Attachment B - Staff Report - Z-21-22-2.pdf

Staff Report Z-21-22-2 
Alta Dove Valley PUD 
April 7, 2023
North Gateway Village Planning 
Committee Meeting Date: 
April 13, 2023 
Planning Commission Hearing Date: 
May 4, 2023 
Request From: 
PCD NBCOD (Approved C-2 or CP M-R 
PCD NBCOD) (Planned Community District, 
North Black Canyon Overlay District) 
(Approved Intermediate Commercial or 
Commerce Park District, Mid-Rise District, 
Planned Community District, North Black 
Canyon Overlay District) (7.53 acres) 
Request To: 
PUD NBCOD (Planned Unit Development, 
North Black Canyon Overlay District) (7.53 
acres) 
Proposed Use: 
Multifamily residential 
Location: 
Approximately 170 feet west of the 
southwest corner of North Valley Parkway 
and Dove Valley Road 
Owner: 
JD Real Estate Holding, LLC 
Applicant/Representative: 
Brian Greathouse, Burch & Cracchiolo 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Mixed-Use (Commercial / Commerce/ 
Business Park), Village Core 
Street Map Classification 
Dove Valley 
Road 
Major 
Arterial 
28.58 to 50.41-foot south 
half street  
Commitment 
Way 
Collector 
Street 
0-foot north half street
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND 
USE PRINCIPLE: Promote and encourage compatible development and 
ATTACHMENT B

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General Plan Conformity 
redevelopment with a mix of housing types in neighborhoods close to 
employment centers, commercial areas, and where transit or transportation 
alternatives exist. 
The proposal is for a multifamily residential development located in the North 
Gateway Village Core that will add to the mix of housing types in the area, close to 
commercial areas, and will be located adjacent to a multi-use path that will serve as a 
transportation alternative.  
CONNECT PEOPLE AND PLACES CORE VALUE; CANALS AND TRAILS; LAND 
USE PRINCIPLE: Plan, design and develop pedestrian linkages between parks, 
open spaces, village cores, neighborhood shopping centers, neighborhood 
schools, and neighboring municipalities. 
The proposed PUD will provide a direct pedestrian pathway that will connect the 
proposed commercial center directly to the west of the subject site to this multifamily 
residential site. The PUD will also be connected to the village core through the multi-
use trail that the development will construct along Dove Valley Road and will be 
connected with a shaded sidewalk to the existing neighborhood shopping center 
across the street. 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; 
DESIGN PRINCIPILE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
The PUD proposes standards that integrate trees and shade in the design, including 
enhanced landscaping around the perimeter of the site, shaded detached sidewalks, 
shaded walkways and multi-use trail, and the integration of a shaded courtyards. 
Applicable Plans, Overlays, and Initiatives 
North Gateway Village Core Plan – See Background Item No. 4. 
North Black Canyon Corridor Plan – See Background Item No. 5. 
North Black Canyon Overlay District – See Background Item No. 6. 
Tree and Shade Master Plan – See Background Item No. 13. 
Complete Streets Guiding Principles – See Background Item No. 14.

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Comprehensive Bicycle Master Plan – See Background Item No. 15. 
Housing Phoenix Plan – See Background Item No. 16. 
Zero Waste PHX – See Background Item No. 17. 
Transportation Electrification Action Plan – See Background Item No. 18. 
Surrounding Land Uses/Zoning 
Land Use 
Zoning 
On Site 
Vacant 
PCD NBCOD (Approved C-2 or 
CP M-R PCD NBCOD)  
North (across 
Dove Valley Road) 
Commercial center 
C-2 HGT/WVR PCD NBCOD
South 
Vacant (proposed Gore 
company expansion) 
CP/GCP M-R NBCOD 
East 
Car wash 
C-2 M-R NBCOD
West 
Vacant (proposed 
commercial development) 
C-2 M-R NBCOD
Background/Issues/Analysis 
SUBJECT SITE 
1.
This request is to rezone a 7.53-acre site located approximately 170 feet west
of the southwest corner of North Valley Parkway and Dove Valley Road. The
request is to rezone from PCD NBCOOD (Approved C-2 or CP M-R PCD
NBCOD) (Planned Community District, North Black Canyon Overlay District)
(Approved Intermediate Commercial or Commerce Park District, Mid-Rise
District, Planned Community District, North Black Canyon Overlay District) to
PUD (Planned Unit Development) to allow multifamily residential.
GENERAL PLAN LAND USE MAP DESIGNATION 
2.
The General Plan Land Use Map designation for the subject site is Mixed Use
(Commercial / Commerce/Business Park). The multifamily residential proposal
is consistent with the General Plan Land Use Map designation since that
designation accommodates multifamily residential uses. Additionally, the PUD
proposes land uses allowed in the C-1 (Neighborhood Retail) commercial
zoning district as permitted accessory uses to a multifamily residential primary
use, which makes the PUD consistent with the Mixed-Use land use
designation. Although the applicant is currently only proposing multifamily
residential, permitting commercial uses within the PUD narrative will allow a

