Attachment B - Staff Report - Z-8-24-7.pdf

City of Phoenix — Formal (2024-04-03)

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Staff Report Z-8-24-7
February 15, 2024
Estrella Village Planning Committee
Meeting Date:
February 20, 2024
Planning Commission Hearing Date:
March 7, 2024
Request From:
RE-35 (Single-Family Residence District)
(111.30 acres) and R1-8 (Single-Family
Residence District) (1.02 acres)
Request To:
CP/GCP (Commerce Park District/General
Commerce Park Option) (112.32 acres)
Proposal:
Flex commerce park general commerce park
buildings
Location:
Approximately 1,170 feet north of the northwest
corner of 67th Avenue and Lower Buckeye
Road
Owner:
Property Reserve Arizona, LLC c/o Brett
Hopper
Applicant:
Stephanie Watney, Withey Morris Baugh, PLC
Representative:
Jason Morris, Withey Morris Baugh, PLC
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Current: Industrial, Mixed Use (Commercial
/ Commerce/Business Park) and Residential
3.5 to 5 dwelling units per acre
Proposed (GPA-EST-2-24-7):
Commerce/Business Park
Street Map
Classification
67th Avenue
Arterial
33 to 38-feet
west half street
71st Avenue
Local (North of Durango
Street)
Minor Collector (South
of Durango Street)
0-feet east half
street
Durango Street
Minor Collector
0 feet
ATTACHMENT B

Staff Report: Z-8-24-7
February 15, 2024
Page 2 of 17

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, as stipulated, will be required to provide a 100-foot landscape setback
adjacent to proposed multifamily residential uses to the south. Furthermore, landscape
setbacks and retention areas will be planted with large caliper shade trees to further
screen the proposed development from adjacent land uses.

CONNECT PEOPLE & PLACES CORE VALUE; COMPLETE STREETS; DESIGN
PRINCIPLE: In order to balance a more sustainable transportation system,
development should be designed to include increased amenities for transit,
pedestrian and bicyclists such as shade, water, seating, bus shelters, wider
sidewalks, bike racks, pedestrian scale lighting and way-finding.

Located adjacent to an arterial street, the proposal, as stipulated, will provide elements
for transit, pedestrians, and bicyclists in order to promote walking and alternative
transportation. These elements include shaded detached sidewalks along public streets
and bicycle parking located on site.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; 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 shade along the adjacent public
sidewalks, amenity areas and parking. This will help to encourage walking and to
mitigate the urban heat island effect by covering hard surfaces, thus cooling the micro-
climate around the project vicinity.

Applicable Plans, Overlays, and Initiatives
Estrella Village Plan: Background Item No. 6.

Estrella Village Arterial Street Landscaping Program: Background Item No. 7.

Complete Streets Guiding Principles: Background Item No. 8.

Comprehensive Bicycle Master Plan: Background Item No. 9.

Tree and Shade Master Plan: Background Item No. 10.

Staff Report: Z-8-24-7
February 15, 2024
Page 3 of 17

Monarch Butterfly Pledge: Background Item No. 11.

Transportation Electrification Action Plan: Background Item No. 12.

Conservation Measures for New Development: Background Item No. 13.

Phoenix Climate Action Plan: Background Item No. 14.

Zero Waste PHX: Background Item No. 15.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant
RE-35 and R1-8
North
Warehouses and outdoor
storage
A-1
East (across 67th Avenue)
Single-family residential
R1-6 and R1-8
South
Vacant (proposed
multifamily residential and
school)
R-2 and RE-35
West (across 71st Avenue)
Warehouses and single-
family residential
A-1 and R1-8

Commerce Park / General Commerce Park Option
Standards
Requirements
Provisions on the
Proposed site Plan
Minimum Building Setbacks
North (Perimeter, adjacent to
A-1)
20 feet
Approximately 180 feet
(Met)
East (Perimeter, adjacent to
67th Avenue)
30 feet
Approximately 100 to
248 feet (Met)
South (Perimeter, adjacent to
R-2)
20 feet
192 feet (Met)
South (Perimeter, adjacent to
RE-35)
20 feet
Approximately 600 feet
(Met)
West (Perimeter, adjacent to
RE-35)
20 feet
165 feet (Met)
West (Perimeter, adjacent to
71st Avenue)
30 feet
245 feet (Met)

