Attachment B - Staff Report - Z-91-23-2.pdf
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Staff Report: Z-91-23-2
April 26, 2024
Paradise Valley Village Planning
Committee Meeting Date:
May 6, 2024
Planning Commission Hearing Date:
June 6, 2024
Request From:
S-1 DVAO (Ranch or Farm Residence, Deer
Valley Airport Overlay District) (2.55 acres)
Request To:
CP/GCP DVAO (Commerce Park
District/General Commerce Park Option, Deer
Valley Airport Overlay District) (2.55 acres)
Proposal:
Storage and light manufacturing
Location:
Approximately 250 feet west of the southwest
corner of Cave Creek Road and Quail Avenue
Owner:
Tabarka Properties, LLC c/o Meir Zenati
Applicant/Representative:
Kimberly Schroeder, ProSteel STR, LLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Industrial
Street Classification Map
Designation
Quail Avenue
Local
20-foot south half street
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Encourage development of the taller and larger buildings in Areas
of Change away from single-family and low-rise, multifamily housing.
The proposal is located in an established and designated commerce park and
industrial area that is transitioning and is located away from established residential
neighborhoods.
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; MANUFACTURING /
INDUSTRIAL DEVELOPMENT; LAND USE PRINCIPLE: Support the expansion of
industrial zoning in targeted industrial areas.
The proposal for industrial zoning is located within a targeted industrial and commerce
park area consistent with the General Plan Land Use Map designation of Industrial.
ATTACHMENT B
Staff Report: Z-91-23-2
April 26, 2024
Page 2 of 14
BUILD THE SUSTAINABLE DESERT CITY; 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 be required to provide a minimum of 75 percent shade
along pedestrian pathways, including sidewalks. Additionally, the proposal will be
required to provide shade trees dispersed throughout the surface parking lot areas to
achieve a minimum of 25 percent shade at maturity, as well as shade trees along the
north, west and south sides of the building.
Applicable Plan, Overlays, and Initiatives
16th/Cave Creek Major Employment Center: See Background Item No. 2.
Deer Valley Airport Overlay District: See Background Item No. 7.
Tree and Shade Master Plan: See Background Item No. 8.
Complete Streets Guidelines: See Background Item No. 9.
Comprehensive Bicycle Master Plan: See Background Item No. 10.
Transportation Electrification Action Plan: See Background Item No. 11.
Phoenix Climate Action Plan: See Background Item No. 12.
Conservation Measures for New Development: See Background Item No. 13.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant
S-1 DVAO
North (across Quail
Avenue)
Single-family residences
S-1 DVAO
South
Gas station, convenience store, and
surgical center
C-2 SP DVAO
East
Restaurants with drive-throughs
C-2 DVAO
West
Accessory parking and outdoor
storage
S-1 DVAO
Staff Report: Z-91-23-2
April 26, 2024
Page 3 of 14
CP/GCP DVAO (Commerce Park District/General Commerce Park Option, Deer
Valley Airport Overlay District)
Standards
Requirements
Proposed
Gross Acreage
-
2.55 acres
Maximum Lot Coverage
50%
33% (Met)
Maximum Building Height 18 feet within 30 feet of perimeter
lot line; 1-foot increase in height for
every 3 feet of additional setback
up to 56 feet in height; up to 80 feet
with use permit
25 feet located 51
feet or more from
north, east, and
west lot lines and
23 feet, 4 inches
located 46 feet from
south lot line (Met)
Minimum Building Setbacks
Perimeter Lot Line
on a Street
30 feet
North (Quail
Avenue): Approx.
83 feet (Met)
Perimeter Lot Line
Not on a Street
20 feet
East: Approx. 58
feet (Met)
South: 46 feet (Met)
West: 51 feet (Met)
Minimum Landscape Setbacks
Adjacent to Street
/ Canal Right-of-
Way
30 feet
North (Quail
Avenue): 30 feet
(Met)
Not Adjacent to
Street, Adjacent to
Residential Zoning
5 feet
West: 8 feet, 9
inches – 9 feet, 5
inches (Met)
Not Adjacent to
Street, Adjacent to
Non-Residential
Zoning
0 feet
South: 11 feet, 7
inches – 21 feet, 5
inches (Met)
East: 6 feet, 8
inches (Met)
Minimum Parking Lot
Area Landscaping
5% of interior surface area
(exclusive of perimeter landscaping
and all required setbacks)
Not provided
Minimum Parking
35 spaces required
1 space per 1,000 square feet for
unspecified industrial use (shell
building) with gross floor area of 0
to 150,000 square feet
33,395 square foot building
proposed
37 spaces (Met)
Staff Report: Z-91-23-2
April 26, 2024
Page 4 of 14
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 2.55 acres located approximately 250 feet west of the
southwest corner of Cave Creek Road and Quail Avenue from S-1 DVAO (Ranch
or Farm Residence, Deer Valley Airport Overlay District) to CP/GCP DVAO
(Commerce Park District/General Commerce Park Option, Deer Valley Airport
Overlay District) to allow storage and light manufacturing. The subject site is
currently vacant.
