Attachment B - Staff Report - Z-88-22-5.pdf

Staff Report Z-88-22-5 
March 8, 2023 
North Mountain Village Planning 
Committee Meeting Date: 
March 15, 2023 
Planning Commission Hearing Date: 
April 13, 2023 
Request From: 
IND.PK (Industrial Park) (5.11 acres) 
Request To: 
R-5 (Multifamily Residence District
(5.11 acres)
Proposed Use: 
Multifamily Residential 
Location: 
Approximately 350 feet south of the 
southwest corner of 22nd Avenue and 
Dunlap Avenue 
Owner:  
QOZ 22nd Avenue Property, LLC 
Applicant and Representative: 
Jason Morris, Withey Morris, PLC 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Industrial (GPA-NM-1-22-5 
proposes a Mixed-Use designation) 
Street Map 
Classification 
22nd Avenue 
Local 
Street 
33 foot west half street 
23rd Avenue 
Minor 
Collector 
33 foot east half street 
CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED 
DEVELOPMENT; LAND USE PRINCIPLE; Encourage high-density housing and 
high intensity employment uses to locate adjacent or close to transit stations 
per adopted transit district plans. 
The proposal, as stipulated, will contribute to a pattern of horizontal mixed-use near 
multiple light rail stations in a manner consistent with the 19North Transit Oriented 
Development Policy Plan. The addition of residential dwellings will support ridership 
on the light rail while offering its residents an affordable mode of transportation. As 
stipulated, the proposal will directly advance transit orientation in the area by 
providing shaded and detached sidewalks along both public street frontages and by 
including bicycle parking to further extend the reach of the nearby light rail. 
ATTACHMENT B

Staff Report: Z-88-22-5 
March 8, 2023 
Page 2 of 16 
 
 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design 
standards and guidelines for parking lots and structures, setback and build-to 
lines, blank wall space, shade, and other elements affecting pedestrians, to 
encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development. 
The proposed development, as stipulated, include design and development standards 
to encourage walking, bicycling, and transit use. These standards include a shaded 
streetscape, units fronting onto the public sidewalk, parking situated away from the 
public street, and on-site amenities.  
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN 
PRINCIPLE: Development should include convenient bicycle parking. 
The proposed development, as stipulated, includes bicycle facilities to encourage 
bicycling and transit use to leverage its proximity to the light rail stations. Features 
include secure bicycle parking for residents and/or convenient racks for guests, and a 
bicycle repair station for residents. 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:  
Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix. 
The proposed development, as stipulated, will create shaded and detached sidewalks 
along both 22nd Avenue and 23rd Avenue and these sidewalks will be shaded to 75 
percent. The 23rd Avenue sidewalk will be detached and shaded upon the adaptive 
reuse of the site while the 22nd Avenue sidewalk will be detached and shaded upon 
the redevelopment of the site. These improvements will serve to create comfortable 
pedestrian environments along two streets leading directly to light rail stations. 
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 proposal will introduce ownership housing opportunities in the 19North area with 
close access to two light rail stations, a major community park, and the North 
Mountain Primary Village Core. These additional housing opportunities supports goals 
contained in the Housing Phoenix Plan to preserve and create 50,000 units by 2030. 
Further, the proposal supports the redevelopment and revitalization of the North 
Mountain Village Primary Core by adding housing units near major redevelopment 
sites such as Metrocenter Mall.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 3 of 16 
 
 
 
 
Applicable Plans, Overlays, and Initiatives 
 
TOD Strategic Policy Framework: Background Item No. 4. 
19North Transit Oriented Development Policy Plan: Background Item No. 5. 
North Mountain Village Character Plan: Background Item No. 7. 
North Mountain Redevelopment Area Plan: Background Item No. 10 
Tree and Shade Master Plan: Background Item No. 11. 
Complete Streets Guidelines: Background Item No. 12. 
Housing Phoenix: Background Item No. 13. 
Zero Waste PHX: Background Item No. 14. 
Transportation Electrification Action Plan: Background Item No. 15. 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Office building, parking 
structure, surface parking 
IND.PK 
South 
Office buildings 
IND.PK 
North 
Office, parking structure, 
surface parking 
CP/GCP 
East (across 22nd Ave.) 
Higher education facility, 
surface parking 
IND.PK 
West (east of 23rd Ave.) 
Surface parking 
CP/GCP 
West (across 23rd Ave.) 
North of Townley Ave: 
Vacant lot 
 
South of Townley Ave: 
Office building 
C-O (Approved CP/BP) 
 
