Attachment B - Staff Report - Z-18-21-8.pdf
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Staff Report Z-18-21-8
May 6, 2021
South Mountain Village Planning
Committee Meeting Date:
May 11, 2021
Planning Commission Hearing Date:
June 3, 2021
Request From:
R1-10 BAOD (Single-Family Residence District,
Baseline Area Overlay District) (5.10 acres)
Request To:
R-3A BAOD (Multifamily Residence District,
Baseline Area Overlay District) (5.10 acres)
Proposed Use:
Assisted living facility
Location:
Northwest corner of 10th Street and Baseline
Road
Owner:
Demetrios Vlachos, Vlachos Enterprises
Applicant / Representative:
Vermillion Acquisitions, LLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 5 to 10 dwelling units per acre
Street Map Classification
Baseline
Road
Major Arterial
Scenic Drive
55-foot north half street
10th Street
Minor
Collector
Street
Varies, 0-feet to 20-foot west half
street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE;
CLEAN NEIGHBORHOODS; Facilitate the acquisition of vacant, underutilized and blighted
parcels for appropriate redevelopment, compatible with the adjacent neighborhood
character and adopted area plans.
The subject site is vacant and undeveloped, and historically used for agricultural uses until the
early 1990’s based on aerial imagery. The proposed development would permit the construction
Attachment B
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May 6, 2021
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of an assisted living facility (considered a community residence center in the Phoenix Zoning
Ordinance) on the site at a scale that is compatible with the surrounding land uses which are
primarily quasi-public and single-family residential in nature. The Baseline Area Master Plan
(BAMP) envisioned the site as residential with a density of 5 to 10 dwelling units per gross acre.
Although, an assisted living facility, as proposed, does not contain residential dwelling units,
there is a residential living component to this use which is consistent with the land use envisioned
by the BAMP at this location. The proposed development with adhered to the Baseline Area
Overlay District (BAOD) standards which contain elements from the BAMP.
CONNECT PEOPLE AND PLACES CORE VALUE ; COMPLETE STREETS; DESIGN
PRINCIPLE: In order to balance a more sustainable transportation system, development
should be designed to include increased amenities for transit, pedestrian and bicyclists
such as shade, water, seating, bus shelters, wider sidewalks, bike racks, pedestrian scale
lighting and way-finding.
Located at the junction of a major arterial street, minor collector street, planned multi-use trail and
the Western Canal, the proposal, as stipulated, will provide elements for both pedestrians and
bicyclists to utilize in order to promote walking and alternative transportation. These elements
include shaded detached sidewalks along 10th Street, benches or seating elements and a
bicycle repair station along the Western Canal as well as bicycle parking within to the
development. A shaded connection to the bus stop adjacent along Baseline Road will facilitate
the use of public transit. The BAOD requires that a multi-use trail, detached sidewalk and bicycle
lane is provided along the Baseline Road frontage, furthering recreational and transportation
opportunities along this corridor.
CONNECT PEOPLE AND PLACES CORE VALUE; CANALS AND TRAILS; DESIGN
PRINCIPLE: Plan, design, and develop pedestrian linkages between parks, open spaces,
village cores, neighborhood shopping centers, neighborhood schools, and neighboring
municipalities.
The development, as stipulated, will develop a multi-use trail along the Baseline Road frontage,
while improving the Western Canal frontage with enhanced landscaping, shade, benches and a
bicycle repair station to promote pedestrian linkages between shopping centers, schools and the
future light rail station 0.8 miles away along Central Avenue and Baseline Road.
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May 6, 2021
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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 will be required to provide shade along the adjacent public sidewalks, pedestrian
paths connecting the development to adjacent streets and amenity areas. This will help to
encourage walking and to mitigate the urban heat island effect by covering hard surfaces, thus
cooling the micro-climate around the project vicinity.
Applicable Plans, Overlays, and Initiatives
Baseline Area Master Plan (BAMP): See Background Item No. 4.
Western Canalscape: See Background Item No. 5.
Tree and Shade Master Plan: See Background Item No. 8.
Complete Streets Guidelines: See Background Item No. 9.
Zero Waste PHX: See Background Item No. 10.
