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Staff Report Z-33-21-4
September 27, 2021
Encanto Village Planning Committee
Meeting Date:
October 4, 2021
Planning Commission Hearing Date:
November 4, 2021
Request From:
P-2 TOD-1 (Parking, Interim Transit-
Oriented Zoning Overlay One)
Request To:
WU Code T4:2 MT (Walkable Urban
Code, Transect 4:2, Transit Midtown
Character Area)
Proposed Use:
Single-Family Attached
Location:
Northeast corner of 1st Avenue and
Holly Street
Owner:
City of Phoenix
Applicant:
Holly 6, LLC
Representative:
Studio MA, Inc
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 3.5 to 5 dwelling units
per acre
Street Map
Classification
Holly Street
Local
Street
35 foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design
standards and guidelines for parking lots and structures, setback and build-to
lines, blank wall space, shade, and other elements affecting pedestrians, to
encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development.
The development includes design and development standards to encourage walking,
bicycling, and transit use. These standards include a shaded streetscape, units
fronting onto the public sidewalk, parking situated away from the public street, and on-
site amenities.
Staff Report: Z-33-21-4
September 27, 2021
Page 2 of 12
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The development includes bicycle facilities to encourage bicycling and transit use to
become a way of life. Features include secure bicycle parking for residents,
convenient racks for guests which will complement nearby bikeway improvements
including the 3rd and 5th Avenue project.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.
The development includes robust tree plantings between the back of curb and the
building fronts and a detached sidewalk that will be shaded to 75 percent as
stipulated. These improvements will serve not only the residents of the development
but will also make the walk from the adjacent neighborhood to the light rail and other
nearby amenities more comfortable.
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Promote and encourage compatible development and
redevelopment with a mix of housing types in neighborhoods close to
employment centers, commercial areas, and where transit or transportation
alternatives exist.
The proposal will introduce ownership housing opportunities in Central Phoenix with
close access to two light rail stations, a major community park, and the Encanto
Village Core. These additional housing opportunities supports goals contained in the
Housing Phoenix Plan to preserve and create 50,000 units by 2030.
Applicable Plans, Overlays, and Initiatives
Transit Oriented Development Strategic Policy Framework: Background Item No.
4.
Midtown Transit Oriented Development Policy Plan: Background Item No. 5.
Tree and Shade Master Plan: Background Item No. 9.
Complete Streets Guidelines: Background Item No. 10.
Housing Phoenix: Background Item No. 11.
Zero Waste PHX: Background Item No. 12
Staff Report: Z-33-21-4
September 27, 2021
Page 3 of 12
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant Land
P-2 TOD-1
East
Parking Structure
P-2 HRI TOD-1
West
Single-Family Residence
R1-6 HP TOD-1
North
Surface Parking
P-1 HRI TOD-1
P-1 TOD-1
South (across Holly
Street)
Parking Structure
P-2 TOD-1
Walkable Urban Code
Transect 4:2 MT
Single Family Attached Development
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
No Minimum
0.71
Total Number of Units
Maximum of 11
6
Density
No Maximum
8.45
Height
3 stories or 40 feet for first 150
feet; 1 foot in 1 foot increase to
48-foot height, 4-story
maximum. 15-foot maximum
height within ten feet of a
single-family zoned district,
which height may be increased
one foot for each additional one
foot of building setback)
2 stories and 25 feet
(Met)
Site Standards
Perimeter Standards
South (Holly Street)
Interior (East and North)
Interior (West, Adjacent to
Single-Family Zoning)
Minimum 10-foot landscape
tract (waived when within 2,000
feet of a light rail station)
Minimum 5-foot landscape
setback
Minimum 10-foot landscape
setback
10 feet (Met)
12 feet (Met)
10 feet (Met)
Staff Report: Z-33-21-4
September 27, 2021
Page 4 of 12
Maximum Block Length
200-foot maximum
120 feet (Met)
Open Space
Minimum 5 percent
5.8 percent (Met)
Streetscape
5-foot landscape detachment
with 5-foot wide sidewalk
5 feet and 5 feet
(Met)
Lot Standards
Minimum Width
20 feet
20 feet (Met)
Alley Access
Within infill development
district: alley access allowed
(Met)
Frontage Treatment
Entryway shall be elevated,
depressed, or designed to
accentuate the primary
entrance
Feature to
accentuate entrance
(Met)
Lot Coverage
100 percent, per Section 615
71 percent (Met)
Parking Requirement
9 covered spaces required
9 garage spaces
and 6 on-street
guest spaces. (Met)
*Variance or plan revision required
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 0.71 acres located at the northeast corner of 1st
Avenue and Holly Street from P-2 TOD-1 (Parking, Interim Transit-Oriented
Zoning Overlay One) to Walkable Urban Code, Transect 4:2 MT (WU Code
T4:2, Interim Transit Midtown Character Area) for the purpose of single-family
attached development.
