Attachment B - Staff Report - Z-57-21-3.pdf

City of Phoenix — Formal (2022-07-01)

Extracted text (via pymupdf) 33095 characters

Staff Report Z-57-21-3
PV PUD
April 29, 2022

Paradise Valley Village Planning
Committee Meeting Date:
May 2, 2022
Planning Commission Hearing Date:
June 2, 2022
Request From:
RSC PCD (Regional Shopping Center
District, Planned Community District)
(15.34 acres), and RSC PCD
(Approved C-2 H-R DNS/WVR SP
PCD) (Regional Shopping Center
District, Planned Community District,
Approved Intermediate Commercial
District, High-Rise and High Density
District, Density Waiver, Special Permit,
Planned Community District) (64.64
acres)
Request To:
PUD (Planned Unit Development)
(79.98 acres)
Proposed Use:
Planned Unit Development to allow
mixed use development
Location:
Northwest corner of Tatum Boulevard
and Cactus Road
Owner
PV Land SPE, LLC and PV JCP, LLC
Applicant/Representative:
Ed Bull, Burch & Cracchiolo P.A.

Staff Recommendation:
Approval, subject to stipulations

Attachment B

Staff Report: Z-57-21-3
April 28, 2022
Page 2 of 12

General Plan Conformity
General Plan Land Use Map Designation
Commercial, Paradise Valley Village
Core
Street Map
Classification
Tatum Boulevard
Major Arterial Varies 55 to 67-foot
west half street
Cactus Road
Major Arterial
Varies 60 to 67-foot
north half street
Paradise Village Parkway Collector
42-foot east and south
half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Design
neighborhoods and buildings to provide pedestrian access to adjacent
transportation infrastructure such as public transit.

The proposed PUD includes standards for pedestrian pathways connecting building
entrances to all public streets and adjacent commercial uses to provide a pedestrian
friendly environment adjacent to a transit center.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.

The proposed PUD includes shade and landscaping requirements that will promote
walkability and a pleasant pedestrian experience.

CONNECT PEOPLE AND PLACES CORE VALUE; CORES, CENTERS &
CORRIDORS; LAND USE PRINCIPLE: Locate land uses with the greatest height
and most intense uses within village cores, centers and corridors based on
village character, land use needs, and transportation system capacity.

The proposed PUD is located within the Paradise Valley Village Core and promotes
increased height and more intense uses. The proposal will connect to the existing and
future infrastructure and will serve those that live and work in the village.

CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of
local conditions and surrounding neighborhoods.

The development provides a reasonable level of intensity that is respectful to local
conditions and surrounding neighborhoods. The development will provide an
appropriate transition from the commercially zoned land to the south, east, west and
multifamily residential uses to the north.

Staff Report: Z-57-21-3
April 28, 2022
Page 3 of 12

Applicable Plans, Overlays, and Initiatives

Tree and Shade Master Plan: See Background Item No. 11 below.

Complete Streets Guiding Principles: See Background Item No.12 below.

Comprehensive Bicycle Master Plan: See Background Item No. 13 below.

Zero Waste PHX: See Background Item No. 14 below.

Housing Phoenix Plan: See Background Item No. 15 below.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Paradise Valley Mall (Retail,
commercial services, restaurants,
transit center)
RSC PCD, RSC
PCD (Approved C-2
H-R DNS/WVR SP
PCD)
North (across
Paradise Village
Parkway)
Multifamily residential
PAD-14 PCD
Northwest (across
Paradise Village
Parkway
Sweetwater Park (City park)
PCD (Approved R1-
8 PCD)
West (abutting)
Commercial retail, restaurants,
commercial services
RSC PCD
West (across
Paradise Village
Parkway)
Multifamily residential, commercial
uses
PAD-14 PCD, C-2
PCD
East (across Tatum
Boulevard)
Commercial retail, restaurants,
commercial services
C-2 PCD, PSC PCD
East (abutting)
Commercial retail, restaurants,
commercial services
RSC PCD
South (abutting)
Restaurant Pads
RSC PCD
South (across
Cactus Road)
Commercial retail, restaurants,
commercial services
C-2 PCD

Staff Report: Z-57-21-3
April 28, 2022
Page 4 of 12

Background/Issues/Analysis

REQUEST
1.
This request is to rezone 79.98 acres on the northwest corner of Tatum
Boulevard and Cactus Road from RSC PCD (Regional Shopping Center
District, Planned Community District) and RSC PCD (Approved C-2 H-R
DNS/WVR SP PCD) (Regional Shopping Center District, Planned Community
District, Approved Intermediate Commercial District, High-Rise and High
Density District, Density Waiver, Special Permit, Planned Community District)
to PUD (Planned Unit Development) to allow a mixed-use development.

