Attachment B - Staff Report - Z-72-21-7.pdf

City of Phoenix — Formal (2023-03-01)

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Staff Report Z-72-21-7
January 13, 2023
Estrella Village Planning Committee
Meeting Date:
January 17, 2023
Planning Commission Hearing Date:
February 2, 2023
Request From:
RE-35 (Single-Family Residence
District) (69.00 acres), R1-8 (Single-
Family Residence District) (0.42
acres), C-2 (Intermediate Commercial)
(0.46 acres)
Request To:
R-2 (Multifamily Residence District)
(66.91 acres) and C-2 (Intermediate
Commercial) (2.97 acres)
Proposed Use:
Single-family residential, multifamily
residential, and commercial
Location:
Northwest corner of 67th Avenue and
Lower Buckeye Road
Owner:
Property Reserve Arizona, LLC
Applicant/Representative:
Sean Lake, Pew & Lake, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 3.5 to 5 dwelling units per
acre and Commercial
Street Map
Classification
Lower Buckeye Road Arterial
53 to 64-foot north
half street
67th Avenue
Arterial
63 to 33-foot west half
street
71st Avenue
Minor
Collector
0-foot east half street
Attachment B

Staff Report: Z-72-21-7
January 13, 2023
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CELEBRATE OUR DIVERSE COMMUNITY AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that
support a broad range of lifestyles.

The proposed R-2 zoning would allow for single-family residential and multifamily
residential uses that support a mix of housing types on the site and is appropriately
located along two arterials.

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

The proposal will allow development of a vacant site into a single-family and
multifamily residential community and commercial development that is compatible
with the surrounding area and respectful of local conditions. The proposed
development incorporates enhanced landscaping around the perimeter, a multi-use
trail, and open space to enhance compatibility with the surrounding area.

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.

As stipulated, the proposal will shade the sidewalk on Lower Buckeye Road, provide
enhanced landscaping standards along the perimeter of the development, and
provide additional shading within the surface parking lots. 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
Estrella Village Plan: Background Item No. 6.

Estrella Village Arterial Street Landscaping Program: Background Item No. 7.

Housing Phoenix Plan: Background Item No. 8.

Monarch Butterfly Pledge: Background Item No. 9.

Tree and Shade Master Plan: Background Item No. 10.

Complete Streets Guidelines: Background Item No. 11.

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January 13, 2023
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Comprehensive Bicycle Master Plan: Background Item No. 12.

Zero Waste PHX: Background Item No. 13.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Vacant
RE-35, R1-8, and C-2
North
Vacant
RE-35
South (across Lower
Buckeye Road)
Single-family residential
Maricopa County RU-43
East (across 67th
Avenue)
Single-family residential,
pharmacy, vacant
R1-8, C-2
West (across 71st
Street)
Single-family residential
R1-8

R-2 (Single-family Residence)
Planned Residential Development
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
No site plan provided
Total Number of Units
-
No site plan provided
Density (units/gross acre)
6.5; 12 with bonus
No site plan provided
Minimum Lot Width
45 feet
No site plan provided
Subject to Single Family
Design Review
Yes
No site plan provided
Open Space
Minimum 5% of gross area
No site plan provided
Maximum Building Height
2 stories and 30 feet
No site plan provided
Building Setbacks

Street (Front, Rear, Sides)
15 feet (in addition to
landscape setbacks)
No site plan provided
Property Line (Sides)
10 feet (1-story)
15 feet (2-story)
No site plan provided
Property Line (Rear)
15 feet (1-story)
20 feet (2-story)
No site plan provided
Lot Coverage
40% not including attached
shade structures
Total: 50%
No site plan provided

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January 13, 2023
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R-2 (Multifamily Residential)
(Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
52.38 acres
Maximum Number of Units
702, 803 with bonus
330 units (Met)
Maximum Density (dwelling
units per acre)
10.50; 12.00 with bonus
6.3 (Met)
Maximum Lot Coverage
45 percent
23 percent (Met)
Building Height/Stories
2 stories and 30 feet for
first 150 feet; 1 feet in 5
feet increase to 48 feet
high and 4 stories
13 feet within 150 feet
of perimeter (Met)

