Attachment B - Staff Report - Z-85-25-4.pdf

Staff Report Z-85-25-4 
July 30, 2025
* Revised
Maryvale Village Planning 
Committee Meeting Date: 
August 13, 2025
Planning Commission Hearing Date: 
September 4, 2025 
Request From: 
R1-6 (Single-Family Residence District) 
(7.60 acres) 
Request To: 
WU Code T3:2 (Walkable Urban Code, 
Transect 3:2 District) (1.41 acres), WU 
Code T4:3 (Walkable Urban Code, Transect 
4:3 District) (3.52 acres), WU Code T5:3 
(Walkable Urban Code, Transect 5:3 
District) (2.67 acres) 
Proposal: 
Single-family and multifamily residential 
Location: 
Generally located between 31st Avenue to 
35th Avenue, and Holly Street to the I-10 
Freeway 
Owner: 
City of Phoenix, Neighborhood Services 
Department 
Applicant: 
City of Phoenix, Planning Commission 
Representative: 
Chase Hales, City of Phoenix, Planning and 
Development Department 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Residential 3.5 to 5 dwelling units per 
acre, and Residential 10 to 15 dwelling 
units per acre 
Street Map Classification 
Holly Street 
Local 
25-foot south half street
Palm Lane 
Local 
25-foot north half street
ATTACHMENT B

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August 1, 2025 
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Lynwood Street Local 
25 to 30-foot north half 
street, 25-foot south half 
street 
Willetta Street 
Local 
60-foot full street 
32nd Avenue 
Local 
50-foot full street 
33rd Avenue 
Local 
30-foot east half street 
CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED 
DEVELOPMENT; LAND USE PRINCIPLE: Encourage high-density housing and 
high intensity employment uses adjacent or close to transit stations per 
adopted transit district plans. 
 
The proposal will facilitate the creation of housing opportunities within a quarter to a 
half mile from a planned light rail station (35th Ave / Interstate 10) and a planned Bus 
Rapid Transit station (35th Avenue / McDowell Road). 
 
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN 
PRINCIPLE: Development should include convenient bicycle parking.   
 
The T4:3 and T5:3 proposal, as stipulated, includes bicycle facilities to encourage 
bicycling and transit use to leverage its proximity to the nearby planned high-capacity 
transit stations.  
 
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, as stipulated and as required by WU Code zoning, will provide shade 
along the public sidewalks and surface parking areas which will improve pedestrian 
comfort within proximity to planned high-capacity transit stations. 
 
 
Applicable Plans, Overlays, and Initiatives 
 
TOD Strategic Policy Framework: Background Item No. 4. 
I-10 West Extension Transit Oriented Communities Policy Plan: Background Item 
No. 6. 
Isaac Redevelopment Area Plan:  Background Item No. 7.

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Housing Phoenix Plan: Background Item No. 8. 
Complete Streets Guidelines: Background Item No. 9. 
Comprehensive Bicycle Master Plan: Background Item No. 10. 
Transportation Electrification Action Plan: Background Item No. 11. 
Shade Phoenix Plan: Background Item No. 12. 
Zero Waste PHX: Background Item No. 13. 
Climate Action Plan: Background Item No. 14. 
Conservation Measures for New Development: Background Item No. 15. 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 7.60 acres generally located between 31st Avenue to 
35th Avenue, Holly Street to the I-10 Freeway, from R1-6 (Single-Family 
Residence District) to 1.41 acres of WU Code T3:2 (Walkable Urban Code, 
Transect 3:2 District), 3.52 acres of WU Code T4:3 (Walkable Urban Code, 
Transect 4:3 District), and 2.67 acres of WU Code T5:3 (Walkable Urban Code, 
Transect 5:3 District) to allow single-family and multifamily residential. 
 
The subject site consists of six singular parcels, referred to Parcels A through F in 
the figure below (page 4), and two clusters of parcels named Parcels G and H. 
The sites are vacant and owned by the City of Phoenix. Once the sites are 
rezoned, the City of Phoenix will issue a Request for Proposal (RFP) that will 
enable the sites to be redeveloped in accordance with the Walkable Urban Code 
zoning district standards and supporting stipulations.

