Attachment B - Staff Report - Z-104-J-75-3.pdf
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Staff Report Z-104-J-75-3
(Northgate PCD)
September 12, 2023
Deer Valley Village Planning Committee
Meeting Date:
September 14, 2023
Planning Commission Hearing Date:
November 2, 2023
Request From:
PCD (Approved A-1 PCD) (Planned
Community District, Approved Light
Industrial District, Planned
Community District) (14.35 acres)
and PCD (Approved CP/GCP PCD)
(Planned Community District,
Approved Commerce Park
District/General Commerce Park
Option, Planned Community District)
(7.22 acres)
Request To:
C-2 HGT/WVR DNS/WVR PCD
(Intermediate Commercial, Height
Waiver, Density Waiver, Planned
Community District) (21.57 acres)
Proposal:
Multifamily residential
Location:
Northwest corner of 19th Avenue and
Grandview Road
Owner:
Sunbelt Land Holdings, LP
Applicant:
Andy Jochums, Beus Gilbert
McGroder, PLLC
Representative:
Jeffrey Blilie, Beus Gilbert McGroder,
PLLC
Staff Recommendation:
Approval, subject to stipulations
ATTACHMENT B
Staff Report: Z-104-J-75-3
September 12, 2023
Page 2 of 18
General Plan Conformity
General Plan Land Use Map Designation
Mixed Use (Commercial / Industrial)
Street Map Classification 19th Avenue
Major
Arterial
55 to 63-foot west half
street
Street Map Classification
Phelps Road
Local Street
28.58-foot south half
street
20th Avenue
Local Street
28.58-foot east half
street
Grandview
Road
Collector
Street
33.58 to 50-foot north
half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the
acquisition of vacant, underutilized and blighted parcels for appropriate
redevelopment, compatible with the adjacent neighborhood character and
adopted area plans.
The subject site is currently vacant and the proposed residential development, as
stipulated, is compatible with the existing neighborhood character.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Enhance the
compatibility of residential infill projects by carefully designing the edges of the
development to be sensitive to adjacent existing housing. Create landscape
buffers and other amenities to link new and existing development.
The proposal is designed to be sensitive to the existing single-family residences to the
south and as stipulated, will provide enhanced buffering along the street frontages of
19th Avenue, Grandview Road, 20th Avenue and Phelps Road.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.
The proposal, as stipulated, provides enhanced levels of trees and shade which will
reduce the urban heat island effect while also improving thermal comfort to site users
and the surrounding neighborhood.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 3 of 18
Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan – See Background Item No. 6.
Tree and Shade Master Plan – See Background Item No. 7.
Complete Streets Guiding Principles – See Background Item No. 8.
Comprehensive Bicycle Master Plan – See Background Item No. 9.
Zero Waste PHX – See Background Item No. 10.
Transportation Electrification Action Plan – See Background Item No. 11.
Community Safety Plan (CSP) Areas – See Background Item No. 12.
Monarch Butterfly Pledge – See Background Item No. 13.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant
PCD (Approved A-1 PCD) and PCD
(Approved CP/GCP PCD)
North (across
Phelps Road)
Vacant
PCD (Approved A-1 PCD)
South (across
Grandview Road)
Single-family
residences
R-2 PCD
East (across 19th
Avenue)
Horse racetrack and
ancillary uses
S-1 SP (Approved C-2 SP or CP/BP)
West (across 20th
Avenue)
Office/Warehouse
and vacant
PCD (Approved A-1 PCD) and PCD
(Approved CP/GCP PCD)
C-2 HGT/WVR DNS/WVR
(Stipulated to R-3A – Multifamily Residence District Development Standards –
Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
-
21.57 acres
Total Number of Units
498, up to 569 with
bonus
363 (Met)
Staff Report: Z-104-J-75-3
September 12, 2023
Page 4 of 18
Maximum Density (dwelling
units/acre)
23.1, 26.4 with bonus
16.83 (Met)
Maximum Building Height
3 stories or 40 feet for
first 150 feet; 1 feet in 5
feet increase to 48 feet,
4-story maximum
2-story (28 feet) (Met)
and 3-story (39 feet, 6
inches) (Met)
Maximum Lot Coverage
45%
Not provided
Minimum Building Setbacks
North (Adjacent to Phelps
Road)
20 feet
20 feet (Met)
East (Adjacent to 19th
Avenue)
20 feet
25 feet (Met)
West (Adjacent to 20th
Avenue)
20 feet
20 feet (Met)
South (Adjacent to
Grandview Road)
20 feet
30 feet (Met)
Minimum Landscape Setbacks
North
20 feet
Not provided
East
20 feet
Not provided
West
20 feet
Not provided
South
20 feet
Not provided
Minimum Open space
5%
11% (Met)
Minimum Amenities
Two
Dog park, zen garden,
tot lot, pool and ramada
(Met)
Minimum Parking
564 spaces
640 spaces (Met)
*Variance or site plan modification required
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 21.57 acres at the northwest corner of 19th Avenue and
Grandview Road from 14.35 acres of PCD (Approved A-1 PCD) (Planned Community
District, Approved Light Industrial District, Planned Community District) and 7.22 acres
of PCD (Approved CP/GCP PCD) (Planned Community District, Approved Commerce
Park District/General Commerce Park Option, Planned Community District) to C-2
HGT/WVR DNS/WVR PCD (Intermediate Commercial, Height Waiver, Density Waiver,
Planned Community District) to allow multifamily residential.