Setbacks
Adjacent to Streets: South –
Lower Buckeye Road
20 feet
20 feet (Met)
Not Adjacent to Streets: North
– Adjacent to RE-35
10 feet
30 feet (Met)
Adjacent to Streets: East –
Adjacent to 67th Avenue
20 feet
20 feet (Met)
Not Adjacent to Streets: West
– Adjacent to R-2
10 feet
20 feet (Met)
Landscaping

Adjacent to Streets: South –
Lower Buckeye Road
20 feet
20 feet (Met)
Not Adjacent to Streets: North
– Adjacent to RE-35
5 feet
30 feet (Met)
Adjacent to Streets: East –
Adjacent to 67th Avenue
20 feet
20 feet (Met)
Not Adjacent to Streets: West
– Adjacent to R-2
5 feet
20 feet (Met)
Minimum Open space
5 percent
16 percent (Met)
Amenities
2 amenities required
8 provided (Met)
Minimum Parking Spaces
2 per unit
1,327 (Met)
*Variance or site plan modification required

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January 13, 2023
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C-2 (Intermediate Commercial District)
Standards
Requirements
Provisions on the
proposed site plan
Gross Acreage
-
2.97 acres
MINIMUM BUILDING SETBACKS
Adjacent to street
Average 25 feet for structures
not exceeding two stories or
30 feet, minimum 20 feet
permitted for up to 50% of the
frontage

No site plan provided
Adjacent to other property
lines
When adjacent zoning is S-1,
S-2, RE-43 to R-3:

50 feet (2 stories and 30 feet
in height)

No site plan provided
MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Adjacent to street
Average 25 feet for structures
not exceeding two stories or
30 feet, minimum 20 feet
permitted for up to 50% of the
frontage
No site plan provided
Adjacent to other property
lines
10 feet
No site plan provided
Maximum Lot Coverage
50%
No site plan provided
Maximum Building Height
2 stories and 30 feet
No site plan provided

Background/Issues/Analysis

SUBJECT SITE
1.
The request is to rezone 69.88 acres located at the northwest corner of 67th
Avenue and Lower Buckeye Road from 69 acres of RE-35 (Single-Family
Residence District), 0.42 acres of R1-8 (Single-Family Residence District), and
0.46 acres of C-2 (Intermediate Commercial) to 66.91 acres of R-2 (Multifamily
Residence District) and 2.97 acres of C-2 (Intermediate Commercial) to allow
single-family residential, multifamily residential, and commercial. The subject site
is current vacant and undeveloped.

R-2 zoning is proposed on the majority of the subject site. The applicant intends
to develop 330 units on the approximate 48-acre portion of the subject site.

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January 13, 2023
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R-2 zoning is also proposed on the west portion of the site along 71st Avenue.
The applicant intends to develop a single-family residential development on the
approximate 12-acre portion of the subject site.

C-2 zoning is proposed on the northeast corner of 67th Avenue and Lower
Buckeye Road. There is no defined user for the commercial portion of the
subject site at this time.

Zoning Map
Source: Think Architecture

SURROUNDING LAND USES AND ZONING
2.
The area north of the site is zoned RE-35 and is currently vacant and
undeveloped. A single-family development, a pharmacy, and vacant property are
located to the east, across 67th Avenue and zoned R1-8 and C-2. To the west,
across 71st Avenue, is a single-family residential development zoned R1-8.
South, across Lower Buckeye Road, is developed with single-family residential
and a church zoned RU-43 (One-Family Residence District) in the Maricopa
County jurisdiction.

Existing Zoning Aerial Map
Source: Planning and Development Depatment

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GENERAL PLAN LAND USE MAP DESIGNATION
3.
The subject site is designated Residential 3.5 to 5 dwelling units per acre and
Commercial on the General Plan Land Use Map. The area to the north is
designated Residential 3.5 to 5 dwelling units per acre. To the east, across 67th
Avenue, the designation is Residential 3.5 to 5 dwelling units per acre and
Commercial. To the south, within Maricopa County, the designation is
Residential 2 to 3.5 dwelling units per acre. Furthermore, to the west, across
71st Avenue, the designation is Residential 3.5 to 5 dwelling units per acre and
Parks/Open Space – Privately Owned. The R-2 zoning falls within the traditional
lot land use category of 3.5 to 5 dwelling units per acre, as a result, a General
Plan Amendment is not required. The C-2 zoning is consistent with the General
Plan Land Use Map designation of Commercial.

