Attachment B - Staff Report - Z-123-23-3 revised.pdf

Staff Report: Z-123-23-3 
31st Street & Winchcomb Drive PUD 
May 28, 2025 
Paradise Valley Village Planning 
Committee Meeting Date: 
June 2, 2025 
Planning Commission Hearing Date: 
June 5, 2025 
Request From: 
R1-14 (One-Family Residence) (2.55 acres) 
Request To: 
PUD (Planned Unit Development) (2.55 acres) 
Proposed Use: 
Single-family residential 
Location: 
Approximately 330 feet north of the northwest 
corner of 31st Street and Winchcomb Drive 
Owner: 
Lumarpi, LLC c/o Maria Pilar Perez Alvarez 
Applicant: 
Representative: 
David Bruner, Circle Road Ventures, LLC 
J. Carlson, Espiritu Loci, Inc.
Staff Recommendation: 
Approval, subject to stipulations
General Plan Conformity 
General Plan Land Use Designation 
Residential 1 to 2 dwelling units per acre 
Street Classification 
Map Designation 
Winchcomb 
Drive 
Local 
0-foot north half street
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local 
conditions and surrounding neighborhoods. 
The PUD (Planned Unit Development) is consistent with adjacent land uses and will 
have a maximum density that is a reasonable level of increased intensity. The PUD is 
mostly consistent with R1-10 zoning standards and would therefore be respectful of 
local conditions and surrounding neighborhoods.  
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE; 
CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the acquisition of 
vacant, underutilized and blighted parcels for appropriate redevelopment, 
compatible with the adjacent neighborhood character and adopted 
area plans. 
ATTACHMENT B

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The subject site is currently a vacant parcel. The PUD will facilitate appropriate 
development of this parcel that is compatible with the single-family residential 
character of the surrounding neighborhood.  
 
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 PUD, as stipulated, and as required by the Phoenix Zoning Ordinance, will be 
required to provide tree shade along sidewalks. This will help to provide shade for 
pedestrians and bicyclists in and around the community for user comfort and will help 
to mitigate the urban heat island effect by covering hard surfaces, thus cooling the 
micro-climate around the vicinity.  
 
 
Applicable Plans, Overlays, and Initiatives 
Zero Waste PHX: See Background Item No. 9. 
 
Complete Streets Guiding Principles: See Background Item No. 10. 
 
Housing Phoenix Plan: See Background Item No. 11. 
 
Phoenix Climate Action Plan: See Background Item No. 12. 
 
Transportation Electrification Action Plan: See Background Item No. 13. 
 
Conservation Measures for New Development: See Background Item No. 14. 
 
Shade Phoenix Plan: See Background Item No. 15. 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
R1-14 
North 
Single-family residential 
R1-14 
South (across 
Winchcomb Drive) 
Single-family residential 
R1-10 
East 
School 
PUD 
West 
Single-family residential 
R1-14, R1-10

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Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 2.55 acres located approximately 330 feet north of the 
northwest corner of 31st Street and Winchcomb Drive from R1-14 (One-Family 
Residence) to PUD (Planned Unit Development) to allow single-family 
residential.  
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan Land Use Map Designation for the subject site is Residential 1 
to 2 dwelling units per acre. The PUD proposes to allow single-family residential 
with a maximum density of 3.14 dwelling units per acre, which is inconsistent with 
the General Plan Land Use Map designation; however, a General Plan 
Amendment is not required since the site is less than 10 acres in size. 
The General Plan Land Use Map designation to the north, west, and south is 
also Residential 1 to 2 dwelling units per acre. The General Plan Land Use Map 
designation to the east is Residential 5 to 10 dwelling units per acre. 
General Plan Land Use Map 
Source: Planning and Development Department

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SURROUNDING LAND USES AND ZONING 
3. 
The subject site is vacant land and is currently zoned R1-14 (One-Family 
Residence). To the north and west of the subject site is single-family residential, 
zoned R1-14 to the north, and R1-14 and R1-10 (Single-Family Residence 
District) to the west. To the south of the subject site, across Winchcomb Drive, is 
single-family residential, zoned R1-10. To the east of the subject site is a school, 
zoned PUD (Planned Unit Development).  
Zoning Sketch Map 
Source: Planning and Development Department 
PROPOSAL 
4. 
The proposal was developed utilizing the PUD zoning district. The Planned Unit 
Development (PUD) is intended to create a built environment that is superior to 
that produced by conventional zoning districts and design guidelines. Using a 
collaborative and comprehensive approach, an applicant authors and proposes 
standards and guidelines that are tailored to the context of a site on a case-by-
case basis. Where the PUD Development Narrative is silent on a requirement, 
the applicable Zoning Ordinance provisions will be applied.