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vertical mixed-use project should the opportunity for commercial uses on this 
property arise in the future.  
The General Plan Land Use Map designations to the east, south and west of 
the site are also Mixed Use (Commercial / Commerce/Business Park). The 
General Plan Land Use Map designation to the north of the site (across Dove 
Valley Road) is designated as Commercial. 
General Plan Land Use Map 
Source: Planning and Development Department 
SURROUNDING ZONING AND LAND USES 
3.
The subject site is vacant land zoned PCD NBCOD (Approved C-2 or CP M-R
PCD NBCOD) (Planned Community District, North Black Canyon Overlay
District) (Approved Intermediate Commercial or Commerce Park District, Mid-
Rise District, Planned Community District, North Black Canyon Overlay
District) and is primarily surrounded by vacant land.
North of the site (across Dove Valley Road) is a commercial shopping center 
zoned C-2 HGT/WVR PCD NBCOD (Intermediate Commercial, Height Waiver, 
Planned Community District, North Black Canyon Overlay District).  
East of the site is a car wash zoned C-2 M-R NBCOD (Intermediate 
Commercial, Mid-Rise District, North Black Canyon Overlay District).

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South of the site is vacant land (proposed Gore company expansion) zoned 
CP/GCP M-R NBCOD (Commerce Park, General Commerce Park Option, 
Mid-Rise District, North Black Canyon Overlay District).  
West of the site is vacant land (proposed commercial development) zoned C-2 
M-R NBCOD.
Zoning Aerial Map 
Source: Planning and Development Department 
ADOPTED AREA PLANS 
4.
North Gateway Village Core Plan
The subject site is within the North Gateway Village Core. Phoenix City
Council adopted the North Gateway Village Core Plan in 2008 to provide
guidance in creating a high density, urban environment with Skunk Creek
Wash and Bronco Butte as major natural amenities.
This request aligns with the plan’s principles of providing a mixture of uses, 
including multifamily residential, in the Village Core. The North Gateway 
Village Core Plan envisioned the site as Commercial Center/Commerce Park, 
which accommodates the primary employment activity for the North Gateway

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Village Core – including commercial services, retail, entertainment, 
recreational, and mixed residential uses. The rezoning request proposes 
residential uses in close proximity to future and existing commercial and 
employment opportunities. 
All parcels within the North Gateway Village Core were originally rezoned to 
include a Mid-Rise District overlay to promote high-intensity development that 
furthers the vision of the Village Core. The maximum height allowed with the 
Mid-Rise District overlay is 190 feet. The North Gateway Village Core Plan 
recommends restricting height further to a maximum height of 10 stories 
(approximately 120 feet). There are elements in the North Gateway PCD (Z-
34-01) that require master infrastructure plans and master street circulation
plans, with the assumption that the parcels would operate together as a
functional unit. The applicant is proposing to remove the Mid-Rise overlay on
this property and will be restricting building height to a maximum of 4 stories
and 48 feet for the residential buildings, and 6 stories and 60 feet for the
parking garage. The reduced height is consistent with the North Gateway
Village Core Plan and would reduce infrastructure demands from this property
compared to a taller development.
5.
North Black Canyon Corridor Plan
The subject site is within the North Black Canyon Corridor Plan. The Phoenix
City Council adopted the Corridor Plan in 1999 to guide growth and
development within the planned area. The proposal is consistent with the
intent of the following goals from the plan:
•
Goal 2: Achieve a balance between employment and housing.
The proposed development is located adjacent to a proposed
commercial shopping center to the west and across the street from an
existing commercial shopping center. Housing adjacent to these sites
will help these commercial areas thrive and will add to the balance
between employment and housing.
•
Goal 3: Concentrate growth within a defined corridor.
The site is located within the North Gateway Village Core, which is
envisioned as a high-density, mixed use urban environment and is
located within the Infrastructure Limit Line. The proposed development
will be a higher-density housing development that will concentrate
growth within the Village Core.
6.
North Black Canyon Overlay District
The subject site is within the North Black Canyon Overlay District (NBCOD).
The City Council adopted the NBCOD in 2001 in order to implement the
designs and concepts of the North Black Canyon Corridor Plan. The NBCOD
ensures development is compatible with the desert environment by providing

