Attachment B - Staff Report - Z-35-23-8.pdf
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Staff Report Z-35-23-8
August 4, 2023
South Mountain Village Planning
Committee Meeting Date:
August 8, 2023
Planning Commission Hearing Date:
September 7, 2023
Request From:
S-1 (Ranch or Farm Residence)
(0.28 acres), R1-6 (Single-Family
Residence District) (0.62 acres), R-4
(Multifamily Residence District) (0.15
acres), and C-1 (Neighborhood Retail)
(1.93 acres)
Request To:
C-1 (Neighborhood Retail) (2.98 acres)
Proposal:
Convenience store, gas station, and
retail
Location:
Northeast corner of 27th Avenue and
Southern Avenue
Owner:
AD Alliance II, LP, Et al.
Applicant/Representative:
Jason Morris, Withey Morris Baugh, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial and Residential 5 to 10
dwelling units per acre
Street Map
Classification
Southern Road
Arterial
65-foot north half street
27th Avenue
Arterial
55 to 58.6-foot east half
street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design
standards and guidelines for parking lots and structures, setback and build-to
lines, blank wall space, shade, and other elements affecting pedestrians, to
encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development.
The proposal, as stipulated, includes design and development standards to encourage
walking, bicycling, and transit use. These standards include the provision of shaded
ATTACHMENT B
Staff Report: Z-35-23-8
August 4, 2023
Page 2 of 13
bicycle parking, shade throughout the development, and a multi-use trail that connects
the development with the existing multi-use trail to the north along 27th Avenue.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The proposal, as stipulated, includes shaded bicycle parking to encourage bicycling
and transit use by leveraging its proximity to adjacent commercial developments,
neighborhoods, and the multi-use trail along 27th Avenue.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.
The proposal, as stipulated, includes a landscape detachment along Southern Avenue
that will be planted with shade trees, shaded public and private sidewalks, and shaded
bicycle and vehicle parking areas. These improvements will create a comfortable
pedestrian environment along Southern Avenue and 27th Avenue, reduce the urban
heat island affect, and make the walk to nearby destinations safer and more
comfortable.
Applicable Plans, Overlays, and Initiatives
Tree and Shade Master Plan: Background Item No. 6.
Complete Streets Guidelines: Background Item No. 7.
Transportation Electrification Action Plan: Background Item No. 8.
Zero Waste PHX: Background Item No. 9.
Comprehensive Bicycle Master Plan: Background Item No. 10.
Rio Montaña Area Plan: Background Item No. 11.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant
S-1, R1-6, R-4,
and C-1
North
Subdivision open space
tract and single-family
residences
R1-6 and C-1
Staff Report: Z-35-23-8
August 4, 2023
Page 3 of 13
West (across 27th Avenue)
Commercial
C-2
East
Subdivision open space
tract and single-family
residences
R1-6 and R-4
South (across Southern Avenue)
Vacant and Nursery
School
C-1
C-1 (Neighborhood Retail)
Standards
Requirements of C-1
District
Provisions on the Proposed
Site Plan
Minimum Building Setbacks
Streets (Southern
Avenue and 27th
Avenue)
Average 25 feet; minimum
20 feet for up to 50
percent of structure.
Southern Avenue: 85 feet
(Met)
27th Avenue: 82 feet and 1
inch (Met)
Not adjacent to Streets
(North, adjacent to R1-6)
(North, adjacent to C-1)
(East, adjacent to R-4)
50 feet
15 feet
0-foot
15 feet
North: 54 feet (Met)
East: 82 feet and 9 inches
(Met)
Minimum Landscaped Setbacks
Streets (Southern
Avenue and 27th
Avenue)
Average 25 feet for
structures not exceeding
two stories or 30 feet,
minimum 20 feet permitted
for up to 50% of the
frontage
Southern Avenue: 25 feet
(Met)
27th Avenue: 25 feet (Met)
Property lines not
adjacent to a street
(North and East, adjacent
to R1-6 and R-4)
10 feet
North: 10 feet (Met)
East: 10 feet and 9 inches
(Met)
Maximum Lot Coverage
50 percent
12.1% (Met)
Maximum Building Height 30 feet
23 to 26 feet (Met)
Minimum Parking
51 spaces
57 spaces (Met)
Staff Report: Z-35-23-8
August 4, 2023
Page 4 of 13
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 2.98 acres located on the northeast corner of 27th
Avenue and Southern Avenue from S-1 (Ranch or Farm Residence), R1-6 (Single-
Family Residence District), R-4 (Multifamily Residence District), and C-1
(Neighborhood Retail) to C-1 for a convenience store, gas station, and retail use.
The subject site is currently vacant.
2.
