Attachment B - Staff Report - Z-51-21-1.pdf

Staff Report Z-51-21-1 
October 13, 2021 
North Mountain Village Planning 
Committee Meeting Date: 
October 20, 2021 
Planning Commission Hearing Date: 
November 4, 2021 
Request From: 
C-O (Commercial Office – Restricted
Commercial District) (3.45 acres)
Request To: 
C-2 (Intermediate Commercial District)
(3.45 acres)
Proposed Use: 
Commercial uses 
Location: 
Southeast corner of 33rd Avenue and 
Peoria Avenue 
Owner:  
Brian Page, Page Holdings, LLC 
Applicant / Representative: 
Neil Feaser, RKAA Architects, Inc. 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map 
Classification 
Peoria Avenue 
Arterial 
Varies, 62 to 74-foott 
south half street 
33rd Avenue 
Local 
Street 
30-foot east half street
32nd Lane 
Local 
Street 
36-foot west half street
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN 
PRINCIPLE: Development should include convenient bicycle parking. 
The development, as stipulated, will include bicycle parking to provide convenient 
opportunities for employees and patrons to secure their bicycle while in the 
businesses. The bicycle parking will also encourage employees and patrons to utilize 
nearby high-capacity transit options including the forthcoming light rail station at 
Metrocenter Mall and the bus rapid transit service planned for 35th Avenue.  
Attachment B

Staff Report: Z-51-21-1 
October 13, 2021 
Page 2 of 9 
 
 
 
 
  
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREE AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
The development, as stipulated, will create an attractive streetscape along Peoria 
Avenue with shaded and detached sidewalks. Additionally, the shade incorporated 
into the development and along its frontages will reduce the urban heat island effect 
and increase thermal comfort which will make the area more walkable, bikeable, and 
sustainable.  
  
  
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 development, as stipulated, provides a reasonable level of intensity that is 
respectful to local conditions and surrounding neighborhoods. The single-story 
proposal includes a deep building setback and landscape buffer between the 
development and the multifamily complex to the south, and to the north where single-
family residential exists, the development also includes shaded and detached 
sidewalks along Peoria Avenue. 
 
 
Applicable Plans, Overlays, and Initiatives 
 
North Mountain Redevelopment Area Plan: Background Item No. 7. 
  
Tree and Shade Master Plan: Background Item No. 8. 
 
Complete Streets Guidelines: Background Item No. 9. 
  
ZeroWaste Phoenix: Background Item No. 10. 
 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Office  
C-O 
South 
Multifamily residential 
R-4A 
West (Across 33rd Avenue) 
Restaurant 
PSC 
East (Across 32nd Lane) 
Office 
C-O 
North (Across Peoria Avenue) 
Single-family residences 
R1-6

Staff Report: Z-51-21-1 
October 13, 2021 
Page 3 of 9 
 
 
 
 
C-2 (Intermediate Commercial District) 
Standards 
Requirements 
Provisions in the  
Site Plan Provided 
Building Setbacks 
Street (North, East, 
and West) 
Minimum 20 feet, Average 
25 feet 
Peoria Avenue: Varies from 
59 feet to 70 feet (Met) 
 
33rd Avenue: 38 feet (Met) 
32nd Lane: 38 feet (Met) 
Interior (South) 
Minimum of 15 feet when the 
height is 30 feet and the 
adjacent zoning is R-4A 
Varies from 86 feet to 100 
feet (Met) 
Landscaped Setbacks 
 
 
Street (North, East, 
and West) 
Minimum 20 feet, Average 
25 feet 
Peoria Avenue: 25 feet (Met) 
33rd Avenue: 25 feet (Met) 
32nd Lane: 25 feet (Met) 
Interior (South) 
Minimum 10 feet 
25 feet (Met) 
Lot Coverage 
Maximum of 50 percent 
11 percent (Met) 
Building Height 
Maximum of two stories, 30 
feet 
26 feet (Met) 
Parking 
 
92 spaces required 
Restaurant: 1 space per 50 sf with 
total of 3,950 sf.. Required 79 
spaces. 
  
Retail: 1 space per 300 feet with 
total of 3,900 sf.. Required 13 
spaces 
98 spaces (Met) 
 
Background/Issues/Analysis 
SUBJECT SITE 
1. 
This request is to rezone 3.45 acres located at the southeast corner of 33rd 
Avenue and Peoria Avenue from C-O (Commercial Office – Restricted 
Commercial District) to C-2 (Intermediate Commercial District) for the purpose of 
a commercial development. 
 
 
SURROUNDING LAND USES AND ZONING 
2. 
The site is developed and operating as a two-story commercial office. The 
applicant is proposing to redevelop the site into three commercial pads including 
two drive-through restaurants and retail shops. The site is currently zoned C-O 
which allows for limited retail uses and the proposed C-2 zoning would allow for 
additional commercial retail uses.

