Attachment B - Staff Report - Z-59-A-13-1.pdf

Staff Report Z-59-A-13-1  
(Metrocenter PUD – Major Amendment A) 
September 15, 2022 
North Mountain Village Planning 
Committee Meeting Date: 
September 21, 2022 
Planning Commission Hearing 
Date: 
October 6, 2022 
Request From: 
PUD (Planned Unit Development) (130.77 
acres), RSC (13.19 acres) 
Request To: 
PUD (Planned Unit Development (143.96 
acres)  
Proposed Use: 
Major amendment to the Metrocenter Planned 
Unit Development allow commercial and 
residential uses 
Location: 
Approximately 605 feet south of the southeast 
corner of 28th Drive and Peoria Avenue 
Owner:  
Realm Pennant Retail Partners, LLC, et al. 
Applicant: 
Steve Sirang, Concord Wilshire Capital, LLC 
Representative: 
Kurt Waldier, Beus Gilbert McGroder, PLLC 
General Plan Conformity 
General Plan Land Use Map Designation 
Commercial 
Street Map 
Classification 
Peoria Avenue
Arterial 
+95-foot south half street
North 29th Avenue
Collector 
35-foot east and west half
street
North 31st Avenue
Collector 
33-foot east half street
Black Canyon Highway
Freeway 
Approximately 165-foot 
west half street 
Metro Parkway Loop
Collector 
43.5-foot west half street 
Varies 43.5 to 57.5 east 
half street 
Cheryl Drive 
Collector 
Varies +66-foot full street 
Mission Lane 
Collector 
Varies +66-foot full street 
ATTACHMENT B

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 2 of 11 
 
 
 
 
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS & 
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. 
and 
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS & 
CORRIDORS; DESIGN PRINCIPLE: Promote development in compact cores, 
centers and corridors that are connected by roads and transit, and are designed 
to encourage walking and bicycling. 
 
The original Metrocenter PUD established a framework of development standards to 
implement transit oriented development in the North Mountain Village Core. The PUD 
allowed for significant height and commercial intensity based on its location in the 
village core and proximity to the planned light rail station. The proposed Major 
Amendment adds property to the Metrocenter PUD within the North Mountain Village 
Core, provides additional flexibility related to multifamily density, and does not 
significantly alter other elements of the entitled PUD.   
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREE AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
 
The original Metrocenter PUD utilized the Walkable Urban Code for all future 
development and redevelopment. The Walkable Urban Code is a form-based code 
designed to facilitate transit oriented development and the creation of safe and well 
shaded pedestrian environments. The proposed Major Amendment adds property to 
the Metrocenter PUD within the North Mountain Village Core but does not significantly 
change other elements of the entitled PUD.   
 
Applicable Plans, Overlays, and Initiatives 
Transit Oriented Development Strategic Policy Framework: See Background Item 
No. 6. 
North Mountain Redevelopment Area Plan: See Background Item No. 7. 
North Mountain Village Character Plan: See Background Item No. 8. 
Tree and Shade Master Plan: See Background Item No. 9. 
Black Canyon/Maricopa Freeway Specific Plan: See Background Item No. 10. 
Housing Phoenix: Background Item No. 11. 
Complete Streets Guidelines: See Background Item No. 12. 
Reimagine Phoenix: See Background Item No. 13.

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 3 of 11 
 
 
 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
 
 
 
 
 
 
 
 
 
 
 
 
2. 
The subject site is located approximately 605 
feet south of the southeast corner of 28th 
Drive and Peoria Avenue. The proposed 
Major Amendment A to the Metrocenter 
Planned Unit Development proposes two 
primary changes to the PUD approved by 
Rezoning Case No. Z-59-13-1. First, the 
request would add the former Dillards parcel 
by rezoning 13.19 acres from RSC (Regional 
Shopping Center) to PUD. Second, the 
request would provide flexibility in how the 
PUD regulates multifamily density.  
 
The General Plan Land Use Map designation 
for the subject site is Commercial. The 
proposed uses permitted within the PUD are 
broadly consistent with the Commercial 
designation. 
General Plan Land Use Map: 
Planning and Development 
Department 
 
 
 
SURROUNDING USES AND ZONING 
3. 
The proposed Major Amendment A would 
add 13.19 acres as depicted in the image 
to the right. The expansion area is adjacent 
to land included in the Metrocenter PUD on 
the west, north, south, and a portion of its 
east boundary.  
 
Excluding the parcels currently within the 
PUD, the site being added to the PUD is 
adjacent to three commercial buildings 
zoned C-2 (Intermediate Commercial 
District) and developed as restaurant and 
retail uses. 
 
