Attachment B - Staff Report - Z-SP-7-20-3.pdf

Staff Report Z-SP-7-20-3 
April 7, 2021 
North Mountain Village Planning 
Committee Meeting Date: 
April 21, 2021 
Planning Commission Hearing Date: 
May 6, 2021 
Request From: 
C-2 (Intermediate Commercial) (2.37
acres)
Request To: 
C-2  SP (Intermediate Commercial,
Special Permit) (2.37 acres)
Proposed Use: 
Special Permit to allow auto sales 
and rental, and all underlying C-2 
uses 
Location: 
Approximately 140 feet north of the 
northeast corner of 19th Avenue and 
Cheryl Drive   
Owner: 
Native Arizonan Acquisitions V, LLC 
Applicant: 
Grant L. Olds Architects 
Representative: 
Drew Wood 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity
General Plan Land Use Map Designation 
Commercial and Residential 3.5 to 5 
dwelling units per acre   
Street Map Classification 19th Avenue 
Major 
Arterial 
65-foot east half street
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 currently vacant and the proposed development is compatible with 
the existing nearby uses and existing neighborhood character.     
Attachment B

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 2 of 9 
 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; LOCAL & SMALL 
BUSINESSES; LAND USE PRINCIPLE: Facilitate adaptive reuse of older, 
underutilized properties to create mechanisms for new local and small 
businesses to operate, thrive and grow. 
 
The request proposes the adaptive reuse of a former gas station and will promote 
economic development and provide an auto sales and rental service in the North 
Mountain Village.  
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 development, as stipulated, provides enhanced levels of trees and shade which 
will reduce the urban heat island effect while also improving thermal comfort to site 
users and the surrounding neighborhood. 
 
Applicable Plans, Overlays, and Initiatives 
North Mountain Redevelopment Area – See Background Item No. 6. 
 
Tree and Shade Master Plan – See Background Item No. 7. 
 
Complete Streets Guiding Principles – See Background Item No. 8. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 9. 
 
Zero Waste PHX – See Background Item No. 10. 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant, former gas station 
C-2 
North  
Automobile sales and 
automobile body repair 
C-2 SP 
South  
Building materials retail 
sales 
C-2 
East 
Automobile sales and 
automobile body repair 
C-2 SP 
West (across 
19th Avenue) 
Retail sales, contractor 
office and storage 
C-3

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 3 of 9 
 
 
 
 
C-2 (Intermediate Commercial) 
Standards 
Requirements 
Met or Not Met 
Minimum Building 
Setbacks 
 
 
Street 
Minimum 20 feet, Average 
25 feet 
Approximately 170 feet (Met) 
Side (North, adjacent 
zoning C-2 SP) 
0 feet 
Approximately 90 feet (Met) 
Side (South, adjacent 
zoning C-2) 
0 feet 
Approximately 109 feet (Met) 
Rear (East, Adjacent 
zoning C-2 SP) 
0 feet 
25 feet (Met) 
Minimum Landscaped 
Setbacks 
 
 
Street 
Minimum 20 feet, Average 
25 feet 
25 feet (Met) 
North 
0 feet 
5 feet (Met) 
South 
0 feet 
10 feet (Met) 
East 
0 feet 
25 feet (Met) 
Maximum Lot 
Coverage 
Not to exceed 50% 
Not Shown 
Maximum Building 
Height 
2 stories, 30 feet 
22 feet (Met) 
Minimum Parking 
21 spaces, 1 space per 300 
square feet of office and 
covered sales area and 1 
space per 10,000 square 
feet of outdoor display or 
portion thereof and 1 space 
per 10,000 square feet 
thereafter and 1 space per 3 
employees and 1 space for 
each service bay  
48 spaces (Met) 
 
Background/Issues/Analysis  
 
SUBJECT SITE 
1. 
This request is to rezone 2.37 acres located approximately 140 feet north of the 
northeast corner of 19th Avenue and Cheryl Drive from C-2 (Intermediate Commercial) 
to C-2 SP (Intermediate Commercial, Special Permit) to allow automobile retail sales

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 4 of 9 
 
 
and rental for more than 15 vehicles, and all underlying C-2 uses.   
 