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5. 
Land Use 
The PUD proposes uses as permitted in the R1-10 (Single-Family Residence 
District) zoning district. 
6. 
Development Standards 
The PUD proposes development standards generally consistent with the R1-10 
zoning district conventional development option, with the following deviations: 
• Minimum Lot Width 
The R1-10 zoning district conventional development option requires a 
minimum 75-foot lot width. The PUD proposes the two northern lots to be 
panhandle lots, which would require a minimum lot width of 20 feet. The 
PUD proposes to allow a minimum lot width of 20 feet for a maximum of 
two lots. 
• Maximum Density 
The R1-10 zoning district conventional development option allows a 
maximum density of 3.0 dwelling units per gross acre. The PUD proposes 
a maximum density of 3.14 dwelling units per gross acre to allow an eight-
lot subdivision. 
• Minimum Perimeter Building Setbacks 
The R1-10 zoning district conventional development option requires a 
minimum 15-foot building setback along a perimeter rear lot line for one-
story buildings, and a minimum 20-foot building setback along a perimeter 
rear lot line for two-story buildings. The PUD proposes to reduce the 
building setback by five feet along the northern property line to 10 feet for 
one-story buildings and 15 feet for two-story buildings. 
• Common Landscaped Setback Adjacent to Perimeter Streets 
The R1-10 zoning district conventional development option does not 
require a landscaped setback adjacent to perimeter streets. The PUD 
proposes a 10-foot minimum, 15-foot average landscaped setback 
adjacent to the perimeter street. 
• Minimum Interior Building Setbacks 
The R1-10 zoning district conventional development option requires a 
minimum three-foot building setback along interior side lot lines. The PUD 
proposes a minimum five-foot building setback along interior side lot lines. 
• Minimum Garage Setback 
The R1-10 zoning district conventional development option requires a 
minimum garage setback of 18 feet from the back of sidewalk for front-
loaded garages. The PUD proposes to have no sidewalks within the 
subdivision; thus, the PUD proposes to measure the 18-foot garage 
setback from the edge of pavement of the street for front-loaded garages.

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• Fences/Walls 
The Phoenix Zoning Ordinance allows a maximum height of six feet for 
fences or freestanding walls within or bounding a required rear or side 
yard for residence zoning districts. The PUD proposes to allow a 
maximum height of eight feet for fences or freestanding walls along the 
north and east perimeter of the subdivision.  
• Shade 
The Phoenix Zoning Ordinance requires pedestrian walkways and 
sidewalks to be shaded a minimum of 50 percent. The PUD proposes 
zero percent sidewalk shade. PUDs are intended to provide superior 
standards that go above and beyond minimum Zoning Ordinance 
requirements, and zero percent shade is also in conflict with plans and 
policies adopted by the City Council to address citywide shade and 
pedestrian comfort, including the Complete Streets Guiding Principles and 
the Shade Phoenix Plan; thus, staff is not supportive of zero percent 
shade. Staff recommends a minimum of 50 percent shade. This is 
addressed in Stipulation No. 1.c. 
 
Staff recommends a technical correction to change the “Auto Court Drive” title in 
the Development Standards Table to “Street Standards (Internal)” to be 
consistent with the language in the row above it and the Zoning Ordinance. This 
is addressed in Stipulation No. 1.d. 
Staff recommends a technical correction in the “Parking Standards” section to 
replace a “should” statement with a “shall” statement, since the development 
standards in a PUD are regulatory rather than optional. This is addressed in 
Stipulation No. 1.e. 
Staff recommends removing the reference to mitigating noise as the rationale for 
allowing an eight-foot-tall wall along the north and east perimeter of the 
subdivision in the “Fences/Walls” section, since a noise study would be required, 
and the wall would have stricter construction requirements in order to justify 
mitigating noise. This is addressed in Stipulation No. 1.h. 
7. 
Landscape Standards 
The PUD proposes that the builder install front yard, rear yard, side yard, and 
street side yard landscaping. Front yard landscaping of individual lots would 
include a minimum of one, minimum two-inch caliper, large canopy tree and a 
minimum of 50 percent live coverage. The rear and side yard landscaping of 
individual lots would include a minimum of two, two-inch caliper trees and a 
minimum of 50 percent live coverage limited to the interior building setback area 
of each lot. The two southern lots, adjacent to Winchcomb Drive, would include a

