirements
Lot Coverage
80 percent maximum
69.7 percent (Met)
Van Buren Street (Primary
Frontage)
70 percent minimum
70 percent (Met)
11th Street (Secondary
Frontage)
50 percent minimum
64 percent (Met)
Open Space
5 percent minimum
5.1 percent (Met)
Frontage Types Allowed
Van Buren Street (Primary
Frontage)
All frontages or alternative
frontages per Section
1305.B.1.c
Storefront (Met)
11th Street (Secondary
Frontage)
All frontages or alternative
frontages per Section
1305.B.1.c
Storefront (Met)

Background/Issues/Analysis

SUBJECT SITE
1. This request is to rezone a 2.21-acre site located at the southwest corner of 11th
Street and Van Buren Street from C-3 (General Commercial) to WU Code T5:7
EG (Walkable Urban Code, Transect 5:7 District, Transit Eastlake-Garfield
Character Area) to allow a hotel.

The subject site was originally subdivided and annexed into the City of Phoenix
in 1899 as part of the Murphy’s Addition. It has been zoned C-3 since 1961 and
currently contains a two-story hotel that was constructed in 1961. The site is
within a quarter-mile of the 12th Street / Washington Street / Jefferson Street
light rail stations and is within the Eastlake-Garfield Transit-Oriented
Development (TOD) Policy Plan area.

Staff Report: Z-33-23-8
October 6, 2023
Page 5 of 15

2. The General Plan Land Use Map
designation for this site is Commercial,
which accommodates office, retail,
service, and multifamily development.
The proposed Walkable Urban Code
mixed-use transect is consistent with
the designation. The General Plan
Land Use Map designations to the
north and east are Commercial. The
General Plan Land Use Map
designation to the south is Residential
3.5 to 5 dwelling units per acre and to
the west is Residential 15+ dwelling
units per acre.

General Plan Land Use Map, Source:
Planning and Development Department

3. Transit Oriented Development Strategic Policy Framework
The Transit Oriented Development Strategic Policy Framework is part of the
city’s General Plan which identified planning typologies to describe urban
environments. The subject site is within a quarter-mile of the 12th Street /
Washington Street / Jefferson light rail stations. The identified environment for
the station is Major Urban Center applicable to an area within one quarter mile of
the station and along arterial streets, including Van Buren Street. Major Urban
Center is a place type characterized by medium to high intensity with building
heights typically from four to eight stories with incentive heights of up to 15
stories. Land uses may include destination retail and entertainment, mid rise
living, and office employment. Commercial development is characterized by mid-
rise offices and hotels. The proposed eight-story hotel is consistent with the
Major Urban Center placetype.

TOD Strategic Policy Framework, Source: Planning and Development Department

Staff Report: Z-33-23-8
October 6, 2023
Page 6 of 15

Aerial Map, Source: Planning and Development Department

4. Eastlake-Garfield Transit Oriented Development Policy Plan
The site is located within the Eastlake-Garfield TOD Policy Plan area, the
boundaries for which are State Route 143 or the Hohokam Expressway to the
east, Interstate 10 to the north and east, 7th Street to the west, and the Union
Pacific Railroad to the south. The policy plan adopted for the Eastlake-Garfield
TOD District provides a blueprint for fully achieving the transformative potential
of light rail in a sustainable manner. Changes advocated in the plan can lower
transportation costs for residents, create new business opportunities, encourage
active, healthy lifestyles, ensure Phoenix increases its competitive advantage in
the global marketplace, and improve prosperity by growing the economy in
locations with existing infrastructure and public services. In order to realize the
implementation of the Vision and Master Plan for the Eastlake-Garfield TOD
District, one key recommendation is the implementation of a form-based zoning
code.

The proposal to Walkable Urban Code furthers that vision. The proposed T5:7
transect allows mixed-use development, including multifamily residential, retail
and services, office uses, and hotels. The mix of uses is consistent with the
opportunities identified in the plan for mixed-use development (housing element)
and daily living amenities (economic development element), in addition to the
master plan land use map, which identifies the site for mixed-use development.
The health element also identifies the intersection of 11th Street and Van Buren
as a high priority for intersection improvements. The proposal will activate the

Staff Report: Z-33-23-8
October 6, 2023
Page 7 of 15

street with a pedestrian friendly design and as stipulated, will contribute
financially to the needed intersection improvements. The plan identifies the Van
Buren corridor as a unique neighborhood main street with a vision for mixed-use
buildings lining pedestrian and bike friendly streets with surrounding residents
enjoying access to services, employment, and affordable housing choices. The
proposal furthers this vision.