Staff Report: Z-8-24-7
February 15, 2024
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Minimum Landscaped Setbacks
North (Perimeter, adjacent to
A-1)
5 feet
50 feet (Met)
East (Perimeter, adjacent to
67th Avenue)
30 feet
30 feet (Met)
South (Perimeter, adjacent to
R-2)
5 feet
101 feet – 122 feet (Met)
South (Perimeter, adjacent to
RE-35)
5 feet
Approximately 240 feet
(Met)
West (Perimeter, adjacent to
RE-35)
5 feet
93 feet (Met)
West (Perimeter, adjacent to
71st Avenue)
30 feet
52 feet (Met)
Maximum Lot Coverage
50%
37% (Met)
Maximum Building Height
18-foot maximum height is
permitted within 30 feet of
the perimeter lot line, then
one-foot of additional height
is allowed for every 3 feet of
additional setback,
maximum 56 feet to 80 feet
with a use permit and site
plan.
52 feet (Met)
Minimum Parking
Requirements
Unspecified Use (Shell
Building): For buildings
between 150,001 square
feet to 500,000 square feet,
1 space per 2,000 square
feet.
Unspecified Use (Shell
Building): For buildings
greater than 150,001
square feet, 1 space per
2,500 square feet.
778 spaces required
1,664 parking spaces
(Met)
*Variance or Site Plan modification needed

Staff Report: Z-8-24-7
February 15, 2024
Page 5 of 17

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 112.32 acres located approximately 1,170 feet north of
the northwest corner of 67th Avenue and Lower Buckeye Road from RE-35
(Single-Family Residence District) to CP/GCP (Commerce Park District/General
Commerce Park Option) to allow flex commerce park general commerce park
buildings. The site is currently vacant and undeveloped. The proposed CP/GCP
zoning will support new employment opportunities within the Estrella Village.

SURROUNDING LAND USES AND ZONING
2.
The area to the north consists of numerous warehouses and outdoor storage
zoned A-1. To the east, across 67th Avenue, are single-family residences zoned
R1-6 (Single-Family Residence District) and R1-8 (Single-Family Residence
District). Vacant property owned by the Fowler School District is located
southwest of the subject site and zoned RE-35 (Single-Family Residence
District). Vacant land, proposed as a multifamily development is located south of
the site, zoned R-2 (Multifamily Residence District). A warehouse building is
located to the northwest of the site across 71st Avenue, zoned A-1 (Light
Industrial District). Finally, west of the subject site, across 71st Avenue, is a
single-family residential development zoned R1-8.

Existing Zoning Aerial Map
Source: Planning and Development Department

Staff Report: Z-8-24-7
February 15, 2024
Page 6 of 17

GENERAL PLAN LAND USE MAP DESIGNATION
3.
The majority of the subject site is designated Residential 3.5 to 5 dwelling units
per acre on the General Plan Land Use Map. A portion of the northeast corner is
designated Industrial, and the remainder of the site is designated as Mixed Use
(Commercial / Commerce/Business Park).

The property to the north is designated as Industrial and Mixed Use (Commercial
/ Commerce/Business Park). East of the subject site, across 67th Avenue, south,
and west across 71st Avenue is designated Residential 3.5 to 5 dwelling units
per acre. Northwest of the subject site, across 71st Avenue, is designated as
Industrial.

To ensure consistency with the General Plan, a concurrent General Plan Land
Use Map amendment, GPA-EST-2-24-7, is proposed to change the land use
map designation of the entire site to Commerce/Business Park. The requested
CP/GCP zoning is consistent with the proposed General Plan Land Use Map
designation.

General Plan Land Use Map
Source: Planning and Development Department

PROPOSAL
4.
Site Plan
The conceptual site plan depicts a proposed east-west public street from 67th
Avenue to 71st Avenue. A 1,242,000-square foot warehouse building is
proposed north of the street adjacent to the existing warehouse uses to the
north. Commercial parking and loading docks will be located north and south of
the building, away from public view. South of the street are three smaller
warehouse buildings ranging from approximately 177,000 to 190,000 square
feet. Loading docks are proposed internal to the site and the buildings are
surrounded by employee and customer parking. The proposed site plan depicts
an approximate 120-foot landscape setback along the south perimeter adjacent
to the proposed multifamily residential development and vacant land belonging to
the Fowler School District. The Street Transportation Department has indicated
that Durango Street must be built straight across the alignments located along

Staff Report: Z-8-24-7
February 15, 2024
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71st Avenue and 67th Avenue. The Durango Street alignment is located north of
the proposed public street. As a result, staff does not recommend general
conformance to the site plan. In order to ensure an enhanced buffer adjacent to
proposed residential uses, staff recommends Stipulation Nos. 5 and 6 to ensure
the large landscape setbacks proposed adjacent to residential uses and
enhanced planting standards. Due to the number of proposed commerce park
buildings, staff recommends Stipulation No. 2 which would require shaded
employee resting areas.

Master Site Plan
Source: Butler Design Group, Inc.

