Attachment B - Staff Report - Z-39-22-5.pdf

City of Phoenix — Formal (2022-10-12)

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Staff Report Z-39-22-5
August 19, 2022
Alhambra Village Planning Committee
Meeting Date:
August 23, 2022
Planning Commission Hearing Date:
September 1, 2022
Request From:
R-5 SP (Multifamily Residence District,
Special Permit) (0.65 acres)
Request To:
R-5 (Multifamily Residence District)
(0.65 acres)
Proposed Use:
Removal of Special Permit to allow
multifamily residential
Location:
Approximately 340 feet east of the
southeast corner of 29th Avenue and
Northern Avenue
Owner:
NewFreedom Housing, LLC
Applicant / Representative:
Matt Waltz
Staff Recommendation:
Approval
General Plan Conformity
General Plan Land Use Map Designation
Residential 10 to 15 dwelling units
per acre
Street Map
Classification
Northern Avenue
Arterial
40 foot south half
street
CELEBRATE OUR DIVERSE COMMUNITIES CORE VALUE; CLEAN
NEIGHBORHOODS; LAND USE PRINCIPLE: Support new compatible land uses
that remove extremely deteriorated structures, excessive trash and debris, and
other blight in neighborhoods.
The site has been vacant and blighted since 2013 and the land use requirement that
the site only be used as a day-care center likely contributed to its stagnation. The
removal of the Special Permit will allow the full suite of uses permitted by the
underlying zoning which would promote renewed vitality to the vacant infill site.
ATTACHMENT B

Staff Report: Z-39-22-5
August 19, 2022
Page 2 of 6
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 site is located near multiple high-ridership bus lines, an elementary school, the
envisioned “Innovation 27” at the northwest corner of Interstate 17 and Northern
Avenue, and the North I-17 Major Employment Corridor. The removal of the Special
Permit will allow the full suite of uses permitted by the underlying zoning which would
promote renewed vitality to the vacant infill site in a manner that contributes to the
area.
CELEBRATE OUR DIVERSE COMMUNITIES CORE VALUE; CERTAINTY AND
CHARACTER; LAND USE PRINCIPLE; New development and expansion or
redevelopment of existing development in or near residential areas should be
compatible with existing uses and consistent with adopted plans.
The site and the surrounding area along Northern Avenue have been zoned for
multifamily residential since annexation and this policy intent is also reflected in the
General Plan Land Use Map designation for Residential 10 to 15 dwelling units per
acre. The removal of the Special Permit will allow for the site to be developed in a
manner consistent with policy for the area.
Applicable Plans, Overlays, and Initiatives
27th Avenue “To Do List”: Background Item No. 5.
Housing Phoenix: Background Item No. 6.
ZeroWaste Phoenix: Background Item No. 7.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant
R-5 SP
East
Vacant
R-5
West
Multifamily residential
R-5
South
Multifamily residential
R-3
North
Commercial Offices
R-5

Staff Report: Z-39-22-5
August 19, 2022
Page 3 of 6
Background/Issues/Analysis
SUBJECT SITE AND PROPOSAL
1.
This request is to rezone
0.65 acres located
approximately 340 feet east
of the southeast corner of
29th Avenue and Northern
Avenue from R-5 SP
(Multifamily Residence
District, Special Permit) to
R-5 (Multifamily Residence
District) for the purpose of
multifamily residential.
Stipulations are not added to
Special Permit Removal
requests and, therefore, no
stipulations are
recommended for this
proposal.
Oblique Aerial Image dated 11/4/2021. Source: Maricopoa
County Assessor, Annotations by the Planning and
Development Department
SUBJECT SITE HISTORY
2.
The subject site has been zoned R-5 since its annexation in 1959. In 1979
through Rezoning Case No. Z-SP-25-79, the subject site was rezoned without
stipulations from R-5 to R-5 SP for the purpose of allowing only a daycare use.
The subject site developed between 1979 and 1982 with a structure that
remained until 2022 when it was demolished. Prior to demolition, the structure
was vacant since approximately 2013.
SURROUNDING LAND USES AND ZONING
3.
To the east of the subject site is another vacant site owned by the same owner
as the subject site. This site is zoned R-5 and, if the request to remove the
Special Permit from the subject site is approved, the applicant intends to
development both as multifamily residential. To the west of the subject site is a
two-story multifamily residential development zoned R-5. To the south of the
subject site is a single-story multifamily residential development zoned R-3
(Multifamily Residence District). Across Northern Avenue to the north of the
subject site are commercial office buildings zoned R-5.

