Attachment B - Staff Report - Z-50-21-6.pdf

Staff Report Z-50-21-6 
October 18, 2021 
Ahwatukee Foothills Village Planning 
Committee Meeting Date: 
October 25, 2021 
Planning Commission Hearing Date: 
November 4, 2021 
Request From: 
C-2 (Intermediate Commercial) (3.26 acres)
Request To: 
C-2 DNS/WVR HGT/WVR (Intermediate
Commercial, Density Waiver, Height Waiver)
(3.26 acres)
Proposed Use: 
Multifamily residential 
Location: 
Approximately 275 feet east of the northeast 
corner of 51st Street and Elliot Road 
Owner: 
Josh Wartlieb 
Applicant / Representative: 
Lazarus & Silvyn, PC/Larry Lazarus 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map Classification La Puente Avenue / 
50th Place 
Private Street 
25-foot south half-street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; 
CLEAN NEIGHBORHOODS; Facilitate the acquisition of vacant, underutilized and blighted 
parcels for appropriate redevelopment, compatible with the adjacent neighborhood 
character and adopted area plans. 
The subject site is currently operated as a hotel and has been in operation since the late 1980s. 
The proposed rezoning case would allow for the redevelopment of this hotel into a multifamily 
residential development, while utilizing the existing buildings on the site. The proposal is 
consistent with surrounding land uses which are commercial in nature. 
Attachment B

Staff Report: Z-50-21-6 
October 18, 2021 
Page 2 of 15 
 
 
 
 
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 proposal requests to maintain the existing commercial zoning designation on the subject site 
to redevelop the existing hotel into a multifamily development, by requesting a Density Waiver 
entitlement that will allow for the conversion of all 188 hotel rooms into 110 residential dwelling 
units. Although the height waiver entitlement is also being requested to meet the Zoning 
Ordinance requirements for multifamily developments, the request does not propose a change in 
building height as it exists on the site today. 
 
Lastly, access to the site exists through La Puente Avenue or 50th Place, a private accessway, 
that is shared with commercial uses and will not affect any of the surrounding neighborhoods that 
exist in the 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 proposal will be required to provide shade along the adjacent public sidewalk and pedestrian 
pathways. This will help to encourage walking and to mitigate the urban heat island effect by 
covering hard surfaces, thus cooling the micro-climate around the project vicinity. 
 
Applicable Plans, Overlays, and Initiatives 
 
Black Canyon/Maricopa Freeway Specific Plan: See Background Item No. 6. 
 
Tree and Shade Master Plan: See Background Item No. 7. 
 
Ahwatukee Foothills Character Plan: See Background Item No. 8. 
 
Comprehensive Bicycle Master Plan: See Background Item No. 9. 
 
Complete Streets Guidelines: See Background Item No. 10. 
 
Zero Waste PHX: See Background Item No. 11. 
 
Housing Phoenix: See Background Item No. 12.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 3 of 15 
 
 
 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Hotel 
C-2 
North and Northwest 
Various office uses 
C-1 
South 
Vacant (drainage easement) 
C-2 
East 
Vacant (drainage easement) 
C-2 
West 
Bank 
C-1 
 
 
C-2 DNS/WVR HGT/WVR 
(R-5 Development Standards - Planned Residential Development Option)* 
 
Standards 
C-2 DNS/WVR HGT/WVR 
Requirements 
Provisions on the proposed site 
plan 
Gross Acreage 
- 
3.26 acres 
Total Maximum Number of 
Units 
149 to 170 units 
110 units (Stipulation No.1 limits 
the maximum density to 110 units) 
 
Maximum Density 
45.68 to 52.2 dwelling units 
per acre 
33.74 dwelling units per acre (Met) 
Maximum Lot Coverage 
50% 
17% (Met) 
Maximum Building Height 
48 feet 
Maximum of 4 stories and 38 feet. 
(Met) 
 
