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Staff Report Z-8-21-8
April 29, 2021
South Mountain Village Planning
Committee Meeting Date:
May 11, 2021
Planning Commission Hearing Date:
June 3, 2021
Request From:
R1-6 (Single-Family Residence District)
(18.41 acres)
Request To:
R-3 (Multifamily Residence District)
(18.41 acres)
Proposed Use:
Multifamily residential townhome
community (condominiums)
Location:
Approximately 100 feet north of the
northwest corner of 36th Street and
Wayland Drive
Owner:
36th & Southern, LLC
Applicant / Representative:
Benjamin Tate, Withey Morris, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Residential 3.5 to 5 dwelling units per acre
Proposed (GPA-SM-1-21-8): Residential 10 to 15
dwelling units per acre
Street Map Classification
36th Street
Minor
Collector
Street
25-foot west half street
San
Francisco
Drive
Local Street
50-foot north and south half street
Attachment B
Staff Report: Z-8-21-8
April 29, 2021
Page 2 of 25
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE;
CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: 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 mostly vacant and underutilized with two single-family homes on nearly 20
acres. The proposed development would permit the construction of 192 condominium units or
townhomes on the site at a scale that is compatible with the surrounding land uses which are
predominantly single-family.
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 minor collector street, planned multi-use trail and public park, 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 36th Street, shaded benches or seating elements, and a bicycle repair station at
the terminus of 36th Street within the development. Residential units adjacent to 36th Street and
Esteban Park will also be oriented towards these areas to promote safety via “eyes on the
street.”
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local
conditions and surrounding neighborhoods.
The development, as stipulated, provides a reasonable level of intensity that is respectful to local
conditions by transitioning commerce park uses east of 36th Street with single-family uses west
of 36th Street and adjacent to this development.
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April 29, 2021
Page 3 of 25
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; DESIGN
PRINCIPLE: Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.
The proposal, as stipulated, will be required to provide shade along the adjacent 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
Esteban Park Area Plan (EPAP): See Background Item No. 4.
Tree and Shade Master Plan: See Background Item No. 11.
Complete Streets Guidelines: See Background Item No. 12.
Zero Waste PHX: See Background Item No. 13.
Housing Phoenix: See Background Item No. 14.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Single-family residential
R1-6
North
Esteban Park
R1-6
South
Single-family residential
R1-6
East (across 36th Street)
Single-family residential and
commerce park uses
S-1 and Ind. Pk.
West
Single-family residential
R1-6
Staff Report: Z-8-21-8
April 29, 2021
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R-3 – Multifamily Residence District
(Average Lot Development Option)
Standards
R-3 Requirements
Provisions on the proposed site
plan
Gross Acreage
-
18.41 acres
Total Maximum Number of
Units
267 units
192 units (Met)
Maximum Density
14.5 dwelling units per acre
10.43 dwelling units per acre (Met)
Maximum Lot Coverage
45%
28% (Met)
Maximum Building Height
2 stories and 30 feet.
There shall be a 15-foot
maximum height within ten
feet of a single-family zoned
district, which height may be
increased one foot for each
additional one foot of building
setback to the maximum
permitted height.
Maximum of 2 stories and 25 feet.
(Met)
MINIMUM PERIMETER STANDARDS
Front (36th Street)
20 feet
20 feet (Met)
Sides (North and South
property lines)
North: 10 feet
South: 10 feet
North: 23 feet (Met)
South: 21 feet (Met)
Rear (West property line)
West: 15 feet
West: 21 feet (Met)
Staff Report: Z-8-21-8
April 29, 2021
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MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Front (36th Street)
20 feet
20 feet (Met)
Sides and Rear (North,
South and West property
lines)
North: 5 feet
South: 5 feet
West: 5 feet
North: 5 feet (Met)
South: 5 feet (Met)
West: 5 feet (Met)
Minimum Open Space
5% of gross site area
6.4% (Met)
Minimum Amenities
2 amenities required
3 amenities provided (Met)
MINIMUM PARKING REQUIREMENTS
Parking
1.5 parking spaces per 1 or 2
bedroom unit, and 2 spaces
per 3 or more bedroom unit.
0.5 unreserved guest parking
spaces per 1 or 2 bedroom
unit, and 1.0 spaces per 3 or
more bedroom unit.
494 parking spaces required.
555 parking spaces provided.
(Met)
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 18.41 acres located approximately 100 feet north of the
northwest corner of 36th Street and Wayland Drive from R1-6 (Single-Family
Residence District) to R-3 (Multifamily Residence District) for a condominium or
townhome community. The site is primarily vacant and underutilized with two
single-family detached homes across the 18.41 acre site.
