Attachment B - Staff Report - Z-11-22-5.pdf

Staff Report Z-11-22-5 
May 11, 2022  
Maryvale Village Planning Committee 
Meeting Date: 
May 11, 2021 
Planning Commission Hearing Date: 
June 2, 2021 
Request From: 
RE-35 (Single-Family Residence 
District) (20.16 acres) 
Request To: 
R1-18 (Single-Family Residence 
District) (20.16 acres) 
Proposed Use: 
Single-family residential 
Location: 
Northeast corner of 107th Avenue and 
Missouri Avenue 
Owner: 
MPAAL, LLC 
Applicant: 
Lou Turner, Hillstone Homes  
Representative: 
David Maguire, Land Solutions Inc. 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Residential 1 to 2 dwelling units per 
acre  
Street Map Classification 
Missouri 
Avenue 
Minor 
Collector 
0-feet north half street
107th 
Avenue 
Minor 
Collector 
33-feet east half street
Attachment B

Staff Report: Z-11-22-5 
May 11, 2022 
Page 2 of 11 
 
 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: Protect 
residential areas from concentrations of incompatible land uses that could 
change their character or destabilize land values. 
 
The subject site is currently vacant and as stipulated, would provide a low-density 
residential subdivision that is compatible with the adjacent residential neighborhood 
character.  
 
 
CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES; 
LAND USE PRINCIPLE: Support reasonable levels of increased intensity, 
respectful of local conditions and surrounding neighborhoods. 
 
The proposed development, as stipulated, is respectful of local conditions by 
including wide lots and enhanced perimeter standards that would be compatible with 
the surrounding neighborhood.   
 
 
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 development, as stipulated, provides enhanced levels of trees and shade which 
will reduce the urban heat island effect while also improving thermal comfort to site 
users and pedestrians.  
 
 
Applicable Plans, Overlays, and Initiatives 
Housing Phoenix Plan: See Background Item No. 5. 
 
Tree and Shade Master Plan: Background Item No. 6. 
 
Complete Streets Guidelines: Background Item No. 7. 
 
Zero Waste PHX: Background Item No. 8.

Staff Report: Z-11-22-5 
May 11, 2022 
Page 3 of 11 
 
 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Vacant / Agricultural  
RE-35  
North 
Single-Family Residential  
RE-35  
South (across Missouri 
Avenue) 
Single-Family Residential 
RE-35   
East  
Single-Family Residential  
RE-35  
West (across 107th 
Avenue) 
Single-Family Residential 
R1-10 
 
 
R1-18 – Single-Family Residential 
(Planned Residential Development Option) 
Standards 
R1-18 Requirements 
Proposed 
Gross Acreage 
 
20.16 acres 
Maximum Total 
Number of Units 
41; 47 dwelling units per acre 
with bonus  
41 units (Met) 
Maximum Density 
2.05; 2.34 dwelling units per 
acre with bonus 
2.03 dwelling units per acre 
(Met) 
Minimum Lot Width None  
90 feet (Met) 
Minimum Lot 
Depth 
None 
120 feet (Met) 
Maximum Building 
Height 
2 stories and 30 feet 
21 feet (Met)  
Maximum Lot 
Coverage 
 
Primary structure, not including 
attached shade structures: 
25%, Total: 30% 
Not specified 
Minimum 
Perimeter 
Standards  
20 feet adjacent to a public 
street (this area is to be in 
common ownership unless 
lots front on the perimeter 
public street);15 feet adjacent 
to property line. 
107th Avenue: 20 feet (Met) 
Missouri Avenue: 20 feet (Met) 
East property line: 15 feet (Met) 
North property line: 15 feet (Met)  
Minimum Building 
setbacks  
25 feet front  
25 feet (Met)  
Minimum Common 
Areas  
5% of gross area  
12.5% (Met)

Staff Report: Z-11-22-5 
May 11, 2022 
Page 4 of 11 
 
 
 
Background/Issues/Analysis 
SUBJECT SITE 
1. 
This request is to rezone 20.16 acres located at the northeast corner of 107th 
Avenue and Missouri Avenue from RE-35 (Single-Family Residence District) to 
R1-18 (Single-Family Residence District) for a single-family residential 
subdivision. The site is currently vacant and is adjacent to existing residential 
subdivisions to the east, west, north and south. 
 
