Attachment C - VPC Summary - Z-158-24-7.pdf
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City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Village Planning Committee Meeting Summary Z-158-24-7 Date of VPC Meeting January 13, 2025 Request From R-3 Request To R-5 Proposal Office for professional use – counseling services Location Approximately 560 feet north of the northeast corner of 20th Avenue and Van Buren Street VPC Recommendation Denial VPC Vote 10-0-1 VPC DISCUSSION: Two members of the public registered to speak on this item, in opposition. STAFF PRESENTATION Samuel Rogers, staff, provided a presentation regarding the proposal, reviewing the surrounding context, policy background, existing and proposed zoning, the proposed development, and the staff recommendation. Committee Member Patrick Panetta asked if the request required a zoning change or if it could be addressed through a special use permit. Mr. Rogers explained that the site is currently zoned R-3, explained that most of the City’s multifamily zoning districts do not allow for a mix of uses, stated that R-5 is the only multifamily zoning district that permits a mix of uses, and explained that the R-5 request would maintain residential zoning in the area while also allowing for office use. Committee Member Panetta inquired about the availability of a variance process. Mr. Rogers confirmed that there is no variance process applicable in this case. Committee Member Zach Burns asked if the site would be used as both residential and counseling space. Mr. Rogers confirmed that the residence will remain, and the counseling office will be located in the back of the property. ATTACHMENT C Central City Village Planning Committee Meeting Summary Z-158-24-7 January 13, 2025 Page 2 of 5 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Committee Member Panetta expressed concern about future uses of the site rather than the current use. Mr. Rogers explained that a stipulation was included to limit the site to two stories, ensuring it aligns with the character of the residential neighborhood, stated that the site’s small size inherently limits future developments, and explained that the committee could include an additional stipulation limiting the number of units to one unit maximum. Committee Member Jordan Greenman asked about access to the site and whether bike parking spaces would be located on the site or on an adjacent parcel. Mr. Rogers stated that the bike parking spaces will be located on the site itself, explained the City cannot stipulate conditions on properties other than the subject site, stated bicycle parking was required to accommodate the clinic’s focus on serving individuals without insurance or those unable to afford counseling, and stated the site is near a Transit- Oriented Community planning area. Committee Member Ryan Ban inquired about the name of the church adjacent to the property. Mr. Rogers identified the church as Neighborhood Ministries. Committee Member Ban asked if the church has any affiliation with the proposed counseling service. Mr. Rogers stated that the counseling service is called Neighborhood Christian Clinic (NCC) and stated that the applicant could provide further details. APPLICANT PRESENTATION Peter Furlow, representing the applicant, clarified that Neighborhood Ministries leases the land to NCC, explained that NCC's mission focuses on patient-centered counseling services, and stated his team would have preferred a use permit or variance, but rezoning to R-5 was the only viable option. Mr. Furlow presented the proposed site plan, explained how patients will access the site, stated that outreach letters were sent in English, stated that on future Central City cases the applicant team would provide notification in English and Spanish, explained that Spanish speakers staffed the neighborhood meeting, and stated that four neighbors attended the meeting. QUESTIONS FROM COMMITTEE Committee Member Ryan Ban raised concerns regarding a funding source connected to a hate group that targets LGBTQ+ individuals and the possibility of counseling services promoting anti-LGBTQ+ practices. Mr. Furlow stated that the referenced donor is one of hundreds of funding sources, explained that NCC has been operating in the city for 20 years with a positive reputation, and stated he would be surprised if NCC supports such practices. Committee Member Janey Pearl Starks asked about the two homes adjacent to the property, potential outreach, and asked about access from the front of the subject site. Mr. Furlow explained that one of the neighbors had attended the meeting and Central City Village Planning Committee Meeting Summary Z-158-24-7 January 13, 2025 Page 3 of 5 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 supported the proposal but expressed privacy concerns and explained that the proposed structure will not have windows on the north and south sides to address these concerns. Paul Lorentsen, with the applicant team, explained that the other adjacent property owner was aware of the project and stated that they had reached out to the neighbor to purchase their property, but the owner declined the offer. Committee Member Ban asked if therapists would be from out of state. Mr. Lorentsen explained that a