Eastlake-Garfield TOD Policy Plan, Source: Planning and Development Department

Staff Report: Z-33-23-8
October 6, 2023
Page 8 of 15

EXISTING CONDITIONS AND SURROUNDING ZONING
5. The subject site is zoned C-3 and
contains a two-story hotel with a
surface parking lot. To the east, across
11th Street, is a warehouse and
parking lot zoned C-3. To the west is a
multifamily residential property zoned
R-5. To the north, across Van Buren
Street, is a gas station and
convenience store zoned C-3 and a
vacant property zoned C-2 HGT/WVR
(Approved C-2 HR). To the south are
single-family residential properties
zoned R-3.

Zoning Aerial Map, Source: Planning and
Development Department

PROPOSAL
6. The proposed T5:7 District is described as a medium-high-intensity urban mixed-
use fabric characterized by a broad mix of buildings that integrate retail, offices,
live-work, and residential units adjacent to the light rail corridor, up to 100 feet in
height. As shown on the conceptual site plan attached as an exhibit, the
proposed development will be an eight-story, 254-room hotel with frontage
adjacent to Van Buren Street and 11th Street and two levels of structured
parking in the rear with a total of 128 spaces. The proposal will include vehicular
access driveways on both street frontages and pedestrian entrances to the
building along both frontages, using the storefront frontage type. Open spaces
areas will be provided in three portions along the western and southern edges of
the building, as well as the corner of Van Buren Street and 11th Street. In order
to maintain compatibility with the surrounding area, staff recommends the
following stipulations:
• Twenty five-foot building setback along the south property line (Stipulation
No. 1).
• Thirty-foot height limit within 50 feet of the south property line (Stipulation
No. 2).

In order to fulfil the mixed-use vision of this location, as described in the
Eastlake-Garfield TOD Policy Plan, and activate Van Buren Street, a historically
commercial corridor, staff recommends Stipulation No. 3 to require common
entries along each street frontage and Stipulation No. 4 to require a minimum of
5,000 square feet of ground floor non-residential uses fronting on Van Buren
Street in the event of multifamily residential development of the site.

The conceptual elevations, attached as an exhibit, demonstrate the facades of
the proposed eight-story hotel with a variety of colors and materials providing
visual interest. The proposal will have a storefront frontage type along the

Staff Report: Z-33-23-8
October 6, 2023
Page 9 of 15

entirety of both street frontages, consistent with the allowed frontage types in the
proposed transect.

AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
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. The proposed development incorporates bicycle parking, per the
WU Code, and additional requirements for multifamily residential bicycle
infrastructure, pursuant to Stipulation No. 5. Additionally, electric bicycle
charging capabilities will be incorporated into the development, per Stipulation
No. 6.

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. The proposed WU Code transect
requires urban street frontages that enhance the pedestrian environment in the
vicinity of the development, and Stipulation No. 3 requires common entries along
both streets in the event the site develops as multifamily residential, ensuring
residents have convenient access to the sidewalk and promoting the use of
multimodal transportation. The proposal includes shaded detached sidewalks
along both street frontages, per the WU Code requirements and Stipulation No.
10.

9. Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached
from the curbs to allow trees to be planted on both sides of the sidewalk to
provide thermal comfort for pedestrians and to reduce the urban heat island
effect. WU Code requirements and Stipulation No. 10 require that the
development provide shaded detached sidewalks on both street frontages.

10. Phoenix Climate Action Plan
In October 2021, the Phoenix City Council approved the Climate Action Plan.
The Climate Action Plan will serve as a long-term plan to achieve greenhouse
gas emissions reductions and resiliency goals from local operations
and community activities as well as prepare for the impacts of climate change.
This plan contains policy and initiatives regarding stationary energy,
transportation, waste management, air quality, local food systems, heat, and
water. Goal W2 (Water), Action W2.4, pertains to the implementation of the

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October 6, 2023
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Greater Phoenix Metro Green Infrastructure (GI) and Low Impact Development
Details for Alternative Stormwater Management to benefit the environment,
promote water conservation, reduce urban heat, improve the public health, and
create additional green spaces. This goal is addressed in Stipulation No. 7,
which requires a minimum of two GI techniques for stormwater management to
be implemented in this development.

