Attachment B - Staff Report - Z-11-23-6.pdf

City of Phoenix — Formal (2023-07-03)

Extracted text (via ocr_local) 28554 characters

ATTACHMENT B

City of Phoenix
PLANNING AND DEVELOPMENT DEPARTMENT
Staff Report Z-11-23-6
April 28, 2023
Camelback East Village Planning May, 2, 2023
Committee Meeting Date:
Planning Commission Hearing Date: June 1, 2023
Request From: C-3 (General Commercial) (4.08 acres)
and A-1(Light Industrial District) (1.61
acres)
Request To: R-5 (Multifamily Residence District)
(5.69 acres)
Proposed Use: Multifamily residential
Location: Approximately 1,070 feet west of the
southwest corner of 55th Street and
Van Buren Street
Owner: Clear Sky Capital Van Buren, LP, et al.
Applicant/Representative: Berry Riddell, LLC c/o Wendy Riddell
Staff Recommendation: Approval, subject to stipulations

General Plan Conformity

General Plan Land Use Map Designation Residential 15+ dwelling units per

acre
Street Map Van Buren Street Arterial 50-foot south half
Classification street

CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Promote and encourage compatible development and
redevelopment with a mix of housing types in neighborhoods close to
employment centers, commercial areas, and where transit or transportation
alternative exist.

The proposal will increase housing opportunities in an area where residential
development is expanding. The proposed location has access to bus service and light
rail connections to provide efficient mobility to employment centers, commercial areas
and recreational opportunities.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & 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 residential properties.

Staff Report: Z-11-23-6
April 28, 2023
Page 2 of 11

The proposed development is designed to complement the area by providing a range
of residential types and options and will promote quality housing in a community

environment in accordance with the Housing Phoenix Plan.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Design
neighborhoods and buildings to provide pedestrian access to adjacent
transportation infrastructure such as public transit.
The proposal is within 2,000 feet of the 50th Street and Washington Street light rail
station and to the Priest Drive and Washington Steet Station. Access to these light rail
stations and bus services on Van Buren Street provide transportation option for

residents.
R-5 Multifamily
Residential District “if variance required
(Planned Residential a
Development Option)
Standards Requirements Provisions on the
_—e Proposed site Plan
Gross Acreage - 5.69
Maximum Number of Units 260, up to 297 with 225 (Met)

bonus

Maximum Density

45.68 dwelling units/acre,
52.20 with bonus

39.54 dwelling units/acre
(Met)

Maximum Lot Coverage

50%

36% (Met)

Maximum Building Height

48 feet or 4 stories

48 feet, 4 stories (Met)

Minimum Building Setbacks

Adjacent to Street (Van Buren
Street)

20 feet adjacent to a
public street

65 feet (Met)

Adjacent to Street

East 10 feet 52 feet (Met)
West 10 feet 34 feet (Met)
South 10 feet 58 feet (Met)
Landscape Setbacks

Adjacent to Street (Van Buren | 20 feet 20 feet (Met)
Street)

East 5 feet 5 feet (Met)
West 5 feet 5 feet (Met)
South 5 feet 5 feet (Met)
Minimum Open space 5% 5% (Met)

Staff Report: Z-11-23-6
April 28, 2023
Page 3 of 11

Applicable Plans, Overlays, and Initiatives

Tree and Shade Master Plan: Background Item No. 6.

Complete Streets Guidelines: Background Item No. 7.

Transportation Electrification Action Plan: Background Item No. 8.

Housing Phoenix Plan: Background Item No. 9.

Zero Waste PHX: Background Item No. 10.

Comprehensive Bicycle Master Plan: Background Item No. 11.

Surrounding Land Uses and Zoning

Land Use Zoning
On Site Hotel C-3 and A-1
North (across Van Buren Multifamily residences R-4
Street)
West Self-storage PUD
East Multifamily residences R-3A
South Multifamily residences and R-4A and A-1

office/warehouse

Background/lssues/Analysis
SUBJECT SITE

1. This request is to rezone 5.69-acres located approximately 1,070 feet west of the

southwest corner of 55th Street and Van Buren Street from 4.08 acres of C-3
(General Commercial) and 1.61 acres of A-1 (Light Industrial District) to R-5
(Multifamily Residence District) for the purpose of multifamily residential.

The subject site is currently occupied by a motel on the northern portion and is

vacant to the south. The site is also approximately 0.82 miles from the Priest
Drive/Washington Street light rail station and under half a mile from the 50th
Street/Washington Street light rail station.

SURROUNDING LAND USES AND ZONING

Staff Report: Z-11-23-6
April 28, 2023
Page 4 of 11

The subject site is zoned C-3 and A-1 and is surrounded by residential and
commercial uses. There are multifamily residential properties to the east and south
zoned R-3A (Multifamily Residence District) and R-4A (Multifamily Residence
District), and to the north across Van Buren Street is zoned R-4 (Multifamily
Residence District). To the south is also an office zoned A-1.