Housing Phoenix: See Background Item No. 11.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant/Undeveloped
R1-10 BAOD
North (across Western
Canal)
Single-family residential
R1-6 BAOD
South (across Baseline
Road)
Single-family residential
R1-10 BAOD
East (across 10th Street)
Roosevelt Elementary School
District Verna McClain Center
R1-10 BAOD
West
Church/Place of worship
S-2 BAOD
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May 6, 2021
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R-3A – Multifamily Residence District, Baseline Area Overlay District
(Subdivision Development Option)
Standards
R-3A BAOD Requirements
Provisions on the proposed site
plan
Gross Acreage
-
5.10 acres
Total Maximum Number of
Units
112 units
0 units (Met) (124 beds)
Maximum Density
Maximum 22 dwelling units
per acre
0 dwelling units per acre (Met)
Maximum Lot Coverage
25% (Community Residence
Center)
45% (Not Met)*
Maximum Building Height
2 stories and 30 feet per the
Baseline Area Overlay District
standards.
Maximum of 2 stories and 30 feet.
(Met)
MINIMUM PERIMETER STANDARDS
Front (36th Street)
50 feet, per the Baseline Area
Overlay District
100 feet (Met)
Sides (10th Street and west
property lines)
10th Street: 10 feet
West: 3 feet
10th Street: 32 feet (Met)
West: 12 feet (Met)
Rear (North property line,
Western Canal)
North: 15 feet
North: 240 feet (Met)
MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Front (Baseline Road)
50 feet
Not provided*
Sides (10th Street and west
property line)
10th Street: 0 feet
West: 0 feet
10th Street: 0 feet (Met)
West: 0 feet (Met)
Rear (Western Canal)
Western Canal: 15 feet
Western Canal: Not provided*
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May 6, 2021
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Minimum Open Space
100 square feet per bed
(Community Residence
Center)
Not provided*
Minimum Amenities
None
None (Met)
MINIMUM PARKING REQUIREMENTS
Parking
1 space per 2 beds (assisted
living)
62 parking spaces required.
62 parking spaces provided. (Met)
*Site plan revision or variance required.
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 5.10 acres located at the northwest corner of 10th
Street and Baseline Road from R1-10 BOAD (Single-Family Residence, Baseline
Area Overlay District) to R-3A BAOD (Multifamily Residence, Baseline Area
Overlay District) for an assisted living facility (community residence center),
subject to a use permit. Community residence centers are permitted subject to a
use permit in multifamily zoning districts, including the R-3A zoning district. The
site is presently vacant and undeveloped.
In 1960, the subject site was annexed into the City of Phoenix from
unincorporated Maricopa County and zoned R1-10 under Ordinance No. G-449
in 1961. In 2000, the Baseline Area Overlay District (BAOD) was approved,
which contains regulatory provisions applicable to property generally within the
Baseline Area Master Plan (BAMP) boundaries. Aerial imagery shows that the
site was historically utilized for agricultural uses.
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May 6, 2021
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SURROUNDING LAND USES AND ZONING
2.
The surrounding area
contains a variety of
residential, commercial and
agricultural zoning districts
including S-2 (Ranch or
Farm Residence District),
R1-6 (Single-Family
Residence District), R1-10
(Single-Family Residence
District), R-2 (Multifamily
Residence District), R-3
(Multifamily Residence
District) and C-2
(Intermediate Commercial
District). The subject site is
also adjacent to the
Western Canal, which lies
within the Western
Canalscape project
boundary. Background
Item 3 of this report, below,
contains further details on
surrounding land uses.
Zoning Aerial Map, Source: Planning and Development
Department
GENERAL PLAN LAND USE MAP DESIGNATIONS
3.
The General Plan Land Use Map designation for the subject site is Residential 5
to 10 dwelling units per acre. North of the site, across the Western Canal, are
single-family residential properties designated as Residential 3.5 to 5 dwelling
units per acre. South of the site, across Baseline Road, are properties
designated as 1 to 2 dwelling units per acre. East of the site, across 10th Street,
is the Roosevelt Elementary School District Verna McClain Center designated as
Residential 5 to 10 dwelling units per acre on the General Plan Land Use Map.
West of the site is a church or place of worship designated as Residential 5 to 10
dwelling units per acre.
The R-3A zoning requested is not consistent with the General Plan Land Use
Map designation as this zoning district permits up to 22 dwelling units per gross
acre, and 26.4 with bonus. However, a minor General Plan Land Use Map
amendment was not required as the property is under 10 acres in size.
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May 6, 2021
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General Plan Land Use Map, Source: Planning and Development Department
4.
Baseline Area Master Plan (BAMP)
The Baseline Area Master Plan (BAMP) was adopted in 1996 and addresses the
existing conditions of the plan area, articulates a vision for the future and offers a
series of implementation strategies to achieve the community’s vision for the
area. The BAMP is generally bounded by Southern Avenue (north), South
Mountain Park (south), 40th Street (east) and Central Avenue (west).
