Attachment B - Staff Report - Z-73-21-8.pdf

City of Phoenix — Formal (2022-04-06)

Extracted text (via pymupdf) 23763 characters

Staff Report: Z-73-21-8
January 20, 2022
Camelback East Village Planning
Committee Meeting Date
February 1, 2022
Planning Commission Hearing Date
March 3, 2022
Request From:
C-2 HGT/WVR (Intermediate Commercial
District, Height Waiver) (2.06 acres)
C-2 (Intermediate Commercial District) (0.49
acres)
P-1 (Parking District – Passenger Automobile
Parking, Limited) (1.69 acres)
PAD-14 (Planned Area Development District)
(1.63 acres)
Request To:
R-3 (Multifamily Residence District) (5.87
acres)
Proposed Use:
Single-family attached residential
Location:
Approximately 415 feet west of the northwest
corner of 36th Street and McDowell Road
Owner:
McDowell Partners I, LLC, et al.
Applicant:
McDowell Partners I, LLC
Representative:
Ron Harris, Norris Design
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Residential 10 to 15 dwelling units per acre
Street Map
Classification
McDowell Road
Arterial
40 to 47-foot north half
street
Attachment B

Staff Report: Z-73-21-8
January 20, 2022
Page 2 of 12

CONNECT PEOPLE & 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 proposed development is appropriately located on an arterial street which is a
major commercial corridor with a variety of retail and professional businesses adjacent
to and within close proximity to the subject site. The development will provide a new
housing type in the neighborhood, adding to the diverse mix of the existing housing
stock in the area.

CELEBRATE OUR DIVERSE COMMUNITIES & 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 development is sensitive to the scale and character of the surrounding
neighborhood with a maximum building height of three stories, which is consistent with
the multifamily development directly to the east. As stipulated by staff, all buildings
along the northern perimeter of the site shall be limited to a maximum height of two
stories to provide an appropriate height transition to the existing single-family
neighborhood to the north.

CONNECT PEOPLE & PLACES CORE VALUE; COMPLETE STREETS; DESIGN
PRINCIPLE: In order to balance a more sustainable transportation system,
development should be designed to include increased amenities for transit,
pedestrian and bicyclists such as shade, water, seating, bus shelters, wider
sidewalks, bike racks, pedestrian scale lighting and way-finding.

As stipulated, the proposed development will provide detached sidewalks on McDowell
Road, which will be planted with trees to provide shade for pedestrians, as well as
shrubs to enhance pedestrian safety by discouraging pedestrian mid-block crossings.
The development will also provide bicycle parking near amenity areas.

Staff Report: Z-73-21-8
January 20, 2022
Page 3 of 12

Applicable Plan, Overlays, and Initiatives
Housing Phoenix – See Background Item No. 7.

Tree and Shade Master Plan – See Background Item No. 8.

Complete Streets Guiding Principles – See Background Item No. 9.

Comprehensive Bicycle Master Plan – See Background Item No. 10.

Zero Waste PHX – See Background Item No. 11.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant and restaurant
C-2 HGT/WVR, C-
2, P-1, PAD-14
North
Single-family residential
R1-6
South (Across
McDowell Road)
Retail businesses and school
C-2
South (Adjacent)
Tire/Auto service
C-2
West
Multifamily residential
R-4A
East
Retail shopping center
C-2

R-3 (Multifamily Residence District)
Single-Family Attached Development Option
Standards
Requirements
Provisions on the
Proposed site Plan
Maximum dwelling unit
density
15.23 dwelling units per acre;
17.40 dwelling units per acre with
bonus
12.2 dwelling units per
acre – Met
Maximum number of units
89, 102 with bonus
72 units – Met
Minimum perimeter standards
Minimum building
setbacks
10 feet for units fronting street
rights-of-way;

15 feet for units siding streets
rights-of-way. This area is to be
in common ownership or
management.

