Attachment B - Staff Report - Z-2-21-4.pdf
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Staff Report: Z-2-21-4
July 14, 2021
Estrella Village Planning Committee
Meeting Date
July 20, 2021
Planning Commission Hearing Date
August 5, 2021
Request From:
R1-6 (6.98 acres) and R-5 (2.41 acres)
Request To:
C-2 (3.72 acres) and R-4A (5.67 acres)
Proposed Use
Multifamily and commercial uses including a
convenience store with fuel station
Location
Southeast corner of 35th Avenue and Interstate
10
Owner
Eplex Realty, LLC
Applicant
QuikTrip Corportation
Representative
Huellmantel & Affiliates, Charles Huellmantel
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan
Land Use Map
Designation
Current
Public/Quasi-Public
Proposed (GPA-
EST-1-21-4)
Mixed Use (8.94 acres)
Street Map
Classification
35th Avenue
Major Arterial Street
Varies, 33-foot to 40-
foot east half street
(plus easement)
34th Avenue
Local Street
25-foot west half street
easement
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 requested zoning will allow for increased intensity that is generally consistent in scale
and character with the surrounding zoning and General Plan Land Use Map designations
in the area. Located at the junction of a major arterial street, Interstate 10 freeway and
future high-capacity transit modes along 35th Avenue, the proposed commercial and
Attachment B
Staff Report: Z-2-21-4
July 14, 2021
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multifamily zoning is compatible with the surrounding area. The development, as
stipulated, provides a reasonable level of intensity that is respectful to local conditions by
transitioning commercial uses along 35th Avenue to existing single-family homes east of
34th Avenue.
CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED
DEVELOPMENT; LAND USE PRINCIPLE: Develop land use and design regulations
governing land close to transit centers and light rail stations, to maximize the
potential for ridership.
The requested C-2 and R-4A zoning districts will allow for a mix of uses on the subject
site, including multifamily and a convenience store with fuel stations near high capacity
transit corridors and near various land uses such as a high school and several
commercial establishments. This variety of zoning districts will allow for both housing and
additional employment options within the Southwest Phoenix Major Employment center.
CELEBRATE OUR DIVERSE COMMUNITY AND NEIGHBORHOODS CORE VALUE;
CONNECTED NEIGHBORHOODS; LAND USE PRINCIPLE: Design and locate new
neighborhoods to promote access (both physical and visual) to parks
and open space. New developments should also provide convenient pedestrian
and bicycle access to transit stops, schools and other neighborhood amenities.
Approval of the request would locate a multifamily use adjacent to a public park (Falcon
Park) which will allow immediate access to open space and recreational opportunities.
Furthermore, bicycle lanes are located along Roosevelt Street, south of Falcon Park, in
addition to a bus stop along 35th Avenue and within walking distance to a future mass-
transit station. As stipulated, the development will promote shaded walkways and/or
sidewalks plus bicycle parking and repair facilities to encourage walking and bicycling.
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 proposal, as stipulated, will be required to provide shade along the adjacent 35th
Avenue sidewalks, pedestrian paths connecting the development to adjacent streets, the
parking lot and nearby bus stop. This will help to encourage walking and to mitigate the
urban heat island effect by covering hard surfaces, thus cooling the micro-climate around
the project vicinity.
Applicable Plans, Overlays, and Initiatives
Estrella Village Plan: See Background Item No. 9.
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Estrella Village Arterial Street Landscaping Program: See Background Item No. 10.
Tree and Shade Master Plan: See Background Item No. 11.
Complete Street Guidelines: See Background Item No. 12.
Comprehensive Bicycle Master Plan: See Background Item No. 13.
Reimagine Phoenix: See Background Item No. 14.
Housing Phoenix: See Background Item No. 15.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Former U.S. Navy Recruitment Center
R1-6 and R-5
North
Interstate 10 Freeway
R1-6 and R-5
South
Falcon Park
R1-6 and R-5
East (across 34th Avenue)
Single-family homes and ADOT
landscape area
R1-6
West (across 35th Avenue)
Fuel station and ADOT landscape area
C-3
C-2 (Intermediate Commercial) Zoning District
Standards
Requirements
Met or Not Met
Minimum Building Setbacks
Street (35th Avenue)
Average 25 feet, minimum 20
feet permitted for up to 50% of
structure
35 feet (Met)
Not adjacent to street (north)
when adjacent to C-2 zoning
0 feet
50 feet (Met)
Not adjacent to street (south)
when adjacent to R1-6 zoning
50 feet
50 feet (Met)
Not adjacent to street (south)
when adjacent to R-5 zoning
15 feet
50 feet (Met)
Not adjacent to street (east)
when adjacent to R-4A zoning
(pending Z-2-21-4)
15 feet
50 feet (Met)
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Minimum Landscaped Setbacks
Street (35th Avenue)
Average 25 feet for structures
not exceeding two stories or
30 feet, minimum 20 feet
permitted for up to 50% of
the frontage.
25 feet (Met)
Perimeter property lines not
adjacent to a street when
adjacent to C-2 zoning
(pending Z-2-21-4)
None
10 feet (Met)
Perimeter property lines not
adjacent to a street (south and
east) (pending Z-2-21-4)
10 feet
10 feet (south) (Met)
20 feet (east) (Met)
Maximum Lot Coverage
50%
18% (Met)
Maximum Building Height
2 stories and 30 feet
20 feet (Met)
Minimum Parking
Retail establishments less
than 50,000 square feet of
gross building area: 1 space
per 300 square feet of floor
area
5,002 gross square feet for
convenience store.
17 spaces required.
50 spaces total (Met)
R-4A (Multifamily Residential) Zoning District
Standards
Requirements
Met or Not Met
Total Maximum Number of
Units
247 units
192 units (Met)
Maximum Density
43.56 dwelling units per acre
33.87 dwelling units
per acre (Met)
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Minimum Building Setbacks
Front (34th Avenue)
20 feet
20 feet (Met)
Sides (north and south)
5 feet
20 feet (Met)
Rear (west)
15 feet
15 feet (Met)
Minimum Landscaped Setbacks
Front (34th Avenue)
20 feet
15 feet (Not Met)*
Sides and rear (north, south
and west)
5 feet
5 feet (Met)
Maximum Lot Coverage
50%
27% (Met)
Maximum Building Height
48 feet
3 stories, 36 feet (Met)
Minimum Parking
Multifamily dwelling units:
1.3 spaces per efficiency unit
and 1.5 spaces per 1 or 2
bedroom unit and 2 spaces
per 3 or more bedroom unit,
1.0 space per unit of less than
600 square feet regardless of
number of bedrooms
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.