MINIMUM PERIMETER STANDARDS 
Adjacent to property line 
not on a public street (La 
Puente Avenue / 50th 
Place) 
20 feet 
 
20 feet (Met) 
Adjacent to property line 
not on a public street 
(South, East, West and 
Northeast) 
 
 
 
 
 
10 feet 
Not specified

Staff Report: Z-50-21-6 
October 18, 2021 
Page 4 of 15 
 
 
 
 
 
MINIMUM LANDSCAPE SETBACKS AND STANDARDS 
Front property line (La 
Puente Avenue / 50th 
Place) 
20 feet 
Not specified 
Interior property lines 
(South, East, West and 
Northeast) 
5 feet 
Not specified 
Minimum Open Space 
 
5% of gross site area 
 
11% (Met) 
Minimum Amenities  
 
Two amenities 
Five amenities (Met) 
MINIMUM PARKING REQUIREMENTS 
Parking 
Multifamily dwelling units: 
 
1.3 spaces per efficiency unit 
and 1.5 spaces per 1 or 2 
bedroom unit and 2 spaces 
per 3 or more bedroom unit, 
1.0 space per unit of less 
than 600 square feet 
regardless of number of 
bedrooms 
 
When the required parking is 
reserved for residents, 
additional unreserved parking 
is required as follows: 0.3 
spaces for each efficiency 
unit and 0.5 spaces per each 
1 or 2 bedroom unit and 1.0 
space per each 3 or more 
bedroom unit. 0.25 spaces 
per units for unreserved 
parking. 
 
96 one bedroom units and 14 
two bedroom units proposed. 
 
138 spaces required. 
 
179 parking spaces provided. 
(Met)

Staff Report: Z-50-21-6 
October 18, 2021 
Page 5 of 15 
 
 
 
 
* The C-2 zoning district permits multifamily zoning by right within the development 
standards of the R-3 zoning district. Increased yard, height, area and density may be 
permitted through a wavier up to the R-5 standards. Staff is recommending that the R-5 
zoning district standards shall be utilized per Stipulation No. 1. 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 3.26 acres located approximately 275 feet east of the 
northeast corner of 51st Street and Eliott Road from C-2 (Intermediate 
Commercial District) to C-2 DNS/WVR HGT/WVR (Intermediate Commercial 
District, Density Waiver, Height Waiver) for retrofitting of the existing hotel into a 
multifamily residential development. 
 
In 1981, the subject site was annexed into the City of Phoenix from 
unincorporated Maricopa County following Annexation No. 111 and zoned PSC 
(Planned Shopping Center). In 1985, the property was rezoned from PSC to C-1 
(Neighborhood Retail District). In 1989, Rezoning Case No. Z-50-89 was 
approved and rezoned the site from C-1 to C-2. 
 
SURROUNDING LAND USES AND ZONING 
2. 
The surrounding area contains a variety of residential, commercial and industrial 
zoning districts including R1-6 (Single-Family Residence District), R-O 
(Residential Office District), C-O (Commercial Office District), C-1 (Neighborhood 
Retail District), C-2 (Intermediate Commercial District), Ind. Pk. (Industrial Park 
District), and CP/GCP (Commerce Park, General Commerce Park District). 
 
The subject site is also 
within close proximity to the 
Interstate 10 (east), City of 
Tempe (across Interstate 
10) and Unincorporated 
Maricopa County limits 
(south).

Staff Report: Z-50-21-6 
October 18, 2021 
Page 6 of 15 
 
 
 
 
Zoning Aerial Map, Source: Planning and Development 
Department 
 
 
GENERAL PLAN LAND USE MAP DESIGNATIONS 
3. 
The General Plan Land 
Use Map designation for 
the subject site is 
Commercial. Surrounding 
the property on all four 
sides, are properties 
designated as Commercial. 
There are other land use 
designations in the area 
that include Residential 3.5 
to 5 dwelling units per acre, 
Commerce/Business Park, 
and Transportation. 
 