In 1925, the site was subdivided as part of the Bartlett Heard Lands Lots 48-60-
61 subdivision which created 14 lots as part of a survey by Mr. Harry E. Jones. In
1960, the subject site was annexed into the City of Phoenix from unincorporated
Maricopa County and zoned R1-6 under Ordinance No. G-449 in 1961. Historic
aerial imagery shows that the site was historically utilized for agricultural uses.
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April 29, 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-1 (Ranch or
Farm Residence District),
R1-6 (Single-Family
Residence District), R-3A
(Multifamily Residence
District), R-5 (Multifamily
Residence District), C-1
(Neighborhood Retail
District), Ind. Pk. (Industrial
Park District), and CP/GCP
(Commerce Park/General
Commerce Park). The
subject site is also adjacent
to Esteban Park, a public
park that serves the
surrounding 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
3.5 to 5 dwelling units per acre, thus a concurrent General Plan Amendment
case GPA-SM-1-21-8 proposes to change the land use map designation to
Residential 10 to 15 dwelling units per acre. North of the site is Esteban Park
designated as Parks/Open Space – Publicly Owned. South and west of the site
are residential subdivisions designated as Residential 3.5 to 5 dwelling units per
acre. Also, west are two apartment complexes and a mobile home community
designated as Residential 10 to 15 and 15+ dwelling units per acre. East of the
subject site are various commerce park uses designed as Commerce/ Business
Park on the General Plan Land Use Map.
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April 29, 2021
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The R-3 zoning requested is consistent with the proposed General Plan Land
Use Map designation per GPA-SM-1-21-8 and compatible with existing and
future envisioned land uses in the area.
General Plan Land Use Map, Source: Planning and Development Department
4.
Esteban Park Area Plan (EPAP)
The Esteban Park Area Plan (EPAP) was adopted in 2003 with the intent of
guiding future development in this area which has transitioned from large-lot
agricultural uses to a mixture of agricultural, commerce park and residential land
uses. The Esteban Park Area Plan is bounded by Roeser Road (north),
Southern Avenue (south), 36th Street (east) and 24th Street (west). At the
southeast corner of 32nd Street and Roeser Road, one can find Esteban Park, a
public park which was annexed into the City of Phoenix in the 1960s and which
serves as the only publicly accessible open space in the general area today.
Staff Report: Z-8-21-8
April 29, 2021
Page 8 of 25
The EPAP seeks to accomplish
this vision through six goals
pertaining to:
1. Land Use Compatibility;
2. Urban Design;
3. Neighborhood
Preservation;
4. Transportation Safety;
5. Drainage;
6. Recreation Amenities;
The proposed development
furthers the goals of the EPAP by
assembling and redeveloping
three vacant parcels with a
residential use that is
appropriately located.
Goal 2, Urban Design, of the
EPAP outlines the importance of
incorporating elements of the
architectural history, character
and scale of the area into
development stipulations. The
design of the proposed
townhomes includes pitched
roofs, which are consistent with
the architectural history of the
area and surrounding residential
neighborhoods. Staff
recommends Stipulation No. 1 to
address enhancements in the
architecture, materials and colors
for building elevations, in order to
recognize the history of the area
and enhance the frontage along
Esteban Park and 36th Street.
EPAP aerial map with Planning and Development
Department annotations, Source: Planning and
Development Department
Goal 2 of the EPAP also recommends height transitions in multifamily zoned
parcels adjacent to single-family residential. The Zoning Ordinance presently
contains a step-back provision applicable to multifamily developments where
Staff Report: Z-8-21-8
April 29, 2021
Page 9 of 25
adjacent to single-family zoned properties. However, to promote permitted
building height consistency in the area, staff recommends Stipulation No. 2 to
limit the maximum building height permitted to two stories and 30 feet in case the
Average Lot development option is not utilized in the future, and to maintain the
compatibility from this development with adjacent single-family residential
neighborhoods. Furthermore, Stipulation No. 3 prohibits balconies on upper
floors of residential units from being adjacent or oriented towards single-family
developments, in order to protect privacy of adjacent neighborhoods.
Staff recommends Stipulation No. 4 pertaining to enhanced landscaping
standards along perimeter setbacks to include evergreen trees, whose foliage
will remain intact year-round, to be placed where adjacent to single-family
neighborhoods that exist in the area to further buffer this development from
adjacent uses. A variety of trees sizes and ground cover material are also
recommended in order to promote shade, visually appealing landscaped areas
and to screen the site from adjacent uses. This is consistent with Goal 3 of the
EPAP which intends to preserve neighborhoods.
Staff recommends Stipulation No. 5 which limits the maximum density in this
development to 12.50 dwelling units per gross acre in order to maintain the
compatibility with surrounding land uses. The conceptual site plan provided by
the applicant depicts a density of 10.43 dwelling units per gross acre, thus this
stipulation allows for additional flexibility in incorporating additional residential
units during the site plan review process. This is consistent with Goal 3 of the
EPAP which intends to preserve neighborhoods and allow new land uses where
appropriate.
