Attachment B - Staff Report - Z-116-R-81-6.pdf

City of Phoenix — Formal (2024-05-29)

Extracted text (via pymupdf) 42162 characters

*REVISED
Staff Report Z-116-R-81-6
(Arizona Grand Resort PUD)
April 8, 2024

South Mountain Village Planning
Committee Meeting Date:
April 9, 2024
Planning Commission Hearing Date:
May 2, 2024
Request From:

C-2 PCD (Intermediate Commercial,
Planned Community District) (1.58 Acres),
C-O PCD (Commercial Office - Restricted
Commercial, Planned Community District)
(0.47 Acres),
R-5 PCD (Multifamily Residence District,
Planned Community District) (0.22 Acres),
PCD SP (Approved C-2 SP PCD) (Planned
Community District, Special Permit,
Approved Intermediate Commercial,
Special Permit, Planned Community
District) (1.51 Acres),
PCD (Approved RH M-R PCD) (Planned
Community District, Approved Resort
District, Mid-Rise District, Planned
Community District) (9.04 Acres),
PCD (Approved C-O M-R SP PCD)
(Planned Community District, Approved
Commercial Office - Restricted
Commercial, Mid-Rise District, Special
Permit, Planned Community District) (10.45
Acres),
PCD SP (Planned Community District,
Special Permit) (0.04 Acres),
PCD SP (Approved RH M-R PCD)
(Planned Community District, Special
Permit, Approved Resort District, Mid-Rise
District, Planned Community District) (1.85
Acres),
RH PCD (Resort District, Planned
Community District) (1.62 Acres),
RH M-R PCD (Resort District, Mid-Rise
District, Planned Community District)
(33.15 Acres), and
ATTACHMENT B

Staff Report: Z-116-R-81-6
April 8, 2024
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General Plan Conformity
General Plan Land Use Map Designation
Commercial with a Resort and Residential
10 to 15 dwelling units per acre
Street Map
Classification
South Arizona Grand
Parkway
Private Street
63.34 full street
South Pointe Parkway
East
Private Street
Varies
South Pointe Parkway
West
Private Street
Varies
South Arizona Grand
East
Private Street
Varies
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; TOURISM FACILITIES;
DESIGN PRINCIPLE: Promote design guidelines in specific districts which support
and encourage tourism.
The PUD narrative includes design and development standards that will facilitate the
expansion and enhancement of the existing Arizona Grand Resort. These standards
include architectural standards to ensure future developments align with the existing
resort, along with requirements that will ensure pedestrians can safely traverse shaded
and well-lit pathways.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design
standards and guidelines for parking lots and structures, setback and build-to
lines, blank wall space, shade, and other elements affecting pedestrians, to
RH M-R SP PCD (Resort District, Mid-Rise
District, Special Permit, Planned
Community District) (0.77 Acres)
Request To:
PUD PCD (60.70 Acres)
Proposal:
Major Amendment to the Pointe South
Mountain PCD for the Arizona Grand
Resort PUD to allow a mix of uses
including multifamily residential, hotel,
restaurants, and ballrooms/conference
rooms, and various commercial uses.
Location:
Approximately 335 feet south of the
southwest corner of the I-10 Freeway and
Baseline Road
Owner:
*AZ Grand Resort, LLC, c/o Jake Gray
Applicant/Representative:
Ed Bull, Burch & Cracchiolo, P.A.
Staff Recommendation:
Approval, subject to stipulations

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April 8, 2024
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encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development.
The PUD narrative includes design and development standards to encourage walking,
bicycling, and transit use. These standards include the provision of bicycle parking,
shaded sidewalks, and on-site amenities.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE:
Development should include convenient bicycle parking.
The proposal includes development standards for bicycle facilities to encourage bicycling
and transit use. Features include shaded bicycle parking, electric bicycle parking, 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, upon redevelopment, will provide trees and shade over pedestrian
pathways which will reduce the urban heat island effect while also improving thermal
comfort to site users and the surrounding neighborhood.

