Attachment B - Staff Report - Z-26-22-4.pdf

City of Phoenix — Formal (2022-10-12)

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Staff Report Z-26-22-4
July 27, 2022
Encanto Village Planning Committee
Meeting Date:
August 1, 2022
Planning Commission Hearing Date:
September 1, 2022
Request From:
C-2 H-R TOD-1 (Intermediate
Commercial, High Rise Incentive
District, Interim Transit-Oriented Zoning
Overlay One) (0.53 acres), and P-2 H-R
TOD-1 (Parking, High Rise Incentive
District, Interim Transit-Oriented Zoning
Overlay One) (3.57 acres)
Request To:
WU Code T5:6 MT (Walkable Urban
Code, Transect 5:6, Transit Midtown
Character Area) (4.10 acres)
Proposed Use:
Multifamily Residential
Location:
Approximately 500 feet east of the
northeast corner of Central Avenue and
Osborn Road
Owner:
3443 North Central, LLC
Applicant:
Mill Creek Residential
Representative:
Nick Wood, Snell & Wilmer, LLP
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map
Classification
Osborn Road
Collector
Street
40-foot north half
street
Mitchell Drive
Local
Street
25-foot south half
street
ATTACHMENT B

Staff Report: Z-26-22-4
July 27, 2022
Page 2 of 17

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 by providing convenient access to the many
destinations along the transit line. The proposal will support the vitality of Midtown
Phoenix by adding housing units within the Encanto Village Core, the North Central
Employment Center, and within proximity to the light rail station at Central Avenue
and Osborn Road.
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, as stipulated, includes design and development standards to
encourage walking, bicycling, and transit use through a shaded streetscape, units
fronting the public sidewalks, and parking situated away from the public street.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
As stipulated, 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. 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 create strong pedestrian environments to convey people more
effectively to light rail and other areas within the Encanto Village Core.
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 proposed development will introduce additional housing opportunities in Central
Phoenix with close access to light rail station 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.

Staff Report: Z-26-22-4
July 27, 2022
Page 3 of 17

Applicable Plans, Overlays, and Initiatives
TOD Strategic Policy Framework: Background Item No. 6.
Midtown Transit Oriented Development Policy Plan: Background Item No. 7.
Encanto Village Character Plan: Background Item No. 8.
Tree and Shade Master Plan: Background Item No. 11.
Complete Streets Guidelines: Background Item No. 12.
Housing Phoenix: Background Item No. 13.
Zero Waste PHX: Background Item No. 14.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Surface and subsurface
parking, accessory to the
Phoenix Financial Center
C-2 H-R TOD-1 and P-2
H-R TOD-1
East (Adjacent)
Parking and office
C-1 HR TOD-1
West (Adjacent)
Phoenix Financial Center
(office and retail)
C-2 H-R TOD-1
North (Across Mitchell Dr.)
Medical office, multifamily
residences, single-family
residences
R-4, R-5, and C-O
South (Across Osborn
Road)
Parking, medical office,
offices.
P-2, C-O H-R, and R-5

Staff Report: Z-26-22-4
July 27, 2022
Page 4 of 17

Walkable Urban Code
Transect 5:6 MT
Standards
Requirements
Site Plan Provisions
Gross Acres
N/A
4.10 acres
Total Dwelling Units
No maximum
335 units
Density
81.71
Building Height
80 foot maximum
75 feet (Met)
Parking Structure Height
Less than building height
Not depicted
Building Setbacks
Primary Frontage
(Osborn Rd.)
12 foot maximum
Varies. 3 to 6 feet at
ground level (Met)
Primary Frontage
(Mitchell Dr.)
12 foot maximum
Varies. 1 to 4 feet at
ground level (Met)
West
0 foot minimum
0 feet (Met)
East
0 foot minimum
0 feet (Met)
Parking
Parking Minimum
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 24
efficiency units = 32
spaces required
•
1.5 spaces per 149 one
bedroom units = 224
spaces
•
1.5 spaces per 151 two
bedroom units = 227
spaces
•
2 spaces per 11 three
bedroom units = 22
spaces.
Base requirement: 504
spaces
The by-right parking
reduction in the WU Code
for sites within 1,320 feet
of a light rail station is 25
percent. 503 spaces x
0.75 adjusted requirement
= 378 spaces.

