Attachment D - PHO Application - PHO-5-22--Z-14-05-1.pdf
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PLEASE RESPOND ELECTRONICALLY TO BRAD WYLAM 2ND FLOOR, 602-256-3322
To:
Departments Concerned
Date: July 14, 2022
From:
Alan Stephenson
Planning & Development Department Director
Subject: P.H.O. APPLICATION NO. PHO-5-22--Z-14-05-1 – Notice of Pending Actions
by the Planning Hearing Officer
1.
Your attention is called to the fact that the Planning Hearing Officer will
consider the following case at a public hearing on August 17, 2022.
2.
Information about this case is available for review at the Zoning Counter in
the Planning and Development Department on the 2nd Floor of Phoenix City
Hall, telephone 602-262-7131, Option 6.
3.
Staff, please indicate your comments and respond electronically to
pdd.pho@phoenix.gov or you may provide hard copies at the Zoning Counter
in the Planning and Development Department on the second floor of Phoenix
City Hall by July 21, 2022.
DISTRIBUTION
Mayor’s Office (Lisa Fernandez), 11th Floor
City Council (Sina Matthes, Tony Motola), 11th Floor
Aviation (Sheldon Daisley)
CED (Michelle Pierson), 20th Floor
Fire Prevention (Aaron Conway), 2nd Floor
Light Rail (Joel Carrasco/Special TOD Only)
Neighborhood Services (Gregory Gonzales, Lisa Huggins), 4th Floor
Parks & Recreation (Natasha Hughes), 16th Floor
Public Transit (Michael Pierce)
Street Transportation Department (Maja Brkovic, Alan Hilty, Chris Kowalsky), 5th Floor
Street Transportation - Ped. Safety Coordinator (Mailen Pankiewicz), 5th Floor
Street Transportation - Floodplain Management (Kristina Jensen, Elise Moore, Rudy Rangel),
5th Floor
Water Services (Don Reynolds, Victor Romo), 8th Floor
Planning and Development (Alan Stephenson, Joshua Bednarek), 3rd Floor
Planning and Development/Information Services (Ben Ernyei, Andrew Wickhorst), 4th Floor
Planning and Development/Historic Preservation Office (Kevin Weight), 3rd Floor
Planning Hearing Officer (Tricia Gomes, Adam Stranieri, Brad Wylam), 2nd Floor
Village Planner (Racelle Escolar/Sarah Stockham, Deer Valley Village)
Village Planning Committee Chair (Joseph Grossman, Deer Valley Village)
Attachment D
200 W Washington Street, 2nd Floor * Phoenix, Arizona 85003 * Tel: (602) 262-7131 * Fax: (602) 495-3793
APPLICATION FOR PLANNING HEARING OFFICER ACTION
APPLICATION NO: PHO-5-22--Z-14-05
Council District: 1
Request For:
Stipulation Modification
Reason for Request: Modification of Stipulation 1 regarding general conformance with the site plans date stamped August 31,
2007 (PHO-1-07) and December 16, 2020 (PHO-3-20). Deletion of Stipulation 2 (PHO-1-07) regarding a master architectural
theme. Modification of Stipulation 2 (PHO-3-20) and Stipulation 3 (PHO-1-07) regarding landscape setbacks along 7th Avenue
and Misty Willow Lane. Deletion of Stipulation 5 regarding C-2 landscaping standards within parking lots (PHO-1-07).
Modification of Stipulation 7 (PHO-1-07) regarding disclosure of Deer Valley Airport and Goodrich Universal Propulsion
Company. Modification of Stipulation 7 (PHO-3-20) regarding right-of-way for Misty Willow Lane. Deletion of Stipulation 10
regarding a bus bay on Happy Valley Road (PHO-1-07 and PHO-3-20). Technical correction to Stipulation 4 (PHO-1-07).
Owner
Applicant
Representative
DIDSTRAW LLC, et al.
Michael S. Buschbacher II
Michael S. Buschbacher II
1720 Wazee Suite 1A
10450 North 74th Street #200
10450 North 74th Street #200
Denver CO 80202
Scottsdale AZ 85258
Scottsdale AZ 85258
(303) 549-0196
(480) 991-3985
P: (480) 991-3985 F: (480) 991-3986
jeff@readev.com
mbuschbacher@hunterengineeringpc.co
m
mbuschbacher@hunterengineeringpc.co
m
Property Location: Approximately 1,000 feet south of the southeast corner of 7th Avenue and Happy Valley Road
Zoning Map: O-8
Quarter Section: 46-27
APN: 210-16-012
Acreage: 39.55
Village: Deer Valley
Last Hearing: CC HEARING
Previous Opposition: No
Date of Original City Council Action: 06/01/2005
Previous PHO Actions: 11/07/2007 12/17/2014 300 PM 01/20/2021 230 PM 06/16/2021 230 PM
Zoning Vested: A-1 DVAO
Supplemental Map No.: 1117
Planning Staff: CHales
An applicant may receive a clarification from the city of its interpretation or application of a statute, ordinance, code or authorized
substantive policy statement. To request clarification or to obtain further information on the application process and applicable
review time frames, please call 602-262-7131 (option 6), email zoning.mailbox@phoenix.gov or visit our website at
http://phoenix.gov/pdd/licensetimes.html.
A Filing Fee had been paid to the City Treasurer to cover the cost of processing this application. The fee will be retained to cover
the cost whether or not the request is granted
Fee
Fee Waived
Fee Date
Receipt
Purpose
$1,080.00
$0.00
04/29/2022
22-0041542
Original Filing Fee
Signature of Applicant: _____________________________________________________ DATE: ___________________
Hearing Results
Planning Hearing Officer
Planning Commission
City Council
Date: 08/17/2022 1000 AM
Date:
Date:
Appealed?:
Appealed?:
200 W Washington Street, 2nd Floor * Phoenix, Arizona 85003 * Tel: (602) 262-7131 * Fax: (602) 495-3793
Action:
Action:
Action:
Project Narrative
For
7th Avenue Industrial Site
Phoenix Hearing Officer (PHO)
Submittal
Deer Valley – Happy Valley
¼ Mile South of the
SEC of Happy Valley Road & 7th Avenue
Phoenix, Arizona
PREPARED FOR:
REA Development Corporation
PREPARED BY
HUNTER ENGINEERING, INC.
10450 N. 74th STREET, SUITE 200
SCOTTSDALE, AZ 85258
(480) 991-3985
Galloway & Company, Inc.