Applicable Plans, Overlays and Initiatives
Housing Phoenix Plan – See Background Item No. 15

Tree and Shade Master Plan – See Background Item No. 16

Complete Streets Guiding Principles – See Background Item No. 17

Comprehensive Bicycle Master Plan – See Background Item No. 18

Transportation Electrification Action Plan – See Background Item No. 19

Black Canyon / Maricopa Freeway Specific Plan – See Background Item No. 20

Conservation Measures for New Development – See Background Item No. 21

Monarch Butterfly Pledge – See Background Item No. 22

Zero Waste PHX – See Background Item No. 23

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Arizona Grand Resort
Various C-2 (Intermediate Commercial), C-O
(Commercial Office - Restricted
Commercial), RH (Resort District), R-5

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April 8, 2024
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(Multifamily Residence District), SP (Special
Permit), M-R (Mid-Rise District), and PCD
(Planned Community District) districts
North
Highline Canal, vacant land,
offices, and a restaurant
City of Tempe: CSS (Commercial Shopping
and Services) and GID (General Industrial
District
South
Golf course, resort facility,
and multifamily
RH M-R PCD, A-1 PCD, and RH PCD
East
I-10
Town of Guadalupe: N/A
West
Golf course, multifamily, and
offices
PCD SP, R-5 PCD, and C-O PCD

Background/Issues/Analysis

SUBJECT SITE

1.
This is a request to rezone a 60.70-acre site located approximately 335 feet south
of the southwest corner of the I-10 Freeway and Baseline Road from 1.58 acres of
C-2 PCD (Intermediate Commercial, Planned Community District), 0.47 acres of C-
O PCD (Commercial Office - Restricted Commercial, Planned Community District),
0.22 acres of R-5 PCD (Multifamily Residence District, Planned Community
District), 1.51 acres of PCD SP (Approved C-2 SP PCD) (Planned Community
District, Special Permit, Approved Intermediate Commercial, Special Permit,
Planned Community District), 9.04 acres of PCD (Approved RH M-R PCD)
(Planned Community District, Approved Resort District, Mid-Rise District, Planned
Community District), 10.45 acres of PCD (Approved C-O M-R SP PCD) (Planned
Community District, Approved Commercial Office - Restricted Commercial, Mid-
Rise District, Special Permit, Planned Community District), 0.04 acres of PCD SP
(Planned Community District, Special Permit), 1.85 acres of PCD SP (Approved
RH M-R PCD) (Planned Community District, Special Permit, Approved Resort
District, Mid-Rise District, Planned Community District), 1.62 acres of RH PCD
(Resort District, Planned Community District), 33.15 acres of RH M-R PCD (Resort
District, Mid-Rise District, Planned Community District), and 0.77 acres of RH M-R
SP PCD (Resort District, Mid-Rise District, Special Permit, Planned Community
District) and is currently the Arizona Grand Resort. The requested zoning is PUD
PCD (Planned Unit Development, Planned Community District). The subject
request is a Major Amendment to the Pointe South Mountain PCD to allow the
Arizona Grand Resort PUD which will allow a mix of uses including multifamily
residential, hotel, restaurants, and ballrooms/conference rooms, and various
commercial uses.

2.
The General Plan Land Use Map designates the majority of the subject site as
Commercial with a Resort. A portion of the site to the south is designated as
Residential 10 to 15 dwelling units per acre. This request is consistent with the
General Plan Land Use Map designation of commercial and is not consistent with
the General Plan Land Use Map designation of Residential 10 to 15 dwelling units
per acre. A General Plan Amendment is not required as the area of the subject site
designated Residential 10 to 15 dwelling units per acre is under 10 acres at 2.73

Staff Report: Z-116-R-81-6
April 8, 2024
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acres. The area to the east of the majority of the subject site is in the Town of
Guadalupe and does not have a General Plan Land Use Map designation. The
General Plan Land Use Map designation to the east of the noncontiguous southern
portion of the subject site is Commercial. The area to the north, across the Highline
Canal, is in the City of Tempe and is designated Mixed-use moderate, up to 25
dwelling units per acre on Tempe’s General Plan Land Use Map. The Land Use
Map designations to the west of the subject site are Commercial and Residential 10
to 15 dwelling units per acres. The Land Use Map designations to the south are
Commercial, Residential 10 to 15 dwelling units per acre, and Residential 15+
dwelling units per acre.

