Staff Report: Z-13-17-2 March 23, 20175. The developer shall update all existing off-site...
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Staff Report: Z-13-17-2 March 23, 2017 Paradise Valley Village Planning Committee Hearing Date April 10, 2017 Planning Commission Hearing Date May 4, 2017 Request From: RE-35 (4.99 acres) Request To: CP/BP (4.99 acres) Proposed Use Multi-tenant office warehouse Location Approximately 980 feet east of the northeast corner of Cave Creek Road and Mohawk Lane Owner Donald and Katherine Cox Applicant’s Representative Robert Winton, Winton Architects Inc. Staff Recommendation Approval, subject to stipulations. General Plan Conformity General Plan Land Use Designation Industrial Street Map Classification Mohawk Lane Local Street 30-foot full 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. Increased levels of intensity are supported at the subject site as the area has transitioned from large, single-family residential lots to commerce park development. Much of the change occurred with the construction of the Loop 101 Freeway. The General Plan Land Use designation supports commerce park uses and the subject site is surrounded by commerce park developments. STRENGTHEN OUR LOCAL ECONOMY CORE VALUE ENTREPRENEURS AND EMERGING ENTERPRISES; LAND USE PRINCIPLE: Encourage land uses that promote the growth of entrepreneurs or new businesses in Phoenix in appropriate locations. The site is currently underutilized and is occupied by a dilapidated building. The proposed rezoning will allow for growth and give entrepreneurs a chance to operate appropriately under the commerce park district.
Transcript of Staff Report: Z-13-17-2 March 23, 20175. The developer shall update all existing off-site...
Staff Report: Z-13-17-2 March 23, 2017
Paradise Valley Village Planning Committee Hearing Date
April 10, 2017
Planning Commission Hearing Date May 4, 2017
Request From: RE-35 (4.99 acres)
Request To: CP/BP (4.99 acres)
Proposed Use Multi-tenant office warehouse
Location Approximately 980 feet east of the northeast corner of Cave Creek Road and Mohawk Lane
Owner Donald and Katherine Cox
Applicant’s Representative Robert Winton, Winton Architects Inc.
Staff Recommendation Approval, subject to stipulations.
General Plan Conformity
General Plan Land Use Designation Industrial
Street Map Classification
Mohawk Lane Local Street 30-foot full 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.
Increased levels of intensity are supported at the subject site as the area has transitioned from large, single-family residential lots to commerce park development. Much of the change occurred with the construction of the Loop 101 Freeway. The General Plan Land Use designation supports commerce park uses and the subject site is surrounded by commerce park developments.
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE ENTREPRENEURS AND EMERGING ENTERPRISES; LAND USE PRINCIPLE: Encourage land uses that promote the growth of entrepreneurs or new businesses in Phoenix in appropriate locations.
The site is currently underutilized and is occupied by a dilapidated building. The proposed rezoning will allow for growth and give entrepreneurs a chance to operate appropriately under the commerce park district.
Staff Report: Z-13-17-2 Page 2 of 7
MANUFACTURING AND INDUSTRIAL DEVELOPMENT; DESIGN PRINCIPLE: Design industrial sites to be well screened from adjacent sensitive land uses such as residential.
The site is designed to screen potential outdoor storage areas from the street.
Outer Loop Freeway Specific Plan
The subject site is located in Segment 4 of the Outer Loop Freeway Specific Plan. The Plan was adopted on May 1, 1996, and subsequently changed the General Plan Land Use Map for the subject site from Residential 0-2 du/ac to Industrial. The purpose of the plan is to mitigate negative effects of the Loop-101 freeway on neighborhoods. Land Use The plan recommends increased intensity at the subject site. The applicant is proposing a commerce park use which is consistent with the plans recommendations. Noise The plan recommends noise walls. The noise wall along the subject property has already been installed by ADOT. Neighborhood Enhancement The plan recommends preservation policies to help mitigate the physical presence and environmental effects of the freeway. Though this is not a residential subdivision, the new development will implement strategies from the plan to enhance the property. The enhancements proposed are landscaping along Mohawk Lane and the northern and eastern property lines. Furthermore, restriction of bay doors along Mohawk Lane and additional setback requirements for outdoor uses are stipulated to protect views of industrial-like activity and to match the surrounding developments.
