Attachment B - Staff Report - Z-56-22-4.pdf

City of Phoenix — Formal (2023-04-05)

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Staff Report: Z-56-22-4
22nd & Indian School PUD
February 6, 2023

Camelback East Village Planning
Committee Meeting Date
February 7, 2023
Planning Commission Hearing Date
March 2, 2023
Request From:
R1-6 (Single-Family Residence District) (0.62
acres), R1-6 (Approved R-2) (Single-Family
Residence District, Approved Multifamily
Residence District) (0.24 acres), R-3
(Multifamily Residence District) (1.00 acre) and
C-3 (General Commercial) (3.80 acres)
Request To:
PUD (Planned Unit Development) (5.66 acres)
Proposed Use:
Multifamily residential development and limited
commercial uses
Location:
Southwest corner of 22nd Street and Indian
School Road
Owner:
DMS Ventures IS IV, LLC, et al.
Applicant/Representative:
Wendy Riddell, Berry Riddell, LLC
Staff Recommendation
Approval, subject to stipulations

General Plan Conformity
General Plan Land Use Map Designation
Commercial, Residential 3.5 to 5 dwelling
units per acre
Street Map
Classification
Indian School Road
Major Arterial
Street
40-foot south half street
22nd Street
Local Street
25-foot west half street
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.
Attachment B

Staff Report: Z-56-22-4
February 6, 2023
Page 2 of 12

The proposed development will provide multifamily residential uses along a major arterial
street and within close proximity to employment and commercial areas.

CONNECT PEOPLE AND PLACES CORE VALUE; COMPLETE STREETS; DESIGN
PRINCIPLE: Plan and design communities and neighborhoods to be pedestrian
friendly and walkable.

The proposed PUD narrative incorporates numerous streetscape and design standards to
promote a pedestrian-friendly environment along adjacent street frontages that is
compatible with the surrounding area.

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 proposed development will provide trees and shade within the site and along adjacent
street frontages which will reduce the urban heat island effect while also improving
thermal comfort to site users and the surrounding neighborhood.

Applicable Plan, Overlays, and Initiatives
Housing Phoenix Plan – See Background Item No. 9.

Tree and Shade Master Plan – See Background Item No. 10.

Complete Streets Guiding Principles – See Background Item No. 11.

Comprehensive Bicycle Master Plan – See Background Item No. 12.

Zero Waste PHX – See Background Item No. 13.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Various commercial uses (florist,
furniture store, maps store, auto sales)
R1-6, R1-6 (Approved R-
2), R-3, and C-3
North (across
Indian School
Road)
Various commercial uses (restaurant,
pet day care, and landscaping supply
store)
C-3
South
Multifamily residential, vacant
R-3, R1-6 (Approved R-2)
East (across
22nd Street)
Motorcycle repair, single-family
residential
C-2, R1-6
West
Church
C-3

Staff Report: Z-56-22-4
February 6, 2023
Page 3 of 12

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone a 5.66-acre site located at the southwest corner of 22nd
Street and Indian School Road from 0.62 acres of R1-6 (Single-Family Residence
District), 0.24 acres of R1-6 (approved R-2) (Single-Family Residence District,
Approved Multifamily Residence District), 1.00 acre of R-3 (Multifamily Residence
District) and 3.80 acres of C-3 (General Commercial) to PUD (Planned Unit
Development) to allow multifamily residential and limited commercial uses.
2.
The General Plan Land Use Map
designation for the subject site is
Commercial and Residential 3.5 to
5 dwelling units per acre. The
Commercial land use category
accommodates office, retail,
service and multifamily
development at varying scales
and intensity of uses. This request
is consistent with the Commercial
designation, however, is
inconsistent with the Residential
3.5 to 5 dwelling unit per acre
designation as it proposes a
higher density. A General Plan
amendment is not required as the
portion of the site that is
inconsistent with the Land Use
Map is less than 10 acres.

The Land Use Map designations to the north, east, and west of the subject site are
Commercial. The designation to the south is Residential 3.5 to 5 dwelling units per
acre.
General Plan Land Use Map
Source: City of Phoenix Planning and
Development Department

Staff Report: Z-56-22-4
February 6, 2023
Page 4 of 12

EXISTING CONDITIONS & SURROUNDING ZONING
3.
The site fronts Indian School
Road, a major arterial, and largely
contains a one-story commercial
building with various commercial
and retail uses such as a furniture
store, florist, map store and auto
sales. The site is zoned R1-6
(Single-Family Residence District)
(0.62 acres), R1-6 (approved R-2)
(Single-Family Residence District,
Approved Multifamily Residence
District) (0.24 acres), R-3
(Multifamily Residence