IND.PK

Staff Report: Z-88-22-5 
March 8, 2023 
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R-5 (Multifamily Residence District) 
(Subdivision Development Option) 
Standards 
Requirements 
Proposed Site Plan 
Gross Acreage 
- 
5.11 acres 
Maximum Density (dwelling 
units / acres) 
43.5  
28.38 (Met) 
Maximum Dwelling Units 
222  
145 (Met) 
Maximum Building Height 
4 stories, 48 feet 
3 stories, 40 feet (Met) 
Minimum Building Setback 
Front Yard (22nd Ave) 20 feet 
50 feet (Met) 
Front Yard (23rd Ave) 
15 feet 
36 feet (Met) 
Side Yard (North) 
3 feet 
Varies, 30 to 43 feet 
(Met) 
Side Yard (South) 
10 feet 
Varies, 42 to 93 feet 
(Met) 
Minimum Landscape Setback  
Front Yard (22nd Ave) 20 feet 
28 feet (Met) 
Front Yard (23rd Ave) 
20 feet 
36 feet (Met) 
Side Yard (North) 
5 feet 
0 feet, driveway (*Not 
Met)  
Side Yard (South) 
5 feet 
Varies, 5 to 12 feet 
(Met)  
Maximum Lot Coverage 
50 percent 
55.15 percent* (Not 
Met) 
Minimum Open Space 
5 percent 
Not provided 
Minimum Amenities Provided Two required 
Two provided (Met) 
Minimum Parking (spaces)  
223 
439 
*Existing Condition 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 5.11 acres located approximately 350 feet south of the 
southwest corner of 22nd Avenue and Dunlap Avenue from 5.11 acres of IND.PK 
(Industrial Park) to 5.11 acres of R-5 (Multifamily Residence District). The request 
to rezone is accompanied by General Plan Amendment No. GPA-NM-1-22-5 which 
is required by the Phoenix General Plan and proposes a General Plan Land Use 
Map designation of Mixed-Use.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 5 of 16 
 
 
 
 
 
Oblique Aerial Imagery; Source: Maricopa County; Annotations by the Planning and 
Development Department 
 
 
SURROUNDING LAND USES AND ZONING 
2. 
The subject site contains one three-story office building, a three level parking 
structure (including parking on the roof deck), and surface parking. The Zoning 
Sketch Map, included as an exhibit to this report, depicts zoning entitlements for 
the subject site and the surrounding area. The surrounding area includes a 
concentration of underutilized offices, parking structures, and surface parking. The 
subject site and many of the adjacent properties are zoned IND.PK (Industrial 
Park) which is an obsolete zoning district that now defers to CP (Commerce Park) 
standards. The CP zoning district contains four development options that allow 
maximum heights ranging from 40 feet to 56 feet by right.  
 
The subject site is occupied by an office building, parking structure, and surface 
parking developed under IND.PK (Industrial Park) zoning. To the south of the 
subject site are three one-story office buildings with IND.PK (Industrial Park) 
zoning. To the north of the subject site is a four story office building, a two level 
parking structure, and a surface parking lot with CP/GCP (Commerce Park / 
General Commerce Park option) zoning. To the east of the subject site across 
22nd Avenue is occupied by Carrington College. To the west of the subject site 
across 23rd Avenue are two properties with distinct zoning. North of Townley 
Avenue is a vacant and undeveloped site with approved CP/BP (Commerce Park / 
Business Park option) zoning. South of Townley Avenue is a one-story office 
building zoned IND.PK.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 6 of 16 
 
 
 
 
The subject site and the proposed development that would convert the existing 
three-story office building to multifamily residential is compatible with the 
surrounding area including nearby properties and light rail transit. 
 
 
GENERAL PLAN LAND USE MAP 
3.  
The General Plan Land Use 
Map depicts a designation 
for the subject site is 
currently Industrial. The 
proposed request is 
residential which is not 
permitted in an Industrial 
Plan designation. The 
applicant is requesting a 
companion General Plan 
Amendment (GPA-NM-1-22-
5) to change the designation 
from Industrial to Mixed-Use.  
General Plan Land Use Map; Source: Planning and 
Development Department 
 
 
The subject site is located within the 19North Transit Oriented Development Policy 
Plan which was approved as an amendment to the City’s General Plan. The 
19North Transit Oriented Development Policy Plan supports development and 
redevelopment in a format that is walkable and contains a mix of uses. The subject 
site is located within 0.30 miles of the North Mountain Village Core which has long 
been envisioned for the greatest intensity of land development. Due to these 
factors, the development proposal is consistent with the Mixed-Use designation 
requested by GPA-NM-1-22-5.   
 
 
 
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. 
 
Transit Oriented Development Strategic Policy Framework, Place 
Type Map Excerpt; Source: Planning and Development Department

Staff Report: Z-88-22-5 
March 8, 2023 
Page 7 of 16 
 
 
 
 
 
 
The subject site is located within 0.25 miles the from the light rail station located at 
24th Avenue and Dunlap Avenue which is identified as a Medium Urban Center. 
The Medium Urban Center Place Type is characterized by medium intensity with 
building heights typically from three to six stories and up to 10 when incentive 
criteria are met. The proposal for the conversion of a three-story office to 
multifamily residential is consistent with the intensity envisioned by the Medium 
Urban Center Place Type. 
 