General Plan Land Use Map, Source: City of Phoenix Planning and Development Department

SURROUNDING LAND USE AND ZONING
3.
To the north, across the Highline Canal, is vacant land, offices, and a restaurant in
the City of Tempe zoned CSS (Commercial Shopping and Services) and GID
(General Industrial District).

To the east is a golf course zoned RH M-R PCD SP (Resort District, Mid-Rise,
Planned Community District, Special Permit for a golf course) and the I-10 freeway
in the Town of Guadalupe. The Town of Guadalupe does not have a zoning
designation for the I-10 freeway.

Staff Report: Z-116-R-81-6
April 8, 2024
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To the south is a golf course zoned RH M-R PCD SP (Resort District, Mid-Rise,
Planned Community District, Special Permit for a golf course), a multifamily
development zoned RH PCD (Resort District, Planned Community District), and a
resort facility zoned A-1 PCD (Light Industrial District, Planned Community District).

To the west there is a multifamily development zoned R-5 PCD (Multifamily
Residence District), and offices zoned C-O PCD (Commercial Office - Restricted
Commercial, Planned Community District.

Zoning Map, Source: City of Phoenix Planning and Development Department

Staff Report: Z-116-R-81-6
April 8, 2024
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APPROVAL AND AMENDMENT HISTORY
*4.
The subject site is within the
existing Pointe at South Mountain
PCD and the proposal is a Major
Amendment to the PCD. The
Pointe at South Mountain
encompasses the Arizona Grand
Resort and other areas to the
north and south zoned various
industrial, commercial, and
residential zoning districts. Staff
recommends Stipulation No. 3 to
require a Master Development
Plan and a Master Open Space
Plan be maintained for each phase
of the development.

City Council has approved several
amendments on and surrounding
the site for a variety of uses
associated with the resort,
including office, commercial,
industrial, resort hotel, multifamily
residential, single-family
residential, golf course, driving
range, conference, and exhibition
uses.

PROPOSAL AND DEVELOPMENT STANDARDS
5.
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.

The Pointe at South Mountain PCD, Source:
Gosnell Development Corporation

Staff Report: Z-116-R-81-6
April 8, 2024
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6.
Land Use Plan
The PUD is divided into nine
planning areas labeled A though
I. The conceptual land use plan
shows the location of a
proposed new hotel or
multifamily development in
Planning Area G, new ballrooms
and conference spaces in
Planning Area A, and the
existing developments on site.

Conceptual Land Use Plan, Source: Swaback Architects and Planners
7.
List of Uses
The PUD allows uses as permitted in the C-2 and RH zoning districts and lists
additional allowed primary and accessory uses.

The applicant proposes to create more flexibility when conducting temporary
events within the resort and to reduce the need to pursue use permits since the site

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April 8, 2024
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is not in close proximity to residential. There are currently uses that are allowed
with either an administrative temporary use permit or a use permit. This proposal
requests some variations to the conditions when approving administrative
temporary uses and use permits. These variations include items such as adjusted
times, durations, frequency, distance from a residential use, etc. Also, this process
would simplify the requests for the applicant by not needing to submit
administrative temporary use permit and use permit applications.

8.
Development Standards
The PUD proposes development standards designed to accommodate the future
development of the Arizona Grand Resort.

