Attachment B - Staff Report - Z-27-24-2.pdf

Staff Report: Z-27-24-2 
October 1, 2024 
North Gateway Village Planning 
Committee Meeting Date: 
October 10, 2024 
Planning Commission Hearing Date: 
November 7, 2024 
Request From: 
PCD NBCOD (Approved C-2/CP M-R PCD 
NBCOD) (Planned Community District, North 
Black Canyon Overlay District (Approved 
Intermediate Commercial or Commerce Park 
District, Mid-Rise District, Planned Community 
District, North Black Canyon Overlay District)) 
(7.29 acres) and 
FH PCD NBCOD (Flood Hazard and Erosion 
Management District, Planned Community 
District, North Black Canyon Overlay District) 
(12.76 acres) 
Request To: 
C-2 HGT/WVR DNS/WVR NBCOD
(Intermediate Commercial, Height Waiver,
Density Waiver, North Black Canyon Overlay
District) (11.79 acres) and
FH NBCOD (Flood Hazard and Erosion
Management District, North Black Canyon
Overlay District) (8.26 acres)
Proposal: 
Multifamily residential 
Location: 
Approximately 1,000 feet south of the 
southwest corner of the 29th Avenue alignment 
and Dove Valley Road 
Owner: 
North Gateway Core Acreage Investors, LLC 
Applicant: 
Trumont Group 
Representative: 
Alan Beaudoin, Norris Design 
Staff Recommendation: 
Approval, subject to stipulations 
ATTACHMENT B

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October 1, 2024 
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General Plan Conformity 
General Plan Land Use Designation 
Village Core 
East Parcel:  
Mixed Use (Commercial / Commerce Park) 
(7.45 acres) and Preserves / Floodplain 
(1.16 acres) 
Middle Parcel: 
Preserves / Floodplain (8.26 acres) 
West Parcel: 
Preserves / Floodplain (1.26 acres) and 
Preserves / Residential 2 to 3.5 or 
Residential 3.5 to 5 dwelling units per acre 
(1.92 acres) 
Street Classification Map 
Designation 
29th 
Avenue 
Local (Pending 
Collector) 
0-foot west half street 
CONNECT PEOPLE & PLACES CORE VALUE; CORES, CENTERS & CORRIDORS; 
LAND USE PRINCIPLE: Locate land uses with the greatest height and most 
intense uses within village cores, centers and corridors based on village 
character, land use needs, and transportation system capacity. 
 
The proposal is appropriately located within the North Gateway Village Core and is 
compatible with other approved projects within the Village Core. 
 
CONNECT PEOPLE & PLACES CORE VALUE; CANALS & TRAILS; DESIGN 
PRINCIPLE: Plan, design, and develop pedestrian linkages between parks, open 
spaces, village cores, neighborhood shopping centers, neighborhood schools, 
and neighboring municipalities. 
 
The proposal, as stipulated, will dedicate easements and construct a multi-use trail on 
the west side of Skunk Creek Wash and a shared-use path on the east side of Skunk 
Creek Wash. The multi-use trail and shared-use path will link the site to other parts of 
the Village Core and the Village along Skunk Creek Wash to the north and south. 
 
BUILD THE SUSTAINABLE DESERT CITY; TREES AND SHADE; DESIGN 
PRINCIPLE: Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix.  
 
The proposal, as stipulated, will provide a detached sidewalk along 29th Avenue, with 
enhanced shading and planting standards for landscape setbacks, pedestrian and 
bicycle infrastructure and surface parking lot areas.

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October 1, 2024 
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Applicable Plans, Overlays, and Initiatives 
North Black Canyon Major Employment Center – See Background Item No. 3. 
 
North Gateway Village Core Plan – See Background Item No. 8. 
 
North Black Canyon Corridor Plan – See Background Item No. 9. 
 
North Black Canyon Overlay District – See Background Item No. 10. 
 
Monarch Butterfly Pledge – See Background Item No. 11. 
 
Housing Phoenix Plan – See Background Item No. 12. 
 
Tree and Shade Master Plan – See Background Item No. 13. 
 
Complete Streets Guiding Principles – See Background Item No. 14. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 15. 
 
Zero Waste PHX – See Background Item No. 16. 
 
Transportation Electrification Action Plan – See Background Item No. 17. 
 
Phoenix Climate Action Plan – See Background Item No. 18. 
 
Conservation Measures for New Development – See Background Item No. 19. 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
PCD NBCOD (Approved C-2/CP M-R 
PCD NBCOD) and FH PCD NBCOD 
North 
Vacant (proposed 
commercial center) 
FH PCD NBCOD and C-2 M-R 
NBCOD 
East (across 29th 
Avenue) 
Vacant  
CP/GCP M-R NBCOD 
South 
Vacant (proposed 
multifamily residential) 
FH PCD NBCOD and C-2 HGT/WVR 
DNS/WVR NBCOD 
West 
Vacant 
FH PCD NBCOD and S-1 NBCOD 
(further west)

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C-2 HGT/WVR DNS/WVR NBCOD (Utilizing R-5 – Planned Residential 
Development Option) 
East Parcel 
Standards 
Requirements 
Proposed 
Gross Acreage 
- 
8.61 acres 
Maximum Number of Units 
393; 449 with bonus 
344 (Met) 
Maximum Density  
(dwelling units/gross acre) 
45.68; 52.2 with bonus 
39.95 (Met) 
Maximum Lot Coverage 
50%, plus an additional 10% 
for an ADU and/or attached 
shade structures 
Total: 60% 
19.2% (Met) 
Maximum Building Height 
4 stories or 48 feet 
4-story and 48 feet 
(Met) 
Minimum Perimeter Building Setbacks 
 
Adjacent to Public 
 
Street 
20 feet 
East (29th Avenue): 
20 feet – 25 feet 
(Met) 
 
Adjacent to Property Line 15 feet 
North: 20 feet (Met) 
South: 21 feet – 
Approx. 113 feet 
(Met) 
West: 25 feet (Met) 
Minimum Landscape Setbacks 
 
Adjacent to Public 
 
Street 
20 feet 
East (29th Avenue): 
20 feet – 25 feet 
(Met) 
 
Adjacent to Property Line 5 feet 
North: 20 feet (Met) 
South: Approx. 16 
feet (Met) 
West: 10 feet (Met) 
Minimum Open Space 
5% of gross area 
6% (Met) 
Minimum Parking 
516 spaces required 
1.5 spaces per dwelling unit  
344 dwelling units proposed 
519 spaces (Met) 
 
Background/Issues/Analysis 
SUBJECT SITE 
1. 
This request is to rezone 20.05 acres located approximately 1,000 feet south of 
the southwest corner of the 29th Avenue alignment and Dove Valley Road from 
7.29 acres of PCD NBCOD (Approved C-2/CP M-R PCD NBCOD) (Planned

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Community District, North Black Canyon Overlay District, Approved Intermediate 
Commercial or Commerce Park District, Mid-Rise District, Planned Community 
District, North Black Canyon Overlay District) and 12.76 acres of FH PCD 
NBCOD (Flood Hazard and Erosion Management District, Planned Community 
District, North Black Canyon Overlay District) to 11.79 acres of C-2 HGT/WVR 
DNS/WVR NBCOD (Intermediate Commercial, Height Waiver, Density Waiver, 
North Black Canyon Overlay District) and 8.26 acres of FH NBCOD (Flood 
Hazard and Erosion Management District, North Black Canyon Overlay District) 
to allow multifamily residential.  
The request is split into three different parcels: 
• East (proposed multifamily): C-2 HGT/WVR DNS/WVR NBCOD (8.61 
acres) 
• Middle (Skunk Creek Wash): FH NBCOD (8.26 acres) 
• West (future phase): C-2 HGT/WVR DNS/WVR NBCOD (3.18 acres) 
A portion of the site is 
within the Flood Hazard 
and Erosion Management 
District. The purpose of 
the Flood Hazard and 
Erosion Management 
District is to establish 
regulations pertaining to 
the use and development 
of land within erosion 
control zones. These 
regulations are designed 
to minimize potential 
adverse impacts to the 
public health, safety, and 
general welfare, including, 
but not limited to, the loss 
of life and property which 
may result from flooding 
caused by storm event 
surface runoff. It is further 
intended that 
watercourses be retained 
and maintained in a 
natural desert state with 
limited flood control 
structures. Flood control 
structures shall be 
Preliminary Study for the Dove Valley Road & 29th Avenue 
Property – Floodplain Encroachment Evaluation Exhibit 
Source: HILGARTWILSON, LLC