A majority of the subject site
is designated as Commercial
on the General Plan Land
Use Map. The eastern
portion of the site is
designated Residential 5 to
10 dwelling units per acre on
the General Plan Land Use
Map. The area to the west of
the subject site across 27th
Avenue is designated
Residential 3.5 to 5 dwelling
units acre and the area to the
east is designated
Residential 5 to 10 dwelling
units acre. The area to the north is designated Commercial and Residential 5 to 10
dwelling units acre. The area to the south across Southern Avenue is designated
Residential 3.5 to 5 dwelling units acre and the area to the southwest across the
intersection at 27th Avenue and Southern Avenue is designated Residential 0 to 1
dwelling units acre. The requested C-1 zoning district is consistent with the
General Plan Land Use Map designation of Commercial.
Staff Report: Z-35-23-8
August 4, 2023
Page 5 of 13
EXISTING CONDITIONS AND SURROUNDING ZONING
3.
The subject site is zoned S-1, R1-6,
R-4, and C-1 and is currently vacant.
To north is a subdivision open space
tract and single-family residences
zoned R1-6 and C-1; to the east is a
subdivision open space tract and
single-family residences zone R1-6
and R-4; to the south across Southern
Avenue is vacant land and a
preschool zoned C-1; and to the west
across 27th Avenue is commercial
development zoned C-2. To the
southwest across the intersection at
27th Avenue and Southern Avenue is
a school within Maricopa County.
PROPOSAL
4.
Site Plan
The proposal is for
a convenience
store/gas station
and retail building
with a drive
through. The
conceptual site
plan, attached as
an exhibit, depicts
the site layout
including the
location of each
building, the drive
through, fuel
canopy, trash
enclosure, parking
areas, detached
sidewalks along
Southern Avenue,
and a multi-use
trail along 27th
Avenue. The site will have two points of ingress/egress. One on Southern Avenue
and the other on 27th Avenue.
Staff Report: Z-35-23-8
August 4, 2023
Page 6 of 13
Staff is recommending Stipulation No. 2 to require pavement treatments that
visually contrast parking and drive aisles where pedestrian walkways cross a
vehicular path. To promote enhanced walking, cycling, and transit-use staff is
recommending Stipulation No. 8 to require a multi-use trail along the west portion
of the development, Stipulation Nos. 3 through 5 require shaded bicycle parking,
and Stipulation No. 7 requires the vegetation in the existing detached sidewalk
along Southern Avenue to be replenished. Additionally, Stipulation No. 9 requires
that all public and private pedestrian pathways will be shaded to a minimum of 75
percent. Stipulation No. 6 requires a gateway entry feature according to the Rio
Montaña Area Plan.
5.
Conceptual Building Elevations
The conceptual building elevations, attached as an exhibit, depict four-sided
architecture on each building with brick veneer, materials consistent with structures
in the area, and glazing along the building frontages. Addionally, the fuel pumps
are proposed to be consistent with the building elevations with brick veneer
incorporated into the design. Staff is recommending Stipulation No. 1 to require the
site be developed in general conformance to the conceptual elevations date
stamped May 31, 2023, so the design of the development is consistent with the
surrounding area.
Conceptual Building Elevations; Source: Suite-Six Architexture + Planning.
Staff Report: Z-35-23-8
August 4, 2023
Page 7 of 13
STUDIES AND POLICIES
6.
Tree and Shade Master Plan:
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontage should be detached from
the curb to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect. The
development proposal, as stipulated, will create a comfortable streetscape
environment with shaded and detached sidewalks along Southern Avenue, shaded
bicycle parking, shaded walkways, and shaded parking lots. These are addressed
in Stipulation Nos. 5, 7, 9, and 10.
7.
Complete Streets Guidelines:
The City of Phoenix City Council adopted the Complete Streets Guiding Principles.
The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The proposed development, as
stipulated, will support walking, bicycling, and transit-use by including bicycle
parking on the site, providing a multi-use trail along 27th Avenue, and by
constructing a shaded and detached sidewalk along Southern Avenue. These are
addressed in Stipulation Nos. 2 through 5, 7, and 8.
8.
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 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
Staff Report: Z-35-23-8
August 4, 2023
Page 8 of 13
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 Nos. 4 and 11 which
require a minimum of two electric bicycle charging stations and a minimum 10
percent of the required parking spaces to be EV Ready.
9.
Zero Waste Phoenix PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs.
Section 716 of the Phoenix Zoning Ordinance establishes standards to encourage
the provision of recycling containers for multifamily, commercial, and mixed-use
developments meeting certain criteria. The provision of recycling containers was
not addressed in the applicant’s submittals.
10. 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. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
As stipulated, the development will provide shaded bicycle parking, two electrical
bike charging receptacles, and a Multi-Use Trail along 27th Avenue. This is
addressed in Stipulation Nos. 3 through 5, and 8.