The subject site is within the Northgate Planned Community District (PCD), an
approximately 300-acre master planned community, initially approved by City Council
on January 11, 1975, via Rezoning Case No. Z-104-75. The PCD originally covered a
Staff Report: Z-104-J-75-3
September 12, 2023
Page 5 of 18
land area of 261.8 acres from the I-17 Interstate to 19th Avenue and Bell Road to the
Paradise Lane alignment. Several PCD amendments have been completed over the
years which increased the total land area of the PCD. Amendment I (Rezoning Case
No. Z-104-I-75) rezoned a portion of the PCD, which included the subject site, to A-1
PCD (Light Industrial District, Planned Community District) along the north portion and
CP/GCP PCD along the south portion. The approved zoning for the site has not been
adopted since a final site plan for development on the site was never approved.
GENERAL PLAN LAND USE MAP DESIGNATION
2.
The General Plan Land Use Map designation for the site is Mixed Use (Commercial /
Industrial). This land use category accommodates industrial, office, retail, service and
multifamily residential at varying levels of scales and intensity of uses. The proposal for
C-2 HGT/WVR DNS/WVR PCD zoning is consistent with the General Plan Land Use
Map designation.
The General Plan Land Use Map designations to the west and north of the subject site
are also designated as Mixed Use (Commercial / Industrial).
The General Plan Land Use Map designation to the east of the subject site is
designated as Mixed Use (Commercial / Commerce / Business Park).
The General Plan Land Use Map Designation to the south of the site is designated as
Residential 3.5 to 5 dwelling units per acre.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 6 of 18
General Plan Land Use Map
Source: Planning and Development Department
SURROUNDING LAND USES AND ZONING
3.
The subject site is currently vacant and zoned PCD (Approved A-1 PCD) (Planned
Community District, Approved Light Industrial District, Planned Community District)
(14.35 acres) and PCD (Approved CP/GCP PCD) (Planned Community District,
Approved Commerce Park District/General Commerce Park Option, Planned
Community District) (7.22 acres).
To the north of the subject site, across Phelps Road, is vacant land zoned PCD
(Approved A-1 PCD) (Planned Community District, Approved Light Industrial District,
Planned Community District).
To the south of the subject site, across Grandview Road, are single-family residences
zoned R-2 PCD (Multifamily Residence District, Planned Community District).
Staff Report: Z-104-J-75-3
September 12, 2023
Page 7 of 18
To the east of the subject site, across 19th Avenue, is a horse racetrack and ancillary
uses zoned S-1 SP (Approved C-2 SP or CP/BP) (Ranch or Farm Residence, Special
Permit, Approved
Intermediate Commercial,
Special Permit or Commerce
Park District/Business Park
Option).
To the west of the subject
site, across 20th Avenue, is
an office/warehouse building
and vacant land zoned PCD
(Approved A-1 PCD)
(Planned Community District,
Approved Light Industrial
District, Planned Community
District) and PCD (Approved
CP/GCP PCD) (Planned
Community District, Approved
Commerce Park
District/General Commerce
Park Option, Planned Community District).
PROPOSAL
4.
Site Plan
The conceptual site plan, attached as an exhibit, proposes 363 multifamily residences
distributed throughout the site in 18 buildings. It also contains a clubhouse/leasing office
with a rooftop deck, fitness center, and a central amenity area with a pool and ramada.
The main vehicular entry and access to the site is proposed along 19th Avenue.