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designed to reflect a natural condition and to blend with the natural environment. 
An initial review of the Preliminary Study for the Dove Valley Road & 29th 
Avenue Property – Floodplain Encroachment Evaluation indicates no increase in 
the Base Flood Elevation (BFE) and/or Water Surface Elevation (WSE) upstream 
and downstream properties boundaries. The proposed modifications to the FH 
zoning boundary are consistent with the preliminary study boundary exhibit. A 
Conditional Letter of Map Revision (CLOMR), additional engineering calculations, 
data, documentation, and Grading and Drainage (G&D) plans will be required 
upon submission of the project for review. These submissions must demonstrate 
and substantiate the claim of no increase in BFE and/or WSE at the upstream 
and downstream property boundaries, as proposed in the Preliminary Study. 
Additional requirements are discussed in Background Item 22.  
PRIOR ZONING HISTORY 
2. 
The subject site is located within the North Gateway PCD (Rezoning Case No. Z-
34-01-2). The North Gateway PCD was a City-initiated PCD in 2001 with the 
intent that a master developer would develop the infrastructure as stipulated in 
the case. Since a master developer never installed the infrastructure and all of 
the parcels are individually owned, the PCD is considered defunct. In order for 
property owners to develop their properties individually without the requirement 
of complying with all of the stipulations in the PCD, including overall infrastructure 
improvements, each property must be rezoned out of the PCD. A majority of the 
surrounding sites have already been removed from the PCD through the 
rezoning process. This proposal includes removal of the subject site from the 
North Gateway PCD. 
At the time the North Gateway PCD was established, the subject property was 
given the option of either choosing C-2 (Intermediate Commercial) or CP 
(Commerce Park District) zoning during the site plan review process. Through 
this process of removing the PCD designation, the applicant has chosen the C-2 
zoning district for the parcel which is consistent with the zoning north and south 
of the site. 
3. 
North Black Canyon Major Employment Center 
The subject site is located within the boundaries of the Maricopa Association of 
Governments (MAG) designated North Black Canyon major employment center. 
The North Black Canyon major employment center is generally bounded by 
Carefree Highway to the north, Paloma Parkway to the east, Dixileta Drive to the 
south, and the I-17 freeway to the west. The subject site is also located within the 
City designated North Black Canyon employment center, which has the same 
general boundaries, and extends further south to Happy Valley Road. The 
purpose of employment centers are to encourage and promote a concentration of 
employment uses within strategic areas. The North Black Canyon employment 
center is characterized by a mix of commercial, commerce park, and residential 
uses of higher intensity within and nearby the Village Core. The proposal for C-2

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HGT/WVR DNS/WVR NBCOD zoning will still allow underlying commercial uses 
permitted in the C-2 zoning district, which is consistent with the intensity and 
character of this employment center. Additionally, the residential proposal will 
support current and future employment within the employment center and will 
help to reduce employee commute times to employment sites. 
 
Major Employment Centers Map 
Source: Planning and Development Department 
GENERAL PLAN LAND USE MAP DESIGNATION 
4. 
The General Plan Land Use Map designations for the subject site is 7.45 acres of 
Mixed Use (Commercial / Commerce Park), 10.68 acres of Preserves / 
Floodplain, and 1.92 acres of Preserves / Residential 2 to 3.5 or 3.5 to 5 dwelling 
units per acre.  
The proposal for 3.18 acres of C-2 HGT/WVR DNS/WVR NBCOD zoning on the 
west parcel is inconsistent with the General Plan Land Use Map designations of 
Preserves / Residential 2 to 3.5 or 3.5 to 5 dwelling units per acre (1.92 acres) 
and Preserves / Floodplain (1.26 acres). The proposal for C-2 HGT/WVR 
DNS/WVR NBCOD zoning on the east parcel is inconsistent with 1.16 acres of 
the Preserves / Floodplain designation. Although the proposal is inconsistent with 
the General Plan Land Use Map designations, a minor General Plan Amendment

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is not required since the cumulative acreage for proposed zoning that is 
inconsistent with the General Plan Land Use Map designation is under 10 acres 
in size. 
The proposal for 8.26 acres of FH NBCOD zoning on the middle parcel is 
consistent with the General Plan Land Use Map designation of Preserves / 
Floodplain. 
The proposal for 8.61 acres of C-2 DNS/WVR NBCOD zoning on the east parcel 
is consistent with the General Plan Land Use Map designation of Mixed Use 
(Commercial / Commerce Park) as the commercial land use designation also 
accommodates multifamily development.  
To the north of the subject site is also designated as Mixed Use (Commercial / 
Commerce Park), Preserves / Floodplain, and Preserves / Residential 2 to 3.5 or 
3.5 to 5 dwelling units per acre. To the east is designated as Mixed Use 
(Commercial / Commerce Park). To the south is designated as Mixed Use 
(Commercial / Commerce Park) and Preserves / Floodplain. To the west is 
designated as Preserves / Residential 2 to 3.5 or 3.5 to 5 dwelling units per acre. 
 
General Plan Land Use Map 
Source: Planning and Development Department

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SURROUNDING LAND USES AND ZONING 
5. 
To the north of the subject site is vacant land zoned C-2 M-R NBCOD 
(Intermediate Commercial, Mid-Rise District, North Black Canyon Overlay 
District) for a proposed commercial center. The remaining portion of the property 
is zoned FH PCD NBCOD. 
To the east of the subject site, across 29th Avenue, is vacant land zoned 
CP/GCP M-R NBCOD (Commerce Park District, General Commerce Park 
Option, Mid-Rise District, North Black Canyon Overlay District). 
To the south of the subject site is vacant land zoned FH PCD NBCOD and C-2 
HGT/WVR DNS/WVR NBCOD, proposed to be multifamily residential. 
To the west of the subject site is vacant land, with a small sliver of land directly 
adjacent to the subject site zoned FH PCD NBCOD. Further west is zoned S-1 
NBCOD (Ranch or Farm Residence, North Black Canyon Overlay District). 
Zoning Sketch Map 
Source: Planning and Development Department

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PROPOSAL 
6. 
Site Plan 
The site plan for the east parcel, attached as an exhibit, proposes a new 
multifamily residential development with 344 dwelling units within seven 
buildings. A shared-use path is proposed to be constructed along the west side 
of the parcel, along the east bank of Skunk Creek Wash. An amenity court is 
proposed in a central location adjacent to Building E. An additional amenity area 
is proposed on the southwest corner of the parcel, adjacent to the shared-use 
path, including a fitness center, pool, and two other amenity areas, nearby the 
leasing office. A small turf amenity area is also proposed on the northwest corner 
of the site. A total of six percent of the gross area of the site is proposed to be 
open space. Surface parking areas are proposed in between the buildings within 
the middle of the site, with a total of 516 parking spaces provided, including 310 
surface parking spaces, 59 parking spaces within garages, and 150 tandem 
parking spaces. Two driveways are proposed for vehicular access on the 
northeast and southeast corners of the site along 29th Avenue. A refuse 
enclosure and trash compactor is proposed on the northeast corner of the site, 
adjacent to Building D. Two pedestrian walkways are proposed to connect 
directly from the public sidewalk on the east, across the site, to connect to the 
shared-use path on the west side of the site.  
The proposed site plan for the east parcel meets or exceeds the minimum 
development standards required by the Phoenix Zoning Ordinance. Staff 
recommends general conformance to the site plan date stamped September 24, 
2024, to ensure the proposal develops as proposed. This is addressed in 
Stipulation No. 1. 
Since plans were not provided for development of the west parcel, staff 
recommends that the conceptual site plan be reviewed and approved by the 
Planning Hearing Officer through the public hearing process for stipulation 
modification prior to preliminary site plan approval. Additionally, staff 
recommends the conceptual site plan include specific items to further the goals, 
policies, and recommendations of the North Gateway Village Core Plan, 
including building frontage along Skunk Creek Wash, building frontage along any 
adjacent streets, and two east-west pedestrian pathways to connect across the 
site to the multi-use trail along Skunk Creek Wash. This is addressed in 
Stipulation Nos. 3 and 3.a. through 3.c. 
In order to specify the appropriate intensity for the height and density waivers, 
staff recommends that multifamily residential development utilize the R-5 
Planned Residential Development Option. This is addressed in Stipulation No. 4. 
In order to enhance the proposal’s compatibility with the character of the 
surrounding area, and to be consistent with the North Gateway Village Core Plan 
and the North Black Canyon Corridor Plan, staff recommends that each parcel