6162 S. Willow Dr., Suite 320
Greenwood Village, CO 80111
303-770-8884
Submitted
April 29th, 2022
Revised: July 7th, 2022
H.E. PROJECT NO. READ003
April 29th, 2022
(Revised – July 7th, 2022)
City of Phoenix,
Planning and Development Department
Zoning Section
200 W Washington Street
Phoenix, Arizona 85003
Re: Planning Hearing Officer (PHO) Submittal Project Narrative for 7th
Avenue Industrial Site, located ¼ mile south of the SEC of Happy Valley
Road and 7th Avenue
Introduction
This project consists of portions of two tracts from the original zoning case
Z-14-05. Specifically, the project includes the Central Tract and the east
half of the Southern Tract, within the two APN noted in the paragraph
below. This request will be further modifying the stipulations that pertain to
zoning case Z-14-05 and its four previous PHO modifications. This request
will be known as PHO-5-22--Z-14-05-01.
Site Background
This proposed industrial development is located on a total of +/- 37.32 acres
south of Happy Valley Road, on the north side of W. Misty Willow Lane and
the east side of N. 7th Avenue in the City of Phoenix. The north parcel is 26.01
acres and is APN 210-16-012. The south parcel is 11.31 acres and is APN 210-
16-015, which is Lot 3 of “The Mint” Subdivision recorded in the Official
Records of Maricopa County. The properties are currently vacant and
Zoned A-1 Light Industrial District and within the Deer Valley Airport Overlay
Regulatory Area 1.
The proposed project will consist of developing approximately 36 net acres
with three buildings that combined would equal approximately 491,000
square feet. The buildings would be planned for Light Industrial uses. These
uses would include associated truck parking, auto parking, landscape,
and other on-site and off-site infrastructure improvements. Please see the
draft conceptual site plan attached to this application.
Proposed Development Overview
The City of Phoenix land use designation for the property is industrial, which
allows for the use of industrial developments which is appropriate for the
region and the City. The property will remain Light Industrial, and no
rezoning will be required for the intended use. This PHO request will
combine approval letters from PHO-1-07 and PHO-3-20 to create PHO-5-
22.
The developer is submitting this Site Plan to provide the unique
development characteristics needed to meet the current demand for
industrial warehouse and manufacturing space in the area.
Project Scope
Building 1 is proposed to be developed as a 252,000 sq. ft. industrial building
on the 25-acre lot with a north/south orientation. Building 2 is proposed to
be 140,000 sq. ft. with a north/south orientation. Building 3 is proposed to be
99,000 sq. ft. also with a north/south orientation. The proposed building
height is 42 ft. to the top of the parapet. The parapet will screen the
mechanical units on the roof from view from the adjacent roadways and
properties. The building is tilt-up concrete construction with textured paint
in neutral earth tone colors and architectural accents of formliner and
glazing.
Parking areas are proposed on the outside perimeters of the buildings. 249
parking spaces are proposed to serve Building 1, 159 parking spaces are
proposed for Building 2 and 106 parking spaces are proposed for Building 3.
This meets the City Code required 1/1000 sq. ft. ratio. Landscape medians
and end caps are proposed in the parking lot to break up the rows of
parking.
Access to the parcels is proposed to be provided off of N. 7th Avenue at the
north end of the site and off of Misty Willow Lane on the south side of the
site. These access drives will allow trucks and passenger vehicles to circulate
through the site.
Landscape streetscape and sidewalk improvements are proposed along
the street frontage. Landscape design shall be developed to have a
consistent look. The perimeter of the site shall incorporate the use of
flowering desert shrubs, drought tolerant trees and groundcovers that will
provide a sense of identity and be compatible with the environmental
conditions of the area. Areas adjacent to the public right of way will be
blended into the existing landscape edge treatment. Two connections to
the adjacent canal will be provided per the zoning case stipulations for
this site.
Our team has spent significant time during the past few months working
on project research and determining the infrastructure requirements for
the site. This written request will note the two sets of stipulations related to
the Central Tract (PHO1) and the Southern Tract (PHO3). From these two
list a comprehensive list of stipulations still in effect along with our proposed
modifications will be prepared for this PHO-5.
Original PHO-1-07--Z-14-05 Stipulations Listing
A list of the approved stipulations from PHO 1 has been included below for
reference.
STIPULATIONS
GENERAL CONFORMANCE
1) That The development shall be in general conformance to with the
site plan date stamped August 31, 2007, May 12th, 2022, as
approved or modified by the Development Services Department.
(Rationale – The site plan has changed significantly)
2) That a master architectural theme, that unifies the landscaping and
building materials for all development, shall be approved concurrent
with preliminary site plan approval for the first phase of development
as approved by the Development Services Department. (Rationale –
deleting to create consistency)
3) An average 20-foot (minimum 10-foot) landscape setback shall be
required along 7th Avenue and an average 10-foot (minimum 5-
foot) landscape setback shall be required along Misty Willow Lane
Alameda Road and all internal streets, as approved by the Planning
and Development Services Department. (Rationale – Technical
Correction -Transportation has asked us to refer to this segment of
road as Alameda Road)
TRAILS
4) That The applicant shall provide two pedestrian access points to the
regional trail system located adjacent to the CAP Canal via the two
public streets adjacent to the canal, as approved by the Planning
and Development Services Department.
LANDSCAPING
5) That landscaping shall be provided within parking lots per C-2 zoning
district standards (Section 701.d), as approved by the Development
Services Department. (Rationale – deleting to create consistency)
ARCHAEOLOGICAL
6) That the subject site has the potential to contain archeological
resources. That the applicant shall submit an archeological survey
for review and approval by the City Archeologist (602) 495-0901
prior to preliminary approval.
NOTIFlCATION
7) That, At such time as the sale of any parcel, the property owner shall
record documents that disclose to purchasers or occupants of
property within the development(s) the existence and operational
characteristics of Deer Valley Airport. and Goodrich-Universal
Propulsion Company. The form and content of such documents
shall be reviewed by the City Attorney.
Additional stipulation request to add Stip 6 from PHO 3
6) The property owner shall record documents that disclose to
prospective purchasers of property within the developments the
nature of environmental remediation activities at the former site for
the Goodrich Universal Propulsion Company. The form and contents
of such documents shall be according to the templates and
instructions provided which have been reviewed and approved by
the City Attorney. (Rationale – This stipulation was added in PHO 3
to address Goodrich separately. It should be retained in PHO 5)
STREETS AND TRANSPORTATION
Additional stipulation request to add Stip 7 from PHO 3
7) The developer shall dedicate 40 feet of right-of-way for the north
half of Alameda Road, as approved by the Planning and
Development Department. (Rationale – This stipulation was added
in PHO 3 to address right-of-way dedication for Alameda Road. It
should be retained in PHO 5)
8) That right-of-way totaling 70 feet shall be dedicated for the south
half of Happy Valley Road.
