Attachment B - Staff Report - Z-78-21-8.pdf
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Staff Report: Z-78-21-8
February 25, 2022
South Mountain Village Planning
Committee Meeting Date
March 8, 2022
Planning Commission Hearing Date
April 7, 2022
Request From:
R1-6 (Single-Family Residence District),
Approved C-1 (Neighborhood Retail District)
(5.85 acres)
Request To:
C-2 (Intermediate Commercial District)
(5.85 acres)
Proposed Use
Commercial uses
Location
Approximately 375 feet west of the southwest
corner of 19th Avenue and Southern Avenue
Owner
Shops at South Mountain
Applicant
Shawn Valk, Platinum Construction
Representative
Taylor Earl, Earl & Curley, P.C.
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Residential 2 to 3.5 dwelling units per acre
Street Map
Classification
19th Avenue
Major Arterial Street
50-foot west half street
Southern Avenue
Arterial Street
55-foot south half 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 requested zoning will allow for increased intensity that is consistent in scale and
character with the surrounding zoning in the area. The subject site is located at the
intersection of two arterial streets where a mix of commercial zoning districts of various
intensities exist. As stipulated, the proposed development will be respectful of local
conditions by incorporating appropriate screening and development standards.
Attachment B
Staff Report: Z-78-21-8
February 25, 2022
Page 2 of 14
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE;
CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Create new development or
redevelopment that is sensitive to the scale and character of the surrounding
neighborhoods and incorporates adequate development standards to prevent
negative impact(s) on the residential properties.
As stipulated, the proposed development will incorporate appropriate development
standards that will mitigate impacts to adjacent residential uses. These standards will
include enhanced landscaped setback standards, plus limitations on window and roll-up
door locations.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: New development should minimize surface parking areas and
provide an abundance of shade through either trees or structures on any planned
parking areas.
As stipulated, the proposed development will incorporate shade standards for parking
areas and public sidewalks. This will help to minimize the urban heat island effect, cooling
the micro-climate of the site, and encouraging pedestrians to walk to and from this
commercial site.
Applicable Plans, Overlays, and Initiatives
Rio Montaña Area Plan: See Background Item No. 7.
Tree and Shade Master Plan: See Background Item No. 8.
Complete Streets Guiding Principles: See Background Item No. 9.
Comprehensive Bicycle Master Plan: See Background Item No. 10.
Zero Waste PHX: See Background Item No. 11.
Staff Report: Z-78-21-8
February 25, 2022
Page 3 of 14
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant
R1-6 (Approved C-1)
Northeast
Gas station
R1-6 (Approved C-1)
North (across Southern
Avenue)
Vacant and gas station
C-2 HGT/WVR
DNS/WVR and PSC
South
Single-family residential
R1-6
East (across 19th Avenue)
Single-family residential and
commercial uses
R1-6 and C-2
West
Single-family residential
R1-6
C-2 (Intermediate Commercial)
Standards
Requirements
Met or Not Met
Building Setbacks
Street
Minimum 20 feet, Average
25 feet
Minimum 25 feet (Met)
Side (south and west)
25 feet for 1-story buildings
50 feet for 2-story buildings
South
1-story: 25 feet (Met)
2-story: 87 feet (Met)
West
1-story: 25 feet (Met)
2-story: 77 feet (Met)
Side (northeast)
None required
25 feet (Met)
Landscaped Setbacks
Street
Minimum 20 feet, Average
25 feet
25 feet (Met)
Side (south and west)
Minimum 10 feet
25 feet (Met)
Side (northeast)
None required
0 feet (Met)
Lot Coverage
Not to exceed 50%
37% (Met)
Building Height
2 stories and 30 feet
27 feet (Met)
Parking
Self-service storage facility:
1 space per 35 storage units
24 spaces required
26 spaces (Met)
*Site plan revision or variance required
Staff Report: Z-78-21-8
February 25, 2022
Page 4 of 14
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone a 5.85-acre site, located approximately 375 feet west of
the southwest corner of 19th Avenue and Southern Avenue from R1-6 (Single-
Family Residence District), Approved C-1 (Neighborhood Retail District) to C-2
(Intermediate Commercial District) for commercial development. Companion
rezoning Case No. Z-SP-7-21-8 seeks a special permit to allow a self-service
storage facility and underlying C-2 uses.