Staff Report: Z-39-22-5
August 19, 2022
Page 4 of 6
GENERAL PLAN LAND USE MAP
4.
The General Plan Land Use
Map designation for the subject
site is Residential 10 to 15
dwelling units per acre. The
removal of the Special Permit
would allow all underlying uses,
including multifamily residential
at a maximum intensity of 52.20
dwelling units per acre. The
applicant is proposing
residential at a density of
approximately 50 dwelling units
General Plan Land Use Map; Source: Planning and
Development Department
per acre. While the development proposal is not consistent with the General
Plan Land Use Map designation, a General Plan Amendment is not required
because the subject site is less than 10 acres in size.
STUDIES AND POLICIES
5.
27th Avenue “To Do List”
The “To Do List” was developed by the community with assistance by the
Planning and Development Department. The guide applies to the area from
23rd Avenue to 29th Avenue and from Indian School Road to Dunlap Avenue.
The neighborhood led effort focuses on achieving “an active, safe, and
welcoming community with vibrant retail and sustainable housing.” The guide
articulates goals and strategies focused on pedestrian-friendly design and
connectivity, pedestrian safety on roadways, branding, advocacy, and
placemaking initiatives. Of special note to this proposal is its close proximity to
the proposed “Innovation 27” project which is envisioned as an engine for
revitalization and community investment focused on education, workforce
training and career opportunities.
Rendering of the Innovation 27 project; Source: City of Phoenix

Staff Report: Z-39-22-5
August 19, 2022
Page 5 of 6
6.
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, according to the Housing Phoenix
Plan. Current shortages of housing supply relative to demand are a primary
reason why housing costs are increasing.
The proposed removal of the Special Permit would allow the site to develop as
multifamily which would support 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.
7.
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 provision of recycling
containers was not addressed in the applicant’s submittals.
COMMUNITY CORRESONDENCE
8.
As of the writing of this report, no community correspondence has been
received.
OTHER
9.
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.
10.
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.

Staff Report: Z-39-22-5
August 19, 2022
Page 6 of 6
11.
Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Other formal actions such as, but not limited to, zoning adjustments and
abandonments may be required.
Findings
1.
The proposal will allow the redevelopment of a vacant and blighted site.
2.
The proposal will allow multifamily residential development consistent with the
General Plan Land Use Map designation of Residential 10 to 15 dwelling units
per acre.
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.
Writer
Nick Klimek
August 19, 2022
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
27th Avenue To Do List (2 pages)
City of Phoenix Employment Center Profile – North I-17 (2 pages)

Z-43-83
Z-28-20
Z-131-89
Z-139-87
Z-SP-25-79
Z-29-82
Z-100-99
Z-249-82
Z-29-82
Z-53-18
Z-227-84
Z-202-85
*
*
*
*
*
*
*
*
R-3A
R1-6
R-5
C-1
R-O
R-3
PRD
CO-GO
R-5
C-2
R-O
R-3A
R1-6
R-3
R1-6
R-5
C-2
R-5 SP
C-O
R1-6
C-2
P-1
27TH AVE
29TH AVE
LANE AVE
NORTHERN AVE
HAYWARD AVE
28TH DR
AUGUSTA AVE
HARMONT DR
ROYA
L PALM RD
LOMA LN
BELMONT AVE
28TH AVE
30TH DR
29TH DR
26TH AVE
I
0
0.04
0.08
0.12
0.16
0.02
Miles
Alhambra Village
Council District 5
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
6/2/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum units allowed with P.R.D. bonus
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7TH ST
I-17
Z-39-22
Matt Waltz
Z-39-22
0.65 Acres
R-5 ( 0.65 a.c.)
R-5 SP ( 0.65 a.c.)
J-7
24-22
R-5 SP
R-5
28
34
28
34
S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Re-Zoning Sketch Map Template - PRO

A diverse group of neighborhood leaders and residents came together for the express purpose of
improving their neighborhood. In 2016, the neighborhood organized as the newest participant in the
Violence Impact Project (VIP); the VIP Coalition, as it became known, convened all applicable city
departments to provide a seamless and comprehensive approach to crime prevention and blight
mitigation in the area surrounding 27th Avenue from Indian School Road to Dunlap Avenue. Over the
next two years, their actions were very successful, and the coalition eventually began thinking more
broadly about their vision for the next 10 years and beyond.
Through collaboration with the VIP Coalition, the City of Phoenix Planning and Development
Department developed a Planning Toolkit to allow the neighborhood to define its own vision and action
plan. The toolkit included instructions and all of the materials (including maps) needed to convene and
facilitate a strategic planning process. The neighborhood then facilitated the meetings to: articulate
their vision for the 27th Avenue corridor; identify the areas they would like to see redeveloped,
retrofitted, or stabilized through reinvestment; and explore opportunities for partnerships and actions
that can make progress toward the vision.
The 27th Avenue To Do List was developed by the community with assistance by the Planning and
Development Department. The plan applies to the area from 23rd Avenue to 29th Avenue and from
Indian School Road to Dunlap Avenue.