 
5. 
19North Transit Oriented Development (TOD) Policy Plan: 
The site is located within the 19North TOD Planning Area which is bound by 15th 
Avenue on the east, 23rd Avenue on the west, Montebello Avenue on the south, 
and Dunlap Avenue on the north. The policy plan for the 19North 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. 
 
Specific to the subject site, the proposal helps advance the goals of the 19North 
TOD Policy Plan in several ways.  
• The plan emphasizes the importance of horizontal mixed use so residents 
can easily access light rail and other destinations in the area such as 
employment. The development proposal advances the community’s vision 
for a mix of complementary uses through GPA-NM-1-22-5 which changes 
the General Plan Land Use Map designation from Industrial to Mixed Use. 
• The plan stresses the importance of pedestrian comfort and the reduction of 
the urban heat island and a “green pedestrian realm” that is inclusive of 
shaded and detached sidewalks. To advance progress toward this goal, 
staff is recommending Stipulation No. 1 and 2 to require shaded and 
detached sidewalks along both 22nd and 23rd Avenues respectively with 
enhanced landscape planting standards for each. As proposed, Stipulation 
No. 2 would require the streetscape improvements upon the adaptive reuse 
conversion of the site and Stipulation No. 1 would require improvements 
upon redevelopment or substantial modification of the site from that 
depicted on the conceptual site plans. Staff is further recommending 
Stipulation No. 3 to require that all public sidewalk improvements are 
located within a sidewalk easement.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 8 of 16 
 
 
 
 
• The plan also emphasizes the importance of bicycle infrastructure such as 
parking as a way of encouraging affordable transportation, extending the 
“reach” of the regional light rail, and decreasing the city’s reliance on single-
occupant vehicles for transportation. To advance progress toward this goal, 
staff is recommending Stipulation No. 5 to require the developer to provide 
secure bicycle parking for residents and/or convenient bicycle parking for 
guests, and a bicycle repair station (fix-it station) to help promote the 
reliability of bicycles for transportation.  
 
 
6.  
The proposed development is overparked by 132 vehicle parking spaces and this 
is inconsistent with the intent of the City Council adopted Transit Oriented 
Development Strategic Policy Framework and the 19North Transit Oriented 
Development Policy Plan. If the site were redeveloped from scratch, staff would 
ask the developer to utilize the Walkable Urban (WU) Code which is specifically 
tailored to implement transit oriented development. In the WU Code, the proximity 
of the site within 0.25 miles of the nearest light rail stations, would allow for an 
additional reduction of 25 percent. As such, staff strongly encourages this surplus 
parking be redeveloped in a subsequent phase or be utilized by adjacent sites 
through a shared parking agreement to offset their minimum parking requirements.  
 
 
7. 
North Mountain Village Character Plan:  
The Norrth Mountain Village Character Plan was approved and adopted into the 
Phoenix General Plan through General Plan Amendment GPA-1-19. The project is 
aligned with the general goals identified in the North Mountain Village Character 
Plan but most specifically the following items: 
• Land Use Principle: Cores, centers and corridors to be configured in a 
walkable manner and include a variety of land uses: office, retail shopping, 
entertainment and cultural, housing, hotel and resort, and, where 
appropriate, some types of industry. The proposal will introduce housing to 
an area with diverse employment and service opportunities which will 
support walkability. 
• Land Use Principle: Locate land uses with the greatest height and most 
intense uses within limits based on village character, land use needs, 
infrastructure and transportation system capacity. The proposal will convert 
an underutilized office building into multifamily residential units within 
walking distance of two light rail stations. 
 
 
PROPOSAL 
8. 
Site Plan 
The applicant is proposing to convert the three-story office building to multifamily 
residential including a mix of studio, one-bedroom, and two-bedroom units. The 
applicant’s narrative discusses the possibility of a second phase at the location of

Staff Report: Z-88-22-5 
March 8, 2023 
Page 9 of 16 
 
 
 
 
the parking structure adjacent to 23rd Avenue. The proposal will also add 
amenities to the site such as a swimming pool and sun deck in the existing 
courtyard, a dog park, pickleball courts, bench seating and picnic tables, a 
barbeque pavilion with grills, and tables in a park-like setting and an open 
recreation space for games like cornhole and ladder golf. 
 
The adaptive reuse conversion of the site will maintain the three driveways onto 
the site including one from 22nd Avenue, another from 22nd Avenue that is shared 
with the property to the north, and one from 23rd Avenue. The site plan depicts the 
addition of multiple resident amenities south of the existing office building that 
would eliminate the through-connection between 22nd and 23rd Avenue. A cross 
access agreement will be required during the site plan review process.  
 