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minimum 15-foot landscape setback along Winchcomb Drive, planted with a 
minimum of four, minimum two-inch caliper, large canopy, trees on each side of 
the subdivision access, for a total of eight trees to provide sidewalk shade 
coverage, and a minimum of 50 percent live coverage. The PUD also proposes 
that the property owner record documents that disclose to purchasers of property 
within the development homeowner responsibility of landscape maintenance on 
their lot in accordance with the requirements of the PUD, and that the CC&Rs 
include a statement that the homeowner is responsible for maintaining required 
landscaping as required by the PUD, since the landscaping would be on the 
individual lots of the subdivision, rather than in tracts. 
The PUD proposes rear and side yard landscaping of the individual lots of the 
subdivision to be installed by the builder and limits the live coverage to the 
minimum interior building setback areas of each lot. Detached accessory 
structures can be built at a minimum three-foot building setback from the side 
and rear property lines rather than being limited to the building envelope. Staff 
recommends this language be revised to limit the live coverage to a minimum 
five-foot-wide landscape area along the side and rear property lines of each 
individual lot, so that the future homeowners are not limited to the buildable area 
for detached accessory structures. This is addressed in Stipulation No. 1.f. 
Staff recommends a technical correction to the “Landscaped Setback 
Landscape” row in the Landscape Standards Table to replace “consistent with 
the neighborhood context” in the last paragraph with “consistent with a 
pedestrian environment”. This is the standard language used on all rezoning 
cases and ensures that pedestrian comfort is still addressed with the alternative 
design solution for shading. This is addressed in Stipulation No. 1.g. 
8. 
Design Standards 
The PUD proposes to modify design guidelines from Section 507 Tab A of the 
Phoenix Zoning Ordinance, which are the City-wide Design Review Guidelines. 
The following is a summary of the modifications proposed: 
• Allowing on-site salvaged landscaping to be planted on another property, 
rather than replanting it on-site. 
o Staff recommends deleting all the design guidelines in the PUD 
that allow salvaged landscape to be replanted on another property, 
as the rationale for this design guideline is that “healthy non-native 
plant material contributes to the historical context and 
neighborhood identity of an area and is a resource that provides 
shade and screening which would take years to replace”. This is 
addressed in Stipulation No. 1.i.

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• Allowing the landscape setback adjacent to Winchcomb Drive to utilize 
the entire area for retention (rather than only 50 percent of the landscape 
setback area being allowed as retention). 
• Allowing landscape setback areas used for retention to have side slopes 
greater than 4:1 when stabilized with vegetation, boulders, a wall, or other 
measures (rather than a maximum slope of 4:1). 
• Low water use plants that reflect and enhance the image of the Sonoran 
Desert to be originally installed by the builder in required landscape 
setback and front yard areas (rather than generally used throughout the 
entire development at all times). 
• Allowing a wall, hedge row, or other similar measure as an acceptable 
transition of landscape material where different oasis and arid landscape 
themes are proposed among adjacent uses. 
• Any proposed landscape treatment originally installed by the builder in a 
required landscape setback area must be compatible with and relate to 
any established distinctive character in the surrounding context area 
(rather than all landscape treatment to be compatible with and relate to 
any established distinctive character in the surrounding context area). 
• Requiring zero percent tree shade adjacent to public and private 
walkways (rather than 50 percent shade and a minimum canopy 
clearance of six feet eight inches). 
o Staff recommends deleing this design guideline and keeping it per 
the minimum Zoning Ordinance standard of 50 percent shade. 
PUDs are intended to provide superior development standards that 
go above and beyond minimum Zoning Ordinance standards. By 
proposing zero percent shade, this PUD is not going above and 
beyond minimum Zoning Ordinance standards. Additionally, zero 
percent shade is in conflict with plans and policies that the City 
Council has adopted to further citywide shade and pedestrian 
comfort, including the Complete Streets Guiding Principles and the 
Shade Phoenix Plan. Additionally, this design guideline in the 
Zoning Ordinance has a minimum vertical canopy clearance from 
the sidewalk that would not be addressed in the PUD if modified as 
proposed. This is addressed in Stipulation No. 1.i.  
• Allowing an auto court cluster subdivision with a maximum of eight 
dwelling units (rather than six dwelling units). 
• Allowing the shared driveway within the auto-court cluster to be a 
maximum of 200 feet in length (rather than 150 feet in length).