The C-2 DNS/WVR 
HGT/WVR zoning 
requested is consistent 
with the General Plan Land 
Use Map designation of 
Commercial. 
 
 
 
General Plan Land Use Map, Source: Planning and 
Development Department 
 
 
PROPOSAL 
 
4. 
Site Plan 
 
The applicant is proposing the conversion of an existing hotel with 188 rooms to 
a multifamily residential development with 110 dwelling units, while utilizing the 
existing structure which is four stories and 38 feet in height (excluding elevators 
and other rooftop mounted equipment). A pool and amenity area is centrally 
located within the development and surrounded by six buildings on three sides. 
Vehicular access to the site is limited to La Puente Avenue and 50th Place, while 
parking is located along the south, east, northeast and western perimeters.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 7 of 15 
 
 
 
 
 
 
Conceptual Site Plan, Source: Kontexture 
 
 
 
Conformance to the conceptual site plan provided by the applicant is not 
recommended by staff as some of the existing parking stalls are presently 
located within the front yard and encroaching into the required landscape 
setback. Furthermore, additional details regarding perimeter landscape setbacks 
were not provided as part of the conceptual site plan. However, staff 
recommends Stipulation No. 1 to limit the maximum number of units on the site 
to 110 and establish which development standards will be utilized, providing a 
degree of certainty to the future character of the site.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 8 of 15 
 
 
 
 
5. 
Building Elevations 
 
At this time, the applicant 
does not propose exterior 
modifications to the 
existing structures on the 
site with the exception of 
repainting. However, if 
new buildings are 
constructed, or existing 
buildings expand, 
Stipulation No. 2 would 
require enhanced 
building elevations in 
these new buildings that 
incorporate elements 
such as various building 
materials, textural 
changes, and 
architectural 
embellishments. 
 
Color rendering, Source: Behr Pro 
 
 
STUDIES AND POLICIES 
 
6. 
Black Canyon/Maricopa Freeway Specific Plan 
The Freeway Mitigation Program, created in the City of Phoenix by the 1988 
approval of Proposition 17, authorized general obligation bonds to prepare plans 
and fund projects to mitigate the blighting effects on neighborhoods from existing 
and proposed freeway construction. The Black Canyon/ Maricopa Freeway 
Specific Plan study area is 32 miles long from Pinnacle Peak Road 
to Pecos Road. The width of the study area is one-quarter mile on each side of 
the freeway. 
 
This site is in Segment 20 with a land use designation of “Office”, thus not 
consistent with the proposed use of the site as multifamily residential. Due to this 
designation, the plan did not recommend noise mitigation walls to be placed 
along the I-10 portion adjacent to this site, while the site was in use as a hotel. 
The existing building closest to the I-10 freeway off-ramp is approximately 300 
feet away. Additional screening along the off-ramp is not requested by staff at 
this time due to site constraints along the east property line. However, staff 
recommends Stipulation No. 3 to require enhanced landscaping standards along 
the perimeter of the site that include two-inch caliper, large-canopy trees to help 
screen the views of the adjacent freeway off-ramp.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 9 of 15 
 
 
 
 
 
Furthermore, this plan envisioned a park-and-ride facility to be constructed either 
at the subject property or directly south of this site across Eliott Road. No such 
facility has been developed in this area, but development of this facility appears 
more feasible south of Eliott Road where undeveloped land exists. 
 
 
7. 
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 several stipulations designed to provide trees and 
enhance shade within the development, as follows: 
 
• Shade exhibit shall be submitted prior to preliminary site plan approval, to 
help enforce shading standards (Stipulation No. 5); 
• Pedestrian walkways and the sidewalk along La Puente Avenue/50th 
Place shall be shaded a minimum of 75 percent (Stipulation No. 6); 
• All uncovered parking areas shall be shaded to a minimum of 25 percent 
at full maturity using two-inch caliper trees (Stipulation No. 7). 
 
