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Staff Report Z-56-20-4
January , 2021
Alhambra Village Planning Committee
Meeting Date:
January 26, 2021
Planning Commission Hearing Date:
February 4, 2021
Request From:
R-3 (Multifamily Residence District)
(0.18 acres) and R-5 (Multifamily
Residence District) (3.11 acres)
Request To:
WU Code T5:5 UT (Walkable Urban
Code, Transect 5:5, Uptown Character
Area) (3.29 acres)
Proposed Use:
Multifamily Residential
Location:
Southeast corner of 3rd Avenue and
Coolidge Street
Owner:
Donor Network of Arizona
Applicant:
Trinsic Residential Group, Todd
Gosselink
Representative:
Withey Morris PLC, Jason Morris
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 15+
Dwelling Units Per Acre
Street Map
Classification
3rd Avenue
Local
Street
Varies from 30 to 40
foot east half street
Coolidge Street
Local
Street
Varies from 25 to 30
foot south half street
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Staff Report: Z-56-20-4
January 20, 2021
Page 2 of 19
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
alternatives exist.
The development, as proposed, will create new housing opportunities in the area and
within close proximity to a light rail station, the educational facilities, and the North
Central Avenue Employment Center, especially via the Grand Canal Multiuse Trail.
CONNECT PEOPLE AND PLACES CORE VALUE; COMPLETE STREETS;
DESIGN PRINCIPLE: Locate parking to the rear of a site to create a more
pedestrian environment, when adequate shielding from noise and light can be
provided to adjacent established neighborhoods. On-street parking in some
areas may also promote a pedestrian environment.
The development, as required by provisions of the Walkable Urban Code, will situate
buildings to frame the street environment with vehicle parking lots situated at the
interior of the site and to allow for the creation of a comfortable pedestrian
environment along the public streets. Further, the development, as stipulated, will
screen parking from the Grand Canal and its multiuse trail.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREE AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.
The development, as stipulated, will create an attractive streetscape with detached
and shaded sidewalks. The shade incorporated into the development along its
frontages will reduce the urban heat island effect and increase thermal comfort which
will make the area more walkable, bikeable, and sustainable.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The development, as stipulated, includes bicycle parking and bicycle facilities as a
central component of the project to facilitate bicycling as a way of life. Features
include secure bicycle parking for residents, convenient racks for guests, and a
bicycle repair station situated as a public amenity; together, these features will
complement the Grand Canal and its multiuse trail.
Staff Report: Z-56-20-4
January 20, 2021
Page 3 of 19
CONNECT PEOPLE AND PLACES CORE VALUE; CANALS AND TRAILS;
LAND USE PRINCIPLES: Plan, design, and develop pedestrian linkages
between parks, open spaces, village cores, neighborhood shopping centers,
neighborhood schools, and neighboring municipalities.
The subject site is immediately adjacent to the Grand Canal which recently was
improved through the Canalscape Project and provides regional connectivity, direct
connections to Phoenix Central High School, the Phoenix Coding Academy, Xavier
&ROOHJH3UHSDUDWRU\, Brophy &ROOHJH3UHSDUDWRU\, Steele Indian School Park, and
access to Central Avenue and the rail. The development, as stipulated, will add
vitality to this section of the Grand Canal and its multiuse trail as a community asset.
Applicable Plans, Overlays, and Initiatives
Transit Oriented Development Strategic Policy Framework: Background Item No.
5.
Uptown Transit Oriented Development Policy Plan: Background Item No. 6.
Tree and Shade Master Plan: Background Item No. 9.
Complete Streets Guidelines: Background Item No. 10.
Comprehensive Bicycle Master Plan: Background Item No. 11.
Housing Phoenix: Background Item No. 12.
Reimagine Phoenix: Background Item No. 13.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Office
R-3 and R-5
East
Multifamily
R-5
North (across Coolidge
Street
Various residential
R-3 and R-5
South (across the
Grand Canal)
Multifamily
R-4
West
Single-family residential
R-3
Staff Report: Z-56-20-4
January 20, 2021
Page 4 of 19
Walkable Urban Code
Transect 5:5 UT
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
No minimum
3.29
Total Number of Units
No maximum
218 units
Density
No maximum
66.26
Building Height
56 foot maximum
56 feet (Met)
Parking Structure Height
Cannot exceed building height
58 feet (Not Met*)
Streetscape Standards (Section 1312.E)
Minor Collector and Local
Streets
Minimum sidewalk width: 5 feet
Minimum landscape width: 5
feet (if no public utility conflict)
5 feet (Met)
5 feet (Met)
Main Building Setbacks
Primary Frontage (Coolidge
Street)
12 foot maximum
Varies but less than
12 feet (Met)
Secondary Frontage (3rd
Avenue)
10 foot maximum
10 feet (Met)
Non Street (South and East)
0 foot minimum
15 feet and 10 feet
respectively (Met)
Parking Setbacks
Primary Frontage
30 foot minimum or behind
building
Behind building
(Met)
Secondary Frontage
20 foot minimum with a 10 foot
landscape setback measured
from the street right of way
Behind building
(Met)
Rear (West)
0 foot minimum
Behind building
(Met)
Lot Requirements
Lot Coverage
80 percent maximum
73 percent (Met
Primary Building Frontage
70 percent minimum
94 percent (Met)
Secondary Building Frontage
50 percent minimum
83 percent (Met)
Staff Report: Z-56-20-4
January 20, 2021
Page 5 of 19
Walkable Urban Code
Transect 5:6 UT (Cont.)
