Attachment B - Staff Report - Z-34-23-5.pdf

Staff Report: Z-34-23-5 
The Plaza on 32nd PUD 
December 15, 2023 
Alhambra Village Planning 
Committee Meeting Date: 
December 19, 2023 
Planning Commission Hearing Date 
January 4, 2024 
Request From: 
R1-6 (Single-Family Residence District) 
(0.49-acres) 
Request To: 
PUD (Planned Unit Development) 
(0.49-acres) 
Proposal: 
Planned Unit Development to allow retail and 
office 
Location: 
Northeast corner of 32nd Avenue and Glendale 
Avenue 
Owner: 
KE Investment, LLC 
Applicant/Representative: 
Taylor Earl, Earl & Curley, PC 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Residential 3.5 to 5 dwelling units/acre 
Street Map 
Classification 
32nd Avenue 
Local 
25-foot east half street
Glendale Avenue 
Major Arterial 
44-foot north half street
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local 
conditions and surrounding neighborhoods. 
The PUD narrative proposes adaptive reuse of the existing buildings on site and limits the 
allowed uses to ensure the development is compatible with the surrounding 
neighborhoods.  
ATTACHMENT B

Staff Report: Z-34-23-5 
December 15, 2023 
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 CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE: 
Development should include convenient bicycle parking. 
The proposal includes a minimum number of bicycle parking spaces to encourage 
bicycling and transit use.  
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 will provide shade trees along Glendale Avenue and 32nd Avenue which will 
reduce the urban heat island effect while also improving thermal comfort to site users and 
the surrounding neighborhood. 
 
Applicable Plan, Overlays, and Initiatives 
 
Community Safety Plan (CSP) Area, Glendale Avenue from 35th Avenue to 15th 
Avenue – See Background Item No. 13 
 
Tree and Shade Master Plan – See Background Item No. 14. 
 
Complete Streets Guiding Principles – See Background Item No. 15. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 16. 
 
Housing Phoenix – See Background Item No. 17.  
 
Zero Waste PHX – See Background Item No. 18. 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Retail and commercial services 
R1-6 
North  
Church  
R1-6 
South  
(across Glendale Avenue) 
Single-family residential 
R1-6  
East  
Mobile home development 
R1-6 SP 
West  
(across 32nd Avenue) 
Vacant land 
C-O

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December 15, 2023 
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Background/Issues/Analysis 
 
SUBJECT SITE 
1. This request is to rezone a 0.49 acre site located at the northeast corner of 32nd 
Avenue and Glendale Avenue from R1-6 (Single-Family Residence District) to PUD 
(Planned Unit Development) for the Plaza on 32nd PUD to allow retail and office. This 
proposal is intended to permit commercial uses on a site that historically has been 
used commercially.  
2. The General Plan Land Use Map designation for the subject site is Residential 3.5 to 
5 dwelling units per acre. This request is not consistent with the General Plan Land 
Use Map designation however a general plan amendment is not required as the site is 
under 10 acres in size. The Land Use Map designations to the north, east, west 
(across 32nd Avenue) and south (across Glendale Avenue) of the subject site are 
Residential 3.5 to 5 dwelling units per acre.  
General Plan Land Use Map; Source: City of Phoenix Planning and Development Department.