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan Land Use Map 
designation for the site is 
Commercial and Residential 3.5 
to 5 dwelling units per acre. The 
Commercial land use category 
accommodates office, retail, 
service and multifamily 
development at varying scales 
and intensity of uses. The 
proposal for C-2 SP zoning is 
consistent with the Commercial 
General Plan Land Use Map 
designation. A General Plan 
Amendment is not required for 
the Residential 3.5 to 5 dwelling 
units per acre designated portion 
of the site as this site is under 10 
acres in size.  
General Plan Land Use Map, Source: Planning and 
Development Department 
 
 
 
EXISTING CONDITIONS AND SURROUNDING ZONING 
3. 
The subject site is currently vacant and was formerly a gas station, as shown in the 
aerial sketch map included as an exhibit. North and east of the subject site is an 
automobile dealer and service company, zoned C-2 SP. The Special Permit (Z-SP-15-
05) was approved in 2006 to allow new and used automotive sales with accessory auto 
body and auto service activity. To the south is a building materials store zoned C-2. To 
the west, across 19th Avenue, are uses such as retail sales, a contractor office and 
storage zoned C-3 (General Commercial). The request for C-2 SP is generally 
consistent and compatible with the surrounding entitlements and land uses in the 
vicinity of the subject site. 
 
 
PROPOSAL 
4. 
The conceptual site plan attached as an exhibit proposes to reuse the existing building 
for an automobile sales and rental facility. The site will be accessed from two driveways 
along 19th Avenue and the site shares a cross access agreement with the parcel to the 
north and east of the subject site. Stipulation No. 1 calls for general conformance to the 
site plan date stamped December 29, 2020 to ensure that the site develops as 
presented using the existing building on site. Staff recommends Stipulation No. 2 which 
requires enhanced four-sided architecture to promote compatibility with the area and 
mitigate the potential negative impact of blank walls on the area. 
 
The subject site has bicycle parking located at the front of the existing building.

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 5 of 9 
 
 
Stipulation No. 3 requires a minimum of four bicycle parking spaces, which currently 
exists on site.  
 
To enhance pedestrian connectivity and safety, Stipulation No. 4 requires that the 
applicant replenish the landscape area between the back of curb and sidewalk along 
19th Avenue with minimum two-inch caliper trees and Stipulation No. 5 requires that 
any street improvements be made to City and ADA standards.  
 
 
5. 
Automobile retail sales, rental for more than 15 cars, and leasing is allowed in the C-2 
district with a Special Permit (Section 647.A.2.e), subject to the following conditions: 
 
(1) Body repair and painting done on the lot shall be confined to a closed building. 
 
(2) The area used for parking, display, storage or circulation shall be dust-free. 
 
(3) Lots shall be properly enclosed with a wall, fence, hedge, plantings, or combinations 
thereof having a minimum height of ten inches above the grade at which the cars are to 
be displayed unless a hedge, planting or combinations thereof are approved in lieu of 
the ten-inch wall and/or the lot is depressed below the elevation of adjacent lots in 
which case appropriate landscaping may be approved. 
 
(4) Any artificial light used for such lot or area shall be so arranged as to reflect light 
away from the adjoining premises, lot and/or streets and shall be so located as not to be 
a nuisance to adjacent property and streets. 
 
The request does not propose to perform any body repair or painting outdoors, and the 
existing site is paved. There are existing walls and landscaping surrounding the subject 
site and the existing lights are oriented downwards.  
 
 
STUDIES AND POLICIES 
6. 
North Mountain 
Redevelopment Area Plan 
The North Mountain 
Redevelopment Area, adopted in 
2013, examined the general 
vicinity of the subject site. The 
plan calls for efforts to improve 
underutilized properties and 
create employment opportunities 
as a means of economic 
development for the study area. 
The proposal to adaptively reuse 
the site for auto rental and sales 
is consistent with the economic  
North Mountain Redevelopment Area Plan Map, Source: 
Planning and Development Department

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 6 of 9 
 
 
 
development goals presented in the plan. 
 
 
7. 
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. 
Stipulation No. 4 requires enhanced planting along 19th Avenue to contribute to the 
urban forest and increase thermal comfort for pedestrians.  
 
 
8. 
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. Stipulation No. 3 requires bicycle parking on 
site and Stipulation No. 4 requires planting standards along the public sidewalk. 
Stipulation No. 5 requires that any street improvements to be built to ADA and City of 
Phoenix standards to promote accessible and safe street improvements.  
 
 
9. 
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. Stipulation No. 3 
requires bicycle parking on site to help encourage alternate means of transportation. 
 
 
10. Zero Waste PHX 
The City of Phoenix is committed to its waste diversion efforts and has set a goal to 
become a zero-waste city, as part of the city’s overall 2050 Environmental 
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and 
expand its recycling and other waste diversion programs. Section 716 of the 
Phoenix Zoning Ordinance establishes standards to encourage the provision of 
recycling containers for multifamily, commercial and mixed-use developments 
meeting certain criteria. The applicant stated in their application materials that recycling 
will be the responsibility of the tenant for the site. 
 
