Attachment B - Staff Report - Z-80-22-5.pdf

City of Phoenix — Formal (2023-05-03)

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Staff Report Z-80-22-5
February 24, 2023
Alhambra Village Planning Committee
Meeting Date:
February 28, 2023
Planning Commission Hearing Date:
April 13, 2023
Request From:
PSC TOD-1 (Planned Shopping Center,
Interim-Transit Oriented Zoning Overlay
District One) (12.15 acres)
Request To:
WU Code T5:5 SL (Walkable Urban
Code, Transect 5:5 District, Transit
Solano Character Area) (12.15 acres)
Proposed Use:
Multifamily residential
Location:
Northwest corner of 15th Avenue and
Montebello Avenue
Owner
Christown1755, LLC
Applicant / Representative:
Taylor C. Earl, Earl and Curley, P.C.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial, Village Core
Street Map
Classification
15th Avenue
Collector
50-foot west half street
Montebello Avenue
Minor
Collector
30 to 36-foot north half
street
CELEBRATE OUR DIVERSE COMMUNITIES CORE VALUE; CERTAINTY AND
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 proposal respects the scale of the existing neighborhood which is primarily one-
and two-story residences by providing adequate stepbacks and as stipulated will allow
ATTACHMENT B

Staff Report: Z-80-22-5
February 24, 2023
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for eventual redevelopment at the scale and form envisioned by the ReinventPHX
Solano Transit Oriented Development Policy Plan and 19North Transit Oriented
Development District Policy Plan.
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 proposal includes a deep landscape setback along 15th Avenue which reflects
the existing condition in the surrounding neighborhood. The development will include
detached and shaded sidewalk and, as stipulated, 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; 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 stipulated, will create new housing opportunities in the area and
is within close proximity to a light rail station and within the Alhambra Village Core.
The development, as stipulated, will allow for eventual redevelopment in a more urban
form that will further allow for additional housing opportunities and access to public
transit, commercial destinations and neighborhood services.

Applicable Plans, Overlays, and Initiatives
Transit Oriented Development Strategic Policy Framework: Background Item No.
4.
Solano Transit Oriented Development Plan: Background Item No. 5.

19North Transit Oriented Development (TOD) District Policy Plan: Background
Item No. 6.
Alhambra Village Character Area Plan: Background Item No. 7.
Tree and Shade Master Plan: Background Item No. 10.

Complete Streets Guidelines: Background Item No. 11.

Housing Phoenix: Background Item No. 12.

ZeroWaste Phoenix: Background Item No. 13.

Staff Report: Z-80-22-5
February 24, 2023
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Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Parking lot
PSC TOD-1
East, (across 15th
Avenue)
Single-family residences
R1-6
West
Parking lot and movie theater
PSC TOD-1
South, (Across
Montebello Avenue)
Library, School, Park
R1-6, PSC TOD-1
North
Shopping Center/Mall
PSC TOD-1

Walkable Urban Code
Transect 5:5 SL
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
No minimum
12.15 acres
Total Number of Units
No maximum
760
Density
No maximum
62.55 dwelling units
per acre
Building Height
56 feet maximum
5 stories, 55-feet
(Met)
Parking
Per Section 702. Additional
25% reduction when the off-
street parking area is located
within 1,320 feet from a light
rail station
1,615 spaces (Met)
Parking Height
Cannot exceed height of
building
Not depicted
Bicycle Parking
Common bicycle parking at
0.25 spaces for each
residential unit, Max 50 spaces
Not depicted
Loading and Service Bays
1 per Section 1307.2
Not depicted
Streetscape Standards (Section 1312.E)
Minor Collector and Local
Streets (15th Avenue and
Montebello Avenue)
5-foot-wide sidewalk with 5-
foot-wide landscaped
detachment
6-foot-wide
detached sidewalk
with 7-foot-wide
landscaped
detachment (Met)
Main Building Setbacks(1)
Primary Frontage
12-foot maximum
12-foot (Met)

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February 24, 2023
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(Montebello Avenue)
Rear (North)
0 foot minimum
Not depicted
Side (West)
0 foot minimum
Not depicted
Secondary Frontage
(15th Avenue)
10-foot maximum
10-foot (Met)
Parking Setbacks*
Primary Frontage
30-foot minimum or behind
building
Not depicted
Secondary Frontage
20-foot minimum, 10-foot
landscape setback from street
right-of-way
Not depicted
Rear (North)
0 foot minimum
Not depicted
Side (West)
0 foot minimum
Not depicted
Lot Requirements
Lot Coverage
80 percent maximum
54 percent (Met)
Primary Building Frontage
70 percent minimum
Not depicted
Secondary Building Frontage 50 percent minimum
Not depicted
Open Space
5 percent minimum
4.49% (Not Met**)
Frontage Types Allowed
Primary Frontage

Common entry, storefront,
arcade, gallery or alternative
frontages as per Section
1305.B.1.c
Not specified
Secondary Frontage

Common entry, storefront,
arcade, gallery or alternative
frontages as per Section
1305.B.1.c
Not specified
Minimum Glazing on Building Frontages Facing Street Right-of-Way (Section
1305.B.2.)
Ground Floor

25%
Not depicted
Second Floor

25%, 10% East and West
Not depicted
Upper Floors

n/a
Not depicted
(1) Setbacks requirements as per Sections 1303.A.2 and 3 when adjacent to single-family residential
districts and historic properties or districts.
* Minimum 20-foot stepback adjacent to single-family residential districts or HP district or properties if
over 40 feet
** Plan adjustment or variance required

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February 24, 2023
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Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 12.15 acres located at the northwest corner of 15th Avenue
and Montebello Avenue from PSC TOD-1 (Planned Shopping Center, Interim-Transit
Oriented Zoning Overlay District One) to WU Code T5:5 SL (Walkable Urban Code,
Transect 5:5 District, Transit Solano Character Area) for the purpose of multifamily
residential with 760 units.

