Attachment B - Staff Report - Z-26-23-1.pdf

Staff Report Z-26-23-1 
December 8, 2023 
Deer Valley Village Planning 
Committee Meeting Date: 
December 14, 2023 
Planning Commission Hearing 
Date: 
January 4, 2024 
Request From: 
S-1 DVAO (Ranch or Farm Residence, Deer Valley
Airport Overlay District) (2.56 acres)
Request To: 
A-1 DVAO (Light Industrial District, Deer Valley Airport
Overlay District) (2.56 acres)
Proposal: 
Light Industrial 
Location: 
Approximately 1,500 feet east of the northeast corner of 
19th Avenue and the Alameda Road alignment 
Owner: 
DVHAWK15, LLC 
Applicant: 
Hawkeye Development, LLC 
Representative: 
Clark Diepholz 
Staff Recommendation: 
Deny as filed,  approve CP/GCP subject to stipulations 
General Plan Conformity 
General Plan Land Use Map 
Designation 
Commerce / Business Park 
Street Map Classification 
Alameda 
Road 
Local 
0-foot north half street
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; EMPLOYERS (JOB CREATION); 
LAND USE PRINCIPLE: Support General Plan Land Use Map and zoning changes that 
will facilitate the location of employment generating uses in each of the designated 
employment centers. 
ATTACHMENT B

Staff Report: Z-26-23-1 
December 8, 2023 
Page 2 of 13 
 
 
 
The proposed project is situated within the Major Employment Center of Deer Valley which is 
home to a large labor pool within easy access to the regional freeway system. This proposal 
will facilitate job creation in a targeted high growth/high-wage industry sectors and targeted 
trade industry sectors. 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; AIRPORTS; LAND USE 
PRINCIPLE: Encourage the development of city-owned and non-city-owned parcels 
near the airport to airport-compatible land uses surrounding the city’s airports. 
 
The subject site is near the Phoenix Deer Valley Airport and the proposed use is 
complimentary to and compatible with airport operations. 
 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; DESIGN 
PRINCIPLES: Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix. 
 
The proposal, as stipulated, will provide enhanced levels of shade which will provide thermal 
comfort for employees and pedestrians. 
 
Applicable Plans, Overlays, and Initiatives 
Deer Valley Airport Overlay District – See Background Item No. 6 
 
Deer Valley Major Employment Center – See Background Item No. 7 
 
Complete Streets Guiding Principles – See Background Item No. 8 
 
Tree and Shade Master Plan – See Background Item No. 9 
 
Comprehensive Bicycle Master Plan – See Background Item No. 10 
 
Transportation Electrification Action Plan – See Background Item No. 11 
 
Zero Waste PHX – See Background Item No. 12

Staff Report: Z-26-23-1 
December 8, 2023 
Page 3 of 13 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
S-1 DVAO 
North 
Vacant 
County RU-43 
South (across Alameda 
Road) 
Vacant (planned commerce 
park/industrial development) 
PUD DVAO 
East 
Vacant 
CP/GCP DVAO 
West 
Construction contractor 
business 
County RU-43 
 
A-1 (Light Industrial District) 
Standards 
Requirements 
Proposed 
Minimum Building Setbacks 
North (rear, adjacent 
zoning County RU-43) 
30 feet 
50 feet 3 inches (Met) 
South (front, Alameda 
Road alignment) 
25 feet 
87 feet 7 inch (Met) 
East (side, adjacent 
zoning CP/GCP) 
0 feet 
36 feet to 50 feet (Met) 
West (side, adjacent 
zoning County RU-43) 
30 feet 
51 feet 1 inch (Met) 
Minimum Landscaped Setbacks 
North 
 
5 feet 
10 feet (Met) 
South (Alameda Road 
alignment) 
Minimum 5 feet and no less  
than 8 times the lot frontage,  
measured in square feet 
15 feet (Met) 
East (CP/GCP 
Zoning) 
0 feet 
10 feet (Met) 
West 
0 feet 
10 feet (Met) 
Maximum Lot 
Coverage 
No maximum 
34% (Met) 
Maximum Building 
Height 
56 feet, up to 80 feet with 
use permit 
35 feet 4 inches (Met) 
Minimum Parking 
Unspecified industrial use: 1 
space per 1,000 square feet 
 
Office space 3 per 1,000 
47 parking spaces (Met)