Standards
Requirements
Provisions on the
Proposed Site Plan
Frontage Types Allowed
Primary Frontage
(Coolidge Street)
All frontages or alternative
frontages as per Section
1305.B.1.c
Storefront and
Stoop / Doorwell,
Met)
Secondary Frontage
(3rd Avenue)
All frontages or alternative
frontages as per Section
1305.B.1.c
Stoop / Doorwell,
Met)
Entry Requirements
Common Entry: minimum one
per 50 feet of primary building
frontage and one per 80 feet of
secondary frontage.
Other frontages as per Table
1305.1
Not provided.
Glazing Requirements
T4 standards apply for
multifamily
Ground floor and second floor
25 percent minimum.
Second floor (east and west):
10 percent minimum
Upper floors: not applicable
Not provided.
*Site plan adjustment required
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 3.29 acres at the southeast corner of 3rd Avenue and
Coolidge Street from R-3 (Multifamily Residence District) and R-5 (Multifamily
Residence District) to WU Code T5:5 UT (Walkable Urban Code Transect 5:5,
Uptown Character Area).
SURROUNDING LAND USES AND ZONING
2.
The proposed zoning of WU Code T5:5 UT (Walkable Urban Code Transect 5:5,
Uptown Character Area) permits a maximum height of 56 feet. The site is
currently developed with an office building. The Zoning Context Map depicts the
zoning entitlements of the subject site and the surrounding area.
Staff Report: Z-56-20-4
January 20, 2021
Page 6 of 19
East: Immediately east of
the subject site is a
multifamily complex which
is zoned R-5 (Multifamily
Residence District). The
zoning permits a maximum
height of 48 feet but the
existing buildings do not
exceed three stories in
height.
West: West of the subject
site across 3rd Avenue are
residential structures of a
single-story and single
Title: Zoning Context Map
Source: Planning and Development Department
-family detached character. The R-3 (Multifamily Residence District) zoning
permits a maximum height of 30 feet by right, and up to 48 feet with increased
setbacks.
North: North of the subject site across Coolidge Street are various residential
structures ranging from a single-family detached character to small apartment
complex, with neither type exceeding two stories. The approximate west half of
sites immediately north of the subject site are zoned R-3 (Multifamily Residence
District) which permits a maximum height of 30 feet by right, and up to 48 feet
with increased setbacks, and the remaining sites to the east are zoned R-5
(Multifamily Residence District) which permits a maximum height of 48 feet.
South (the Grand Canal): South of the subject site is the Grand Canal which
was recently improved through the Canalscape project which brought lighting,
landscaping, and seating improvements to this section of the canal.
South (beyond the Grand Canal): South of the subject site across the Grand
Canal is a multifamily community zoned R-4 (Multifamily Residence District)
which permits a maximum height of 48 feet.
3.
Located along Central Avenue and several properties east of the subject site is
the Interim Transit-Oriented Zoning Overlay District One (TOD-1). The primary
purpose of TOD-1 was to encourage an appropriate mixture and density of
activity around transit stations to increase ridership along the light rail corridor
and promote alternative modes of transportation to the automobile while the
Walkable Urban Code was developed.
Staff Report: Z-56-20-4
January 20, 2021
Page 7 of 19
GENERAL PLAN LAND USE MAP
4.
The General Plan
Land Use Map
depicts a land use
designation of
Residential 15+
dwelling units per
acre which is
consistent with the
density proposed.
Surrounding the
subject site are
designations for
multifamily
densities including
Title: General Plan Land Use Map Excerpt
Source: Planning and Development Department
Residential 15+ dwelling units per acre to the south and east and Residential 10
to 15 dwelling units per acre to the north and west. The proposed use and
density of the subject site is consistent with the surrounding context.
5.
The Encanto Village Character Plan was approved and adopted in the Phoenix
General Plan through General Plan Amendment GPA-1-19. Each of the 15
Urban Villages have a Character Plan.