EXISTING SITE CONDITIONS
2.
The subject site is the former Paradise Valley Mall, and most of the original
mall structure has been demolished. Approval of rezoning case Z-49-XX-75-3
established the approved C-2 H-R DNS/WVR SP PCD zoning on a portion of
the proposed PUD site last year. Phase I of the PV Mall redevelopment
located at the southeast portion of the PV Mall property and within the
approved C-2 H-R DNS/WVR SP PCD area is not included within the PUD.
Rezoning case Z-49-XX-75-3 permitted the development of a multifamily
project, currently under construction, as part of Phase I.

SURROUNDING LAND USES AND ZONING
3.
The aerial and zoning sketch maps attached as an exhibit provide an aerial of
the surrounding area and illustrate the existing zoning. To the north are
several multifamily developments zoned PAD-14 PCD. To the northwest and
west are properties zoned PCD (approved R1-8 PCD), PAD-14 PCD, C-2
PCD and RSC PCD developed with a city park, multifamily residential and
various commercial uses. To the south of the site are properties zoned RSC
PCD and C-2 PCD developed with various commercial uses. To the east are
properties zoned PSC PCD and C-2 PCD developed with various commercial
uses.

GENERAL PLAN LAND USE MAP DESIGNATIONS
4.
The General Plan Land Use Map designation for the subject site is Commercial
and the site is within a designated village core. The proposed PUD is
consistent with the designation. The Commercial land use designation also
applies to all adjacent land to the south, west and east.

The land to the north and southwest of the subject site is designated
Residential 15+ dwelling units per acre, and the city park to the northwest is
designated Parks/OpenSpace – Publicly Owned.

Staff Report: Z-57-21-3
April 28, 2022
Page 5 of 12

General Plan Land Use Map
Source: Planning and Development Department

PROPOSAL
5.
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. A link to the submitted PUD Narrative hearing draft is included with
this report as an exhibit. Stipulation No. 1 includes a requirement to provide an
updated version of the narrative after City Council approval.

The PUD will provide the regulatory framework for the redevelopment of the
mall area outside of what is under construction today as part of Phase I.
Exhibit 10 of the PUD Narrative provides a map outlining the boundaries for
Phase I and the boundaries of the PUD.

6.
Land Use: The PUD narrative proposes a diverse mix of uses meant to serve
as the foundation for a vibrant Village Core. Most of the uses are derived from
the site’s approved C-2 Intermediate Commercial zoning. The PUD does
establish a list of prohibited uses including, but not limited to, adult oriented
uses and auto body shops.

Staff recommends Stipulation No. 1.a to include the self-service storage use
that was previously approved through rezoning case Z-49-XX-75-3, with

Staff Report: Z-57-21-3
April 28, 2022
Page 6 of 12

specific conditions to limit the building height and square footage.

7.
Development Standards:

• Building Height: The PUD narrative proposes three distinct building
height areas. Inside the boundaries of the Loop Road the maximum
building height is 120 feet. Outside of the Loop Road near Paradise
Village Parkway the maximum building height is 85 feet. Outside of the
Loop Road near Tatum Boulevard and Cactus Road the maximum
building height is 30 feet. Exhibit 11 of the PUD Narrative illustrates
how the building height standards are applied on the site today and will
continue as part of the PUD.

• Dwelling Unit Density: Maximum 3,200 dwelling units for the PUD
area.

• Lot Coverage: Fifty percent maximum with exceptions for roof
overhangs, parking garages, projections, and balconies.

8.
Signs: The PUD proposes a sign framework that will support the development
of a mixed-use urban development in a Village Core. Staff has proposed a
modification to the PUD narrative’s Sign Section in Stipulation No.1.d to
require the development of a Master Planned Development Sign Plan
consistent with approaches in downtown Phoenix and other Village Cores.