112 one bedroom units and 80
two bedroom units proposed.
288 spaces required.
194 spaces provided
(Not Met)*
*Variance or site plan modification may be required.
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Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone a 9.39-acre site, located at southeast corner of 35th
Avenue and the Interstate 10 from 6.98 acres of R1-6 (Single-Family Residence
District) and 2.41 acres of R-5 (Multifamily Residence District) to 5.67 acres of R-4A
(Multifamily Residence District) and 3.72 acres of C-2 (Intermediate Commercial) to
allow multifamily and commercial uses including a convenience store and fuel
station. The applicant intends to develop affordable housing units within the
proposed multifamily-family zoned portion of the site, thus allowing for additional
housing diversity in this part of the Estrella Village. This and other elements of the
project are addressed in further detail subsequently in the report.
SURROUNDING USES AND ZONING
2. North of the subject site is the Interstate 10 freeway zoned R1-6 (Single-Family
Residence District) and R-5 (Multifamily Residence District). A future high-capacity
transit station is proposed just across the I-10 freeway within close proximity to 35th
Avenue.
South of the subject site is a public park, Falcon Park, zoned R1-6 (Single-Family
Residence District) and R-5 (Multifamily Residence District). Carl Hayden High
School is located south of Falcon Park across Roosevelt Street along 35th Avenue.
West of the subject site
across 35th Avenue is
ADOT right-of-way
property and a
convenience store with a
fuel station zoned C-3
(General Commercial
District).
East of the subject site,
across 34th Avenue, are
single-family homes
zoned
R1-6 (Single-Family
Residence District).
Zoning Aerial Map, Source: Planning and Development
Department
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GENERAL PLAN LAND USE MAP DESIGNATIONS
3.
The subject site has a General Plan Land Use Map designation of Public/Quasi-
Public which is not consistent with the proposed commercial and multifamily
residential zoning requested. A concurrent minor General Plan Land Use Map
amendment under case GPA-EST-1-21-4 is proposed to change this land use
designation to Mixed Use.
The Mixed Use land use designation requested is consistent with the proposed R-
4A and C-2 zoning, as it allows commercial and residential land uses. Furthermore,
this will promote the use of transit due to its proximity to various modes of high-
capacity transit along 35th Avenue.
CAPITOL I-10/WEST EXTENSION
4. As of the writing of this staff report, Valley Metro had determined a locally preferred
high-capacity transit alignment approximately 0.1 miles north of the site. The
Capitol/I-10 West high-capacity transit corridor will serve as a major transportation
route in this part of the region, connecting the residents of this future development to
employment, shopping, educational, and other opportunities in Downtown and West
Phoenix.
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July 14, 2021
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Capitol/I-10 West Transit Map with Planning and Development Department
annotations, Source: Valley Metro
BUS RAPID TRANSIT (BRT)
5. Furthermore, as of the writing of
this staff report, the City of
Phoenix Transit Department and
Citizen Transportation
Commission had recommended
that 35th Avenue/Van Buren
Street route be approved as a
BRT corridor. This high-capacity
transit will serve to connect
residents along 35th Avenue and
Van Buren Street to employment,
shopping, educational, and other
opportunities in Downtown and
North West Phoenix.
MAG BRT Corridor Map with Planning and
Development Department annotations, Source:
Maricopa Association of Governments
PROPOSAL
6. Site Plan
The conceptual site plan identifies the western portion of the 9.39-acre site along
35th Avenue as a convenience store with fuel canopies and a future commercial
user on the north portion of the site along the Interstate 10 freeway. The eastern
portion of the site along 34th Avenue proposes a 192-unit multifamily development
with one and two-bedroom units located in eight residential buildings at three stories
and 36 feet in height. Two vehicular access points to the proposed multifamily
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zoning are shown along 34th Avenue, with pedestrian connections to both 35th
Avenue and 34th Avenue.
Conceptual Site Plan, Source: Otak Architects, Inc.
Stipulation No. 1 limits the maximum building height and density to 30 feet or 98
dwelling units on the proposed multifamily-zoned portion of the site. However, if
affordable housing is provided on the proposed multifamily-zoned portion of the site,
the maximum building height and density shall be 40 feet and 200 dwelling units. If
the development utilizes the additional height and density outlined in Stipulation No.
1, staff is also requesting Stipulation No. 2 that requires a recorded Declaration of
Affirmative Land Use and Restrictive Covenants Agreement be provided prior to
issuance of building permits for any structures to ensure that the affordability
restrictions are formalized for the site.
Furthermore, Stipulation No. 3 requires an average building setback of 40 feet,
minimum 20 feet for up to 25 percent of the frontage along 34th Avenue. This latter
stipulation will ensure that multi-story buildings are primarily kept a larger distance
away from nearby single-family residential properties west of 34th Avenue.
Stipulation No. 4 recommends that a minimum 20-foot building setback be provided
along the north property line for the multifamily-zoned portion of the site to require a
larger separation between residential buildings and I-10 freeway.
Staff is not recommending a stipulation to require general conformance to the
conceptual site plan for the proposed multifamily zoning due to potential variances
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required for parking reductions or site plan modifications for the front landscape
setback and associated site modifications triggered by constructing a cul-de-sac at
the terminus of 34th Avenue. Variances are reviewed and recommended at the
discretion of the Zoning Adjustment Hearing Officer (ZAHO) via a public hearing
process.
However, staff is recommending a stipulation to require general conformance to the
conceptual site plan for the convenience store and fuel station portion of the site.
This is addressed in Stipulation No. 17. Furthermore, staff is recommending a
stipulation to require administrative review of the site plan and building elevations of
the future commercial site, Lot 2, by the Planning Hearing Officer prior to preliminary
site plan approval. This is addressed in Stipulation No. 18.