Staff Report: Z-51-21-1 
October 13, 2021 
Page 4 of 9 
 
 
 
 
 
Immediately south of the subject site is a multifamily complex zoned R-4A 
(Multifamily Residence District). East of the subject site across 32nd Lane is a 
two-story commercial office zoned C-O. West of the subject site across 33rd 
Avenue is a single-story restaurant zoned PSC (Planned Shopping Center). 
North of the subject site across Peoria Avenue is a single-family residential 
neighborhood zoned R1-6 (Single-Family Residence District). 
 
 
GENERAL PLAN LAND USE MAP 
3.  
The General Plan Land 
Use Map depicts a land 
use designation of 
Commercial and the 
proposal is consistent 
with this designation. 
 
Immediately south of the 
subject site is 
designated Residential 
15+ dwelling units per 
acre. West of the subject 
site across 33rd Avenue 
is designated 
Commercial. East of the 
subject site across 32nd  
General Plan Land Use Map Excerpt; Source: Planning and 
Development Department 
 
 
Lane is designated Commercial. North of the subject site across Peoria Avenue 
is designated Residential 3.5 to 5 dwelling units per acre. 
 
 
4. 
The North Mountain Village Character Plan was approved and adopted into the 
Phoenix General Plan through General Plan Amendment GPA-1-19. The 
proposed project advances the following items identified in the Village Character 
Plan by redeveloping an aging office complex in close proximity to transit in a 
configuration that will include shaded sidewalks and alternative transportation 
infrastructure. 
• Design Principle: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
• Design Principle: Development should be designed to include increased 
amenities for transit, pedestrian and bicyclists, such as shade, water, 
seating, bus shelters, wider sidewalks, bike racks, pedestrian scale 
lighting and wayfinding. 
• Opportunities for Growth: Revitalizing commercial centers

Staff Report: Z-51-21-1 
October 13, 2021 
Page 5 of 9 
 
 
 
 
PROPOSAL 
5. 
Conceptual Site Plan 
The conceptual site plan depicts three commercial pads including retail shops in 
the center of the site and two drive-through restaurants at the northeast and 
northwest corners of the site. Both drive-through restaurants are depicted with 
dining patios situated between the buildings and Peoria Avenue and these dining 
patios will require a Use Permit due to their proximity to residential zones to the 
north and south. 
 
The conceptual site plan depicts vehicular access from 33rd Avenue and 32nd 
Lane and no vehicular access directly from Peoria Avenue. Additionally, the plan 
depicts shaded and detached sidewalks along Peoria Avenue and a 25-foot 
landscape buffer between subject site and the adjacent multifamily complex.  
 
 
Conceptual Site Plan; Source: RKAA Architects Inc. 
 
 
6. 
Conceptual Building Elevations 
The conceptual building elevations for the three buildings are enclosed with this 
staff report as an exhibit. All conceptual building elevations depict four-sided 
architecture with multiple colors, building materials, and other embellishments. 
The conceptual building elevations depict a maximum height of 26 feet for all 
buildings.  
 
Staff is recommending Stipulation No. 1 to require architectural embellishments 
on all building elevations to ensure the development exhibits architectural 
character in line with the future of this area as walkable and transit oriented.

Staff Report: Z-51-21-1 
October 13, 2021 
Page 6 of 9 
 
 
 
 
STUDIES AND POLICIES 
7. 
North Mountain Redevelopment 
Area Plan:  
The North Mountain Redevelopment 
Area, adopted in 2013, examined the 
general vicinity of the subject site  
The study calls for a myriad of efforts 
to advance economic development 
and quality of life in the area 
including recommendations in 
support of the redevelopment of 
Metrocenter Mall, the expansion of 
high-capacity transit, and the creation 
of alternative transportation 
infrastructure. The proposal, as 
stipulated, will support walkability and 
renewed economic vitality on an 
underutilized site. 
Study Boundary for the North Mountain 
Redevelopment; Source: Planning and 
Development Department 
 
 
 
8. 
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. To advance the goals and intent of the Tree and Shade 
Master Plan, staff is recommending Stipulation No. 2 to require a detached 
sidewalk along Peoria Avenue with shade trees planted to shade the sidewalk to 
a minimum of 75 percent.   
 
 
 
9. 
Complete Streets Guidelines:  
The City of Phoenix City Council adopted the Complete Streets Guiding 
Principles which 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 subject site is near a high-ridership bus route on 35th Avenue which will 
soon become the city’s first Bus Rapid Transit corridor with direct access into 
downtown Phoenix. Additionally, the site is near the North Mountain Village Core 
which will be served by light rail in 2024. To leverage these investments for 
community benefit, staff is recommending two stipulations to advance the goals 
and intent of the Complete Streets Guidelines. 
• Stipulation No. 2 to require a shaded and detached sidewalk along Peoria 
Avenue to facilitate safe and comfortable pedestrian movement to nearby 
transit and service opportunities.

Staff Report: Z-51-21-1 
October 13, 2021 
Page 7 of 9 
 
 
 
 
• Stipulation No. 3 to require bicycle parking so employees and patrons, 
who may be utilizing transit, have a safe and convenient place for their 
bicycles while in the establishments.   
 
 
 
10. ZeroWaste Phoenix: 
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. 
 
 
 
COMMUNITY CORRESONDENCE 
11. As of the writing of this report, no community correspondence has been 
received. 
 
