Attachment B - Staff Report - Z-26-24-6.pdf

City of Phoenix — Formal (2024-07-01)

Extracted text (via pymupdf) 20899 characters

Staff Report Z-26-24-6
April 30, 2024
Camelback East Village Planning
Committee Meeting Date:
May 7, 2024
Planning Commission Hearing Date:
June 6, 2024
Request From:
C-2 (Intermediate Commercial) (0.03
acres) and P-1 (Passenger Automobile
Parking, Limited) (0.32 acres)
Request To:
C-2 (Intermediate Commercial)
(0.35 acres)
Proposal:
Commercial use
Location:
Approximately 210 feet west of the
southwest corner of 10th Street and
Pasadena Avenue
Owner:
Chapman Automotive Group, LLC
Applicant:
Ali Bull, Burch & Cracchiolo, P.A.
Representative
Ed Bull, Burch & Cracchiolo, P.A.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map
Classification
Pasadena Avenue
Local
30-foot south 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, is compatible with surrounding land uses per the Zoning Ordinance
standards, will provide a landscape setback with a mix of tree sizes and shrubs along
Pasadena Avenue across from residential properties.
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITE; LAND
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of
ATTACHMENT B

Staff Report: Z-26-24-6
April 30, 2023
Page 2 of 9

local conditions and surrounding neighborhoods.

The proposal will allow for commercial uses in a location where there are existing
commercial uses and in close proximity an arterial street.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.

The proposal, as stipulated, provides enhanced planting standards along the east
property line.

Applicable Plans, Overlays, and Initiatives
Tree and Shade Master Plan: Background Item No. 5.

Complete Streets Guidelines: Background Item No. 6.

Conservation Measures for New Development: Background Item No. 7.

Phoenix Climate Action Plan: Background Item No. 8.

Zero Waste PHX: See Background Item No. 9.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Restaurant and parking lot
C-2 and P-1
North (Across Pasadena
Avenue)
Multifamily and single-family
residences
R-3
West
Automotive dealership
C-2 (Approved C-2
SP), P-1
(Approved C-2
SP)
East
Restaurant, commercial retail
and parking lot
P-1, C-2
South
Restaurant, parking, billboard
C-2

Staff Report: Z-26-24-6
April 30, 2023
Page 3 of 9

C-2 (Intermediate Commercial)

Standards
Requirements
Provisions on the
Proposed site Plan
Minimum Building
Setbacks

No structure proposed
North (Pasadena
Avenue)
Average 25 feet, minimum 20
feet for 50% of structure
No structure proposed
South (Adjacent zoning
C-2)
0 feet
0 feet
East (Adjacent zoning
P-1)
0 feet
0 feet
West (Adjacent zoning
C-2 SP)
0 feet
0 feet
Minimum Landscaped Setbacks
North (Pasadena
Avenue)
Average 25 feet, minimum 20 for
up to 50% of frontage
14 feet (Not Met) *
South (Adjacent zoning
C-2)
0 feet
19 feet (Not Met) *
East (Adjacent zoning
P-1)
10 feet
6-8 feet (Not Met) *
West (Adjacent zoning
C-2 SP)
0 feet

0 feet (Met)
Maximum Lot Coverage
50%
No structure proposed
Maximum Building
Height
2 stories not to exceed 30 feet
No structure proposed
*Modification will be required on the site plan or a variance obtained

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 0.35 acres located approximately 210 feet west of the
southwest corner of 10th Street and Pasadena Avenue from 0.03-acres of C-2
(Intermediate Commercial) and 0.32-acres of P-1 (Passenger Automobile Parking,
Limited) to C-2 (Intermediate Commercial) to allow commercial uses.

Rezoning Case Z-SP-7-23-6 is a companion request for this site and the site to the
south for a Special Permit to allow automobile sales, display and all underlying C-2
uses. This will be an expansion to the existing auto dealership to the west.

Staff Report: Z-26-24-6
April 30, 2023
Page 4 of 9

The subject site is currently occupied by a nonoperating restaurant/bar and parking
lot that is joined with the parcel to the south as one commercial development.

