Attachment B - Staff Report - Z-74-24-6.pdf

City of Phoenix — Formal (2024-11-13)

Extracted text (via pymupdf) 28992 characters

Staff Report Z-74-24-6
July 26, 2024
Camelback East Village Planning
Committee Meeting Date:
August 6, 2024
Planning Commission Hearing Date:
September 5, 2024
Request From:
R-3 (Multifamily Residence District)
(1.82 acres)
Request To:
R-5 (Multifamily Residence District)
(1.82 acres)
Proposal:
Multifamily residential
Location:
Northeast corner of 21st Street and
Turney Avenue
Owner:
4401 Turney Villas, LLC
Applicant/Representative:
Ashley Marsh, Gammage & Burnham,
PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 10 to15 dwelling units per
acre
Street Map
Classification
21st Street
Local
30-foot east half street
Turney Avenue
Local
30-foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Create new
development or redevelopment that is sensitive to the scale and character of
the surrounding neighborhoods and incorporates adequate development
standards to prevent negative impact(s) on residential properties.
The proposal, as stipulated, will allow a new residential development in a
neighborhood where there is a range of existing residential use types. As stipulated,
the proposal will provide a large building setback along the north property lines to
buffer the use from the single-family residences to the north.
ATTACHMENT B

Staff Report: Z-74-24-6
July 26, 2024
Page 2 of 10

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Protect residential
areas from concentrations of incompatible land uses that could change their
character or destabilize land values.

The proposal is a compatible use of similar size and type in the surrounding
neighborhood. The proposal will also complement the area by providing a range of
housing types in accordance with the Housing Phoenix Plan.

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 proposal, as stipulated, incorporates streetscape and design standards to
promote a pedestrian-friendly environment along 21st Street and Turney Avenue that
is compatible with the surrounding residential development in the area.

R-5 (Multifamily Residence District)
Subdivision Development Option
Standards
Requirements
Site Plan Provisions
Gross Acres
-
1.82 acres
Maximum Dwelling Units
79
75 (Met)
Maximum Density (dwelling
units/acre)
43.5
41.21 (Met)
Maximum Building Height
4 stories or 48 feet
4 stories and 48 feet (Met)
Minimum Building Setbacks
North (side)
3 feet
46 feet (Met)
East (rear)
15 feet
48 feet (Met)
West (21st Street, front)
20 feet
10 feet (Not Met*)
South (Turney Avenue, side)
10 feet
9 feet (Not Met*)
Minimum Landscape Setbacks
North (side)
5 feet
5 feet (Met)
East (rear)
5 feet
5 feet (Met)
West (21st Street, front)
20 feet
10 feet (Not Met*)
South (Turney Avenue, side)
10 feet
9 feet (Not Met*)
Lot Standards
Minimum Open Space
5 percent
5.26 percent (Met)
Maximum Lot Coverage
50 percent
15 percent (Met)
Minimum Parking
113 vehicular spaces
96 vehicular spaces (Not
Met*)
*Site plan modification required or variance must be obtained.

Staff Report: Z-74-24-6
July 26, 2024
Page 3 of 10

Applicable Plans, Overlays, and Initiatives

Phoenix Climate Action Plan – See Background Item No. 6.

Housing Phoenix Plan – See Background Item No. 7.

Tree and Shade Master Plan – See Background Item No. 8.

Transportation Electrification Action Plan – Background Item No. 9.

Complete Streets Guiding Principles – See Background Item No. 10.

Comprehensive Bicycle Master Plan – See Background Item No. 11.

Zero Waste PHX – See Background Item No. 12.

Conservation Measures for New Development – See Background Item No. 13.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Single-family and multifamily
residential
R-3
North
Single-family and multifamily
residential
R-3
West (across 21st Street)
Multifamily residential
R-5
East
Multifamily residential
R-3
South (across Turney Avenue) Multifamily residential
R-5

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 1.82 acres located at the northeast corner of 21st Street
and Turney Avenue, from R-3 (Multifamily Residence District) to R-5 (Multifamily
Residence District) for a multifamily residential development.