The BAMP seeks to accomplish a primary goal which is to promote balanced,
high quality development focused on Baseline Road and that recognizes the
unique character of the area and creates a positive image for the South
Mountain Village. There are also six objectives pertaining to:
A. Locational criteria for land uses;
B. Establish an appropriate land use mix;
C. Identify the needs for and methods of providing services and facilities;
D. Promote a safe and attractive environment;
E. Create design guidelines and special zoning districts to foster
development which recognizes, enhances and preserves the assets,
history and character of the area;
F. Prepare an implementation strategy and action plan;
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May 6, 2021
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BAMP Approved General Plan Land Use map, Source: Planning and Development Department
The proposed development furthers Objective B of the Baseline Area Master
Plan by establishing an appropriate land use mix in an area where diverse land
uses exist, including single-family and multifamily residential, schools,
commercial and various churches or places of worship. An assisted living facility
(community residence center) as proposed, does not include individual dwelling
units but it does provide living opportunities for disabled individuals in the
community. Thus, the proposed R-3A zoning district is not consistent with the
land use map designation envisioned by the BAMP, but the use of the property
as an assisted living facility (community residence center), a quasi-residential
use, is consistent with the residential use of the land envisioned by the BAMP at
this location.
Objective C of the BAMP is furthered by this development as it will be required to
dedicate and improve the remaining west-half of 10th Street, a designated minor
collector street. This street improvement will help improve pedestrian plus
vehicular access within this area of the Baseline corridor. Furthermore, this
development will promote a safe pedestrian environment by providing shaded
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May 6, 2021
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detached sidewalks along adjacent public streets and Western Canal frontage
enhancements, in addition to streetscape enhancements along Baseline Road
required by the BAOD and contained in the stipulations recommended by staff.
Lastly, this development will adhere to the design guidelines per the Baseline
Area Overlay District.
Stipulation No. 1 addresses architectural enhancements applicable along public
streets, since Baseline Road is a designated scenic corridor and 10th Street is a
minor collector street that serves as a primary corridor within the area, thus
furthering Objective E of the BAMP. These enhancements will help ensure the
protection of the viewscape from traveling pedestrians and vehicular traffic
adjacent to the site.
Stipulation No. 2 addresses enhancements along Baseline Road, which go
beyond the BAOD requirements and are consistent with Objective E of the
BAMP. These elements require 50 percent three-inch caliper trees, shaded
sidewalk and bus pad, and construction plus dedication of a multi-use trail and
trail easement to promote the BAMP goal of enhancing the Baseline corridor.
The BAOD design guidelines and standards require that a multi-use trail is
provided along Baseline Road.
Stipulation No. 3 addresses landscape enhancements along 10th Street, the
western property line and along the Western Canal, consistent with Objective D
of the BAMP. These enhancements include one and a half inch, two inch and
three inch caliper trees planted every 20-feet or in equivalent groupings plus
oriented towards the Western Canal to maximize shade, and five, 5-gallon
shrubs per tree with appropriate ground cover. These enhancements will further
screen the site from public streets plus adjacent properties and utilize plants
found in the BAMP plant list to further the character of the area.
5.
Western Canalscape
The City of Phoenix Street Transportation Department and Salt River Project
(SRP) are actively undergoing an effort to improve the Western Canal from 4th
Avenue (west) to 24th Street (east) to support recreational opportunities and
transportation alternatives within this canal corridor. These improvements along
the Western Canal will connect South Mountain Community College, several
school sites, residential neighborhoods, businesses, churches and the future
light rail station at Central Avenue and Baseline Road. In order to further these
efforts, several stipulations recommended by staff enhance the northern area of
this site which abut the “Western Canalscape” project area. These stipulations
include:
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May 6, 2021
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x Open space and amenity area(s) of no less than 5,000 square feet along
the north property line which contains shaded seating areas and a tree
orchard and/or community garden amenity (Stipulation No. 4);
x Fifty percent live vegetative ground cover (Stipulation No. 5);
x Open view fencing along the Western Canal and adjacent public streets
(Stipulation No. 6); and
x Bicycle repair station within close proximity to the Western Canal
(Stipulation No. 12).
These recommended improvements will promote the utilization of the Western
Canal and further the goals of the Western Canalscape project to further
recreation plus mobility along this unique feature in the area. The location of an
open space area(s) and view fencing along the canal will help to transition the
site from a parking area to the canal, while promoting “eyes” on the canal to
enhance the safety of pedestrians.
PROPOSAL
6.