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• Allowing the three required parking spaces for each unit in the cluster to 
be located on the driveway of a lot or on the shared driveway or private 
accessway of the cluster if sufficient space is provided (rather than one 
parking space per unit being non-exclusive located within 150 feet of the 
cluster, measured from the curbline at the intersection with the public 
street or private accessway to the termination of the shared drive). 
• Allowing security lighting internal to the cluster to be from light fixtures on 
the front elevation of each home, or landscape lighting in the front yard 
(rather than common lighting to illuminate common areas, define driveway 
locations and provide a level of safety for residents in the cluster). 
o Staff recommends deleting this design guideline, Auto Court 
Cluster Guideline 7.11 on page 16 of the PUD, as the rationale for 
this design guideline in the Zoning Ordinance is that “lighting 
internal to the cluster is necessary to illuminate common areas, 
define driveway locations and provide a level of security for 
residents in the cluster”. Common lighting cannot be turned off 
throughout the night, whereas private light fixtures on the front 
elevations of a home or landscape lighting in private yards can be 
turned off throughout the night by the homeowner and thus, can 
reduce the level of safety and reduce the illumination of common 
areas and driveway locations. This is addressed in Stipulation No. 
1.i. 
• Stating that all other design guidelines in Section 507 Tab A of the 
Phoenix Zoning Ordinance do not apply (rather than the design guidelines 
being applicable on a case-by-case basis based on the site plan 
submitted at the time of site plan review). 
o The City-wide Design Review Guidelines in the Phoenix Zoning 
Ordinance are reviewed on a case-by-case basis and may or may 
not be applicable, based on the site plan that is submitted at the 
time of site plan review. Since the site plan could change between 
the rezoning process and the site plan review process, staff 
recommends that the design guidelines in the PUD which state 
“not applicable” are deleted. This is addressed in Stipulation No. 
1.i. 
Staff recommends deleting the Auto Court Cluster Guideline 7.10 on page 16 of 
the PUD, as the proposed language is not any different from the existing 
language in the Zoning Ordinance. This is addressed in Stipulation No. 1.i.

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Staff recommends deleting the reference to the Single-Family Design Review on 
page 15 of the PUD that removes the applicability of Single-Family Detached 
Design Review. Single-Family Detached Design Review is applicable on a case-
by-case basis and would be applicable if a certain subdivision design was 
proposed at the time of site plan review. This is addressed in Stipulation No. 1.i. 
The PUD also proposes elevating three design guidelines from Section 507 Tab 
A of the Phoenix Zoning Ordinance from a Presumption (P) to a Requirement (R) 
or (R*), including: 
• Subdivision walls adjacent to a perimeter street to have a finished 
appearance. 
• Minimum length of driveways, width of garage doors, and distance of the 
garage door from the back of sidewalk (or curb, if no sidewalk) for 
additional parking provided internal to the cluster. 
• Trash and recycle container locations to be clearly illustrated on the site 
plan. 
In the “Modified Design Guidelines” and “Elevated Design Guidelines” sections, 
staff recommends a technical correction to remove the “A” before the section 
number referenced in each sub-header, since the section reference is “Section 
507 Tab A” and the section number should begin with II rather than A. This is 
addressed in Stipulation No. 1.j.  
The PUD also proposes additional design guidelines, including: 
• The building elevations to be in general conformance with those included 
in Exhibit 4 – Home Elevations. 
• The homes to include complementary massing, colors, materials, and 
detailing in general conformance with those included in Exhibit 4 – Home 
Elevations. 
• A minimum of two different materials to be included on the front elevations 
in general conformance with those included in Exhibit 4 – Home 
Elevations. 
• The front entry of homes to be visible from the auto court drive. 
• The garage door finish to be elevated with wood, glass, or architectural 
embellishments.  
• A minimum of two light fixtures to be installed on the front elevation of 
each home or landscape lighting in the front yard. 
• Considering to include lower flow plumbing fixtures in homes. 
• Considering to include dual-glazed windows on homes.

