Attachment B - Staff Report - Z-7-25-3.pdf

Staff Report Z-7-25-3 
May
, 2025
North Mountain Village Planning 
Committee Meeting Date:
May 21, 2025
Planning Commission Hearing Date:
June 5, 2025
Request From:
C-1 (Neighborhood Retail) (2.44 acres)
C-2 (Intermediate Commercial) (9.90 acres)
C-2 SP (Intermediate Commercial, Special
Permit) (0.03 acres)
Request To:
WU Code T5:5 (Walkable Urban Code, 
Transect 5:5) (12.37 acres)
Proposal:
Mixed Use, Multifamily Residential
Location:
Southwest corner of 19th Avenue and 
Dunlap Avenue
Owner:
City of Phoenix, Public Transit Department
Applicant:
City of Phoenix, Planning Commission
Representative: 
Jeff Stapleton, City of Phoenix, Community 
and Economic Development Department
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Commercial (7.21 acres)
and Industrial (5.16 acres)
Pending (GPA-NM-1-25-3): Mixed Use
Street Map Classification
19th Avenue
Major Arterial
43 to 58-foot
west half-street
Dunlap Avenue
Major Arterial
40 to 67-foot
south half-street
ATTACHMENT B

Staff Report: Z-7-25-3
May
, 2025
Page 2 of 18
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS, AND 
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 will facilitate the creation of housing opportunities adjacent to a light rail 
station (19th Avenue and Dunlap Avenue) and within one-half mile of the North 
Mountain Village Core, which will support light rail ridership.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN 
PRINCIPLE: Development should include convenient bicycle parking.
The proposal, as stipulated, includes bicycle facilities to encourage bicycling and 
transit use to leverage its proximity to the nearby light rail station. Features include 
secure bicycle parking for residents, convenient racks for guests, and a bicycle repair 
station.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix.
The proposal, as stipulated and as required by WU Code zoning, will provide shade 
along the public sidewalk, surface parking areas, and along a pedestrian paseo, 
which will improve pedestrian comfort within close proximity to light rail.
Applicable Plans, Overlays, and Initiatives
TOD Strategic Policy Framework: Background Item No. 4.
19North Transit Oriented Development Policy Plan: Background Item No. 5.
North Mountain Redevelopment Area Plan:  Background Item No. 6.
Community Safety Plan (CSP) Areas: Background Item No. 8.
Shade Phoenix Plan: Background Item No. 9.
Complete Streets Guidelines: Background Item No. 10.
Housing Phoenix Plan: Background Item No. 11.
Zero Waste PHX: Background Item No. 12.

Staff Report: Z-7-25-3
May
, 2025
Page 3 of 18
Climate Action Plan: Background Item No. 13.
Transportation Electrification Action Plan: Background Item No. 14.
Comprehensive Bicycle Master Plan: Background Item No. 15.
Conservation Measures for New Development: Background Item No. 16.
Monarch Butterfly Pledge: Background Item No. 17.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Park and Ride and Lot /
Light Rail Station
C-1 and C-2
Commercial uses
C-2 and C-2 SP
North (across Dunlap Avenue)
Convenience store and 
mobile home park
C-2 and R-2 SP
West 
School
IND PK
South
Multifamily residential
R4-A
East (across 19th Avenue)
Retail Center
PSC
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 2.44 acres of C-1 (Neighborhood Retail), 9.90 acres of C-
2 (Intermediate Commercial), and 0.03 acres of C-2 SP (Intermediate Commercial,
Special Permit) located at the southwest corner of 19th Avenue and Dunlap
Avenue to 12.37 acres of WU Code T5:5 (Walkable Urban Code, Transect 5:5) to
allow mixed use, multifamily residential. The existing Special Permit is for an auto
leasing rental facility.
The site is designated as a Neighborhood Center Place Type as identified in the 
Reinvent PHX Transit Oriented Development Strategic Policy Framework and 
includes a light rail station (Dunlap / 19th Avenue). The site is also approximately 
one-half mile east of the North Mountain Village Core. 
The eastern end of the subject site is currently serving as the park-and-ride lot for 
the Dunlap / 19th Avenue light rail station, while the west end of the site includes a 
commercial retail center. The entire site is owned by the City of Phoenix, and with 
the extension of the light rail to the Thelda Williams Transit Center, is considered