5.
Elevations
The conceptual building elevations, attached as an exhibit, depict four 52-foot-tall
industrial/commerce park buildings. The conceptual building elevations depict
architectural features that include variation in colors, building articulation, and
emphasizes the corner of each building. Staff is recommending general
conformance to these building elevations per Stipulation No. 1.

Staff Report: Z-8-24-7
February 15, 2024
Page 8 of 17

Conceptual Building Rendering
Source: Butler Design Group, Inc.

PLANS, OVERLAYS, AND INITIATIVES
6.
Estrella Village Plan
The Estrella Village Plan adopted in 1999, outlines a vision for developing the
Estrella Village through five main goals that include:
1. Orderly growth;
2. Identifiable village core;
3. Strong residential neighborhoods;
4. Variety of homes and jobs; and
5. Consistent streetscapes and trail linkages.

Estrella Land Use Map
Source: Planning and Development Department

Staff Report: Z-8-24-7
February 15, 2024
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Goal 1, “Growth”, recommends industrial development to utilize commerce park
development standards. The proposed CP/GCP zoning will act as a buffer
between the industrial uses to the north zoned A-1 and the proposed multifamily
residential uses to the south zoned R-2. The proposal will include enhanced
landscape buffers, street frontages and enhanced building elevations facing the
public streets. This is addressed in Stipulation Nos. 1, 5, and 6.

Goal 5, “Urban Design”, Objective D, “Street Appearance” recommends
industrial properties along major streets and adjoining residential neighborhoods
to be well landscaped and open storage and activity screened from view. Several
stipulations as recommended by staff and would promote enhanced urban
design along the streetscapes. Lastly, Stipulation Nos. 17, 19, and 22 includes
provisions for a detached sidewalk along Durango Street, 71st Avenue and 67th
Avenue with enhanced landscaping between the back of the curb and sidewalk.

7.
Estrella Village Arterial Street Landscaping Program
The Estrella Village Arterial Street Landscaping Program adopted in 1999,
provides a landscape palette for arterial streets within the Estrella Village to help
establish the community’s character. In addition to providing planning guidelines,
the plan also indicates the locations to establish entry gateways that welcome
individuals entering the village with an entry sign and an enhanced landscape
area of 75 feet by 75 feet in size.

The subject site is adjacent to 67th Avenue, an arterial street. Thus, staff
recommends Stipulation No. 13 to require adherence with the Estrella Village
Arterial Street Landscaping Program requirements along the street frontage to
promote the community’s character.

8.
Complete Streets Guiding Principles
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. To provide a safe pedestrian
environment staff is recommending enhanced pavement treatment for the on-site
pedestrian walkways that cross vehicular drive aisles. This is addressed in
Stipulation No. 3. Stipulation Nos. 17, 19, and 22 will help pedestrianize the
immediate street frontage by providing a detached sidewalk along Durango
Street, 67th Avenue, and 71st Avenue. Furthermore, bicycle parking will be
required on the site to encourage alternative transportation. This is addressed in
Stipulation No. 4. In addition, any street improvements must comply to City of
Phoenix and ADA standards. This is addressed in Stipulation No. 27.

Staff Report: Z-8-24-7
February 15, 2024
Page 10 of 17

9.
Comprehensive Bicycle Master Pan
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 project will provide bicycle parking spaces,
installed per the requirements in the city’s Walkable Urban (WU) Code. This is
addressed in Stipulation No. 4.

10.
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 is recommending stipulations designed to provide trees and
enhanced shade within and adjacent to the development. Staff is recommending
stipulations designed to provide trees and enhanced shade within the
development as follows:

• All required landscape and retention areas shall be planted with two-inch
caliper large canopy, drought tolerant trees (Stipulation No. 6);

• Uncovered surface parking lot areas shall be landscaped with minimum
two-inch caliper drought tolerant shade trees to achieve a minimum of 25
percent shade (Stipulation No. 8);

• Detached sidewalks along 67th Avenue shall be planted with two-inch
caliper trees (Stipulation No. 17);

• Detached sidewalk along Durango Street shall be planted with two-inch
caliper trees (Stipulation No. 19);

• Detached sidewalk along 71st Avenue shall be planted with two-inch
caliper trees (Stipulation No. 22).

11.
Monarch Butterfly Pledge
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,

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February 15, 2024
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but they breed only where milkweeds are found. To support the monarch
butterfly population, Stipulation No. 7 will require the planting of milkweed
shrubs, or other native nectar plant species on the subject site.

12.
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, is to recommend a standard stipulation for rezoning
cases to provide EV charging infrastructure. This is addressed in Stipulation No.
14.

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. 8 through 12.

14.
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. 12, which

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February 15, 2024
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requires a minimum of two GI techniques for stormwater management to be
implemented in this development.