SURROUNDING LAND USES AND ZONING 
2. 
The request for R1-18 (Single-
Family Residence District) is 
consistent and compatible with the 
surrounding residential land uses. 
The surrounding zoning districts 
are RE-35 (Single-Family 
Residence District to the north, 
east and south and R1-10 (Single-
family Residence District) to the 
east. Most of the properties in the 
area have been developed with 
single-family residential 
subdivisions.  
 
Existing Zoning Aerial Map 
Source: Planning and Development Department 
 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
3. 
The General Plan Land Use Map 
designation for the subject site is 
Residential 1 to 2 dwelling units 
per acre. The General Plan Land 
Use Map designation for the north, 
south, and east is Residential 1 to 
2 dwelling units per acre. The 
General Plan Land Use Map 
designation for the west is 2 to 3.5 
dwelling units per acre. The 
proposal is consistent with the 
General Plan Land Use Map 
designation, and it is compatible 
with the surrounding land uses.  
 
General Plan Land Use Map 
Source: Planning and Development Department 
 
PROPOSAL 
4. 
Site Plan 
The proposal is for a single-family detached residential subdivision with access 
along both 107th Avenue and Missouri Avenue. The proposal is for 41 lots, with

Staff Report: Z-11-22-5 
May 11, 2022 
Page 5 of 11 
 
 
 
typical lot sizes at 90 feet wide and 120 feet long.  
 
To limit the impact of the development to the single-family residences to the 
north staff recommends the position of the lots to match the north lots. 
Stipulation No. 1 calls for general conformance to the site plan date stamped 
February 22, 2022 so that the site develops as presented on the site plan.  
 
To buffer the proposed use, increase shade coverage, and to ensure 
compatibility with the surrounding area, staff recommends Stipulation No. 4 
which requires enhanced planting standards adjacent to 107th Avenue and 
Missouri Avenue.   
 
Stipulation No. 5 and 6 promote large open space areas with recreational 
elements to mitigate the concern of loss of open space and be more compatible 
with the large lots in the area.  
 
Conceptual Site Plan 
Source: Hilgart Wilson 
 
Elevations 
The conceptual building elevations included as an exhibit depict various 
architectural styles, colors, and textures. To ensure the building elevations 
contain architectural embellishments, staff recommends that the site be subject 
to Single-Family Design Review. This is addressed in Stipulation No. 2. Further, 
Stipulation No. 3 limits the building height to 21 feet to ensure a compatible 
development with the surrounding area.  
 
Agricultural Character  
The surrounding large lot RE-35 single-family residences to the north, east, and 
south have an established equestrian and agricultural character. To ensure that

Staff Report: Z-11-22-5 
May 11, 2022 
Page 6 of 11 
 
 
 
future owners of the proposed development are aware of near-by agricultural 
uses, Stipulation No. 14 requires the disclosure of agricultural uses.  
 
STUDIES AND POLICIES 
 
 
5. 
Housing Phoenix 
 
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 while using vacant land in a 
more sustainable fashion. 
 
 
6. 
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. Staff is recommending stipulations designed to provide trees and enhance 
shade within the development:  
 
• Seventy-five percent two-inch caliper and 25 percent three-inch caliper 
trees within the required landscape setbacks (Stipulation No. 4); 
 
• Detached sidewalks along all streets with minimum two-inch caliper single 
trunk shade trees (Stipulation No. 7).   
 
 
7. 
Complete Streets Guidelines 
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. Stipulation No. 7 requires detached 
sidewalks, and Stipulation No. 9 and 10 require dedications and improvements to 
adjacent right-of-ways. Stipulation No. 8 requires that any street improvements 
be done to City of Phoenix and ADA standards.

Staff Report: Z-11-22-5 
May 11, 2022 
Page 7 of 11 
 
 
 
8. 
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 
Section 716 of the Phoenix Zoning Ordinance expand its recycling and other 
waste diversion programs. The provision of recycling containers was not 
addressed in the applicant’s submittals. However, recycling service is provided 
by the City to single-family residential developments. 
 
 
COMMUNITY INPUT SUMMARY 
9. 
As of the writing of this report, staff has received letters in opposition to this 
rezoning application. The stated concerns are the loss of possible large one-acre 
single-family residences, the increase in traffic, and the loss of the agricultural 
character in the area.  
 
