Attachment B - Staff Report - Z-62-23-2.pdf
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Staff Report Z-62-23-2
December 8, 2023
Deer Valley Village Planning Committee
Meeting Date:
December 14, 2023
Planning Commission Hearing Date:
January 4, 2024
Request From:
R1-8 (Single-Family Residence
District) (3.88 acres)
Request To:
R-2 (Multifamily Residence District)
(3.88 acres)
Proposal:
Multifamily residential townhomes
Location:
Northeast corner of 14th Street and
Wahalla Lane
Owner:
Waseem Hamadeh, HOC Land, LLC
Applicant/Representative:
Keith Nichter, Kimley-Horn
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 3.5 to 5 dwelling units per
acre
Street Map
Classification
SR-101
Frontage Road
/ Beardsley
Road
Arizona
Department of
Transportation
(ADOT) Right-
of-Way
24-feet-wide (one-
way)
Wahalla Lane
Local Street
25-foot north half
street
14th Street
Local Street
25-foot east half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the
acquisition of vacant, underutilized and blighted parcels for appropriate
redevelopment, compatible with the adjacent neighborhood character and
adopted area plans.
ATTACHMENT B
Staff Report: Z-62-23-2
December 8, 2023
Page 2 of 13
The subject site is currently vacant and the proposed residential development, as
stipulated, will be compatible with the existing neighborhood character.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Enhance the
compatibility of residential infill projects by carefully designing the edges of the
development to be sensitive to adjacent existing housing. Create landscape
buffers and other amenities to link new and existing development.
The proposal is designed to be sensitive to the surrounding existing single-family
residences and provides appropriate screening from the freeway and as stipulated,
will provide enhanced buffering along the street frontages of Beardsley Road, Wahalla
Lane, 14th Street and the eastern property line.
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, provides enhanced levels of trees and shade which will
reduce the urban heat island effect while also improving thermal comfort to site users
and the surrounding neighborhood.
Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan – See Background Item No. 6.
Tree and Shade Master Plan – See Background Item No. 7.
Complete Streets Guiding Principles – See Background Item No. 8.
Outer Loop Freeway Specific Plan – See Background Item No. 9.
Comprehensive Bicycle Master Plan – See Background Item No. 10.
Zero Waste PHX – See Background Item No. 11.
Transportation Electrification Action Plan – See Background Item No. 12.
Staff Report: Z-62-23-2
December 8, 2023
Page 3 of 13
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant
R1-8
North (Beardsley
Road/Outer Loop
Freeway)
Frontage
Road/Freeway
R1-8
South (across
Wahalla Lane)
Single-family
residences
R1-8
East
Single-family
residences
R1-8
West (across 14th
Street)
Single-family
residences
R1-8
R-2 - Multifamily Residence District
(Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
3.88 acres
Total Maximum Number of Units 40 units, up to 46 with
bonus
30 units (Met)
Maximum Density
10.5 dwelling units per
acre, up to 12 with bonus
7.73 dwelling units per
acre (Met)
Maximum Lot Coverage
50 percent
Not depicted
Maximum Building Height
2 stories and 30 feet for
first 150 feet; 1 foot
increase in height for 5
feet of additional building
setback, up to 48 feet and
4 stories
2 stories and 26 feet (Met)
Minimum Building Setbacks
Adjacent to public street
20 feet
South: 35 feet (Met)
North: 20 feet (Met)
West (adjacent to 14th
Street): 615 feet (Met)
Adjacent to property line
15 feet
East: 27 feet (Met)
West: 61.5 feet (Met)
Minimum Perimeter Landscape Setbacks
Adjacent to public street
20 feet
Not specified
Adjacent to property line
5 feet
Not specified
Minimum Open space
5 percent
33 percent (Met)
Staff Report: Z-62-23-2
December 8, 2023
Page 4 of 13
R-2 - Multifamily Residence District
(Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Minimum parking
69 spaces
1.3 spaces per efficiency
unit; 1.5 spaces per 1 or 2
bedroom unit; 2 spaces
per 3 or more bedroom
unit; 1.0 spaces per unit of
less than 600 square feet
90 spaces (Met)
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 3.88 acres at the northeast corner of 14th Street and Wahalla
Lane from R1-8 (Single-Family Residence District) to R-2 (Multifamily Residence
District) to allow multifamily residential townhomes. The site is undeveloped and abuts
Beardsley Road and the Outer Loop Freeway to the north.