9.
Design Guidelines: The PUD narrative establishes requirements regarding
building materials and makes dozens of guidelines from the Phoenix Zoning
Ordinance requirements for the project including enhanced standards for the
treatment of walls and parking lot screening. An update to the PUD Narrative
is proposed in Stipulation 1.c to provide guidelines for how parking garages
should be screened from or integrated into the mixed-use development.

10.
Layout, Connectivity, Open Space and Shade: The PUD narrative contains
several exhibits that illustrate a potential layout for the proposed
redevelopment (Exhibits 12, 13, 15, 16, 18 and 25). The PUD envisions the
creation of a mixed-use urban center served by a grid pattern of walkable
streets. Exhibit 25 in the PUD Narrative provides a pedestrian circulation plan
that identifies primary pedestrian corridors, pedestrian paths, bike paths and
open space. The pedestrian circulation plan proposes connections between all
the open space areas, development blocks, parking structure, public library,
and surrounding streets. As individual projects within the PUD are submitted,
they will be required to address the circulation plan’s proposed layout and
components or propose an update to the plan that will meet the envisioned
connected pedestrian network.

The PUD narrative proposes a minimum 10 percent of the net site area will be

Staff Report: Z-57-21-3
April 28, 2022
Page 7 of 12

dedicated for private outdoor amenities and open space. In addition, the PUD
contains minimum shade coverage of 75 percent for the designated primary
pedestrian corridors and minimum 50 percent shade coverage for the
pedestrian paths. An update to the PUD narrative is proposed in Stipulation
1.b that requires a minimum of 25 percent of surface parking lots be shaded
with a combination of structural or vegetative shade.

The combination of the pedestrian circulation plan, minimum open space and
shade requirements will help position new development to meet the vision for
an inviting, safe, and active walkable mixed-use development in the Paradise
Valley Village Core.

PLANS AND INITIATIVES
11.
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 include trees
to be planted on both sides of the sidewalk to provide thermal comfort for
pedestrians and to reduce the urban heat island effect.

As stipulated, the PUD requires minimum 25 percent shade in all surface
parking lots, minimum 75 percent shade coverage on designated primary
pedestrian corridors and minimum 50 percent shade for all pedestrian paths.

12.
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.

The PUD’s pedestrian circulation plan (Exhibit 25) provides for a multi-modal
network of pedestrian and bike baths. The PUD’s requirements for detached
sidewalks shaded with street trees also responds to the Complete Streets
Guiding Principles.

13.
Comprehensive Bicycle Master Plan
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. At buildout, the PUD narrative calls for the provision of a
minimum of 25 bicycle parking spaces for visitors and a secured bicycle
parking facility for employees with a minimum of 25 bicycle parking spaces.

14.
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

Staff Report: Z-57-21-3
April 28, 2022
Page 8 of 12

is to improve and expand its recycling and other waste diversion programs.

Section 716 of the Phoenix Zoning Ordinance establishes standards to
encourage the provision of recycling containers for multifamily, commercial
and mixed-use developments meeting certain criteria. The PUD addresses
recycling by including recycling containers as a possible pedestrian amenity
and encouraging the use of recycled building materials, along with
construction waste diversion goals.

15.
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 proposal, which permits up to 3,200 dwelling units within the proposed
PUD area, 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 while using vacant land in a more
sustainable fashion.

COMMUNITY INPUT SUMMARY
16.
Staff has received two pieces of correspondence regarding the proposal.
Below is a summary of some of the points raised:

• Dust generated during the demolition and ongoing redevelopment has
been significant.
• The project should look to provide open space and recreation areas for the
surrounding community.
• The development team should be coordinating with the Phoenix Office of
Heat Response and Mitigation.
• The design of the buildings needs to be context sensitive.

INTERDEPARTMENTAL COMMENTS
17.
The Street Transportation Department also requested that the applicant
submit a Traffic Impact Study to the City for this development and construct all
streets within and adjacent to the development with all required elements to
ADA standards. This is addressed in Stipulation Nos. 7 and 8.

18.
The City of Phoenix Floodplain Management Division of the Public Works
Department has determined that this parcel is not in a special flood hazard
area (SFHA), but located in a Shaded Zone X, on panel 1755 L of the Flood
Insurance Rate Maps (FIRM) dated October 16, 2013.

