Attachment B - Staff Report - GPA-DV-1-24-1.pdf
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GENERAL PLAN AMENDMENT
STAFF ANALYSIS
May 16, 2024
Application:
GPA-DV-1-24-1
Representative:
Stephen Anderson, Gammage & Burnham, PLC
Applicant:
Lennar Arizona, LLC
Owner:
Arizona State Land Department
Location:
Southwest corner of 36th Avenue and Pinnacle
Peak Road
Acreage:
80.31 acres
Current Plan Designation:
Parks/Open Space - Publicly Owned
Requested Plan Designation:
Residential 3.5 to 5 dwelling units per acre (74.50
acres) and Commercial (5.81 acres)
Reason for Requested Change:
Minor General Plan Amendment to facilitate
development of a new single-family residential
community with a small, neighborhood-scale
commercial element.
Deer Valley Village Planning
Committee Meeting Date:
May 21, 2024
Staff Recommendation:
Approval
FINDINGS:
1)
The proposed Residential 3.5 to 5 dwelling units per acre and Commercial
General Plan Land Use Map designations are compatible with surrounding
designations and will complement and diversify the area’s land uses.
2)
The companion rezoning case, Z-28-24-1, proposes a development that is
consistent in scale and character with the land uses in the surrounding area.
ATTACHMENT B
Staff Analysis
GPA-DV-1-24-1
Page 2 of 4
3)
The companion rezoning case, Z-28-24-1, as stipulated, provides enhanced
open space and design standards to make the proposed development a
compatible addition to the area.
BACKGROUND
The subject site is 80.31 acres and is located at the southwest corner of 36th Avenue
and Pinnacle Peak Road. The subject site is currently vacant. The companion rezoning
case Z-28-24-1 is requesting to rezone the site from RE-43 (One-Family Residence)
and RE-43 SP (One-Family Residence, Special Permit) to C-2 (Intermediate
Commercial) and R1-6 (Single-Family Residence District) to allow single-family
residential and commercial.
This request proposes a minor amendment to the General Plan Land Use Map to
facilitate development of a new single-family residential community with a small,
neighborhood-scale commercial element. The proposal will modify the land use
designation from 80.31 acres of Parks/Open Space – Publicly Owned to 5.81 acres of
Commercial and 74.50 acres of Residential 3.5 to 5 dwelling units per acre.
SURROUNDING LAND USES
NORTH
North of the subject site, across Pinnacle Peak Road, is a service station, restaurant
pads, commercial strip centers, and single-family residential homes and is designated
Commercial, Residential 5 to 10 dwelling units per acre, and Residential 3.5 to 5
dwelling units per acre.
SOUTH
South of the subject site is vacant and designated Parks/Open Space – Publicly Owned.
EAST
East of the subject site is an indoor/outdoor sports facility and vacant land designated
as Parks/Open Space – Publicly Owned.
WEST
West of the subject site contains vacant land and a water park designated Parks/Open
Space – Publicly Owned.
Staff Analysis
GPA-DV-1-24-1
Page 3 of 4
Existing and Proposed General Land Use Designation Maps
Source: City of Phoenix Planning and Development Department
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a
mix of housing types and densities where appropriate within each village
that support a broad range of lifestyles.
Staff Analysis
GPA-DV-1-24-1
Page 4 of 4
The request facilitates additional housing opportunities in the Village that will help
alleviate the housing crisis.
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & CHARACTER; LAND USE PRINCIPLE: Protect
residential areas from concentrations of incompatible land uses that could
change their character or destabilize land values.
The proposed rezoning case, Z-28-24-1, will develop vacant property with a
single-family residential and commercial development that are compatible with
the surrounding uses which will protect the area from incompatible land uses.
The existing recreational open space uses will be near the proposed single-
family homes and the development will provide a commercial component which
will help be supportive of the area.
• BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN
PRINCIPLE: Integrate trees and shade into the design of new development
and redevelopment projects throughout Phoenix.
The proposal, as stipulated in the companion rezoning case Z-28-24-1, includes
enhanced landscaping along Pinnacle Peak Road on both sides of the sidewalk
and within the landscape setbacks. Also, enhanced landscaping shall be planted
within the landscape strips of internal detached sidewalks. This will create a
comfortable pedestrian environment along Pinnacle Peak Road and internal to
the development by reducing the urban heat island affect and making the walk to
nearby destinations safer and more comfortable.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of GPA-DV-1-24-1. The proposed land use map
designation allows for future single-family residential and commercial development that
is compatible with surrounding designations. The companion rezoning case, Z-28-24-1,
as stipulated, will require enhanced standards for landscaping, pedestrian pathways,
bicycle infrastructure, building elevations, and open space.
