Attachment B - Staff Report - Z-29-22-4.pdf

City of Phoenix — Formal (2022-10-12)

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Staff Report Z-29-22-4
July 27, 2022
Encanto Village Planning Committee
Meeting Date:
August 1, 2022
Planning Commission Hearing Date:
September 1, 2022
Request From:
P-1 (Passenger Automobile Parking,
Limited) (0.92 acres), C-2 (Intermediate
Commercial) (1.37 acres), and R-5
(Multifamily Residence District) (1.77
acres)
Request To:
WU Code T5:6 MT (Walkable Urban
Code, Transect 5:6, Transit Midtown
Character Area) (4.06 acres)
Proposed Use:
Multifamily Residential
Location:
Northwest corner of 4th Avenue and
Osborn Road
Owner:
Masyno Osborn, LLC
Applicant:
Subtext Living
Representative:
Nick Wood, Esq; Snell and Wilmer, LLP
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 15+ dwelling units per
acre
Street Map
Classification
Osborn Road
Collector
Street
Varies. 40 foot north
half street
4th Avenue
Local
Street
35 foot west half street
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 proposal, as stipulated, will benefit from the proximity to light rail through reduced
transportation costs to its residents and convenient access to the many destinations
along the transit line. The proposal will support the vitality of Midtown Phoenix by
adding housing units near the Encanto Village Core, the North Central Employment
Center, and the light rail station at Central Avenue and Osborn Road.
ATTACHMENT B

Staff Report: Z-29-22-4
July 27, 2022
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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 proposal 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.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The proposal includes bicycle facilities to encourage bicycling and transit use to
become a way of life by leveraging its proximity to the light rail station at Central
Avenue and Osborn Road and the Phoenix Sonoran Bikeway on 3rd Avenue.
Features include secure bicycle parking for residents, convenient racks for guests,
and a bicycle repair station for residents.
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 proposal 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 create a comfortable pedestrian environment along Osborn
Road and 4th Avenue to 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. Further, the
proposal supports the redevelopment and revitalization of the Encanto Village Core by
adding housing units near major redevelopment sites such as the Park Central Mall,
major employment centers such as Dignity Health St. Joseph Medical Center, major
resident amenities such as nearby grocery stores, and the light rail station at Central
Avenue and Osborn Road. The proposal, as stipulated, will support the continued
growth continued vitality of Midtown Phoenix and the North Central Employment
Center.

Staff Report: Z-29-22-4
July 27, 2022
Page 3 of 19

Applicable Plans, Overlays, and Initiatives
TOD Strategic Policy Framework: Background Item No. 5.
Midtown Transit Oriented Development Policy Plan: Background Item No. 6.
Encanto Village Character Plan: Background Item No. 7.
Tree and Shade Master Plan: Background Item No. 10.
Complete Streets Guidelines: Background Item No. 11.
Housing Phoenix: Background Item No. 12.
Zero Waste PHX: Background Item No. 13.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Medical office, vacant land,
and open storage
P-1, C-2, and R-5
North
Medical center
C-2
West (south 400 feet)
Office, commercial building
R-5
West (north 325 feet)
Multifamily residences
R-4
East (across 4th Ave.)
Two commercial buildings,
medical office, and surface
parking
R-5, P-1
South (across Osborn Rd.)
Commercial office
R-5

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July 27, 2022
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Walkable Urban Code
Transect 5:6 MT
Standards
Requirements
Site Plan Provisions
Gross Acres

4.06 acres
Total Dwelling Units
No maximum
387 units
Density
95.32 units per acre
Building Height
80 feet maximum
74 feet
Parking Structure Height
Less than building height
Not depicted
Building Setbacks

Primary Frontage
(Osborn Rd.)
12 foot maximum
12 feet (Met)
Secondary Frontage
(4th Ave.)
10 foot maximum
10 feet from public utility
easement (Met)
Rear (west)
0 foot minimum
10 feet (Met)
Parking
Parking Minimums
1.0 space per unit of less than
600 square feet regardless of
number of bedrooms; 1.3 spaces
per efficiency unit; 1.5 spaces per
1 or 2 bedroom unit; and 2
spaces per 3 or more bedroom
unit,

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.
Proposed unit mix:
•
1.3 spaces per 89
efficiency units = 116
spaces required
•
1.5 spaces per 200 one
bedroom units = 300
spaces
•
1.5 spaces per 96 two
bedroom units = 144
spaces
•
2 spaces per six three
bedroom units = 12
spaces.

Base requirement: 572
spaces
The by-right parking
reduction due to light rail
proximity is 10 percent.
572 spaces x 0.90
adjusted requirement =
515 spaces

591 spaces (Met)
Primary Frontage Setback
(Osborn Rd.)
30 foot minimum or behind
building
Behind building (Met)
Secondary Frontage
Setback
(4th Ave.)
20 foot minimum with a 10
foot landscape setback
Behind building (Met)
Rear (west) Setback
0 foot minimum
N/A
Streetscape Standards
Primary Frontage
(Osborn Rd.)
Minimum sidewalk width of
5 feet and a minimum
landscape width of 5 feet
5 foot sidewalk, 5 foot
sidewalk detachment (Met)
Secondary Frontage
(4th Ave.)
8 foot sidewalk, 5 foot
sidewalk detachment (Met)