Zoning Map; Source: Planning and Development Department

SURROUNDING LAND USES AND ZONING
2.
There are multifamily and single-family residential properties to the north across
Pasadena Avenue zoned R-3 (Multifamily Residence). To the east is a commercial
development zoned C-2 and P-1, and to the south is the remaining portion of the
existing restaurant/bar and a billboard zoned C-2. To the west is an automobile
dealership approved for C-2 SP zoning (Intermediate Commercial, Special Permit).

GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use Map depicts the subject site and the properties to the
east, south and west as Commercial. The area across Pasadena Avenue to the
north has a General Plan Land Use Map designation of Residential 10 to 15
dwelling units per acre. The proposal is consistent with the General Plan Land Use
Map designation.

Staff Report: Z-26-24-6
April 30, 2023
Page 5 of 9

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

PROPOSAL
4.
The site plan attached as an exhibit proposes the demolition of existing structures
to develop a parking lot for automobile sales display. The parking lot will have
access from the west via an existing driveway and to the south. The site will
include landscaping along the north, south and east perimeters. The proposal will
be joined with the lot to the south and west to provide additional automobile display
area for the existing auto dealership.

Staff recommends Stipulation No. 1 to promote landscaping and trees, to provide
shade for the proposed parking lot area.

STUDIES AND POLICIES
5.
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.

Staff Report: Z-26-24-6
April 30, 2023
Page 6 of 9

The proposal, as stipulated, will promote a shaded environment with trees along
the east perimeter. This is addressed in Stipulation No. 1.

6.
Complete Streets Guidelines:
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 proposal, as stipulated, will support
pedestrian access by upgrading sidewalks and street improvements to be in
compliance with current city and ADA guidelines. Additionally, staff recommends
that pedestrian pathways that cross vehicular paths be constructed of a pavement
treatment that visually contrasts parking and drive aisle surfaces to enhance
pedestrian safety. These are addressed in Stipulation Nos. 3, 4 and 5.

7.
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. 6 through 8.

8.
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. 8, which requires a minimum of two GI
techniques for stormwater management to be implemented in this development.

9.
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

Staff Report: Z-26-24-6
April 30, 2023
Page 7 of 9

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 applicant indicated in their submittal materials that the
added parking lot will adhere to the existing practices currently in operation by the
existing auto dealership.

COMMUNITY CORRESPONDENCE
10. At the time this staff report was written, one letter in opposition regarding impacts
to the adjacent residential areas has been received.

INTERDEPARTMENTAL COMMENTS

11. The Street Transportation Department requires corner clearance between curb
cuts on undivided roadways should be, at a minimum, no closer than 360-feet on
arterial roadways. In conjunction with the City Council approved Complete Streets
Policy and Vision Zero Road Safety Action Plan, staff is requiring the removal of
the driveway on Camelback to reduce vehicular/pedestrian conflict in line with
these policies and the requirements of the Street Planning and Design Guidelines.
The Street Transportation Department commented that all electrical utilities in the
public right of way be undergrounded, and that all street improvements to be
constructed to City and ADA standards. These are addressed in Stipulation Nos. 2
through 4.

OTHER
12. 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 9.

13. 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. 10.

14. 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.

Staff Report: Z-26-24-6
April 30, 2023
Page 8 of 9

Findings

1.
The proposal is consistent with the General Plan Land Use Map designation of
Commercial.

2.
The proposal is consistent with surrounding zoning designations and land uses.

3.
The proposal as stipulated, will incorporate landscaping and shading that will
enhance the location, consistent with General Plan goals and principles.

Stipulations:

1.
The required landscape setback adjacent to the east property line shall be
planted with minimum 2-inch caliper trees planted 20 feet on center, or in
equivalent groupings, as approved by the Planning and Development
Department.

2.
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.

3.
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.

4.
All streets within and adjacent to the development shall be constructed with
paving, curb, gutter and 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.
Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrasts parking and drive aisle surfaces, as
approved by the Planning and Development Department.