The subject site is bound by Interstate 17 
on the east, the Arizona Canal on the 
south, and a more varied line to the north 
and west.  
 
Subject site, annotated; Source: 
Planning and Development Department

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 4 of 11 
 
 
 
 
 
 
Additionally, there is a small non-contiguous parcel at the southwest corner of 
Interstate 17 and Peoria Avenue that was included in the original PUD and 
proposed for a billboard. The subject site is not adjacent to any single-family 
residential development. 
 
 
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.  
 
The proposed major amendment to the Planned Unit Development adds one 
13.19 acre site as depicted in Background Item No. 3. The proposed major 
amendment also proposes flexibility to how multifamily density is regulated.  
 
The original PUD required “multifamily at a minimum density of 40 dwelling 
units per gross acre” whereas the proposed major amendment replaces the 
minimum density requirement with a density target of “at least 2,800 residential 
dwelling units across the PUD at full build out.” The original requirement did not 
prescribe standards for mixed-use configurations.  
 
The major amendment does not change any permitted uses, design guidelines, 
or other development standards. 
 
 
5. 
The original PUD was approved with a stipulation to require “a shaded and 
segregated pedestrian circulation plan” to promote pedestrian connectivity and 
transit orientation for the eventual redevelopment of the subject site.

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 5 of 11 
 
 
 
 
In 2020, Master Trail Plan No. 190010 was developed and administratively 
approved in connection with the MetroStorage development located in the 
westernmost anchor store of the mall complex. The Master Trail Plan included 
proposed routes, cross sections, and development standards for these “shaded 
and segregated pedestrian circulation” pathways including enhanced crossings. 
In 2021, the Master Trail Plan was amended to adjust the route around the light 
rail and transit station. Master Trail Plan No. 190010 is attached to this report 
as an Exhibit.  
 
 
 
Staff recommends Stipulation No. 1.b, c, and d. to require that compliance 
monitoring to this stipulation be brought into the body of the PUD Development 
Narrative as a formal exhibit. To modify the “shaded and segregated pedestrian 
circulation plan,” the applicant(s) would file a Minor Amendment which would 
then be reviewed and approved by staff. The most notable change proposed is 
that “the shaded and segregated pedestrian circulation plan” would be publicly 
available on the City’s Planned Unit Development webpage. 
 
 
STUDIES AND POLICIES 
6. 
Transit Oriented 
Development Strategic 
Policy Framework: 
The Transit Oriented 
Development Strategic Policy 
Framework is part of the 
City’s General Plan. The 
framework identifies planning 
typologies to describe urban 
environments. 
 
Transit Oriented Development Strategic Policy 
Framework; Source: Planning and Development 
Department 
 
The subject site will be immediately served by the Metrocenter light rail station 
located which is scheduled to begin revenue service in 2024 and is identified as 
a Regional Urban Center Place Type. The Regional Urban Center Place Type 
is characterized by high intensity with building heights typically from five to 10 
stories with incentive heights of up to 20 stories.  Land uses may include office 
employment, industry cluster, high and mid rise residential, and supportive 
retail and commercial uses. The proposed height of up to 180 feet as permitted 
and envisioned in the PUD Development Narrative is consistent with the 
Regional Urban Center Place Type.

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 6 of 11 
 
 
 
 
7. 
North Mountain 
Redevelopment Area Plan:  
The North Mountain 
Redevelopment Area, 
adopted in 2013, examined 
the general vicinity of the 
subject site as depicted on 
the right. 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.  
Study Boundary for the North Mountain Redevelopment 
Area Plan with the Subject Site Overlain; Source: 
Planning and Development Department 
 
 
 
 
The subject site includes approximately 144 gross acres of the total 2,500 
within the North Mountain Redevelopment Area. The subject site represents a 
central focus of the plan and the proposal will support the goal to revitalize 
Metrocenter Mall as a thriving economic hub with a diverse mix of uses. 
 
 
8. 
North Mountain Village Character Plan:  
The North Mountain Village Character Plan was approved and adopted into the 
Phoenix General Plan through General Plan Amendment GPA-1-19. The 
proposed project advances the following items identified in the Village 
Character Plan by redeveloping the North Mountain Village Core as a compact 
urban center, served by high capacity transit, with amenities including public 
open spaces, and connected by a system of pedestrian thoroughfares.  
• Land Use Principle: Cores, centers and corridors to be configured in a 
walkable manner and include a variety of land uses: office, retail 
shopping, entertainment and cultural, housing, hotel and resort, and, 
where appropriate, some types of industry. 
• Land Use Principle:  Locate land uses with the greatest height and most 
intense uses within limits based on village character, land use needs, 
infrastructure and transportation system capacity. 
• Design Principle: Promote development in compact cores, centers and 
corridors that are connected by roads and transit, and are designed to 
encourage walking and bicycling.