11. Rio Montaña Area Plan:
The Rio Montaña Area Plan encourages
preservation of the rural character of the
area and incorporates transition zones to
protect desert and open space areas.
The plan also encourages pedestrian
and equestrian activities through a
network of trails and aspires to develop a
sense of community while encouraging
investment in the community.
The Rio Montaña Area Plan intended to
accomplish this vision through seven goals that include: promoting balanced, high
quality development; protecting and improving neighborhoods through
Source: Planning and Development
Staff Report: Z-35-23-8
August 4, 2023
Page 9 of 13
maintenance, rehabilitation and infill projects; keeping a distinctive character that
reflects the diversity in its equestrian heritage, culture, history and architecture;
protecting the rural character, the Sonoran Desert and the riparian potential of the
Rio Salado Habitat Restoration Project; promoting future business development
and economic growth; developing the tourism industry through a wide range of
opportunities; and providing a variety of transportation options.
This infill site is located in the western portion of the Rio Montaña Area Plan
boundaries in an area with a mix of single-family residential neighborhoods,
commercial, and educational uses. Per Stipulation No. 7, the project site will
enhance the connectivity and pedestrian comfort in the area by providing street
improvements, including sidewalks and landscaping, along Southern Avenue.
Similarly, this development will provide a multi-use trail along 27th Avenue. This is
addressed in Stipulation No. 8.
In terms of design, this project replicates the size and character of the surrounding
built environment. Per Stipulation No.1, the building elevations are required to
include brick and stucco to match the colors and materials found in the surrounding
area. Additionally, the Rio Montaña Area Plan identifies the subject site as a
location where a Gateway Feature that announces the arrival to the area should be
placed. This is addressed in Stipulation No. 6.
Other design elements of the Rio Montaña Area Plan will be addressed through the
design guidelines of the Phoenix Zoning Ordinance in Chapter 5, Section 507 Tab.
A (Guidelines for Design Review).
COMMUNITY CORRESONDENCE
12. As of the writing of this report two letters of opposition have been received for the
request. Concerns raised were regarding the proposal’s contribution to urban blight
in the area, noise pollution, homelessness, crime, and lowering property values.
INTERDEPARTMENTAL COMMENTS
13. The Street Transportation Department recommended limiting the vehicular access
points on Southern Avenue and 27th Avenue to be right-in and right-out only. This
is addressed in Stipulation Nos. 12 and 13. The Street Transportation Department
also recommended the developer construct all improvements in the right-of-way
with all required elements and to ADA standards. This is addressed in Stipulation
No. 14.
14. The Public Transit Department requested that the bus bay on northbound 27th
Avenue be retained. This is addressed in Stipulation No. 15.
Staff Report: Z-35-23-8
August 4, 2023
Page 10 of 13
OTHER
15. 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. These are addressed in Stipulation Nos. 16 through 18.
16. 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. 19.
17. Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements. Other
formal actions such as, but not limited to, zoning adjustments and abandonments
may be required.
Findings
1.
The proposal is consistent with the General Plan Land Use Map designation of
Commercial, the Rio Montaña Area Plan, and with the character of the
surrounding area.
2.
The proposal, as stipulated, will create a strong pedestrian environment along
Southern Avenue with shaded and detached sidewalks and a multi-use trail
alignment along 27th Avenue. These pathways will convey individuals safely and
comfortably to the nearby educational uses, commercial uses, and residential
neighborhoods.
3.
The proposed C-1 zoning district is compatible with the C-2 zoning district to the
west across 27th Avenue and the C-1 zoning district to the south across Southern
Avenue.
Staff Report: Z-35-23-8
August 4, 2023
Page 11 of 13
Stipulations:
1.
The development shall be in general conformance with the elevations date
stamped May 31, 2023 with specific regard to the brick veneer and synthetic
stucco building material, as approved by the Planning and Development
Department.
2.
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, as
approved by the Planning and Development Department.
3.
Eight bicycle spaces shall be provided on the site through Inverted U and/or
artistic racks located near the building entrances or in a secure location inside
the building and installed per the requirements of Section 1307.H. of the
Phoenix Zoning Ordinance, as approved by the Planning and Development
Department.
4.
A minimum of two of the required bicycle parking spaces shall include standard
electrical receptacles for electric bicycle charging capabilities, as approved by
the Planning and Development Department
5.
Bicycle parking spaces shall be shaded by a structure, landscaping at maturity,
or a combination of the two to provide a minimum of 75% shade, measured at
summer solstice at noon as shown on a shading study, as approved by the
Planning and Development Department.
6.