SURROUNDING LAND USES AND ZONING
2.
The site is vacant and, per historic aerial photographs, has been entirely vacant
since at least 1986. The Zoning Sketch Map, included as an exhibit to this
report, depicts zoning entitlements for the subject site and the surrounding area.
To the north, east, and south of the subject site are existing parking areas with
zoning entitlements that limit the properties exclusively to parking uses. To the
west of the subject site is a single-family residence zoned R1-6 HP TOD-1
(Single-Family Residence District, Historic Preservation, Interim Transit-
Oriented Zoning Overlay One) located in the Willo Historic District
Neighborhood.
Staff Report: Z-33-21-4
September 27, 2021
Page 5 of 12
GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use
Map depicts a land use
designation of Residential 3.5
to 5.0 dwelling units per acre.
The proposed density of 8.45
dwelling units per acre is not
consistent with the
designation but a General
Plan Amendment is not
required because the site
does not exceed 10 acres.
The subject site is also
located within the study areas
for the Transit Oriented
Strategic Policy Framework
and the Midtown Transit
Oriented Development Policy
Plan areas.
General Plan Land Use Map Excerpt; Source: Planning
and Development Department
4.
Transit Oriented
Development Strategic
Policy Framework:
The Transit Oriented
Development Strategic
Policy Framework is part of
the City’s General Plan.
The framework identifies
planning typologies to
describe urban
environments.
The subject site is located
within 800 feet of the light
rail station located at
Encanto Boulevard which
is identified as a Medium
Urban Center Place Type.
Transit Oriented Development Strategic Policy Framework,
Place Type Map Excerpt; Source: Planning and
Development Department
Staff Report: Z-33-21-4
September 27, 2021
Page 6 of 12
The Medium Urban Center Place Type provides policy support for three to six
story buildings with allowances up to ten when incentive criteria are met. The
project's proposed intensity and scale are appropriate for this location given the
proximity of single-family homes.
5.
Midtown TOD Policy Plan:
The site is located within the Midtown TOD Planning Area which is bound by 7th
Avenue on the west, 7th Street on the east, McDowell Road on the south, and
Indian School Road on the north. The policy plan for the Midtown 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.
The Midtown TOD District
Plan projects a shortfall of
17,520 housing units by 2035
and articulates a goal for
more housing and
employment in proximity to
high-capacity transit.
Midtown TOD Policy Plan, Walk-Shed Map from Light
Rail Excerpt; Source: Planning and Development
Department
The proposed project will produce six single-family homes, adjacent to existing
single-family homes, in close proximity to light rail.
6.
The Encanto Village Character Plan was approved and adopted into the
Phoenix General Plan through General Plan Amendment GPA-1-19. The project
advances the following items identified in the Encanto Village Character Plan:
• Land Use Principle: Include a mix of housing types and densities where
appropriate within each village that support a broad range of lifestyles.
• Design Principle: Enhance the compatibility of residential infill projects by
Staff Report: Z-33-21-4
September 27, 2021
Page 7 of 12
carefully designing the edges of the development to be sensitive to
adjacent existing housing. Create landscape buffers and other amenities
to link new and existing development.
