Attachment B - Staff Report - Z-13-21-6.pdf

Staff Report Z-13-21-6 
April 26, 2021 
Camelback East Village Planning 
Committee Meeting Date 
May 4, 2021 
Planning Commission Hearing Date 
May 6, 2021 
Request From: 
R1-10 (Single-Family Residence District) (0.43 
acres) 
Request To: 
R-O (Residential Office – Restricted
Commercial District) (0.43 acres)
Proposed Use 
Medical office 
Location 
Southwest corner of 44th Street and Calle Feliz 
Owner /Applicant 
Holly Mueller 
Representative 
Brian Greathouse, Burch & Cracchiolo 
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 
44th Street 
Major Arterial 
40-foot west half street
Calle Feliz 
Local 
25-foot south half street
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 the residential properties. 
The proposed project will be an adaptive reuse of an existing single-family home with 
little modifications to the existing structure that will not alter the residential character of 
the site. 
Attachment B

Staff Report: Z-13-21-6 
April 26, 2021 
Page 2 of 11 
 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; LOCAL & SMALL 
BUSINESS; 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 conversion of the property to an office use encourages the growth of a local 
business that is appropriately located along a major arterial street. 
 
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. 
 
As stipulated, the development will provide mature shade trees along its 44th Street 
frontage, as well as along the northern property line. 
 
 
Applicable Plan, Overlays, and Initiatives 
44th Street Corridor Specific Plan – See Background Item No. 7. 
 
44th Street Corridor Residential Office Study – See Background Item No. 8. 
 
Tree and Shade Master Plan – See Background Item No. 9. 
 
Complete Streets Guiding Principles – See Background Item No. 10. 
 
Zero Waste PHX – See Background Item No. 11. 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Single-family residence 
R1-10 
North 
Single-family residences, mixed-use 
development 
R1-10, PUD 
South 
Residential offices 
R-O 
East (Across 
44th Street) 
Single-family residence 
R1-10 
West 
Single-family residences 
R1-10

Staff Report: Z-13-21-6 
April 26, 2021 
Page 3 of 11 
 
 
 
R-O (Residential Office 
– Restricted 
Commercial District) 
*Variance / Site Plan Revision 
Required or may have existing legal 
nonconforming conditions 
Standards 
Requirements 
Proposed Site Plan 
Building Setbacks 
     Front (east) 
20 feet 
Not Met – 0 feet* (parking in 
setback)
     Side (north and south) 10 feet, 3 feet 
Met – Approximately 15 feet 
     Rear (southwest) 
25 feet 
Not Met – 6 feet, 10 inches* 
Lot Coverage 
Maximum 30 percent 
Met – 18 percent 
Building Height 
Maximum 15 feet, up to 
25 feet with additional 
setbacks 
Not Met – 18 feet* (existing)
Parking 
9 spaces  
Met – 10 spaces 
Background/Issues/Analysis 
SUBJECT SITE
1. 
This request is to 
rezone a 0.43-acre 
site located at the 
southwest corner of 
44th Street and Calle 
Feliz from R1-10 
(Single-Family 
Residence District) to 
R-O (Residential 
Office – Restricted 
Commercial District) 
to allow a medical 
office.
 
 
 
 
 
Zoning Map 
Source: City of Phoenix Planning and Development Department

Staff Report: Z-13-21-6 
April 26, 2021 
Page 4 of 11 
 
 
2. 
The site has a General 
Plan Land Use Map 
designation of 
Residential 2 to 3.5 
dwelling units per acre. 
The same designation 
exists on all sides of the 
site. The proposal is not 
consistent with this 
designation. However, 
as the site is under 10 
acres, a General Plan 
Amendment is not 
required. 
 
 
 
 
EXISTING CONDITIONS & SURROUNDING ZONING 
3. 
The site is currently a single-family residence, which was built in the late 1950s, 
according to historical aerial photos of the area. The surrounding neighborhood was 
developed similarly as single-family residential. The character of this neighborhood 
has remained largely the same over the years, with the exception of gradual 
transitions from single-family homes to residential offices along 44th Street and 
commercial uses locating to the north along Camelback Road. The three properties 
directly to the south of the project site, as well as one on the east side of 44th 
Street, were rezoned to R-O in recent years, creating a cluster of residential office 
properties along this stretch of 44th Street, south of Camelback Road. The proposal 
is consistent with this pattern as it will be a continuation of this zoning designation, 
providing a transition to the PUD property to the north. 
 
 
g
y
Historic Aerial Images 
Source: City of Phoenix Planning and Development Department
Source: City of Phoenix Planning and Development Department 
General Plan Land Use Map 
Source: City of Phoenix Planning and Development Department

Staff Report: Z-13-21-6 
April 26, 2021 
Page 5 of 11 
 
 
4. 
The proposal is to maintain the site largely as it exists today, with some 
modifications to accommodate the conversion to a medical office use. The 
proposed site plan depicts an approximately 1,684-square-foot residential office 
building, which corresponds to the existing building footprint and accounts for the 
demolition of a garage and covered patio (this area is noted on the proposed site 
plan). The existing yard on the southern portion of the site will be converted into a 
parking lot to accommodate all employee and client parking. No vehicular access to 
this parking lot is proposed from Calle Feliz. 
 