Writer
Matteo Moric
May 16, 2024
Team Leader
Racelle Escolar
Exhibits
Sketch Maps (2 pages)
Correspondence (14 pages)
47TH AVE
43RD AVE
41ST AVE
36TH AVE
ALAMEDA RD
PINNACLE PEAK RD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DV-1-24-1
80.31 +/-
1
Gammage & Burnham, PLC
DEER VALLEY
GENERAL PLAN AMENDMENT
Residential 3.5 to 5 du/ac ( 74.50 +/- Acres)
Commercial ( 5.81 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Parks/Open Space - Publicly Owned
( 80.31 +/- Acres)
47TH AVE
43RD AVE
41ST AVE
36TH AVE
ALAMEDA RD
PINNACLE PEAK RD
Proposed Change Area
Residential 3.5 to 5 du/ac
Commercial
REVISION DATE:
Proposed Change Area
Residential 0 to 2 du/ac
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Residential 5 to 10 du/ac
Residential 15+ du/ac
Commercial
Industrial
Public/Quasi-Public
Parks/Open Space - Publicly Owned
47TH AVE
43RD AVE
41ST AVE
36TH AVE
ALAMEDA RD
PINNACLE PEAK RD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
80.31 +/-
1
Gammage & Burnham, PLC
DEER VALLEY
GENERAL PLAN AMENDMENT
Residential 3.5 to 5 du/ac ( 74.50 +/- Acres)
Commercial ( 5.81 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Parks/Open Space - Publicly Owned
( 80.31 +/- Acres)
47TH AVE
43RD AVE
41ST AVE
36TH AVE
ALAMEDA RD
PINNACLE PEAK RD
Proposed Change Area
Residential 3.5 to 5 du/acre
Commercial
REVISION DATE:
Proposed Change Area
Residential 0 to 1 / 1 to 2 du/acre
Residential 2 to 3.5 du/acre
Residential 3.5 to 5 du/acre
Residential 5 to 10 du/acre
Residential 15+ du/acre
Commercial
Industrial
Public/Quasi-Public
E E E E E E
E E E E E E
E E E E E E Parks/Open Space - Publicly Owned
GPA-DV-1-24-1
1
Matteo Moric
Subject:
Comments regarding Z-28-24
From: noreply@formstack.com <noreply@formstack.com>
Sent: Tuesday, May 14, 2024 8:13 AM
To: PDD Zoning <zoning@phoenix.gov>
Subject: Contact Us
Formstack Submission For: Contact Us [phoenix‐gov.formstack.com]
Submitted at 05/14/24 8:13 AM
First and Last
Name:
Amanda Barba
Email Address:
Fatducky3000@gmail.com
:
Planning and zoning (property use and setback requirements)
Is your question,
request, or
comments
regarding:
Questions,
requests or
comments:
Objection to Case Number Z‐28‐24/ Village: Deer Valley
Area has been a Native habitat for Arizona's plants and wildlife; human
development and growth in the area is demolishing Native species livable
areas. Additionally, expansion in the area is enabling human climate impact,
adding residential and commercial buildings/parking spaces retains heat. Water
consumption for the proposed zoning and building is also dentrimental to the
already dwindling water supplies in the desert. This zone hearing information
was not put out to the surrounding community and was rushed, it was
secretive and appears that those who approved have taken bribes.
2
Copyright © 2024 Formstack, LLC. All rights reserved. This is a customer service email.
Formstack, 11671 Lantern Road, Suite 300, Fishers, IN 46038
From:
PDD Zoning Adjustment
To:
Matteo Moric
Subject:
FW: Z-28-24 Don’t rezone 39 Ave and Pinnacle Peak Road
Date:
Thursday, May 9, 2024 1:28:44 PM
Hi Matteo,
Please see the correspondence below.
Thank you,
Eric Morales, Planner III
City of Phoenix
Planning & Development Department
Planning Division, Zoning Section
Office: 602-262-7927
200 West Washington Street
Phoenix, AZ 85003
-----Original Message-----
From: Natalie Varvel <nvarvel78@hotmail.com>
Sent: Thursday, May 9, 2024 1:10 PM
To: PDD Zoning Adjustment <zoning.adjustment@phoenix.gov>
Subject: Z-28-24 Don’t rezone 39 Ave and Pinnacle Peak Road
To whom it concerns,
I have lived in the area of 39 Ave and Pinnacle Peak for over 20 years. I liked it out here because of the beautiful
desert scenery. It was an understanding that the desert south of Pinnacle Peak from 35 Avenue to 55 Avenue and
was to only be recreation area. There is a lot of desert animals that live in this area. If you allow the builders to build
homes in this area it will be disappointing. We will lose our beautiful desert. I don’t understand why everyone wants
to take away all of the desert scenery. Also go back on the promises made to all the home owners in this area. If you
allow this to happen then were will it stop. We already have a ton of traffic on Happy Valley Road because of all the
building they have done. Us homeowners did not want the apartments on Happy Valley Road let alone a bunch of
restaurants to make it a lot busier in the area. Our traffic will get even worse on Pinnacle Peak Road if you allow
them to build homes. You will also take the homes away from the desert animals and they will come into our
neighborhoods. Please reconsider the home owners feelings to not allow the home to be built on 39th Ave and
Pinnacle Peak Road. Please also reconsider that there are lots of desert animals you will be running them out of their
home and they have feelings to. Please don’t go back on the promises made to the home owner about not allowing
homes to be built south of Pinnacle Peak Road and 39th Avenue. Remind yourself that we want this area to remain
recreational area and to be able to enjoy the beautiful desert landscape. Please don’t allow homes to be build in this
area the neighborhood doesn’t want it. Thanks for listening.