10 feet adjacent to property line
N/A

20 feet (units siding
street right-of-way) –
Met

15 feet (adjacent to
property line) - Met

Staff Report: Z-73-21-8
January 20, 2022
Page 4 of 12
*Site plan modification or variance required
**There shall be a 15-foot maximum height within ten feet of a single-family zoned
district, which height may be increased one foot for each additional one foot of building
setback to the maximum permitted height.
Background/Issues/Analysis
R-3 (Multifamily Residence District)
Single Family Attached Development Option
Standards
Requirements
Provisions on the
Proposed site Plan
Minimum landscape
setbacks
Street: 15 feet
Interior perimeter property
lines: 5 feet, 10 feet where
adjacent to single-family district
Not depicted on site plan*
Maximum height
3 stories or 40 feet for first 150
feet; 1-foot in 1-foot increase to
48 feet high, 4-story
maximum**
3 stories and 40 feet – Met
Maximum lot coverage
100%
32% – Met
Minimum common
areas
5% of gross area
9.5% – Met
Minimum parking
2 spaces per 3-bedroom unit
Guest parking: 0.25 per unit
(162 required)
164 spaces – Met
SUBJECT SITE
1.
This request is to rezone a 5.87-
acre site located approximately
415 feet west of the northwest
corner of 36th Street and
McDowell Road from 2.06 acres
of C-2 HGT/WVR (Intermediate
Commercial District, Height
Waiver), 0.49 acres of C-2
(Intermediate Commercial
District), 1.63 acres of PAD-14
(Planned Area Development
District), and 1.69 acres of P-1
(Parking District) to R-3
(Multifamily Residence District) to
allow a single-family attached
residential development.
)
Zoning Map
Source: City of Phoenix Planning and Development Department

Staff Report: Z-73-21-8
January 20, 2022
Page 5 of 12
2.
The site has a General Plan
Land Use Map designation of
Residential 10 to 15 dwelling
units per acre. The same
designation exists to the east
and west of the site. The
properties to the south of the
site, across McDowell Road, are
designated Commercial. To the
north of the site is a single-
family residential neighborhood
designated as Residential 3.5 to
5 dwelling units per acre.
The proposal is consistent with
the Residential 10 to 15
dwelling units per acre
designation and will
provide a land use
transition from the higher intensity Commercial designations to the south to the
single-family residential neighborhood to the north.
EXISTING CONDITIONS & SURROUNDING ZONING
3.
The site consists of five
vacant parcels and an
additional parcel that
currently contains a
restaurant. These parcels
have a mix of zoning
districts, the boundaries of
which cross parcel lines. The
southwestern portion of the
site is zoned C-2 HGT/WVR
(Intermediate Commercial
District, Height Waiver),
which was originally entitled
to accommodate a
commercial use that was
ultimately never built. The
northwestern portion of the
site is zoned P-1 (Parking
District), which was originally meant to be used as a surface parking lot to support
the proposed commercial development to the south. The northeastern portion of
the site is also vacant and is zoned PAD-14 (Planned Area Development). The
General Plan Land Use Map
Source: City of Phoenix Planning and Development Department
Aerial Map
Source: City of Phoenix Planning and Development Department

