Attachment B - Staff Report - Z-21-21-5.pdf

Staff Report Z-21-21-5 
June 21, 2021 
Maryvale Village Planning Committee 
Meeting Date: 
July 14, 2021 
Planning Commission Hearing Date: 
August 5, 2021 
Request From: 
PSC (Planned Shopping Center) 
(4.99 acres) 
Request To: 
C-2 (Intermediate Commercial) (4.99
acres)
Proposed Use: 
Commercial uses 
Location: 
Approximately 600 feet west of the 
northwest corner of 91st Avenue and 
Indian School Road 
Owner: 
Prime Storage West Phoenix Land 
LLC 
Applicant: 
Neil Feaser, RKAA Architects Inc. 
Representative: 
Thomas J. Richardson, EVP 
Construction 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity
General Plan Land Use Map Designation 
Residential 1 to 2 dwelling units per 
acre   
Street Map Classification Indian School 
Road 
Major 
Arterial 
33-foot north half street
(+ 22-foot ROW
easement)
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the 
acquisition of vacant, underutilized and blighted parcels for appropriate 
redevelopment, compatible with the adjacent neighborhood character and 
adopted area plans. 
The subject site has long been vacant, and its development would be compatible with 
the existing neighborhood character and commercial developments through the 
stipulated enhanced landscape and architectural standards.  
Attachment B

Staff Report: Z-21-21-5 
June 21, 2021 
Page 2 of 9 
 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; LOCAL AND SMALL 
BUSINESS; LAND USE PRINCIPLE: Facilitate adaptive reuse of older, 
underutilized properties to create mechanisms for new local and small 
businesses to operate, thrive and grow. 
 
This rezoning request, with the companion Special Permit request (Z-SP-2-21-5) 
proposes self-service storage warehouse and recreational vehicle parking on a vacant 
site. The development will provide a place for a business to operate and grow which 
has the potential to benefit both nearby residents and employers. 
 
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND 
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of 
local conditions and surrounding neighborhoods. 
 
The development, as stipulated, provides a reasonable level of intensity that is 
respectful to local conditions and surrounding neighborhoods. The proposal includes 
treatments to mitigate potential impacts on the nearby single-family residential 
neighborhood including enhanced landscape plantings. 
 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
 
The development, as stipulated, provides enhanced levels of trees and shade which 
will reduce the urban heat island effect while also improving thermal comfort to site 
users and pedestrians. 
 
 
Applicable Plans, Overlays, and Initiatives 
Tree and Shade Master Plan – See Background Item No. 5. 
 
Complete Streets Guiding Principles – See Background Item No. 6. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 7. 
 
Zero Waste PHX – See Background Item No. 8.

Staff Report: Z-21-21-5 
June 21, 2021 
Page 3 of 9 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
PSC 
North  
Single-family residences 
R1-8 
South (across 
Indian School 
Road) 
Vacant/Agricultural land 
PUD PCD 
East 
Office 
C-1 
West 
Self-storage facility 
C-2 SP 
 
C-2 (Intermediate Commercial)                 *variance or site plan 
modification required 
Standards 
Requirements 
Met or Not Met 
Minimum Building 
Setbacks 
 
 
Street 
Minimum 20 feet, Average 
25 feet 
25 feet (Met) 
Side (East, adjacent 
zoning C-1) 
0 feet 
0 feet (Met) 
Side (West, adjacent 
zoning C-2 SP) 
0 feet 
Approximately 3 feet (Met) 
Rear (Adjacent zoning 
R1-8) 
50 feet 
Approximately 94 feet (Met) 
Minimum Landscaped 
Setbacks 
 
 
Street 
20 feet, Average 25 feet 
25 feet (Met) 
Side (East) 
0 feet 
0 feet (Met) 
Side (West) 
0 feet 
0 feet (Met) 
Rear 
Minimum 10 feet 
10 to 21 feet (Met) 
Lot Coverage 
Not to exceed 50% 
51% (Not Met)* 
Maximum Building 
Height 
2 stories, 30 feet 
11 to 17 feet (Met) 
Minimum Parking 
11 (1 space for each 35 
storage units) 
0 spaces (Not Met)*, parking 
to be provided on adjacent 
site 
 
Background/Issues/Analysis  
 
SUBJECT SITE 
1. 
This request is to rezone 4.99 acres located approximately 600 feet west of the 
northwest corner of 91st Avenue and Indian School Road from PSC (Planned Shopping

Staff Report: Z-21-21-5 
June 21, 2021 
Page 4 of 9 
 
 
Center) to C-2 (Intermediate Commercial) to allow for commercial uses. Rezoning Case 
No. Z-SP-2-21-5 is a companion case for this site to allow a proposed self-service 
storage warehouse and recreational vehicle parking. This proposal is to expand the 
existing self-service storage warehouse facility located to the west onto the subject site.  
 