15.
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’s submittal indicates that recycled waste
pickup will be coordinated with a third party provider.

COMMUNITY INPUT SUMMARY
16.
At the time this staff report was written, staff has received four letters of
opposition for this rezoning application. The stated concerns are commerce park
buildings surrounded by single-family residential homes, traffic congestion,
pollution, commercial traffic in residential neighborhoods, and lack of commercial
zoning in the area.

INTERDEPARTMENTAL COMMENTS
17.
Street Transportation Department
The Street Transportation Department has requested the following:
• A 55-foot dedication for the west half of 67th Avenue.
• Improvements to 67th Avenue including a center median and a detached
sidewalk.
• A 60-foot dedication for Durango Street.
• A detached sidewalks along both sides of Durango Street.
• A 30-foot dedication for the east half of 71st Avenue.
• A one-foot dedication for a Vehicular Non-Access Easement along 71st
Avenue.
• A detached sidewalk along the east side of 71st Avenue.
• A traffic signal at 67th Avenue and Durango Street.
• All existing electrical utilities must be undergrounded.
• Existing SRP facilities located along 67th Avenue must be relocated
outside of the City right-of-way.
• The replacement of unused driveways with sidewalk, curb, and gutter.
• All streets shall be constructed with all required elements and to ADA
requirements.

These are addressed in Stipulation Nos. 16 through 27.

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February 15, 2024
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Findings

1.
The proposal is compatible with the proposed General Plan Land Use Map
designation and will provide employment opportunities within the Estrella Village.

2.
The proposal contains enhanced standards that will result in a more walkable,
shaded and pedestrian-friendly environment. The proposal will provide
increased shade which will help to reduce the urban heat island effect.

3.
As stipulated, the proposed development will include development and design
standards, such as enhanced streetscapes, landscape buffer and planting
standards, to mitigate impacts to the surrounding properties.

Stipulations

1.
The development shall be in general conformance with the elevations date
stamped January 8, 2024, as modified by the following stipulations and approved
by the Planning and Development Department.

2.
One outdoor employee resting area of no less than 400 square feet or two 200-
square foot areas shall be provided on site. Each required pedestrian area shall
18.
Public Transportation Department
The Public Transportation Department has requested a bus stop pad on
southbound 67th Avenue. The proposed bus stop pad must meet the City of
Phoenix Standard Detail P1258. This is addressed in Stipulation No. 15.

OTHER
19.
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 No. 28.

20.
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. 29.

21.
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.

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February 15, 2024
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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.

3.
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.

4.
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.

5.
A minimum 100-foot landscape setback shall be provided along the south
perimeter of the site.

6.
Landscape areas and surface retention areas shall be planted with minimum 2-
inch caliper, large canopy, drought-tolerant, shade trees planted 25 feet on
center or in equivalent groupings, as approved by the Planning and
Development Department.

7.
A minimum of 10% of the required shrubs, shall be a milkweed or other native
nectar species, and shall be planted in groups of three or more, as approved by
the Planning and Development Department.

8.
A minimum of 25% of the surface parking areas shall be shaded, as approved by
the Planning and Development Department. Shade may be achieved by
structures or by minimum 2-inch caliper, drought tolerant, shade trees, or a
combination thereof.

9.
Only landscape materials listed in the Phoenix Active Management Area Low-
Water-Use/Drought-Tolerant Plant List shall be utilized internal to the site, as
approved or modified by the Planning and Development Department

10.
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.

11.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the City of Phoenix Business Water

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February 15, 2024
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Efficiency Program for a minimum of 10 years, or as approved by the Planning
and Development Department.

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.
The development shall conform with the Estrella Village Arterial Street
Landscaping Program landscape palette and landscaping standards along
arterial streets in the Estrella Village, except as otherwise noted herein, as
approved by the Planning and Development Department.

14.
A minimum of 10% of the required parking spaces shall be EV Installed.

15.
A bus stop pad shall be constructed on southbound 67th Avenue, located from
Durango Street according to City of Phoenix Standard Detail P1258. The bus
stop pad shall be designed according to City of Phoenix Standard Detail P1260
with a depth of 10 feet, as approved by the Planning and Development
Department.

16.
A minimum 55-feet of right-of-way shall be dedicated for the west half of 67th
Avenue, adjacent to the development.

17.
Improvements to 67th Avenue shall be consistent with the Arterial CM cross-
section, consisting of a 14-foot raised center median and a minimum 6-foot-wide
detached sidewalk separated by a minimum 10-foot-wide landscape area,
adjacent to the development. The landscape strip shall be planted with minimum
2-inch caliper, single trunk, drought-tolerant, shade trees to provide a minimum
of 75% shade, as approved by the Planning and Development Department.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.