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October 1, 2024 
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retain a minimum of 10 percent of their gross site area as common area. This is 
addressed in Stipulation No. 5. 
Approved zoning cases to the north and south of the subject site included 
stipulations regarding surface parking setbacks along Skunk Creek Wash, in 
addition to landscape setbacks in between the multi-use trail (MUT) and shared-
use path (SUP) and any adjacent fencing or buildings, in order to promote the 
goals, policies, and recommendations of the North Gateway Village Core Plan. 
Staff recommends these same stipulations to remain consistent with the 
approved stipulations of the properties to the north and south. This is addressed 
in Stipulation Nos. 6, 7, and 10. 
The General Plan designated a multi-use trail (MUT) along the west side of 
Skunk Creek Wash and a shared-use path (SUP) along the east side of Skunk 
Creek Wash. Staff recommends that a minimum 10-foot-wide MUT be 
constructed along the west bank of Skunk Creek Wash within an easement and a 
minimum 10-foot-wide SUP be constructed along the east bank of Skunk Creek 
Wash within an easement. This is addressed in Stipulation Nos. 8 and 9. 
In order to enhance landscaping and shade, staff recommends the following: 
• Landscape setbacks shall be planted with minimum two-inch caliper 
shade trees planted 20 feet on center. 
• A minimum of 25 percent of surface parking areas shall be shaded. 
• All bicycle infrastructure, pedestrian pathways (including sidewalks) and 
trails shall be shaded a minimum of 75 percent. 
 
These are addressed in Stipulation Nos. 10, 11, 12, and 18. 
In order to promote enhanced pedestrian safety, visibility, connectivity, and 
comfort, staff recommends the following: 
• The conceptual site plan for the west parcel shall include a minimum 
percentage of building frontage onto Skunk Creek Wash and any adjacent 
street and shall have a maximum building setback of 30 feet. 
• The conceptual site plan for the west parcel shall include a minimum of 
two east-west pedestrian walkways to connect the multi-use trail along 
Skunk Creek Wash to the west portion of the site, to eventually connect to 
the 32nd Avenue alignment. 
• 
Where pedestrian walkways cross a vehicular path, the pathway shall be 
constructed of alternative materials or other pavement treatments that 
visually contrasts parking and drive aisle surfaces.  
• The development for the east parcel shall provide a minimum of two east-
west pedestrian walkways connecting 29th Avenue to the shared-use path 
along Skunk Creek Wash.

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• The development for the east parcel shall include a minimum percentage 
of building frontage onto 29th Avenue and Skunk Creek Wash and shall 
have a maximum building setback of 30 feet. 
• All buildings along the Skunk Creek Wash frontage, 29th Avenue frontage, 
and any adjacent street frontage shall comply with one Walkable Urban 
(WU) Code frontage type for each frontage, per Table 1305.1 of the 
Phoenix Zoning Ordinance. 
These are addressed in Stipulation Nos. 3.a. through 3.c. and 14 through 17. 
7. 
Elevations 
The building elevations for the east parcel, attached as an exhibit, proposes four-
story buildings with a total height of 48 feet. The elevations propose a variation of 
desert-tone colors and materials, stone masonry on the first floor, recessed 
windows, articulation, and patios and balconies with metal rails. Given the 
enhanced elevations proposed, staff recommends general conformance to the 
elevations date stamped April 10, 2024, with specific regard to colors and 
materials being muted and blending, rather than contrasting strongly, with the 
surrounding desert environment, in order to remain in character with the 
surrounding area. This is addressed in Stipulation No. 2. 
Since plans were not provided for development of the west parcel, staff 
recommends that the conceptual elevations be reviewed and approved by the 
Planning Hearing Officer through the public hearing process for stipulation 
modification prior to preliminary site plan approval. Additionally, staff 
recommends the conceptual elevations include colors being muted and blending, 
rather than contrasting strongly, with the surrounding desert environment in order 
to further the goals, policies, and recommendations of the North Black Canyon 
Corridor Plan and the North Black Canyon Overlay District. This is addressed in 
Stipulation Nos. 3 and 3.d. 
PLANS, OVERLAYS, AND INITATIVES 
8. 
North Gateway Village Core Plan 
The subject site is located within the North Gateway Village Core. The Phoenix 
City Council adopted the North Gateway Village Core Plan in 2008 to provide 
guidance in creating a high density, urban environment with Skunk Creek Wash 
and Bronco Butte as major natural amenities. 
This request aligns with the plan’s principles of providing a mixture of uses, 
including a mix of residential, employment, retail, and recreational amenities, in 
the Village Core. The North Gateway Village Core Plan Conceptual Land Use 
Map envisioned a portion of the subject site as Resort/Residential, another 
portion of the site as Commercial Center/Commerce Park, and the remaining 
portion of the site as Mixed-Use, Commercial/Residential. The Resort/Residential

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land use designation was intended to 
accommodate a major resort or hotel 
and related retail uses, such as 
restaurants and cafes, along the 
Skunk Creek Wash to take advantage 
of and build on the scenic beauty and 
amenities available and to enhance 
the marketability of office and 
residential uses. Since the proposal 
does not include a resort or hotel, it is 
not consistent with the 
Resort/Residential land use 
designation as defined by the Core 
Plan. The Commercial 
Center/Commerce Park land use 
designation accommodates the 
primary employment activity for the 
North Gateway Village Core and is 
intended to accommodate commercial 
services, retail, entertainment, 
recreational and mixed residential 
uses. The Mixed-Use, 
Commercial/Residential land use 
designation encourages a variety of 
community activities to co-exist in 
close proximity, thereby reducing the 
need for extensive automobile travel, 
and accommodates a variety of commercial, office, retail and residential uses. 
The proposal for C-2 HGT/WVR DNS/WVR NBCOD zoning, although a 
residential proposal, would still allow underlying C-2 commercial uses. The 
proposal would also add to the mix of residential uses within the Village Core 
located in close proximity to future and existing commercial and employment 
areas. Therefore, the proposal is consistent with the Commercial 
Center/Commerce Park and Mixed Use, Commercial/Residential land use 
designations by allowing underlying commercial uses and developing an 
appropriately located higher-density residential development in close proximity to 
future and existing commercial and employment areas, thereby reducing 
extensive automobile travel. 
All parcels within the North Gateway Village Core were originally rezoned to 
include a Mid-Rise District zoning overlay to promote high-intensity development 
that furthers the vision of the Village Core. The maximum height allowed in the 
Mid-Rise District overlay is 190 feet. The North Gateway Village Core Plan 
recommends restricting height further to a maximum height of 10 stories 
(approximately 120 feet). There are elements in the North Gateway PCD (Z-34-
North Gateway Village Core Plan  
Conceptual Land Use Map 
Source: Planning and Development Department

