Attachment B - Staff Report - Z-70-22-8.pdf
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Staff Report: Z-70-22-8
December 30, 2022
Central City Village Planning
Committee Hearing Date:
January 9, 2023
Planning Commission Hearing Date:
February 2, 2023
Request From:
C-3 (General Commercial) (1.61 acres)
Request To:
WU Code T5:3 GW (Walkable Urban Code,
Transect 5:3 District, Transit Gateway
Character Area) (1.61 acres)
Proposed Use:
Multifamily residential
Location:
Approximately 360 feet west of the
northwest corner of 30th Street and Van
Buren Street
Owner:
Arizona Housing, Inc., AHI 2900 E Van
Buren, LLC
Applicant:
Mark Holleran, Arizona Housing, Inc.
Representative:
Kyle Bogasky
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map Classification
Van Buren Street
Arterial
40-foot north half street
CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED
DEVELOPMENT; LAND USE PRINCIPLE: Encourage high-density housing and
high intensity employment uses to locate adjacent or close to transit stations
per adopted transit district plans.
The site is located within the Gateway Transit Oriented Development (TOD) District
and is within one mile of the 24th Street / Washington Street / Jefferson Street light
rail transit stations. The proposed multifamily residential is appropriate at this location
given that the site is near a high-capacity transit corridor.
Attachment B
Staff Report: Z-70-22-8
December 30, 2022
Page 2 of 12
General Plan Conformity
STRENGHTEN OUR LOCAL ECONOMY CORE VALUE; LOCAL AND SMALL
BUSINESS; LAND USE PRINCIPLE: Facilitate adaptive reuse of older,
underutilized properties to create mechanisms for new local and small
businesses to operate, thrive and grow.
The proposal to adaptively reuse an existing motel activates an underutilized property
near two light rail stations and provides for additional housing options in the Central
City Village that is compatible 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.
The proposed development provides trees and shade on Van Buren Street which will
reduce the urban heat island effect while also improving thermal comfort to site users
and the surrounding neighborhood.
Applicable Plans, Overlays and Initiatives
Transit Oriented Development Strategic Policy Framework – See Background
Item No. 3.
Gateway Transit Oriented Development Policy Plan – See Background Item No. 4.
Housing Phoenix Plan – See Background Item No. 7.
Comprehensive Bicycle Master Plan – See Background Item No. 8.
Complete Streets Guiding Principles – See Background Item No. 9.
Tree and Shade Master Plan – See Background Item No. 10.
Zero Waste PHX – See Background Item No. 11.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Motel
C-3
North
Church
R1-6
South (across Van Buren
Street)
Adult live entertainment
establishment and vacant land C-3
East
Motel
C-3
West
Auto sales
C-3
Staff Report: Z-70-22-8
December 30, 2022
Page 3 of 12
Walkable Urban Code
T5:3 GW
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
N/A
1.61
Total Number of Units
No Maximum
116
Density
No Maximum
72.05 dwelling units
per acre
Building Height
48-foot maximum
48 feet (Met)
Min. Parking – Affordable
Housing
58 total spaces (0.5 spaces
per unit)
65 spaces (Met)
Bicycle Parking – Per
Section 1307.H.6.d
• Minimum 0.25 per
residential unit, with a
maximum of 50
required spaces
29 spaces
Not specified
Streetscape Standards (Section 1312.A)
Arterial Street (Van Buren
Street)
6-foot sidewalk
5-foot landscape
5 feet (Not Met)*
Not specified, existing
detached sidewalk**
Main Building Setbacks
Van Buren Street (Primary
Frontage)
12-foot
0 feet (Met, existing
building)
Side (East and West)
0-foot
East: 0 feet (existing
condition)
West: Not specified
Rear (North)
10-foot minimum building
setback when adjacent to
single-family residential
districts, otherwise 0-foot.
Existing building: 0
feet (Not Met)**
Parking Setbacks
Van Buren (Primary
Frontage)
30-foot minimum or behind
building
Behind building (Met)
Side (East/West)
0-foot
Behind building (Met)
Rear (North) – Per Section
1307.F.2.a
10-foot
Not specified
Staff Report: Z-70-22-8
December 30, 2022
Page 4 of 12
Walkable Urban Code
T5:3
Standards
Requirements
Provisions on the
Proposed Site Plan
Lot Requirements
Lot Coverage
80 percent maximum
37 percent (Met)
Primary Building Frontage
(Van Buren Street)
70 percent minimum
79 percent (Met)
Open Space
5 percent minimum
6 percent (Met)
Frontage Types Allowed
Primary Building Frontage
(Van Buren Street)
All frontages or alternative
frontages per Section
1305.B.1.c
None (Not Met)**
*Variance or design alternative required
**Existing condition
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone a 1.61-acre site located approximately 360 feet west of
the northwest corner of 30th Street and Van Buren Street from C-3 (General
Commercial) to WU Code T5:3 GW (Walkable Urban Code, Transect 5:3 District,
Transit Gateway Character Area) to allow multifamily residential.