Site Plan
The applicant is proposing an assisted living facility (community residence
center) with 124 beds in a single building located on the south portion of the
property. The conceptual site plan shows a building designed around an open
courtyard, that will provide residents with open space close to their living
quarters. The proposed building will be two stories and 30 feet in height. A
single vehicular access points to the subject site is proposed along 10th Street,
connecting the parking area located on the north portion of the site, which is
presently located in a floodplain. Multiple pedestrian connections are proposed
to connect the site along 10th Street, plus connect the building to the amenity
area along the north.
Staff is recommending Stipulation No. 7 to require a pedestrian circulation plan
providing a minimum of two pedestrian connections to 10th Street; illuminated
pedestrian-scale lighting along internal paths connecting the site north to south;
decorative or alternative paving material for pedestrian paths to contrast parking
or drive aisle surfaces; and connections to/between: all buildings, active open
space areas, adjacent public sidewalks, the Western Canal, and the bus pad
along Baseline Road.
Conformance to the conceptual site plan provided by the applicant is not
recommended by staff since a significant portion of the site along the north is
within a floodplain. This will allow additional flexibility to the applicant during the
site plan review process shall issues arise with addressing floodplain
requirements.
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May 6, 2021
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Conceptual Site Plan, Source: Architectural Resource Team
Staff recommends Stipulation No. 8 to require an enhanced entryway along the
primary entrance to the development, presently shown as 10th Street which is
designated as a minor collector street that connects a scenic road with the
Western Canal. These enhnancements include landscaped accent areas on
both sides of the driveway that incorporate annuals and citrus trees in
conformance with the Baseline Area Master Plan plant list, and alternative
driveway surface materials to accentuate the entryway.
7.
Elevations
The conceptual building elevations depict a single building with architectural
features such as a flat roof, recessed patios, sunshades, stucco plus metal
exterior materials and four-sided architecture. The conceptual building elevations
proposed depict a maximum height of two stories and 30 feet to the top of
parapet.
Staff is recommending a stipulation to require building elevations to incorporate a
variety of colors, materials and architectural features, as mentioned previously in
this report, and is addressed in Stipulation No. 1. This stipulation also requires
that a minimum of 25 percent of building elevations adjacent and oriented
towards public streets provide accent materials that exhibit quality and durability
in order to ensure that the buildings on this site remain visually appealing, and
that all sides of the building/s include architectural establishments.
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May 6, 2021
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Conformance to the conceptual building elevations is not currently proposed as a
design presumption in the BAOD requires that pitched roofs be incorporated in
all buildings. Furthermore, since conformance to the conceptual site plan is not
recommended by staff to allow additional flexibility in addressing floodplain
issues, if these arise during the site plan review process, these conceptual
building elevations may change as well. Stipulation No. 1 and the design
guidelines and standards per the BAOD will ensure the use of pleasing
aesthetics and durable materials in addition to architectural features consistent
with historical architecture in the area are incorporated into the building
elevations.
Conceptual Building Elevations, Source: Architectural Resource Team
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May 6, 2021
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STUDIES AND POLICIES
8.
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 frontages should be detached
from the curbs 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. Staff is recommending several stipulations designed to provide trees and
enhance shade within the development, as follows:
x The sidewalk along Baseline Road shall be shaded a minimum of 75
percent, while the bus pad along Baseline Road shaded a minimum of 50
percent by vegetative shade at maturity (Stipulation No. 2);
x The multi-use trail along Baseline Road shall be shaded a minimum of 50
percent (Stipulation No. 2);
x Trees along the north property line shall be oriented in manner that
maximizes shade along the Western Canal (Stipulation No. 3);
x Internal pedestrian paths are to be shaded a minimum of 75 percent via
architectural shade or trees at maturity (Stipulation No. 9);
x All uncovered parking areas shall be shaded to a minimum of 25 percent
at full maturity using 2-inch caliper trees (Stipulation No. 10);
x The sidewalk along 10th Street shall be detached and shaded a minimum
of 75 percent with two-inch caliper trees (Stipulation No. 11).
9.
Complete Streets Guidelines
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. This development will help to
pedestrianize the immediate street frontages by requiring a direct connection to
adjacent shaded public sidewalk, shaded bus pad along Baseline Road and the
shaded Western Canal frontage. Detached sidewalks are required per
Stipulation Nos. 2 and 11, while a multi-use trail is required per Stipulation No. 1,
promoting walkability and alternative transportation modes.
A bicycle repair station along the Western Canal frontage will promote recreation
along this regional corridor, while four bicycle parking spaces near the building
entrance will further promote the use of alternative transportation by guests and
employees of this development. These are addressed in Stipulation No. 12.