Staff Report: Z-29-22-4
July 27, 2022
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Walkable Urban Code
Transect 5:6 MT
Standards
Requirements
Site Plan Provisions
Lot Requirements
Lot Coverage
80 percent maximum
86.1 percent (Not Met)
Primary Frontage
(Osborn Rd.)
70 percent minimum
Not depicted
• Frontage Types
All frontages
Storefront
• Entry Requirements
One per 50 feet of primary
building frontage
Not depicted
Secondary Frontage
(4th Ave.)
50 percent minimum
Not depicted
• Frontage Types
All frontages
Patio, Stoop & Doorwell
(Met)
• Entry Requirements
One per 80 feet of
secondary building
frontage
Not depicted
Private Open Space
0 percent of gross required Not measurable
Public Open Space
(1304.G.)
Minimum 5 percent of
gross required
5 percent (Met)
Pedestrian Accessway
(1305.G - H.)
Provided at any point
along a frontage that is
more than 300 feet from a
thoroughfare intersection
or existing pedestrian way
Depicted (Met)
Glazing Requirements
Primary Frontage (Osborn Rd.)
• Ground Floor
For commercial frontage
types, 75 percent minimum
Not depicted
•
Second Floor
25 percent, 10 percent
East and West
Not depicted
• Upper Floors
N/A
Not depicted
Secondary Frontage (4th Ave.)
•
Ground Floor
25 percent minimum
Not depicted
•
Second Floor
25 percent, 10 percent
East and West
Not depicted
•
Upper Floors
N/A
Not depicted
*Site plan revision, variance, of administrative relief required.

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July 27, 2022
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Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 4.06 acres located at the northwest corner of Osborn
Road and 4th Avenue from 0.92 acres of P-1 (Passenger Automobile Parking,
Limited), 1.37 acres of C-2 (Intermediate Commercial), and 1.77 acres of R-5
(Multifamily Residence District) to 4.06 acres of WU Code T5:6 MT (Walkable
Urban Code, Transect 5:6, Transit Midtown Character Area) for the purpose of
multifamily residential.

The site is located within 0.33 miles from light rail, within 0.25 miles from Dignity
Health – St. Joseph Medical Center, and within less than 0.125 miles from the
Encanto Village Core which has long been envisioned for the greatest intensity in
the Village.

SURROUNDING LAND USES AND ZONING
2.
The subject site contains one medical office building with surface parking and the
remainder is vacant land. The Zoning Sketch Map, included as an exhibit to this
report, depicts zoning entitlements for the subject site and the surrounding area.
The surrounding area includes a concentration of offices, multifamily
developments, and surface parking.

To the north of the subject site is a two-story medical office zoned C-2 which allows
a maximum height of two-stories and 30 feet, or up to 48 feet and four stories for
multifamily, subject to setbacks.

To the west of the subject site are two distinct land uses, commercial for the
southern 400 feet and multifamily for the northern 325 feet. The multifamily portion
includes multiple two-story buildings constructed in the 1960s and zoned R-4 which
allows a maximum height of 48 feet and four stories, subject to setbacks.

• The commercial portion includes two medical / commercial buildings that
range in height from three to five- stories. The five-story building, referred to
as the “5th Avenue Medical Building” in Mid-Century Marvels, was designed
by Al Beadle, constructed in 1967, and is eligible for historic protections but
is not presently protected.
• The multifamily portion contains two multifamily complexes with mid-century
aesthetics that were constructed between 1961 and 1969 per historic aerial
photographs. While the sites have not been studied for historic eligibility,
Historic Preservation staff indicated that they have merit and could be part
of a larger midcentury apartment district in the vicinity.

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July 27, 2022
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Map and photos of adjacent sites to the west; Source: Planning and Development Department,
Google Earth, Mid-Century Marvels.

To the east of the subject site across 4th Avenue are several commercial buildings
with associated surface parking areas. The commercial building at the northwest
corner of 3rd Avenue and Osborn Road is approximately four-stories in height and
zoned R-5 which allows for a maximum height of 48 feet and four stories, subject
to setbacks; immediately north of the aforementioned site is a surface parking lot
zoned P-1 which does not allow vertical development. The sites north of the P-1
zoned surface parking lot are developed with two medical office uses ranging in
height from one- to two-stories and zoned R-5 which allows for a maximum height
of 48 feet and four stories, subject to setbacks.

To the south of the subject site across Osborn Road is a two-story historic office
located immediately east of a four-story multifamily residential complex. Both are
zoned R-5 which allows a maximum height of 48 feet and 4 stories, subject to
setbacks. The two-story office building, referred to as the “Lescher and Mahoney
Office” in Mid-Century Marvels, was designed by local architect Leslie Mahoney,
constructed in 1963, and is eligible for historic protections but is not presently
protected.

Staff Report: Z-29-22-4
July 27, 2022
Page 8 of 19

Photos of the Lescher & Mahoney Office;” Source: Mid-Century Marvels.

GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use
Map depicts a designation of
Residential 15+ dwelling
units per acre. The proposed
density of 95 dwelling units
per acre is consistent with
the designation.

The subject site is adjacent
to Residential 15+ dwelling
units per acre designations
General Plan Land Use Map; Source: Planning and
Development Department

to the north, west, and south. The subject site is adjacent to Commercial
designations east of the subject site, which also permits multifamily. The subject
site is consistent with its General Plan Land Use Map designation and compatible
with adjacent designations.