District) (1.00 acre) and C-3 (General Commercial) (3.80 acres).
To the north, across Indian School Road, are various commercial uses such as a
landscape supply store and restaurant, zoned C-3. To the east, across 22nd Street,
is a motorcycle repair shop zoned C-2 (Intermediate Commercial) and single-family
residences zoned R1-6. To the south is a vacant lot zoned R1-6 (Approved R-2) and
multifamily residential zoned R-3. To the west is a church, zoned C-3.
PROPOSAL
4.
The proposal was developed utilizing the PUD zoning district. The Planned Unit
Development (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 authors and proposes
standards and guidelines that are tailored to the context of a site on a case by case
basis. Where the PUD Development Narrative is silent on a requirement, the
applicable Zoning Ordinance provisions will be applied.
5.
Land Use
The PUD proposes a multifamily residential development. The PUD allows for
multifamily residential and limited commercial uses, such as an art gallery and
teaching of the fine arts to allow for an artist incubator space along Indian School
Road, as shown on the site plan attached as an exhibit.
Zoning Map, Source: City of Phoenix
Planning and Development Department

Staff Report: Z-56-22-4
February 6, 2023
Page 5 of 12

6.
Development Standards
The PUD proposes a multifamily residential building with 318 units ranging in size
from one to three-bedroom units, and a maximum density of 56.5 dwelling units per
acre. In order to be consistent with the maximum unit count advertised for the site
and an update in the site acreage, staff recommends Stipulation No. 1b to update
the maximum density to 56.5 dwelling units per acre.
The maximum height is 60 feet, with a maximum height of 35 feet for the first 65 feet
along 22nd Street when adjacent to single-family residential uses. This will provide
an appropriate transition between the single-family homes to the east of the site,
across 22nd Street.
A minimum of 7 percent of the gross site area will be open space, which is more than
the minimum open space requirements for multifamily residential uses in the Phoenix
Zoning Ordinance. The proposal also includes a forecourt along Indian School Road,
which will be the primary entrance for pedestrians and vehicles to the subject site.
Parking for residents and guests will be provided on site in a parking structure, which
will be primarily screened by the residential building. Additional guest parking spaces
are provided in the forecourt. Enhanced bicycle amenities will be provided on site,
such as secure bicycle parking for residents and guest parking distributed throughout
the site.

Conceptual Site Plan, Source: HDK Architects

Staff Report: Z-56-22-4
February 6, 2023
Page 6 of 12

The project site has two street frontages along its northern and eastern perimeters.
The PUD proposes pedestrian-friendly design standards such as shaded detached
sidewalks along both street frontages and landscaped setbacks with enhanced
shading standards. The 22nd Street frontage will contain a minimum 5-foot-wide
sidewalk detached from the back of curb by 5 feet. The Indian School Road frontage
will contain a minimum 5-foot-wide sidewalk detached from the back of curb by 11
feet, which is consistent with the Street Classification Map cross section. Stipulation
No. 1c requires that the applicant update the landscape standards section to match
the required 11-foot-wide detachment listed in the development standards table.

Proposed 22nd Street Cross Section, Source: PUD Narrative

Proposed Indian School Road Street Cross Section, Source: PUD Narrative

Staff Report: Z-56-22-4
February 6, 2023
Page 7 of 12

Below is a summary of the key development standards set forth in the narrative.
Development Standards
Standard
Proposed
Density
56.5 dwelling units per acre
Building Height
60 feet maximum, maximum 35 feet in
height for first 65 feet when adjacent to
single-family uses (65-foot distance
to be measured from the center line of 22nd
Street)
Open Space
7% minimum
Lot Coverage
70% maximum
Minimum Building and Landscape Setbacks
Indian School Road
20 feet

22nd Street and Interior Property
Lines
10 feet

Streetscape Standards

Indian School Road
Sidewalk width: 5 feet
Landscape Area:11 feet between back of
curb and sidewalk

22nd Street
Sidewalk width: 5 feet
Landscape Area:5 feet between back of
curb and sidewalk
Parking Standards

Vehicular
Per Section 702 of the Phoenix Zoning
Ordinance

Bicycle
Per Section 1307.H.6 of the Phoenix
Zoning Ordinance
7.
Landscape Standards
The PUD sets forth standards to activate the two street frontages and to enhance
shade. The landscape area between the back of curb and sidewalk along 22nd
Street will be planted with minimum 75 percent 2-inch caliper trees and 25 percent 3-
inch caliper trees, and along Indian School Road will be planted with 50 percent live
coverage. Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment. The landscape setback along Indian School Road will be
planted with minimum 60 percent 2-inch caliper trees and 40 percent 3-inch caliper
trees planted 20 feet on center. All remaining landscape setbacks will be planted with
minimum 2-inch caliper trees.

