Attachment B - Staff Report -Z-34-20-3.pdf

Staff Report Z-34-20-3 
Pioneer Landscape Center PUD 
February 3, 2023 
North Mountain Village Planning 
Committee Meeting Date: 
February 15, 2023 
Planning Commission Hearing Date: 
March 2, 2023 
Request From: 
C-3 (2.32 acres)
Request To: 
PUD (2.32 acres) 
Proposed Use: 
A Planned Unit Development to allow 
landscape material sales and outdoor storage, 
and C-3 uses 
Location: 
Northeast corner of Cave Creek Road and the 
Shangri La Road alignment 
Owners: 
Pierce Enterprises Inc. 
Applicant: 
Pioneer Landscape Centers 
Representative: 
Chris Colyer, Esq., Snell & Wilmer, LLP 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map 
Classification 
Cave Creek Road 
Major 
Arterial 
Width varies from 55-foot to 65-
foot east half street 
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local 
conditions and surrounding neighborhoods. 
The Pioneer Landscape Center Planned Unit Development (PUD) proposes to allow an 
existing landscape materials retail center in an existing commercial site, while incorporating 
performance standards that will improve the streetscape and limit outdoor uses to the rear of 
the site. The proposal will maintain the existing building and configuration of the site, which is 
compatible in scale with the surrounding area. 
ATTACHMENT B

Staff Report: Z-34-20-3 
February 3, 2023 
Page 2 of 9 
 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; ENTREPRENEURS EMERGING 
ENTERPRISES; DESIGN PRINCIPLE: Encourage land uses that promote the growth of 
entrepreneurs or new businesses in Phoenix in appropriate locations. 
The Pioneer Landscape Center PUD would allow the continued operation of an existing 
business on the subject site and would permit the business to grow on the site in accordance 
with performance standards outlined in the PUD Narrative. The proposal is appropriately 
located on a site designated as Commercial in the Phoenix General Plan Land Use Map. 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; DESIGN 
PRINCIPLE: Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix. 
The Pioneer Landscape Center PUD proposes to enhance landscaping along Cave Creek 
Road and to provide enhanced shade standards along sidewalks and walkways which will 
help provide thermal comfort for pedestrians. 
 
Applicable Plans, Overlays, and Initiatives 
Tree and Shade Master Plan – See Background Item No. 4 
Complete Streets Guiding Principles – See Background Item No. 5 
Comprehensive Bicycle Master Plan – See Background Item No. 6 
Zero Waste PHX – See Background Item No. 7 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Landscape materials retail 
sales center 
C-3 
North 
Vacant 
C-3 and P-1 
South 
Various commercial uses 
C-3 
East  
Phoenix Mountain 
Preserve 
R1-10 
West (across Cave Creek Road) 
Contractor office and yard 
C-3 
 
Background/Issues/Analysis 
SUBJECT SITE 
 1. 
This request is to rezone a 2.32-acre site located at the northeast corner of Cave 
Creek Road and the Shangri La Road alignment from C-3 (General Commercial) to 
PUD (Planned Unit Development) to allow an existing landscape retail sales center 
and C-3 commercial uses.

Staff Report: Z-34-20-3 
February 3, 2023 
Page 3 of 9 
 
 
 
 
2. 
The General Plan Land Use Map designation for the subject site is Commercial, thus 
the proposal is consistent with this General Plan Land Use Map designation. The 
General Plan Land Use Map designations to the north, south, and west (across Cave 
Creek Road) are also Commercial. To the east, the General Plan Land Use Map 
designation is Parks/Open Space - Publicly Owned. 
 
 
General Plan Land Use Map, Source: Planning and Development 
 
 
PROPOSAL 
 3. 
The proposal was developed utilizing the PUD zoning district. The PUD is intended 
to create a built environment that is superior to that produced by conventional zoning 
districts and design guidelines. Using a collaborative and comprehensive approach, 
an applicant writes a document proposing standards and guidelines that are tailored 
to the context of a site on a case-by-case basis. Where the Pioneer Landscape 
Center PUD Development Narrative is silent on a requirement, the applicable Zoning 
Ordinance provisions shall be applied. 
 
 
 
List of Uses 
The Development Narrative proposes several permitted uses based on the C-3 
zoning district with two modifications. The current use would require A-1 zoning and 
is allowed by-right within the PUD. The PUD prohibits a series of uses such as 
several automotive uses, medical marijuana dispensary, and tobacco oriented 
retailers that would otherwise be permitted by C-3 zoning.