The proposed project advances the following items identified in the Encanto
Village Character Plan: encourage growth along the light rail; integrating canals
into project design; and new development being consistent with adopted plans.
One such area of alignment is with the North Central Employment Center
(profile attached) which identifies the presence of approximately 770,000 young,
well-educated, workers within a 10 to 20 minute drive and projected growth of
170,000 new residents within a 30 minute drive. The proposed development will
provide housing opportunities for the growing population in proximity to the
growing employment center while also reducing the need for long vehicle
commutes.
Staff Report: Z-56-20-4
January 20, 2021
Page 8 of 19
6.
Transit Oriented
Development Strategic
Policy Framework:
The Transit Oriented
Development Strategic Policy
Framework is part of the
City’s General Plan. The
framework identifies planning
typologies to describe urban
environments in terms of
appropriate scale and
intensity
As depicted on the right, the
subject site is located within
one-quarter mile from two
light rail stations. The nearest
station, Central and
Campbell, is identified in the
Strategic Policy Framework
as a Minor Urban Center
Place Type.
Title: Transit Oriented Development Strategic Policy
Framework Place Type Map
Source: Planning and Development Department
The Minor Urban Center Place Type is characterized by two to five story
buildings with allowances for up to seven when incentive criteria are met or
when a special circumstance exists. The proposed development, using the
Walkable Urban Code and depicting a height of four stories, is consistent with
the Minor Urban Center Place Type.
7.
Uptown Transit Oriented Development Policy Plan:
The subject site is located within the Uptown TOD Planning Area which is
depicted on the following page. The policy plan adopted for the Uptown TOD
District provides a blueprint for fully achieving the transformative potential of
light rail in a sustainable manner. Changes advocated in the plan can lower
transportation costs for residents, create new business opportunities, encourage
active, healthy lifestyles, ensure Phoenix increases its competitive advantage in
the global marketplace, and improve prosperity by growing the economy in
locations with existing infrastructure and public services.
Staff Report: Z-56-20-4
January 20, 2021
Page 9 of 19
While the subject site is
not mapped for a specific
recommended transect for
redevelopment, the
Uptown TOD District Plan
provides the following
direction relevant to the
subject site:
Activating the Grand
Canalscape:
The Uptown TOD Plan
describes at length the
importance and
opportunity of embracing
the Grand Canal as an
open space amenity, as a
regional active
transportation trail, and as
Title: Uptown TOD Planning Area
Source: Planning and Development Department
waterfront. While the Canalscape Project is complete, it is the projects adjacent
to the Grand Canal that will enliven the waterfront.
Increase the Population Using Alternative Transportation: .
The Uptown TOD Plan includes several measurable outcomes focused on
increasing ridership on the light rail, increasing the number of individuals riding
bikes or walking to work, and decreasing the number of Vehicle Miles Traveled
(VMT). The proposed project will position new households within walking and
bicycling distance to jobs, schools, and major park facilities.
PROPOSAL
8.
Site Plan
As depicted on the conceptual site plans and elevations on the following pages,
the proposal is for four floors of housing with five levels of parking located at the
interior of the site. The site plan depicts one point of vehicular access from
Coolidge Street. The site plan depicts 218 dwelling units with 46 studios, 116
one-bedroom, and 56 two-bedroom units. At a rate of 1.3 parking spaces per
studio and 1.5 spaces per one and two bedroom units, the code would require
318 parking spaces but due to the proximity to light rail, a 10 percent reduction
is applied for a total of 287 spaces.
Staff Report: Z-56-20-4
January 20, 2021
Page 10 of 19
Title: Conceptual Site Plan
Source: Rich Barber Architects
The ground floor units fronting 3rd Avenue and Coolidge Street will employ
stoop and doorwell frontages and the main leasing area oriented to Coolidge
Street will employ a storefront frontage; these ground level treatments abide by
the intent of the Walkable Urban Code to active the street frontage in addition to
detached sidewalks and trees planted between the curb and sidewalk as
required by the Walkable Urban Code.
The conceptual site plan depicts frontage types along the southern face of the
Staff Report: Z-56-20-4
January 20, 2021
Page 11 of 19
building mass to activate the interface with the canal. Staff is recommending
Stipulation No. 1 to require the frontage types along 40 percent of the canal
oriented building frontage.
9.
Canal Interface
The conceptual site plan and building elevations depict measures intended to
embrace and activate the frontage to the Grand Canal including amenity areas,
common areas, bike racks, a bicycle repair station, vegetation, and a perimeter
wall comprised mostly of view fence for ground level transparency. The Phoenix
Zoning Ordinance governs canal interface through the design standards
contained in Section 507 Tab A.