7. Elevations
The conceptual building elevations for the proposed multifamily-zoned portion of the
site depict a modern-style architecture with flat roofs, large windows, patios and
four-sided architecture. These building elevations depict a maximum building height
of three stories and 36 feet.
The conceptual building elevations for the proposed convenience store and fuel
station depict a modern-style architecture with retro elements such as awnings,
decorative roof band, brick, and four-sided architecture. These building elevations
depict a maximum building height of one story and 20 feet.
Conceptual Building Elevations, Source: Otak Architects, Inc.
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July 14, 2021
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Conceptual Building Elevations, Source: QuikTrip Corporation
Conceptual Building Elevations, Source: QuikTrip Corporation
Staff is recommending a stipulation to require that building elevations within the
multifamily-zoned portion of the site incorporate a variety of colors, materials and
architectural features. This is addressed in Stipulation No. 5, in addition to requiring
a minimum of 25 percent of building elevations oriented towards 34th Avenue and
Falcon Park, to provide accent materials that exhibit quality and durability that will
withstand weather conditions into the future. Furthermore, Stipulation No. 5 requires
that balconies and windows be provided for residential units adjacent to Falcon Park
in order to “place eyes on the park” to provide visual consistency.
In Stipulation No. 6, staff recommends that balconies on the upper floors of
multifamily buildings within 60 feet of the front property line be prohibited, unless
these are oriented away from single-family residential homes. This will help to
provide a transition between the single-family and multifamily residential uses.
Staff is recommending general conformance with the building elevations for the
convenience store and fuel station in Stipulation No. 17, while Stipulation No. 18
would require the administrative review of the building elevations for the future
commercial site, Lot 2, by the Planning Hearing Officer prior to preliminary site plan
approval to ensure that a variety of colors, materials and architectural features are
incorporated.
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July 14, 2021
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8. Landscaping and Screening
In order to best integrate the proposed land uses and avoid conflicts with existing or
future land uses proposed on the site, several landscaping and screening
enhancements are recommended by staff.
Stipulation No. 7 recommends an average 10-foot wide landscape setback along the
north property line of the proposed multifamily-zoned portion of the site with
evergreen trees to help screen the I-10 freeway from residential buildings per
Stipulation No. 8. This stipulation also recommends evergreen trees along 34th
Avenue and the western property line to screen residential buildings from adjacent
single-family homes and the proposed convenience store.
Conceptual Site Plan with Planning and Development Department annotations,
Source: Otak Architects, Inc.
Stipulation No. 8 also recommends landscape enhancements that include providing
50-percent 2-inch caliper and 50-percent 3-inch caliper trees within the required
landscape setbacks on the proposed multifamily-zoned portion of the site. This
enhancement will help further screen the proposed residential buildings from
existing and proposed uses, plus the I-10 freeway.
Stipulation No. 19, applicable on the proposed commercially-zoned portion of the
site, requires a minimum 20-foot wide landscape setback planted with minimum 2-
inch caliper evergreen trees along the future eastern property line adjacent to the
proposed multifamily zoning. This will help buffer and screen commercial uses from
the future residential uses on the eastern portion of the site.
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9. Open Space and Amenities
The conceptual site plan depicts a central amenity area with numerous amenities
dispersed throughout the multifamily-zoned portion of the development. Stipulation
No. 9 recommended by staff requires a centralized amenity and open space area
and that a minimum of the following be provided for residents:
x Tot lot;
x Clubhouse or community room;
x Two picnic areas each with a barbeque grill, shade ramada and a picnic
table; and
x Two benches or seating features.
10. Streetscape and Fencing Enhancements
The subject site is located at the junction of an arterial street (35th Avenue), freeway
(Interstate 10) and public park (Falcon Park), in addition to a local street (34th
Avenue). In order to promote further beautification of the Estrella Village and
enhance the development area, staff recommends several stipulations that will help
achieve this vision.
Stipulation No. 10 recommends entryway enhancements along 34th Avenue that
include pedestrian pathways, landscape enhancements and alternative driveway
materials to promote a sense of place for the multifamily-zoned portion of the site.
Stipulation Nos. 11 and 12 address fencing requirements for the multifamily zoned
portion of the site specifically. These include a minimum six-foot tall solid wall along
the north property line to screen residential uses from the adjacent I-10 freeway,
plus open view fencing limitations along 34th Avenue and Falcon Park in order to
promote visibility to adjacent streets plus the public park to “place eyes on the
street” (and park).
Stipulation No. 13 addresses building construction within the multifamily-zoned
portion of the site. This stipulation would require a decibel rating inside of residential
units, given the adjacent I-10 freeway, in order to reduce noise in these units.
Stipulation No. 29 addresses perimeter wall enhancements for the entire site where
these are visible from public streets and Falcon Park to promote beautification of the
development area.
STUDIES AND POLICIES
11. Estrella Village Plan
The Estrella Village Plan adopted in 1999, outlines a vision for improving the Estrella
Village through five main goals that include:
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1. Orderly growth;
2. Identifiable village core;
3. Strong residential neighborhoods;
4. Variety of homes and jobs; and
5. Consistent streetscapes and trail linkages.
Goal 3 of the Estrella Village Plan, “Protection of residential neighborhoods”,
Objective A, “New Residential Development”, recommends that new residential
developments and retail centers be supported by street circulation systems and
surrounding character. Bounded by a major arterial street, freeway and within
proximity to a future high-capacity station, the proposed C-2 and R-4A zoning
districts allow uses that could be supported by the existing street and future planned
transit infrastructure. Thirty-fourth Avenue is classified as a local street that currently
acts as a collector street, providing access to Falcon Park and single-family
neighborhoods east of 34th Avenue.
Estrella Village Plan Land Use Map, Source: City of Phoenix Planning and
Development Department
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July 14, 2021
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Goal 3, Objective D, “Residential areas in transition”, recommends that
neighborhoods no longer viable for residential use will be converted to non-
residential activity in a manner least disruptive to remaining residents. The existing
zoning on the site is R-5 and R1-6, with a proposed zoning of C-2 and R-4A. This
zoning application will allow for the arterial street frontage of the property to be used
for commercial uses along a corridor where similar uses exist. The eastern portion
of the site is proposed to remain as a residential use with multifamily zoning. Staff
recommends several stipulations, as noted previously in the report, to buffer and
screen future multifamily uses from existing single-family neighborhoods in the area
to allow for a land use transition.