Staff Report: Z-34-20-3 
February 3, 2023 
Page 4 of 9 
 
 
 
 
 
Conceptual Site Plan 
The development is served by two access points from Cave Creek Road and these 
are proposed to remain until the building is expanded or the site is redeveloped. Staff 
is recommending Stipulation No. 2 which, upon significant change to the building 
footprint including demolition, would allow a maximum of one point of ingress/egress 
and would require both a shaded and detached sidewalk and bicycle parking.  
 
This project proposes to maintain the site largely unchanged, except for several key 
site improvements. The proposed site plan relocates all landscape materials to a 
gated portion of the site, improves the streetscape with new landscaping, and adds 
new pedestrian circulation pathways.  
 
 
 
(Left) Aerial Photograph of the Subject Site. Source: Planning and Development; (Right) Proposed 
Site Plan, Source: Norris Design.  
 
 
 
 
 
Development Standards 
The Development Narrative proposes development standards based on the C-3 
Zoning District. For all uses other than “landscape materials retail sales with outdoor 
storage,” C-3 development standards shall apply. For the proposed “landscape 
materials retail sales with outdoor storage” use, the site will be limited to a maximum 
building height of one story, a maximum height of 15 feet for outdoor storage, a 
minimum 25-foot setback along Cave Creek Road, and a minimum 15-foot setback 
along the east property line.  
 
 
 
Landscape Standards 
The Development Narrative includes a series of landscape standards that address 
the site perimeters, the streetscape, and shade for the parking areas.  A 25-foot wide

Staff Report: Z-34-20-3 
February 3, 2023 
Page 5 of 9 
 
 
landscape setback will be provided along Cave Creek Road with enhanced 
landscape planting standards to prioritize pedestrian comfort. Upon expansion of 
existing buildings, demolition, or redevelopment of the site, staff is recommending 
Stipulation No. 2 which would require a shaded and detached sidewalk along Cave 
Creek Road. Staff is recommending Stipulation No. 1.c. to require that 25 percent of 
the vehicular parking areas be shaded by vegetation at maturity. 
 
 
 
Design Guidelines and Standards 
The Development Narrative includes design standards to enhance the site with a 
coherent landscape theme, a well shaded landscape along Cave Creek Road, and 
shading at the bus stop.   
 
 
 
Fences/Walls 
The Development Narrative requires that all existing partial view fence, rolling gates, 
chain-link fence, and barbed wire fence be removed. The Development Narrative 
includes design guidelines for new eight-foot-high decorative walls that will be used 
to screen landscape material storage areas, a six-foot-high decorative wall to 
enclose the portion of the site that is not adjacent to the public street, and a full view 
fence where the site is adjacent to the Phoenix Mountain Preserve.  
 
 
 
 
 
Shade 
The proposed shade standards require a minimum of 75 percent shade cover be 
provided over public sidewalks, 25 percent over vehicular parking spaces (per 
Stipulation No. 1.c), and 50 percent at the bus stop. The required shade standards 
exceed the Zoning Ordinance requirements. 
 
 
 
Signage  
The proposed sign standards shall comply with Section 705 of the City of Phoenix 
Zoning Ordinance. The existing business identification monument is sign is proposed 
to remain and the PUD requires it be enhanced with a stone planter ring.  
 
 
 
Sustainability 
The Development Narrative proposes low water use plants, well shaded public 
sidewalks, planting standards to require that 20 percent of shrubs and ground cover 
support pollinators, and requirement that recycling be provided for employees and 
guests.  
 
 
 
Miscellaneous 
Stipulation No. 1 requires the applicant provide the Planning and Development 
Department with an approved copy of the PUD Development Narrative once the case 
has been approved by the City Council. In addition to formatting and procedural 
changes, staff is recommending Stipulation No. 1.c. to require that 25 percent of 
parking spaces be shaded and Stipulation No. 1.d. to specify that the site shall 
comply with the Zoning Ordinance regarding parking standards.

Staff Report: Z-34-20-3 
February 3, 2023 
Page 6 of 9 
 
 
 
 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
4. 
Tree and Shade Master Plan  
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. In addition, a vision in the master plan is to raise awareness 
by leading by example. The proposal includes shaded public sidewalks and greater 
planting standards than otherwise required by the City of Phoenix Zoning Ordinance. 
 
 
5. 
Complete Streets Guiding Principles 
In 2014, the Phoenix City Council adopted the Complete Streets Guiding Principles. 
The principles are intended to promote improvements that provide an accessible, 
safe, and connected transportation system to include all modes, such as bicycles, 
pedestrians, transit, and vehicles. The proposal adds shade trees along Cave Creek 
Road to create a comfortable pedestrian environment and, upon expansion or 
redevelopment, requires the addition of a shaded and detached sidewalk, bicycle 
parking, and the removal of one driveway to/from the public street.  
 