Surrounding Land Uses/Zoning
Land Use Zoning
On Site Vacant building / plant nursery RE-35
North Multi-tenant warehouse CP/GCP
South Loop 101 Freeway RE-35
East Multi-tenant warehouse CP/GCP
West Multi-tenant warehouse CP/GCP
Staff Report: Z-13-17-2 Page 3 of 7
CP/BP (Commerce Park, Business Park Option)
Standards Requirements Proposed
Building Setbacks:
Street: Mohawk Lane (perimeter)
30 feet
Met – 66 feet
Side: East (interior) West (interior) Rear: North (interior)
0 feet 0 feet 0 feet
Met – 127 feet Met – 129 feet Met – 74 feet
Background/Issues/Analysis 1. This is a request to rezone a 4.99-acre site located approximately 980 feet east
of the northeast corner of Cave Creek Road and Mohawk Lane from RE-35 (Single-family residential) to CP/BP (Commerce Park, Business Park Option) to allow for a multi-tenant office warehouse. The adoption of Annexation No. 35 established the current RE-35 zoning on the site and the area was once occupied by large single-family lots. The adoption of the Outer Loop Freeway Specific Plan resulted in a General Plan Amendment from 0-2 du/acre to Industrial. The development of the Loop 101 Freeway was the catalyst for commerce park uses in the area.
Landscape Setbacks
Street: Mohawk Lane (perimeter)
30 feet
Met – 30 feet
Side: East (interior) West (interior) Rear: North (interior)
0 feet 0 feet 0 feet
Met – 5 feet Met – 0 feet Met – 45 feet
Lot Coverage Maximum 50% Met – 29.8%
Building Height Maximum 18 feet within 30 feet of perimeter lot line; 1-foot increase per 3-foot additional setback, maximum 56 feet.
Met – 30 feet
Parking Minimum 90 required (Based on unspecified warehouse use)
Met – 111 provided
Staff Report: Z-13-17-2 Page 4 of 7 2. The General Plan Land
Use Map designation for this property and the properties to the north, south, east and west is Industrial. The General Plan Land Use Map designation for the surrounding area is commercial, parks/open space and 15+ du/acre.
3. The subject site is
currently underutilized and occupied by a vacant building and plant nursery. The sites to the north, east and west are zoned CP/GCP (Commerce Park/ General Commerce Park) and are occupied by multi-tenant warehouse uses. South of the site is the Loop 101 Freeway. Various commercial and commerce park uses are in the general vicinity of the subject site.
4.
As mentioned previously, the site is currently not being utilized and is occupied by an abandoned building. The proposed development is a one-story, 61,992 square foot office/warehouse building with five bay doors. The current site plan does not propose outdoor storage; however, outdoor storage is permitted as an accessory use but shall be no higher than twelve feet and shall be screened properly. Access to the site is from Mohawk Lane and parking is provided along the eastern side of the property.
Staff Report: Z-13-17-2 Page 5 of 7
5. The Commerce Park district landscape standards do not specify that
landscaping is required along interior sides that are not adjacent to a residential district. The applicant has provided a landscape plan showing landscaping along the north and east interior property lines, staff has recommended a stipulation regarding general conformance to a landscape plan to ensure that the site maintains that landscaping.
6. Any development on the subject site should maintain a similar architectural
quality and character as the surrounding buildings. A stipulation to general conformance of the elevations has been recommended to ensure a unified architectural theme.
7. The Aviation Department has reviewed the rezoning application and requests
that the developer shall record a Notice to Prospective Purchasers of Proximity to Airport in order to disclose the existence, and operational characteristics of Phoenix Deer Valley Airport (DVT) to future owners or tenants of the property.
8. The Street Transportation Department has reviewed the rezoning application
and requests that the developer upgrade off-site improvements to comply with current ADA guidelines.
9. The City of Phoenix Floodplain Management division of the Street
Transportation Department has determined that this parcel is not in a Special
Staff Report: Z-13-17-2 Page 6 of 7
Flood Hazard Area (SFHA), but is located in a Shaded Zone X, on panel 1295 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013.