City of Phoenix Employment Center Profile
NORTH I-17
The North I-17 corridor
provides a diverse mix
of industrial, high-tech
commercial and office
development.
The North I-17
employment center
extends north to Union
Hills Drive and south
to Northern Avenue
between 19th Avenue
and
35th Avenue.
Employers located within the North Interstate17 corridor have access to a
sizeable and diverse workforce. Within a 20 minute drive time, employers along
Interstate 17 have access to about 480,000 workers, and within the 30 minute drive
time the number of workers increases to more than 950,000.1 These workers are well
educated and highly skilled. Among population 25 and older within the 20 minute
drive time, 32 percent have some college education and 24 percent have a bachelor’s
or advanced degree.2 There are high concentrations of service, management and
administrative support workers within a 20 to 30 minute drive.
By the year 2020, the population is expected to increase by 154,000 people
within a 30 minute drive of the North I-17 area, providing a growing labor pool for the
area.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
10,637
8
51,895
9
112,119
9
Engineering & Science
2,331
2
11,730
2
27,111
2
Healthcare & Education
14,989
11
69,751
12
142,844
12
Service
18,429
14
83,335
14
166,479
14
Sales
15,210
11
69,520
12
142,126
12
Clerical & Admin. Support
22,922
17
92,797
15
181,814
15
Construction
8,934
7
36,898
6
61,684
5
Production
5,975
4
29,734
5
53,977
5
Trans./Material Mover
7,032
5
33,496
6
66,322
6
Total
106,459
479,156
954,476
Commute Shed
• Access to large service and
administrative workforce
• Excellent interstate and
urban freeway access
• Significant concentration of
private higher educa-tion
providers
• Large inventory of office
space with competitive
lease rates
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.
Source: Maricopa Association of
Governments, TRP Reduction Database,
2013
Source: Claritas, 2015.
Commuters who travel to
Employment Corridor per
Square Mile
3 to 10
10 to 25
25 to 50
More than 50
Phoenix North I-17 Job Center
Phoenix North I-17 Job Center
Catchment Area

Sites and Buildings
The North I-17 employment center has
about 7.7 million square feet of existing office
inventory.4 This employment center also has
approximately 4.0 million square feet of existing
industrial inventory and about 2.0 million square
feet of flex space.5
The North I-17 corridor is also home to
MetroCenter, a regional mall with surrounding
retail, hotel and office uses located at the
southwest corner of I-17 and Peoria Avenue.
The MetroCenter area includes more than 2
million square feet of retail, entertainment and
commercial uses to serve both residents and
employers in the area.
The map to the right highlights the type of
community real estate in the North I-17. Our team
can provide more detail, custom information
based on your requirements.
4, 5 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.
Infrastructure
The North I-17 center offers excellent
interstate and regional freeway access. Interstate
17 runs north-south through this employment corridor and connects with the Loop 101 freeway. Interstates 17 and 10 intersect
to the south, providing direct access to downtown and Phoenix Sky Harbor International Airport. Light rail access will be
available by 2016 when the line is extended from the existing terminus at 19th Ave. and Montebello to 19th Ave. and Dunlap
Ave.
Businesses that require air service have access to Phoenix Sky Harbor International Airport within 30 minutes of the
North I-17 area. Sky Harbor is one of the country’s busiest airports, with nearly 41 million passengers and over 300,000 tons of
cargo passing through the facility annually. The airport is served by some 17 airlines and offers service to more than 100 cities
in the U.S. and around the world. There are more than 830 daily domestic non-stop flights from Phoenix, as well as over 30
international non-stop flights to destinations in Mexico, Canada and Europe.6
The North I-17 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 I-17
area include CenturyLink and Cox Communications.
Arizona Public Service offers the highest possible level of electric
reliability by investing in an advanced network system to provide multiple
redundant feeds from various substations. In addition to ensuring reliable
power service, investments in generation facilities have been made to
provide adequate capacity for future growth.
6 Phoenix Sky Harbor International Airport, 2015.
Major Area Employers
Karsten Manufacturing (Ping Golf)
Golf Equipment - HQ
Suntron Corporation
Electronics - Corp HQ
Cognizant
Information Technology Services
Vangent
Information Management
Liberty Mutual
Financial Services
The Hartford
Customer Service Center
Wells Fargo Bank
Financial Services
Allied International Credit Corporation
Financial Services
Bull HN Information Systems
Operations Center
Blue Cross/Blue Shield of Arizona
Health Insurance Carrier
Source: Maricopa Association of Governments, 2013
Existing and Planned Development
1. Metro North Corporate Park
350,000 sq. ft.
Office
2. Metro North Business Park
302,507 sq. ft.
Office
3. Metrocenter Mall
156,000 sq. ft.
Retail
4. Desert Canyon/300
148,605 sq. ft.
Office
5. Metro Office Center
124,251 sq. ft.
Office
6. The Corporate Center
300,733 sq. ft.
Office
7. I-17 Office Center
105,107 sq. ft.
Office
8. Desert Canyon/100
102,606 sq. ft.
Office
9. 2250 Peoria Ave
72,072 sq. ft.
Office/Flex
Source: CoStar Realty Information Inc., 2015
Union Hils Dr.
Bell Rd.
Greenway Rd.
Thunderbird Rd.
Cactus Rd.
Peoria Ave.
Dunlap Ave.
Northern Ave.
35th Ave.
23rd Ave.
19th Ave.
Phoenix
Northgate
Cave Creek
Municipal
Golf Course
1
2
3
9
5
4
8
7
6