By Roland Murphy for AZBEX
The City of Phoenix Neighborhood Services Department is requesting a rezoning for nearly 1.5 acres at the NWC of 35th Avenue and McDowell Road in hopes of encouraging residential and commercial redevelopment near public transit.
Intermediate Commercial zoning currently covers 0.59 acres of the site, with the remaining 0.84 acres zoned General Commercial. The request seeks to change the zoning under the Walkable Urban Code, specifically to Walkable Urban Code, Transect 5:5 District to allow mixed-use multifamily development.
According to the staff report providing information on the request, “The proposal will facilitate the creation of housing and mixed-use opportunities within a quarter mile from a planned light rail station (35th Ave / Interstate 10) and next to a planned Bus Rapid Transit station (35th Avenue / McDowell Road).”
Phoenix’s WUC has been used extensively to promote walkability and multi-modal transportation options in developments near high-capacity transit stations. Conditions include enhanced shade and bicycle accommodations.
The site under consideration in the current request is made up of five parcels. Phoenix owns the property and, once rezoning is secured, plans to issue a request for proposals for redevelopment of the site under WUC guidelines.
WUC does not specify development density, but the requested Transect 5:5 allows for “a medium to high-intensity mixed-use fabric characterized by a broad mix of buildings that integrate retail, offices, live-work and residential units adjacent to the Light Rail Corridor.”
Surrounding uses include commercial property to the north and south, commercial and single-family residential to the west, and public/quasi-public land to the east.
Because the site is planned next to a future Bus Rapid Transit line and is within a quarter mile of the planned Interstate 10 and 35th Avenue light rail station, the City’s Transit Oriented Development Strategic Policy Framework applies. The light rail station is designated as Neighborhood Center.
The TOD framework and Neighborhood Center Place Type allow for two-to-four-story buildings. If the incentive criteria are met, the cap can go up to five stories. The Transect 5:5 zoning allows for heights of up to 56 feet. Stipulations attached to the request set a maximum height of 48 feet but allow for the increase to 56 as an incentive to encourage affordable housing development on the property.
There are currently no active development plans for the site. The report says, “…once a successful candidate has been selected and the preliminary site plan and elevations have been created, the plans will be presented to the Maryvale Village Planning Committee for review and comment.”
One resident emailed to say he does not yet support or oppose the development idea, but he pointed out the area has declined significantly over the last several decades and has experienced urban decay and increasing crime. The resident fears light rail and BRT will add to crime in the area and wants to ensure the overall development vision includes added police and security resources.
Staff has recommended approval with standard WUC/TOD stipulations for the request. The Maryvale Village Planning Committee reviewed and supported that recommendation earlier this month. It is scheduled to go before the Phoenix Planning Commission on Feb. 5.
