Attachment B - Staff Report - Z-163-24-7.pdf

City of Phoenix — Formal (2025-06-04)

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Staff Report Z-163-24-7
April 4, 2025
Estrella Village Planning Committee
Meeting Date:
April 15, 2025
Planning Commission Hearing Date:
May 1, 2025
Request From:
RE-43 (One-Family Residence) (1.25 acres)
Request To:
A-1 (Light Industrial District) (1.25 acres)
Proposal:
Light industrial uses
Location:
Approximately 770 feet south of the
southeast corner of 69th Avenue and Van
Buren Street
Owner:
Alfredo Chalico
Applicant/Representative:
Shaine Alleman, Tiffany & Bosco, P.A.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Residential 3.5 to 5 dwelling units per
acre
Street Map
Classification
69th Avenue
Local
25-feet east half
street
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; MANUFACTURING/
INDUSTRIAL DEVELOPMENT; LAND USE PRINCIPLE: Support the expansion of
industrial zoning in targeted industrial areas.
The proposal is located within the Southwest Phoenix Employment Center and will
allow industrial uses in an area where industrial zoning exists. This will allow job
generating uses that strengthen Phoenix’s industrial sector and add to a diverse set of
employment and business opportunities.
ATTACHMENT B

Staff Report: Z-163-24-7
April 4, 2025
Page 2 of 13

CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of
local conditions and surrounding neighborhoods.

The proposal will allow for employment-generating land uses in a location that is
appropriate due to its proximity to similar uses in the surrounding area to the west and
south.

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, will provide enhanced landscaping within landscape
areas. This will help mitigate the urban heat island effect by covering hard surfaces,
thus cooling the micro-climate around the project vicinity.

Applicable Plans, Overlays, and Initiatives
Estrella Village Plan: Background Item No. 6.

Southwest Phoenix Employment Center: Background Item No. 7.

Complete Streets Guiding Principles: Background Item No. 8.

Comprehensive Bicycle Master Plan: Background Item No. 9.

Shade Phoenix Plan: Background Item No. 10.

Transportation Electrification Action Plan: Background Item No. 11.

Conservation Measures for New Development: Background Item No. 12.

Phoenix Climate Action Plan: Background Item No. 13.

Zero Waste PHX: Background Item No. 14.

Staff Report: Z-163-24-7
April 4, 2025
Page 3 of 13

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Outdoor storage
RE-43
North
Semitrailer parking
RE-43
East
Single-family residential
RE-43
South
Single-family residential with open storage
RE-43
West (across
69th Avenue)
Single-family residential, vacant property,
and outdoor storage
A-1

A-1 (Light Industrial District)
Standards
Requirements
Provisions on the
Proposed site Plan
Minimum Building Setbacks
North (adjacent to RE-43)
30 feet for a closed building, 150
feet for an open building or use
Open uses, 30 feet
(Not Met)*
East (adjacent to RE-43)
30 feet for a closed building, 150
feet for an open building or use
0 feet (Not Met)*
South (adjacent RE-43)
30 feet for a closed building, 150
feet for an open building or use
3 feet (Not Met)*
West (adjacent to 69th
Avenue) (Section
701.D.3)
25 feet
25 feet (Met)
A-1 (Light Industrial District)
Minimum Landscape Setbacks
North (adjacent to RE-43)
0 feet
3 feet (Met)
East (adjacent to RE-43)
0 feet
3 feet (Met)
South (adjacent to RE-43)
0 feet
3 feet (Met)
West (adjacent to 69th
Avenue)
Minimum 5 feet and no less than
8 times the lot frontage,
measured in square feet
Not specified
Maximum Building Height
56 feet, up to 80 feet with use
permit
Not specified
Minimum Parking
Unspecified industrial use: 1
space per 1,000 square feet
28 spaces
Not specified
*Variance or Site Plan modification needed

Staff Report: Z-163-24-7
April 4, 2025
Page 4 of 13

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 1.25 acres located approximately 770 feet south of the
southeast corner of 69th Avenue and Van Buren Street from RE-43 (One-Family
Residence) to A-1 (Light Industrial District) to allow light industrial uses.