Staff Report: Z-26-23-1 
December 8, 2023 
Page 4 of 13 
 
 
A-1 (Light Industrial District) 
Standards 
Requirements 
Proposed 
square feet 
 
35 parking spaces required 
(per site plan) 
* The site must be redesigned or a variance must be obtained 
 
Background / Issues / Analysis 
 
1. 
SUBJECT SITE 
 
This request is to rezone 2.56 acres located approximately 1,500 feet east of the 
northeast corner of 19th Avenue and the Alameda Road alignment. The site is zoned S-
1 DVAO (Ranch or Farm Residence, Deer Valley Overlay District). The request is to 
rezone the site to A-1 DVAO (Light Industrial District, Deer Valley Airport Overlay) for a 
light industrial development. Upon initial filing of the rezoning request, the applicant 
requested to rezone the site to CP/GCP DVAO (Commerce Park District, General 
Commerce Park Option, Deer Valley Airport Overlay District).  
 
Since the request was filed, the applicant has modified their requested zoning district to 
A-1 DVAO. Staff recommends denial as filed, with approval of CP/GCP DVAO subject 
to the stipulations proposed. Staff recommends denial as filed, approval of CP/GCP.  
The General Plan Land Use Map designation for the site and surrounding area from 
19th Avenue to the west, 7th Avenue to the east, Happy Valley Road to the north and 
Alameda Road to the south is Commerce/Business Park and Mixed Use Commercial/ 
Commerce/Business Park. Most sites in the area are zoned Commerce Park/General 
Commerce Park. The Commerce Park zoning district is less intense than A-1, contains 
increased setback and landscaping standards, and would be more compatible with 
surrounding S-1-zoned properties.

Staff Report: Z-26-23-1 
December 8, 2023 
Page 5 of 13 
 
 
 
    
The subject site recently completed the annexation process into the City of Phoenix 
from Maricopa County and has been vacant. 
 
2. 
ZONING AND LAND USE 
 
Subject Site:  
The subject site is zoned S-1 DVAO and undeveloped. 
 
North: 
The parcel to the north is zoned County RU-43 (Rural Zoning District – One Acre Per 
Dwelling Unit) and vacant. 
 
South: 
South of the subject site across Alameda Road alignment is zoned PUD DVAO. The 
property is currently vacant, but proposed to be a 320-acre master planned industrial 
hub. 
 
East: 
The area to the east of the site is zoned CP/GCP DVAO. It is currently undeveloped. 
 
 
West:   
West of the subject site is a construction contractor business and zoned County RU-43.

Staff Report: Z-26-23-1 
December 8, 2023 
Page 6 of 13 
 
 
3. 
GENERAL PLAN 
 
The General Plan Land Use Map designation for the subject site is Commerce/Business 
Park. The proposal for A-1 zoning is not consistent with that designation. Since the 
subject site is under 10 acres, a General Plan Amendment is not required.  
 
The General Plan Land Use Map designation for the area to the north, east and west is 
also Commerce/Business Park. The General Plan Land Use Map designation for the 
area south of the site across the Alameda Road alignment is Mixed Use 
(Industrial/Commerce/Business Park). 
 
 
 
Surrounding General Plan Land Use Map, Source: Planning and Development Department

Staff Report: Z-26-23-1 
December 8, 2023 
Page 7 of 13 
 
 
4. 
SITE PLAN 
 
The site plan depicts an approximate 32,327-square foot warehouse building with a 
2,500-square foot office. The proposed development is targeting a light industrial user. 
The site plan includes an office, warehouse and truck loading area, and 47 vehicle 
parking spaces. 
 
Site Plan, Source: sca design 
 
 
5. 
ELEVATIONS 
 
 
 
The proposal includes conceptual elevations that illustrate variations in roofline, window 
shapes, sizes, and locations, and architectural embellishments. The building elevations 
show a maximum height of 35 feet 4 inches tall.

Staff Report: Z-26-23-1 
December 8, 2023 
Page 8 of 13 
 
 
 
Building Elevations, Source: sca design 
 
 
6. 
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.