 
8. 
Ahwatukee Foothills Character Plan 
The Ahwatukee Foothills Village Plan Character Plan was adopted in 2017 and it 
outlines the character of the village, in addition to highlighting community assets 
that should be preserved. Furthermore, the Village Character Plan contains 
representative land use and design principles obtained from the 2015 Phoenix 
General Plan to better equip all stakeholders with the ability to preserve and 
protect the Village Character while encouraging growth and investment. 
 
The proposed development furthers the goals of the Ahwatukee Foothills Village 
Character Plan by improving the adjacent streetscape, promoting alternative 
transportation and an active lifestyle. Stipulation No. 4 recommends a variety of 
amenities as part of this development to encourage an active lifestyle, while 
Stipulation Nos. 8 and 9 require on-site improvements that are aimed at 
improving pedestrian safety. The use of alternative materials in walkways that 
cross drive aisles and traffic calming measures (may include stop signs) along 
points of ingress and egress to the site will help improve pedestrian safety. 
 
Bicycle amenities and street improvements are addressed subsequently in this 
report.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 10 of 15 
 
 
 
 
9. 
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. 
Bicycle lanes have been constructed along 51st Street and within close proximity 
of this site, providing a connection to employment and shopping opportunities. 
Staff recommends Stipulation No. 10 to require bicycle amenities including 
covered bicycle parking and inverted U-bicycle racks, along with a bicycle repair 
station to promote alternative transportation plus recreation to future residents 
and their guests. 
 
 
10. 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. This development will help to 
pedestrianize the immediate street frontages by requiring the construction of a 
new sidewalk along La Puente Avenue and 50th Place. This is addressed in 
Stipulation No. 11. 
 
Furthermore, Stipulation No. 10 requires bicycle amenities including covered 
bicycle parking and inverted U-bicycle racks, along with a bicycle repair station to 
promote alternative transportation plus recreation by future residents and their 
guests. 
 
 
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. No recycling facilities are proposed at this time for this 
development. 
 
 
12. 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 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.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 11 of 15 
 
 
 
 
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. 
 
This proposal involves converting a hotel into a multifamily development to 
create 110 additional residential dwelling units and allow a wider range of 
housing opportunities for existing or future residents. 
 
 
COMMUNITY INPUT SUMMARY 
13. As of the writing of this report, staff received one letter of opposition to this 
request from a property owner across La Puente Avenue. The letter of opposition 
cited concerns with traffic impacts and the maintenance of La Puente Avenue (a 
private street) which will serve this development. 
 
 
INTERDEPARTMENTAL COMMENTS 
14. The Public Transit Department provided comments regarding direct pedestrian 
connections between buildings and public sidewalks, shading of pedestrian 
pathways and sidewalks, and the use of contrasting materials where pathways 
cross drive aisles. Stipulation No. 6 addresses the shading pedestrian pathways 
and sidewalks, while Stipulation No. 8 requires alternative paving material where 
pedestrian pathways cross drive aisles. Section 507.Tab.A.II in the Zoning 
Ordinance addresses pedestrian connections to sidewalks. 
 
 
15. The Street Transportation Department provided comments that pertain to 
general street improvements and incidentals, that comply with all ADA 
accessibility standards. This is addressed in Stipulation No. 12. 
 
 
16. The Fire Department indicated that the site and/or buildings shall comply with the 
2018 International Fire Code with Phoenix Amendments, including fire apparatus 
access and hydrant spacing. Further, the water supply at this site is unknown 
and noted that additional water supply may be required to meet the required fire 
flow per the Fire Code. 
 
 
17. The Water Services Departments commented that the property has existing 
water and sewer mains that can potentially serve the development, as water and 
sewer lines are located along La Puente Avenue. However, capacity is a 
dynamic condition that can change over time due to a variety of factors. 
Furthermore, the City intends to provide water and sewer service, requirements 
and assurances for which are determined during the site plan review process. 
For any given property, water and sewer requirements may vary over time to be 
less or more restrictive depending on the status of the City’s infrastructure.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 12 of 15 
 
 
 
 
 
 
18. The Floodplain Management division of the Public Works Department did not 
have any comments pertaining to this request. 
 