11. Transportation Electrification Action Plan
In June 2022, the Phoenix City Council approved the Transportation
Electrification Action Plan. The current market desire for the electrification of
transportation is both a national and global phenomenon, fueled by a desire for
better air quality, a reduction in carbon emissions, and a reduction in vehicle
operating and maintenance costs. Businesses, governments and the public are
signaling strong future demand for electric vehicles (EVs), and many automobile
manufacturers have declared plans for a transition to fully electric offerings within
the coming decade. This Plan contains policy initiatives to prepare the City for a
future filled with more EVs, charging infrastructure and e-mobility equity, and
outlines a roadmap for a five-step plan to prepare for the EV infrastructure needs
of 280,000 EVs in Phoenix by 2030. One goal of the Plan to accelerate public
adoption of electric vehicles through workplace, business, and multifamily
charging infrastructure recommends a standard stipulation for rezoning cases to
provide EV charging infrastructure. Stipulation No. 8 provides requirements for
electric vehicle parking, charging and infrastructure, and Stipulation No. 6
requires electrical bicycle charging capabilities.

12. 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 proposed development will incorporate the use of
on-site recycling services.

COMMUNITY INPUT SUMMARY
13. At the time this staff report was written, staff has received one letter in support of
this request.

INTERDEPARTMENTAL COMMENTS
14. The Street Transportation Department commented that the section of Van Buren
Street adjacent to the development is part of a current Capital Improvement
Project (Van Buren Street Improvement Project) to improve pedestrian and
bicycle safety. The Department requested that right-of-way be dedicated on Van
Buren to a total width of 50 feet, that Van Buren Street have a minimum 6-foot-

Staff Report: Z-33-23-8
October 6, 2023
Page 11 of 15

wide sidewalk with minimum 10-foot-wide landscape area, that vehicular access
on Van Buren Street be right-in/right-out only, that the developer deposit funds
into an escrow account to fund a quarter of the cost to construct improvements
as part of the Van Buren Street Improvement Project, and that all streets be
constructed with the required improvements and comply with current ADA
standards. These are addressed in Stipulation Nos. 9 through 13.

15. The City of Phoenix Water Services Department has noted the property has
existing water and sewer mains that can potentially serve the proposed
development, however water capacity is a dynamic condition that can change
over time due to a variety of factors.

16. The Aviation Department requires 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 and obtain a No Hazard
Determination from the FAA. These are addressed in Stipulation Nos. 14 and 15.

17. The Historic Preservation Office commented that there will be a 30-day
demolition hold for demolition of the existing buildings on site.

OTHER
18. 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. These are addressed in
Stipulations Nos. 16 through 18.

19. 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. 19.

20. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.

Staff Report: Z-33-23-8
October 6, 2023
Page 12 of 15

Zoning adjustments, abandonments or other formal actions may also be
required.

Findings

1.
The proposal is consistent with the General Plan Land Use Map designation
and the Eastlake-Garfield TOD Policy Plan vision for the site.

2.
The proposal will redevelop an underutilized site with a modern hotel that will
contribute to the mix of uses in the area.

3.
As stipulated, the proposal provides enhanced pedestrian and bicycle
amenities consistent with the Eastlake-Garfield TOD Policy Plan,
Comprehensive Bicycle Master Plan, Tree and Shade Master Plan, and the
Complete Streets Guiding Principles.

Stipulations

1.
A minimum 25-foot building setback shall be provided along the south property
line.

2.
The development shall be limited to 30 feet in height within 50 feet of the south
property line.

3.
If multifamily residential use is provided, a minimum of one common entry shall
be provided for each street frontage, except for buildings where every unit has
private entry directly to the street, as approved by the Planning and
Development Department.

4.
If multifamily residential use is provided, the ground floor area of the
development shall include a minimum of 5,000 square feet of non-residential
uses and shall have frontage on the Van Buren Street right-of-way. Non-
residential uses shall not include lobby, exercise, reception areas, or other
similar uses intended for exclusive use by residents.

5.
If multifamily residential use is provided, the following additional standards for
bicycle parking shall apply, as approved by the Planning and Development
Department.

a. All required bicycle parking, per Section 1307.H.6.d of the Phoenix Zoning
Ordinance, shall be secured parking.

b. Guest bicycle parking shall be provided at a minimum of 0.05 spaces per
unit with a maximum of 50 spaces near entrances of buildings and

Staff Report: Z-33-23-8
October 6, 2023
Page 13 of 15

installed per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance.

c. A bicycle repair station (“fix it station”) shall be provided on the site. The
station shall include but not limited to: standard repair tools affixed to the
station; a tire gauge and pump; and a bicycle repair stand which allows
pedals and wheels to spin freely while making adjustments to the bike, as
approved by the Planning and Development Department.

6.
A minimum of 5 percent of the provided bicycle parking spaces shall include
standard electrical receptacles for electric bicycle charging capabilities, as
approved by the Planning and Development Department.

7.
A minimum of two green infrastructure (GI) techniques for stormwater
management shall be implemented per the Greater Phoenix Metro Green
Infrastructure and Low Impact Development Details for Alternative Stormwater
Management, as approved or modified by the Planning and Development
Department.