General Plan Land Use Map
Source: City of Phoenix Planning and Development Department

PROPOSAL
4.
Site Plan
The concept plan, attached as an exhibit, depicts three separate development
areas. The bulk of the site, proposed with R-2 zoning, is depicted as a 330
dwelling unit multifamily development. This development consists of units
designed as single-family homes, townhouses, and attached multifamily
buildings. A large central open space is provided with numerous amenities
including a two-story clubhouse, pool, tennis courts, and tot lot. Furthermore,
other amenity areas are proposed on the east portion of the site, along 67th
Avenue, and on the south portion of the site along Lower Buckeye Road. In
addition, the proposed multifamily development depicts a multi-use trail along
Lower Buckeye Road and a large, enhanced entrance with landscaping and
pedestrian pathways. In order to ensure the number of units, site configuration,
and site improvements, staff is recommending general conformance to the
proposed plan. This is addressed in Stipulation No. 24.

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January 13, 2023
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Concept Plan
Source: Biltform Architecture Group, Inc.

The west portion of the site, proposed with R-2 zoning, is depicted as an area for
future single-family residential subdivision. There is no specific development plan
for this R-2 portion of the subject site. However, future development of this
approximate 12-acre portion along 71st Avenue will be subject to the approved
stipulations for this case and the Zoning Ordinance requirements. Although no
develoment plan exists for this portion today, staff recommends stipulations to
require 10 percent open space (Stipulation No. 26) and detached sidewalks
(Stipulation No. 9) to make the development compatible with the Village
character. Furthermore, staff is recommending a stipulation that would require
site plan and building elevations to be presented to the Estrella Village Planning
Committee for review and comment prior to preliminary site plan approval. This
is addressed in Stipulation No. 23.

There is also no specific develoment plan for the C-2 portion of the subject site
located on the northeast corner of 67th Avenue and Lower Buckeye Road.
However, any future development is subject to the approved stipulations for this
case and the Zoning Ordinance requirements. Site plans and elevations for any
future development on the C-2 portion of the subject site shall be reviewed and
approved by the Planning Hearing Officer through the public hearing process.
Specific development requirements that will be reviewed by the Planning
Hearing Officer include screened refuse bins, accessible pedestrian pathways,
and pedestrian connections between adjacent commercial parcels. This is
addressed in Stipulation No. 28. To buffer the commercial uses from the
adjacent residences, staff recommends Stipulation No. 29 to require evergreen
trees be planted along the north and west perimeters. Staff also recommends
Stipulation No. 30 to require 6 bicycle parking spaces on site.

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January 13, 2023
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5.
Elevations
The conceptual building elevations for the proposed multifamily development
depict architectural features that include variations in texture and color, and
pitched roofs. The maximum height within the multifamily development is
recommended to be limited to two stories or 35 feet. The proposed height would
be compatible with the surrounding single-family residential properties to the
east, west, and south.

Conceptual Building Elevations
Source: Barduson Architects

Stipulation No. 1 will ensure that building elevations contain a mix of materials
and that all building elevations contain architectural embellishments. This
stipulation would ensure enhanced elevations in the proposed multifamily
development, and any future development of the R-2 and C-2 portion of the
subject site.

STUDIES AND POLICIES
6.
Estrella Village Plan
The Estrella Village Plan adopted in 1999, outlines a vision for developing the
Estrella Village through five main goals that include:
1. Orderly growth;
2. Identifiable village core;
3. Strong residential neighborhoods;
4. Variety of homes and jobs; and
5. Consistent streetscapes and trail linkages.