Staff Report: Z-73-21-8
January 20, 2022
Page 6 of 12
parcel on the southeastern portion of the overall site is the restaurant, which is
zoned C-2 (Intermediate Commercial District).
To the north of the site is a single-family detached residential neighborhood zoned
R1-6 (Single-Family Residence District). To the west is a three-story apartment
complex zoned R-4A (Multifamily Residence District). To the east is a retail
shopping center consisting of a grocery store anchor and a variety of retail,
commercial services, and restaurants, which are zoned C-2 (Intermediate
Commercial District). To the south, across McDowell Road, are retail businesses
and a school, all zoned C-2 (Intermediate Commercial District). There is also an
intervening parcel in the middle of the proposed development site along McDowell
Road, which is currently being used as a tire shop and is zoned C-2 (Intermediate
Commercial District).
The development proposal is consistent with surrounding land uses and will
provide a transitional buffer from more intense commercial uses along McDowell
Road to the existing single-family residential neighborhood to the north.
PROPOSAL
4.
The project site is located within the boundaries of the applicable area for the
Single-Family Attached Development Option, as set forth in Section 608.F.8 of the
Phoenix Zoning Ordinance. As such, the developer will be required to obtain a
Use Permit in order to utilize the Single-Family Attached Development Option of
the R-3 (Multifamily Residence) zoning district.
The Use Permit process is independent of the Rezoning process and is decided
on by a Zoning Adjustment Hearing Officer. Staff is not stipulating general
conformance to the site plan submitted with this rezoning request, as the specifics
of the site design may change significantly through this additional hearing
process. Staff’s recommended stipulations primarily address the streetscape
treatment and height transition to the neighboring
single-family homes to the north, as well as interdepartmental recommendations.
opment proposal is consistent
ith s rro nding land
ses and
Street View of “Intervening Parcel”
Source: Google Street View Images

Staff Report: Z-73-21-8
January 20, 2022
Page 7 of 12
5.
The proposed site plan,
attached as an exhibit,
depicts a 72-lot single-
family attached
residential development,
with a mix of two- and
three-story units, the
former of which are
located along the
northern perimeter
property line where the
development is adjacent
to single-family homes.
The development
proposes two driveways
on McDowell Road, an
open space and amenity
area near the primary
gated entry drive, and
units with individual
garages and private
backyards.
As explained in
Background Item No. 4,
staff is not
recommending general
conformance to this site
plan due to the
requirement for a Use
Permit. Specific site
design elements may be
determined through this
separate public hearing
process.
Proposed Site Plan
Source: RCC Design Group, LLC

Staff Report: Z-73-21-8
January 20, 2022
Page 8 of 12
6.
The proposed building elevations depict a mix of two- and three-story buildings
with contemporary architectural design. A variety of architectural features are
utilized to break up the building massing, such as building pop-outs, window
overhangs, a mix of building materials, and decorative garage elements. To
ensure the high quality of architecture and mix of building materials depicted in
the elevations, staff is recommending general conformance to the elevations with
specific regard to these architectural elements, per Stipulation No. 1.
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
7.
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 a 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 land in a more
sustainable fashion.
Proposed Building Elevations
Source: Felten Group

Staff Report: Z-73-21-8
January 20, 2022
Page 9 of 12

8.
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 the stipulated
landscape strip between the sidewalk and back of curb along McDowell Road be
planted with minimum 2-inch caliper trees to provide minimum 75 percent shade
at maturity. This is addressed in Stipulation No. 2.

9.
Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. To provide a safe and comfortable
pedestrian environment, staff is recommending that the sidewalks along McDowell
Road be detached with a landscape strip between the sidewalk and back of curb.
Staff is further recommending that this landscape strip be planted with trees to
provide shade for pedestrians and shrubbery at a maximum height of 24 inches to
provide a vegetative barrier to discourage pedestrian mid-block crossings. Staff is
also recommending that the development provide bicycle parking spaces near
amenity areas for residents and guests. These recommendations are addressed
in Stipulation Nos. 2 and 3.

10.
Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its bikeway system and supportive infrastructure. 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 project will incorporate bicycle parking spaces for
the community, which will be installed per the requirements in the city’s Walkable
Urban (WU) Code. This is addressed in Stipulation No. 3.

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 with provide trash and recycling collection on site in community
waste collection containers.

Staff Report: Z-73-21-8
January 20, 2022
Page 10 of 12

COMMUNITY INPUT SUMMARY
12.
At the time this staff report was written, staff did not receive any community
correspondence regarding the proposal.

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.

14.
The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International Airport
(PHX) to future owners or tenants of the property. The Aviation Department also
requires that the project receive a No Hazard Determination from the FAA prior to
final site plan approval. These are addressed in Stipulation Nos. 7 and 8.