10. 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 proposed zoning and development conforms to the General Plan Land Use
Map designation. 2. The proposed zoning is consistent with the Outer Loop Freeway Specific Plan. 3. The proposed development is compatible with the surrounding developments in
the area. Stipulations 1. The development shall be in general conformance with the landscape plan date
stamped February 15, 2017, with specific regard to sizes and quantities of landscaping, as approved by the Planning and Development Department.
2. The development shall be in general conformance with the elevations date
stamped March 29, 2017, as approved by the Planning and Development Department.
3. Any outdoor storage shall be located a minimum of 100 feet form Mohawk Lane
and be fully screened so that it is not visible from the street. 4. Bay doors shall not face Mohawk Lane, as approved by the Planning and
Development Department. 5. The developer shall update all existing off-site improvements (sidewalk, curb
ramps, and driveways) to current ADA guidelines, as approved by the Planning and Development Department.
6. The developer shall record a Notice to Prospective Purchasers of Proximity to
Airport in order to disclose the existence, and operational characteristics of Phoenix Deer Valley Airport (DVT) to future owners and 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.
Staff Report: Z-13-17-2 Page 7 of 7 Writer Maja Brkovic 3/27/2017 Team Leader Craig Mavis Attachments Sketch Map Aerial Map Site Plan (date stamped 02/15/2017) Landscape Plan (date stamped 02/15/2017) Elevations (date stamped 03/29/2017)
* Maximum Units Allowed with P.R.D. Bonus
APPLICANT'S NAME:
DATE:REVISION DATES:
REQUESTED CHANGE:
GROSS AREA INCLUDING 1/2 STREETAND ALLEY DEDICATION IS APPROX. AERIAL PHOTO &
QUARTER SEC. NO.ZONING MAP
MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION
FROM:
TO:
DEER VALLEY DR
SR 101UNION HILLS DR
BELL RDGREENWAY RD
THUNDERBIRD RDCACTUS RD
SHEA BLVD
SQU A WPE
AKPK
WY(
SR51
)
16TH
ST
24TH
ST
32ND
ST40
TH S
TTA
TUM
BLVD 56
TH S
T64
TH S
TSC
OTTS
DALE
RD
APPLICATION NO.
Winton Architects Inc. Robert WintonZ-13-17
4.99 Acres
03/20/2017
QS 41-33 N-9
PARADISE VALLEY VILLAGE
Z-13-17
C-2 CP/GCP
S-1C-2
C-2
RE-35
CP/GCPCP/GCP
S-1
C-2
R-2
C-2
CP/GCP CP/GCPSP
C-2
CP/GCP
CP/GCP
RE-35
CP/GCPRE-35 RE-35
Z-19-96
Z-52-01
Z-SP-15-01
ANX 135-8DANX 135-8A
Z-107-92
Z-SP-21-98
Z-56-00 Z-SP-24-98
CZ/SP-8-B
Z-93-02
Z-137-03ANX 135
Z-SP-10-97Z-113-95
Z-88-01
Z-156-04Z-12-05
Z-15-10
*
*
*
**
*
**
*
*
*
*
E MOHAWK LN
E ROSE GARDEN LN
N CA
VE C
REEK
RD
N 23
RD PL N
28TH
ST
SR101@CAVE CRK WB OF RMP