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comprehensive design guidelines. The development will be consistent with the 
NBCOD guidelines by developing buildings with a desert color palette, as 
depicted in the building elevations submitted by the applicant. The PUD 
Narrative indicates in the Development Standards, Landscape Standards and 
Design Guidelines sections that the development will conform with the 
NBCOD.  
PROPOSAL 
7.
The proposal was developed utilizing the PUD zoning district. The Planned
Unit Development (PUD) is intended to create a built environment that is
superior to that produced by conventional zoning districts and design
guidelines. Using a collaborative and comprehensive approach, an applicant
authors and proposes standards and guidelines that are tailored to the context
of a site on a case-by-case basis. Where the PUD Development Narrative is
silent on a requirement, the applicable Zoning Ordinance provisions will be
applied.
8.
The PUD proposes standards that support the vision of a high-quality
multifamily residential development, including all parking located within a
parking garage wrapped by residential units, two large courtyard areas for
amenities, and enhanced landscaping surrounding the site. The conceptual
site plan, landscape plan, open space plan, circulation plan and building
elevations are attached as exhibits.
The subject site is adjacent to a multi-use trail designated by the General Plan 
along the south side of Dove Valley Road. The developer will be responsible 
for constructing a 10-foot-wide multi-use trail (MUT) within a 30-foot-wide 
multi-use trail easement (MUTE). This is addressed in Stipulation No. 2. 
9.
Land Use
The PUD proposes a multifamily residential development to include residential
amenities, including food preparation and the sale and consumption of alcohol
for residents and guests. The proposed development narrative also lists all
uses permitted by the C-1 zoning district accessory to multifamily residential
uses, should the opportunity arise in the future to create a vertical mixed-use
development, as governed by the PUD standards.
10.
Development Standards
The PUD proposes development standards consistent with the vision of a
higher-density pedestrian-oriented development. It proposes a maximum
height of 48 feet for the residential buildings and 60 feet for the parking
garage, which will be wrapped on a minimum of two sides by residential units,
including the side facing Dove Valley Road. The PUD proposes amenity
standards including a minimum of five amenities with a minimum of one indoor

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residential amenity and a minimum of two outdoor amenities, and minimum 
area standards for each indoor amenity area to be a minimum of 5,000 square 
feet and each outdoor amenity area to be a minimum of 20,000 square feet, 
similar to the sizes of the courtyards shown on the open space plan. 
To ensure the development standards are also in compliance with the North 
Black Canyon Overlay District, staff recommends adding language in the first 
paragraph of the development standards section that the PUD shall comply 
with the North Black Canyon Overlay District. This is addressed in Stipulation 
No. 1.b.  
Staff recommends a formatting correction so the second table column for the 
“Pedestrian Connection Pathway to Commercial Center to the West of this 
Site” standard is aligned properly with the columns above it. Additionally, staff 
recommends changing the language from “sidewalk” to “pathway” since it 
would be a pedestrian pathway and not a sidewalk. This is addressed in 
Stipulation No. 1.e. 
Below are additional development standards from the PUD Narrative: 
Maximum Density:    
53.12 dwelling units per acre 
Minimum Lot Width/Depth 
No Minimum 
Minimum Building Setbacks 
North (Dove Valley Road): 30 feet 
South (Commitment Way): 20 feet 
West: 30 feet 
East: 50 feet 
Minimum Building Separation 
No Minimum 
Maximum Building Height 
Residential Buildings: 48 feet (4 
stories) 
Parking Garage: 60 feet (6 levels) 
The parking garage shall be 
wrapped on a minimum of two sides 
by residential units. One of the 
wrapped sides shall be the side 
facing Dove Valley Road. 
Maximum Lot Coverage 
52 percent 
Fences/Walls 
All Site fences and walls shall 
comply with Section 703 of the 
Phoenix Zoning Ordinance and shall 
use materials and decorative 
accents so the fences and walls 
complement or are compatible with 
the design of the primary building.