2.
16th/Cave Creek Major Employment Center
The subject site is located within the boundaries of the Maricopa Association of
Governments (MAG) designated 16th/Cave Creek major employment center.
The 16th/Cave Creek employment center is generally bounded by 16th Street to
the west, Cave Creek Road to the east, the Central Arizona Project (CAP) canal
to the north, and Rose Garden Lane to the south.
The 16th/Cave Creek employment center consists of a designated commerce
park and industrial area that has been transitioning over the past decade and
now consists of some existing warehouses and offices. The proposal for a
storage and light manufacturing would remain in character with the established
employment center.
Major Employment Centers Map
Source: Planning and Development Department
Staff Report: Z-91-23-2
April 26, 2024
Page 5 of 14
GENERAL PLAN LAND USE MAP DESIGNATION
3.
The General Plan Land Use Map designation for the subject site is Industrial.
The proposal for CP/GCP (Commerce Park District/General Commerce Park
Option) is consistent with this designation.
The General Plan Land Use Map designations surrounding the site to the north,
east, south and west are also Industrial.
General Plan Land Use Map
Source: Planning and Development Department
SURROUNDING LAND USES AND ZONING
4.
To the north of the subject site, across Quail Avenue, are single-family
residences, zoned S-1 DVAO (Ranch or Farm Residence, Deer Valley Airport
Overlay District).
To the south of the subject site are a gas station, convenience store, and a
surgical center, zoned C-2 SP DVAO (Intermediate Commercial, Special Permit,
Deer Valley Airport Overlay District).
To the east of the subject site are restaurants with drive-throughs, zoned C-2
DVAO (Intermediate Commercial, Deer Valley Airport Overlay District).
To the west of the subject site are accessory parking and outdoor storage, zoned
S-1 DVAO (Ranch or Farm Residence, Deer Valley Airport Overlay District).
Staff Report: Z-91-23-2
April 26, 2024
Page 6 of 14
Zoning Sketch Map
Source: Planning and Development Department
PROPOSAL
5.
Site Plan
The conceptual site plan, attached as an exhibit, proposes a 33,395-square-foot
industrial shell building. Loading docks are proposed on the southeast side of the
building, which will be screened by the north side of the building. The site plan
proposes 37 parking spaces provided along the north and east sides of the site.
Vehicular access is proposed from Quail Avenue with two driveways located on
the east and west sides of the site for ingress and egress. Refuse is proposed on
the southeast corner of the site. Large landscape areas are proposed around the
perimeter of the site and around the perimeter of the building. Since the site plan
meets or exceeds the development standards of the CP/GCP zoning district, staff
recommends general conformance with the site plan date stamped April 18,
2024, with specific regard to the landscape areas provided. This is addressed in
Stipulation No. 1.
To enhance landscaping along the perimeter of the site, staff recommends that
the perimeter landscape areas be planted with minimum two-inch caliper shade
trees planted 20 feet on center, or in equivalent groupings, and shrubs, accents,
Staff Report: Z-91-23-2
April 26, 2024
Page 7 of 14
and vegetative groundcovers to achieve a minimum of 50 percent live coverage.
This is addressed in Stipulation No. 3.
To enhance landscaping along the perimeter of the building, staff recommends
that a minimum five-foot-wide landscape strip be provided along the north, west,
and south sides of the building, except for the loading dock, planted with
minimum two-inch caliper shade trees planted 20 feet on center, or in equivalent
groupings, and shrubs, accents, and vegetative groundcovers to achieve a
minimum of 50 percent live coverage. This is addressed in Stipulation No. 4.
To enhance surface parking lot area shading, staff recommends that all
uncovered surface parking lot areas be landscaped with minimum two-inch
caliper shade trees to achieve 25 percent shade. This is addressed in Stipulation
No. 5.
To enhance bicyclist and pedestrian comfort, staff recommends that all bicycle
parking spaces and pedestrian pathways, including sidewalks, be shaded a
minimum of 75 percent. This is addressed in Stipulation No. 6.
To enhance pedestrian safety and visibility, staff recommends that where
pedestrian walkways cross a vehicular path, the pathway be constructed of an
alternative material or pavement treatment that visually contrasts parking and
drive aisle surfaces. This is addressed in Stipulation No. 7.