9) That a 21 foot by 21-foot right-of-way triangle shall be dedicated at
the southeast corner of 7th Avenue and Happy Valley Road.
10) That sufficient right-of-way shall be dedicated to accommodate a
bus-bay on Happy Valley Road at 7th Avenue. (Rationale – This
deletion is because the bus bay would be off-site)
11) That 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 City. All improvements shall comply with
all ADA accessibility standards.
12) That the applicant shall submit paving plans for all arterial streets
within and adjacent to the development, to the Street
Transportation Department for review and approval.
13) That the applicant shall complete and submit the Developer Project
Information Form for the MAG Transportation Improvement Program
to the Street Transportation Department. This form is a requirement
of the EPA to meet clean air quality requirements.
Original PHO-3-20--Z-14-05 Stipulations Listing
A list of the approved stipulations from PHO 3 has been included below for
reference, please see the list below.
STIPULATIONS
GENERAL CONFORMANCE
1) The development shall be in general conformance with the site
plan date stamped December 16, 2020, May 12th, 2022, as
approved or modified by the Planning and Development
Department. (Rationale – The site plan has changed significantly)
2) An average 20-foot (minimum 10-foot) landscape setback shall be
required along 7th Avenue and an average 10-foot (minimum 5-
foot) landscape setback shall be required along Misty Willow Lane
Alameda Road and all internal streets, as approved by the Planning
and Development Department. (Rationale – Technical Correction -
Transportation has asked us to refer to this segment of road as
Alameda Road)
TRAILS
3) The applicant shall provide two pedestrian access points to the
regional trail system located adjacent to the CAP Canal via the
two public streets adjacent to the canal, as approved by the
Planning and Development Department.
ARCHAEOLOGICAL
4) The subject site has the potential to contain archaeological
resources. The applicant shall submit an archaeological survey for
review and approval by the City Archaeologist (602) 495-0901 prior
to preliminary approval.
NOTIFICATION
5) At such time as the sale of any parcel, the property owner shall
record documents that disclose to purchasers or occupants of
property within the development(s) the existence and
operational characteristics of Deer Valley Airport. The form and
content of such documents shall be reviewed by the City
Attorney.
6) The property owner shall record documents that disclose to
prospective purchasers of property within the developments the
nature of environmental remediation activities at the former site of
the Goodrich Universal Propulsion Company. 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.
STREETS AND TRANSPORTATION
7) The developer shall dedicate 40 feet of right-of-way for the north
half of Misty Willow Lane Alameda Road (Alameda Road
alignment), as approved by the Planning and Development
Department. (Rationale – Technical Correction -Transportation
has asked us to refer to this segment of road as Alameda Road)
8) Right-of-way totaling 70 feet shall be dedicated for the sou_th half
of Happy Valley Road.
9) A 21-foot by 21-foot right-of-way triangle shall be dedicated at the
southeast corner of 7th Avenue and Happy Valley Road.
10) Sufficient right-of-way shall be dedicated to accommodate a bus-
bay on Happy Valley Road at 7th Avenue. (Rationale – This deletion
is because the bus bay would be off-site)
11) 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 City. All improvements shall comply
with all ADA accessibility standards.
12) The applicant shall submit paving plans for all arterial streets within
and adjacent to the development, to the Street Transportation
Department for review and approval.
13) The applicant shall complete and submit the Developer Project
Information Form for the MAG Transportation Improvement
Program to the Street Transportation Department. This form is a
requirement of the EPA to meet clean air quality requirements.
Proposed PHO-5-__--Z-14-05 Stipulations Listing with Modifications
A list of the proposed stipulation modification from PHO 1 & PHO 3 has
been included below for reference, please see the list below.
STIPULATIONS
GENERAL CONFORMANCE
1) The development shall be in general conformance with the site
plan date stamped May 12th, 2022, as approved or modified by the
Planning and Development Department.
2) An average 20-foot (minimum 10-foot) landscape setback shall be
required along 7th Avenue and an average 10-foot (minimum 5-
foot) landscape setback shall be required along Alameda Road
and all internal streets, as approved by the Planning and
Development Department.
TRAILS
3) The applicant shall provide two pedestrian access points to the
regional trail system located adjacent to the CAP Canal via the
two public streets adjacent to the canal, as approved by the
Planning and Development Department.
ARCHAEOLOGICAL
4) The subject site has the potential to contain archaeological
resources. The applicant shall submit an archaeological survey for
review and approval by the City Archaeologist (602) 495-0901 prior
to preliminary approval.
NOTIFICATION
5) At such time as the sale of any parcel, the property owner shall
record documents that disclose to purchasers or occupants of
property within the development(s) the existence and
operational characteristics of Deer Valley Airport. The form and
content of such documents shall be reviewed by the City
Attorney.
6) The property owner shall record documents that disclose to
prospective purchasers of property within the developments the
nature of environmental remediation activities at the former site of
the Goodrich Universal Propulsion Company. 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.
STREETS AND TRANSPORTATION
7) The developer shall dedicate 40 feet of right-of-way for the north
half of Alameda Road, as approved by the Planning and
Development Department.
8) Right-of-way totaling 70 feet shall be dedicated for the south half
of Happy Valley Road.
9) A 21-foot by 21-foot right-of-way triangle shall be dedicated at the
southeast corner of 7th Avenue and Happy Valley Road.
11) 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 City. All improvements shall comply
with all ADA accessibility standards.
12) The applicant shall submit paving plans for all arterial streets within
and adjacent to the development, to the Street Transportation
Department for review and approval.
13) The applicant shall complete and submit the Developer Project
Information Form for the MAG Transportation Improvement
Program to the Street Transportation Department. This form is a
requirement of the EPA to meet clean air quality requirements.
Requested Stipulation Modifications
The revised stipulations above are no longer relevant to the site with our
proposal, update language per comments from transportation, or are
requested to be modified to provide entitlements typically requested for A-
1 Light Industrial zoning project in accordance with today’s market
demands. We appreciate your consideration of our request.
