Attachment B - Staff Report - Z-55-21-8.pdf

Staff Report Z-55-21-8 
September 29, 2021 
Central City Village Planning 
Committee Hearing Date 
October 11, 2021 
Planning Commission Hearing Date 
November 4, 2021 
Request From: 
C-1 TOD-1 (Neighborhood Retail District,
Interim Transit-Oriented Zoning Overlay
District One) (0.93 acres)
Request To: 
WU Code T5:5 EG (Walkable Urban Code, 
Transect 5:5 District, Transit Eastlake-
Garfield Character Area) (0.93 acres)  
Proposed Use: 
Research and Testing Laboratory 
Location: 
Approximately 200 feet east of the northeast 
corner of 11th Street and Washington Street 
Owner: 
Clide Calfa, QSS LLC 
Applicant: 
Kim Shaffer, Sky Analytical Laboratories, 
LLC 
Representative: 
Benjamin Graff, Quarles & Brady, LLP 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map Classification 
Washington 
Street 
Arterial 
with Light 
Rail 
50-foot north half
CONNECT PEOPLE AND PLACES CORE VALUE; INFILL DEVELOPMENT; LAND 
USE PRINCIPLE: Promote and encourage compatible infill development with a 
mix of housing types in neighborhoods close to employment centers, 
commercial areas, and where transit or transportation alternatives exist. 
The proposed development is located within the Eastlake-Garfield Transit Oriented 
Development (TOD) District and is approximately 400 feet from the 12th 
Street/Washington Street light rail station. The Eastlake-Garfield TOD Policy Plan 
identified the site to be suitable for retrofit. The proposal to adaptively reuse the 
existing building for a research and testing laboratory is consistent with the vision 
identified in the TOD Policy Plan and is compatible to the surrounding area. 
Attachment B

Staff Report: Z-55-21-8 
September 29, 2021 
Page 2 of 10 
 
 
 
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 building on site activates an underutilized 
property near a light rail station and provides an opportunity for a new business to 
operate.  
 
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 Eastlake-Garfield Transit Oriented Development (TOD) 
District and is located near a light rail transit station. The proposed laboratory and 
testing facility as an employment use is appropriate at this location given the site’s 
proximity to light rail. 
 
 
Applicable Plans, Overlays, and Initiatives 
Transit Oriented Development Strategic Policy Framework – See Background 
Item No. 3. 
 
Eastlake-Garfield TOD Policy Plan – See Background Item No. 4. 
 
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.

Staff Report: Z-55-21-8 
September 29, 2021 
Page 3 of 10 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant office 
C-1 TOD-1 
North 
Multifamily residential 
R-4A TOD-1 
South (across Washington 
Street) 
Vacant land 
WU Code T5:7 EG 
East 
Vacant office, proposed 
multifamily residential 
WU Code T5:6 EG 
West  
Restaurant/Bar 
WU Code T5:2 EG HP 
 
 
Walkable Urban Code 
T5:5 
*variance required or 
design alternative 
Standards 
Requirements 
Provisions on the 
Proposed Site Plan 
Gross Acreage 
N/A 
0.93 
Total Number of Units 
N/A 
None 
Density 
No maximum 
N/A 
Building Height 
 56-foot maximum 
30 feet (Met) 
Min. Parking – Per Section 
702 
• 25% reduction when 
within 1,320 feet of a 
light rail stop 
7 spaces, 10 employees 
1 space per 1.5 employees 
 
 
 
36 spaces (Met) 
Bicycle Parking – Per 
Section 1307.H.6.d 
None required for 
nonresidential uses less than 
5,000 square feet 
0 spaces (Met)  
Streetscape Standards 
(Section 1312.C) 
Arterial Street-Light Rail 
Corridor 
8-foot sidewalk (minimum)  
 
5-foot landscape (minimum) 
8 feet (Met) 
 