GENERAL PLAN LAND USE MAP

The General Plan Land Use Map depicts the subject site and the properties to the
east, west and south with a designation of Residential 15+ dwelling units per acre.
The property across Van Buren Street to the north has a General Plan Land Use
Map designation of Commercial. Further to the west is the Loop 202 Freeway with
a Transportation General Plan Land Use map designation. The proposal is
consistent with the General Plan Land Use Map designation.

General Plan Land Use Map; Source: Planning and Development Department

3
4
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PROPOSAL

The site plan attached as an exhibit, proposes 225 units. The proposed site plan
depicts two buildings configured along two driveways that extend to the rear of the
property. The site will have one ingress/egress access point from Van Buren Street
with parking situated around the perimeter of the site and between the two
buildings.

Staff Report: Z-11-23-6
April 28, 2023
Page 5 of 11

Staff recommends Stipulation No. 1, general conformance to the site plan, so the
site develops as proposed. To promote bicycling and transit use, staff is
recommending Stipulation No. 2 which requires bicycle parking and a bicycle repair
station in the proposed development. Staff recommends Stipulation No. 4 to
provide distinguishable walkways to foster safe pedestrian opportunities for
movement into and throughout the site.

The proposed elevations include two four-story buildings that are centrally
located that extend the full length of the property. Each building is located to
activate a central amenity area. Building One is located on the north portion of
the property and fronts Van Buren Street. Building Two is on the southern
portion of the property and the buildings are seperated by a central parking lot.
The conceptual building elevations, attached as an exhibit, depict four-sided
architecture with balconies and multiple colors and materials on each building
front. Staff recommends Stipulation No. 1, which requires general conformance
to the elevations.

STUDIES AND POLICIES

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.

The proposal, as stipulated, will create a streetscape environment with a shaded
and detached sidewalk and the parking lot landscaping will include shade trees.
These are addressed in Stipulation Nos. 6 and 8.

Complete Streets Guidelines:
The City of Phoenix City Council adopted the Complete Streets Guiding Principles.

The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The proposed development, as
stipulated, will support walking, bicycling, and transit-use by including bicycle
parking on the site, by including a bicycle repair (fix-it) station to help residents
keep their bikes in a state of good repair, and by constructing a shaded and
detached sidewalk along Van Buren Street. These are addressed in Stipulation
Nos. 2, 5 and 8.

Transportation Electrification Action Plan

Staff Report: Z-11-23-6
April 28, 2023
Page 6 of 11

10.

11.

In June 2022, the Phoenix City Council approved the Transportation Electrification
Action Plan. The current market desire for the electrification of transportation is
both a national and global phenomenon, fueled by a desire for better air quality, a
reduction in carbon emissions, and a reduction in vehicle operating and
maintenance costs. Businesses, governments and the public are signaling strong
future demand for electric vehicles (EVs), and many automobile manufacturers
have declared plans for a transition to fully electric offerings within the coming
decade. This Plan contains policy initiatives to prepare the City for a future filled
with more EVs, charging infrastructure and e-mobility equity, and outlines a
roadmap for a five-step plan to prepare for the EV infrastructure needs of 280,000
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of
electric vehicles through workplace, business, and multifamily charging
infrastructure recommends a standard stipulation for rezoning cases to provide EV
charging infrastructure. This is addressed in Stipulation No. 5 which requires a
minimum 10 percent of the required parking spaces to be EV installed. Additionally,
Stipulation No. 2.c. requires electrical receptacles for 10 percent of the required
secure bicycle parking to encourage micromobility.

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 the 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 of housing types that will
address the supply shortage at a more rapid pace while using vacant or
underutilized land in a more sustainable fashion.

Zero Waste Phoenix PHX:

The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial, and mixed-use developments
meeting certain criteria. Recycling bins will be provided as part of this project.

Comprehensive Bicycle Master Plan:

Staff Report: Z-11-23-6
April 28, 2023
Page 7 of 11

The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its bikeway system and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
As stipulated, the development will provide a bicycle repair station and bicycle
parking spaces per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance. This is addressed in Stipulation No. 2.

COMMUNITY CORRESONDENCE

12.

As of the writing of this report, no community correspondence has been received.

INTERDEPARTMENTAL COMMENTS

13.

14.

15.

16.

The Fire Department commented that the site plan must comply with the Phoenix
Fire Code and further indicated there are no problems anticipated with the case.
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 Phoenix Fire Code.

The Street Transportation Department requested that the right-of-way be
dedicated, the sidewalk along Van Buren Street be detached and the median be
extended as well as a minimum 6-foot-wide sidewalk. The median is to be
extended to provide right-in/right-out/left-in access as per the Traffic Impact
Analysis. All streets adjacent to the development shall include all required
elements and comply with all ADA accessibility standards. These are addressed in
Stipulation Nos. 7 through 10.

The Aviation Department commented that the property owner shall 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. This is
addressed in Stipulation No. 11.

The Public Transit Department requests that the developer shall dedicate right-of-
way and construct a bus pad along eastbound Van Buren Street. This is addressed
in Stipulation No. 5.

OTHER

17.