 
Staff is not recommending general conformance to this site plan due to several 
setback encroachments of the existing building, as well as the need for variances to 
achieve the parking lot layout and vehicular access from the alley. However, to 
ensure that any future major redevelopment of the site is required to go through a 
public hearing process, staff is recommending that any changes to the existing 
footprint of the building, as depicted on the site plan date stamped April 7, 2021, will 
necessitate review and approval by the Planning Hearing Officer through the public 
recommending general conformance to this site plan due to s
Conceptual Site Plan 
Source: Threaded Studios Architecture and Planning

Staff Report: Z-13-21-6 
April 26, 2021 
Page 6 of 11 
 
 
hearing process for stipulation modification prior to preliminary site plan approval. 
This is addressed in Stipulation No. 1. 
 
Given the small size of the lot, location of existing structure, and limitations on 
landscape areas due to the development of a parking lot, there is little opportunity 
for robust tree shade cover throughout the site. In the event of redevelopment, staff 
is recommending the provision for a minimum of 75 percent shade coverage on all 
pedestrian paths and sidewalks at full maturity. This provision will be included in the 
Planning Hearing Officer review and is addressed in Stipulation No. 1.a. 
 
The proposed layout of the site, which includes little to no modifications to the Calle 
Feliz street frontage and the retention of the residential character of the site is the 
impetus for staff’s recommendation of approval. As such, should the site undergo 
any major redevelopment in the future, staff recommends that any new site plan or 
elevations depict a development that is compatible with the adjacent residential 
uses and incorporates architectural features that are consistent with the existing 
residential uses in the surrounding area. This provision is included in the Planning 
Hearing Officer review and is addressed in Stipulation No. 1.b. In keeping with the 
goal of retaining the residential character and low physical impact of the site on 
neighboring residential uses, staff is recommending that the building have a 
maximum allowed height of one story and eighteen feet, which corresponds to the 
current existing building height of the structure. This is addressed in Stipulation No. 
2. 
 
 
5. 
As mentioned in Background Item No. 4 above, the proposed layout of the site 
poses some limitations on the amount of tree shade coverage that can be achieved. 
To maximize the amount of trees to be planted on the site, staff is recommended 
that minimum two-inch caliper trees be planted 20 feet on center or in equivalent 
groupings along both Calle Feliz and 44th Street. Given the site constraints, staff 
recommends giving the Planning and Development Department plan review staff 
the flexibility to approve or modify this requirement, so that they can work with the 
applicant to assess where tree plantings are feasible and coordinate on appropriate 
substitutions where necessary. This is addressed in Stipulation No. 3 and, much 
like the reasoning behind Stipulation No. 1, staff’s recommended stipulation 
language will work to ensure more robust tree plantings should the site undergo any 
major redevelopment in the future. 
 
 
6. 
Although no signage is currently proposed, a stipulation prohibiting internally lit 
signs is included to help maintain the residential character of the area.  This is 
addressed in Stipulation No. 5. Non-internally illuminated signage is also a 
recommended design feature of the 44th Street Corridor Residential Office Study, 
which is further discussed in Item No. 8.

Staff Report: Z-13-21-6 
April 26, 2021 
Page 7 of 11 
 
 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
7. 
44th Street Corridor Specific Plan 
 
Completed in 1991, the 44th Street Corridor Specific Plan established a framework 
to provide compatibility of new development along 44th Street from McDonald Drive 
to Sky Harbor International Airport. The plan acknowledges that existing conditions 
are not favorable for single-family residential land use along 44th Street due to 
increasing traffic. Similarly, these properties are candidates for change of use in 
order to create a physical buffer between the established residential neighborhood 
and the street. 
 
Design guidelines contained and implementation strategies in this plan encourage 
providing increased pedestrian connectivity along the corridor in addition to the 
canal edges. By providing mature trees where feasible to shade the existing 
sidewalk, the project is consistent with the recommendations of the plan. 
 