Staff Report: Z-57-21-3
April 28, 2022
Page 9 of 12

19.
The Public Transit Department has determined that if the developer relocate
and/or reconstruct the Paradise Valley Transit Center, a minimum of three
transit vehicle servicing points shall be incorporated within the design and a
minimum of 50 percent shade shall be provided at the transit center.
Furthermore, dedication of transit easements or other legal agreements shall
be implemented to ensure vehicle access to all public transit facilities. These
are addressed in Stipulation Nos. 2 through 3.

The Public Transit Department requested the developer dedicate right-of-way
and construct two bus stop pads at locations approved by the Public Transit
Department. Further, the developer shall provide clearly defined, accessible
pedestrian pathways connecting building entrances, bus stop pads, transit
centers, site amenities and public sidewalks using the most direct route
possible. Pedestrian pathways crossing drive aisles and parking area
crossings shall be constructed of decorative pavement that visually contrasts
with the adjacent parking and drive aisle surfaces. Additionally, all cross-
access agreements shall include a pedestrian pathway. These are addressed
in the PUD Narrative, and in Stipulation Nos. 4 through 6.

20.
The Fire Prevention division of the Fire Department does not anticipate any
issues with this request. The site or/and building(s) shall comply with the
Phoenix Fire Code. However, the water supply to this site is unknown.
Additional water supply may be required to meet the required fire flow per the
Phoenix Fire Code.

21.
The Water Services Department indicated that no zoning stipulations are
required; however, commented that capacity is a dynamic condition that can
change over time due to a variety of factors. The requirements and
assurances for water and sewer service are determined during the site plan
application review. For any given property, water and sewer requirements may
vary over time to be less or more restrictive depending on the status of the
City’s water and sewer infrastructure.

22.
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.9.

OTHER
23.
Development and use of the site are 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
abandonment maybe required.

Staff Report: Z-57-21-3
April 28, 2022
Page 10 of 12

Findings

1.
The proposed development will revitalize a prominent site within a village core.

2.
The proposed PUD will allow for additional housing units to be built which will
help alleviate the housing shortage in Phoenix and advance the goals of the
Housing Phoenix Plan.

3.
The proposed developments scale and intensity is appropriate given the
location within the Paradise Valley Village Core, at the intersection of major
arterials and at a location served by existing transit.

Stipulations

1.
An updated Development Narrative for the Paradise Valley Mall PUD reflecting
the changes approved through this request shall be submitted to the Planning
Department within 14 days of City Council approval of this request. The
updated Development Narrative shall be consistent with Development
Narrative date stamped (Insert date of public hearing draft) as modified by the
following stipulations. The updated Development Narrative shall be consistent
with the Development Narrative date stamped April 21, 2022 as modified by
the following stipulations:

a.
Permitted use list, Page 39: Add the following standards for a self-
service storage warehouse: Storage buildings shall not exceed three
stories or 30 feet in height. Storage buildings shall be limited to an
80,000-square foot footprint, and not to exceed a 200,000-square foot
floor area.

b.
Shade Standards, Page 37: Add the following language to this section:
a minimum of 25% structural or vegetative shade at maturity shall be
provided in surface parking lots.

c.
Design Guidelines, Page 46: Add the following language regarding
parking garages: All newly constructed parking structures visible from
the loop road or any primary pedestrian route shall be wrapped with
other uses such as, street level retail, office space, or residential
dwelling units; or with decorative screening such as, perforated
screening, illuminated art, living greenery, decorative metal panels or
other design features.

d.
Language in the Sign Section on pages 51-56 shall be replaced with the
following: Signs within the Paradise Valley Mall PUD area will be
permitted in accordance with Zoning Ordinance Section 705 for
commercial (C-2) zoned properties and as part of an approved Master
Planned Development Sign Plan in accordance with Section 1209.B.8

Staff Report: Z-57-21-3
April 28, 2022
Page 11 of 12

of the Phoenix Zoning Ordinance (Downtown Code) and the standards
for a master planned development covering a contiguous area of at
least ten acres. Off-premise signs are not permitted within the Paradise
Valley Mall PUD area per the current standards within section 705.2 of
the Phoenix Zoning Ordinance. Concepts for consideration as part of a
Master Planned Development Sign Plan are included as exhibits 22-24
of the PUD.