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan Land Use Map 
designation for the site is Residential 1 
to 2 dwelling units per acre. This land 
use category would provide for very 
low-density residential uses. The 
proposal for C-2 zoning is not 
consistent with the General Plan Land 
Use Map designation. A General Plan 
Amendment is not required as this site 
is under 10 acres in size. The General 
Plan Land Use Map designations to the 
north and west are also Residential 1 to 
2 dwelling units per acre. The area to 
the south is designated Mixed Use 
(Commercial / Industrial) and to the 
east is Commercial.   
General Plan Land Use Map, Source: Planning and 
Development Department 
 
 
 
EXISTING CONDITIONS AND SURROUNDING ZONING 
3. 
The subject site is currently vacant, as shown in the aerial sketch map included as an 
exhibit. The subject site has been vacant since the 1950s. North of the subject site are 
single-family residences zoned R1-8 (Single-Family Residence District). To the east are 
offices and a gas station zoned C-1 (Neighborhood Retail). To the west is an existing 
self-storage facility zoned C-2 SP (Intermediate Commercial, Special Permit), and this 
proposal is to expand the existing self-storage facility onto the subject site. Rezoning 
Case No. Z-7-05-5 established the C-2 zoning and Z-SP-1-05-5 established the Special 
Permit for the existing self-storage facility. To the south, across Indian School Road, is 
vacant agricultural land zoned PUD (Algodón Center Planned Unit Development).   
 
 
 
Aerial Images, Source: Planning and Development Department

Staff Report: Z-21-21-5 
June 21, 2021 
Page 5 of 9 
 
 
 
 
 
The subject site is also approximately a 
quarter mile from the Loop 101 
Freeway and is located within the Agua 
Fria Job Center, a Maricopa 
Association of Governments 
designated Major Employment Center 
as listed in the General Plan.  
 
 
Source: City of Phoenix General Plan 2015 
 
PROPOSAL 
4. 
The conceptual site plan attached as an exhibit proposes a self-storage facility 
comprised of six buildings with RV parking along the northern edge of the property. The 
proposal shows shared access onto Indian School Road from the existing storage 
facility to the west. The proposal also shows large landscape setbacks along the 
northern and southern portions of the site. Stipulation No. 1 calls for general 
conformance to the site plan date stamped April 19, 2021 so that the self-storage facility 
develops as presented in those plans. Staff recommends Stipulation No. 2 which 
requires that all building elevations contain architectural embellishments and Stipulation 
No. 4 which requires perimeter walls adjacent to Indian School Road to contain material 
and textural differences and be compatible with the existing wall of the self-storage 
facility to the west to ensure a quality development that is consistent with the existing 
character of the area.  
 
To enhance pedestrian connectivity and safety, Stipulation No. 3 requires that a 
detached sidewalk with a double row of trees be installed along Indian School Road. 
Stipulation No. 10 requires that where pedestrian pathways cross drive aisles, they are 
constructed of a material that visually contrasts with the parking and drive aisle 
surfaces. Stipulation Nos. 9 and 11 require clearly defined accessible pedestrian 
pathways to connect building entrances and public sidewalks and that pedestrian 
pathways and sidewalks be shaded to a minimum of 75 percent. 
 
Staff also recommends enhanced planting standards along the north property line to 
buffer the proposed development from the adjacent single-family residential 
neighborhood. This recommendation is addressed in Stipulation No. 5 and is consistent 
with the planting standards that the existing self-storage facility to the west was 
stipulated to in rezoning case No. Z-7-05-5. The development will also include bicycle 
parking for guests or employees, which is addressed in Stipulation No. 6.

Staff Report: Z-21-21-5 
June 21, 2021 
Page 6 of 9 
 
 
 
 
STUDIES AND POLICIES 
5. 
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. 
Stipulations Nos. 3, 5 and 11 require enhanced planting and shading standards to 
contribute to the urban forest and increase thermal comfort for pedestrians and site 
users. 
 
 
6. 
Complete Streets Guidelines 
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding 
Principles. The principles are intended to promote improvements that provide an 
accessible, safe, connected transportation system to include all modes, such as 
bicycles, pedestrians, transit, and vehicles. Stipulation No. 6 requires bicycle parking on 
site. Stipulation No. 8 requires that any street improvements to be built to ADA and City 
of Phoenix standards to promote accessible and safe street improvements. Stipulation 
No. 10 requires pedestrian pathways made of decorative pavers or stamped or colors 
concrete to denote where the pedestrian pathways cross drive aisles and Stipulation 
No. 11 requires all pedestrian pathways to be shaded to 75 percent.   
 