6.
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

Staff Report: Z-26-24-6
April 30, 2023
Page 9 of 9
7.
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.
8.
A minimum of two green infrastructure (GI) techniques for stormwater
management shall be implemented per the Greater Phoenix Metro Green
Infrastructure and Low-Impact Development Details for Alternative Stormwater
Management, as approved or modified by the Planning and Development
Department.
9.
In the event archeological 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 Archeologist, and allow time for the
Archeology Office to properly assess the materials.
10.
Prior to final site plan approval, the landowner shall execute 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
April 30, 2024
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped January 30, 2024
Community Correspondence (2 pages)

¯
0
0.03
0.06
0.01
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
2/27/2024
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-338-82
Z-122-79
Z-158-99
Z-80-97
Z-38-22
Z-166-72
Z-SP-4-86
Z-52-15
Z-183-99
*
*
*
*
*
*
*
*
C-2
HP
R-3
P-1
R-4
P-1
C-2
P-1
P-1
C-2 SP
C-2 SP
HGT/WVR
C-2
P-1
C-2
R-3
R-4
C-2
R-3
R-3
C-2
CAMELBACK RD
10TH ST
10TH PL
8TH PL
PASADENA AVE
MEDLOCK DR
R-4A *
Z-18-06
C-2 SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
Z-26-24
Burch & Cracchiolo, P.A.
Z-26-24
0.35 Acres
QS 19-29
H-8
P-1 ( 0.32 a.c.)
C-2 ( 0.03 a.c.)
C-2 ( 0.35 a.c.)
P-1, C-2
C-2
N/A, N/A
5
6
N/A, N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-26-24.aprx

1
John Roanhorse
From:
Chuck Knoles <cknoles@me.com>
Sent:
Thursday, April 18, 2024 12:05 PM
To:
John Roanhorse
Cc:
Ali Bull; Ed Bull
Subject:
Eight Street Square Neighborhood re: Chapman BMW re-zoning
April 18, 2024

John Roanhorse
City of Phoenix
Planner II Village

John,

Thanks for your email.

Below I have listed the so-far unwritten “stipulations” that Chapman BMW lawyers (Mr. Bull) and I shook hands on at
the community meeting that took place on Tuesday, March at Chapman. The meeting with Mr. Bull and his team was
very positive and congenial and we have noticed a marked improvement with Chapman BMW and their parking and
delivery of product. We support the proposed re-zoning noting the items below.

Items presented and discussed and shook hands on. (Read stipulations)

1. Chapman BMW employees were directed to park in the parking garage on property and not on 8th Place in the time-
limited parking curb area.

2. Chapman BMW would work to have delivery of their products in such a way that the transport semi-trucks would not
block access for two-way traffic on 8th place.

3. Chapman BMW re-routed customer test drives and post-mechanical work drives would take place having cars from
Chapman BMW exit South onto Camelback Road and on a route that would not have customers or workers use 8th
Place and E. Colter for the “test drive”.

4. Chapman BMW would work in step with the Eighth Street Square HOA neighborhood group to establish a “loading
zone” only area on the west side of 8th Place contiguous with Chapman BMW where the time-limited parking now
exists.

I look forward to being present at the Camelback East Village Planning Committee meeting set for May 7 at 3pm for the
re-zoning.

I WILL NEED TO KNOW THE LOCATION for the above meeting.

Sincerely,
Chuck Knoles
HOA and Neighborhood president
Eighth Street Square Townhomes
412-621-4045

On Apr 12, 2024, at 1:39 PM, John Roanhorse <john.roanhorse@phoenix.gov> wrote:

Good Afternoon Mr. Knowles,

Thank you for you message regarding the Rezone request for the Chapman BMW
Dealership.

As a follow up to our conversation please note the Camelback East Village Planning
Committee meeting is set for May 7, 2024. The agenda for the meeting will be available
one week prior to the meeting.

In regard to comments or input regarding stipulations or the process it is helpful if you
could provide them in writing then I may include them in the project file which will been
seen by the village planning committee and the planning commission. You may send
me any information and I can pass it along to the committee. You comments, input and
voice for the neighborhood is very important and helpful.

Let me know if you have any questions, or if I may assist you in any way.

Have a great day.

Respectfully,

John Roanhorse
Planner II* Village
City of Phoenix Planning and Development Department
200 West Washington Street,3rd Floor
Phoenix, Arizona 85003
Phone: 602-261-8817
e-mail: john.roanhorse@phoenix.gov