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ON-SITE AND SURROUNDING LAND USES AND ZONING 
2. 
Aerial Imagery; Source: Phoenix Planning and Development Department 
 
 
Surrounding Land Uses and Zoning  
Parcel A (T3:2) 
 
Land Use 
Zoning 
On Site 
Vacant lot 
R1-6 
North  
Single-family residential 
R1-6 
West  
Single-family residential 
R1-6 
South (across Palm Lane) 
School 
R1-6 
East 
Single-family residential 
R1-6

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Surrounding Land Uses and Zoning  
Parcel B (T3:2) 
 
Land Use 
Zoning 
On Site 
Vacant lot 
R1-6 
North  
Single-family residential 
R1-6 
West  
Single-family residential 
R1-6 
South (across Palm Lane) 
Single-family residential 
R1-6 
East  
Single-family residential 
R1-6 
 
Surrounding Land Uses and Zoning  
Parcel C (T3:2) 
 
Land Use 
Zoning 
On Site 
Vacant lot 
R1-6 
North (across Holly Street) 
Single-family residential 
R1-6 
West  
Single-family residential 
R1-6 
South 
Single-family residential 
R1-6 
East  
Single-family residential 
R1-6 
 
Surrounding Land Uses and Zoning  
Parcel D (T3:2) 
 
Land Use 
Zoning 
On Site 
Vacant lot 
R1-6 
North (across Willetta Street) 
Single-family residential 
R1-6 
West  
Arizona Department of 
Transportation (ADOT) 
landscape area 
C-3 
South 
Freeway 
R1-6 
East  
Single-family residential 
R1-6 
 
Surrounding Land Uses and Zoning  
Parcel E (T3:2) 
 
Land Use 
Zoning 
On Site 
Vacant lot 
R1-6 
North  
Tire shop 
C-3 
West  
Single-family residential 
R1-6

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South (across Lynwood 
Street) 
Single-family residential 
R1-6 
East  
Single-family residential 
R1-6 
 
Surrounding Land Uses and Zoning  
Parcel F (T3:2) 
 
Land Use 
Zoning 
On Site 
Vacant lot 
R1-6 
North  
Single-family residential 
R1-6 
West  
Single-family residential 
R1-6 
South (across Willetta Street) 
Single-family residential 
R1-6 
East  
Single-family residential 
R1-6 
 
Surrounding Land Uses and Zoning  
Parcel G (T4:3) 
 
Land Use 
Zoning 
On Site 
Vacant land 
R1-6 
North  
Vacant land, retail, restaurant 
C-3 
West (across 33rd Avenue) 
Single-family residential 
R1-6 
West (across 32nd Avenue) 
Multifamily residential 
R-3 
South 
Multifamily residential and 
community center 
R-3 
East  
Multifamily residential 
R-5 
East (across 32nd Avenue) 
Single-family residential 
R-3, R-3 SP 
 
Surrounding Land Uses and Zoning  
Parcel H (T5:3) 
 
Land Use 
Zoning 
On Site 
Vacant land 
R1-6 
North  
Single-family residential, fire 
station 
R-3 
West (across 33rd Avenue) 
Single-family residential 
R1-6 
South 
ADOT landscape area 
R1-6 
East (across 32nd Avenue) 
Single-family residential, 
church, and multifamily 
residential 
R-3

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GENERAL PLAN LAND USE MAP 
3.  
The General Plan Land Use Map designates Parcels A through F as Residential 
3.5 to 5 dwelling units per acre. While the Walkable Urban Code is silent on 
density, the proposed Transect 3:2 only permits single-family detached, single-
family attached, and duplexes, which is compatible with the Traditional Lot 
housing type that Residential 3.5 to 5 is categorized under in the General Plan.  
 
Parcels G and H are designated as Residential 10 to 15 dwelling units per acre. 
The proposal for the Walkable Urban Code, which is silent on density, is not 
consistent with the designation, however, it is consistent with the “Higher-density 
attached housing, multifamily condominiums or apartments” housing type that the 
designation is categorized under in the General Plan.   
 