 
6. 
Comprehensive Bicycle Master Plan 
The Comprehensive Bicycle Master Plan supports options for both short and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. Upon the expansion or redevelopment of the site, the proposal requires 
that bicycle parking be added.  
 
 
7. 
Zero Waste PHX 
The City of Phoenix is committed to its waste diversion efforts and has set a goal to 
become a zero-waste city, as part of the City’s overall 2050 Environmental 
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and 
expand its recycling and other waste diversion programs. Section 716 of the Phoenix 
Zoning Ordinance establishes standards to encourage the provision of recycling 
containers for multifamily, commercial, and mixed-use developments meeting certain 
criteria. The provision of recycling is addressed in the PUD narrative and recycling 
receptacles will be provided for use by employees and guests. 
 
 
COMMUNITY INPUT SUMMARY 
8. 
At the time the staff report was written, staff had not received any correspondence 
from the community regarding this case. 
 
 
INTERDEPARTMENTAL COMMENTS 
9. 
The Street Transportation Department has provided a series of comments and 
stipulations regarding the proposed development. The department noted that the 
subject site is adjacent to Cave Creek Road which is identified in the Bicycle Master 
Plan as the City of Phoenix Sonoran Bikeway and a Tier III Bikeway Corridor; as 
such, the department has requested that, upon substantial expansion or

Staff Report: Z-34-20-3 
February 3, 2023 
Page 7 of 9 
 
 
 
Findings 
 
1. 
The proposed development is compatible with the existing land use pattern in the 
area. 
 
 
2. 
The proposed development contains enhanced standards that will advance the 
purpose and intent of both the Complete Streets Guidelines and the Comprehensive 
Bicycle Master Plan.   
 
 
3. 
The proposed development contains enhanced standards that will advance the 
purpose and intent of the Tree and Shade Master Plan. 
 
redevelopment, that the driveways be consolidated into a single point of 
ingress/egress, that a shaded and detached sidewalk be added, and bicycle parking 
be added to the site. Additionally, the department has requested a 10-foot-wide 
sidewalk easement along Cave Creek Road which is addressed in Stipulation No. 3. 
In Stipulation No. 4, the applicant will be required to construct all streets adjacent to 
the development and meet ADA requirements.  
 
 
10. 
The Phoenix Fire Department has noted that that the site and/or buildings shall 
comply with the Phoenix Fire Code (PFC).  
 
 
11. 
The City of Phoenix Water Services Department has noted the property has existing 
water and sewer mains that can potentially serve the proposed development. 
However, available capacity is a dynamic condition that can change over time due to 
a variety of factors.  
 
 
OTHER 
12. 
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. 5. 
 
 
13. 
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. 6. 
 
 
14. 
Development and use of the site is subject to all applicable codes and ordinances. 
Zoning approval does not negate other ordinance requirements. Other formal actions 
such as, but not limited to, zoning adjustments and abandonments, may be required.

Staff Report: Z-34-20-3 
February 3, 2023 
Page 8 of 9 
 
 
Stipulations 
 
1. 
An updated Development Narrative for the Pioneer Landscape Center PUD reflecting 
the changes approved through this request shall be submitted to the Planning 
Department within 30 days of City Council approval of this request. The updated 
Development Narrative shall be consistent with Development Narrative date stamped 
November 30, 2022 as modified by the following stipulations.   
 
 
 
a. 
Front Cover: Add “City Council adopted: [Insert Adoption date].” 
 
 
 
 
b. 
Page 9: Change the heading title from “Proposed PUD” to “PUD 
Requirements.” 
 
 
 
 
c. 
Page 10, Section D4: Shade: Replace the shade standard as follows: 
 
 
a. Public and private sidewalks 
Minimum 75% 
 
 
b. Employee and customer parking 
areas 
Minimum 25% 
 
 
 
 
d. 
Page 10: Add a section regarding required vehicular parking standards, 
including the following: “Vehicular parking standards shall follow Section 702 
requirements of the Zoning Ordinance.” 
 
 
2. 
For any development that modifies the cumulative floor area of any building by more 
than 2,000 square feet, including demolition, from that depicted on the conceptual site 
plan date stamped November 30, 2022, the conceptual site plans, conceptual 
landscape plans, and elevations shall be administratively approved by the Planning 
Hearing Officer prior to preliminary site plan approval with specific regard to the 
inclusion of the below elements. This review is for conceptual purposes only. Specific 
development standards and requirements will be determined by the Planning and 
Development Department. 
 