Staff Report: Z-7-25-3
May
, 2025
Page 4 of 18
for Proposal that will enable the site to be redeveloped in accordance with the WU
Code T5:5 zoning District and supporting stipulations.
SURROUNDING LAND USES AND ZONING
2.
To the north of the site, across Dunlap Avenue, is a gas station and convenience
store, zoned C-2 (Intermediate Commercial). To the west of the gas
station/convenience store is a mobile home park, which is zoned both C-2
(Intermediate Commercial) and R-2 SP (Multifamily Residence District, Special
Permit). To the west of the subject site is a school zoned IND PK (Industrial Park).
To the south of the site is multifamily residential zoned R-4A (Multifamily
Residence
General). To the east of the site, across 19th Avenue, is a retail
shopping center, zoned PSC (Planned Shopping Center District).
Aerial Imagery; Source: Phoenix Planning and Development Department

Staff Report: Z-7-25-3
May
, 2025
Page 5 of 18
GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use Map depicts the eastern end of the subject site as
Commercial while the western end of the site is designated as Industrial. These
designations are not consistent with the proposed zoning of the site. A companion
General Plan Amendment (GPA-NM-1-25-3), if approved, will change the land use
designation of the subject site to Mixed Use, which will support the proposed WU
Code T5:5 zoning.
The area to the north has a land use designation of Commercial and Residential 
15+ dwelling units per acre. The area to the west of site has a land use designation 
of Industrial. The designations south of the subject site are Industrial and 
Residential 10 to 15 dwelling units per acre. East of the subject site, across 19th 
Avenue, has a Commercial land use designation.
The subject site is also located approximately one-half mile east of the North 
Mountain Village Core. Since the 1980s, the village cores have been envisioned as 
the areas of greatest intensity. This concept remains central to the Connected 
Oasis vision contained in the 2025 Phoenix General Plan.
General Plan Land Use Map; Source: Planning and Development Department

Staff Report: Z-7-25-3
May
, 2025
Page 6 of 18
General Plan Land Use Map; Source: Planning and Development Department
4.
Transit Oriented Development Strategic Policy Framework:
The Transit Oriented Development Strategic 
General Plan. The framework identifies planning typologies to describe urban
environments. The subject site includes a light rail station and is designated as a
Neighborhood Center. The Neighborhood Center Place Type provides policy
support for two to four-story buildings with allowances for up to five stories when
certain incentive criteria are met. Stipulation No. 5 provides for a maximum allowed
height of 48 feet without the incentive and 56 feet with the incentive, making the
scale of the proposed zoning district consistent with this Place Type. The
Neighborhood Center Place Type also calls for a balance of commercial and
residential to create a neighborhood-scale retail destination; therefore, staff
recommends Stipulation No. 4, which requires a vertical mix of land uses and not
less than 5,000 square feet of non-residential use.
Light Rail
Primary 
Core
Secondary 
Core
Site

Staff Report: Z-7-25-3
May
, 2025
Page 7 of 18
Transit Oriented Development Strategic Policy Framework, Place Type Map Excerpt; Source: 
Planning and Development Department
5.
19North Transit Oriented Development Policy Plan:
The subject site is located within 19North TOD Planning Area. The policy plan for
the 19North TOD District provides a blueprint for fully achieving the transformative
potential of light rail in a sustainable manner. Changes advocated in the plan can
lower transportation costs for residents, create new business opportunities,
encourage active, healthy lifestyles, ensure Phoenix increases its competitive
advantage in the global marketplace, and improve prosperity by growing the
economy in locations with existing infrastructure and public services.
The 19North TOD District Plan anticipates walkable neighborhoods with active 
frontages and small block sizes. The WU Code requires active frontages along the 
street; however, the area along Dunlap, developed with the light rail station, may 
not technically be considered a street, rather it may be a separate property and in 
that case the WU Code frontage standards would not be required. Staff, therefore, 
recommends Stipulations No. 2 and 3, which will require the frontage adjacent to 
the light rail station be treated as a Primary Frontage and that the northern edge of 
Site

Staff Report: Z-7-25-3
May
, 2025
Page 8 of 18
the site be treated as a street frontage, with any build-to or setback lines being 
measured from the back of any access easements located between the north side 
of the future building and the light rail station. 
The site is also within the 19th and Dunlap Priority Area, which calls for the 
redevelopment of the areas immediately adjacent to the light rail station. The 
proposed rezone and its resulting redevelopment of the site implements the 
19North TOD District Plan in this regard.
6.
North Mountain Redevelopment Area Plan:
The North Mountain Redevelopment Area, adopted in 2013, examined the general
vicinity of the subject site. The study calls for a myriad of efforts to advance
economic development and quality of life in the area including recommendations in
support of the redevelopment of Metrocenter Mall, the expansion of high-capacity
transit, and the creation of alternative transportation infrastructure. The proposal for
WU Code zoning will support walkability and renewed economic vitality on an
otherwise underutilized site.
Study Boundary for the North Mountain Redevelopment; Source: Planning and Development 
Department