To the north, east and west of Parcel A is designated Residential 3.5 to 5 dwelling 
units per acre. To the south is designated Public/Quasi-Public.  
 
To the north, east, south and west of Parcels B, C, and F is designated 
Residential 3.5 to 5 dwelling units per acre.  
 
To the north, east and west of Parcel D is Residential 3.5 to 5 dwelling units per 
acre. To the south and portions of the areas to the east and west is designated as 
Transportation.  
 
To the east, west and south of Parcel E is designated Residential 3.5 to 5 dwelling 
units per acre. To the north is designated Commercial.  
 
To the north of Parcel G is designated as Commercial and Residential 10 to 15 
dwelling units per acre. To the east is designated Residential 10 to 15 dwelling 
units per acre and Public/Quasi-Public. To the south is designated Residential 10 
to 15 dwelling units per acre. To the west is designated as Residential 3.5 to 5 
dwelling units per acre.  
 
To the north and east of Parcel H is designated as Residential 10 to 15 dwelling 
units per acre. To the south is designated as Residential 10 to 15 dwelling units 
per acre. To the west is designated as Residential 3.5 to 5 dwelling units per acre.

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General Plan Land Use Map; Source: Planning and Development Department 
 
 
4. 
Transit Oriented Development Strategic Policy Framework: 
The Transit Oriented Development Strategic Policy Framework is part of the City’s 
General Plan. The framework identifies planning typologies (Place Types) to 
describe urban environments. The subject sites are approximately between a 
quarter and half mile from the planned light rail station at 35th Avenue and the I-10 
Freeway. That station is designated as a Neighborhood Center. The 
Neighborhood Center Place Type provides policy support for two to four-story 
buildings with allowances for up to five stories when certain incentive criteria are 
met. Transects 3:2 4:3, and 5:3 provides for a maximum allowed height of 30 feet, 
40 feet and 48 feet, respectively, making the scale of the proposed zoning districts 
consistent with this Place Type. 
 
 
 
 
 
 
 
 
A 
B 
C 
D 
E 
F 
G 
H

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Transit Oriented Development Strategic Policy Framework, Place Type Map Excerpt; Source: 
Planning and Development Department  
 
 
PROPOSAL 
5. 
Development Plans 
Development plans have not been prepared as this time. Once the rezoning is 
approved, the City of Phoenix will release an RFP which will outline the City’s 
requirements for the redevelopment of the sites. Per recommended Stipulation No. 
10, 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 prior to preliminary site plan 
approval for sites zoned T4:3 and T5:3. 
 
 
STUDIES AND POLICIES 
6. 
I-10 West Extension Transit Oriented Communities Policy Plan: 
In 2021, the City of Phoenix was awarded a federal grant to develop a land use 
policy plan for the surrounding areas along the planned I-10 West light rail 
extension. The I-10 West Transit Oriented Communities Study Area is defined 
broadly by Interstate 17 on the east, 83rd Avenue on the west, Van Buren Avenue 
on the south, Encanto Boulevard on the north, and extending to Osborn Road 
between 75th Avenue and 83rd Avenue. 
 
While the land use policy plan has not been approved by City Council, community 
members have created a vision for the area surrounding the future light rail and 
bus rapid transit station(s) at 35th Avenue and the I-10 Freeway. The community 
envisions a neighborhood in 2050 that is safe, connected, and easy to get around.

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To realize this vision, a recommendation is the implementation of a form-based 
zoning code. The proposal to Walkable Urban Code achieves that vision by 
establishing form-based code that creates connected places and increases 
mobility by making walking and biking safe, comfortable, and convenient. 
 
