Attachment B - Staff Report - Z-65-22-6.pdf

City of Phoenix — Formal (2023-09-06)

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Staff Report: Z-65-22-6
June 29, 2023
Camelback East Village Planning
Committee Meeting Date:
July 11, 2023
Planning Commission Hearing Date
August 3, 2023
Request From:
R-4 (Multifamily Residence District) (0.93
acres)
Request To:
PUD (Planned Unit Development) (0.93 acres)
Proposal:
Planned Unit Development to allow office use
Location:
Northwest corner of 34th Street and Camelback
Road
Owner:
Chanen Construction Company, et al.
Applicant/Representative:
Larry S. Lazarus, Lazarus & Silvyn, PC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 15+ dwelling units/acre
Street Map
Classification
Camelback Road
Arterial
55-foot north half street
34th Street
Local
30-foot west half street
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Support reasonable level of increased intensity, respectful of local
conditions and surrounding neighborhoods.
The proposal will allow for an existing office use which will serve as a buffer between the
intensity of an arterial street and residential uses to the north and east. The proposed use
and architectural appearance of the existing office building is complementary to the
surrounding residential district.
CONNECT PEOPLE AND PLACES CORE VALUE; COMPLETE STREETS; DESIGN
PRINCIPLE: Plan and design communities and neighborhoods to be pedestrian
friendly and walkable.
ATTACHMENT C
ATTACHMENT B

Staff Report: Z-65-22-6
June 29, 2023
Page 2 of 11

The proposed PUD narrative incorporates streetscape and design standards to promote a
pedestrian-oriented environment along adjacent street frontages.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS; CERTAINTY
AND CHARACTHER DESIGN PRINCIPLE: Create new development or
redevelopment that is sensitive to the scale and character of the surrounding
neighborhoods and incorporates adequate develop standards to prevent negative
impact(s) on the residential properties.

The proposed PUD includes a two-story building that has frontage on Camelback Road
with landscaping around the perimeter that screens the building and parking.

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 existing conditions provide trees and shade within the site and along adjacent street
frontages which reduce the urban heat island effect while also improving thermal comfort
to site users and the surrounding neighborhood.

Applicable Plan, Overlays, and Initiatives
Camelback Corridor Major Employment Center – See Background Item No. 9

Tree and Shade Master Plan – See Background Item No. 10.

Complete Streets Guiding Principles – See Background Item No. 11.

Comprehensive Bicycle Master Plan – See Background Item No. 12.

Zero Waste PHX – See Background Item No. 13.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Office
R-4
North
Multifamily Residential
R-3
South (across Camelback
Road)
Office
C-O
East (across 34th Street)
Single-family residences
R1-10
West
Office
C-O

Staff Report: Z-65-22-6
June 29, 2023
Page 3 of 11

Background/Issues/Analysis

SUBJECT SITE
1. This request is to rezone a 0.93-acre site located at the northwest corner of 34th
Street and Camelback Road from R-4 (Multifamily Residence District) to PUD
(Planned Unit Development) to allow an office use. The site was rezoned to R-4 and
developed with a medical office building in 1964 through Case No. Z-4-64-6. In 1997 a
use permit was approved to allow the site to change from medical office to
professional office as a non-conforming use through Case No. ZA-560-97-6. This
proposal is intended to permit the existing use, and no construction is planned on the
site.
2. The General Plan Land Use Map designation for the subject site is Residential 15+
dwelling units per acre. The Residential 15+ land use category accommodates higher
density attached townhomes, condos or apartments. This request is not consistent
with General Plan Land Use Map designation however a general plan amendment is
not required as the site is under 10 acres in size. The Land Use Map designations to
the north and west of the subject site are Residential 15+ dwelling units per acres. To
the east across 34th Street is designated as Residential 3.5 to 5 dwelling units per
acre. The Land Use Map designation to the south, across Camelback Road is
Commercial.

EXISTING CONDITIONS & SURROUNDING ZONING
3. As shown on the Zoning Sketch Map (as attached) the site is zoned R-4 and is
currently an office.
General Plan Land Use Map; Source: City of Phoenix Planning and Development Department

Staff Report: Z-65-22-6
June 29, 2023
Page 4 of 11

To the north is a multifamily residential development zoned R-3 (Multifamily
Residence District). To the south, across Camelback Road, is an office building zoned
C-O (Restricted Commercial). Across 34th are single-family residences zoned R1-10
(Single-Family Residence District). To the west is an office building, zoned C-O.
PROPOSAL
4. The proposal was developed utilizing the PUD zoning district. The Planned Unit
Development (PUD) is intended to create a built environment that is superior to that
produced by conventional zoning districts and design guidelines. Using a collaborative
and comprehensive approach, an applicant authors and proposes standards and
guidelines that are tailored to the context of a site on a case-by-case basis. Where the
PUD Development Narrative is silent on a requirement, the applicable Zoning
Ordinance provisions will be applied.
5. Land Use
The PUD proposes an office use, and all uses in the C-O/G-O zoning district in
addition to accessory and temporary uses.
Zoning Map, Source: City of Phoenix Planning and Development Department