18.
A minimum 60-feet of right-of-way shall be dedicated for the full width of
Durango Street, adjacent to the development. The right-of-way shall align with
the existing Durango Street connections on the eastern and western boundaries
of the site.

19.
A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-wide
landscape area shall be constructed on both sides of Durango Street, adjacent
to the development. The landscape strip shall be planted with minimum 2-inch
caliper, single trunk, drought-tolerant, shade trees to provide a minimum of 75%

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February 15, 2024
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shade, as approved by the Planning and Development Department. Where utility
conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian
environment.

20.
A minimum 30-feet of right-of-way shall be dedicated for the east half of 71st
Avenue, adjacent to the development.

21.
A minimum 1-foot Vehicular Non-Access Easement shall be dedicated along the
western property line (adjacent to 71st Avenue), south of the existing Durango
Street alignment.

22.
A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-wide
landscape area shall be constructed on the east side of 71st Avenue, adjacent to
the development. The landscape strip shall be planted with minimum 2-inch
caliper, single trunk, drought-tolerant, shade trees to provide a minimum of 75%
shade, as approved by the Planning and Development Department. Where utility
conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian
environment.

23.
A traffic signal shall be installed at 67th Avenue and Durango Street. The
developer shall fund 100% of the cost and install the traffic signal at the
intersection, as approved by the Street Transportation Department.

24.
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.

25.
Existing SRP facilities along all public streets are to be relocated outside of city
right-of-way, unless otherwise approved by the Street Transportation
Department. Contact SRP to identify existing land rights and establish the
appropriate process to relocate the facility.

26.
Replace unused driveways with sidewalk and curb and gutter. Also, replace any
broken or out-of-grade curb, gutter, sidewalk, curb ramps on all streets and
upgrade all off-site improvements to be in compliance with current ADA
guidelines.

27.
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.

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February 15, 2024
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28.
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.

29.
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
Nayeli Sanchez Luna
February 15, 2024

Team Leader
Racelle Escolar

Exhibits
Sketch map
Aerial map
Conceptual site plan date stamped January 8, 2024 (2 pages)
Conceptual elevations date stamped January 8, 2024
Conceptual elevation renderings date stamped January 8, 2024
Correspondence (4 pages)

Z-120-00
Z 130 98
Z-132-95
Z-12-14
ANX 116
Z-153-07
Z-37-98
Z-2-99
Z-72-21
ANX 200
Z-72-21
ANX 237
ANX 208
ANX 166
ANX 200
Z-84-98
Z-305-85
*
MARICOPA COUNTY
*
*
*
*
*
Phoenix City Limits
*
*
*
*
*
*
5
R1-6
PRD
A-1
A-1
R1-8
C-1
A-1
R1-8 PRD
A-1
R1-8
R-2
R1-6
R1-8
PCD
RE-35
C-2
RE-35
C-2
RE-35
R1-8
A-1
PRD
RE-35
R1-8
R1-8 *
Z-85-99
S-1
Z-144-04
S-1 *
Z-107-06
C-2 *
Z-114-06
65TH DR
HUGHES DR
65TH GLN
71ST DR
66TH LN
73RD DR
WHYMAN AVE
CHICKASAW ST
MAGNOLIA ST
65TH AVE
71ST LN
73RD AVE
65TH LN
NEZ PERCE ST
72ND LN
SONORA ST
70TH DR
POMO ST
67TH AVE
YUMA ST
PAPAGO ST
ZAK RD
PRESTON LN
PIMA ST
HESS ST
HILTON AVE
HESS AVE
GROSS AVE
MOHAVE ST
DURANGO ST
WATKINS ST
LOWER BUCKEYE RD
72ND AVE
71ST AVE
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-8-24
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
112.32 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
RE-35, R1-8
CP/GCP
CONVENTIONAL OPTION
122, 4
N/A
* UNITS P.R.D. OPTION
147, 5
N/A
Withey Morris Baugh, PLC
DATE:
2/01/2024
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 7-12, QS 8-12
ZONING MAP
E-4, F-4
REQUESTED CHANGE:
FROM: RE-35 ( 111.30 a.c.)
R1-8 ( 1.02 a.c.)
TO:
CP/GCP ( 112.32 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-8-24.mxd
Z-8-24
0.1
0
0.1
0.05
Miles