In order to enhance employee health and wellness, staff is recommending that
one outdoor employee resting area of no less than 200 square feet be provided
on the site, and include a minimum of two pedestrian seating benches,
constructed of quality and durable materials, and shaded to a minimum of 75
percent using shade trees and/or architectural shade. This is addressed in
Stipulation No. 8.
To promote bicycling instead of driving for employees, staff recommends a
minimum bicycle parking spaces be provided. This is addressed in Stipulation
No. 9.
6.
Elevations
The building elevations provided propose a pitched roof building with a maximum
building height of 25 feet to the ridge of the roof, or 22 feet to the eaves of the
roof, a grey color palette with five varying colors, glazing provided on the north
and east elevations, and three varying materials including CMU, stucco, steel
metal panels. To ensure the proposal develops as shown, staff recommends
general conformance with the elevations date stamped April 18, 2024. This is
addressed in Stipulation No. 2.
Staff Report: Z-91-23-2
April 26, 2024
Page 8 of 14
PLANS, OVERLAYS, AND INITATIVES
7.
Deer Valley Airport Overlay District
The subject site is located within the Deer Valley Airport Overlay District (DVAO),
Area 1, and the proposed uses and height are consistent with the provisions of
the overlay district. The purpose of the zoning overlay is to ensure land use
compatibility with airport operations, protect navigable airspace from physical
encroachment, and require permanent notice of flight operations to property
owners. The proposed development is consistent with the character of the
Phoenix Deer Valley Airport area, is compliant with height restrictions; and the
property owner will be required to record a disclosure notice to prospective
purchasers regarding the proximity to the Phoenix Deer Valley Airport.
8.
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. By investing in trees and the urban forest, the city can
reduce its carbon footprint, decrease energy costs, reduce storm water runoff,
increase biodiversity, address the urban heat island effect, clean the air, and
increase property values. In addition, trees can help to create walkable streets
and vibrant pedestrian places. Staff is recommending robust tree planting and
shade standards, including:
• Larger canopy shade trees planted within the perimeter landscape areas.
• Shade trees planted along the north, west, and south sides of the building.
• Shade trees dispersed throughout the surface parking lot areas to achieve
a minimum of 25 percent shade at maturity.
• Bicycle parking spaces and pedestrian pathways, including sidewalks,
shaded to a minimum of 75 percent.
• Employee resting area shaded to a minimum of 75 percent.
• A detached sidewalk with shade trees planted in the landscape strip
between the back of curb and sidewalk.
These are addressed in Stipulation Nos. 3 through 6, 8, and 18.
9.
Complete Streets Guidelines
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. Staff is recommending pedestrian
walkways to be constructed of a visually contrasting material or other pavement
treatment where they cross a vehicular path. Additionally, staff is recommending
a detached sidewalk along Quail Avenue with a landscape strip between the
back of curb and sidewalk planted with enhanced streetscape landscaping to
provide shade along the sidewalk. These are addressed in Stipulation Nos. 7 and
18.
Staff Report: Z-91-23-2
April 26, 2024
Page 9 of 14
10.
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 bicycle parking per the
requirements of Section 1307.H of the Phoenix Zoning Ordinance, which would
require all nonresidential uses to provide a minimum of one bicycle parking
space per 25 vehicle parking spaces, with a maximum of 25 spaces. This is
addressed in Stipulation No. 9.
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. To achieve the goals of the Plan, staff
recommends that a minimum of 10 percent of the required bicycle parking
spaces include standard electrical receptacles for electric bicycle charging
capabilities and that a minimum of five percent of the required parking spaces
include EV Installed infrastructure. These are addressed in Stipulation Nos. 10
and 11.
12.
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
Metro 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. 12, which requires a
minimum of two GI techniques for stormwater management to be implemented in
Staff Report: Z-91-23-2
April 26, 2024
Page 10 of 14
this development.
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. 13 through 16, which
addresses the following:
• Only landscape materials listed in the Phoenix Active Management Area
Low-Water-Use/Drought-Tolerant Plant List to be utilized.
• Natural turf to only be utilized in required retention areas (at the bottom of
the basin, and only allowed on slopes if required for slope stabilization)
and functional turf areas.
• Pressure regulating sprinkler heads and drip lines to be utilized in any turf
areas to reduce water waste.
• Landscaping to 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.
COMMUNITY INPUT SUMMARY
14.
At the time this staff report was written, staff had not received any letters in
support or in opposition to this request.
INTERDEPARTMENTAL COMMENTS
15.
Street Transportation Department
The Street Transportation Department commented that all gates are to comply
with the City of Phoenix Controlled Access Gate Policy, and requested the
following:
• That a minimum five-foot-wide sidewalk be constructed on the south side
of Quail Avenue, adjacent to the development.