To advance the intent of the design guidelines and the Walkable Urban Code,
staff is recommending a series of stipulations to provide additional specificity
regarding improvements to the area between the southern mass of the building
and the Grand Canal right-of-way including the following:
x Stipulation No. 1: To require Walkable Urban Code Frontage Types along
a minimum 50 percent of the canal-facing building façade.
x Stipulation No. 2: To require architectural enhancements along the canal-
facing building façade.
x Stipulation No. 3: To require large canopy shade trees to soften the canal
environment and provide thermal comfort in the amenity areas and near
the canal.
o Due to the presence of an SRP easement at this location, the
extent to which the developer will be allowed to improve this are is
unknown and, therefore, the stipulation contains the language “as
approved or modified by the Planning and Development
Department.
x Stipulation No. 4: To require shaded open space adjacent to the canal
right-of-way through the application of Section 1310.A.2 of the Phoenix
Zoning Ordinance.
o Due to the presence of an SRP easement at this location, the
extent to which the developer will be allowed to improve this are is
unknown and, therefore, the stipulation contains the language “as
approved or modified by the Planning and Development
Department.
x Stipulation No. 5: To require all walls and fences within 30 feet and
oriented-to the canal right-of-way to have a maximum opaque height of
36 inches to promote interface between the project and the canal
amenity.
Staff Report: Z-56-20-4
January 20, 2021
Page 12 of 19
10. Conceptual Elevations
The conceptual building elevations, pictured below, depict a four story
multifamily complex exhibiting modern design elements, multiple colors, building
articulation, shaded upper floor balconies, and a mix of ground floor frontage
treatments including stoops, doorwells, and storefronts.
Title: Conceptual Building Elevations
Source: Rich Barber Architects
Staff Report: Z-56-20-4
January 20, 2021
Page 13 of 19
STUDIES AND POLICIES
11. Tree and Shade Master Plan:
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached
from the curbs to allow trees to be planted on both sides of the sidewalk to
provide thermal comfort for pedestrians and to reduce the urban heat island
effect.
The Walkable Urban Code contains landscape standards to provide enhanced
tree plantings with a focus on thermal comfort and the conceptual site plan
complies with code requirements.
To require tree shade be integrated into the project between the southern
building mass and the Grand Canal right-of-way, staff is recommending
Stipulation No. 3 requiring large canopy shade trees, placed 20 feet on center or
in equivalent groupings, and with a minimum caliper of 3-inches at installation;
the purpose of this stipulation is to promote thermal comfort for the amenity
areas and along the Grand Canal.
12. Complete Streets Guidelines:
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The Walkable Urban Code contains
requirements for detached sidewalks with vegetative shade which will enhance
the thermal comfort and sense of security for pedestrians passing on adjacent
sidewalks.
Staff is recommending Stipulation No. 8 to require enhanced bicycle facilities on
the site including secure bicycle parking for residents, bicycle racks for guests,
and a publicly accessible bicycle repair station near the southern edge of the
site; the purpose of these stipulations is to complement 3rd Avenue which is
identified as the Phoenix Sonoran Bikeway and the Grand Canal multiuse trail
which provides regional trail connectivity.
13. Comprehensive Bicycle Master Plan:
The Comprehensive Bicycle Master Plan is a guide for creating a culture and
environment conducive to bicycling as a viable mode of transportation. The
proximity to high capacity transit underscores the importance of walking and
bicycling in this area.
Staff Report: Z-56-20-4
January 20, 2021
Page 14 of 19
Recognizing the presence of the Grand Canal, the recently completed
Canalscape investments, the presence of the Phoenix Sonoran Bikeway, and
proximity to high capacity transit, staff is recommending Stipulation No. 8 which
requires secure bicycle parking for residents, bicycle parking for guests, and a
publicly accessible bicycle repair station.
14. Housing Phoenix:
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan.
This Plan contains policy initiatives for the development and preservation of
housing with 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 housing types that will
address the supply shortage at a more rapid pace while using vacant or
underutilized land in a more sustainable fashion.
15. 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 provision of recycling
containers was not addressed in the applicant’s submittals.
COMMUNITY CORRESONDENCE
16. As of the writing of this report, one letter of opposition was received detailing
concerns relating to scale, privacy, traffic, the abundance of multifamily, and the
design compatibility with the historic district.
INTERDEPARTMENTAL COMMENTS
17. 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.
Staff Report: Z-56-20-4
January 20, 2021
Page 15 of 19
18. The Public Works Department, Floodplain Management Division determined the
site is in a Special Flood Hazard Area (SFHA) called Zone A, on panel 1740 L of
the Flood Insurance Rate Maps (FIRM) dated October 16, 2013. The Public
Works Department provided Stipulation No. 10 to require the applicant follow
and document all necessary processes and improvements.
19. The Street Transportation Department provided Stipulation Nos. 6, 7, and 9 to
require traffic calming at vehicular driveways, two pedestrian connections to the
Grand Canal trail, and their standard stipulation regarding the applicant being
responsible for construction of adjacent streets, respectively.