The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that

Staff Report: Z-11-23-6
April 28, 2023
Page 8 of 11

18.

19.

archaeological Phase | 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 Stipulations Nos. 12 through 14.

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.

Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements. Other
formal actions such as, but not limited to, zoning adjustments and abandonments
may be required.

Findings

The proposal is consistent with the General Plan Land Use Map designation of
Residential 15+ dwelling units per acre.

The proposal, as stipulated, will promote a strong pedestrian environment along
Van Buren Street with shaded and detached sidewalks that will convey residents
safely and comfortably toward bus access, local parks, golf courses and other
amenities in the area.

The proposal will create additional housing options in line with the Housing
Phoenix Plan’s goal of preserving or creating 50,000 housing units by 2030.

Stipulations:

The development shall be in general conformance with the site plan and
elevations date stamped February 15, 2023 as modified by the following
stipulations and approved by the Planning and Development Department.

Bicycle infrastructure shall be provided as described below, located near
entrances of buildings and installed per the requirements of Section 1307.H of
the Phoenix Zoning Ordinance. Bicycle parking spaces shall be provided

Staff Report: Z-11-23-6
April 28, 2023
Page 9 of 11

through inverted U and/or artistic racks. Artistic racks shall adhere to the City of
Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle Master
Plan, as approved by the Planning and Development Department.

a. Secured bicycle parking shall be provided at a rate of 0.25 spaces per
dwelling unit, up to a maximum of 50 spaces.

b. Guest bicycle parking shall be provided at a minimum of 0.05 spaces per
dwelling unit, up to a maximum of 50 required spaces.

c. 120-volt receptacle shall be installed for a minimum of 10% of the required
secured bicycle parking spaces for electric bicycle charging capabilities.

d. A bicycle repair station (“fix it station”) shall be provided and maintained on
site within an amenity area or near a primary site entrance. 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, but not be limited to:

i. Standard repair tools affixed to the station;

ii. A tire gauge and pump affixed to the based of the station or the
ground;

iii. A bicycle repair stand which allows pedals and wheels to spin freely
while making adjustments to the bike.

3. A minimum 10% of the required parking spaces shall provide EV installed
infrastructure, as approved by the Planning and Development Department.

4. Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrasts parking and drive aisle surfaces, as
approved by the Planning and Development Department.

5. Right-of-way shall be dedicated and a bus stop pad shall be constructed along
eastbound Van Buren Street. The bus stop pad shall be constructed according
to City of Phoenix Standard Detail P1260 with a minimum depth of 10 feet and
shall be spaced from an intersection according to City of Phoenix Standard
Detail P1258. The bus stop pad shall be shaded a minimum of 75% by a
combination of structural shade and/or vegetative cover, as approved by the
Planning and Development Department.

Staff Report: Z-11-23-6
April 28, 2023
Page 10 of 11

10.

11.

12.

13.

14.

All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper drought-tolerant shade trees. Landscaping shall be dispersed
throughout the parking area and achieve 25% shade at maturity, as approved
by Planning and Development Department.

Right-of-way totaling 65-feet shall be dedicated for the south half of Van Buren
Street, as approved by the Planning and Development Department.

A minimum 6-foot-wide detached sidewalk separated by a minimum 10-foot-
wide landscape strip located between the back of curb and sidewalk along the
south side of Van Buren Street, as approved by the Planning and Development
Department.

The existing median in Van Buren Street shall be extended to the eastern
parcel line of the subject parcel and a 40-foot P-1243-5 right-in/right-out/left-in
only driveway shall be provided per the approved Traffic Impact Analysis and
as approved by the Planning and Development Department.

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 City. All improvements shall comply with all ADA accessibility standards.

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.

If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase | data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

If Phase | data testing is required, and if, upon review of the results from the
Phase | data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.

In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-

Staff Report: Z-11-23-6
April 28, 2023
Page 11 of 11

foot radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology 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.

Writer
John Roanhorse
April 28, 2023

Team Leader
Racelle Escolar

Exhibits

Zoning sketch map

Aerial sketch map

Conceptual Site Plan date stamped February 15, 2023

Conceptual Building Elevations date stamped February 15, 2023 (5 pages)
Conceptual Renderings date stamped February 15, 2023 (2 pages)

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APPLICANT'S NAME: Wendy Riddell, Berry Riddell
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APPLICATIONNO. 544.93 = pares A-1 ( 1.61 a.c.)
5.69 Acres - F-11 ro R-5 (5.69 a.c.)
MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION
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APPLICATION NO. 7 44 59 “ aeeeoes A-1 (1.61 a.c.)

GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.

AERIAL PHOTO & ZONING MAP
QUARTER SEC. NO.

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MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION
C-3, A-1 59, N/A 71, NIA
R-5 247 297

* Maximum Units Allowed with P.R.D. Bonus

Document Path: S:\Department Share\Information Systems\PL GISWS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-11-23.mxd

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Little Magician Holdings Park LP
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The Van Buren Residences
LITTLE MAGICIAN HOLDINGS PARK LP

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