Goal 4, “Housing and Employment”, Objective B, “Variety of housing densities and
types”, recommends a diversity of housing products in the Estrella Village. The
proposed R-4A zoning along the eastern portion of the site allows for a variety of
residential uses on the site, including a multi-story apartment housing product as
depicted in the conceptual site plan. This zoning district will introduce a new land
use in the immediate area, allowing for new housing opportunities to existing and
new residents within close proximity to transportation and high-capacity transit.
Goal 5, “Urban Design”, recommends for streetscape and trail systems to be
uniform and consistent to provide identity and linkage between neighborhoods and
with activity centers. Several stipulations as recommended by staff and described
previously in this report, would promote enhanced urban design along the
streetscapes.
12. Estrella Village Arterial Street Landscaping Program
The Estrella Village Arterial Street Landscaping Program adopted in 1999, provides
a landscape palette for arterial streets within the Estrella Village to help establish the
community’s character. In addition to providing planting guidelines, the plan also
indicates the locations to establish entry gateways that welcome individuals entering
the village with an entry sign and an enhanced landscape area of 75 feet by 75 feet
in size.
The subject site is adjacent to 35th Avenue, an arterial street, and thus staff
recommends Stipulation No. 20 to require adherence with the Estrella Village
Arterial Street Landscaping Program requirements along the street frontage to
promote the community’s character. Furthermore, the southeast corner of 35th
Avenue and Interstate 10 is a designated Village gateway. Thus, staff recommends
Stipulation No. 21 to require a landscaped gateway entry feature at this intersection.
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Conceptual Landscaped Gateway feature, Source: Harrington Planning + Design
13. Tree and Shade Master Plan
The Tree and Shade Master Plan is a roadmap for creating a healthier, more livable
and prosperous 21st Century desert city. The goal is to treat the urban forest as
infrastructure to ensure that trees are an integral part of the city’s planning and
development process. Staff recommends several stipulations to promote the
shading and cooling of uncovered parking lots and pedestrian walkways on both the
commercial and multifamily-zone portions of the site, plus the bus stop along 35th
Avenue. These shading standards are addressed in Stipulation Nos. 22, 30, and 31.
Additionally, staff recommends that the detached sidewalk along 35th Avenue, be
shaded to a minimum of 75 percent using minimum 2-inch caliper trees at maturity.
This is addressed in Stipulation No. 24.
14. Complete Streets Guidelines
The City's complete streets policy further advances its goal to create a more
sustainable transportation system that is safe and accessible for everyone.
Complete streets provide infrastructure that encourages active transportation such
as walking, bicycling, transportation choices and increased connectivity. Through
this policy, the primary focus of street design will no longer be solely on the speed
and efficiency of automobile travel, but on the safety and comfort of all users.
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To promote walking, staff recommends a system of pedestrian thoroughfares that
connects building entrances, active open space areas, adjacent public sidewalks
and the bus stop along 35th Avenue. A centralized pedestrian pathway connecting
the proposed multifamily-zoned portion of the site with 35th Avenue will help future
residents of this new community to use public transportation and high-capacity
transit along 35th Avenue. This is addressed in Stipulation No. 32.
To promote bicycling, staff recommends that bicycle parking be provided for both
the commercial and multifamily-zoned portions of the site for customers or residents
and their guests. A bicycle repair station in the multi-family zoned portion of the site
will also help to promote bicycling as alternative transportation method to help
decrease vehicular trips. This is addressed in Stipulation No. 33.
Stipulation No. 24, requires a shaded detached sidewalk along 35th Avenue to help
promote walking and other alternative methods of transportation along this corridor.
15. 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. Bicycle
lanes have been designated within Roosevelt Street, south of Falcon Park. Staff
recommends that secure/covered bicycle parking be provided at a rate of one
bicycle space per 0.25 dwelling units up to 20 spaces, and inverted U-bicycle
spaces per residential building for guests and customers. A bicycle repair station
within the multifamily-zoned portion of the site will also promote alternative
transportation by future residents. Bicycle parking and amenities are addressed in
Stipulation No. 33.
16. 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, industrial, and mixed-use
developments meeting certain criteria. No provisions for recycling containers were
depicted on the site plans for the commercial or multifamily-zoned portion of the site.
However, the applicant’s submittal documents indicate that recycling containers may
be incorporated as part of the multifamily-zoned portion of the site pending further
review.
17. 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
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a 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 land in a more sustainable fashion.
Stipulation No. 1 would limit the maximum density to 98 dwelling units on the
proposed multifamily-zoned portion of the site, but if affordable housing units
provided, the developer may construct up to 200 dwelling units on this portion of the
site. If this development is approved, it would allow a new type of housing product in
the area and new housing opportunities for existing and new residents to the area.
COMMUNITY INPUT SUMMARY
18. As of the writing of this report, staff received one letter in support and one letter in
opposition with concerns about the development. The letter of concern cited issues
with the construction of a fuel station at this site due to fears of increased crime and
environmental concerns for existing residents. The letter of support cited the
proposed fuel station and available services as a positive use of the property.
INTERDEPARTMENTAL COMMENTS
19. The Water Services Department commented that the property has existing water
and sewers mains that can potentially serve the development along 35th Avenue
and/or 34th Avenue. In addition, the Water Services Department commented that
capacity is a dynamic condition that can change over time due to a variety of factors.
20. The Floodplain Management division of the Public Works Department did not have
any comments pertaining to this request as the parcel is not located in a Special
Flood Hazard Area (SFHA).
21. The Fire Department commented that the project shall comply with the 2018
International Fire Code with Phoenix Amendments. Other comments provided
pertained to fire apparatus access, turning radiuses, fire hydrant spacing, water
supply and operational permits. These comments will be addressed in the site plan
review process, along with other development review comments.