Staff Report: Z-34-23-5 
December 15, 2023 
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EXISTING CONDITIONS & SURROUNDING ZONING 
3. The subject site is zoned R1-6 (Single-
Family Residence District) and is 
currently a retail plaza. To the north is 
a church zoned R1-6; to the west, 
across 32nd Avenue, is vacant land 
zoned C-O (Restricted Commercial); 
to the east is a mobile home 
development zoned R1-6 SP (Single-
Family Residence District, Special 
Permit); and to the south, across 
Glendale Avenue, are single-family 
residential homes zoned R1-6. 
PROPOSAL 
4. The proposal was developed utilizing the PUD zoning district. The Planned Unit 
Development (PUD) is intended to create a built environment that is superior to that 
produced by conventional zoning districts and design guidelines. Using a collaborative 
and comprehensive approach, an applicant authors and proposes standards and 
guidelines that are tailored to the context of a site on a case-by-case basis. Where the 
PUD Development Narrative is silent on a requirement, the applicable Zoning 
Ordinance provisions will be applied. 
5. Site Plan 
The proposal is for a three-suite 
retail and office development. 
The conceptual site plan, 
attached as an exhibit, depicts 
the site layout including the 
location of Suites A, B, and C, 
the parking location, landscape 
areas, pedestrian circulation, 
and the trash enclosure. The 
site has two points of access 
with one access point on 
Glendale Avenue and the other 
on 32nd Avenue. The 
development narrative requires 
two bicycle parking spaces. 
Conceptual Site Plan, Source: Tomecak Design

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December 15, 2023 
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The proposal is to use the existing structures on site, no new construction is 
proposed. 
6. Land Use 
The PUD proposes office and retail uses. The development narrative List of Uses 
allows for a variety of uses separated into assembly uses, animal care, general retail, 
and services. The development narrative prohibits auto repair, pawn shops, drive 
throughs, department stores, bars, environmental remediation facilities, family game 
centers, gas stations, and hospitals/urgent care. The limited number of uses allowed 
will be compatible with the area, considering the size of the site and proximity to 
residential properties. 
7. Development Standards 
The development narrative allows for a maximum of one live/work unit. The PUD will 
go above and beyond the Zoning Ordinance standards by reducing the maximum 
allowed density and by increasing the required setback on the south and west sides of 
the development. Twelve parking spaces are provided on site in parking areas located 
on the east and west portions of the site, any development or redevelopment of the 
site will need to meet the Zoning Ordiance parking standards. The proposed 
development standards are listed below. 
Development Standards 
Standard 
Proposed 
Density 
1 live/work unit 
Maximum Building Height 
1 story / 20 feet 
Maximum Lot Coverage 
18.2% 
Minimum Building Setbacks 
North  
0 feet 
East  
8 feet 
South (Glendale Avenue) 
28 feet 5 inches 
West (32nd Avenue) 
30 feet 
Minimum Landscape Setbacks 
North  
0 feet 
East  
8 feet 
South (Glendale Avenue) 
12 feet 
West (32nd Avenue) 
7 feet 
Streetscape Standards 
Glendale Avenue: 6-foot-wide sidewalk 
with 8-foot-wide landscape strip located 
between back of curb and sidewalk  
 
Landscape strip to be planted with 
groundcover 
 
32nd Avenue: 5-foot attached sidewalk

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December 15, 2023 
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8. Landscape Standards 
The PUD requires landscape setbacks on the south, east, and west sides of the 
property that exceed zoning ordinance standards. Additionally, the PUD will go above 
and beyond the Zoning Ordinance standards by requiring minimum two-inch caliper 
trees be planted within the required landscape setbacks. 
9. Parking: The PUD requires 12 parking spaces for the existing buildings, any 
development or redevelopment of the site will have to comply with Zoning Ordinance 
parking requirements. Additionally, the PUD will exceed the Zoning Ordinance 
standards by requiring a minimum of two bicycle parking spaces. 
10. Shade: The PUD will go above and beyond the Zoning Ordinance standards by 
requiring two-inch caliper trees be planted along the east property line, and that four 
trees be provided within the surface parking area.  
11. Lighting: It is the intent of the PUD Narrative to require the provision of site lighting at 
building entrances/exits, parking areas, walkways, and public areas to increase crime 
prevention through environmental design. Stipulation No. 1.b requires that the site 
lighting requirements be moved to the Design Guidelines and Standards Section. 
Additionally, lighting will meet City Code and Zoning Ordinance standards. 
12. Design Guidelines 
The PUD proposes enhanced design guidelines to ensure the building is compatible 
with the surrounding area. The PUD sets forth the following requirements for building 
design: 
Design Guidelines 
Primary Building Finishes 
• South elevation (street side) 
o New stucco treatment 
o At least three materials (one of 
which shall be glazing). 
o Minimum 25% of linear footage 
shall include glazing. 
o Parapet wall to screen 
mechanical equipment. 
• West elevation (street side) 
o New stucco treatment 
o At least three materials (one of 
which shall be glazing). 
o Minimum 25% of linear footage 
shall include glazing.

