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Staff Report Z-37-19-2
Desert Foothills PUD
May 13, 2020
General Plan Conformity
General Plan Land Use
Designation
Current: Preserve / 0 to 1 & 1 to 2 dwelling units per
acre, Parks/Open Space – Future 1 dwelling unit
per acre, Commerce/Business Park.
Proposed: Proposed (GPA-DV-2-19-2): Residential
2 to 3.5 dwelling units per acre, Residential 3.5 to 5
dwelling units per acre, Commerce/Business Park
Street Map
Classification
Central Avenue
Local
0 foot dedicate right-of way
Happy Valley
Road
Major Arterial
0-foot dedicated right-of-way
Yearling Road
Local
0-foot dedicated right-of-way
(County Road)
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Promote and encourage compatible development and redevelopment
with a mix of housing types in neighborhoods close to employment centers,
commercial areas, and where transit or transportation alternatives exist.
Deer Valley Village Planning
Committee Meeting Date
May 21, 2020
Planning Commission Hearing Date June 4, 2020
Request From:
S-1 (156.96 acres)
Request To:
PUD (156.96 acres)
Proposed Use
Planning Unit Development to allow single-family,
multifamily, retail, office, and commerce park
uses
Location
Northeast corner of Central Avenue and Happy
Valley Road
Owner
PAF Central, LLC
Applicant/ Representative
Law Office of David Cisiewski, PLLC
Staff Recommendation
Approval, subject to stipulations
Attachment B
Staff Report: Z-37-19-2
May 13, 2020
Page 2 of 19
The proposed residential development in Parcel 1 and Parcel 3 (refer to map on page 7)
will provide additional housing choices just north and east of the Deer Valley Major
Employment Center.
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; JOB CREATION
(EMPLOYERS); LAND USE PRINCIPLE: Support General Plan Land Use Map and
zoning changes that will facilitate the location of employment generating uses in
each of the designated employment centers.
The commercial and commerce park portion of the subject site (Parcel 2) will offer
employment opportunities and is located in close proximity to the Deer Valley Major
Employment Center.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; REDEVELOPED
BROWNFIELDS; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Promote new
development located on infill, previously developed, brownfield, and greyfield sites.
The proposal would allow the development of an underutilized parcel that was
contaminated by the previous user. Environmental remediation is underway. Parcel 2 has
use restrictions due to the contamination. ADEQ has conducted additional soils testing on
the site and Parcel 1 and Parcel 3 have been cleared for residential. The addition of the
proposed residential land use map designations allows for a mixture of residential uses
with lower residential density abutting county properties and higher residential density
abutting the Sonoran Preserve and Happy Valley Road to the southeast of the site. A large
portion of the site will retain the Commerce/Business Park designation.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; RIVERS, WASHES, &
WATERWAYS: Establish design and management standards for natural major
washes and connected open spaces that will allow preservation of the natural
ecological and hydrological systems of major washes while allowing for appropriate
public use.
The proposal includes the preservation of major washes that run through the site. The
open space proposed in Parcel 1 incorporates large natural wash areas ensuring water
flows are preserved. This large wash also serves as a natural buffer between the low
density residential proposed in parcel 1 and the commerce park uses proposed in Parcel 2.
A robust trail system is proposed that meanders through the natural wash areas.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE: LAND
USE PRINCIPLE: Plant drought tolerant vegetation and preserve existing mature trees in
new development and redevelopment.
The proposal includes robust, drought tolerant landscaping throughout the site. Plant
salvage will take place in an effort to preserve existing flora on the site.
Staff Report: Z-37-19-2
May 13, 2020
Page 3 of 19
Applicable Plans, Overlays and Initiatives
Tree and Shade Master Plan– see No. 7 below.
Complete Streets Guiding Principles– see No. 8 below.
Reimagine Phoenix Initiative– see No. 9 below.
Background/Issues/Analysis
1.
This request is to
rezone
approximately
156.96 acres
located at the
northeast corner
of Central Avenue
and Happy Valley
Road from S-1
(Farm or Ranch
Residence
District) to PUD
(Planned Unit
Development) to
allow single-
family,
multifamily, retail,
office, and
commerce park
uses.
Source: City of Phoenix Planning and Development Department
Staff Report: Z-37-19-2
May 13, 2020
Page 4 of 19
2.