The Street Transportation Department including the Pedestrian Safety
Coordinator further commented on the importance of enhanced pedestrian and
bicycle facilities including detached sidewalks, bicycle parking, a bicycle repair
station, and connections to the Grand Canal trail. These issues are addressed
in other stipulations or will be addressed through the application of the Walkable
Urban Code.
20. The Public Transit Department commented on the need for a robust system of
shaded pedestrian pathways with measures to delineate pedestrian crossings at
drive-aisles. These issues are addressed in other stipulations or will be
addressed through the application of the Walkable Urban Code.
OTHER
21. 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. 13.
22. Based on the proximity to Sky Harbor Airport, the Aviation Department is
requiring Stipulation Nos. 11 and 12 which require recorded documents to
disclose the existence of Sky Harbor Airport to future owners and residents, and
that an avigation easement be recorded.
23. 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.
Staff Report: Z-56-20-4
January 20, 2021
Page 16 of 19
Findings
1.
The proposal is consistent with the General Plan Land Use Map designation of
Residential 15+ Dwelling Units Per Acre and the TOD Strategic Policy Framework
Minor Urban Center Place Type designation.
2.
The development advances the vision and recommendations contained in the
Uptown Transit Oriented Development Plan and will support pedestrian oriented
development near the light rail and multiple urban bikeways.
3.
The proposal will create additional housing options for the significant number of
residents in the Uptown TOD District.
Stipulations
1.
The south facing mass of the building(s) oriented to the Grand Canal shall
incorporate Walkable Urban Code Frontage Types described in Section 1305
for a minimum 40 percent of the building face(s), as approved by the Planning
and Development Department. For the purpose applying the above provisions,
the above shall be treated as a Secondary Frontage with regard to glazing.
2.
The south facing mass of the building(s) oriented to the Grand Canal shall
contain architectural embellishments, design detailing, and / or space
programming to activate and provide visual access onto the canal, as
approved by the Planning and Development Department. Examples of
appropriate enhancements may include textural changes, offsets, recesses,
variation in window size and location, overhang canopies, balconies with a
depth greater of than 3 feet, and amenities such as gathering spaces.
3.
Between the southern mass of the building and the south property line (the
Grand Canal right-of-way), the developer shall plant minimum 3-inch caliper,
large canopy shade trees, at a minimum frequency of 25 feet on center or in
equivalent groupings, as approved or modified by the Planning and
Development Department.
4.
The provisions of Section 1310.A.2 of the Phoenix Zoning Ordinance shall
apply to require shaded open space of which a minimum 50 percent shall be
situated adjacent to the south property line (the Grand Canal right-of-way), as
approved or modified by the Planning and Development Department.
Staff Report: Z-56-20-4
January 20, 2021
Page 17 of 19
5.
No solid perimeter wall greater than 36 inches in height shall be oriented to
and located within 30 feet of the south property line (the Grand Canal right-of-
way), as approved by the Planning and Development Department.
6.
The developer shall provide traffic calming to slow vehicle traffic exiting the
property with specific regard to pedestrian safety on the public sidewalk, as
approved by the Planning and Development Department.
7.
The developer shall provide a minimum of two direct and accessible pedestrian
connections from the amenity areas located south of the building mass to the
shared use path along the Grand Canal Trail, as approved by the Planning and
Development Department.
8.
The developer shall provide and maintain the following bicycle infrastructure as
described below and as approved by the Planning and Development
Department.
a. A bicycle repair station (fix-it station) along the southern edge of the
site, visible, and accessible from the public sidewalk and / or the Grand
Canal Trail. The station shall include but not limited to: standard repair
tools affixed to the station; a tire gauge and pump; and a bicycle repair
stand which allows pedals and wheels to spin freely while adjusting the
bike.
b. All required bicycle parking for multifamily use, per Section 1307.H.6.d
of the Phoenix Zoning Ordinance, shall be secured parking.
c. Guest bicycle parking for multifamily residential use shall be provided at
a minimum of 0.05 spaces per unit with a maximum of 50 spaces near
entrances of buildings and installed per the requirements of Section
1306.H. of the Phoenix Zoning Ordinance.
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.
This parcel is in a Special Flood Hazard Area (SFHA) called Zone A, on panel
1740 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013. The
following requirements shall apply, as approved by the Planning and
Development Department:
Staff Report: Z-56-20-4
January 20, 2021
Page 18 of 19
a.
The Architect/Engineer is required to show the floodplain boundary
limits on the Grading and Drainage plan and ensure that impacts to the
proposed facilities have been considered, following the National Flood
Insurance Program (NFIP) Regulations (44 CFR Paragraph 60.3); this
includes, but not limited to provisions in the latest versions of the
Floodplain Ordinance of the Phoenix City Code.
b.