The site is currently a surface parking lot that provides parking spaces for the
commercial uses at the Christown Spectrum shopping center/mall. A vacant 5,200
square foot building that formerly housed a Costco auto center is also located on the
subject site and will be demolished as a part of the proposal.

Existing PSC TOD-1 (Planned Shopping Center, Interim-Transit Oriented Zoning
Overlay District One: The existing PSC TOD-1 zoning allows for a height of four stories
and 25 feet, or up to 56 feet with additional setbacks.

Proposed WU Code T5:5: The proposed zoning allows for a maximum height of 56 feet.

Zoning Aerial Map of the subject site; Source: City of Phoenix Planning and Development Department.

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February 24, 2023
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SURROUNDING LAND USES AND ZONING
2.
The Zoning Sketch Map, attached as an exhibit, depicts zoning entitlements for the
subject site and the surrounding area.

• South (Across Montebello Avenue): South of the subject site crossing Montebello
Avenue are the Yucca Branch of the Phoenix Public Library, Solano Elementary
School, and Solano Park, all of which are within the R1-6 zoning district. The
zoning permits a height of 2 stories up to 30 feet.
• North: Immediately north of the subject site are a Harkins movie theater, a
Walmart shopping center, an American Furniture Warehouse, and an entrance to
the indoor portion of the Christown Spectrum shopping center/mall. All of these
are within the PSC TOD-1 zoning district which allows for a height of four stories
and 25 feet, or up to 56 feet with additional setbacks.
• West: Immediately west of the subject site is a parking lot and movie theater.
Further west past the parking lot is a Target, a Chase bank, restaurants, and
19th Avenue. This area is zoned PSC TOD-1 and allows for a height of four
stories and 25 feet, or up to 56 feet with additional setbacks.
• East (Across 15th Avenue): Across 15th Avenue are single-family residences
zoned R1-6. Heights are limited to 2-stories and 30 feet.

The development, as stipulated is consistent with the intensity currently allowed in the
surrounding area and as envisioned by the ReinventPHX Solano Transit Oriented
Development Policy Plan, the 19North Transit Oriented Development District Policy
Plan, and the Alhambra Village Core.

GENERAL PLAN LAND USE MAP

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

3.
The General Plan Land Use Map depicts a land use designation of Commercial which

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February 24, 2023
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also allows for “Higher Density” multifamily residential. Walkable Urban Code zoning
district allows for residential and commercial uses and is consistent with this
designation. The designation to the north and west is Commercial. To the south, across
Montebello Avenue, is designated as Public/Quasi-Public. To the east, across 15th
Avenue, is designated as Residential 3.5 to 5 dwelling units per acre.

4.
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. The subject site is located within one-half mile of the Montebello light rail
station, which is identified as a Medium Urban Center. The Medium Urban Center Place
Type is characterized by three to six story buildings with allowances up to ten when
incentive criteria are met. The proposed scale and intensity are consistent with the
recommended Place Type.

Transit Oriented Development Strategic Policy Framework, Place Type Map Excerpt; Source: Planning
and Development Department

5.
Solano Transit Oriented Development Policy Plan:
The site is located within the Solano TOD Planning Area. The policy plan adopted for
the Solano 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.

The site is located within the “Christown Spectrum” Master Plan priority Development

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February 24, 2023
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Area. Priority Development Areas had the most community support for redevelopment
and need for focused investment during the policy planning process. A WU Code
Transect of T5:5 is identified for the site in the conceptual zoning map contained in the
plan. The proposal is for a WU Code transect of T5:5 and is therefore consistent.
Annotations on the master plan call for the mall to be retrofitted to accommodate mixed-
use buildings and for residential buildings to front Solano Park and Elementary School.

To implement the Vision and Master Plan for the Solano TOD District, one key
recommendation is the implementation of a form-based zoning code. The conceptual
zoning map contained in the plan recommends for the subject site to rezone to the T5:5
transect of the Walkable Urban Code.

Solano Transit Oriented Development Policy Plan, Conceptual Transect Map, Source: Planning and
Development Department

In addition, the Solano TOD District Plan provides the following direction as it pertains to
the request, the subject site, and the 15th Avenue Corridor:

• Land Use Element (page 38). The site is within an area designated for “Retrofit”
improvements meaning that reinvestment is appropriate on the site ranging from
pedestrian improvements to the addition of units.
• Housing Element (pages 41 and 42). The site is within a larger area (Bethany
Home Road to Camelback Road, 15th Avenue to 19th Avenue) that needs 2,328
T5:5
T5:5
T5:3
T5:3
T5:22

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February 24, 2023
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additional housing units by 2035. The Investment Opportunity Map also depicts
the site as “Mixed-Use” with Walkable Urban Mid Rise Housing.
• Health Element (pages 49 and 50). The Health section depicts this site as being
steps away from healthy food, parks and recreation, and as having issues
pertaining to sidewalk quality, continuity, and traffic speed. The plan calls for
more residents to have access to food and parks within an accessible walking
distance from their housing; the proposed rezoning would situate more residents
near parks and healthy food options while also improving sidewalk quality and
traffic flow.
• Green Systems Element (page 58). The Green Systems Investment Opportunity
Map identifies 15th Avenue and Montebello Avenue as an opportunity for “Shade
and Cooling” investments. The proposed rezoning to the Walkable Urban Code
would implement the Solano Streetscape Standards which include detached and
shaded sidewalks.
• Measurable Outcomes (pages 103-104). The Solano TOD Plan measures its
success through a series of “Measurable Outcomes.” The proposed rezoning to
the Walkable Urban Code would advance the following metrics toward their 2040
targets:
o Percent of households within walking distance to Healthy Food
o Percent of households within walking distance to public recreation facilities
o Housing Type Diversity (bedrooms, MF, SF, etc.)
o Percent of residents who walk, bicycle, transit, and carpool to work
o Annual light rail ridership (boardings and deboardings)

