Attachment C - PHO Summary - PHO-1-23--Z-SP-5-21-7.pdf
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REPORT OF PLANNING HEARING OFFICER ACTION
Mr. Byron Easton, Planner III, Hearing Officer
Teresa Garcia, Planner I, Assisting
November 15, 2023
ITEM NO: 3
DISTRICT NO. 7
SUBJECT:
Application #:
PHO-1-23--Z-SP-5-21-7
Location:
Approximately 100 feet west of the northwest corner of 59th
Avenue and Lower Buckeye Road
Zoning:
C-2 SP
Acreage:
11.83
Request:
1) Modification to Stipulation 1 regarding general
conformance with building elevations date stamped
November 16, 2021.
2) Deletion of Stipulation 5 regarding perimeter walls.
3) Modification to Stipulation 6 regarding parking lot
landscaping.
4) Deletion of Stipulation 7.a regarding shading of
pedestrian walkways.
5) Deletion of Stipulation 8.a regarding location of
pedestrian thoroughfares.
6) Modification to Stipulation 9.b regarding the location of a
bicycle repair station.
7) Modification to Stipulation 12 regarding location of
sidewalks along Lower Buckeye Road.
Applicant:
EPS Group, Inc.
Owner:
Aamerco Real Estate Company
Representative: EPS Group, Inc.
ACTIONS:
Planning Hearing Officer Recommendation: The Planning Hearing Officer
recommended approval with a modification.
Village Planning Committee (VPC) Recommendation: The Estrella Village
Planning Committee was scheduled to hear this request on October 17, 2023,
but did not have a quorum.
DISCUSSION:
David Hughes, representative of EPS Group, Inc, gave an overview of the site
and the modifications that were requested. He stated the existing conditions on
Attachment C
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 2
the site, including an existing ADOT chain link fence along the western property
line. He gave an overview of the VPC hearing, indicating there was no quorum,
but had a meeting with the VPC chair, Lisa Perez, to answer some questions she
had about the site.
Parul Butala, representative of U-Haul, stated her support for the project and was
available to answer questions regarding U-Haul’s operation.
Mr. Easton asked Mr. Hughes if he was aware of any sound wall requirements
from ADOT.
Mr. Hughes stated he is not aware of any requirements.
Mr. Easton asked if Mr. Hughes reached out to ADOT regarding the project.
Mr. Hughes stated he did reach out to ADOT and is preparing a traffic study and
the site plan for their review. He stated he discussed it with Teresa Garcia,
Planning Hearing Officer Assistant, and mentioned the materials will be provided
with the site plan application.
Mr. Easton asked if the proposed site plan meets the City of Phoenix’s current
landscape requirements.
Mr. Hughes stated the landscape on the plan was used for presentation and
would need to double check the landscaping requirements.
Mr. Easton stated there was no public correspondence for this case. He stated
there was no recommendations from the Estrella VPC due to no quorum at the
VPC hearing. He recommended approval with a modification to Stipulation 1,
modifying the general conformance date to September 8, 2023 for the new
proposed elevations. He recommended approval to Stipulations 5 and 6,
indicating that the applicant is offering to add additional landscaping to the site.
He stated modification requests to Stipulations 7.a and 8.a were withdrawn. He
recommended approval to Stipulation 9.b, indicating the applicant is going to
keep the bicycle repair station and is updating the site plan date. He
recommended approval to Stipulation 12 as written. He stated a Prop 207 waiver
was received and no additional stipulations were added.
FINDINGS:
1) The request to modify Stipulation 1 is approved with a modification. The
purpose of the original rezoning was to allow the development of
commercial self-service storage warehouse buildings on the Site. The
proposal is offering the same use and intensity on the same portion of the
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 3
property and therefore only needs the revised elevations for the new
development to be referenced in the general conformance Stipulation.
2) The request for the deletion of Stipulation 5 is approved. The applicant
indicated that there is an existing view fence provided by ADOT adjacent
to the Loop 202 freeway drainage channel. The applicant also stated that
they will provide additional landscaping along that frontage and provided a
landscape plan showing the added buffering in lieu of additional perimeter
walls.