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 7 of 11 
 
 
 
 
• Design Principle: Development should be designed to include increased 
amenities for transit, pedestrian and bicyclists, such as shade, water, 
seating, bus shelters, wider sidewalks, bike racks, pedestrian scale 
lighting and wayfinding. 
• Design Principle: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
 
 
9. 
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 Planned Unit Development contains regulatory standards based on the 
Walkable Urban Code which is designed to create walkable and transit oriented 
environments with prevalent tree shade over public walkways and open space 
areas. These standards remain and will enhance thermal comfort and reduce 
the urban heat island effect as the site redevelops. 
 
 
10. 
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 Plan study area is 32 miles long from Pinnacle Peak Road to 
Pecos Road. The width of the study area is one-quarter mile on each side of 
the freeway. The proposed amendment to the PUD does not include any new 
parcels in the vicinity of the freeway. 
 
 
11. 
Housing Phoenix: 
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 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 development narrative includes a density target of at least 2,800 residential 
dwelling units across the PUD at full build out. The proposal supports the goal

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 8 of 11 
 
 
 
 
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. 
 
 
12. 
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 development narrative 
contains regulatory standards to require detached sidewalks and pedestrian 
thoroughfares that link key destinations such as transit facilities, the Arizona 
Canal, the Cholla Library, and all dedicated open space areas.  
 
 
13.  
Reimagine Phoenix: 
As part of the Reimagine Phoenix Initiative, the City of Phoenix is committed to 
increasing the waste diversion rate to 40 percent by 2020 and to better manage 
its solid waste resources. The development narrative requires that the provision 
of recycling containers be identified on the site plans at the time of the site plan 
review process. 
 
 
COMMUNITY INPUT SUMMARY 
14. 
As of the writing of this report, staff has received one letter from Castles ‘N 
Coasters (a voluntary participant in the Major Amendment) expressing 
concerns related to construction impacts, traffic impacts, and the impact of 
2,800 dwelling units.  
 
 
INTERDEPARTMENTAL COMMENTS 
15. 
The Street Transportation Department noted existing requirements in the PUD 
for 75 percent shade over public sidewalks (page 57), existing requirements for 
bicycle parking (page 51), and existing requirements for Traffic Impact 
Analyses (Page 57). The Street Transportation Department provided stipulation 
the following stipulations: 
• Stipulation No. 1.e. to require a “complete streets” section be added () 
that addresses standards that improve convenience and comfort, 
connectivity, sustainability, and green infrastructure,  
• Stipulation No. 4 to require that the traffic impact analysis report shall be 
updated with every new development within the PUD,  
• Stipulation No. 5 to require that the traffic analysis report for every new 
development within the PUD shall include non-automotive 
enhancements in support of the Complete Streets Ordinance

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 9 of 11 
 
 
 
 
• Stipulation No. 6 to require that all streets within and adjacent to the 
development be constructed by the developer to ADA accessibility 
requirements.  
 
 
16. 
The Fire Department commented that the site plan must comply with the 
Phoenix Fire Code and further indicated there are no problems anticipated with 
the case. Further, the Department commented that they do not know what the 
water supply is at this site and noted that additional water supply may be 
required to meet the required fire flow per the Phoenix Fire Code. 
 
 
OTHER 
17. 
The site has not been identified as being archaeologically sensitive. However, 
in the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within 33-feet of the discovery and the 
City of Phoenix Archaeology Office must be notified immediately and allowed 
time to properly assess the materials. This is addressed in Stipulation No. 2. 
 
 
18. 
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 preliminary site 
plan approval. This is addressed in Stipulation No. 3. 
 
 
19. 
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. 
 
Findings 
 
1. 
The request will allow for redevelopment of a large underutilized parcel within the 
North Mountain Village core that is adjacent to future light rail infrastructure.  
 
 
2. 
The proposed development is in conformance with the goals of the North 
Mountain Redevelopment Area Plan. 
 
 
3. 
The proposal is compatible with the existing land use pattern in the area and the 
General Plan Land Use Map designation.

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 10 of 11 
 
 
 
 
Stipulations 
 
1. 
An updated Development Narrative for the Metrocenter 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 Hearing Draft date stamped 
September 1, 2022 as modified by the following stipulations.   
 