GENERAL PLAN LAND USE MAP DESIGNATION
2.
The General Plan Land Use Map designation for the site is Residential 3.5 to 5 dwelling
units per acre. The proposal is not consistent with the General Plan Land Use Map
designation, however a General Plan Amendment is not required as the proposed R-2
zoning district is considered within the Traditional Lot land use category.
The adjacent properties to the south, east, and west are also designated as Residential
3.5 to 5 dwelling units per acre. Directly southwest is the site of an elementary school
designated as Public / Quasi-Public on the General Plan. To the north is Beardsley
Road and the Arizona Loop 101 Freeway which is designated as a Transportation.
Staff Report: Z-62-23-2
December 8, 2023
Page 5 of 13
General Plan Land Use Map
Source: Planning and Development Department
SURROUNDING LAND USES AND ZONING
3.
The subject site is currently vacant and zoned R1-8.
Surrounding the property on the north, south, east, and west is zoned R1-8.
To the north is the freeway, to the south, east and west are single-family residences.
Zoning Sketch Map
Source: Planning and Development Department
Staff Report: Z-62-23-2
December 8, 2023
Page 6 of 13
PROPOSAL
4.
Site Plan
The conceptual site plan, attached as an exhibit, proposes 30 multifamily townhome
type residences with ample open space including retention areas and a centrally located
amenity area. It also includes two vehicular points of ingress/egress off of Wahalla
Lane. Pedestrian walkways are provided throughout the site which connect with all
buildings and amenity areas. The development includes a private drive which is
circuitous around the development. Each unit includes a private garage and yard.
In order to ensure the site develops as proposed, staff recommends general
conformance to the site plan, as addressed in Stipulation No. 1.
In order to provide enhanced landscaping to buffer the site from surrounding
residences, staff recommends the following:
• All required landscape setbacks and retention areas shall be planted with a
minimum of 2-inch caliper large canopy, drought tolerant shade trees, planted 20
feet on center or in equivalent groupings
This is addressed in Stipulations Nos. 3 and 4.
Also, as listed in Stipulations Nos. 5 through 7, the vehicular entrances and pedestrian
walkways will be enhanced and the pedestrian walkways will be required to provide
additional shade. This will include the use of alternative materials or other pavement
treatments that visually contrast parking and drive aisle surfaces to help maximize
pedestrian visibility and safety.
5.
Elevations
The building elevations, attached as an exhibit, depict two-story buildings with a height
of 26 feet. Specific colors and materials are not identified on the elevations that were
submitted. Staff recommends a maximum height of 30 feet (Stipulation No. 2), to ensure
that the proposed development is compatible with the existing height limit of the R1-8-
zoned single-family residences.
PLANS, OVERLAYS, AND INITATIVES
6.
Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This Plan
contains policy initiatives for the development and preservation of housing with a vision
of creating a stronger and more vibrant Phoenix through increased housing options for
residents at all income levels and family sizes. Phoenix’s rapid population growth and
housing underproduction has led to a need for over 163,000 new housing units. Current
shortages of housing supply relative to demand are a primary reason why housing costs
are increasing. The proposed development supports the Plan’s goal of preserving or
creating 50,000 housing units by 2030 by contributing to a variety housing types that will
Staff Report: Z-62-23-2
December 8, 2023
Page 7 of 13
address the supply shortage while using vacant or underutilized land in a more
sustainable fashion.
7.
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 standards, with larger caliper trees in
the landscape setbacks, bicycle infrastructure and pedestrian pathways shaded to a
minimum of 75 percent, and drought-tolerant shade trees dispersed throughout the
surface parking lot to achieve shade. These are addressed in Stipulation Nos. 3, 4, and
7 through 9.