Sincerely,
Natalie Varvel
3930 W Mariposa Grande
Glendale, AZ 85310
602-819-0675
nvarvel78@hotmail.com
Sent from my iPhone
NEIGHBORHOOD MEETING
LENNAR PASEO HEIGHTS - SWC OF PINNACLE PEAK RD. & 36TH A VE.
CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
I SUPPORT
Goel et A. Beuf Community Center, Room 106
3435 W. Pinnacle Peak Road, Phoenix, Arizona 85027
Tuesday, April 9, 2024 at 6:00PM
I AM NEUTRAL
I HA VE NOT DECIDED
COMMENTS:
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ATTN: ROB LANE, SENIOR LAND USE PLANNER
40 NORTH CENTRAL A VENUE, 20TH FLOOR
PHOENIX, AZ 85004
OR EMAIL COMMENTS TO:
rlane@gblaw.com
NEIGHBORHOOD MEETING
LENNAR PASEO HEIGHTS - SWC OF PINNACLE PEAK RD. & 36TH A VE.
CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
I SUPPORT
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3435 W. Pinnacle Peak Road, Phoenix, Arizona 85027
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PHOENIX, AZ 85004
OR EMAIL COMMENTS TO:
rlane@gblaw.com
NEIGHBORHOOD MEETING
LENNAR PASEO HEIGHTS - SWC OF PINNACLE PEAK RD. & 36TH AVE.
CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
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3435 W. Pinnacle Peak Road, Phoenix, Arizona 85027
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ATTN: ROB LANE, SENIOR LAND USE PLANNER
40 NORTH CENTRAL A VENUE, 20TH FLOOR
PHOENIX, AZ 85004
OR EMAIL COMMENTS TO:
rlane@gblaw. corn
NEIGHBORHOOD MEETING
LENNAR PASEO HEIGHTS - SWC OF PINNACLE PEAK RD. & 36™ A VE.
CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
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40 NORTH CENTRAL A VENUE, 20TH FLOOR
PHOENIX, AZ 85004
OR EMAIL COMMENTS TO:
rlane@gblaw.com
NEIGHBORHOOD MEETING
LENNAR PASEO HEIGHTS - SWC OF PINNACLE PEAK RD. & 36TH A VE.
CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
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3435 W. Pinnacle Peak Road, Phoenix, Arizona 85027
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GAMMAGE & BURNHAM, PLC
ATTN: ROB LANE, SENIOR LAND USE PLANNER
40 NORTH CENTRAL AVENUE, 20TH FLOOR
PHOENIX, AZ 85004
OR EMAIL COMMENTS TO:
rlane@gblaw.com
NEIGHBORHOOD MEETING
LENNAR PASEO HEIGHTS - SWC OF PINNACLE PEAK RD. & 36TH A VE.
CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
Goel et A. Beuf Community Center, Room 106
3435 W. Pinnacle Peak Road, Phoenix, Arizona 85027
Tuesday, April 9, 2024 at 6:00PM
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CITY OF PHOENIX APPLICATION NOS. Z-28-24-1 & GPA-DV-1-24-1
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3435 W. Pinnacle Peak Road, Phoenix, Arizona 85027
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PLEASE FILL OUT AND TURN IN OR MAIL TO:
GAMMAGE & BURNHAM, PLC
ATTN: ROB LANE, SENIOR LAND USE PLANNER
40 NORTH CENTRAL AVENUE, 20TH FLOOR
PHOENIX, AZ 85004
OR EMAlL COMMENTS TO:
rlane@gblaw.com
April 9th, 2024
Lennar Arizona, LLC
Z-28-24-1 and GPA-DV-11-24-1
RE: Rezoning Adobe State Land
The vacated golf course, Adobe Dam Family Golf Center, 79.86 gross acres.
We request Lennar Arizona, LLC or its representative to draft a stipulation to be
reviewed by and agreed on, by both parties.
Warning: There is an automotive racing facility in the area, A Concessionaire of
Maricopa County Through its Parks & Recreation Department @ Adobe Dam Regional
Park.
Adobe Mountain Speedway, LLC., produces heavy traffic, noise, dust, and lighting.
Has a Curfew of 10 PM, all racing stops, quiet time 10:00 PM to 8:00 AM.
All new home buyers will need to read, accept, and sign knowledge of such activities, on
the agreed upon stipulation.
Also, the agreed upon stipulation should be included for all future buyers having
knowledge of the stipulation, added in the CC & R's.
I would like to be added to all future correspondences regarding this project.
Feel free to contact me.
ted@diamondrnechanical.com
ted@adobemountainspeedway.com
cell: 602 501-1077