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• Pedestrian pathways to be constructed of concrete, decorative pavers, or 
stamped or colored concrete, where they cross a vehicular path, in order 
to be visually contrasting. 
• Considerations for green stormwater infrastructure and water consumption 
measures. 
To clarify that these design guidelines follow the same implementation as the 
Section 507 Tab A design guidelines in the Phoenix Zoning Ordinance, staff 
recommends that a sentence be added in the beginning of the section, which 
states that the design guidelines will follow the same implementation as Section 
507 Tab A. This is addressed in Stipulation No. 1.k. 
City Council has directed City staff to apply green stormwater infrastructure (GSI) 
and water consumption stipulations as standard stipulations / requirements on all 
rezoning cases, in relation to the Phoenix Climate Action Plan and the 
Conservation Measures for New Development policy that were adopted by the 
City Council. Since the PUD proposes these standards as Considerations (C) in 
the “Additional Design Guidelines” section, staff recommends these all be 
changed to a Requirement (R), except for the GSI standard, which should be 
changed to a (T) for a technical requirement, since it is more technical in nature. 
Staff recommends number 14, regarding the restriction of natural turf in the side 
and rear yards, remain as a consideration as restrictions on turf exist for the front 
yard and area adjacent to Winchcomb Drive. Additionally, staff recommends 
adding language at the end of some of these standards which state that it would 
be as approved by the Planning and Development Department and/or Water 
Services Department, which is the standard stipulation language used on all 
other rezoning cases. This is addressed in Stipulation No. 1.l. 
Staff recommends that the GSI and water consumption measures also be 
summarized in the Sustainability section of the PUD. This is addressed in 
Stipulation No. 1.m. 
In the Exhibits section of the PUD, the “Building Setbacks” exhibit incorrectly 
depicts the interior front lot line for the two lots directly south of the two northern 
lots. Staff recommends the labels be modified to depict the correct legal lot lines, 
based on the lot orientation and Zoning Ordinance definitions. This is addressed 
in Stipulation No. 1.n.  
PLANS, OVERLAYS, AND INITATIVES 
9. 
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

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Phoenix Zoning Ordinance establishes standards to encourage the provision of 
recycling containers for multifamily, commercial, and mixed-use developments 
meeting certain criteria. The applicant indicated in their submittal materials that 
proposal will make use of existing City waste and recycling management 
processes. Additionally, recycling service is provided by the City of Phoenix to 
single-family residential developments.  
10. 
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. In order to further these guiding 
principles, including for pedestrian comfort, staff is recommending the PUD be 
revised to require a minimum of 50 percent shade along the public sidewalk, 
which is the minimum Zoning Ordinance standard, and that if there are any utility 
conflicts for tree plantings, the developer work with the Planning and 
Development Department on an alternative design solution consistent with a 
pedestrian environment. Additionally, the PUD proposes a minimum five-foot-
wide attached sidewalk along Winchcomb Drive and landscaping adjacent to the 
sidewalk. This is addressed in Stipulation Nos. 1.c, 1.g, and 1.i. 
11. 
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 proposed development 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. 
12. 
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 (GI) and Low Impact Development Details for 
Alternative Stormwater Management to benefit the environment, promote water 
conservation, reduce urban heat, improve the public health, and create additional

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green spaces. In order to achieve this goal, the City Council has directed City 
staff to include green stormwater infrastructure (GSI) stipulations as a standard 
stipulation on all rezoning cases; therefore, staff is recommending that the PUD 
be revised to change the green stormwater infrastructure design guideline in the 
PUD from a Consideration (C) to a technical requirement (T). This is addressed 
in Stipulation Nos. 1.i and 1.m. 
13. 
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. This is addressed in the PUD, which 
proposes each lot to include an EV Capable space, which may be located within 
the garage. Staff recommends a technical correction to replace a “should” 
statement with a “shall” statement for the EV Capable space requirement, since it 
is a regulatory section of the PUD. This is addressed in Stipulation No. 1.e. 
14. 
Conservation Measures for New Development  
In June 2023, the Phoenix City Council adopted the Conservation Measures for 
New Development policy as part of a resolution addressing the future water 
consumption of new development (Resolution 22129). This resolution addresses 
the future water consumption of new development to support one of the City’s 
Five Core Values in the General Plan which calls for Phoenix to “Build the 
Sustainable Desert City”. The Conservation Measures for New Development 
policy includes direction to develop standards for consideration as stipulations for 
all rezoning cases that will address best practices related to water usage in nine 
specific categories. In order to achieve this, City Council directed City staff to 
include water consumption stipulations as standard stipulations on all rezoning 
cases in order to reduce water consumption citywide; therefore, staff 
recommends that the water consumption measures in the Design Guidelines 
section of the PUD be changed from a Consideration (C) to a Requirement (R) 
and that the measures be added to the Sustainability section. Additionally, staff 
recommends some technical corrections to add language at the end of some of 
the water consumption measures to state that it is as approved by the Planning 
and Development Department and/or the Water Services Department, which is