The subject site is an L-shaped lot with frontages on both 19th Avenue and
Southern Avenue. It is zoned R1-6, but in 2005, City Council approved C-1 zoning
for the subject site and the remainder of the southwest corner of 19th Avenue and
Southern Avenue under case Z-166-04. The portion of the rezoned area fronting on
the corner was later developed with a gas station. The subject site was never
developed.
SURROUNDING USES AND ZONING
2. The adjacent parcel to the northeast contains a gas station and is zoned R1-6,
Approved C-1. Across Southern Avenue to the north is vacant land zoned C-2
HGT/WVR DNS/WVR district and a gas station located within a PSC zoning district.
East of the subject site, across
19th Avenue, there are single-
family homes zoned R1-6 and
various commercial uses at the
corner of Southern Avenue
zoned C-2.
South and west of the subject
site, there are single-family
homes zoned R1-6.
Existing Zoning Aerial Map, Source: City of Phoenix
Planning and Development Department
Staff Report: Z-78-21-8
February 25, 2022
Page 5 of 14
3. The General Plan Land Use
Map designation for the
subject site is Residential 2 to
3.5 dwelling units per acre, as
are the adjacent sites to the
south and west. North and east
of the subject site, across
Southern Avenue and 19th
Avenue are properties
designated Commercial.
Across 19th Avenue to the
east, there are properties
designated as Residential 3.5
to 5 dwelling units per acre.
Existing General Plan Land Use Map, Source: City of Phoenix
Planning and Development Department
The C-2 zoning request is not consistent with the General Plan Land Use Map
designation; however, because the site is less than 10 acres, a General Plan
Amendment is not required.
PROPOSAL
4. The applicant proposes to develop a new self-service storage facility, consisting of
one two-story building and five one-story drive-up storage buildings. The site would
also provide 30 covered RV parking spaces. Companion Rezoning Case No. Z-SP-
7-21-8 seeks a special permit to allow a self-service storage facility and underlying
C-2 uses.
5. Elevations
The conceptual building elevations depict both the two-story self-service storage
building and a typical one-story drive-up storage building. The two-story structure
will be just under 28 feet in height to the top of the parapet. The one-story structures
will be just under 14 feet in height to the top of the parapet at most points. All entries
are located along one side of each building, creating a distinct front and back side to
each building.
Staff Report: Z-78-21-8
February 25, 2022
Page 6 of 14
Conceptual Building Elevation (two-story building), Source RKAA Architects
Conceptual Building Elevation (one-story building), Source RKAA Architects
Staff recommends Stipulation No. 1 to require a variety of colors and materials, in
addition to architectural embellishments and detailing. The stipulation would also
prohibit loading doors from facing perimeter lot lines and prohibit windows from
facing the residential property lines. This stipulation will ensure that the proposed
development provides a uniform and visually appealing development and does not
negatively impact the surrounding area.
General conformance to the building elevations is not recommended by staff as the
proposed site plan could change as discussed in more detail below, and as a result
leading to revisions of the building elevations proposed by the applicant.
Staff Report: Z-78-21-8
February 25, 2022
Page 7 of 14
6. Site Plan
The conceptual site plan depicts a two-story structure located at the interior of the
site and one-story buildings distributed along the perimeters. Vehicular access
points are depicted along both Southern Avenue and 19th Avenue and a parking lot
is located at the northern portion of the site. Landscaped setbacks will be provided
along both street frontages and along the south plus west property lines.
Conceptual Site Plan, Source: RKAA Architects
Staff does not recommend general conformance to the conceptual site plan
provided by the applicant, as the applicant may be required to provide an
appropriate termination for the adjacent Lynne Lane Street stub, which could result
in changes to the site plan.
Staff Report: Z-78-21-8
February 25, 2022
Page 8 of 14
Staff recommends a minimum 25-foot-wide landscaped setbacks along the south
and west property lines with two-inch caliper evergreen trees to help screen and
provide a larger buffer from this new development. This is addressed in Stipulation
No. 2.
STUDIES AND POLICIES
7. Rio Montaña Area Plan
The Rio Montaña Area Plan
encourages preservation of
the rural character of the
area and incorporates
transition zones to protect
desert and open space
areas. The plan also
encourages pedestrian and
equestrian activities through
a network of trails and
aspires to develop a sense of
community while
encouraging investment in
the community.
