Attachment D - VPC Summary-Rec - Z-3-B-15-1.pdf

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Village Planning Committee Meeting Summary 
Z-3-B-15-1
Date of VPC Meeting 
July 14, 2022 
Request From 
PUD 
Request To 
PUD 
Proposed Use 
Major Amendment to Norterra PUD to allow additional 
dwelling units and a parking reduction 
Location 
Northwest corner of 19th Avenue and Happy Valley 
Road 
VPC Recommendation 
Approval, per the staff recommendation 
VPC Vote 
11-0
VPC DISCUSSION: 
STAFF PRESENTATION: 
Racelle Escolar, staff, provided an overview of the Major Amendment request, 
describing the location of the PUD, the existing and surrounding land use designations 
and zoning districts, and the proposed amendments including an increase in total 
dwelling units and hotel rooms and a reduction in parking. Ms. Escolar reviewed the 
established zones of the PUD, shared a summary of public opposition received, and 
shared that staff recommends approval subject to stipulations as presented, including 
stipulations for an updated Development Narrative and disclosure notices for the nearby 
airport.  
Keith Greenberg requested clarification on the reasoning for the parking reduction in 
commercial areas. Ms. Escolar elaborated that shared parking, proposed hours of 
operation, and opportunities for walking are the nexus for the parking reduction. Mr. 
Greenberg expressed disagreement with the opportunity to walk.  
Ozzie Virgil inquired about the original restriction on the amount of hotel rooms and 
why the applicant was seeking to change it. Ms. Escolar responded that she believes it 
is due to projected demand, though the applicant was available to provide further 
insight. 
APPLICANT PRESENTATION: 
Attachment D

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Bill Allison, with Withey Morris, introduced himself on behalf of the applicant, USAA 
Real Estate Company. Mr. Allison gave an overview of the entire PUD and its history, 
the particular zones that are being affected by the Major Amendment, and a matrix of 
the proposed changes. Mr. Allison displayed conceptual renderings and shared the 
results of a parking analysis that provide justification for a reduction in parking.  Mr. 
Allison concluded his presentation by sharing the results of a neighborhood meeting in 
which an agreement to provide a secure fence for HOA amenities in the Union Park 
neighborhood.  
 
QUESTIONS FROM THE COMMITTEE: 
 
Ricardo Romero asked if the applicant foresees the need for further amendments to 
the PUD. Mr. Allison expressed certainty that additional amendments would be 
unlikely.  
 
Ozzie Virgil inquired about the pricing of the residential units and express doubts about 
the parking reductions. Mr. Allison reiterated that market changes have driven the 
requested amendment and that the PUD standards have been tailored to these 
changes, as well as that reductions for shared parking are not unheard of in the City of 
Phoenix. Mr. Allison lastly stated that rents would likely be north of $2000.  
 
PUBLIC COMMENTS:  
 
Russell Osborne introduced himself as a neighbor in the Valley Vista HOA in 
opposition of the proposed changes as he believes they are inappropriate. Mr. Osborne 
directed a question at the applicant regarding government funding for the project.  
 
Todd Ciccarelli introduced himself as the acting Chairman of the Union Park Liaison 
Committee, which represents the community to the south of the proposal. Mr. Ciccarelli 
shared his positive experience with the applicant, including the outreach process and 
the agreement made between his committee and the applicant in which HOA amenities 
were to be secured via fence. Mr. Ciccarelli lastly expressed his support of the 
amendment as it relates to the Union Park neighborhood.  
 
APPLICANT RESPONSE:  
 
Mr. Allison stated that the project would not, in fact, be funded by the government in 
any part; the proposed housing would be market rate. Mr. Allison concluded by stating 
that the mixed-use project as proposed lowers the parking demand, supported by a 
parking study.  
 
MOTION:  
 
Susan Herber motioned to recommend approval of Z-3-B-15-1 per staff 
recommendation as stipulated. Ozzie Virgil seconded.  
 
 
 
 
DISCUSSION:

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Chair Grossman expressed his appreciation of USAA as a community member, stating 
that he believes that their investment has spurred other investments such as TMSC and 
that he in in full support of the changes to the PUD as proposed.  
VOTE:  
 
11-0; motion to recommend approval passes with members Davenport, DiLeo, Field, 
Gardner, Greenberg, Herber, Lewis, Romero, Sutphen, Virgil, and Grossman in support. 
 
 
STAFF COMMENTS REGARDING VPC RECOMMENDATION: 
 
No comments.