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Minimum Common Open Space 
25% of gross acreage 
Minimum Common Open 
Space/Amenity Areas 
Minimum Square Footage of Each 
Common Open Space/Amenity Area: 
5,000 square feet (indoor) 
20,000 square feet (outdoor) 
Minimum Number of Amenities: 
5 – minimum of 1 indoor amenity 
space and a minimum of 2 outdoor 
amenity spaces 
Residential Parking 
Vehicles 
Parking requirements shall comply 
with Section 702 of the Zoning 
Ordinance 
Except for the parallel parking on the 
private drive west of the building, 
surface parking shall not be allowed 
Electric Vehicles (EVs) 
Minimum 2% of required spaces 
shall be EV Installed spaces 
Bicycle Parking 
Bicycles: 
Minimum of 40 spaces located near 
entrances of buildings and installed 
per the requirements of Section 
1307.H of the Phoenix Zoning 
Ordinance 
Bicycle repair station (“fix it station”) 
shall be provided and maintained by 
the developer near the main secured 
bicycle parking areas 
Electric Bicycles: 
120-volt outlets for a minimum 10%
of required bicycle parking spaces
shall be installed for bicycle owners’
charging capabilities
Lighting 
All lighting shall comply with Section 
704 and Section 507 Tab A.II.A.8 of 
the Phoenix Zoning Ordinance and 
Section 23-100 of the Phoenix City 
Code.

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Lighting fixtures shall complement 
and be compatible with the design 
and character of the primary 
building. 
Pedestrian-scale lighting shall be 
provided along all sidewalks, multi-
use trails and pedestrian walkways 
to maintain a minimum of one foot 
candle illumination throughout the 
pathway. 
11.
Landscape Standards
The PUD proposes landscape setbacks along the perimeter, except for the
west side due to space needed to build the drive aisle necessary for proper
vehicular, fire and refuse circulation around the site. The proposed landscape
setbacks are 10 feet along the north to allow room for the multi-use trail, 30
feet along the east, and an average of 20 feet along the south inclusive of
areas necessary for access from the sidewalk and fire lane. The Phoenix
Zoning Ordinance would require minimum 20-foot-wide landscape setbacks
adjacent to public street right-of-way and minimum 5-foot-wide landscape
setbacks adjacent to interior property lines if the site developed using R-5
zoning district multifamily standards. The PUD proposes enhanced landscape
standards for streetscape landscape areas, perimeter setbacks, adjacent to
buildings, parking areas, common and retention areas, multi-use trail areas,
private sidewalks, and rooftop terrace areas. The PUD also proposes
enhanced shading requirements, including a minimum 75 percent shade
requirement for public and private sidewalks, public and private internal
walkways, and multi-use trails and paths, a minimum 50 percent shade
requirement for internal open space areas, a minimum 50 percent shade
requirement for any rooftop terrace areas, and a minimum 75 percent shade
requirement for bicycle parking areas. The PUD also proposes minimum 75%
living vegetative ground coverage in all landscape areas, larger canopy trees
within the streetscape and a minimum number of tree species, shrub species,
groundcover species and cactus/succulent species in order to enforce a
biodiverse plant palette. The proposed shade and landscape planting
standards are an enhancement compared to the Phoenix Zoning Ordinance
minimum standards.
In order to correct a formatting issue, staff recommends the Common Open 
Space/Amenity Areas header be moved to the next page. This is addressed in 
Stipulation No. 1.c.

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12.
Design Guidelines and Standards
The PUD proposes design standards that promote pedestrian connectivity and
quality architecture. A list of exterior materials is provided, including textured
brick, refined smooth stucco, non-reflective coated metals, concrete, masonry,
paint or stained wood, and tile. The PUD proposes a requirement of a
minimum of three of the listed accent materials to be used to decorate the
exterior building elevations. Minimum glazing requirements along the first-floor
walls are also proposed with a minimum of 30 percent along the north, a
minimum of 18 percent along the south, and a minimum of 28 percent along
the west. The PUD also requires the following:
•
Exposed areas of the parking garage walls shall be decoratively
screened.
•
A minimum of five colors shall be used throughout the building
elevations that comply with the North Black Canyon Overlay District.
•
Vertical and horizontal architectural articulation
•
Assorted detailing with textural changes, pilasters, offsets, recesses,
balconies, window fenestration and overhead canopies
•
A minimum of five cornice types that range in height and elevation
•
All windows shall have a decorative head and sill
•
A minimum of two types of headers/sills and doors/windows
•
Visible sides of the building to all have the same treatments and
detailing to provide four-sided architecture
•
Changes in the façade plane a minimum of three feet in depth every 50
linear feet
•
Parapets that are varied in height with a minimum of one foot change in
height every 50 linear feet
•
A main entry with two stories of glass flanked by brick columns and
other entries with overhead canopies
Staff recommends that the applicant add a requirement in the PUD Design 
Guidelines to only permit an average maximum of 60 percent of stucco 
material for the exterior perimeter elevations in order to further enforce high-
quality architecture. This will be calculated by adding the percentages of 
stucco on each side of the building together and dividing it by the number of 
sides of the building to obtain the percentage average, not to exceed 60 
percent. This is addressed in Stipulation No. 1.f. 
Staff also recommends that exposed areas of the parking garage be fully 
screened using an architectural decorative screening that is both functional 
and aesthetically pleasing. This is addressed in Stipulation No. 1.g. 
A design guideline for pavement material where pedestrian pathways cross 
vehicular paths is provided underneath the “Exterior Materials” section. To 
ensure this information can be found easier, staff recommends adding a new