 
INTERDEPARTMENTAL COMMENTS 
 
10. The Fire Department indicated there are no problems anticipated with the case 
and that the site and/or buildings shall comply with the International Fire Code 
with Phoenix Amendments. Further, the Department commented that they do not 
know the water supply at this site and noted that fire flow requirements may 
present a challenge for this site. 
 
 
11. The City of Phoenix Aviation Department has indicated that due to the proximity 
of the Glendale Airport and potential for noise from airport related activity, 
stipulations have been included regarding disclosure of the airport’s operations, 
a requirement that the applicant receive a No Hazard Determination from the 
FFA and that the applicant dedicate avigation easements to the City of Phoenix 
and Glendale. An additional stipulation has been included requiring the applicant 
to certify that the homes will be constructed in a matter that will achieve a 
maximum interior noise level. The conditions are addressed in Stipulations No. 
15 through Stipulation No. 18. 
 
 
12.  The Street Transportation Department has indicated that the developer will be 
required to make dedications and improvements for 107th Avenue and Missouri 
Avenue.  Additionally, the Street Transportation Department has identified the 
existence of irrigation and electrical facilities along 107th Avenue and has 
required the applicant to underground all existing facilities. These conditions are 
addressed in Stipulation No. 8 through Stipulation No. 12.  
 
 
13.  The Public Transportation Department has indicated that the developer will be 
required to construct a bust stop pad along 107th Avenue. This is addressed in 
Stipulation No. 13.

Staff Report: Z-11-22-5 
May 11, 2022 
Page 8 of 11 
 
 
 
OTHER  
 
 
14. The site is located in a larger area identified as being archaeologically 
sensitive. If further review by the City of Phoenix Archaeology Office 
determines the site and immediate area to be archaeologically sensitive, and if 
no previous archaeological projects have been conducted within this project 
area, it is recommended that archaeological Phase I data testing of this area be 
conducted. Phase II archaeological data recovery excavations may be 
necessary based upon the results of the testing. A qualified archaeologist must 
make this determination in consultation with the City of Phoenix Archaeologist. 
In the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within a 33-foot radius of the discovery 
and the City of Phoenix Archaeology Office must be notified immediately and 
allowed time to properly assess the materials. These are addressed in 
Stipulation Nos. 19 through 21.  
 
 
15. Staff has not received a completed form for the Waiver of Claims for Diminution 
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required 
by the rezoning application process. Therefore, a stipulation has been added to 
require the form be completed and submitted prior to preliminary site plan 
approval. This is addressed in Stipulation No. 22. 
 
 
16.  Development and use of the site is subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements such 
as obtaining a use permit to conduct the proposed outdoor use in this zoning 
district. Other formal actions such as, but not limited to, zoning adjustments and 
abandonments, may be required. 
 
Findings 
 
 
1. 
The proposal will develop a vacant property and as stipulated, will be compatible 
with surrounding land uses. 
 
 
2. 
As stipulated, the requested R1-18 zoning is consistent with the General Plan 
Land Use Map designation, and the R1-18 zoning would act as a transition from 
the RE-35 zoning to the north, south, and east and the R1-10 zoning to the west.   
 
 
3. 
The proposal will allow for additional housing opportunities in the Village and will 
help alleviate the housing crisis.

Staff Report: Z-11-22-5 
May 11, 2022 
Page 9 of 11 
 
 
 
Stipulations 
 
1. 
The development shall be in general conformance with the conceptual site plan 
date stamped February 22, 2022, as modified by the following stipulations and 
approved by the Planning and Development Department. 
 
 
2. 
All lots in the development shall be subject to Single-Family Design Review. 
 
 
3. 
The maximum building height shall be 21 feet.  
 
 
4. 
The landscape setback along 107th Avenue and Missouri Avenue shall be 
planted with a minimum 75% 2-inch caliper trees and minimum 25% 3-inch 
caliper or multi-trunk trees, as approved by the Planning and Development 
Department 
 
 
5. 
A minimum of 10% percent of the gross site area shall be retained as common 
area, as approved by the Planning and Development Department. 
 
 
6. 
The common open space area shall provide a minimum of 3 active recreational 
elements, such as, but not limited to, playground sets, ramadas, or a barbeque 
area, as approved by the Planning and Development Department. 
 