Thank you,
Michael S Buschbacher
Michael S. Buschbacher II, AICP
Principal Planner
PHO-1-07--Z-14-05-1
APPROVAL LETTER
TC
PHO-3-20--Z-14-05-1
APPROVAL LETTER
W PARK VIE
W
LN
W MISTY WILLOW LN
CAP CANAL
N 7TH AVE
Maricopa County Assessor's Office
Planning & Development Department
PHO-5-22--Z-14-05-1
Property Location: Approximately 1,000 feet south of the southeast corner of 7th
Avenue and Happy Valley Road
0
320
640
160
Feet ´
W PARK VIE
W
LN
W MISTY WILLOW LN
CAP CANAL
N 7TH AVE
COUNTY
PUD*
S-1
A-1
A-1*
S-1*
A-1*
S-1*
S-1*
A-1 SP DVAO*
Planning & Development Department
PHO-5-22--Z-14-05-1
Property Location: Approximately 1,000 feet south of the southeast corner of 7th
Avenue and Happy Valley Road
0
320
640
160
Feet ´
KEY MAP
PURPOSE:
HUNTER
AR ZONA811
BLUE STAKE,INC
PROJECT NAME:
PRELIMINARY COVER SHEET
FOR
PSP1.0
PHOENIX, ARIZONA 85027
HAPPY VALLEY ROAD & 7TH AVENUE
7TH AVENUE INDUSTRIAL
FOR
PRELIMINARY COVER SHEET
PARKING DATA
REA DEVELOPMENT CORPORATION
OWNER/ DEVELOPER
GALLOWAY
ARCHITECT
CIVIL ENGINEER
VICINTY MAP
SITE LAYOUT SUMMARY
KEYNOTES
PROPERTY LINE
1
CONCRETE CURB
2
CONCRETE SIDEWALK,
3
PUE
5
ROW
6
RETENTION BASIN
7
SES CABINETS
8
RIP-RAP DRAINAGE
9
ACCESSIBLE PARKING
11
FIRE HYDRANT
12
EASEMENT
4
ACCESSIBLE ROUTE
10
ASPHALT PAVEMENT
13
NOT USED
15
NOT USED
16
TRASH COMPACTOR
17
CONCRETE PAVEMENT
18
NOT USED
19
LANDSCAPE AREA
14
SITE LIGHTING (SEE PHOTOMETRIC)
20
TRANSFORMER PAD (TBD)
21
GENERATOR (TBD)
22
MEDIUM
FINISH
BROOM
COLOR)
GRAY
(NATURAL
HUNTER ENGINEERING, INC.
SITE PLAN NOTES
SHEET INDEX
PROJECT DESCRIPTION
BENCHMARK INFORMATION
BASIS OF BEARING
SITE
LEGAL DESCRIPTION
CONCEPTUAL SUBMITTAL
HAPPY VALLEY
HAPPY VALLEY RD AND 7TH AVE
PHOENIX, ARIZONA
HAPPY
VALLEY
PSP2.0
PSP2.1
PSP2.2
PSP2.3
G:\READ003\Concept\RE03_PreSite.dwg, 7/7/2022 8:23:19 AM, mbuschbacher
PHO-5-22--Z-14-05-1
Proposed Site Plan
Hearing Date: August 17, 2022
BUILDING 1
N 7TH AVENUE
252,000 SF
SINGLE STORY
PURPOSE:
HUNTER
AR ZONA811
BLUE STAKE,INC
PROJECT NAME:
PRELIMINARY SITE PLAN
FOR
PSP2.0
MATCH LINE SEE SHEET PSP2.1
MATCH LINE SEE SHEET PSP2.2
KEYNOTES
PROPERTY LINE
1
CONCRETE CURB
2
CONCRETE SIDEWALK,
3
PUE
5
ROW
6
RETENTION BASIN
7
SES CABINETS
8
RIP-RAP DRAINAGE
9
ACCESSIBLE PARKING
11
FIRE HYDRANT
12
EASEMENT
4
ACCESSIBLE ROUTE
10
ASPHALT PAVEMENT
13
NOT USED
15
NOT USED
16
TRASH COMPACTOR
17
CONCRETE PAVEMENT
18
NOT USED
19
LANDSCAPE AREA
14
SITE LIGHTING (SEE PHOTOMETRIC)
20
TRANSFORMER PAD (TBD)
21
GENERATOR (TBD)
22
MEDIUM
FINISH
BROOM
COLOR)
GRAY
(NATURAL
KEY MAP
PSP2.0
PSP2.1
PSP2.2
PSP2.3
CONCEPTUAL SUBMITTAL
HAPPY VALLEY
HAPPY VALLEY RD AND 7TH AVE
PHOENIX, ARIZONA
HAPPY
VALLEY
G:\READ003\Concept\RE03_PreSite.dwg, 7/7/2022 8:23:56 AM, mbuschbacher
PHO-5-22--Z-14-05-1
Proposed Site Plan
Hearing Date: August 17, 2022
BUILDING 2
BUILDING 1
PURPOSE:
HUNTER
AR ZONA811
BLUE STAKE,INC
PROJECT NAME:
PRELIMINARY SITE PLAN
FOR
PSP2.1
MATCHLINE SEE SHEET PSP2.0
MATCH LINE SEE SHEET PSP2.3
KEYNOTES
PROPERTY LINE
1
CONCRETE CURB
2
CONCRETE SIDEWALK,
3
PUE
5
ROW
6
RETENTION BASIN
7
SES CABINETS
8
RIP-RAP DRAINAGE
9
ACCESSIBLE PARKING
11
FIRE HYDRANT
12
EASEMENT
4
ACCESSIBLE ROUTE
10
ASPHALT PAVEMENT
13
NOT USED
15
NOT USED
16
TRASH COMPACTOR
17
CONCRETE PAVEMENT
18
NOT USED
19
LANDSCAPE AREA
14
SITE LIGHTING (SEE PHOTOMETRIC)
20
TRANSFORMER PAD(TBD)
21
GENERATOR (TBD)
22
MEDIUM
FINISH
BROOM
COLOR)
GRAY
(NATURAL
KEY MAP
PSP2.0
PSP2.1
PSP2.2
PSP2.3
MATCH LINE SEE SHEET PSP2.2
CONCEPTUAL SUBMITTAL
HAPPY VALLEY
HAPPY VALLEY RD AND 7TH AVE
PHOENIX, ARIZONA
HAPPY
VALLEY
G:\READ003\Concept\RE03_PreSite.dwg, 7/7/2022 8:24:15 AM, mbuschbacher
PHO-5-22--Z-14-05-1
Proposed Site Plan
Hearing Date: August 17, 2022
BUILDING 1
W MISTY WILLOW LANE
PURPOSE:
HUNTER
AR ZONA811
BLUE STAKE,INC
PROJECT NAME:
PRELIMINARY SITE PLAN
FOR
PSP2.2
MATCHLINE SEE SHEET PSP2.3
MATCHLINE SEE SHEET PSP2.0
KEY MAP