Staff Report: Z-26-23-1 
December 8, 2023 
Page 9 of 13 
 
 
7. 
Deer Valley Major Employment Center 
The subject site is located adjacent to the 
MAG designated Deer Valley Major 
Employment Center and within the city 
designated Deer Valley Employment 
Center. The substantial size and diverse 
nature of the labor pool found in the Deer 
Valley area is a key factor in contributing 
to the overall attractiveness of this 
employment center. Employers located 
within the area have access to nearly 
450,000 workers within a 20-minute drive 
time, and within a 30-minute drive the 
number of workers increases to more than 
850,000. The size of the labor force will 
continue to increase as additional 
development occurs in this area. The Deer 
Valley Employment Center boasts about 
9.3 million square feet of office space, 3.0 
million square feet of flex space, and over 
11.9 million square feet of industrial space. 
This proposal adds light industrial uses 
that will add to the employment in a 
designated employment center. 
 
Major Employment Center Map, Source: City of Phoenix 
 
 
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 that enhanced pavement treatment for the  
on-site pedestrian walkways that cross vehicular drive aisles (Stipulation No. 3). 
Additionally, staff recommends a detached sidewalk per Stipulations No. 8 which will 
ensure a more comfortable and safe walking environment. Additionally, Stipulation Nos. 
5 and 6 will encourage the use of bicycles by providing the infrastructure for bicycle 
parking and electrical charging capabilities. 
 
 
9. 
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 enhance shade within and adjacent to the development. Staff is

Staff Report: Z-26-23-1 
December 8, 2023 
Page 10 of 13 
 
 
recommending stipulations for a detached shaded sidewalk along Alameda Road, in 
addition to enhanced landscape standards in the required landscape setback. These 
are addressed in Stipulation Nos. 1 and 8. Additionally, a landscape setback is being 
required abutting the residentially zoned properties on the north and west sides per 
Stipulation No. 2. 
 
 
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 also supports options for both short-and long-term 
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations, 
including light industrial employment centers. Stipulation Nos. 5 and 6 require bicycle 
parking spaces be provided on the site with electrical bicycle charging capabilities. 
 
 
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. Stipulation No. 4 provides requirements for 
electric vehicle parking, charging and infrastructure and Stipulation No. 6 requires 
electrical bicycle charging capabilities. 
 
 
12. 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 proposed 
conceptual site plan does not show recycling facilities, but the project information form 
notes recycling will be consistent with city of Phoenix requirements.

Staff Report: Z-26-23-1 
December 8, 2023 
Page 11 of 13 
 
 
COMMUNITY INPUT SUMMARY 
 
13. At the time the staff report was written there was no correspondence received from 
members of the public. 
 
 
INTERDEPARTMENTAL COMMENTS 
 
14. 
The Street Transportation Department required the following, which are addressed in 
Stipulations Nos. 7 through 9:  
 
 
 
- 
Right-of-way adjacent to the south side of the property along Alameda Road.  
 
- 
Detached sidewalk with a landscape strip. 
 
- 
Street improvements with all required elements and according to ADA 
standards. 
 
 
OTHER 
 
15. 
The site is not located in an area identified as being archaeologically sensitive. 
However, in the event archaeological materials are encountered during construction, 
ground-disturbing activities must cease to allow the Archaeology Office time to assess 
the materials. This is addressed in Stipulation No. 10. 
 
 
16. 
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 preliminary site plan approval. This is 
addressed in Stipulation No. 11. 
 
 
17. 
Development and use of the site is subject to all applicable codes and ordinances. 
Zoning approval does not negate other ordinance requirements.  
 
Findings 
 
1. 
The requested A-1 DVAO zoning district is not consistent with the General Plan Land 
Use Map designation. 
 
 
2. 
The proposed A-1 DVAO zoning district is not compatible with surrounding CP/GCP 
DVAO-zoned parcels.   
 
 
3. 
The proposed zoning is consistent with the goals and policies of the Deer Valley Airport 
Overlay and will provide additional employment opportunities within the Deer Valley 
Major Employment Center.

Staff Report: Z-26-23-1 
December 8, 2023 
Page 12 of 13 
 
 
Stipulations 
 
Staff recommends denial as filed for this rezoning request, and approval of CP/GCP DVAO.  
In the event that this request is approved, staff recommends the following stipulations. 
 
 
1. 
Required landscape setbacks shall be planted with minimum 2-inch caliper large 
canopy drought-tolerant trees, 20 feet on center or in equivalent groupings, with five 
5-gallon shrubs per tree, as approved by the Planning and Development Department. 
 