 
7. 
All sidewalks shall be detached with a minimum 5-foot-wide landscaped strip 
located between the sidewalk and back of curb and shall include minimum 2-inch 
caliper single-trunk shade trees, as approved by the Planning and Development 
Department. 
 
 
8.  
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.   
 
 
9. 
The developer shall dedicate minimum 40-feet of right-of-way and construct the 
east side of 107th Avenue, as approved by the Planning and Development 
Department. 
 
 
10.  The developer shall dedicate minimum 30-feet of right-of-way and construct the 
north side of Missouri Avenue, as approved by the Planning and Development 
Department. 
 
 
11.  The developer shall underground existing electrical utilities within the public right-
of-way that are impacted or those that require relocation as part of the project.

Staff Report: Z-11-22-5 
May 11, 2022 
Page 10 of 11 
 
 
 
The developer shall be responsible for coordinating with affected utilities for 
review and permitting. 
 
 
12.  The developer shall underground all existing irrigation facilities along 107th 
Avenue outside of City of Phoenix right-of-way. The developer shall contact SRP 
to identify existing land rights and establish the appropriate process to relocate 
facility. Relocations that require additional dedications or land transfer require 
completion prior to obtaining plat and/or civil plan review approval. 
 
 
13.  A bus stop pad shall be constructed along northbound 107th Avenue. The design 
shall be according to City of Phoenix Standard Detail P1260 with a depth of 10 
feet and located from the intersection of Missouri Avenue according to City of 
Phoenix Standard Detail P1258. 
 
 
14.  Prior to final site plan approval, the property owner shall record documents that 
disclose to purchasers of property within the development(s) the existence and 
operational characteristics of nearby existing ranchettes and animal privilege 
private properties that may cause adverse noise, odors, dust, and other 
externalities 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. The disclosures shall be noted in the CC&Rs in a section titled 
“nuisances”. 
 
 
15.  The developer shall provide a No Hazard Determination for proposed 
development for the FAA pursuant to the FAA’s Form-7460 obstruction analysis 
review process, prior to Planning and Development Department’s preliminary 
plat approval.  
 
 
16. The developer shall dedicate to the City of Phoenix an avigation easement for 
the site, per the form and content prescribed by the City Attorney, prior to 
Planning and Development Department preliminary plat approval. The developer 
shall also dedicate and record an avigation easement in favor of the City of 
Glendale in the form submitted to the City of Phoenix. The avigation easements 
shall be noted in the CC&Rs in a section titled “airport nuisances”.  
 
 
17.  The property owner shall record documents that disclose the existence, and 
operational characteristics of Glendale Airport to future owners and tenants of 
the property. 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, and in accordance with State law requiring airport disclosure.  
 
 
18. The developer’s engineer of record shall certify and note on the preliminary and 
final plats as well as relevant construction drawings that the proposed residential

Staff Report: Z-11-22-5 
May 11, 2022 
Page 11 of 11 
 
 
 
construction shall achieve a maximum interior noise level of 45 decibels (DNL).  
 
 
19. If determined necessary by the Phoenix Archaeology Office, the applicant shall 
conduct Phase I data testing and submit an archaeological survey report of the 
development area for review and approval by the City Archaeologist prior to 
clearing and grubbing, landscape salvage, and/or grading approval. 
 
 
20.  If Phase I data testing is required, and if, upon review of the results from the 
Phase I data testing, the City Archaeologist, in consultation with a qualified 
archaeologist, determines such data recovery excavations are necessary, the 
applicant shall conduct Phase II archaeological data recovery excavations. 
 
 
21.  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. 
 
 
22.  Prior to preliminary site plan approval, the landowner shall execute a Proposition 
207 waiver of claims form. The waiver shall be recorded with the Maricopa 
County Recorder's Office and delivered to the City to be included in the rezoning 
application file for record. 
 