4.
The subject site is near the Encanto Village Core
on the east, to the north, and to the south. Since
the 1980s, the village cores were where the
greatest intensity was envisioned in these core
areas and this concept remains central to the
Connected Oasis vision contained in the 2015
Phoenix General Plan. While just outside of the
formal boundary of the Encanto Village Core, by
290 feet and 320 feet from its epicenter at Park
Central Mall, the proposal is designed in a
Encanto Village Core; Source:
Planning and Development
Department

manner that complements broader vision for Midtown Phoenix as articulated
through adopted policies, as described in this staff report.

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July 27, 2022
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5.
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
0.33 miles (approximately a six
minute walk) from the light rail
station located at Osborn Road
which is identified as a Regional
Urban Center Place Type.

The Regional Urban Center Place
Type is characterized by high
intensity with building heights
typically from five to 10 stories with
Transit Oriented Development Strategic Policy
Framework, Place Type Map Excerpt; Source:
Planning and Development Department

incentive heights of up to 20 stories. Land uses may include office employment,
industry cluster, high and mid rise residential, and supportive retail and commercial
uses. The proposal for six stories is consistent with the intensity envisioned by the
Regional Urban Center Place Type.

6.
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.

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July 27, 2022
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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. The
proposed project will
produce 387 housing
units, adjacent to
existing multifamily on
the west, near light rail
and the major
employment node at
Park Central Mall and
Dignity Health St.
Joseph Medical Center.
Midtown TOD Policy Plan, Walk-Shed Map from Light Rail Excerpt;
Source: Planning and Development Department

Encanto Village Character Plan:
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
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.
• Land Use Principle: Locate land uses with the greatest height and most
intense uses within village cores, centers and corridors based on village
character, land use needs, and transportation system capacity.

The proposal is for new multifamily units in close proximity to the Encanto Village
Core, within a short walk of light rail and a grocery store, and, as stipulated, will
create an exceptional pedestrian oriented streetscape along both Osborn Road
and 4th Avenue.

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July 27, 2022
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PROPOSAL
8.
Site Plan
The applicant is proposing 387 dwelling
units in a six-story configuration with
parking wrapped by the residential
buildings. The site plan depicts vehicle
ingress/egress only from 4th Avenue and
from the alley and public sidewalks along
the east and south property lines that are
both shaded and detached. The
streetscape along 4th Avenue is especially
enhanced with an eight-foot sidewalk, five-
foot landscape detachment, generous
building setback to accommodate
streetscape features, and the addition of
landscape planters in the public right-of-
way to provide shade the pedestrian and
street environments while also calming
traffic.

As described in the applicant’s narrative,
the proposed development “will include a
mix of studio, 1-bedroom, 2-bedroom, and
3-bedroom units ranging in size from
approximately 600 square feet to 1,600
square feet in size”, will “provide a number
of different amenities for its residents”, and
“due to the significant length of the
Property, the design team has also
incorporated a landscaped, pedestrian
throughfare …, which creates permeability
through the Property around a mid-block
Conceptual Site Plan; Source: Collaborative
Design Studio

location on 4th Avenue and allows for better pedestrian movements east and west
through the Property.”

To promote compatibility with the adjacent historically eligible and notable sites to
the west, staff is recommending Stipulation No. 1 which requires a minimum 10-
foot building setback along the west property line to buffer the proposed
development.

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July 27, 2022
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The Street Transportation Department has proposed a series of stipulations to
promote an exceptional streetscape environment and to codify their coordination
with the applicant. The stipulations are as follows:
• Stipulation No. 3 to require the sidewalk along Osborn Road to be detached
from the back-of-curb by a minimum 10 foot-wide landscape area to align
with the cross section on the Street Classification Map. Additionally, this
stipulation aligns with goals contained in the Midtown TOD Policy Plan.
• Stipulation No. 6 to require that all existing electrical utilities within the right-
of-way that are impacted by the development be placed underground.

Of special note, is the
collaboration between the
applicant and the Street
Transportation Department
to add landscape islands
within the city right-of-way.
These improvements,
required by Stipulation No.
4, are align well with the
conceptual Walkable Urban
Street Cross Section
contained in the Midtown
TOD Policy Plan. The
stipulation requires the
developer to construct the
west side of 4th Avenue in
general conformance to the
TOD Retrofit Exhibit
developed in collaboration
between the applicant and
the Street Transportation
Department.
Typical TOD (WUD) Retrofit
Cross Section; Source:
Midtown TOD Policy Plan,
City of Phoenix
TOD Retrofit Exhibit
(Stipulated); Source:
Collaborative Design Studio

Due to the length of the parcel exceeding 600 feet, the development will be
required to comply with the provisions of Section 1304.G. Large Scale
Development of the Walkable Urban Code which, among other things, will 1)
require a pedestrian accessway (paseo) to bisect the development and 2) to
provide five percent of its gross acreage as publicly accessible open space. The
conceptual site plan depicts a pedestrian accessway running east-west through the
center of the development and connecting to an alley to facilitate convenient public
access toward Safeway grocery store.

