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Staff Report: Z-6-21-7
March 3, 2021
Estrella Village Planning Committee
Meeting Date
March 16, 2021
Planning Commission Hearing Date
April 1, 2021
Request From:
A-1 (0.36 acres)
Request To:
A-1 HGT/WVR (0.36 acres)
Proposed Use
Height waiver up to 110 feet for new mill tower
at an existing processing facility
Location
Southwest corner of 35th Avenue and the
Durango Street alignment
Owner/Applicant
Procter & Gamble
Representative
Nick Wood, Esq./Noel Griemsmann
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Industrial
Street Map
Classification
35th Avenue
Arterial Street
40-foot west half street
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 zoning will allow for increased intensity that is consistent in scale and
character with the surrounding zoning and General Plan Land Use Map designation in the
area. Adjacent to non-residential uses, including a transportation company, auto salvage
yard with sales, fleet vehicle parking and a county complex, activities on the subject site
will not impact residential properties in the area.
Attachment B
Staff Report: Z-6-21-7
March 3, 2021
Page 2 of 11
STRENGHTEN OUR LOCAL ECONOMY CORE VALUE; MANUFACTURING /
INDUSTRIAL DEVELOPMENT; DESIGN PRINCIPLE: Design industrial sites to be
well screened from adjacent sensitive land uses such as residential.
Rezoning to A-1 HGT/WVR (Light Industrial, Height Waiver) will provide opportunity for
growth, development, and employment for an existing manufacturing facility within the
Estrella Village. The subject site is surrounded by other industrial uses and the proposal
is to locate a new tower used to house manufacturing equipment internally within the
existing site boundaries, away from public streets and residential uses.
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.
Approval of the request would allow the development of a new tower in an existing
manufacturing facility, between 100 feet and 110 feet maximum in height, that has an
existing tower in the same facility at 80 feet in height. The rezoning boundary would allow
the new tower to be placed along the northern portion of the site, west of the existing
tower, thus located away from public streets and residential uses.
Applicable Plans, Overlays, and Initiatives
Estrella Village Plan: See Background Item No. 7.
Zero Waste PHX: See Background Item No. 8.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Manufacturing facility
A-1
North
Transportation company
A-1
South
Auto salvage yard and sales
A-1
East (across 35th Avenue)
Maricopa County Complex
A-1
West
Fleet management company
A-1
Staff Report: Z-6-21-7
March 3, 2021
Page 3 of 11
A-1 (Light Industrial) with Height Waiver Zoning District
Standards
Requirements
Met or Not Met
Minimum Building Setbacks
Front yard (35th
Avenue) (East)
25 feet
Not specified
Side yard (North)
0 feet
155 feet (Met)
Side yard (South)
0 feet
Not specified
Rear yard (West)
0 feet
Not specified
Minimum Landscaped Setbacks
Front yard (35th
Avenue) (East)
Landscaped area no less
than eight times the lot
frontage, measured in
square feet, between the
public right-of-way and the
principal building or
structure.
A landscaped strip of no less
than five feet in depth
between the front property
line and parking area.
Not specified
Side yard (North)
0 feet
0 feet (Met)
Side yard (South)
0 feet
0 feet (Met)
Rear yard (West)
0 feet
0 feet (Met)
Maximum Lot
Coverage
No maximum
Not specified
Building Height
56-foot maximum height; up
to 80 feet allowable with use
permit with a site plan.
Requests to exceed this limit
for a warehouse up to a
maximum height of 110 feet
may be granted by the City
Council.
110 feet (Met with height waiver)
Minimum Parking
Manufacturing, wholesale,
including but not limited to
warehouses:
227 spaces provided (Met)
Staff Report: Z-6-21-7
March 3, 2021
Page 4 of 11
1 space per 1.5 warehouse
or production workers. If the
facility runs more than one
shift a day, employee count
will be based on the two
largest shifts and 1 space
per 300 sq. ft. of
administration office.
219 spaces required, based
on conceptual site plan
figures.