 
2. 
A minimum 5-foot-wide landscape setback shall be provided on the north and west 
sides of the property 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 contrast parking and drive aisle surfaces, as approved by the Planning 
and Development Department. 
 
 
4. 
A minimum of 5% of the required parking spaces shall include Electric Vehicle (EV) 
Capable infrastructure, as approved by the Planning and Development Department. 
 
 
5. 
A minimum of two bicycle parking spaces shall be provided through Inverted U 
and/or artistic racks located near the front office and installed per the requirements of 
Section 1307.H. of the Phoenix Zoning Ordinance, as approved by the Planning and 
Development Department. Artistic racks shall adhere to the City of Phoenix Preferred 
Designs in Appendix K of the Comprehensive Bicycle Master Plan. 
 
 
6. 
A minimum of one of the required bicycle parking spaces shall include standard 
electrical receptacles for electric bicycle charging capabilities, as approved by the 
Planning and Development Department. 
 
 
7. 
A minimum of 40 feet of right-of-way shall be dedicated for the north half of Alameda 
Road, adjacent to the development, as approved by the Planning and Development 
Department 
 
 
8. 
A minimum 5-foot-wide detached sidewalk separated by a minimum 8-foot-wide 
landscape strip located between the back of curb and sidewalk shall be provided 
along Alameda Road, planted with minimum 2-inch caliper single-trunk, large 
canopy, drought-tolerant shade trees planted 20 feet on center or in equivalent 
groupings. Where utility conflicts exist, the developer shall work with the Planning 
and Development Department on an alternative design solution consistent with a 
pedestrian environment.  
 
 
9. 
All streets within and adjacent to the development shall be constructed with paving, 
curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and

Staff Report: Z-26-23-1 
December 8, 2023 
Page 13 of 13 
 
 
other incidentals as per plans approved by the Planning and Development 
Department. All improvements shall comply with all ADA accessibility standards. 
 
 
10. 
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. 
 
 
11. 
Prior to preliminary 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 
Matteo Moric 
December 8, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Site plan date stamped July 3, 2023 
Elevations date stamped May 4, 2023

Z-137-07
ANX 344
*
Z-129-07
ANX 407
ANX 331
Z-128-07
ANX 530
Z-32-05
ANX 405
Z-144-05
Z-SP-14-07
Z-43-02
ANX 460
Z-57-20
Z-96-07
ANX 254
*
*
*
*
S-1
MARICOPA
COUNTY
CP/GCP
PUD
S-1
CP/GCP
S-1
S-1
C
CP/GCP 
SP
ALAMEDA RD ALIGNMENT
16TH AVE ALIGNMENT
PARK VIEW LN
Deer Valley
Airport Overlay
District (DVAO)
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-26-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.56 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
S-1 DVAO
A-1 DVAO
CONVENTIONAL OPTION
2
N/A
*   UNITS P.R.D. OPTION
N/A
N/A
Hawkeye Development, LLC
DATE:
5/12/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 46-25
ZONING MAP
O-7
REQUESTED CHANGE:
FROM: S-1 DVAO ( 2.56 a.c.)
TO:
A-1 DVAO ( 2.56 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-26-23.mxd
Z-26-23
0.055
0
0.055
0.0275
Miles
11/03/2023

Z-137-07
ANX 344
*
Z-129-07
ANX 407
ANX 331
Z-128-07
ANX 530
Z-32-05
ANX 405
Z-144-05
Z-SP-14-07
Z-43-02
ANX 460
Z-57-20
Z-96-07
ANX 254
*
*
*
*
S-1
MARICOPA
COUNTY
CP/GCP
PUD
S-1
CP/GCP
S-1
S-1
C
CP/GCP 
SP
ALAMEDA RD ALIGNMENT
16TH AVE ALIGNMENT
PARK VIEW LN
Deer Valley
Airport Overlay
District (DVAO)
Maricopa County Assessor's Office
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-26-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.56 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
S-1 DVAO
A-1 DVAO
CONVENTIONAL OPTION
2
N/A
*   UNITS P.R.D. OPTION
N/A
N/A
Hawkeye Development, LLC
DATE:
5/12/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 46-25
ZONING MAP
O-7
REQUESTED CHANGE:
FROM: S-1 DVAO ( 2.56 a.c.)
TO:
A-1 DVAO ( 2.56 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-26-23.mxd
Z-26-23
0.055
0
0.055
0.0275
Miles
11/03/2023

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