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July 27, 2022
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The conceptual site plan depicts a public “pedestrian accessway” in blue that will
bisect the parcel to provide a public access from 4th Avenue toward 5th Avenue.
The conceptual site plan depicts publicly accessible open space through perimeter
enhancements and a dog park. The above described requirements will be refined
and implemented through the City’s development review process.

9.
Conceptual Building Elevations
The applicant is proposing a six-story residential development that wraps a parking
structure and that places amenity spaces near the intersection of 4th Avenue and
Osborn Road to serve as a focal point. The conceptual building elevations depict a
maximum height of 74 feet with building materials including masonry, stucco,
glazing, and several frontage types.

As described in the applicant’s
narrative, the proposed
development’s “compatibility with
the surrounding area will be notably
enhanced through its
architectural detailing, which
features a variety of colors and
materials that are respectful of and
pay homage to the midcentury
modern design vernacular of other
nearby developments, including the
Melrose on 5th and the Park Royal
apartment communities…. The
Project also proposes to locate its
leasing and resident amenity space
near the 4th Avenue and Osborn
Road intersection, as well as locate
residential units with direct ground
level access along the 4th Avenue
frontage. This design will further
Conceptual Elevation Renderings; Source: esg
Architecture & Design

enhance the pedestrian experience adjacent to Osborn Road and 4th Avenue by
providing active uses at the ground level (which are currently lacking).”

STUDIES AND POLICIES
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. 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

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July 27, 2022
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thermal comfort for pedestrians and to reduce the urban heat island effect.

The proposal aligns with the Tree and Shade Master Plan in the following ways.
First, the Walkable Urban Code requires that all public sidewalks be shaded to a
minimum of 75 percent at maturity. Second, as required by Stipulation No. 4, the
applicant will be required to construct and maintain landscape planters within the
4th Avenue right-of-way which will reduce to total surface area of the street while
also shading the remainder with vegetation.

11. 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. Further, as required by Stipulation No. 4, the applicant will be required to
construct the 4th Avenue TOD Retrofit improvements which add landscape
planters for shade trees and vegetation which will further buffer the detached
sidewalks from vehicular traffic while also calming traffic and adding thermal
comfort to the street environment. Additionally, as required by Stipulation No. 2, the
applicant will be required to incorporate bicycle facilities on their site including
secure parking and a bicycle repair station (fix-it station); the purpose of these
amenities is to encourage residents to utilize a bicycle for recreation and
transportation including on the Phoenix Sonoran Bikeway (3rd Avenue), for
multimodal trips on the light rail, and others.

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 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.

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July 27, 2022
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13. 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 mixed-use
developments meeting certain criteria. The provision of recycling containers was
not addressed in the applicant’s submittals.

COMMUNITY CORRESONDENCE
14. As of the writing of this report, one letter of community correspondence was
received by staff from the owner of the Shorewood Apartments adjacent to the
subject site to the west in support of the request.

INTERDEPARTMENTAL COMMENTS
15. The Fire Department commented that the site plan must comply with the Phoenix
Fire Code, indicated there are no problems anticipated with the case, but noted
that the applicant should be aware of requirements for fire apparatus access of
appropriate height and width at the back of the building and along 4th Avenue.
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.

16. The Street Transportation Department provided a series of stipulations related to
the perimeter conditions of the proposed development including the following:
Stipulation No. 3 to require a shaded and detached sidewalks along Osborn Road
with specifications to comply with the cross section in the Street Classification Map;
Stipulation No. 4 to require the west side of 4th Avenue be constructed in general
conformance to the TOD Retrofit exhibit which will add tree pockets within the
public right-of-way; Stipulation No. 5 to require that 20 feet of the alley be paved to
city standards; Stipulation No. 6 to require that any affected overhead electrical
utilities be relocated underground; and Stipulation No. 7 to require all
improvements in the right-of-way be constructed to ADA standards.

17. The Historic Preservation Division of the Planning and Development Department
commented on historic properties in the vicinity of the subject site. Of note, they
indicated that the 5th Avenue Medical Office designed by Al Beadle located to the
immediate west of the site is historically eligible but does not currently have any
protections Additionally, they commented that the apartments north of the 5th
Avenue Medical Office have not been researched but would likely be eligible for

Staff Report: Z-29-22-4
July 27, 2022
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recognition as part of a larger midcentury apartment district in the area. The
division notes that the proposal would not necessarily affect the eligibility of
adjacent properties, the proposal may put more development pressure on the Al
Beadle designed 5th Avenue Medical Office. In recognition of the eligibility and
potential eligibility of the adjacent properties to the west, staff is recommending
Stipulation No. 1 to require a building setback of 10 feet along the west property
line beginning at the south edge of the 5th Avenue Medical Office site; this
stipulation language mirrors a requirement that would apply if the sites already had
Historic Preservation (HP) zoning.

OTHER
18. 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. 8.

19. The Aviation Department requires the existence and operational characteristics of
Phoenix Sky Harbor 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. 9 through 11.

20. Staff has not received a completed form for the Waiver of Claims for Diminution in
Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by
the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to preliminary site plan
approval. This is addressed in Stipulation No. 12.

21. 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 General Plan Land Use Map
designation of Residential 15+ dwelling units per acre.