6.
19North Transit Oriented Development (TOD) District Policy Plan:
The 19North corridor is uniquely situated between the North Mountain Village Core
(which encompasses Metrocenter Mall) and the Alhambra Village Core (which
encompasses Christown Spectrum Mall). Both areas are positioned for high-quality,
walkable, urban, mixed-use development.

The subject site is identified as an area to
“Retrofit” in the plan’s community-identified
change area maps. Areas identified as
“Retrofit” are those that would benefit from
additional landscaping within the right-of-
way or parking lot, adaptive reuse of
structures or adding new buildings to
vacant properties or parking lots at the
same scale as surrounding neighborhoods.

The 19North Urban Principles for Infill
Development (pages 64 and 65) and for

19North Transit Oriented Development District
Policy Plan, Change Area Map, Source: Planning
and Development Department

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February 24, 2023
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People Oriented Streetscapes (pages 68 and 69) call for the following strategies:

Strategy: Expand the Walkable Urban Code to all of 19North and Apply to Future
Projects

1.b. Require pedestrian oriented frontages: Pedestrian Oriented Frontages may include
storefront windows, roll-up shop doors, residential patios, or public open spaces. These
features make the streets and sidewalks come alive with activity, commerce, and a
sense of ownership. Conversely, development should prohibit blank walls or parking
areas between the building and the curb which disrupts pedestrian circulation, comfort,
and visual interest.

1.c. Integrate public open spaces into projects: Infill development projects are an
opportunity to create public open spaces from previously auto-dominated sites; by
integrating public open spaces into redevelopment, the corridor can gain visual interest,
destinations, and become more desirable as a place to live, work, and play.

Strategy: Promote pedestrian plazas and open spaces at key locations

1.c. Provide paseos through developments and to destinations: Paseos are shaded
pedestrian streets with gathering spaces, intimate art and sculptural elements, and
human scale lighting lined with active uses and business entries. A paseo, when
designed well, can become a destination in and of itself while also serving to physically
connect destinations within a larger area.

Conscious development with the above strategies in mind will promote the areas walk
and bike scores, increase the number of light rail boardings, the number of public open
spaces, and pedestrian and bicycle safety.

The Alhambra Village Character Plan was approved and adopted into the Phoenix
General Plan through General Plan Amendment GPA-1-19. This WU Code proposal will
convert a surface parking lot into a multifamily development, that is sensitively designed
to be compatible with the area, ensure that heights are sensitive to the existing
neighborhoods as stipulated, encourage additional ridership of the light rail within
walking distance on Central Avenue, and the raised and protected bicycle lane that will
be constructed on Montebello Avenue will encourage more bicycle use.

The project advances the following items identified in the Alhambra Village Character
Plan:
• Promote and encourage compatible infill development with a mix of housing
types in neighborhoods close to employment centers, commercial areas and
where transit or transportation alternatives exist.

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• Protect and enhance the character of each neighborhood and its various
housing lifestyles through new development that is compatible in scale,
design and appearance.
• Encourage multimodal connectivity with emphasis on bikeability and walkability.

PROPOSAL
8.
Site Plan
The applicant is proposing to construct two, 2 to 5-story buildings with a maximum
height of 56 feet, for a total of 760 multifamily units. Parking is proposed via two, 4 to 5-
story parking structures for a total of 1,615 parking spaces. The project will be
developed in two phases.

Phase 1 (indicated as Block A on the site plan) includes a 5-story (56-foot), 290-unit
building and a 4-story parking structure with 360 parking spaces. Architecturally, the
parking structure will be wrapped by the units and blend into the rest of the building.
Ingress and egress to the parking structure will be from behind the building utilizing an
existing drive aisle in the mall parking lot.

Phase 2 (indicated as Block B on the site plan) will be the remaining 470 units in a
tiered building that will range from 2 to 5 stories to a maximum height of 56 feet. A
building stepback will be measured from the property line on 15th Avenue to be
sensitive to the existing single-family residences located across the street, east of the
subject site, as required by Stipulation No. 1. An attached parking structure ranging
from 4 to 5 stories with a maximum 56-foot height will also be architecturally integrated
into and screened by the multifamily units.

Additionally, private open space is shown centrally for each of the buildings, and public
open space is provided directly from the streetscape near the northwest corner of 15th
Avenue and Montebello Avenue. The site plan depicts .054 acres of open space which
is below the 5 percent minimum open space required per the Walkable Urban Code
Stipulation No. 2 requires a minimum 10,000 square-foot publicly accessible civic plaza
with a direct connection to the Montebello Avenue sidewalk to ensure a key envisioned
Solano Character Area Conceptual Master Plan pedestrian amenity. A pedestrian
paseo will be provided roughly between the building in Phase 2. Stipulation No. 3 will
require an additional paseo be constructed between Phase 1 and Phase 2 to promote a
highly walkable and connected pedestrian experience and will be a direct route to the
back entrance of the mall and theater to the north, and Solano Park to the south.

