Attachment B - Staff Report - Z-18-22-1.pdf

City of Phoenix — Formal (2022-09-07)

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Staff Report Z-18-22-1
May 31, 2022
Deer Valley Village Planning Committee
Meeting Date:
June 9, 2022
Planning Commission Hearing Date:
August 4, 2022
Request From:
S-1 (Ranch or Farm Residence District)
(2.55 acres)
Request To:
R-2 (Multifamily Residence District) (2.55
acres)
Proposed Use:
Single-family residential
Location:
Northeast corner of 19th Avenue and
Yearling Road
Owner:
CMI Construction, LLC
Applicant:
Red Hawk Development Corporation
Representative:
Charles Eckert Jr.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 3.5 to 5 dwelling units per acre
Street Map Classification
19th Avenue
Major Arterial
70-foot east half street
Yearling Road
Maricopa County
Street
33-foot south half street
(easement)
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & 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 requested R-2 zoning district will result in development that is sensitive to the scale
and character of the surrounding area. This section of the 19th Avenue corridor contains
approved multifamily and single-family development. As stipulated, the proposed
development will incorporate enhanced landscaping and be limited in height and density,
Attachment B

Staff Report: Z-18-22-1
May 31, 2022
Page 2 of 12

General Plan Conformity
which will prevent negative impacts on the surrounding properties.

CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local
conditions and surrounding neighborhoods.

The requested R-2 zoning district would allow development of a new residential
community that is compatible with surrounding neighborhoods and respectful of local
conditions. The proposed density and development pattern is similar to development in the
surrounding area, and as stipulated, the proposal incorporates design features such as
building height limitations and enhanced perimeter screening standards, that enhance
compatibility.

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 will be required to shade the sidewalk on 19th Avenue and provide
enhanced landscaping standards within the development. This will help to provide shade
for pedestrians in and around the community and to mitigate the urban heat island effect
by covering hard surfaces, thus cooling the micro-climate around the vicinity.

Applicable Plans, Overlays, and Initiatives

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.

Housing Phoenix: See Background Item No. 9.

Staff Report: Z-18-22-1
May 31, 2022
Page 3 of 12

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Vacant
S-1
North
Single-family residential
Maricopa County (RU-43)
South
Vacant
Maricopa County (RU-43)
East
Single-family residential
Maricopa County (RU-43)
West (across 19th
Avenue
Single-family residential
PUD

R-2 - Multifamily Residence District
(Planned Residential Development Option)

Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
2.55 acres
Total Maximum Number of Units 27 units, up to 30 with
bonus
20 units (Met)
Maximum Density
10.5 dwelling units per
acre, up to 12 with bonus
7.84 dwelling units per
acre (Met)
Maximum Lot Coverage
45 percent
22 percent (Met)
Maximum Building Height
2 stories and 30 feet for
first 150 feet; 1 foot
increase in height for 5
feet of additional building
setback, up to 48 feet and
4 stories
2 stories and 30 feet (Met)
Minimum Perimeter Setbacks
Adjacent to public street
20 feet
20 feet (Met)
Adjacent to property line
10 feet
East: 10 feet (Met)

North: 20 feet (Met)
Minimum Interior Building Setbacks
Front
10 feet
Not specified
Minimum Perimeter Landscape Setbacks
Adjacent to public street
20 feet
Not specified
Adjacent to property line
5 feet
Not specified

Staff Report: Z-18-22-1
May 31, 2022
Page 4 of 12

R-2 - Multifamily Residence District
(Planned Residential Development Option)

Standards
Requirements
Provisions on the
Proposed site Plan
Minimum Open space
5 percent
5 percent (Met)
Minimum parking
1.3 spaces per efficiency
unit; 1.5 spaces per 1 or 2
bedroom unit; 2 spaces
per 3 or more bedroom
unit; 1.0 spaces per unit of
less than 600 square feet
Not specified

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 2.55 acres located at the northeast corner of 19th Avenue
and Yearling Road from S-1 (Ranch or Farm Residence District) to R-2 (Multifamily
Residence District) for a single-family residential development. The site is
undeveloped vacant land, which was recently annexed to the City of Phoenix from
unincorporated Maricopa County.

GENERAL PLAN LAND USE MAP DESIGNATIONS
2.
The subject site is designated as Residential 3.5 to 5 dwelling units per acre on the
General Plan Land Use Map. The proposal is consistent with the General Plan Land
Use Map designation, as the proposed R-2 zoning district is considered a
Traditional Lot land use category.