2.
The proposal, as stipulated, will create a strong pedestrian environment along
Osborn Road and 4th Avenue with shaded and detached sidewalks to convey
residents safely and comfortably to the Encanto Primary Core and the Osborn
Road Light Rail Station.

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July 27, 2022
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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.
There shall be a minimum landscape area of 10 feet in width measured from
the west property line (adjacent to alleyway) and beginning 215 feet north of the
north right-of-way line of Osborn Road and extending to the northern edge of
the subject site. The area shall be planted with minimum 3-inch caliper shade
trees placed 20 feet on center or in equivalent groupings, except where utility
conflicts and conflicts with building egress such as ramps exist. The conditions
of this stipulation shall be approved by the Planning and Development
Department.

2.
The developer shall incorporate bicycle infrastructure as described below and
as approved by the Planning and Development Department.

a.
All required bicycle parking for multifamily use, per Section 1307.H.6.d of
the Phoenix Zoning Ordinance, shall be secured parking.

b.
Guest bicycle parking for multifamily residential use shall be provided at
a minimum of 0.05 spaces per unit with a maximum of 50 required
spaces near entrances of buildings and installed per the requirements of
Section 1307.H of the Phoenix Zoning Ordinance.

c.
One bicycle repair station shall be provided and maintained by the
developer in areas of high visibility and near secure bicycle parking
areas.

3.
The developer shall construct a minimum 5-foot-wide detached sidewalk and
minimum 10-foot-wide landscape strip located between the back of curb and
sidewalk along the north side of Osborn Road, as approved by the Planning
and Development Department.

4.
The developer shall construct the west side of 4th Avenue for the length of the
project, in general conformance with the 4th Avenue TOD Retrofit exhibit date
stamped June 21, 2022, as approved or modified by the Street Transportation
Department. The developer shall dedicate necessary sidewalk easement to
accommodate the on-street parking and detached sidewalk design. The
development project shall be responsible for all landscape and irrigation
maintenance located in the right-of-way and sidewalk easement area.

Staff Report: Z-29-22-4
July 27, 2022
Page 18 of 19

5.
The developer shall pave the 20-foot-wide alley per the City of Phoenix “local
street” standards, as approved by the Planning and Development Department.

6.
The developer shall underground all existing electrical utilities within the public
right-of-way that are impacted or require relocations as part of the project.
Coordinate with the affected utility company for their review and approval prior
to Final Site Plan approval.

7.
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.

8.
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.

9.
Developer to record a Notice to Prospective Purchasers of Proximity to Airport,
as required by the State, prior to final site plan approval.

10.
The developer shall provide documentation to the City prior to final site plan
approval that Form 7460-1 has been filed for the development and that the
development received a “No Hazard Determination” from the FAA. If temporary
equipment used during construction exceeds the height of the FAA and a “NO
Hazard Determination” obtained prior to the construction start date.

11.
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.

12.
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.

Staff Report: Z-29-22-4
July 27, 2022
Page 19 of 19

Writer
Nick Klimek
July 27, 2022

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped July 15, 2022
Conceptual Building Elevations date stamped July 15, 2022
Conceptual Renderings date stamped July 15, 2022
4th Avenue TOD Retrofit exhibit date stamped June 21, 2022
North Central Employment Center Profile (2 pages)
Community Correspondence (1 page)

Z-151-99
Z-13-19
Z-13-06
Z-49-85
Z-15-95
Z-183-86
Z-100-06
Z-80-73
Z-13-06
Z-15-95
Z-183-86
Z-303-85
Z-161-96
Z-8-15
Z-151-99
*
*
*
*
*
*
*
*
*
*
*
*
P-1
C-2
WU T6:
HWR MT
R-5
R1-6
C-2
C-1
H-R
C-2
R-5
C-2
C-2
H-R
R-4
C-1
P-1
C-2 H-R
R-5
P-1
R-5
PUD
R-5
P-1
WHITTON AVE
3RD AVE
OSBORN RD
NO NAME AVE
5TH AVE
4TH AVE
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-29-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.06 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
P-1, C-2, R-5
WU Code T5:6 MT
CONVENTIONAL OPTION
N/A, 20, 77
No Maximum
* UNITS P.R.D. OPTION
N/A, 24, 92
N/A
Subtext Living
DATE:
5/4/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-27
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: P-1 ( 0.92 a.c.)
C-2 ( 1.37 a.c.)
R-5 ( 1.77 a.c.)
TO:
WU Code T5:6 MT ( 4.06 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-29-22.mxd
Z-29-22
0.035
0
0.035
0.0175
Miles