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the standard language used on all rezoning cases. This is addressed in 
Stipulation No. 1.l and 1.m. 
15. 
Shade Phoenix Plan 
In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan. 
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the 
City to improve health and quality of life. Investing in shade can address the 
urban heat island effect, clean the air, preserve Sonoran vegetation, and prevent 
health complications related to prolonged exposure to heat. The Shade Phoenix 
Plan provides numerous strategies to increase shade including expanding and 
maintaining existing shade, strengthening tree code enforcement, and developing
shade stipulations in rezoning cases. In order to further this plan, staff 
recommends that the PUD be revised to require a minimum of 50 percent tree 
shade along the sidewalk, which is the minimum Phoenix Zoning Ordinance 
requirement, and to address pedestrian comfort with an alternative design 
solution if there are utility conflicts with tree plantings. This is addressed in 
Stipulation Nos. 1.c. and 1.g. 
COMMUNITY INPUT SUMMARY 
16. 
At the time this staff report was written, 10 letters of opposition, three letters with 
concerns, one letter of support, and a petition of support with 38 signatures had 
been received. Concerns shared included density, lot widths, building heights, 
property values, traffic, parking, pedestrian safety, crime, infrastructure capacity, 
public safety capacity, noise, light pollution, architectural compatibility, short-term 
rentals, and flooding.  
INTERDEPARTMENTAL COMMENTS 
17. 
Street Transportation Department 
The Street Transportation Department requested the following: 
• That minimum 5-foot-wide sidewalks be provided along all streets. 
• That minimum 75 percent shade be provided along public sidewalks. 
• That a minimum of 25 feet of right-of-way be dedicated for the north side 
of Winchcomb Drive, adjacent to the development. 
• That a curved radius street connection between 31st Street and 
Winchcomb Drive be dedicated and constructed. 
• That the developer coordinate with the owner of the adjacent parcel to the 
east (APN 214-55-972) to dedicate sufficient right-of-way to accommodate 
construction of the curved radius street connection at 31st Street and 
Winchcomb Drive. 
• That all unused driveways and broken or out-of-grade street 
improvements be replaced and all off-site improvements be upgraded to 
current ADA guidelines.

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Findings 
 
1. 
The PUD is compatible with the adjacent land uses and density. 
2. 
The PUD will develop an underutilized property and, as stipulated, will provide a 
high quality single-family residential development which will help alleviate the 
housing shortage in Phoenix.  
• That all streets be constructed with all required elements and to ADA 
requirements. 
The Street Transportation Department initially requested 75 percent shade for 
public sidewalks, which is the citywide standard used on all public sidewalks for 
all rezoning cases. The Street Transportation Department agreed to reduce the 
shade requirement to 50 percent for this site; however, the PUD proposes to 
reduce the shade requirement to zero percent. Fifty percent shade for sidewalks 
is the minimum Zoning Ordinance standard. Thus, staff recommends that the 
PUD be revised to require a minimum of 50 percent tree shade along sidewalks, 
and to address pedestrian comfort with an alternative design solution if there are 
utility conflicts with tree plantings. 
These are addressed in Stipulation Nos. 1.c, 1.g. and 2 through 6. 
OTHER 
18. 
The developer shall provide a hydraulic/hydrologic analysis of offsite storm water 
flows, when present, at the time of preliminary site plan submittal for verification 
of required infrastructure in regard to lot space and density. 
19. 
The site has not been identified as being archeologically sensitive. However, in 
the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within a 33-foot radius of the discovery 
and the City of Phoenix Archaeology Office must be notified immediately and 
allowed time to properly assess the materials. This is addressed in Stipulation 
No. 7. 
20. 
Staff has not received a completed form for the Waiver of Claims for Diminution 
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required 
by the rezoning application process. Therefore, a stipulation has been added to 
require the form be completed and submitted prior to final site plan approval. This 
is addressed in Stipulation No. 8. 
21. 
Development and use of the site 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-123-23-3 
May 28, 2025 
Page 16 of 18 
 
3. 
The PUD landscaping and planting standards are above the minimum required 
standards for a conventional subdivision and will enhance compatibility with the 
neighboring area. 
 