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January 13, 2023
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Estrella Land Use Map
Source: Planning and Development Department

Goal 3 of the Estrella Village Plan, “Protection of residential neighborhoods”,
Objective A, “New Residential Development”, recommends that new residential
development and retail centers be supported by street circulation systems and
surrounding character. Bounded by two arterial streets, the proposed R-2 and C-
2 zonings district allows residential and commercial uses that are supported by
the existing street network with 67th Avenue and Lower Buckeye Road. The
proposed mulitfamily development consits of units designed as single-family
homes, townhomes, and attached multifamily. Additionally, a traditional single-
family development is proposed in the future on the west portion of the site.

Goal 4, “Housing and Employment”, Objective B, “Variety of housing densities
and types”, recommends a diversity of housing products in the Estrella Village.
The proposed R-2 zoning allows for a multifamily residential use on the site. This
zoning district will introduce a new land use in the immediate area, allowing for
new housing opportunities within the surrounding land area.

Goal 5, “Urban Design”, recommends streetscape and trail systems to be
uniform and consistent to provide identiy and linkage between neighborhoods
and with activity centers. Several stipulations as recommended by staff promote
enhanced urban design along the streetscape. Stipulation Nos. 3, 8, 9, and 10
recommend enhanced landscaping and detached sidewalks along 67th Avenue,
71st Avenue, and Lower Buckeye Road. Furthermore, Stipulation No. 4 requies
perimeter fencing or walls to include material or textural changes as a decorative

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January 13, 2023
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feature. This would enhance the streetscape along the perimeters of the
proposed development. In addition, Stipulation No. 11 requires a 10-foot-wide
multi-use trail (MUT) along Lower Buckeye Road. The multi-use trail will promote
safety and streetscape activity along Lower Buckeye Road. Lastly, Stipulation
No. 25 requires an enhanced vehicular entrance constructed with decorative
pavers and pedestrian pathways with enhanced landscaping. This enhanced
entry will enhance the perimeter to be compatible with the Village character.

7.
Estrella Village Arterial Street Landscaping Program
The Estrella Village Arterial Street Landscaping Program adopted in 1999,
provides a landscape palette for arterial streets within the Estrella Village to help
establish the community’s character. In addition to providing planning guidelines,
the plan also indicates the locations to establish entry gateways that welcome
individuals entering the village with an entry sign and an enhanced landscape
area of 75 feet by 75 feet in size.

The subject site is adjacent to 67th Avenue and Lower Buckeye Road, arterial
streets, and thus staff recommends Stipulation No. 3 to require adherence with
the Estrella Village Arterial Street Landscaping Program requirements along the
street frontage.

8.
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 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.

9.
Monarch Butterfly Pledge
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch
butterfly population, Stipulation No. 2 addresses the planting of milkweed shrubs,
or other native nectar plant species, on the subject site.

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January 13, 2023
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10. 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 trees
and enhance shade within and adjacent to the development:

• Uncovered surface parking lot areas shall be landscaped with minimum
two-inch caliper drought-tolerant shade trees to achieve a minimum of 25
percent shade (Stipulation No. 7);

• Detached sidewalks along the perimeter streets with minimum two-inch
caliper, single trunk, drought-tolerant trees to provide a minimum of 75
percent shade (Stipulation Nos. 8, 9, and 10);

• Evergreen trees shall be planted within the landscape setback along the
north and west perimeter of the C-2 portion of the subject site (Stipulation
No. 29);

• The bus stop pad along Lower Buckeye Road shall be shaded to a
minimum of 50 percent by vegetation (Stipulation No. 6);

11. Complete Streets Guidelines
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. To provide a safe pedestrian
environment, staff is recommending numerous connections to Lower Buckeye
Road, 67th Avenue, and 71st Avenue. These pedestrian walkways would be
illuminated with pedestrian scale lighting and utilize enhanced pavement
treatments when pedestrian walkways cross vehicular drive aisles. This is
addressed in Stipulation No. 5. The development will help pedestrianize the
immediate street frontage by providing a detached sidewalk along 67th Avenue,
71st Avenue, and Lower Buckeye Road. This is addressed in Stipulation Nos. 8,
9 and 10. In addition, any street improvements must be done to the City of
Phoenix and ADA standards. This is addressed in Stipulation No. 19.

12. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and
longterm bicycle parking as a means of promoting bicyclist traffic to a variety of

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January 13, 2023
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destinations. As stipulated, the project will provide bicycle parking spaces,
installed per the requirements in the city’s Walkable Urban (WU) Code.
Furthermore, a bicycle repair station will be provided and include repair tool such
as a tire gauge and pump. These are addressed in Stipulation Nos. 27 and 30.

13. 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. The provision of recycling containers was not addressed
in the applicant’s submittals. However, the city will provide recycling services to
the proposed single-family subdivision.

COMMUNITY INPUT SUMMARY
14. As of the writing of this report, staff did not receive any letters in opposition or
support from members of the public on this rezoning case.

INTERDEPARTMENTAL COMMENTS
15. The Fire Department indicated there are no problems anticipated with the case
and that the site and/or buildings shall comply with the International Fire Code
with Phoenix Amendments. Further, the Department commented that they do not
know the water supply at this site and noted that fire flow requirements may
present a challenge for this site.

16. The Street Transportation Department has requested that the developer submit a
Traffic Impact Analysis with a signal warrant analysis at the intersection of 71st
Avenue and Lower Buckeye Road. Furthermore, the Street Transportation
Department is requiring right-of-way dedications along Lower Buckeye Road,
67th Avenue, and 71st Avenue. In addition, access control for the development
should comply with the City of Phoenix and Street Transportation standards and
all existing irrigation facilities should be relocated underground outside of the City
right-of-way. Finally, all street improvements must include all required elements
and meet ADA standards. These requirements are addressed in Stipulation Nos.
13 through 19.

17. The Public Transit Department has indicated that the developer is required to
construct two bus stop pads along westbound Lower Buckeye Road. One would
be located west of 67th Avenue and another west of the 69th Avenue alignment.
This is addressed in Stipulation No. 12.

OTHER
18. The site is located in a larger area identified as being archaeologically

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sensitive. If further review by the City of Phoenix Archaeology Office
determines the site and immediate area to be archaeologically sensitive, and if
no previous archaeological projects have been conducted within this project
area, it is recommended that archaeological Phase I data testing of this area be
conducted. Phase II archaeological data recovery excavations may be
necessary based upon the results of the testing. A qualified archaeologist must
make this determination in consultation with the City of Phoenix Archaeologist.
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. These are addressed in
Stipulation Nos. 20 through 22.

19. 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 will develop a vacant property and as stipulated, will be compatible
with the surrounding land uses.

2.
The development, as stipulated, will incorporate design and landscaping features
that enhance the location, consistent with the Estrella Village Plan.

3.
The proposal will allow for additional housing opportunities in the Village and will
help alleviate the housing crisis.

Stipulations

OVERALL SITE
1.
Building elevations shall be developed to the following standards, as approved by
the Planning and Development Department:

a.
All building elevations shall contain a primary material and a minimum of
one secondary material to provide tasteful and balanced enhancements to
the architecture. The secondary materials and colors shall be composed of
brick, masonry, stone, Hardie Plank, lap siding, shudders, or another
exterior accent material that exhibits quality, durability, and consistency with
the architectural theme.

b.
All building elevations shall contain architectural embellishments and

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detailing such as textural changes, pilasters, offsets, pop-outs, recesses,
variation in window size and location, pitched roofs and/or overhang
canopies.

2.
A minimum of 10% of the required shrubs, shall be a milkweed or other native
nectar species, and shall be planted in groups of three or more, as approved by
the Planning and Development Department.

3.
The development shall conform with the Estrella Village Arterial Street
Landscaping Program landscape palette and landscaping standards along arterial
streets in the Estrella Village, except as otherwise noted herein, as approved by
the Planning and Development Department.

4.
All perimeter walls visible from street right-of-way shall include material and/or
textural differences, such as stucco and/or split face block with a decorative
element, such as tile or stamped designs, as approved by the Planning and
Development Department.

5.
A system of pedestrian connections shall be provided as follows, and connecting
the following via the most direct route, as approved by the Planning and
Development Department:

a.
A minimum of two pedestrian connections shall be provided from the
residential zoned portion of the site to the public sidewalk along Lower
Buckeye Road.

b.
A minimum of one pedestrian connection shall be provided from the
multifamily-zoned portion of the site to the public sidewalks along 67th
Avenue and 71st Avenue.

c.
Illuminated pedestrian scale lighting per Section 1304(H)5 for pedestrian
pathways connecting the multifamily and commercial development, and
along pedestrian entrances to the multifamily development.

d.
Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrasts parking and drive aisle
surfaces.