SR101@CAVE CRK EB ON RMP
213-10-048 213-10-023
213-11-228 213-11-001C
213-08-045
213-11-134213-08-046
213-0
8-049
213-0
8-048
213-0
8-047
213-08-100
213-09-033 213-10-004F
213-08-157A
213-0
8-075
213-0
8-078
213-0
8-040
213-0
8-041
213-0
8-076
213-0
8-077
213-08-099A
213-08-043
213-08-042
213-08-044
213-08-098A
213-11-182
213-11-004A
213-11-003A
213-11-159213-11-160213-11-161213-11-162
213-11-163213-11-164213-11-165213-11-166213-11-167
213-11-168213-11-169 21
3-11-1
70
213-1
1-178
213-1
1-171
213-1
1-172
213-1
1-179
213-1
1-173
213-1
1-180
213-1
1-174
213-1
1-175
213-1
1-181
213-1
1-176
213-11-135
213-11-131
213-11-158
213-08-154
213-08-117 213-11-004D213-11-004C
213-11-154
213-11-155
213-11-153
213-08-017R
213-10-013A213-10-016
213-11-127
213-11-128
213-11-152
213-11-141
213-11-140
213-11-138
213-11-139
213-11-136213-11-137
213-11-142
213-11-143
213-11-129
213-11-149
213-11-144
213-11-146
213-11-150
213-11-148
213-11-145
213-11-147
213-11-151
213-10-017 213-10-018
213-11-014
213-10-019
213-11-013B
213-11-013A
213-11-013C 213-11-012H
213-1
1-206
213-1
1-205
213-1
1-204
213-1
1-203
213-1
1-202
213-1
1-201
213-11-011
213-11-207
213-11-040
213-11-042
213-11-041
213-1
1-198
213-11-185
213-1
1-197
213-11-047
213-11-046
213-11-045
213-1
1-196
213-1
1-195
213-11-048
213-11-006
213-11-017M
213-11-226
213-1
1-225
213-1
1-219
213-1
1-213
213-1
1-224
213-1
1-218
213-1
1-212
213-1
1-223
213-1
1-211
213-1
1-217
213-1
1-210
213-1
1-216
213-1
1-222
213-1
1-215
213-1
1-209
213-1
1-221
213-1
1-208
213-1
1-214
213-1
1-220
213-11-227
213-11-009
213-11-039
213-11-038
213-11-037
213-11-184
213-1
1-200
213-1
1-194
213-1
1-199
213-1
1-100
213-1
1-099
213-1
1-109
213-1
1-110
213-11-089
213-1
1-090
213-11-018B
213-11-036
213-11-035
213-11-034
213-11-033
213-11-032
213-11-031
213-11-030
213-11-116
213-1
1-104
213-11-085
213-11-043
213-1
1-103
213-1
1-107
213-1
1-102
213-11-087
213-11-044
213-1
1-108
213-1
1-101
213-11-088
C-2 *Z-33-03
RE-35 SP *Z-SP-27-06
400 0 400200Feet
R:\IS_Team\Core_Functions\Zoning\sketch_maps\2017\Z-13-17.mxd
RE-35CP/BP N/A
65N/A
CITY COUNCIL DISTRICT: 2
I
vw101
RE-35, (4.99 a.c.)
CP/BP, (4.99 a.c.)
* Maximum Units Allowed with P.R.D. Bonus
APPLICANT'S NAME:
DATE:REVISION DATES:
REQUESTED CHANGE:
GROSS AREA INCLUDING 1/2 STREETAND ALLEY DEDICATION IS APPROX. AERIAL PHOTO &
QUARTER SEC. NO.ZONING MAP
MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION
FROM:
TO:
DEER VALLEY DR
SR 101UNION HILLS DR
BELL RDGREENWAY RD
THUNDERBIRD RDCACTUS RD
SHEA BLVD
SQU A WPE
AKPK
WY(
SR51
)
16TH
ST
24TH
ST
32ND
ST40
TH S
TTA
TUM
BLVD 56
TH S
T64
TH S
TSC
OTTS
DALE
RD
APPLICATION NO.