The General Plan Land
Use Map designations
on the subject site
include Preserves / 0 to
1 & 1 to 2 dwelling units
per acre, Parks / Open
Space - Future 1
dwelling unit per acre,
and Commerce /
Business Park. The
proposal is not
consistent with portions
of the General Plan
Land Use Map. A
Companion General
Plan Amendment
application, GPA-2-DV-
19-2, is running
concurrently with this
case. Approval of this
request is contingent
upon the approval of the
General Plan
Amendment.
Source: City of phoenix Planning and Development Department
Source: City of Phoenix Planning and Development
Department
Staff Report: Z-37-19-2
May 13, 2020
Page 5 of 19
SITE CONDITIONS AND ANALYSIS
3.
The site consists of one parcel that was used as a rocket propulsion testing
facility in 1972 and was demolished in 2010. The site was annexed into the City
of Phoenix in 2001. At that time, the site was improved with a testing facility
campus with multiple buildings. The current S-1 zoning designation on the site
was established at the time of annexation through Rezoning Case No. Z-43-02.
Maricopa County historical aerials indicate that the site was developed around
1972 and subsequently cleared of all buildings around 2010. A Use Permit was
granted in 2017 through Case No. ZA-158-17-2 for an environmental
remediation facility, which is currently functioning on the site.
The City of Phoenix Office of Environmental Programs (OEP) is requiring the
applicant to disclose the existence of contaminants on the site and has
requested that the narrative include the environmental remediation reports
associated with the site. The reports shall be attachmented to the narrative in the
appendix of the document for ease of reference and to be included as part of the
City of Phoenix public record. The Arizona Department of Environmental Quality
ADEQ) is the regulatory agency overseeing the environmental remediation on
the site and the PUD contains the regulatory statement as well as the
Declaration of Environmental Use Resrictions (DEUR’s) for the site. Additional
soils teting was conductd on the site, which cleared Parcel 1 and Parcel 3 for
residential uses.
Source: Maricopa County Historic Aerials
Staff Report: Z-37-19-2
May 13, 2020
Page 6 of 19
4.
The site is currently vacant. There
are no structures located on the site
other than a ground water treatment
facility, twelve monitoring wells and
nine remediation wells connected by
an underground piping system. Soil
remediation has also taken place on
the site which has resulted in four
soil cap areas that are currently
secured by fencing.
PROPOSAL
5.
The proposal was developed utilizing the PUD zoning designation, which allows
an applicant to propose uses, development standards, and design guidelines for
a site. One of the goals of this process is to allow the applicant to develop
standards that respond to the surrounding environment more so than
conventional zoning districts allow. The end result is a site rezoned with
standards crafted specifically for the site. Where the PUD development Narrative
is silent on a requirement, the applicable Zoning Ordinance provisions will be
applied.
6.
Below is a summary of the proposed standards for the subject site as described
in the attached PUD Development Narrative date stamped April 24, 2020. The
proposed standards were designed to allow a mix of residential, commerce park
and commercial land uses. The proposal reflects the low density residential land
uses characteristic of this area on the northwest portion of the site and reflects
commerce park uses which are consistent with the underlying General Plan
Land Use Map designation on the south and east portions of the site. Multifamily
residential is also proposed on the southeast portion of the site, which will fulfill a
mixture of housing needs in the area.
Development standards and design guidelines were designed to meet or exceed
standards found in the R1-10 (Single-family Residence District), R-3 (Multifamily
Residence District, Commerce Park and C-1 (Neighborhood Retail) zoning
districts.
Source: RVI
Staff Report: Z-37-19-2
May 13, 2020
Page 7 of 19
Land Use
The
development is
broken into three
different districts
referred to as
Parcel 1, Parcel
2 and Parcel 3,
which have
unique land use
and development
standards.
Parcel 1 is
comprised of low
density single-
family
residential. A
special Use
Permit may be
obtained for 5-10
bed adult
daycare home,
churches,
construction
facilities, home
occupations, nondaily newspaper delivery service and public
assembly. Temporary uses may be obtained upon written request and
submission of an application and is contingent upon Section 708 of the City of
Phoenix Zoning Ordinance. Parcel 2 is a mix of commercial and commerce park
uses. The existing General Plan Land Use Map designation is consistent with
commerce park uses. The companion General Plans Amendment, Case No.