PSP2.0
PSP2.1
PSP2.2
PSP2.3
MATCHLINE SEE SHEET PSP2.1
CONCEPTUAL SUBMITTAL
HAPPY VALLEY
HAPPY VALLEY RD AND 7TH AVE
PHOENIX, ARIZONA
HAPPY
VALLEY
KEYNOTES
PROPERTY LINE
1
CONCRETE CURB
2
CONCRETE SIDEWALK,
3
PUE
5
ROW
6
RETENTION BASIN
7
SES CABINETS
8
RIP-RAP DRAINAGE
9
ACCESSIBLE PARKING
11
FIRE HYDRANT
12
EASEMENT
4
ACCESSIBLE ROUTE
10
ASPHALT PAVEMENT
13
NOT USED
15
NOT USED
16
TRASH COMPACTOR
17
CONCRETE PAVEMENT
18
NOT USED
19
LANDSCAPE AREA
14
SITE LIGHTING (SEE PHOTOMETRIC)
20
TRANSFORMER PAD(TBD)
21
GENERATOR (TBD)
22
(NATURAL GRAY COLOR)
BROOM FINISH
MEDIUM
G:\READ003\Concept\RE03_PreSite.dwg, 7/7/2022 8:24:31 AM, mbuschbacher
PHO-5-22--Z-14-05-1
Proposed Site Plan
Hearing Date: August 17, 2022
BUILDING 3
BUILDING 2
140,000 SF
W MISTY WILLOW LANE
SINGLE STORY
99,000 SF
SINGLE STORY
PURPOSE:
HUNTER
AR ZONA811
BLUE STAKE,INC
PROJECT NAME:
PRELIMINARY SITE PLAN
FOR
PSP2.3
MATCHLINE SEE SHEET PSP2.2
MATCHLINE SEE SHEET PSP2.1
KEY MAP
PSP2.0
PSP2.1
PSP2.2
PSP2.3
CONCEPTUAL SUBMITTAL
HAPPY VALLEY
HAPPY VALLEY RD AND 7TH AVE
PHOENIX, ARIZONA
HAPPY
VALLEY
KEYNOTES
PROPERTY LINE
1
CONCRETE CURB
2
CONCRETE SIDEWALK,
3
PUE
5
ROW
6
RETENTION BASIN
7
SES CABINETS
8
RIP-RAP DRAINAGE
9
ACCESSIBLE PARKING
11
FIRE HYDRANT
12
EASEMENT
4
ACCESSIBLE ROUTE
10
ASPHALT PAVEMENT
13
NOT USED
15
NOT USED
16
TRASH COMPACTOR
17
CONCRETE PAVEMENT
18
NOT USED
19
LANDSCAPE AREA
14
SITE LIGHTING (SEE PHOTOMETRIC)
20
TRANSFORMER PAD(TBD)
21
GENERATOR (TBD)
22
(NATURAL GRAY COLOR)
BROOM FINISH
MEDIUM
G:\READ003\Concept\RE03_PreSite.dwg, 7/7/2022 8:24:56 AM, mbuschbacher
PHO-5-22--Z-14-05-1
Proposed Site Plan
Hearing Date: August 17, 2022
PURPOSE:
HUNTER
AR ZONA811
BLUE STAKE,INC
PROJECT NAME:
PRELIMINARY SITE PLAN DETAILS
FOR
PSP3.0
7
SCALE: NTS
ADA RAMP DETAIL
8
SCALE: NTS
ADA SIGN BOLLARD DETAIL
9
SCALE: NTS
LIGHT FIXTURE DETAIL
SCALE: NTS
6' SCREEN WALL SECTION
2
1
6" WIDE PAINTED SMOOTH
CMU BLOCK.
6'-0"
24"
SCALE: NTS
6' PARTIAL VIEW FENCE ELEVATION
1" VIEW FENCE CAP
1
2" TUBULAR STEEL
VIEW FENCE SLATS
8"x4"x16" PAINTED SOLID
CMU BLOCK CAP.
3'-0"
3'-0"
10
6" WIDE PAINTED SMOOTH
CMU BLOCK.
8'-0"
8' CMU BLOCK WALL ELEVATION
PAINT TO MATCH
PRIMARY BUILDING
COLOR
8"x4"x16" PAINTED SOLID
CMU BLOCK CAP.
SCALE: NTS
SCALE: NTS
8' CMU WALL SECTION
3
4
5
6
CONCEPTUAL SUBMITTAL
HAPPY VALLEY
HAPPY VALLEY RD AND 7TH AVE
PHOENIX, ARIZONA
HAPPY
VALLEY
18" DIAM. POURED
CONCRETE
LIGHT POLE BASE
25'-0"
SCALE: NTS
LIGHT POST COLUMN DETAIL
LIGHT POST
COLOR: BLACK ANODIZED
STEEL/ALUMINUM
BOLT CAP
BLACK ANODIZED
STEEL/ALUMINUM
LIGHT FIXTURE\
BLACK ANODIZED
STEEL/ALUMINUM
SEE DETAIL, THIS
SHEET
LIGHT POST
COLOR: BLACK ANODIZED
STEEL/ALUMINUM TO MATCH
LAMP
LED SHOEBOX
LIGHT FIXTURE,
BLACK ANODIZED
STEEL/ALUMINUM
21.75" X 3.9375"
1 5
8" DIAM. GALVANIZED
STEEL POST, 8'-6" HEIGHT
POLYETHYLENE BOLLARD
W/ 3M REFLECTIVE TAPE
AND INTERNAL FOAM RING
FLEXIBLE SPRING BASE FOR POST
POST BASE PLATE DRILLING PATTERN
SIGN MOUNTING
BRACKET, 7 3
4"
FROM TOP
OF POST
1 5
8" GALVANIZED
STEE POST
ACCESSIBLE PARKING
BOLLARD SIGNAGE
G:\READ003\Concept\RE03_PreSite.dwg, 7/7/2022 8:25:19 AM, mbuschbacher
PHO-5-22--Z-14-05-1
Proposed Site Plan
Hearing Date: August 17, 2022
PHO-5-22--Z-14-05-1
Stipulated Site Plan - PHO-1-07
Hearing Date: August 17, 2022
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Stipulated Site Plan - PHO-3-20
PHO-5-22--Z-14-05-1
Hearing Date: August 17, 2022
REPORT OF PLANNING HEARING OFFICER ACTION
Adam Stranieri, Planner III, Hearing Officer
Julianna Pierre, Planner I, Assisting
December 16, 2020
ITEM NO: 1
DISTRICT 1
SUBJECT:
Application #:
PHO-3-20--Z-14-05-1
Zoning:
A-1 DVAO
Location:
Approximately 633 feet east of the northeast corner of 7th
Avenue and Misty Willow Lane
Acreage:
24.07
Request:
1) Modification of Stipulation 1 regarding general
conformance to the site plan date stamped August 31,
2007.