A gateway feature announcing entry into the Rio Montaña Area shall be
provided on the southwest corner of the site, as approved by the Planning and
Development Department.
7.
Existing streetscape beginning at back of curb shall be replenished with trees
and ground cover along Southern Avenue, as specified below and approved by
the Planning and Development Department.
a.
Minimum 2-inch caliper single-trunk, large canopy, drought-tolerant shade
trees planted 20 feet on center or in equivalent groupings.
b.
Shrubs, accents and vegetative groundcovers maintained to a maximum
height of 24 inches to achieve a minimum of 75% live coverage at
maturity.
Staff Report: Z-35-23-8
August 4, 2023
Page 12 of 13
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a
pedestrian environment.
8.
A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the
east side of 27th Avenue and a minimum 10-foot-wide multi-use trail (MUT)
shall be constructed within the easement, in accordance with the MAG
supplemental detail and as approved or modified by the Planning and
Development Department.
9.
All pedestrian walkways, including sidewalks, shall be shaded by a structure,
landscaping at maturity, or a combination of the two to provide a minimum of
75% shade, measured at summer solstice at noon as shown on a shading
study, as approved by the Planning and Development Department.
10. All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper 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.
11. A minimum of 10% of the required parking spaces shall be EV Ready.
12. Access along Southern Avenue shall be located at the easternmost limits of the
parcel and shall be restricted to right-in / right-out only.
13. Access on 27th Avenue shall be located at the northernmost limits of the parcel
and shall be restricted to right-in / right-out only.
14. The developer shall construct all streets within and adjacent to the development
with paving, curb, gutter, sidewalk, curb ramps, streetlights, landscaping and
other incidentals, as per plans approved by the Planning and Development
Department. All improvements shall comply with all ADA accessibility
standards.
15. The bus bay on northbound 27th Avenue shall be retained, as approved by the
Planning and Development Department.
16. If determined necessary by the Phoenix Archaeology 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 Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
Staff Report: Z-35-23-8
August 4, 2023
Page 13 of 13
17. If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.
18. 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.
19. 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
Samuel Rogers
August 4, 2023
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped May 31, 2023; (2 pages)
Conceptual Building Elevations date stamped May 31, 2023; (4 pages)
Correspondence (4 Page)
ANX 255
ANX 255
Z-59-88
Z-158-63
Z-9-07
Z-82-01
ANX 255
Z-9-07
Z-17-06
Z-59-88
Z-63-02
Z-82-01
*
MARICOPA
COUNTY
*
*
*
*
*
S-1
S-1
C-1
PRD
S-1
R1-6
C-1
C-2
R1-6
R1-6
S-1
R-4
27TH AVE
LYNNE LN
WAYLAND DR
SOUTHERN AVE
26TH AVE
HIDALGO AVE
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-35-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.98 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1, R1-6, R-4, C-1
C-1
CONVENTIONAL OPTION
0, 3, 4, 28
43
* UNITS P.R.D. OPTION
N/A, 4, 5, 33
52
Jason Morris, Withey Morris Baugh PLC
DATE:
6/08/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 3-23
ZONING MAP
D-7
REQUESTED CHANGE:
FROM:S-1 ( 0.28 a.c.)
R1-6 ( 0.62 a.c.)
R-4 ( 0.15 a.c.)
C-1 ( 1.93 a.c.)
TO: C-1 ( 2.98 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-35-23.mxd
Z-35-23
0.035
0
0.035
0.0175
Miles
7/19/2023
ANX 255
ANX 255
Z-59-88
Z-158-63
Z-9-07
Z-82-01
ANX 255
Z-9-07
Z-17-06
Z-59-88
Z-63-02
Z-82-01
*
MARICOPA
COUNTY
*
*
*
*
*
S-1
S-1
C-1
PRD
S-1
R1-6
C-1
C-2
R1-6
R1-6
S-1
R-4
27TH AVE
LYNNE LN
WAYLAND DR
SOUTHERN AVE
26TH AVE
HIDALGO AVE
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-35-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.98 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1, R1-6, R-4, C-1
C-1
CONVENTIONAL OPTION
0, 3, 4, 28
43
* UNITS P.R.D. OPTION
N/A, 4, 5, 33
52
Jason Morris, Withey Morris Baugh PLC
DATE:
6/08/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 3-23
ZONING MAP
D-7
REQUESTED CHANGE:
FROM:S-1 ( 0.28 a.c.)
R1-6 ( 0.62 a.c.)
R-4 ( 0.15 a.c.)
C-1 ( 1.93 a.c.)