Staff Report: Z-7-25-3
May
, 2025
Page 9 of 18
PROPOSAL
7.
Development Plans
Development plans have not been prepared as this time. Once the subject
rezoning is approved, the City of Phoenix will release a Request for Proposal
Per recommended Stipulation No. 1, once a successful candidate has been
selected, and the preliminary site plan and elevations have been created, the
preliminary plans will be presented to the North Mountain Village Planning
Committee for review and comment prior to the approval of said plans.
It is anticipated that the proposed development will include the following elements:
Pedestrian paseo between the north building façade and light rail station,
extending to west end of the site along Dunlap Avenue;
Shaded sidewalks along 19th Avenue and Dunlap Avenue;
Vertical mixed use for development along the light rail and Plaza19;
Maximum height of 48 feet with an additional height bonus if affordable housing
is provided at a certain level;
Two access points to the site from Dunlap Avenue and one from 19th Avenue;
Access easement from Dunlap Avenue serving the apartment complex to the
south;
Retention of the existing bus stop on 19th Avenue, and the existing transit
station on Dunlap Avenue.
STUDIES AND POLICIES
8.
Community Safety Plan (CSP) Areas:
In 2022, the City Council approved two pilot projects to address community safety
through a multidepartment, collaborative manner leveraging technology as well as
community-based resources. The Neighborhood Services, Police, Street
Transportation, and Parks and Recreation departments, along with the Office of
together to improve the safety and quality of life along 19th Avenue, 27th Avenue,
Hatcher Road, and the I-17 freeway. To support these efforts, the Planning and
Development Department promotes Crime Prevention Through Environmental
Design (CPTED) principles to enhance neighborhood safety in these Community
Safety Plan areas. As stipulated and as required by the Walkable Urban Code, the
proposal will provide a detached sidewalk on 19th Avenue (Stipulation No. 13),
street frontages and activation adjacent to the light rail station and Plaza19
(Stipulations No. 2 through 4), and a shaded paseo.

Staff Report: Z-7-25-3
May
, 2025
Page 10 of 18
9.
Shade Phoenix Plan:
In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan.
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the City
to improve health and quality of life. Investing in shade can address the urban heat
island effect, clean the air, preserve Sonoran vegetation, and prevent health
complications related to prolonged exposure to heat. The Shade Phoenix Plan
provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and developing
shade stipulations in rezoning cases. These items are addressed through WU
Code standards and in Stipulations No. 10.b, 13, and 17.
10.
Complete Streets Guidelines:
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The Walkable Urban Code contains
design standards to implement the vision of the 19North TOD Policy Plan which is
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 the vision of creating a stronger and more vibrant Phoenix through increased
housing option
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 for multifamily
residential 
by 2030 and supports the plan s goals for affordable housing (Stipulation No. 5).
12.
Zero Waste PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero-
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial, and mixed-use developments
meeting certain criteria.
13.
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

Staff Report: Z-7-25-3
May
, 2025
Page 11 of 18
emissions reductions and resiliency goals from local operations and community 
activities as well as prepare for the impacts of climate change. This plan contains 
policy and initiatives regarding stationary energy, transportation, waste 
management, air quality, local food systems, heat, and water. Goal W2 (Water), 
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green 
Infrastructure (GI) and Low Impact Development Details for Alternative Stormwater 
Management to benefit the environment, promote water conservation, reduce 
urban heat, improve the public health, and create additional green spaces. 
This goal is addressed in Stipulation No. 18, which requires a minimum of two GI 
techniques for stormwater management to be implemented in this development.
14.
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 Stipulation No. 6.d, which requires electric receptacles for the 
charging of electric bicycles, and Stipulation No. 7, which requires five percent of 
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 development will provide bicycle parking per the requirements of
Section 1307.H of the Phoenix Zoning Ordinance, which would require all non-
residential uses to provide a minimum of one bicycle parking space per 25 vehicle
parking spaces, with a maximum of 25 spaces. Stipulation No. 6.a requires that all

