Z-23-23-7 - Attachment B - Staff Report.pdf
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Staff Report Z-23-23-7
August 11, 2023
Laveen Village Planning Committee
Meeting Date:
August 14, 2023
Planning Commission Hearing Date:
September 7, 2023
Request From:
S-1 (Approved C-2 or CP/GCP) (Ranch or
Farm Residence, Intermediate Commercial or
Commerce Park/General Commerce Park
Option) (22.03 acres) and S-1 (Ranch or Farm
Residence) (0.34 acres)
Request To:
C-2 HGT/WVR DNS/WVR (Intermediate
Commercial, Height Waiver, Density Waiver)
(22.37 acres)
Proposal:
Commercial and multifamily residential
Location:
Approximately 70 feet north of the northwest
corner of 59th Avenue and Elliot Road
Owner/Applicant:
VP Elliot 202, LLC
Representative:
Manjula Vaz, Gammage & Burnham, PLC
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Mixed Use (Commercial /
Commerce/Business Park)
Street Map
Classification
59th Avenue
Arterial Street
33-foot west half street
Elliot Road
Collector Street
Approximately 68 to
165-foot north half
street
Loop 202
Freeway
Undesignated
Freeway
Approximately 390 to
620-foot east half
ATTACHMENT B
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August 11, 2023
Page 2 of 18
CONNECT PEOPLE AND PLACES CORE VALUE; CORE, CENTER AND
CORRIDORS; CODES PRINCIPLE: Encourage land uses that promote the growth
of entrepreneurs or new businesses in Phoenix in appropriate locations.
The proposal will add employment opportunities and additional housing within the
Laveen Village and in close proximity to the Loop 202 Freeway.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS;
OPPORTUNITY SITES; DESIGN PRINCIPLES: Protect and enhance the character of
each neighborhood its various housing lifestyles through new development that is
compatible in scale, design, and appearance.
The proposal provides both commercial and multifamily developments that will buffer
proposed lower density uses to the northeast from the transportation corridor along the
Loop 202 Freeway. Additionally, the site is compatible in scale and character with
projects that have been recently been approved in the surrounding area.
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 provide shade along sidewalks on 59th Avenue and
Elliot Road, and internal to the site. The shade trees will help to encourage walking by
providing a thermally comfortable environment for pedestrian and alternative
transportation users along the sidewalks.
Applicable Plans, Overlays, and Initiatives
Laveen Southwest Growth Study: Background Item No. 6.
Housing Phoenix Plan: Background Item No. 7.
Monarch Butterfly: Background Item No. 8.
Tree and Shade Master Plan: Background Item No. 9.
Complete Streets Guiding Principles: Background Item No. 10.
Comprehensive Bicycle Master Plan: Background Item No. 11.
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August 11, 2023
Page 3 of 18
Transportation Electrification Action Plan: Background Item No. 12.
Zero Waste PHX: Background Item No. 13.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant land
S-1 (Approved C-2 or
CP/GCP) and S-1
North
Vacant land
S-1 (Approved C-2 or
CP/GCP)
South (across
Elliot Road)
Ranch or farm residence and vacant
land
S-1 (Approved C-2 PCD)
and S-1
East (across 59th
Avenue)
Single-family residential and vacant
land (proposed multifamily, self-storage
facility, and commercial)
R1-10, R-3, C-2 SP, C-
2, and C-1
West (across the
Loop 202)
Agricultural land
S-1 (Approved C-2 or
CP/GCP)
C-2 HGT/WVR DNS/WVR
(Stipulated to R-3A Planned Residential Development Option)
Multifamily Portion
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
22.37 acres
Maximum Number of
Units
516; 590 with bonus
362 (Met)
Maximum Density
(dwelling unit/acre)
23.1; 26.4 with bonus
20.41 (Met)
Maximum Lot
Coverage
45%
22% (Met)
Maximum Building
Height
3 stories or 40 feet for 150 feet; 1
foot increase in height for 5 feet
of additional building setback, up
to 48 feet and 4 stories
3 stories, 37 feet (Met)