Another vehicular access is proposed along Phelps Road with a gate and an exit with
emergency access only proposed along 20th Avenue. Refuse bins are proposed to be
distributed throughout the site. Pedestrian walkways are proposed throughout the site to
connect to all buildings and sidewalks within and around the site.
In order to set the maximum density allowed and development standards, staff
recommends that the development conform to the R-3A Planned Residential
Development (PRD) option development standards. This is addressed in Stipulation No.
1.
In order to provide enhanced landscaping, staff recommends the following:
• An average 25-foot landscape setback along 19th Avenue.
• Landscape setbacks planted with minimum two inch caliper drought-tolerant
shade trees planted 20 feet on center or in equivalent groupings with five 5-
gallon shrubs per tree.
Zoning Sketch Map
Source: Planning and Development Department
Staff Report: Z-104-J-75-3
September 12, 2023
Page 8 of 18
• A minimum of 10 percent of surface parking lot areas to be landscaped with
minimum two inch caliper large canopy drought-tolerant shade trees and
dispersed throughout the parking area.
This is addressed in Stipulation Nos. 2, 3 and 5.
To maximize pedestrian visibility and safety, staff recommends that where pedestrian
walkways cross a vehicular path, the pathway be constructed of alternative materials or
other pavement treatments that visually contrast parking and drive aisle surfaces. This
is addressed in Stipulation No. 4.
To maximize pedestrian comfort and encourage walking, staff recommends that
pedestrian pathways, including sidewalks, be shaded by a structure, landscaping at
maturity, or a combination of the two to achieve a minimum of 75 percent shade. This is
addressed in Stipulation No. 6.
5.
Elevations
The building elevations, attached as an exhibit, depict two-story buildings with a height
of 25 feet and 6 inches and three-story buildings with a maximum height of 35 feet and
9 inches. Specific colors and materials are not identified on the elevations that were
submitted.
PLANS, OVERLAYS, AND INITATIVES
6.
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 a 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 while using vacant or underutilized land in a more
sustainable fashion.
7.
Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure that trees are an integral part of the city’s planning and
development process. By investing in trees and the urban forest, the city can reduce its
carbon footprint, decrease energy costs, reduce storm water runoff, increase
biodiversity, address the urban heat island effect, clean the air, and increase property
values. In addition, trees can help to create walkable streets and vibrant pedestrian
places. Staff is recommending robust tree planting standards, with larger caliper trees in
the landscape setbacks, detached sidewalks separated by a landscape strip planted
Staff Report: Z-104-J-75-3
September 12, 2023
Page 9 of 18
with drought-tolerant shade trees, bicycle infrastructure and pedestrian pathways
shaded to a minimum of 75 percent, and drought-tolerant shade trees dispersed
throughout the surface parking lot to achieve shade. These are addressed in Stipulation
Nos. 3, 5, 6, and 15 through 18.
8.
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. Staff is recommending detached sidewalks
separated by a landscape strip located between the back of curb and sidewalk, planted
with enhanced landscaping. This is addressed in Stipulation Nos. 15 through 18.
9.
Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to guide
the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations. As
stipulated, the development will provide secured bicycle parking at a rate of 0.25 spaces
per dwelling unit, guest bicycle parking at a rate of 0.05 spaces per dwelling unit, and a
bicycle repair station. This is addressed in Stipulation No. 8.
10. 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
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial and mixed-use developments
meeting certain criteria. The applicant’s submittal materials indicated that recycling will
be offered to all residents with bulk recycling containers provided on site.
11. 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
Staff Report: Z-104-J-75-3
September 12, 2023
Page 10 of 18
multifamily charging infrastructure recommends a standard stipulation for rezoning
cases to provide EV charging infrastructure. Staff recommends that a minimum of two
percent of the required parking spaces include EV Installed infrastructure and a
minimum of eight percent of the required parking spaces include EV Capable
infrastructure. This is addressed in Stipulation No. 7 and 8.d.
12. Community Safety Plan (CSP) Areas
In 2022, the City Council approved two pilot projects to address community safety
through a multidepartment, collaborative manner leveraging technology as well as
community-based resources. The Neighborhood Services, Police, Street
Transportation, and Parks and Recreation departments, along with the Office of
Homeless Solutions, Public Health Adviser, and Prosecutor’s Office, are working
together to improve the safety and quality of life along 19th Avenue, 27th Avenue,
Hatcher Road, and the I-17 freeway. To support these efforts, the Planning and
Development Department promotes Crime Prevention Through Environmental Design
(CPTED) principles to enhance neighborhood safety in these Community Safety Plan
areas. The subject site is located adjacent to a Community Safety Plan (CSP) area;
thus, staff recommends the following stipulations:
•
Stipulation No. 10 requires the landscape setbacks to be planted with
drought-tolerant shrubs, accents and vegetative groundcovers with a
maximum mature height of two feet to achieve a minimum of 75 percent live
coverage at maturity.