2) Deletion of Stipulation 2 regarding a master architectural
theme.
3) Modification of Stipulation 3 regarding landscape setbacks
along 7th Avenue, Misty Willow Lane, and internal streets.
4) Deletion of Stipulation 5 regarding parking lot
landscaping.
5) Modification of Stipulation 7 regarding recording
documents that disclose the existence and characteristics
of Goodrich-Universal Propulsion Company.
6) Technical correction to Stipulation 4.
Applicant:
Happy Valley II, LLC
Owner:
Happy Valley II, LLC
Representative:
Law Office of David Cisiewski, PLLC
ACTIONS
Planning Hearing Officer Recommendation: The Planning Hearing Officer
recommended approval with modifications and additional stipulations.
Village Planning Committee (VPC) Recommendation: The Deer Valley Village
Planning Committee heard this case on November 19, 2020 and recommended
approval with a modification by a 10-0 vote.
DISCUSSION
David Cisiewski, representative with Law Office of David Cisiewski, PLLC,
provided history of the property. He stated that the original rezoning case area
was divided into three portions under different ownership. The northern parcel
was developed with a medical marijuana dispensary and the central parcel is
Planning Hearing Officer Summary of December 16, 2020
Application PHO-3-20—Z-14-05-1
Page 2
vacant. He stated that the subject site of the current Planning Hearing Officer
(PHO) request is the southernmost portion of the original rezoning case and the
proposal is to develop a medical marijuana cultivation and infusion facility on a
portion of that site.
Mr. Cisiewski stated that they were requesting modification of Stipulation 1,
regarding general conformance to the site plan date stamped August 31, 2007, to
allow for development of a medical marijuana cultivation and infusion facility on a
portion of the southernmost parcel. He stated that the stipulated site plan from
2007 included the entire 67.5 acres of the original rezoning case, but the new
proposed site plan comprised only the approximately 19 gross acre
southernmost parcel and depicted a medical marijuana facility on approximately
5 acres on the western portion of this property. He stated that this is beneficial
since the 67.5-acre site has been divided into three parcels and is under
separate ownership.
Adam Stranieri stated that the site plan in the presentation was different from the
site plan submitted with the PHO application. He asked for clarification regarding
changes made to the site plan since the initial filing. Mr. Cisiewski stated that the
plan shown in the presentation was the current plan and that there were minor
changes to the layout of parking spaces and location of trash receptacles per
comments received during the Site Plan Pre-Application process. He added that
the plan in the presentation also outlined the area of a future phase two
expansion. He clarified that this would be an expansion of the cultivation an
infusion facility. Mr. Stranieri stated that the new site plan needed to be
submitted to the City and would be date stamped with the hearing date.
Mr. Stranieri asked for clarification regarding the Zoning Adjustment for the
property. Mr. Cisiewski stated that the use permits and variances related to the
medical marijuana cultivation and infusion facility was for the entire 24-acre
property. Mr. Stranieri stated that asking for general conformance to the
proposed site plan may trigger a new PHO in the future if the site was going to be
expanded because no development was depicted other than the phase one
project on the westernmost 5 acres. Mr. Cisiewski stated that he understood that
new development on the site may require a new PHO.
Mr. Stranieri stated that he had no concerns with the request to modify
Stipulation 1. He added that the scale, use, and intensity is consistent and
compatible with the uses in the surrounding area. He stated that the facility does
not drive foot traffic because it does not have customers.
Mr. Cisiewski stated that they were requesting deletion of Stipulation 2 regarding
a master architectural theme. He explained that the site of the original rezoning
case has been divided and is under separate ownership, so a unified theme
across all the properties would not be appropriate. Mr. Stranieri stated that the
requirement for a master architectural theme was tied to the original proposed
Planning Hearing Officer Summary of December 16, 2020
Application PHO-3-20—Z-14-05-1
Page 3
concept of a large office park. He stated that the unified theme was no longer
appropriate given the division of land and different uses being developed on the
properties.
Mr. Cisiewski stated that they were requesting modification of Stipulation 3
regarding landscape setbacks along 7th Avenue, Misty Willow Lane, and internal
streets. He added that a large landscape buffer along Misty Willow Lane is not
warranted given that the street will not extend further west or east and is adjacent
to heavy industrial uses. Mr. Stranieri stated that the stipulation was more
applicable when the proposed use was going to be an office park. He added that
it would be more appropriate for the property to utilize the landscape standards
for industrial properties given the context of existing land uses and connectivity
on Misty Willow Lane. Mr. Cisiewski asked for clarification about the meaning of
internal streets. Mr. Stranieri clarified that the stipulated landscape setbacks
would not apply to driveways, parking lots, or internal drive aisles and
maneuvering areas, but if a street was developed and came through the
property, the landscape setback would be required.
Mr. Cisiewski stated that they were requesting deletion of Stipulation 5 regarding
parking lot landscaping. He stated that increased landscape standards are not
warranted when considering the surrounding industrial uses. Mr. Stranieri stated
that the property would not have customers, is surrounded by industrial uses,
and Misty Willow Lane has limited use and connectivity. He added that there
would be no benefit to having increased planting standards in the parking lot for
this parcel.
Mr. Cisiewski stated that they were requesting modification of Stipulation 7
regarding recording documents that disclose the existence and characteristics of
Goodrich-Universal Propulsion Company. He explained that the Goodrich-
Universal facility has been closed and decommissioned, so notification would not
be necessary. Mr. Stranieri stated that he was inclined to approve the request as
submitted to decouple this requirement from the aviation notification but retain
some notification regarding the Goodrich-Universal facility in a separate
stipulation. He noted that the Deer Valley Village Planning Committee (VPC)
expressed concerns about environmental remediation efforts at the site. The
VPC recommended that the stipulation be modified to require notification of
aquifer contamination resulting from the facility. Mr. Stranieri stated that he was
unsure if aquifer contamination was the sole issue with the site and was inclined
to use language referencing environmental remediation efforts generally as the
recorded Declaration of Environmental Use Restriction (DEUR) may contain
additional important information. Mr. Cisiewski stated that he had no issues with
this recommendation.