 
 
a. 
There shall be no more than one point of ingress/egress from Cave Creek 
Road. 
 
 
 
 
b. 
The public sidewalk along Cave Creek Road shall be constructed to a width of 5 
feet and detached from the back of curb by a minimum 11-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. 
 
 
 
 
 
i. 
Minimum 3-inch caliper, large canopy, single-trunk, shade trees shall be 
placed 25 feet on center or in equivalent groupings.

Staff Report: Z-34-20-3 
February 3, 2023 
Page 9 of 9 
 
 
 
 
ii. 
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. 
 
 
 
 
 
c. 
A minimum of 4 bicycle parking spaces shall be provided through Inverted U 
and/or artistic racks located near building entrances and installed per the 
requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as approved 
by the Planning and Development Department. Artistic racks shall adhere to the 
City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle 
Master Plan. 
 
 
3. 
The developer shall dedicate a 10-foot sidewalk easement for the east half of Cave 
Creek Road, as approved by the Planning and Development Department. 
 
 
4. 
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. 
 
 
5. 
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. 
 
 
6. 
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 
February 3, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning Sketch Map 
Zoning Aerial Map 
Conceptual Site Plan date stamped November 30, 2022 
Pioneer Landscape Center PUD Development Narrative date stamped November 30, 2022

Z-SP-6-96
Z-65-95
Z-3-99
Z-5-88
Z-24-83
Z-298-83
Z-SP-40-83
Z-5-88
Z-32-98
Z-125-00
Z-125-00
*
*
*
*
*
*
*
*
*
*
P-1
C-3
C-3
C-2
C-3
R1-6
C-2
C-2
R1-10
C-2
R-3
R1-10
C-2
P-1
C-3
R
R-3
C-3 *
Z-66-04
R-5
Z-90-82
P-1
Z-90-82
CAVE CREEK RD
16TH ST
15TH ST
DESERT COVE AVE
MESCAL ST
SHANGRI LA RD
CHOLLA ST
YUCCA ST
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: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-34-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.32 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-3
PUD
CONVENTIONAL OPTION
33
33
*   UNITS P.R.D. OPTION
40
40
Chris Colyer, Esq., Snell & Wilmer, LLP
DATE:
9/16/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 29-31
ZONING MAP
K-9
REQUESTED CHANGE:
FROM: C-3 ( 2.32 a.c.)
TO:
PUD ( 2.32 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-34-20.mxd
Z-34-20
0.05
0
0.05
0.025
Miles

Z-SP-6-96
Z-65-95
Z-3-99
Z-5-88
Z-24-83
Z-298-83
Z-SP-40-83
Z-5-88
Z-32-98
Z-125-00
Z-125-00
*
*
*
*
*
*
*
*
*
*
P-1
C-3
C-3
C-2
C-3
R1-6
C-2
C-2
R1-10
C-2
R-3
R1-10
C-2
P-1
C-3
R
R-3
C-3 *
Z-66-04
R-5
Z-90-82
P-1
Z-90-82
CAVE CREEK RD
16TH ST
15TH ST
DESERT COVE AVE
MESCAL ST
SHANGRI LA RD
CHOLLA ST
YUCCA ST
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: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-34-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.32 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-3
PUD
CONVENTIONAL OPTION
33
33
*   UNITS P.R.D. OPTION
40
40
Chris Colyer, Esq., Snell & Wilmer, LLP
DATE:
9/16/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 29-31
ZONING MAP
K-9
REQUESTED CHANGE:
FROM: C-3 ( 2.32 a.c.)
TO:
PUD ( 2.32 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-34-20.mxd
Z-34-20
0.05
0
0.05
0.025
Miles

P.U.D. Boundary
Additional Parking
Existing Open Fence
New Storage Walls (Typical)
26¶ Rolling Gate
Gate
8¶ Screen Wall
Landscape
New Parking
New Pedestrian S/W
8¶ Screen Wall
New Planter
Existing Sign to Remain
Existing Sidewalk to Remain
Existing Driveway 
to be updated 
DTL. 1255-3
New Storage Walls (Typical)
Undisturbed Are to Remain/ 
Area to be Revegetated
Undisturbed Are to Remain/ 
Area to be Revegetated
Pedestrian Crossing
15¶ Building Setback
5¶ L/S Setback
N C A V E C R E E K R O A D
E S H A N G R I L A R D