The adjacent properties to the north, south, and east are also designated as
Residential 3.5 to 5 dwelling units per acre. To the west of the subject site, across
19th Avenue, the General Plan Land Use Map designates the Norterra community
as Mixed Use (Commercial, Commerce/Business Park, Residential 5 to 10 dwelling
units per acre, Residential 10 to 15 dwelling units per acre, and Residential 15+
dwelling units per acre). Further south of the subject site, there is an area along the
east side of 19th Avenue, north of Happy Valley Road designated as Mixed Use
(Commercial / Residential 15+ dwelling units per acre) and an area at the corner of
19th Avenue and Happy Valley Road designated as Mixed Use (Commercial and
Commerce/Business Park).

Staff Report: Z-18-22-1
May 31, 2022
Page 5 of 12

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

SURROUNDING LAND USES AND ZONING
3.
The subject site is located on the
east side of 19th Avenue, surrounded
to the north, east, and south by
unincorporated Maricopa County
which contains vacant lots and large-
lot residential uses with houses on
lots larger than one acre. West of
19th Avenue is the Norterra
community, which was approved with
a PUD zoning in 2015 for a mix of
uses.

Zoning Aerial Map, Source: Planning and
Development Department

PROPOSAL
4.
Site Plan
The applicant proposes to develop a new single-family residential community,
containing 20 dwelling units. The conceptual site plan depicts a townhouse
development pattern, with homes detached on one side and attached on the other.
A proposed private drive would serve the community with access to Yearling Road,
which is controlled by Maricopa County, and open spaces would be located in two
separate locations. One open space area will be located near the central part of the
community and the other in the northeast corner.

Staff Report: Z-18-22-1
May 31, 2022
Page 6 of 12

Conceptual Site Plan, Source: Red Hawk Development Corp.

Staff does not recommend general conformance to this site plan, as the proposed
access to Yearling Road cannot be guaranteed by the City of Phoenix because it is
a County-controlled street. Staff is recommending several stipulations related to the
site plan in order to prevent the development from negatively impacting the
surrounding area, as follows:
• The development shall not exceed 20 units (Stipulation No. 1).
• The development shall be limited to 30 feet in height (Stipulation No. 2).
• The common open space area shall provide a minimum of three amenities
(Stipulation No. 3).

Staff Report: Z-18-22-1
May 31, 2022
Page 7 of 12

5.
Elevations
The conceptual building elevations depict two-story, semi-detached single-family
units with private garages. Staff does not recommend general conformance to the
elevations, as these will be reviewed per the requirements of Section 507.Tab A.II
during the development review process. However, staff recommends that the
garage doors shall have decorative embellishments (Stipulation No. 4).

Conceptual Building Elevations, Source: Red Hawk Development Corp.

STUDIES AND POLICIES
6.
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. Staff is
recommending the following stipulations designed to provide enhanced shade and
to buffer the site from adjacent uses.
• Fifty percent two-inch caliper and 50 percent three-inch caliper trees within
the required landscape setbacks (Stipulation No. 5);
• The sidewalks along 19th Avenue shall be detached with landscaped areas

Staff Report: Z-18-22-1
May 31, 2022
Page 8 of 12

between the sidewalk and the back of the curb, providing a minimum of 75
percent shade (Stipulation No. 6).

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. As stipulated, the proposed
development would enhance the streetscape for pedestrians by providing shaded
detached sidewalks along 19th Avenue. This is addressed in Stipulation No. 6.

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
expand its recycling and other waste diversion programs. The City of Phoenix offers
recycling services for single-family residential properties.

9.
Housing Phoenix
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing with
a vision of creating a stronger and more vibrant Phoenix through increased housing
options for residents at all income levels and family sizes. Phoenix’s rapid
population growth and housing underproduction has led to a need for over 163,000
new housing units. Current shortages of housing supply relative to demand are a
primary reason why housing costs are increasing. The proposed development
supports the Plan’s goal of preserving or creating 50,000 housing units by 2030 by
contributing to a variety housing types that will address the supply shortage at a
more rapid pace while using vacant land in a more sustainable fashion.

COMMUNITY INPUT SUMMARY
10.
As of the writing of this report, staff has not received any letters from the public
regarding this case.