SURROUNDING LAND USES AND ZONING
2.
North and south of the subject site
are single-family residences with
open storage such as pallet storage
and semitrailer parking zoned RE-43
(One-Family Residence District). East
of the site are single-family
residences zoned RE-43. To the,
west, across 69th Avenue, is single-
family residential, numerous open
storage uses, and vacant property
zoned A-1 (Light Industrial District).

Existing Zoning Aerial Map
Source: Planning and Development Department

GENERAL PLAN LAND USE MAP DESIGNATION
3.
The subject site, as well as the
surrounding area to the north, south,
east, and west are designated as
Residential 3.5 to 5 dwelling units per
acre on the General Plan Land Use
Map. Further west of the subject site is
designated Industrial. Additionally, the
school located further north of the
subject site is designated Residential
3.5 to 5 dwelling units per acre and
Public / Quasi-Public. The proposed A-
1 zoning is not consistent with the
General Plan Land Use Map
designation; however, the gross site
acreage does not exceed 10 acres. As
a result, a General Plan Amendment is
not required.

General Plan Land Use Map
Source: Planning and Development
Department

Staff Report: Z-163-24-7
April 4, 2025
Page 5 of 13

PROPOSAL
4.
Site Plan
The conceptual site plan, attached as an exhibit, depicts a single-family
residential house with shade structures and open building uses. The site has
access via 69th Avenue. The conceptual site plan does not meet open storage or
building setbacks. Furthermore, the applicant has indicated that they will not be
modifying any structures on the site and will be applying for zoning variances. As
a result, staff does not recommend general conformance to the site plan. While
no building additions or significant site improvements are proposed on the
subject site, in the event there is an increase in the cumulative floor area of the
site by more than 15 percent, staff recommends the following improvements
apply:
• Stipulation No. 1.a. requires all uncovered surface parking areas to be
shaded utilizing two-inch caliper trees.
• Stipulation No. 1.b. requires a minimum of two green infrastructure
techniques for stormwater management to be utilized.
• Stipulation No. 1.c. requires bicycle parking to be provided per the
Walkable Urban Code standards.
• Stipulation No. 1.d requires ten percent of bicycle parking to include
electrical receptacles.
• Stipulation No. 1.e requires a minimum of 5 percent of the required
parking to be EV Installed.
• Stipulation No. 1.f. requires a wet-cooling systems to be installed per the
lates version of the International Green Construction Code (IGCC).
5.
Elevations
The applicant has not submitted elevations with the proposal. Any new
development within the subject site will be subject to the development standards
for A-1 established through the Zoning Ordinance. The subject site is adjacent to
RE-43 zoning that allows for single-family residential development. As a result,
staff recommends stipulating a maximum height of 40 feet to ensure compatibility
with surrounding zoning. This is addressed in Stipulation No. 2.

PLANS, OVERLAYS, AND INITIATIVES
6.
Estrella Village Plan
The Estrella Village Plan adopted in 1999, outlines a vision for developing the
Estrella Village through five main goals that include:
1. Orderly growth;
2. Identifiable village core;
3. Strong residential neighborhoods;
4. Variety of homes and jobs; and
5. Consistent streetscapes and trail linkages.

Staff Report: Z-163-24-7
April 4, 2025
Page 6 of 13

Estrella Land Use Map
Source: Planning and Development Department

Goal 3 of the Estrella Village Plan, “Protection of Residential Neighborhoods”,
Objective D, “Residential Area in Transition” recommends lessening the impacts
to residential areas when properties transition to non-residential uses. Staff
recommends Stipulation No. 2 to ensure a compatible height when adjacent to
residential zoning districts.