455 spaces provided
(Met)
Primary Frontage Setback
(Osborn Rd.)
30 foot minimum or behind
building
Behind building (Met)
Primary Frontage Setback
(Mitchell Dr.
30 foot minimum or behind
building
Behind building (Met)
Rear (West)
0 foot minimum
N/A

Staff Report: Z-26-22-4
July 27, 2022
Page 5 of 17

Walkable Urban Code
Transect 5:6 MT
Standards
Requirements
Site Plan Provisions
Streetscape Standards
Primary Frontage
(Osborn Rd.)
Minimum sidewalk width of
5 feet and a minimum
landscape depth of 5 feet
5 foot sidewalk, 5 foot
landscape depth, 3 to 6
foot landscape area in
front of building (Met)
Secondary Frontage
(Mitchell Dr.)
5 foot sidewalk, 4 foot
landscape width, 3 foot
landscape area in front of
building (Not met)
Lot Requirements
Lot Coverage
80 percent maximum
98 percent (Not Met)
Primary Frontage
(Osborn Rd.)
70 percent minimum
84 percent (Met)
• Frontage Types
All frontages
Storefront (Met)
• Entry Requirements
One per 50 feet of primary
building frontage
Not depicted
Primary Frontage
(Mitchell Dr.)
70 percent minimum
71 percent (Met)
• Frontage Types
All frontages
Storefront, Stoop and
Doorwell (Met)
• Entry Requirements
One per 50 feet of primary
building frontage
Not depicted
Private Open Space
Minimum 5 percent of
gross
Not depicted
Glazing Requirements
Primary Frontage (Osborn Rd.)
• Ground Floor
For commercial frontage
types, 75 percent minimum
Not depicted
•
Second Floor
Minimum 25 percent, 10
percent East and West
Not depicted
• Upper Floors
N/A
Not depicted
Primary Frontage (Mitchell Dr.)
•
Ground Floor
For commercial frontage
types, 75 percent minimum
Not depicted
•
Second Floor
Minimum 25 percent, 10
percent East and West
Not depicted
•
Upper Floors
N/A
N/A
*Site plan revision, variance, or administrative relief required.

Staff Report: Z-26-22-4
July 27, 2022
Page 6 of 17

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 4.10-acres from 0.53-acres of C-2 H-R TOD-1
(Intermediate Commercial, High Rise Incentive District, Interim Transit-Oriented
Zoning Overlay One) and 3.57-acres of P-2 H-R TOD-1 (Parking, High Rise
Incentive District, Interim Transit-Oriented Zoning Overlay One) to 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 the Encanto Village
Core, the North Central Employment Center, and within 500 feet of a light rail
station.

SURROUNDING LAND USES AND ZONING
2.
The subject site is utilized for surface and subsurface parking for the adjacent
office tower and this use and configuration has remained unchanged since the
1960s. The subject site and all properties between Central Avenue and Third
Avenue and between Osborn Road and Mitchell Drive, including the Phoenix
Financial Center, were rezoned via Rezoning Case No. Z-20-80-4. The
surrounding area includes a concentration of medical offices, general offices,
multifamily developments, single-family homes, and surface parking lots.

3.
To the immediate west of the subject site is the Phoenix Financial Center which
was designed by W. A. Sarmiento, and it was constructed in 1964 by the Henry C.
Beck Company with the south tower constructed to ten stories with an additional
two matching low-rise buildings along Central Avenue. In 1969, an additional eight
stories were added atop the original ten to bring the tower to its current height of 18
stories. The third phase of the original proposal for a second tower on the north
side of the site did not come to fruition.

While the subject site was historically envisioned as a low-rise shopping center that
would be master planned with the Phoenix Financial Center and constructed atop
the subsurface parking structure, the original concept did not come to fruition. The
subject site does not include the Phoenix Financial Center nor any of its vertical
improvements. The proposal would construct multifamily residential atop the
subsurface parking structure used by the Phoenix Financial Center complex and
the parking arrangement would remain intact.

Staff Report: Z-26-22-4
July 27, 2022
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Photo of the Phoenix Financial Center complex,
from Central Avenue. Source: Mid-Century
Marvels.

Annotated Oblique Aerial Photograph (2022)
depicting the subject site in relation to the
Phoenix Financial Center complex. Source:
Maricopa County.