6.
The bus stop pads along Lower Buckeye Road shall be shaded a minimum of 50%
by vegetative shade at maturity, as approved by the Planning and Development
Department. Where utility conflicts exist, the developer shall work with the
Planning and Development Department on alternative design solutions consistent
with a pedestrian environment.

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7.
All uncovered surface parking lot areas 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 25% shade at maturity, as
approved by Planning and Development Department.

8.
The sidewalk along 67th Avenue shall be a minimum of 5 feet in width and
detached with a minimum 13-foot-wide landscape strip located between the
sidewalk and back of curb. The landscape strip shall be planted with minimum 2-
inch caliper, single trunk, drought-tolerant shade trees to provide a minimum of
75% shade at maturity, as approved by the Planning and Development
Department. Where utility conflicts exist, the developer shall work with the
Planning and Development Department on alternative design solutions consistent
with a pedestrian environment.

9.
The sidewalk along 71st Avenue shall be a minimum of 5 feet in width and
detached with a minimum 8-foot-wide landscape strip located between the
sidewalk and back of curb. The landscape strip shall be planted with minimum 2-
inch caliper, single trunk, drought-tolerant shade trees to provide a minimum of
75% shade at maturity, as approved by the Planning and Development
Department. Where utility conflicts exist, the developer shall work with the
Planning and Development Department on alternative design solutions consistent
with a pedestrian environment.

10.
The sidewalk along Lower Buckeye Road shall be a minimum of 5 feet in width
and detached with a minimum 13-foot wide landscape strip located between the
sidewalk and back of curb. The landscape strip shall be planted with minimum 2-
inch caliper, single trunk, drought-tolerant shade trees to provide a minimum of
75% shade at maturity, as approved by the Planning and Development
Department. Where utility conflicts exist, the developer shall work with the
Planning and Development Department on alternative design solutions consistent
with a pedestrian environment.

11.
A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along Lower
Buckeye Road and a minimum 10-foot-wide multi-use trail (MUT) shall be
constructed within the easement, in accordance with the MAG supplemental detail
and as approved by the Planning and Development Department.

12.
The developer shall construct two bus stop pads along westbound Lower Buckeye
Road. One west of 67th Avenue and another west of the 69th Avenue alignment.
The bus stop pads shall be constructed according to City of Phoenix Standard
Detail P1260 with a minimum depth of 10 feet and shall be spaced from the
intersection of 67th Avenue and the 69th Avenue alignment according to City of
Phoenix Standard Detail P1258.

13.
The developer shall dedicate minimum 55-feet of right-of-way and construct the

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Page 17 of 20

north side of Lower Buckeye Road, as required by the C-M Cross Section
identified on the Street Classification Map and as approved by the Planning and
Development Department.

14.
The developer shall dedicate minimum 60-feet of right-of-way and construct the
west side of 67th Avenue to include a 14-foot-wide landscaped median, as
required by the C-M Cross Section identified on the Street Classification Map and
as approved by the Planning and Development Department.

15.
The developer shall dedicate minimum 40-feet of right-of-way and construct the
east side of 71st Avenue, as required by the E Cross Section identified on the
Street Classification Map and as approved by the Planning and Development
Department.

16.
Access control for the development site shall comply with the City of Phoenix
Street Planning and Design Guideline Standards and as approved by the Street
Transportation Department.

17.
The developer shall submit a Traffic Impact Analysis (TIS) to the City for this
development. No preliminary approval of plans shall be granted until the study is
reviewed and approved by the City. The study shall include signal warrant analysis
at the intersection of 71st Avenue and Lower Buckeye Road. The developer shall
be responsible for constructing and/or providing funds in escrow all off-site
improvements including modifications to existing traffic signals, as recommended
by the approved TIS.

