Attachment B - Staff Report - Z-22-22-8.pdf

Staff Report: Z-22-22-8 
July 1, 2022 
Laveen Village Planning Committee 
Meeting Date 
July 11, 2022 
Planning Commission Hearing Date 
August 4, 2022 
Request From: 
C-1 (Neighborhood Retail) (4.90 acres)
Request To: 
C-2 (Intermediate Commercial) (4.90 acres)
Proposed Use 
Commercial uses
Location 
Approximately 220 feet north of the northeast 
corner of 59th Avenue and Elliot Road 
Owner 
Miller 160, LLC 
Applicant 
Wentworth Property Company 
Representative 
George Pasquel III, Withey Morris, PLC 
Staff Recommendation 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map 
Designation 
Commercial 
Street Map 
Classification 
59th Avenue 
Arterial 
33-foot east half street
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; ENTREPRENEURS AND 
EMERGING ENTERPRISES: Encourage land uses that promote the growth of 
entrepreneurs or new businesses in Phoenix in appropriate locations. 
The rezoning request, with the companion Special Permit request, Z-SP-3-22-8, 
proposes a self-service storage warehouse with an area for future commercial uses 
directly adjacent to a proposed multifamily residential development. The development will 
provide a place for businesses to operate and grow within close proximity to nearby 
residences and the Loop 202. 
ATTACHMENT B

Staff Report: Z-22-22-8 
July 1, 2022 
Page 2 of 12 
 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Create new 
development or redevelopment that is sensitive to the scale and character of the 
surrounding neighborhoods and incorporates adequate development standards to 
prevent negative impact(s) on the residential properties. 
 
The proposal provides a reasonable level of intensity that is respectful to local conditions 
and the surrounding, proposed residential developments. The proposal includes 
enhanced landscaping to mitigate potential impacts on the adjacent multifamily 
development. 
 
 
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 development, as stipulated, will provide shade for the sidewalk and trail along 59th 
Avenue. The shade trees will help to encourage walking by providing a thermally 
comfortable environment for pedestrians and alternative transportation users. 
 
 
Applicable Plans, Overlays, and Initiatives 
Laveen Southwest Growth Study – See Background Item No. 4. 
 
Tree and Shade Master Plan – See Background Item No. 6. 
 
Complete Streets Guiding Principles – See Background Item No. 7. 
 
Zero Waste PHX – See Background Item No. 8. 
 
Surrounding Land Uses/Zoning  
 
Land Use 
Zoning 
On Site 
Vacant land 
C-1 
North 
Vacant land (Proposed multifamily 
development) 
R-3 
South 
Vacant land 
C-1 
East 
Vacant land (Proposed multifamily 
development) 
R-3 
West (across 59th 
Avenue) 
Vacant land 
S-1 (Approved C-2/CP/GCP)

Staff Report: Z-22-22-8 
July 1, 2022 
Page 3 of 12 
 
 
C-2 (Intermediate Commercial) 
Standards 
Requirements 
Provisions on the 
Proposed site Plan 
Maximum Lot Coverage 
Not to exceed 50% 
49% (Met) 
Maximum Building Height 
2 stories, 30 feet  
2 stories, 30 feet (Met) 
MINIMUM BUILDING SETBACKS 
Adjacent to Streets:  
(West – 59th Avenue) 
Minimum 20 feet, 
Average 25 feet 
25 feet (Met) 
Not Adjacent to Streets: 
(North – Adjacent to R-3) 
1 story or 15 feet: 25 feet 
2 story or 30 feet: 50 feet 
1 story or 15 feet: 25 feet 
(Met) 
2 story or 30 feet: 55 feet 
(Met) 
Not Adjacent to Streets: 
(East – Adjacent to R-3) 
1 story or 15 feet: 25 feet 
1 story or 15 feet: 25 feet 
(Met) 
Not Adjacent to Streets: 
(South – Adjacent to C-1) 
1 story or 15 feet: 0 feet 
1 story or 15 feet: 10 feet 
(Met) 
MINIMUM LANDSCAPE SETBACKS AND OPEN SPACE STANDARDS 
Adjacent to Street:  
(West – 59th Avenue) 
Minimum 20 feet, 
Average 25 feet 
25 feet (Met) 
Not Adjacent to Streets: 
(North, East, and South) 
10 feet 
10 feet (Met) 
PARKING REQUIREMENTS 
Parking 
25 spaces 
28 spaces (Met) 
 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 4.90 acres approximately 220 feet north of the northeast 
corner of 59th Avenue and Elliot Road from C-1 (Neighborhood Commercial) to 
C-2 (Intermediate Commercial) to allow commercial uses.  Rezoning Case No. Z-
SP-3-22-8 is a companion case for this site to allow a proposed self-service 
storage warehouse on a portion of the subject site. 
 