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone a 0.36-acre site, located approximately 100 feet south of
the southwest corner of 35th Avenue and the Durango Street alignment from A-1
(Light Industrial) to A-1 HGT/WVR (Light Industrial, Height Waiver) to allow the
continued use of a manufacturing facility and to build a mill tower at a maximum
110-foot height. The subject property was annexed by the City of Phoenix in 1959
from unincorporated Maricopa county and zoned A-1 in 1961 under Ordinance No.
G-449. In 1990, a use permit was approved under case ZA-159-90-7 to allow an 80-
foot high building on the subject site. The proposed height for a new proposed mill
tower on the site is of 110 feet, exclusive of a portion of the building where elevator
and mechanical equipment is proposed up to 122 feet in height.
SURROUNDING USES AND ZONING
2. The properties to the north, south
and west of the subject site are
zoned A-1 (Light Industrial District)
and include various land uses such
as auto salvage yard with sales,
transportation companies, and
vehicle parking lots. A county
government complex zoned R-5
(Multifamily Residence District) is
located to the east of the site across
35th Avenue that includes a
detention facility, court and sheriff
offices. Furthermore, most of the
properties in the general area are
comprised of other non-residential
Existing Zoning Aerial Map, Source: City of Phoenix
Planning and Development Department
Staff Report: Z-6-21-7
March 3, 2021
Page 5 of 11
uses. The nearest residential
property is located approximately 0.3
miles to the northeast of the subject
site.
3.
The subject site has a General Plan
Land Use Map designation of
Industrial which is consistent with the
request to rezone to A-1 HGT/WVR
(Light Industrial, Height Waiver
District). Surrounding properties to
the north, south and west are also
designated as Industrial on the
General Plan Land Use Map. The
area to the east is designated as
Public/Quasi-Public, and properties
further northeast of the site are
designated as Commercial.
Existing General Plan Land Use Map, Source: City of
Phoenix Planning and Development Department
4. The conceptual site plan proposes a new 3,800 square foot tower at 110 feet in
height along the northern portion of the site. This new tower will be used to house
equipment used in the manufacturing of Metamucil, currently manufactured at the
subject site. This new tower will help the existing facility to meet increased demand
of Metamucil. Access to the site exists along 35th Avenue to the east, where several
landscape areas are located, containing mature trees.
Conceptual Site Plan, Source: Burns & McDonell Engineering Co, Inc.
Staff Report: Z-6-21-7
March 3, 2021
Page 6 of 11
5. The conceptual building elevations
show the new proposed tower with a
height of 110 feet, with a portion of
the tower excluded from building
height limitations per Section 701.B of
the Zoning Ordinance, which extends
up to 122 feet. This portion excluded
from building height limitations
houses an elevator and mechanical
equipment and occupies less than
twenty-five percent of the roof area.
Furthermore, the elevator and exterior
staircase will allow for access to the
multiple floors on the building which
houses equipment used in the
manufacturing of Metamucil.
Stipulation No. 1 allows a maximum
building height of 110 feet, the
maximum allowed building height in
the A-1 Zoning District with a height
per the Zoning Ordinance.
Conceptual Building Elevations, Source: Burns &
McDonell Engineering Co, Inc.
6. The conceptual building rendering
shows the location of the new
proposed tower, west of the existing
tower on the site. This proposed
location will place the tower in a
location further away from 35th
Avenue, where the existing facility is
most visible from public view.
Conceptual Building Rendering, Source: Burns &
McDonell Engineering Co, Inc.
Staff Report: Z-6-21-7
March 3, 2021
Page 7 of 11
STUDIES AND POLICIES
7. Estrella Village Plan
The Estrella Village Plan was adopted in 1999 and it outlines a vision for improving
the Estrella Village through five main goals that include: orderly growth, identifiable
village core, strong residential neighborhoods, variety of homes and jobs, and
consistent streetscapes and trail linkages.