GPA-DV-2-19-2, reflects this as well. The narrative has provided a list of
prohibited uses that are not allowed due to environmental restriction, including
residential within Parcel 2. Parcel 3 is multifamily, which will provide additional
housing choices in a single-family dominated area.
Source: RVI
Staff Report: Z-37-19-2
May 13, 2020
Page 8 of 19
DEVELOPMENT STANDARDS
Parcel 1
Parcel 1 comprises the northern third of the property. It is within this district that
low density residential is proposed that provides a transition between Parcel 2
and the residential to the north of the site located within Maricopa County. The
Development Narrative proposes to follow R1-10 standards in Parcel 1.
Approximately 24 acres of open space are proposed within Parcel 1, which
allows for greater density within the district.
Development Standards
Parcel 1, Proposed Single-Family
Residential
Density (Maximum)
3.2 dwelling units per acre
Height (Maximum)
2 stories/30 feet
Lot area (Minimum)
5,000 square feet
Lot width (Minimum)
45 feet
Perimeter Building Setbacks
(Minimum)
Property Boundary
Side: 10 feet 1-story, 15 feet 2-story
Rear: 15 feet 1-story, 20 feet 2-story
Perimeter Streets: 15 feet average 10
feet minimum
Development Standards Parcel 1, Proposed Single-Family Residential
Interior Building
Setbacks (Minimum)
Front: 10 feet
Garage: 18 feet from back of sidewalk
Rear: None
Side (street): 10 feet, 5 feet with tract
Side (internal): 5 feet
Street Standards
Private Accessways
Landscape Setbacks (Minimum)
Perimeter Street:
15 feet average, 10 feet minimum
North Perimeter:
40 feet
Lot Coverage (Maximum)
50 percent
Common Open Space
(Minimum)
30 percent of net area
Staff Report: Z-37-19-2
May 13, 2020
Page 9 of 19
Parcel 2
The Commerce Park
District is located on
the central portion of
the subject site which
runs diagonally from
northeast to southwest
through the site. The
majority of the
monitoring well sites
are located within
Parcel 2. The
Development Narrative
describes this area as
an area that will
encourage a mixture of
commercial and
commerce park uses only. This is consistent with the land use
restrictions outlined in the Declaration of Environmental Use
Restrictions issued by ADEQ for this parcel. The commercial uses are intended
to be located in the southern end of Parcel 2 within 500 feet of Central Avenue
and Happy Valley Road. The uses permitted within Parcel 2 are consistent with
the C-1 and CP zoning districts.
Development
Standards
Parcel 2 (Proposed Commercial and Commerce
Park)
Height (Maximum)
56 feet, subject to step-backs
Lot coverage
(Maximum)
50 percent
Perimeter Building
Setbacks (Minimum)
Street Sides:
30 feet average
Adjacent to R1-10:
75 feet
Adjacent to R-3:
50 feet
Internal Building
Setbacks (Minimum)
Adjacent to streets-
20 feet
Not adjacent to streets-
10 feet
Landscape Setbacks
(Minimum)
Adjacent to streets:
20 feet
Source: RVI
Staff Report: Z-37-19-2
May 13, 2020
Page 10 of 19
Adjacent to R1-10:
30 feet
Adjacent to R-3:
30 feet
Internal adjacent to a street:
20 feet
Parcel 3
The proposed Multifamily Residential District is in the southeastern quarter of the
overall site with direct frontage onto Happy Valley Road through the Parcel 2
portion of the site. The vision for this district is a mixture of multifamily and
assisted living. This area is somewhat unique in that it is all in the hillside area
with a slope of 10 percent or greater as outlined in the slope analysis. This area
is categorized as hillside and shall be subject to the Hillside Development
Ordinance. The PUD shall follow hillside density standards for all hillside areas
with a slope of 10 percent or greater. The uses permitted in this district are
consistent with the R-3 zoning district with a list of permitted uses.