 
 
INTERDEPARTMENTAL COMMENTS 
12. The Fire Department commented that the site plan must comply with the Phoenix 
Fire Code and further indicated there are no problems anticipated with the case. 
Further, the Department commented that they do not know the water supply at 
this site and noted that additional water supply may be required to meet the 
required fire flow per the Phoenix Fire Code. 
 
 
13. The Street Transportation Department commented on the importance of shaded 
and detached sidewalks along Peoria Avenue and the inclusion of bicycle 
parking due to the proximity of the subject site to bike lanes, the Arizona Canal 
Trail, and the North Mountain Village Core. The Street Transportation 
Department provided stipulation language for detached sidewalks along Peoria 
Avenue which has been integrated into Stipulation No. 2 and their standard 
language requiring that all streets be developed with all required elements and 
meet ADA accessibility standards which is addressed in Stipulation No. 4. 
 
 
14. The Public Transit Department commented on the need for a robust system of 
shaded pedestrian pathways with measures to delineate pedestrian crossings at 
drive-aisles. This is addressed in the Phoenix Zoning Ordinance.  
 
 
OTHER 
15. 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

Staff Report: Z-51-21-1 
October 13, 2021 
Page 8 of 9 
 
 
 
 
City of Phoenix Archaeology Office must be notified immediately and allowed 
time to properly assess the materials. This is addressed in Stipulation No. 5. 
 
 
16. Development and use of the site are subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements. 
Other formal actions such as, but not limited to, zoning adjustments and 
abandonments may be required. 
 
Findings 
 
1. 
The development is consistent with the Commercial Land Use Map designation in 
the Phoenix General Plan.  
 
 
2. 
The development, as stipulated, advances the purpose of the Tree and Shade 
Master Plan. 
 
 
3. 
The development, as stipulated, is appropriate at this location due to its 
compatibility with the surrounding land uses. 
 
Stipulations 
 
1. 
All elevations of the building shall contain architectural embellishments and 
detailing such as textural changes, pilasters, offsets, recesses, variation in 
window size and location, and/or other overhang canopies, as approved by the 
Planning and Development Department. 
 
 
2. 
The public sidewalk along Peoria Avenue shall be a minimum width of 5 feet, 
shall be detached with a minimum 10-foot-wide landscape area located between 
the sidewalk and back of curb and planted to the following standards. Where 
utility conflicts exist, the developer shall work with the Planning and 
Development Department on alternative design solutions consistent with the 
creation of a comfortable pedestrian environment. 
 
 
 
a.  
Minimum 3-inch caliper, large canopy, single-trunk, shade trees shall 
be placed 25 feet on center or in equivalent groupings. 
 
 
 
 
b.  
At tree maturity, the trees shall shade the sidewalks to a minimum 75 
percent. 
 
 
 
 
c.  
Drought tolerant shrubs and vegetative groundcovers maintained to a 
maximum height of 24 inches to provide a minimum of 75 percent live 
coverage at maturity.

Staff Report: Z-51-21-1 
October 13, 2021 
Page 9 of 9 
 
 
 
 
 
 
 
4. 
One bicycle parking space shall be provided per 25 vehicle parking spaces, near 
building entrances, shaded to 50 percent, and installed per the requirements of 
Section 1307(H) of the Phoenix Zoning Ordinance, as approved by the Planning 
and Development Department. 
 
 
5. 
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. 
 
 
6. 
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 
Nick Klimek 
October 13, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped September 22, 2021 
Conceptual Amenity Plan date stamped September 22, 2021 
Conceptual Building Elevations date stamped July 27, 2021

Z-116-78
Z-106-02
Z-30-91
*
*
R1-6
PSC
C-1
R-4A
C-O
C-O
C-1
C-O
PAD-14
33RD AVE
32ND DR
32ND CIR
PEORIA AVE
32ND LN
COCHISE DR
SAHUARO DR
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-51-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.45 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-O
C-2
CONVENTIONAL OPTION
N/A
50
*   UNITS P.R.D. OPTION
N/A
60
Neil Feasar / RKAA Architects Inc
DATE:
8/5/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 28-21
ZONING MAP
K-6
REQUESTED CHANGE:
FROM: C-O ( 3.45 a.c.)
TO:
C-2 ( 3.45 a.c.)
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Z-51-21
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Z-116-78
Z-106-02
Z-30-91
*
*
R1-6
PSC
C-1
R-4A
C-O
C-O
C-1
C-O
PAD-14
33RD AVE
32ND DR
32ND CIR
PEORIA AVE
32ND LN
COCHISE DR
SAHUARO DR
Maricopa County Assessor's
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-51-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.45 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-O
C-2
CONVENTIONAL OPTION
N/A
50
*   UNITS P.R.D. OPTION
N/A
60
Neil Feasar / RKAA Architects Inc
DATE:
8/5/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 28-21
ZONING MAP
K-6
REQUESTED CHANGE:
FROM: C-O ( 3.45 a.c.)
TO:
C-2 ( 3.45 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-51-21.mxd
Z-51-21
0.045
0
0.045
0.0225
Miles