Attachment B - Staff Report - Z-TA-10-23-7.pdf

*REVISED
Staff Report 
Zoning Ordinance Text Amendment 
Z-TA-10-23-7
May 13, 2024
Application No. Z-TA-10-23-7: Amend Section 1212.B (Downtown Gateway, 
Development Standards) of the Phoenix Zoning Ordinance to allow for a height bonus 
up to 30 percent within the Downtown Gateway Character Area between McKinley 
Street and Portland Street. 
Staff Recommendation: Staff recommends approval of Z-TA-10-23-7 as shown in the 
recommended text in Exhibit A. 
Background 
This request is to amend the Downtown Gateway 
Character Area standards in the Downtown Code 
to allow a height bonus up to 30 percent between 
McKinley Street and Portland Street. The 
Downtown Gateway Character Area is intended to 
be a high-density, vibrant corridor with a mix of 
residential and commercial development designed 
for transit riders. Restaurants with outdoor dining, 
and commercial and retail uses should be placed 
along the street to invite pedestrian exploration. 
Streetscape improvements throughout the area 
should be encouraged to make light rail 
accessible and vibrant.   
The area affected by the proposed text 
amendment is generally bounded by Portland 
Street to the north, McKinley Street to the south, 
the alley between Central Avenue and 1st Street 
to the east, and the alley between 1st Avenue and 
2nd Avenue to the west. The area generally 
contains a mix of land uses, including mid-rise to 
high-rise multifamily residential buildings, retail 
uses, offices, vacant land, and surface parking. 
The light rail runs through the area along Central  
Downtown Code Character Areas 
Map, Source: Planning and 
Development Department 
ATTACHMENT B

Staff Report: Z-TA-10-23-7 
May 13, 2024 
Page 2 
 
Avenue and 1st Avenue with a station between Roosevelt Street and Portland Street. 
 
*The regulating maps of the Downtown Code permit a maximum height of 250 feet for 
most of the amendment area and a maximum height of 75 feet for a portion in the 
northwest corner of the area. The permitted density is 218 dwelling units per acre for 
most of the area and no maximum for a portion of the area. Density may be increased 
by up to 50 percent with sustainability bonus points. The character area permits 100 
percent lot coverage. Currently, the character area does not permit an increase in 
height using sustainability bonus points. The proposed text amendment would not 
change the height regulating map, shown below, but would permit a 30 percent increase 
in height using sustainability bonus points between Portland Street and McKinley Street. 
 
Aerial Map, Source: Planning and Development 
Department 
 
Downtown Code Permitted Heights 
Map, Source: Planning and 
Development Department

Staff Report: Z-TA-10-23-7 
May 13, 2024 
Page 3 
 
The applicant’s proposed development is located 
at the northeast corner of Central Avenue and 
Garfield Street in the Downtown Gateway 
Character Area of the Downtown Code. The 
conceptual site plan, attached as an exhibit, 
shows a 30-story, 325-foot tall, mixed-use 
building with 273 multifamily residential units and 
approximately 8,000 square feet of ground floor 
commercial space. The applicant proposes to use 
sustainability bonus points to increase the 
allowed density from 218 to 297 dwelling units 
per acre, reduce the parking from 281 spaces to 
142 spaces, and increase the allowed height from 
250 feet to 325 feet. The proposed density and 
parking may be achieved through a sustainability  
 
Aerial Map, Source: Planning and 
Development Department 
bonus. This text amendment is proposed to facilitate the 30 percent increase in height 
through a sustainability bonus. 
 
The sustainability bonus system is an element of the Downtown Code designed to 
provide projects that exhibit environmentally friendly design and performance 
elements with additional entitlements. The sustainability bonus system is defined in 
Section 1223 of the Zoning Ordinance with credits defined for each sustainability 
feature and a method to translate credits into modifications to the allowed height, 
density, lot coverage, or parking of a project. This system is only applicable to 
projects that are located in Character Areas that allow such bonuses. 
 
Background: Urban Form Project and the Downtown Code 
The Downtown Urban Form Project was initiated in 2006. The Downtown Phoenix Plan 
is a product of the Downtown Phoenix Urban Form Project and was prepared to provide 
direction for implementation of the community vision for an active, pedestrian-oriented 
and sustainable Downtown. The Downtown Phoenix Plan was adopted by City Council 
in 2008 and served as a precursor to the Downtown Code, adopted in 2010, which is 
now Chapter 12 of the Phoenix Zoning Ordinance.

Staff Report: Z-TA-10-23-7 
May 13, 2024 
Page 4 
 
The area affected by the proposed text 
amendment is mostly within the Light Rail 
Corridor Character Area in the Downtown 
Phoenix Plan while a portion in the northwest 
corner is within the Roosevelt Character Area. 
The Light Rail Corridor Character Area was 
renamed to Downtown Gateway when the 
Downtown Code was adopted, and the 
boundaries were adjusted to include the entire 
area affected by the proposed text amendment. 
The Downtown Phoenix Plan states that the 
Light Rail Corridor will be a high-density corridor 
that is a vibrant mix of residential and 
commercial development catering to a 
pedestrian and transit-oriented population (pg. 
3-12). 
 