A copy of the Grading and Drainage Plan shall be submitted to the
Floodplain Management section of Public Works Department for review
and approval of Floodplain requirements.
c.
The developer shall provide a FEMA approved CLOMR-F or CLOMR
prior to issuance of a Grading and Drainage permit.
11.
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.
12.
The developer shall grant and record an avigation easement to the City of
Phoenix for the site, per the content and form prescribed by the City Attorney
prior to final site plan approval.
13.
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
Nick Klimek
January 20, 2021
Team Leader
Samantha Keating
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan and Elevations date stamped October 19, 2020 (2 pages)
Community Correspondence (4 pages)
Staff Report: Z-56-20-4
January 20, 2021
Page 19 of 19
North Central Employment Center Profile (2 pages)
Z-12-97
Z-SP-16-72
Z-341-83
Z-12-97
Z-83-05
Z-245-82
Z-31-12
Z-102-98
Z-83-05
Z-147-97
*
*
*
*
R-4
R-3
H-R
HP
R-3
R-5
C-2
PUD
R1-6
P-2
R-3
C-2
R-4 HP
R-5
R-4A
P-1
C-2
R-5
R-4 HP
R1-6
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I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-56-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.29 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
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WU Code T5:5 UT
CONVENTIONAL OPTION
2, 135
No Maximum
* UNITS P.R.D. OPTION
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N/A
Trinsic Residential Group, Todd Gosselin
DATE:
10/23/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-27
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REQUESTED CHANGE:
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R-5 ( 3.11 a.c.)
TO:
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Z-56-20
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CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-56-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
3.29 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
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WU Code T5:5 UT
CONVENTIONAL OPTION
2, 135
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3, 162
N/A
Trinsic Residential Group, Todd Gosselin
DATE:
10/23/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-27
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: R-3 ( 0.18 a.c.)
R-5 ( 3.11 a.c.)
TO:
WU Code T5:5 UT ( 3.29 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-56-20.mxd
Z-56-20
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&LW\RI3KRHQL[(PSOR\PHQW&HQWHU3UR´OH
NORTH CENTRAL
The North Central
employment center
offers an exceptional
location in one of the
FLW\VSUHPLHURI´FH
corridors.
This employment
center extends from
McDowell Road north
to Camelback Road
between Seventh
Street and Seventh
Avenue. The North
Central area includes
KLJKULVHRI´FHDQG
residential buildings
surrounded by
historic single family
neighborhoods, parks
and cultural amenities.
The North Central employment center offers excellent access to a large portion
of the metro area’s 1.7 million workers. Approximately 770,000 young, well-educated
workers reside within a 30 minute drive time.1 High concentrations of service and
health care workers live within 10 to 20 minutes. In addition, about 16 percent of the
workforce living within a 20 minute drive time is made up of executives, managers
and technical professionals.2
Projected growth for this area will result in close to 170,000 new residents within
a 30 minute drive time by 2020, providing a continually expanding labor pool.3
1, 2, 3 Claritas, 2015.
Labor Force Accessibility and Skills
Employment by Occupation
Workforce
10 Min. Drive
20 Min. Drive
30 Min. Drive
Number
%
Number
%
Number
%
Management
7,416
7
57,595
8
131,498
9
Engineering & Science
2,224
2
16,777
2
36,046
3
Healthcare & Education
11,089
10
82,493
11
170,387
12
Service
16,173
15
109,119
15
195,911
14
Sales
10,112
9
81,075
11
167,369
12
Clerical & Admin. Support
15,143
14
117,524
16
219,346
16
Construction
8,978
8
48,001
6
71,611
5
Production
6,210
6
39,874
5
64,441
5
Trans./Material Mover
6,373
6
46,614
6
76,283
5
Total
83,718
599,072
1,132,892
Commute Shed
• Access to a large executive
and professional workforce
• Advanced
telecommunications
infrastructure
• /DUJHLQYHQWRU\RIRI´FH
space
• Competitive lease rates
• Superior accessibility to
NH\EXVLQHVVDQG´QDQFLDO
services
Equal Opportunity Employer/Program. Auxiliary Aids and services are available upon request to individuals with
disabilities. Products and services made available through Federal Funding provided by the Workforce Investment Act.
Commuters who travel to
Employment Corridor per
Square Mile
4 to 10
10 to 25
25 to 50
More than 50
Phoenix North Central Job Center
Phoenix North Central Job
Center Catchment Area
Source: Maricopa Association of
Governments, TRP Reduction Database,
2013
Source: Claritas, 2015.