The Parks and Recreation Department was consulted regarding Esteban Park
and it was determined that no additional improvements would be necessary by
this development pertaining to Esteban Park.
PROPOSAL
5.
Site Plan
The applicant is proposing 192 condominiums or townhomes, with both two-
and three-bedroom units, across multiple residential buildings distributed
throughout the subject site. All of the proposed buildings will be two stories,
under 30 feet in height. Multiple pedestrian and vehicular access points to the
subject site are proposed along 36th Street, with private vehicular drives
connecting individual unit garages and parking spaces. Two parking spaces are
proposed within each residential unit garage, with uncovered parking spaces
available throughout the site.
Staff Report: Z-8-21-8
April 29, 2021
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Staff is recommending Stipulation No. 6 to require that access to this
development is maintained along 36th Street, a minor collector street. The site
is adjacent to San Francisco Drive, a local street, but no access is proposed
access along this roadway. Stipulation No. 6 will ensure that access to the site
is maintained along a minor collector street, and not a local street accessed by
residents in the adjacent residential neighborhood.
Conformance to the conceptual site plan provided by the applicant is not
recommended by staff in order to allow additional flexibility to the applicant in
incorporating additional residential units as part of this development during the
site plan review process up to 12.5 dwelling units per gross acre.
Conceptual Site Plan, Source: 3 Engineering
Staff Report: Z-8-21-8
April 29, 2021
Page 11 of 25
6.
Elevations
The conceptual building elevations depict three types of buildings with various
architectural features such as pitched roofs, windows of various sizes, front
patios and four-sided architecture. The conceptual building elevations proposed
depict a maximum height of two stories and 25 feet to the mid-point between top
of peak and eaves.
Staff is recommending a stipulation to require building elevations to incorporate a
variety of colors, materials and architectural features. This is addressed in
Stipulation No. 1, in addition to requiring a minimum of 25 percent of building
elevations oriented towards 36th Street and Esteban Park, to provide accent
materials that exhibit quality and durability in order to ensure that the buildings
on this site remain in good condition into the future.
Stipulation No. 7 recommends language that requires an entryway for individual
residential units adjacent to 36th Street and Esteban Park in order to promote
the use of these areas by residents and to “place eyes on the street” (and on the
park) to promote safety.
Conceptual Front 4-plex Building Elevation, Source: MOD Architecture + Planning
Staff Report: Z-8-21-8
April 29, 2021
Page 12 of 25
Conceptual Front 5-plex Building Elevation Rendering, Source: MOD Architecture + Planning
7.
Entryway and Wall Enhancements
The development proposes a main vehicular entryway along 36th Street, a minor
collector public street, which connects to Southern Avenue, an arterial street. In
order to promote a sense of place for future residents, Stipulation No. 8
recommends that the primary entrance to the development along 36th Street
incorporate several uniquely identifying elements such as pedestrian paths,
landscaped median plus entryway, and decorative driveway surfaces.
Furthermore, Stipulation No. 9 requires open view fencing or a combination of
maximum three feet of solid masonry topped by open view fencing be located
along Esteban Park in order to enhance visibility to this open space. In addition,
Stipulation No. 10 recommends that any perimeter walls visible from public
streets or Esteban Park shall include material and textural differences for visual
interest and contribute an enhanced image to the surrounding community.
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April 29, 2021
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Conceptual Entryway Rendering, Source: MOD Architecture + Planning
Conceptual Entryway Rendering, Source: MOD Architecture + Planning
Staff Report: Z-8-21-8
April 29, 2021
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8.
Open Space and Amenities
The conceptual site plan depicts various open space areas distributed
throughout the development for future residents to enjoy. Staff is recommending
Stipulation No. 11 to require several amenities distributed throughout the
development including:
x Swimming pool and clubhouse;
x Two picnic areas, each with one barbeque grill, shade ramada and a
picnic table;
x Four benches distributed internally throughout the development, except
that one bench shall be located within close proximity to 36th Street;
x Turf area(s) of no less than a combined 1,000 square feet;
x Community garden areas totaling a minimum of 1,000 square feet and
containing a tool library, irrigation and one bench or seating feature;
These amenities will promote the health of future residents by providing
recreational opportunities through various activities, allowing the enjoyment of
sunlight, and having a communal space that enables social interactions while
growing food.
Stipulation No. 12 recommended by staff, requires that a minimum of 50 percent
shade is provided in open space areas, including amenity and seating areas, in
addition to having open space areas covered by vegetative ground cover. This
will ensure that pedestrians can enjoy natural shade and visually-pleasing
“green” open areas.
Conceptual Amenity Area Rendering, Source: MOD Architecture + Planning
Staff Report: Z-8-21-8
April 29, 2021
Page 15 of 25
9.