INTERDEPARTMENTAL COMMENTS
11.
The Street Transportation Department commented that the developer shall provide
a detached sidewalk along 19th Avenue, apply for a de-annexation of the southern
25 feet of the property, and construct the adjacent streets, including meeting ADA
accessibility standards. These comments are addressed in Stipulation Nos. 6
through 8.

12.
The Water Services Department commented that the property has existing water

Staff Report: Z-18-22-1
May 31, 2022
Page 9 of 12

and sewer mains that can potentially serve the development. In addition, the Water
Services Department commented that capacity is a dynamic condition that can
change over time due to a variety of factors.

13.
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 Deer Valley Airport to future owners or tenants of
the property. This is addressed in Stipulation No. 9.

14.
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. 10.

15.
The Public Transit Department did not have any comments on this case.

16.
The Floodplain Management division of the Public Works Department did not have
any comments on this case.

17.
The Fire Department commented that there were no anticipated problems with the
referenced case and that the fire code will require water supply to meet fire flow
standards and marking the fire apparatus access road.

OTHER
18.
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. 11.

19.
The developer shall provide a hydraulic/hydrologic analysis of offsite storm water
flows, when present, at the time of preliminary site plan submittal for verification of
required infrastructure in regard to lot space and density.

20.
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-18-22-1
May 31, 2022
Page 10 of 12

Findings

1.
The requested R-2 zoning district is consistent with the Traditional Lot Category of
the General Plan Land Use Map designation.

2.
As stipulated, the proposed development would include density and height limits, as
well as design elements, such as enhanced landscaping and detached sidewalks,
that mitigate impacts to surrounding properties.

3.
As stipulated, the proposed development enhances connectivity in the immediate
vicinity by improving adjacent roadways and providing shaded detached sidewalks.

Stipulations

1.
The development shall not exceed 20 dwelling units

2.
The development shall not exceed a maximum building height of 30 feet.

3.
The common open space area shall provide a minimum of 3 active recreational
elements, such as, but not limited to playground sets, ramadas, barbeque area, as
approved by the Planning and Development Department.

4.
The garage doors shall have a variety of decorative embellishments such as window
panels, color and added materials for the pillars surrounding the door, as approved
by the Planning and Development Department.

5.
The required perimeter setbacks on all sides of the property shall be landscaped and
include minimum 50 percent 2-inch caliper and minimum 50 percent 3-inch caliper
trees planted 20 feet on center or in equivalent groupings, as approved by the
Planning and Development Department.

6.
The developer shall construct a minimum 5-foot-wide detached sidewalk and a
minimum 11-foot-wide landscape area between the back of curb and sidewalk along
19th Avenue, planted to the following standards and as approved by the Planning
and Development Department.

a.
Minimum 2-inch caliper drought-tolerant shade trees that provide shade to a
minimum 75 percent at maturity.

b.
Drought-tolerant vegetation to achieve 75 percent live coverage at maturity.

Where utility conflicts arise, the developer shall work with the Planning and

Staff Report: Z-18-22-1
May 31, 2022
Page 11 of 12

Development Department on an alternative design solution consistent with a
pedestrian environment.

7.
The Developer shall work with Maricopa County to de-annex the 25-foot federal
patent easement area of the southern property line adjacent to Yearling Road. If the
25-foot federal patent easement area is not de-annexed within 6 months after the
approval date of this rezoning, the applicant shall construct improvements over the
federal patent easement area, as modified and approved by the Street
Transportation Department and the Planning and Development Department.

8.
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.

9.
The property owner shall record documents that disclose the existence, and
operational characteristics of Deer Valley 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.

10. 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.

11. 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
May 31, 2022

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped March 17, 2022

Staff Report: Z-18-22-1
May 31, 2022
Page 12 of 12

Conceptual Building Elevations date stamped March 17, 2022

ANX 513
Z-3-15
Z-3-A-15
*
MARICOPA
COUNTY
S-1
PUD
S-1
Z-83-06
19TH AVE
CHISUM TRL
HIDE TRL
EL CORTEZ TRL
20TH AVE
PASO TRL
LARIAT LN
20TH DR
21ST AVE
NO NAME
19TH GLEN
19TH DR
19TH LN
KINFIELD TRL
UNION PARK DR
BRILES RD
YEARLING RD
PARSONS RD
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-18-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.55 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R-2
CONVENTIONAL OPTION
2
25
* UNITS P.R.D. OPTION
N/A
30
Red Hawk Development Corporation
DATE:
4/18/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 48-25
ZONING MAP
P-7
REQUESTED CHANGE:
FROM: S-1 ( 2.55 a.c.)
TO:
R-2 ( 2.55 a.c.)
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Z-18-22
0.07
0
0.07
0.035
Miles

