Attachment B - Staff Report - Z-36-23-4.pdf

City of Phoenix — Formal (2023-11-01)
Extracted text (via pymupdf) 33504 characters
Staff Report Z-36-23-4 
September 7, 2023 
Maryvale Village Planning Committee 
Meeting Date: 
September 13, 2023 
Planning Commission Hearing Date: 
October 5, 2023 
Request From: 
C-2 (Pending C-2 SP) (Intermediate
Commercial, Pending Intermediate
Commercial, Special Permit) (2.12
acres)
Request To: 
C-2 SP HGT/WVR (Intermediate
Commercial, Special Permit, Height
Waiver) (2.12 acres)
Proposal: 
Self-service storage warehouse with 
underlying C-2 commercial uses and a 
height waiver 
Location: 
Approximately 225 feet south and 465 
feet west of the southwest corner of 
43rd Avenue and McDowell Road 
Owner: 
43rd Avenue Holdings, LLC 
Applicant/Representative: 
Matthew Sargent, RKAA Architects, Inc. 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map Classification 
N/A 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CLEAN NEIGHBORHOODS; Facilitate the acquisition of vacant, 
underutilized, and blighted parcels for appropriate redevelopment, compatible 
with the adjacent neighborhood character and adopted area plans.  
The subject site is currently vacant and as stipulated, will provide a use that is 
compatible with the surrounding land uses which are commercial in nature.  
ATTACHMENT B

Staff Report: Z-36-23-4 
September 7, 2023 
Page 2 of 10 
 
 
 
 
CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES; 
LAND USE PRINCIPLE: Support reasonable levels of increased intensity, 
respectful of local conditions and surrounding neighborhoods. 
 
The request will maintain a commercial designation on the site while allowing for an 
increased commercial intensity that is sensitive to the scale of local conditions. 
 
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, as stipulated, will provide shade along pedestrian pathways. This will 
mitigate the urban heat island effect by covering hard surfaces, thus cooling the 
micro-climate around the project vicinity.  
 
 
Applicable Plans, Overlays, and Initiatives 
Transit Oriented Development Strategic Policy Framework – See Background 
Item No. 6.  
 
Tree and Shade Master Plan – See Background Item No. 7. 
 
Complete Streets Guiding Principles – See Background Item No. 8. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 9. 
 
Transportation Electrification Action Plan – See Background Item No. 10. 
 
Phoenix Climate Action Plan – See Background Item No. 11. 
 
Zero Waste PHX – See Background Item No. 12. 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Vacant  
C-2  
North 
Auto parts retail 
C-2  
South  
Extended stay hotel 
C-2 HGT/WVR    
East 
Vacant land, restaurant, 
grocery store  
C-2

Staff Report: Z-36-23-4 
September 7, 2023 
Page 3 of 10 
 
West 
Office/warehouse and training 
center 
CP/GCP and A-1 
 
C-2 HGT/WVR (Intermediate Commercial, Height Waiver) 
Standards 
Requirements 
Proposed  
Minimum Building Setbacks 
Not Adjacent to Streets: 
(North – Adjacent to C-2) 
0 feet 
Met – 54 feet 
Not Adjacent to Streets: 
(South – Adjacent to C-2 
HGT/WVR) 
0 feet 
Met – 84 feet 6 inches 
 
Not Adjacent to Streets: 
(East – Adjacent to C-2) 
0 feet 
Met – 22 feet 
Not Adjacent to Streets: 
(West – Adjacent to 
CP/GCP and A-1) 
0 feet 
Met – 33 feet  
Minimum Landscape Setbacks  
Not Adjacent to Streets: 
(North – Adjacent to C-2) 
None 
Met – Not depicted 
 
Not Adjacent to Streets: 
(South – Adjacent to C-2 
HGT/WVR) 
None 
Met – Not depicted  
Not Adjacent to Streets: 
(East – Adjacent to C-2) 
None 
Met – Not depicted 
Not Adjacent to Streets: 
(West – Adjacent to 
CP/GCP and A-1) 
None 
Met – Not depicted 
Maximum Lot Coverage 
50 percent 
39 percent (Met)  
Building Height 
4 stories (or 56 feet) 
Met – 3 stories under 41 feet 
Parking 
23 spaces required 
Met – 34 spaces provided 
 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
 
1. 
This request is to rezone 2.12 acres located approximately 225 feet south and 
465 feet west of the southwest corner of 43rd Avenue and McDowell Road from 
C-2 (Pending C-2 SP) (Intermediate Commercial, Pending Intermediate 
Commercial, Special Permit) to C-2 SP HGT/WVR (Intermediate Commercial, 
Special Permit, Height Waiver) to allow for a self-service storage warehouse with 
underlying C-2 commercial uses and a height waiver. Companion Rezoning

Staff Report: Z-36-23-4 
September 7, 2023 
Page 4 of 10 
 
Case No. Z-SP-4-23-4 will run concurrently and will request a special permit for a 
self-service storage warehouse and underlying C-2 commercial uses.  
 