 
8. 
44th Street Corridor Residential Office Study 
 
The 44th Street Corridor Residential Office Study was completed in 1997 to 
determine the applicability of the Residential Office Zoning District for properties 
within the 44th Street Corridor. The plan details that a combination of high traffic 
volumes, closeness of houses to the street and difficulty of driveway access are 
poor livability factors for the continuation of residential uses adjacent to 44th Street. 
 
A property inventory and analysis was completed as part of the study. The 111 
residential properties along 44th Street were assigned a score level of 1 through 3. 
A level 1 score indicated that the site was suitable for standalone office. Level 2 
specified that a consolidation of two or more properties would be necessary for R-O 
development, whereas a score of level 3 indicated that a site was not suitable for 
conversion to office development. The subject site was assigned a level 3 score 
due to the location of the site and its potential impact on the nearby residential 
properties. However, the proposal is to adaptively reuse the existing single-family 
residence on the site to convert to a medical office use, minimizing the impact of the 
building on the neighborhood. Further, the proposed site plan depicts a parking lot 
to accommodate all employee and client parking on the southeastern portion of the 
site, in close proximity to 44th Street. 
 
The 44th Street Residential Office Study also outlines recommended design 
guidelines for R-O properties, which include enhancing the appearance of the 
property while still conforming to the character, style, and size of adjacent 
residential properties and limiting the visible commercial aspects of the R-O site. 
The proposed development will retain the existing single-family residence on the 
site to convert into a medical office use, so the property will continue to exhibit a 
residential character and style. As stipulated, the development will not have any 
internally lit signage, which will minimize the commercial aspect of the site.

Staff Report: Z-13-21-6 
April 26, 2021 
Page 8 of 11 
 
 
9. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. By investing in trees and the urban forest, the city can 
reduce its carbon footprint, decrease energy costs, reduce storm water runoff, 
increase biodiversity, address the urban heat island effect, clean the air, and 
increase property values. In addition, trees can help to create walkable streets and 
vibrant pedestrian places. Staff is recommending that robust landscaping be 
planted along 44th Street and Calle Feliz as feasible due to site constraints, along 
with vegetative groundcovers to provide a minimum of 75 percent ground coverage. 
These are addressed in Stipulation Nos. 3 and 4. 
 
 
10. 
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. In addition to the enhanced streetscape 
landscaping standards, staff is recommending that bicycle storage be provided on 
the site to support principles related to pedestrian connectivity and safety and 
promote multimodal forms of transportation. This is addressed in Stipulation No. 6. 
Staff is not recommending detached sidewalks on the perimeters of the site due to 
an existing water line along Calle Feliz and to the existence of the property’s wall 
along 44th Street, where it encroaches into the right-of-way and the property owner 
will be required to obtain a revocable permit from the Street Transportation 
Department, as it is intended to be retained. 
 
 
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 
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and 
Section 716 of the Phoenix Zoning Ordinance 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 proposal will 
utilize regular trash and recycling bins. 
 
 
COMMUNITY INPUT SUMMARY 
12. 
At the time this staff report was written, staff received one letter of support for the 
project from a neighboring property owner. 
 
 
INTERDEPARTMENTAL COMMENTS 
13. 
The Phoenix Fire Department has noted that they do not anticipate any problems 
with this case and that the site and/or buildings shall comply with the Phoenix Fire 
Code.

Staff Report: Z-13-21-6 
April 26, 2021 
Page 9 of 11 
 
 
 
Findings 
 
1. 
The proposed rezoning will allow for an adaptive reuse of a residential property 
impacted by a major arterial to a viable office use. 
 
 
2. 
The proposal will provide an opportunity for a new small business to locate in the 
Camelback East area and serve the surrounding neighborhood. 
 
 
3. 
The proposal is consistent with design guideline recommendations of the 44th 
Street Corridor Specific Plan and the 44th Street Corridor Residential Office Study. 
 
 
 
 
 
 
14. 
The Public Transit Department has requested that the developer provide clearly 
defined, accessible pathways constructed of materials that visually contrast with 
parking and drive aisle surfaces, which connect all building entrances and exits, 
and public sidewalks. These are addressed in Stipulation Nos. 7 and 8. This 
department has further requested that all pedestrian paths and sidewalks be 
shaded at 75 percent at maturity. Given the site constraints already outlined in this 
staff report, this requirement will be part of the Planning Hearing Officer review for 
any future redevelopment of the site, which would allow for more significant 
landscaping areas and the tree plantings needed to achieve 75 percent shade 
coverage. This is addressed in Stipulation No. 1.a. 
 
 
15. 
The Street Transportation Department has required that the developer provide a 
10-foot sidewalk easement along the west side of 44th Street, that the alley (if alley 
access is proposed) be paved per local street standards, and that all streets be 
constructed with all required improvements and comply with current ADA 
standards. These are addressed in Stipulation Nos. 9, 10, and 11. 
 