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December 15, 2023 
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o Parapet wall to screen 
mechanical equipment. 
• North elevation 
o New stucco treatment 
o Parapet wall to screen 
mechanical equipment. 
• East elevation 
o New stucco treatment 
o Parapet wall to screen 
mechanical equipment. 
Secondary Building Finishes 
• South elevation (street side) 
o New stucco treatment or masonry 
veneer. 
o Three materials (one of which 
shall be glazing). 
o Minimum 25% of linear footage 
shall include glazing. 
o Parapet wall to screen 
mechanical equipment. 
• West elevation 
o New stucco treatment 
o Parapet wall to screen 
mechanical equipment. 
• North elevation 
o New stucco treatment 
o Parapet wall to screen 
mechanical equipment. 
• East elevation 
o New stucco treatment 
o Parapet wall to screen 
mechanical equipment.

Staff Report: Z-34-23-5 
December 15, 2023 
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Conceptual Building Renderings; Source: Tomecak Design 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
13. Community Safety Plan (CSP) Areas 
In 2022, the City Council approved two pilot projects to address community safety 
through a multidepartment, collaborative manner leveraging technology as well as

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December 15, 2023 
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community-based resources. The Neighborhood Services, Police, Street 
Transportation, and Parks and Recreation departments, along with the Office of 
Homeless Solutions, Public Health Adviser, and Prosecutor’s Office, are working 
together to improve the safety and quality of life along 19th Avenue, 27th Avenue, 
Hatcher Road, and the I-17 freeway. To support these efforts, the Planning and 
Development Department promotes Crime Prevention Through Environmental Design 
(CPTED) principles to enhance neighborhood safety in these Community Safety Plan 
areas. To promote Crime Prevention Through Environmental Design (CPTED) 
principals to enhance neighborhood safety, a Crime Prevention Through 
Environmental Design section has been provided within the PUD narrative that 
includes standards for natural surveillance, natural access control, environmental 
maintenance, and target hardening.  Stipulation No. 1.b requires that these 
requirements be moved to the Design Guidelines and Standards Section. 
14. 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.  
The PUD narrative aligns with the Tree and Shade Master Plan by requiring 
landscape requirements along the Glendale Avenue and 32nd Avenue street 
frontages, and along the east side of the site. Enhanced landscaping will be provided 
along the east side of the site and a detached sidewalk will be provided along 
Glendale Avenue. 
15. Complete Streets Guiding Principles 
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 development will provide a detached sidewalk along Glendale Avenue. This is 
addressed in the PUD Narrative. 
16. 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. 
The PUD narrative requires a minimum of two bicycle parking spaces.

Staff Report: Z-34-23-5 
December 15, 2023 
Page 10 of 12 
 
 
17. Housing Phoenix 
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 the 
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 address the 
supply shortage at a more rapid pace while using vacant or underutilized land in a 
more sustainable fashion. The PUD narrative provides provisions for one live/work 
unit.  
18. 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. The provision of recycling 
containers is not addressed in the PUD narrative. 
COMMUNITY INPUT SUMMARY 
19. At the time this staff report was written, staff has received no letters of support or 
opposition for this request. 
INTERDEPARTMENTAL COMMENTS 
20. The Street Transportation Department requested that a detached sidewalk be 
provided along Glendale Avenue, that the developer dedicate the north half of 
Glendale Avenue, and that the developer construct all streets with all required 
elements. This is addressed in the PUD narrative and in Stipulation Nos. 2 and 3.  
OTHER 
21. 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. 4. 
22. 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. 5.