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01-2) that require master infrastructure plans and master street circulation plans, 
with the assumption that the parcels would operate together as a functional unit. 
Since all parcels within the North Gateway Village Core are owned by separate 
property owners, and the surrounding area has developed at lower scales than 
originally envisioned, parcels have removed the Mid-Rise District zoning overlay 
through rezoning requests. The applicant is proposing to remove the Mid-Rise 
District zoning overlay on this property and will be subject to a maximum building 
height of four stories and 56 feet as permitted in the C-2 zoning district in a core 
area for non-residential uses, and a maximum building height of four stories and 
48 feet for residential uses with a height waiver. The reduced height is consistent 
with the North Gateway Village Core Plan, is more in character with the 
surrounding area, and would reduce infrastructure demands from this property 
compared to a taller development. 
In order to promote the goals, policies, and recommendations of the North 
Gateway Village Core Plan, including pedestrian-oriented development, open 
space, pedestrian connectivity, and recreational amenities, staff recommends 
stipulations regarding building frontage, pedestrian walkway connections, open 
space (common area), surface parking setbacks, trail connectivity, enhanced 
landscaping and shading, pavement treatment of pedestrian crossings, bicycle 
infrastructure, wash preservation and recreation, and a detached sidewalk with 
enhanced streetscape standards. These are addressed in Stipulation Nos. 3.a. 
through 3.c., 5 through 12, 14 through 21, 29, and 31. 
9. 
North Black Canyon Corridor Plan 
The subject site is within the North Black Canyon Corridor Plan. The Phoenix 
City Council adopted the Corridor Plan in 1999 to guide growth and development 
within a concentrated area along the Interstate 17 corridor, to discourage 
leapfrog development, and to preserve the natural desert character of the area. 
In an effort to guide growth and development within a concentrated area and 
discourage leapfrog development, the North Black Canyon Corridor Plan 
established the Infrastructure Limit Line and Infrastructure Phasing Overlay. The 
subject site is located within the Infrastructure Limit Line; therefore, a minor 
General Plan Amendment to remove the site from the Infrastructure Phasing 
Overlay is not required. The proposal is consistent with the following goals from 
the plan: 
• Goal 2: Achieve a balance between employment and housing. 
The proposal will add to housing opportunities in the area that will provide 
a balance between employment and housing and will support employment 
within the corridor.  
• Goal 4: Preserve North Sonoran desert amenities and use these features 
to define community form and identity. 
The proposal, as stipulated and as required by the NBCOD, will maintain 
the desert character of the area by preserving Skunk Creek Wash and 
providing a multi-use trail and shared-use path along both sides of the

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wash as amenities for the community, utilizing desert-tone colors, and 
selecting from the planting list within the NBCOD. 
 
 
North Black Canyon Corridor Plan, Infrastructure Limit Line and Phasing Overlay Map 
Source: Planning and Development Department 
10. 
North Black Canyon Overlay District 
The subject site is within the North Black Canyon Overlay District (NBCOD). The 
City Council adopted the NBCOD in 2001 in order to implement the designs and 
concepts of the North Black Canyon Corridor Plan. The NBCOD ensures 
development is compatible with the desert environment by providing

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comprehensive design guidelines. To enforce the NBCOD guidelines regarding 
developing buildings with a desert color palette, staff recommends that the color 
and material palette for the building comply with the NBCOD, with specific regard 
to colors being muted and blend with, rather than contrast strongly, with the 
surrounding desert environment. This is addressed in Stipulation Nos. 2 and 3.d. 
11. 
Monarch Butterfly Pledge 
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation’s 
Mayor’s Monarch Pledge. This pledge commits the city to take action to support 
the monarch butterfly population. In the United States, loss of milkweed habitat is 
a major factor in the decline of the monarchs. Arizona has at least 29 species of 
milkweed native to the state. Adult monarchs feed on the nectar of many flowers, 
but they breed only where milkweeds are found. To support the monarch butterfly 
population, Stipulation No. 13 addresses the planting of milkweed shrubs, or 
other native nectar plant species, on the subject site. 
12. 
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 a 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 contributing to a variety housing types that will address the supply shortage at 
a more rapid pace while using vacant land in a more sustainable fashion. 
13. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. By investing in trees and the urban forest, the city can 
reduce its carbon footprint, decrease energy costs, reduce storm water runoff, 
increase biodiversity, address the urban heat island effect, clean the air, and 
increase property values. In addition, trees can help to create walkable streets 
and vibrant pedestrian places. Staff is recommending robust tree planting and 
shade standards, including the following: 
• Landscape setbacks shall be planted with minimum two-inch caliper 
shade trees planted 20 feet on center. 
• A minimum of 25 percent of surface parking areas shall be shaded. 
• All bicycle infrastructure, pedestrian pathways (including sidewalks) and 
trails shall be shaded a minimum of 75 percent. 
• A detached sidewalk shall be constructed on the west side of 29th 
Avenue, adjacent to the development, and separated by a landscape strip

Staff Report: Z-27-24-2 
October 1, 2024 
Page 17 of 27 
 
planted with minimum two-inch caliper shade trees planted 20 feet on 
center.  
 
These are addressed in Stipulation Nos. 10 through 12, 18, and 31. 
14. 
Complete Streets Guiding Principles 
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. To support these principles and to 
enhance the streetscape, staff recommends the following: 
• 
Where pedestrian walkways cross a vehicular path, the pathway shall be 
constructed of alternative materials or other pavement treatments that 
visually contrasts parking and drive aisle surfaces.  
• All bicycle infrastructure, pedestrian pathways (including sidewalks) and 
trails shall be shaded a minimum of 75 percent. 
• A detached sidewalk shall be constructed on the west side of 29th 
Avenue, adjacent to the development, and separated by a landscape strip 
planted with minimum two-inch caliper shade trees planted 20 feet on 
center and 75 percent live vegetative groundcover.  
These are addressed in Stipulation Nos. 14, 18, and 31. 
15. 
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. As stipulated, the project will provide secured bicycle parking at a 
minimum rate of 0.25 spaces per unit; and guest bicycle parking at a minimum 
rate of 0.05 spaces per unit, installed per the requirements in the City’s Walkable 
Urban (WU) Code and located in open space and amenity areas. Additionally, a 
bicycle repair station (“fix it station”) will be provided and maintained on site in an 
area of high visibility and separated from vehicular maneuvering areas, where 
applicable. This bicycle infrastructure will be provided for each parcel (east and 
west of Skunk Creek Wash) separately and will be calculated separately for each 
development. This is addressed in Stipulation Nos. 19 and 20.  
16. 
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

Staff Report: Z-27-24-2 
October 1, 2024 
Page 18 of 27 
 
recycling containers for multifamily, commercial, and mixed-use developments 
meeting certain criteria. The applicant’s submittal materials indicate that the 
proposal has been designed to incorporate recycling services within the 
community to support the Reimagine Phoenix initiative. 
17. 
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 infrastructure recommends a standard stipulation for rezoning cases to 
provide EV charging infrastructure. Staff recommends a minimum of two percent 
of the required parking spaces include EV Installed infrastructure and a minimum 
of eight percent of the required parking spaces include EV Capable 
infrastructure. Additionally, staff recommends a minimum of 10 percent of the 
required bicycle parking spaces include standard electrical receptacles for 
electric bicycle charging capabilities. These standards would apply to both the 
east and west parcels and would be calculated separately for each development. 
This is addressed in Stipulation Nos. 21 and 22. 
18. 
Phoenix 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 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. 23, which requires a 
minimum of two green stormwater infrastructure (GSI) techniques for stormwater 
management to be implemented in the east parcel development and two 
separate GSI techniques to be implemented in the west parcel development.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 19 of 27 
 
19. 
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 standard stipulations for all rezoning cases 
that will address best practices related to water usage in nine specific categories. 
This is addressed in Stipulation Nos. 24 through 29, which addresses the 
following: 
• Only utilize landscape materials listed in Appendix A of the North Black 
Canyon Overlay District (Section 654 of the Phoenix Zoning Ordinance). 
• Only utilize natural turf in required retention areas (at the bottom of the 
basin, and only allowed on slopes if required for slope stabilization) and 
functional turf areas within common areas. 
• Utilize pressure regulating sprinkler heads and drip lines in any turf areas 
to reduce water waste. 
• Maintain landscaping by a permanent and automatic/water efficient smart 
controller to minimize maintenance and irrigation water consumption for all 
on and offsite landscape irrigation. 
• Install a leak detection device for the irrigation system of landscape areas 
larger than 10,000 square feet. 
• Preserve and dedicate the FH-zoned portion of the site within Skunk 
Creek Wash as permanent undisturbed open space and dedicate it to the 
City as Sonoran Preserve. 
COMMUNITY INPUT SUMMARY 
20. 
At the time this staff report was written, staff had not received any letters of 
opposition or support.   
INTERDEPARTMENTAL COMMENTS 
21. 
Parks and Recreation Department 
The Parks and Recreation Department requested that the proposed FH-zoned 
portion of the site (Skunk Creek Wash) be dedicated to the City as Sonoran 
Preserve per the 1998 Sonoran Preserve Master Plan. This is addressed in 
Stipulation No. 29. 
22. 
Floodplain Management 
The Floodplain Management section of the Office of the City Engineer reviewed 
the proposed changes to the FH zoning boundary and commented that the 
subject parcel is in a Special Flood Hazard Area (SFHA) called AE & AE 
(Floodway), on panel 0845L  of the Flood Insurance Rate Maps (FIRM) dated 
October 16, 2013. The Architect and Engineer is required to show the floodplain 
boundary limits on the Site Plan and Grading and Drainage Plan and ensure that