 
2. 
The subject site is designated Commercial on the General Plan Land Use Map 
and the proposal is consistent with that designation.

Staff Report: Z-22-22-8 
July 1, 2022 
Page 4 of 12 
 
 
 
 
The proposal is compatible with the General Plan Land Use Map designations 
surrounding the site. The surrounding designations are as follows:  
 
North and East 
Residential 10 to 15 dwelling units per acre 
 
West (across 59th Avenue) 
Mixed Use (Commercial/Commerce Park) 
 
South 
Commercial 
 
 
 
 
 
 
 
 
 
 
 
 
 
General Plan Land Use Map; Source: City of Phoenix Planning and Development Department 
SUBJECT 
SITE

Staff Report: Z-22-22-8 
July 1, 2022 
Page 5 of 12 
 
 
SURROUNDING LAND USES AND ZONING 
3. 
The subject site is vacant land 
currently zoned C-1 
(Neighborhood Commercial) 
and subject to Rezoning Case 
No. Z-14-19-8, which removed 
the site from the Laveen Town 
Center Planned Community 
District (PCD). 
 
North and east of the subject 
site is vacant land zoned R-3 
(Multifamily Residence 
District). This area is subject to 
Rezoning Case No. Z-14-19-8.  
A multifamily residential 
development is proposed for 
the site. 
 
South of the subject site is vacant land zoned C-1 (Neighborhood Commercial), 
and subject to Rezoning Case No. Z-14-19-8. 
 
West of the subject site, across 59th Avenue, is vacant land zoned S-1, approved 
C-2/CP/GCP (Ranch or Farm Residence, approved Intermediate 
Commercial/Commerce Park/General Commerce Park). 
 
 
ADOPTED AREA PLANS 
4. 
Laveen Southwest Growth Study 
The site is located within the boundaries of the Laveen Southwest Growth Study, 
which was developed in 1997 to analyze the existing conditions of the Laveen 
Village and provide a land use and design planning framework to help shape the 
growth that Laveen was starting to experience, while accounting for newly 
Zoning Sketch Map; Source: City of Phoenix Planning and 
Development Department

Staff Report: Z-22-22-8 
July 1, 2022 
Page 6 of 12 
 
 
annexed farmland as well as the 
future development of the South 
Mountain Freeway Loop, which has 
since been completed. 
 
This plan designates the project 
site as Commerce Park and 
Residential 2 to 5 dwelling units per 
acre. Although not consistent with 
this designation, the development 
will incorporate enhanced 
landscaping along the north and 
east property lines, per Stipulation 
No. 6, an element proposed in the 
study to minimize the impact of 
commercial uses adjacent to 
residential developments.  
 
The Laveen Southwest Growth 
Study provides a framework for an 
overall trail system which connects 
major community assets such as 
the Laveen Conveyance Channel, 
public parks and open space areas, 
and the South Mountain Preserve. 
This proposed development will 
provide a shared use path along 59th Avenue, which will connect to the proposed 
trail system to the north and south of the site and promote overall connectivity in 
Laveen. This is addressed in Stipulation No. 10.  Additionally, the site will provide 
pedestrian connectivity to the adjacent proposed multifamily development, per 
Stipulation No. 9. 
 
