Attachment B - Staff Report - Z-SP-3-22-8 .pdf
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Staff Report: Z-SP-3-22-8
July 1, 2022
Laveen Village Planning Committee
Meeting Date
July 11, 2022
Planning Commission Hearing Date
August 4, 2022
Request From:
C-1 (Pending C-2) (Neighborhood Retail,
Pending Intermediate Commercial) (3.60 acres)
Request To:
C-2 SP (Intermediate Commercial, Special
Permit) (3.60 acres)
Proposed Use
Self-service storage warehouse and underlying
commercial uses
Location
Approximately 420 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.
This Special Permit request proposes a self-service storage warehouse with possible
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-SP-3-22-8
July 1, 2022
Page 2 of 11
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 (Pending C-2)
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-SP-3-22-8
July 1, 2022
Page 3 of 11
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 3.60 acres approximately 420 feet north of the northeast
corner of 59th Avenue and Elliot Road from C-1 (Pending C-2) (Neighborhood
Commercial, pending Intermediate Commercial) to C-2 SP (Intermediate
Commercial, Special Permit) to allow a self-service storage facility and underlying
commercial uses. Rezoning Case No. Z-22-22-8 is a companion case that
incorporates a larger area (4.90 acres) than the subject site of the Special Permit
use. The request for Z-22-22-8 is to rezone the site from C-1 (Neighborhood
Commercial) to C-2 (Intermediate Commercial).
Staff Report: Z-SP-3-22-8
July 1, 2022
Page 4 of 11
2.
The subject site is designated Commercial on the General Plan Land Use Map
and the proposal is consistent with that designation.
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-SP-3-22-8
July 1, 2022
Page 5 of 11
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). The site is pending
C-2 (Intermediate
Commercial) zoning per the
companion case, Z-22-22-8.
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
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. 4, an element proposed in the study to
minimize the impact of commercial uses adjacent to residential developments.
Zoning Sketch Map; Source: City of Phoenix Planning and
Development Department
Staff Report: Z-SP-3-22-8
July 1, 2022
Page 6 of 11
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. 8. Additionally, the
site will provide pedestrian
connectivity to the adjacent
proposed multifamily development,
per Stipulation No. 7.
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. This is addressed in
Stipulation No. 1, where staff recommends general conformance to the elevations
submitted by the applicant, which contain a variety of colors and materials, such
as: CMU block, metal roofing and siding, and steel accents.
The building elevations also contain architectural elements such as pitched roofs,
a tower element, various accent materials, and pop-outs. The elevations also
Laveen Southwest Growth Study Land Use Map; Source:
City of Phoenix Planning and Development Department
SUBJECT SITE
Proposed Elevation; Source: Robert Brown Architects
Staff Report: Z-SP-3-22-8
July 1, 2022
Page 7 of 11
depict roll-up doors and per Stipulation No. 2, exterior roll-up doors will be
oriented away for adjacent residential developments.
PROPOSAL
5.
The conceptual site plan proposes a
self-service storage facility comprised
of three buildings. 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.
The site plan also depicts an
enhanced landscaping setback, per
Stipulation No. 3, and detached
sidewalk with landscaping, per
Stipulation No. 9, 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. 5, 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
and back of curb and within required landscape setbacks. These are addressed
in Stipulation Nos. 4 and 9.
7.
Complete Streets Guiding Principles
Proposed Site Plan; Source: Robert Brown Architects
Staff Report: Z-SP-3-22-8
July 1, 2022
Page 8 of 11
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. 4, 5, 6, 8, and 9.
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. 9 and 10.
o The Street Transportation stated that the landscape area was
intended to be 11-feet-wide, but determined that an eight-foot-wide
Staff Report: Z-SP-3-22-8
July 1, 2022
Page 9 of 11
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.
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. 11.
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. 12.
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. 13.
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-SP-3-22-8
July 1, 2022
Page 10 of 11
Stipulations
1.
The development shall be in general conformance with the site plan and elevations
date stamped June 30, 2022, as modified by the following stipulations and
approved by the Planning and Development Department.
2.
Buildings adjacent to a residential zoning district shall have exterior roll up doors
oriented away from residential development, as approved by the Planning and
Development Department.
3.
A minimum 25-foot landscape setback shall be provided along 59th Avenue, as
approved by the Planning and Development Department.
4.
A minimum 10-foot landscape setback shall be provided along the north and east
sides of the site and shall be planted with a minimum 3-inch caliper trees placed
20 feet on center or in equivalent groupings, as approved by the Planning and
Development Department.
5.
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.
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 pedestrian connection shall be provided between the site and the adjacent
multifamily development to the east, as approved by the Planning and
Development Department.
8.
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.
9.
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:
Staff Report: Z-SP-3-22-8
July 1, 2022
Page 11 of 11
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.
10.
The developer shall dedicate a minimum of 55-feet for the east half of 59th
Avenue, as approved by the Planning and Development Department.
11.
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.
12.
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.
13.
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
Exhibits
Sketch map
Aerial map
Site plan date stamped June 30, 2022
Elevations 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
*
*
*
*
*
*
C-1
R1-8
R-3
S-1
R1-10
S-1
R1-8
R-3
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-SP-3-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.60 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-1, (Pending C-2)
C-2 SP
CONVENTIONAL OPTION
52, (52)
* UNITS P.R.D. OPTION
62, (62)
62
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 (Pending C-2) ( 3.60 a.c.)
TO: C-2 SP ( 3.60 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-SP-3-22.mxd
Z-SP-3-22
0.075
0
0.075
0.0375
Miles
52
5/24/2022
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
*
*
*
*
*
*
C-1
R1-8
R-3
S-1
R1-10
S-1
R1-8
R-3
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-SP-3-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.60 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-1, (Pending C-2)
C-2 SP
CONVENTIONAL OPTION
52, (52)
* UNITS P.R.D. OPTION
62, (62)
62
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 (Pending C-2) ( 3.60 a.c.)
TO: C-2 SP ( 3.60 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-SP-3-22.mxd
Z-SP-3-22
0.075
0
0.075
0.0375
Miles
52
5/24/2022
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