Attachment D - PC Summary - Z-47-23-2.pdf

REPORT OF PLANNING COMMISSION ACTION 
November 2, 2023 
ITEM NO: 12 
DISTRICT NO.: 2
SUBJECT:
Application #: 
Z-47-23-2
Location: 
Approximately 670 feet south and 1,270 feet east of the southeast corner 
of North Valley Parkway and Sonoran Desert Drive 
From: 
FH NBCOD and R1-8 NBCOD 
To:
R-3 NBCOD
Acreage:
9.78
Proposal:
Multifamily residential townhomes
Applicant: 
Kurt Waldier, Beus Gilbert McGroder, PLLC 
Owner: 
Sonoran Reems Holding, LLC 
Representative: 
Paul Gilbert, Beus Gilbert McGroder, PLLC 
ACTIONS: 
Staff Recommendation: Approval, subject to stipulations. 
Village Planning Committee (VPC) Recommendation: 
North Gateway 10/12/2023 Approval, per the staff recommendation. Vote: 8-0.  
Planning Commission Recommendation: Approval, per the North Gateway Village Planning 
Committee recommendation. 
Motion Discussion: N/A 
Motion details: Commissioner Gorraiz made a MOTION to approve Z-47-23-2, per the North 
Gateway Village Planning Committee recommendation. 
 
Maker: Gorraiz 
 
Second: Vice-Chairman Gaynor 
Vote: 8-1 (Simon) 
Absent: None   
 
Opposition Present: No 
Findings: 
1.
The proposal provides a transition from lower density R-2 zoning to the east to higher-
density zoning to the west, and in close proximity to the North Gateway Village Core,
across North Valley Parkway.
2.
As stipulated, the proposal will preserve the wash along the west side of the site and
provide a publicly accessible trail to connect to the trail system.
3.
As stipulated, the proposal supports efforts from various plans and initiatives, such as the
North Black Canyon Overlay District, the Monarch Butterfly Pledge, the Tree and Shade
Master Plan, the Complete Streets Guiding Principles, the Comprehensive Bicycle
Master Plan, the Transportation Electrification Action Plan, and the Phoenix Climate
Action Plan.
ATTACHMENT D

Stipulations: 
 
1. 
The development shall be in general conformance with the site plan date stamped 
September 19, 2023, as modified by the following stipulations and as approved by the 
Planning and Development Department. 
 
 
2. 
The development shall be in general conformance with the elevations date stamped 
July 26, 2023, as modified by the following stipulations and as approved by the 
Planning and Development Department. 
 
 
3. 
A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the east side 
of the wash along the west side of the property, and a minimum 10-foot-wide multi-use 
trail (MUT) shall be constructed within the easement in accordance with the MAG 
supplemental detail and as approved or modified by the Planning and Development 
Department. 
 
 
4. 
All perimeter fences adjacent to the wash along the west side of the property shall 
contain view fencing atop a maximum 2-foot block wall base, as approved by the 
Planning and Development Department. 
 
 
5. 
Where pedestrian walkways cross a vehicular path, the pathway shall be constructed 
of decorative pavers, stamped or colored concrete, or other pavement treatments that 
visually contrasts parking and drive aisle surfaces, as approved by the Planning and 
Development Department. 
 
 
6. 
Guest bicycle parking shall be provided at a minimum rate of 0.05 spaces per unit, up 
to a maximum of 50 spaces, located within an amenity area or near a primary site 
entrance, and installed through Inverted U and/or artistic racks located near the 
community center and/or clubhouse and open space areas and installed per the 
requirements of Section 1307.H. of the Phoenix Zoning Ordinance. Artistic racks shall 
adhere to the City of Phoenix Preferred Designs in Appendix K of the Comprehensive 
Bicycle Master Plan. 
 
 
7. 
A minimum of 10% of the required bicycle parking spaces shall include standard 
electrical receptacles for electric bicycle charging capabilities, as approved by the 
Planning and Development Department. 
 