Development
Standards
Parcel 3 R-3 Proposed Multifamily Residential
Density (Maximum)
5 dwelling units per acre
Height (Maximum)
3 stories or 40 feet
Perimeter Building
Setbacks (Minimum)
Property Boundary: 15 feet
Public Streets: 20 feet
Interior Building
Setbacks:
Front: 10 feet
Garage: 18 feet from back of curb
Rear: None
Side, adjacent to street: 10 feet, 5 feet w/ tract
Side, not adjacent to street: 5 feet
Landscape Setbacks
(Minimum)
Adjacent to street:
10 feet
Lot Coverage
(Maximum)
45 percent
Common Area
(Minimum)
20 percent of gross area
Staff Report: Z-37-19-2
May 13, 2020
Page 11 of 19
The Development Narrative provides a setback exhibit for boundaries of Parcel
1, Parcel 2 and Parcel 3 as shown in the below graphic.
Building Setbacks
The Development Narrative proposes a 40-foot minimum building setback
adjacent to Yearling Road to the north of the site in an effort to create a buffer to
the low density residential to the north. A minimum 90-foot separation is
proposed between existing structures on Yearling Road and the proposed new
single-family residential. Dependent on the district, the building setback along
Central Avenue is either 15-feet or an average of 30-feet. The building setback
on the eastern boundary of the PUD along the Phoenix Sonoran Preserve is a
minimum of 65 feet as depicted on the setback exhibit above. There is no
access proposed to Central Foothills from Yearling Road, further restricting the
access to the arterial street. This is required through a streetscape design
guideline.
Source: RVI
Staff Report: Z-37-19-2
May 13, 2020
Page 12 of 19
In addition to perimeter building setbacks, interior setbacks have been provided
in all of the districts where commercial and residential are adjacent. In those
circumstances the Development Narrative proposed a minimum of 85-foot
minimum setback between Parcel 1 and Parcel 2 and a minimum 65-foot
setback between Parcel 2 and Parcel 3.
Landscape
The Development Narrative proposes landscaping consistent with current code
standards. All landscaping shall be supplied with an appropriate watering
system. Additionally, where a lot line, not on a street, abuts a residential zoning
district, there shall be evergreen trees planted 20 feet on center. Enhanced
landscape standards are proposed for Parcel 2 in an effort to buffer the more
intense uses form the abutting residential.
Shade
The Development Narrative proposes shade trees along all sidewalks at a
minimum density of 75 percent shade cover at maturity. Shade trees are also
proposed along pedestrian trails at a minimum density of 50 percent shade
cover at maturity. Shade trees and/or shade structures shall be provided at rest
areas within common open space areas and where benches and picnic tables
are located.
Walls and Fences
The Development Narrative
proposes several wall types.
Parcel 1 will include primary
and secondary theme walls,
partial view fencing, full view
fencing as well as a builder
wall. Parcel 2 shall
incorporate a perimeter
theme wall and builder wall.
Parcel 3 does not currently
propose any walls or
fencing. The illustration to
the right depicts wall types
referenced in this section.
Source: RVI
Staff Report: Z-37-19-2
May 13, 2020
Page 13 of 19
Parking
The Development Narrative proposed parking standards for Parcel 1, 2 and 3.
Parcel 1 shall require parking for single-family residential totaling two spaces per
one dwelling unit. Parcel 2 shall be based on City of Phoenix Zoning Ordinance
standards in Chapter 7 Section 702. Bicycle parking shall be required in Parcel
2. Parcel 3 shall provide 1.3 spaces per efficiency unit and 1.5 spaces per 1 or
2-bedroom units and 2 spaces per three or more bedroom units. For single-
family in Parcel 3, the developer shall provide 1.3 spaces per efficiency unit and
1.5 spaces per one and two-bedroom units and three spaces for three or more
bedroom units. For community resident centers in Parcel 3, one space shall be
provided per two resident beds.
Screening
The Development Narrative proposes screening consisting of a solid wall or
landscaping in residential districts when the lot serves any use, except single-
family units or a multifamily project of less than 16 units. Screening of parking
areas is also required in non-residential areas.
Lighting
The Development Narrative proposes all lighting shall conform to Section 23-100
out of the City Code, and Sections 704. A. and 507. Tab A. of the Zoning
Ordinance.
Design Guidelines
To ensure high quality
development, the
Development Narrative
includes standards that
exceed the Zoning
Ordinance. There are
standards that address
fences/walls, 35 percent
open space in Parcel 1
where 5 percent is required
by ordinance standards,
landscape buffering in Parcel
2 to protect the CP uses
from the abutting residential,
streetscapes,
trails/pathways, and
architecture. Architectural
design guidelines for Parcel
2 and Parcel 3 shall be
reviewed and approved by
the Planning Hearing Officer through the public hearing process
Staff Report: Z-37-19-2
May 13, 2020
Page 14 of 19
for stipulation modification prior to preliminary site plan approval. 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.