Development Standards
Standard
Proposed
Multifamily Density
190 units
Hotel Density
1,000 keys
Maximum Building Height

Planning Areas A, B, C, G, and I
90 feet
Planning Area D and F
60 feet
Planning Area E and H
36 feet
Maximum Lot Coverage
50% maximum of the net area of the
PUD for primary structures plus an
additional maximum 15% for shade
canopies. No maximum lot coverage
cap on any individual development
site, lot coverage will constitute the
ground floor footprint of all buildings
excluding roof
overhangs, projections, and
balconies.
Minimum Building Setbacks
Adjacent to perimeter public or
private streets
30 feet
Interior front, side and rear yard
0 feet
I-10 Frontage
35 feet
Minimum Landscape Setbacks
Adjacent to perimeter public or
private streets
10 feet
Interior front, side and rear yard
0 feet
I-10 Frontage
35 feet
Planning Areas A and B
30 feet
Planning Areas C, D, and I
0 feet

In order to keep track of the provision of open space, residential units, and hotel
rooms a Master Development Plan and Master Open Space Plan shall be required
per Stipulation No. 3.

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April 8, 2024
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9.
Landscape Standards
The PUD includes landscape standards to provide enhanced shade across the site.
A minimum 75 percent shade is proposed through either vegetative or structural
shade if there are future public sidewalks and walkways. The PUD also requires
landscape setbacks and common open spaces be planted with minimum two-inch
caliper trees.

Furthermore, the PUD mandates that at least ten percent of the required shrubs
consist of milkweed or other native nectar species. This provision aims to support
essential pollinator species during the Monarch Butterfly migration.

10. Lighting Standards
Site lighting shall be provided at building entrances/exits, parking areas, and public
assembly areas to increase crime prevention through environmental design.
Additionally, lighting will meet City Code and Zoning Ordinance standards

11. Design Guidelines
The PUD proposes design guidelines to promote the existing Spanish Colonial and
Spanish Mission style architecture of the resort. Any new buildings/structures shall
incorporate consistent architectural styles, materials, forms, features, colors and
compatible elements from the site. Stipulation No. 2 requires that building
elevations and landscape plans for each phase of development be reviewed by the
South Mountain Village Planning Committee to ensure quality design and
consistency with the surrounding area and existing resort prior to final site plan
approval.

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April 8, 2024
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Conceptual Elevation Renderings, Source: Swaback Architects and Planners

12. Pedestrian Circulation
The PUD provides a network of shaded pedestrian pathways as shown on the
pedestrian circulation plan attached as an exhibit.

13. Signs
The PUD proposes on-site signage in accordance with the City of Phoenix sign
codes, including Phoenix Zoning Ordinance Section 705. Off-premise signs
(billboards) are also proposed per Section 705.2 of the Phoenix Zoning Ordinance.

14. Sustainability
Required standards include enhanced shade over any new public sidewalks and
walkways, the use of drought tolerant landscape material within the right-of-way,
drip irrigation systems, the provision of electrical vehicle charging infrastructure, a
local shuttle service, and the use of recycling collection.

AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
15. 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 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 or
underutilized land in a more sustainable fashion.

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April 8, 2024
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16. Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached from
the curbs to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect. The
PUD includes standards for new public sidewalks and walkways constructed after
the adoption of this PUD to provide a minimum of 75 percent shade.

17. Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The PUD proposes shaded bicycle
parking to promote use of alternative transportation options and includes other
Complete Streets provisions in the Design Guidelines Section of the PUD
Narrative.

18. 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.
The proposal incorporates requirements for shaded bicycle parking and a bicycle
repair station to encourage multi-modal transportation.

19. 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 PUD requires electric vehicle parking and electric
bicycle parking.

20. Black Canyon / Maricopa Freeway Specific Plan
The Freeway Mitigation Program, created in the City of Phoenix by the 1988
approval of Proposition 17, authorized general obligation bonds to prepare plans
and fund projects to mitigate the blighting effects on neighborhoods from existing
and proposed freeway construction. The Black Canyon/ Maricopa Freeway Specific

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April 8, 2024
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Plan study area is 32 miles long from Pinnacle Peak Road at I-17 in the north, to
Pecos Road at I-10 in the south. Generally, the width of the study area is one-
quarter mile on each side of the freeway.

The subject site is identified in Segment 19 of the specific plan. The PUD
addresses the plan’s goal of Crime Prevention Through Environmental Design by
providing site lighting at building entrances/exits, parking areas, and public
assembly areas.

21. 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. This is addressed in the PUD Narrative and in Stipulation Nos. 5.a
through 5.e.