To the south of the subject site across Osborn Road are the following uses,
described from west to east: a surface parking lot zoned P-2 TOD-1 which allows a
maximum height of 56 feet; a medical office building constructed to six stories and
zoned C-O H-R TOD-1 (Commercial Office District – Restricted Commercial, High
Rise Incentive District, Interim Transit-Oriented Zoning Overlay One) which allows
a maximum height of 250 feet; and several single-story office buildings zoned R-5
TOD-1 (Multifamily Residence District, Interim Transit-Oriented Zoning Overlay
One).

To the west of the Phoenix Financial Center (not a part of the subject site) across
Central Avenue at the northwest corner of Osborn Road and Central Avenue is a
pharmacy zoned C-2 that allows for a maximum height of four-stories and 56 feet
due to its location within a Village Core. North of the pharmacy is a surface parking
lot that was entitled through Rezoning Case No. Z-39-13 (The Broadstone Central
PUD) which allows a maximum height of 250 feet for the purpose of commercial,
office and multifamily residential development.

GENERAL PLAN LAND USE MAP
4.
The General Plan Land Use Map depicts a designation of Commercial. A
designation of Commercial allows multifamily and therefore, the request for
multifamily is consistent with the designation. In all directions, all properties share
the Commercial General Plan Land Use Map designation for a significant distance.

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July 27, 2022
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5.
The subject site is within the
Encanto Village Core. Since 1979,
the village cores were envisioned
for the greatest intensity and this
concept remains central to the
Connected Oasis Vision
contained in the 2015 Phoenix
General Plan. The proposal for
high-intensity housing in a
walkable urban format
complements the vision for the
Encanto Village Core and, more
broadly, the Transit Oriented
Development Midtown District.
Primary Core, Encanto Village Core, General Plan Land
Use Map; Source: Planning and Development
Department

6.
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 mere steps of 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
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 seven
stories is consistent with the
intensity envisioned by the
Regional Urban Center Place
Type.
Transit Oriented Development Strategic Policy
Framework, Place Type Map Excerpt; Source:
Planning and Development Department

7.
Midtown TOD Policy Plan:
The site is located within the Midtown TOD Policy Plan Area which is bound by 7th
Avenue on the west, 7th Street on the east, McDowell Road on the south, and

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July 27, 2022
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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.

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 335 housing units within the
Encanto Village Core, the North Central Employment Center, and within proximity
to light rail.

The subject site is identified on
the Conceptual Zoning Map as
Transect 6:22. A 6:22 Transect
would allow a maximum height of
250 feet which is consistent with
the site’s current High Rise
Incentive District Zoning and the
maximum intensity allowed by
the Regional Urban Center Place
Type.

While the applicant’s request for
T5:6 is less intense than T6:22
as identified in the TOD Plan,
staff supports the request for the
Midtown TOD District Plan, Conceptual Zoning Plan;
Source: Planning and Development Department

following reasons:
• While a height of 250 feet would place more people near light rail, a building
of that height at this location would likely detract from the significance of the
Phoenix Financial Center.
• The existing sub-terraranan parking garage is limited in how much additional
load it can carry. In their application documents, the applicant states that
“while the existing garage structure is robust and well-constructed, there are
nevertheless limitations of constructing a building above an existing parking
garage utilizing the existing structural system (which has been evaluated by
a licensed structural engineer). Therefore, the project is maximizing the
development potential of the site to the extent possible given the constraints

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July 27, 2022
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of the garage’s structural system.” If the site were fully redeveloped,
additional height and intensity would likely be possible.

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 by locating new
multifamily units within the Encanto Village Core, within steps of light rail, and in a
form that will create walkable and pedestrian oriented streetscapes that more
comfortably convey individuals to and from the light rail.
• 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.

PROPOSAL
9.
Site Plan
The applicant is proposing
335 dwelling units in a
seven-story configuration
with two points of vehicular
ingress and egress from
Osborn Road and another
two points from Mitchell
Drive. The double points of
ingress and egress are
necessitated by the
proposed reuse of the
existing subterranean
parking structure which will
continue to serve the
Phoenix Financial Center
complex in addition to the
additional 335 dwelling units
View Massing in Context; Source: Davis Partnership Architects

proposed on the site. The remaining parking is managed by wrapping a two-story
parking podium with units and amenities while additional parking is configured as
elevated surface parking on the approximate eastern half of the subject site.

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July 27, 2022
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The conceptual site plan depicts an 11-foot wide pedestrian paseo near the
western property line that will run beneath the building structure that appears to
bisect the site north-south. This design element both honors and advance the
quasi-public parklike feel of the central green on the adjacent Phoenix Financial
Center site by breaking up the superblock and by inviting the public to and through
the site.