Goal, “Urban Design”, recommends for streetscape and trail systems to be
uniformed and consist to provide identity and linkage between neighborhoods
and with activity centers. Stipulation No. 4 will require all landscape areas,
including the street landscaping setback, to be planted with a minimum 2-inch
caliper trees.

7.
Southwest Phoenix Employment Center
The subject site falls within the boundaries of the Southwest Phoenix
Employment Center, as shown on the map below.

A mix of industrial uses are encouraged in employment centers to support the
existing character of the area. The Southwest Phoenix employment center profile
identifies the area as a major contributor of industrial, warehousing and

Staff Report: Z-163-24-7
April 4, 2025
Page 7 of 13

distribution space with inventory of nearly 65.5 million square feet that enables
businesses in the area. The proposed development would create additional
employment opportunities that will be compatible with the established
businesses and help sustain the Southwest Phoenix employment center.

Major Employment Centers and Corridors Map
Source: Planning and Development Department

8.
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
bicycles, pedestrians, transit, and vehicles. To provide a safe pedestrian
environment staff recommends enhanced pavement treatment for the on-site
pedestrian walkways that cross vehicular drive aisles. This is addressed in
Stipulation No. 6. Stipulation No. 7 will help pedestrianize the immediate street
frontage by providing a sidewalk along 69th Avenue. In addition, any street
improvements must comply with City of Phoenix and ADA standards. This is
addressed in Stipulation Nos. 9 and 10.

9.
Comprehensive Bicycle Master Pan
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 proposal will provide bicycle parking per the
City’s Walkable Urban Code if the site is redeveloped in the future. Furthermore,
any future development will include parking spaces for electric bicycle charging
capabilities. This is addressed in Stipulation Nos. 1.c. and 1.d.

Staff Report: Z-163-24-7
April 4, 2025
Page 8 of 13

10.
Shade Phoenix Plan
In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan.
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the
City to improve health and quality of life. Investing in shade can address the
urban heat island effect, clean the air, preserve Sonoran vegetation, and prevent
health complications related to prolonged exposure to heat. The Shade Phoenix
Plan provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and
developing shade stipulations in rezoning cases. Staff is recommending
stipulations designed to provide trees and enhanced shade within the
development as follows:

• Uncovered surface parking lot areas shall be landscaped with minimum
two-inch caliper drought tolerant shade trees to achieve a minimum of 25
percent shade (Stipulation No. 1.a);
• A minimum five foot landscape setback along the east perimeter
(Stipulation No. 3);
• Landscape areas shall be planted with minimum 2-inch caliper, large
canopy, drought-tolerant, shade trees (Stipulation No. 4).

11.
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. 1.d and
1.e.

12.
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

Staff Report: Z-163-24-7
April 4, 2025
Page 9 of 13

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. 1.b. and 5.

13.
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. 1.b, which
requires a minimum of two GI techniques for stormwater management to be
implemented if the site is ever redeveloped.

14.
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 development narrative states that standard recycling
services will be provided for all tenants and recyclable materials will be collected
for pickup by the City of Phoenix.

COMMUNITY INPUT SUMMARY
15.
As of the writing of this report no letters of support or opposition have been
received for the request.

INTERDEPARTMENTAL COMMENTS
16.
Street Transportation Department
The Street Transportation Department has requested the following:
• A 30-foot right-of-way dedication for the east half of 69th Avenue including
an attached sidewalk along 69th Avenue.
• All mitigation improvements shall be funded or constructed as identified by
the accepted Traffic Impact Analysis.
• All unused driveways shall be replaced with curb, sidewalk, gutter.

Staff Report: Z-163-24-7
April 4, 2025
Page 10 of 13

Findings

1.
As stipulated, the proposal will include development standards such as
enhanced landscaping and reduced height to mitigate impacts to surrounding
residential properties.

2.
As stipulated, the redevelopment of the subject site would support efforts from
various plans and initiatives including enhanced shading, low water
usage/drought tolerant vegetation, electric vehicle capabilities, and green
infrastructure techniques.

