Attachment B - Staff Report - Z-SP-7-23-6.pdf
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Staff Report Z-SP-7-23-6 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) (0.43 acres) and P-1 (Pending C-2) (Passenger Automobile Parking, Limited) (0.32 acres) Request To: C-2 SP (Intermediate Commercial, Special Permit) (0.75 acres) Proposal: Automobile sales/display, and underlying C-2 commercial uses 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 Camelback Road Arterial 40-foot north half street 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 landscaping setback with a mix of tree sizes and shrubs ATTACHMENT B Staff Report: Z-SP-7-23-6 April 30, 2023 Page 2 of 10 along Pasadena Avenue. CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITE; LAND USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of local conditions and surrounding neighborhoods. 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. 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. 7. Complete Streets Guidelines: Background Item No. 8. Conservation Measures for New Development: Background Item No. 9. Phoenix Climate Action Plan: Background Item No. 10. Zero Waste PHX: See Background Item No. 11. Surrounding Land Uses and Zoning Land Use Zoning On Site Restaurant and parking lot C-2, P-1 North (Across Pasadena Avenue) Multifamily and single-family residences R-3 West Automobile dealership C-2 (Approved C-2 SP), P-1 (Approved C-2 SP) East Restaurant, commercial retail and parking lot P-1, C-2 Staff Report: Z-SP-7-23-6 April 30, 2023 Page 3 of 10 South (across Camelback Road) Multifamily residences R-4 C-2 (Intermediate Commercial) Standards Requirements Provisions on the Proposed site Plan Minimum Building Setbacks North (Pasadena Avenue) Average 25 feet, minimum 20 feet for 50% of structure No structure proposed South (Camelback Road) Minimum 20 feet, average 25 feet No structure proposed East (Adjacent zoning P-1) 0 feet No structure proposed West (Adjacent zoning C-2 SP) 0 feet No structure proposed Minimum Landscaped Setbacks North (Pasadena Avenue) Minimum 20 feet, average 25 feet 14 feet (Not Met) * South (Camelback Road) 25 feet 19 feet (Not Met) * East (Adjacent zoning P-1) 0 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, 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 0.75-acres located approximately 210 feet west of the southwest corner of 10th Street and Pasadena Avenue from 0.43-acres C-2 (Intermediate Commercial) and 0.32-acres of P-1 (Pending C-2) (Passenger Automobile Parking, Limited, Pending Intermediate Commercial) to C-2 SP (Intermediate Commercial, Special Permit) for automobile sales/display, and underlying C-2 commercial uses. The subject site is currently occupied by a nonoperating restaurant/bar, billboard, and parking lot. Staff Report: Z-SP-7-23-6 April 30, 2023 Page 4 of 10 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 District) and multifamily residential properties to the south zoned R-4 (Multifamily Residence District). To the east is a commercial development zoned C-2 and P-1. To the west of the site is an automobile dealership with approved C-2 SP (Intermediate Commercial, Special Permit) zoning. GENERAL PLAN LAND USE MAP 3. The General Plan Land Use Map depicts the subject site and the properties to the east and west as Commercial. The area across Camelback Road to the south and across Pasadena Avenue to the north have a General Plan Land Use Map designation of Residential 10 to 15 dwelling unit units per acre. The proposal is consistent with the General Plan Land Use Map designation. Staff Report: Z-SP-7-23-6 April 30, 2023 Page 5 of 10 General Plan Land Use Map; Source: Planning and Development Department PROPOSAL 4. Site Plan 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. Staff recommends Stipulation No. 1 to promote landscaping and trees to provide shade for the proposed parking lot area. 5. Special Permit Automobile sales and display are allowed in the C-2 district with a Special Permit (Section 64 A.2.e), subject to the following conditions: a) The area used for parking, display, storage or circulation shall be dust-free. b) Lots shall be properly enclosed with a wall, fence, hedge, plantings, or combinations thereof having a minimum height of ten inches above the grade at which the cars are to be displayed unless a hedge, planting or combinations thereof are approved in lieu of the ten-inch wall and/or the lot is Staff Report: Z-SP-7-23-6 April 30, 2023 Page 6 of 10 depressed below the elevation of adjacent lots in which case appropriate landscaping may be approved. c) Any artificial light used for such lot or area shall be so arranged as to reflect light away from the adjoining premises, lot and/or streets and shall be so located as not to be a nuisance to adjacent property and streets. 6. The proposal will be an addition to an existing automobile sales lot and in design will meet the requirements to allow display parking. It will include screening and illumination to be consistent with the existing features. By incorporating these design features the proposal will meet the requirements for a special permit. STUDIES AND POLICIES 7. 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 promote a shaded environment with trees along the east perimeter. This is addressed in Stipulation No. 1. 8. 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 along the streetscape by upgrading sidewalks and street improvements to be in compliance with current city and ADA guidelines. Additionally, staff recommend 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 through 5. 9. 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 Staff Report: Z-SP-7-23-6 April 30, 2023 Page 7 of 10 cases that will address best practices related to water usage in nine specific categories. This is addressed in Stipulation Nos. 6 through 8. 10. 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. 11. 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 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 12. At the time this staff report was written, one letter in opposition regarding impacts to the adjacent residential areas has been received. INTERDEPARTMENTAL COMMENTS 13. 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 the developer will require all electrical utilities in the public right of way will be undergrounded, and that all street improvements to be constructed to City and ADA standards. These are Staff Report: Z-SP-7-23-6 April 30, 2023 Page 8 of 10 addressed in Stipulations Nos. 2 through 4. OTHER 14. 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. 15. 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. 16. 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 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 Staff Report: Z-SP-7-23-6 April 30, 2023 Page 9 of 10 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, 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 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. Staff Report: Z-SP-7-23-6 April 30, 2023 Page 10 of 10 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) 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 2 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