SURROUNDING LAND USES AND ZONING
2.
There are single-family and multifamily residences to the north zoned R-3
(Multifamily Residence District), and to the south, across Turney Avenue is a
multifamily residential development zoned R-5 (Multifamily Residence District). To
the west, across 21st Street, is a multifamily residential development zoned R-5
(Multifamily Residence District).

Staff Report: Z-74-24-6
July 26, 2024
Page 4 of 10

GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use Map depicts the subject site and the properties to the
north, south and east with a designation of Residential 10 to 15 dwelling units per
acre. The area to the west, across 21st Street, has a General Plan Land Use Map
designation of Residential 15+ dwelling units per acre. The request to rezone the
site to R-5 is not consistent with the General Plan Land Use Map designation,
however, a General Plan Amendment is not required as the site is under 10 acres.

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

PROPOSAL
4.
The site plan, attached as an exhibit, proposes a 75-unit multifamily residential
development with an outdoor amenity area, pool, clubhouse, and gym. The site
plan includes 96 parking spaces along the northern sides of the building, secured
bicycle parking in the residential building and in the northeast parking lot. Full
driveway access to the parking lots will be from 21st Street and Turney Avenue.
Landscaping along the northern property line will include trees and shrubs to
provide added buffering along the property perimeter. A detached sidewalk along
Turney Avenue and an attached sidewalk along 21st Street will provide pedestrian
connections to the adjacent residential developments in the area. The sidewalks
will include trees for shade coverage. Due to the need to seek variances for the
patio projections within the building and landscape setbacks along 21st and Turney
Avenue and a reduction in parking, staff does not recommend general
conformance to the site plan. Staff recommends Stipulation Nos. 1, 2, 4, and 15 to

Staff Report: Z-74-24-6
July 26, 2024
Page 5 of 10

provide an enhanced pedestrian environment, shade, and an enhanced setback
along the north property lines.

5.
The conceptual elevations attached as an exhibit, demonstrate four-sided
architecture with a building height of 48 feet with various architectural features
including fenestrations, shade devices, balcony railings and a smooth exterior
finish. The building includes windows, entry accent features and neutral color tones
to complement the existing residential developments along 21st Street and Turney
Avenue.

STUDIES AND POLICIES
6.
Phoenix Climate Action Plan:
In October 2021, the Phoenix City Council approved the Climate Action Plan. The
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas
emissions reductions and resiliency goals from local operations and community
activities as well as prepare for the impacts of climate change. This plan contains
policy and initiatives regarding stationary energy, transportation, waste
management, air quality, local food systems, heat, and water. Goal W2 (Water),
Action W2.4, pertains to the implementation of the Greater Phoenix Green
Infrastructure (GI) and Low Impact Development Details for Alternative Stormwater
Management to benefit the environment, promote water conservation, reduce
urban heat, improve the public health, and create additional green spaces. This
goal is addressed in Stipulation No. 16, which requires a minimum of two GI
techniques for stormwater management to be implemented in this development.

7.
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 proposal 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 land in a more sustainable fashion. The proposal includes
75 units which includes studios, one- and two-bedroom units.

8.
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. The
proposal, as stipulated, will create a streetscape environment with a shaded and
detached sidewalk and the parking lot landscaping will include shade trees. These

Staff Report: Z-74-24-6
July 26, 2024
Page 6 of 10

are addressed in Stipulation Nos. 1, 3, 4, and 15.

9.
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 Nos. 9 and 11.

10. Complete Streets Guiding Principles:
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 proposed development, as
stipulated, will support walking, bicycling, and transit-use by including bicycle
parking on the site, by including a bicycle repair (fix it) station to help patrons keep
their bikes in a state of good repair, and by constructing a shaded and detached
sidewalk along 21st Street. These are addressed in Stipulation Nos. 4 through 10.