Estrella Village Plan Land Use Map, Source: City of Phoenix Planning and Development
Goal 3 of the Estrella Village Plan, protection of residential neighborhoods,
Objective E states, “Industrial development will be designed to route truck traffic
away from and avoid conflicts with residential areas, and to minimize impacts
created when loading docks are located in the vicinity of residential areas.” The
subject site is not located within close proximity to residential uses and truck access
for the existing site is via 35th Avenue, an arterial street that does not contain
vehicular access entry points for residential uses within the immediate area.
Furthermore, the existing manufacturing facility is located in an area designated as
Staff Report: Z-6-21-7
March 3, 2021
Page 8 of 11
industrial on the land use map per the Estrella Village Plan, away from residential
land uses.
Goal 5 of the Estrella Village Plan, urban design, Objective D states “Existing
commercial and industrial properties along major streets and adjoining residential
neighborhoods should be well landscaped with open storage and activity screened
from view.” The proposed tower is located internally within an existing manufacturing
facility away from major streets and not within close proximity to residential areas.
The screening of outdoor storage, although not proposed as part of the new tower to
be constructed, is addressed by the Zoning Ordinance requirements.
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. 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. No provisions for recycling containers were depicted on the
site plan date stamped January 29, 2021. However, the applicant’s submittal
documents indicate that recycling collection services will be provided.
COMMUNITY INPUT SUMMARY
9. From the time the case was filed to the time the staff report was written, no letters
from the public have been received on this case.
INTERDEPARTMENTAL COMMENTS
10. The Public Transit Department provided comments pertaining to right-of-way and
bus stop pad retention along 35th Avenue, bus stop pad shading, pedestrian route
shading and pedestrian site connections via the most direct route. Some of the
comments provided pertain to site elements not contained within the proposed
zoning boundary of this case, Z-6-21-7, thus were not recommended as stipulations.
However, Stipulation No. 2 addresses pedestrian connections via the most direct
route to help connect the new proposed tower to other buildings on the site.
11. The Floodplain Management division of the Public Works Department has indicated
that a portion of the parcel is located in a Special Flood Hazard Area (SFHA), called
a Zone AE Floodplain on panel 2195L of the Flood Insurance Rate Map (FIRM)
revised September 21, 2020. Special Flood Hazard Areas are subject to inundation
by a 100-year flood. The proposed tower is currently attached to a building that is
not shown to be FEMA compliant. This will mean that the tower will be included in
the larger building’s floodplain restrictions and requirements, unless it can be
Staff Report: Z-6-21-7
March 3, 2021
Page 9 of 11
detached and placed outside of the FEMA floodplain. Alternatively, the larger
building can be shown by the applicant to be FEMA compliant with this addition.
Stipulation No. 3 addresses these comments by the Public Works Department
pertaining to the location of the new proposed tower on the subject site.
12. The Water Services Department commented that the property has existing water
and sewers 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. The requirements and assurances for
water and sewer service are determined during the site plan application review. For
any given property, water and sewer requirements may vary over time to be less or
more restrictive depending on the status of the City’s water and sewer infrastructure.
13. The Fire Department commented that no problems are anticipated on this case. The
site and buildings shall comply with the 2018 International Fire Code with Phoenix
Amendments. The current water supply for this case is unknown, while the water
supply is required to meet fire flow as defined by Appendix B of the 2018
International Fire Code with Phoenix Amendments.
14. The Pedestrian Safety Coordinator with the Street Transportation Department did
not have any comments pertaining to this case.
15. The Street Transportation Department did not have any comments pertaining to this
case.
16. 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 City of Phoenix Sky Harbor International Airport
(PHX) to future owners or tenants of the property. Additionally, the developer is
required to file Form 7460-1 with the Federal Aviation Administration (FAA) for the
proposed development. Lastly, that an avigation easement is dedicated to the City
of Phoenix as this property is within the PHX International Airport traffic pattern
airspace and seeking noise sensitive land use. These are addressed in Stipulation
Nos. 4, 5 and 6.
17. 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. 7.