Maximum Building Setbacks
North
15 feet
15 feet (Met)
East (adjacent to 59th
Avenue)
20 feet
21 feet (Met)
Staff Report: Z-23-23-7
August 11, 2023
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Maximum Building Setbacks (Continued)
South
15 feet
15 feet (Met)
West (adjacent to
Loop 202 Freeway)
20 feet
15 feet (Not Met)*
Minimum Landscape Setbacks
North
5 feet
15 feet (Met)
East
20 feet
21 feet (Met)
South
5 feet
15 feet (Met)
West
20 feet
15 feet (Not Met)*
Minimum Open Space
5 percent
12% (Met)
Minimum Parking
Requirements
Resident: 1.5 spaces
per 1 or 2-
bedroom unit; 2.0
spaces per 3
or more bedroom unit
552 spaces
643 spaces (Met)
C-2 HGT/WVR (Intermediate Commercial, Height Waiver)
Commercial Portion
Standards
Requirements
Provisions on the
Proposed site Plan
Minimum Building Setbacks
North
0 feet
60 feet (Met)
South (Street)
Average 25 feet for structures not
exceeding two stories or 30 feet,
minimum 20 feet permitted for up
to 50% of structure
Average 25 feet (Met)
East (Street)
Average 25 feet for structures not
exceeding two stories or 30 feet,
minimum 20 feet permitted for up
to 50% of structure
25 feet (Met)
West (Freeway)
Average 25 feet for structures not
exceeding two stories or 30 feet,
minimum 20 feet permitted for up
to 50% of structure
270 feet (Met)
Minimum Landscaped Setbacks
North
0 feet
10 feet (Met)
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August 11, 2023
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Minimum Landscaped Setbacks (Continued)
South (Street)
Average 25 feet for structures not
exceeding two stories or 30 feet,
minimum 20 feet permitted for up
to 50% of structure
25 feet (Met)
East (Street)
Average 25 feet for structures not
exceeding two stories or 30 feet,
minimum 20 feet permitted for up
to 50% of structure
Average 25 feet (Met)
West (Freeway)
Average 25 feet for structures not
exceeding two stories or 30 feet,
minimum 20 feet permitted for up
to 50% of structure
10 feet (Not Met)*
Lot Coverage
50%
11 % (Met)
Maximum Building
Height
4 stories, 56 feet
Not specified, (maximum 35
feet per Stipulation No. 10)
Parking
Depends on use
125 spaces
*Variance or Site Plan modification needed.
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 22.37 acres located approximately 70 feet north of the
northwest corner of 59th Avenue and Elliot Road from S-1 (Approved C-2 or
CP/GCP) (Ranch or Farm Residence, Intermediate Commercial or Commerce
Park/General Commerce Park Option) and S-1 (Ranch or Farm Residence) to C-
2 HGT/WVR DNS/WVR (Intermediate Commercial, Height Waiver, Density
Waiver) to allow for commercial and multifamily residential. The subject site is
currently vacant and undeveloped.
SURROUNDING LAND USES AND ZONING
2.
The requested C-2 HGT/WVR DNS/WVR (Intermediate Commercial, Height
Waiver, Density Waiver) will support additional housing and commercial uses
within the Laveen Village. The property to the north is vacant and zoned S-1
(Approved C-2 or CP/GCP) (Ranch or Farm Residence, Intermediate Commercial
or Commerce Park/General Commerce Park Option). The property to the west,
across Loop 202, is used for agriculture and zoned S-1 (Approved C-2 or
CP/GCP) (Ranch or Farm Residence, Intermediate Commercial or Commerce
Park/General Commerce Park Option), east across 59th Avenue is vacant land
proposed for multifamily, a self-service storage facility, and other commercial use
zoned R1-10 (Single Family Residence District), R-3 (Multifamily Residence
District), C-2 SP (Intermediate Commercial, Special Permit), C-2 (Intermediate
Staff Report: Z-23-23-7
August 11, 2023
Page 6 of 18
Commercial), and C-1(Neighborhood Commercial). Finally, the property to the
south, across Elliot Road has a ranch residence and agricultural uses zoned S-1
(Approved C-2 PCD) (Ranch or Farm Residence, Intermediate Commercial,
Planned Community District) and S-1 (Ranch or Farm Residence).
Existing Zoning Aerial Map
Source: Planning and Development Department
GENERAL PLAN LAND USE MAP DESIGNATION
3.