Staff Report: Z-56-22-4
February 6, 2023
Page 8 of 12

8.
Design Guidelines
The PUD proposes enhanced
design guidelines to ensure the
building is compatible with the
surrounding area. The design
guidelines require a minimum of
three exterior materials, a
maximum amount of stucco, and a
change in depth or fenestration
when walls exceed 30 feet in
length to minimize the appearance
of blank walls.

Site Rendering, Source: PUD Narrative
The corners will incorporate different colors and building materials to enhance visual
interest. Further, the design will incorporate elements of the surrounding mid-century
modern neighborhood such as low sloped and flat roofs, masonry veneer used to
create the perception of solid volumes, emphasis on horizontal lines, minimalistic
detailing, emphasis on balconies and other outdoor spaces, and use of natural
colors.
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
9.
Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing with
a vision of creating a stronger and more vibrant Phoenix through increased housing
options for residents at all income levels and family sizes. Phoenix’s rapid population
growth and housing underproduction has led to a need for over 163,000 new
housing units. Current shortages of housing supply relative to demand are a primary
reason why housing costs are increasing. The proposed development supports the
Plan’s goal of preserving or creating 50,000 housing units by 2030.
10. Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure that trees are an integral part of the city’s planning and
development process. By investing in trees and the urban forest, the city can reduce
its carbon footprint, decrease energy costs, reduce storm water runoff, increase
biodiversity, address the urban heat island effect, clean the air, and increase
property values. In addition, trees can help to create walkable streets and vibrant
pedestrian places. The PUD includes enhanced shading standards to reduce the
urban heat island effect.
11. Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as

Staff Report: Z-56-22-4
February 6, 2023
Page 9 of 12

bicycles, pedestrians, transit, and vehicles. The development will activate the street
frontages, provide detached sidewalks and provide enhanced landscaping and
shade along the sidewalks.
12. Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its bikeway system and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
The proposal incorporates requirements for bicycle parking and a bicycle repair
station to encourage multi-modal transportation.
13. 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 application materials state that recycling will be a part of the
development.
COMMUNITY INPUT SUMMARY
14. At the time this staff report was written, one letter in support and one letter with
concerns has been received. Concerns shared were regarding traffic, and
construction noise.
INTERDEPARTMENTAL COMMENTS
15. The Street Transportation Department has required that the developer dedicate a
sidewalk easement on Indian School Road, submit a traffic impact study, and that all
streets be constructed with required improvements and comply with current ADA
standards. These are addressed in Stipulation Nos. 2 through 4.
16. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence, and
operational characteristics of City of Phoenix Sky Harbor International Airport (PHX)
to future owners or tenants of the property. This is addressed in Stipulation No. 5.
OTHER
17. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation

Staff Report: Z-56-22-4
February 6, 2023
Page 10 of 12

Findings

1. The project site is appropriately located along an arterial street and is consistent with
the General Plan Land Use Map designation.
2. The proposal will develop an underutilized site and provide additional housing options
within the Village.
3. The proposed PUD sets forth design and development standards that will facilitate
pedestrian-oriented design, promote a safer walking and bicycling environment, and
is compatible with the surrounding neighborhood.

Stipulations

1.
An updated Development Narrative for the 22nd & Indian School PUD reflecting
the changes approved through this request shall be submitted to the Planning
and Development Department within 30 days of City Council approval of this
request. The updated Development Narrative shall be consistent with the
Development Narrative date stamped January 27, 2023, as modified by the
following stipulations:

a.
Front cover: Revise the date information on the cover page to the
following:

City Council Adopted: [Add Adoption Date]

b.
Page 7, Lot Development Standards, Maximum Density: update to 56.5
du/gross ac
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius 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 Stipulations Nos. 6 through 8.
18. 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.
19. 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-56-22-4
February 6, 2023
Page 11 of 12

c.
Page 8, Landscape Standards, Landscape Planting, North (Indian School
Road), Landscape Strip: Update first sentence to read “Minimum 11-foot-
wide Landscape Strip between back of curb and sidewalk.”

2.
The developer shall dedicate a 10-foot-wide sidewalk easement along the south
side of Indian School Road, as approved by the Planning and Development
Department.