22. 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, the PUD narrative addresses the planting of milkweed shrubs, or other
native nectar plant species, on the subject site.

23. 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
Section 716 of the Phoenix Zoning Ordinance expand its recycling and other waste
diversion programs. The PUD includes provisions for the use of recycling
collection.

COMMUNITY INPUT
24. At the time this staff report was written, staff has not received any letters in support
or opposition to this request.

INTERDEPARTMENTAL COMMENTS
25. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International Airport

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April 8, 2024
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(PHX) to future owners or tenants of the property. This is addressed in Stipulation
No. 4.

26. The Street Transportation Department requested that the developer construct all
streets with all required elements. This is addressed in Stipulation No. 6.

OTHER
27. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the
results of the testing. A qualified archaeologist must make this determination in
consultation with the City of Phoenix Archaeologist. 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 Nos. 7 through 9.

28. 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. 10.

29. 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.

Findings

1.
The proposal is consistent with several General Plan principles, and City policies
and initiatives, such as strengthening the local economy through facilitating tourism,
the provision of shaded walkways, the provision of bicycle facilities, water
conservation measures, and the inclusion of milkweed or other native nectar
species in landscaping areas.

2.
The proposed development will provide increased employment opportunities in the
area.

3.
The proposed PUD sets forth standards that enhance the existing subject site with
electric vehicle and bicycle parking and will provide improved pedestrian-oriented
design elements with added shade if there is new development.

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April 8, 2024
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Stipulations

1.
An updated Development Narrative for the Arizona Grand Resort PUD reflecting
the changes approved through this request shall be submitted to the Planning
Department within 30 days of City Council approval of this request. The updated
Development Narrative shall be consistent with Development Narrative date
stamped March 28, 2024 as modified by the following stipulations.

a. Front cover: Revise the submittal date information on the bottom to add the
following: City Council adopted: [Add adoption date].

2.
For each phase of development, the building elevations and landscape plan for
that phase shall be presented for review and comment to the South Mountain
Village Planning Committee prior to final site plan approval.

3.
The Pointe South Mountain/Arizona Grand Master Development Plan and Master
Open Space Plan shall be updated/created to reflect this PCD major amendment
and maintained for each phase of development.

4.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or
tenants of the property. The form and content of such documents shall be
according to the templates and instructions provided which have been reviewed
and approved by the City Attorney.

5.
The following stipulations shall only apply to new development, as approved by
the Planning and Development Department.

a.
Landscaping shall be maintained by permanent and automatic/water
efficient WaterSense labeled irrigation controllers (or similar smart
controller) to minimize maintenance and irrigation water consumption for all
on and offsite landscape irrigation.

b.
Pressure regulating sprinkler heads and drip lines shall be utilized in any
turf areas to reduce water waste.

c.
Provide a landscape irrigation plan that includes zones to establish the
amount of irrigation to apply based on maturity and type of the landscaping.
Irrigation should be applied efficiently based on the maturity and need for
the vegetation.

d.
A minimum of two green infrastructure (GI) techniques for stormwater
management shall be implemented per the Greater Phoenix Metro Green
Infrastructure and Low-Impact Development Details for Alternative
Stormwater Management, as approved or modified by the Planning and
Development Department.

Staff Report: Z-116-R-81-6
April 8, 2024
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Writer
Samuel Rogers
April 8, 2024

Team Leader
Racelle Escolar

Exhibits
Sketch Map
Aerial Map
Conceptual Land Use Plan date stamped January 11, 2024
Conceptual Illustrations date stamped January 11, 2024 (5 pages)
Conceptual Pedestrian Circulation Plan date stamped January 11, 2024
Arizona Grand Resort PUD date stamped January 11, 2024

e.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Water Efficiency Checkup
for a minimum of 15 years, or as approved by the Planning and
Development Department.

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.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

8.
If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.

9.
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.

10.
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.