 
7. 
Isaac Redevelopment Area Plan:  
The Isaac Redevelopment Area Plan, adopted in 1986 and expanded in 1998, 
examined the area of the subject site. The study calls for strategies to eliminate 
substandard, deteriorating, and obsolescent commercial and residential blighting 
influences, and environmental deficiencies which detract from the functional unity, 
aesthetic appearance, and economic welfare of this section of the City and in 
doing so, control opportunities to prevent the recurrence of blight and blighting 
conditions. The Plan also calls for preserving the existing residential and 
commercial stock and character where feasible and create an environment within 
the area which will contribute to the health, safety, and general welfare of the City 
and preserve the value of the properties remaining within and adjacent to the area. 
The proposal for Walkable Urban Code zoning will reduce hurdles for 
redevelopment of vacant parcels, supporting property values. The Walkable Urban 
Code will also enable higher levels of density, enabling more affordable housing 
options, while still preserving the existing character of the neighborhood through 
its form-based development standards. The Walkable Urban Code’s standards will 
also create an environment that will support walkability and renew vitality on 
otherwise unutilized sites. The proposed T3:2 transect permits single-family 
residential, and T4:3 and T5:3 permit multifamily residential, which is compatible 
with the Proposed Land Use Map designations in the Plan.

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1986 Proposed Land Use Map in the Isaac Redevelopment Plan; Source: Planning and 
Development Department 
 
 
1998 Proposed Land Use Map in the Isaac Redevelopment Plan; Source: Planning and 
Development Department

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August 1, 2025 
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8. 
Housing Phoenix Plan:  
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 proposal 
supports the Plan’s goal of preserving or creating 50,000 housing units by 2030 by 
providing housing that will address the supply shortage at a more rapid pace while 
using vacant or underutilized land in a more sustainable fashion. 
 
 
9. 
Complete Streets Guidelines  
In 2014, 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 Walkable Urban Code contains 
design standards which are aligned with the city’s Complete Streets Guidelines.   
 
 
10. 
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. Staff recommends that developments zoned T4:3 and T5:3 provide 
bicycle parking per the requirements of Section 1307.H of the Phoenix Zoning 
Ordinance, all bicycle parking serving multifamily residential shall be within a 
secure area, and bicycle parking spaces for residential guests and a bicycle fix-it 
station shall be provided. This is addressed in Stipulation No. 11.  
 
 
11. 
Transportation Electrification Action Plan:  
In June 2022, the Phoenix City Council approved the Transportation Electrification 
Action Plan. The current market desire for the electrification of transportation is 
both a national and global phenomenon, fueled by a desire for better air quality, a 
reduction in carbon emissions, and a reduction in vehicle operating and 
maintenance costs. Businesses, governments, and the public are signaling strong 
future demand for electric vehicles (EVs), and many automobile manufacturers 
have declared plans for a transition to fully electric offerings within the coming 
decade. This Plan contains policy initiatives to prepare the City for a future filled 
with more EVs, charging infrastructure and e-mobility equity, and outlines a 
roadmap for a five-step plan to prepare for the EV infrastructure needs of 280,000 
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of 
electric vehicles through workplace, business, and multifamily charging

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August 1, 2025 
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infrastructure recommends a standard stipulation for rezoning cases to provide EV 
charging infrastructure.  
 
This is addressed in Stipulation No. 11.d, which requires electric receptacles for 
the charging of electric bicycles, and Stipulation No. 13, which requires five 
percent of required vehicle parking spaces to contain “EV Capable” infrastructure.  
 
  
12. 
Shade Phoenix Plan:  
In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan. 
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the 
City to improve health and quality of life. Investing in shade can address the urban 
heat island effect, clean the air, preserve Sonoran vegetation, and prevent health 
complications related to prolonged exposure to heat. The Shade Phoenix Plan 
provides numerous strategies to increase shade including expanding and 
maintaining existing shade, strengthening tree code enforcement, and developing 
shade stipulations in rezoning cases. These items are addressed through WU 
Code standards and in Stipulations Nos. 12 and 15. 
 
 
13. 
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. Section 716 of the 
Phoenix Zoning Ordinance establishes standards to encourage the provision of 
recycling containers for multifamily, commercial, and mixed-use developments 
meeting certain criteria. 
 