The subject site, as well as the surrounding area to the north and west are
designated Mixed Use (Commercial / Commerce/Business Park). The area to the
east, across 59th Avenue is designated Residential 3.5 to 5 dwelling units per
acre, Residential 10 to 15 dwelling units per acre, and Commercial. The area to
the south, across Elliot Road, is designated as Commercial.
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August 11, 2023
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General Plan Land Use Map
Source: Planning and Development Department
PROPOSAL
4.
Site Plan
The conceptual site plan, attached as an exhibit, proposes a 362-unit multifamily
development on the northern portion of the site and commercial uses on the
south portion, on the northwest corner of 59th Avenue and Elliot Road. The
current multifamily site plan does not meet multifamily residence standards. As a
result, staff does not recommend stipulating general conformance to the
submitted site plan for the multifamily development. However, staff is
recommending the multifamily development to adhere to R-3A development
standards. This is addressed in Stipulation No. 1 To ensure that the proposed
multifamily development is compatible with the surrounding land uses, staff is
recommending enhanced entry drives with landscaping on both sides with a
variety of planting material. This is addressed in Stipulation No. 5. Furthermore,
the conceptual site plan shows a wide range of amenities including a dog park,
splash pads, car care area, fitness lawn and a range of open space areas. To
ensure enhanced amenities and open space throughout the multifamily
development, staff is recommending Stipulation Nos. 4 and 6.
Due to the location adjacent to the freeway, staff is recommending a series of
stipulations to promote high-quality design and mitigate noise. Stipulation No. 3
requires enhanced building plans to certify that indoor noise levels not exceed 45-
decibels and that the building plans be certified by a qualified professional to
meet this enhanced standard. Stipulation No. 15 requires that a wall no less than
6 feet in height be provided along the Loop 202 Freeway. The stipulated wall
would also have materials such as stucco or split face block with decorative
elements.
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August 11, 2023
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The conceptual commercial site plan depicts two indoor entertainment areas, one
along 59th Avenue and another on Elliot Road. An outdoor gathering space is
located between both indoor entertainment areas. The current commercial
development of the subject site does not meet current C-2 development
standards. In order to ensure the commercial development develops as
proposed, staff is recommending general conformance to the building size and
layout as depicted on the site plan. This is addressed in Stipulation No. 11.
Finally, staff is recommending a maximum height of 35 feet to ensure combability
with the surrounding land uses including the PUD at the southeast corner of 59th
Avenue and Elliot Road. This is addressed in Stipulation No. 10.
Conceptual Landscape Plan
Source: Anderson Design
5.
Elevations
The conceptual multifamily building elevations, attached as an exhibit, depict
three-story multifamily residential buildings with pitched shingle roofs, various
window sizes, and stucco exteriors. The proposed building elevations also have
accent materials such as brick veneer, hardiplank, metal canopy rooves and a
variation of colors. Staff is recommending general conformance to these building
elevations per Stipulation No. 2.
There are no specific elevations plans for the commercial portion of the subject
site. Elevations for the future commercial development shall be reviewed and
approved by the Planning Hearing Officer through the public hearing process.
This is addressed in Stipulation No. 12.
Staff Report: Z-23-23-7
August 11, 2023
Page 9 of 18
Conceptual Multifamily Building Elevations
Source: TriARC Architecture and Design
PLANS, OVERLAYS, AND INITIATIVES
6.
Laveen Southwest Growth Study:
The site is located within the
boundaries of the Laveen Southwest
Growth Study, which was developed
in 1997 to analyze the existing
conditions of the Laveen Village and
provide a land use and design
planning framework to help shale the
growth that Laveen was starting to
experience, while accounting for
newly annexed farmland as well as
the future development of the South
Mountain Freeway Loop, which has
since been completed. This plan
designates the project site as
Commerce Park. Although not
consistent with the designation,
recent land use trends in the area,
including the PUD to the south and
single-family uses to the northeast,
point to a land use that supports
multifamily residential and
commercial uses.
The Laveen Southwest Growth Study
also outlines specific design policies
and standards for various types of
Laveen Southwest Growth Study Land Use Map
Source: Planning and Development Department
Staff Report: Z-23-23-7
August 11, 2023
Page 10 of 18
development that will enhance
Laveen’s built environment while
remaining respectful to its agricultural
heritage. The study encourages all
new development to use durable, high quality building materials and to provide
enhanced building design that will contribute to the character of the area. The
proposed development will require a variety of architectural features to meet
modern farmhouse development. Furthermore, the proposal will have a large
open space requirement with enhanced landscaping and open view perimeter
fencing. This is addressed in Stipulation Nos. 2, 4, 6, and 7.