Pedestrian Circulation
The conceptual site plan depicts various pedestrian connections throughout the
development. Stipulation No. 13 recommends that internal pedestrian paths are
shaded a minimum of 75 percent in order to promote walkability within the site by
cooling walking areas. Stipulation No. 14 recommends that a system of
pedestrian paths are provided and incorporates the following elements:
x Direct connection to the 36th Street sidewalk from residential units
adjacent to the public street;
x Two pedestrian paths connecting the site to the 36th Street sidewalk;
x Pedestrian-scale illumination of the site from east to west in order to have
a central pedestrian path where residents throughout the development
can walk to and be connected to the primary entry area;
x Alternative paving material for pedestrian paths where these cross
vehicular drives;
x Connections to and between residential dwellings, active open space
areas, amenity facilities and the sidewalk along 36th Street;
10. 36th Street Enhancements
The conceptual site plan shows a significant portion of this development adjacent
to 36th Street, which connects Southern Avenue (south) with Esteban Park
(north). Furthermore, the terminus of 36th Street is also the junction of two
proposed multi-use trails, Esteban Park and the old San Francisco Canal. These
circumstances presented an opportunity to activate the 36th Street frontage
along this development with several enhancements as described below.
Conceptual Rendering with Planning and Development Department annotations,
Source: MOD Architecture + Planning
Staff Report: Z-8-21-8
April 29, 2021
Page 16 of 25
Staff recommends Stipulation No. 15 that pertains to a pedestrian node and
amenity area located at the terminus of the 36th Street cul-de-sac, at the
northern portion of this development. This stipulation requires several
enhancements to promote activity within this portion of the site, adjacent to 36th
Street and Esteban Park, beyond what is required as part of Stipulation No. 11,
in order to promote a sense of place, recreation and activity, and to create a
safer environment. Several enhancements within this pedestrian node/amenity
area include:
x Two benches or seating features;
x Bicycle repair station (“fix it station”);
x Amenity area that includes either or/combination of a community garden,
art feature, nature walk, natural features such as boulders or fountains, or
other uniquely identifying features; and
x A landscaped accent area with plants that will maintain a constant bloom
throughout the year.
Stipulation No. 16 as recommended by staff, will require a shaded detached
sidewalk along 36th Street with trees and shrubs to create an aesthetically
pleasing environment that creates a sense of safety by separating cars and
pedestrians. The trees located within this landscape strip will shade and cool the
sidewalk and promote walking by pedestrian along 36th Street.
STUDIES AND POLICIES
11. 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.
Staff is recommending stipulations for enhanced landscaping and shaded
sidewalks along the perimeter property lines as follows:
x Fifty-percent two-inch caliper, forty-percent three-inch caliper and ten-
percent four-inch caliper trees within the required landscape setbacks
(Stipulation No. 4);
x Fifty-percent of open space areas are to be shaded (Stipulation No. 12);
Staff Report: Z-8-21-8
April 29, 2021
Page 17 of 25
x Internal pedestrian paths are to be shaded a minimum of 75 percent via
architectural shade or trees at maturity (Stipulation No. 13);
x The sidewalk along 36th Street shall be detached and shaded a minimum
of 75 percent with three-inch caliper trees (Stipulation No. 16).
12. 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 direction connection
from residential units to 36th Street, where these units are adjacent. In addition,
the stipulations recommended by staff address shaded detached sidewalk along
36th Street and a system of shaded internal pedestrian thoroughfares to promote
walkability, as described previously.
A bicycle repair station at the 36th Street cul-de-sac terminus and a bicycle u-
racks within each vehicular access point to the development will further promote
the use of alternative transportation by future residents.
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 proposed conceptual site plan or application
materials do not indicate whether recycling facilities will be made available to
residents.
14. 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
Staff Report: Z-8-21-8
April 29, 2021
Page 18 of 25
more sustainable fashion.
Stipulation No. 5 would allow the developer to construct up to 12.50 dwelling
units per gross acre on the site, up to 230 dwelling units. The proposed site plan
submitted by the applicant depicts 192 condominiums or townhomes on the
subject site. If this development is approved, it would allow a new type of
housing product in the area and new housing opportunities for existing and new
residents to the area.
COMMUNITY INPUT SUMMARY
15. As of the writing of this report, staff received three letters in support and one
letter with concerns about the development. The letter of concern cited issues
with the construction of more homes in District 8, an area with lots of youth in
distress. The three letters in support cited reasons such as land use compatibility
with the existing area, appropriate scale, high-quality development, and access
to healthy food via the community garden amenity on site.
INTERDEPARTMENTAL COMMENTS
16. The Public Transit Department provided comments pertaining to pedestrian
pathways connecting 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, and providing a minimum of 75
percent shade along pedestrian paths, including public sidewalks. These
comments are addressed in Stipulation Nos. 7, 8, 13, 14, and 16. Stipulation No.