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February 24, 2023
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To facilitate improvements to the site in the short term and the eventual redevelopment
of the site in a manner consistent with the vision outlined in the ReinventPHX Solano
Transit Oriented Development Policy Plan, staff is recommending a series of
stipulations:

• Stipulation No. 4 to require the sidewalk be detached from the back of curb and
shaded to 75 percent in accordance with the requirements of the Walkable Urban
Code.
• Stipulation No. 5 to require all on-site pathways and amenity areas be shaded to
a minimum 50 percent by vegetative methods.
• Stipulation No. 11 to require bicycle parking for residents and guests, as well as
a bicycle repair station.

9.
Building Design
Although the building design has not been finalized, the applicant has provided
elevations and renderings showing frontage options being considered by the developer
that demonstrate WU Code frontage standards for the proposal. The areas between the

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February 24, 2023
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building façade,15th Avenue, and Montebello Avenue will be shaded and landscaped
per WU Code requirements.

Conceptual Building Renderings; Source: Streetsense

Conceptual elevations indicate a variety of materials and colors and that stepbacks will
be provided to transition height from the single-family residences to the east across 15th
Avenue.

Conceptual Building Elevations; Source: Streetsense

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STUDIES AND POLICIES
10. 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.

Upon redevelopment, the landscape standards contained in the Walkable Urban Code
will apply which include vegetative shade requirements. To facilitate shade and
walkability, staff is recommending Stipulation No. 4 which requires detached sidewalks
with vegetative shade at 75 percent and Stipulation No. 5 which requires on-site
pedestrian pathways be shaded to 50 percent by vegetative methods.

11. Complete Streets Guidelines:
The City of Phoenix City Council adopted the Complete Streets Guiding Principles. The
principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The Walkable Urban Code is designed to
facilitate pedestrian, bicycle, and transit-oriented development.

Staff recommends Stipulations No. 4 and 8 to require shaded and detached sidewalks
along 15th Avenue and Montebello Avenue; Stipulation No. 9 to require that the streets
include all required elements; and Stipulations No. 7 and 11 require bicycle
infrastructure.

12. Housing Phoenix:
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This Plan
contains policy initiatives for the development and preservation of housing with the
vision of creating a stronger and more vibrant Phoenix through increased housing
options for residents at all income levels and family sizes. Phoenix’s rapid population
growth and housing underproduction has led to a need for over 163,000 new housing
units. Current shortages of housing supply relative to demand are a primary reason why
housing costs are increasing.

The proposed development supports the Plan’s goal of preserving or creating 50,000
housing units by 2030 by contributing to a variety of housing types that will address the
supply shortage at a more rapid pace while using vacant or underutilized land in a more
sustainable fashion.

13. ZeroWaste Phoenix:
The City of Phoenix is committed to its waste diversion efforts and has set a goal to

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become a zero waste city, as part of the city’s overall 2050 Environmental Sustainability
Goals. One of the ways Phoenix can achieve this is to improve and expand its recycling
and other waste diversion programs.

Section 716 of the Phoenix Zoning Ordinance establishes standards to encourage the
provision of recycling containers for multifamily, commercial, and mixed-use
developments meeting certain criteria. The applicant has stated in their submittal that
residents will be provided with a dedicated recycling area for discarding of their
recyclable products and that property management will schedule regular collection
pickups for the recyclable products to be taken off to be processed. These recycling
areas will consist of recycling containers or compactor and be located in a key location
within the projects and separate from the day-to-day dedicated waste containers.

COMMUNITY CORRESONDENCE
14. As of the writing of this report, three letters of support have been received.

INTERDEPARTMENTAL COMMENTS
15. 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.

16. The Street Transportation Department stipulated a sidewalk easement as well as
shaded and detached sidewalks along 15th Avenue and Montebello Avenue, for the
developer to deposit $200,000 into an escrow account to fund a future pedestrian
crossing on Montebello Avenue between 15th and 17th Avenue, a raised and protected
bike lane along Montebello Avenue, replenishing the 15th Avenue streetscape with
shade trees, a Traffic Impact Study prior to preliminary approval of development plans,
and provided their standard stipulation requiring any applicable street improvements
and that the improvements comply with ADA accessibility standards. These are
addressed in Stipulations 4, and 6, through 10.

OTHER
17. 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

18. In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support the

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monarch butterfly population. In the United States, loss of milkweed habitat is a major
factor in the decline of the monarchs. Arizona has at least 29 species of milkweed
native to the state. Adult monarchs feed on the nectar of many flowers, but they
breed only where milkweeds are found. To support the monarch butterfly population,
Stipulation No. 13 addresses the planting of milkweed shrubs, or other native nectar
plant species, on the subject site.

19. Staff has not received a completed form for the Waiver of Claims for Diminution in Value
of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by the rezoning
application process. Therefore, a stipulation has been added to require the form be
completed and submitted prior to preliminary site plan approval. This is addressed in
Stipulation No. 14

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

Findings

1.
The development advances the vision and recommendations contained in the
Transit Oriented Development Strategic Policy Framework, the Solano Transit
Oriented Development Policy Plan, and 19North Transit Oriented Development
District Policy Plan.

2.
The development, as stipulated, is compatible with the context of the area and
utilizes setbacks and other design considerations to promote compatibility both in
the short-term and upon the redevelopment of the Christown Spectrum property.

3.
The development will create additional housing options in line with the Housing
Phoenix Plan’s goal of preserving or creating 50,000 housing units by 2030.