7.
Housing Phoenix Plan:
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 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 underutilized land
in a more sustainable fashion.
8.
Monarch Butterfly
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch butterfly
population, Stipulation No. 18 addresses the planting of milkweed shrubs, or
other native nectar plant species, on the subject site.
9.
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. By investing in trees and the urban forest, the city can
reduce its carbon footprint, decrease energy costs, reduce storm water runoff,
increase biodiversity, address the urban heat island effect, clean the air, and
increase property values. In addition, trees can help create walkable streets and
vibrant pedestrian places. Staff is recommending stipulations designed to provide
trees and enhance shade within the development as follows:
Staff Report: Z-23-23-7
August 11, 2023
Page 11 of 18
• Multifamily landscape setbacks shall be planted with 25 percent two-inch
caliper trees and 75 percent three-inch caliper trees (Stipulation No. 8);
• Uncovered surface parking lot areas shall be landscaped within minimum
two-inch caliper drought-tolerant shade streets to achieve a minimum of 25
percent shade (Stipulation No. 19);
• Detached sidewalks along all streets with minimum two-inch caliper single
trunk shade trees and 75 percent live coverage (Stipulation No. 13 and
20).
10.
Complete Streets Guiding Principles:
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. To provide a safe pedestrian
environment staff is recommending enhanced pavement treatment for the on-site
pedestrian walkways that cross vehicular drive isles. This is addressed in
Stipulation No. 16. Additionally, at least one pedestrian pathway shall be provided
between the multifamily and commercial development. This is addressed in
Stipulation No. 17. This development will help enhance the immediate street
frontage by providing a detached sidewalk along 59th Avenue and Elliot Road. In
addition, any street improvements will be done to the city of Phoenix and ADA
standards. These are addressed in Stipulation Nos. 13, 20, and 29.
11.
Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2024 to
guide the development of its Bikeway System and supportive infrastructure. Staff
recommends that a minimum of 30 bicycle parking spaces be provided and
installed per the requirements of the Walkable Urban Code to promote resident or
visitor health and recreation. Furthermore, staff recommends six bicycle parking
spaces to be provided on the commercial portion of the development. Finally, a
bicycle repair station shall be provided in the multifamily development portion and
10 percent of the bicycle parking spaces shall include electrical receptacles for
electric bicycle charging capabilities. These standards are addressed in
Stipulation No. 9 and 14.
12.
Transportation Electrification Action Plan
In June 2022, the Phoenix City Council approved the Transportation
Electrification Action Plan. The current market desire for the electrification of
transportation is both a national and global phenomenon, fueled by a desire for
better air quality, a reduction in carbon emissions, and a reduction in vehicle
operating and maintenance costs. Businesses, governments and the public are
Staff Report: Z-23-23-7
August 11, 2023
Page 12 of 18
signaling strong future demand for electric vehicles (EVs), and many automobile
manufacturers have declared plans for a transition to fully electric offerings within
the coming decade. This Plan contains policy initiatives to prepare the City for a
future filled with more EVs, charging infrastructure and e-mobility equity, and
outlines a roadmap for a five-step plan to prepare for the EV infrastructure needs
of 280,000 EVs in Phoenix by 2030. One goal of the Plan to accelerate public
adoption of electric vehicles through workplace, business, and multifamily
charging infrastructure recommends a standard stipulation for rezoning cases to
provide EV charging infrastructure. This is addressed in Stipulation No. 21.
13.
Zero Waste PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial, and mixed-use developments
meeting certain criteria. The provision of recycling containers was not addressed
in the applicant’s submittals.
COMMUNITY INPUT SUMMARY
14.
At the time this staff report was written, no correspondence from the public has
been received.
INTERDEPARTMENTAL COMMENTS
15. Street Transportation Department
The Street Transportation Department has requested the following:
• A minimum 70-foot dedicated flared intersection on the west half of 59th
Avenue.
• A 20-foot right-of-way radius be dedicated on 59th Avenue and Elliot Road
• The developer shall deposit 25 percent of the cost of the future traffic
signal.
• All improvements along Elliot Road shall comply with the Tierra Montana
Master Street Plan.