Staff Report: Z-7-25-3
May
, 2025
Page 12 of 18
bicycle parking serving multifamily residential be within a secure area, while the 
number of bicycle parking spaces for residential guest parking is addressed in 
Stipulation No. 6.b. In addition, Stipulations 6.c and 10.e require a bicycle fix-it
station.
16.
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
Measures for New Development policy includes direction to develop standards for
consideration as stipulations for all rezoning cases that will address best practices
related to water usage in nine specific categories. This is addressed in Stipulations
No. 16 through 19, which includes the following:
Natural turf to only be utilized in required retention areas (at the bottom of
the basin, and only allowed on slopes if required for slope stabilization) and
functional turf areas;
Minimum 25% shade for surface parking areas;
Minimum of two green stormwater infrastructure (GSI) elements;
Participation in the Phoenix Water Efficiency Checkup Program.
17.
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. 20 addresses the planting of milkweed shrubs, or other
native nectar plant species, on the subject site.
COMMUNITY CORRESPONDENCE
18.
As of the writing of this report, staff has received two letters of opposition to the
request. Those in opposition cited compatibility, crime, and congestion.

Staff Report: Z-7-25-3
May
, 2025
Page 13 of 18
INTERDEPARTMENTAL COMMENTS
19.
The Public Transit Department requires that the existing bus pad located on
southbound 19th Avenue adjacent to the site be retained. This is addressed in
Stipulation No. 9.
20.
The Street Transportation Department requires that a vehicular and pedestrian
circulation plan be submitted prior to preliminary site plan review. This circulation
plan must incorporate certain aspects of the 19North Transit Oriented
Development Plan while demonstrating pedestrian safety, shade, vehicle loading,
pick-up, and drip-off, the minimization of potential conflicts between vehicles and
pedestrians, and bicycle infrastructure. In addition, the Street Transportation
Department requires that vehicular access to the site be limited to two access
points on Dunlap Avenue and one access point on 19th Avenue, in addition to
requiring an access easement along the western property line. The Street
Transportation Department also requires a six-foot wide detached sidewalk with
ten-foot landscape area and a minimum of 75% shade for 19th Avenue. In addition,
street improvements will follow specified standards and will include the
replacement of broken or unserviceable concrete and paving. These are
addressed in Stipulations No. 10 through 15.
OTHER
21.
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. 21.
22.
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. 22.
23.
Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements. Other
formal actions such as, but not limited to, zoning adjustments and abandonments
may be required.

Staff Report: Z-7-25-3
May
, 2025
Page 14 of 18
Findings
1.
The proposal is consistent with the proposed General Plan Land Use Map
designation of Mixed Use as outlined in the companion General Plan Amendment
case (GPA-NM-1-25-6).
2.
The proposal is consistent with the Neighborhood Place Type contained in the
Transit Oriented Development Strategic Policy Framework.
3.
The proposed zoning will facilitate the redevelopment of an underutilized site
adjacent to the Dunlap / 19th Avenue light rail station.
Stipulations
1.
The site plan and elevations shall be presented for review and comment to the
North Mountain Village Planning Committee prior to preliminary site plan approval.
2.
The frontage adjacent to Plaza19 and the light rail station shall be treated as a
Primary Frontage in accordance with Section 1303.A.6 of the Phoenix Zoning
Ordinance.
3.
The northern edge of the site, along the light rail station and Plaza19, shall be
treated as street frontage and building setbacks/build-to dimensions shall be
measured from the back of any easements (public utilities, public pedestrian
access, maintenance, etc.), as approved by the Planning and Development
Department.
4.
Development adjacent to the northeast corner of the site (Plaza19 and light rail
station) shall contain a vertical mix of land uses such as residential and non-
residential uses, as approved by the Planning and Development Department. A
minimum of 5,000 square feet of non-residential uses shall be provided and shall
not include lobby, exercise, reception areas or other similar uses intended for
exclusive use by residents.
5.
The maximum building height shall not exceed 48 feet, except that the maximum
building height may be increased to 56 feet, subject to a minimum of 30% of the
dwelling units are provided as Affordable Housing, as approved by the Planning
and Development Department and Housing Department.
6.
The following bicycle infrastructure shall be provided, and as approved by the
Planning and Development Department.