The proposed site plan depicts the existing attached sidewalks along 22nd and 
23rd avenues to remain. Due to the proximity to light rail and guidance from the 
19North Transit Oriented Development Policy Plan, staff is recommending 
Stipulations No. 1 and 2 to require shaded and detached sidewalks along both 
streets respectively. As a conversion of a commercial office that was constructed 
before the light rail, staff is recommending Stipulation No. 4 to require a system of 
internal pedestrian pathways to connect residents to both public sidewalks and all 
amenity areas. 
 
 
 
 
Proposed Site Plan; Source: Architectural Collaborative Team 
 
 
 
The proposed development retains the existing 355 space parking structure and an 
additional 150 surface parking spaces which far exceeds the 223 vehicle parking 
spaces required by the number of units. Due to the proximity of nearby light rail 
stations, this surplus is incongruent with adopted policy and, therefore, staff

Staff Report: Z-88-22-5 
March 8, 2023 
Page 10 of 16 
 
 
 
 
encourages this surplus be redeveloped in a subsequent phase or be utilized by 
adjacent sites through a shared parking agreement.  
 
 
9. 
Conceptual Building Elevations  
The applicant provided conceptual renderings of the converted office building that 
maintains the general aesthetic of the existing building but will add a horizontal 
color feature to add visual interest.  
 
 
 
Conceptual Elevation Renderings; Source: Architectural Collaborative Team 
 
 
 
STUDIES AND POLICIES 
10. North Mountain Redevelopment Area 
Plan: 
The North Mountain Redevelopment 
Area Plan, adopted in 2013, examined 
the general vicinity of the subject site.  
The study calls for a myriad of efforts to 
advance economic development and 
quality of life in the area including 
recommendations in support of the 
redevelopment of Metrocenter Mall, the 
expansion of high-capacity transit, and 
the creation of alternative transportation 
infrastructure. The proposal will support 
walkability and renewed economic 
vitality on an underutilized site. 
North Mountain Redevelopment Area Plan 
Study Area; Source: Planning and Development 
 
 
 
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.

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March 8, 2023 
Page 11 of 16 
 
 
 
 
 
The proposal, as stipulated, aligns with the Tree and Shade Master Plan by 
introducing adding shaded and detached sidewalks along both 22nd Avenue and 
23rd Avenue to comfortably convey pedestrians to light rail, employment, and other 
destinations. These items are addressed in Stipulation Nos. 1 and 2 respectively.  
 
 
12. 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 proposal, as stipulated, includes shaded and detached sidewalks along both 
22nd and 23rd Avenues and bicycle facilities such as parking and a fix it station. 
These items are addressed in Stipulation Nos. 1, 2, and 5 respectively.   
 
 
 
13. 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. 
 
 
 
14. Zero Waste Phoenix 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 submittal; however, the adaptive reuse conversion of the existing 
building will divert a significant amount of potential waste from the landfill.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 12 of 16 
 
 
 
 
15. Transportation Electrification Action Plan: 
In June 2022, the Phoenix City Council approved the Transportation Electrification 
Action Plan. The current market desire for the electrification of transportation is 
both a national and global phenomenon, fueled by a desire for better air quality, a 
reduction in carbon emissions, and a reduction in vehicle operating and 
maintenance costs. Businesses, governments and the public are signaling strong 
future demand for electric vehicles (EVs), and many automobile manufacturers 
have declared plans for a transition to fully electric offerings within the coming 
decade. This Plan contains policy initiatives to prepare the City for a future filled 
with more EVs, charging infrastructure and e-mobility equity, and outlines a 
roadmap for a five step plan to prepare for the EV infrastructure needs of 280,000 
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of 
electric vehicles through workplace, business, and multifamily charging 
infrastructure recommends a standard stipulation for rezoning cases to provide EV 
charging infrastructure. This is addressed in Stipulation No. 6 which shall require 
10 percent of required vehicle parking spaces be “EV Ready” upon the 
redevelopment of the site or a modification of the existing floor area by more than 
50 percent including demolition. 
 
 
COMMUNITY CORRESONDENCE 
16. As of the writing of this report, no community correspondence was received by staff 
regarding this request. 
 
 
INTERDEPARTMENTAL COMMENTS 
17. The Street Transportation Department noted that the subject site is located within 
the 19North Transit Oriented Development Policy Plan area and that the 
community has identified enhanced streetscapes as being a priority and further 
recommended that bicycle parking and infrastructure be provided to support transit 
ridership. The Street Transportation Department provided stipulation language to 
require detached sidewalks along both public streets, to require that all sidewalks 
be located within a dedicated sidewalk easement, and to require that any street 
improvements required be constructed by the developer with all required elements 
and to ADA accessibility standards. These are addressed in Stipulation Nos. 1, 2, 
3, 5, and 7.   
 
 
OTHER 
18. 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. 8.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 13 of 16 
 
 
 
 
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. 9. 
 
 
 
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 proposal, as stipulated, is compatible with the surrounding 
area. 
 