 
 
a. Front Cover: Add “City Council adopted: [Insert Adoption date].”  
 
 
 
 
b. Page 48, Section G. Development Standards, Sub-Point 3: Modify the first 
paragraph to read as follows: “Before any building, project, or use is 
processed for site plan approval by the City, a shaded and segregated 
pedestrian circulation plan shall be prepared and incorporated in this PUD 
as an appendix, and shall detail access to the following where applicable:”  
 
 
 
 
c. Page 48, Section G. Development Standards, Sub-Point 4: Modify to read 
as follows: Individual project site plans shall be required to incorporate or 
update the Master Trail Plan / Shaded and Segregated Pedestrian 
Circulation Plan as necessary to provide access to the above, as 
administratively approved by the Planning and Development Director. 
Updates to the Master Trail Plan / Shaded and Segregated Pedestrian 
Circulation Plan shall be submitted to the Planning 
and Development Department as a “Minor Amendment” to the PUD. 
 
 
 
 
d. Appendix: Add the Shaded and Segregated Pedestrian Circulation Plan as 
an appendix. 
 
 
 
 
e. Table of Contents and Page 58: Before the Infrastructure Standards 
Section add a Complete Streets Section in the PUD. The Complete Streets 
Section shall specifically address PUD standards that improve 
convenience and comfort, connectivity, sustainability, and green 
infrastructure. 
 
 
2. 
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. 
 
 
3. 
Prior to preliminary site plan approval, the landowner shall execute a Proposition 
207 waiver of claims form. The waiver shall be recorded with the Maricopa

Staff Report: Z-59-A-13-1 
September 15, 2022 
Page 11 of 11 
 
 
 
 
County Recorder's Office and delivered to the City to be included in the rezoning 
application file for record. 
 
 
4.  
The developer shall submit an updated Traffic Impact Analysis report for every 
new development within the PUD, or as otherwise approved by the Street 
Transportation Department. No preliminary approval of plans shall be granted 
until the study has been reviewed and approved by the City. 
 
 
5. 
The developer shall submit a Traffic Impact Analysis report for every new 
development within the PUD to include non-automotive network enhancements in 
support of the City’s adopted Complete Streets Ordinance, as required by the 
Street Transportation Department. Non-automotive network enhancements 
include, but are not limited to, infrastructure improvements for: pedestrian safe 
crossings, bicycle infrastructure and access to transit facilities. No preliminary 
approval of plans shall be granted until the study has been reviewed and 
approved by the City. 
 
 
6.  
The developer shall construct all streets within and adjacent to the development 
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. 
 
Writer 
Nick Klimek 
September 15, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Master Trail Plan No. 190010 (Pedestrian Circulation Plan, signed and dated February 
26, 2020) (6 pages) 
Community Correspondence (2 pages) 
Metrocenter PUD – Major Amendment A – date stamped September 1, 2022

Z-220-62
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*
C-2 M-R
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Z-SP-9-82
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Z-325-82
CINNABAR AVE
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33RD AVE
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METRO PKWY
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30TH AVE
27TH AVE
28TH AVE
25TH AVE
28TH DR
PEORIA AVE FRN
27TH DR
CHERYL DR
33RD DR
31ST AVE
MISSION LN
MALAPAI DR
BECKER LN
25TH DR
IRONWOOD DR
NORTH LN
PEORIA AVE
BERYL AVE
I17 RMP
PURDUE AVE
CAROL AVE
32ND LN
32ND AVE
29TH AVE
COCHISE DR
26TH DR
§¨¦
17
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
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THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
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NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-59-A-13
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
143.96 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
PUD, RSC
PUD
CONVENTIONAL OPTION
No Maximum, N/A
No Maximum
*   UNITS P.R.D. OPTION
N/A, N/A
N/A
Steve Sirang, Concord Wilshire Capital
DATE:
8/26/22
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 27-22
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: PUD ( 130.77 a.c.)
RSC ( 13.19 a.c.)
TO:
PUD ( 143.96 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2013\Z-59-A-13.mxd
Z-59-A-13
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Z-278-79
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Z-326-82
Z-49-12
Z-75-78
Z-43-71
Z-57-19
C-2 M-R 
DNS/WVR
Z-118-87
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Z-47-72
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Z-325-82
CINNABAR AVE
32ND CIR
33RD AVE
32ND DR
VOGEL AVE
METRO PKWY
MOUNTAIN VIEW RD
34TH AVE
BLACK CANYON HWY
30TH AVE
27TH AVE
28TH AVE
25TH AVE
28TH DR
PEORIA AVE FRN
27TH DR
CHERYL DR
33RD DR
31ST AVE
MISSION LN
MALAPAI DR
BECKER LN
25TH DR
IRONWOOD DR
NORTH LN
PEORIA AVE
BERYL AVE
I17 RMP
PURDUE AVE
CAROL AVE
32ND LN
32ND AVE
29TH AVE
COCHISE DR
26TH DR
§¨¦
17
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
on
a
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-59-A-13
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
143.96 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
PUD, RSC
PUD
CONVENTIONAL OPTION
No Maximum, N/A
No Maximum
*   UNITS P.R.D. OPTION
N/A, N/A
N/A
Steve Sirang, Concord Wilshire Capital
DATE:
8/26/22
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 27-22
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: PUD ( 130.77 a.c.)
RSC ( 13.19 a.c.)
TO:
PUD ( 143.96 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2013\Z-59-A-13.mxd
Z-59-A-13
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From:
George Brimhall
To:
Nick Klimek
Subject:
METRO CENTER EXPANSION
Date:
Thursday, August 25, 2022 10:28:41 PM
From:   Castles N’ Coasters, Inc. 
9445 Metro Pkwy E. 
Phoenix, AZ 85051 
 