Regarding the proposed intensity, the applicant states in their narrative that “after
detailed examination of the existing columns and maximum allowable loads, the
proposed project was designed to maximize the development potential on the site.
Therefore, a maximum building height of 80 feet developed with seven stories, the
project will be able to maximize the development potential on the property which is
limited by the existing structure.

Regarding the interplay between the proposed development and the Phoenix
Financial Center, the applicant states that “one advantage to this proposal’s
modest height is that, at a maximum height of eighty (80) feet, views to and from
the Phoenix Financial Center will be preserved and (sic) therefore the views of this
unique structure will not be substantially impacted by the proposed Project.”

10. Conceptual Building Elevations
The applicant is proposing a seven-story residential development with both a two
level subterreanean parking structure and a two-story above ground parking
podium that will be wrapped with buildings along both Osborn Road and Mitchell
Drive.

The conceptual
building elevations
depict a maximum
height of 75 feet with
building materials
including metal panels,
multiple colors of
stucco, color pattern
walls, storefront
glazing, and multiple
frontage types to
activate the ground
level sidewalks.
Rendering of South Elevation Along Osborn Road; Source: Davis
Partnership Architects

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July 27, 2022
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STUDIES AND POLICIES
11. Tree and Shade Master Plan:
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached from
the curbs to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect.

The development aligns with the Tree and Shade Master Plan in two ways. First,
the Walkable Urban Code requires that all public sidewalks be shaded to a
minimum of 75 percent at maturity. Second, due to the convergence of features
exacerbating the urban heat island effect and the need to convey residents along
Osborn Road to/from the nearby light rail station and throughout the Encanto
Village Core, staff is recommending Stipulation No. 1 to require an enhanced
streetscape along Osborn Road.

12. 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. 2, staff is recommending that all
required residential bicycle parking be in secure facilities, such as bike lockers or a
bicycle room, and that a bicycle repair stand (fix-it station) be provided near bicycle
parking areas.

13. 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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14. 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
15. As of the writing of this report, one letter of community correspondence has been
received by staff in opposition to the request based on its height and its multifamily
use.

INTERDEPARTMENTAL COMMENTS
16. The Fire Department commented that the site plan must comply with the Phoenix
Fire Code, indicated there are no problems anticipated with the case, and advised
that the water supply at this site is not presently known and that additional water
supply may be required to meet the required fire flow per the Phoenix Fire Code.

17. The Street Transportation Department provided a series of comments and
stipulations pertaining to the need for sidewalk easements and the applicable
streetscape standards contained in the Street Classification Map and the Zoning
Ordinance for the Transit Midtown Character Areas Standards. The Transit
Midtown Character Areas Standards are required by the Walkable Urban Code and
therefore no stipulations are proposed.

To apply broadly to the development of the site, staff is recommending Stipulation
Nos. 3 and 4 to require first, that any streetscape improvements that occur outside
of dedicated right-of-way be located within a sidewalk easement and, second, that
any improvements within the right-of-way or sidewalk easement comply with ADA
accessibility standards.

18. The Office of Heat Response and Mitigation commented on the importance of an
exceptional streetscape environment along Osborn Road due to its prominent
location and the importance of trees and shade to support walkability and to
increase thermal comfort. Further, in collaboration with the Office of Heat
Response and Mitigation, staff is recommending enhanced streetscape standards
along Osborn Road to adhere to the cross section contained in the Street
Classification Map, to mitigate the urban heat island, while also further buffering the

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July 27, 2022
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public sidewalk from vehicle travel lanes.

19. The Historic Preservation Division of the Planning and Development Department
expressed concerns over the potential impact of the project on the adjacent
Phoenix Financial Center which currently has no historic protections. The Phoenix
Financial Center is identified in the Midtown TOD Plan as historic, is referred to as
a “notable mid-century masterpiece” and that “buildings such as the Phoenix
Financial Center capture the bold spirit of the era.” The Division further
recommends that the approval of the request be subject to a stipulation or
agreement to protect the Phoenix Financial Center in a manner such as:
• Expanding the rezoning request to include the Phoenix Financial Center and
adding HP (Historic Preservation) or HP-L (Historic Preservation –
Landmark) Zoning to said property, which is not currently within the request.
• Requiring the applicant to consent to allowing the Historic Preservation
Commission to initiating a separate HP or HP-L zoning application after the
approval of the request currently at hand.
• Requiring a conservation easement be recorded on the Phoenix Financial
Center site.