Stipulations 
 
1. 
An updated Development Narrative for the 31st Street & Winchcomb Drive 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 
Development Narrative date stamped April 15, 2025, as modified by the following 
stipulations: 
 
 
 
a. 
Front Cover: Revise the submittal date information to add the following: 
City Council Adopted: [Add adoption date]. 
 
 
 
 
b. 
Front Cover: Replace “4th Submittal” with “Hearing Draft” and update the 
date to April 15, 2025. 
 
 
 
 
c. 
Page 11, Development Standards Table, Street Standards, Sidewalk 
Tree Shade Coverage: Replace “0%” with “50%”. 
 
 
 
 
d. 
Page 11, Development Standards Table, Auto Court Drive: Replace 
“Auto Court Drive” with “Street Standards (internal)”. 
 
 
 
 
e. 
Page 11, Development Standards, PUD Parking Standards: Replace 
“should” with “shall”. 
 
 
 
 
f. 
Page 12, Development Standards, Landscape Standards Table, 
Rear/Side Yard Landscape of Individual Lots: Replace “; live coverage 
area is limited to the minimum interior building setbacks area of each lot 
and excludes hardscape, pool, space, and turf areas” with “, planted 
within a 5-foot-wide landscape area along the side and rear property 
lines of each individual lot”. 
 
 
 
 
g. 
Page 12, Development Standards, Landscape Standards Table, 
Landscaped Setback Landscape: Replace “with the neighborhood 
context” with “with a pedestrian environment”. 
 
 
 
 
h. 
Page 13, Development Standards, Fences/Walls: Delete “when 
mitigating noise from a school or neighboring property, particularly”. 
 
 
 
 
i. 
Pages 14 – 16, Design Guidelines, Modified Design Guidelines: Delete 
the following design guidelines: A.II.A.1.1, A.II.A.2.4, A.II.A.3.1.1,

Staff Report: Z-123-23-3 
May 28, 2025 
Page 17 of 18 
 
A.II.A.3.1.6, A.II.A.3.1.8, A.II.A.3.1.10, A.II.A.3.1.14, A.II.A.3.1.16, 
A.II.A.4, A.II.A.5, A.II.A.6, A.II.A.9, A.II.B, A.II.C.2.4, A.II.C.3, A.II.C.6.1, 
A.II.C.7.10, A.II.C.7.11, and A.II.C.8. 
 
 
 
 
j. 
Pages 14 – 17, Design Guidelines, Modified Design Guidelines and 
Elevated Design Guidelines: Delete “A.” before the section number for 
each section header of modified and elevated Section 507 Tab A design 
guidelines.  
 
 
 
 
k. 
Page 17, Design Guidelines, Additional Design Guidelines: Add the 
following after the first sentence: “The design review guidelines indicated 
with the markers (R), (R*), (P), (T), and (C) shall be applied and enforced 
in the same manner as indicated in Section 507. Items not indicated with 
an (R), (R*), (P), (T), and (C) shall be treated as (R).” 
 
 
 
 
l. 
Page 18, Design Guidelines, Additional Design Guidelines: Replace (C) 
with (T) for #10, replace “(C)” with “(R)” for #11-13, 15 -16, replace 
“should” with “shall” for #10-13, 15-16, add “, as approved or modified by 
the Planning and Development Department” at the end of the first 
sentence of #10, add “, as approved by the Planning and Development 
and Water Services departments” at the end of #11, add “as approved by 
the Planning and Development Department” at the end of #12, and add 
“as approved by the Planning and Development Department” at the end 
of the first sentence of #13. 
 
 
 
 
m. 
Page 21, Sustainability, Practices Enforceable By the City: Add the green 
stormwater infrastructure and water consumption measures (#10 – 16 of 
Additional Design Guidelines section) to the summary list of enforceable 
sustainability measures of the PUD. 
 
 
 
 
n. 
Page 48, Exhibits, Building Setbacks: Revise the setback labels for the 
east property line of Lot 3 and west property line of Lot 6 to differentiate 
the interior front and interior side setback. 
 
 
2. 
A minimum of 25 feet of right-of-way shall be dedicated for the north side of 
Winchcomb Drive, adjacent to the development, as approved by the Planning 
and Development Department. 
 