Staff Report: Z-7-25-3
May
, 2025
Page 15 of 18
a.
All required bicycle parking for multifamily use, per Section 1307.H.6.d of
the Phoenix Zoning Ordinance, shall be secured parking.
b.
Guest bicycle parking for multifamily residential use shall be provided at a
minimum of 0.05 spaces per unit spaces near entrances of buildings and
installed per the requirements of Section 1307.H of the Phoenix Zoning
Ordinance.
c.
an area of high visibility, in close proximity to the Light Rail station, and
separated from vehicular maneuvering areas, where applicable. The repair
station shall include, but not be limited to:
i.
Standard repair tools affixed to the station;
ii.
A tire gauge and pump affixed to the base of the station or the ground;
iii.
A bicycle repair stand which allows pedals and wheels to spin freely
while making adjustments to the bike.
d.
Standard electrical receptacles shall be installed for a minimum of 10
percent of the required bicycle parking spaces for electric bicycle charging
capabilities.
7.
A minimum of 5% EV Installed infrastructure shall be provided for the required
number of residential vehicle parking spaces, whether surface or structured, as
approved by the Planning and Development Department:
8.
If public parking is provided, a minimum of 5% of the parking provided shall be EV
Installed.
9.
The bus pad on southbound 19th Avenue south of Dunlap Avenue shall be
retained, as approved by the Planning and Development Department.
10.
A vehicular and pedestrian circulation plan shall be submitted to the Street
Transportation Department and the Planning and Development Department for
approval before applying for preliminary site plan review. The circulation plan shall
incorporate the Community Vision Themes, Urban Principles and Strategies
established in the 19 North Transit Oriented Development Plan and demonstrate
the following:

Staff Report: Z-7-25-3
May
, 2025
Page 16 of 18
a.
Routes for vehicles and pedestrians shall be designed to ensure seamless
and safe movement for pedestrians, with pedestrian safety and accessibility
taking priority.
b.
A shaded, pedestrian-only paseo, providing public access and a direct
connection from the adjacent land uses through the site to the transit facility,
key internal destinations, and common open spaces.
c.
Designated areas for vehicle loading, pick-up, and drop-off.
d.
Proposed measures to mitigate potential conflicts between vehicles and
pedestrians, both within and adjacent to the site.
e.
Bicycle parking and fix-it station/s focused primarily adjacent to the public
right-of-way to promote multi-modal transportation in conjunction with secure
internal bike parking facilities for residents, employees, and guests.
11.
Vehicular access points shall be restricted to a maximum of one on 19th Avenue
and a maximum of two on Dunlap Avenue.
12.
A minimum 14-foot-wide vehicular access easement shall be provided for future
shared access onto Dunlap Road along the western property line to access
properties to the south and west.
13.
The existing sidewalk along 19th Avenue shall be detached with a minimum 6-
foot-wide sidewalk and a minimum 10-foot-wide landscape area between back of
curb and sidewalk and shaded to a minimum of 75% tree shade coverage.
14.
Replace unused driveways with sidewalk, curb, and gutter. Also, replace any
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets and
upgrade all off-site improvements to comply current ADA guidelines.
15.
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.
16.
Natural turf shall only be utilized for required retention areas (at the bottom of the
basin, and only allowed on slopes if required for slope stabilization), and functional
turf areas, as approved by the Planning and Development Department.

Staff Report: Z-7-25-3
May
, 2025
Page 17 of 18
17.
A minimum of 25% of any surface parking areas shall be shaded, as approved by
the Planning and Development Department. Shade may be achieved by structures
or by minimum two-inch caliper, drought tolerant, shade trees, or a combination
thereof.
18.
A minimum of two green stormwater infrastructure (GSI) elements for stormwater
management shall be implemented, as approved or modified by the Planning and
Development and/or Street Transportation departments. This includes but is not
limited to stormwater harvesting basins, bioswales, permeable pavement, etc., per
the Greater Phoenix Metro Green Infrastructure and Low Impact Development
Details for Alternative Stormwater Management.
19.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Phoenix Water Efficiency
Checkup Program for a minimum of 10 years, or as approved by the Planning and
Development Department.
20.
A minimum of 10% of the required shrubs 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.
21.
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.
22.
Prior to final site plan approval, the landowner shall execute a Proposition 207
waiver of claims form. The waiver shall be recorded with the Maricopa County
Recorder's Office and delivered to the City to be included in the rezoning
application file for record. This stipulation shall not be applicable if the property is
owned by the City of Phoenix.