 
7. 
Comprehensive Bicycle Master Plan 
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to guide 
the development of its Bikeway System and supportive infrastructure. Stipulation No. 6 
requires bicycle parking on site. 
 
 
8. 
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 applicant did not address specific recycling operations on 
site in their application materials.  
 
 
COMMUNITY INPUT SUMMARY 
9. 
The applicant has completed the Citizen Participation requirements as outlined in the 
Rezoning Process Packet. At the time this staff report was written, staff has not received 
any community correspondence in support or opposition. 
 
 
INTERDEPARTMENTAL COMMENTS 
10.  The Street Transportation Department requested a 55-foot dedication of right-of-way 
along the north side of Indian School Road and that all street improvements be 
constructed to ADA accessibility standards and per plans approved by the Planning and

Staff Report: Z-21-21-5 
June 21, 2021 
Page 7 of 9 
 
 
Development Department. These are addressed in Stipulation No. 7 and 8.  
 
 
11. The Public Transit Department requested clearly defined accessible pathways to 
connect building entrances with the public sidewalk, that where pedestrian pathways 
cross drive aisles they be constructed of decorative pavers, stamped or colored 
concrete, or other pavement treatments that visually contrast with the adjacent parking 
and drive aisle surfaces; and that trees or shade structures provide at least 75 percent 
shade coverage on all pedestrian paths. These are addressed in Stipulation Nos. 9, 10 
and 11.  
 
 
12. The Fire Department commented that the site and buildings shall comply with the 
Phoenix Fire Code, additional fire hydrants will likely be needed, the final layout of fire 
lanes is subject to the approval of the Phoenix Fire Department, that curves in fire lanes 
are required to have a minimum 45-foot centerline turning radius and any gates installed 
across fire lanes are required to comply with PFC Sections 503.6 and 512.  
 
 
13. The City of Phoenix Water Services Department noted the property has existing water 
and sewer mains that can potentially serve the site. However, the requirements and 
assurances for water and sewer service are determined during the site plan application 
review.  
 
 
OTHER 
14. 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. 12. 
 
 
15. Development and use of the site is 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 redevelop an underutilized property and provide commercial 
services for businesses and residents in the area.  
 
 
2. 
This proposal provides for additional employment options in the Maryvale 
village.  
 
 
3. 
The stipulated planting and architectural standards are above the required 
minimum standards and will make the proposal a compatible addition to the 
neighboring area.

Staff Report: Z-21-21-5 
June 21, 2021 
Page 8 of 9 
 
 
Stipulations 
 
1. 
The development shall be in general conformance with the site plan date 
stamped April 19, 2021, as modified by the following stipulations and approved 
by the Planning and Development Department.   
 
 
2. 
All elevations of the buildings shall contain architectural embellishments and 
detailing such as textural changes, pilasters, offsets, recesses, variation in 
window size and location, and/or overhang canopies, as approved by the 
Planning and Development Department 
 
 
3. 
The sidewalk along Indian School Road shall be detached with a landscape 
strip located between the sidewalk and back of curb following the most recent 
Cross Section of the Street Classification Map and shall include minimum 2-
inch caliper shade trees planted a minimum of 20 feet on center or in 
equivalent groupings along both sides of the sidewalk, as approved by the 
Planning and Development Department. Where utility conflicts exist, the 
developer shall work with the Planning and Development Department on 
alternative design solutions consistent with a pedestrian environment. 
 
 
4. 
Perimeter walls adjacent to Indian School Road shall include material and 
textural differences, such as stucco and/or split face block with a decorative 
element, such as tile or stamped designs, and be compatible with the existing 
wall adjacent to Indian School Road on the property to the west, as approved 
by the Planning and Development Department.  
 
 
5. 
The north landscape setback shall be planted with a minimum 3-inch caliper 
trees planted 20 feet on center or in equivalent groupings, as approved by the 
Planning and Development Department. 
 
 
6. 
A minimum of four inverted-U bicycle spaces for guests or employees shall be 
provided on site and installed per the requirements of Section 1307.H of the 
Zoning Ordinance, as approved by the Planning and Development 
Department. 
 
 
7. 
The developer shall dedicate 55-feet of right-of-way for the north side of Indian 
School Road, as approved by the Planning and Development Department. 
 
 
8. 
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.