COMM.
PED.
PED.
COMM.
1
2
4
7
5
3
6
8
9
CO MM .
PED.
PED.
CO MM .
CO MM .
PED.
PED.
CO MM .
1
2
4
7
5
3
6
8
9
CO MM .
PED.
PED.
CO MM .
CO MM .
PED.
PED.
CO MM .
PROPERTY LINE
W OSBORN RD
N 4TH AVE
ALLEY
PROPERTY LINE
PROPERTY LINE
TRASH/
RECYCLING
ELEVATORS
PET SPA
ELEV
LEASING &
AMENITY
AMENITY
RESIDENTIAL
AUTO
ENTRY/EXIT
TRASH LOADING
SCREENED
TRANSFORMERS
(SIZE, QTY AND
LOCATION TBD)
EXISTING SHARED
ALLEYWAY
EXISTING
DRIVEWAY
EXISTING SHARED
PAVED ALLEYWAY
LANDSCAPE
BUFFER
8’−0" SIDEWALK
TYPICAL UNIT
ENTRY AT GRADE
LANDSCAPE
BUFFER
SIDEWALK
6’ LANDSCAPE BUFFER
TYPICAL LANDSCAPING
AT UNIT PATIOS
SIDEWALK
EXISTING
UTILITY POLE
EXISTING
UTILITY
POLE
EXISTING
UTILITY POLE
EXISTING
UTILITY POLE
EXISTING
UTILITY POLE
SIDEWALK
OVERHEAD
CANOPY
STOREFRONT FRONTAGE
33’X33’
SIGHT
TRIANGLE
GARAGE ENTRY
10’ WIDE TRASH
LOADING
ADJACENT TO
TRASH ACCESS
DOORS
POTENTIAL OPEN
SPACE AREA (SEE
LANDSCAPE)
STOOP FRONTAGE
SECONDARY FRONTAGE
PRIMARY FRONTAGE
STOREFRONT FRONTAGE
PATIO DETAIL
CALLOUT
PRELIMINARY REFUSE CALCULATION:
2 CUBIC YARDS OF REFUSE PER 4
UNITS/WEEK
391 UNITS = 196 CU YARDS OF
REFUSE/WEEK
AVG COMPACTOR RATIO= 4:1
196/4 = 49 CUBIC YARDS OF WASTE /WEEK
EX HYDRANT
EX HYDRANT
MIN. PKG SETBACK/BEHIND BLDG
30’ − 0"
MAX. BLDG SETBACK
12’ − 0"
PKG (MIN LANDSCAPE SETBACK FROM ROW)
10’ − 0"
MAX. BLDG SETBACK
10’ − 0"
MIN PKG SETBACK
20’ − 0"
DOG PARK
POTENTIAL OPEN
SPACE AREA
(SEE LANDSCAPE)
AUTO EXIT
5 FT MIN SIDEWALK
5’ − 0"
5 FT MIN LANDSCAPE
5’ − 0"
5 FT MIN LANDSCAPE
5’ − 0"
PER SURVEY
40’ − 0"
103.0'
1107.0'
4
PRE02
2
PRE02
1
PRE02
3
PRE02
PROPOSED NEW
HYDRANT
PROPOSED NEW
HYDRANT
PROPOSED NEW
HYDRANT
PROPOSED NEW
HYDRANT
PROPOSED NEW
HYDRANT
EXISTING P.U.E EASEMENT
PROVIDE 20’ OF LOCAL STREET PAVING
FOR THE FULL LENGTH OF ALLEY
RESIDENTIAL
102.0'
099.0'
099.0'
100.0'
100.0'
103.5'
ACCESSIBLE RAMP
ACCESSIBLE RAMP
UP
UP
102.0'
104.0'
104.0'
20’ − 0"
15’ − 3"
30’ − 0"
30’ − 0"
GENERAL NOTE:
−ALL PRIVATE EASEMENTS TO BE
ABANDONED
−ALL PUBLIC UTILITY EASEMENTS
PROPOSED TO BE ABANDONED.
ACCESSIBLE RAMP
ACCESSIBLE RAMP
ACCESSIBLE RAMP
ACCESSIBLE RAMP
EXISTING WATER
EASEMENT
EXISTING WATER
EASEMENT
5 FT MIN SIDEWALK
5’ − 0"
STAIR
STAIR
STAIR
GUEST BIKE
PARKING (accessory
to multi−family use)
GUEST BIKE PARKING
(accessory to multi−family use)
GUEST BIKE
PARKING
multi−family secured bike
storage w/ repair station
RELOCATED
ELECTRICAL
EQUPIMENT,
LOCATION TO BE
COORD. W/ ALLEY
IMPROVEMENTS
5% RAMP UP
100'-0"
100.0'
100'-0"
PARKING RAMP
DOWN TO LEVEL P1-1
5% RAMP UP
STAIR
PARKING
GARAGE
POOL
EQUIP.
GEN.
WATER
& FP
ROOM
multi−family secured bike
storage w/ repair station
SEE 4/PRE01
FOR ADD’L
INFO ON PED
ACCESSWAY
RESIDENTIAL UNIT -
LIVING
RESIDENTIAL UNIT -
BEDROOM
LANDSCAPING
LANDSCAPING
PATIO GATE
INTERMITTENT LANDSCAPE
BOULEVARD
UNIT ENTRY
DOOR
OPEN PUBLIC SPACE = 9,092 SF
OPEN PRIVATE SPACE = 1,437 SF
NOTE: ALL PUBLIC & PRIVATE SPACE BOUNDARIES
GENERATED INSIDE PROPERTY LINE EXTENTS
TOTAL OPEN SPACE = 10,529 SF
220' - 9"
40' - 0"
PLAN
NORTH
Signature
Typed or Printed Name
License #
Date
PROJECT NUMBER
DRAWN BY
CHECKED BY
ORIGINAL ISSUE:
REVISIONS
KEY PLAN
NOT FOR
CONSTRUCTION
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly licensed architect
under the laws of the State of Arizona
7/15/2022 11:31:35 AM
PRE01
REZONING APP SITE PLAN
222506
Author
Checker
01/27/22
LOCAL PHOENIX
LOCAL PHOENIX
3404 N 4th Ave,
Phoenix, AZ 85013
1" = 40'-0"
PRE01
1
PRELIMINARY SITE PLAN
NOTE: SITE AREA, OPEN SPACE, GSF AND SETBACKS
SUBJECT TO CHANGE DUE TO PENDING
REVIEW/APPROVAL OF THE PROJECT'S SUBDIVISION
PLAT THROUGH CITY OF PHOENIX.
0
160
40
20
80
CITY STAMP AREA
KIVA PROJECT #: 22−648
FACT: 2201073
ZONING: Z−29−22−4
Q.S. #: 16−27
SDEV #: 2200084
PLAT:
1/8" = 1'-0"
PRE01
2
PATIO DETAIL
N
SCALE: 1:40
1" = 100'-0"
PRE01
3
OPEN SPACE DIAGRAM
No.
Description
Date
LEGAL (APPLICANT):
Snell & Wilmer
One Arizona Center
400 E Van Buren Street, Suite 1900
Phoenix, AZ 85004
Ph: 602-382-6824
Contact: Noel Griemsmann
Email: ngriemsmann@swlaw.com
DEVELOPER:
Subtext Living
3000 Locust Street
St. Louis, MO 63103
Ph: 314-396-2835
Contact: Ryan Bumb
Email: rbumb@subtextliving.com
ARCHITECT:
Elness Swenson Graham Architects, Inc.
500 Washington Ave. South, Suite 1080
Minneapolis, MN 55415
Ph: 612-339-5508
Fx: 612-339-5382
Contact: Maria Ambrose
Email: maria.ambrose@esgarch.com
CIVIL ENGINEER:
Hubbard Engineering
1201 South Alma School Road, Suite 12000
Mesa, AZ 85210
Ph: 480-892-3313
Contact: Shawn Hanrahan
Email: shanrahan@hubbardengineering.com
LANDSCAPE ARCHITECT:
Collaborative V Design Studio Inc.
7116 East 1st Ave., Suite 103
Scottsdale, AZ 85251
Ph: 480-347-0590
Contact: Scott Heffernan
Email: scotth@collaborativev.com
1" = 100'-0"
PRE01
4
PEDESTRIAN ACCESSWAY DIAGRAM
PUBLIC DOG PARK
(COVERED)
ALLEY
ALLEY
FUTURE THROUGHFARE
N. 4TH AVENUE
W. OSBORNE RD
MOTOR COURT
(COVERED)
BUILDING MAIN
ENTRANCE
PEDESTRIAN ACCESSWAY
PUBLIC PLAZA
(COVERED)
CONTINUATION OF
PEDESTRAIN ACCESSWAY
CONNECTION TO
NEIGHBORING ALLEY -
FINAL DESIGN TO BE
COORDINATED W/
RELOCATED ELECTRICAL
EQUIPMENT TBD