•
Stipulation No. 11 requires any walls provided along the perimeter of the site
to be a minimum of 50 percent open view fencing.
•
Stipulation No. 12 requires ground floor blank walls visible from the public
sidewalk to not exceed 20 linear feet without being interrupted by a window,
or variation in building treatment or design.
•
Stipulation No. 13 requires site lighting to be provided at building
entrances/exits and in public assembly and parking areas.
•
Stipulation No. 14 requires pedestrian pathways to be lighted by lighting
fixtures with a maximum height of 15 feet to provide a minimum of one foot
candle illumination maintained throughout the pathway and to be uniform
lighting along the entire pathway to avoid bright high glare areas and low
visibility dark areas.
13. Monarch Butterfly Pledge
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation’s Mayor’s
Monarch Pledge. This pledge commits the city to take action to support the monarch
butterfly population. In the United States, loss of milkweed habitat is a major factor in
the decline of the monarchs. Arizona has at least 29 species of milkweed native to the
state. Adult monarchs feed on the nectar of many flowers, but they breed only where
milkweeds are found. To support the monarch butterfly population, Stipulation No. 9
addresses the planting of milkweed shrubs, or other native nectar plant species, on the
subject site.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 11 of 18
COMMUNITY INPUT SUMMARY
14. At the time this staff report was written, staff received one letter of opposition. Stated
concerns included traffic, safety, water, pollution, crime, privacy, and sustainability.
INTERDEPARTMENTAL COMMENTS
15. Aviation Department
The Aviation Department requested the airport disclosure stipulation. This is addressed
in Stipulation No. 29.
16. Water Services Department
The City of Phoenix Water Services Department has noted the property has existing
water and sewer mains that can potentially serve the proposed development; however,
water capacity is a dynamic condition that can change over time due to a variety of
factors.
17. Fire Prevention Section
The Fire Prevention Section commented that the site and buildings shall comply with
the Phoenix Fire Code and that the site will require a water supply flow. The Fire
Prevention Section notified that fire sprinkler coverage is a common issue on these
types of projects and that contractors frequently miss the Phoenix amendments to the
International Fire Code. The Fire Prevention Section provided references to the Phoenix
Fire Code to be aware of for fire sprinkler coverage, the clubhouse/leasing building
rooftop amenity deck, and required permits.
18. Public Transit Department
The Public Transit Department commented that Stipulation 13 of the most recent
amendment to the original PCD rezoning case (Z-104-I-75-3) is the only relevant
stipulation for the Public Transit Department, which has already been met with the
currently constructed bus stop on southbound 19th Avenue and Phelps Road.
19. Street Transportation Department
The Street Transportation Department requested the following:
• A minimum six-foot-wide detached sidewalk separated by a minimum 10-foot-
wide landscape strip located between the back of curb and sidewalk be
constructed on the west side of 19th Avenue, adjacent to the development.
• A minimum five-foot-wide detached sidewalk separated by a minimum five-
foot-wide landscape strip located between curb and sidewalk shall be
constructed on the north side of Grandview Road, adjacent to the
development.
• A minimum five-foot-wide detached sidewalk separated by a minimum five-
foot-wide landscape strip located between curb and sidewalk shall be
constructed on the south side of Phelps Road, adjacent to the development.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 12 of 18
• A minimum five-foot-wide detached sidewalk separated by a minimum five-
foot-wide landscape strip located between the back of curb and sidewalk shall
be constructed on the east side of 20th Avenue, adjacent to the development.
• Sidewalk and landscaping improvements within the business park, not
adjacent to the development, shall be constructed as approved by the Bell 17
Business Park TIA and Master Phasing Plan.
• A minimum 40-feet of right-of-way shall be dedicated for the north side of
Grandview Road from 19th Avenue to 23rd Avenue.
• The intersection at 21st Avenue and Grandview Avenue shall be
reconstructed to remove the splitter islands.
• A traffic signal shall be fully funded and installed at the intersection for 19th
Avenue and Grandview Street.
• The intersection at 19th Avenue and Grandview Avenue shall be
reconstructed, including removal of the splitter island.