22. The Public Transit Department requires right-of-way and retention of the bus stop
pad along 35th Avenue; bus stop shading of 50 percent minimum; accessible
pedestrian pathways that connect all building entrances and exits, bus stop, and all
public sidewalks utilizing the minimum possible distance; and pedestrian paths and
sidewalks shaded a minimum of 75 percent using trees or shade structures. Lastly,
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that pedestrian pathways be constructed of decorative material that contrasts with
the adjacent parking and drive aisle surfaces. These are addressed in site plan
review and Stipulation Nos. 22, 23, 24 and 32.
23. The Street Transportation Department requires the dedication of right-of-way along
34th Avenue and 35th Avenue with related improvements, cul-de-sac construction
along the 34th Avenue terminus, driveway access control along 35th Avenue, cross-
access agreement along the commercial portion of site, pedestrian HAWK signal
along 35th Avenue, Red Border letter notification to the Arizona Department of
Transportation (ADOT), and construction of all streets within and adjacent to the
development per ADA standards. These are addressed in Stipulation Nos. 14, 15,
16, 24, 25, 26, 27, 28, 34 and 35.
24. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International Airport
(PHX) to future owners or tenants of the property. Furthermore, that an avigation
easement is dedicated to the City of Phoenix as this property is within the PHX
International Airport traffic pattern airspace and seeking a noise sensitive land use.
These are addressed in Stipulation Nos. 36 and 37.
OTHER
25. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius 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 Nos. 38 through 40.
26. The Historic Preservation Office commented that this U.S. Naval and Marine Corps
Reserve Training Center is historically significant under Criterion A, at the local
level, for its association with the U.S. Military, more specifically with those efforts to
create a reserve training and recruitment center for the Navy and Marines in
Phoenix. Thus, the property is subject to a subject to a 30-calendar day hold prior to
the issuance of a demolition permit, since it is a non-single family building over 50
years old.
Staff Report: Z-2-21-4
July 14, 2021
Page 20 of 29
27. Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements such as obtaining a
use permit to conduct the proposed outdoor use in this zoning district. Other formal
actions such as, but not limited to, zoning adjustments and abandonments, may be
required.
Findings
1. The proposal is consistent with the General Plan Land Use Map designation of
Mixed Use, proposed with concurrent case GPA-EST-1-21-4.
2. As stipulated, this development will allow affordable housing to be developed in this
part of the Estrella Village and within proximity to a public park, high-capacity transit,
and employment opportunities in the Southwest Phoenix Major Employment center.
3. As stipulated, the requested C-2 and R-4A zoning is consistent with surrounding
land uses and will allow for an appropriate transition between commercial uses
along 35th Avenue and single-family residential uses east of 34th Avenue.
4. The proposed development is consistent with the scale and character of
developments approved or existing in the surrounding area while balancing
employment and housing opportunities within close proximity to future high-capacity
transit.
Stipulations
R-4A ZONED AREA
1.
For the R-4A portion of the site, the maximum building height and density shall
not exceed 30 feet and 98 dwelling units. If the following conditions are met,
the maximum height and density shall be 40 feet and 200 dwelling units. The
conditions must be met prior to or in conjunction with the Final Site Plan
Review.
a.
A minimum of 75 percent of the housing units are dedicated for long-
term affordability, as approved by the Phoenix Housing Department.
b.
The applicant shall submit a copy of the draft Declaration of
Affirmative Land use and Restrictive Covenants agreement (LURA),
for review and approval by the Phoenix Housing Department.
c.
The applicant shall submit a copy of the Proforma, for review and
approval by the Phoenix Housing Department.
Staff Report: Z-2-21-4
July 14, 2021
Page 21 of 29
2.
Prior to the issuance of building permits for the R-4A portion of the site, the
applicant shall submit a copy of the Recorded Declaration of Affirmative Land
use and Restrictive Covenants agreement (LURA), as approved by the State
Housing Department, if conditions listed in Stipulation No.1 for additional height
and density are pursued.
3.
An average building setback of 40 feet, minimum 20 feet for up to 25 percent of
the frontage, shall be provided along 34th Avenue.
4.
A minimum 20-foot building setback shall be provided along the north property
line of the residentially zoned portion of the site.
5.
Residential building elevations shall be developed to the following standards,
as approved by the Planning and Development Department:
a.
Building elevations shall contain multiple colors, exterior accent
materials and textural changes that exhibit quality and durability such
as brick, stone, colored textured concrete, stucco, painted steel or
other materials to provide a decorative and aesthetic treatment, as
approved by the Planning and Development Department.
b.
Building elevations adjacent and oriented to a public park or street,
shall contain a minimum of 25 percent brick, masonry, stone or
another exterior accent material that exhibits quality and durability.
c.
All building elevations shall contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, pop-outs,
recesses, variation in window size and location, pitched roofs and/or
overhang canopies, as approved by the Planning and Development
Department
d.
Balconies and windows shall be provided for residential units adjacent
to a public park.
6.
There shall be no balconies on the upper floors of residential buildings located
within 60 feet of the front property line which are oriented toward single-family
residential homes not part of this development, as approved by the Planning
and Development Department.
7.
An average landscape setback of 10 feet, minimum 5 feet for up to 50 percent
of the property line, shall be provided along the north property line.
Staff Report: Z-2-21-4
July 14, 2021
Page 22 of 29
8.
The required landscape setbacks for the residentially zoned portion of the site
shall be planted with minimum 50-percent 2-inch caliper and 50-percent 3-inch
caliper large canopy drought-tolerant evergreen trees, 20 feet on center or in
equivalent groupings, and five 5-gallon shrubs per tree, as approved by the
Planning and Development Department.
9.
A central amenity and open space area shall be provided within close proximity
to the primary vehicular entrance into the development. The following
amenities shall be provided at a minimum and may be dispersed throughout
the development, as approved by the Planning and Development Department:
a.
Tot lot;
b.
Clubhouse or community room;
c.
Two picnic areas each with a barbeque grill, shade ramada and a
picnic table; and
d.
Two benches or seating features.
10. Vehicular entryways to the residential portion of the development along 34th
Avenue shall include the following elements, as approved or modified by the
Planning and Development Department:
a.
Pedestrian pathways connecting the interior of the development to the
public sidewalks on one side of the vehicular driveway at minimum.
b.