 
SURROUNDING LAND USES AND ZONING 
 
2. 
The requested zoning district is 
consistent and compatible with the 
surrounding land uses. 
Surrounding commercial land uses 
include a pharmacy and retail 
sales of auto parts to the north and 
vacant land, a restaurant and 
grocery store to the east zoned C-
2 (Intermediate Commercial). 
Furthermore, an extended stay 
hotel is located to the south of the 
subject site zoned C-2 HGT/WVR 
(Intermediate Commercial, Height 
Waiver). An office/warehouse and 
training center zoned CP/GCP 
(Commerce Park/General 
Commerce Park Option) and A-1 
(Light Industrial) are located to the 
east of the site.  
 
Site Aerial 
Source: City of Phoenix Planning and Development 
Department 
 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
 
3. 
The General Plan Land Use Map designation for the subject site and the 
surrounding area is Commercial. The proposal is consistent with the General 
Plan Land Use Map designation. 
 
 
 
General Plan Land Use Map

Staff Report: Z-36-23-4 
September 7, 2023 
Page 5 of 10 
 
Source: City of Phoenix Planning and Development Department 
PROPOSAL 
 
4. 
Site Plan  
The site plan, attached as an exhibit, proposes a self-service storage warehouse 
with a height of three-stories and under 41 feet. The conceptual site plan 
indicates an approximate 108,984 square foot building with internal drives and 
access from 43rd Avenue and McDowell Road. Parking is located along the 
north and south portion of the subject site. An additional drive aisle is proposed 
along the west portion of the site, connecting both parking areas.  
 
5. 
Elevations 
The building elevations depict architectural features that include variations in 
window sizes and shapes, colors, materials, and building articulation. The 
proposed elevations depict enhanced pedestrian entrances with numerous 
windows and architectural features. The elevations provided only indicate the 
height from the top of the parapets, however, the Zoning Ordinance measures 
the maximum height from the top of the highest point of the roof surface 
(Stipulation No. 2). Staff recommends general conformance to the elevations 
(Stipulation No. 1) and Stipulation No. 5 to ensure adequate lighting is provided 
at building entrances, exits, and parking areas.  
 
 
Proposed Elevations 
Source: RKAA Architects Inc. 
 
 
STUDIES AND POLICIES 
6. 
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 in the I-10 West Extension TOD area and is 
within a mile of the 51st Ave / I-10 planned light rail station. The identified 
environment for the station is Suburban Commuter Center, which is a place type 
characterized by medium to  low intensity with building heights typically two to 
four stories, with incentive heights up to seven stories. Land uses may include 
office employment, colleges and trade schools, hotels, commuter serving retail, 
and limited housing. The proposal is consistent with the intensity of the Suburban 
Commuter Center place type. Given the large distance to the proposed light rail

Staff Report: Z-36-23-4 
September 7, 2023 
Page 6 of 10 
 
stations and that the site is not adjacent to the street, staff is supportive of 
conventional zoning on the site.  
 
 
TOD Typology Map  
Sourse: Planning and Development Department  
 
 
7. 
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 for pedestrians and residents on site. As stipulated in Stipulation Nos. 4 
and 8, the pedestrian paths, sidewalks, and bicycle parking will have additional 
shade to make a more comfortable pedestrian environment and microclimate. 
 
 
8. 
Complete Streets Guidelines 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. To provide a safe pedestrian 
environment staff is recommending pedestrian pathways to be constructed or 
treated to visually contrast the drive aisles. This is addressed in Stipulation No. 
3.  
 
 
9. 
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. As stipulated, the project will provide bicycle parking spaces 
through inverted U or artistic racks located near building entrances. Furthermore,

Staff Report: Z-36-23-4 
September 7, 2023 
Page 7 of 10 
 
all bicycle parking spaces shall be shaded by landscaping or a shade structure to 
achieve 75 percent coverage. Finally, a minimum of one bicycle parking space 
shall include an electric receptacle for electric bicycle charging capabilities. 
These are addressed in Stipulation Nos. 6 through 8.  
 
 
10. 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. This is addressed in Stipulation Nos. 7 and 9.  
 
 
11. 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 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. 10, which requires a 
minimum of two GI techniques for stormwater management to be implemented in 
this development. 
 
 
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 provision of recycling containers was not addressed 
in the applicant’s submittals.

Staff Report: Z-36-23-4 
September 7, 2023 
Page 8 of 10 
 
 
 
 
 
 
 
COMMUNITY INPUT SUMMARY 
 
13. As of the writing of this report, staff did not receive any correspondence from the 
public regarding this request.   
 
 
INTERDEPARTMENTAL COMMENTS 
 
14. 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. 
 