Staff Report: Z-27-24-2 
October 1, 2024 
Page 20 of 27 
 
impacts to the proposed facilities have been considered, following the National 
Flood Insurance Program (NFIP) Regulations (44 CFR Paragraph 60.3), 
including, but not limited to, provisions in the latest versions of the Floodplain 
Ordinance of the Phoenix City Code. A copy of the Grading and Drainage Plan 
needs to be submitted to the Floodplain Management section of the Street 
Transportation Department for review and approval of Floodplain requirements. 
FEMA approved CLOMR-F or CLOMR is required prior to issuance of a Grading 
and Drainage permit. A LOMR application must be submitted to Floodplain 
Management prior to issuance of vertical construction permits. This is addressed 
in Stipulation No. 30. 
23. 
Street Transportation Department 
The Street Transportation Department requested the following: 
• A detached sidewalk shall be constructed on the west side of 29th 
Avenue, adjacent to the development. 
• Right-of-way shall be dedicated and constructed to connect to two existing 
public streets, specifically to Dove Valley Road, Sonoran Desert Drive, 
and/or North Valley Parkway, as required by the North Gateway Core 
Master Street Plan. 
• Twenty-ninth Avenue shall be dedicated and constructed to the special 
CM cross section as required by the North Gateway Core Master Street 
Plan. 
• A minimum of three enhanced pedestrian connections shall be provided 
on the western site boundary of the eastern parcel to allow for direct 
pedestrian access to the adjacent Skunk Creek Wash shared-use path. 
• All required street improvements shall be provided with all required 
elements and meet ADA standards.  
These are addressed in Stipulation Nos. 31 through 35.  
OTHER 
24. 
The site has not been identified as being archaeologically sensitive. However, in 
the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within 33-feet 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 No. 36. 
25. 
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. 37.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 21 of 27 
 
 
Findings 
 
1. 
The proposal is consistent with the General Plan Land Use Map designations of 
Mixed-Use (Commercial / Commerce Park) and Preserves / Floodplain. 
2. 
The proposal is compatible with adjacent land uses and zoning and is 
appropriately located in a high-intensity core area. 
3. 
As stipulated, the proposal supports efforts from various plans, overlays, and 
initiatives, including the North Gateway Village Core Plan, the North Black 
Canyon Corridor Plan, the North Black Canyon Overlay District, the Monarch 
Butterfly Pledge initiative, the Housing Phoenix Plan, the Tree and Shade Master 
Plan, the Complete Streets Guiding Principles policy, the Comprehensive Bicycle 
Master Plan, the Transportation Electrification Action Plan, the Phoenix Climate 
Action Plan, and the Conservation Measures for New Development policy. 
 
Stipulations 
 
1. 
The development for the east parcel (adjacent to 29th Avenue), as depicted on 
the site plan date stamped September 24, 2024, shall be in general 
conformance with the site plan date stamped September 24, 2024, as modified 
by the following stipulations and as approved by the Planning and 
Development Department.  
 
 
2. 
The development for the east parcel (adjacent to 29th Avenue) as depicted on 
the site plan date stamped September 24, 2024, shall be in general 
conformance with the elevations date stamped April 10, 2024, with specific 
regard to the colors and materials being muted and blending, rather than 
contrasting strongly, with the surrounding desert environment, as approved by 
the Planning and Development Department. 
 
 
3. 
The conceptual site plan and elevations for the 3.18-acre west parcel (west of 
Skunk Creek Wash), as depicted on the site plan date stamped September 24, 
2024, shall be reviewed and approved by the Planning Hearing Officer through 
the public hearing process for stipulation modification prior to preliminary site 
plan approval, with specific regard to the inclusion of the items below. This is a 
legislative review for conceptual purposes only. Specific development 
standards and requirements may be determined by the Planning Hearing 
Officer and the Planning and Development Department. 
 
  
26. 
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 
abandonments, may be required.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 22 of 27 
 
 
a. Buildings fronting Skunk Creek Wash, with a minimum building frontage 
of 50% and a maximum building setback of 30 feet, measured from the 
east side of the multi-use trail easement. 
 
  
 
b. Buildings fronting any adjacent street, with a minimum building frontage 
of 60% and a maximum building setback of 30 feet. 
 
  
 
c. A minimum of two east-west, minimum 5-foot-wide, pedestrian 
walkways connecting the multi-use trail along Skunk Creek Wash to the 
west portion of the site, to eventually connect to the 32nd Avenue 
alignment. 
 
  
 
d. Colors being muted and blending, rather than contrasting strongly, with 
the surrounding desert environment.  
 
 
4. 
Multifamily residential development shall utilize the R-5 Planned Residential 
Development option. 
 
 
5. 
A minimum of 10% of the gross site area of each parcel (east and west of 
Skunk Creek Wash) separately shall be retained as common area, as 
approved by the Planning and Development Department. 
 
 
6. 
Surface parking for the east parcel (adjacent to 29th Avenue), as depicted on 
the site plan date stamped September 24, 2024, shall be setback a minimum of 
50 feet from the western limits of the development along Skunk Creek Wash, 
as approved by the Planning and Development Department. 
 
 
7. 
Surface parking for the west parcel (west of Skunk Creek Wash), as depicted 
on the site plan date stamped September 24, 2024, shall be setback a 
minimum of 50 feet from the eastern limits of the development along Skunk 
Creek Wash, as approved by the Planning and Development Department. 
 
 
8. 
A 25-foot-wide shared-use path easement (SUPE) shall be dedicated along the 
east bank of Skunk Creek Wash aligned with the limits of development, east of 
the Floodway Zone AE boundary, and a minimum 10-foot-wide shared-use 
path (SUP) shall be constructed within the easement, in accordance with the 
MAG supplemental detail and as approved or modified by the Planning and 
Development Department. 
 
 
9. 
A 25-foot-wide multi-use trail easement (MUTE) shall be dedicated along the 
west bank of Skunk Creek Wash aligned with the limits of development, west of 
the Floodway Zone AE boundary, and a minimum 10-foot-wide multi-use trail 
(MUT) shall be constructed within the easement, in accordance with the MAG 
supplemental detail and as approved or modified by the Planning and 
Development Department.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 23 of 27 
 
10. 
A minimum landscape setback of 10 feet shall be provided between both the 
shared-use path (SUP) and multi-use-trail (MUT) along Skunk Creek Wash and 
any adjacent fencing or buildings, planted with minimum 2-inch caliper, single-
trunk, large canopy, shade trees, planted 20 feet on center or in equivalent 
groupings, and shrubs, accents, and vegetative groundcovers to achieve a 
minimum of 50% live coverage, as approved by the Planning and Development 
Department. 
 
 
11. 
The landscape setbacks shall be planted with minimum 2-inch caliper, large 
canopy, shade trees, planted 20 feet on center or in equivalent groupings, and 
shrubs, accents, and vegetative groundcovers to achieve a minimum of 50% 
live coverage, as approved by the Planning and Development Department. 
 
 
12. 
A minimum of 25% of the surface parking areas for each parcel separately 
(east and west of Skunk Creek Wash) shall be shaded, as approved by the 
Planning and Development Department. Shade may be achieved by structures 
or by minimum 2-inch caliper, single-trunk, large canopy, shade trees, or a 
combination thereof. 
 