The pedestrian pathways shall be lined with landscape areas on both
sides and planted with drought-tolerant plant materials providing
seasonal interest and 75 percent live cover.
c.
A mix of ornamental shrubs and flower beds that will maintain a
constant bloom throughout the year and 75 percent live cover, shall
be provided along the entryway.
d.
The driveway surface shall be constructed of decorative pavers,
stamped or colored concrete, or another material, other than those
used to pave the parking surfaces, as approved by the Planning and
Development Department.
11. A perimeter wall no less than 6 feet in height shall be provided along the
Interstate 10 freeway within the residentially zoned portion of the site. This wall
shall include material and textural differences, such as stucco and/or split face
block with a decorative element, such as tile or stamped designs, as approved
by the Planning and Development Department.
Staff Report: Z-2-21-4
July 14, 2021
Page 23 of 29
12. Except where required by the Zoning Ordinance, perimeter walls adjacent to a
public street or public park shall be limited to open view wrought iron fencing or
a combination of 2-foot solid masonry topped by wrought iron open view
fencing, as approved by the Planning and Development Department.
13. The indoor noise levels of residential units shall not exceed a decibel day
night-level (DNL) of 45 decibels and that along with the building plans
submitted for Phoenix Building Construction Code compliance review to the
Planning and Development Department there shall be a sealed and signed
analysis by an engineer licensed in Arizona with a proficiency in residential
sound mitigation or noise control. The engineer shall note in the analysis that
the building design is capable of achieving the required Noise Level Reduction.
14. A minimum five-foot-wide sidewalk along 34th Avenue shall be detached with a
minimum five-foot-wide landscape strip located between the sidewalk and back
of curb and shall include minimum 2-inch caliper single-trunk large canopy
drought-tolerant shade trees planted a minimum of 20 feet on center or in
equivalent groupings between the sidewalk and back of curb, as approved by
the Planning and Development Department.
15. The developer shall dedicate minimum 25-feet of right-of-way and construct
the west side of 34th Avenue for the full limits of the project, as approved or
modified by the Planning and Development Department.
16. If the portion of 34th Avenue north of Moreland Street is not approved to be
abandoned through a separate process, the developer shall provide a 50-foot
radius cul-de-sac termination at 34th Avenue, north of Moreland Avenue, as
approved or modified by the Planning and Development Department.
C-2 ZONED AREA
17. The development shall be in general conformance with the conceptual site plan
date stamped June 30, 2021 and building elevations date stamped May 16,
2021 for the C-2 portion of the site, except as described below and as
approved by the Planning and Development Department.
18. The conceptual site plan and elevations for Lot 2, as depicted in the site plan
for the overall site date stamped June 30, 2021, shall be administratively
reviewed by the Planning Hearing Officer prior to preliminary site plan approval
with specific regard to the inclusion of the below elements. This review is for
conceptual purposes only. Specific development standards and requirements
will be determined by the Planning and Development Department.
Staff Report: Z-2-21-4
July 14, 2021
Page 24 of 29
a.
Location and orientation of buildings and trash receptables in
relation to the residentially zoned property to the east.
b.
Accessible pedestrian pathways that connect building entrances,
public sidewalks, and the pedestrian pathway connecting the
commercially zoned property to the residentially zoned property to
the east using the most direct route for pedestrians.
c.
Pedestrian connection between adjacent commercial parcels.
d.
All elevations of the building/s shall contain architectural
embellishments and detailing, such as: textural changes, pilasters,
offsets, recesses, variation in window size or location, overhang
canopies, or similar features.
19. A minimum 20-foot wide landscape setback shall be provided along the east
side of the site where adjacent to a residential zoning district. This landscape
setback shall be planted with a minimum 2-inch caliper large canopy evergreen
trees, 20 feet on center or in equivalent groupings, as approved by the
Planning and Development Department.
20. The development shall conform with the Estrella Village Arterial Street
Landscaping Program landscape palette and landscaping standards along
arterial streets in the Estrella Village, except as otherwise noted herein, as
approved by the Planning and Development Department.
21. A landscaped gateway entry feature shall be provided on the southeast corner
of 35th Avenue and Interstate 10 as described below and as approved by the
Planning and Development Department:
a.
An average 75-foot by 75-foot landscape entryway that adheres to the
landscape palette for gateway entry features in the Estrella Village
Arterial Street Landscaping Program.
b.
A minimum 300-square foot landscaped accent area shall be
provided. The landscaped accent area shall provide a visually unique
character with drought-tolerant plant materials providing seasonal
interest and 75 percent live cover.
c.
The gateway entry feature shall utilize accents, colors and materials
consistent with the theme of the commercial uses on the same site,
as approved by the Planning and Development Department.
Staff Report: Z-2-21-4
July 14, 2021
Page 25 of 29
22. The bus stop pad along 35th Avenue shall be shaded to a minimum of 50
percent using shade trees at full maturity, as approved or modified by the
Planning and Development Department.
23. Public Transit Department shall retain right-of-way and bus stop pads on
northbound 35th Avenue, as approved by the Planning and Development
Department.
24. All sidewalks along 35th Avenue 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 planted to the following standards,
as approved by the Planning and Development Department.
a.
Minimum 2-inch caliper single-trunk large canopy drought-tolerant
shade trees to provide shade to a minimum 75 percent at maturity.
b.
Drought tolerant vegetation designed to grow to a maximum
mature height of 24 inches and achieve 75 percent live coverage.
c.
The landscape palette and planting standards, unless otherwise
provided herein, shall conform with the Estrella Village Arterial
Street Landscaping Program requirements for arterial streets.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
25. The developer shall dedicate minimum 50-feet of right-of-way and construct
the east half of 35th Avenue for the full limits of the project, per Cross Section
D standards identified on the City of Phoenix Street Classification Map, as
approved by the Planning and Development Department.
26. Driveway access control to the site will be permitted as approved by the Traffic
Impact Study submitted to the Street Transportation Department by providing a
sealed Traffic Impact Study analyzing access control and proposed mitigation
for conflicting turning movements along 35th Avenue.