Mr. Stranieri stated that the Street Transportation Department requested an
additional stipulation for a 40-foot dedication for the north half of Misty Willow
Planning Hearing Officer Summary of December 16, 2020
Application PHO-3-20—Z-14-05-1
Page 4
Lane. Mr. Cisiewski stated that he was aware of the requirement since they
received the same comment during the Site Plan Pre-Application process.
FINDINGS
1) The subject property of this request consists of approximately 24 acres of
the 67.5 acres in the original rezoning case. The original case comprised
property in an area between Happy Valley Road to the north, Misty Willow
Lane to the south, the south bank of the Central Arizona Project (CAP)
canal to the east, and 7th Avenue to the west. Rezoning Case No. PHO-
1-07--Z-14-05 modified stipulations for the entire case area and
represents the current stipulations for the subject property. The subject
property is at the southern portion of the rezoning area adjacent to Misty
Willow Lane. The current stipulated site plan, which took the form of a
preliminary plat, depicted 22 separate parcels ranging from 0.85 acres to
2.08 acres in area. No specific development proposal was included for
buildings on individual parcels.
The proposed conceptual site plan depicts a nonprofit medical marijuana
cultivation and infusion facility on approximately 5 acres on the western
portion of the site. The remaining 19 acres do not depict any proposed
development. Future development on that area may require further PHO
action. The proposed use is compatible with land uses in the surrounding
area which include intense industrial activities such as an outdoor
landscape supply company and an auto salvage and storage yard on the
south side of Misty Willow Lane, and an ADOT fueling station adjacent to
the west. General conformance to the site plan is recommended.
2) Stipulation 2 regarding a master architectural theme for landscaping and
building materials throughout the entire original rezoning case area was
established when it was envisioned that the 67.5 acres would develop
concurrently in a unified fashion. This is no longer the case and the
larger, original property is now subdivided and owned by multiple entities.
Further, a nonprofit medical marijuana dispensary was developed on the
northern portion of the site. It is appropriate to delete this stipulation as
requested by the applicant as the original development plan is no longer
viable and an unrelated portion of the site has already developed.
3) Stipulation 3 established enhanced landscape setback requirements along
7th Avenue, Misty Willow Lane, and internal streets. This stipulation was
established in Rezoning Case No. PHO-1-07--Z-14-05, where the north
and south portions of the site were intended to develop as office park style
developments. However, this is no longer the case and Misty Willow Lane
is dominated by intense, outdoor industrial uses. Further, Misty Willow
Lane offers no connectivity to the east across the CAP canal and is
unlikely to develop west of 7th Avenue. The modification to the landscape
Planning Hearing Officer Summary of December 16, 2020
Application PHO-3-20—Z-14-05-1
Page 5
setback as requested by the applicant is appropriate given these
conditions. The same rationale applies to the applicant’s request for
deletion of Stipulation 5 regarding parking lot landscaping standards which
is recommended for deletion.
4) At their November 19, 2020 meeting, the Deer Valley Village Planning
Committee voted 10-0 to recommend approval with a modification to
revise the notification requirement in Stipulation 7. The modification would
revise the reference to the existence and characteristics of the Goodrich
Universal Propulsion Company at the northeast corner of Central Avenue
and Happy Valley Road (which is no longer present at this location) to
notification of aquifer contamination. This property is encumbered by a
Declaration of Environmental Use Restriction (DEUR) for Properties with
Institutional Controls, which is recorded in the official records of Maricopa
County, Arizona as instrument no. 20180899893, and a separate DEUR
for Property with Engineering and Institutional Controls, which is recorded
in the official records of Maricopa County, Arizona as instrument no.
20200066622. Additional, related information regarding the proposed
redevelopment of this property is also available in the Development
Narrative for the Central Foothills PUD in Rezoning Case No. Z-37-19-2.
A modification of the stipulation is recommended to address issues
regarding the ongoing environmental remediation concerns at this site.
However, this notification should be separated from the Deer Valley
Airport notification requirement. Therefore, the applicant’s request
regarding Stipulation 7 is recommended for approval subject to an
additional stipulation to establish a separate stipulation solely regarding
the former Goodrich site.
5) The Street Transportation Department recommends an additional
stipulation requiring the dedication of 40-feet of right-of-way for the north
half of Misty Willow Lane. This stipulation is recommended to be added.
DECISION: The Planning Hearing Officer recommended approval with
modifications and additional stipulations.
STIPULATIONS
GENERAL CONFORMANCE
1.
That THE development shall be in general conformance to WITH the site
plan date stamped DECEMBER 16, 2020 August 31, 2007, as approved
or modified by the PLANNING AND Development Services Department.
Planning Hearing Officer Summary of December 16, 2020
Application PHO-3-20—Z-14-05-1
Page 6
2.
That a master architectural theme, that unifies the landscaping and
building materials for all development, shall be approved concurrent with
preliminary site plan approval for the first phase of development as
approved by the Development Services Department.
2.
3.
That An average 20-foot (minimum 10-foot) landscape setback shall be
REQUIRED provided along 7th Avenue and Misty Willow Lane and an
average 10-foot (minimum 5-foot) landscape setback shall be
REQUIRED provided along MISTY WILLOW LANE AND all internal
streets, as approved by the PLANNING AND Development Services
Department.
TRAILS
3.
4.
That The applicant shall provide two pedestrian access points to the
regional trail system located adjacent to the CAP Canal via the two public
streets adjacent to the canal, as approved by the PLANNING AND
Development Services Department.
LANDSCAPING
5.
That landscaping shall be provided within parking lots per C-2 zoning
district standards (Section 701.d), as approved by the Development
Services Department.
ARCHAEOLOGICAL
4.
6.
That The subject site has the potential to contain archaeological
resources. That The applicant shall submit an archaeological survey for
review and approval by the City Archaeologist (602) 495-0901 prior to
preliminary approval.
NOTIFICATION
5.
7.
That, At such time as the sale of any parcel, the property owner shall
record documents that disclose to purchasers or occupants of property
within the development(s) the existence and operational characteristics of
Deer Valley Airport and Goodrich-Universal Propulsion Company. The
form and content of such documents shall be reviewed by the City
Attorney.
6.
THE PROPERTY OWNER SHALL RECORD DOCUMENTS THAT
DISCLOSE TO PROSPECTIVE PURCHASERS OF PROPERTY
WITHIN THE DEVELOPMENTS THE NATURE OF ENVIRONMENTAL
REMEDIATION ACTIVITIES AT THE FORMER SITE OF THE
Planning Hearing Officer Summary of December 16, 2020
Application PHO-3-20—Z-14-05-1
Page 7
GOODRICH UNIVERSAL PROPULSION COMPANY. 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.