Sites and Buildings
Infrastracture
The North Central employment center offers
a large inventory of office and commercial
space mixed with a variety of hotel and
residential developments. From high-rise office
buildings and condominiums to palm tree-lined
streets of historic single-family neighborhoods,
diversity enhances the appeal of this
conveniently located area.
The area has about 14.5 million square feet
of existing office space in close proximity to
downtown. For companies that require build-to-
suit space, there are prime commercial high-rise
parcels available.4
The map to the right highlights the type
of community real estate in the North Central
area. Our team can provide more detail, custom
information based on your requirements.
4 CoStar Realty Information Inc., 2015
Abundant and reliable power sources
are available from a highly advanced network
system that provides redundant feeds from
multiple sub-stations.
The North Central employment center enjoys
easy access to a modern network of urban
freeways and arterial streets. This employment
center has excellent transit service and is
located along the METRO light rail transit line
that connects the area to downtown Phoenix,
Phoenix Sky Harbor International Airport and
surrounding cities.
For businesses that require convenient
air access, Phoenix Sky Harbor International
Airport is located just 15 minutes away. The
airport is one of the busiest in the U.S. based
on passenger traffic and offers more than 830
daily non-stop flights to nearly 80 domestic
destinations and 13 international destinations.5
5 Phoenix Sky Harbor International Airport, 2015.
Existing and Planned
Development
1. Century Link Tower
586,403 sq. ft.
Office
2. Viad Tower Phase II
478,488 sq. ft.
Office - Proposed
3. Phoenix Corporate Tower
445,811 sq. ft.
Office
4. Phoenix Plaza Tower II
419,453 sq. ft.
Office
5. Phoenix Plaza Tower I
418,613 sq. ft.
Office
6. Younan Central Plaza
405,693
Office
7. 2800 Tower
364,533 sq. ft.
Office
8. 3550 Tower
287,269 sq. ft.
Office
9. Park Central - Bldg 7
224,953 sq. ft.
Office
10. Security Title Plaza
219,032 sq. ft.
Office
Source: CoStar Realty Information Inc., 2015
City of Phoenix
Community and Economic Development Department
200 W. Washington St., 20th Floor | Phoenix, AZ 85003
www.phoenix.gov/econdev | 602-262-5040
PHOENIX IS DESIGNED
TO WORK.
Connectivity
The North Central employment center
features modern, reliable telecommunications
infrastructure that is supported by multiple
providers. These providers are able to offer
specialized capabilities such as complete digital
infrastructure, T-1 (DS1) lines, T-3 (DS3) lines,
self-healing fiber ring architecture and high-
speed data communications. Local exchange
carriers with service in the North Central area
include CenturyLink and Cox Communications.
Amenities and Attractions
The exciting Phoenix Arts District includes the Phoenix Art Museum
and Theater, the Playhouse on the Park and the internationally renowned
Heard Museum of Native American Art. Steele Indian School Park, located
at the northeast corner of Central Avenue and Indian School Road, features
an expansive 15-acre entry garden, several historical buildings depicting the
history of Phoenix Indian School, an amphitheater with seating for 1,500, a
2.5-acre bird-shaped lake and waterfall and a 15-acre neighborhood park.
Located in the heart of the North Central employment center, Park Central
is a 500,000 square foot mixed-use redevelopment featuring offices, retail,
restaurants and business-oriented hotels. In addition, there are a number
of new luxury apartment developments in the area that provide a variety
of housing options for workers and support continued office and retail
development.
Major Area Employers
CenturyLink
PricewaterhouseCoopers
Telecommunications
Accounting and Management Consulting
Deloitte LLP
Dignity Health
Accounting and Management Consulting
Hospital Administration
Fennemore Craig
IBM Corporation
Law Firm
Administrative Operations
SCF Arizona
U-Haul International
Direct Property and Casuality Insurance - HQ
Leasing Services - Corp. HQ
Viad Corporation
Xerox Corporation
Business Services - HQ
Copiers and Office Products
BMO Harris Bank
Banking and Financial Services
Source: Maricopa Association of Governments, 2013
Camelback Rd.
Indian School Rd.
Osborn Rd.
Thomas Rd.
McDowell Rd.
7th Ave.
7th St.
Steele Indian
School Park
Central Ave.
Metro Light Rail
1
2
3
9
10
5
4
8
7
6
From:
Adam Ghiz
To:
Nick Klimek
Cc:
ben@witheymorris.com
Subject:
Re: Z-56-20 (3rd Avenue and Coolidge)
Date:
Tuesday, November 3, 2020 12:07:07 PM
One Additional concern.
The large grassy area on the corner of 3rd and Coolidge has been used for years by the
neighborhood as a makeshift park. Families have used this area for recreation with their
children and pets. It provides for a grassy green area, in an otherwise paved jungle. You will
be taking this away from all residents, and instead of providing more greenery, will be adding
more concrete.