OPEN
SPACE
52'-8" 40'
12'
120'
22'
590' (591'-6")
50'
190'
190'
2072' (2073'-6")
BLDG. A
1,242,000 SF.
245'-8"
9 @ 50'
70'
70'
37 @ 56'
WHYMAN AVE.
HESS AVE.
30'
67TH AVENUE
71ST AVENUE
40'
40'
LANDSCAPE BUFFER / LINEAR PARK / RET.
33'
EXISTING
55'
FUTURE
ROW
67TH AVENUE
HUGHES DR.
HILTON AVE.
DURANGO ST.
LS/RET
74 TRAILERS
50'
30'
154 TRAILERS
70'
60'
60'
12'
70'
60'
60'
12'
329 CARS
448 CARS
12'
16'
26'
18'
18'
26'
16'
22'
8'-6" TYP.
18'
18'
26'
16'
22'
40'
40'
ROW
40'
ROW
30'
26'
30'
NOT A PART
248'-4"
240'
20'
B.S.B.
30'
B.S.B
20'
B.S.B.
20'
B.S.B.
SITE AREA:
12.4 AC.
DURANGO ST.
66'
ROW
260' (261'-6")
728' (729'-6")
BLDG. B
190,700 SF.
260' (261'-6")
728' (729'-6")
BLDG. D
190,700 SF.
93'-6"
101'-5"
122'
130'
200'
LS/RET
360'
40'
40'
26'
30'
40'
40'
421'
518'
55 TRAILERS
260' (261'-6")
676' (677'-6")
BLDG. C
177,100 SF.
200'
51 TRAILERS
30'
30'
40'
50 TRAILERS
26'
30'
24'
18'
18'
26'
16'
50'-7"
70'
60'
60'
10'
70'
60'
60'
10'
70'
60'
286'-5"
371'-6"
279'-4"
PUBLIC STREET
404'-6"
72'
72'
70'
70'
40'
91'-8"
143'-8"
91'-8"
109'
30'
B.S.B.
30'
B.S.B.
20'
B.S.B.
20'
B.S.B.
20'
B.S.B.
20'
B.S.B.
20'
B.S.B.
OPEN
SPACE
OPEN
SPACE
OPEN SPACE/
RETENTION
OPEN
SPACE
NOT A PART
Net Site Area:
Coverage:
4,931,907 S.F. (113.2 AC.)
1,800,500 / 4,931,907 = 37%
Total Building Area:
+/- 1,800,500 S.F.
Proposed Zoning:
CP/GCP
APN#:
104-29-005, 104-36-001C
(Excluding additional ROW dedication)
DSD KIVA # :
ZONING MAP
SDEV # :
PAPP # :
DEVELOPMENT SERVICES DEPARTMENT APPROVAL
SUBMISSION
DATE
PRE-APPLICATION SITE PLAN
Phoenix, Arizona
23047 ST-10
01.05.24
67TH AVENUE & LOWER BUCKEYE ROAD
A.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE CODES AND
ORDINANCES.
B.
THIS PROJECT IS LOCATED IN THE CITY OF PHOENIX WATER SERVICES AREA AND HAS BEEN
DESIGNATED AS HAVING AN ASSURED WATER SUPPLY.
C.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
D.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURED BACK 10'-0" FROM THE
PROPERTY LINE AND 20'-0" ALONG THE PROPERTY LINE ON EACH SIDE OF THE DRIVEWAY
ENTRANCES ENTRANCES WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'-0".
E.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING 33' x 33' ALONG THE
PROPERTY LINES WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'-0".
F.
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT THE LIGHT AWAY FROM ADJACENT
RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE FOOT CANDLE AT THE PROPERTY LINE.
NO NOISE, ODOR OR VIBRATION WILL BE EMITTED SO THAT IT EXCEEDS THE GENERAL LEVEL
OF NOISE, ODOR OR VIBRATION EMITTED BY USES OUTSIDE OF THE SITE.
G.
OWNER OF PROPERTY ADJACENT TO PUBLIC RIGHT-OF-WAY WILL HAVE THE RESPONSIBILITY
FOR MAINTAINING ALL LANDSCAPING WITHIN THE RIGHTS-OF-WAY IN ACCORDANCE WITH
APPROVED PLANS.
H.
THE EXISTING STRUCTURES MUST COMPLY WITH THE CHANGE OF OCCUPANCY PROVISIONS
IN THE PHOENIX CONSTRUCTION CODE PRIOR TO USE.
I.
AFTER FINAL APPROVAL THE PROJECT WILL BE RE-INSPECTED FOR ZONING COMPLIANCE
DURING CONSTRUCTION AND PRIOR TO OCCUPANCY. THE APPLICANT IS TO NOTIFY PDD
PRIOR TO OCCUPANCY TO ARRANGE FOR INSPECTIONS. CALL 602-262-6981 AND REQUEST A