 
14. 
Climate Action Plan:  
In October 2021, the Phoenix City Council approved the Climate Action Plan. The 
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas 
emissions reductions and resiliency goals from local operations and community 
activities as well as prepare for the impacts of climate change. This plan contains 
policy and initiatives regarding stationary energy, transportation, waste 
management, air quality, local food systems, heat, and water. Goal W2 (Water), 
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green 
Infrastructure (GI) and Low Impact Development Details for Alternative 
Stormwater Management to benefit the environment, promote water conservation, 
reduce urban heat, improve the public health, and create additional green spaces.  
 
This goal is addressed in Stipulation No. 16, which requires a minimum of two GI 
techniques for stormwater management to be implemented for developments 
zoned T4:3 and T5:3.

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August 1, 2025 
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15. 
Conservation Measures for New Development:  
In June 2023, the Phoenix City Council adopted the Conservation Measures for 
New Development policy as part of a resolution addressing the future water 
consumption of new development (Resolution 22129). This resolution addresses 
the future water consumption of new development to support one of the City’s Five 
Core Values in the General Plan which calls for Phoenix to “Build the Sustainable 
Desert City”. The Conservation Measures for New Development policy includes 
direction to develop standards for consideration as stipulations for all rezoning 
cases that will address best practices related to water usage in nine specific 
categories. This is addressed in Stipulations Nos. 9 and 14 through 17, which 
includes the following:  
 
• For sites zoned T3:2, swimming pools on individual single-family lots shall 
be limited to 600 square feet; 
 
• Natural turf to only be utilized in required retention areas (at the bottom of 
the basin, and only allowed on slopes if required for slope stabilization) and 
functional turf areas; 
 
• Minimum 25 percent shade for surface parking areas; 
 
• Minimum of two green stormwater infrastructure (GSI) elements; 
 
• Participation in the Phoenix Water Efficiency Checkup Program. 
 
COMMUNITY CORRESPONDENCE 
16. 
As of the writing of this report, staff has not received any correspondence from 
members of the public regarding this request. 
 
 
INTERDEPARTMENTAL COMMENTS 
17. 
The Aviation Department requires that property owners shall record a Notice to 
Prospective Purchasers of Proximity to Airport in order to disclose the existence, 
and operational characteristics of the Phoenix Sky Harbor Airport to future owners 
or tenants of the property. This is addressed in Stipulation No. 4.  
 
 
18. 
The Street Transportation Department requires that all existing electrical utilities 
within the right-of-way be placed underground, that unused driveways and out-of-
grade curb, gutter or sidewalks be replaced, and that all streets be constructed to 
city and ADA guidelines. These are addressed in Stipulations Nos. 1 through 3.  
 
 
OTHER 
19. 
The sites are located in a larger area identified as being archaeologically sensitive. 
If further review by the City of Phoenix Archaeology Office determines the site and 
immediate area to be archaeologically sensitive, and if no previous archaeological 
projects have been conducted within this project area, it is recommended that

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August 1, 2025 
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archaeological Phase I data testing of this area be conducted. Phase II 
archaeological data recovery excavations may be necessary based upon the 
results of the testing. A qualified archaeologist must make this determination in 
consultation with the City of Phoenix Archaeologist. In the event archaeological 
materials are encountered during construction, all ground disturbing activities must 
cease within a 33-foot radius 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 Nos. 5 through 7. 
 
 
20. 
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 final site plan approval. This 
is addressed in Stipulation No. 8. 
 
 
21. 
Development and use of the site are 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. 
 
Findings  
 
 
1. 
The proposal is consistent with the Neighborhood Center Place Type contained in 
the Transit Oriented Development Strategic Policy Framework. 
 
 
2. 
The proposal is consistent with the goals and policies of the Isaac Redevelopment 
Area Plan.  
 
 
3. 
The proposed zoning districts will facilitate the redevelopment of vacant sites near 
planned high-capacity transit stations. 
 
Stipulations 
 
FOR ALL DEVELOPMENTS 
1. 
All existing electrical utilities within the public right-of-way shall be 
undergrounded, adjacent to the development, or as otherwise approved by 
the Street Transportation Department and the Planning and Development 
Department. The developer shall coordinate with the affected utility 
companies for their review and permitting. 
 