~Adam
On Nov 3, 2020, at 11:51 AM, Adam Ghiz <a.ghiz@me.com> wrote:
Here are my concerns for this project:
1. 56ft building height allowed by T5:5
2. 10 ft setback from current sidewalk, this in combination of the height will
basically provide for an entire block of apartments from the canal to Coolidge
looking directly over my fence and into my yard and house.
3. Noise, this is an extremely quiet section and adding an additional 218 housing
units will greatly increase the noise factor of the neighborhood.
4. Traffic. Hazelwood turns into 3rd ave and as a result, there is a very low traffic
density. Even with the the garage entry on Coolidge, traffic is going to greatly
increase on these streets and most likely all street parking with cease to exist.
5. Saturation. There are already 5 or 6 (possibly even more) high density
apartment complexes in this immediate area. Adding yet another complex will
adversely and disproportionately affect this neighborhood vs other
neighborhoods.
6. Historic district. This complex is almost surrounded on the 3rd ave and
Coolidge street sections by the Pierson Place Historic district. Constructing this
large complex when surrounded by a historic district diminishes the intention of
having a historic district. The proposed elevations are quoted as “blending in” yet
it looks like every other apartment complex built.
This project adversely affects my property disproportionately as I am on the
corner of 3rd and Hazelwood and this apartment complex will be towering over
my house, and on the entire east side of my property I will now stare at 56ft of
apartment building.
~Adam
On Nov 3, 2020, at 11:18 AM, Nick Klimek
<nick.klimek@phoenix.gov> wrote:
Good morning, Adam –
I apologize but I believe I failed to answer one of your primary questions,
expressed via Maura, regarding whether the property is currently
approved for development. The answer is both yes and no… please allow
me to explain.
The property is currently zoned R-5 which generally means they could
build to a height of 48 feet.
However, the applicant has elected to pursue additional zoning
entitlement under the Walkable Urban Code. The process will take 4-6
months and include 3 public hearings and a neighborhood meeting.
During this process, the site plan may change and evolve in response to
community concerns and priorities. I recommend putting your concerns in
writing and sending them over to me. I also suggest reaching out to the
applicant’s representative, Ben Tate, to express yours concerns early on.
In the coming weeks, I will be reviewing the proposal in greater detail.
Kind regards,
Nick
<image002.jpg>
Nick Klimek, AICP
Village Planner
Office: 602-534-7696
E-mail: nick.klimek@phoenix.gov
City of Phoenix
Planning & Development Department
200 West Washington Street
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better
Phoenix
***I am currently working remotely on a rotational schedule, but will be
checking voicemails multiple times per day. Please feel free to leave me a
voice message or email me for a more timely response. Thank you.***
From: Adam Ghiz <a.ghiz@me.com>
Sent: Tuesday, November 3, 2020 10:45 AM
To: Nick Klimek <nick.klimek@phoenix.gov>
Subject: Re: Z-56-20 (3rd Avenue and Coolidge)
Thanks for the response. So I am in the house directly across from this and
will be affected greatly as most of my exposure is to the east where the
current donor network building is. This picture is what I see from most of
my house. I estimate that these trees are approximately 30ft tall and
from what I have seen, it looks like the building will be 56ft tall. Also,
correct me if I am wrong, but the building will only be setback 10 ft from
the current sidewalk?
If this is the case, how can I expect any modicum of privacy? Not to
mention, that all I will be able to see from my windows will now be
building.
How does a project this large get approved so close to a historic
residential neighborhood? It destroys any point in trying to preserve the
original feel of the neighborhood.
I am greatly distressed by this news and also would like to know if there is
an estimated time when construction will begin.
Thanks,
Adam
<image003.jpg>
On Nov 3, 2020, at 10:38 AM, Nick Klimek
<nick.klimek@phoenix.gov> wrote:
Good morning, Mr. Ghiz –
My name is Nick Klimek and I am the Alhambra Village
Planner. I received your contact information from Maura
Jackson from our Historic Preservation Office. Please feel
free to send any written comments to me and I will ensure
they be provided to the applicant and included with the staff
report as the request is processed; in your email, please
reference the case number Z-56-20.
If you would like to discuss, please feel free to call me at the
below number but please note that the request is very new
so I may be light on exact details regarding the site plan.
Kind regards,
Nick
<image003.jpg>
Nick Klimek, AICP
Village Planner
Office: 602-534-7696
E-mail: nick.klimek@phoenix.gov
City of Phoenix
Planning & Development
Department
200 West Washington Street
Phoenix, AZ 85003
Mission: Planning, Development and Preservation
for a Better Phoenix
***I am currently working remotely on a rotational schedule,
but will be checking voicemails multiple times per day.
Please feel free to leave me a voice message or email me
for a more timely response. Thank you.***