staff councilor that lives in Arizona would stay in the home with out-of-state students completing rotations. Committee Member Rachel Frazier Johnson asked who would stay in the house and whether it would involve overnight patients. Mr. Lorentsen stated there would be no overnight patients, explained that students are intended to stay in the home, stated local students have not used the space much, and explained the concept is to have a couple live and oversee the home as “dorm parents” with students staying and completing one-month rotations. Committee Member Nate Sonoskey asked whether the existing home could be used for counseling services without rezoning and why the City recommended R-5 zoning instead of R-O. Mr. Rogers explained that counseling services are not permitted in the current R-3 zoning district, stated he would need to verify details about R-O zoning, and stated that the proposed R-5 zoning is compatible the R-3 zoning district surrounding the site. Committee Member Frazier Johnson suggested that the proposed height might be a reason the R-5 zoning district is proposed rather than R-O. Committee Member Sonoskey asked if the R-O zoning district allows for heights up to 30 feet. Mr. Rogers stated he would need to check this information. Committee Member Starks asked if there was a way to ensure the clinic is inclusive and not harmful. Mr. Rogers explained that it is challenging to regulate inclusivity through zoning stipulations. Mr. Lorentsen explained that the clinic provides patient- centered counseling that supports individuals' differing spiritualities. PUBLIC COMMENTS Mr. Michael Nowakowski stated he is concerned about the proposal, explained that the mailer lacked an address, stated that the neighborhood meeting on December 4th occurred during the holidays and limited attendance, stated that people experiencing homelessness are prevalent in the area due to Central Arizona Shelter Services (CASS), stated he supports Neighborhood Ministries but stated concerns about future uses such as a sober living home, emphasized the community's efforts to clean up the area and maintain its character, recounted efforts to not allow a mechanic shop and a hairdresser, stated that the neighborhood lacks two-story homes, explained a two-story building would not fit the community's aesthetic, explained that he is okay with the Neighborhood Services Department (NSD)-owned properties from Van Buren to Central City Village Planning Committee Meeting Summary Z-158-24-7 January 13, 2025 Page 4 of 5 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Filmore because those are adjacent to the railroad tracks, and expresses parking concerns if the Neighborhood Ministries parking lot becomes full. Oscar Cota stated he has been involved with the community since 1985, stated he has attended Neighborhood Services meetings, stated he supports the church, and noted that Neighborhood Ministries has ample space to accommodate NCC’s needs. Mr. Cota stated that there are no other two-story homes in the neighborhood, stated concerns that the R-5 zoning district will make it so the neighborhood cannot be designated as a historic neighborhood, and expressed concerns with lighting. APPLICANT RESPONSE Mr. Furlow explained that the proposed structure would be 23 feet tall, which is below the current R-3 zoning height limit of 30 feet, explained that sober living homes are already permitted within the R-3 zoning district, stated communication efforts included bilingual staff at the meeting, and stated that notifications for future projects will include both English and Spanish. Committee Member Rachel Frazier Johnson asked if R-5 zoning would exclude the site from historic designation. Mr. Furlow clarified that the existing historic home on the property would not be altered, as the additional structure is planned for the back of the lot. Committee Member Jordan Greenman noted that if a new historic district were established, the site could potentially be excluded from a potential historic district’s boundary. FLOOR/PUBLIC DISCUSSION CLOSED: MOTION, DISCUSSION, AND VOTE Chair Cyndy Gaughan asked for a motion or ideas for additional stipulations. Vice Chair Darlene Martinez expressed concerns about setting a precedent for R-5 zoning in the neighborhood and noted concerns after reviewing the property layout. MOTION Vice Chair Darlene Martinez made a motion to recommend denial of Z-158-24-7. Committee Member Ryan Ban seconded the motion. VOTE 10-0-1; Motion to recommend denial of Z-158-24-7, passed, with Committee Members Ban, Burns, Burton, Frazier Johnson, Panetta, Sonoskey, Starks, Vargas, Martinez, and Gaughan in favor and Committee Member Greenman abstained. Committee Member Nate Sonoskey commented that the applicant and City should revisit R-5 zoning as the solution, suggesting alternative uses or layouts to meet the applicant’s goals. Central City Village Planning Committee Meeting Summary Z-158-24-7 January 13, 2025 Page 5 of 5 City of Phoenix • Planning & Development Department 200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 Committee Member Zach Burns highlighted prior cases of spot zoning and suggested the need for a use permit or special permit process. STAFF COMMENTS REGARDING VPC RECOMMENDATION: None.