Downtown Phoenix Plan Character 
Area Map, Source: Planning and 
Development Department 
 
The Downtown Phoenix Plan lists two policies related to height in the Light Rail Corridor 
Character Area. 
• Policy 3-5: Develop urban design standards that will encourage high density 
development that maximizes commercial and residential activity around transit 
stations. 
• Policy 3-7: Develop height transition and design standards that encourage new 
development while enhancing the livability of established neighborhoods. 
Staff Analysis 
*The request does not increase the height allowed in the Downtown Gateway Character 
Area by right, rather it creates the opportunity for projects to achieve more height by 
providing community benefits through sustainability bonus points. In the majority of the 
amendment area, height could be increased from the base 250 feet of height to a 
maximum of 325 feet of height with bonus points. In the portion of the amendment area 
that allows 75 feet in height, the maximum height achievable through bonus points is 97 
feet. The proposal to increase the allowable height by a sustainability bonus provision is 
consistent with the Downtown Phoenix Plan policies, provides for a public benefit, and is 
sensitive to the surrounding area. 
The request is consistent with Policy 3-5, as it creates a standard that encourages high 
density development directly adjacent to the Central Avenue / Roosevelt Avenue light

Staff Report: Z-TA-10-23-7 
May 13, 2024 
Page 5 
 
rail station. This will create more commercial and residential opportunities around the 
transit station. 
The request is consistent with Policy 3-7, as it creates a height transition along the 
Central Avenue corridor. The allowed heights immediately south of the amended area 
are 500 and 525 feet and north of the amended area is 250 feet. Allowing developments 
within the amended area to achieve 325 feet of height through sustainability bonus 
points provides for an appropriate transition in height along the corridor. 
Conclusion 
Staff recommends approval of Z-TA-10-23-7 to amend the Downtown Gateway 
Character Area text shown in Exhibit A of the staff report. The proposal to allow 
additional height through sustainability bonus points in the area defined in the text is 
appropriate, given the immediate proximity to transit and the transition to greater heights 
directly to the south, and offers community benefits through a sustainability bonus in 
exchange for the option for additional height. 
Writer 
Anthony Grande 
May 13, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Exhibit A: Proposed Language 
Exhibit B: Applicant Narrative, Site Plan, and Elevations (5 pages)

Exhibit A 
 
Z-TA-10-23-7: Height Bonus in Downtown Gateway Character Area 
 
Proposed Language: 
 
Amend Section 1212.B (Downtown Gateway, Development Standards) of the 
Phoenix Zoning Ordinance to allow for a height bonus up to 30 percent within the 
Downtown Gateway Character Area between McKinley Street and Portland Street 
as follows: 
 
B. Development Standards. 
 
 
1. Maximum height. 
 
 
 
a. Main building: governed by the height map, Section 1202.C. 
 
 
 
 
(1) Height bonus: None., EXCEPT NORTH OF MCKINLEY STREET AND 
SOUTH OF PORTLAND STREET: 30% MAXIMUM 
 
* * *

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Rezoning Narrative
Client:
Mainstreet Capital
Arch Project #:
5333.00
Project: 
901 N Central
Date:
August 1st, 2023
Zoning District:
DTC Downtown Gateway
Arts and Culture Small Business Overlay
Height (1202.C):
250’ allowed, 320’ proposed – need 28% increase (no bonus allowed)
Density (1202.D):
218 units/acre allowed, 297 units acre proposed – need 36.5% increase (40% 
increase bonus allowed)
Lot Coverage:
100% allowed
Setbacks:
Side: 0’ min
Rear: 0’ min
Front: Per Streetscape Standards (Below)
Parking (1206)
1 space per dwelling unit min/ 2 spaces per dwelling unit  max, 273  min  required (10% 
of required parking can be compact), 344* Provided (204 Standard + 133 Compact + 7 
ADA – Min. 245 standard stalls required). 1 space per 1,000 sf non res min/ 4 spaces 
per 1,000 sf non res max, 8 min req’d, 8 provided Loading: 1 bay (10’ wide x 30’ long) 
for residential over 160,000sf
Loading: not required for commercial under 40,000 sf
*Seeking a 50% parking reduction (1212.B.5) to meet parking requirements for standard 
stalls.
Streetscape Standards (1212.D)
Garfield to Alley
Min Building setback:
Max Building Setback:
Building Frontage:
Allowed Frontage:
Min Sidewalk Width: 
Min  Streetscape Zone Width:
0’
5’
Min 50%
All
8’*
8’*
*Currently the existing buildings and property along Garfield do not allow for these widths, we 
are proposing extending the curb line out in order to meet these requirements
Central:
Min Building setback: 
Max Building Setback:
Building Frontage:
Allowed Frontage:
Min Sidewalk Width:
Min  Streetscape Zone Width:
0’
5’
Min 75%
Stoop/Door Well (SD), Storefront (S), Gallery/Arcade (GA)
8’**
8’**
**Currently the existing buildings and property along Central do not allow for these widths. 
Variance will be required per development pre-application comments.

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Sustainability Bonus (1223)
Height Increase:
30% Increase Max (325’-0” Max)
Pts Density Increase: 218 DU/AC Allowed, 297 DU/AC Proposed (36.5% increase) (40% Sustainability Bonus Matrix)
Bonus Points Total:
105