7 feet (Met)  
Main Building Setbacks 
Primary Frontage 
12-foot maximum 
Approximately 9 feet 
(Met) 
Side (North) 
0-foot minimum 
0 feet (Met) 
Side (South) 
0-foot minimum 
0 feet (Met) 
Rear (West) 
0-foot minimum 
15 feet (Met) 
Parking Setbacks 
 
 
Primary Frontage 
(Washington Street) 
30-foot minimum or behind 
building 
Approximately 15 feet 
(Not Met)**

Staff Report: Z-55-21-8 
September 29, 2021 
Page 4 of 10 
 
 
 
Walkable Urban Code 
T5:5 
*variance required or design 
alternative 
Standards 
Requirements 
Provisions on the 
Proposed Site Plan 
Lot Requirements 
Lot Coverage 
80% maximum 
Approximately 36% (Met) 
Primary Building Frontage 
70% minimum  
Approximately 17% (Not 
Met)**  
Frontage Types Allowed 
Primary Frontage 
(Washington Street) 
All frontages or alternative 
frontages per Section 
1305.B.1.c 
None (Not Met)** 
 
**Existing condition 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone a 0.93 acre site located approximately 200 feet east of 
the northeast corner of 11th Street and Washington Street from C-1 TOD-1 
(Neighborhood Retail District, Interim Transit-Oriented Zoning Overlay District 
One) to WU Code T5:5 EG (Walkable Urban Code, Transect 5:5 District, Transit 
Eastlake-Garfield Character Area) to allow a research and testing laboratory. 
The proposed use is a testing laboratory to test samples of cannabis, cannabis 
products and other agricultural products. The proposed laboratory use is 
permitted in the Walkable Urban Code in Transect T5:2 and above.  
 
The subject site contains two existing buildings which were constructed in the 
1980s. One existing building fronts Washington Street and is an office and the 
proposed laboratory use will take place in the building to the rear of the site. The 
applicant proposes to adaptively reuse the rear existing building on site and does 
not propose any new construction. The subject site is also located along the light 
rail line and is approximately 400 feet from the 12th Street/Washington Street 
light rail station.

Staff Report: Z-55-21-8 
September 29, 2021 
Page 5 of 10 
 
 
Aerial Map, Source: Planning and Development Department 
 
 
 
 
 
 
 
 
 
 
 
 
 
  
  
2. 
The General Plan Land Use Map 
designation for this site is Commercial. 
The proposed testing laboratory use is 
consistent with this designation. The 
General Plan Land Use Map 
designations to the south, east and 
west are Commercial, and the General 
Plan Land Use Map designation to the 
north is Residential 10 to 15 dwelling 
units per acre. 
General Plan Land Use Map, Source: Planning 
and Development Department 
 
 
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 identified environment for the 12th Street and Washington 
Street light rail station area is Major Urban Center. A Major Urban Center is a 
place type that provides policy support for medium to high intensity uses, with 
building heights typically from four to eight stories, with incentive heights of up to 
fifteen stories. Land uses may include entertainment, retail, mid-rise living and 
office employment. The proposed testing laboratory as an employment use falls 
within the parameters of the Major Urban Center place type.

Staff Report: Z-55-21-8 
September 29, 2021 
Page 6 of 10 
 
 
4. 
Eastlake-Garfield TOD Policy Plan 
 
The site is located within the Eastlake-Garfield TOD (Transit Oriented 
Development) District, the boundaries for which are Interstate 10 on the east and 
north, 7th Street on the west, and the Union Pacific Railroad on the south. The 
Policy Plan adopted for the Eastlake-Garfield 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 Eastlake-Garfield TOD District, one key 
recommendation is the implementation of the Walkable Urban Code, a form-
based zoning code. The request to rezone to Walkable Urban Code is 
appropriate because the proposal will further the goals of the Eastlake-Garfield 
TOD Policy Plan to increase transit-oriented developments along the light rail 
corridor. 
 
 
The subject site has a suggested zoning designation of T5:5. The request for 
transect of T5:5 is consistent with the Eastlake-Garfield TOD Policy Plan and the 
Major Urban Center place type. Further, the subject site is noted as being 
suitable for retrofit. Adaptive reuse of commercial buildings is noted as an 
economic development strategy to increase investment in the policy plan area. 
The proposal to adaptively reuse one of the existing buidlings on site is 
consistent with the retrofit designation.  
 