Due to the Phoenix Financial Center being outside of the current rezoning request
and under separate ownership, the proposed conditions and stipulations would be
outside of what would normally be stipulated. As such, staff strongly encourages
the preservation of the Phoenix Financial Center but does not recommend the
above be stipulated.

OTHER
20. 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.

21. 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. 5 through 7.

22. 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. 9.

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July 27, 2022
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23. 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 Commercial.

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

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.
The developer shall construct a minimum 5-foot-wide detached sidewalk and
minimum 10-foot-wide landscape area located between the back of curb and
sidewalk along the north side of Osborn Road planted to the following
standards. Where utility conflicts exist, the developer shall work with the
Planning and Development Department on alternative design solutions
consistent with the creation of a comfortable pedestrian environment.

a.
All trees shall be of a large canopy, shade, and single-trunk variety with
a minimum 3-inch caliper.

b.
At tree maturity, the trees shall shade the sidewalks to a minimum 75
percent.

c.
Drought tolerant shrubs and vegetative groundcovers maintained to a
maximum height of 24 inches to provide a minimum of 75 percent live
coverage at maturity.

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

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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.
A bicycle repair station (“fix it station”) shall be provided and maintained
by the developer near secure bicycle parking area.

3.
The developer shall dedicate a sidewalk easement for any streetscape area
that falls outside of dedicated right-of-way, as approved by the Planning and
Development Department.

4.
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.

5.
Developer to record a Notice to Prospective Purchasers of Proximity to Airport,
as required by the State, prior to final site plan approval.

6.
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.

7.
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.

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.
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-26-22-4
July 27, 2022
Page 17 of 17

Writer
Nick Klimek
July 27, 2022

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped March 30, 2022 (2 pages)
Conceptual Building Elevations date stamped March 30, 2022
Conceptual Building Renderings date stamped March 30, 2022 (5 pages)
North Central Employment Center Profile (2 pages)
Community Correspondence (1 page)

Z-20-80
Z-35-87
Z-315-83
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Z-279-80
Z-190-73
Z-315-79
Z-315-83
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ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-26-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.10 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
P-2 H-R TOD-1, C-2 H-R TOD-1
WU Code T5:6 MT
CONVENTIONAL OPTION
518, 77
No Maximum
* UNITS P.R.D. OPTION
N/A, 9
N/A
Mill Creek Residential
DATE:
4/28/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-28
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: P-2 H-R TOD-1 ( 3.57 a.c.)
C-2 H-R TOD-1 ( 0.53 a.c.)
TO:
WU Code T5:6 MT ( 4.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-26-22.mxd
Z-26-22
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Modera Midtown at Punchcard
MODERA MIDTOWN AT PUNCHCARD

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

From:
lesleybush
To:
nwood@swlaw.com
Cc:
Nick Klimek
Subject:
Rezoning app Z-26-22 at 3443 N Central by Mill Creek Residential
Date:
Friday, May 6, 2022 3:45:42 PM
Attachments:
GJPP7SK5ZBGHRKOLVRG3MTRCSM.webp
Dear Mr. Wood,
Thank you for your letter of April 13th regarding the rezoning app of parcel number 118-33-
137F by Mill Creek Residential. I would like to share my opinions on the proposed
development.
The project overview states 7 stories and a maximum height of 80 feet - but with the roof-top
deck, the building will be 8 stories, and the elevation drawings show the height as 83 feet. I
think the building exceeds the limit on stories and will be too high. It would be better at 6
stories. The site to be occupied is too massive - stretching from Osborn Rd to Mitchell Drive.
And building on top of existing underground parking may be unsafe - I attached a picture from
the news of an apartment complex parking deck which collapsed above a sub level garage in
Cleveland on May 3rd 2022. There are so many new apartment buildings in this area, I don't
think we need another. I would rather see a quality condominium building or quality town
houses with a smaller footprint where people can purchase a home and stay for several years
instead of another apartment building with a transient population. I am not in favour of the
proposed development.
Also, I don't know who to address this to, but the "punchcard" building of the Phoenix
Financial Center has numerous cracks on the south facade. I attached a picture. (You have to
zoom in to see the cracks - mainly on the top right quadrant.)
Thank you for your time.
Sincerely,
Lesley Bush
Sent from my Samsung Galaxy Tab®|PRO