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Staff Report Z-82-18-1January 7, 2019Deer Valley Village PlanningCommittee Meeting Date:Planning Commission Hearing Date:Request From:January 17, 2019Request To:Proposed Use:R-3A DVAO (16.78 acres)Multifamily ResidentialLocation:Approximately 477 feet south of thesoutheast corner of 23rd Avenue andAlameda RoadRoy's Deer Valley Nursery, LLCErin Conway, Continental Fund 481Owner:Applicant:February 7, 2019A-1 DVAO (16.78 acres)Stephen C. Earl; Curley & Lagarde,P.C.Approval, subject to stipulationsRepresentative:Staff Recommendation:General Plan ConformityGeneral Plan Land Use Map DesignationStreet MapClassificationCurrent: Industrial,Proposed (GPA-DV-2-18-1): Residential15 23rd AvenueCollector40-foot east halfAlameda RoadCollector40-foot south halfCONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LANDUSE PRINCIPLE: Promote and encourage compatible development andredevelopment with a mix of housing types in neighborhoods close toemployment centers, commercial areas, and where transit or transportationalternatives exist.The proposed multifamily development will provide additional housing choices within theDeer Valley Major Employment Center and along the Interstate I-17 Corridor.

Staff Report: Z-82-18-1January 7, 2019Page 2 of 12CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS; CLEANNEIGHBORHOODS DESIGN: Protect and enhance the character of eachneighborhood and its various housing lifestyles through new development that iscompatible in scale, design, and appearance.As stipulated, the proposed project is compatible with existing development and landuses in the immediate area.CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS COREVALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Within eachvillage, designate residential land use in at least four of the seven residentialcategories and designate at least one of those categories to be for 10 to 15 or 15 dwelling units per acre.The companion General Plan Amendment request, GPA-DV-2-18-1, proposes theresidential land use map designation of 15 dwelling units per acre which will serve toprovide housing options for those working in the vicinity.Applicable Plans, Overlays, and InitiativesDeer Valley Airport Overlay District – see No. 4, Background/Issues/AnalysisDeer Valley Major Employment Center – See No. 5, Background/Issues/AnalysisTree and Shade Master Plan – see No. 6, Background/Issues/AnalysisComplete Streets Guiding Principles – see No. 7, Background/Issues/AnalysisReimagine Phoenix – see No. 16, Background/Issues/AnalysisSurrounding Land Uses/ZoningOn siteNorthSouthEastWest (across 23rdAvenue)Land UseZoningVacant lotMultifamilyManufacturing facilities,warehouse, officePlant nursery and industrialwarehousing, officeA-1A-1 with use permitVacant lotCP/GCPA-1A-1

Staff Report: Z-82-18-1January 7, 2019Page 3 of 12R-3A Multifamily(Planned ResidentialDevelopment Option)StandardsRequirementsProvisions on theProposed Site PlanTotal Number of UnitsDwelling Unit density(units/gross acre), Maximum387; 443 with bonus23.1; 26.4 with bonus284 units proposed (Met)16.92 (Met)Lot Coverage, Maximum45%37% (Not Met)Maximum Building Height in3 stories or 40 feet for150 feet; 1foot in 5-footincrease to 48 feet, 4story maximum2 stories, 35 feet (Met)10 feet minimumN/A20 feet minimumadjacent to a publicstreet; this area to be incommon ownershipunless lots front on theperimeter public street.15 feet minimum20 feet on Alameda (Met)25 feet on the 23rd AveFrontage (Met)20 feet minimum20 feet (Met)Adjacent to property line5 feet minimum15 feet (Met)Common Area, Minimum5% of gross areaminimum. Stipulated to15% (see Stipulation No.3)1.3 space per efficiencyunit and 1.5 spaces per 1and 2-bedroom unit and2 spaces per 3 or morebedroom unit, 1.0 spaceper unit of less than 600square feet regardless ofnumber of bedrooms5% (Met)Building SetbacksFrontPerimeter StandardsAdjacent to Public StreetAdjacent to property lineLandscape SetbacksAdjacent to Public StreetParking Requirements,Maximum430 spaces required15 feet (Met)516 spaces provided (Met)

Staff Report: Z-82-18-1January 7, 2019Page 4 of 12Background/Issues/AnalysisREQUEST1.This request is to rezone16.78 acres locatedapproximately 477 feetsouth of the southeastcorner of 23rd Avenue andAlameda Road from A-1DVAO (Light Industrial,Deer Valley Airport OverlayDistrict) to R-3A DVAO(Multifamily Residence,Deer Valley Airport OverlayDistrict) to allow multifamilyresidential.Source: City of Phoenix Planning and Development DepartmentZONING AND LAND USE2.The subject site is currently zoned A-1 DVAO (Light Industrial, Deer ValleyAirport Overlay District). There is existing warehousing, office and industrialmanufacturing facilities south of the subject site. There is a multifamily residentialdevelopment north of the subject site zoned A-1 DVAO, with a use permit, CaseNo. ZA-166-04, to allow residential in the A-1 District. Multifamily apartments arelocated to the northwest of the site and vacant parcels are located to theimmediate west and southwest of the site. To the east of the site is a plantnursery, however, a recent application was submitted (Pre-Application No. 18162) requesting multifamily residential zoning for the site as well. The characterof the area is changing from industrial to residential in the northwest quadrant ofthe DVAO Area 1. City Council recently approved rezoning cases, Z-54-15, arequest for multifamily residential at the northwest corner of 23rd Avenue andPinnacle Peak Road and Z-48-16, a request for an assisted living center at thenorthwest corner of 19th Avenue and Alameda Road establishing a change inthe land use pattern in the immediate vicinity.