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. Staff is recommending pedestrian pathways
on both sides of the vehicular driveways to connect the interior of the development to
the public and visually contrasting pedestrian paths where pathways cross vehicular
drive aisles. This is addressed in Stipulation Nos. 5 and 6.
9.
Outer Loop Freeway Specific Plan
In May 1996, the Phoenix City Council adopted the Outer Loop Freeway Specific Plan,
which aims to retain the value of the immediate surrounding properties along the Loop
101 freeway by mitigating the compatibility between the freeway and the residential
neighborhoods through which it passes. The subject site is located in Segment 4 of the
Outer Loop Freeway Specific Plan. The proposed rezoning meets the intent of many of
the elements of the plan.
Land Use: The plan recommends residential density of 2 to 5 dwelling units per acre for
the subject site but does consider the general area as transitional due to the proximity to
residential and open space uses. The plan recommends maintaining low to medium
density residential uses in the general area to transition into the open space. The
proposal, at 7.73 dwelling units per acre, maintains a medium density consistent with
the plan.
Circulation: The plan calls for adequate and more direct access from the school to 12th
or 16th Streets. This has already been completed by previous developments in the area
and the proposed development should enhance access due to the right-of-way
improvements that will be required along Wahalla Lane.
Staff Report: Z-62-23-2
December 8, 2023
Page 8 of 13
Noise: The plan recommends noise walls. These will need to be coordinated between
the developer, ADOT and the City of Phoenix. Stipulation Nos. 11 through 13 will
ensure there is disclosure of the freeway and noise exposure will be mitigated through a
sound wall and other measures. The plan also includes site development policies for
residential development, including site plan and construction techniques.
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, shaded bicycle infrastructure, a
bicycle repair station and electric receptacles for electric bicycle charging capabilities.
This is addressed in Stipulation No. 9.
11. 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 materials indicated that the City of
Phoenix Public Works Department provides residential refuse and recycling collection,
and commercial refuse enclosures will be provided consistent with City of Phoenix
requirements.
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 recommends a standard stipulation for rezoning
cases to provide EV charging infrastructure. Staff recommends that a minimum of ten
Staff Report: Z-62-23-2
December 8, 2023
Page 9 of 13
percent of the required parking spaces be EV Ready and twenty percent shall be EV
Capable infrastructure. This is addressed in Stipulation No. 10.
COMMUNITY INPUT SUMMARY
13. At the time this staff report was written, staff has not received correspondence in
support or opposition.
INTERDEPARTMENTAL COMMENTS
14. Aviation Department
The Aviation Department requested the airport disclosure stipulation. This is addressed
in Stipulation No. 17.
15. Street Transportation Department
The Street Transportation Department requested the following:
• A Red Border Letter shall be submitted to ADOT
• Complete dedications and construct knuckle design along at the terminus of
14th Street, as approved by the Street Transportation Department
• All street improvements and incidentals shall be constructed as approved by
the Planning and Development Department and shall comply with ADA
accessibility standards
These are addressed in Stipulation Nos. 14 through 16.
OTHER
16. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II archaeological
data recovery excavations may be necessary based upon the results of the testing. A
qualified archaeologist must make this determination in consultation with the City of
Phoenix Archaeologist. In the event archaeological materials are encountered during
construction, all 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 Nos. 18
through20.
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 preliminary site plan approval. This is addressed in
Stipulation No. 21.
Staff Report: Z-62-23-2
December 8, 2023
Page 10 of 13
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.
Findings
1.
The proposal is compatible with the surrounding land uses.
2.
The proposal will develop an underutilized property and provide a high quality
multifamily residential development which will help alleviate the housing shortage in
Phoenix.
3.
This proposal, as stipulated, provides enhanced setbacks and landscape areas to be
sensitive to the surrounding single-family residences.
Stipulations
1.
The development shall be in general conformance with the site plan date
stamped September 13, 2023, as modified by the following stipulations and
approved by the Planning and Development Department.