 
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. 12. 
 
 
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.

Staff Report: Z-13-21-6 
April 26, 2021 
Page 10 of 11 
 
 
Stipulations 
 
1. 
Any changes to the footprint of the office building, as depicted on the site plan 
date stamped April 7, 2021, shall be reviewed and approved by the Planning 
Hearing Officer through the public hearing process for stipulation modification prior 
to preliminary site plan approval with specific regard to the inclusion of the below 
elements. This is a legislative review for conceptual purposes only. Specific 
development standards and requirements will be determined by the Planning 
Hearing Officer and the Planning and Development Department. 
 
a. Trees shall be placed to provide 75 percent shade coverage on all 
pedestrian paths and sidewalks at full maturity. Shade structures may be 
used to meet the shade requirement in places where trees are unable to be 
located. 
 
b. The office development shall be at a scale and intensity that reflects 
adjacent residential uses and incorporates architectural features and 
detailing that are consistent and compatible with existing residential uses in 
the surrounding area. 
 
 
2. 
There shall be a maximum building height of one story and eighteen feet. 
 
 
3. 
Minimum 2-inch caliper single-trunk shade trees shall be planted 20 feet on center 
or in equivalent groupings along Calle Feliz and 44th Street, as approved or 
modified by the Planning and Development Department.  
 
 
4. 
A minimum of 75 percent live groundcover shall be provided within all landscape 
areas. 
 
 
5. 
There shall be no internally lit signs on the site. Signage shall be approved by the 
Planning and Development Department. 
 
 
6. 
A minimum of four 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. Artistic racks shall adhere to the 
City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle 
Master Plan. 
 
 
7. 
Clearly defined, accessible pedestrian pathways shall be provided to connect 
building entrances, and public sidewalks, using the most direct route for 
pedestrians, as approved by the Planning and Development Department.

Staff Report: Z-13-21-6 
April 26, 2021 
Page 11 of 11 
 
 
8. 
Where pedestrian pathways cross drive aisles, they 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. 
 
 
9. 
The developer shall provide a 10-foot sidewalk easement on the west half of 44th 
Street, as approved by the Planning and Development Department.   
 
 
10. 
If alley access is proposed and approved, the alley shall be paved per local street 
standards for the limits of the project, as approved by Planning and Development 
Department.  
 
 
11. 
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. 
 
 
12. 
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 
Sofia Mastikhina 
April 26, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Sketch Map 
Aerial 
Site Plan date stamped April 7, 2021 (1 page) 
Community correspondence (1 page)

Z-79-15
Z-176-88
Z-207-77
Z-29-20
Z-37-12
Z-25-12
Z-96-01*
*
*
*
*
*
R-O
R
R-O
R-4
RE-24
PUD
R1-10
R-O
R-O
R1-6
R1-10
RE-24
R-O
C-O
R-O *
Z-20-02
CALLE TUBERIA
42ND PL
CALLE FELIZ
CALLE REDONDA
43RD ST
LAFAYETTE BLVD
CALLE ALLEGRE
44TH ST
44th Street
Corridor
Specific Plan
Arcadia
Camelback
SPD
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-13-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.43 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-10
R-O
CONVENTIONAL OPTION
1
1/development
*   UNITS P.R.D. OPTION
2
N/A
Holly Mueller
DATE:
3/16/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-37
ZONING MAP
H-10
REQUESTED CHANGE:
FROM: R1-10 ( 0.43 a.c.)
TO:
R-O ( 0.43  a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-13-21.mxd
Z-13-21
0.035
0
0.035
0.0175
Miles
171-35-063

Z-79-15
Z-176-88
Z-207-77
Z-29-20
Z-37-12
Z-25-12
Z-96-01*
*
*
*
*
*
R-O
R
R-O
R-4
RE-24
PUD
R1-10
R-O
R-O
R1-6
R1-10
RE-24
R-O
C-O
R-O *
Z-20-02
CALLE TUBERIA
42ND PL
CALLE FELIZ
CALLE REDONDA
43RD ST
LAFAYETTE BLVD
CALLE ALLEGRE
44TH ST
44th Street
Corridor
Specific Plan
Arcadia
Camelback
SPD
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-13-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.43 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-10
R-O
CONVENTIONAL OPTION
1
1/development
*   UNITS P.R.D. OPTION
2
N/A
Holly Mueller
DATE:
3/16/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-37
ZONING MAP
H-10
REQUESTED CHANGE:
FROM: R1-10 ( 0.43 a.c.)
TO:
R-O ( 0.43  a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-13-21.mxd
Z-13-21
0.035
0
0.035
0.0175
Miles
171-35-063










 
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