Attachment B - PHO-2-21--Z-62-05-7 Summary
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REPORT OF PLANNING HEARING OFFICER ACTION Adam Stranieri, Planner III, Hearing Officer Danielle Jordan, Planner I, Assisting April 21, 2021 ITEM NO: 4 DISTRICT 7 SUBJECT: Application #: PHO-2-21--Z-62-05-7 Location: Northeast corner of 59th Avenue and Watkins Street Existing Zoning: A-1 Acreage: 13.4 Request: 1) Submittal of site plan and elevations for review by the Planning Hearing Officer per Stipulation 4. 2) Technical corrections to Stipulations 1, 2, 3, 5 and 9. Applicant: Cindy Olsen, VTRE Development LLC Owner: Buckeye 59 LLC Representative: Toby Rogers, Butler Design Group ACTIONS Planning Hearing Officer Recommendation: The Planning Hearing Officer recommended approval with additional stipulations. Village Planning Committee (VPC) Recommendation: The Estrella Village Planning Committee opted not to hear this case. DISCUSSION Toby Rogers, the representative gave an overview of the request. He stated that during the Site Plan Pre-Application meeting it was made known that there was a requirement to meet Stipulation 4 regarding submittal of site plan and elevations for review by the Planning Hearing Officer for the north portion of the subject property. He stated that the site is going to be developed by VanTrust Real Estate and proposed two light industrial buildings with approximately 180,000 total square feet. He stated that when the original rezoning request took place in 2005 the Loop 202 Freeway was not built and 59th Avenue was the primary frontage. However, due to the Loop 202 Freeway some of the original access is now restricted. He stated that they are not requesting any additional modifications and the site plan and elevations are in conformance to the A-1 zoning district standards. Adam Stranieri asked if Mr. Rogers had received any responses to the public notification. Mr. Rogers stated that they had not. ATTACHMENT B Planning Hearing Officer Summary of March 17, 2021 Application PHO-2-21--Z-62-05-7 Page 2 Mr. Stranieri stated that when the original rezoning request was approved the stipulated plans referred to the auto auction use to the south and this site was noted as a future employment use or future expansion of the auto auction use. He asked Mr. Rogers if he knew what was on the site today. Mr. Rogers stated that yes it was being used informally for parking. Adam Stranieri stated that the proposed lot coverage of 35 percent is low for an industrial use and that the building height, scale and design is appropriate and compatible with existing developments in the surrounding area. He asked Mr. Rogers what the interface with the canal along the north property line will look like. Mr. Rogers stated that there is a solid screen wall and the landscape setback is in compliance with the original zoning case and there is picket fencing proposed along the south edge of the canal. Mr. Stranieri stated that the elevations have good detailing with the glass and architectural features with the pop-outs, material textures and shade canopies. Mr. Stranieri stated that there is one staff comment that a stipulation be added that a shared-use path be constructed along 59th Avenue. He stated that the construction of the Loop 202 Freeway may have shifted the proposed location of the path and that the Parks and Recreation Department has confirmed that a shared-use path is required along the east side of 59th Avenue. Mr. Stranieri stated that the site was archaeologically sensitive, and staff recommended three additional stipulations regarding the requirements for surveys, data testing and coordination with the Archaeology Office. Cindy Olsen, the property owner, asked for clarification about the requirement for a shared-use path. Mr. Stranieri stated that it is a 10-foot width path on concrete, built within an easement, is subject to the standard details within the MAG supplements, is in addition to sidewalk, and may be located within required perimeter setbacks along 59th Avenue. Ms. Olsen asked if it would be east or west of the sidewalk. Mr. Stranieri stated that it would be located east of the sidewalk. Ms. Olsen asked noted that the property is adjacent to a canal to the north and there is no shared use path on the property to the south. She asked for clarification regarding what the shared-use path would connect to. Mr. Stranieri stated that it would connect to future portions of the proposed shared use path in the surrounding area as future dedications and paths are stipulated and built when properties come in for new rezoning requests or stipulation modifications. Ms. Olsen asked if the easement can be within the landscape setback. Mr. Stranieri stated that the shared-use path can be located within the required perimeter landscape setback. Mr. Stranieri stated that the purpose of the stipulation is for the shared-use path to connect with the larger network of paths in the city as they come in and are constructed. He asked whether the applicant would like to continue the request in order to continue discussions with Planning Hearing Officer Summary of March 17, 2021 Application PHO-2-21--Z-62-05-7 Page 3 Parks and Recreation Department staff regarding the alignment and requirements regarding the shared-use path. He noted that the stipulation included language indicating that the final conditions of the path would be as approved or modified by staff. Ms. Olsen stated that she preferred to progress with the recommendation as suggested by the Planning Hearing Officer. FINDINGS 1) The subject property consists of approximately 13.4 gross acres at the north side of the 39.84 gross acres in the original rezoning case. In the original case, Stipulation 1 was established to require general conformance to a site plan that depicted an auto auction site on the southern portion of the subject property. The northern portion, including the 13.4 gross acres in this request, was depicted without specific development plans and labeled for future employment uses, industrial uses, or an expansion of the auto auction use to the south. Stipulation 4 was established to require Planning Hearing Officer review through the public hearing process of site plans and elevations once these became available. 