Rio Montaña Area Plan, Source: Planning and Development
Department
The Rio Montaña Area Plan intends to accomplish this vision through seven goals
that include:
1. Promoting balanced, high quality development;
2. Protecting and improving neighborhoods through maintenance, rehabilitation
and infill projects;
3. Keeping a distinctive character that reflects the diversity in its equestrian
heritage, culture, history and architecture;
4. Protecting the rural character, the Sonoran Desert and the riparian potential
of the Rio Salado Habitat Restoration Project;
5. Promoting future business development and economic growth;
6. Developing the tourism industry through a wide range of opportunities;
7. Providing a variety of transportation options.
Although the proposed use is not consistent with the proposed land use envisioned
in the Rio Montaña Area Plan of Residential (up to 4 dwelling units per acre), the
proposed development will meet many of the goals of this plan by redeveloping a
vacant property with a new business. As stipulated, the development will protect
existing residential uses by providing a wider landscape setback with larger trees
than required by the Zoning Ordinance along residential property lines. This is
addressed in Stipulation No. 2.
Staff Report: Z-78-21-8
February 25, 2022
Page 9 of 14
Furthermore, staff recommends that perimeter walls visible from adjacent public
streets contain material and textural differences to enhance the area. This is
addressed in Stipulation No. 3.
8. Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure trees are an integral part of the City’s planning and
development process. Sidewalks on 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. To contribute to
future improvements of this site and the urban forest infrastructure, staff is
recommending the following:
• Uncovered surface parking areas shall be landscaped and provide a
minimum of 25 percent shade (Stipulation No. 4);
• All public sidewalks shall have a minimum of 75 percent shade provided by
shade trees at maturity (Stipulation No. 5); and
• Landscaping along the public streets, between the sidewalk and back of curb,
will help provide plant coverage and increase shade (Stipulation No. 8).
9. Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. Staff recommends Stipulation Nos. 6
and 7 to provide bicycle parking and enhanced pedestrian pathways through the
site. These stipulations will promote pedestrian and bicycle activity to the site and in
the area.
10. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. Bicycle
lanes have been constructed along Southern Avenue and 19th Avenue. Staff
recommends that two bicycle parking spaces be provided and installed per the
requirements of the Walkable Urban Code. This is addressed in Stipulation No. 7.
11. 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
Staff Report: Z-78-21-8
February 25, 2022
Page 10 of 14
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, industrial, and mixed-use
developments meeting certain criteria. No provisions for recycling containers were
depicted on the site plan or described in the application documents.
COMMUNITY INPUT SUMMARY
12. From the time the case was filed to the time the staff report was written, staff has
received one letter from the public in opposition. The letter noted concerns about
increased traffic in the area, impacts to wildlife, impacts on property values, and a
lack of local economic benefit.
INTERDEPARTMENTAL COMMENTS
13. The Street Transportation Department requires a minimum five-foot-wide detached
sidewalks be provided along public streets with a minimum 10-foot-wide landscape
island between the curb and back of sidewalk. In addition, the developer shall
construct all streets within and adjacent to the subject site in accordance with ADA
standards. These are addressed in Stipulation Nos. 8 and 9.
14. 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 Form 7460-1 be
filed for the development and that the development receive a “No Hazard
Determination” from the FAA, if required. These are addressed in Stipulation Nos.
10 and 11.
15. The Water Services Department commented that the property has existing water
and sewers mains that can potentially serve the development. In addition, the Water
Services Department commented that capacity is a dynamic condition that can
change over time due to a variety of factors.
16. The Floodplain Management division of the Public Works Department did not have
any comments on this proposal.
17. The Public Transit Department did not have any comments on this proposal.
OTHER
18. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
Staff Report: Z-78-21-8
February 25, 2022
Page 11 of 14
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius of the discovery and the City of Phoenix Archaeology Office must be
notified immediately and allowed time to properly assess the materials. This is
addressed in Stipulation Nos. 12 through 14.
19. Staff has not received a completed form for the Waiver of Claims for Diminution in
Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by
the rezoning application process. Therefore, a stipulation has been added to require
the form be completed and submitted prior to preliminary site plan approval. This is
addressed in Stipulation No. 15.
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.
Findings
1. The proposed commercial development is appropriately located near the
intersection of two arterial streets with various commercial uses and intensities.