 
Eastlake-Garfield TOD Policy Plan, Source: Planning and Development Department 
 
 
 
 
EXISTING CONDITIONS AND SURROUNDING ZONING 
5. 
The subject site has two existing buildings, one currently vacant, as shown in the 
aerial sketch map included as an exhibit. North of the subject site is an

Staff Report: Z-55-21-8 
September 29, 2021 
Page 7 of 10 
 
 
affordable senior housing development zoned R-4A TOD-1 (Multifamily 
Residence District, Interim Transit-Oriented Zoning Overlay District One). To the 
west is a restaurant/bar zoned WU Code T5:2 EG HP (Walkable Urban Code 
Transect T5:2 District, Transit Eastlake-Garfield Character Area, Historic 
Preservation). To the east is a vacant office building proposed for multifamily 
residences zoned WU Code T5:6 EG (Walkable Urban Code Transect T5:6 
District, Transit Eastlake-Garfield Character Area). To the south is a vacant 
parcel zoned WU Code T5:7 EG (Walkable Urban Code Transect T5:7 District, 
Transit Eastlake-Garfield Character Area). 
 
PROPOSAL 
6. 
As shown on the site plan and elevations attached as an exhibit, the proposal is 
to use the existing building located at the rear of the site for a testing laboratory. 
There is no new construction proposed for the site. While the proposal is to 
adaptively reuse the existing building on site, Stipulation No. 1 requires that any 
new buildings or structures constructed on site be subject to Walkable Urban 
Code standards. Further, any significant changes to the existing buildings on site 
might also trigger Walkable Urban Code requirements as determined through the 
site plan review process.    
 
 
7. 
As a primary purpose of the Walkable Urban Code and due to the site’s 
proximity to public transit, Stipulation No. 2 addresses pedestrian safety and 
requires any street improvements to be built according to ADA accessibility 
standards. 
 
 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
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. Bicycle parking is a requirement of the Walkable Urban Code and 
is supported by the City of Phoenix Comprehensive Bicycle Master Plan. The 
site will be required to meet the bicycle parking requirements outlined in Section 
1307.H of the Zoning Ordinance.  
 
 
9. 
 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. Stipulation No. 2 requires that street 
improvement be conducted to City and ADA standards.

Staff Report: Z-55-21-8 
September 29, 2021 
Page 8 of 10 
 
 
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. The general development standards of the Walkable 
Urban Code require that 75 percent of sidewalks and pedestrian ways be 
shaded.  
 
  
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 project will be subject to the current City 
of Phoenix waste collection and recycling requirements. 
  
COMMUNITY INPUT SUMMARY 
12. At the time this report was written, staff had not received any public 
correspondence regarding the request.  
 
 
INTERDEPARTMENTAL COMMENTS 
13. The Street Transportation Department requested that all street improvements be 
constructed to ADA accessibility standards which is addressed in Stipulation No. 
2.  
 
 
14. 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. The Aviation 
Department also requires that the project receive a No Hazard Determination 
from the FAA. These are addressed in Stipulation Nos. 3 and 4. 
 
 
15. The Fire Department commented that the building shall comply with the Phoenix 
Fire Code, the current water supply for the site is unknown and the proposed 
laboratory use may require operational permits through the Fire Department to 
use cryogenic fluids, compressed gases and other types of hazardous materials.  
 
 
OTHER 
16. The site is located in a larger area identified as being archaeologically sensitive. 
If further review by the City of Phoenix Archaeology Office determines the site 
and immediate area to be archaeologically sensitive, and if no previous 
archaeological projects have been conducted within this project area, it is 
recommended that archaeological Phase I data testing of this area be 
conducted. Phase II archaeological data recovery excavations may be

Staff Report: Z-55-21-8 
September 29, 2021 
Page 9 of 10 
 
 
necessary based upon the results of the testing. A qualified archaeologist must 
make this determination in consultation with the City of Phoenix Archaeologist. In 
the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within a 33-foot radius of the discovery 
and the City of Phoenix Archaeology Office must be notified immediately and 
allowed time to properly assess the materials. This is addressed in Stipulation 
Nos. 5 through 7. 
 