• The existing traffic signal at the Phelps Road and 19th Avenue intersection
shall be fully funded and reconstructed to meet City of Phoenix standards.
• A traffic signal shall be fully funded and installed at the intersection 21st
Avenue and Bell Road and all associated improvements to the western 21st
Ave and Bell traffic signal. The intersection shall be reconstructed to meet
City of Phoenix standards.
• An enhanced pedestrian connection shall be provided on the eastern site
boundary to allow for direct pedestrian access to the adjacent transit stop.
• Replace unused driveways with sidewalk and curb and gutter. Also, replace
any broken or out-of-grade curb, gutter, sidewalk, curb ramps on all streets
and upgrade all off-site improvements to be in compliance with current ADA
guidelines.
• All streets be constructed with all required elements and to ADA
requirements.
These are addressed in Stipulation Nos. 15 through 28.
OTHER
20. 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. 30.
21. 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. 31.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 13 of 18
22. 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 the General Plan Land Use Map designation and with
several General Plan principles.
2.
The proposal will develop an underutilized property and provide a high quality
multifamily residential development which will help alleviate the housing shortage in
Phoenix.
3.
This proposal, as stipulated, provides enhanced setbacks and landscape areas to be
sensitive to the surrounding single-family residences
Stipulations
1.
The development shall conform to the R-3A PRD option development standards.
2.
An average 25-foot landscape setback shall be provided along 19th Avenue, as
approved by the Planning and Development Department.
3.
Required landscape setbacks shall be planted with minimum 2-inch caliper, large
canopy, drought-tolerant trees, 20 feet on center or in equivalent groupings, with five 5-
gallon shrubs per tree, as approved by the Planning and Development Department.
4.
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 contrast parking and drive aisle surfaces, as approved by the Planning and
Development Department.
5.
A minimum of 10% of surface parking lot areas, exclusive of perimeter landscape
setbacks, shall be landscaped. The surface parking lot areas shall be landscaped with
minimum 2-inch caliper large canopy drought-tolerant, shade trees and shall be
dispersed throughout the parking area, as approved by the Planning and Development
Department.
6.
All bicycle infrastructure and pedestrian pathways, including sidewalks, shall be shaded
by a structure, landscaping at maturity, or a combination of the two to provide minimum
75% shade, as approved by the Planning and Development Department.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 14 of 18
7.
A minimum 2% of the required parking spaces shall be Electric Vehicle Installed Spaces
and a minimum 8% of the required parking spaces shall be Electric Vehicle Capable
Spaces, as approved by the Planning and Development Department.
8.
Bicycle infrastructure shall be installed as described below, as approved by the
Planning and Development Department.
a. Secured bicycle parking shall be provided at a minimum rate of 0.25 spaces per
dwelling unit, up to a maximum of 50 spaces.
b. Guest bicycle parking spaces shall be provided at a minimum rate of 0.05 spaces
per dwelling unit, up to a maximum of 50 spaces, located near entrances of
buildings and installed per the requirements of Section 1307.H of the Phoenix
Zoning Ordinance.
c. A bicycle repair station (“fix it station”) shall be provided and maintained on site
within an amenity area or near a primary site entrance. The bicycle repair station
(“fix it station”) shall be provided in an area of high visibility and separated from
vehicular maneuvering areas, where applicable. The repair station shall include, but
not be limited to, standard repair tools affixed to the station, a tire gauge and pump
affixed to the base of the station or ground, and a bicycle repair stand which allows
pedals and wheels to spin freely while making adjustments to the bike.
d. A minimum of 10% of the required bicycle parking spaces shall include standard
electrical receptacles for electric bicycle charging capabilities.
9.
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.
10. The landscape setbacks shall be planted with drought-tolerant shrubs, accents and
vegetative groundcovers with a maximum mature height of two feet to achieve a
minimum of 75% live coverage at maturity, as approved by the Planning and
Development Department.
11. Any walls provided along the perimeter of the site shall be a minimum of 50 percent
open view fencing, as approved by the Planning and Development Department.
12. Ground floor blank walls visible from the public sidewalk should not exceed 20 linear
feet without being interrupted by a window, or variation in building treatment or design,
as approved by the Planning and Development Department.
13. Site lighting shall be provided at building entrances/exits, and in public assembly and
parking areas, as approved by the Planning and Development Department.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 15 of 18
14. Pedestrian pathways shall be lighted by lighting fixtures with a maximum height of 15
feet to provide a minimum of one foot candle illumination maintained throughout the
pathway and shall be uniform lighting along the entire pathway to avoid bright high glare
areas and low visibility dark areas, as approved by the Planning and Development
Department.
