Attachment E - PC Summary - Z-57-21-3.pdf

REPORT OF PLANNING COMMISSION ACTION 
June 2, 2022 
ITEM NO: 9 
DISTRICT NO.: 3 
SUBJECT:
Application #: 
Z-57-21-3 (PV PUD)
Location: 
Northwest corner of Tatum Boulevard and Cactus Road 
From: 
RSC PCD and RSC PCD (Approved C-2 H-R DNS/WVR SP PCD) 
To:
PUD
Acreage:
79.98
Proposal: 
A Planned Unit Development to allow mixed use development 
Applicant: 
Ed Bull, Burch & Cracchiolo, P.A. 
Owner: 
PV Land SPE, LLC and PV JCP, LLC 
Representative: 
Ed Bull, Burch & Cracchiolo, P.A. 
ACTIONS: 
Staff Recommendation: Approval, subject to stipulations. 
Village Planning Committee (VPC) Recommendation: 
Paradise Valley 4/4/2022 Information only. 
Paradise Valley 5/2/2022 Approval, per the staff recommendation. Vote: 13-0. 
Planning Commission Recommendation: Approval, per the Paradise Valley Village Planning 
Committee recommendation. 
Motion Discussion: N/A 
Motion details: Commissioner Gaynor made a MOTION to approve Z-57-21-3, per the Paradise 
Valley Village Planning Committee recommendation. 
 
Maker: Gaynor 
 
Second: Simon 
 
Vote: 7-0 
Absent: Howard and Johnson 
Opposition Present: Yes (possibly in error) 
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.
Attachment E

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 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 
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. 
 
This publication can be made available in alternate format upon request. Please contact  
Les Scott at 602-261-8980, Les.scott@phoenix.gov or TTY: Use 7-1-1.