Lastly, Stipulation No. 13 is recommended by staff to promote the safety of
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May 6, 2021
Page 14 of 23
pedestrians and bicyclists along the primary entrance to the development. This
will require traffic calming methods to notify drivers of pedestrians along the
public sidewalk within 10th Street, the primary ingress and egress to the site.
10. 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 proposed conceptual site plan does not include
recycling containers on site, but the application materials submitted by the
applicant does indicate that recycling facilities will be part of the operations.
11. Housing Phoenix
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan.
This Plan contains policy initiatives for the development and preservation of
housing with a vision of creating a stronger and more vibrant Phoenix through
increased housing options for residents at all income levels and family sizes.
Phoenix’s rapid population growth and housing underproduction has led to a
need for over 163,000 new housing units. Current shortages of housing supply
relative to demand are a primary reason why housing costs are increasing.
The proposed development supports the Plan’s goal of preserving or creating
50,000 housing units by 2030 by contributing to a variety housing types that will
address the supply shortage at a more rapid pace while using vacant land in a
more sustainable fashion.
This assisted living facility (community residence center), as proposed, is not a
traditional residential use. However, this use would allow for individuals with
disabilities to be housed and cared for at this location, which proposes up to 124
beds. Shall the proposed use not be developed on this site, the proposed zoning
would permit a variety of residential uses.
COMMUNITY INPUT SUMMARY
12. As of the writing of this report, staff did not receive any correspondence from the
public regarding this rezoning case. However, both the Phoenix Union High
School District and Roosevelt School District sent a school district response form
noting that the school district has adequate school facilities to accommodate the
projected number of additional students generated by the proposed rezoning
within the school district’s attendance area.
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May 6, 2021
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INTERDEPARTMENTAL COMMENTS
13. The Public Transit Department provided comments pertaining to the
construction, retention and shading of a bus pad along Baseline Road, and that
pedestrian pathways connect building entrances and public sidewalk via the
most direct route. Also, comments were provided to recommend alternative
paving material where pedestrian pathways cross drive aisles. These comments
are addressed in Stipulation Nos. 2, 7 and 14.
14. The Street Transportation Department comments indicated that the Western
Canalscape project that is currently underway. This is an effort to improve the
Western Canal from 4th Avenue (west) to 24th Street (east) to support
recreational opportunities and transportation alternatives within this canal
corridor. Due to these efforts intended to activate the canal, the Street
Transportation Department requested that this development provide a minimum
of two direct connections to the Western Canal, wall enhancements, active open
space and bicycle amenities along the canal frontage. Other comments included
dedication of right-of-way along 10th Street, relocation or undergrounding of
irrigation facilities outside of City right-of-way, and general street improvement
requirements.
Stipulation No. 4 requires that an open space area be provided along the
northern property line adjacent to the Western Canal and contain seating
elements and a tree orchard and/or community garden amenity. Stipulation No. 6
will require open view fencing or a combination of three feet solid of solid
masonry topped by open view fencing along perimeter streets and the Western
Canal frontage.
Due to the use of this site as an assisted living facility where residents need
care, one pedestrian connection to the Western Canal will be sufficient to
maintain connectivity to this site along this regional corridor. Stipulation No. 7
addresses pedestrian pathways.
Stipulation No. 12 requires a bicycle repair station located within proximity to the
Western Canal in order to promote recreational opportunities along this corridor.
Stipulation Nos. 15, 16 and 17 address right-of-way dedication, undergrounding
or relocation of utilities, and general street improvements.
15. The Floodplain Management division of the Public Works Department has
indicated that the parcel is in a Special Flood Hazard Area (SFHA) called Zone
A, on panel 2220 M of the Flood Insurance Rate Maps (FIRM) dated September
18, 2020. Stipulation No. 18 addresses floodplain requirements.
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May 6, 2021
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16. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International
Airport (PHX) to future owners or tenants of the property. Furthermore, that an
avigation easement is dedicated to the City of Phoenix as this property is within
the PHX International Airport traffic pattern airspace and seeking noise sensitive
land use. These are addressed in Stipulation Nos. 19 and 20.
17. The Fire Department indicated that the site and/or buildings shall comply with the
2018 International Fire Code with Phoenix Amendments, including fire apparatus
access roads and access gates. Further, the Department commented that they
do not know the water supply at this site and noted that additional water supply
may be required to meet the required fire flow per the Fire Code. Lastly, it was
referenced that approved emergency responder radio coverage is required per
the Fire Code.