2.
Relocation and/or reconstruction of the Paradise Valley Transit Center is
subject to Planning and Development Department and Public Transit
Department Approval. A minimum of three transit vehicle servicing points shall
be constructed at any relocated or reconstructed site. All plans and designs for
relocated and/or reconstructed transit facilities shall require approval from the
Public Transit Department and the Planning and Development Department.
The Public Transit Department shall retain removable assets located at the
Paradise Valley Transit Center should relocation and/or reconstruction be
approved.

3.
Vehicle access to all public transit facilities shall be ensured by dedication of
transit easements or other legal agreements, as approved by the Public
Transit Department and the Planning and Development Department.

4.
The developer shall dedicate right-of-way and construct two bus stop pads at
locations approved or modified by the Public Transit Department. The bus stop
pads shall be constructed according to City of Phoenix Standard Detail P1260
with a minimum depth of 10 feet. The bus stop pads shall be spaced from
intersections according to City of Phoenix Standard Detail P1258. Trees shall
be placed to provide 50% shade at bus stop pads, as approved by the
Planning and Development Department.

5.
Where pedestrian pathways cross drive aisles, they shall be constructed of
decorative pavers, stamped, or colored concrete, or other pavement
treatments that visually contrast with the adjacent parking and drive aisle
surfaces, as approved by the Planning and Development Department.

6.
All cross-access agreements shall include a pedestrian pathway, as approved
by the Planning and Development Department.

7.
The applicant shall submit a Traffic Impact Study to the City for this
development. No preliminary approval of site plans shall be granted until the
study is reviewed and approved by the City. Contact Mr. Christopher
Kowalsky, Special Projects Administrator, at (602) 534-7105, to set up a
meeting to discuss the requirements of the study. Upon completion of the TIS
the developer shall submit the completed TIS to the Planning and
Development Department counter with instruction to forward the study to the
Street Transportation Department, City Engineers Office. Additional

Staff Report: Z-57-21-3
April 28, 2022
Page 12 of 12

dedications and/or improvements may be required as per the approved Traffic
Impact Study.

8.
The developer shall construct all streets within and adjacent to the
development with paving, curb, gutter, sidewalk, curb ramps, streetlights,
landscape 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.

9.
In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archaeologist, and allow time for
the Archaeology Office to properly assess the materials.

Writer
Joshua Bednarek
April 27, 2021

Team Leader
Racelle Escolar

Exhibits
Zoning Sketch Map
Aerial Sketch Map
Community Correspondence (2 pages)
PUD Narrative Date Stamped April 21, 2022

Z-49-B-75
Z-49-B-75
Z-49-B-75
Z-49-75
Z-49-C-75
Z-49-B-75
Z-49-B-75
Z-49-75
Z-49-R-75
Z-49-75
C/Z-49-JJ-75
Z-49-TT-75
Z-49-75
Z-49-BB-75
Z-49-75
Z-49-J-75
Z-49-75
Z-49-FF-75
Z-49-PP-75
Z-49-75
Z-49-75
Z-49-NN-75
Z-49-B-75
Z-49-U-75
Z-49-AA-75
Z-49-QQ-75
C/Z-49-FF-75
Z-49-75
Z-7-12
Z-49-FF-75
Z-49-B-75
Z 49 II 75
Z-109-01
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
RSC
PCD
C-O
C-2
PCD
R1-6
PCD
R1-8
PCD
PAD-14
C-2
PCD
PCD
R1-14
SP PCD
PAD-14
PCD
R-4A
PCD
C-2
PCD
PCD
PSC
PCD
C-2
R1-8
R-5
C-O
PCD
C-O
C-2
PCD
R-5
PCD
PCD
PCD
R1-8
PCD
C-3
PCD
R1-10
PCD
PCD
PAD-15
PCD
PAD-15
PCD
R-5
PCD
C-2
PCD
PAD-14
PCD
PCD
R1-18
SP PCD
C-2 HR DN S/WVR
SP PCD *
Z-49-XX-75
44TH ST
46TH PL
49TH ST
DAHLIA DR
45TH ST
49TH PL
CACTUS RD
48TH PL
LARKSPUR DR
42ND ST
PARADISE VILLAGE PKWY
SURREY AVE
46TH ST
PERSHING AVE
WINDROSE DR
SHAW BUTTE DR
TATUM BLVD
ANDORA DR
48TH ST
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
APPLICANT'S NAME:
APPLICATION NO.
Z-57-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
79.98 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
RSC PCD (Approved C-2 H-R DNS/WVR SP PCD)
RSC PCD
PUD
CONVENTIONAL OPTION
N/A (9385)
N/A
3200
* UNITS P.R.D. OPTION
N/A (3374)
N/A
N/A
Ed Bull, Burch & Cracchiolo, P.A.
DATE:
8/31/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 31-37, QS 31-38,
QS 32-38
ZONING MAP
K-10, K-11, L-11
REQUESTED CHANGE:
FROM:
RSC PCD (Approved C-2 H-R DNS/WVR SP PCD) ( 64.64 a.c.)
RSC PCD ( 15.34 a.c.)
TO: PUD ( 79.98 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-57-21.mxd
Z-57-21
0.1
0
0.1
0.05
Miles
2/22/2022