Staff Report: Z-6-21-7
March 3, 2021
Page 10 of 11
OTHER
18. 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.
Findings
1. The proposal is consistent with the General Plan Land Use Map designation of
Industrial.
2. The proposed expansion of the existing facility, as stipulated, is compatible with the
surrounding land uses.
3. The proposed new tower is consistent with the scale and character of developments
existing in the surrounding area while also promoting increased employment.
Stipulations
1.
A maximum building height of 110 feet shall be permitted, exclusive of Section
701.B height provisions in the Zoning Ordinance.
2.
A system of clearly defined, accessible pedestrian pathways shall be provided
to connect building entrances via the most direct route for pedestrians, as
approved by the Planning and Development Department.
3.
A portion of this parcel is located in a Special Flood Hazard Area (SFHA)
called Zone AE Floodplain, on panels 2195L of the Flood Insurance Rate Map
(FIRM) revised September 21, 2020. If the proposed building is attached to an
existing building that is not shown to be FEMA compliant, it will be included in
the existing building’s floodplain restrictions and requirements, unless it can be
detached and placed outside of the FEMA floodplain. Alternatively, the larger
building can be shown by the applicant to be FEMA compliant with this building
addition. The following requirements are for buildings in special flood hazard
areas, as approved by the Planning and Development Department:
a. The Architect/Engineer is required to show the special flood hazard area
boundary limits on plans and ensure that impacts to the proposed
facilities and surrounding properties have been considered, following the
National Flood Insurance Program (NFIP) Regulations (44 CFR
Paragraph 60.3). This includes, but is not limited to provisions in the
latest versions of the Floodplain Ordinance of the Phoenix City Code.
Staff Report: Z-6-21-7
March 3, 2021
Page 11 of 11
b. A copy of the Grading and Drainage Plan needs to be submitted to the
Floodplain Management section of Public Works Department for review
and approval of Floodplain requirements prior to issuance of a Grading
Permit.
4.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor International Airport (PHX) 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.
5.
The developer shall provide documentation to the City prior to construction
permit approval that Form 7460-1 has been filed for the development and that
the development received a “No Hazard Determination” from the FAA. If
temporary equipment used during construction exceeds the height of the
permanent structure a separate Form 7460-1 shall be submitted to the FAA
and a “No Hazard Determination” obtained prior to the construction start date.
6.
Developer to grant and record an avigation easement to the City of Phoenix
Aviation Department for the site, per the content and form prescribed by the
City Attorney prior to final site plan approval.
7.
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.
Writer
Enrique Bojórquez-Gaxiola
March 3, 2021
Team Leader
Samantha Keating
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan date stamped January 29, 2021
Conceptual Building Elevations date stamped January 29, 2021
Conceptual Building Rendering date stamped January 29, 2021
Z-SP-19-95
*
A-1
A-1
R-5
35TH AVE
DURANGO ST
COCOPAH ST
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-6-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.36 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
A-1
A-1 HGT/WVR
CONVENTIONAL OPTION
N/A
N/A
* UNITS P.R.D. OPTION
N/A
N/A
Procter & Gamble
DATE:
2/9/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 7-20
ZONING MAP
E-6
REQUESTED CHANGE:
FROM: A-1( 0.36 a.c.)
TO:
A-1 HGT/WVR ( 0.36 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-6-21.mxd
Z-6-21
0.07
0
0.07
0.035
Miles
Z-SP-19-95
*
A-1
A-1
R-5
35TH AVE
DURANGO ST
COCOPAH ST
Maricopa County Assessor's Office
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-6-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.36 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
A-1
A-1 HGT/WVR
CONVENTIONAL OPTION
N/A
N/A
* UNITS P.R.D. OPTION
N/A
N/A
Procter & Gamble
DATE:
2/9/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 7-20
ZONING MAP
E-6
REQUESTED CHANGE:
FROM: A-1( 0.36 a.c.)
TO:
A-1 HGT/WVR ( 0.36 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-6-21.mxd
Z-6-21
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