Writer 
Nayeli Sanchez Luna  
May 11, 2022  
 
Team Leader 
Racelle Escolar  
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped February 22, 2022  
Conceptual Elevations date stamped February 22, 2022 (5 pages)  
Community Correspondence (6 pages)

Z-138-83
S-1
Z-SP-10-07
Z-139-A-83
Z-35-02
Z-138-D-83
PCD
Z-7-18
Z-139-83
ANX 265
S-1
Z-SP-10-07
Z-108-B-88
PHOENIX 
CITY LIMITS
S
*
*
*
*
*
*
RE-35
R1-8 
PCD
S-1
RE-35
PCD
S-1
SP
R1-10
PUD 
PCD
PUD
PCD*
Z-138-E-83
104TH AVE
108TH AVE
107TH AVE
MISSOURI AVE
103RD AVE
109TH AVE
106TH DR
SOLANO DR
103RD DR
MEDLOCK DR
COLTER ST
104TH DR
105TH AVE
DENTON LN
COLTER AVE
GEORGIA AVE
OREGON AVE
SAN JUAN AVE
ORANGE DR
107TH LN
LUKE AVE
RANCHO DR
SAN MIGUEL AVE
MARSHALL AVE
BALL PARK BLVD
105TH LN
106TH AVE
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-11-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
20.16 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
RE-35
R1-18
CONVENTIONAL OPTION
22
39
*   UNITS P.R.D. OPTION
26
47
Lou Turner, Hillstone Homes
DATE:
3/17/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 20-3
ZONING MAP
I-2
REQUESTED CHANGE:
FROM: RE-35 ( 20.16 a.c.)
TO:
R1-18 ( 20.16 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-11-22.mxd
Z-11-22
0.1
0
0.1
0.05
Miles

Z-138-83
S-1
Z-SP-10-07
Z-139-A-83
Z-35-02
Z-138-D-83
PCD
Z-7-18
Z-139-83
ANX 265
S-1
Z-SP-10-07
Z-108-B-88
PHOENIX 
CITY LIMITS
S
*
*
*
*
*
*
RE-35
R1-8 
PCD
S-1
RE-35
PCD
S-1
SP
R1-10
PUD 
PCD
PUD
PCD*
Z-138-E-83
104TH AVE
108TH AVE
107TH AVE
MISSOURI AVE
103RD AVE
109TH AVE
106TH DR
SOLANO DR
103RD DR
MEDLOCK DR
COLTER ST
104TH DR
105TH AVE
DENTON LN
COLTER AVE
GEORGIA AVE
OREGON AVE
SAN JUAN AVE
ORANGE DR
107TH LN
LUKE AVE
RANCHO DR
SAN MIGUEL AVE
MARSHALL AVE
BALL PARK BLVD
105TH LN
106TH AVE
mapservices@phoenix.gov
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-11-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
20.16 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
RE-35
R1-18
CONVENTIONAL OPTION
22
39
*   UNITS P.R.D. OPTION
26
47
Lou Turner, Hillstone Homes
DATE:
3/17/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 20-3
ZONING MAP
I-2
REQUESTED CHANGE:
FROM: RE-35 ( 20.16 a.c.)
TO:
R1-18 ( 20.16 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-11-22.mxd
Z-11-22
0.1
0
0.1
0.05
Miles

THOROUGHBRED FARMS 7
O
A
O
BOOK 547, PAGE 26, MCR
K
6
K
ZONING: RE-35
SINGLE FAMILY RESIDENTIAL
E
D
E
 BOOK 1474, PAGE 10, MCR
ZONING: R1-10
SINGLE FAMILY RESIDENTIAL
CAMELBACK FARMS
C
M
BOOK 173, PAGE 15, MCR
O
ZONING: RE-35
SINGLE FAMILY RESIDENTIAL
L
E
THOROUGHBRED FARMS 6
 BOOK 441, PAGE 06, MCR
ZONING: RE-35
SINGLE FAMILY RESIDENTIAL
THOROUGHBRED FARMS 4-A
R
 BOOK 364, PAGE 31, MCR
P
ZONING: RE-35
G
SINGLE FAMILY RESIDENTIAL
L
S
THOROUGHBRED FARMS 2 LOT 9-19
D FARMS 2 LOT 9-19
T
D
T
 BOOK 355, PAGE 31, MCR
P
ZONING: RE-35
G
SINGLE FAMILY RESIDENTIAL
L
THOROUGHBRED FARMS LOT 1-8
D
 BOOK 352, PAGE 10, MCR
ZONING: RE-35
G
SINGLE FAMILY RESIDENTIAL
Y
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W CAMELBACK RD
W INDIAN SCHOOL RD
N 107TH AVE
N 99TH AVE
N 9IST AVE
NORTH
This plan is conceptual and subject to change through the planning and development process.
NTS