The subject site is within one mile of the 24th Street / Washington Street /
Jefferson Street light rail stations. The subject site fronts Van Buren Street,
which is envisioned to be a dynamic corridor that is a walkable and bikeable with
street level activity as explained in the Van Buren Corridor section of the
Gateway TOD Policy Plan.
The subject site is a former two-story motel. The proposal is to adaptively reuse
the existing building, converting it into apartments, and construct a new four-
story multifamily residential building on a vacant portion of the site.
2. The General Plan Land Use Map
designation for this site is Commercial.
That designation accommodates office,
retail, service, and multifamily
development. The proposed multifamily
development is consistent with the
designation. The General Plan Land
Use Map designations to the south,
east, and west are Commercial. The
General Plan Land Use Map
General Plan Land Use Map, Source:
Planning and Development Department
Staff Report: Z-70-22-8
December 30, 2022
Page 5 of 12
designation to the north is Public/Quasi-Public.
3. Transit Oriented Development Strategic Policy Framework
The Transit Oriented Development
Strategic Policy Framework is part
of the city’s General Plan which
identified planning typologies to
describe urban environments. The
subject site is within a mile of the
24th Street / Washington Street /
Jefferson light rail stations. The
identified environment for the station
is Minor Urban Center. Minor Urban
Center is a place type characterized
by medium to low intensity with
building heights typically from two to
five stories with incentive heights of
up to seven stories. Land uses may
include supportive retail, mid-rise
living and low-rise office
employment. The proposed adaptive
reuse of the two-story motel and
development of a new four-story
mulifamily residential building is
consistent with the Minor Urban
Center placetype.
TOD Strategic Policy Framework Placetypes,
Source: Planning and Development
Department
4. Gateway Transit Oriented Development District Policy Plan
The site is located within the Gateway TOD (Transit Oriented Development)
District, the boundaries for which are State Route 143 or the Hohokam
Expressway to the east, Interstate 10 to the west, the Loop 202 to the north, and
Air Lane to the south. The policy plan adopted for the Gateway TOD District
provides a blueprint for fully achieving the transformative potential of light rail in a
sustainable manner. Changes advocated in the plan can lower transportation
costs for residents, create new business opportunities, encourage active, healthy
lifestyles, ensure Phoenix increases its competitive advantage in the global
marketplace, and improve prosperity by growing the economy in locations with
existing infrastructure and public services. In order to realize the implementation
of the Vision and Master Plan for the Gateway TOD District, one key
recommendation is the implementation of a form-based zoning code.
Staff Report: Z-70-22-8
December 30, 2022
Page 6 of 12
The proposal to Walkable Urban Code
furthers that vision. The proposed T5:3
transect is consistent with the
conceptual zoning map in the Gateway
TOD District Plan. The Gateway TOD
policy plan indicates that the subject
site is suitable for retrofit and is an
adaptive reuse opportunity. The plan
also identifies this portion of the Van
Buren corridor as an economic
development opportunity for
retail/restaurant with redevelopment
sites identified with mixed-use future
land use. While the proposal to
Gateway TOD Policy Plan, Conceptual
Zoning Plan, Source: Planning and
Development Department
adaptively reuse the existing motel is consistent with the retrofit designation, the
site presents an opportunity for infill development with vacant land on the subject
site. Further, the proposal is for a multifamily residential use but the proposed
transect, T5:3, allows for a mix of commercial and residential uses which is
compatible with the economic development opportunity designation and the
mixed-use designation of the surrounding properties.
The Gateway TOD Policy Plan explains that the character area has a great stock
of vintage motor court motels and while many are in poor condition, they “offer
creative reuse opportunities.” (pg. 36). The Gateway TOD Policy Plan envisions
that in the year 2040, the motels along Van Buren Street have been revitalized
and draw on Van Buren’s history to restore a positive character and rich sense of
place.” (pg. 64). The Van Buren Corridor portion of the plan for 2040 identifies
the adaptive reuse of old motels on Van Buren Street as potential catalyst
projects, stating that “the numerous vintage motels that once defined the
character of the street may be rehabilitated as affordable housing for seniors,
artists or innovative co-housing communities. This combined with additional
mixed uses in the form of restaurants, retail and office space, has the potential to
bring new life back to the once-thriving thoroughfare.” (pg. 119).