 
13. 
A minimum of 10% of the required shrubs for each parcel separately (east and 
west of Skunk Creek Wash), shall be a milkweed or other native nectar 
species, and shall be planted in groups of three or more, as approved by the 
Planning and Development Department. 
 
 
14. 
Where pedestrian walkways cross a vehicular path, the pathway shall be 
constructed of decorative pavers, stamped or colored concrete, or other 
pavement treatments that visually contrasts parking and drive aisle surfaces, 
as approved by the Planning and Development Department. 
 
 
15. 
The development for the east parcel (adjacent to 29th Avenue), as depicted on 
the site plan date stamped September 24, 2024, shall provide a minimum of 
two east-west, minimum 5-foot-wide, pedestrian walkways connecting 29th 
Avenue to the shared-use path along Skunk Creek Wash, as approved by the 
Planning and Development Department. 
 
 
16. 
The development for the east parcel (adjacent to 29th Avenue), as depicted on 
the site plan date stamped September 24, 2024, shall include building frontage 
as described below, in order to promote a walkable pedestrian realm per the 
North Gateway Village Core Plan, as approved by the Planning and 
Development Department.  
 
 
 
a. Buildings fronting onto 29th Avenue, with a minimum building frontage 
of 60%, and a maximum building setback of 30 feet.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 24 of 27 
 
 
b. Buildings fronting onto Skunk Creek Wash, with a minimum building 
frontage of 50%, and a maximum building setback of 30 feet (measured 
from the west side of the shared-use path easement). 
 
 
17. 
All buildings along the Skunk Creek Wash frontage, 29th Avenue frontage, and 
any adjacent street frontage shall comply with one frontage type for each 
frontage, per Table 1305.1 of the Phoenix Zoning Ordinance, and shall comply 
with Section 1305.C.2 for purposes of the frontage types, in order to promote 
the goals, policies and recommendations of the North Gateway Village Core 
Plan, as approved by the Planning and Development Department. 
 
 
18. 
All bicycle infrastructure, pedestrian pathways (including sidewalks) and trails 
shall be shaded by a structure, landscaping, or a combination of the two to 
provide a minimum of 75% shade, as approved by the Planning and 
Development Department. 
 
 
19. 
Secured bicycle parking shall be provided for each parcel separately (east and 
west of Skunk Creek Wash) at a minimum rate of 0.25 spaces per unit. Guest 
bicycle parking shall be provided for each parcel separately (east and west of 
Skunk Creek Wash) at a minimum rate of 0.05 spaces per unit. Guest bicycle 
parking shall be provided through Inverted U and/or artistic racks located in 
open space and amenity areas and installed per the requirements of Section 
1307.H. of the Phoenix Zoning Ordinance. Artistic racks shall adhere to the 
City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle 
Master Plan. 
 
 
20. 
A bicycle repair station (“fix it station”) shall be provided and maintained on site 
for each parcel separately (east and west of Skunk Creek Wash). The bicycle 
repair stations (“fix it stations”) shall be provided in an area of high visibility and 
separated from vehicular maneuvering areas, where applicable. The repair 
station shall include, but not be limited to, standard repair tools affixed to the 
station, a tire gauge and pump affixed to the base of the station or the ground, 
and a bicycle repair stand which allows pedals and wheels to spin freely while 
making adjustments to the bike. 
 
 
21. 
A minimum of 10% of the required bicycle parking spaces for each parcel 
separately (east and west of Skunk Creek Wash) shall include standard 
electrical receptacles for electric bicycle charging capabilities, as approved by 
the Planning and Development Department. 
 
 
22. 
A minimum of 2% of the required parking spaces for each parcel separately 
(east and west of Skunk Creek Wash) shall include Electric Vehicle (EV) 
Installed Infrastructure and a minimum of 8% of the required parking spaces for 
each parcel separately (east and west of Skunk Creek Wash) shall include EV 
Capable spaces, as approved by the Planning and Development Department.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 25 of 27 
 
23. 
A minimum of two green stormwater infrastructure (GSI) elements for 
stormwater management shall be implemented for each parcel separately (east 
and west of Skunk Creek Wash), 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. 
 
 
24. 
Only landscape materials listed in Appendix A of the North Black Canyon 
Overlay District (Section 654 of the Phoenix Zoning Ordinance) shall be 
utilized, as approved or modified by the Planning and Development 
Department. 
 
 
25. 
Natural turf shall only be utilized in required retention areas (bottom of basin, 
and only allowed on slopes if required for slope stabilization) and functional turf 
areas in common areas, as approved by the Planning and Development 
Department.  
 
 
26. 
Pressure regulating sprinkler heads and drip lines shall be utilized in any turf 
areas to reduce water waste. 
 
 
27. 
Landscaping shall be maintained by permanent and automatic/water efficient 
WaterSense labeled irrigation controllers (or similar smart controller) to 
minimize maintenance and irrigation water consumption for all on and offsite 
landscape irrigation.  
 
 
28. 
A leak detection device shall be installed for the irrigation system of landscape 
areas larger than 10,000 square feet. 
 
 
29. 
The FH-zoned portion of the site shall be preserved as permanent undisturbed 
open space and shall be dedicated to the City as Sonoran Preserve, as 
approved by the Planning and Development Department and the Parks and 
Recreation Department. 
 
 
30. 
This parcel is in a Special Flood Hazard Area (SFHA) called Zone AE & AE 
(Floodway), on panel 0845 L of the Flood Insurance Rate Maps (FIRM) revised 
October 16, 2013. The following requirements shall apply, as approved by the 
Planning and Development Department: 
 
 
 
a.  The Architect and Engineer are required to show the floodplain boundary 
limits on the Site Plan and Grading and Drainage Plan and ensure that 
impacts to the proposed facilities have been considered, following the 
National Flood Insurance Program (NFIP) Regulations (44 CFR 
Paragraph 60.3). This includes, but not limited to provisions in the latest 
versions of the Floodplain Ordinance of the Phoenix City Code.

Staff Report: Z-27-24-2 
October 1, 2024 
Page 26 of 27 
 
 
b. A copy of the Grading and Drainage Plan shall be submitted to the 
Floodplain Management section of the Office of the City Engineer for 
review and approval of Floodplain requirements. 
 
  
 
c. The developer shall provide a FEMA approved CLOMR-F or CLOMR 
prior to issuance of a Grading and Drainage permit. 
 
  
 
d. A LOMR application shall be submitted to the Floodplain Management 
section of the Office of the City Engineer for review and approval prior to 
issuance of vertical construction permits. 
 
 
31. 
A minimum 5-foot-wide detached sidewalk separated by a minimum 10-foot-
wide landscape strip located between the back of curb and sidewalk shall be 
constructed on the west side of 29th Avenue, adjacent to the development, 
planted to the following standards and maintained with a watering system, as 
approved by the Planning and Development Department. 
 
 
 
a. Minimum 2-inch caliper, single-trunk, large canopy, shade trees, planted 
20 feet on center, or in equivalent groupings. 
 
  
 
b. Shrubs, accents, and vegetative groundcovers with a maximum mature 
height of two feet to achieve a minimum of 75% live coverage. 
 
 
 
Where utility conflicts exist, the developer shall work with the Planning and 
Development Department on an alternative design solution consistent with a 
pedestrian environment.  
 
 
32. 
Right-of-way shall be dedicated and constructed to connect to two existing 
public streets, specifically to Dove Valley Road, Sonoran Desert Drive, and/or 
North Valley Parkway, as required by the North Gateway Core Master Street 
Plan and as approved by the Street Transportation Department. 
 
 
33. 
Twenty-ninth Avenue shall be dedicated and constructed to the special CM 
cross section, as required by the North Gateway Core Master Street Plan. 
 
 
34. 
A minimum of three enhanced pedestrian connections shall be provided on the 
western site boundary of the eastern parcel, as depicted on the site plan date 
stamped September 24, 2024, to allow for direct pedestrian access to the 
adjacent Skunk Creek Wash shared-use path. The developer shall construct an 
8-foot-wide shaded pedestrian pathway consisting of decorative material such 
as brick, pavers, or an alternative material, as approved by the Planning and 
Development Department. 
 