2) The proposed conceptual site plan depicts two industrial warehouse buildings arranged in an east-west alignment which front Watkins Street. The buildings are approximately 76,400 and 104,700 square feet respectively. Loading areas are on the north side of the building facing the Roosevelt Irrigation Canal and are screened by perimeter walls and gates as required in existing Stipulation 6. Landscaping and retention areas are provided along 59th Avenue and Watkins Street and there is an enhanced 75-foot by 75-foot landscaped triangle at this intersection as required by existing Stipulation 5. The buildings are consistent in scale and intensity in the surrounding area, east of 59th Avenue, and are appropriate for the property’s location along a freeway corridor. Proposed building elevations include architectural features and detailing such as multiple building colors, glazing, shade canopies, popouts, and varied material textures. A new stipulation is recommended to require general conformance to the conceptual site plan and elevations. The stipulation includes language specifying that it applies to the northern portion of the site as depicted on these plans to avoid confusion regarding the existing general conformance requirement in Stipulation 1 which applies to the southern portion of the site. 3) The Parks and Recreation Department recommends a stipulation requiring the developer to construct and dedicate a shared use path and related easement along the east side of 59th Avenue. This proposed shared use path is depicted on the City of Phoenix Facilities Map. The current proposed alignment shows a meandering pathway that crosses through Planning Hearing Officer Summary of March 17, 2021 Application PHO-2-21--Z-62-05-7 Page 4 multiple privately owned parcels along 59th Avenue and near the alignment of the Loop 202 South Mountain Freeway. The recent construction of the Loop 202 may impact the final alignment of the shared use path in the surrounding area. Therefore, the stipulation is recommended for inclusion with the caveat that the trail is to be approved or modified by the Parks and Recreation Department to allow staff to further clarify the final location, dimension, and/or alignment of the shared use path. 4) The site is identified as archaeologically sensitive and three additional stipulations are recommended to be included to address requirements for archaeological survey and testing. DECISION: The Planning Hearing Officer recommended approval with additional stipulations. STIPULATIONS CONFORMANCE TO SITE PLAN 1. That The development shall be in general conformance to the conceptual development plan for the Metro Auto Auction Center only, date stamped May 26, 2005, and the Shade Canopy Plan date stamped May 26, 2005, as approved or modified by the PLANNING AND Development Services Department to be centrally located in the auto inventory area. 2. That The perimeter landscape setback along 59th Avenue shall be in accordance with Commerce Park/General Commerce Park standards, as approved or modified by the PLANNING AND Development Services Department. 3. That The request shall be in general conformance to the Conceptual Landscape Plan date stamped May 26, 2005 as modified by the following and approved by the PLANNING AND Development Services Department: a. That Landscaping shall be consistent with the Estrella Village Arterial Street Landscape LANDSCAPING Program as approved or modified by PLANNING AND Development Services Department. Appropriate trees, shrubs and groundcover shall be placed along a minimum 6- foot-high decorative wall which shall wrap around the north side of the site for a distance of 250 feet. 4. That the north portion of the site shall be subject to the Planning Hearing Officer process for site plan and elevation review. Planning Hearing Officer Summary of March 17, 2021 Application PHO-2-21--Z-62-05-7 Page 5 THE NORTH PORTION OF THE DEVELOPMENT SHALL BE IN GENERAL CONFORMANCE WITH THE SITE PLAN AND ELEVATIONS DATE STAMPED MARCH 5, 2021, AS MODIFIED BY THE FOLLOWING STIPULATIONS AND APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT. 5. That A 75’ by 75’ enhanced landscape triangle shall be provided at the entrances on the west side of the development along 59th Avenue. Monument signage, no greater than 8 feet in height, shall be provided, if necessary, as approved by THE PLANNING AND Development Services Department. 6. That No outdoor storage shall be visible from 59th Avenue. 7. THE DEVELOPER SHALL CONSTRUCT AND DEDICATE A SHARED- USE PATH AND RELATED EASEMENT ALONG THE EAST SIDE OF 59TH AVENUE IN ACCORDANCE WITH THE CITY OF PHOENIX STANDARD TRAIL DETAILS AND AS APPROVED OR MODIFIED BY THE PARKS AND RECREATION DEPARTMENT. OTHER ISSUES ARCHAEOLOGY 8. 7. That The subject site has the potential to contain archaeological resources. That The applicant shall submit an archaeological survey for review and approval by the City Archaeologist (602) 495-0901 prior to grading permit issuance. 9. 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. 10. 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. 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, Planning Hearing Officer Summary of March 17, 2021 Application PHO-2-21--Z-62-05-7 Page 6 AND ALLOW TIME FOR THE ARCHAEOLOGY OFFICE TO PROPERLY ASSESS THE MATERIALS. RIGHT OF WAY STREET TRANSPORTATION 12. 8. That Right-of-way totaling 55 feet shall be dedicated for the east half of 59th Avenue. 13. 9. 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 Services Department. All improvements shall comply with all ADA accessibility standards. 14. 10. The applicant shall complete and submit the Developer Project Information Form for the MAG Transportation Improvement Program to the Street Transportation Department. This form is a requirement of the EPA to meet clean air quality requirements. Upon request, this publication will be made available within a reasonable length of time through appropriate auxiliary aids or services to accommodate an individual with a disability. This publication may be made available through the following auxiliary aids or services: large print, Braille, audiotape or computer diskette. Please contact the Planning and Development Department, Tamra Ingersoll at voice number 602-534-6648 or TTY use 7-1-1.