 
COMMUNITY INPUT SUMMARY 
11. The applicant has completed the Citizen Participation requirements as outlined in the 
Rezoning Process Packet. At the time this staff report was written, staff has received 
two letters of opposition. Stated concerns were devaluation of nearby property values 
and incompatibility with the surrounding area. 
 
 
INTERDEPARTMENTAL COMMENTS 
12.  The Street Transportation Department requested that the applicant replenish the 
landscaping between the sidewalk and back of curb along 19th Avenue and that all 
street improvements be constructed to ADA accessibility standards and per plans 
approved by the Planning and Development Department. These are addressed in 
Stipulation Nos. 4 and 5.

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 7 of 9 
 
 
 
 
13. The Public Transit Department requested that the existing bus stop pad along 19th 
Avenue be retained and any relocation or modification to the bus stop pad is subject to 
the approval of the Public Transit Department. This is addressed in Stipulation No. 6.  
 
 
14. The Fire Department commented that they do not anticipate any problems with this 
case, and buildings shall comply with the Phoenix Fire Code. 
 
 
15. The City of Phoenix Water Services Department noted the property has existing water 
and sewer mains that can potentially serve the site.  However, the requirements and 
assurances for water and sewer service are determined during the site plan application 
review.  
 
 
OTHER 
16. The site has not been identified as being archaeologically sensitive. However, in the 
event archaeological materials are encountered during construction, all ground 
disturbing activities must cease within 33-feet 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. 7. 
 
 
17. Development and use of the site is subject to all applicable codes and ordinances. 
Zoning approval does not negate other ordinance requirements. Other formal actions 
such as, but not limited to, zoning adjustments and abandonments may be required.  
 
 
Findings 
 
1. 
This proposal provides for additional employment options in the North Mountain 
Village and supports the economic development goals of the North Mountain 
Redevelopment Area Plan.  
 
 
2. 
The proposal to reuse the existing building on site will activate an underutilized 
property that is compatible with the surrounding area. 
 
 
3. 
The stipulated planting standards along 19th Avenue will increase pedestrian 
safety and comfort. 
 
Stipulations 
 
1.  
The development shall be in general conformance with the site plan date 
stamped December 29, 2020, as modified by the following stipulations and 
approved by the Planning and Development Department.   
 
 
2. 
All elevations of the building shall contain architectural embellishments and

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 8 of 9 
 
 
detailing such as textural changes, pilasters, offsets, recesses, variation in 
window size and location, and/or overhang canopies, as approved by the 
Planning and Development Department. 
 
 
3. 
The development shall provide a minimum of four bicycle parking spaces. The 
racks shall be an inverted U-type design to allow parking of two bicycles per 
rack and installed per the requirements of Section 1307.H of the Zoning 
Ordinance, as approved by the Planning and Development Department.  
 
 
4. 
The developer shall replenish the existing landscape island, located behind the 
back of curb, with minimum 2-inch caliper large canopy shade trees placed 
minimum 20-feet on center and near the sidewalk to provide thermal comfort 
for pedestrians, as approved by the Planning and Development Department. 
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 developer shall construct all streets within and adjacent to the 
development with paving, curb, gutter, sidewalk, curb ramps, streetlights, 
median islands, landscaping and other incidentals, as per plans approved by 
the Planning and Development Department. All improvements shall comply 
with all ADA accessibility standards. 
 
 
6. 
The Public Transit Department shall retain right-of-way and bus stop pad along 
northbound 19th Avenue north of Cheryl Drive. The bus stop pad shall be 
constructed according to City of Phoenix Standard Detail P1260 with a 
minimum depth of 10 feet. Trees shall be placed to provide 50 percent shade 
coverage to bus stop pad at full maturity. Relocation, modification, and/or 
reconstruction of the bus stop shall require prior authorization from the Public 
Transit Department. 
 
 
7. 
In the event archaeological materials are encountered during construction, the 
developer shall immediately cease all ground-disturbing activities within a 33- 
foot radius of the discovery, notify the City Archaeologist, and allow time for the 
Archaeology Office to properly assess the materials. 
 