WINSTON DR
BEVERLY RD
48TH ST
POINTE PKWY
PAD-12 PCD *
Z-116-D-81
C-O SP PCD *
Z-116-D-81
C-2 SP PCD *
Z-116-D-81
RH M-R PCD *
Z-116-N-81
RH M-R PCD *
Z-116-N-81
C-O M-R
SP PCD *
Z-116-H-81
C-O M-R
SP PCD *
Z-116-I-81
§¨¦
10
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-116-R-81
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
60.70 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2 PCD, C-O PCD, R-5 PCD, PCD (Approved RH M-R PCD),
PCD (Approved C-O M-R SP PCD), PCD SP, PCD SP (Approved RH M-R PCD),
PCD SP (Approved C-2 SP PCD), RH M-R PCD, RH M-R SP PCD. RH PCD,
PUD PCD
CONVENTIONAL OPTION
23, N/A, 9, N/A (181),
N/A (N/A), N/A, N/A (37),
N/A (22), 663, 15, 32
190
* UNITS P.R.D. OPTION
27, N/A, 11, N/A (N/A),
N/A (N/A), N/A, N/A (N/A),
N/A (26), N/A, N/A, N/A
N/A
Ed Bull, Burch & Cracchiolo PA
DATE:
10/05/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 01-39, QS 01-40
QS 02-40
ZONING MAP
C-11, D-11
REQUESTED CHANGE:
FROM:
C-2 PCD ( 1.58 a.c.)
C-O PCD ( 0.47 a.c.)
R-5 PCD ( 0.22 a.c.)
PCD (Approved RH M-R PCD) ( 9.04 a.c.)
PCD (Approved C-O M-R SP PCD) ( 10.45 a.c.)
PCD SP ( 0.04 a.c.)
TO: PUD PCD ( 60.70 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\1981\Z-116-R-81.mxd
Z-116-R-81
0.1
0
0.1
0.05
Miles
PCD SP (Approved RH M-R PCD) ( 1.85 a.c.)
PCD SP (Approved C-2 SP PCD) ( 1.51 a.c.)
RH M-R PCD ( 33.15 a.c.)
RH M-R SP PCD ( 0.77 a.c.)
RH PCD ( 1.62 a.c.)
11/17/2023
4/02/2024

Maximum 7,300 sf
EXISTING CONFERENCE
79,800 sf
NEW CONFERENCE & KITCHEN
Maximum 49,500 sf
NEW EVENT LAWNS

Maximum 25,300 sf
EXISTING GUESTROOMS
640 rooms
NEW GUESTROOMS OPTION
Maximum 460 rooms
(in lieu of multi-family units in Area ‘G’)
OVERALL TOTAL GUESTROOMS
Maximum 1,100 rooms
NEW MULITI-FAMILY OPTION
Maximum 190 units
(in lieu of hotel rooms in Area ‘G’)
Note:
1.
A connection to the existing pedestrian bridge over the
Highline Canal shall be maintained and enhanced with land-
scaping such as trees and shrubs and amenities such as a
paved walkway, benches, lighting and signage.
LEGEND
NEW HOTEL OR MULTI-FAMILY RESIDENCES
NEW BALLROOMS/CONFERENCE
RENOVATED CANYON BALLROOM
THE DISTRICT F&B
APARTMENTS (City of Tempe)
GOLF COTTAGES
OUTDOOR DINING
PARKING
PASEO
BRIDGE OVER THE OASIS WATER PARK
HIGHLINE CANAL
RENOVATED LAS PALMAS BLDG.
TOWER/FOUNTAIN
KITCHEN
ARRIVAL PLAZA
8
7
6
5
4
3
2
1
9
10
12
13
Land Uses
HOTEL or MULTI-FAMILY RESIDENCES
FOOD & BEVERAGE
CONFERENCE
GOLF COTTAGES
PUD BOUNDARY
14
15
14
15
11
7
B A S E L I N E R OA D
S ARIZONA GRAND PKWY (63.5’)
S POINTE PKWY W (50’)
INTERSTATE 10
S POINTE PKWY E
INTERSTATE 10
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Covered Outdoor
Dining Terrace
Restaurant/Bar
Food Hall, Event & Entertainment Destination
Rooop Bar with Views
to South Mountain
Preserve
Covered Outdoor
Dining Terrace
Splash Pad/Water Feature
Pedestrian Plaza with Special Lighting
& Casual Dining Furniture
Special Event Lawn
CONCEPTUAL ILLUSTRATION OF THE FOOD AND BEVERAGE DISTRICT
European-style food hall, event, and entertainment destination. Chef-driven restaurants serving a variety of cuisines, two
bars, live music, and special events.
Restaurant/Bar with
Live Music
or
VIEWPOINT