Stipulations

1.
A building stepback regime shall be implemented along 15th Avenue as follows:

a. No structure taller than 24 feet or two stories shall be permitted within 60
feet of the 15th Avenue right-of-way line.

b. No structure taller than 36 feet or three stories shall be permitted within
150 feet of the 15th Avenue right-of-way line.

c. No structure taller than 48 feet or four stories shall be permitted within 210

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feet of the 15th Avenue right-of-way line.
d. Maximum building height permitted under Walkable Urban Code T5:5 shall
be permitted beyond 210 feet of the 15th Avenue right-of-way line.

2.
A minimum 10,000 square foot public open space area shall be provided in close
proximity to the northwest corner of 15th Avenue and Montebello Avenue and
shall be directly accessible from the streetscape along Montebello Avenue and/or
15th Avenue.

3.
A minimum of two paseos shall be provided in the approximate areas identified in
the site plan date stamped February 22, 2023

a. The area in Block B labeled pedestrian accessway

b. The drive aisle area between the building of Phase 1 and Phase 2
generally aligned with the movie theater and the back entrance of the
indoor mall.

4.
The developer shall construct a minimum 6-foot-wide sidewalk and minimum 7-
foot-wide landscape strip located between the back of curb and sidewalk along
the north side of Montebello Avenue and the west side of 15th Avenue, as
approved by the Planning and Development Department.

5.
On-site pedestrian pathways shall be shaded to 50% by vegetative methods, as
approved by the Planning and Development Department.

6.
The developer shall deposit $200,000.00 in an escrow account to the Street
Transportation Department to fund a pedestrian crossing of Montebello Avenue
between15th and 17th Avenue, prior to final site plan approval during the second
phase of development. Improvements may consist of additional curb, traffic
control devices, signing and striping or as otherwise approved by the Street
Transportation Department. If the funds are not used after 5 years of certificate of
occupancy for the second phase, the developer may request that the funds be
returned from the Street Transportation Department.

7.
The developer shall construct a minimum 6-foot-wide concrete raised bike lane,
separated from the pedestrian sidewalk by a landscape strip, along the north side
of Montebello Avenue to delineate vehicular and bicycle traffic extending from
15th Avenue to 17th Avenue during phase two of development, as approved by
the Street Transportation Department.

8.
The developer shall dedicate a minimum 8-foot-wide sidewalk easement along

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the north side of Montebello Avenue, as approved by the Planning and
Development Department.

9.
The developer shall replenish the existing streetscape along 15th Avenue with
shade trees, as approved by the Planning and Development Department.

10. The applicant shall submit a Traffic Impact Study to the City for this development.
No preliminary approval of plans shall be granted until the study is reviewed and
approved by the City.

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. BICYCLE PARKING: The developer shall incorporate bicycle infrastructure as
described below and as approved by the Planning and Development Department.

a. All required bicycle parking for multifamily use, per Section 1307.H.6.d of the
Phoenix Zoning Ordinance, shall be secured parking.

b. 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 1307.H.
of the Phoenix Zoning Ordinance.

c.
A bicycle repair station (“fix it station”) shall be provided and maintained by
the developer near a secure bicycle parking area.

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.

14. A minimum of one milkweed shrub, or other native nectar species, shall be
planted for every required tree in addition to the required shrubs, and shall be
planted in groups of three or more, as approved by the Planning and
Development Department.

15. Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa

Staff Report: Z-80-22-5
February 24, 2023
Page 19 of 19

County Recorder's Office and delivered to the City to be included in the rezoning
application file for record.

Writer
Elias Valencia and Nick Klimek
February 24, 2023

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Site Plan date stamped February 22, 2023
Conceptual elevations date stamped February 22, 2023 (2 pages)
Conceptual renderings date stamped February 22, 2023 (2 pages)
Community Correspondence (4 pages)

PSC
R1-6
R1-6
PAD-14
RANCHO DR
SAN MIGUEL AVE
15TH AVE
14TH AVE
13TH AVE
PALO VERDE DR
SOLANO DR
LUKE AVE
MONTEBELLO AVE
17TH AVE
Transit Overlay
District (TOD-1)
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7ST AVE
I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-80-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
12.15 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PSC TOD-1
WU Code T5:5 SL
CONVENTIONAL OPTION
N/A
No Maximum
* UNITS P.R.D. OPTION
N/A
N/A
Taylor C. Earl, Earl and Curley, P.C.
DATE:
11/14/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 20-25
ZONING MAP
I-7
REQUESTED CHANGE:
FROM: PSC TOD-1 ( 12.15 a.c.)
TO:
WU Code T5:5 SL ( 12.15 a.c.)
Document Path: R:\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-80-22.mxd
Z-80-22
0.06
0
0.06
0.03
Miles
2/13/2023
2/17/2023

PSC
R1-6
R1-6
PAD-14
RANCHO DR
SAN MIGUEL AVE
15TH AVE
14TH AVE
13TH AVE
PALO VERDE DR
SOLANO DR
LUKE AVE
MONTEBELLO AVE
17TH AVE
Transit Overlay
District (TOD-1)
Maricopa County Assessor's Office
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7ST AVE
I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-80-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
12.15 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PSC TOD-1
WU Code T5:5 SL
CONVENTIONAL OPTION
N/A
No Maximum
* UNITS P.R.D. OPTION
N/A
N/A
Taylor C. Earl, Earl and Curley, P.C.
DATE:
11/14/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 20-25
ZONING MAP
I-7
REQUESTED CHANGE:
FROM: PSC TOD-1 ( 12.15 a.c.)
TO:
WU Code T5:5 SL ( 12.15 a.c.)
Document Path: R:\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-80-22.mxd
Z-80-22
0.06
0
0.06
0.03
Miles
2/13/2023
2/17/2023