 
2. 
The development proposal, as stipulated, will create a strong pedestrian 
environment along both 22nd and 23rd Avenues with shaded and detached 
sidewalks to convey residents safely and comfortably to the North Mountain 
Village Core and the nearby light rail stations. 
 
 
3. 
The proposal 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. 
For any development that modifies the cumulative floor area of any building by 
more than 25 percent, including demolition, from that depicted on the site plan 
date stamped December 14, 2022, the public sidewalk along 22nd Avenue 
shall be constructed to a minimum width of 6 feet and detached from the back 
of curb by a minimum 8-foot-wide landscape area planted to the following 
standards, as approved by the Planning and Development Department. Where 
utility conflicts exist, the developer shall work with the Planning and 
Development Department on alternative design solutions consistent with the 
creation of a comfortable pedestrian environment. 
 
 
 
 
a. 
Large canopy, single-trunk, shade trees shall be placed 25 feet on 
center or in equivalent groupings. Fifty percent of the required trees 
shall be a minimum 3-inch caliper and 50 percent shall be a minimum 2-
inch caliper.

Staff Report: Z-88-22-5 
March 8, 2023 
Page 14 of 16 
 
 
 
 
 
b. 
At tree maturity, the trees shall shade the sidewalks to a minimum 75 
percent. 
 
 
 
 
c. 
Drought tolerant shrubs and vegetative groundcovers shall be 
maintained at maximum height of 24 inches to provide a minimum of 75 
percent live coverage at maturity. 
 
 
2. 
The public sidewalk along 23rd Avenue shall be constructed to a minimum 
width of 6 feet and detached from the back of curb by a minimum 8-foot-wide 
landscape area planted to the following standards, as approved by the 
Planning and Development Department. Where utility conflicts exist, the 
developer shall work with the Planning and Development Department on 
alternative design solutions consistent with the creation of a comfortable 
pedestrian environment. 
 
 
 
 
a. 
Large canopy, single-trunk, shade trees shall be placed 25 feet on 
center or in equivalent groupings. Fifty percent of the required trees 
shall be a minimum 3-inch caliper and 50 percent shall be a minimum 2-
inch caliper. 
 
 
 
 
b. 
At tree maturity, the trees shall shade the sidewalks to a minimum 75 
percent. 
 
 
 
 
c. 
Drought tolerant shrubs and vegetative groundcovers shall be 
maintained at a maximum height of 24 inches to provide a minimum of 
75 percent live coverage at maturity. 
 
 
 
3.  
The developer shall dedicate sidewalk easements along 22nd Avenue and 
23rd Avenue as needed to fully encompass the public sidewalks as stipulated, 
as approved by the Planning and Development Department. 
 
 
 
4. 
The developer shall provide an internal network of shaded pedestrian 
thoroughfares as described below and as approved or modified by the 
Planning and Development Department.  
 
 
 
 
a. 
Include internal and direct pedestrian pathways of no less than 5 feet in 
width between the building entrances, the public sidewalks along both 
22nd and 23rd avenues, and the amenity areas. 
 
 
 
 
b. 
All internal pathways shall include a clear separation from vehicular 
maneuvering areas with all vehicular crossings being clearly delineated 
using decorative pavers, stamped or colored concrete, or other

Staff Report: Z-88-22-5 
March 8, 2023 
Page 15 of 16 
 
 
 
 
pavement treatment, other than those used to pave the parking surfaces 
and drive aisles. 
 
 
 
 
c. 
All internal pathways shall be shaded to a minimum 50 percent.  
 
 
 
5. 
The developer shall incorporate bicycle infrastructure as described below and 
as approved by the Planning and Development Department. 
 
 
 
 
a. 
Bicycle parking shall be provided at a minimum of 0.25 spaces per unit 
up to a maximum of 50 spaces, located near the entrances to the 
building, and installed per the requirements of Section 1307.H of the 
Phoenix Zoning Ordinance. Alternatively, bicycle parking may be 
provided entirely with secure bicycle parking facilities or a mix thereof.  
 
 
 
 
b. 
One bicycle repair station shall be provided and maintained by the 
developer in an area of high visibility to residents.  
 
 
6. 
For redevelopment that modifies the cumulative floor area of any building by 
more than 50 percent, including demolition, from that depicted on the site plan 
date stamped December 14, 2022, a minimum of 10% of the required parking 
spaces shall be EV Ready. 
 
 
7. 
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. 
 
 
8. 
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. 
 
 
9. 
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 County Recorder's Office and delivered to the City to be included in 
the rezoning application file for record. 
 