Staff Report: Z-65-22-6
June 29, 2023
Page 5 of 11

6. Development Standards
The PUD proposes an
office building with a
maximum building height
of 40 feet and a maximum
lot coverage of 20 percent.
Parking will be provided on
site. The proposal will
include landscaping along
Camelback Road and 34th
and Street and 100 square
feet of outdoor patio
space.
.
Conceptual Site Plan, Source: Deutsch Architecture Group.
Development Standards
Minimum Lot Size
60 width, 225 feet depth
Minimum Building Setbacks
Front (Camelback Road)
8 feet
Side
10 feet (east) and 5 feet (west)
Rear
110 feet
Maximum Building Height
20 stories, 40 feet
Maximum Lot Coverage
20%
Minimum Landscape Setbacks
Front
5 feet
Side
West: 49% at 5-feet and 51% at 0-feet
East: 46% at 10-feet and 54% at 0-feet
Rear
3 feet
Minimum Parking
1 space per 300 square feet of floor area

Staff Report: Z-65-22-6
June 29, 2023
Page 6 of 11

7. Landscape Standards
The PUD sets forth requirements to capture the existing conditions on the site and to
maximize the landscaping along Camelback Road and 34th Street. Landscaping will
comply with Section 703 of the City of Phoenix Zoning Ordinance with the following
modifications.
Landscape
Development Standard
34th Street Frontage
Four Trees a minimum of 2-inch caliper
Camelback Road Frontage
Minimum three 5-gallon shrubs
8. Design Guidelines
The PUD proposes enhanced design guidelines to ensure the building is compatible
with the surrounding area. The PUD sets forth the following requirements for building
design:
• Four-sided architecture shall be required.
• All sides of a structure shall exhibit design continuity and contain multiple exterior
accent materials that exhibit quality and durability.
• Visible side and rear building facades shall have a level of trim and finish
compatible with the front façade.
• Monotonous building elevations shall be avoided, building accents shall be
expressed through differing materials or architectural detailing rather than applied
finishes such as paint, graphics, or forms of plastic or metal panels.

North Elevation, Source: PUD Narrative

Staff Report: Z-65-22-6
June 29, 2023
Page 7 of 11

AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
9. Camelback Corridor Major Employment Center
The subject site falls within the boundaries of the Camelback Corridor Employment
Center identified by the City of Phoenix. The Camelback Biltmore profile provided by
the Community and Economic Development Department states that the Biltmore area
hosts a dynamic mix of premier office, high-end retail and hotel developments that
serve as the focal point for business and entertainment activity. In addition, the area
has access to a large executive and professional workforce. The proposal for office
development will support and add to the nearby professional workforce.
10. Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure that 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 to create walkable streets and vibrant pedestrian
places. The PUD includes shading standards to reduce the urban heat island effect.
11. 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. If the building is destroyed and requires
redevelopment that increases 2,000 square feet of building footprint, excluding interior
building renovations not affecting the overall size or exterior layout/footprint of the
existing structure, additional standards will apply to implement complete streets policy,
such improvements to sidewalk, streetscapes landscaping, and bicycle parking.
12. 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.

Staff Report: Z-65-22-6
June 29, 2023
Page 8 of 11

The proposal incorporates requirements for bicycle parking if the building redevelops
as noted above.
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 PUD narrative does not incorporate any sustainability or recycling
requirements.
COMMUNITY INPUT SUMMARY
14. At the time this staff report was written, staff has not received any letters in support or
opposition to this request.
INTERDEPARTMENTAL COMMENTS
15. The Street Transportation Department requested that upon redevelopment of the site
that increases and or modifies 2,000 square feet of building footprint, excluding
interior building renovations not affecting the overall size or exterior layout/footprint of
the existing structure, the developer shall be required to do the following:
• Dedicate a 10-foot-sidewalk easement and construction of a minimum six-foot-
wide detached sidewalk and minimum 10-foot-wide landscape strip along the north
side of Camelback Road.
• Construct a minimum 5-foot-wide sidewalk shall be constructed along the west
side of 34th Street.
• Provide a Traffic Impact Study shall be provided to the City.
• Construct all streets within and adjacent to the development with all required
elements and to ADA accessibility standards.
These are addressed in stipulations 3 through 5.
16. The Water Services Department commented that the site has existing water and
sewer mains that can serve the development. The Department added their standard
comment that capacity is a dynamic condition that can change over time due to a
variety of factors. It is the City's intent to provide water and sewer service. However,
the requirements and assurances for water and sewer service are determined during
the site plan application review. For any given property, water and sewer requirements
may vary over time.