TO: C-1 ( 2.98 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-35-23.mxd
Z-35-23
0.035
0
0.035
0.0175
Miles
7/19/2023
W Broadway Rd
W Southern Ave
W Baseline Rd
S 35th Ave
S 27th Ave
S 19th Ave
Site
South 27th Avenue
West Southern Avenue
325'
365'
205'
245'
One Story
C-Store
5,100 sf (5,382 sf**)
Type V-B
new
asphalt
New Driveway
40' P-1255-2
New Driveway
40' P-1243-4
Existing
Bus Stop
New Decel
Lane
LS
area
LS area
36"
screen wall
LS
area
trash enclosure
CMU 6' high
fire truck turning
35' ISR/55' OSR, typ.
30
31
6" concrete
curb typ.
6" concrete
curb typ.
concrete
curb typ.
6" concrete
curb typ.
R-4
R-4
Sidewalk
6' typ.
Sidewalk
6' typ.
new asphalt
pavement
throughout
property
Existing CMU Site Wall - 6' high
Site Plan Notes:
-
Development and use of this site will conform with all applicable codes and ordinances.”
-
All new or relocated utilities will be placed underground.
-
Structures and landscaping within a triangle measured back 10’ from the property line and
20’ along the property line on each side of the driveways entrances will be maintained at a
maximum height of 3’.
-
Structures and landscaping within a triangle measuring 33’ x 33’ along the property lines will
be maintained at a maximum height of 3’.
-
Any lighting will be placed so as to direct light away from adjacent residential districts and
will not exceed one foot candle at the property line. No noise, odor, or vibration will be
emitted at any level exceeding the general level of noise, odor, or vibration emitted by uses
in the area outside of the site.
-
Owners of property adjacent to public rights-of-way will have the responsibility for
maintaining all landscaping located within the rights-of-way, in accordance with approved
plans.
-
All rooftop equipment and satellite dishes shall be screened to the height of the tallest
equipment.
-
All service areas shall be screened to conceal trash containers, loading docks,
transformers, backflow preventers and other mechanical or electrical equipment from eye
level adjacent to all public streets.
-
Barbed, razor, or concertina wire (or similar) shall not be used on this site where visible
from public streets or adjacent residential areas.
-
All signage requires separate reviews, approvals, and permits. No signs are approved per
this plan.
-
I consent to the reproduction of this site plan provided that if modifications are made, the
professionals who make such changes assume full responsibility and liability for the
modified portions of the plan.
______________________________________
SIGNATURE OF COPYRIGHT OWNER
______________________________________
PRINTED NAME OF COPYRIGHT OWNER
______________________________________
DATE
*
Landscape Setbacks:
South (W Southern Ave): Average 25' for structures not exceeding two stories or 30',
minimum 20' permitted for up to 50% of the frontage. West (S 27th Ave): Average 25' for
structures not exceeding two stories or 30', minimum 20' permitted for up to 50% of the
frontage. East: 10’ and North: 10’
Legal Description:
The Southwest quarter of Section 25, Township 1 North, Range 2 East of the Gila and Salt
River Base and Meridian, Maricopa County, Arizona;
EXCEPT a triangular portion of land BEGINNING at a point of intersection of the East line
of the West 40.00 feet and the North line of the South 65.00 feet of said Section 25;
Thence Easterly along the North line of the South 65.00 feet a distance of 55.00 feet;
Thence Northwesterly to a point on the East line of the West 40.00 feet;
Thence Southerly along said East line a distance of 55.00 feet to the point of beginning; and
EXCEPT Lots 1 through 687, inclusive; Tracts A through Z, inclusive; AA through ZZ,
inclusive; and AAA through QQQ, inclusive, LIBERTY, according to Book 944 of Maps,
page 39, records of Maricopa County, Arizona.
One Story
QSR
D/T
2,500 sf
(2,712 sf**)
Type V-B
LS
area
LS
area
LS
area
LS
area
distance to
p.u. 151'
LS
area
LS
area
LS
area
18'
typ.
LS
area
56'-5"
drive-thru
lanes
20'
10'
20'
10'
20'
10'
20'
10'
LS
area
LS
area
LS
area
This drawing is not to be used or reproduced without the
consent of Suite 6 Architecture + Planning, Inc. The
designs, images, and concepts on this drawing are the
property of Suite 6 Architecture + Planning, Inc.
Revisions:
Construction Set
City Submittal
Bid Set
NEC 27th Avenue and Southern
Phoenix, Arizona
Development Review Set
Sheet Number
Date:
Project Number:
Drawn by:
Ownership of Instruments of Service:
May 23, 2023
751
dm/rdb
Seal
Ownership:
COWLEY COMPANIES
0'
20'
40'
80'
Vicinity Map N.T.S.
CITY APPROVALS
KIVA#
23-151
SDEV#
2300049
PAPP#
2300440
PRLM#
.......
SCMJ#
.......
ZONING MAP
...