MONTEBELLO/
19TH AVE STATION
1/4 MILE
AMERICAN FURNITURE
WAREHOUSE
145,100 SF
C.O.P.
LIBRARY
10,200 SF
HARKINS
THEATERS
62,600 SF
S O L A N O P A R K

WALMART
246,800 SF
4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
REPRESENTATIVE
EXAMPLE OF
ARCHITECTURAL
SITE PLAN
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
18-396
2/22/23
BL SRM
1” = 50’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
CITY OF
PHOENIX
LIBRARY
FIGURE 1: REZONING BOUNDARY + EXISTING CONDITION
EXISTING STREETS:
W Montebello Ave:
60’ ROW
N 15th Ave:

90’ ROW (50’ west, 40’ east)
LOT INFORMATION:
Rezoning Boundary (Gross Area):
±12.147 acres / 529,129 SF
Lot Boundary (Net Area):

±10.777 acres / 469,449 SF
REQUIRED ZONING SETBACKS:
12’ Primary Frontage (W Montebello Ave)

10’ Secondary Frontage (N 15th Ave)
EXISTING EASEMENTS:

Electrical Easement (back of easement ±25’ 8” from N 15th Ave ROW)
BUILDABLE AREA:

±10.333 acres / 450,100 SF
(including setbacks+easements)

A101
P
S
E
W M O N T E B E L L O A V E
PROPOSED REZONING BOUNDARY (GROSS AREA)
PROPOSED LOT BOUNDARY (NET AREA)
PRIMARY FRONTAGE (12’)
SECONDARY FRONTAGE (10’)
EXISTING ELECTRICAL EASEMENT
50’
100’
200’
N 1 5 T H A V E
*This plan depicts a potential
COSTCO AUTO
CENTER (FORMER)
5200 SF
EXIST. ELECTRICAL EASEMENT
DOCUMENT RECORDED AS 2003-0690671 OF OFFICAL RECORDS
NOT A PART
NOT A PART
NOT A PART
P
S
E

MONTEBELLO/
19TH AVE STATION
1/4 MILE
AMERICAN FURNITURE
WAREHOUSE
145,100 SF
C.O.P.
LIBRARY
10,200 SF
HARKINS
THEATERS
62,600 SF
S O L A N O P A R K

WALMART
246,800 SF
4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
REPRESENTATIVE
EXAMPLE OF
ARCHITECTURAL
SITE PLAN
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
18-396
2/22/23
BL SRM
1” = 50’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
CITY OF
PHOENIX
LIBRARY
FIGURE 2: REPRESENTATIVE EXAMPLE OF BUILDING SCENARIO
(OVERALL REZONING BOUNDARY)
A102
MULTIFAMILY RESIDENTIAL:
Building Area:

±1,285,300 SF (gross)
±760,000 SF (net)
Unit Count:

±760 units (1000 GSF/unit)
Density (Gross Area):
±62.6 DU/ac
2.43 FAR
Lot Coverage:

±55% (70% maximum permitted)

Parking Demand:

±961 spaces 1
(1.5 sp/unit, includes reductions within/beyond 1320’ from light rail)
Parking Provided:

±1615 spaces (325 SF/space gross, garage parked)
Parking Surplus:

±654 spaces 2
Height:

±
LARGE SCALE DEVELOPMENT REQUIREMENTS:
Lot Boundary (Net Area):
±10.777 acres / 469,449 SF
Required Open Space:

±0.539 acres / 23,472 SF
(5% of Net Area)
1. Parking is assumed in these tabulations to be 1.5 sp/unit on average, as program
and unit mix for multifamily residential will be determined upon formal Site Plan
submittal.
2. It is intended that surplus garage parking spaces will serve Harkins Theaters as
well as other Christown uses.
W M O N T E B E L L O A V E
PROPOSED REZONING BOUNDARY (GROSS AREA)
PROPOSED LOT BOUNDARY (NET AREA)
PRIMARY FRONTAGE (12’)
SECONDARY FRONTAGE (10’)
EXISTING ELECTRICAL EASEMENT
50’
100’
200’
N 1 5 T H A V E
*This plan depicts a potential
360 SPACES
4 LEVELS
705 SPACES
5 LEVELS

OPEN SPACE
550 SPACES
4 LEVELS
PEDESTRIAN WAY
EXIST. ELECTRICAL EASEMENT
DOCUMENT RECORDED AS 2003-0690671 OF OFFICAL RECORDS
NOT A PART
NOT A PART
NOT A PART

POTENTIAL PHASE LINE
MONTEBELLO/
19TH AVE STATION
1/4 MILE
AMERICAN FURNITURE
WAREHOUSE
145,100 SF
C.O.P.
LIBRARY
10,200 SF
HARKINS
THEATERS
62,600 SF
S O L A N O P A R K

WALMART
246,800 SF
CITY OF
PHOENIX
LIBRARY
4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
18-396
2/22/23
BL SRM
1” = 50’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
REPRESENTATIVE
EXAMPLE OF
ARCHITECTURAL
SITE PLAN
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
A103
BLOCK A: MULTIFAMILY RESIDENTIAL:
Building Area:

±406,800 SF (gross)
±290,000 SF (net)
Unit Count:

±290 units (1000 GSF/unit)
Parking Demand:

±326 spaces 1
(1.5 sp/unit, 25% reduction if within 1320’ from light rail)
Parking Provided:

±326 spaces (325 SF/space gross, garage parked)

Parking Surplus:

±34 spaces
Height:

±
BLOCK B: MULTIFAMILY RESIDENTIAL:
Floor Area:

±878,500 SF (gross)

±470,000 SF (net)
Unit Count:

±470 units (1000 GSF/unit)
Parking Demand:

±635 spaces 1
(1.5 sp/unit, 10% reduction if beyond 1320’ from light rail)
Parking Provided:

±705 spaces (325 SF/space gross, garage parked)

Parking Surplus:

±620 spaces 2
Height:

±
1. Parking is assumed in these tabulations to be 1.5 sp/unit on average, as program
and unit mix for multifamily residential will be determined upon formal Site Plan
submittal.
2. It is intended that surplus garage parking spaces will serve Harkins Theaters as
well as other Christown uses.
POTENTIAL PHASING:
BLOCK A:

±3.767 acres / 164,081 SF (gross area)
±3.438 acres / 149,780 SF (net area)
BLOCK B:
±8.380 acres / 365,048 SF (gross area)
±7.339 acres / 319,669 SF (net area)
FIGURE 3: REPRESENTATIVE EXAMPLE OF BUILDING SCENARIO
(POTENTIAL PHASING)
W M O N T E B E L L O A V E
PROPOSED REZONING BOUNDARY (GROSS AREA)
PROPOSED LOT BOUNDARY (NET AREA)
50’
100’
200’
*This plan depicts a potential
N 1 5 T H A V E
705 SPACES
5 LEVELS

OPEN SPACE
550 SPACES
4 LEVELS
PEDESTRIAN WAY
360 SPACES
4 LEVELS
A
B
NOT A PART
NOT A PART
NOT A PART
A
B

MONTEBELLO/
19TH AVE STATION
1/4 MILE
AMERICAN FURNITURE
WAREHOUSE
145,100 SF
C.O.P.
LIBRARY
10,200 SF
HARKINS
THEATERS
62,600 SF
S O L A N O P A R K

WALMART
246,800 SF
CITY OF
PHOENIX
LIBRARY
4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
18-396
2/22/23
BL SRM
1” = 50’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
REPRESENTATIVE
EXAMPLE OF
ARCHITECTURAL
SITE PLAN
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
FIGURE 4: REPRESENTATIVE EXAMPLE OF STREET IMPROVEMENTS
A104
POTENTIAL ROW MODIFICATIONS:
See attached conceptual sections
±150’ Right Turn Lane
W M O N T E B E L L O A V E
PROPOSED REZONING BOUNDARY (GROSS AREA)
PROPOSED LOT BOUNDARY (NET AREA)
50’
100’
200’
*This plan depicts a potential
N 1 5 T H A V E
705 SPACES
5 LEVELS

OPEN SPACE
550 SPACES
4 LEVELS
PEDESTRIAN WAY
1
1
1
2
2
360 SPACES
4 LEVELS

POTENTIAL ROW ACCESS POINT
POTENTIAL ROW MODIFICATION
NOT A PART
NOT A PART
NOT A PART

MONTEBELLO/
19TH AVE STATION
1/4 MILE
AMERICAN FURNITURE
WAREHOUSE
145,100 SF
C.O.P.
LIBRARY
10,200 SF
HARKINS
THEATERS
62,600 SF
S O L A N O P A R K

WALMART
246,800 SF
CITY OF
PHOENIX
LIBRARY
4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
ARCHITECTURAL
SITE PLAN
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
18-396
2/22/23
BL SRM
1” = 50’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
FIGURE 6: REPRESENTATIVE EXAMPLE OF ILLUSTRATIVE PLAN
A106
W M O N T E B E L L O A V E
PROPOSED REZONING BOUNDARY (GROSS AREA)
PROPOSED LOT BOUNDARY (NET AREA)
50’
100’
200’
*This plan depicts a potential
N 1 5 T H A V E
705 SPACES
5 LEVELS
550 SPACES
4 LEVELS
PEDESTRIAN WAY
360 SPACES
4 LEVELS

OPEN SPACE
NOT A PART
NOT A PART
NOT A PART
A
B

4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
18-396
2/22/23
BL SRM
1” = 25’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
REPRESENTATIVE
EXAMPLE OF
ARCHITECTURAL
SITE PLAN
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
FIGURE 7: REPRESENTATIVE EXAMPLE OF CONCEPTUAL
ELEVATIONS
A107
25’
50’
100’
*This plan depicts a potential
A
B
C
BLOCK A
BLOCK B
W M O N T E B E L L O A V E
N 1 5 T H A V E
A. BLOCK A - MONTEBELLO AVENUE ELEVATION
C. BLOCK B - N 15TH AVENUE ELEVATION
B. BLOCK B - MONTEBELLO AVENUE ELEVATION