Signature
Typed or Printed Name
License #
Date
PROJECT NUMBER
DRAWN BY
CHECKED BY
ORIGINAL ISSUE:
REVISIONS
KEY PLAN
NOT FOR
CONSTRUCTION
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly licensed architect
under the laws of the State of Arizona
7/15/2022 1:29:43 AM
PRE03
RENDERINGS
222506
Author
Checker
03/30/22
LOCAL PHOENIX
LOCAL PHOENIX
3404 N 4th Ave,
Phoenix, AZ 85013
SW CORNER VIEW AT OSBORN & 4TH
AERIAL VIEW ALONG ALLEY
VIEW ALONG 4TH AT DOG PARK
AERIAL VIEW ALONG 4TH AT MOTOR COURT & LEVEL 2 AMENITIES
No.
Description
Date
NE CORNER VIEW ALONG 4TH
VIEW ALONG 4TH LOOKING NW

City of Phoenix Employment Center Profile
NORTH CENTRAL
The North Central
employment center
offers an exceptional
location in one of the
city’s premier office
corridors.
This employment
center extends from
McDowell Road north
to Camelback Road
between Seventh
Street and Seventh
Avenue. The North
Central area includes
high-rise office and
residential buildings
surrounded by
historic single family
neighborhoods, parks
and cultural amenities.
The North Central employment center offers excellent access to a large portion
of the metro area’s 1.7 million workers. Approximately 770,000 young, well-educated
workers reside within a 30 minute drive time.1 High concentrations of service and
health care workers live within 10 to 20 minutes. In addition, about 16 percent of the
workforce living within a 20 minute drive time is made up of executives, managers
and technical professionals.2
Projected growth for this area will result in close to 170,000 new residents within
a 30 minute drive time by 2020, providing a continually expanding labor pool.3