Q.S. MAP
03-23
Fuel Canopy (Top Of Canopy 16')
2,596 sf
Accessible
Route
Master Site Plan
1" = 20'-0"
north
LS
area
Sidewalk
6' typ.
LS
area
LS
area
33'
33'
additional 88'
Ramp
1:20 typ.
new
asphalt
turning trash coll.
28'6" ISR/
44' OSR, typ.
Areas Excluded
Landscaped Area
Within Setbacks
PARKING LOT LANDSCAPE CALCULATION
Gross Site Area Within Setbacks
Areas Excluded
Net Parking Lot Area
Landscaped Area Within Setbacks
69,077
18,500
50,800
6,565
12.9
sf
sf
sf
sf
%
55'
ROW
65'
ROW
10'
LSB
15'
BSB
8'-6" 9'-6"
25'
11'
54'
18'
typ.
15'-6"
typ.
26'
14'
85'
17280'
21360'
37'
82'-9"
49'
12'
4'
9'
12'
12'
'1440'
8'
6'
25'
11'
11'
typ.
5'
typ.
9'-6"
typ.
11'-6"
15'-6"
26'
typ.
15'-6"
2'-6"
18'
2'-6"
o.h. typ
18'
17'
16'
15'
BSB
10'
LSB
40'
18'-8"
50'
ROW
40'
11'
30'
MUTE
25'
LSB/BSB
55'
ROW
2'-6"
o.h. typ.
13'-6"
18'
typ.
15'-6"
typ.
29'-1"
6'
26'
typ.
25'
LSB/BSB
15'-6"
typ.
15'
30'
22'
37'-6"
26'
18'
typ.
11'
typ.
5'
typ.
9'-6"
typ.
82'-1"
45'
114'
13'
259'-6"
9'-4"
entry
entry
canopy
canopy
riser room
riser room
knox box
fdc
fdc
knox
box
6'
F.H.
2 racks (4 bikes)
2 racks
(4 bikes)
A1.0
Site Plan
300' from F.H.
13'-6"
boc
5'
10'
MU Trail
extension by others
This drawing is not to be used or reproduced without the
consent of Suite 6 Architecture + Planning, Inc. The
designs, images, and concepts on this drawing are the
property of Suite 6 Architecture + Planning, Inc.
Revisions:
Construction Set
City Submittal
Bid Set
NEC 27th Avenue and Southern
Phoenix, Arizona
Development Review Set
Sheet Number
Date:
Project Number:
Drawn by:
Ownership of Instruments of Service:
May 23, 2023
751
dm/rdb
Seal
Ownership:
COWLEY COMPANIES
CITY APPROVALS
KIVA#
23-151
SDEV#
2300049
PAPP#
2300440
PRLM#
.......
SCMJ#
.......
ZONING MAP
...
Q.S. MAP
03-23
NEC 27th Avenue and Southern
Site Details
A1.1
D BICYCLE RACK (OUTDOOR)
(SURFACE MOUNT)
SCALE: 1"=1'
3" ANCHOR SPIKES
(PERMANENT MOUNT)
Ø2.38" BLACK POWDER
COATED STEEL
2'-0"
3'-2"
3'-0"
5'-0" MIN
(ACCESS AISLE)
A ACCESSIBLE PARKING MARKINGS
N.T.S.
NO
PARKING
11'-0" MIN
(VAN ACCESSIBLE)
11'-0" MIN
(VAN ACCESSIBLE)
CURB TO BE FLUSH WITH
THE RAMP AND PAVEMENT
70 SQ. INCH ACCESSIBILITY
SIGN PER CBC
3'-0" CENTER
OF STRIPS
WITHIN THE LOADING AND
UNLOADING ACCESS AISLE, PAINT
THE WORDS "NO PARKING" IN 12"
HIGH WHITE PAINTED LETTERING
PAINTED ACCESSIBLE
SYMBOL PER MUTCD
FIGURE 3B-22
DIMENSION TO CENTER OF STRIPE
DIMENSION TO CENTER OF STRIPE
18'-0"
4" STRIP
(YELLOW PAINT)
15'-6"
2'-6"
C ACCESSIBLE SIGN & POST
SCALE: 1"=1'
"VAN ACCESSIBLE" SIGN
ONLY REQUIRED AT ALL
VAN ACCESSIBLE SPACES
12"
VAN
ACCESSIBLE
RESERVED
PARKING
HANDICAP
PLATE PERMIT
OR
HANDICAP
A.R.S. SEC. 28-884
CITY OF ___ CODE ___
1"
2"
2"
6"
1"
1"
1"
1"
1"
1"
1/2"
1/2"
3/8"
3/8"
3/8"
7/8"
2"
1'-6"
1"
6"
NOTES:
A.