STREETS AND TRANSPORTATION
7.
THE DEVELOPER SHALL DEDICATE 40 FEET OF RIGHT-OF-WAY
FOR THE NORTH HALF OF MISTY WILLOW LANE (ALAMEDA ROAD
ALIGNMENT), AS APPROVED BY THE PLANNING AND
DEVELOPMENT DEPARTMENT.
8.
That Right-of-way totaling 70 feet shall be dedicated for the south half of
Happy Valley Road.
9.
That A 21-foot by 21-foot right-of-way triangle shall be dedicated at the
southeast corner of 7th Avenue and Happy Valley Road.
10.
That Sufficient right-of-way shall be dedicated to accommodate a bus-
bay on Happy Valley Road at 7th Avenue.
11.
That 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 City. All improvements shall comply with all ADA accessibility
standards.
12.
That The applicant shall submit paving plans for all arterial streets within
and adjacent to the development, to the Street Transportation
Department for review and approval.
13.
That The applicant shall complete and submit the Developer Project
Information Form for the MAG Transportation Improvement Program to
the Street Transportation Department. This form is a requirement of the
EPA to meet clean air quality requirements.
Upon request, this publication will be made available within a reasonable length
of time through appropriate auxiliary aids or services to accommodate an
individual with a disability. This publication may be made available through the
following auxiliary aids or services: large print, Braille, audiotape or computer
diskette. Please contact the Planning and Development Department, Tamra
Ingersoll at voice number 602-534-6648 or TTY use 7-1-1.
Mr. Ricardo Romero asked who the primary target is for the acquisition.
Mr. Edelman shared that there is not a specific target at this time.
7. PHO-3-20-Z-14-05-1: Presentation, discussion, and possible recommendation on
a request to modify stipulations of entitlement for a property located approximately
633 feet east of the northeast corner of 7th Avenue and Misty Willow Lane.
Request a modification of Stipulation 1 regarding general conformance to site plan;
deletion of Stipulation No. 2 regarding a master architectural theme; modification
of Stipulation No. 3 regarding landscape setbacks; deletion of Stipulation No. 5
regarding parking lot landscaping; modification of Stipulation No. 7 regarding
disclosure statements; and a technical correction to Stipulation No. 4.
Mr. David Simmons, staff, went over the request with the committee. He
explained each change that was being requested on each stipulation. He went
over the original site plan and shared that the original parcel has been subdivided
and is now under separate ownership.
Mr. Nico Howard, applicant, went over the request and shared that he is the
owner of the southern most parcel, which triggered this PHO request. The
southernmost parcel will be split further and 5.00 area of the parcel will house a
medical marijuana grow facility, which already has entitlements for the use, the
request is specifically targeted to alter existing stipulation, which no longer apply to
the site.
Chairman Joseph Grossman inquired about odor issues from such a use and
asked if there were stipulation in place to mitigate this as it is a potential nuisance.
Mr. Howard shared that this is regulated by the State, therefore, there is no need
to stipulate to this.
Ms. Michelle Gardner asked if the site meets separation requirements and asked
if any other grow facilities were in close proximity.
Mr. Howard shared that there are separation requirements for eh proposed use,
which is one mile. He shared that this is outline dint the City of Phoenix Zoning
Ordinance.
Mr. Brandon Shipman asked if the committee were only considering the revised
stipulations, not the proposed use.
Mr. Howard shared that we are here tonight to consider the PHO request as the
use is already entitled.
Mr. Keith Greenburg asked if there were a security plan.
Vice Cahir Trilese DiLeo asked if the entire parcel was intended to house a grow
facility.
Mr. Howard shared that only 5.00 acres of the southern parcel is planned for a
grow facility, which is a fraction of the overall parcel. He shared a proposed site
plan of the parcel reflecting the portion for the proposed grow facility.
11/19/20 Deer Valley VPC Minutes
Mr. Brandon Shipman shared that he is in support of the request.
Vice Chair DiLeo would like changes made to stipulation 7, which is requesting to
strike the language related to the former rocket propulsion testing facility (Goodrich
Universal Propulsion Co.). The Goodrich site is no longer in use, but is still
undergoing environmental remediation and will be for the foreseeable future. She
shared that striking this language could be detrimental to new users on the site.
She emphasized the importance of keeping a disclosure requirement in the
stipulation about the contaminated aquifer.
Ms. Gardner reminded the committee that we re just here to consider the
requested stipulation changes, not the land use and stated that she is in support of
the request.
MOTION: Vice Chair Trilese DiLeo motioned to recommend approval of Case
No. PHO-3-20-Z-14-05-1 with the added caveat that a disclosure statement for the
aquifer contamination resulting from the Universal Propulsion Co. be added to the
language in Stipulation No. 7. Committee member Ms. Michelle Gardner
seconded the motion.
VOTE: 10-0, motion to approve with a modification passed, with Committee
Members Grossman, DiLeo, Gardner, Greenburg, Kenney, Levy, Lewis,
Osborne, Romero, and Shipman in favor.
8. Z-44-20-1: Presentation, discussion and possible recommendation regarding a
request to rezone 9.95 acres located approximately 350 feet south of the
southeast corner of 19th Avenue and Happy Valley Road from CP/GCP DVAO
(Approved C-2 or CP/GCP DVAO) and S-1 DVAO (Approved C-2 or CP/GCP
DVAO) to C-2 HGT/WVR DNS/WVR DVAO to allow a multifamily residential
development.
Mr. David Simmons, staff, went over the request with the committee. He covered
the existing General Plan Land Use designation on the site, the uses int eh
surrounding area, the height limitations as well as the mitigation efforts for noise
due to the close proximity to the Deer Valley Airport. He also went over stipulation
rationale with the committee.
Mr. Ed Bull, representing Greenlight Communities, explained that the intent of the
request was for a height and density waiver to achieve the applicants goals for the
proposed multifamily development. He went over the site plan, landscape plan and
conceptual elevations.
Mr. Russell Osborn shared that he feels the site is overplanted with trees and
requested a formal review of the Tree and Shade Master Plan document at a
future meeting.
Chairman Joseph Grossman asked if the initial proposal capped out at 292 units
or f the applicants reduced this density as a result of staff concerns with density.
Mr. Bull explained that the density was a bit higher at the initial phase of review
but was reduced due to increased open space areas.
11/19/20 Deer Valley VPC Minutes