 
17. 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 to adaptively reuse the existing building on site is consistent with 
the Land Use Section of the Eastlake-Garfield TOD District Policy Plan. 
  
2. The proposed testing laboratory is within the Eastlake-Garfield TOD District, is 
near the light rail corridor, and is compatible with the vision of this parcel and 
area as a site suitable for retrofit.   
  
3. The proposal is consistent with the General Plan Land Use Map designation of 
Commercial. 
 
Stipulations 
1.  
Upon site plan approval and permit issuance for any new building(s) or 
structure(s) on the site, the new building or structure and adjacent landscaping 
shall be developed in compliance with the Walkable Urban Code (Chapter 13 
of the Phoenix Zoning Ordinance), as approved by the Planning and 
Development Department. 
 
 
2. 
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. 
 
 
3. 
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.   
 
 
4. 
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-55-21-8 
September 29, 2021 
Page 10 of 10 
 
 
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. 
 
 
5. 
If determined necessary by the Phoenix Archaeology Office, the applicant shall 
conduct Phase I data testing and submit an archaeological survey report of the 
development area for review and approval by the City Archaeologist prior to 
clearing and grubbing, landscape salvage, and/or grading approval. 
 
 
6. 
If Phase I data testing is required, and if, upon review of the results from the 
Phase I data testing, the City Archaeologist, in consultation with a qualified 
archaeologist, determines such data recovery excavations are necessary, the 
applicant shall conduct Phase II archaeological data recovery excavations. 
 
 
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. 
 
Writer 
Sarah Stockham 
September 29, 2021 
 
Team Leader 
Samantha Keating 
 
 
Exhibits  
Aerial Map 
Sketch Map 
Conceptual Site Plan and Elevations Date Stamped August 1, 2021 (2 pages)

Z-11-15
Z-18-20
Z-88-18
Z-23-16
Z-31-11
Z-101-82
Z-225-84
Z-201-84
*
*
*
*
*
WU T5:2 EG HP
C-3
PUD
C-3
WU CODE T5:6 EG
R-4A
C-1
R1-6
C-2 HR
C-3
HP
WU T5:7 EG
C-3
WASHINGTON ST
11TH ST
Transit Overlay
District
(TOD-1)
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-55-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.93 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-1 TOD-1
WU Code T5:5
CONVENTIONAL OPTION
13
No Maximum
*   UNITS P.R.D. OPTION
16
N/A
Sky Analytical Laboratories LLC
DATE:
8/12/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 10-29
ZONING MAP
F-8
REQUESTED CHANGE:
FROM: C-1 TOD-1 ( 0.93 a.c.)
TO:
WU Code T5:5 ( 0.93 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-55-21.mxd
Z-55-21
0.02
0
0.02
0.01
Miles

Z-11-15
Z-18-20
Z-88-18
Z-23-16
Z-31-11
Z-101-82
Z-225-84
Z-201-84
*
*
*
*
*
WU T5:2 EG HP
C-3
PUD
C-3
WU CODE T5:6 EG
R-4A
C-1
R1-6
C-2 HR
C-3
HP
WU T5:7 EG
C-3
WASHINGTON ST
11TH ST
Transit Overlay
District
(TOD-1)
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-55-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.93 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-1 TOD-1
WU Code T5:5
CONVENTIONAL OPTION
13
No Maximum
*   UNITS P.R.D. OPTION
16
N/A
Sky Analytical Laboratories LLC
DATE:
8/12/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 10-29
ZONING MAP
F-8
REQUESTED CHANGE:
FROM: C-1 TOD-1 ( 0.93 a.c.)
TO:
WU Code T5:5 ( 0.93 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-55-21.mxd
Z-55-21
0.02
0
0.02
0.01
Miles




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