THE BOTTOM OF THE SIGN SHOULD BE
NO LESS THAN 5 FEET AND NO MORE
THAN 6 FEET ABOVE FINISH GRADE.
B.
SIGNS SHALL BE PROPERLY CENTERED
WITHIN THE PARKING SPACE.
C.
THE SIGN FACE SHOULD BE LOCATED NO
FARTHER THAN 6 FEET FROM THE FRONT
OF EACH PARKING SPACE.
D.
ALL LETTERING SERIES 'C', GREEN COLOR.
E.
INTERNATIONAL SYMBOL OF
ACCESSIBILITY SHOWN WHITE ON 6"x6"
BLUE FIELD WITH 1/2" RADIUS CORNERS.
F.
COLOR: BLUE COPY - WHITE
BACKGROUND.
G.
USE HIGH INTENSITY GRADE REFLECTIVE
SHEETING.
FINISH GRADE
12" DIAMETER
CONCRETE FOOTING
2" GALVANIZED SQUARE
SIGN POST - PAINT TO
MATCH BUILDING
CAP
5'-0"
1'-6"
LABEL WITH APPROPRIATE
MUNICIPAL CODE FOR
SIGN ORDINANCE
LOW GRADE
BOTTOM
OF WALL
8"
10"
6"
3'-6"
8"X8"X16" SPLIT FACED CMU W/ STUCCO
Painted:
DUNN EDWARDS
DE6219 "CRYSTAL HAZE"
E SITE WALL
N.T.S.
1-3/4" GALVANIZED
SQUARE SIGN POST -
PAINT TO MATCH
BUILDING
5'-0"
30"
F FIRE LANE SIGN
SCALE: 1"=1'
B PAINTED ACCESSIBLE SYMBOL
N.T.S.
4'-0"
4'-0"
3" WIDE WHITE PAINT
STRIPING AND
SYMBOL - TYPICAL
THIS SIDE TOWARD
DRIVE AISLE
NOTE:
PAINTED ACCESSIBLE
SYMBOL PER MUTCD FIGURE
3B-22
BLUE BACKGROUND AND
WHITE BORDER ARE
OPTIONAL
G TRASH ENCLOSURE
1/8" = 1'-0"
6'
10'
13'-4"
26'
4" metal frame
with sheet metal
paint to match building
DE6385 "Black Bean"
8" CMU
Paint on Stucco
DE6376 " Looking Glass"
10'
18"
Site Details
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8/1/23, 8:13 PM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/id/AAQkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwAQABYtuPPOWbtCtWSWotlfN90%3D
1/3
FW: Z-35-23
David Urbinato <david.urbinato@phoenix.gov>
Tue 6/27/2023 10:52 AM
To:Samuel S Rogers <samuel.rogers@phoenix.gov>
Cc:Sarah Stockham <sarah.stockham@phoenix.gov>
3 attachments (3 MB)
76230119 27th Ave PreApp Narrative.pdf; 121422-Site Plan-DSD.pdf; 23-151 PAPP 2300440 27th Ave & Southern
commercial.pdf;
David Urbinato
Economic Development Program Manager
Ombudsman Section
Phone: 602-534-3630
City of Phoenix
►Planning & Development Department
Ombudsman Section
200 West Washington St., 3rd Floor
Phoenix, AZ 85003
pdd.ombudsman@phoenix.gov
From: David Urbinato
Sent: Tuesday, June 27, 2023 10:49 AM
To: Council District 8 PCC <council.district.8@phoenix.gov>
Cc: MaƩhew T Miles <maƩhew.miles@phoenix.gov>; Elias Valencia <elias.valencia@phoenix.gov>; Brianna C
Quintero <Brianna.Quintero@phoenix.gov>; Joshua States <joshua.states@phoenix.gov>
Subject: Z-35-23
Israel, I have aƩached the Pre-ApplicaƟon report, the development narraƟve submiƩed by the developer as well
as an early site plan (these can change during the rezoning process).
As of today, I don’t see that any meeƟngs on the rezoning request have been scheduled. The applicant will have to
post a sign on the parcel when meeƟngs are scheduled. I’ve copied the village planner on this e-mail. He’ll keep
this e-mail in the record.
Most of the lot is zoned C-1, which allows gas staƟons. C-1 is a very common zoning on corner lots like this one.
This development proposes a gas staƟon and a drive-through restaurant (see aƩached site plan). You can see from
the aerial that the northeast and southeast corners have overlapping residenƟal zoning from the neighboring
areas. The rezoning would extend the C-1 into those areas as the hodgepodge of exisƟng zoning on the lot makes
development difficult.
