Attachment B - Staff Report - Z-79-23-4.pdf

City of Phoenix — Formal (2024-07-01)

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Staff Report Z-79-23-4
(Wonderview at Highland PUD)
May 3, 2024
Camelback East Village Planning
Committee Meeting Date:
May 7, 2024
Planning Commission Hearing Date:
June 6, 2024
Request From:
R1-6 (Single-Family Residence District)
(2.49 acres)
Request To:
PUD (Planned Unit Development) (2.49
acres)
Proposal:
Planned Unit Development to allow mixed
use development with office, commercial
and multifamily residential
Location:
Southwest corner of 14th Place and
Highland Avenue
Owner:
Wonderview Partners, LLC
Applicant:
Lorenzo Perez, Venue Projects
Representative:
William Allison, Withey Morris Baugh, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Residential 10 to 15 dwelling units per
acre and Residential 15+ dwelling units
per acre
Street Map
Classification
Highland Avenue
Local
Street
30-foot south half street
14th Place
Local
Street
0-foot west half street
Meadowbrook
Avenue
Local
Street
25-foot north half street
CONNECT PEOPLE AND PLACES CORE VALUE; INFILL; LAND USE PRINCIPLE:
Promote and encourage compatible infill development 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-79-23-4
May 3, 2024
Page 2 of 12

Applicable Plans, Overlays and Initiatives
Housing Plan Phoenix: Background Item No. 6.

Complete Streets Guiding Principles: Background Item No.7.

Comprehensive Bicycle Master Plan: Background 8.

Tree and Shade Master Plan: Background Item No. 9.

Zero Waste PHX: Background Item No. 10.

Transportation Electrification Action Plan: Background Item No. 11.

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

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant land
R1-6
North (across Highland
Avenue)
Multifamily residential
R-4A
South (across
Meadowbrook Avenue)
Single-family residential
R-3
The proposal will redevelop a vacant property with residential and appropriately scaled
office and commercial uses. This proposed mixed use project will be supporting the
nearby 12th Street and 20th Street bicycle corridors.

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 scale, height, massing, and density of the project is compatible with the character
of the existing neighborhood. The small-scaled office and commercial component
would provide the surrounding residential properties with commercial services and
would be oriented towards the northern street.

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 is providing enhanced landscaping within the setbacks, along the
streetscape, and in and around the parking areas, which will reduce the urban heat
island effect while also improving thermal comfort to site users and the surrounding
neighborhood.

Staff Report: Z-79-23-4
May 3, 2024
Page 3 of 12

East (across 14th
Place)
Multifamily and single-
family residential
R-4 and R-3
West
Post acute care and
rehabilitation center,
duplexes and single-family
residential
R-5, R-3 and R1-6,

Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 2.49 acres located at the southwest corner of 14th
Place and Highland Avenue from R1-6 (Single-Family Residence District) to
PUD (Planned Unit Development) to allow mixed use development with office,
commercial and multifamily residential uses. The subject site is currently vacant.

SURROUNDING LAND USES AND ZONING
2.
The property to the north, across
Highland Avenue, is multifamily
residential zoned R-4A (Multifamily
Residence – General). To the east,
across 14th Place, is multifamily
and single-family residential zoned
R-4 (Multifamily Residence District)
and R-3 (Multifamily Residence
District). To the south, across
Meadowbrook Avenue, is single-
family residential zoned R-3
(Multifamily Residence District). To
the west are single-family
residential uses zoned R1-6
(Single-Family Residence District),
single-family residence and
duplexes zoned R-3 (Multifamily
Residence District), and a post
acute care and rehabilitation center
zoned R-5 (Multifamily Residence
District – Restricted Commercial).

Existing Zoning Aerial Map
Source: Planning and Development Depatment

GENERAL PLAN LAND USE MAP DESIGNATION
3.
The subject site has two General Plan Land Use Map designations. The north
portion of the site is designated Residential 15+ dwelling units per acre. The
south portion of the subject site is designated Residential 10 to 15 dwelling units
per acre. To the east and west, the designation is Residential 15+ dwelling units
per acre and Residential 10 to 15 dwelling units per acre.

Staff Report: Z-79-23-4
May 3, 2024
Page 4 of 12

General Plan Land Use Map
Source: City of Phoenix Planning and Development Department
To the north is designated
Residential 15+ dwelling units
per acre and to the south is
designated Residential 10 to
15 dwelling units per acre.

The requested PUD zoning is
not consistent with the existing
General Plan Land Use Map
designations. A General Plan
Land Use Map amendment is
not required since the site is
less than 10 acres in size.

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.
Below is a summary of the proposed standards for the subject site as described
in the attached PUD Development Narrative date stamped April 17, 2024. The
proposed standards were designed to allow a mixed-use development with
office, commercial and multifamily residential uses.

