Attachment B - Staff Report - Z-59-23-4.pdf

Staff Report Z-59-23-4 
December 4, 2023 
 
Maryvale Village Planning Committee 
Meeting Date: 
December 13, 2023 
Planning Commission Hearing Date: 
January 4, 2024 
Request From: 
Ind. Pk. (Industrial Park)  
(0.60 acres) 
Request To: 
A-1 (Light Industrial District)  
(0.60 acres) 
Proposal: 
Industrial uses (meat processing, 
packaging, and sales) 
Location: 
Approximately 125 feet west of the 
northwest corner of 31st Avenue and 
Virginia Avenue 
Owner:  
Gabriel Amavizca 
Applicant/Representative: 
Shaine T. Alleman, Tiffany & Bosco, 
P.A. 
Staff Recommendation: 
Approval, subject to stipulations 
 
General Plan Conformity 
General Plan Land Use Map Designation 
Industrial  
Street Map 
Classification 
Virginia Avenue 
Local 
30-foot north half street 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; MANUFACTURING AND 
INDUSTRIAL DEVELOPMENT; LAND USE: Support the expansion of industrial 
zoning in targeted industrial areas. 
The rezoning request proposes industrial zoning in an area dominated by industrial 
zoning districts and uses, and in an area designated as Industrial on the General Plan 
Land Use Map.  
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN 
PRINCIPLE: Development should include convenient bicycle parking. 
The proposal, as stipulated, includes bicycle parking to encourage bicycling and transit 
use. 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:  
Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix. 
ATTACHMENT B

Staff Report: Z-59-23-4 
December 4, 2023 
Page 2 of 10 
 
 
 
 
The proposal, as stipulated, includes enhanced landscaping along Virginia Avenue. 
This will create a comfortable pedestrian environment along Virginia Avenue by 
reducing the urban heat island affect and making the walk to nearby destinations safer 
and more comfortable.  
 
Applicable Plans, Overlays, and Initiatives 
 
Tree and Shade Master Plan: Background Item No. 5. 
 
Complete Streets Guidelines: Background Item No. 6. 
 
Transportation Electrification Action Plan: Background Item No. 7. 
 
Zero Waste PHX: Background Item No. 8. 
 
Comprehensive Bicycle Master Plan: Background Item No. 9. 
 
Phoenix Climate Action Plan: Background Item No. 10. 
 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Utility storage and 
supplies 
Ind. Pk. 
North 
Fuel supplier 
A-1 
West 
Utility storage and supplies Ind. Pk.  
East 
Race car dealer and 
outdoor storage 
Ind. Pk 
South (across Virginia Avenue) 
Utility storage and supplies  Ind. Pk.

Staff Report: Z-59-23-4 
December 4, 2023 
Page 3 of 10 
 
 
 
 
A-1 (Light Industrial District) 
Standards 
Requirements 
Met or Not Met 
Minimum Building 
Setbacks 
 
 
Front (Virginia Avenue) 0 feet 
36 feet 7 inches (Met)  
Sides  
East: 0 feet  
 
West: 0 feet  
East: 0 feet (Met)  
 
West: 31 feet 1inch (Met)  
Rear 
0 feet 
60 feet 5 inches (Met)  
Minimum Landscaped 
Setbacks 
 
 
Front (Virginia Avenue) 
 
0 feet 
36 feet 7 inches (Met) 
Sides 
East: 0 feet  
 
West: 0 feet  
East: None (Met)  
 
West: None (Met) 
Rear 
0 feet  
None (Met) 
Maximum Lot 
Coverage 
No maximum 
35.37 percent (Met) 
Maximum Building 
Height 
56 feet, up to 80 feet with use 
permit 
18 feet (Met) 
Minimum Parking 
1 parking space per 1,000 
square feet of building area 
 
8 parking spaces required 
8 parking spaces (Met) 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 0.60 acres located approximately 125 feet west of the 
northwest corner of 31st Avenue and Virginia Avenue from Ind. Pk. (Industrial 
Park) to A-1 (Light Industrial District) for industrial uses such as meat processing, 
packaging, and sales. The subject site has an existing building that is intended to 
be used by the new user.