DESIGN REVIEW INSPECTION.
J.
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO THE HEIGHT OF
THE TALLEST EQUIPMENT.
K.
ALL SERVICE AREAS SHALL BE SCREENED TO CONCEAL TRASH CONTAINERS, LOADING
DOCKS, TRANSFORMERS, BACK FLOW PREVENTERS, AND OTHER MECHANICAL OR
ELECTRICAL EQUIPMENT FROM EYE LEVEL ADJACENT TO ALL PUBLIC STREETS.
L.
BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON THIS SITE
WHERE VISIBLE FROM PUBLIC STREETS OR ADJACENT RESIDENTIAL AREAS.
M.
ALL SIGNAGE REQUIRES A SEPARATE REVIEW AND PERMIT.
N.
SMOKE, GAS AND ODOR EMISSIONS SHALL COMPLY WITH REGULATION III OF MARICOPA
COUNTY AIR POLLUTION CONTROL RULES AND REGULATIONS.
O.
THE DISPOSAL OF ALL WASTE MATERIALS SHALL COMPLY WITH TITLE 9, CHAPTER 9,
ARTICLES 18 AND 4 OF HAZARDOUS WASTE REGULATIONS AS ADOPTED BY THE ARIZONA
HEALTH DEPARTMENT.
P.
THE AVERAGE NOISE LEVEL, MEASURED AT THE PROPERTY LINE, SHALL NOT EXCEED
FIFTY-FIVE dB (1 dn) WHEN MEASURED ON AN "A WEIGHTED" SOUND LEVEL METER AND
ACCORDING TO THE PROCEDURES OF THE ENVIRONMENTAL PROTECTION AGENCY.
Q.
EXPLOSIVE OF HAZARDOUS PROCESSES (IF APPLICABLE): CERTIFICATION SHALL BE
PROVIDED BY PHOENIX FIRE DEPARTMENT PREVENTION BUREAU THAT ALL
MANUFACTURING, STORAGE AND WASTE PROCESSES ON THE SITE SHALL MEET SAFETY AND
ENVIRONMENTAL STANDARDS AS ADMINISTERED BY THE BUREAU.
R.
ALL NEW SANITARY SEWER LINES WITHIN THE SITE SHALL BE PRIVATE PLUMBING LINES
SUBJECT TO THE PHOENIX PLUMBING CODE OR THE ARIZONA DEPARTMENT OF
ENVIRONMENTAL QUALITY (ADEQ) AQUIFER PROTECTION PROGRAM (APP) GENERAL PERMIT
4.01 IN ACCORDANCE WITH ARIZONA ADMINISTRATIVE CODE TITLE 18, CHAPTER 9, SECTION
E301 (ACC R18-9-E301) WHICHEVER IS APPLICABLE.
S.
THE SANITARY SEWER COLLECTION SYSTEM WITHIN THIS PROJECT WILL BE A PRIVATE
SYSTEM, OWNED AND MAINTAINED BY THE PROPERTY OWNER(S) OR ASSOCIATION. THE
SYSTEM WILL BE REVIEWED AND INSPECTED BY THE BUILDING SAFETY SECTION OF THE
PLANNING AND DEVELOPMENT SERVICES DEPARTMENT.
T.
ALL ON-SITE WATER LINES, SHALL BE PRIVATE PLUMBING LINES SUBJECT TO THE PHOENIX
PLUMBING CODE.
N
SCALE: 1" = 150'
0
75'
150'
300'
SITE PLAN
01-05-24
Developer
Property Reserve, Inc.
51 S. Main St. Suite 301
Salt Lake City, Utah 84111
Contact: Luke Rothey
Ph: (801) 321-8723
Architect
Butler Design Group
5013 E. Washington St. Ste 100
Phoenix, Arizona 85034
Contact: Rick Butler
Ph: (602) 957-1800
SITE
Total Parking Required:
Assessible Parking Required:
778 Spaces
34 Spaces
Proposed Building Height:
56 feet max.
Parking Required (Unspecified Industrial Use - Shell Bldg.)
Building A - 1,242,000 S.F. (500,001 and greater S.F.
= 1/2,500 S.F.) :
497 Spaces
Building B - 190,700 S.F. (150,001 to 500,000 S.F.
= 1/2,000 S.F.):
96 Spaces
Parking Provided:
1,664 Spaces
Assessible Parking Provided:
34 Spaces
N
MASTER SITE PLAN
1" = 600'-0"
W LOWER BUCKEYE ROAD
W BROADWAY ROAD
S 67TH AVE
W BUCKEYE ROAD
W VAN BUREN ST
S 75TH AVE
S 67TH AVE
01-05-24
Building C - 177,100 S.F. (150,001 to 500,000 S.F.
= 1/2,000 S.F.):
89 Spaces
Building D - 190,700 S.F. (150,001 to 500,000 S.F.
= 1/2,000 S.F.):
96 Spaces