 
8. 
All bicycle parking spaces shall be shaded by a structure, landscaping at maturity, or a 
combination of the two to provide minimum 75% shade, calculated at summer solstice 
at noon as shown on a shading study, as approved by the Planning and Development 
Department. 
 
 
9. 
A minimum of 10% of surface parking lot areas shall be landscaped. The surface 
parking lot areas shall be landscaped with minimum 2-inch caliper large canopy 
drought-tolerant shade trees, as approved by the Planning and Development 
Department.  
 
 
10. 
Landscape areas and retention areas shall be planted with minimum 2-inch caliper 
large canopy drought-tolerant shade trees planted 20 feet on center or in equivalent 
groupings, as approved by the Planning and Development Department. 
 
 
11. 
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.

12. 
A minimum of 10% of the required parking spaces shall include Electric Vehicle (EV) 
Capable Infrastructure, as approved by the Planning and Development Department.  
 
 
13. 
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. 
 
 
14. 
Improvements to Sonoran Desert Drive shall be constructed per the Sonoran Foothills 
Master Street Plan, as approved by the Street Transportation Department.   
 
 
15. 
Clearly defined accessible pedestrian pathway(s) shall be provided connecting the 
residences throughout the site to Sonoran Desert Drive and the adjacent wash/trail 
system.  Where adjacent to the wash, a trail shall be provided and designed to allow for 
its continuation onto the adjacent properties, as approved by the Planning and 
Development Department. 
 
 
16. 
An enhanced pedestrian connection shall be provided on the western site boundary, 
adjacent to the wash, to allow for direct pedestrian access to the adjacent wash and 
trail system.   
 
 
17. 
A Traffic Impact Analysis (TIA) shall be submitted to the City for this development. The 
Traffic Impact Analysis (TIA) shall be expanded to address the proposed developments 
impact and funding responsibility on the Sonoran Desert Drive Corridor.  No preliminary 
approval of plans shall be granted until the study is reviewed and approved by the 
Street Transportation Department. 
 
 
18. 
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. 
 
 
19. 
This parcel is in a Special Flood Hazard Area (SFHA) called Zone AE, on panel 0865 L 
of the Flood Insurance Rate Maps (FIRM) dated October 16, 2023 2013. The following 
requirements shall apply, as approved by the Planning and Development Department: 
 
 
 
a. 
The Architect/Engineer is required to show the floodplain boundary limits on the 
Grading and Drainage plan and ensure that impacts to the proposed facilities 
have been considered, following the National Flood Insurance Program (NFIP) 
Regulations (44 CFR Paragraph 60.3). This includes, but not limited to 
provisions in the latest versions of the Floodplain Ordinance of the Phoenix City 
Code. 
 
 
 
 
b. 
A copy of the Grading and Drainage Plan shall be submitted to the Floodplain 
Management section of Office of the City Engineer for review and approval of 
Floodplain requirements. 
 
 
 
 
c. 
The developer shall provide a FEMA approved CLOMR-F or CLOMR prior to 
issuance of a Grading and Drainage permit. 
 
 
 
 
d. 
A Letter of Map Revision based on Fill (LOMR-F) or Letter of Map Revision 
(LOMR) shall be submitted to Floodplain Management for review and to ensure

the submittal is complete for FEMA review prior to issuance of building permits 
for vertical construction.  
 
 
20. 
Prior to final site plan approval, the property owner shall record documents that 
disclose to purchasers or tenants of the property within the development the existence 
and operational characteristics of the mining operation south of the development, that it 
is an active mine, has the potential to be active seven days a week, 24 hours a day, 
and is anticipated to continue until the rock resources are exhausted, which could be 
for 20 or more years. The form and content of such documents shall be reviewed and 
approved by the City prior to recordation. 
 
 
21. 
Prior to final site plan approval, the property owner shall record documents that 
disclose to purchasers or tenants of the property the existence and operational 
characteristics of the North Gateway Solid Waste and Recycling Transfer Facility. The 
form and content of such documents shall be reviewed and approved by the City prior 
to recordation. 
 
 
22. 
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. 
 
 
23. 
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 County 
Recorder’s Office and delivered to the City to be included in the rezoning application 
file for record. 
 
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