1, 2, 3 Claritas, 2015.
Labor Force Accessibility and Skills
Employment by Occupation
Workforce
10 Min. Drive
20 Min. Drive
30 Min. Drive
Number
%
Number
%
Number
%
Management
7,416
7
57,595
8
131,498
9
Engineering & Science
2,224
2
16,777
2
36,046
3
Healthcare & Education
11,089
10
82,493
11
170,387
12
Service
16,173
15
109,119
15
195,911
14
Sales
10,112
9
81,075
11
167,369
12
Clerical & Admin. Support
15,143
14
117,524
16
219,346
16
Construction
8,978
8
48,001
6
71,611
5
Production
6,210
6
39,874
5
64,441
5
Trans./Material Mover
6,373
6
46,614
6
76,283
5
Total
83,718
599,072
1,132,892
Commute Shed
• Access to a large executive
and professional workforce
• Advanced
telecommunications
infrastructure
• Large inventory of office
space
• Competitive lease rates
• Superior accessibility to
key business and financial
services
Equal Opportunity Employer/Program. Auxiliary Aids and services are available upon request to individuals with
disabilities. Products and services made available through Federal Funding provided by the Workforce Investment Act.
Commuters who travel to
Employment Corridor per
Square Mile
4 to 10
10 to 25
25 to 50
More than 50
Phoenix North Central Job Center
Phoenix North Central Job
Center Catchment Area
Source: Maricopa Association of
Governments, TRP Reduction Database,
2013
Source: Claritas, 2015.

Sites and Buildings
Infrastracture
The North Central employment center offers
a large inventory of office and commercial
space mixed with a variety of hotel and
residential developments. From high-rise office
buildings and condominiums to palm tree-lined
streets of historic single-family neighborhoods,
diversity enhances the appeal of this
conveniently located area.
The area has about 14.5 million square feet
of existing office space in close proximity to
downtown. For companies that require build-to-
suit space, there are prime commercial high-rise
parcels available.4
The map to the right highlights the type
of community real estate in the North Central
area. Our team can provide more detail, custom
information based on your requirements.
4 CoStar Realty Information Inc., 2015
Abundant and reliable power sources
are available from a highly advanced network
system that provides redundant feeds from
multiple sub-stations.
The North Central employment center enjoys
easy access to a modern network of urban
freeways and arterial streets. This employment
center has excellent transit service and is
located along the METRO light rail transit line
that connects the area to downtown Phoenix,
Phoenix Sky Harbor International Airport and
surrounding cities.
For businesses that require convenient
air access, Phoenix Sky Harbor International
Airport is located just 15 minutes away. The
airport is one of the busiest in the U.S. based
on passenger traffic and offers more than 830
daily non-stop flights to nearly 80 domestic
destinations and 13 international destinations.5
5 Phoenix Sky Harbor International Airport, 2015.
Existing and Planned
Development
1. Century Link Tower
586,403 sq. ft.
Office
2. Viad Tower Phase II
478,488 sq. ft.
Office - Proposed
3. Phoenix Corporate Tower
445,811 sq. ft.
Office
4. Phoenix Plaza Tower II
419,453 sq. ft.
Office
5. Phoenix Plaza Tower I
418,613 sq. ft.
Office
6. Younan Central Plaza
405,693
Office
7. 2800 Tower
364,533 sq. ft.
Office
8. 3550 Tower
287,269 sq. ft.
Office
9. Park Central - Bldg 7
224,953 sq. ft.
Office
10. Security Title Plaza
219,032 sq. ft.
Office
Source: CoStar Realty Information Inc., 2015
City of Phoenix
Community and Economic Development Department
200 W. Washington St., 20th Floor | Phoenix, AZ 85003
www.phoenix.gov/econdev | 602-262-5040
PHOENIX IS DESIGNED
TO WORK.
Connectivity
The North Central employment center
features modern, reliable telecommunications
infrastructure that is supported by multiple
providers. These providers are able to offer
specialized capabilities such as complete digital
infrastructure, T-1 (DS1) lines, T-3 (DS3) lines,
self-healing fiber ring architecture and high-
speed data communications. Local exchange
carriers with service in the North Central area
include CenturyLink and Cox Communications.
Amenities and Attractions
The exciting Phoenix Arts District includes the Phoenix Art Museum
and Theater, the Playhouse on the Park and the internationally renowned
Heard Museum of Native American Art. Steele Indian School Park, located
at the northeast corner of Central Avenue and Indian School Road, features
an expansive 15-acre entry garden, several historical buildings depicting the
history of Phoenix Indian School, an amphitheater with seating for 1,500, a
2.5-acre bird-shaped lake and waterfall and a 15-acre neighborhood park.
Located in the heart of the North Central employment center, Park Central
is a 500,000 square foot mixed-use redevelopment featuring offices, retail,
restaurants and business-oriented hotels. In addition, there are a number
of new luxury apartment developments in the area that provide a variety
of housing options for workers and support continued office and retail
development.
Major Area Employers
CenturyLink

PricewaterhouseCoopers
Telecommunications

Accounting and Management Consulting
Deloitte LLP

Dignity Health
Accounting and Management Consulting
Hospital Administration
Fennemore Craig

IBM Corporation
Law Firm

Administrative Operations
SCF Arizona

U-Haul International
Direct Property and Casuality Insurance - HQ
Leasing Services - Corp. HQ
Viad Corporation

Xerox Corporation
Business Services - HQ

Copiers and Office Products

BMO Harris Bank

Banking and Financial Services

Source: Maricopa Association of Governments, 2013
Camelback Rd.
Indian School Rd.
Osborn Rd.
Thomas Rd.
McDowell Rd.
7th Ave.
7th St.
Steele Indian
School Park
Central Ave.
Metro Light Rail
1
2
3
9
10
5
4
8
7
6