15. A minimum 6-foot-wide detached sidewalk separated by a minimum 10-foot-wide
landscape strip located between back of curb and sidewalk shall be constructed on the
west side of 19th Avenue, adjacent to the development, and planted to the following
standards, as approved by the Planning and Development Department.
a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees
planted 20 feet on center or in equivalent groupings.
b. Drought tolerant shrubs, accents, and vegetative groundcovers with a maximum
mature height of two feet to achieve a minimum of 75% live vegetative ground
coverage at maturity.
Where utility conflicts arise, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a pedestrian
environment.
16. A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-wide
landscape strip located between curb and sidewalk shall be constructed on the north
side of Grandview Road, adjacent to the development, and planted to the following
standards, as approved by the Planning and Development Department.
a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees
planted 20 feet on center or in equivalent groupings.
b. Drought tolerant shrubs, accents, and vegetative groundcovers with a maximum
mature height of two feet to achieve a minimum of 75% live vegetative ground
coverage at maturity.
Where utility conflicts arise, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a pedestrian
environment.
17. A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-wide
landscape strip located between curb and sidewalk shall be constructed on the south
side of Phelps Road, adjacent to the development, and planted to the following
standards, as approved by the Planning and Development Department.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 16 of 18
a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees
planted 20 feet on center or in equivalent groupings.
b. Drought tolerant shrubs, accents, and vegetative groundcovers with a maximum
mature height of two feet to achieve a minimum of 75% live vegetative ground
coverage at maturity.
Where utility conflicts arise, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a pedestrian
environment.
18. A minimum 5-foot-wide detached sidewalk separated by a minimum 5-foot-wide
landscape strip located between the back of curb and sidewalk shall be constructed on
the east side of 20th Avenue, adjacent to the development, and planted to the following
standards, as approved by the Planning and Development Department.
a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees
planted 20 feet on center or in equivalent groupings.
b. Drought tolerant shrubs, accents, and vegetative groundcovers with a maximum
mature height of two feet to achieve a minimum of 75% live vegetative ground
coverage at maturity.
Where utility conflicts arise, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a pedestrian
environment.
19. Sidewalk and landscaping improvements within the business park, not adjacent to the
development, shall be constructed as approved by the Bell 17 Business Park TIA and
Master Phasing Plan.
20. A minimum 40-feet of right-of-way shall be dedicated for the north side of Grandview
Road from 19th Avenue to 23rd Avenue.
21. The intersection at 21st Avenue and Grandview Avenue shall be reconstructed to
remove the splitter islands.
22. A traffic signal shall be fully funded and installed at the intersection for 19th Avenue and
Grandview Street.
23. The intersection at 19th Avenue and Grandview Avenue shall be reconstructed,
including removal of the splitter island.
Staff Report: Z-104-J-75-3
September 12, 2023
Page 17 of 18
24. The existing traffic signal at the Phelps Road and 19th Avenue intersection shall be fully
funded and reconstructed to meet City of Phoenix standards, as approved by the Street
Transportation Department.
25. A traffic signal shall be fully funded and installed at the intersection of 21st Avenue and
Bell Road and all associated improvements to the western 21st Avenue and Bell Road
traffic signal. The intersection shall be reconstructed to meet City of Phoenix standards,
as approved by the Street Transportation Department.
26. An enhanced pedestrian connection shall be provided on the eastern site boundary to
allow for direct pedestrian access to the adjacent transit stop, as approved by the
Planning and Development Department.
27. Replace unused driveways with sidewalk and curb and gutter. Also, replace any broken
or out-of-grade curb, gutter, sidewalk, curb ramps on all streets and upgrade all off-site
improvements to be in compliance with current ADA guidelines.
28. 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.
29. The property owner shall record documents that disclose the existence, and operational
characteristics of Deer Valley 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.
30. 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.
31. 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.