 
OTHER 
19. 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 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. This is addressed in Stipulation 
No. 13. 
 
 
20. 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 requested C-2 HGT/WVR DNS/WVR zoning is consistent with the General 
Plan Land Use Map designation. 
 
 
2. 
As stipulated, the proposed development will maintain an appropriate character in 
the area, while improving an existing site. 
 
 
3. 
This proposed development furthers the goals of the Housing Phoenix Plan by 
increasing housing options for residents within close proximity to transportation, 
shopping, and employment options. 
 
 
Stipulations 
 
1. 
The development shall be limited to a maximum of 110 dwelling units and utilize  
the R-5 zoning district development standards. 
 
 
2. 
Additions to existing buildings or new buildings constructed on the site shall be 
developed to the following standards, as approved by the Planning and 
Development Department: 
 
  
 
a. Building elevations shall contain multiple colors, exterior accent materials 
and textural changes that exhibit quality and durability such as brick, stone, 
colored textured concrete or stucco, to provide a decorative and aesthetic

Staff Report: Z-50-21-6 
October 18, 2021 
Page 13 of 15 
 
 
 
 
treatment, as approved by the Planning and Development Department. 
 
  
 
b. All building elevations shall contain architectural embellishments and 
detailing such as textural changes, pilasters, offsets, recesses, variation in 
window size and location, pitched roofs and/or overhang canopies, as 
approved by the Planning and Development Department. 
 
 
3. 
The required landscape setbacks shall be planted with minimum 2-inch caliper 
large canopy drought-tolerant trees, 20 feet on center or in equivalent 
groupings, and five 5-gallon shrubs per tree. Existing trees may be used to 
meet this requirement, as approved by the Planning and Development 
Department. 
 
 
4. 
The development shall include the following amenities and elements at a 
minimum, distributed between the open space area(s) throughout the site, as 
approved by the Planning and Development Department: 
 
 
 
a. Swimming pool. 
 
 
 
 
b. Clubhouse, community room or gym. 
 
 
 
 
c. 
One picnic area that includes one barbecue grill, shade ramada and a 
picnic table. 
 
 
 
 
d. Two benches or seating features. 
 
 
5. 
A shade exhibit shall be submitted with the preliminary site plan submittal, with 
shade calculations based on the summer solstice at 12:00pm (noon), as 
approved by the Planning and Development Department. 
 
 
6. 
Pedestrian walkways, including the sidewalk along La Puente Avenue and 50th 
Place, shall be shaded to a minimum of 75 percent using large canopy drought-
tolerant shade trees at maturity and/or architectural shade, as approved or 
modified by the Planning and Development Department. 
 
 
7. 
All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper drought-tolerant shade trees. Landscaping shall be dispersed 
throughout the parking area and achieve 25 percent shade at maturity, as 
approved by Planning and Development Department.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 14 of 15 
 
 
 
 
8. 
Where pedestrian pathways cross drive aisles, the pathway shall be 
constructed of decorative pavers, stamped or colored concrete, or another 
material, other than those used to pave parking surfaces and drive aisles, as 
approved by the Planning and Development Department. 
 
 
9. 
Traffic calming measures shall be provided at all vehicular points of ingress 
and/or egress to slow vehicles departing the development and crossing the 
public sidewalks, as approved by the Planning and Development Department. 
 
 
10. 
The development shall incorporate bicycle infrastructure as described below 
and as approved by the Planning and Development Department. 
 
 
 
a. “Secure/Covered Facilities” bicycle parking shall be provided at a rate of 
0.25 spaces per dwelling unit, up to a maximum of 20 spaces, as defined in 
Appendix K of the Comprehensive Bicycle Master Plan. 
 