8.
A minimum of 5 percent of the required on-site parking shall be EV Capable.

9.
A minimum of 50 feet of right-of-way shall be dedicated for the south side of
Van Buren Street, adjacent to the development. The improvements shall be
consistent with the Van Buren Street Enhancement Capital Improvement
Project, as approved by Street Transportation Department.

10. There shall be a minimum 6-foot-wide detached sidewalk and a minimum 10-
foot-wide landscape area between the back of curb and sidewalk along Van
Buren Street with landscaping consistent with the landscape standards of
Section 1309 of the Zoning Ordinance, as approved by the Planning and
Development Department.

Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.

11. Vehicular access on Van Buren Street shall be restricted to right-in/right-out
only.

12. Prior to final site plan approval, funds totaling $100,000 shall be deposited into
an escrow account to the Street Transportation Department to modify the
existing traffic control device at 11th Street and Van Buren Street and other

Staff Report: Z-33-23-8
October 6, 2023
Page 14 of 15

right-of-way improvements as part of the Van Buren Street Improvement
Project.

13. All streets within and adjacent to the development shall be constructed 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.

14. 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.

15. The developer shall provide a No Hazard Determination for the proposed
development from the FAA pursuant to the FAA’s Form-7460 obstruction
analysis review process, prior to construction permit approval, as per plans
approved by the Planning and Development Department

16. 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.

17. 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.

18. 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.

19. 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
Anthony Grande
October 6, 2023

Staff Report: Z-33-23-8
October 6, 2023
Page 15 of 15

Team Leader
Racelle Escolar

Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan Date Stamped September 12, 2023
Conceptual Elevations Date Stamped May 26, 2023
Community Correspondence

Z-240-81
Z-122-04
Z-112-97
Z-122-04
Z-122-04
Z-63-03
Z-122-04
Z-28-15
*
*
*
*
*
R-5 RI HP
R-4A
R-5
C-3
HGT/WVR
R-3
C-3 HP
R-5
RI
C-3
R1-6
PUD
C-3 HP
C-2
P-1
C-3
R-5 RI
R1-6
R-5
C 2
C-3
R-5 RI
C-2 HR*
Z-146-06
VAN BUREN ST
11TH ST
9TH ST
10TH ST
MONROE ST
11TH PL
11TH WAY
Transit
Overlay
District (TOD-1)
VAN BUREN ST
MC DOWELL RD
JEFFERSON ST
BUCKEYE RD
LOWER BUCKEYE RD
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
40TH ST
I - 10
I - 17
Central City
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-33-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.21 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-3
WU Code T5:7 EG
CONVENTIONAL OPTION
32
No Maximum
* UNITS P.R.D. OPTION
38
N/A
Nick Wood, Esq - Snell & Wilmer, LLP
DATE:
6/27/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 10-29
ZONING MAP
F-8
REQUESTED CHANGE:
FROM: C-3 ( 2.21 a.c.)
TO:
WU Code T5:7 EG ( 2.21 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-33-23.mxd
Z-33-23
0.035
0
0.035
0.0175
Miles

SITE DATA
PROPOSED ZONING: T5:7/ WALKABLE URBAN CODE
PRIMARY FRONTAGE: VAN BUREN STREET
SECONDARY FRONTAGE: 11TH STREET
PROPOSED LOT: 75,508 sf/ 1.73 ACRES
GROSS LOT: 95,740 sf/ 2.2 ACRES
PRIMARY HOTEL BUILDING: 20,600 sf
PARKING GARAGE/DECK: 32,015 sf
TOTAL SF UNDER ROOF: 52,165 sf
PROPOSED LOT COVERAGE: 52,615 sf = 69.7% of 75,508 sf NET LOT
MAX. 80%
PROPOSED OPEN SPACE: 4,849 sf = 5.1% of 95,740 sf GROSS LOT
MIN. 5% - 4,787 sf REQ.
PROPOSED PRIMARY BUILDING FRONTAGE: 70% (215 -0")
MIN. 70% - 215'-0" REQ.
PROPOSED SECONDARY BUILDING FRONTAGE: 64.5% (149-0")
MIN 50% - 123'-0" REQ.
HOTEL UNITS: 254
PARKING CAPACITY:
LEVEL 1- 53 STANDARD SPACES/ 4 ADA SPACES
LEVEL 2- 75 PARKING SPACES
0.5 SPACES PER UNIT REQ. = 127
PRIMARY FRONTAGE TYPE: STOREFRONT/ COMMON ENTRY
SECONDARY FRONTAGE TYPE: STOREFRONT/ COMMON ENTRY
PROPOSED HEIGHT: 8 STORIES/ 100'
MAX. 100ft
POINTS OF PUBLIC ENTRY FROM R.O.W./ PUBLIC SIDEWALK.
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SCALE: 1:180
1
SITE PLAN
NORTH
$KLU+RWHO
'RZQWRZQ3KRHQL[$UL]RQD