Writer 
Nick Klimek 
March 8, 2023

Staff Report: Z-88-22-5 
March 8, 2023 
Page 16 of 16 
 
 
 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped December 14, 2022 
Conceptual Building Elevations date stamped December 14, 2022 (2 pages) 
Conceptual Rendering date stamped December 14, 2022

Z-46-83
Z-162-88
Z-81-95
Z-278-79
Z-201-79
Z-96-81
Z-102-94
Z-74-81
Z-82-95
*
*
*
*
*
*
*
R-5
IND.PK.
CP/GCP
P-1
C-O
R-3A
CP/GCP
IND.PK.
R-4
CP/BP *
Z-175-88
23RD AVE
22ND AVE
24TH AVE
TOWNLEY AVE
ALICE AVE
DUNLAP AVE
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-88-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.11 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
IND. PK.
R-5
CONVENTIONAL OPTION
N/A
222
*   UNITS P.R.D. OPTION
N/A
266
Jason Morris, Withey Morris, PLC
DATE:
1/24/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 26-24
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: IND. PK. ( 5.11 a.c.)
TO:
R-5 ( 5.11 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-88-22.mxd
Z-88-22
0.045
0
0.045
0.0225
Miles

Z-46-83
Z-162-88
Z-81-95
Z-278-79
Z-201-79
Z-96-81
Z-102-94
Z-74-81
Z-82-95
*
*
*
*
*
*
*
R-5
IND.PK.
CP/GCP
P-1
C-O
R-3A
CP/GCP
IND.PK.
R-4
CP/BP *
Z-175-88
23RD AVE
22ND AVE
24TH AVE
TOWNLEY AVE
ALICE AVE
DUNLAP AVE
Maricopa County Assessor's
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-88-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.11 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
IND. PK.
R-5
CONVENTIONAL OPTION
N/A
222
*   UNITS P.R.D. OPTION
N/A
266
Jason Morris, Withey Morris, PLC
DATE:
1/24/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 26-24
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: IND. PK. ( 5.11 a.c.)
TO:
R-5 ( 5.11 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-88-22.mxd
Z-88-22
0.045
0
0.045
0.0225
Miles

• • • •• • •• • •• ••• • • •• • •••••••••••••••••••••
• • • •• • •• • •• ••• • • • •• • ••••••••••••••••••••••
• • • •• • •• • •• • • • • • • • • • • •
33.00'
• • • •• • •• • •• • • • • • • • • • • •
33.10'
EXISTING BUILDING
F.F. 1221.51
EXISTING PARKING
GARAGE F.F. 1219.40
(FIRST FLOOR)
  575.03'
• • • •• • •• • •• ••• • • • •• • ••••••••••••••••••••••
1854.00'
2048.31'
LOT 1, BK 274, PG 22 M.C.R.
APN 158-05-030
LOT 1, BK 317, PG 37 M.C.R.
APN 158-05-037A
LOT 9, BK 244, PG 39 M.C.R.
APN 158-05-014
LOT 2, BK 244, PG 39 M.C.R.
APN 158-05-007
DUNLAP AVE.
23RD AVE.
22ND AVE.
• • • •• • •• • •• ••• • • •• • •••••••••••••••••••••
• • • •• • •• • •• ••• • • •• • •••••••••••••••••••••
• • • •• • •• • •• ••• • • •• • •••••••••••••••••••••
• • • •• • •• • •• ••• • • •• • •••••••••••••••••••••
R=1067'00'
• • • • ••• • ••• • •••••••••••••
L=83.31'
• •• • ••• • ••• • ••• ••• • • •• • •••••••••••••••••••••••••
117'-0" DRAINAGE
EASEMENT PER
BK 274, PG 22 M.C.R.
8'-0" P.U.E. PER
BK 274, PG
22 M.C.R
33'-0" R/W PER
BK 274,
PG 22 M.C.R.
8'-0" P.U.E.
PER  BK 274,
PG 22 M.C.R.
33'-0" R/W
PER BK 274,
PG 22 M.C.R.
• • • •• • •• • •• ••• • • •• • •••••••••••••••••••••
SPEED BUMPS
SPEED BUMPS
SPEED BUMPS
SPEED
BUMPS
EXISTING FIRE
HYDRANT
EXISTING FIRE
HYDRANT
PICKLEBALL COURT
PICKLEBALL COURT
BBQ
PAVILION
LANDSCAPE
AREA
LANDSCAPE
AREA
BARK PARK
FIRE PIT AND
SEATING
MARQUEE
WALL
ENTRY DRIVE
TRASH
ENCLOSURE
ASPHALT PAVING
ENTRY DRIVE
ENTRY
ENTRY
POOL
45x25
POOL DECK
POOL DECK
YARD
GAMES
AREA
22-017
AS NOTED
Scale
Date
Project
Sheet
Date
COLLABORATIVE
723 EAST DIAMOND DRIVE
TEMPE, ARIZONA  85283
PH. 480-897-6411
TEAM
ARCHITECTURAL
No.
Revision/Issue
THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF ARCHITECTURAL COLLABORATIVE
TEAM, LLC. ALL DESIGNS AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR THE USE OF THE SPECIFIED PROJECT AND
SHALL NOT BE USED FOR ANY OTHER PROJECT WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF ARCHITECTURAL
COLLABORATIVE TEAM, LLC. WRITTEN DIMENSIONS ON THESE
DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED
DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE
RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE
JOB AND ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL BE NOTIFIED IN WRITING OF ANY DEVIATIONS FROM THE
DIMENSIONS AND CONDITIONS INDICATED ON THE DRAWINGS.
SHOULD IT APPEAR THAT ANY WORK COVERED BY THE
CONTRACT IS NOT SUFFICIENTLY DETAILED OR EXPLAINED; OR IF
CONFLICTING INFORMATION EXISTS, THE CONTRACTOR SHALL
NOTIFY ARCHITECTURAL COLLABORATIVE TEAM, LLC
 IN WRITING. ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
CAUSED BY THE CONTRACTOR'S FAILURE TO PROPERLY NOTIFY
ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO WORK BEING COMMENCED. SHOP DRAWINGS SHALL
BE SUBMITTED TO ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO PROCEEDING WITH ANY WORK.
EXPIRES 06/30/2024
SCALE: 1" = 30'-0"
NEW
OVERALL SITE PLAN
24
NORTH
PLAN NORTH
NORTH
TRUE NORTH
0
GRAPHIC SCALE
60'
30'
15'
120922
120922
PHOENIX, ARIZONA   85021
TO AN EXISTING BUILDING AT 
8900 NORTH 22ND AVENUE
AN ADAPTIVE RE-USE