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header above this paragraph named “Pedestrian Crossing Pavement 
Material”. This is addressed in Stipulation No. 1.h. 
The PUD requires a minimum 5-foot-wide east-west pedestrian connection on 
a concrete or similar hard surface pathway to connect to the proposed 
commercial shopping center located directly to the west of the subject site. 
The proposed design guidelines within the PUD build on the existing design 
guidelines in Section 507 Tab A of the Phoenix Zoning Ordinance and will 
create a built environment that is superior to that produced by conventional 
zoning districts and design guidelines. Staff recommends that this connection 
be located near the center of the west property line. This is addressed in 
Stipulation No. 1.i. 
Many cells in the “R-5 (Subdivision)” Column in the Comparative Zoning 
Standards Table were left blank when the Phoenix Zoning Ordinance does 
have standards that a multifamily residential development would be subject to 
using the R-5 zoning district. The blank cells should be filled with information 
on what the R-5 multifamily standards are, even if those standards are not 
located specifically within the R-5 zoning district section (Section 618) of the 
Phoenix Zoning Ordinance. There are several different chapters and sections 
of the Phoenix Zoning Ordinance that a multifamily residential development 
would be subject to. This table allows an easy comparison of what the 
Phoenix Zoning Ordinance standards are to what the PUD is proposing. This 
table shows public viewers of the PUD what zoning standards are being 
enhanced versus which are being reduced or eliminated. Where a standard 
does not exist in the Phoenix Zoning Ordinance, the cell should state “None” 
for the “R-5 (Subdivision)” column. This is addressed in Stipulation No. 1.j. 
PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
13.
Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached
from the curbs to allow trees to be planted on both sides of the sidewalk to
provide thermal comfort for pedestrians and to reduce the urban heat island
effect. The PUD includes standards for detached sidewalks along Dove Valley
Road, Commitment Way, and adjacent to the west private drive with a
requirement for a minimum of 75 percent shade along all public and private
sidewalks, public and private walkways, and multi-use trails and paths, in
addition to shaded open spaces areas, bicycle parking areas, and a parking
garage. The PUD also requires enhanced landscaping standards with larger
minimum tree caliper sizes along the streetscape and a requirement for a
minimum number of trees per average tree spacing adjacent to detached
sidewalks and the multi-use trail.

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14.
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. To promote safety
and connectivity for all users, the PUD proposes standards for bicycle parking,
shaded pedestrian connections to the street, and detached shaded sidewalks
along Dove Valley Road and Commitment Way.
15.
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. The proposal incorporates requirements for bicycle parking
and amenities to encourage multi-modal transportation.
In order to provide consistent language for the bicycle repair station (“fix it 
station”), staff recommends including standard language on what should be 
included in the bicycle repair station (“fix it station”). This is addressed in 
Stipulation No. 1.d. 
16.
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 at a more rapid pace, which will be located
adjacent to a commercial shopping center, while using vacant or underutilized
land in a more sustainable fashion.
17.
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 expand its recycling and other
waste diversion programs. The applicant’s submittal materials indicated that a
recycling container will be provided for each apartment home with valet trash

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collection and that recycling areas will be located on each level of the garage. 
18.
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 multifamily charging infrastructure
recommends a standard stipulation for rezoning cases to provide EV charging
infrastructure. The PUD proposes a minimum of 2 percent of the required
vehicle parking to be EV Installed spaces and a minimum of 10 percent of the
required bicycle parking spaces to be installed with minimum 120-volt outlets
to allow electric bicycle charging capabilities.
COMMUNITY INPUT SUMMARY 
19.
At the time the staff report was written, staff has received one letter of
opposition to this case. Concerns shared include high concentration of
multifamily residential development south of Carefree Highway and north of
Sonoran Desert Drive, impact on education, and increase in concentration of
transient population.
INTERDEPARTMENTAL COMMENTS 
20.
The Street Transportation Department requested the following:
•
Dedications of right-of-way with minimum dimensions and minimum
dimensions for detached sidewalks and landscape strips along Dove
Valley Road and Commitment Way.
•
That the developer contribute a proportional amount to fund a traffic
control device along Dove Valley Road prior to final site plan approval.
•
That the developer extend the existing median island to the west full
access location with minimum dimensions and minimum planting
requirements for the median.
•
That all streets within and adjacent to the development shall be
constructed with all required elements, including meeting ADA
requirements.