15.
The Street Transportation Department is requiring that the developer dedicate and
construct a minimum of 50 feet of right-of-way on the north side of McDowell
Road. The developer shall also be responsible for construction and improvements
of all streets within and adjacent to the development, and these must comply with
all current ADA accessibility standards. These requirements are addressed in
Stipulation Nos. 4 and 5.

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. 6.

17.
The developer shall provide a hydraulic/hydrologic analysis of offsite storm water
flows, when present, at the time of preliminary site plan submittal for verification of
required infrastructure regarding lot space and density.

18. 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-73-21-8
January 20, 2022
Page 11 of 12

Findings

1.
The proposed development is appropriately located along an arterial street where
major commercial centers are present to serve residents.

2.
The proposed development will provide a buffer and an appropriate transition from
the commercial uses along McDowell Road to the existing single-family
neighborhood to the north of the site.

3.
As stipulated, the proposed development will provide an enhanced pedestrian
environment along McDowell Road with detached sidewalks and shade trees.

Stipulations

1.
The development shall be in general conformance with the building elevations
date stamped November 15, 2021 with specific regard to variety of materials,
decorative garage doors, and covered entries, as approved by the Planning and
Development Department.

2.
The public sidewalk along McDowell Road shall be detached with a landscape
strip located between the sidewalk and back of curb following the most recent
Cross Section of the Street Classification Map and planted to the following
standards, as approved by the Planning and Development Department.

a.
Minimum 2-inch caliper shade trees that provide a minimum 75 percent
shade at maturity.

b.
Drought tolerant vegetation maintained at a maximum mature height of
24 inches and achieve 75 percent live coverage.

3.
A minimum of 6 bicycle parking spaces shall be provided through Inverted U
and/or artistic racks located near amenity areas. Bike racks shall be 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.

4.
The developer shall dedicate minimum 50-feet of right-of-way and construct the
north side of McDowell Road, as approved by the Planning and Development
Department.

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.

Staff Report: Z-73-21-8
January 20, 2022
Page 12 of 12

6.
In the event archeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archeologist, and allow time for the
Archeology Office to properly assess the materials.

7.
The property owner shall record documents that disclose the existence, and
operational characteristics of Sky Harbor International 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.

8.
The developer shall submit 7460 Forms to FAA and receive FAA no hazard
determination or mitigations approved by FAA for both temporary and
permanent development prior to final site plan approval.

Writer
Sofia Mastikhina
January 11, 2021

Team Leader
Samantha Keating

Exhibits
Sketch Map
Aerial
Site plan date stamped November 15, 2021 (1 page)
Elevations date stamped November 15, 2021 (6 pages)

Z-20-03
Z-171-83
Z-60-90
Z-212-80
Z-230-84
Z-230-84
Z-264-85
Z-2-87
Z-123-03
Z-48-86
Z-20-92
Z-123-03
*
*
*
*
*
*
*
*
*
HGT/WVR
R-4A
C-2
R-4
C-2
P-1
C-2
R1-6
R1-6
C-2
P-1
PAD-14
C-1
R-3
R-3A
C-2
R1-6
C-2
C-2
P-1
R-5
C-2
R-4A
C-2 SP
Z-SP-4-84
MCDOWELL RD
CORONADO RD
35TH ST
34TH ST
36TH ST
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: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-73-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.87 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2 HGT/WVR, C-2, P-1, PAD-14
R-3
CONVENTIONAL OPTION
30, 7, N/A, 47
85
* UNITS P.R.D. OPTION
36, 8, N/A, N/A
102
McDowell Partners I, LLC
DATE:
12/16/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 13-35
ZONING MAP
G-10
REQUESTED CHANGE:
FROM: C-2 HGT/WVR ( 2.06 a.c.)
C-2 ( 0.49 a.c.)
P-1 ( 1.69 a.c.)
PAD-14 ( 1.63 a.c.)
TO:
R-3 ( 5.87 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-73-21.mxd
Z-73-21
0.03
0
0.03
0.015
Miles