List of Uses
The PUD Development Narrative lists all allowable uses in the R-3A Multifamily
Residence District for the entire property. In addition, it lists uses permitted in the
C-1 Neighborhood Retail zoning district in the north part of the site (Parcel A)
with many prohibited uses identified in the PUD which would not be compatible
with the surrounding neighborhood character.

Staff Report: Z-79-23-4
May 3, 2024
Page 5 of 12

Development Standards
The PUD proposes development standards based on the R-3A and C-1 zoning
districts.

Development Standards
Maximum Building Height
2 stories or 35 feet

Maximum Lot Coverage
50%

Maximum Density
23.1 dwelling units per acre

Minimum Building Setbacks

Highland Avenue
Meadowbrook Avenue
14th Place
Interior
20 feet
20 feet
8 feet
5 feet

Minimum Open Space
6%

Staff Report: Z-79-23-4
May 3, 2024
Page 6 of 12

The proposal is adding flexibility with the development standards such as
reducing the building setbacks along the interior and 14th Place and limiting the
overall building height to two stories, but including five additional feet than the
Zoning Ordinance allows. The proposal is providing more open space than the
Zoning Ordinance requires.

Landscape Standards
The PUD proposes increased planting size in the landscape areas (50 percent 2-
inch and 50 percent 3-inch caliper trees) and enhanced parking lot landscape
standards by providing 25 percent shade in surface parking areas.

Landscape Standards
Minimum Landscape Setbacks

Highland Avenue
Meadowbrook Avenue
14th Place
Interior
20 feet
20 feet
8 feet
5 feet

Staff is recommending a modification to the PUD Narrative to move the
pedestrian walkways provision from the landscape standards table and into the
development standards table. This is addressed in Stipulation No. 1.b.

Streetscape Standards
The PUD proposes both attached and detached sidewalks with enhanced
landscape planting standards and shade coverage. The proposed detached
sidewalk is along Highland Avenue and attached sidewalks are planned along
14th Place and Meadowbrook Avenue.

Amenities
The PUD proposes a minimum of three amenities, ranging from a community
pool, shade pavilion, bicycle “fix-it” station, shared courtyards, micro-retail store
and/or food/beverage facility, and a barbeque area.

Open Space
The PUD Narrative notes the open space areas will not consist of lawn/turf and
will be hardscaped with trees.

The residential open space areas will be a minimum of 200 square feet.

Parking
The vehiclce parking for the development will utilize a shared parking model,
with the multifamily residential development utilizing the following standards.

Vehilce Parking
1.3 spaces per efficiency unit
1.5 spaces per 1 or 2 bedroom units
2 spaces per 3 bedroom or more unit
1 space per unit of less than 600 square feet regardless of number of bedroom

Staff Report: Z-79-23-4
May 3, 2024
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The development will share one ride share/package drop off and delivery zone
and a minimum of two of the required parking spaces will contain EV Ready
Infrastructure.

The bicycle parking proposed is one bicycle space per 10 vehicle parking spaces
and be distributed throughout the property and installed per the requirements of
Section 1307.H. of the Phoenix Zoning Ordinance. Also, a bicycle repair station
shall be provided on site and all bicycle infrastructure shall be shaded by a
structure, landscaping, or a combination of the two to provide a minimum 75
percent shade.

Shade
The Development Narrative requires public sidewalks to have a minimum of 75
percent shade at tree maturity. This is an enhancement from the Zoning
Ordinance requirement of 50 percent.

Lighting
The PUD Narrative states lighting standards are per the Zoning Ordinance and
City Code.

Fences and Walls
The proposal requires fences and walls to comply with all applicable
requirements in Section 703 of the Zoning Ordinance.

Design Guidelines
The Development Narrative includes design standards that promote quality site
design and architecture. The design will incorporate inspiration from Central
Phoenix mid-century modern architecture and a minimum 20 percent of the
facade will be glazing. A minimum of three outdoor gathering spaces will also be
provided and a minimum of two green infrastructure techniques for stormwater
management will be used throughout the site.

Signs
The PUD Narrative states signage of the residential component to comply with
Section 705 of the City of Phoenix Zoning Ordinance. Signage of non-residential
development shall be governed by Section 705, specific to nonresidential uses in
a residential area.

Wall signs for office and commercial uses may include projecting/blade signs
perpendicular to the building facade and placed no closer to the roofline than
one-half the vertical dimension of the sign, subject to the area limitations for wall
signs in Section 705 of the Phoenix Zoning Ordinance.