To:       City of Phoenix Planning and Development Dept. 
            200 West Washington Street ~ 2nd Floor 
            Phoenix, AZ 85003 
 
Date:   August 25, 2022 
 
Re:       Case No.  n.a. Metrocenter  PUD Amended PUD, Z-59-A-13-1 
 
I am the President of Castles N’ Coasters, Inc. the builder, operator and owner of Castles N’
Coasters.  We opened this facility over 45 years ago and have the reputation of operating one of the
finest FEC’s in the country.  Cleanliness, service and fair pricing along with a fun mixture of rides, golf
and food make us an enjoyable outing for all.   
To follow are some of the concerns that we have with the City and Mall Owners lack of insight to
facilitate the closure of one of Phoenix’s landmark sites.  The downgrade of parkway aesthetics and
adequate policing of undesirable clientele, were in our opinion, a primary factor in Metro’s closure. 
  
1. The construction of the new rapid transit terminal at Metro Center along with the vacating of mall
tenants and its final closing have been a disaster for this area.  No one including The City of Phoenix
will assume any responsibility for maintaining a respectable construction site and much needed road
and landscaping repairs. Mall management has turned a deaf ear to us as well.  If we cannot get the
City’s support in addressing the construction environment of the light rail expansion what are the
odds of getting their help with the problems created with a five year plus development. A lengthy
project of this nature can very well devastate our park with dust, dirt, noise, road closures and
congestion including maintenance of heavy equipment and their damage to the parkway.   
We appreciate that any development on this property will produce many of these concerns.  We are
asking that as a condition of development ongoing maintenance to the parkway, including roads,
sidewalks and landscape be required.  
2. We feel that screening of the construction site by a solid fence at ground level is mandatory to
limit the amount of dust, reduce the noise and help to enhance the beautification of this area…all
which are essential for us and other adjacent businesses to attract the public to our facilities. 
3.  We feel that access to the construction project should be limited on the Parkway and
accommodations should be made on the construction site, inside the fence, for construction
equipment to access the various areas of construction.  The construction materials, equipment,
traffic, noise, etc…will be devastating to our facility if binding guidelines are not established by The
City to minimize these concerns. 
4. Twenty Eight Hundred living units and just short of 400,000 feet of retail within an 1/8 of a mile of
one’s business has to make an impact on traffic. Will any improvements be made to minimize this

impact?  Is the parking proposed for this project more than adequate to meet their expansive
needs?   
5. In maintaining a family oriented facility we allow the public to freely visit our park without paying
an admission.  Our arcade is a viable part of our park and charging admission for our arcade clientele
would rapidly reduce our revenue stream.  Unfortunately, with 2800 units across the street from us
we will be a drop off location for all kids from 8 to 18 after school and on weekends. The majority of
these kids will not be spending money, will familiarize themselves with all aspects of our park and
will create a policing nightmare and unsightly environment.  We do not have a solution for this
concern and your suggestions and incite would certainly be appreciated. 
Selfish as it may sound, we believe that we are a viable part of this community and hope that the
City of Phoenix feels the same.  Please give serious thought to these concerns when approving this
project.  Your requirements will very well determine our future in Phoenix. 
 
Sincerely, 
Castles N’ Coasters, Inc. 
 
 
George H. Brimhall, Pres. 
 
Cc: Nick Klimek @  ~  nick.klimek@phoenix.gov