• A median opening on 59th Avenue with full access drives.
• Existing SRP facilities along Elliot Road must be relocated outside of the
City right-of-way.
• All streets shall be constructed with all required elements and to ADA
requirements.
These are addressed in Stipulation Nos. 23 through 29.
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August 11, 2023
Page 13 of 18
Findings
1.
The proposal will develop vacant property and provide a high quality multifamily
residential development adjacent to an arterial and help alleviate the housing
shortage in Phoenix.
2.
The proposed development contains enhanced standards that will result in a
more walkable, shaded and pedestrian-friendly environment. The development
will provide increased shade which will help to reduce the urban heat island
effect.
3.
The stipulated landscaping and planting standards are above the required
minimum standards and will make the proposal compatible with the surrounding
land uses.
16. Public Transportation Department
The Public Transportation Department has indicated that the developer will
construct two bus stop pads, one westbound on Elliot Road and the other
southbound on 59th Avenue. Both bus stop pads shall be constructed according
to the City of Phoenix Standards and should be a minimum of 10 feet in depth.
This is addressed in Stipulation No. 22.
OTHER
17.
The site has not been identified as being archeologically sensitive. However, 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
No. 30.
18.
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. 31.
19.
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.
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August 11, 2023
Page 14 of 18
Stipulations
Multifamily Development
1.
Residential development shall comply with the maximum density requirement of
the R-3A PRD development standards.
2.
The multifamily development shall be in general conformance with the elevations
date stamped April 21, 2023, as approved by the Planning and Development
Department.
3.
Prior to final site plan approval, the developer shall include with the building plans
submitted for Phoenix Building Construction Code compliance review certification
by a registered Professional Engineer or registered Professional Architect in the
State of Arizona demonstrating the average indoor noise levels of the residential
units shall not exceed a decibel day night-level (DNL) of 45 decibels, as approved
by the Planning and Development Department.
4.
A minimum of six amenities shall be provided, which may include but is not
limited to barbeques, ramadas, and pools, and the amenities shall be distributed
throughout the site, as approved by the Planning and Development Department.
5.
The entry drives shall incorporate enhanced landscaping on both sides, planted
with a variety of at least three plant materials, as approved by the Planning and
Development Department.
6.
A minimum of 12% percent of the gross site area shall be retained as common
area, as approved by the Planning and Development Department.
7.
Perimeter fencing or walls within 50 feet of a public street shall be a minimum of
50% open view fencing, as approved by the Planning and Development
Department.
8.
Required multifamily landscape setbacks shall be planted with minimum 25% 2-
inch caliper and 75% 3-inch caliper large canopy drought-tolerant trees, 20 feet
on center or in equivalent groupings, with one 5-gallon shrub per tree, as
approved by the Planning and Development Department.
9.
The development shall incorporate bicycle infrastructure as described below and
as approved by the Planning and Development Department.
a.
A minimum of 30 bicycle parking spaces shall be provided on the
multifamily development through inverted U and/or artistic racks
Staff Report: Z-23-23-7
August 11, 2023
Page 15 of 18
dispersed throughout the site or in a secured room and installed per the
requirements of Section 1307.H. of the Phoenix Zoning Ordinance.
b.
A bicycle repair station (“fix it station”) shall be provided on the
multifamily development. The station shall include but not limited to:
standard repair tools affixed to the station; a tire gauge and pump; and a
bicycle repair stand which allows pedals and wheels to spin freely while
making adjustments to the bike.
c.
A minimum of 10% of the required bicycle parking spaces shall include
standard electrical receptacles for electric bicycle charging capabilities.
Commercial Development
10. Commercial development shall be limited to a maximum building height of 35
feet.
11. The building size and layout of the commercial development portion shall be in
general conformance with the site plan date stamped June 22, 2023, as modified
or approved by the Planning and Development Department.
12. Conceptual commercial building elevations shall be reviewed and approved by
the Planning Hearing Officer (PHO) through the public hearing process for
stipulation modification prior to preliminary site plan approval. This PHO review is
a legislative review for the conceptual building elevations only. Specific
development standards and requirements may be determined by the Planning
Hearing Officer and the Planning and Development Department.
13. The sidewalks along Elliot Road shall be detached with a minimum landscaped
strip located between the back of curb and sidewalk 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 a minimum 75% shade.
b.