18 which addresses traffic calming measures at points of ingress or egress to the
site, was also recommended by staff in order to promote the safety of
pedestrians traveling along 36th Street.
17. The Street Transportation Department provided comments pertaining to multi-
use trail alignments envisioned within the site, pedestrian pathways connecting
the site to Esteban Park and bicycle infrastructure to promote multimodal
transportation. The multi-use trail which crosses the subject site east to west is
no longer being required by the Parks and Recreation Department to be
constructed within this site as there is a strip of land (San Francisco Canal) that
divides the subject site and Esteban Park, where the trail presently ends. Direct
pedestrian access from the subject site to Esteban Park was not recommended
as there is a strip of land (San Francisco Canal) that divides the site and Esteban
Park. Furthermore, private connections to public parks are typically not allowed
by the Parks and Recreation Department.
Bicycle infrastructure, including a bicycle repair station is addressed in
Stipulation Nos. 15 and 17. Additional comments from the Street Transportation
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April 29, 2021
Page 19 of 25
Department included right-of-way dedication and completion of the cul-de-sac
along 36th Street, undergrounding or relocation of existing irrigation facilities,
and other general street improvement requirements. These comments are
addressed in Stipulation Nos. 19 through 22.
18. 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. 23 and 24.
19. The site is located in a larger area identified as being archaeologically sensitive.
In further review by the City of Phoenix Archaeology Office, it was determined
that the Phase I testing conducted on the subject site by the applicant does not
warrant additional archaeological testing. 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. 25.
20. The Fire Department indicated there are no problems anticipated with the case
and that the site and/or buildings shall comply with the 2018 International Fire
Code with Phoenix Amendments. 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 a fire apparatus access road needs to be provided to the site for
adequate access.
21. 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. Both water and sewer mains exist along 36th
Street.
22. The Floodplain Management division of the Public Works Department has
indicated that the parcel is not located in a Special Flood Hazard Area (SFHA).
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April 29, 2021
Page 20 of 25
OTHER
23. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements such
as obtaining a use permit to conduct the proposed outdoor use in this zoning
district. Other formal actions such as, but not limited to, zoning adjustments and
abandonments, may be required.
Findings
1.
As stipulated, the requested R-3 zoning is consistent with surrounding land uses
and will allow for an appropriate transition between single-family residential uses,
a public park, and commerce park development.
2.
This proposed development provides a new housing option in the area that is
consistent with surrounding developments and the goals of the Esteban Park
Area Plan (EPAP).
3.
The development, as stipulated, will improve connectivity in the area and
activates the 36th Street and Esteban Park frontages.
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, to provide a decorative and aesthetic treatment, as
approved by the Planning and Development Department.
b. Building elevations adjacent and oriented to public streets and the public park, 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, as approved by the Planning and
Development Department.
2.
Building height shall be limited to two stories and 30 feet.
Staff Report: Z-8-21-8
April 29, 2021
Page 21 of 25
3.
There shall be no balconies on the upper floors of residential dwellings adjacent or oriented
toward single-family residential homes not part of this development.
4.
The required landscape setbacks shall be planted to the following standards, as described
below and as approved or modified by the Planning and Development Department:
a. Large canopy evergreen trees 20 feet on center, or in equivalent groupings, shall
be planted where residential units are adjacent or oriented towards single-family
residential homes not a part of this development;
b. Large canopy drought-tolerant trees 20 feet on center, or in equivalent groupings,
shall be utilized unless otherwise stated;
c. 50 percent 2-inch caliper, 40 percent 3-inch caliper and 10 percent 4-inch caliper
trees shall be utilized;
d. Five 5-gallon shrubs per tree, and additional shrubs or live groundcover, shall
provide minimum 75 percent live cover at maturity;
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian environment.
5.
The development shall be limited to a density of 12.50 dwelling units per gross acre.
6.
The development shall provide a primary and secondary vehicular access to the site along
36th Street. The secondary access point may serve as vehicular ingress and egress, or
limited to vehicular egress and emergency access only, as approved or modified by the
Planning and Development Department.
7.
Individual dwelling units adjacent to 36th Street and Esteban Park shall provide an
entryway that is either elevated, depressed or includes a feature such as a low wall not
exceeding 40 inches in height to accentuate the primary entrance, plus oriented towards
the public street or public park, as approved by the Planning and Development Department.
8.