11. 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.
As stipulated, the development will provide a bicycle repair station and bicycle
parking spaces per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance. This is addressed in Stipulation Nos. 8 and 10.

12. 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. The proposal includes
the placement of a recycling receptacle will be provided for residential use.

Staff Report: Z-74-24-6
July 26, 2024
Page 7 of 10

13. Conservation Measures for New Development:
In June 2023, the Phoenix City Council adopted the Conservation Measures for
New Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s Five
Core Values in the General Plan which calls for Phoenix to - Build the Sustainable
Desert City. The Conservation Measures for New Development policy includes
direction to develop standards for consideration as stipulations for all rezoning
cases that will address best practices related to water usage in nine specific
categories. This is addressed in Stipulation Nos. 12 through 16.

COMMUNITY CORRESPONDENCE
14. As of the writing of this report, no community correspondence has been received.

INTERDEPARTMENTAL COMMENTS
15. The Street Transportation Department identified that this subject site is within the
20th Street bicycle corridor which is consistent with bicycle and pedestrian
infrastructure development. The 20th Street Improvement Project is currently under
construction and is designed to greatly enhance connectivity with existing and
planned bicycle and pedestrian infrastructure and transit service for this
transportation corridor and throughout the Camelback East Village Core. On-site
bicycle lockers, fix-it stations, and other infrastructure should be considered as part
of the residential development. This is addressed in Stipulations Nos. 8 and 10.
The Street Transportation Department also required an attached sidewalk on 21st
Street, a detached sidewalk on Turney Avenue, that utilities be undergrounded,
and all street improvements be made to City and ADA standards. These are
addressed in Stipulation Nos. 3 through 7.

OTHER
16. The Aviation Department requested that the property owner record documents that
disclose the existence and operational characteristics of Sky Harbor Airport to
future owners or tenants of the property. This is addressed in Stipulation No. 17.

17. The site has not been identified as being archaeologically sensitive. However, in
the event archaeological materials are encountered during construction, all ground
disturbing activities must cease within 33-feet of the discovery and the City of
Phoenix Archaeology Office must be notified immediately and allowed time to
properly assess the materials. This is addressed in Stipulation No. 18.

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 final site plan approval. This
is addressed in Stipulation No. 19.

Staff Report: Z-74-24-6
July 26, 2024
Page 8 of 10

19. 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 proposal is appropriate at this location and is consistent with the scale and
existing uses in the surrounding area.

2.
The proposal, as stipulated, will incorporate landscaping and shading
that will enhance the location, consistent with General Plan goals and principles.

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.
The landscape setback along 21st Street shall be planted with minimum 2-inch
caliper, large canopy, drought-tolerant, shade trees, planted 20 feet on center, or
in equivalent groupings, as approved by the Planning and Development
Department.

2.
A minimum 40-foot building setback shall be provided along the north property
lines, as approved by the Planning and Development Department.

3.
A minimum 5-foot sidewalk shall be constructed on the east side of 21st Street,
adjacent to the development.

4.
A minimum 5-foot-wide detached sidewalk, separated by a minimum 7-foot-wide
landscape area, shall be constructed on the north side of Turney Avenue. The
landscape area shall be planted with minimum 2-inch caliper, single-trunk, large
canopy, drought-tolerant, shade trees planted 20 feet on center, or in equivalent
groupings, as approved by the Planning and Development Department.

Where utility conflicts exist, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a
pedestrian environment.

5.
All existing electrical utilities within the public right-of-way on 21st Street shall be
undergrounded, adjacent to the development. The developer shall coordinate
with the affected utility companies for their review and permitting.

Staff Report: Z-74-24-6
July 26, 2024
Page 9 of 10

6.
Replace unused driveways with sidewalk, curb, and gutter. Also, replace any
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets and
upgrade all off-site improvements to be in compliance with current ADA
guidelines.

