Attachment E - PC Summary - Z-2-22-4.pdf
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REPORT OF PLANNING COMMISSION ACTION March 2, 2023 REVISED ITEM NO: 5 DISTRICT NO.: 4 SUBJECT: Application #: Z-2-22-4 (11th Street and McDowell PUD) (Companion Case Z-15-22-4) Location: Northwest corner of 11th Street and McDowell Road From: R1-6 HP CNSPD, C-2 CNSPD, R-3A CNSPD, and P-1 CNSPD To: PUD CNSPD and PUD CNSPD HP Acreage: 5.16 Proposal: Planned Unit Development to allow multifamily residential, retail use, and retention of the historic single-family homes. Applicant: Ed McCoy, Fairfield Residential Owner: Vikki Reed, et al. Representative: Kurt Waldier, Beus Gilbert McGroder, PLLC ACTIONS: Staff Recommendation: Approval, subject to stipulations. Village Planning Committee (VPC) Recommendation: Encanto 5/2/2022 Information only. Encanto 1/9/2023 Approval, per the staff recommendation. Vote: 12-2-1. Historic Preservation Commission Recommendation (2/13/2023): Approval, per the staff recommendation, with the stipulation for perpetual conservations easements. Vote: 6-0. Planning Commission Recommendation: Approval, per the Encanto Village Planning Committee recommendation with a modification. Motion Discussion: Vice Chairman Gaynor indicated that he would like to make a motion. He could not find where either of the two elevations are. He asked Mr. Gilbert what the name of the design is. Mr. Gilbert responded, Spanish Revival. Commissioner Boyd MOTIONED to approve Z-2-22-4, per the Encanto VPC recommendation, with the addition that Stipulation 3 be modified to strike out the conceptual rendering date stamped December 30, 2022, which would leave the December 23rd elevations, which are the Spanish Revival. Vice Chairman Gaynor SECONDED. There being no further discussion, Chairman Howard called for a vote and the MOTION passed 8-0 (Simon absent). Motion details: Commissioner Boyd made a MOTION to approve Z-2-22-4, per the Encanto Village Planning Committee recommendation with the addition that Stipulation 3 be modified to ATTACHMENT E strike out the conceptual rendering date stamped December 30, 2022, which would leave the December 23rd elevations, which are the Spanish Revival. Maker: Boyd Second: Vice Chairman Gaynor Vote: 8-0 Absent: Simon Opposition Present: Yes Findings: 1. The proposed PUD provides a regulatory framework that will allow for the redevelopment of an underutilized site across the street from a major employer to develop with a mix of uses and housing types. 2. The proposal calls for the preservation and integration of seven historically designated single-family homes into the project. 3. The PUD’s development standards will provide for an enhanced and shaded streetscape on all four streets and a concentration of the tallest building heights near McDowell Road. Stipulations: 1. An updated Development Narrative for the 11th Street and McDowell 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 December 23, 2022, as modified by the following stipulations: a. Page 10, Permitted Uses, Mixed-Use Residential / Commercial Land Use Category: Modify the requirement for a minimum square footage of commercial to read as follows: Shall provide a minimum of 5,000 square feet non-residential uses. Non- residential uses shall not include, lobby, exercise, receptions areas, or other similar uses intended for exclusive use by residents. All non-residential uses shall have their primary access from perimeter rights-of-way. b. Page 12, Landscape Standards, Streetscape – Adjacent to Public Right-of -Way: Add a section to the table that contains the following standards: All streetscapes shall provide a detached sidewalk and a landscape strip. Standards for the detached sidewalks and landscape strips are as follows: x McDowell Road o Minimum sidewalk width: 5 feet, average 6 feet o Minimum width of landscape strip between curb and sidewalk: 11 feet x 11th Street (South of the paseo) o Minimum sidewalk width: 5 feet o Minimum width of landscape strip between curb and sidewalk: 6 feet x Dayton Street (South, within 225 feet of McDowell Road) o Minimum sidewalk width: 5 feet, average 6 feet o Minimum width of landscape strip between curb and sidewalk: 6 feet x Dayton Street (North, 225 feet north of McDowell Road) o Minimum sidewalk width: 5 feet, average 6 feet o Minimum width of landscape strip between curb and sidewalk: 6 feet x Coronado Road o Minimum sidewalk width: 5 feet, average 6 feet o Minimum width of landscape strip between curb and sidewalk: 6 feet c. Page 16, Landscape Standards, Minimum Open Space: Add the following language to this section: The paseo shall be a minimum of 20 feet in width and provide for a continuous pedestrian connection between 11th Street and Dayton Street. Entry points for the paseo shall be provided at both 11th Street and Dayton Street per the Circulation Plan (Exhibit 12). d. Page 25, Sustainability, City Enforced Standards: Modify the standard related to electric vehicle charging stations to read as follows: A minimum of 20 Level 1 electric vehicle charging stations shall be provided within the parking garage. 2. Perpetual conservation easements, in accordance with the requirements of the City’s Historic Preservation Office, shall be recorded on the following properties (which constitute a portion of this site): 1622 North 11th Street (APN 117-25-014A); 1626 North 11th Street APN 117-25-015); 1630 North 11th Street (APN 117-25-016; 1634 North 11th Street (APN 117-25-017); 1638 North 11th Street (APN 117-25-018); 1642 North 11th Street (APN 117-25-019); and 1646 North 11th Street (APN 117-25-020), with modified boundaries consistent with the HP zoning overlay boundary adjustment. 3. Prior to preliminary site plan approval, the developer will present updated building elevations for the seven-story portion of the development to the Encanto Village Planning Committee for informational purposes only and to provide review and comment. The intent of this meeting is to inform the committee as to how the developer has enhanced the visual presence of the building via the following architectural features: • Use of color • Material changes • Artistic elements and murals on the ground floor The elevations shall be consistent with the conceptual elevations (Exhibit 10) in the PUD Narrative dated stamped December 23, 2022, or consistent with the conceptual renderings date stamped December 30, 2022, as approved by the Planning and Development Department. 4. The developer shall dedicate a minimum 40-foot of right-of-way and minimum 4-foot- wide sidewalk easement along the north side of McDowell Road, as approved by the Planning and Development and Street Transportation departments. 5. All minimum streetscape requirements within the PUD Narrative shall be completely located within right-of-way or appropriate sidewalk easement, as modified, and approved by the Planning and Development and Street Transportation departments. 6. The developer shall provide $115,000 in escrow to fund a traffic control device along McDowell Road prior to preliminary site plan approval and as approved by the Street Transportation Department. 7. 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. 8. 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. 9. The developer shall work with the Street Transportation Department, Traffic Services Division, for the application submission for speed hump/s along Dayton Street between McDowell Road and Coronado Road, prior to preliminary site plan approval. Improvements are subject to public petitioning approval per the Speed Hump Program requirements from all property owners on the west and east side of Dayton Street from McDowell Road to Coronado Road. The developer shall be responsible for providing all funding of such improvements prior to requesting certificate of occupancy. 10. The property owner shall record documents that disclose the existence, and operational characteristics of the Phoenix Sky Harbor International Airport to future owners or tenants of the property. The form and content of such documents shall be according to the templates and instructions provided which have been reviewed and approved by the City Attorney. 11. 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. 12. 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. This publication can be made available in alternate format upon request. Please contact Angie Holdsworth at (602) 329-5065, TTY use 7-1-1.