0.0 FIRST FLOOR
+12'-0" SECOND FLOOR
+24'-0" THIRD FLOOR
+2'-10"
+8'-6"
+14'-10"
+20'-6"
+26'-10"
+32'-6"
+40-4" TOP OF PARAPET
0.0 FIRST FLOOR
+12'-0" SECOND FLOOR
+24'-0" THIRD FLOOR
+2'-10"
+8'-6"
+14'-10"
+20'-6"
+26'-10"
+32'-6"
+40-4" TOP OF PARAPET
0.0 FIRST FLOOR
+12'-0" SECOND FLOOR
+24'-0" THIRD FLOOR
+2'-10"
+8'-6"
+14'-10"
+20'-6"
+26'-10"
+32'-6"
+40-4" TOP OF PARAPET
0.0 FIRST FLOOR
+12'-0" SECOND FLOOR
+24'-0" THIRD FLOOR
+2'-10"
+8'-6"
+14'-10"
+20'-6"
+26'-10"
+32'-6"
+40-4" TOP OF PARAPET
120922
22-017
AS NOTED
Scale
Date
Project
Sheet
Date
COLLABORATIVE
723 EAST DIAMOND DRIVE
TEMPE, ARIZONA  85283
PH. 480-897-6411
TEAM
ARCHITECTURAL
No.
Revision/Issue
THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF ARCHITECTURAL COLLABORATIVE
TEAM, LLC. ALL DESIGNS AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR THE USE OF THE SPECIFIED PROJECT AND
SHALL NOT BE USED FOR ANY OTHER PROJECT WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF ARCHITECTURAL
COLLABORATIVE TEAM, LLC. WRITTEN DIMENSIONS ON THESE
DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED
DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE
RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE
JOB AND ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL BE NOTIFIED IN WRITING OF ANY DEVIATIONS FROM THE
DIMENSIONS AND CONDITIONS INDICATED ON THE DRAWINGS.
SHOULD IT APPEAR THAT ANY WORK COVERED BY THE
CONTRACT IS NOT SUFFICIENTLY DETAILED OR EXPLAINED; OR IF
CONFLICTING INFORMATION EXISTS, THE CONTRACTOR SHALL
NOTIFY ARCHITECTURAL COLLABORATIVE TEAM, LLC
 IN WRITING. ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
CAUSED BY THE CONTRACTOR'S FAILURE TO PROPERLY NOTIFY
ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO WORK BEING COMMENCED. SHOP DRAWINGS SHALL
BE SUBMITTED TO ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO PROCEEDING WITH ANY WORK.
EXPIRES 06/30/2024
120922
SCALE: 1/8" = 1'-0"
EXISTING - AS FOUND
OVERALL EXTERIOR ELEVATION - WEST
25
0
GRAPHIC SCALE
16'
8'
4'
SCALE: 1/8" = 1'-0"
EXISTING - AS FOUND
OVERALL EXTERIOR ELEVATION - SOUTH
24
SCALE: 1/8" = 1'-0"
EXISTING - AS FOUND
OVERALL EXTERIOR ELEVATION - EAST
23
SCALE: 1/8" = 1'-0"
EXISTING - AS FOUND
OVERALL EXTERIOR ELEVATION - NORTH
22
PHOENIX, ARIZONA   85021
TO AN EXISTING BUILDING AT 
8900 NORTH 22ND AVENUE
AN ADAPTIVE RE-USE