18. The Water Services Departments commented that the property has existing
water and sewer mains that can potentially serve the development. However,
capacity is a dynamic condition that can change over time due to a variety of
factors. Furthermore, the City intends to provide water and sewer service,
requirements and assurances for which are determined during the site plan
review process. For any given property, water and sewer requirements may vary
over time to be less or more restrictive depending on the status of the City’s
water and sewer infrastructure. Water mains existing along Baseline Road and
10th Street, while sewer mains exist along Baseline Road.
OTHER
19. The site has not been identified as being archaeologically sensitive. However, in
the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within 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. 21.
20. 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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May 6, 2021
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Findings
1.
As stipulated, the requested R-3A zoning is consistent with zoning districts in the
general area and will allow appropriate uses, including the proposed assisted
living facility (community residence center), subject to a use permit process.
2.
As stipulated, the proposed development furthers the goals of the Baseline Area
Master Plan (BAMP) and maintains an appropriate character in the area, while
promoting recreational opportunities along the Western Canal.
3.
This proposed development provides a new non-traditional housing option that is
consistent with surrounding developments and serves a need in the community
for individuals with disabilities.
Stipulations
1.
Building elevations shall be developed to the following standards, as approved by the
Planning and Development Department:
a. Building elevations shall contain multiple colors, exterior accent materials and
textural changes that exhibit quality and durability such as brick, stone, colored
textured concrete or stucco, or other materials to provide a decorative and aesthetic
treatment.
b. Building elevations adjacent and oriented to public streets, shall contain a minimum
of 25 percent brick, masonry, stone or another exterior accent material that exhibits
quality and durability.
c. All building elevations shall contain architectural embellishments and detailing such
as textural changes, pilasters, offsets, recesses, variation in window size and
location, pitched roofs and/or overhang canopies.
2.
The standards contained in Section 651.E.1. (BAOD Streetscape Design Guidelines and
Standards) and the approved street cross section shall apply, in addition to the below
enhancements, and as approved or modified by the Planning and Development
Department.
a. Minimum 50-percent 3-inch caliper large canopy shade trees selected from the
Baseline Area Master Plan Plant List shall be provided for the required trees within
the applicable area.
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b. The detached sidewalk along Baseline Road shall be shaded to a minimum 75
percent by vegetative shade at maturity.
c. The bus pad along Baseline Road shall be shaded to a minimum of 50 percent by
vegetative shade at maturity.
d. The developer shall dedicate a 30-foot-wide multi-use trail easement (MUTE) along
the north side of Baseline Road, and construct a 10-foot-wide multi-use trail (MUT)
within the easement as indicated in Section 429 of the City of Phoenix MAG
Supplement. The MUT shall be shaded to a minimum 50 percent by vegetative
shade at maturity.
3.
A minimum 10-foot wide landscape area shall be provided along the east and west sides of
the site, while a minimum 15-foot wide landscape area shall be provided along the north
side of the site, and each developed to the following standards at a minimum, as approved
by the Planning and Development Department:
a. Large canopy drought-tolerant trees 20 feet on center, or in equivalent groupings,
shall be utilized unless otherwise stated.
b. Twenty-five percent 1.5-inch caliper, 50 percent 2-inch caliper and 25 percent 3-
inch caliper trees shall be utilized.
c. Five 5-gallon shrubs per tree, and additional shrubs or live groundcover, shall
provide minimum 75 percent live cover at mature size.
d. Trees along the north side of the site shall be oriented in a manner that maximizes
the shade along the adjacent Western Canal.
e. The plantings shall be in conformance to the Baseline Area Master Plan Plant List
or their equivalents.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian environment.
4.
The development shall provide a minimum of 5,000 square feet of active open space,
exclusive of usable outdoor open space required per bed, no less than 20 feet in width or
200 square feet in area, along the Western Canal and include the following amenities and
elements at a minimum, as approved by the Planning and Development Department:
Staff Report: Z-18-21-8
May 6, 2021
Page 19 of 23
a. Shaded seating area/s with three benches or seating features and/or ramadas; One
of these benches or seating features shall be located within close proximity to the
Western Canal.
b. Tree orchard and/or community garden area/s of no less than a combined 500
square feet that will include a garden tool library and irrigation.
5.
Open space areas shall contain a minimum of 50 percent live vegetative cover (shrubs,
grasses, or groundcover plants), as approved by the Planning and Development
Department.
6.
Perimeter walls adjacent to a public street and the Western Canal shall be limited to open
view fencing or a combination of maximum three feet of solid masonry topped by open view
fencing, as approved by the Planning and Development Department.