The Development Narrative proposes robust open space areas in Parcel 1 at 30
percent of the gross area. As proposed, this standard exceeds ordinance
requirements for R1-10 residential zoning district. R1-10 requires a minimum 5
percent of common area.
SIGNAGE
All signage within Parcel 1 shall be in conformance with Section 705 of the City
of Phoenix Zoning Ordinance with exceptions. All signage within Parcel 2 and
Parcel 3 shall be in conformance with Section 705 of the City of Phoenix Zoning
Ordinance.
SUSTAINABILITY
The Development Narrative proposes six sustainable development principles
that may be employed throughout the project.
Proposed sustainable development elements include utilizing industry
recognized sustainable construction practices; providing LED and/or low-level
lighting, high efficiency air conditioning units, pedestrian amenities, and shade
for parking lots and others public spaces.
AREA PLANS, OVERLAY DISTRICTS AND INITIATIVES
7.
Tree and Shade Master Plan
The Tree and Shade Master Plan has the goal of treating the urban forest as
infrastructure to ensure that trees are an integral part of the City’s planning and
development process. The proposal includes landscape and shade throughout
the development.
8.
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. The proposal includes safe
pedestrian walkways throughout the site.
COMMUNITY INPUT SUMMARY
9.
As of the writing of this report, staff has received 18 letters in opposition from
concerned property owners in regard to perchlorate contamination on the site,
the proposed residential density, the character of the area changing, an increase
in crime and traffic, further aqueduct contamination as a result of on-site
retention proposed on this site, cancer clusters appearing in existing home
Staff Report: Z-37-19-2
May 13, 2020
Page 15 of 19
owners to the north and prospective homeowners on the site (specifically thyroid
cancer), disruption of existing ground water remediation occurring on the site
and trespassing.
INTERDEPARTMENTAL COMMENTS
10.
The Street Transportation Department stipulations requires that the developer
dedicate right-of-way for Happy Valley Road (70 feet) and Central Avenue (40
feet). Additional stipulations require that the developer make dedications and
construct all streets per plans approved by the Planning and Development
Department and in compliance with ADA standards and to submit a Developer
Project Information Form for the MAG Transportation Improvement Program to
the Street Transportation Department
11. The Phoenix Fire Department has noted that they do not anticipate any
problems with this case and additional water supply may be required to meet the
required fire flow per the Phoenix Fire Code. The site and/or buildings shall
comply with the Phoenix Fire Code.
12. The City of Phoenix Floodplain Management division of the Public Works
Department has determined that this parcel is not in a Special Flood Hazard
Area (SFHA), but is located in a Shaded Zone X, on panel 1280 L of the Flood
Insurance Rate Maps (FIRM) dated January 29, 215.
13. The Water Services Department indicated that the subject site is surrounded
with existing water and sewer mains that can potentially serve the development.
14. The Parks and Recreation Department stipulations require that the developer
dedicate multi-use trail easements and construct multi use trails within the
easements and connect to the Phoenix Sonoran Preserve to the east of the site.
This is addressed in Stipulation No. 14.
15. The Public Works Department commented that the developers need to follow the
City of Phoenix’s current development standards for trash and recycling
collection.
16. The Community and Economic Development Department commented that they
are supportive of commerce/business park land uses at this location as this is a
future extension of a strong employment corridor that will be critical as Phoenix
continues to grow to the north. Site planning will also be important so that the
residential uses do not limit the business activity due to noise, truck activity, etc.
17. 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
Staff Report: Z-37-19-2
May 13, 2020
Page 16 of 19
City of Phoenix Archaeology Office must be notified immediately and allowed
time to properly assess the materials.
18. The subject site is located in the Deer Valley Airport traffic pattern airspace. The
Aviation Department requires the developer to record a Notice of Prospective
Purchasers of Proximity to the Deer Valley Airport and a no hazard
determination.