Staff Report: Z-7-25-3
May
, 2025
Page 18 of 18
Writer
Robert Kuhfuss 
May
2, 2025
Team Leader
Racelle Escolar 
Exhibits
Zoning sketch map 
Aerial sketch map 
Community Correspondence (5 pages)

CAUTION: This email originated outside of the City of Phoenix.
Do not click links or open attachments unless you know the sender and were
expecting this email.
    Report Suspicious    
From:
DARLENE GEORGE
To:
Robert H Kuhfuss
Subject:
19Th Ave & Dunlap Zoning case # GPA-NM-1-25-3 and Z-7-25
Date:
Friday, March 28, 2025 6:40:36 AM
Hello Mr. Kuhfuss,
Per my understanding there is a 12.55-acre site that is going to be rezoned allowing for
143 residential units.  We have an above average density of apartments in this area and
this specific property is already heavily populated.  
My wishes are to not have any more houses or apartments developed in this area.  It is
too congested already.
Thank-you for seriously considering my opinions,
Darlene George
602-881-1124

From:
Jeff Stapleton
To:
Barbara Hettinger
Cc:
Kathleen T Consador; Robert H Kuhfuss
Subject:
RE: Proposed New Land Use at 19th Avenue and Dunlap
Date:
Thursday, April 3, 2025 2:12:50 PM
Attachments:
Aerial_Parcel_Map.pdf
image001.png
Hello Ms. Hettinger,
 
Thank you for contacting our office. The City-owned Park & Ride and adjacent shopping center
at 19th Ave. & Dunlap (Site) are being considered for future redevelopment (map attached). One
key detail concerning this zoning case [Z-7-25 | GPA-NM-1-25-3] is that there is no proposed
project associated with this case. Should the application be approved, there will not be any
imminent construction activity at the site. Any future project will be the subject of a competitive
request for proposals (RFP) process. The requirements for the RFP and a contract award will
result from future actions of the City Council. The timing of an RFP release is not known at this
time, but will likely not occur any sooner than 2026.
 
The Site’s existing zoning allows for future redevelopment to C-1 and C-2 standards allowing for
a variety of commercial uses, or it can be redeveloped with a multi-family residential use, which
is permitted under existing C-1 and C-2 zoning. The proposed zoning district, Walkable Urban
Code is typically used along Light Rail to allow for mixed-use development with reduced
setbacks. This specific case results from the 19 North Transit Oriented Development Policy
Plan approved by the City Council in 2021 (link). The goal of the case is to allow respondents to
the future RFP to submit proposed project designs that improve the streetscape with
landscaping, pedestrian and bike amenities and mixed-use development at the site. A vision for
the area is noted on Page 54-57 of the plan. Not noted in the plan is that some share of parking
stalls  at the Site to support the Park & Ride will be retained at the site. The exact amount of
stalls is not known at this time, but likely would be somewhere between 10%-25% of the
existing parking stalls.
 
A requirement of the rezoning case is to document any correspondence received from those in
support, opposed, or interested in the case. I will add your inquiry and my response to the file. I
am also more than happy to answer any further questions. Feel free to call or e-mail me.
 
___________________________________________________________
Jeff Stapleton 
Program Manager
City of Phoenix
Community and Economic Development
200 West Washington Street, 20th Floor
Phoenix, AZ 85003
Office: 602-534-3162
Cell: 520-270-1675
jeff.stapleton@phoenix.gov

CAUTION: This email originated outside of the City of Phoenix.
Do not click links or open attachments unless you know the sender and were
expecting this email.
    Report Suspicious    
InvestInPhoenix.com
From: Barbara Hettinger <babshettinger@gmail.com> 
Sent: Tuesday, April 1, 2025 2:00 PM
To: Jeff Stapleton <jeff.stapleton@phoenix.gov>
Subject: Proposed New Land Use at 19th Avenue and Dunlap
Dear Mr. Stapleton, I write to request information regar ding the land at 19th Avenue and Northern secured by the city for the light rail and its contemplated use for multi-family dwellings. As you are aware, this whole area is highly compressed
ZjQcmQRYFpfptBannerStart
ZjQcmQRYFpfptBannerEnd
Dear Mr. Stapleton,
I write to request information regarding the land at 19th Avenue and Northern secured
by the city for the light rail and its contemplated use for multi-family dwellings. As you
are aware, this whole area is highly compressed with Section 8 housing and other
multi-family dwellings and their attending services. As you are also likely aware, higher
density housing is associated with significantly higher crime. As much as you have
decision-making responsibilities, please ensure that our area is protected from already
highly dense population spaces with many very high-need residents. It is time to
spread out high-density family dwellings to other areas that have not yet filled that
need.
I look forward to receiving more information from your office.
With respect and gratitude,
Barbara Egbert Hettinger

19th Ave

Parcel Map