The Laveen Southwest Growth Study also outlines specific design policies and 
standards for various types of developments that will enhance Laveen’s built 
environment while remaining respectful of its agricultural heritage. The study 
encourages all new developments to use durable, high-quality building materials 
and to provide enhanced building design that will contribute to the character of 
the area.  The applicant has not submitted elevations with their application, but 
staff is recommending Stipulation Nos. 2 and 3 to ensure future elevations exhibit 
enhanced four-sided architecture with a common architectural theme.  
Additionally, Stipulation No. 4 ensures that any elevations will be seen by the 
Laveen Village Planning Committee for review and comment prior to preliminary 
approval. 
 
 
Laveen Southwest Growth Study Land Use Map; Source: 
City of Phoenix Planning and Development Department 
SUBJECT SITE

Staff Report: Z-22-22-8 
July 1, 2022 
Page 7 of 12 
 
 
PROPOSAL 
5. 
The conceptual site plan proposes a 
self-service storage facility 
comprised of three buildings as well 
as vacant space for future 
commercial uses. The plan depicts 
one point of ingress and egress to 
59th Avenue and an enhanced street 
landscape setback. Stipulation No. 1 
calls for general conformance to the 
site plan date stamped June 30, 
2022, so the proposal develops as 
presented in the site plan. 
Additionally, Stipulation No. 9 calls 
for a pedestrian connection to the 
proposed multifamily residential 
development to the east, to provide 
connectivity between the sites.   
 
The site plan also depicts an 
enhanced landscaping setback, per 
Stipulation No. 5, and detached 
sidewalk with landscaping, per 
Stipulation No. 11, along the 59th 
Avenue frontage.  These 
requirements will provide buffering 
from the street and space for tree 
plantings. 
 
The site plan also depicts parking for employees and customers.  Per Stipulation 
No. 7, the parking area will incorporate minimum two-inch caliper trees and 25 
percent shade at maturity. 
 
 
PLANS, OVERLAYS, AND INITIATIVES 
6. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. By investing in trees and the urban forest, the city can 
reduce its carbon footprint, decrease energy costs, reduce storm water runoff, 
increase biodiversity, address the urban heat island effect, clean the air, and 
increase property values. In addition, trees can help to create walkable streets 
and vibrant pedestrian places. Staff is recommending robust tree planting 
standards, with large caliper trees in the landscape strip between the sidewalk 
Proposed Site Plan; Source: Robert Brown Architects

Staff Report: Z-22-22-8 
July 1, 2022 
Page 8 of 12 
 
 
and back of curb and within required landscape setbacks. These are addressed 
in Stipulation Nos. 6 and 11. 
 
 
7. 
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. In addition to enhanced landscaping 
standards, detached sidewalks, and a shared-use path, the project will also 
incorporate bicycle parking spaces for the development, which will be installed 
per the requirements in the city’s Walkable Urban (WU) Code.  These elements 
are addressed in Stipulation Nos. 6, 7, 8, 10, and 11. 
 
 
8. 
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 
Section 716 of the Phoenix Zoning Ordinance expand its recycling and other 
waste diversion programs. The provision of recycling containers was not 
addressed in the applicant’s submittals. 
 
 
COMMUNITY INPUT SUMMARY 
9. 
At the time this staff report was written, staff had not received any community 
correspondence regarding the proposal. 
 
 
INTERDEPARTMENTAL COMMENTS 
10. 
Fire Department 
Fire Prevention does not anticipate problems with the referenced case. However, 
the project team should be aware of the requirements for fire apparatus access 
through security gates, clearance heights, as well as marking the fire apparatus 
access road in accordance with Chapter 5 of the 2018 Phoenix Fire Code. The 
site and or building(s) shall comply with the 2018 International Fire Code (IFC) 
with Phoenix Amendments. Currently, the water supply (GPM and PSI) for the 
referenced case is unknown. The water supply is required to meet fire flow as 
defined by Appendix B of the 2018 IFC with Phoenix Amendments. 
 