3) The request to modify Stipulation 6 regarding parking lot landscaping is
recommended to be approved. The Stipulation has been modified to
specify which parking areas are to be landscaped with 2-inch caliper
shade trees, excluding areas that will only be used for moving van
storage. The overall goal to achieve 25 percent of parking area shade at
maturity, will still be achieved.
4) The request for modification of Stipulation 7.a is withdrawn.
5) The request for deletion of Stipulation 8.a is withdrawn.
6) The request to modify Stipulation 9.b is approved. The Stipulation is being
updated to match the revised site plan for the new development (different
developer).
7) The request to modify Stipulation 12 is approved. Due to Lower Buckeye
Road right-of-way being under the jurisdiction of ADOT, the ultimate
design of the sidewalk and landscaping in ADOT right-of-way is solely at
their discretion. In addition, existing SRP facilities in the right-of-way would
prohibit/severely limit planting in a landscape buffer on top of those
facilities. Typically, the City of Phoenix would require the facilities to be
moved out of the right-of-way and onto private property but are unable to,
in this situation, as it’s not under the City’s jurisdiction.
STIPULATIONS:
1.
The self-service storage warehouse portion of the development shall be in
general conformance with the building elevations date stamped
SEPTEMBER 8, 2023 November 16, 2021, as modified by the following
stipulations and approved by the Planning and Development Department.
Other building elevations shall be developed with a common architectural
theme to the following standards, as approved by the Planning and
Development Department:
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 4
a.
Building elevations shall contain multiple colors, exterior accent
materials and textural changes that exhibit quality and durability to
provide a decorative and aesthetic treatment.
b.
All building elevations shall contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, recesses,
variation in window size and location, and/or overhang canopies.
c.
A minimum of two building materials listed in the Estrella Village Core
Plan shall be utilized in all building elevations.
2.
The development shall conform with the Estrella Village Arterial Street
Landscaping Program landscape palette and landscaping standards along
arterial streets in the Estrella Village, except as noted herein, as approved
by the Planning and Development Department.
3.
Project entry drives along Lower Buckeye Road shall incorporate
enhanced landscaping on both sides planted with a variety of at least
three plant materials. Each landscaped area shall be a minimum of 125-
square feet, as approved by the Planning and Development Department.
4.
Project entry drives along Lower Buckeye Road shall be constructed of
decorative pavers, stamped, or colored concrete, or similar alternative
material, as approved by the Planning and Development Department.
5.
Where perimeter walls are adjacent to the Loop 202 freeway drainage
channel, these shall be limited to open view wrought iron fencing or similar
material, or a combination of 4-feet solid masonry topped by wrought iron
open view fencing or similar material, unless required otherwise by the
Zoning Ordinance, as approved by the Planning and Development
Department.
5.
6.
All uncovered surface parking lot areas shall be landscaped with minimum
2-inch caliper size large canopy 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.
6.
7.
The following pedestrian shade standards shall be met as described below
and as approved or modified by the Planning and Development
Department:
a.
Pedestrian walkways connecting the commercial buildings to adjacent
public sidewalks shall be shaded to a minimum of 75 percent using
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 5
large canopy drought tolerant shade trees at maturity and/or
architectural shade.
b.
The bus stop along Lower Buckeye Road shall be shaded to a
minimum of 50 percent.
7.
8.
A system of pedestrian thoroughfares shall be provided as described
below and as approved or modified by the Planning and Development
Department:
a.
Connections to/between via the most direct route:
(1) All building entrances.
(2) Adjacent public sidewalks.
(3) The bus stop along Lower Buckeye Road.
b.
Where pedestrian walkways cross a vehicu!ar path, the pathway shall
be constructed of decorative pavers, stamped or colored concrete, or
other pavement treatments that visually contrasts with parking and
drive aisle surfaces. Vehicular crossings shall be kept to a minimum.
8.
9.
The development shall incorporate bicycle infrastructure, as described
below and as approved by the Planning and Development Department.
a.