The primary entrance to the development from 36th Street shall include the following
elements, as approved by the Planning and Development Department:
a. Pedestrian pathways connecting the interior of the development to the public
sidewalks along both sides of the vehicular entryway into the development.
b. The pedestrian pathways shall be detached from the primary vehicular entryway
Staff Report: Z-8-21-8
April 29, 2021
Page 22 of 25
with a minimum 5-foot wide landscaped accent area provided on both sides of
the entryway into the development. The landscaped accent areas shall provide a
visually unique character with drought-tolerant plant materials providing seasonal
interest and 75 percent live cover.
c. A median island of no less than 5 feet in width shall be located centrally within
the vehicular entryway into the development and accented by a minimum of three
drought-tolerant trees, and drought-tolerant, ornamental, flowering shrubs to
provide a minimum 75 percent live cover. Twenty five percent of the required live
cover may be ground cover plants.
d. The driveway surface shall be constructed of decorative pavers, stamped or
colored concrete, or another material, other than those used to pave the parking
surfaces, as approved by the Planning and Development Department.
9.
Perimeter walls adjacent to the public park 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.
10. All perimeter walls visible from a public street shall include material and textural differences,
such as stucco and/or split face block with a decorative element, such as tile or stamped
designs, as approved by the Planning and Development Department.
11. The development shall include the following amenities and elements at a minimum,
distributed between the open space area(s) throughout the site, as approved by the
Planning and Development Department:
a. Swimming pool.
b. Clubhouse.
c. Two picnic areas, each with one barbecue grill, shade ramada and a picnic table.
d. Five benches distributed throughout the development, including one bench
located within close proximity to 36th Street.
e. Turf area(s) of no less than a combined 1,000 square feet.
f. Community garden area(s) of no less than a combined 1,000 square feet that will
each include a garden tool library, irrigation, and one bench or seating feature.
Staff Report: Z-8-21-8
April 29, 2021
Page 23 of 25
12. Open space areas shall have a minimum 50 percent shade, including amenity and seating
areas, and a minimum of 50 percent live vegetative cover (shrubs, grasses, or groundcover
plants), as approved by the Planning and Development Department.
13. Pedestrian paths 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.
14. The developer shall provide a system of pedestrian thoroughfares, as described below and
as approved or modified by the Planning and Development Department:
a. Direct connection to the sidewalk along 36th Street for individual dwelling units
adjacent to this street.
b. The developer shall provide a minimum of two pedestrian paths connecting to the
sidewalk along 36th Street, exclusive of pedestrian connections along vehicular
entryways.
c. Illuminated by pedestrian scale lighting per Section 1304(H)5 for a pathway
connecting 36th Street along the primary entrance, passing through a central
amenity area, and terminating at the west property line.
d. Where pedestrian paths and vehicular crossings exist, 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.
e. Connections to/between:
(1) All residential dwellings;
(2) All amenity facilities and active open space areas;
(3) The sidewalk along 36th Street;
15. The development shall provide a minimum 1,000 square foot pedestrian seating node and
amenity area along the most northern portion of the development adjacent to the western
edge of 36th Street (future cul-de-sac portion) to include the following elements at a
minimum, as approved by the Planning and Development Department:
a. Two benches or seating features;
Staff Report: Z-8-21-8
April 29, 2021
Page 24 of 25
b. Bicycle repair station (“fix it station”) provided and maintained 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.
c. Amenity area that includes either/or combination of a community garden, art
feature, nature walk, natural features such as boulders or fountains, or other
uniquely identifying features;
d. A landscaped accent area, exclusive of perimeter landscaping and right-of-way,
planted and maintained with at least three plant materials including a series of
annuals that will each maintain a constant bloom throughout the year;
16. The public sidewalk along 36th Street shall be detached with a minimum five-foot wide
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 3-inch caliper large canopy, single-trunk, shade trees placed a
minimum of 25 feet on center or in equivalent groupings to provide shade to a
minimum 75 percent of the sidewalk.
b. Drought tolerant vegetation designed to grow to a maximum mature height of 24
inches and achieve 75 percent live coverage.
Where utility conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian environment.
17. A minimum of four bicycle parking spaces shall be provided through Inverted U and/or
artistic racks located near each vehicular point of ingress or egress 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.
18. The developer shall provide traffic calming measures at all vehicular points of ingress /
egress to slow vehicles departing the development and crossing the public sidewalks, as
approved by the Planning and Development Department.
19. The developer shall dedicate a minimum of 5 feet of right-of-way for a total 30-foot half-
street right-of-way, and construct the west half of 36th Street, as approved by the Planning
and Development Department.
Staff Report: Z-8-21-8
April 29, 2021
Page 25 of 25
20. The developer shall complete the 50-foot radius cul-de-sac termination at 36th Street, as
approved by the Planning and Development Department.
21. Existing irrigation facilities along 36th Street are to be undergrounded and/or relocated
outside of City right-of-way. Contact SRP to identify existing land rights and establish
appropriate process to relocate facility. Relocations that require additional dedications or
land transfer require completion prior to obtaining plat and/or civil plan review approval.
22. 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.
23. The developer shall record a Notice of Prospective Purchasers of Proximity to Airport in
order to disclose the existence and operational characteristics of Phoenix Sky Harbor
International Airport (PHX) to future owners or tenants of the property.
24. 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.