Writer 
Sarah Stockham 
April 7, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits

Staff Report: Z-SP-7-20-3 
April 7, 2021 
Page 9 of 9 
 
 
Zoning Sketch Map 
Aerial Sketch Map 
Conceptual Site Plan date stamped December 29, 2020 
Conceptual Elevations date stamped December 29, 2020 
Community Correspondence (2 pages)

Z-SP-15-05*
C-2
R1-6
C-2 SP
A-1
C-3
C-2
R-3
COCHISE DR
BERYL AVE
19TH AVE
17TH DR
BROWN ST
18TH AVE
CHERYL DR
NORTH LN
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-SP-7-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.37 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2
C-2 SP
CONVENTIONAL OPTION
34
34
*   UNITS P.R.D. OPTION
41
41
Grant L. Olds Architects
DATE:
2/23/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 28-25
ZONING MAP
K-7
REQUESTED CHANGE:
FROM: C-2 ( 2.37 a.c.)
TO:
C-2 SP ( 2.37 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-SP-7-20.mxd
Z-SP-7-20
0.045
0
0.045
0.0225
Miles

Z-SP-15-05*
C-2
R1-6
C-2 SP
A-1
C-3
C-2
R-3
COCHISE DR
BERYL AVE
19TH AVE
17TH DR
BROWN ST
18TH AVE
CHERYL DR
NORTH LN
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-SP-7-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.37 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2
C-2 SP
CONVENTIONAL OPTION
34
34
*   UNITS P.R.D. OPTION
41
41
Grant L. Olds Architects
DATE:
2/23/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 28-25
ZONING MAP
K-7
REQUESTED CHANGE:
FROM: C-2 ( 2.37 a.c.)
TO:
C-2 SP ( 2.37 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-SP-7-20.mxd
Z-SP-7-20
0.045
0
0.045
0.0225
Miles

LEGAL DESCRIPTION
LEGEND
⅊
CHERYL
DRIVE
19TH
AVENUE
AREA
LOT 1

From:
greg@gcracing.com
To:
Sarah Stockham
Subject:
Zoning Change to address 10233 N. 19th ave
Date:
Monday, March 8, 2021 3:42:26 PM
This is am email to let the City of Phoenix I am opposed to the zoning change to this
property.  
Reasons:
Before I purchased the 10022 N. 19th Ave property I looked into purchasing the property in
question.  It didn't have the required C3 Zoning to sell vehicles.  I went to the City of
Phoenix several times to see about a zoning change and was told in the end it would be
impossible to get a zoning change to have a variance to sell vehicles. Used car dealers were
required to have C3 property.  Finally this C3 Zoning property I purchased came available
and I purchased it at a substantially higher price because of the C3 Zoning to qualify for the
dealer requirement.  I feel like this zoning change would devalue my property and the
properties in the area.
I would like to know of your decision before I do improvements to my property.
Thank You!
Greg Carrillo

March 24, 2021 
 
Sarah Stockham 
Village Planner 
City of Phoenix Planning and Development Department 
200 West Washington Street, 3rd Floor 
Phoenix, Arizona 85003 
 
RE: 
Z-SP-7-20  (aka former Quick Trip at 10233 N. 19th Ave.) 
 
Dear Ms. Stockham, 
I am writing this letter to you to express opposition to the rezone application on the above 
referenced site.  I am an owner of the property that is adjacent to, and shares an easement 
with, this property.  We are located mostly behind what was a Quick Trip convenience center 
fronting 19th Avenue, and the use that is currently proposed was never envisioned for this 
location.  On behalf of the ownership group, we do not feel that the proposed use is warranted, 
nor will it improve the neighborhood, residences and businesses in the community. 
Specifically, we are concerned that a rezone of the site would open up and expand this area of 
19th Avenue for a proliferation of used car lots, which we believe would have deleterious 
impacts on the area.  Proper and ample zoning exist in the vicinity for the proposed use, but 
most importantly to us, they are west of 19th Avenue.    We feel that by rezoning this property, 
it would allow such use to expand into an area that we believe was not intended for that 
purpose and could be detrimental to our use of, and investment in, our property.  The applicant 
is requesting the ability “to allow for the lease / sale for more than 20 vehicles.”  This would 
allow a major expansion from the current zoning which limits car rental type activity to less 
than 15 vehicles. However, a larger scale use invites many of the types of operations that we 
believe is incompatible with other existing uses in the immediate vicinity and east of 19th 
Avenue. 
While we do support this property being employed in a productive and attractive use, we think the 
proposed scale and activity would be more suitable in existing areas designated for it already. 
 
 
Sincerely, 
 
(via email) 
Rexford Ross  
Manager, RB4 10243 19th Ave, LLC