Staff Report: Z-59-23-4 
December 4, 2023 
Page 4 of 10 
 
 
 
 
2. 
The subject site is 
designated as 
Industrial on the 
General Plan Land 
Use Map. The area 
to the north, west, 
and east of the 
subject site are 
designated 
Industrial. The area 
to the south across 
Virginia Avenue is 
designated 
Commerce/Business 
Park. The proposed 
A-1 zoning district is 
consistent with the 
General Plan Land 
Use Map designation. 
 
 
EXISTING CONDITIONS AND SURROUNDING ZONING 
3. 
The subject site is zoned Ind. Pk. and 
has an existing building on site. To 
the north is a fuel supplier zoned A-
1; to the south, across Virginia 
Avenue, and to the east are utility 
storage and supply uses zoned Ind. 
Pk.; and to the east is a race car 
dealer and outdoor storage zoned 
Ind. Pk.

Staff Report: Z-59-23-4 
December 4, 2023 
Page 5 of 10 
 
 
 
 
PROPOSAL 
4. 
 Site Plan 
The proposal is for a 
meat processing, 
packaging, and sales 
use. The conceptual site 
plan, attached as an 
exhibit, depicts the site 
layout including the 
location of existing 
building, landscape area, 
pedestrian pathways, 
parking area, parking 
shade, and trash 
enclosure. The site will 
have one point of 
ingress/egress on 
Virginia Avenue.  
 
 
 
 
 
 
 
 
Staff recommends Stipulation No. 1 to require pavement treatments that visually 
contrast parking and drive aisles where pedestrian walkways cross a vehicular path 
to improve pedestrian safety. To promote enhanced walking, cycling, and transit 
use, staff recommends Stipulation No. 4 to require bicycle parking and Stipulation 
No. 6 to require enhanced landscaping along Virginia Avenue. Staff recommends 
Stipulation No. 5 to require the surface parking spaces be shaded and Stipulation 
No. 7 to require a detached sidewalk along Virginia Avenue.  
 
 
STUDIES AND POLICIES 
5. 
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 frontage should be detached from 
the curb 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. The 
proposal, as stipulated, will create a comfortable streetscape environment with a 
shaded parking area, enhanced landscaping, and a detached sidewalk along 
Virginia Avenue. These are addressed in Stipulation Nos. 5, 6, and 7. 
Conceptual Site Plan; Source: Gardel Engineering

Staff Report: Z-59-23-4 
December 4, 2023 
Page 6 of 10 
 
 
 
 
 
 
6. 
Complete Streets Guidelines:  
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. The proposed development, as 
stipulated, will support walking, bicycling, and transit use by including bicycle 
parking on the site, enhanced landscaping and a detached sidewalk along Virginia 
Avenue, and shaded parking. These are addressed in Stipulation Nos. 4, 5, 6, and 
7. 
 
 
7. 
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. This is addressed in Stipulation No. 3 which requires a 
minimum 5 percent of the required parking spaces to be EV Ready upon 
redevelopment of the site.  
 
 
8. 
Zero Waste Phoenix 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 provision of recycling containers was 
addressed in the applicant’s submittals.

Staff Report: Z-59-23-4 
December 4, 2023 
Page 7 of 10 
 
 
 
 
9. 
Comprehensive Bicycle Master Plan: 
12.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. 
Stipulation No. 4 is recommended to require the provision of bicycle parking.  
 
 
10. 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 Metro 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. 2, which requires a minimum of one GI 
techniques for stormwater management to be implemented in this development. 
 
 
COMMUNITY CORRESONDENCE 
11. As of the writing of this report no letters of support or opposition have been 
received for the request.  
 
 
 
INTERDEPARTMENTAL COMMENTS 
12. The Street Transportation Department recommends a detached sidewalk be 
provided along Virginia Avenue, this is addressed in Stipulation No. 7. The Street 
Transportation Department also recommended the developer construct all 
improvements in the right-of-way with all required elements and to ADA standards. 
This is addressed in Stipulation No. 8. 
 
 
OTHER 
13. 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

Staff Report: Z-59-23-4 
December 4, 2023 
Page 8 of 10 
 
 
 
 
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. These are addressed in Stipulation Nos. 9 through 11. 
 