A minimum of four bicycle parking spaces shall be provided through
Inverted U and/or artistic racks located near the building entrance of
each enclosed commercial 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.
b.
One bicycle repair station ("fix it station") shall be provided and
maintained within close proximity to Lower Buckeye Road or the C
Store building as depicted in the site plan date stamped SEPTEMBER
8, 2023 July 12, 2021. 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.
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 6
9.
10.
The developer shall dedicate a 30-foot wide multi-use trail easement
(MUTE) along the north side of Lower Buckeye Road and construct a
minimum 10-foot wide multi-use trail (MUT) within the easement, in
accordance with the MAG supplemental detail indicated in Section 429
and as approved by the Planning and Development Department. Where
conflicts or restrictions exist, the developer shall work with the Site
Planning section on an alternate design through the technical appeal
process.
10
11.
The developer shall dedicate right-of-way and construct one bus stop pad
along westbound Lower Buckeye Road west of 59th Avenue. The bus stop
pad shall be constructed according to City of Phoenix Standard Detail
P1260 with a minimum depth of 10 feet. The bus stop pad shall be spaced
from the intersection according to City of Phoenix Standard Detail P1258.
11
12.
All sidewalks along Lower Buckeye Road shall be ATTACHED AND A
MINIMUM OF 5 FEET IN WIDTH detached with a landscape strip located
between the sidewalk and back of curb following the most recent Cross
Section of the Street Classification Map and planted to the following
standards, as approved by the Arizona Department of Transportation
(ADOT) and/or the Planning and Development Department.
a.
Minimum 2-inch caliper single-trunk large canopy drought-tolerant
shade trees to provide a minimum.7.5 percent shade.
b.
Drought tolerant vegetation maintained at a maximum height of 24
inches and achieve 75 percent live coverage.
c.
The landscape palette and planting standards, unless otherwise
provided herein, shall conform with the Estrella Village Arterial Street
Landscaping Program requirements for arterial streets.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
12
13.
All sidewalks along 59th Avenue shall be a minimum of 5 feet in width and
detached with a minimum 10-foot wide landscape area located between
the sidewalk and back of curb and planted to the following standards, as
approved by the Arizona Department of Transportation (ADOT) and/or the
Planning and Development Department.
a.
Minimum 2-inch caliper single-trunk large canopy drought-tolerant
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 7
shade trees to provide a minimum 75 percent shade.
b.
Drought tolerant vegetation maintained at a maximum height of 24
inches and achieve 75 percent live coverage.
c.
The landscape palette and planting standards, unless otherwise
provided herein, shall conform with the Estrella Village Arterial Street
Landscaping Program requirements for arterial streets.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
13
14.
All proposed driveways along Lower Buckeye Road shall require the
approval of the Arizona Department of Transportation (ADOT) and the
Planning and Development Department.
14
15.
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.
15
16.
If determined necessary by the Phoenix Archeology 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
Archeologist prior to clearing and grubbing, landscape salvage, and/or
grading approval.
16
17.
If Phase I data testing is required, and if, upon review of the results from
Phase I data testing, the City Archeologist, in consultation with a qualified
archeologist, determines such data recovery excavations are necessary,
the applicant shall conduct Phase II archeological data recovery
excavations.
17
18.
In the event archeological 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 Archeologist, and allow time
for the Archeology Office to properly assess the materials.
18
19.
Prior to preliminary site plan approval, the landowner shall execute a
Proposition 207 waiver of claims form. The waiver shall be recorded with
the Maricopa County Recorder's Office and delivered to the City to be
included in the rezoning application file for record.
Planning Hearing Officer Summary of November 15, 2023
Application PHO-1-23—SP-5-21-7
Page 8
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of time through appropriate auxiliary aids or services to accommodate an
individual with a disability. This publication may be made available through the
following auxiliary aids or services: large print, Braille, audiotape or computer
diskette. To request a reasonable accommodation, please contact Teleia Galaviz
at teleia.galaviz@phoenix.gov or (602) 291-2559 or TTY: 7-1-1.