18.
Existing irrigation facilities along all public streets are to be undergrounded and
relocated outside of City right-of-way. Contact SRP to identify existing land rights
and establish the appropriate process to relocate the facility. Relocations that
require additional dedications or land transfer require completion prior to obtaining
plat and/or civil plan review approval.

19.
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.

20. If determined necessary by the Phoenix Archeology 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 Archeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

21.
If Phase I data testing is required, and if, upon review of the results from Phase I
data testing, the City Archeologist, in consultation with a qualified archeologist,

Staff Report: Z-72-21-7
January 13, 2023
Page 18 of 20

determines such data recovery excavations are necessary, the applicant shall
conduct Phase II archeological data recovery excavations.

22.
In the event archeological 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 Archeologist, and allow time for the
Archeology Office to properly assess the materials.

R-2 Zoned Areas (Both Single-Family and Multifamily)
23.
A site plan and building elevations shall be presented to the Estrella Village
Planning Committee for review and comment prior to preliminary site plan
approval for the area depicted as a single-family residential subdivision on the
Concept Plan date stamped November 30, 2022.

24.
The approximate 48-acre multifamily development depicted on the Concept Plan
date stamped November 30, 2022, shall be in general conformance with the
Concept Plan and elevations date stamped November 30, 2022, as modified by
the following stipulations and approved by the Planning and Development
Department.

25.
The primary vehicular entrance to the development shall include the following
elements, as approved by the Planning and Development Department:

a.
Pedestrian pathways connecting the interior of the development to the
public sidewalks along both sides of the vehicular driveway.

b.
The pedestrian pathways shall be detached from the vehicular driveway
and lined with landscape areas on both sides of not less than 5 feet in
width. The landscape area shall be planted with drought-tolerant plant
materials providing seasonal interest and minimum 75% live coverage at
maturity.

c.
A mix of ornamental trees (no less than 2-inch caliper), shrubs (no less than
five 5-gallon shrubs per tree) and flower beds that will provide a variety of
texture and color throughout the year and minimum 75% live coverage,
shall be provided along both sides of the entryway.

d.
The entry driveway surface shall be constructed of decorative pavers,
stamped or colored concrete, or another material, other than those used to
pave the parking surfaces.

26.
A minimum of 10% of the site area shall be provided as open space for each
residential development, exclusive of landscape setbacks, as approved by the
Planning and Development Department.

Staff Report: Z-72-21-7
January 13, 2023
Page 19 of 20

27.
The development shall incorporate bicycle infrastructure as described below and
as approved by the Planning and Development Department.

a.
A minimum of 30 bicycle parking spaces shall be provided through Inverted
U and/or artistic racks, or in a secure area and located throughout the site
including near the centralized open space and installed per the
requirements of Section 1307.H. of the Phoenix Zoning Ordinance.

b.
One bicycle repair station (“fix it station”) shall be provided and maintained
in the multifamily development portion of the site within a central amenity
area or primary site entrance. The bicycle repair station (“fix it station”) shall
be provided in an area of high visibility and separated from vehicular
maneuvering areas, where applicable. The repair station shall include:
standard repair tools affixed to the station; a tire gauge and pump affixed to
the base of the station or the ground; and a bicycle repair stand which
allows pedals and wheels to spin freely while making adjustments to the
bike.

C-2 Zoned Area
28.
The conceptual site plan and elevations for future development of the
commercially zoned area shall be reviewed and approved by the Planning Hearing
Officer through the public hearing process for stipulation modifications prior to
preliminary site plan approval. This is a legislative review for conceptual purposes
only. Specific development standards and requirements will be determined by the
Planning Hearing Officer and the Planning and Development Department. The site
plan shall incorporate the following elements:

a.
Refuse bins shall be screened from view by a 6-foot-tall wall.

b.
Accessible pedestrian pathways that connect building entrances, public
sidewalks, and the bus stop pad along Lower Buckeye Road using the most
direct route for pedestrians.

c.
Pedestrian connections between adjacent commercial developments (if
developed across multiple phases).

29.
Evergreen trees shall be planted within the north and west landscape setbacks, as
approved by the Planning and Development Department.

30.
A minimum of 6 bicycle parking spaces shall be provided through Inverted U
and/or artistic racks installed per the requirements of Section 1307.H. of the
Phoenix Zoning Ordinance, as approved by the Planning and Development
Department.