Winton Architects Inc. Robert WintonZ-13-17
4.99 Acres
03/20/2017
QS 41-33 N-9
PARADISE VALLEY VILLAGE
Z-13-17
C-2 CP/GCP
S-1C-2
C-2
RE-35
CP/GCPCP/GCP
S-1
C-2
R-2
C-2
CP/GCP CP/GCPSP
C-2
CP/GCP
CP/GCP
RE-35
CP/GCPRE-35 RE-35
Z-19-96
Z-52-01
Z-SP-15-01
ANX 135-8DANX 135-8A
Z-107-92
Z-SP-21-98
Z-56-00 Z-SP-24-98
CZ/SP-8-B
Z-93-02
Z-137-03ANX 135
Z-SP-10-97Z-113-95
Z-88-01
Z-156-04Z-12-05
Z-15-10
*
*
*
**
*
**
*
*
*
*
E MOHAWK LN
E ROSE GARDEN LN
N CA
VE C
REEK
RD
N 23
RD PL N
28TH
ST
SR101@CAVE CRK WB OF RMP
SR101@CAVE CRK EB ON RMP
213-10-048 213-10-023
213-11-228 213-11-001C
213-08-045
213-11-134213-08-046
213-0
8-049
213-0
8-048
213-0
8-047
213-08-100
213-09-033 213-10-004F
213-08-157A
213-0
8-075
213-0
8-078
213-0
8-040
213-0
8-041
213-0
8-076
213-0
8-077
213-08-099A
213-08-043
213-08-042
213-08-044
213-08-098A
213-11-182
213-11-004A
213-11-003A
213-11-159213-11-160213-11-161213-11-162
213-11-163213-11-164213-11-165213-11-166213-11-167
213-11-168213-11-169 21
3-11-1
70
213-1
1-178
213-1
1-171
213-1
1-172
213-1
1-179
213-1
1-173
213-1
1-180
213-1
1-174
213-1
1-175
213-1
1-181
213-1
1-176
213-11-135
213-11-131
213-11-158
213-08-154
213-08-117 213-11-004D213-11-004C
213-11-154
213-11-155
213-11-153
213-08-017R
213-10-013A213-10-016
213-11-127
213-11-128
213-11-152
213-11-141
213-11-140
213-11-138
213-11-139
213-11-136213-11-137
213-11-142
213-11-143
213-11-129
213-11-149
213-11-144
213-11-146
213-11-150
213-11-148
213-11-145
213-11-147
213-11-151
213-10-017 213-10-018
213-11-014
213-10-019
213-11-013B
213-11-013A
213-11-013C 213-11-012H
213-1
1-206
213-1
1-205
213-1
1-204
213-1
1-203
213-1
1-202
213-1
1-201
213-11-011
213-11-207
213-11-040
213-11-042
213-11-041
213-1
1-198
213-11-185
213-1
1-197
213-11-047
213-11-046
213-11-045
213-1
1-196
213-1
1-195
213-11-048
213-11-006
213-11-017M
213-11-226
213-1
1-225
213-1
1-219
213-1
1-213
213-1
1-224
213-1
1-218
213-1
1-212
213-1
1-223
213-1
1-211
213-1
1-217
213-1
1-210
213-1
1-216
213-1
1-222
213-1
1-215
213-1
1-209
213-1
1-221
213-1
1-208
213-1
1-214
213-1
1-220
213-11-227
213-11-009
213-11-039
213-11-038
213-11-037
213-11-184
213-1
1-200
213-1
1-194
213-1
1-199
213-1
1-100
213-1
1-099
213-1
1-109
213-1
1-110
213-11-089
213-1
1-090
213-11-018B
213-11-036
213-11-035
213-11-034
213-11-033
213-11-032
213-11-031
213-11-030
213-11-116
213-1
1-104
213-11-085
213-11-043
213-1
1-103
213-1
1-107
213-1
1-102
213-11-087
213-11-044
213-1
1-108
213-1
1-101
213-11-088
C-2 *Z-33-03
RE-35 SP *Z-SP-27-06
400 0 400200Feet
R:\IS_Team\Core_Functions\Zoning\sketch_maps\2017\Z-13-17.mxd
RE-35CP/BP N/A
65N/A
CITY COUNCIL DISTRICT: 2
I
vw101
RE-35, (4.99 a.c.)
CP/BP, (4.99 a.c.)
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4/0
2/1
7
CAVE CREEK II
SUN STATE BUILDERS
NEW BUILDING for
MOHAWK LANE, PHOENIX, ARIZONA
MATCH LINE - SEE BELOW
MATCH LINE - SEE ABOVE
C:\Projects\2017\17106 CAVE CREEK II\17106 A-2 A-2.1 ELEV.dwg, A-2, 3/27/2017 9:28:17 AM
MG
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CAVE CREEK II
SUN STATE BUILDERS
NEW BUILDING for
MOHAWK LANE, PHOENIX, ARIZONA
MATCH LINE - SEE BELOW
MATCH LINE - SEE ABOVE
C:\Projects\2017\17106 CAVE CREEK II\17106 A-2 A-2.1 ELEV.dwg, A-2.1, 3/27/2017 9:28:41 AM