7.
A pedestrian circulation plan shall be provided prior to preliminary site plan approval to
show a system of pedestrian thoroughfares as described below and as approved or
modified by the Planning and Development Department:
a. The developer shall provide a minimum of two pedestrian paths connecting to the
sidewalk along 10th Street, exclusive of pedestrian connections adjacent to
vehicular entryways.
b. A pathway connecting the site north to south shall be illuminated by pedestrian
scale lighting per Section 1304(H)5.
c. Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other pavement
treatments that visually contrasts parking and drive aisle surfaces. Vehicular
crossings shall be kept to a minimum.
d. Connections to/between via the most direct route:
(1) All buildings on site.
(2) All active open space areas.
(3) Adjacent public sidewalks.
(4) Western Canal (one connection minimum from this development); and
(5) Bus pad along Baseline Road.
Staff Report: Z-18-21-8
May 6, 2021
Page 20 of 23
8.
The primary entryway to the development shall include the following elements, as approved
by the Planning and Development Department:
a. Landscaped accent areas a minimum of 300 square feet in area on both sides of
the entryway and be planted and maintained with a variety of at least three plant
materials including a series of annuals that will each maintain a constant bloom
throughout the year and 75 percent live cover.
b. Citrus trees arranged in a grid pattern shall be incorporated into the entrance to the
development.
c. The plantings shall be in conformance to the Baseline Area Master Plan Plant List
or their equivalents.
d. The entry driveway surface (outside of the right-of-way) shall be constructed of
decorative pavers, stamped or colored concrete, or another material, other than
those used to pave the parking surfaces, as approved by the Planning and
Development Department.
9.
Pedestrian paths internal within the site shall be shaded to a minimum of 75 percent using
architectural shade and/or shade trees at full maturity, 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 percent shade at maturity, as approved by Planning and Development
Department.
11. The public sidewalk along 10th Street shall be detached with a minimum five-foot wide
continuous landscaped strip located between the sidewalk and back of curb and planted to
the following standards, as approved by the Planning and Development Department:
a. Minimum 2-inch caliper large canopy drought-tolerant shade trees placed a
minimum of 25 feet on center or in equivalent groupings.
b. Drought tolerant shrubs/groundcover designed to grow to a maximum mature
height of 24 inches and achieve 75 percent live coverage.
c. The detached sidewalk along 10th Street shall be shaded to a minimum 75 percent
by vegetative shade at maturity.
Staff Report: Z-18-21-8
May 6, 2021
Page 21 of 23
d. The plantings shall be in conformance to the Baseline Area Master Plan Plant List
or their equivalents.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian environment.
12. Bicycle infrastructure shall be incorporated as described below and as approved by the
Planning and Development Department.
a. A minimum of four bicycle parking spaces shall be provided through Inverted U
and/or artistic racks located near the building entrance and installed per the
requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as approved by
the Planning and Development Department. Artistic racks shall adhere to the City of
Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle Master
Plan.
b. One bicycle repair station (“fix it station”) shall be provided and maintained within
close proximity to the Western Canal. The bicycle repair station (“fix it station”) shall
be provided in an area of high visibility and separated from vehicular maneuvering
areas, where applicable. The repair station shall include: standard repair tools
affixed to the station; a tire gauge and pump affixed to the base of the station or the
ground; and a bicycle repair stand which allows pedals and wheels to spin freely
while making adjustments to the bike.
13. The developer shall provide traffic calming measures at all vehicular points of ingress and
egress to slow vehicles departing the development and crossing the public sidewalks, as
approved by the Planning and Development Department.
14. The Public Transit Department shall retain right-of-way and require construction of a bus
stop pad along westbound Baseline Road west of 10th Street. The bus stop pad shall be
constructed according to City of Phoenix Standard Detail P1262 with a minimum depth of
10 feet, and with the final location to be approved by the Public Transit Department.
15. The developer shall dedicate a total of 30 feet of right-of-way for the west side of 10th
Street, as approved by the Planning and Development Department.
16. Existing irrigation facilities along Baseline Road and 10th Street shall be undergrounded
and/or relocated outside of City right-of-way. Contact SRP to identify existing land rights
and establish the appropriate process to relocate the facility. The headwall at the northeast
corner of the site shall be relocated outside of City right-of-way. Relocations that require
additional dedications or land transfer require completion prior to obtaining plat and/or civil
plan review approval.
Staff Report: Z-18-21-8
May 6, 2021
Page 22 of 23
17. 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.