Staff Report: Z-65-22-6
June 29, 2023
Page 9 of 11

Findings

1. The proposed PUD provides a regulatory framework that will allow an office use as a
transition between commercial and residential uses that support a dynamic mix for
business activity.
2. The proposal promotes employment-generating uses within an Employment Center at
an appropriate location with access to an arterial street.
3. The proposed PUD sets forth design and development standards that will promote a
safer walking environment and is compatible with the surrounding neighborhood.

Stipulations

1.
An updated Development Narrative for the Chanen Camelback PUD reflecting the
changes approved through this request shall be submitted to the Planning and
Development Department within 30 days of City Council approval of this request.
The updated Development Narrative shall be consistent with the Development
Narrative date stamped June 22, 2023 as modified by the following stipulations:

a. Front cover: Revise the date information on the cover page to the following:

City Council Adopted: [Add Adoption Date]

b. Page 8, Section D: Development Standards, D.1. Development Standards
Table: Add the following language above the table: “Development shall be
consistent with the site plan dated June 22, 2023.

17. The Aviation Department commented that the property owner shall record a Notice to
Perspective Purchasers of Proximity to Airport in order to disclose the existence, and
operational characteristics of City of Phoenix Sky Harbor International Airport (PHS) to
future owners or tenants of the property. This is addressed in Stipulation No. 6.
OTHER
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. 7.
19. Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements. Other formal actions
such as, but not limited to, zoning adjustments and abandonments, may be required.

Staff Report: Z-65-22-6
June 29, 2023
Page 10 of 11

c. Page 9, Section D: Development Standards, D.6. Lighting: Revise the language
to the following: "Lighting standards from Section 704 and Section 507.Tab A.II.8
of the Phoenix Zoning Ordinance and Section 23-100 of the City Code shall
apply."

2. If the existing building is destroyed, any redevelopment of the site that increases and
or modifies 2,000 square feet of building footprint, excluding interior building
renovations not affecting the overall size or exterior layout/footprint of the existing
structure, a 10-foot-sidewalk easement shall be dedicated and a minimum 6-foot-
wide detached sidewalk and minimum 10-foot-wide landscape strip along the north
side of Camelback Road shall be constructed, as approved by the Planning and
Development Department.

3. If the existing building is destroyed, any redevelopment of the site that increases and
or modifies 2,000 square feet of building footprint, excluding interior building
renovations not affecting the overall size or exterior layout/footprint of the existing
structure, a minimum 5-foot-wide sidewalk shall be constructed along the west side
of 34th Street, as approved by the Planning and Development Department.

4. If the existing building is destroyed, any redevelopment of the site that increases and
or modifies 2,000 square feet of building footprint, excluding interior building
renovations not affecting the overall size or exterior layout/footprint of the existing
structure, a Traffic Impact Study shall be provided to the City. No preliminary
approval of plans shall be granted until the study is reviewed and approved by the
Street Transportation Department.

5. If development of the site increases and or modifies 2,000 square feet of building
footprint, excluding interior building renovations not affecting the overall size or
exterior layout/footprint of the existing structure, 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.

6. The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or
tenants of the property. The form and content of such documents shall be
according to the templates and instructions provided which have been reviewed
and approved by the City Attorney.

7. Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa County
Recorder's Office and delivered to the City to be included in the rezoning application
file for record.

Staff Report: Z-65-22-6
June 29, 2023
Page 11 of 11

Writer
John Roanhorse
June 29, 2023

Team Leader
Racelle Escolar

Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan date stamped June 22, 2023
Chanen Camelback PUD development narrative date stamped June 22, 2023

Z-SP-11-81
Z-19-82
Z-4-64
Z-51-81
Z-27-92
*
*
*
*
*
R-4
R-3
R-3
R-3
C-O
R1-10
R-3
R1-6
34TH ST
34TH PL
PASADENA AVE
CAMELBACK RD
C-O
Z-242-84
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-65-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.93 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R-4
PUD
CONVENTIONAL OPTION
27
N/A
* UNITS P.R.D. OPTION
32
N/A
Larry S. Lazarus, Lazarus & Silvyn PC
DATE:
10/07/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 19-35
ZONING MAP
H-10
REQUESTED CHANGE:
FROM: R-4 ( 0.93 a.c.)
TO:
PUD ( 0.93 a.c.)
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Z-65-22
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