ARIZONA GRAND RESORT
Phoenix/Tempe, Arizona
June 12, 2023
Event Lawn
Covered Walkway/
Terrace
Entry Portico
Renovated Canyon Ballroom
Covered Walkway
Prefunction Space
Event Lawn
Pick-Up & Drop-Oﬀ
CONCEPTUAL ILLUSTRATION OF THE CONFERENCE, MEETING SPACE & BALLROOMS
New state-of-the-art meeting facilites, pre-function space, outdoor terraces, rooop gardents and event lawns
n
Rooop Terrace with Views to South Mountan Preserve
VIEWPOINT

ARIZONA GRAND RESORT
Phoenix/Tempe, Arizona
June 12, 2023
Coﬀee Shop and Outdoor Patio
Luxury Hotel Rooms with Views of South Mountain.
Rooms on Opposite Side have Views Toward the
Oasis Waterpark
Porte Cochere
Walkway to
Waterpark
CONCEPTUAL ILLUSTRATION OF THE NEW HOTEL ROOMS
Southwestern-style design luxury guest rooms with mountain views or views over The Oasis Waterpark.
Iconic Architectural Tower
Covered Walkway
VIEWPOINT

ARIZONA GRAND RESORT
Phoenix/Tempe, Arizona
June 12, 2023
Terrace on Second Floor
Hotel Rooms Fronting
Golf Course with Views
of South Mountain
Covered Outdoor Patio
Two-Story Duplex Type Units
Existing Golf Course Hole #2
Cart Path to Clubhouse
CONCEPTUAL ILLUSTRATION OF THE GOLF COTTAGES
Two-story units with dramatic views over the golf course towards South Mountain Preserve.
2
Walkway to Lobby
VIEWPOINT

ARIZONA GRAND RESORT
Phoenix/Tempe, Arizona
June 12, 2023
Existing Street Trees
Entry Tower with Viewing Platform
Shaded Plaza with Outdoor Furniture
Existing Traﬃc Circle on S Pointe Parkway
Existing Hotel
CONCEPTUAL ILLUSTRATION OF THE MAIN ENTRY VIEWING TOWER
Major architectural feature to replace existing fountain. Elevator and stairway to viewing level.
VIEWPOINT
Pedestrian Plaza