4440 North 36th St, Suite 200
Phoenix, AZ 85018
Tel: 480-276-7389
Fax: 602-610-3356
641 S Street NW
Washington DC 20001
Tel: 949-252-3880
www.streetsense.com
CIVIL ENGINEER
KIMLEY-HORN
1001 West Southern Ave, Suite 131
Mesa, AZ 85210
Tel: (480) 207-2666
TRAFFIC ENGINEER
KIMLEY-HORN
7740 North 16th St, Suite 300
Phoenix, AZ 85020
Tel: (602) 906-1333
ATTORNEY
EARL & CURLEY
3101 N. Central Avenue, Suite 1000
Phoenix, AZ 85012
Tel: (602) 265-0094
CONSULTANTS
CLIENT
PROJECT NUMBER
DATE
MANAGED BY
DRAWN BY
SCALE
18-396
2/22/23
BL SRM
1” = 25’ - 0”
PROJECT DESCRIPTION
This request seeks to rezone +/- 12.147
gross acres located at the northwest
corner of Montebello Avenue and 15th
Avenue from PSC TOD-1 to Walkable
Urban Code to allow the development of
this subject site for multifamily residential
in accordance with the Walkable Urban
Code.
CHRISTOWN
SPECTRUM
WU CODE REZONING
PHOENIX, ARIZONA
REPRESENTATIVE
EXAMPLE OF
ARCHITECTURAL
SITE PLAN
VICINITY MAP (n.t.s.)
ISSUANCES/REVISIONS
25’
50’
100’
*This plan depicts a potential
Lap Siding, White
Architectural Panels, Red
Architectural Panels, Black
Fibrous Cement, Wood Series
Perforated Metal Panels
Balconies, Metal Cladding
Railings, Aluminum
Brick, Gray
Lap Siding, Gray
Architectural Panels, Brick Red
Architectural Panels, Dark Gray
Fibrous Cement, Wood Series
Perforated Metal Panels
Balconies, Metal Cladding
Railings, Aluminum
Brick, White
FIGURE 8: REPRESENTATIVE EXAMPLE OF CONCEPTUAL
ELEVATION MATERIAL SELECTIONS
BLOCK A
BLOCK B
A108
A
B
C
1
1
1
2
2
3
3
4
4
5
5
6
6
7
7
8
8
A. BLOCK A - MONTEBELLO AVENUE ELEVATION
C. BLOCK B - N 15TH AVENUE ELEVATION
B. BLOCK B - MONTEBELLO AVENUE ELEVATION
1
1
2
6
6
1
7
5
1
6
2
2
4
4
7
2
4
3
2
7
6
5
2
7
8
8
8
1
3
5
3
8
6
7
8
8
8
6
7
5
BLOCK A
BLOCK B
W M O N T E B E L L O A V E
N 1 5 T H A V E

STOOP

COMMON ENTRY

FORECOURT

*This exhibit only considers frontages along existing public rights-of-way, as well as along the

linear extents of the Forecourt.
PORCH
PATIO
STOOP
COMMON

ENTRY
1
1
2
2
3
3
4
5
BLOCK A
BLOCK B
W M O N T E B E L L O A V E
N 1 5 T H A V E

From: Vanessa Valenzuela Erickson <vanessaverickson@gmail.com>
Sent: Friday, February 17, 2023 11:20 AM
To: Taylor Earl <tearl@EarlCurley.com>
Subject: Re: Christown Spectrum WU Code App
. . . .
To Whom it May Concern:
We have owned a home in the Handell Villa neighborhood just east of Christown Spectrum since 2010.
In the past 10+ years, we have added four children to our family and enjoyed the local restaurant infill
nearby as well as the increasing infrastructure for safe biking and walking from Central Ave over to 15th
Ave. I am excited to learn about the proposal for densification and increased walkability planned for
Christown through Zoning Application N Z‐80‐22. The subject site is currently desolate parking that
serves as a place for folks to do donuts late at night and feels like a wasteland to walk or bike through on
our way to Target or our bank branch. It's hard to imagine that we still have nearly 13 acres of land
primarily dedicated to cars in Central Phoenix which would benefit greatly from increased housing and
the vibrancy more people engaging in community and commerce brings. We hope you will consider this
rezoning in earnest and look forward to a revitalized Christown Spectrum.
Vanessa Valenzuela Erickson

February 7th, 2023
Re: Support for Christown Wu Code Rezoning (Z-80-22)
Dear Alhambra Village Planning Committee:
I am writing this letter on behalf of the Washington Park Neighborhood Association, which
actively represents 200 households within our boundary. Our neighborhood organization
boundaries are immediately north of the Christown Spectrum Mall and extend from Bethany
Home Road to Glendale Avenue and 15th Avenue to I-17 Freeway. The purpose of this letter is to
inform you that our neighborhood association is fully supportive of the WU Code rezoning
request being proposed by Kimco for a portion of the overall Christown Spectrum Mall,
specifically the 12-acres located at the northwest corner of 15th Avenue and Montebello Road
(Z-80-22).
Our Neighborhood Association representatives were deeply involved with the creation of the
19North Transit Oriented Development District Policy Plan (“19North Plan”) that was adopted by
the City of Phoenix. There were extensive hours logged into the creation of the plan that we feel
will be a benefit to the city and this area.
We have met on multiple occasions with representatives from Kimco and their land use attorney
Taylor Earl and have understood the proposed vision for a multi-phased redevelopment of
Christown to create a dynamic and vibrant urban environment. We are supportive of both the
broader redevelopment vision for Christown and this WU Code redevelopment project. We
believe that both are consistent with the vision, guidelines, and policies of the 19North Plan.
We are supportive of this WU Code rezoning because it allows progress to be made on the
redevelopment plan and will bring much needed housing and density to the area. This will help
support the existing commercial entities and restaurants in the mall as well as bring much needed
activity to Montebello Road. We also hope it will build positive momentum for the long-term
redevelopment of Christown and the surrounding area.
Kimco’s rezoning request makes a great deal of sense for the area. This proposal appears to be
sensitive to the surrounding neighborhood and the density is something that will help kickstart
the redevelopment. This type of development will complement the existing mix of housing and

will have a positive impact on the surrounding values. After the many months we spent
developing the 19North Plan, we urge the City to approve this redevelopment plan that so nicely
implements the vision of that plan.
We urge you to approve this rezoning request.
Sincerely,
Sarah Curtiss
The President of Washington Park Neighborhood Association