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•
That no preliminary approval of plans shall be granted until a Traffic
Impact Study is reviewed and approved by the City, and the developer
shall be responsible for all mitigation identified through the analysis.
These are addressed in Stipulation Nos. 3 through 9. 
In light of recent requests to remove properties from the PCD, the Street 
Transporation Department in partnership with the Planning and Development 
Department has commenced a study of the street network for the North 
Gateway Village Core. A master street plan for the PCD was never developed 
and as a result, no corresponding street alignments or cross sections were 
incroporated into the Street Classification Map. Previous requests to remove 
properties from the PCD have been coupled with stipulations for street 
dedications and improvements. 
The study is aimed at providing the Street Transportation Department with an 
analysis related to the necessary alignments and cross-sections for the 
roadway network within the Core. Ultimately, results of the study will be 
utilized for a General Plan Amendment to the Street Classification Map that 
will could add street alignments and cross sections for the North Gateway 
Core. The study has not been completed at the time of this report. In lieu of 
the completed study Stipulation Nos. 3 through 9 have been provided by the 
Street Transporation Department to ensure the necessary street 
improvements are provided. 
21.
The Phoenix Fire Department has noted that they do not anticipate any
problems with this case and that the site and/or buildings shall comply with the
Phoenix Fire Code.
22.
The Water Services Department commented that the property has existing
water and sewer mains that will need to be extended, upsized, or that new
infrastructure will need to be installed in order to serve the development. The
Water Services Department provided the infrastructure improvement
requirements that the developer would be responsible for. In addition, the
Water Services Department commented that capacity is a dynamic condition
that can change over time due to a variety of factors.
OTHER 
23.
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. 10.

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Findings 
1.
The proposed development is consistent with the General Plan Land Use Map
designation, the North Gateway Village Core Plan, and will concentrate
development within the Infrastructure Limit Line in the Village Core.
2.
The proposed development will add to the mix of housing within the North
Gateway Village and will provide a higher density of housing within the Village
Core.
3.
The proposed PUD sets forth design and development standards that will
enhance connectivity in the immediate vicinity by providing shaded detached
sidewalks, a multi-use trail, and a connection to the commercial center located
to the west.
Stipulations 
1.
An updated Development Narrative for the Alta Dove Valley PUD reflecting the
changes approved through this request shall be submitted to the Planning and
Development Department within 30 days of City Council approval of this
request.  The updated Development Narrative shall be consistent with the
Development Narrative date stamped March 28, 2023, as modified by the
following stipulations:
a.
Front cover: Revise the submittal date information on the bottom to add
the following: City Council adopted: [Add adoption date].
b.
Page 9, Development Standards, 1st paragraph: Change paragraph to
read “Except where modified below, this PUD shall comply with the
North Black Canyon Overlay District (Section 654), the R-5 Multifamily
Residence District, Table B, (a) Subdivision Development Option
outlined in Section 618, the parking standards outlined in Section 702,
and the landscaping and open space standards outlined in Section 507
Tab A and Section 703 of the Phoenix Zoning Ordinance. Any
commercial uses provided shall be located on the ground floor of the
multifamily residential building and shall comply with the same
development standards as the multifamily residential building.”
24.
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.

Staff Report: Z-21-22-2 
April 7, 2023 
Page 17 of 19 
c.
Page 9, Development Standards, Common Open Space/Amenity Areas:
Start the header on the next page.
d.
Page 10, Development Standards, Parking Standards, Parking Spaces
(bicycles), 2nd paragraph: Replace the paragraph as follows:
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:
i)
Standard repair tools affixed to the station
ii)
A tire gauge and pump affixed to the base of the station or the
ground
iii)
A bicycle repair stand which allows pedals and wheels to spin
freely while making adjustments to the bike
e.
Page 14, Development Standards, Sidewalk and Pedestrian Pathway
Standards, Pedestrian Connection Pathway to Commercial Center to the
West of this Site: Align second column with columns above and change
“sidewalk” to “Pathway”.
f.
Pages 14-15, Design Guidelines, Exterior Materials: Add “The exterior
perimeter building elevations shall be finished with an average maximum
of 60% stucco material”.
g.
Page 15, Design Guidelines, Exterior Materials, 3rd paragraph (Exposed
areas of the parking garage walls...): Replace the third paragraph as
follows:
Exposed areas of the parking garage walls shall be decoratively
screened with metal trellises, architectural metal panels and extrusions,
translucent glazing, decorative lighting, and/or other architectural
screening materials that will add texture, depth, shadow lines, create
visual interest for pedestrians, and enhance the public right of way.
h.
Page 15, Design Guidelines, Exterior Materials, 4th paragraph (Where
pedestrian walkways cross…): Add a new header for this paragraph
named “Pedestrian Crossing Pavement Material”.