 
35. 
All streets within and adjacent to the development shall be constructed with 
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,

Staff Report: Z-27-24-2 
October 1, 2024 
Page 27 of 27 
 
landscaping and other incidentals, as per plans approved by the Planning and 
Development Department. All improvements shall comply with all ADA 
accessibility standards. 
 
 
36. 
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. 
 
 
37. 
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. 
 
Writer 
Adrian Zambrano 
October 1, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Zoning Sketch Map 
Aerial Sketch Map 
Site Plan date stamped September 24, 2024 
Elevations date stamped April 10, 2024 
Rendering date stamped April 10, 2024

¯
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0.1
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NORTH GATEWAY VILLAGE
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¯
0
0.1
0.2
0.05
Miles
NORTH GATEWAY VILLAGE
COUNCIL DISTRICT: 2
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
4/4/2024
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19TH AVE
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Z-129-99
Z-49-0
Z-4-11
Z-78-05
Z-59-21
Z-74-21
Z-83-18
Z-56-19
Z-30-21
Z-21-22
Z-75-21
Z-SP-7-05
Z-78-05
Z-46-17
Z-4-11
Z-125-06
Z-29-02
Z-43-9
Z-29-02
Z-83-18
Z-159-01
Z-91-B-99
ANX 149
Z-29-02
Z-34-01
Z-55-19
Z-43-99
Z-43-99
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
C-2 M-R
C-2
HGT/WVR
DNS/WVR
C-2
C-2 M-R
PUD
NBCOD
C-2 M-R
R-3 P
C-2
HGT/WVR
DNS/WVR
C-2
NBCOD
PCD
PUD
C-2 M-R
C-2
C-2
PCD
PUD
FH PCD
S-1
FH PCD
FH PCD
PCD
CP/GCP
M-R
C-2
HGT/WVR
PCD
R-3 PCD
CP/GCP
M-R
PCD
PCD
R-3A
PCD
DOVE VALLEY RD
NORTH
VALL
EY
PKWY
BRONCO
BU
TTE TRL
32ND
AVE
C-2/C-P M-R
PCD*
Z-34-01
C-2 HGT/WVR
PCD*
Z-159-01
C-2 HGT/WVR
DNS/WVR*
Z-91-C-99
North Black Canyon
Corridor Plan and
Overlay District
§¨¦
17
Z-27-24-2
Norris Design
Z-27-24-2
20.05 Acres
QS 56-22
R-7
PCD NBCOD (Approved C-2/CP M-R PCD NBCOD)
( 7.29 ac.)
FH PCD NBCOD (12.76 ac.)
C-2 HGT/WVR DNS/WVR NBCOD ( 8.61 ac.)
C-2 HGT/WVR DNS/WVR NBCOD ( 3.18 ac.)
FH NBCOD ( 8.26 ac.)
PCD NBCOD (Approved C-2/CP M-R PCD NBCOD), FH PCD NBCOD
C-2 HGT/WVR DNS/WVR NBCOD, FH NBCOD
N/A(105, N/A), N/A
513, N/A
615, N/A
N/A(127, N/A), N/A
S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-27-2024.aprx
9/11/2024
9/13/2024
9/24/2024

SONORAN 
FOOTHILLS INC
SONORAN 
FOOTHILLS INC
SONORAN 
FOOTHILLS INC
(DEVELOPER: SUNBELT 
HOLDINGS)
SONORAN 
FOOTHILLS INC
(DEVELOPER: SUNBELT 
HOLDINGS)
WL GORE &
ASSOCIATES INC
WL GORE &
ASSOCIATES INC
VANINETTI ALBERT/
JANICE TR
QUICK QUACK CAR 
WASH HOLDINGS LLC
JD REAL ESTATE
HOLDINGS LLC
TTRG AZ PHOENIX 29TH AVE 
DOVE VALLEY DEV LLC
(DEVELOPER: THOMPSON THRIFT)
TTREZ AZ PHOENIX 29TH AVE 
DOVE VALLEY DEV LLC
(DEVELOPER: THOMPSON THRIFT)
NORTH GATEWAY
CORE ACREAGE
INVESTORS LLC
B/A NORTH VALLEY LLC
(DEVELOPER: BOND COMPANIES)
CWS BRONCO BUTTE MF LP
(DEVELOPER: CSW CAPITAL PARTNERS)
FIRE N ICE 
SPORTS LLC
FIRE N ICE 
SPORTS LLC
VILLAGE AT 
BRONCO TRAIL 
ACERO SONORAN 
DESERT SPE LLC/ 
4655 N 56TH ST 
LLC/ BLOOMQUIST 
SONORAN LLC
CWS 29TH SONORAN MF LP 
(DEVELOPER: BLUEPRINT CAPITAL)
LONE MOUNTAIN
ROAD INVESTORS LLP
SONORAN DESERT RETAIL LLC
(DEVELOPER: BLUEPRINT CAPITAL)
24 SAC LLC
JOHN JAY SCOTT 
PLLC/LINKS HOLDING 
GROUP LLC
BLUEPRINT
SONORAN
LLC
(DEVELOPER:
BLUEPRINT
CAPITAL)
DOVE VALLEY PARKWAY
SONORAN DESERT DRIVE
RE &
ES INC
NORTH
VALLE
Y P
AR
K
WAY
HOLDINGS)
NORTH FOO
T
H
IL
L
S
D
RI
VE
B
R
O
N
C
O
BUTTE TRAIL
COMMIT
M
ENT
WA
Y
LEGEND
NORTH GATEWAY CORE
29TH AVENUE
OWNER:
DATE:
SHEET TITLE:
CHECKED BY:
DRAWN BY:
NORTH GATEWAY VILLAGE CORE 
REZONING APPLICATION (Z-27-24-2)
PHOENIX, ARIZONA
NORTH GATEWAY CORE 
ACREAGE INVESTORS LLC 
/ HARE INVESTMENTS LLC
6080 CENTER DR FL 6
LOS ANGELES CA USA 90045
DB / TM
AB
02/09/24 REZONING
APPLICATION
04/10/24 REZONING
APPLICATION
09/11/24 REZONING
APPLICATION
09/24/24 REZONING
APPLICATION
NOT FOR
CONSTRUCTION
901 EAST MADISON STREET
PHOENIX, AZ 85034
P 602.254.9600
NORTH
0
50
25
100
SCALE 1" = 50'
KIVA#: 23-1794  SDEV: 2300468 PAPP:  2307570  Q.S.: 56-22
THIS PROJECT CONSISTS OF A NEW 4-STORY, 344 UNIT
MULTIFAMILY RESIDENTIAL DEVELOPMENT THAT WILL BE
DEVELOPED IN A SINGLE PHASE. THE PROJECT WILL INCLUDE A
COMBINATION OF SURFACE PARKING, SOME OF WHICH WILL BE
TANDEM SPACES, AND INDIVIDUAL GARAGES DISTRIBUTED
THROUGHOUT THE PROPERTY. 29TH AVENUE IS THE PRIMARY
FRONTAGE AND WILL BE IMPROVED WITH A 5-FOOT WIDE
DETACHED SIDEWALK. THE STREETSCAPE WILL INCLUDE WELL
LANDSCAPED BUFFER ZONES & SHADE TREES. THE LEASING
OFFICE & MAIN RESIDENTIAL AMENITY SPACE ARE LOCATED AT
THE SOUTHWEST CORNER OF THE SUBJECT PROPERTY AND
ORIENTED TOWARD THE ADJACENT SKUNK CREEK WASH. A
10-FOOT WIDE SHARED USE PATH WILL BE CONSTRUCTED
ALONG THE EAST SIDE OF SKUNK CREEK WASH WITHIN AN
2 5 - F O O T
W I D E
P U B L I C
T R A I L
E A S E M E N T .
PROJECT DESCRIPTION
SITE PLAN DATA
VICINITY MAP
APN.:
204-11-002F
EXISTING ZONING: 
PCD (C-2 / CP M-R) & FH
PROPOSED ZONING:
C-2 HGT/WVR DNS/WVR & FH
OVERLAY: 
NORTH BLACK CANYON OVERLAY 
DISTRICT
GROSS AREA: 
12.9 AC (560,040 S.F.)
NET AREA: 
12.4 AC (533,368 S.F.)
NUMBER OF UNITS: 
344 UNITS
DENSITY: 
26.7 DU/AC (GROSS)
MAX. HEIGHT:
ALLOWED: 
4 STORIES / 48 FEET
PROPOSED:
4 STORIES / 48 FEET
LOT COVERAGE:
19.2% PROVIDED (102,642 SF OF TOTAL 
STRUCTURAL COVERAGE)
COMMON AREA:
REQUIRED:
5% (28,002 SF)
PROVIDED:
IMPROVED - 6% (33,602 SF)
PARKING SUMMARY:
REQUIRED:
1.5 SPACES PER DWELLING UNIT
TOTAL REQUIRED:
516 SPACES
PROVIDED:
SURFACE SPACES:
310
GARAGE :
59
TANDEM :
150
TOTAL PARKING:
519 SPACES
GROSS AREA: 
7.3 AC (316,887 S.F.)
NET AREA: 
7.3 AC (316,887 S.F.)
NUMBER OF UNITS: 
381 UNITS (MAX.) OR COMMERCIAL
SQUARE FOOTAGE PER C-2
INTENSITY/DENSITY: 
52.20 (MAX. WITH PRD BONUS)
MAX. HEIGHT:
ALLOWED: 
4 STORIES / 48 FEET
PROPOSED: 
TO BE DETERMINED
LOT COVERAGE:
PER C-2 ZONING
PARKING SUMMARY:
TO BE DETERMINED
DOVE VALLEY RD
SITE
FUTURE 29TH AVE
SONORAN DESERT DR
CAREFREE HWY
INTERSTATE 17
NORTH VALLEY
PKWY
PALOMA
PKWY
REZONING SITE
PLAN
SP-1
EAST PARCEL (MULTIFAMILY)
WEST PARCEL (FUTURE)
FULL PARCEL WITH MODIFIED PARCEL LINE SHOWN (N.T.S.)
2 9 T H AV E N U E
SKUNK CREEK WASH
1290.000’    N89°45’25”E
1290.008’    S89°32’42”W
662’    S0°15’15”E
667’    N0°15’15”W
PARCEL 204-11-002F
EAST PARCEL
(MULTIFAMILY)
NORTH GATEWAY CORE (N.T.S.) 
 