 
2. 
Replace unused driveways with sidewalk, curb, and gutter. Also, replace any 
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets 
and upgrade all off-site improvements to comply current ADA guidelines.

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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. 
The property owner shall record documents that disclose the existence, and 
operational characteristics of Phoenix Sky Harbor 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.  
 
 
5. 
In the event archaeological materials are encountered during construction, the 
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archaeologist, and allow time for 
the Archaeology Office to properly assess the materials. 
 
 
6. 
If determined necessary by the Phoenix Archaeology Office, the applicant 
shall conduct Phase I data testing and submit an archaeological survey report 
of the development area for review and approval by the City Archaeologist 
prior to clearing and grubbing, landscape salvage, and/or grading approval. 
 
 
7. 
If Phase I data testing is required, and if, upon review of the results from the 
Phase I data testing, the City Archaeologist, in consultation with a qualified 
archaeologist, determines such data recovery excavations are necessary, the 
applicant shall conduct Phase II archaeological data recovery excavations. 
 
 
8. 
Prior to final 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. 
 
 
FOR EACH DEVELOPMENT ZONED T3:2 
9.  
Swimming pools on individual single-family lots shall be limited to 600 square 
feet in size. 
 
 
FOR EACH DEVELOPMENT ZONED T4:3 AND T5:3  
10. 
The site plan and elevations shall be presented for review and comment to 
the Maryvale Village Planning Committee prior to preliminary site plan 
approval. 
 
 
11. 
The following bicycle infrastructure shall be provided, and as approved by the 
Planning and Development Department.

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a. 
All required bicycle parking for multifamily use, per Section 1307.H.6.d 
of the Phoenix Zoning Ordinance, shall be secured parking. 
 
 
 
 
b. 
Guest bicycle parking for multifamily residential use shall be provided 
at a minimum of 0.05 spaces per unit spaces near entrances of 
buildings and installed per the requirements of Section 1307.H of the 
Phoenix Zoning Ordinance. 
 
 
 
 
c. 
A bicycle repair station (“fix it station”) shall be provided along the 
western edge of the site(s) and separated from vehicular maneuvering 
areas, where applicable. The repair station shall include, but not be 
limited to:  
 
 
 
 
 
i. 
Standard repair tools affixed to the station; 
 
 
 
 
 
 
ii. 
A tire gauge and pump affixed to the base of the station or the 
ground; 
 
 
 
 
 
 
iii. 
A bicycle repair stand which allows pedals and wheels to spin 
freely while making adjustments to the bike. 
 
 
 
 
d. 
Standard electrical receptacles shall be installed for a minimum of 10 
percent of the required bicycle parking spaces for electric bicycle 
charging capabilities. 
 
 
12. 
The sidewalks along 32nd Avenue and 33rd Avenue shall be detached with a 
minimum 5-foot-wide sidewalk and a minimum 5-foot-wide landscape area 
between back of curb and sidewalk and shaded to a minimum of 75% tree 
shade coverage. Where utility conflicts arise, the developer shall work with 
the Planning and Development Department on an alternative design solution 
consistent with a pedestrian environment. 
 
 
13. 
A minimum of 5% of the required vehicle parking spaces shall include EV 
Capable infrastructure. 
 
 
14. 
Natural turf shall only be utilized for required retention areas (at the bottom of 
the basin, and only allowed on slopes if required for slope stabilization), and 
functional turf areas, as approved by the Planning and Development 
Department.  
 
 
15. 
A minimum of 25% of any surface parking areas shall be shaded, as 
approved by the Planning and Development Department. Shade may be 
achieved by structures or by minimum two-inch caliper, drought tolerant, 
shade trees, or a combination thereof.