Staff Report: Z-34-23-5 
December 15, 2023 
Page 11 of 12 
 
 
 
Findings 
 
1. The site is appropriately located along a major arterial street. 
2. The proposal incorporated standards for Crime Prevention Through Environmental 
Design in alignment with the Community Safety Plan objectives. 
3. The proposed PUD sets forth design and development standards that will facilitate 
pedestrian-oriented design with the provision of a detached sidewalk on Glendale 
Avenue for a safer walking environment and the provision of bicycle parking to 
promote a multimodal environment. 
 
Stipulations 
 
1. An updated Development Narrative for The Plaza on 32nd PUD reflecting the changes 
approved through this request shall be submitted to the Planning and Development 
Department within 30 days of City Council approval of this request.  The updated 
Development Narrative shall be consistent with the Development Narrative date 
stamped December 1, 2023, as modified by the following stipulations: 
 
 
 
a. Front cover: Revise the submittal date information on the bottom to add the          
following: Hearing draft submittal: December 1, 2023; City Council adopted: [Add 
adoption date]. 
 
 
 
 
b. Pages 4, 12, and 13; Move the Crime Prevention Through Environmental Design 
Section on page 4 to pages 12 and/or 13 Section E. Design Guidelines, under the 
Site Lighting section.  
 
 
 
2. A minimum 50-feet of right-of-way shall be dedicated for the north side of Glendale 
Avenue, adjacent to the development. 
 
 
3. 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. 
 
 
4. In the event archaeological materials are encountered during construction, the 
developer shall immediately cease all ground-disturbing activities within a 33-foot 
23. 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.

Staff Report: Z-34-23-5 
December 15, 2023 
Page 12 of 12 
 
 
radius of the discovery, notify the City Archaeologist, and allow time for the 
Archaeology Office to properly assess the materials. 
 
 
5. 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. This stipulation shall not be applicable if the 
property is owned by the City of Phoenix. 
 
Writer 
Samuel Rogers 
December 15, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Sketch Map 
Aerial Map 
Conceptual Site Plan date stamped December 1, 2023  
Conceptual Elevations date stamped December 1, 2023 (2 pages) 
Conceptual Renderings date stamped December 1, 2023 
Plaza on 32nd PUD development narrative date stamped December 1, 2023

Z-280-83
Z-278-82
Z-SP-3-65
Z-123-83
*
*
*
R1-6
C-O
R1-6
R-3
R1-6
R1-6
R-4A
Z-307-82
33RD AVE
GLENDALE AVE
FLYNN LN
32ND DR
31ST LN
31ST DR
32ND AVE
NO NAME
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7ST AVE
I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-34-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.49 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-6
PUD
CONVENTIONAL OPTION
2
1
*   UNITS P.R.D. OPTION
3
N/A
Taylor Earl, Earl and Curley PC
DATE:
6/08/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 23-21
ZONING MAP
I-6
REQUESTED CHANGE:
FROM: R1-6 ( 0.49 a.c.)
TO:
PUD ( 0.49 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-34-23.mxd
Z-34-23
0.03
0
0.03
0.015
Miles

Z-280-83
Z-278-82
Z-SP-3-65
Z-123-83
*
*
*
R1-6
C-O
R1-6
R-3
R1-6
R1-6
R-4A
Z-307-82
33RD AVE
GLENDALE AVE
FLYNN LN
32ND DR
31ST LN
31ST DR
32ND AVE
NO NAME
NORTHERN AVE
GLENDALE AVE
BETHANY HOME RD
CAMELBACK RD
35TH AVE
27TH AVE
19TH AVE
7TH AVE
43RD AVE
7ST AVE
I-17
ALHAMBRA VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-34-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.49 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-6
PUD
CONVENTIONAL OPTION
2
1
*   UNITS P.R.D. OPTION
3
N/A
Taylor Earl, Earl and Curley PC
DATE:
6/08/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 23-21
ZONING MAP
I-6
REQUESTED CHANGE:
FROM: R1-6 ( 0.49 a.c.)
TO:
PUD ( 0.49 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-34-23.mxd
Z-34-23
0.03
0
0.03
0.015
Miles