 
3. 
A curved radius street connection between 31st Street and Winchcomb Drive 
shall be dedicated and constructed, as approved by the Street Transportation 
Department.  
 
 
4. 
The developer shall coordinate with the owner of the adjacent parcel to the east 
(APN 214-55-972) to dedicate sufficient right-of-way to accommodate the curved

Staff Report: Z-123-23-3 
May 28, 2025 
Page 18 of 18 
 
radius street connection at 31st Street and Winchcomb Drive, as approved by 
the Street Transportation Department. 
 
 
5. 
Unused driveways shall be replaced with sidewalk, curb and gutter. Also, any 
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets shall 
be replaced and all off-site improvements shall be upgraded to be in compliance 
with current ADA guidelines. 
 
 
6. 
All streets within and adjacent to the development shall be constructed with 
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, 
landscaping, and other incidentals, as per plans approved by the Planning and 
Development Department. All improvements shall comply with all ADA 
accessibility standards.  
 
 
7. 
In the event archeological 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 Archeologist, and allow time for the 
Archeology Office to properly assess the materials. 
 
 
8. 
Prior to final site plan approval, the landowner shall execute a Proposition 207 
waiver of claims form. The waiver shall be recorded with the Maricopa County 
Recorder’s Office and delivered to the City to be included in the rezoning 
application file for record. 
 
Writer 
Adrian Zambrano 
May 28, 2025 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Zoning Sketch Map 
Aerial Sketch Map 
Site Plan date stamped August 23, 2024 
Elevations date stamped August 28, 2024 (2 pages) 
Community Correspondence (78 pages) 
31st Street & Winchcomb Drive PUD Development Narrative date stamped April 15, 
2025

¯
0
0.07
0.13
0.03
Miles
PARADISE VALLEY VILLAGE
COUNCIL DISTRICT: 3
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
2/13/2024
UNION HILLS DR
32ND ST
40TH ST
TATUM BLVD
SHEA BLVD
64TH ST
SCOTTSDALE RD
24TH ST
16TH ST
56TH ST
DEER VALLEY DR
SR 101
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
Z-150-07
Z-57-84
Z-78-87
Z-267-87
Z-30-96
*
*
*
*
*
R1-14
PUD
R-5
R1-10
R1-6
R1-6
R1-8
R1-10
R-2
R1-8
R1-6
R1-10
R1-10
R1-14
R1-10
ACOMA DR
30TH ST
HEARN RD
CLAI
RE DR
33RD ST
REDFIELD RD
31ST ST
CROCUS DR
WINC
H
CO
M
B DR
28TH
ST
29TH S
T
FRIESS DR
EV
AN
S DR
32ND ST
28TH WAY
GEL
D
IN
G
DR
34TH ST
30TH PL
32ND ST FRN
32ND PL
Z-123-23
Espiritu Loci Inc
Z-123-23
2.55 Acres
QS 33-34
L10
R1-14 ( 2.55 a.c.)
PUD ( 2.55 a.c.)
R1-14
PUD
5
8
N/A
N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-123-23.aprx
8/26/2024

¯
0
0.07
0.13
0.03
Miles
PARADISE VALLEY VILLAGE
COUNCIL DISTRICT: 3
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
2/13/2024
UNION HILLS DR
32ND ST
40TH ST
TATUM BLVD
SHEA BLVD
64TH ST
SCOTTSDALE RD
24TH ST
16TH ST
56TH ST
DEER VALLEY DR
SR 101
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
Z-150-07
Z-57-84
Z-78-87
Z-267-87
Z-30-96
*
*
*
*
*
R1-14
PUD
R-5
R1-10
R1-6
R1-6
R1-8
R1-10
R-2
R1-8
R1-6
R1-10
R1-10
R1-14
R1-10
ACOMA DR
30TH ST
HEARN RD
CLAI
RE DR
33RD ST
REDFIELD RD
31ST ST
CROCUS DR
WINC
H
CO
M
B DR
28TH
ST
29TH S
T
FRIESS DR
EV
AN
S DR
32ND ST
28TH WAY
GEL
D
IN
G
DR
34TH ST
30TH PL
32ND ST FRN
32ND PL
Z-123-23
Espiritu Loci Inc
Z-123-23
2.55 Acres
QS 33-34
L10
R1-14 ( 2.55 a.c.)
PUD ( 2.55 a.c.)
R1-14
PUD
5
8
N/A
N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-123-23.aprx
8/26/2024