• 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.
PROPOSAL
7.
Site Plan
The applicant is proposing
six single-family attached
dwelling units that will
front on Holly Street and
have garages which are
loaded from the north.
Between each of the
dwelling units and their
respective garage will be a
small private yard. In
addition to the two car
garages accessible from
the rear, several guest
spaces will be provided on
the street as allowed in
the Infill Development
District and a series of
guest bicycle parking
spaces near the front
building entrances.
To promote compatibility
with the Willo Historic
District, staff is
Conceptual Site Plan; Source: Studio MA
recommending Stipulation Nos. 1 – 4 as follows:
• Stipulation No. 1 to require a maximum building height of 30 feet.
• Stipulation No. 2 to limit the development to six lots or dwelling units.
• Stipulation No. 3 to require the landscape area between the back of curb
and the sidewalk be replenished with shade trees.
• Stipulation No. 4 to require enhanced landscape plantings along the west
property line.
Staff Report: Z-33-21-4
September 27, 2021
Page 8 of 12
8.
Conceptual Building Elevations
The applicant is proposing a design which features wood, metal wall panels,
and stucco. Oriented to Holly Street, all six units feature prominent entrances as
which function as a focal point for each unit and all feature semi-private porches
enclosed by a passive solar screen wall made of wood. To reduce potential
privacy concerns from the property owner to the west, the western orientation of
the building includes a limited number of windows.
Conceptual Building and Streetscape Renderings; Source: Studio MA
Staff Report: Z-33-21-4
September 27, 2021
Page 9 of 12
STUDIES AND POLICIES
9.
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. To re-establish the tree canopy in complement to the existing canopy in
the Willo Historic District Neighborhood, staff is recommending Stipulation No. 4
to replenish the landscape area between the back of curb and sidewalk with
shade trees.
10. Complete Streets Guidelines:
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 Walkable Urban Code is
designed to facilitate pedestrian, bicycle, and transit-oriented development and
includes provisions to advance the goals of the policy guide.
11. 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 the 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 or
underutilized land in a more sustainable fashion.
12. Zero Waste Phoenix 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
Staff Report: Z-33-21-4
September 27, 2021
Page 10 of 12
mixed-use developments meeting certain criteria. The provision of recycling
containers was not addressed in the applicant’s submittals.
COMMUNITY CORRESONDENCE
13. As of the writing of this report, several letters of community correspondence
have been received but were classified by their authors as general inquiries and
did not rise to the point of either support or opposition.
INTERDEPARTMENTAL COMMENTS
14. 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.
15. The Street Transportation Department comments that the existing landscape
planter between the back of curb and the sidewalk should be replenished with
shade trees. Additionally, the department provided stipulations to: require a
right-of-way dedication, require the alley be paved to the nearest streets, require
all streets and improvements in the right-of-way be constructed to ADA
standards; these are included in Stipulation Nos. 5 and 6 respectively.
16. The Public Transit Department commented on the need for a robust system of
pedestrian pathways on the site to efficiently convey new residents toward the
light rail and bus routes. These are addressed within the provisions of the
Walkable Urban 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. 10.
18. The Aviation Department requires the disclosure of the existence and
operational characteristics of Phoenix SkyHarbor Airport be disclosed to tenants
and buyers, an avigation agreement be recorded, and that a no-hazard
determination be obtained from the FAA. These are addressed in Stipulation
Nos. 7 - 9.
Staff Report: Z-33-21-4
September 27, 2021
Page 11 of 12
19. 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 proposal is compatible with the context of the area and utilizes setbacks and
other design considerations to create a transition from the highest intensity near
Central Avenue to the lower residential intensities located within the Willo Historic
District Neighborhood.
2.
The development advances the vision and recommendations contained in the
Midtown TOD Policy Plan by redeveloping a vacant site with new residential units
in a scale compatible with the adjacent neighborhood.