27. The site shall provide recorded cross-access agreements between lots one
and two as depicted on the conceptual site plan date stamped June 30, 2021,
as approved by the Planning and Development Department.
Staff Report: Z-2-21-4
July 14, 2021
Page 26 of 29
28. Prior to preliminary site plan approval, the developer shall work with the Office
of Pedestrian Safety in the Street Transportation Department to evaluate a
HAWK crossing at the southern boundary of the site within 35th Avenue. The
developer shall be responsible for funding any identified improvements
including the HAWK crossing, as determined by the Street Transportation
Department, but generally to be located between Moreland Street and Portland
Street.
R-4A AND C-2 ZONED AREAS
29. All perimeter walls visible from street right-of-way and adjacent to the public
park shall include material and textural differences, such as stucco and/or split
face block with a decorative element, such as tile or stamped designs or other
alternatives if full view fencing is proposed, as approved by the Planning and
Development Department.
30. All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper large canopy drought tolerant shade trees. Landscaping shall be
dispersed throughout the parking area and achieve 25 percent shade at
maturity, as approved by Planning and Development Department.
31. Pedestrian walkways connecting the commercial sites and residentially zoned
property to the east, public sidewalks, and walkways within the residentially
zoned portion of the site shall be shaded to a minimum of 75 percent using
shade trees at maturity and/or architectural shade, as approved by the
Planning and Development Department.
32. A system of pedestrian thoroughfares shall be provided as described below
and as approved or modified by the Planning and Development Department:
a.
The developer shall provide a minimum of one centralized
pedestrian pathway connecting the public sidewalk along 35th
Avenue passing through Lot 1 to the public sidewalk along 34th
Avenue passing through Lot 3, as depicted in the site plan for the
overall site date stamped June 30, 2021. Each phase of the project
will construct the portion of the pedestrian path along their
development.
b.
Illuminated pedestrian scale lighting per Section 1304.H.5 for the
centralized pedestrian pathway.
Staff Report: Z-2-21-4
July 14, 2021
Page 27 of 29
c.
Where pedestrian walkways cross a vehicular path, the pathway
shall be constructed of decorative pavers, stamped or colored
concrete, or other pavement treatments that visually contrasts
parking and drive aisle surfaces. Vehicular crossings shall be kept
to a minimum.
d.
Connections to/between via the most direct route:
(1)
All building entrances;
(2)
Active open space areas;
(3)
Adjacent public sidewalks; and
(4)
Bus stop along 35th Avenue.
33. The development shall incorporate bicycle infrastructure as described below
and as approved by the Planning and Development Department.
a.
“Secure/Covered Facilities” bicycle parking shall be provided at a
rate of 0.25 spaces per dwelling unit on the residential portion of
the site, up to a maximum of 20 spaces, as defined in Appendix K
of the Comprehensive Bicycle Master Plan.
b.
A minimum of four bicycle parking spaces shall be provided
through Inverted U and/or artistic racks located near the building
entrance of each enclosed commercial and residential building and
installed per the requirements of Section 1307.H. of the Phoenix
Zoning Ordinance, as approved by the Planning and Development
Department. Artistic racks shall adhere to the City of Phoenix
Preferred Designs in Appendix K of the Comprehensive Bicycle
Master Plan.
c.
One bicycle repair station (“fix it station”) shall be provided and
maintained in the residentially zoned portion of the site within a
central amenity area or along a centralized pedestrian pathway.
The bicycle repair station (“fix it station”) shall be provided in an
area of high visibility and separated from vehicular maneuvering
areas, where applicable. The repair station shall include: standard
repair tools affixed to the station; a tire gauge and pump affixed to
the base of the station or the ground; and a bicycle repair stand
which allows pedals and wheels to spin freely while making
adjustments to the bike.
Staff Report: Z-2-21-4
July 14, 2021
Page 28 of 29
34. 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.
35. A Red Border Letter shall be processed for this development, as determined by
the Planning and Development Department.
36. The developer shall record a Notice of Prospective Purchasers of Proximity to
Airport in order to disclose the existence and operational characteristics of
Phoenix Sky Harbor International Airport (PHX) to future owners or tenants of
the property.
37. 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.
38. If determined necessary by the Phoenix Archeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
39. If Phase I data testing is required, and if, upon review of the results from Phase
I data testing, the City Archeologist, in consultation with a qualified
archeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archeological data recovery excavations.
40. In the event archeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archeologist, and allow time for the
Archeology Office to properly assess the materials.
Writer
Enrique Bojórquez Gaxiola
July 14, 2021
Team Leader
Samantha Keating
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan for Lot 1 date stamped June 30, 2021
Conceptual Building Elevations for Lot 1 date stamped March 16, 2021
Conceptual Overall Site Plan date stamped June 30, 2021
Staff Report: Z-2-21-4
July 14, 2021
Page 29 of 29
Conceptual Building Elevations for Lot 3 date stamped June 15, 2021
Gateway Corner Feature date stamped March 16, 2021
Community Correspondence (2 pages)
Z-SP-23-67
Z-11-05
Z-10-05
R-5
R-3
ROOSEVELT ST
C-3
R1-6
R1-6
R-5
R1-6
R-3
R1-6
R-2
C-1
R-3
34TH AVE
35TH DR
35TH AVE
34TH DR
LYNWOOD ST
CULVER ST
36TH AVE
PORTLAND ST
LATHAM ST
36TH DR
MORELAND ST
WILLETTA ST
I10 RMP
§¨¦
10
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-2-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
9.39 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-5, R1-6
C-2, R-4A
CONVENTIONAL OPTION
105, 37
54, 494
* UNITS P.R.D. OPTION
126, 45
64, N/A
QuikTrip Corporation
DATE:
5/11/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 12-21
ZONING MAP
G-6
REQUESTED CHANGE:
FROM: R-5 ( 2.41 a.c.)
R1-6 ( 6.98 a.c)
TO:
C-2 ( 3.72 a.c.)