Writer

Staff Report: Z-72-21-7
January 13, 2023
Page 20 of 20

Nayeli Sanchez Luna
January 12, 2023
Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Zoning Plan date stamped November 30, 2022
Concept Plan date stamped November 30, 2022
Building Setback Plan date stamped November 30, 2022
Conceptual Building Elevations date stamped November 15, 2021 (8 pages)
Building Renderings date stamped November 15, 2021 (3 pages)

Z-120-00
Z-130-98
ANX 116
Z-37-98
Z-17-08
ANX 200
Z-111-98
ANX 237
ANX 200
Z-112-98
Z-84-98
Z-112-98
Z-111-98
*
*
MARICOPA COUNTY
*
*
Phoenix City Limits
*
*
*
PRD
R1-8
R1-8
C-1
S-1
R1-8
PCD
RE-35
RE-35
R1-8
C-2
HESS ST
HILTON AVE
66TH LN
WINSLOW AVE
71ST DR
WHYMAN AVE
HUGHES DR
KINGMAN ST
71ST LN
72ND AVE
67TH AVE
ZAK RD
WATKINS ST
68TH AVE
69TH AVE
70TH AVE
70TH DR
LOWER BUCKEYE RD
71ST AVE
S-1
Z-144-04
S-1 *
Z-107-06
C-2 *
Z-114-06
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-72-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
69.88 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
RE-35, R1-8, C-2
R-2, C-2
CONVENTIONAL OPTION
76, 2, 6
669, 43
* UNITS P.R.D. OPTION
91, 2, 8
803, 51
Pew & Lake, PLC - Sean Lake
DATE:
12/6/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 7-12
ZONING MAP
E-4
REQUESTED CHANGE:
FROM: RE-35 ( 69.00 a.c.)
R1-8 ( 0.42 a.c.)
C-2 ( 0.46 a.c. )
TO:
R-2 ( 66.91 a.c.)
C-2 ( 2.97 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-72-21.mxd
Z-72-21
0.1
0
0.1
0.05
Miles
12/23/2022
12/19/2022

Z-120-00
Z-130-98
ANX 116
Z-37-98
Z-17-08
ANX 200
Z-111-98
ANX 237
ANX 200
Z-112-98
Z-84-98
Z-112-98
Z-111-98
*
*
MARICOPA COUNTY
*
*
Phoenix City Limits
*
*
*
PRD
R1-8
R1-8
C-1
S-1
R1-8
PCD
RE-35
RE-35
R1-8
C-2
HESS ST
HILTON AVE
66TH LN
WINSLOW AVE
71ST DR
WHYMAN AVE
HUGHES DR
KINGMAN ST
71ST LN
72ND AVE
67TH AVE
ZAK RD
WATKINS ST
68TH AVE
69TH AVE
70TH AVE
70TH DR
LOWER BUCKEYE RD
71ST AVE
S-1
Z-144-04
S-1 *
Z-107-06
C-2 *
Z-114-06
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-72-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
69.88 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
RE-35, R1-8, C-2
R-2, C-2
CONVENTIONAL OPTION
76, 2, 6
669, 43
* UNITS P.R.D. OPTION
91, 2, 8
803, 51
Pew & Lake, PLC - Sean Lake
DATE:
12/6/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 7-12
ZONING MAP
E-4
REQUESTED CHANGE:
FROM: RE-35 ( 69.00 a.c.)
R1-8 ( 0.42 a.c.)
C-2 ( 0.46 a.c. )
TO:
R-2 ( 66.91 a.c.)
C-2 ( 2.97 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-72-21.mxd
Z-72-21
0.1
0
0.1
0.05
Miles
12/23/2022
12/19/2022

2109343 SF
48.424 AC
556795 SF
12.782 AC
79351 SF
1.822 AC
R-2
R-2
C-2
October 17, 2022
Lower Buckeye BFR, Phoenix, AZ
Zoning Plan
Gross Site Area
Commercial C-2
Zoning Summary
48.424 Ac
1.822 Ac
Residential R-2 PRD
48.424 Ac
Residential R-2
12.782 Ac

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