 
11. 
Street Transportation Department 
The Street Transportation Department has provided the following comments: 
 
• The developer shall dedicate 55-feet of right-of-way for the east half of 
59th Avenue and complete the streetscape to include a minimum five-foot-
wide detached sidewalk and minimum eight-foot-wide landscape area 
located between the back of curb and sidewalk.  This is addressed in 
Stipulation Nos. 11 and 12.

Staff Report: Z-22-22-8 
July 1, 2022 
Page 9 of 12 
 
 
 
Findings 
 
1. 
The development is consistent with the Phoenix General Plan Land Use Map 
designation of Commercial. 
 
 
2. 
The proposal will provide additional employment options and commercial services 
within close proximity to future residences. 
 
 
3. 
The stipulated landscaping and planting standards are above the required 
minimum standards and will make the proposal compatible with the neighboring 
area. 
 
o The Street Transportation stated that the landscape area was 
intended to be 11-feet-wide, but determined that an eight-foot-wide 
landscape area was appropriate due to paving plans being 
approved per the eight foot dimension. 
 
• The developer shall provide appropriate dedication and construction of 
adjacent right-of-way.  This is addressed in Stipulation No. 13. 
 
 
12. 
Water Services Department 
The Water Services Department has determined that water or sewer connections 
exist at the site, and extensions may be required at the development of the 
property. 
 
 
OTHER 
13. 
The site has not been identified as being archaeologically sensitive. However, in 
the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within 33 feet of the discovery and the 
City of Phoenix Archaeology Office must be notified immediately and allowed time 
to properly assess the materials. This is addressed in Stipulation No. 14. 
 
 
14. 
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. 15. 
 
 
15. 
Development and use of the site is subject to all applicable codes and 
ordinances.  Zoning approval does not negate other ordinance requirements such 
as obtaining a use permit to conduct the proposed outdoor use in this zoning 
district.  Other formal actions such as, but not limited to, zoning adjustments and 
abandonments, may be required.

Staff Report: Z-22-22-8 
July 1, 2022 
Page 10 of 12 
 
 
Stipulations 
 
1. 
The development shall be in general conformance with the site plan date stamped 
June 30, 2022, as modified by the following stipulations and approved by the 
Planning and Development Department. 
 
 
2. 
All elevations of the buildings shall contain architectural embellishments and 
detailing such as textural changes, pilasters, offsets, recesses, variation in window 
size and location, and/or overhang canopies, as approved by the Planning and 
Development Department. 
 
 
3. 
Building elevations shall be developed with a common architectural theme. 
 
 
4. 
Building elevations shall be presented for review and comment to the Laveen 
Village Planning Committee prior to preliminary site plan approval. 
 
 
5. 
A 25-foot minimum landscape setback shall be provided along 59th Avenue, as 
approved by the Planning and Development Department. 
 
 
6. 
A minimum 10-foot landscape setback shall be provided along the north and east 
sides of the site and shall be planted with minimum 3-inch caliper trees placed 20 
feet on center or in equivalent groupings, as approved by the Planning and 
Development Department. 
 
 
7. 
All uncovered surface parking lot areas for employees and customers shall be 
landscaped with minimum 2-inch caliper size large canopy drought tolerant shade 
trees.  Landscaping shall be dispersed throughout the parking area and achieve 
minimum 25% shade at maturity, as approved by the Planning and Development 
Department. 
 
 
8. 
A minimum of 10 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. 
 
 
9. 
A pedestrian connection shall be provided between the site and the adjacent 
multifamily development to the east, as approved by the Planning and 
Development Department. 
 
