staff report z-sp-8-15-3 may 27, 2016 - phoenix, arizonastaff report z-sp-8-15-3 may 27, 2016 page 3...

Staff Report Z-SP-8-15-3 May 27, 2016

Paradise Valley Village Planning Committee Meeting Date:

June 6, 2016

Planning Commission Hearing Date: August 4, 2016 Request From: C-2 (Approved C-2 SP) (0.29 acres) Request To: C-2 SP and all underlying uses (0.29 acres) Proposed Use Household Moving Center with truck and

trailer rental, a microwave relay station, and all underlying C-2 uses

Location Approximately 484 feet west and 332 feet south of the southwest corner of Cave Creek Road and Bell Road

Owner PWDAF Bell and Cave Creek LLC Applicant Ya Hala Middle Eastern Market LLC Representative Michael A. Hall Architect LLC Staff Recommendation Approval, subject to stipulations

General Plan Conformity

General Plan Land Use Designation Commercial

Street Map Classification Bell Road Major Arterial 55-foot south half Cave Creek Road Major Arterial 55-foot west half

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 proposal will allow for the expansion of an existing business. This expansion will slightly increase the commercial intensity in the area, while staying consistent with local conditions and the surrounding land uses. CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE; CERTAINTY & CHARACTER; LAND USE PRINCIPLE: New development and expansion or redevelopment of existing development in or near residential areas should be compatible with existing uses and consistent with adopted plans.

The site is located adjacent to a residential area that is compatible with the existing commercial uses along Bell Road.

Staff Report Z-SP-8-15-3 May 27, 2016 of 4

Surrounding Land Uses/Zoning Land Use Zoning On Site Ya Hala Market C-2 (Approved C-2 SP) North Commercial C-2 South Multifamily Residential R-2 East Commercial (Vacant) C-2 West Home Depot C-2

Background/Issues/Analysis 1. This is a request to rezone a 0.29 acre site from C-2 (Approved C-2 SP) to C-2

Special Permit for a household moving center with truck and trailer rental, a microwave relay station and all underlying C-2 uses. The proposal will utilize the existing buildings on the site.

2. A previous rezoning case (Z-SP-23-81) on the site approved a special permit to

allow a microwave relay station on 20 acres at the southwest corner of Cave Creek Road and Bell Road. Therefore the microwave relay station is also included as a proposed use of this request.

3. The General Plan Land Use Map designation for the property is commercial, which

is consistent with the request. 4. The subject site is

currently a middle eastern market within the Cave Creek Plaza shopping center. The adjacent area east of the subject site is a vacant retail space in the same strip mall as the subject site. Across a drive aisle a stand-alone home depot is located to the west of the site. There are existing multifamily residences located to the south.

Subject site

Staff Report Z-SP-8-15-3 May 27, 2016 of 4 5. The subject site includes a market and a parking area for customers located to the

north, east, and south. The shopping center has a large parking lot that is shared by the tenants. The parking requirement of 3.5 spaces per 1,000 square feet of tenant leasable area is met with 361 spaces provided for the shopping center tenants. As shown on the site plan the rental truck and trailers will be parking behind the building and in the four spaces in front of the building.

6. The existing subject site is located within a larger shopping center and therefore

the building setback requirements are not relevant. The maximum building height allowed is 30 feet, which is met as the existing building height is 15 feet.

7. The City of Phoenix Water Services Department has noted that there are no water

or sewer infrastructure concerns. 8. The subject parcel is located in proximity to the Phoenix Deer Valley Airport. As

such the Aviation Department has proposed a stipulation requiring property owners to disclose the existence and operational characteristics of the Phoenix Deer Valley Airport to future owners or tenants of the property.

9. No fire code issues are anticipated with this case and the site and/or buildings

shall comply with the Phoenix Fire Code.

Staff Report Z-SP-8-15-3 May 27, 2016 of 4 10. 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 abandonment may be required.

Findings 1. The request is consistent with the General Plan Land Use designation of

commercial.

2. The proposed commercial use will support the current land use patterns in the area.

Stipulations 1. The household moving center shall be limited to a maximum of 10 moving trucks

and trailers. 2. The property owner shall record a Notice of Prospective Purchasers of Proximity to

Airport in order to 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.

Writer Hannah Oliver May 27, 2016 Team Leader Marc Thornton Attachments Zoning sketch Aerial Site plan date stamped April 19, 2016

* 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 101

UNION HILLS DRBELL RD

GREENWAY RD

THUNDERBIRD RDCACTUS RD

SHEA BLVD

SQU AWP E

AKPK

WY(S

R51

)

16TH

ST

24TH

ST

32ND

ST

40TH

ST

TATU

M BL

VD 56TH

ST

64TH

ST

SCOT

TSDA

LE R

D

APPLICATION NO.

Ya Hala Middle Eastern Market LLCZ-SP-8-15

0.29 Acres

3/11/16

QS 36-32 M-9

PARADISE VALLEY VILLAGE

Z-SP-8-15

C-2

R-2

C-2

BELL ROAD

*Z-SP-

28-95

Z-108

-95 Z-108-94

Z-10-89

C-2 SP *Z-SP-23-81

171502230

2212

2150

2304 17002

1662

4 16635

1663516635

16635 16635

1663516635 1663

51663516635

16802 16803

2429

16815

2401

2404

2310

23212321

2305

2315

2306

23072311

2314

2315

2316

2317

2318

2319

16654

166502320

2321

2325

2322

2323

2324

2325

2343

16655

16651

16647

16643

16639

16635

2217

16638

16634

2202 2204 2206 2208

2209

2210

2211

2212

2215

2216

2217

2218

2219

2220

2221

2224

2225

2226

2227

2228

2229

2230

2231

2232

2233

2304

1660716627

1661916631

1663516635 16

63516635

16630 2202 2206 2210 2214 2218 2220 2224 2228 2232 2236 166122240 2304 2308 2312 2316 2320 2326 2328 2332 2336

2139 2143

2141

2150

2150

2150

21542150

16642

R-3 PRD * Z-49-98

R1-6 *Z-3-14

R1-6 * Z-2-14

C-2 SP * Z-SP-28-95

N 23

RD PL

E KELTON LN

N CA

VE C

REEK

RD

N 22

ND ST

E BELL RD

C-2 *Z-10-89

S-1

C-2 *Z-108-94

R-2

C-2

200 0 200100Feet

C-2 (Approved C-2 SP) (0.29 a.c.)

S:\Department Share\IS Share\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2015\Z-SP-8-15.mxd

C-2 (C-2 SP)C-2 4

4 55

C-2 SP (0.29 a.c.)

CITY COUNCIL DISTRICT: 3

I

staff report z-sp-8-15-3 may 27, 2016 - phoenix, arizonastaff report z-sp-8-15-3 may 27, 2016 page 3...

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