stair
0'-0"
4'-4"
8'-8"
17'-4"
13'-0"
21'-8"
stair
0'-0"
4'-4"
8'-8"
17'-4"
13'-0"
21'-8"
0'-0"
4'-4"
8'-8"
17'-4"
13'-0"
21'-8"
0'-0"
4'-4"
8'-8"
17'-4"
13'-0"
21'-8"
120922
22-017
AS NOTED
Scale
Date
Project
Sheet
Date
COLLABORATIVE
723 EAST DIAMOND DRIVE
TEMPE, ARIZONA  85283
PH. 480-897-6411
TEAM
ARCHITECTURAL
No.
Revision/Issue
THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF ARCHITECTURAL COLLABORATIVE
TEAM, LLC. ALL DESIGNS AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR THE USE OF THE SPECIFIED PROJECT AND
SHALL NOT BE USED FOR ANY OTHER PROJECT WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF ARCHITECTURAL
COLLABORATIVE TEAM, LLC. WRITTEN DIMENSIONS ON THESE
DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED
DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE
RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE
JOB AND ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL BE NOTIFIED IN WRITING OF ANY DEVIATIONS FROM THE
DIMENSIONS AND CONDITIONS INDICATED ON THE DRAWINGS.
SHOULD IT APPEAR THAT ANY WORK COVERED BY THE
CONTRACT IS NOT SUFFICIENTLY DETAILED OR EXPLAINED; OR IF
CONFLICTING INFORMATION EXISTS, THE CONTRACTOR SHALL
NOTIFY ARCHITECTURAL COLLABORATIVE TEAM, LLC
 IN WRITING. ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
CAUSED BY THE CONTRACTOR'S FAILURE TO PROPERLY NOTIFY
ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO WORK BEING COMMENCED. SHOP DRAWINGS SHALL
BE SUBMITTED TO ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO PROCEEDING WITH ANY WORK.
EXPIRES 06/30/2024
120922
SCALE: 1/6" = 1'-0"
EXISTING - AS FOUND - PARKING GARAGE
OVERALL EXTERIOR ELEVATION - WEST
14
0
GRAPHIC SCALE
32'
16'
8'
SCALE: 1/16" = 1'-0"
EXISTING - AS FOUND - PARKING GARAGE
OVERALL EXTERIOR ELEVATION - SOUTH
18
SCALE: 1/16" = 1'-0"
EXISTING - AS FOUND - PARKING GARAGE
OVERALL EXTERIOR ELEVATION - EAST
12
SCALE: 1/16" = 1'-0"
EXISTING - AS FOUND - PARKING GARAGE
OVERALL EXTERIOR ELEVATION - NORTH
16
PHOENIX, ARIZONA   85021
TO AN EXISTING BUILDING AT 
8900 NORTH 22ND AVENUE
AN ADAPTIVE RE-USE

120922
22-017
AS NOTED
Scale
Date
Project
Sheet
Date
COLLABORATIVE
723 EAST DIAMOND DRIVE
TEMPE, ARIZONA  85283
PH. 480-897-6411
TEAM
ARCHITECTURAL
No.
Revision/Issue
THESE DRAWINGS ARE COPYRIGHTED INSTRUMENTS OF SERVICE
AND ARE THE PROPERTY OF ARCHITECTURAL COLLABORATIVE
TEAM, LLC. ALL DESIGNS AND OTHER INFORMATION ON THE
DRAWINGS ARE FOR THE USE OF THE SPECIFIED PROJECT AND
SHALL NOT BE USED FOR ANY OTHER PROJECT WITHOUT THE
EXPRESSED WRITTEN PERMISSION OF ARCHITECTURAL
COLLABORATIVE TEAM, LLC. WRITTEN DIMENSIONS ON THESE
DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED
DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE
RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE
JOB AND ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL BE NOTIFIED IN WRITING OF ANY DEVIATIONS FROM THE
DIMENSIONS AND CONDITIONS INDICATED ON THE DRAWINGS.
SHOULD IT APPEAR THAT ANY WORK COVERED BY THE
CONTRACT IS NOT SUFFICIENTLY DETAILED OR EXPLAINED; OR IF
CONFLICTING INFORMATION EXISTS, THE CONTRACTOR SHALL
NOTIFY ARCHITECTURAL COLLABORATIVE TEAM, LLC
 IN WRITING. ARCHITECTURAL COLLABORATIVE TEAM, LLC
 SHALL NOT BE RESPONSIBLE FOR ERRORS OR OMISSIONS
CAUSED BY THE CONTRACTOR'S FAILURE TO PROPERLY NOTIFY
ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO WORK BEING COMMENCED. SHOP DRAWINGS SHALL
BE SUBMITTED TO ARCHITECTURAL COLLABORATIVE TEAM, LLC
 PRIOR TO PROCEEDING WITH ANY WORK.
EXPIRES 06/30/2024
120922
PHOENIX, ARIZONA   85021
TO AN EXISTING BUILDING AT 
8900 NORTH 22ND AVENUE
AN ADAPTIVE RE-USE