Staff Report: Z-82-18-1January 7, 2019Page 5 of 12Source: City of Phoenix Planning and Development DepartmentGENERAL PLAN3. The current General Plan LandUse Map designation for thesubject site is Industrial. A GeneralPlan Amendment Case GPA-DV2-18-1 is being processedconcurrently as a companion caseto amend the General Plan LandUse map designation toResidential 15 dwelling units peracre. Staff has recommendedapproval of the General PlanAmendment request.Most of the area designated asindustrial, southeast and south ofthe subject site has developed asindustrial. The area has developedSource: City of Phoenix Planning and Development Department

Staff Report: Z-82-18-1January 7, 2019Page 6 of 12with mostly commerce park;warehouse or office type uses andmore recently with multifamilyresidences. Mixed use with aresidential component is to thewest of the site.Deer Valley Airport Overlay District4.The site is located within the boundaries of the Deer Valley Airport OverlayDistrict (DVAO). This district is intended to protect the health, safety and welfareof persons and property in the vicinity of the Deer Valley Airport (DVA) and toprotect the long term viability of DVA as a general aviation facility by ensuringland use compatibility with airport operations, protecting navigable airspace fromphysical encroachment and requiring permanent notice of flight operations toproperty owners. The DVAO District is divided into three separate regulationszones. The subject site is located within Area 1. Residential uses arediscouraged in Area 1, however, because of recent approvals for residentialdevelopments, the character of this area is evolving. The additional multifamilyhousing options will serve to provide housing options for those working in thevicinity.5.The subject site is located along the Interstate freeway, within the Deer ValleyMajor Employment Center. The proposal adds to housing options within theemployment center.

Staff Report: Z-82-18-1January 7, 2019Page 7 of 12TREE AND SHADE MASTER PLAN6.The Tree and Shade Master Plan has a goal of treating the urban forest asinfrastructure to ensure that trees are an integral part of the city’s planning anddevelopment process. In addition, a vision in the master plan is to raiseawareness by leading by example. To accomplish the vision and goal of thepolicy document, staff is recommending a stipulation for increased landscapesetbacks along the south property line. Trees within the landscape setback areawill help to reduce the urban heat island effect and will provide thermal comfortfor residents and guests going to and from their vehicles. This is addressed inStipulation No. 4.COMPLETE STREETS GUIDING PRINCIPLES7.In 2014, the City of Phoenix City Council adopted the Complete Streets GuidingPrinciples. The principles are intended to promote improvements that provide anaccessible, safe, connected transportation system to include all modes, such asbicycles, pedestrians, transit, and vehicles. To support these principles related topedestrian connectivity and safety, staff has added stipulations to require that thedeveloper construct a detached sidewalk, with the addition of landscapingbetween the sidewalk and the street, on the northern and western portions of thesite along Alameda and 23rd Avenue. This is addressed in Stipulation No. 7.ANALYSIS OF PROPOSAL8.The conceptual site plan proposes a 284-unit multifamily development withaccess from both 23rd Avenue and Alameda Road. The development shall belimited to 298 units to ensure the development maintain similar density todevelopments in the area. The 16 acre site would allow 422 units by right if thezoning is approved. Due to the height of similar residential developments in thearea and the close proximity to the Deer Valley Airport staff is recommendingthat the development be limited to a minimum of 35 feet. To ensure similardensity to other development s in the area a staff is recommending a minimum of15 percent of the gross project area shall be retained as open space. This isaddressed in Stipulation Nos. 1, 2 and 3.9.To accommodate use of bicycles as a form of alternative transportation, staff isrecommending that the developer install secured bicycle parking at 0.25 spacesfor each residential unit and a minimum of four inverted U-bicycle racks forguests located near entrances to the buildings. There is an existing designatedMAG Bike Lane along 23rd Avenue. This is addressed in Stipulation No. 5.

Staff Report: Z-82-18-1January 7, 2019Page 8 of 12Source: MAG BikewaysCOMMUNITY INPUT SUMMARY10. At the time this staff report was written, staff had not received anycorrespondence from the public regarding the request.

Staff Report: Z-82-18-1January 7, 2019Page 9 of 12INTERDEPARTMENTAL COMMENTS11.The subject site is in close proximity to the Deer Valley Airport and is in an areawith heavy overflight traffic. The graphic below shows arrival and departureoverflight in a single week (August 2018). The Aviation Department has notedthat they oppose the rezoning request but request the following mitigatingstipulations if approved: The property is in the Public Airport Disclosure area. This area may be subject to overflights of aircraft operating at the Airport.People are often irritated by repeated overflights regardless of the actualsound level at the overflight site. Therefore, the property owner shallrecord documents that disclose the existence, and operationalcharacteristics of Deer Valley Airport to future owners or tenants of theproperty. The developer shall dedicate an easement to the City prior to constructionpermit approval. The development must erect signage within the development’ssales/leasing office. The indoor noise levels shall not exceed a decibel day night-level (DNL) of45 decibels.These are addressed in Stipulations Nos. 9, 10, 12 and 13.Source: City of Phoenix Aviation Department