12'-0" CANOPY
24'-0"
3RD FLOOR
36'-0"
4TH FLOOR
48'-0"
5TH FLOOR
60'-0"
6TH FLOOR
72'-0"
7TH FLOOR
84'-0"
8TH FLOOR
100'-0"
ROOF
103'-0"
CANOPY
12'-0"
SECOND FLOOR
47'-10 1/4"
STOREFRONT
44'-0"
STOREFRONT
43'-11 1/2"
STOREFRONT
43'-10"
STOREFRONT
POINT OF
ENTRY/ TYP.
24'-0"
3RD FLOOR
36'-0"
4TH FLOOR
48'-0"
5TH FLOOR
60'-0"
6TH FLOOR
72'-0"
7TH FLOOR
84'-0"
8TH FLOOR
100'-0"
ROOF
36'-6 1/4"
STRFRNT
12'-0"
2ND FLOOR
12'-0" CANOPY
32'-0"
STRFRNT
21'-0"
STRFRNT
POINT OF
ENTRY/ TYP.
22'-5 1/2"
STRFRNT
1
East Van Buren Street Elevation
0
8'
16'
24'
NORTH
2
11th Sreet Elevation
0
8'
16'
24'
NORTH
SITE DATA
PROPOSED ZONING: T5:7/ WALKABLE URBAN CODE
PRIMARY FRONTAGE: VAN BUREN STREET
SECONDARY FRONTAGE: 11TH STREET
PROPOSED PRIMARY BUILDING FRONTAGE: 70% (215 -0")
MIN. 70% - 215'-0" REQ.
PROPOSED SECONDARY BUILDING FRONTAGE: 64.5%
(149'-0")
MIN 50% - 123'-0" REQ.
PRIMARY FRONTAGE TYPE: STOREFRONT/
COMMON ENTRY
SECONDARY FRONTAGE TYPE: STOREFRONT/
COMMON ENTRY
PROPOSED HEIGHT: 100ft
MAX. 100ft
GROUND FLOOR GLAZING STANDARDS
PROPOSED GLAZING PRIMARY: 84.1%
MIN 75% (3'-8' ABOVE GRADE)
PROPOSED GLAZING SECONDARY: 75.1%
MIN 75% (3'-8' ABOVE GRADE)
SECOND FLOOR GLAZING STANDARDS
PROPOSED GLAZING PRIMARY: 63.4%
MIN. 45%, 25% EAST/ WEST (3'-8' ABOVE LEVEL)
PROPOSED GLAZING SECONDARY: 56.8%
MIN. 45%, 25% EAST/ WEST (3'-8' ABOVE LEVEL)
UPPER FLOOR GLAZING STANDARDS
PROPOSED GLAZING PRIMARY: 48.6%
MIN. 25%, 15% EAST/ WEST (3'-8' ABOVE LEVEL)
PROPOSED GLAZING SECONDARY: 48.3%
MIN. 25%, 15% EAST/ WEST (3'-8' ABOVE LEVEL)
Ahir Hotel
Downtown Phoenix, Arizona

August 15, 2023

Anthony Grande
Central City Village Planner
City of Phoenix
200 West Washington Street
Phoenix, Arizona 85003

Re:
Letter of Support for Z-33-23-8
Rezoning of the Southwest Corner of 11th and Van Buren Streets

Dear Members of the Central City Village Planning Commission:

On behalf of Garfield Organization, a neighborhood alliance, I am
requesting your approval for this rezoning application. Garfield
Neighborhood has been planning and working to improve Van Buren for
many decades. We believe that this application, which utilizes the
Walkable Urban Code, will be an appropriate upgrade to the existing
streetscape.

Property owners, architects, and lawyers presented their case for this
rezoning during our monthly neighborhood meeting held on July 25th via
Zoom. After a brief explanation and discussion, the residents of Garfield
concluded the meeting with unanimous support for this rezoning request
and the development it will encourage. Garfield eagerly anticipates the
redevelopment of this property and the renewed urban approach to the
design of Van Buren Street.

Based on these reasons, we kindly request your support in improving the
Garfield neighborhood by approving this rezoning application.

Thank you for your service and the time you've dedicated to considering
this case.

Sincerely Yours,

Dana L. Johnson
president