Staff Report: Z-70-22-8
December 30, 2022
Page 7 of 12
Gateway TOD Policy Plan, Example Motel Adaptive Reuse, Source: Planning and
Development Department
The proposal to adaptively reuse the motel into a multifamily residential
community exemplifies the goal of the Gateway TOD Policy Plan to reuse the
existing motel to bring new life back to the once-thriving thoroughfare.
The subject site fronts Van Buren Street, which is envisioned to be the “thriving
heart of the Gateway District” (pg. 107) and an area that is safe for pedestrians,
bicyclists and that is home to mixed-use buildings featuring street-level retail with
apartments and offices on the upper floors. The subject site’s detached
sidewalks with replenished vegetation along Van Buren Street and enhanced
bicycle amenities are compatible with the vision for the Van Buren Corridor.
EXISTING CONDITIONS AND SURROUNDING ZONING
5. The subject site is zoned C-3 and contains a two-story structure formerly used
as a motel, a surface parking lot, and vacant land. To the east is a motel zoned
C-3. To the west is an auto sales lot zoned C-3. To the north is St. Mark’s
Catholic Church zoned R1-6. Across Van Buren Street to the south is an adult-
oriented business zoned C-3.
PROPOSAL
6. The proposed T5:3 District is described as a low-intensity urban mixed-use fabric
characterized by small main street scale commercial uses, adaptive reuse of
single-family homes to retail, office uses and dining establishments, and mixed-
use residential developments incorporating a broad mix of frontage types,
Staff Report: Z-70-22-8
December 30, 2022
Page 8 of 12
averaging 30 feet to 48 feet in height. As shown on the conceptual site plan
attached as an exhibit, the proposed development will refurbish the existing two-
story motel into multifamily residential units and construct a new four-story
multifamily residential building along the western edge of the site that is currently
vacant. The proposal will also include an addition to the existing structure
fronting the street that will contain a community room with a storefront frontage
type. The applicant states that the proposed units will be affordable and
supportive units facilitated through the LIHTC program. Affordable housing in the
WU Code requires 0.5 parking spaces per unit.
The conceptual elevations, attached as an exhibit, demonstrate the proposed
street frontage of the remodeled existing building and the proposed new building.
In order to ensure a quality architectural design visible from the street,
Stipulation No. 1 requires that the south elevation of the new building have a
minimum of 25 percent glazing on the ground floor. The proposal will maintain
the existing detached sidewalk along Van Buren Street and replenish the
landscaping to the standards in the WU Code, including providing 75 percent
shade along the public sidewalk, per Stipulation No. 4.
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
7. Housing Phoenix Plan
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 reusing an old motel and constructing a new building to
provide additional affordable housing, contributing to the mix of housing types in
the area and help address the housing shortage in Phoenix.
8. 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 long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of
destinations. To create a bike-supportive environment along the Van Buren
Street corridor, bicycle infrastructure is incorporated into the proposed project.
Stipulation No. 2 requires guest bicycle parking and a bicycle repair station to be
provided on site in addition to the bicycle parking requirements of the Walkable
Urban Code.
Staff Report: Z-70-22-8
December 30, 2022
Page 9 of 12
9. 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. The proposal includes a shaded,
detached sidewalk along Van Buren Street which will increase the thermal
comfort and usability for those walking to and from nearby transit and those
patronizing local businesses, per Stipulation No. 4. The proposal also includes
several bicycle parking spaces for visitors and residents as required in
Stipulation No. 2. The frontage of the existing building will be enhanced with
transparency to improve the quality of the public realm adjacent to the site.
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. Stipulation Nos. 3 and 4 require that the development will provide shaded
detached sidewalks on Van Buren Street.
11. 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 proposed development will provide recycling
services for residents.
COMMUNITY INPUT SUMMARY
12. At the time this staff report was written, staff has not received any public
correspondence regarding the request.
INTERDEPARTMENTAL COMMENTS
13. The Street Transportation Department requested that all streets be constructed
with the required improvements and comply with current ADA standards and the
dedication of a 10-foot-wide sidewalk easement along the north side to Van
Buran Street. Construction of a six-foot detached sidewalk and replenishment
and maintenance of landscaping between the back of the curb and sidewalk are
also required. These are addressed in Stipulation Nos. 3 through 5.
14. The City of Phoenix Water Services Department has noted the property has
existing water and sewer mains that can potentially serve the proposed
Staff Report: Z-70-22-8
December 30, 2022
Page 10 of 12
development, however water capacity is a dynamic condition that can change
over time due to a variety of factors.