ANX 513
Z-3-15
Z-3-A-15
*
MARICOPA
COUNTY
S-1
PUD
S-1
Z-83-06
19TH AVE
CHISUM TRL
HIDE TRL
EL CORTEZ TRL
20TH AVE
PASO TRL
LARIAT LN
20TH DR
21ST AVE
NO NAME
19TH GLEN
19TH DR
19TH LN
KINFIELD TRL
UNION PARK DR
BRILES RD
YEARLING RD
PARSONS RD
Maricopa County Assessor's Office
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-18-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.55 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R-2
CONVENTIONAL OPTION
2
25
* UNITS P.R.D. OPTION
N/A
30
Red Hawk Development Corporation
DATE:
4/18/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 48-25
ZONING MAP
P-7
REQUESTED CHANGE:
FROM: S-1 ( 2.55 a.c.)
TO:
R-2 ( 2.55 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-18-22.mxd
Z-18-22
0.07
0
0.07
0.035
Miles

REVISIONS
NO.
DATE
1
2
3
4
5
SHEET TITLE:
SHEET
OF
SCALE:
DATE:
CHECKED BY:
DRAWN BY:
PROJECT NO:
COPYRIGHT 2021
THESE DRAWINGS ARE AN INSTRUMENT
OF SERVICE AND ARE THE PROPERTY OF
W E N G E R & A S S O C I A T E S , L L C . N O
REPRODUCTION OR USE OF DESIGN
CONCEPTS ARE ALLOWED WITHOUT THE
WRITTEN PERMISSION OF WENGER &
ASSOCIATES, LLC. ANY VIOLATION OF
THIS COPYRIGHT SHALL BE SUBJECT
T
O
L
E
G
A
L
A
C
T
I
O
N
THE GENERAL CONTRACTOR SHALL
VERIFY ALL GRADES, CONDITIONS AND
D I M E N S I O N S B E F O R E B E G I N N I N G
CONSTRUCTION. ALL DISCREPANCIES
MUST BE REPORTED IN WRITING TO THE
ARCHITECT FOR RESOLUTION PRIOR TO
C O M M E N C E M E N T O F T H E W O R K
NEW DEVELOPMENT AT
YEARLING & 19TH AVENUE
-
PHOENIX, ARIZONA 85085
A.P.N. 210-011-003F & G
WA2105040
RR
GW
03-14-22
AS NOTED
RE-ZONING SITE PLAN
A-1.0
1
3
-
-
-
-
-
PRELIMINARY SITE PLAN (Site Study PRD-02)
VICINITY MAP
SCALE: N.T.S.
PROJECT DATA:
0
SCALE:
15'
30'
60'
1" = 30'-0"
APPROVAL STAMPS
EXISTG.
FIRE HYDRANT
ADJACENT ZONING R43
ADJACENT ZONING R43
ADJACENT ZONING R43
APN 210-11-003G
APN 210-11-003F
EXISTING ZONING:
R43
PROPOSED ZONING:
R-2 PRD (Col. C)
MAX BUILDING HEIGHT:
30'-0"
SITE NET AREA:
1.87 ACRES 81,335 sf
ACTUAL LOT COVERAGE:
LESS THAN 100% (25,140 sf = 22% Coverage)
APPLICANT:
RED HAWK DEVELOPMENT CORP.
ADDRESS:
34522 N SCOTTSDALE ROAD
SUITE 120-115
SCOTTSDALE, AZ 85266
PHONE:
480.939.4800
EMAIL:
ceckert@redhawkdevco.com
COMMON AREAS:
MORE THAN 5% OF GROSS AREA (5,600 sf provided)
DWELLING UNIT DENSITY:
8 PER ACRE (10.5 MAX ALLOWED)
SITE GROSS AREA:
2.55 ACRES 111,146sf
15
16
17
18
19
20
13
14
11
12
09
10
07
08
01
02
03
04
05
06
WENGER
GARYDEANE
23547
03-14-22
-

Front Elevation
Side Elevation
Side Elevation
Preliminary/Conceptual Elevations
NEC 19th Avenue & Yearling Road