 
 
 
 
 
 
 
 
 
 
 
 
WEST PARCEL
(FUTURE 
PHASE)
ASSUMED 
PROPERTY LINE
PUBLIC TRAIL 
EASEMENTS
SK
FLOODWAY ZONE
AE
100 YEAR FLOOD
ZONE
6
6
3
3
3
6
6
5
4
34
(TANDEM)
3
5
10
10
12
12
13
12
12
12
13
12
10
18
11
11
6
6
19
12
13
13
12
12
12
2
13
13
3
4
11
34
(TANDEM)
32
(TANDEM)
50
(TANDEM)
SKUNK CREEK WASH
PROPERTY LINE
BUILDING A
FITNESS
GATED
ENTRY
POOL
AMENITY
AMENITY
OFFICE
BUILDING E
BUILDING D
BUILDING 
C
BUILDING 
B
BUILDING 
F
BUILDING 
G
AMENITY
COURT
TRASH & 
COMPACTOR
RIGHT-IN /
RIGHT-OUT
FULL
MOVEMENT
ACCESS
857.41’   N89°45’26”E
APN: 204-11-002U
OWNER: B/A NORTH VALLEY LLC
ZONING: C-2
APN: 204-11-003D
OWNER: W L GORE & 
ASSOCIATES INC
ZONING: CP / GCP
FUTURE
ACCESS TO
WL GORE
CAMPUS
APN: 204-11-002Z
OWNER: TTREZ AZ PHOENIX 29TH 
AVE DOVE VALLEY DEV LLC
ZONING: C-2
841.62’   S89°32’43”W
666.735’   N0°15’16”W
152.049’
S18°41’37”W
145.238’
S11°04’39”W
139.442’
S0°38’13”W
115.689’
S7°42’04”E
AMENITY
LOADING
LOADING
AMENITY
40’
R.O.W.
15’
PUE/SWE
N0°1
20’
S/B
S B
0
WE
14’
RAISED
MEDIAN
25’
20’
20’
20’
20’
26’
26’
26’
26’
12’ S/B
21’
10’
50’ PARKING
SETBACK
10’ MULTI USE 
TRAIL
100 YEAR FLOOD
ZONE
115.689’
S7°42’04”E
100 YEAR FLOOD
ZONE
FLOODWAY ZONE
AE
W
ASSUMED 
PROPERTY LINE
1
10’ SHARED USE 
PATH
PROPOSED FH 
ZONING BOUNDARY
GATED ENTRY
(INGRESS ONLY)
FENCE LINE
LIMITS OF PARKING 
CANOPY (TYP.)
LIMITS OF PARKING 
CANOPY (TYP.)
GATED ENTRY / 
EXIT
10’ LANDSCAPE 
AREA
5’ DETACHED 
SIDEWALK
PROPERTY LINE
2 9 T H AV E N U E
E A S T PA R C E L
26’
26’
26’
26’
20’ S/B
PROPERTY 
LINE
24’
24’
30’
FOC
25’ PUBLIC TRAIL
EASEMENT
10’ LS S/B
AMENI
EXISTING FH ZONING 
BOUNDARY
PROPOSED FH 
ZONING BOUNDARY
25’ PUBLIC TRAIL
EASEMENT
22’
109’

OWNER:
DATE:
SHEET TITLE:
NORTH GATEWAY VILLAGE CORE 
REZONING APPLICATION (Z-27-24-2)
PHOENIX, ARIZONA
NORTH GATEWAY CORE 
ACREAGE INVESTORS LLC 
/ HARE INVESTMENTS LLC
6080 CENTER DR FL 6
LOS ANGELES CA USA 90045
02/09/24 REZONING
APPLICATION
04/10/24 REZONING
APPLICATION
NOT FOR
CONSTRUCTION
901 EAST MADISON STREET
PHOENIX, AZ 85034
P 602.254.9600
REZONING SITE
PLAN
SP-1
REAR ELEVATION
FRONT ELEVATION
1ST FLOOR
1ST FLOOR
2ND FLOOR
2ND FLOOR
3RD FLOOR
3RD FLOOR
4TH FLOOR
4TH FLOOR
44’
44’
48’
48’
*Renderings are conceptual and subject to change through the design and submittal process.
*Renderings are conceptual and subject to change through the design and submittal process.
BUILDING HEIGHT
COLOR AND MATERIALS LEGEND
BUILDING STYLE
MODERN SPANISH COLONIAL REVIVAL
BOTTOM OF ROOF EAVES: 44-FEET
MEAN ROOF HEIGHT: 48-FEET
HIGHEST ROOF PEAK: 53-FEET
STUCCO
Tan
STUCCO
White
ROOF TILES
Charcoal
STONE
Desert Tan
WOOD 
Doors, Trim, Brackets
METAL 
Dark Saddle Brown
Doors, Trim, Accents
METAL 
Dusk Grey
Railings, Trim, Fixtures

OWNER:
DATE:
SHEET TITLE:
NORTH GATEWAY VILLAGE CORE 
REZONING APPLICATION (Z-27-24-2)
PHOENIX, ARIZONA
NORTH GATEWAY CORE 
ACREAGE INVESTORS LLC 
/ HARE INVESTMENTS LLC
6080 CENTER DR FL 6
LOS ANGELES CA USA 90045
02/09/24 REZONING
APPLICATION
04/10/24 REZONING
APPLICATION
NOT FOR
CONSTRUCTION
901 EAST MADISON STREET
PHOENIX, AZ 85034
P 602.254.9600
REZONING SITE
PLAN
SP-1
FRONT ELEVATION - PERSPECTIVE
*Renderings are conceptual and subject to change through the design and submittal process.