Writer
Matteo Moric
Adrian Zambrano
September 12, 2023
Team Leader
Racelle Escolar
Staff Report: Z-104-J-75-3
September 12, 2023
Page 18 of 18
Exhibits
Zoning Sketch Map
Aerial Sketch Map
Conceptual Site Plan date stamped May 9, 2023
Conceptual Elevations date stamped May 9, 2023 (2 pages)
*Correspondence (4 pages)
Z-143-03
Z-104-C-75
Z-SP-18-A-70
Z-SP-9-82
Z-104-75
ANX 68
Z-108-00
Z-SP-5-82
Z-108-00
Z-104-D-75
Z-104-D-75
Z-SP-33-86
Z-104-D-75
Z-104-D-75
Z-104-E-75
Z-104-75
Z-67-22
Z-104-H-75
*
*
*
*
*
*
*
*
*
*
*
*
C-2
C-2
C-2
PCD
C-2
S-1
C-2 PCD
A-1
PCD
HGT/WVR
DNS/WVR
C-2 SP
PCD
PCD
C-2
R-2 PCD
A-1
PCD
S-1 SP
A-1
PCD*
Z-104-I-75
CP/GCP
PCD*
Z-104-I-75
C-2 PCD*
Z-104-I-75
C-2 SP or
CP/BP*
Z-108-00
DANTE DR
GARRIN DR
22ND DR
SCULLY DR
GRANDVIEW RD
21ST LN
19TH DR
DAVIS RD
LE MARCHE AVE
PHELPS RD
FARIA LN
19TH AVE
21ST AVE
TURF PARADISE RD
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-104-J-75
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
21.57 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PCD (Approved A-1 PCD),
PCD (Approved CP/GCP PDC)
C-2 HGT/WVR DNS/WVR PCD
CONVENTIONAL OPTION
N/A (N/A), N/A (N/A)
938
* UNITS P.R.D. OPTION
N/A (N/A), N/A (N/A)
1126
Andy Jochums, Beus Gilbert McGroder PLLC
DATE:
7/31/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-24
ZONING MAP
M-7
REQUESTED CHANGE:
FROM:PCD (Approved A-1 PCD) ( 14.35 a.c.)
PCD (Approved CP/GCP PCD) ( 7.22 a.c.)
TO: C-2 HGT/WVR DNS/WVR PCD ( 21.57 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\1975\Z-104-J-75.mxd
Z-104-J-75
0.085
0
0.085
0.0425
Miles
Z-143-03
Z-104-C-75
Z-SP-18-A-70
Z-SP-9-82
Z-104-75
ANX 68
Z-108-00
Z-SP-5-82
Z-108-00
Z-104-D-75
Z-104-D-75
Z-SP-33-86
Z-104-D-75
Z-104-D-75
Z-104-E-75
Z-104-75
Z-67-22
Z-104-H-75
*
*
*
*
*
*
*
*
*
*
*
*
C-2
C-2
C-2
PCD
C-2
S-1
C-2 PCD
A-1
PCD
HGT/WVR
DNS/WVR
C-2 SP
PCD
PCD
C-2
R-2 PCD
A-1
PCD
S-1 SP
A-1
PCD*
Z-104-I-75
CP/GCP
PCD*
Z-104-I-75
C-2 PCD*
Z-104-I-75
C-2 SP or
CP/BP*
Z-108-00
DANTE DR
GARRIN DR
22ND DR
SCULLY DR
GRANDVIEW RD
21ST LN
19TH DR
DAVIS RD
LE MARCHE AVE
PHELPS RD
FARIA LN
19TH AVE
21ST AVE
TURF PARADISE RD
Maricopa County Assessor's Office
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-104-J-75
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
21.57 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PCD (Approved A-1 PCD),
PCD (Approved CP/GCP PDC)
C-2 HGT/WVR DNS/WVR PCD
CONVENTIONAL OPTION
N/A (N/A), N/A (N/A)
938
* UNITS P.R.D. OPTION
N/A (N/A), N/A (N/A)
1126
Andy Jochums, Beus Gilbert McGroder PLLC
DATE:
7/31/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-24
ZONING MAP
M-7
REQUESTED CHANGE:
FROM:PCD (Approved A-1 PCD) ( 14.35 a.c.)
PCD (Approved CP/GCP PCD) ( 7.22 a.c.)
TO: C-2 HGT/WVR DNS/WVR PCD ( 21.57 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\1975\Z-104-J-75.mxd
Z-104-J-75
0.085
0
0.085
0.0425
Miles
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From:
Pavana Reddy
To:
Jeffrey Blilie
Cc:
prasadbc@yahoo.com; Matteo Moric; Andy Jochums; Brooks Griffith
Subject:
Re: Northgate apartments - proposed zoning change
Date:
Friday, June 16, 2023 2:46:55 PM
Thank you Blilie for taking the time to respond to all my questions. Much
appreciated. Pleased to hear the outcomes
a) Signal at the intersection of Grandview road and 19th ave and bell, a
major accident zone as of now
b) Water is the new precious of 21st century, we need to scale more water
conservation.
c) Lowering of crime
d) 700 - 800 feet away and there will enough garden around, to take care of
privacy.