 
 
 
b. A minimum of four bicycle parking spaces shall be provided through 
Inverted U and/or artistic bicycle racks located near the building entrance of 
each residential building and installed per the requirements of Section 
1307.H. of the Phoenix Zoning Ordinance, as approved by the Planning 
and Development Department. Artistic racks shall adhere to the City of 
Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle 
Master Plan. 
 
 
 
 
c. 
One bicycle repair station (“fix it station”) shall be provided and maintained 
on the site within a central amenity area or along a centralized pedestrian 
pathway. 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. 
 
 
11. 
A sidewalk shall be constructed along La Puente Avenue and 50th Place 
property lines, as approved by the Planning and Development Department. 
 
 
12. 
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.

Staff Report: Z-50-21-6 
October 18, 2021 
Page 15 of 15 
 
 
 
 
13. 
In the event archaeological materials are encountered during construction, the 
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archaeologist, and allow time for the 
Archaeology Office to properly assess the materials. 
 
Writer 
Enrique Bojórquez Gaxiola 
October 18, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped September 28, 2021 (1 page) 
Conceptual Color Rendering date stamped September 22, 2021 (1 page) 
Community correspondence (1 page)

Z-39-01
Z-123-01
Z-50-89
Z-39-01
ANX 245
ANX 245
Z-95-94
Z-324-85
*
*
MARICOPA
COUNTY
*
*
R1-6
C-O
C-1
CITY OF 
TEMPE
1 6
R-O
C-2
CP/GCP
MARICOPA 
COUNTY
C-2
C-2
IND.PK.
C-2
C-1
ELLIOT RD
WARNER RD
RAY RD
CHANDLER BLVD
PECOS RD
AHWATUKEE FOOTHILLS VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-50-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.26 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2
C-2 DNS/WVR HGT/WVR
CONVENTIONAL OPTION
47
142
*   UNITS P.R.D. OPTION
56
170
Larry Lazarus
DATE:
8/05/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 04-39
ZONING MAP
C-11
REQUESTED CHANGE:
FROM: C-2 ( 3.26 a.c.)
TO:
C-2 DNS/WVR HGT/WVR ( 3.26 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-50-21.mxd
Z-50-21
0.055
0
0.055
0.0275
Miles
9/29/2021

Z-39-01
Z-123-01
Z-50-89
Z-39-01
ANX 245
ANX 245
Z-95-94
Z-324-85
*
*
MARICOPA
COUNTY
*
*
R1-6
C-O
C-1
CITY OF 
TEMPE
1 6
R-O
C-2
CP/GCP
MARICOPA 
COUNTY
C-2
C-2
IND.PK.
C-2
C-1
Maricopa County Assessor's Office
ELLIOT RD
WARNER RD
RAY RD
CHANDLER BLVD
PECOS RD
AHWATUKEE FOOTHILLS VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-50-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.26 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2
C-2 DNS/WVR HGT/WVR
CONVENTIONAL OPTION
47
142
*   UNITS P.R.D. OPTION
56
170
Larry Lazarus
DATE:
8/05/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 04-39
ZONING MAP
C-11
REQUESTED CHANGE:
FROM: C-2 ( 3.26 a.c.)
TO:
C-2 DNS/WVR HGT/WVR ( 3.26 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-50-21.mxd
Z-50-21
0.055
0
0.055
0.0275
Miles
9/29/2021