18. This parcel is in a Special Flood Hazard Area (SFHA) called Zone A, on panel 2220 M of
the Flood Insurance Rate Maps (FIRM) dated September 18, 2020. The following
requirements shall apply, as approved by the Planning and Development Department:
a. The Architect/Engineer is required to show the floodplain boundary limits on the
Grading and Drainage plan and ensure that impacts to the proposed facilities have
been considered, following the National Flood Insurance Program (NFIP)
Regulations (44 CFR Paragraph 60.3). This includes, but not limited to provisions in
the latest versions of the Floodplain Ordinance of the Phoenix City Code.
b. A copy of the Grading and Drainage Plan needs to be submitted to the Floodplain
Management section of Public Works Department for review and approval of
Floodplain requirements.
c. If required, the developer shall provide a FEMA approved CLOMR-F or CLOMR
prior to issuance of a Grading and Drainage permit.
19. 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.
20. The developer shall grant and record an avigation easement to the City of Phoenix for the
site, per the content and form prescribed by the City Attorney prior to final site plan
approval.
21. In the event archaeological materials are encountered during construction, the developer
shall immediately cease all ground-disturbing activities within a 33-foot radius of the
discovery, notify the City Archaeologist, and allow time for the Archaeology Office to
properly assess the materials.
Writer
Enrique Bojórquez-Gaxiola
May 6, 2021
Team Leader
Samantha Keating
Staff Report: Z-18-21-8
May 6, 2021
Page 23 of 23
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped March 19, 2021 (1 page)
Conceptual Building Elevations date stamped March 19, 2021 (1 page)
Z-100-88
Z-180-85
Z-91-83
Z-14-85
Z-16-99
Z-26-94
Z-9-00
*
*
*
*
*
*
*
R-2
R1-10
R1-6
C-2
R-3
R1-10
R1-10
R-3
R-2
R-2
R1-10
PRD
S-2
BASELINE RD
13TH ST
10TH ST
8TH ST
9TH ST
13TH PL
12TH ST
8TH TER
CARTER RD
FREMONT RD
8TH WAY
CARSON RD
9TH WAY
9TH PL
8TH PL
7TH PL
VALENCIA DR
BRANHAM LN
CONSTANCE WAY
BEAUTIFUL LN
12TH WAY
12TH PL
Baseline Area
Plan and Overlay
District
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-18-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.10 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-10 BAOD
R-3A BAOD
CONVENTIONAL OPTION
18
112
* UNITS P.R.D. OPTION
23
135
Vermilion Acquisitions LLC
DATE:
4/9/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 1-29
ZONING MAP
D-8
REQUESTED CHANGE:
FROM: R1-10 BAOD ( 5.10 a.c.)
TO:
R-3A BAOD ( 5.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-18-21.mxd
Z-18-21
0.075
0
0.075
0.0375
Miles
Z-100-88
Z-180-85
Z-91-83
Z-14-85
Z-16-99
Z-26-94
Z-9-00
*
*
*
*
*
*
*
R-2
R1-10
R1-6
C-2
R-3
R1-10
R1-10
R-3
R-2
R-2
R1-10
PRD
S-2
BASELINE RD
13TH ST
10TH ST
8TH ST
9TH ST
13TH PL
12TH ST
8TH TER
CARTER RD
FREMONT RD
8TH WAY
CARSON RD
9TH WAY
9TH PL
8TH PL
7TH PL
VALENCIA DR
BRANHAM LN
CONSTANCE WAY
BEAUTIFUL LN
12TH WAY
12TH PL
Baseline Area
Plan and Overlay
District
Maricopa County Assessor's Office
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-18-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.10 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-10 BAOD
R-3A BAOD
CONVENTIONAL OPTION
18
112
* UNITS P.R.D. OPTION
23
135
Vermilion Acquisitions LLC
DATE:
4/9/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 1-29
ZONING MAP
D-8
REQUESTED CHANGE:
FROM: R1-10 BAOD ( 5.10 a.c.)
TO:
R-3A BAOD ( 5.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-18-21.mxd
Z-18-21
0.075
0
0.075
0.0375
Miles
BSB
BSB
BSB
BSB
R O W
R O W
R O W
R O W
E1
E1
E1
E1
LSB
LSB
LSB
LSB
OH-U
OH-U
OH-U
OH-U
F&G
F&G
F&G
F&G
B-OH
B-OH
B-OH
B-OH
UGR
UGR
UGR
UGR
FIRE
FIRE
FIRE
FIRE
VR
VR
VR
VR
WR
WR
WR
WR
PL
PL
PL
PL
AR
AR
AR
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