 
 
14. Development and use of the site are 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 consistent with the General Plan Land Use Map designation of 
Industrial and with the character of the surrounding area. 
 
 
2. 
The stipulated landscaping and planting standards are above the required 
minimum standards in the Zoning Ordinance and will make the proposal 
compatible with the neighboring area. 
 
 
3. 
The proposed A-1 zoning district is compatible with the adjacent A-1 zoning 
district to the north and the Ind. Pk. zoning district to the south, east, and west.  
 
Stipulations: 
 
1. 
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. 
 
 
2. 
A minimum of one 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. 
 
  
3. 
Upon complete redevelopment or development that modifies the cumulative 
floor area of the proposed and existing building by more than 15% from that 
depicted on the site plan date stamped October 16, 2023, a minimum of 5% of 
the required parking spaces shall be EV Ready. 
 
 
4. 
Four bicycle spaces shall be provided on the site through Inverted U and/or 
artistic racks located near the building entrances or in a secure location inside 
the building and installed per the requirements of Section 1307.H. of the

Staff Report: Z-59-23-4 
December 4, 2023 
Page 9 of 10 
 
 
 
 
Phoenix Zoning Ordinance, as approved by the Planning and Development 
Department.  
 
 
5. 
All uncovered surface parking spaces shall be shaded to achieve a minimum 
50% shade with either structural shade, minimum 2-inch caliper, large canopy, 
drought-tolerant, shade trees, or a combination of the two, as approved by 
Planning and Development Department.  
 
 
6. 
The landscape area along Virginia Avenue shall be landscaped with minimum 
2-inch caliper single-trunk, large canopy, drought-tolerant, shade trees, planted 
20 feet on center or in equivalent groupings, as approved by the Planning and 
Development Department. When possible, the developer shall use existing 
trees and landscaping to meet the landscaping requirements. 
 
 
7. 
A minimum 6-foot-wide detached sidewalk separated by a minimum 8-foot-wide 
landscape strip located between the back of curb and sidewalk shall be 
provided for the north side of Virginia Avenue, as approved by the Planning and 
Development Department. 
 
 
8. 
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. 
 
 
9. 
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. 
 
 
10. 
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 
archaeologist, determines such data recovery excavations are necessary, the 
applicant shall conduct Phase II archaeological data recovery excavations. 
 
 
11. 
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.

Staff Report: Z-59-23-4 
December 4, 2023 
Page 10 of 10 
 
 
 
 
 
Writer 
Samuel Rogers 
December 4, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped October 16, 2023

Z-27-96
*
A-2
HGT/WVR
A-2
IND.PK.
A-1
31ST AVE
WINDSOR AVE
VIRGINIA AVE
32ND AVE
LEWIS AVE
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-59-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.60 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
Ind. Pk.
A-1
CONVENTIONAL OPTION
N/A
N/A
*   UNITS P.R.D. OPTION
N/A
N/A
Shaine T. Alleman
DATE:
10/02/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 14-21
ZONING MAP
G-6
REQUESTED CHANGE:
FROM: Ind. Pk. ( 0.60 a.c.)
TO:
A-1 ( 0.60 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-59-23.mxd
Z-59-23
0.045
0
0.045
0.0225
Miles

Z-27-96
*
A-2
HGT/WVR
A-2
IND.PK.
A-1
31ST AVE
WINDSOR AVE
VIRGINIA AVE
32ND AVE
LEWIS AVE
Maricopa County Assessor's
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-59-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.60 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
Ind. Pk.
A-1
CONVENTIONAL OPTION
N/A
N/A
*   UNITS P.R.D. OPTION
N/A
N/A
Shaine T. Alleman
DATE:
10/02/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 14-21
ZONING MAP
G-6
REQUESTED CHANGE:
FROM: Ind. Pk. ( 0.60 a.c.)
TO:
A-1 ( 0.60 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-59-23.mxd
Z-59-23
0.045
0
0.045
0.0225
Miles

APN: 108-09-004
ZONING: IND.PK.
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APN: 108-09-005
ZONING:IND.PK.
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