R-4A ( 5.67 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-2-21.mxd
Z-2-21
0.085
0
0.085
0.0425
Miles
6/30/2021
Z-SP-23-67
Z-11-05
Z-10-05
R-5
R-3
ROOSEVELT ST
C-3
R1-6
R1-6
R-5
R1-6
R-3
R1-6
R-2
C-1
R-3
34TH AVE
35TH DR
35TH AVE
34TH DR
LYNWOOD ST
CULVER ST
36TH AVE
PORTLAND ST
LATHAM ST
36TH DR
MORELAND ST
WILLETTA ST
I10 RMP
§¨¦
10
Maricopa County Assessor's Office
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-2-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
9.39 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-5, R1-6
C-2, R-4A
CONVENTIONAL OPTION
105, 37
54, 494
* UNITS P.R.D. OPTION
126, 45
64, N/A
QuikTrip Corporation
DATE:
5/11/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 12-21
ZONING MAP
G-6
REQUESTED CHANGE:
FROM: R-5 ( 2.41 a.c.)
R1-6 ( 6.98 a.c)
TO:
C-2 ( 3.72 a.c.)
R-4A ( 5.67 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-2-21.mxd
Z-2-21
0.085
0
0.085
0.0425
Miles
6/30/2021
G3S (P-103)
STORE NO.: 1419
5,002 S.F.
BLDG. HT.= 20'-0"
35TH AVENUE
MORELAND
STREET
• • • •• • •• • •• • • • • • • • • • • •
33.00'
• • • •• •• • • • ••• • •• ••••••••••••••••••
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SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SUBMERGED
PUMP
ANNULAR
PROBE
FILL
VENT/
VAPOR
SITE DATA (QUIKTRIP STORE)
20
10
0
20
40
A
SHEET TITLE:
SHEET NUMBER:
DIVISION:
DESIGNED BY:
1
• ••• • • • • •• • • •• • •• • • •• •• • • • • • • • •• • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •
ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
ORIGINAL ISSUE DATE:
PROTOTYPE:
VERSION:
PROJECT NO.:
DRAWN BY:
REVIEWED BY:
REV
DATE
DESCRIPTION
B
C
D
E
F
G
H
J
K
L
M
N
P
Q
A
B
C
D
E
F
G
H
J
K
L
M
N
P
Q
2
3
4
5
6
7
8
9
10
11
12
13
14
15
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
1419
1201 N 35TH AVE
PHOENIX, AZ
07641
P-103 (08/01/20)
001
A
SHEET TITLE:
SHEET NUMBER:
DIVISION:
DESIGNED BY:
1
• ••• • • • • •• • • •• • •• • • •• •• • • • • • • • •• • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •
ANY UNAUTHORIZED USE, REPRODUCTION,
PUBLICATION, DISTRIBUTION, OR SALE IN
WHOLE OR IN PART, IS STRICTLY FORBIDDEN.
ORIGINAL ISSUE DATE:
PROTOTYPE:
VERSION:
PROJECT NO.:
DRAWN BY:
REVIEWED BY:
REV
DATE
DESCRIPTION
B
C
D
E
F
G
H
J
K
L
M
N
P
Q
A
B
C
D
E
F
G
H
J
K
L
M
N
P
Q
2
3
4
5
6
7
8
9
10
11
12
13
14
15
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
N
N
CONCEPTUAL SITE PLAN
Vicinity Map
Vicinity Map
N 35TH AV
W MCDOWELL RD
I-10
W FILMORE ST
W ROOSEVELT ST
W MORELAND ST
N 37TH AVE
N 31ST AVE
N 33RD AVE
N 34TH AVE
SITE LEGEND
PAD 1073.10
SITE ADAPT
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1
Enrique A Bojorquez-Gaxiola
To:
PDD Zoning
Subject:
RE: rezoning case
From:noͲreply@phoenix.gov<noͲreply@phoenix.gov>
Sent:Wednesday,January27,20215:24AM
To:PDDDevelopmentServices<pdd@phoenix.gov>
Subject:emplandsdͲFormSubmission
FROM:JavierMedrano
SUBJECT:QTgasstation35thavenueandIͲ10rezoningcasenumberZͲ2Ͳ21
MESSAGE:Goodmorning
TodayIamsendingthisemailaboutthetheQTproposallocatednearourneighborhood.Ispoketoafewneighborsand
weopposeanygasstationbeingbuildonthedecommissionedmilitarynavalcomplexbecausewecametoconclusion
thatitwillattractevenmorecrimetoourneighborhood.Wealreadyhavecrimeinourneighborhoodandthisgas
stationwillonlyattractmuchmorecrime.Wealsoopposethegasstationbecauseoftheharmfulvaporsofthegas
beingreleasedwhenvehiclesfuelupandthetankertrucksreplenishingthegasstationwillreleasegasvaporsintothe
airandwebelieveitwillbeharmfultoourhealth.Wesuggestsomethingpositivetobebuildinthedecommissioned
militarycomplex.Thankyoufortakingthetimeinreadingthisemail.
Sincerely
JavierMedrano
Email:jav2028042@maricopa.edu
AREA:602
PHONE:3346905
ADDRESS:3317W.LathamSt
CITY:Phoenix
STATE:AZ
ZIP:85009
SubmissionID:334ea42de5064bcebb59b0b146e553f8
FormSubmissionOn:1/27/20215:24:03AM
Referer:https://phoenix.gov/pdd
From:
Jim Schillinger
To:
Enrique A Bojorquez-Gaxiola
Cc:
charles@huellmantel.com
Subject:
QuickTrip Rezoning case SEC 35th Ave and I-10 - Application No: Z-2-21
Date:
Saturday, January 23, 2021 4:22:58 PM
I own a house nearby at 3340 W Portland. I would be in favor of this rezoning. Directly on 35th Avenue
would be well suited for a QuickTrip, and provide some needed competition for the Circle K across the
street.
However, most importantly, QuickTrip will be able to provide nearby residence a high-quality shopping
experience for not only gasoline purchase, but a myriad of other products that make QuickTip a popular
place for people to purchase various drinks and snacks.
The customer experience at a QuickTrip is unmatched compared to any other competitor, the stores I visit
in Phoenix (about 1/week) are always neat and clean, along with courteous, responsible employees.
QuickTrip's presence here would be a wonderful addition to the area!
I enthusiastically support this change in rezoning!
Thanks for the opportunity to respond to this rezoning case.
Jim Schillinger 602-622-6333