CP/GCP
01-05-24

01-05-24

1
Nayeli Sanchez Luna
Subject:
FW: Review & Comment on General Plan Amendment in the Estrella Village (GPA-ES-2-24-7)

From: mjb cartof.com <mjb@cartof.com>
Sent: Wednesday, January 17, 2024 10:04 AM
To: Geno Koman <geno.koman@phoenix.gov>
Cc: Nayeli Sanchez Luna <nayeli.sanchez.luna@phoenix.gov>; Racelle Escolar <racelle.escolar@phoenix.gov>; Joshua
Bednarek <joshua.bednarek@phoenix.gov>
Subject: RE: Review & Comment on General Plan Amendment in the Estrella Village (GPA‐ES‐2‐24‐7)
I don’t understand why we are taking a parcel (116 acres!) that is largely designated residential (both GPA and
zoning) and is surrounded by residential on 3 sides, and turning it into CP. Seems like a bad idea to me. At best, a
portion of it could be CP, and the majority should be residential.
Marcia Busching
Planning Commission, Vice chair

1
Nayeli Sanchez Luna
From:
elisa tobias <elisatobias@icloud.com>
Sent:
Wednesday, January 31, 2024 9:39 PM
To:
Nayeli Sanchez Luna
Subject:
AGAINST REZONING TO INDUSTRIAL LAND
Follow Up Flag:
Follow up
Flag Status:
Flagged
Hello I am a current resident within the community near 67th Ave and lower Buckeye. I am against
rezoning the land from single-family homes to industrial buildings. This community is growing and trying
to clean up the area. By rezoning industrial land we will only lose the traction we have made to make this
community better. If you are for our community, please will help us accomplish, single-family housing, or
even having it rezoned to commercial. Again I am against the land being rezoned to industrial building.
Thanks you for your time.

Elisa Tobias

1
Nayeli Sanchez Luna
From:
Sonja <speters1930@gmail.com>
Sent:
Tuesday, February 6, 2024 10:47 AM
To:
Nayeli Sanchez Luna
Subject:
AGAINST REZONING TO INDUSTRIAL LAND - PreApp ZPA-139-23
Follow Up Flag:
Follow up
Flag Status:
Flagged
Hello Ms. Sanchez:
I am a resident in the Tuscano Community in west Phoenix and want to make my voice heard in regards to
the proposed rezoning from single family housing land to industrial around 67th Avenue and Lower
Buckeye Road.
The area is already congested with many trucks and distribution centers. The logic of putting an industrial
center in the middle of residential neighborhoods shows the developers disregard for the community.
Zoning should stay for residential neighborhoods. The developers should locate and closer to Interstate 10
where land is already zonned for industrial.
If needed, I can be contacted by email. Thank you for your time.
Sonja Perry
3217 S. 77th LN
Phoenix, AZ 85043

1
Nayeli Sanchez Luna
From:
kevin perry <robperkev7@yahoo.com>
Sent:
Wednesday, February 7, 2024 6:56 AM
To:
Nayeli Sanchez Luna
Subject:
AGAINST REZONING TO INDUSTRIAL LAND - PreApp ZPA-139-23
Follow Up Flag:
Follow up
Flag Status:
Flagged
Dear Ms. Sanchez:
I am writing to express my strong opposition to the proposed rezoning of the area around 67th Avenue and Lower
Buckeye Road from single-family housing land to industrial use. As a resident of the Tuscano Community in west
Phoenix, I believe it is crucial to voice concerns about the potential negative impacts this rezoning could have on our
neighborhood.
The existing congestion in the area, primarily due to the presence of numerous trucks and distribution centers, already
poses challenges for residents in terms of traffic flow, noise pollution, and overall quality of life. Introducing an industrial
center in the midst of residential neighborhoods would only exacerbate these issues and demonstrate a disregard for the
well-being of the community.
Maintaining the current zoning for residential neighborhoods is essential for preserving the character and livability of our
community. Furthermore, I urge the developers to explore alternative locations, such as areas closer to Interstate 10
where industrial zoning is already established, rather than encroaching on residential areas.
I am deeply invested in the future of our community, and I believe that rezoning this area for industrial use would have far-
reaching consequences that must be carefully considered. I respectfully request that you take into account the concerns
of myself and other residents regarding this rezoning proposal.
Should you require any further information or wish to discuss this matter further, please do not hesitate to contact me via
email at robperkev7@yahoo. Thank you for your time and attention to this important issue.
Sincerely,
Kevin R. Perry
3217 S. 77th LN
Phoenix, AZ 85043