1
David O Simmons
From:
Diana Stevenson <dianafstevenson@gmail.com>
Sent:
Monday, March 7, 2022 9:18 AM
To:
David O Simmons
Cc:
Diana Stevenson
Subject:
Case No Z 57-21 Pv mall site
Mr. David Simmons
City of Phoenix Village Planner,

To whom it may concern,

I am a resident in Paradise Park Condominiums Phase II across from the demolition site.

I just wanted to share a couple of thoughts on regards of the demolition and redevelopment.

1. Dust contamination the last year increased significantly. Layer of dust on patios and vehicles has to be cleaned daily.
Hopefully, there are no asbestos or other materials in this dust particles. I’ve had to clean and dust my patio daily since
demolition. A task I used to do every month in the past. Plus allergies have really affected me this last year.

2. As part of the new plans for the new development there should be dedicated communities spaces for the
inconveniences caused to neighbors. The PV mall is a memories location for many community members in our
neighborhood. It was the coolest place to shop, walk, and many seniors from my community used to exercise there.
As a single mom I have memories of my son playing in all the coin machines, and train ride, plus indoor playground. I
would really appreciate if in your plans there is a zone dedicated for little children. Splash pad, indoor cooled
playground, or carrousel.
Knowing it’s a private development I don’t know how much involvement from the community they want.

I am a busy single mom I’m not even involved in my association. I don’t really have time for meetings. But I just thought
to let someone know how is it been for us the neighbors.

Sincerely,

Diana Stevenson

Sent from my iPhone

From:
Marc Soronson
To:
Sarah Stockham
Subject:
PV VPC Meeting - April 4, 2022
Date:
Tuesday, April 5, 2022 1:30:35 PM
Hi Sarah --
Thank you for allowing me to speak last night. The Web Ex would not allow me to raise my hand or
comment.
The presentation by the PHX Office of Heat Response and Mitigation was excellent. Glad to see Phoenix
is advancing this program. I am also impressed with the progress thus far. Living in the Optima Kierland
project is evidence on how the treatment of heat can be mitigated. It is amazing the temperature
difference inside the project versus outside in the summer months.
I do want to formalize my comments on the RED PUD at Paradise Valley Mall. I know RED very well and
they are a great developer and do some state of the art projects. I am very impressed with the site plan.
However, I have two main comments on what was presented last night.
1. The project should be coordinated with the PHX Office of Heat Response and Mitigation. This is a
critical repurpose of an old mall and needs to be a show case project to demonstrate successful
redevelopment. The location is central to the city and this project needs to be a showcase as we
redevelop other outdated malls. I request the VPC to assure that RED is coordinating with the
OHRM and following their guidance as the project advances.
2. RED's Cityscape project shows that a developer can showcase premium, context sensitive
architecture in the Valley. The presentation, especially the Street Light project, shows a lack of
context sensitive design. The Streetlight project is very mid western and not reflective of what
residents of Phoenix should expect from developers like RED. I suggest that the VPC, or other
PHX committees review the architecture before approval. RED should be held to a high standard
of design. I did not see that last night.
Thank you again for the opportunity to comment. I look forward to participating in your VPC meetings
monthly.
Marc Soronson