EXISTING 
BUILDING
S 00°20'18" E
179.30'
198.0'
PUE
8' - 0"
SEWER ESMT.
20' - 0"
CONST. EASMT.
20' - 0"
10' - 0"
WATER ESMT.
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WATER ESMT.
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WATER ESMT.
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GAS ESMT
8' - 0"
GAS ESMT.
8' - 0"
12' - 0"
WATER ESMT.
12' - 0"
ROW
75' - 0"
SETBACK
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SETBACK
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ELEC ESMT.
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ELEC. ESMT.
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DRAINAGE ESMT.
10' - 0"
DRAINAGE ESMT.
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ELEC ESMT.
8' - 0"
ROW
25' - 0"
SETBACK
20' - 0"
0"
ROW
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MIN.
20' - 0"
5121 EAST LA PUENTE AVE
PHOENIX, ARIZONA 85044
K O N T E X T U R E
architecture      |      interiors      |      urban planning
The Quinn
AHWATUKEE

THE QUINN  •  COLOR RENDERING – SCHEME 1
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October 4, 2021 
 
 
 
Enrique A Bojorquez-Gaxiola 
Planner III 
City of Phoenix 
Planning & Development Department 
Long Range Planning Division 
200 W. Washington Street 
Phoenix, AZ 85003 
 
RE: City of Phoenix – Zoning Case NO. Z-50-21-6 
 
To Whom It May Concern: 
 
My name is Frank Thompson and my partner and I own PTRM Property, LLC, located at 10621 S. 51st 
Street, which is the parcel of property located directly across La Puente Avenue from the north property 
line of the old Clarion Hotel.   
 
PTRM Property, LLC owns a 10,000 square foot office building which houses our insurance agency called 
PT Risk Management Insurance Services LTD, and we lease out 4,000 sq ft of space to a law firm and an 
IT company.   
 
PTRM Property, LLC is within the borders of the Phoenix Tech Center, which has within the past year 
allowed the property of the old Clarion hotel to be removed from the jurisdiction of the Phoenix Tech 
Center.  This is due to the panic caused by the realtor trying to buy the Clarion Hotel which occurred 
despite our previous objection that the Phoenix Tech Center allowed Basis Ahwatukee Charter School to 
move into a facility on South 50th Place several years back.  50th Street is the continuation of La Puente 
after La Puente crosses 51st street.  
  
The charter school allows parents to deliver children to school and pick them up – the result, massive 
traffic jams from parents exiting Elliot Rd onto 51st street and then turning left across traffic to enter 
South 50th Place. 
 
School traffic means that employees and customers all along 51st Street cannot get to work on time and 
if anyone has to leave when school lets out, they risk their lives to try and turn left onto 51st street to get 
to Elliot.  This is especially true from our parking lot which opens onto 51st Street. 
 
In addition to school traffic, now we get to the zoning change request on the old Clarion Hotel site.  First 
of all, LA PUENTE is a privately owned street and does not belong to the city of Phoenix. Several years

ago, we were told by the Phoenix Tech Center that a major overhaul of the street was going to be 
required by the owners. Due to the financial condition of several owners, that upgrade was never done, 
leaving the street and blacktop in the same condition.  I am told that the City of Phoenix will not accept 
the gift of the street without a major upgrade, which I am not willing to help finance to help the new 
owners of the Clarion Hotel site bring hundreds of additional cars on to the street. 
 
Secondly, La Puente IS THE ONLY ENTRANCE AND EXIT FROM THE proposed property asking for a zoning 
change.  The road was not built to accommodate the additional vehicles from a high-rise residency. 
 
The condition of the road and the additional traffic that the remodel of the Clarion Hotel site would 
bring to La Puente going East bound would overload the street.  A lot of traffic utilizes the East bound 
street to get to Wells Fargo bank, Pillar Child Development and a construction company.  The street is 
also used by vehicles needing a place to park which further constricts traffic.                                                
 
The bottom line is that changing the zoning on the Clarion Hotel site to allow for residential usage and 
factoring in the traffic that Basis Charter School produces, the South end of 51st street cannot handle the 
additional traffic and neither can La Puente.     
 
For these reasons we implore the City of Phoenix to not approve the zoning change. 
 
Sincerely, 
 
Frank B. Thompson, CPCU 
Phone 480 893 8228 
Cell:  602 432 1159 
e-mail:  frankt@ptrisk.com