 
OTHER  
 
 
15. The site has not been identified as being archeologically sensitive. However, 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 
No. 11. 
 
 
16. 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. 12. 
 
 
17.  Development and use of the site is subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements such 
as, but not limited to, zoning adjustments and abandonments, may be required. 
 
Findings 
 
 
1. 
The proposed zoning is consistent with the General Plan Use Map designation of 
Commercial. 
 
 
2. 
The proposal will develop a vacant property and as stipulated, will be compatible 
with surrounding commercial height and uses. 
 
 
3. 
The proposal will incorporate elements and improvements as part of City policies 
such as the Tree and Shade Master Plan, Complete Streets Guiding Principles, 
Comprehensive Bicycle Master Plan, Transportation Electrification Action Plan,

Staff Report: Z-36-23-4 
September 7, 2023 
Page 9 of 10 
 
and Phoenix Climate Action Plan. 
 
 
Stipulations 
 
1. 
The development shall be in general conformance with the site plan and 
elevations date stamped June 1, 2023, as modified by the following stipulations 
and approved by the Planning and Development Department. 
 
 
2. 
The maximum building height shall be 45 feet. 
 
 
3. 
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. 
 
 
4.  
All pedestrian pathways shall be shaded by a structure, landscaping at maturity, 
or a combination of the two to provide minimum 75% shade, as approved by the 
Planning and Development Department. 
 
 
5. 
Site lighting shall be provided at building entrances/exits, and in public assembly 
and parking areas, as approved by the Planning and Development Department. 
 
 
6. 
A minimum of 4 bicycle parking spaces shall be provided through Inverted U 
and/or artistic racks located near building entrances and installed per the 
requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as approved 
by the Planning and Development Department. Artistic racks shall adhere to the 
City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle 
Master Plan. 
 
 
7. 
A minimum of one of the required bicycle parking spaces shall include access to 
a standard electrical receptacle for electric bicycle charging capabilities. 
 
 
8. 
Bicycle parking spaces shall be shaded by a structure, landscaping at maturity, 
or a combination of the two to provide minimum 75% shade, as approved by the 
Planning and Development Department.  
 
 
9. 
A minimum of 5% of the required parking spaces shall be EV Ready. 
 
 
10. 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.

Staff Report: Z-36-23-4 
September 7, 2023 
Page 10 of 10 
 
11. 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. 
 
 
12. 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 
Matteo Moric and Nayeli Sanchez Luna 
September 4, 2023 
 
Team Leader 
Racelle Escolar  
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped June 1, 2023  
Conceptual Elevations date stamped June 1, 2023

Z-1-97
Z-1-97
Z-80-17
Z-38-96
Z-10-86
Z-47-97
Z-78-06
Z-123-00
Z-123-00
Z-136-86
*
*
*
*
*
*
*
*
*
*
C-2
HGT/WVR
A-1
CP/GCP
CP/GCP
C-2
PAD-14
R-5
C-2
R1-6
C-2 HGT/WVR
R1-6
C-1
C-1
C-2
PSC
C-2
CP/GCP
R1-6
C-2
43RD AVE
CULVER ST
45TH AVE
MCDOWELL RD
§¨¦
10
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-36-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.12 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 (Pending C-2 SP)
C-2 SP HGT/WVR
CONVENTIONAL OPTION
30 (30)
30
*   UNITS P.R.D. OPTION
37 (37)
37
RKAA Architects, Inc. Matthew Sargent
DATE:
6/29/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 12-18
ZONING MAP
G-6
REQUESTED CHANGE:
FROM: C-2 (Pending C-2 SP) ( 2.12 a.c.)
TO:
C-2 SP HGT/WVR ( 2.12 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-36-23.mxd
Z-36-23
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Miles

Z-1-97
Z-1-97
Z-80-17
Z-38-96
Z-10-86
Z-47-97
Z-78-06
Z-123-00
Z-123-00
Z-136-86
*
*
*
*
*
*
*
*
*
*
C-2
HGT/WVR
A-1
CP/GCP
CP/GCP
C-2
PAD-14
R-5
C-2
R1-6
C-2 HGT/WVR
R1-6
C-1
C-1
C-2
PSC
C-2
CP/GCP
R1-6
C-2
43RD AVE
CULVER ST
45TH AVE
MCDOWELL RD
§¨¦
10
Maricopa County Assessor's
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-36-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.12 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 (Pending C-2 SP)
C-2 SP HGT/WVR
CONVENTIONAL OPTION
30 (30)
30
*   UNITS P.R.D. OPTION
37 (37)
37
RKAA Architects, Inc. Matthew Sargent
DATE:
6/29/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 12-18
ZONING MAP
G-6
REQUESTED CHANGE:
FROM: C-2 (Pending C-2 SP) ( 2.12 a.c.)
TO:
C-2 SP HGT/WVR ( 2.12 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-36-23.mxd
Z-36-23
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0
0.045
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