Drought-tolerant shrubs, accents, and vegetative groundcovers to
achieve a minimum of 75% live coverage at maturity
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
14. A minimum of six bicycle parking spaces shall be provided on the commercial
development through Inverted U and/or artistic racks located near the building
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August 11, 2023
Page 16 of 18
entrances and installed per the requirements of Section 1307.H. of the Phoenix
Zoning Ordinance, and as approved by the Planning and Development
Department.
Overall Development
15. A perimeter wall no less than 6 feet in height shall be provided along the Loop
202 freeway. 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
design, as approved by the Planning and Development Department.
16. 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 contrast parking and drive aisle surfaces, as
approved by the Planning and Development Department.
17. At least one pedestrian pathway shall be provided to connect the proposed
multifamily development to the proposed commercial development, as generally
depicted on the site plan dated June 20, 2023, as approved by the Planning and
Development Department.
18. A minimum of 10% of the required shrubs, shall be a milkweed or other native
nectar species, and shall be planted in groups of three or more, as approved by
the Planning and Development Department.
19. All uncovered surface parking lot area shall be landscaped with minimum 2-inch
caliper size large canopy drought tolerant shade trees. Landscaping shall be
dispersed throughout the parking area and achieve 25% shade at maturity, as
approved by Planning and Development Department.
20. A minimum 6-foot-wide detached sidewalk and a minimum 10-foot-wide
landscape strip between the back of curb and sidewalk shall be provided along
the west side of 59th Avenue, 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 a minimum 75% shade.
b.
Drought-tolerant shrubs, accents, and vegetative groundcovers to
achieve a minimum of 75% live coverage at maturity
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
Staff Report: Z-23-23-7
August 11, 2023
Page 17 of 18
21.
A minimum of 10% of the required parking spaces shall include EV Capable
infrastructure.
22. Right-of-way shall be dedicated and two bus stop pads shall be constructed, one
westbound on Elliot Road and the other on southbound 59th Avenue. The bus
stop pad shall be constructed according to City of Phoenix Standard Detail P1260
with a minimum depth of 10 feet. The bus stop pad on Elliot Road shall be spaced
from 59th Avenue according to City of Phoenix Standard Detail P1258, as
approved by the Planning and Development Department.
23.
A minimum 70-foot flared intersection tapering to a minimum 55-foot right-of-way
for the west half of 59th Avenue shall be dedicated, adjacent to the development.
The improvements shall be consistent with the arterial CM cross section including
the 59th Avenue median and a minimum 6 feet wide detached sidewalk
separated by a minimum 10 feet wide landscape strip located between the back
of curb and sidewalk.
24.
A 20-foot right-of-way radius at the northwest corner of 59th Avenue and Elliot
Road shall be dedicated.
25.
The developer shall deposit 25% of the cost of the future traffic signal in an
escrow account to the Street Transportation Department, prior to final site plan
approval.
26.
Roadway improvements along Elliot Road shall comply with the Tierra Montana
Master Street Plan, or as approved by the Street Transportation Department.
27.
Prior to the final site plan approval of the subject site, median openings in the
59th Avenue right-of-way shall align with full access drives located on the east
side of 59th Avenue that have received approval.
28.
Existing SRP facilities along Elliot Road are to be relocated outside of City right-
of-way. Contact SRP to identify existing land rights and establish appropriate
process to relocate facility. Relocations that require additional dedications or land
transfer require completion prior to obtaining plat and/or civil plan review
approval.
29.
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-23-23-7
August 11, 2023
Page 18 of 18
30.
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.
31.
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.
Writer
Nayeli Sanchez Luna
August 11, 2023
Team Leader
Racelle Escolar
Exhibits
Sketch map
Aerial map
Lot exhibit date stamped July 17, 2023
Conceptual site plan date stamped June 22, 2023
Elevations date stamped April 21, 2023 (6 pages)
ANX 271
Z-100-02
ANX 271
Z-14-19
Z-100-02
Z-14-19
Z-SP-3-22
Z-100-02
Z-170-04
Z-22-21
Z-72-22
Z-22-22
ANX 312
Z-27-19
ANX 271
ANX 312
*
*
*
*
*
*
*
C-2
C-1
R-3
S-1
PUD
R1-10
S-1
C-2 SP
R-3
v
w
202
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2 PCD *
Z-109-05
58TH LN
SUNRISE DR
LODGE DR
ELLIOT RD
59TH AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
LAVEEN VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-23-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
22.37 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1 (Approved C-2 or CP/GCP), S-1
C-2 HGT/WVR DNS/WVR
CONVENTIONAL OPTION
22 (319), 0
973
* UNITS P.R.D. OPTION
N/A (383), N/A
1167
VP Elliott 202, LLC
DATE:
5/10/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 04-11
ZONING MAP
C-5
REQUESTED CHANGE:
FROM:S-1 (Approved C-2 or CP/GCP) ( 22.03 a.c.)