My apologies, I will not be able to participate in the in person event.
Best Regards,
Pavana Reddy
On Tuesday, June 13, 2023 at 08:03:59 AM MST, Jeffrey Blilie <jblilie@beusgilbert.com> wrote:
Pavana,
Andy forwarded me your email below so I could attempt to address the concerns you’ve raised.
First off, please attend our upcoming neighborhood meeting on June 21 @ 6pm, at the Deer Valley
Community Center. We will be able to address your concerns in more detail.
I see you are concerned with traffic. Our proposed apartment project will produce far less traffic than the
proposed Flex-Industrial project currently approved for this portion of Northgate. Additionally, we will be
installing a traffic signal at Grandview and 19th Avenue with our apartment project. This new signal
coupled with the signal at Phelps and the proposed signal at 21st will significantly improve traffic in the
area, and in particular, traffic on Grandview.
Water is an issue in Arizona, fortunately, the City of Phoenix is leading the way to ensure the long term
viability for water in the valley. Phoenix has designation of an 100 assured water supply and can support
the development that we are proposing.
As a private property owner we do plan to develop our property. We will be including the open space
required by the City. If you are looking for a large regional park in the area, my suggestion would be to
contact the City and make your request known.
We are aware of the crime problem in the area. However, development of our property will actually help
to reduce crime not increase it.
I pulled up your lot on the Assessors site and the closest corner of your lot is over 600 feet from our SW
corner. You are actually over 700 feet away from the 2-story carriage houses we are planning along our
Grandview frontage, and over 800 feet away from the 3 story buildings. Given the distance and the
significant landscaping that we will be adding, I can assure you that no one living at the complex will be
able to see your house, in fact, there will be no line of sight from any unit in our complex to homes south
of Grandview (with the exception of some rooftops). Typical construction for apartment complexes under
5 stories is wood. If this were a Flex-Industrial building (as currently permitted) then tilt concrete would
most likely be used.
I look forward to seeing you next week.
Jeffrey M. Blilie
BEUS GILBERT MCGRODER PLLC
20942 West Glen Street | Buckeye, AZ 85396
Direct: 623.606.0532
Email: jblilie@beusgilbert.com
This message may contain confidential and privileged information. If it has been sent to you in error, please reply to advise
the sender of the error and then immediately delete this message.
From: Pavana Reddy <pavana_reddy@yahoo.com>
Sent: Saturday, June 10, 2023 9:47 AM
To: matteo.moric@phoenix.gov; Saiprasad Bandlora <prasadbc@yahoo.com>; Pavana Reddy
<pavana_reddy@yahoo.com>; Andy Jochums <ajochums@beusgilbert.com>
Subject: Northgate apartments - proposed zoning change
Hello Andy Jochums & Matteo Morie,
Hope all is well with you both! This is a combined email, regarding the notification I
received being a resident at Northgate at ledgestone community, where the new
Northgate apartment is about 600 feet, away from my home, notifying a rezoning
request! There would have been a good analysis on the profitability of building these
apartments at Northgate! With the current commercialization of the property area,
a) We have seen increased accidents on the intersection of grand view and 19th ave;
it is a easier way to join 19th ave and enter into Northgate community. With increase
apartments units, traffic will be a nightmare ( 500 units in North gate ledge stone
community, 300 plus with north gate apartments), and the commercialization?
Already Bell road and 19th av. traffic is high?
b) Water is such a issue in Arizona, what is your plan to provide water to additional
units?
c) Increased park and tree space is required, in our area with the increased heat in
phoenix? There is no update on such outreach programs? This is a vast area in north
gate which can be developed into a park to reduce pollution!
d) Already, there is increase crime around Northgate, how this will be addressed by
the city of phoenix? More commercialization, around increases more possibilities of
crime.
c) As we are 600 feet away these apartments higher, than the 2 storey, increased
disturbance and steals the privacy of our community. Those communities will have a
arial view of our homes and front spaces. Additional, high-rise buildings are built
largely of steel and concrete and are less sustainable, steel and concrete produce a
lot of GHG. Wood traps it. Concrete is 10 times more GHG-intensive than wood.
Living in Northgate, will be an experience closer to living in hell! and closer counts of
aging, without being environmental friendly. Please explain, how these issues will
be mitigated and make living spaces more environment friendly and still
maintain peace of mind.
Northgate Resident,
Pavana Reddy.
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