2.
Maximum building height shall be 30 feet.
3.
All required landscape setbacks shall be planted with minimum 2-inch caliper
large canopy, drought tolerant shade trees, planted 20 feet on center or in
equivalent groupings, as approved by the Planning and Development
Department.
4.
Landscape areas and retention areas shall be planted with minimum 2-inch
caliper large canopy drought-tolerant shade trees planted 20 feet on center or
in equivalent groupings, as approved by the Planning and Development
Department.
5.
The vehicular entrances to the development shall include the following
elements, as approved by the Planning and Development Department:
a. Pedestrian pathways connecting the interior of the development to the
public sidewalks along both sides of the vehicular driveway.
b. The entry driveway surface shall be constructed of decorative pavers,
stamped or colored concrete, or another material, other than those used
to pave the parking surfaces, as approved by the Planning and
Development Department.
Staff Report: Z-62-23-2
December 8, 2023
Page 11 of 13
6.
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.
7.
All pedestrian walkways, including sidewalks, shall be shaded by a structure,
landscaping at maturity, or a combination of the two to provide a minimum 75%
shade, as approved by the Planning and Development Department.
8.
All uncovered surface parking lot area shall be landscaped with minimum 2-
inch caliper size large canopy drought tolerant shade trees. Landscaping shall
be dispersed throughout the parking area and achieve 25% shade at maturity,
as approved by Planning and Development Department.
9.
The development shall incorporate bicycle infrastructure as described below
and approved by the Planning and Development Department.
a. Bicycle parking spaces shall be provided through Inverted U and/or
artistic racks located near the amenity area 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.
b. Guest bicycle parking shall be provided at a minimum rate of 0.05
spaces per unit, up to a maximum of 50 spaces, located near building
entrances and within amenity areas.
c. All bicycle infrastructure shall be shaded by a structure, landscaping at
maturity, or a combination of the two to provide minimum 75% shade, as
approved by the Planning and Development Department.
d. A bicycle repair station (“fix it station”) shall be provided and maintained
on site within an amenity area or near a primary site entrance. The
bicycle repair station (“fix it station”) shall be provided in an area of high
visibility and separated from vehicular maneuvering areas, where
applicable. The repair station shall include, but not be limited to standard
repair tools affixed to the station, a tire gauge and pump affixed to the
base of the station or the ground, and a bicycle repair stand which
allows pedals and wheels to spin freely while making adjustments to the
bike.
e. 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.
Staff Report: Z-62-23-2
December 8, 2023
Page 12 of 13
10.
A minimum of 10% of the required parking spaces shall be EV Ready and a
minimum of 20% shall be EV Capable.
11.
The property owner shall record documents that disclose to prospective
purchasers of property within the developments the existence of noise from the
SR 101 Freeway. The form and content of such documents shall be reviewed
and approved by the City prior to recordation.
12.
Prior to final site plan approval, the developer shall provide a qualified
engineer’s report certifying the average annual interior noise exposure for any
residential unit or enclosed public assembly area will not exceed 45 decibels,
as approved by the Planning and Development Department.
13.
A noise wall shall be provided along or near the north property line, as
approved by the Arizona Department of Transportation and the Planning and
Development Department.
14.
A Red Border Letter shall be submitted to ADOT for this development prior to
preliminary site plan approval.
15.
Complete dedications and construct knuckle design along at the terminus of
14th Street, as approved by the Street Transportation Department.
16.
The developer shall construct all streets within and adjacent to the
development 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.
17.
The property owner shall record documents that disclose the existence, and
operational characteristics of Deer Valley Airport to future owners or tenants of
the property. The form and content of such documents shall be according to the
templates and instructions provided which have been reviewed and approved
by the City Attorney.
18.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
19.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
Staff Report: Z-62-23-2
December 8, 2023
Page 13 of 13
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.
20.
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.
21.
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
Conceptual Site Plan date stamped September 13, 2023
Conceptual Elevations date stamped September 13, 2023
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