Staff Report: Z-21-21-5 
June 21, 2021 
Page 9 of 9 
 
 
 
 
9. 
Clearly defined, accessible pedestrian pathways shall be provided to connect 
building entrances, bus stop pads, and public sidewalks, using the most direct 
route for pedestrians, as approved by the Planning and Development 
Department. 
 
 
10. 
Where pedestrian pathways cross drive aisles, they shall be constructed of 
decorative pavers, stamped or colored concrete, or other pavement treatments 
that visually contrast with the adjacent parking and drive aisle surfaces, as 
approved by the Planning and Development Department. 
 
 
11. 
Trees shall be placed to provide 75 percent shade coverage on all pedestrian 
pathways and sidewalks at full maturity. Shade structures may be used to 
meet the shade requirement in places where trees are unable to be located, as 
approved by the Planning and Development Department. 
 
 
12. 
In the event archaeological materials are encountered during construction, the 
developer shall immediately cease all ground-disturbing activities within a 33- 
foot radius of the discovery, notify the City Archaeologist, and allow time for 
the Archaeology Office to properly assess the materials. 
 
Writer 
Sarah Stockham 
June 21, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Zoning Sketch Map 
Aerial Sketch Map 
Conceptual Site Plan date stamped April 19, 2021 
Conceptual Elevations date stamped April 19, 2021 (7 pages)

Z-16-18
Z-19-E-00
Z-38-99
ANX 209
ANX 209
Z-43-84
Z-13-00
Z-19-F-00
Z-13-00
Z-148-02
ANX 230
Z-41-84
Z-19-00
Z-19-00
Z-SP-1-05
Z-47-99
ANX 230
Z-19-E-00
Z-19-D-00
Z-19-B-00
Z-47-99
Z-19-D-00
Z-19-D-00
ANX 230
Z-8-94
Z-97-83
ANX 209
ANX 209
ANX 230
Z-13-00
Z-19-93
Z-47-99
Z-7-05
*
*
*
*
*
*
*
*
*
*
R1-8
R-3
R1-6
PSC
PUD PCD
C-2
R-2
C-2
PUD PCD
C-2 SP
C-1
PSC
C-2
C-3
R1-6
DEVONSHIRE AVE
93RD DR
MACKENZIE DR
SERRANO ST
90TH DR
94TH AVE
MONTECITO AVE
94TH LN
93RD GLEN
93RD LN
MONTEROSA ST
GLENROSA AVE
92ND LN
91ST DR
91ST AVE
HEATHERBRAE DR
93RD AVE
INDIAN SCHOOL RD
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-21-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.99 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
PSC
C-2
CONVENTIONAL OPTION
N/A
72
*   UNITS P.R.D. OPTION
N/A
87
Neil Feasar / RKAA Architects Inc
DATE:
5/12/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 17-6
ZONING MAP
H-3
REQUESTED CHANGE:
FROM: PSC ( 4.99 a.c.)
TO:
C-2 ( 4.99 a.c.)
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Z-16-18
Z-19-E-00
Z-38-99
ANX 209
ANX 209
Z-43-84
Z-13-00
Z-19-F-00
Z-13-00
Z-148-02
ANX 230
Z-41-84
Z-19-00
Z-19-00
Z-SP-1-05
Z-47-99
ANX 230
Z-19-E-00
Z-19-D-00
Z-19-B-00
Z-47-99
Z-19-D-00
Z-19-D-00
ANX 230
Z-8-94
Z-97-83
ANX 209
ANX 209
ANX 230
Z-13-00
Z-19-93
Z-47-99
Z-7-05
*
*
*
*
*
*
*
*
*
*
R1-8
R-3
R1-6
PSC
PUD PCD
C-2
R-2
C-2
PUD PCD
C-2 SP
C-1
PSC
C-2
C-3
R1-6
DEVONSHIRE AVE
93RD DR
MACKENZIE DR
SERRANO ST
90TH DR
94TH AVE
MONTECITO AVE
94TH LN
93RD GLEN
93RD LN
MONTEROSA ST
GLENROSA AVE
92ND LN
91ST DR
91ST AVE
HEATHERBRAE DR
93RD AVE
INDIAN SCHOOL RD
Maricopa County Assessor's Office
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-21-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.99 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
PSC
C-2
CONVENTIONAL OPTION
N/A
72
*   UNITS P.R.D. OPTION
N/A
87
Neil Feasar / RKAA Architects Inc
DATE:
5/12/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 17-6
ZONING MAP
H-3
REQUESTED CHANGE:
FROM: PSC ( 4.99 a.c.)
TO:
C-2 ( 4.99 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-21-21.mxd
Z-21-21
0.07
0
0.07
0.035
Miles