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August 1, 2025 
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16.
A minimum of two green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved or modified by
the Planning and Development and/or Street Transportation departments.
This includes but is not limited to stormwater harvesting basins, bioswales,
permeable pavement, etc., per the Greater Phoenix Metro Green
Infrastructure and Low Impact Development Details for Alternative
Stormwater Management.
17.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Phoenix Water Efficiency
Checkup Program for a minimum of 10 years, or as approved by the Planning
and Development Department.
Writer 
Matteo Moric 
July 30, 2025 
Revised September 22, 2025
Team Leader 
Racelle Escolar 
Exhibits 
* Zoning sketch map 
* Aerial sketch map

¯
0
0.09
0.17
0.04
Miles
MARYVALE VILLAGE
COUNCIL DISTRICT: 4
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
6/26/2025
Z-85-25-4
City of Phoenix Planning Commission
Z-85-25-4
7.61 Acres
QS 13-21, QS 12-21
G-6
R1-6 ( 7.61 ac.)
WU Code T4:3 ( 3.52 ac.)
WU Code T5:3 ( 2.67 ac.)
WU Code T3:2 ( 1.42 ac.)
R1-6
WU Code T4:3, WU Code T5:3, WU Code T3:2
40
No Maximum, No Maximum, No Maximum
N/A
49
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-85-25-4.aprx
THOMAS RD
MC DOWELL RD
I-10
INDIAN SCHOOL RD
51ST AVE
67TH AVE
59TH AVE
43RD AVE
75TH AVE
83RD AVE
91ST AVE
27TH AVE
107TH AVE
CAMELBACK RD
99TH AVE
35TH AVE
Z-36-22
Z-11-91
Z-36-22
Z-11-91
Z-SP-23-67
Z-11-05
Z-10-05
Z-SP-23-67
*
*
*
*
*
R-5
C-3
P-1
C-3
R-3
R-3
R1-6
R-5
C-3
IND.PK.
R-4
R-3
R-3 SP C-3
R-4
R-3
R-3
P-1
R1-6
R1-6
C-2
R1-6
R1-6
R1-6
R1-6
31ST AVE
BEL
L
EVIEW ST
32ND AVE
35TH AVE
MCDOWELL RD
33RD AVE
3
4
TH
A
VE
WILLETTA ST
35TH DR
34TH DR
3
0
T
H DR
LYNWOOD ST
HOLLY ST
ALMERIA RD
GRANADA RD
PALM LN
BERKELEY RD
CORONADO RD
CULVER ST
§¨¦
10
9/22/2025

¯
0
0.09
0.17
0.04
Miles
MARYVALE VILLAGE
COUNCIL DISTRICT: 4
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
6/26/2025
Z-85-25-4
City of Phoenix Planning Commission
Z-85-25-4
7.61 Acres
QS 13-21, QS 12-21
G-6
R1-6 ( 7.61 ac.)
WU Code T4:3 ( 3.52 ac.)
WU Code T5:3 ( 2.67 ac.)
WU Code T3:2 ( 1.42 ac.)
R1-6
WU Code T4:3, WU Code T5:3, WU Code T3:2
40
No Maximum, No Maximum, No Maximum
N/A
49
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-85-25-4.aprx
THOMAS RD
MC DOWELL RD
I-10
INDIAN SCHOOL RD
51ST AVE
67TH AVE
59TH AVE
43RD AVE
75TH AVE
83RD AVE
91ST AVE
27TH AVE
107TH AVE
CAMELBACK RD
99TH AVE
35TH AVE
Z-36-22
Z-11-91
Z-36-22
Z-11-91
Z-SP-23-67
Z-11-05
Z-10-05
Z-SP-23-67
*
*
*
*
*
R-5
C-3
P-1
C-3
R-3
R-3
R1-6
R-5
C-3
IND.PK.
R-4
R-3
R-3 SP C-3
R-4
R-3
R-3
P-1
R1-6
R1-6
C-2
R1-6
R1-6
R1-6
R1-6
31ST AVE
BEL
L
EVIEW ST
32ND AVE
35TH AVE
MCDOWELL RD
33RD AVE
3
4
TH
A
VE
WILLETTA ST
35TH DR
34TH DR
3
0
T
H DR
LYNWOOD ST
HOLLY ST
ALMERIA RD
GRANADA RD
PALM LN
BERKELEY RD
CORONADO RD
CULVER ST
§¨¦
10
9/22/2025