15. 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. This is addressed in
Stipulation No. 6.
16. The Fire Department commented that the buildings shall comply with the
Phoenix Fire Code.
OTHER
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.
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. 8.
19. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Zoning adjustments, abandonments or other formal actions may also be
required.
Findings
1.
The proposal is consistent with the General Plan Land Use Map designation
and the Gateway TOD Policy Plan vision for the site.
2.
The proposal will redevelop a vacant motel and provide a new housing option
to contribute to the mix of housing types in the area and will help alleviate the
housing shortage in Phoenix.
3.
As stipulated, the proposal provides enhanced pedestrian and bicycle
amenities consistent with the Gateway TOD Policy Plan, Comprehensive
Bicycle Master Plan, Tree and Shade Master Plan, and the Complete Streets
Guiding Principles.
Staff Report: Z-70-22-8
December 30, 2022
Page 11 of 12
Stipulations
1.
The south building elevations of the new structure shall provide a minimum 25
percent glazing on the ground floor, as approved by the Planning and
Development Department.
2.
Secure bicycle parking pursuant to Section 1307.H.6 of the Zoning Ordinance
shall be provided for the total units on the site. In addition, the development shall
provide and maintain the following bicycle infrastructure as described below and
as approved by the Planning and Development Department.
a.
Guest bicycle parking for multifamily residential use shall be provided at a
minimum of 0.05 spaces per unit with a maximum of 50 spaces near
entrances of buildings and installed per the requirements of Section
1307.H. of the Phoenix Zoning Ordinance.
b.
A bicycle repair station (“fix it station”) shall be provided on the site. The
station shall include but not limited to: standard repair tools affixed to the
station; a tire gauge and pump; and a bicycle repair stand which allows
pedals and wheels to spin freely while making adjustments to the bike, as
approved by the Planning and Development Department.
3.
The developer shall dedicate a 10-foot-wide sidewalk easement along the north
side of Van Buran Street, except for those areas where a current building
footprint exists. Any future removal of building along Van Buren Street will
require a 10-foot-wide sidewalk easement dedication, as approved by the
Planning and Development Department.
4.
The developer shall maintain the existing width of the landscape strip area along
the north side of Van Buren Street between the sidewalk and back of the curb,
replenish and maintain the landscaping within it, and construct a minimum 6-
foot-wide detached sidewalk, 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.
5.
The developer shall construct all streets within and adjacent to the development
with paving, curb, gutter, sidewalks, 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.
6.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or
Staff Report: Z-70-22-8
December 30, 2022
Page 12 of 12
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.
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.
8.
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
December 30, 2022
Team Leader
Racelle Escolar
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan Date Stamped September 26, 2022
Conceptual Elevations Date Stamped September 26, 2022
Z-88-17
Z-222-83
*
WU T5:3 GWY
A-1
C-3
A-1
R-5
R-5
R-3
R1-6
30TH ST
29TH ST
28TH ST
28TH PL
POLK ST
MONROE ST
VAN BUREN ST
30TH PL
VAN BUREN ST
MC DOWELL RD
JEFFERSON ST
BUCKEYE RD
LOWER BUCKEYE RD
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
40TH ST
I - 10
I - 17
CENTRAL CITY VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-70-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.61 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-3
WU T5:3 GW
CONVENTIONAL OPTION
23
No Maximum
* UNITS P.R.D. OPTION
28
N/A
Mark Holleran
DATE:
10/25/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 11-34
ZONING MAP
F-10
REQUESTED CHANGE:
FROM: C-3 ( 1.61 a.c.)
TO:
WU T5:3 GW ( 1.61 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-70-22.mxd
Z-70-22
0.035
0
0.035
0.0175
Miles
Z-88-17
Z-222-83
*
WU T5:3 GWY
A-1
C-3
A-1
R-5
R-5
R-3
R1-6
30TH ST
29TH ST
28TH ST
28TH PL
POLK ST
MONROE ST
VAN BUREN ST
30TH PL
VAN BUREN ST
MC DOWELL RD
JEFFERSON ST
BUCKEYE RD
LOWER BUCKEYE RD
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
40TH ST
I - 10
I - 17
CENTRAL CITY VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-70-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.61 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-3
WU T5:3 GW
CONVENTIONAL OPTION
23
No Maximum
* UNITS P.R.D. OPTION
28
N/A
Mark Holleran
DATE:
10/25/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 11-34
ZONING MAP
F-10
REQUESTED CHANGE:
FROM: C-3 ( 1.61 a.c.)
TO:
WU T5:3 GW ( 1.61 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-70-22.mxd
Z-70-22
0.035
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