Staff Report: Z-21-22-2 
April 7, 2023 
Page 18 of 19 
i.
Page 17, Pedestrian Circulation and Connectivity, 2nd paragraph (An
east-west minimum 5-foot-wide concrete…): Add at the end of the last
sentence “, located near the center of the west property line.”
j.
Pages 38-44, Development Standards Comparison Table: Update the R-
5 (Subdivision) column to include information for each standard on what
the minimum Phoenix Zoning Ordinance requirements would be to
compare to what the PUD is providing.
2.
A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the
north property line, adjacent to Dove Valley Road, and a minimum 10-foot-wide
multi-use trail (MUT) shall be constructed within the easement in accordance
with the MAG supplemental detail and as approved by the Planning and
Development Department.
3.
The developer shall dedicate a minimum of 70-feet of right-of way and construct
the south side of Dove Valley Road, including detached sidewalks, as required
by the approved Canyon Crossroads Master Street Plan.
4.
The developer shall dedicate a minimum of 30-feet of right-of-way and a
minimum 10-foot-wide sidewalk easement and construct the north side of the
new collector street (Commitment Way) along the property’s southern boundary,
as approved by the Planning and Development Department.
5.
The developer shall construct minimum 5-foot-wide detached sidewalk and
minimum 8-foot-wide landscape area located between the back of curb and
sidewalk for the north side of the new collector street (Commitment Way), as
approved by the Planning and Development Department.
6.
The developer shall provide $115,000 in escrow to fund a traffic control device
along Dove Valley Road to serve the property, prior to final site plan approval
and as approved by the Street Transportation Department.
7.
The developer shall extend the existing median island west to the west full
access location at the western edge of this development.  Landscaping shall be
provided in the 24-foot-wide median island with minimum 3-inch caliper, large
canopy, drought-tolerant shade trees planted 20 feet on center or in equivalent
groupings and shrubs, accents and vegetative ground covers to achieve a
minimum of 75% live coverage at maturity, as approved by the Planning and
Development Department and Street Transportation Department.

Staff Report: Z-21-22-2 
April 7, 2023 
Page 19 of 19 
8.
The applicant shall submit a Traffic Impact Study to the City for this
development. The developer shall be responsible for cost and construction of all
mitigation identified through the analysis. No preliminary approval of plans shall
be granted until the study is reviewed and approved by the Street Transportation
Department.
9.
The developer shall construct all streets within and adjacent to the development
with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,
landscaping and other incidentals, as per plans approved by the Planning and
Development Department. All improvements shall comply with all ADA
accessibility standards.
10.
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 Archeologist, and allow time for the
Archeology Office to properly assess the materials.
Writer 
Adrian Zambrano 
April 7, 2023 
Team Leader 
Racelle Escolar 
Exhibits 
Sketch Map 
Aerial Map 
Site Plan date stamped March 28, 2023 (1 page) 
Conceptual Landscape Plan date stamped March 28, 2023 (1 page) 
Renderings date stamped March 28, 2023 (1 page) 
Building Elevations date stamped March 28, 2023 (2 pages) 
Conceptual Open Space Plan dated stamped March 28, 2023 (1 page) 
Conceptual Circulation Plan date stamped March 28, 2023 (1 page) 
Community Correspondence (1 page) 
Alta Dove Valley PUD Development Narrative date stamped March 28, 2023