ARIZONA GRAND RESORT
Phoenix/Tempe, Arizona
June 12, 2023
BASELINE ROAD
4
8
WENDLER
DR
RESORT
ENTRY
PARKING
ENTRY
Driveway
Pedestrian Walkway
Pedestrian Walkway
Pedestrian Walkway
Pedestrian Walkway
INTERSTATE 10 EAST
INTERSTATE 10 EAST
Pre-Function
12
3
9
8
5
5
9
6
10
9
1
0’
100’
200’
(CITY OF TEMPE)
7
2
EXISTING GOLF COURSE
EXISTING
HOTEL
ROOMS
EXISTING
HOTEL
ROOMS
EXISTING
CONFERENCE
ROOMS
EXISTING
VILLAS
EXISTING
HEALTH
CLUB
EXISTING
WATER
PARK
EXISTING
MAINTENCE
BLDG.
EXISTING
HOTEL
ROOMS
EXISTING
HOTEL
ROOMS
EXISTING
CONFERENCE
ROOMS
EXISTING
WATER
PARK
4
S POINTE PKWY E
S 48th St
City of Tempe
8
5
5
(C
(C
(C
(C
(C
(C
(C
(C
(C
(C
(C
(C
( IT
IT
IT
IT
IT
IT
ITY OF
OF
OF
OF
OF
OF
OF
OF
OF
OF
OF
OF
OF TEMPE
PE)
Cit
Cit
Cit
Citit
Citit
Cit
Ci
Cit
Cit
C
y o
y o
y o
y o
y o
y o
y o
y o
y o
y o
y o
y o
y o
y o
y o
y
f T
f T
f T
f T
f T
f T
f T
f T
f T
f T
f
emp
empe
pe
pe
pe
8
9
EXISTING PARKING
EXISTING
PARKING
4
4
7
4
7
7
EXISTING
HOTEL
ROOMS
Existing Palm Court
STI
NG
N
EX
E
R
8
CONCEPTUAL CIRCULATION PLAN
ARIZONA GRAND RESORT
Phoenix/Tempe, Arizona
July 6, 2023
4
4
O
o
of
8
7
4
7
4
9
9
9
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
EXIST
E
T
E
ING
ING
IN
ING
NG
NG
ING
IN
ING
NG
ING
ING
NG
ING
NG
ING
NG
NG
I
G
HOTEL
ROOMS
MS
MS
MS
MS
MS
MS
MS
MS
M
EXIST
E
ING
ONFERENCE
ROOMS
EXISTING
CONFERENCE
9
EXIST
EXIST
XIST
EXIST
EXIST
EXIS
EXIST
EXIST
E
ST
EXIST
EXIST
ST
E
T
EXIST
E
ING
NG
NG
NG
NG
NG
ING
N
IN
ING
NG
NG
NG
IN
ING
NG
NG
NG
NG
NG
N
HOTEL
ROOMS
ROOMS
ROOMS
ROO
ROOMS
ROO
ROOMS
O
ROOM
ROOM
ROOM
OM
OM
OMS
MS
OMS
OMS
OMS
OM
OMS
O
S
OM
ROOM
OM
R
CO
C
4
CONFERENCE
ROOMS
9
Exist
E
ing Palm C
t
ourt
0
10
10
EXIST
EXIST
EXIST
XIST
EXIST
XI
EXIST
XI
EXIST
EXIST
EXIST
XIST
XI
XI
XI
XIST
XI
X
ING
ING
IN
IN
IN
WATER
WATER
WATER
WATER
WATE
ATER
WATER
WATER
WATER
WATER
WATER
TER
WATER
WATER
WA
WATE
W
2
3
E
11
CIRCULATION PLAN LEGEND
MAJOR INTERSECTION/ENTRY
PRIVATE STREET
PEDESTRIAN PASEO
PEDESTRIAN NODE OR PLAZA
DROP-OFF & VALET
NEW PARKING
VEHICLE/PEDESTRIAN SHARED STREET
14
15
8
7
6
5
4
3
2
1
9
10
12
13
14
15
11
7
LEGEND
NEW HOTEL ROOMS OR APARTMENTS
NEW BALLROOMS/CONFERENCE
RENOVATED CANYON BALLROOM
THE DISTRICT F&B
MULTI-FAMILY (City of Tempe)
GOLF COTTAGES
OUTDOOR DINING
PARKING
PASEO
BRIDGE OVER THE OASIS
HIGHLINE CANAL (Buried)
LAS PALMAS EVENT CENTER
TOWER/FOUNTAIN
KITCHEN
PLAZA
15
15
15
15
15
15
15
8
B A S E L I N E R O A D
P u b l i c S t r e e t
INTERSTATE 10
INTERSTATE 10
S ARIZONA GRAND PKWY
S ARIZONA GRAND PKWY
Employee
Parking
New Hotel
Guest &
Visitor
Parking
New Hotel
Guest, Visitor, &
Valet Parking
S POINTE PKWY E
S POINTE PKWY W
Service &
Deliveries
Entry
Entry
Entry
Arrival
EXISTING
LOBBY
13
Main
Entry
Secondary
Entry
Delivery Truck
Hammerhead
Pedestrian
Node
Main
Pedestrian
Plaza
Traffic
Circle
HIGHLINE CANAL
HIGHLINE CANAL
Parking & Service Entry
Speed
Table
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