3.
The applicant shall submit a Traffic Impact Study to the City for this development.
The developer shall be responsible for cost and construction of all mitigation
identified through the analysis. No preliminary approval of plans shall be granted
until the study is reviewed and approved by the Street Transportation
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.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or
tenants of the property. The form and content of such documents shall be
according to the templates and instructions provided which have been reviewed
and approved by the City Attorney

6.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

7.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.

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

Staff Report: Z-56-22-4
February 6, 2023
Page 12 of 12

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

Writer
Sarah Stockham
February 6, 2023

Team Leader
Racelle Escolar

Exhibits
Aerial Map
Sketch Map
Conceptual Site Plan date stamped January 27, 2023
Conceptual Elevations date stamped January 27, 2023
22nd Street & Indian School PUD development narrative date stamped January 27, 2023
Correspondence (2 pages)

Z-198-77
Z-171-84
Z-6-14
Z-233-79
Z-61-02
*
*
*
R1-6
R-3
C-O
P-1
C-O
R-4A
R-4
C-3
R1-6
R-3
R-4
R1-6
C-2
C-2
R-3A
P-1
23RD ST
20TH ST
22ND ST
AMELIA AVE
FAIRMOUNT AVE
INDIANOLA AVE
DEVONSHIRE AVE
MONTEROSA ST
21ST PL
INDIAN SCHOOL RD
21ST ST
C-2 *
Z-106-90
R-2 *
Z-52-06
P-1 SP
Z-SP-27-90
C-O SP
Z-SP-35-85
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-56-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.58 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-3, R-3, R1-6, (Approved R-2)
PUD
CONVENTIONAL OPTION
54, 14, 3, (2)
315
* UNITS P.R.D. OPTION
65, 17, 4, (2)
N/A
Wendy Riddell - Berry Riddel LLC
DATE:
8/10/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-32
ZONING MAP
H-9
REQUESTED CHANGE:
FROM:
TO:
PUD ( 5.58 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-56-22.mxd
Z-56-22
0.06
0
0.06
0.03
Miles
C-3 ( 3.77 a.c.)
R-3 ( 1.0 a.c.)
R1-6 ( 0.61 a.c.)
R1-6 (Approved R-2 ( 0.2 a.c.)

From:
Kristin Heggli
To:
Sarah Stockham
Subject:
Yes to #Z-56-22-4
Date:
Tuesday, January 31, 2023 9:40:23 PM
Ms. Stockham,
I wanted to share my enthusiastic support for PUD case #Z-56-22-4. Indian School Road can
certainly support some density, and this development could also help revitalize the area and
would bring in new residents to patronize local businesses. This is exactly the kind of
development we need to encourage in Phoenix in order to help solve our housing crisis. My
only suggestion would be to require more secure bicycle parking for residents, since only 32
spaces will be offered and there will likely be over 500 residents. I would love to see this
project come to fruition. Thank you.
Kristin Heggli
Camelback East Village Resident

From:
Kathryn Keizer
To:
ed@berryriddell.com
Cc:
Sarah Stockham
Subject:
Proposed Site @ 22nd St - Loma Linda, Phoenix
Date:
Wednesday, September 21, 2022 11:31:45 AM
Hello,
I was unable to attend the zoom meeting regarding the proposed apartment complex going in
at 22nd Street and Indian School. Any meeting minutes forwarded to me would be greatly
appreciated.
Talis Construction currently uses the lot at 22nd Street and Fairmont for transferring materials
and dirt. My neighbors and I have complained almost weekly to the city of Phoenix regarding
the 24 HOUR noise, trucks with dirt consistency coming down our streets and the dust that it
has created. We call the non emergency city line almost every weekend. We will continue to
call if this new project bring even more construction (especially during non business hours).
My concerns are not necessarily the complex itself but the traffic it will bring while it is being
built and moving forward. The small neighborhood of Loma Linda is quiet and we would like
to keep it as such. I understand that the city of phoenix is evolving but it is hard to swallow
seeing another apartment complex coming to our streets.
Another concern we have is the parking that might build up along 22nd Street. We (The City
of Phoenix) have placed NO parking signs along 23rd Street and 22nd Street due to another
local bar’s parking issues, Rebel Lounge. I would suggest that the whole street of 22nd is a
NO Parking or Loading at any time. This would help out side of the street with noise, trash,
loading etc.
I also would like to see construction times stay during business hours along with NO spot
lights or bright lights shining down Amelia (while building and forever). This would literally
shine straight into our bedroom windows which face east.
As I said, we are happy to see our city evolve but I would like to be apart of meetings, emails,
and consistent communication moving forward for this project.
Thank you in advance,
Kathryn Keizer
kathrynkeizer21@gmail.com
480-388-9448