OTHER
24. As part of the Reimagine Phoenix initiative, the City of Phoenix is committed to
increasing the waste diversion rate to 40 percent by 2020 and to better manage
its solid waste resources. Section 716 of the Phoenix Zoning Ordinances
establishes standards to encourage the provision of recycling containers for
multifamily, commercial and mixed-use developments meeting certain criteria.
Recycling will be provided for single-family development. The PUD Development
Narrative does not address recycling provisions.
25. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements and
other formal actions may be required.
Findings
1.
The proposal is not consistent with the General Land Use Map designations of
Preserve / 0 to 1 & 1 to 2 dwelling units per acre and Parks/Open Space –
Future 1 dwelling units per acre on a portion of the site and the gross acreage of
this portion exceeds 10 acres, however a companion General Plan Amendment
request (GPA-DV-2-19-2) is being processed concurrently. If approved the site
will be consistent with the General Plan Land Use Map.
2.
The proposal includes development and landscaping standards and design
guidelines that exceed Zoning Ordinance standards in Parcel 2 in order to buffer
the CP/GCP uses from abutting residential.
3.
The proposed development will reuse a previously contaminated site that had
undergone extensive soils remediation. Groundwater remediation is ongoing.
ADEQ has found that Parcel 1 and 3 are cleared for residential development.
Parcel 2 restricts residential development.
Stipulations
1.
An updated Development Narrative for the Central Foothills PUD reflecting the
changes approved through this request shall be submitted to the Planning and
Development Department within 30 days of City Council approval of this
request. The updated Development Narrative shall be consistent with the
Staff Report: Z-37-19-2
May 13, 2020
Page 17 of 19
Development Narrative date stamped April 24, 2020 as modified by the
following stipulations:
a.
Page 18, attach ADEQ final report stating that those portions of the site
outside of the defined complex areas have not been environmentally
impacted by UPCO’s prior operations. Include report in appendix and
reference appendix on page 18.
2.
Conceptual site plans and elevations for Parcels 2 and 3 shall be reviewed and
approved by the Planning Hearing Officer through the public hearing process for
stipulation modification prior to preliminary site plan approval. 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.
3.
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.
4.
Right-of-way totaling 70 feet on the north side of Happy Valley Road shall be
dedicated for the full limits of the property, or as approved by the Street
Transportation Department.
5.
Right-of-way totaling 40 feet on the east side of Central Avenue shall be
dedicated for a minimum of 300 feet north of Happy Valley Road to
accommodate turn lanes, as approved by the Street Transportation Department.
Beyond 300 feet, the right-of-way may taper to 30 feet with a 10-foot sidewalk
easement, as approved by the Street Transportation Department.
6.
Right-of-way triangles shall be dedicated at all intersections at 25 feet by 25
feet, or as approved by the Planning and Development Department.
7.
The north half street of Happy Valley Road shall be constructed for the full limits
of the property, consistent with cross-section ‘A’, as approved by the Planning
and Development Department.
8.
Central Avenue shall be constructed consistent with the E-Section collector street
identified on the City of Phoenix Street Classification map, as approved by the
Street Transportation Department.
9.
The development is required to be in conformance to the City of Phoenix, Storm
Water Design Manual for all wash crossings of public and private streets. All
associated drainage easements shall be dedicated for operation and
maintenance purposes.
Staff Report: Z-37-19-2
May 13, 2020
Page 18 of 19
10. A Traffic Impact Study (TIS) shall be submitted to the City for this development.
No preliminary approval of plans shall be granted until the study has been
reviewed and approved by the City upon satisfactory resolutions of review
comments by the City staff. The developer must contact Transportation Planning
and Programming Division of Street Transportation Department (Attention: Mr.
Matthew Wilson, Traffic Engineer III, Phone Number: (602) 262-7580,
matthew.wilson@phoenix.gov) to set up a scoping meeting to discuss the
requirements for the study, prior to the preparation and submittal of the draft study.
No TIS reports will be accepted, unless the developer and/or its traffic engineer
consultant has discussed the TIS requirements with the Street Transportation
Department staff prior to its preparation.
11. Provide conduit and junction boxes at Central Avenue and Happy Valley Road for
future traffic signal equipment on the northeast corner of the intersection. The plan
is to be submitted to the Street Transportation Department (Zeke Rios, 602-256-
3409 or zeke.rios@phoenix.gov) or review and approval. Submittal will be made
as a separate document that shows the entire intersection with existing conduit
runs and junction boxes. The Developer will submit the approved plan to the Civil
Plans Coordinator as part of the civil engineering plan set. All work related to the
construction or reconstruction of the conduit runs and junction box installation
shall be the responsibility of the Developer.