 
10. 
A shared-use path shall be provided along the east side of 59th Avenue in 
accordance with the city of Phoenix standard trail detail, as approved by the Parks 
and Recreation and Planning and Development Departments.

Staff Report: Z-22-22-8 
July 1, 2022 
Page 11 of 12 
 
 
 
 
11. 
The developer shall construct a minimum 5-foot-wide detached sidewalk along 
59th Avenue with a minimum 8-foot-wide landscaped strip located between the 
sidewalk and back of curb and planted to the following standards, as approved by 
the Planning and Development Department: 
 
 
 
a. 
Minimum 3-inch caliper shade trees placed a minimum of 20 feet on center 
or in equivalent groupings. 
 
 
 
 
b. 
Drought tolerant shrubs and vegetative groundcovers with a maximum 
mature height of 24 inches to provide a minimum of 75% live coverage at 
maturity. 
 
 
 
 
c. 
Where utility conflicts arise, the developer shall work with the Planning and 
Development Department on an alternative design solution consistent with a 
pedestrian environment. 
 
 
 
12. 
The developer shall dedicate a minimum of 55-feet for the east half of 59th 
Avenue, as approved by the Planning and Development Department. 
 
 
13. 
The developer shall construct all streets within and adjacent to the development 
with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, 
landscaping and other incidentals, as per plans approved by the Planning and 
Development Department.  All improvements shall comply with all ADA 
accessibility standards.   
 
 
14. 
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. 
 
 
15. 
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 
Julianna Pierre 
July 1, 2022 
 
Team Leader 
Racelle Escolar

Staff Report: Z-22-22-8 
July 1, 2022 
Page 12 of 12 
 
 
Exhibits 
Sketch map 
Aerial map 
Site plan date stamped June 30, 2022

ANX 271
Z-100-02
ANX 271
Z-14-19
Z-100-02
Z-100-02
Z-22-21
Z-170-04
Z-14-19
Z-49-17
Z-46-18
Z-27-19
ANX 271
ANX 312
*
*
*
*
*
*
R-3
R1-10
C-1
R-3
R1-8
S-1
S-1
R1-8
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2 PCD *
Z-109-05
R1-6
PCD *
Z-109-05
S-1*
Z-46-18
57TH DR
58TH LN
56TH LN
LODGE DR
NOTCH HILL RD
SUNRISE DR
ELLIOT RD
59TH AVE
v
w
202
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
LAVEEN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO. Z-22-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.90 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-1
C-2
CONVENTIONAL OPTION
71
*   UNITS P.R.D. OPTION
85
85
Wentworth Property Company
DATE:
4/20/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 04-15
ZONING MAP
C-5
REQUESTED CHANGE:
FROM: C-1 ( 4.90 a.c.)
TO: C-2 ( 4.90 a.c.)
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Z-22-22
0.075
0
0.075
0.0375
Miles
71

ANX 271
Z-100-02
ANX 271
Z-14-19
Z-100-02
Z-100-02
Z-22-21
Z-170-04
Z-14-19
Z-49-17
Z-46-18
Z-27-19
ANX 271
ANX 312
*
*
*
*
*
*
R-3
R1-10
C-1
R-3
R1-8
S-1
S-1
R1-8
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2 PCD *
Z-109-05
R1-6
PCD *
Z-109-05
S-1*
Z-46-18
57TH DR
58TH LN
56TH LN
LODGE DR
NOTCH HILL RD
SUNRISE DR
ELLIOT RD
59TH AVE
v
w
202
mapservices@phoenix.gov
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
LAVEEN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO. Z-22-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.90 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-1
C-2
CONVENTIONAL OPTION
71
*   UNITS P.R.D. OPTION
85
85
Wentworth Property Company
DATE:
4/20/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 04-15
ZONING MAP
C-5
REQUESTED CHANGE:
FROM: C-1 ( 4.90 a.c.)
TO: C-2 ( 4.90 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-22-22.mxd
Z-22-22
0.075
0
0.075
0.0375
Miles
71

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