8/1/23, 8:13 PM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/id/AAQkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwAQABYtuPPOWbtCtWSWotlfN90%3D
2/3
David Urbinato
Economic Development Program Manager
Ombudsman Section
Phone: 602-534-3630
City of Phoenix
► Planning & Development Department
Ombudsman Section
200 West Washington St., 3rd Floor
Phoenix, AZ 85003
pdd.ombudsman@phoenix.gov
From: Council District 8 PCC <council.district.8@phoenix.gov>
Sent: Tuesday, June 27, 2023 9:52 AM
To: David Urbinato <david.urbinato@phoenix.gov>
Subject: FW: Rezoning Efforts 27th Avenue & Southern
Hi David,
I hope all is well. I just wanted to forward this email to you that we received from a consƟtuent who doesn’t like
the rezoning efforts on 27th Avenue and Southern.
Do you know will this zoning proposal go before the Council or where it is in the process? Also, do you know what
gas staƟon is interested in being placed in this area?
Sincerely,
Israel Kiyogera
Office of Councilwoman Kesha Hodge Washington
8/1/23, 8:13 PM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/id/AAQkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwAQABYtuPPOWbtCtWSWotlfN90%3D
3/3
Phoenix City Council District 8
Main Office: 602-262-7493
From: CharloƩe Noonan <cepinaz@gmail.com>
Sent: Monday, June 26, 2023 4:27 PM
To: Council District 8 PCC <council.district.8@phoenix.gov>; Israel Kiyogera <israel.kiyogera@phoenix.gov>; Sina
MaƩhes <sina.maƩhes@phoenix.gov>
Subject: Rezoning Efforts 27th Avenue & Southern
I have been in contact through the years with various council members regarding the urban blight of the South
Mountain/Laveen area with very liƩle acƟon to address the issues.
This rezoning effort to put a gas staƟon at the corner of 27th Avenue and Southern is just another effort to put
business above resident's needs. The last thing our neighborhood needs is a gas staƟon on that corner! With two
daycares, two schools, and mulƟple neighborhoods aƩracƟng families, why on earth would it even be considered
to put a gas staƟon on that corner? Please do not allow this to occur!
There is so much urban blight on 27th Avenue with a home that should have been condemned and torn down 15
years ago. The skeleton sƟll stands and it has now become a junkyard. When I built my house in 2003, I was
promised no more junk yards and this home was a working small farm at that Ɵme. Yet junkyards keep popping up
along 27th Avenue, bordering the Grayson Square subdivision. I'm told council members cannot do anything
about this condemned house because it's a Maricopa County island, so we just have to live with the unsightly
eyesore?
The hazardous waste that is seeping into our groundwater along Broadway from the junkyards is beyond
comprehension. Democrats are supposed to be about the environment and I see absolutely no movement on
cleaning up those areas, making them compliant with hazardous waste regulaƟons or beƩer yet, removing them
altogether. There are so many code violaƟons but they just keep operaƟng however they choose with no
oversight. Hand printed signage, parking on sidewalks, blocking the street, placing junk cars by the road, etc.
The weeds and trash along Roeser Road between 27th Avenue and 35th Avenue are completely out of control.
The trash is horrible. I sƟll don't understand why Roeser does not have curbing on one part of the road. It is a very
dangerous road.
Now, on a regular basis semi trucks are parking along 27th Avenue and no one does anything about it even with
mulƟple no parking signs.
Will all that we have to tolerate in our neighborhood, please do not add more unsightly businesses to add to our
urban blight. We've invested in gentrifying South Mountain, please do not impact that investment with a gas
staƟon.
Best regards,
CharloƩe Noonan
602.418.4728
7/11/23, 10:02 AM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/inbox/id/AAQkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwAQACnsdJ5w0atIrTH0nMnZR8M…
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Case No. Z-35-23-8 Rezoning 27th Ave & Southern Residence Comments
Austin Mutschler <austinmutschler@gmail.com>
Thu 6/22/2023 7:25 PM
To:Samuel S Rogers <samuel.rogers@phoenix.gov>
Hello Sam Rogers,
I received a letter in the mail disclosing that Cowley Companies is attempting to re-zone the northeast
corner of 27th Ave & Southern to build a gas station.
I would like it to be known that as a resident who lives on the Southeast corner of 27th Ave &
Southern I am completely against the idea of a gas station being put in at this location. Many new gas
stations have opened recently in the area including the Circle K on the northwest corner of 19th Ave &
Southern. When these gas stations open they bring with them homeless and crime. This will make the
area unsafe and undoubtedly£lower property values in the area.
Besides the safety£issues involved, the noise pollution£would be much greater than it currently is. As
someone who works from home, excess noise during the day would disrupt productivity and noise at
night would disrupt sleep.
In conclusion, no re-zoning should be permitted unless it is for less disruptive uses.
Thank you,
Austin Mutschler