25. In the event archeological materials are encountered during construction, the developer
shall immediately cease all ground-disturbing activities within a 33-foot radius of the
discovery, notify the City Archeologist, and allow time for the Archeology Office to properly
assess the materials.
Writer
Enrique Bojórquez-Gaxiola
April 29, 2021
Team Leader
Samantha Keating
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped April 6, 2021 (2 page)
Conceptual Building Elevations date stamped February 4, 2021 (3 pages)
Community Correspondence (5 pages)
Z-8-19
Z-23-20
8-87
Z-54-89
Z-69-08
Z-11-98
Z-11-90
Z-116-00
Z-35-00
Z-42-02
Z-189-05
Z-4-20
Z-14-01
Z-30-97
Z-1-19
*
*
*
*
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*
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*
*
*
*
*
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CP/GCP
R-5
R-3A
S-1
C-2
S-1
IND.PK.
CP/GCP
CP/BP
R1-6
S-1
CP/BP
S-1
R-5
MUA
IND.PK.
R1-6
CP/BP
C-2
S-1
CP/GCP
R-3
PUD
C-1
CP/GCP
CP/GCP
MUA
HGT/WVR *
Z-7-00
R-5 *
Z-189-05
MUA *
Z-150-99
CP/BP *
Z-94-94
33RD ST
LA SALLE ST
ROESER RD
35TH ST
WAYLAND DR
32ND ST
36TH ST
38TH PL
38TH ST
37TH ST
ATLANTA WAY
39TH ST
WIER AVE
OLD SOUTHERN AVE
MOBILE LN
32ND PL
SOUTHERN AVE
35TH PL
ATLANTA AVE
CHIPMAN RD
GROVE ST
34TH PL
Baseline Area Plan
and Overlay District
South Phoenix Village
and Target Area B
Design Overlay Distr
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-8-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
18.41 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-6
R-3
CONVENTIONAL OPTION
97
267
* UNITS P.R.D. OPTION
119
320
Withey Morris PLC
DATE:
3/5/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 3-35
ZONING MAP
D-10
REQUESTED CHANGE:
FROM: R1-6 ( 18.41 a.c.)
TO:
R-3 ( 18.41 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-8-21.mxd
Z-8-21
0.1
0
0.1
0.05
Miles
Z-8-19
Z-23-20
8-87
Z-54-89
Z-69-08
Z-11-98
Z-11-90
Z-116-00
Z-35-00
Z-42-02
Z-189-05
Z-4-20
Z-14-01
Z-30-97
Z-1-19
*
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Z-189-05
MUA *
Z-150-99
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Z-94-94
33RD ST
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ROESER RD
35TH ST
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32ND ST
36TH ST
38TH PL
38TH ST
37TH ST
ATLANTA WAY
39TH ST
WIER AVE
OLD SOUTHERN AVE
MOBILE LN
32ND PL
SOUTHERN AVE
35TH PL
ATLANTA AVE
CHIPMAN RD
GROVE ST
34TH PL
Baseline Area Plan
and Overlay District
South Phoenix Village
and Target Area B
Design Overlay Distr
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-8-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
18.41 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-6
R-3
CONVENTIONAL OPTION
97
267
* UNITS P.R.D. OPTION
119
320
Withey Morris PLC
DATE:
3/5/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 3-35
ZONING MAP
D-10
REQUESTED CHANGE:
FROM: R1-6 ( 18.41 a.c.)
TO:
R-3 ( 18.41 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-8-21.mxd
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From:
jade@jadestorm.com
To:
ben@witheymorris.com
Cc:
Enrique A Bojorquez-Gaxiola; PDD Zoning Adjustment
Subject:
Rezoning Application (Z-8-21) Hearing March 4, 2021
Date:
Monday, March 1, 2021 6:35:56 PM
Hi Benjamin,
I previously left you a voice mail requesting your return call. I definitely will not be able to
attend the up-coming meeting, and wish your client the best.
My concerns have not changed when it comes to building more homes in District 8, a high
youth distressed boundary for Mir`Ra IMAGE.
Should your client get the approval from the City of Phoenix Zoning Officers to rezone this
already distressed area, with many registered sex offenders and medical marijuana entities
do they have a youth-based neighborhood organization already in place to support?
If not, will your client be willing to make a monthly tax-deductible contribution to support
my efforts and vision for Mir`Ra IMAGE?
Once again, the neighborhood organization is a registered non-profit private foundation to
help inspire our young adults to reflect leadership, while educating the community towards
a sustainable environment. Bringing on more young adults and youth to South Phoenix and
not supporting this local neighborhood organizations will not be in the best interest as I am
already struggling to help keep them focused on their education and a healthier lifestyle.
Warmest regards, Jadestorm
"Where there is love there is everlasting life!"
Jadestorm Shamsid-Deen
CEO/ President/ Founder
SWIYYAH, LLC and Mir`Ra IMAGE, Inc.