• That all streets be constructed with all required elements and comply with
all ADA accessibility standards.
These are addressed in Stipulation Nos. 17 and 18.
OTHER
16.
The site has not been identified as being archeologically sensitive. However, in
the event archaeological materials are encountered during construction, all
Staff Report: Z-91-23-2
April 26, 2024
Page 11 of 14
Findings
1.
The proposal is consistent with the General Plan Land Use Map designation.
2.
The proposal is compatible with the surrounding land uses and zoning.
3.
As stipulated, the proposal supports efforts from various plans, policies, and
initiatives, including the Tree and Shade Master Plan, the Complete Streets
Guiding Principles, the Comprehensive Bicycle Master Plan, the Transportation
Electrification Action Plan, the Phoenix Climate Action Plan, and Conservation
Measures for New Development.
Stipulations
1.
The development shall be in general conformance with the site plan date
stamped April 18, 2024, with specific regard to the landscape areas provided,
as modified by the following stipulations, as approved by the Planning and
Development Department.
2.
The development shall be in general conformance with the elevations date
stamped April 18, 2024, as modified by the following stipulations, as approved
by the Planning and Development Department.
3.
Perimeter landscape areas, as depicted on the site plan date stamped April 18,
2024, shall be planted with minimum 2-inch caliper, large canopy, drought-
tolerant, shade trees, planted 20 feet on center, or in equivalent groupings, and
drought-tolerant shrubs, accents and vegetative groundcovers to achieve a
minimum of 50% live coverage, as approved by the Planning and Development
Department.
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. 19.
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. 20.
18.
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-91-23-2
April 26, 2024
Page 12 of 14
4.
A minimum 5-foot-wide landscape strip shall be provided along the north, west,
and south sides of the building, except the loading dock, and shall be planted
with minimum 2-inch caliper, large canopy, drought-tolerant, shade trees,
planted 20 feet on center, or in equivalent groupings, and drought-tolerant
shrubs, accents, and vegetative groundcovers to achieve a minimum of 50%
live coverage, as approved by the Planning and Development Department.
5.
All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper, large canopy, drought-tolerant, shade trees. Landscaping shall be
dispersed throughout the parking area and achieve 25% shade, as approved by
Planning and Development Department.
6.
All bicycle parking spaces and pedestrian pathways, including sidewalks, shall
be shaded by a structure, landscaping, or a combination of the two to provide a
minimum of 75% shade, as approved by the Planning and Development
Department.
7.
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.
8.
One outdoor employee resting area of no less than 200 square feet shall be
provided on site. Each required pedestrian area shall include a minimum of two
pedestrian seating benches, constructed of quality and durable materials, and
shaded to a minimum of 75% using minimum 2-inch caliper large canopy
drought-tolerant shade trees and/or architectural shade, as approved by the
Planning and Development Department.
9.
Bicycle parking spaces shall be provided per the requirements of Section
1307.H of the Phoenix Zoning Ordinance through Inverted U and/or artistic
racks located near the office and installed per the requirements of Section
1307.H. of the Phoenix Zoning Ordinance. Artistic racks shall adhere to the City
of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle
Master Plan.
10.
A minimum of 10% of the required bicycle parking spaces shall include standard
electrical receptacles for electric bicycle charging capabilities, 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.
Staff Report: Z-91-23-2
April 26, 2024
Page 13 of 14
12.
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.
13.
Only 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.
14.
Natural turf shall only be utilized for required retention areas (at the bottom of
the basin, and only allowed on slopes if required for slope stabilization), and
functional turf areas, as approved by the Planning and Development
Department.
15.
Pressure regulating sprinkler heads and drip lines shall be utilized in any turf
areas to reduce water waste.
16.
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.
17.
A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-wide
landscape strip located between the back of curb and sidewalk shall be
constructed on the south side of Quail Avenue, adjacent to the development,
planted to the following standards and maintained with a watering system, as
approved by the Planning and Development Department.
a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees, planted 20 feet on center or in equivalent groupings.
b. Drought-tolerant shrubs, accents, and vegetative groundcovers with a
maximum mature height of two feet to achieve a minimum of 50% live
coverage.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a
pedestrian environment.
18.
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.
Staff Report: Z-91-23-2
April 26, 2024
Page 14 of 14
19.
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.
20.
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
Adrian Zambrano
April 26, 2024
Team Leader
Racelle Escolar
Exhibits
Zoning Sketch Map
Aerial Sketch Map
Conceptual Site Plan date stamped April 18, 2024
Elevations date stamped April 18, 2024
Building Isometrics date stamped April 18, 2024
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