Sustainability
The Development Narrative proposes several options to incorporate
sustainability principles. Below is a highlight of some of the provisions:

Staff Report: Z-79-23-4
May 3, 2024
Page 8 of 12

• Reduce heat island effect with shade
• Encourage recycling
• Water conservation measures in line with the City of Phoenix Water
Conservation policy

AREA PLANS, OVERLAY DISTRICT, AND INITIATIVES
6.
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 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 by contributing to a variety housing types that will
address the supply shortage at a more rapid pace while using underutilized land
in a more sustainable fashion.

7.
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. Detached sidewalks will be
provided along Highland Avenue to promote a safe pedestrian atmosphere.
Additionally, the Development Narrative requires that pedestrian pathways will
visually contrast the drive aisles to enhance pedestrian safety.

8.
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 Development Narrative requires bicycle parking and a bicycle
repair station which will support use of the nearby bicycle corridors.

9.
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 Development Narrative requires a
minimum of 75 percent shade on all adjacent public sidewalks, in addition to
larger tree sizes. These standards exceed the minimum Zoning Ordinance
requirements and will ensure a comfortable pedestrian experience.

10. Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal

Staff Report: Z-79-23-4
May 3, 2024
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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 PUD narrative promotes trash and recycling
collection on site.

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 the PUD Narrative with
two spaces requiring EV Ready Infrastructure.

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
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. Several conservation measures are included in the
PUD Narrative under the city enforceable standards of the Sustainability Section.

COMMUNITY INPUT SUMMARY
13. As of the writing of this report, staff has not received letters of support or
opposition to this rezoning application.

INTERDEPARTMENTAL COMMENTS
14. The Fire Department indicated the site and buildings shall comply with the
current edition of the Phoenix Fire Code.

15. The Street Transportation Department has indicated that any access point onto
Highland Avenue is required to meet the following standards for Minor Collector
access spacing:

Staff Report: Z-79-23-4
May 3, 2024
Page 10 of 12

-
Minimum clearance between driveways and/or street intersections on an
undivided (no median) minor collector roadway is a minimum of 100-feet
for drives on the same side of the road.
-
Driveways must align with an existing driveway on the opposite side of the
roadway or spaced a minimum 100-feet.
-
A minimum 2.5-feet spacing between top wing of the driveway and the
property line.

Additionally, the Street Transportation Department indicated that
bicycle/pedestrian infrastructure supporting the nearby 12th Street and 20th
Street established bicycle corridors should be provided. 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.

Stipulations 2 through 6 identify requirements of the Street Transportation
Department including the dedications of rights-of-ways, undergrounding of
electrical utilities, and replacing and/or constructing street improvements and
incidentals in compliance with city and ADA guidelines.

OTHER
16. The site has not been identified as being archeologically sensitive. However, 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 Stipulation
No. 7.

17. 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. 8.

18. 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 compatible with the existing land use pattern in the area,
providing new housing supply with a mix of uses and opportunities for small
businesses.

Staff Report: Z-79-23-4
May 3, 2024
Page 11 of 12

Stipulations

1.
An updated Development Narrative for the Wonderview at Highland 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 April 17, 2024, as modified by the following stipulations:

a. Front Cover, add “City Council adopted: [Insert Adoption date].”

b. Page 11, Landscape Standards Table: Move the Pedestrian Walkways row
to the Development Standards table, after the open space requirement.

c. Page 23: Revise the legal description to correct the scrivener’s error with the
size of the property.

2.
A minimum 25-feet of right-of-way shall be dedicated for the west side of 14th
Place, adjacent to the development.

3.
A minimum 25-feet of right-of-way shall be dedicated for the north side of
Meadowbrook Avenue, adjacent to the development.

4.
All existing electrical utilities within the public right-of-way shall be
undergrounded, adjacent to the development. The developer shall coordinate
with the affected utility companies for their review and permitting.

5.
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.

6.
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.

7.
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.
2.
The proposal contains enhanced standards that will result in a more walkable,
shaded and pedestrian-friendly environment such as increased shade which will
help to reduce the urban heat island effect.

3.
The proposal will provide additional employment options and housing
opportunities within the neighborhood.

Staff Report: Z-79-23-4
May 3, 2024
Page 12 of 12

8.
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
Matteo Moric
May 3, 2024

Team Leader
Racelle Escolar

Exhibits
Sketch Map
Aerial Map
Wonderview at Highland PUD date stamped April 17, 2024

HIGHLAND AVE
MEADOWBROOK AVE
13TH ST
COOLIDGE ST
ELM ST
14TH PL
15TH ST
16TH ST
13TH PL
14TH ST
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-79-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.49 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-6
PUD
CONVENTIONAL OPTION
13
57
* UNITS P.R.D. OPTION
16
N/A
VENUE PROJECTS LLC
DATE:
10/17/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-30
ZONING MAP
H-9
REQUESTED CHANGE:
FROM: R1-6 ( 2.49 a.c.)
TO:
PUD ( 2.49 a.c.)
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