Jadestorm.com [jadestorm.com]
Mirraimage.org [mirraimage.org]
9307 S. 51st Ave #1160
Laveen, Arizona 85339
Cell 480-580-7653
Google Voice 480-253-9011
Mir`Ra IMAGE is a 501(C)( 3) Private Foundation.
Community Resource | Green Fashion | Organic Entertainment | Students Opportunity for
Success
Our goal is to focus on inspiring young adults, entrepreneurs and the community to reflect
leadership towards sustainable fashion and entertainment.
© 2006-2021 All rights reserved. CONFIDENTIALITY WARNING
The information contained in this communication, including its attachments, may contain
confidential information and is intended only for the individual(s) or entity(ies) to whom it is
addressed. The information contained in this communication may also be protected by legal
privilege, federal law or other applicable law.
Copyright and any other intellectual property rights contained herein are the sole property of
Swiyyah, LLC, Mir`Ra IMAGE, Inc. If you have received this message in error, please notify
Jadestorm Shamsid-Deen at Jade@jadestorm.com immediately by return e-mail and delete the
message, without drawing any copy.
C O M M E R C I A L R E A L E S T A T E S E R V I C E S
2575 East Camelback Road
Suite 500
Phoenix, AZ 85016-4290
602.735.5652 Tel
602.735.5655 Fax
bill.bayless@cbre.com
www.cbre.com
William Bayless
Senior Vice President
CBRE, Inc.
Industrial Properties
March 23, 2021
Enrique Bojórquez-Gaxiola
South Mountain Village Planner
City of Phoenix, Planning & Development Department
200 West Washington Street
Phoenix, AZ 85003
RE:
SoMo at Esteban – Z-8-21/GPA-SM-1-21
Dear Mr. Bojórquez-Gaxiola:
I am a neighboring property owner and I am writing in support of the proposed SoMo at Esteban
townhome development. My property is located at 3601 E. La Salle Street, right across the street from
the subject site.
I’ve had the opportunity to speak with the development team and review the conceptual plans for the
proposed townhome community. SoMo at Esteban is an attractive, well-designed community that will
provide an excellent transition between the industrial/commerce uses in our business park and the
single-family homes west of the site. Their proposal is the perfect missing piece to tie in with the rest
of the community and provide connectivity to Esteban Park.
This proposal is the kind of smart, contextually appropriate development the City needs, and I am in
full support of Avenue North’s applications.
Sincerely,
Bill Bayless
Senior Vice President
John Poland, 5715 S 34th Place
TigerMountain Foundation | 3146 E Wier Avenue, Suite 31 | Phoenix, AZ 85040
www.TigerMountainFoundation.org AZ Qualified Tax Credit Charity # 20127
5 April 2021
City of Phoenix Planning & Development Department
200 W Washington St 3rd Floor
Phoenix AZ 85003
RE: Letter of Support for Somo at Esteban Park -- Rezoning Application # is Z-8-21 and Minor General
Plan Amendment GPA-SM-1-21.
TigerMountain Foundation, a South Phoenix-based nonprofit corporation, is pleased to submit this letter of
support for the Avenue North “Somo at Esteban Park” project that sits on approximately 18.4 acres located
north of the northwest corner of 36th Street and Wayland Drive, Phoenix, Arizona.
TigerMountain Foundation seeks to empower the people of South Phoenix by building flourishing community
gardens and through our multi-ethnic and inter-generational Garden and Landscape/Agriscaping Initiatives we
mentor participants through an active and healthy eating lifestyle, a Personal Strategy Roadmap that encourages
goal completion and transitions folks into workforce development skills that prepare them to earn a living wage.
In partnership with several local and national partners, we have implemented two (2) community gardens
within the South Mountain Village; (i) Spaces of Opportunity located at Vineyard Road and 15th Avenue; and,
(ii) Garden of Tomorrow located at 18th Place and Broadway Road. Among other objectives, these gardens seek
to provide healthy, affordable, accessible food and promote the diverse South Mountain Village culture.
We have had an opportunity to learn about the proposed project which will include a resident garden and access
to Esteban Park. In addition to all of the objectives that our organization would seek to achieve (i.e. access to
healthy food), the proposed resident garden amenity is a unique opportunity. This will provide the project
residents with a central and meaningful gathering place that encourages a sense of community and pride.
The proposed resident garden provides a unique opportunity to instill a sense of place, create meaningful access
to healthy food and promote active lifestyles. The goals for the resident garden are well aligned with our goals
and objectives for the larger South Phoenix community and is a great opportunity for other partnerships to join
and align and strengthen the overall community. For these reasons, we strongly support the project
Darren J. Chapman, CEO - Founder - TigerMountain Foundation
darren.chapman@TigerMountainFoundation.org Cell | (213) 300-8846