12. Driveway access locations to Happy Valley Road shall be in conformance
with the Street Transportation Department Planning and Design policies for
median access, or as approved by the Street Transportation Department.
13. Development responsibility for off-site traffic improvements will be determined
through the Traffic Impact Study, as approved by the Street Transportation. Any
applicable escrow funding requirements must be provided prior to final site plan
approval, or as approved by the Planning and Development Department.
14. The applicant shall provide a minimum of one access point to the Phoenix
Sonoran Preserve regional trail system located in the northeast section of
Parcel 1, as approved by the Planning and Development Department.
15. The developer shall record a Notice to Prospective Purchasers of Proximity to
Airport in order to disclose the existence and operational characteristics of
Phoenix Deer Valley Airport (DVT) to future owners or tenants of the property as
approved by the Aviation Department.
16. The developer must file FAA Form 7460 and provide City FAA’s no hazard
determination prior to construction permit approval.
Staff Report: Z-37-19-2
May 13, 2020
Page 19 of 19
Writer
David Simmons
May 13, 2020
Team Leader
Samantha Keating
Exhibits
Sketch Map
Aerial
Central Foothills PUD Development Narrative date stamped April 24, 2020
ANX 422
Z-29-10
A-1
ANX 254
Z-99-08
ANX 441
Z-99-08
ANX 254
Z-43-02
Z-14-05
ANX 422
ANX 254
Z-43-02
Z-43-02
*
*
MARICOPA
*
*
*
MARICOPA
COUNTY
*
MARICOPA
COUNTY
*
COUNTY
*
S-1
RE-43
RE-43
S-1
MARICOPA
COUNTY
S-1
S-1
A-1
S-1
S-1
CP/GCP
PCD *
Z-117-04
HAPPY VALLEY RD
CENTRAL AVE
U
N
KNOW
N
1
1T
H ST
YEARLING RD
7T
H S
T
U
NN
A
MED
7TH AVE
Deer Valley
Airport Overlay
District (DVAO)
North Black Canyon
Corridor Plan
and Overlay District
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-37-19
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
156.96 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
PUD
CONVENTIONAL OPTION
157
PER NARRATIVE
* UNITS P.R.D. OPTION
N/A
PER NARRATIVE
PAF Central LLC
DATE:
6/28/2019
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 47-28
ZONING MAP
O-8
REQUESTED CHANGE:
FROM: S-1 (156.96 a.c.)
TO:
PUD (156.96 a.c.)
Document Path: \\one\pdd\Shared\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2019\Z-37-19.mxd
Z-37-19
0.2
0
0.2
0.1
Miles
ANX 422
Z-29-10
A-1
ANX 254
Z-99-08
ANX 441
Z-99-08
ANX 254
Z-43-02
Z-14-05
ANX 422
ANX 254
Z-43-02
Z-43-02
*
*
MARICOPA
*
*
*
MARICOPA
COUNTY
*
MARICOPA
COUNTY
*
COUNTY
*
S-1
RE-43
RE-43
S-1
MARICOPA
COUNTY
S-1
S-1
A-1
S-1
S-1
CP/GCP
PCD *
Z-117-04
HAPPY VALLEY RD
CENTRAL AVE
U
N
KNOW
N
1
1T
H ST
YEARLING RD
7T
H S
T
U
NN
A
MED
7TH AVE
Deer Valley
Airport Overlay
District (DVAO)
North Black Canyon
Corridor Plan
and Overlay District
Maricopa County Assessor's Office
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-37-19
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
156.96 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
PUD
CONVENTIONAL OPTION
157
PER NARRATIVE
* UNITS P.R.D. OPTION
N/A
PER NARRATIVE
PAF Central LLC
DATE:
6/28/2019
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 47-28
ZONING MAP
O-8
REQUESTED CHANGE:
FROM: S-1 (156.96 a.c.)
TO:
PUD (156.96 a.c.)
Document Path: \\one\pdd\Shared\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2019\Z-37-19.mxd
Z-37-19
0.2
0
0.2
0.1
Miles