2. The proposed development will allow the redevelopment of vacant land, providing
additional services to the community, while maintaining consistency with the
surrounding character of the area.
3. As stipulated, the proposed development will incorporate adequate standards that
will help mitigate impacts to surrounding residential uses.
Stipulations
1.
All building elevations shall be developed to the following standards, as approved
by the Planning and Development Department:
a.
All building elevations shall contain multiple colors, exterior accent materials
and textural changes that exhibit quality and durability to provide a
decorative and aesthetic treatment.
Staff Report: Z-78-21-8
February 25, 2022
Page 12 of 14
b.
All building elevations shall contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, recesses, variation in
window size and location, and/or overhang canopies.
c.
No bay or loading doors shall be located on perimeter building elevations
facing a perimeter property line.
d.
No windows shall be located on perimeter building elevations facing a
residential property line.
2.
A minimum 25-foot-wide landscape setback shall be provided adjacent to the
south and west property lines, planted with minimum 2-inch caliper, large
evergreen trees, planted 20-feet on-center or in equivalent groupings to provide a
minimum 30-foot solid vertical screen at maturity, as approved by the Planning
and Development Department.
3.
All perimeter walls visible from the streets 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.
4.
All uncovered surface parking lot areas for employees and customers shall be
landscaped with minimum 2-inch caliper size large canopy drought tolerant shade
trees. Landscaping shall be dispersed throughout the parking area and achieve
25 percent shade at maturity, as approved by Planning and Development
Department.
5.
All public sidewalks shall have a minimum 75 percent shade provided by shade
trees at maturity, as approved by the Planning and Development Department.
6.
Where pedestrian pathways cross drive aisles, these shall be constructed of
decorative pavers, stamped or colored concrete, or other pavement treatments
that visually contrast with the adjacent parking and drive aisle surfaces, as
approved by the Planning and Development Department.
7.
A minimum of two bicycle parking spaces shall be provided through Inverted U
and/or artistic racks located near building entrances and installed per the
requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as approved
by the Planning and Development Department.
8.
A minimum 5-foot wide detached sidewalk shall be provided along 19th Avenue
and Southern Avenue. A minimum 10-foot wide landscape strip shall be located
between the sidewalk and back of curb and planted to the following standards, as
approved by the Planning and Development Department.
Staff Report: Z-78-21-8
February 25, 2022
Page 13 of 14
a.
Minimum 2-inch caliper large canopy shade trees planted a minimum of 25
feet on center or in equivalent groupings.
b.
Minimum 5-gallon shrubs providing 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.
9.
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.
10.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor International Airport to future
owners or tenants of the property. The form and content of such documents shall
be approved by the Planning and Development Department.
11.
The developer shall provide a No Hazard Determination for the proposed
development from the FAA pursuant to the FAA’s Form-7460 obstruction analysis
review process, prior to construction permit approval, as per plans approved by
the Planning and Development Department.
12.
If determined necessary by the Phoenix Archeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
13.
If Phase I data testing is required, and if, upon review of the results from Phase I
data testing, the City Archeologist, in consultation with a qualified archeologist,
determines such data recovery excavations are necessary, the applicant shall
conduct Phase II archeological data recovery excavations.
14.
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.
15.
Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa County
Recorder’s Office and delivered to the City to be included in the rezoning
application file for record.
Staff Report: Z-78-21-8
February 25, 2022
Page 14 of 14
Writer
Anthony Grande
February 25, 2022
Team Leader
Joshua Bednarek
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan date stamped December 7, 2021 (1 page)
Conceptual Building Elevations date stamped December 7, 2021 (2 pages)
Community Correspondence (2 pages)
Z-145-86
Z-343-85
Z-49-19
*
*
C-2
R1-6
R-4
C-1
R1-6
PSC
R1-6
C-2 HGT/WVR
DNS/WVR
C-1 *
Z-166-04
19TH DR
HASAN DR
NANCY LN
20TH AVE
19TH AVE
20TH LN
20TH DR
20TH GLN
SOUTHERN AVE
LYNNE LN
BURGESS LN
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-78-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.85 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-6 (Approved C-1)
C-2
CONVENTIONAL OPTION
31 ( 85)
85
* UNITS P.R.D. OPTION
38 ( 102)
102
Shawn Valk / Platinum Construction
DATE:
12/30/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 2-24
ZONING MAP
D-7
REQUESTED CHANGE:
FROM: R1-6 (Approved C-1) ( 5.85 a.c.)