Z-83-18
Z-49-01
Z-34-01
Z-55-19
Z-43-99
Z-34-01
Z-56-19
Z-43-99
Z-75-21
Z-29-02
Z-129-99
Z-91-B-99
Z-33-18
Z-159-01
Z-159-01
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
CP/GCP
M-R
PCD
C-2 M-R
C-2
PCD
CP/GCP M-R
PCD
R-3 PCD
C-2 M-R
PCD
C-2
R-3 PCD
FH PCD
C-2 M-R
PCD
C-2 HGT/WVR PCD
R-3A PCD
C-2/C-P/M-R
PCD*
Z-34-01
C-2/C-P/M-R
PCD*
Z-34-01
C-2 HGT/WVR
PCD*
Z-159-01
C-2 HGT/WVR
DNS/WVR*
Z-91-C-99
ROYER RD
GOLDEN PUMA TRL
26TH LN
NORTH VALLEY PKWY
25TH DR
DOVE VALLEY RD
North Black Canyon
Corridor Plan and
Overlay District
PY
R
AM
ID PEAK PKWY
51ST AVE
19TH AVE
CAREFREE HWY
DOVE VALLEY RD
DYNAMITE RD
I-17
NORTH GATEWAY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-21-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
7.53 Acres
MULTIPLES PERMITTED
*
Maximum Units Allowed with P.R.D. Bonus
PCD NBCOD (Approved C-2/CP M-R PCD NBCOD)
PUD NBCOD
CONVENTIONAL OPTION
N/A (109 /  N/A)
400
*
UNITS P.R.D. OPTION
N/A (131 /  N/A)
N/A
Brian Greathouse
DATE:
4/14/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 56-22
ZONING MAP
R-7
REQUESTED CHANGE:
FROM: PCD NBCOD (Approved C-2/CP 
M-R PCD NBCOD) ( 7.53 a.c.)
TO: PUD NBCOD ( 7.53 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-21-22.mxd
Z-21-22
0.07
0
0.07
0.035
Miles
29TH AVE ALIGNMENT
3/09/2023

Z-83-18
Z-49-01
Z-34-01
Z-55-19
Z-43-99
Z-34-01
Z-56-19
Z-43-99
Z-75-21
Z-29-02
Z-129-99
Z-91-B-99
Z-33-18
Z-159-01
Z-159-01
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
CP/GCP
M-R
PCD
C-2 M-R
C-2
PCD
CP/GCP M-R
PCD
R-3 PCD
C-2 M-R
PCD
C-2
R-3 PCD
FH PCD
C-2 M-R
PCD
C-2 HGT/WVR PCD
R-3A PCD
C-2/C-P/M-R
PCD*
Z-34-01
C-2/C-P/M-R
PCD*
Z-34-01
C-2 HGT/WVR
PCD*
Z-159-01
C-2 HGT/WVR
DNS/WVR*
Z-91-C-99
ROYER RD
GOLDEN PUMA TRL
26TH LN
NORTH VALLEY PKWY
25TH DR
DOVE VALLEY RD
North Black Canyon
Corridor Plan and
Overlay District
Maricopa County Assessor's Office
PY
R
AM
ID PEAK PKWY
51ST AVE
19TH AVE
CAREFREE HWY
DOVE VALLEY RD
DYNAMITE RD
I-17
NORTH GATEWAY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-21-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
7.53 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
PCD NBCOD (Approved C-2/CP M-R PCD NBCOD)
PUD NBCOD
CONVENTIONAL OPTION
N/A (109 /  N/A)
400
*   UNITS P.R.D. OPTION
N/A (131 /  N/A)
N/A
Brian Greathouse
DATE:
4/14/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 56-22
ZONING MAP
R-7
REQUESTED CHANGE:
FROM: PCD NBCOD (Approved C-2/CP 
M-R PCD NBCOD) ( 7.53 a.c.)
TO: PUD NBCOD ( 7.53 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-21-22.mxd
Z-21-22
0.07
0
0.07
0.035
Miles
29TH AVE ALIGNMENT
3/09/2023

CITY OF PHOENIX
Planning & Development
Department
MAR 28 2023

CITY OF PHOENIX
Planning & Development
Department
MAR 28 2023

CITY OF PHOENIX
Planning & Development
Department
MAR 28 2023

3.16.2022                  INITIAL PUD SUBMITTAL
CITY OF PHOENIX
Planning & Development
Department
MAR 28 2023

3.16.2022                  INITIAL PUD SUBMITTAL

CITY OF PHOENIX
Planning & Development
Department
MAR 28 2023

From:
PDD Long Range Planning
To:
Julianna Pierre
Cc:
Sarah Stockham
Subject:
FW: North Gateway Village planning
Date:
Monday, July 11, 2022 7:24:26 AM
For you Julianna
Thank you,
Geno Koman
Secretary II
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-495-2076
geno.koman@phoenix.gov
-----Original Message-----
From: Melanie Pennell <pennellteacher@gmail.com>
Sent: Saturday, July 9, 2022 10:27 AM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: North Gateway Village planning
To Whom it May Concern:
I am concerned with the high concentration of multi family units specifically within south of Carefree Highway and
north of the Sonoran Desert Drive. Encompassing these 2 miles running north and south and adding in another 2
miles running east and west, these 4 mi.² have a larger than average ratio over single family units. As a
schoolteacher of 22 years, this is going to have a negative impact on education. Study after study proves that multi
family units tend to be more transient. This impacts the dynamics in any classroom. I am opposed to The North
Gateway Village being resowned to allow multi family units.
Sincerely,
Melanie Pennell