7.
All streets within and adjacent to the development shall be constructed 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.
Bicycle parking shall be provided at a minimum rate of 0.25 spaces per unit, up
to a maximum of 50 spaces, 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.

9.
A minimum of three of the required bicycle parking spaces shall include standard
electrical receptacles for electric bicycle charging capabilities, as approved by the
Planning and Development Department.

10. A bicycle repair station (“fix it station”) shall be provided on the site. The station
shall include, but not be limited to, standard repair tools affixed to the station; a
tire gauge and pump; and a bicycle repair stand which allows pedals and wheels
to spin freely while making adjustments to the bike, as approved by the Planning
and Development Department.

11. A minimum of 5% of the required parking spaces shall include Electric Vehicle
(EV) Installed Infrastructure, as approved by the Planning and Development
Department.

12. Only landscape materials listed in the Phoenix Active Management Area Low-
Water-Use/Drought-Tolerant Plant List shall be utilized, as approved or modified
by the Planning and Development Department.

13. Landscaping shall be maintained by permanent and automatic/water efficient
WaterSense labeled irrigation controllers (or similar smart controller) to minimize
maintenance and irrigation water consumption for all on and offsite landscape
irrigation.

14. Pressure regulating sprinkler heads and drip lines shall be utilized in any turf
areas to reduce water waste.

15. A minimum of 25% of the surface parking areas shall be shaded, as approved by

Staff Report: Z-74-24-6
July 26, 2024
Page 10 of 10

the Planning and Development Department. Shade may be achieved by
structures or by minimum 2-inch caliper, drought tolerant, shade trees, or a
combination thereof.

16. A minimum of two green stormwater infrastructure (GSI) elements for stormwater
management shall be implemented, as approved or modified by the Planning and
Development and/or Street Transportation departments. This includes but is not
limited to stormwater harvesting basins, bioswales, permeable pavement, etc.,
per the Greater Phoenix Metro Green Infrastructure and Low Impact
Development Details for Alternative Stormwater Management.

17. The property owner shall record documents that disclose the existence, and
operational characteristics of 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.

18. 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.

19. Prior to final 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
John Roanhorse
July 26, 2024

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped May 30, 2024
Conceptual Building Elevations date stamped May 30, 2024 (2 pages)

¯
0
0.06
0.11
0.03
Miles
CAMELBACK EAST VILLAGE
COUNCIL DISTRICT: 6
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
6/24/2024
Z-74-24
Gammage & Burnham, PLC
Z-74-24
1.82Acres
QS 17-32
H-9
R-3 ( 1.82 a.c.)
R-5 ( 1.82 a.c.)
R-3
R-5
26
79
95
31
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-74-24.aprx
WASHINGTON ST
56TH ST
32ND ST
7TH ST
40TH ST
48TH ST
64TH ST
VAN BUREN ST
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
BETHANY HOME RD
GLENDALE AVE
NORTHERN AVE
24TH ST
16TH ST
Z-272-78
Z-71-86
Z-272-78
Z-SP-42-82
Z-210-86
Z-210-86
Z-27-91
Z-20-97
Z-58-95
*
*
*
*
*
*
*
*
*
R-3
C-O SP
R-5
R-2
R-5
R-5
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R-5
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R-4
R1-6
R-3
R-2
R-3
R-3A
R1-6
R-5
GLENROSA AVE
TURNEY AVE
ROMA AVE
20TH ST
21ST ST
22ND ST
23RD ST
19TH PL
CAMPBELL AVE
NO NAME
SELLS DR
MONTECITO AVE
Camelback East
Primary Core
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2 390 EAST CAMELBACK ROAD J
SIJTE130
PHO::NIX, ARIZONA 85016
P:602.620.8792
WWW.KENZYARCI-NTECTS.COM
TURNEY VILLAS
APARTMENTS
4-401TURNEYv1LLASLLC
4-401 NORTH215T STREET
PHOEMX, ARIZONA 85016
NOT FOR
CONSTRUCTION
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