TO:
C-2 ( 5.85 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-78-21.mxd
Z-78-21
0.045
0
0.045
0.0225
Miles
Z-145-86
Z-343-85
Z-49-19
*
*
C-2
R1-6
R-4
C-1
R1-6
PSC
R1-6
C-2 HGT/WVR
DNS/WVR
C-1 *
Z-166-04
19TH DR
HASAN DR
NANCY LN
20TH AVE
19TH AVE
20TH LN
20TH DR
20TH GLN
SOUTHERN AVE
LYNNE LN
BURGESS LN
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-78-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.85 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-6 (Approved C-1)
C-2
CONVENTIONAL OPTION
31 ( 85)
85
* UNITS P.R.D. OPTION
38 ( 102)
102
Shawn Valk / Platinum Construction
DATE:
12/30/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 2-24
ZONING MAP
D-7
REQUESTED CHANGE:
FROM: R1-6 (Approved C-1) ( 5.85 a.c.)
TO:
C-2 ( 5.85 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-78-21.mxd
Z-78-21
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From:
A N
To:
Enrique A Bojorquez-Gaxiola
Subject:
Letter Opposing Case No: Z-78-21 & Z-SP-7-21 19th Ave and Southern Avenue South and West of the SW Corner
Date:
Monday, January 10, 2022 2:48:59 PM
Dear city of Phoenix Planning and Development Department
and South Mountain Village Committe Members:
I am writing to express my strong opposition to Case Numbers: Z-SP-7-21 and Z-78-21, the
proposed rezoning South and West of the Southwest corner of 19th Avenue and Southern
Avenue. While the local community may be unable to prevent development in itself will be
determental to the area, nearly all residents in Lindo neighborhood are completely opposed to
the addition of another Self Storage Facilities that will cause traffic and safety problems,
create even more problems with schools that are already over capacity, destroy local wildlife
habitat, no job opportunities for the community, lack of economic Development, increase in
more homeless, potential crime increase and potentially lower the property values of the
existing community.
Traffic and safety of pedestrians and school zones are major areas of concerns. Traffic jams
on all four corners of 19th Avenue and Sourhern Avenue, NE and NW Corner; SE and SW
Corner already existing traffic jams. The distance between 19th Avenue and Southern Avenue
between 19th Avenue and Baseline Road this distance already jams, declaration all lanes and
intersections is routinely blocked by traffic turning onto 19th Avenue a d Southern Avenue
North and South bound during rush hour. The local neighborhood traffic will
dispropertionately surge in the morning and evening rush hour, causing traffic issues during
critical times for the existing eight neighborhoods. The traffic surge during morning rush
hours will also negatively impact safety for children, since walk to school in the mornings. In
general, the area traffic is continuing to increase, and heavy traffic is already common at times
from 19th Avenue and Southern Avenue to 19th Avenue and Baseline Road and the cut
through Lindo neighborhood will also increase. Schools in the area are already reported at
over capacity, and the council should not approve Self Storage Facility that created or
exacerbates a situation that will cause school concurrency to fails for this proposal and/or
other approved plans.
Wildlife has been observed in the area, and any development will destroy their habitat. Any
planned development of the property should consider the continuing impact to local
wildhabitat. This proposed planning area has several endangered species, which should be
investigated by the appropriate agency.
Property values are likely to go down in the area if Self Storage Facility are inconsistent with
thrr neighborhood developed in the area. I was disappointed that several notices were mailed.
There was no indication of where the notifications were sent, but I suspect not many were
delivered into our neighborhood.
There is Storafe Facility in the process of building located on 16th Avenue and Southern
Avenue, NE Corner; there is 22 Storage Facility withing a 5 miles range; approximately 130
Storage Facility's Units within South Mountain Village Community. The Developers,
Investors and Owners of these facilities are multi millionaires; the average Storage facility
gross $400, 000.00 to $500,000.00 a month and none of this money is being put back into our
Community for Economic Growth. Who gaining? Not The Community!
I urge you disapprove the proposed rezoning, and from recent meetings, and discussion with
neighbors, I know my opinions are shared by many who will not be able to attend virtual
meeting or write letters and or email. Thank you, for your continued service and support of
our communities.
Best Regard,
Audria Nunley
Community Member