3.
The proposal will create additional housing options in line with the Housing
Phoenix Plan’s goal of preserving or creating 50,000 housing units by 2030.
Stipulations
1.
The maximum building height shall be 30 feet
2.
The project shall not exceed 6 lots and/or 6 dwelling units.
3.
The existing streetscape landscape area between the curb and sidewalk shall be
replenished, as required by Chapter 13, Section 1309.B of the Phoenix Zoning
Ordinance and as approved by the Planning and Development Department.
4.
The required landscape setback along the western property boundary shall be
planted with shade trees placed 20 feet on center or in equivalent groupings,
excluding driveway entrances, and all required trees shall be a minimum 3-inch
caliper. Existing trees may be utilized toward the requirement. The above
conditions shall be approved by the Planning and Development Department.
5.
The developer shall provide 20 feet of paving per the local street standards for
the full length of the alley to the two nearest cross streets unless otherwise
modified by a technical appeal, as approved by the Planning and Development
Department.
Staff Report: Z-33-21-4
September 27, 2021
Page 12 of 12
6.
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.
7.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport 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.
8.
The developer shall grant and record an avigation easement to the City of
Phoenix for the site, per the content and form prescribed by the City Attorney
prior to final site plan approval.
9.
The developer shall provide a No Hazard Determination for the proposed
development from the FAA pursuant to the FAA’s Form-7460 obstruction
analysis review process, prior to construction permit approval, as per plans
approved by the Planning and Development Department.
10. 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
September 27, 2021
Team Leader
Samantha Keating
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped August 19, 2021 (3 pages)
Conceptual Building Elevations date stamped August 19, 2021 (4 pages)
Conceptual Renderings date stamped August 19, 2021 (3 pages)
Z-26-06
Z-10-90
Z-10-90
Z-10-90
Z-97-97
Z-57-97
Z-94-03
Z-115-81
Z-115-81
Z-115-81
*
*
*
*
*
*
*
*
R1-6
H-R
C-1
H-R
P-1
P-2
R1-6
HP
HP
P-1
HRI
P-1
HRI
R1-6 HP
P-2
HRI
C-2
P-2
P-1
C-2
C-2
R-3
HP
UR
HRI
1ST AVE
HOLLY ST
CYPRESS ST
Transit Overlay
District (TOD-1)
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-33-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.71 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
P-2 TOD-1
WU Code T4:2
CONVENTIONAL OPTION
N/A
No Maximum
* UNITS P.R.D. OPTION
N/A
N/A
Holly 6 LLC
DATE:
6/15/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 13-27
ZONING MAP
G-8
REQUESTED CHANGE:
FROM: P-2 TOD-1 ( 0.71 a.c.)
TO:
WU Code T4:2 ( 0.71 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-33-21.mxd
Z-33-21
0.025
0
0.025
0.0125
Miles
Z-26-06
Z-10-90
Z-10-90
Z-10-90
Z-97-97
Z-57-97
Z-94-03
Z-115-81
Z-115-81
Z-115-81
*
*
*
*
*
*
*
*
R1-6
H-R
C-1
H-R
P-1
P-2
R1-6
HP
HP
P-1
HRI
P-1
HRI
R1-6 HP
P-2
HRI
C-2
P-2
P-1
C-2
C-2
R-3
HP
UR
HRI
1ST AVE
HOLLY ST
CYPRESS ST
Transit Overlay
District (TOD-1)
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-33-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.71 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
P-2 TOD-1
WU Code T4:2
CONVENTIONAL OPTION
N/A
No Maximum
* UNITS P.R.D. OPTION
N/A
N/A
Holly 6 LLC
DATE:
6/15/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 13-27
ZONING MAP
G-8
REQUESTED CHANGE:
FROM: P-2 TOD-1 ( 0.71 a.c.)
TO:
WU Code T4:2 ( 0.71 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-33-21.mxd
Z-33-21
0.025
0
0.025
0.0125
Miles