S-1 ( 0.34 a.c.)
TO: C-2 HGT/WVR DNS/WVR ( 22.37 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-23-23.mxd
Z-23-23
0.075
0
0.075
0.0375
Miles
7/25/2023
ANX 271
Z-100-02
ANX 271
Z-14-19
Z-100-02
Z-14-19
Z-SP-3-22
Z-100-02
Z-170-04
Z-22-21
Z-72-22
Z-22-22
ANX 312
Z-27-19
ANX 271
ANX 312
*
*
*
*
*
*
*
C-2
C-1
R-3
S-1
PUD
R1-10
S-1
C-2 SP
R-3
v
w
202
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2/CP-GCP
Z-79-01
C-2 PCD *
Z-109-05
58TH LN
SUNRISE DR
LODGE DR
ELLIOT RD
59TH AVE
Maricopa County Assessor's Office
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
LAVEEN VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-23-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
22.37 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1 (Approved C-2 or CP/GCP), S-1
C-2 HGT/WVR DNS/WVR
CONVENTIONAL OPTION
22 (319), 0
973
* UNITS P.R.D. OPTION
N/A (383), N/A
1167
VP Elliott 202, LLC
DATE:
5/10/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 04-11
ZONING MAP
C-5
REQUESTED CHANGE:
FROM:S-1 (Approved C-2 or CP/GCP) ( 22.03 a.c.)
S-1 ( 0.34 a.c.)
TO: C-2 HGT/WVR DNS/WVR ( 22.37 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-23-23.mxd
Z-23-23
0.075
0
0.075
0.0375
Miles
7/25/2023
N89° 55' 59"W
521.20'
N18° 19' 07"W
65.84'
N26° 32' 30"W
201.21'
N27° 18' 32"W
409.51'
N23° 04' 58"W
188.29'
N15° 22' 43"W
174.13'
N37° 26' 01"E
22.74'
N89° 45' 48"E
641.20'
S0° 22' 19"W
22.73'
N89° 43' 54"E
290.96'
S0° 22' 19"W
947.45'
S0° 22' 19"W
290.16'
N18° 19' 07"W
203.29'
N89° 54' 10"W
2071.26'
N0° 22' 19"E
2641.02'
L1
L2
L3
L4
L5
L6
55'
LOOP 202
Line Table
Line #
L1
L2
L3
L4
L5
L6
Direction
N89° 55' 07"W
N84° 53' 58"W
N72° 07' 11"W
N82° 34' 22"W
N21° 47' 32"W
N89° 54' 29"W
Length
95.25'
121.04'
42.56'
106.42'
64.55'
69.61'
TERRASCAPE
N.T.S.
EXHIBIT
LOT EXHIBIT
LIV SOUTH MOUNTAIN
Project No. 1397
Date : 7/11/23
Sheet 1 of 1
Plotted: 07/11/23 - 3:01 PM, By: mragsdale
File: M:\1397_LIV South Mountain_Phoenix\Survey\1397_EXH_Lots.dwg, ---> EXH
CITY OF PHOENIX
645 E. MISSOURI AVE., STE. 420
PHOENIX, ARIZONA 85012
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Mitchell H.
Ragsdale
SE COR. SEC. 7,
T 1 S., R 2 E
S 1/4 COR. SEC. 7,
T 1 S., R 2 E
E 1/4 COR. SEC. 7,
T 1 S., R 2 E
ELLIOT RD.
59th AVE.
7/11/23
MULTI-FAMILY PARCEL
LOT 1
720,433.29 S.F. / 16.54 AC.
COMMERCIAL PARCEL
LOT 2
125,642.51 S.F. / 2.88 AC.
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