3.
The requested A-1 zoning district would allow uses such as warehousing,
manufacturing, and processing, which are consistent with the surrounding land
uses.
• All streets shall be constructed to meet City and ADA standards.
These are addressed in Stipulation Nos. 7 through 10.

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 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. 11
through 13.

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. 14.

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-163-24-7
April 4, 2025
Page 11 of 13

Stipulations

1.
Upon complete redevelopment or development that increases the cumulative
floor area of the building by more than 15% from that depicted on the site plan
date stamped November 15, 2024, the following shall apply:

a.
A minimum of 25% of uncovered employee and customer surface parking
lot areas shall be shaded, as approved by 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.

b.
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.

c.
Bicycle parking shall be provided, consistent with Section 1307.H of the
Phoenix Zoning Ordinance.

d.
A minimum of 10% of the required bicycle parking spaces shall include
standard electrical receptacles for electric bicycle charging capabilities.

e.
A minimum of 5 percent of the required parking shall be EV Installed.

f.
Any wet-cooling systems shall be designed and installed per the
standards in the latest version of the International Green Construction
Code (IGCC).

2.
The maximum building height shall be 40 feet.

3.
A minimum 5-foot wide landscape setback shall be provided along the east
perimeter, as approved by the Planning and Development Department.

4.
Landscape areas shall be planted with minimum 2-inch caliper, large canopy,
drought-tolerant, shade trees planted 25 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 alternative design solutions consistent with a pedestrian
environment.

Staff Report: Z-163-24-7
April 4, 2025
Page 12 of 13

5.
Pressure regulating sprinkler heads and drip lines shall be utilized in any turf
areas to reduce water waste.

6.
Where pedestrian walkways cross a vehicular path, the pathway shall
incorporate decorative pavers, stamped or colored concrete, striping or other
pavement treatments that visually contrast parking and drive aisle surfaces, as
approved by the Planning and Development Department.

7.
A minimum 30-foot right-of-way shall be dedicated and constructed on the east
side of 69th Avenue. Construction shall include a minimum 5-foot-wide sidewalk
on the east side of 69th Avenue, adjacent to the development.

8.
All mitigation improvements shall be constructed and/or funded as identified in
the accepted Traffic Impact Analysis dated January 22, 2025.

9.
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.

10.
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.

11.
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.

12.
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.

13.
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.

14.
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

Staff Report: Z-163-24-7
April 4, 2025
Page 13 of 13

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

Writer
Nayeli Sanchez Luna
April 4, 2025

Team Leader
Racelle Escolar

Exhibits
Sketch map
Aerial map
Conceptual site plan date stamped November 15, 2024

¯
0
0.07
0.13
0.03
Miles
ESTRELLA VILLAGE
COUNCIL DISTRICT: 7
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
12/26/2024
Z-163-24-7
Tiffany & Bosco, P.A.
Z-163-24-7
1.25 Acres
QS 10-12
F-4
RE-43 ( 1.25 ac.)
A-1 ( 1.25 ac.)
RE-43
A-1
1
N/A
N/A
N/A
S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-163-24.aprx
LOWER BUCKEYE RD
VAN BUREN ST
BROADWAY RD
BUCKEYE RD
67TH AVE
51ST AVE
59TH AVE
35TH AVE
107TH AVE
99TH AVE
27TH AVE
75TH AVE
83RD AVE
91ST AVE
SOUTHERN AVE
I-10
43RD AVE
19TH AVE
Z-273-83
Z-14-24
Z-108-08
Z-72-17
*
*
*
*
RE-43
C-3
C-3
C-3
A-1
C-3
R1-6
A-1
CP/GCP
IND.PK.
IND.PK.
R1-6
C-3
MONROE ST
ADAMS ST
69TH AVE
67TH AVE
WASHINGTON ST
ADAMS ST
FARMER RD
VAN BUREN ST
69TH AVE

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