	






	
























	


	


	



	






 









	



	

	



































FROM THE DESK OF 
Anita Grady 
April 8, 2022 
Anita Grady 
10601 West SanMiguel, Avenue 
Glendale, AZ 85301 
Re: Case #: Z-11-22, proposed rezoning of 20-acre site located at the NE corner of 
Missouri and 107th Ave 
Dear David Maguire & Sarah Stockham; Zone Planning Committee/Commission 
I am a resident of Thoroughbred Farms and was unable to attend the rezoning meeting 
being held on 3/31/22 at 7pm.  I am opposed to the request of the rezoning from RE-35 
to R1-18.  As a resident here for 8 years, I moved here for the open space of horse 
property.   
 
I do not think it prudent to place a gated luxury community in the middle of horse 
property with horses, goats, roosters, etc on three sides of this planned community.  In 
addition, there is noise from the ballpark and two close airports.   
 
I support maintaining a community with RE-35 zoning. 
Sincerely yours, 
Anita Grady

1
Nayeli Sanchez Luna
From:
Sarah Stockham
Sent:
Monday, April 11, 2022 2:51 PM
To:
Ronny and Carol
Cc:
Nayeli Sanchez Luna
Subject:
RE: Re-zoning of Missouri and 107th Ave
Follow Up Flag:
Follow up
Flag Status:
Flagged
Hi Ms. Promberger, 
 
Thank you for reaching out and sharing your comments. Your letter will be added to the case file and will follow 
the case throughout the public hearing process.  
 
Nayeli is the Maryvale Village Planner assigned to this case and can answer any further questions you may 
have.  
 
 
Thank you,  
Sarah Stockham 
Planner III 
City of Phoenix Planning and Development Department 
200 West Washington Street, 3rd Floor 
Phoenix, Arizona 85003 
Phone: 602-261-8701 
sarah.stockham@phoenix.gov 
 
From:RonnyandCarol<ronandcarol82@yahoo.com>
Sent:Monday,April11,20222:35PM
To:SarahStockham<sarah.stockham@phoenix.gov>
Subject:ReͲzoningofMissouriand107thAve

Dear Ms. Stockham, 
 
I am a resident of Thoroughbred Farms. We bought our home and 1 acre to have open spaces and to have animals.  
 
I do not think it is prudent to place a luxury gated community in the middle of horse property with horses, goats, chickens 
on three sides. There is one way in and one way out on a two-lane road. 
 
We are close to a spring training ballpark and Glendale Airport. 
 
I am opposed to the rezoning request from RE-35 to RI-18PRD.  
 
These homes will not integrate into our country lifestyle and will not enrich the area. 
 
I support keeping the 20 acres zoned RE-35.

2
Sincerely yours 
 
Carol Promberger 
10672 W. Rancho.Dr. 
Glendale, AZ 85307 
602-672-7211

1
Nayeli Sanchez Luna
From:
Sarah Stockham
Sent:
Monday, April 11, 2022 2:06 PM
To:
Sara Hylton
Cc:
Council District 5 PCC; Nayeli Sanchez Luna
Subject:
RE: Re-zoning Missouri and 107th Ave. Z-11-22
Follow Up Flag:
Follow up
Flag Status:
Flagged
Hi Ms. Hylton,  
 
Thank you for reaching out and sharing your comments. Your letter will be added to the case file and will follow 
the case throughout the public hearing process.  
 
Nayeli is the Maryvale Village Planner assigned to this case and can answer any further questions you may 
have.  
 
 
 
 
Thank you,  
Sarah Stockham 
Planner III 
City of Phoenix Planning and Development Department 
200 West Washington Street, 3rd Floor 
Phoenix, Arizona 85003 
Phone: 602-261-8701 
sarah.stockham@phoenix.gov 
 
From:SaraHylton<sarahylton23@gmail.com>
Sent:Monday,April11,20221:55PM
To:CouncilDistrict5PCC<council.district.5@phoenix.gov>
Cc:SarahStockham<sarah.stockham@phoenix.gov>
Subject:ReͲzoningMissouriand107thAve.ZͲ11Ͳ22

HelloCouncilmemberBettyGuardado,

Iliveintheneighborhoodtothenorthoftheproposedrezoningof20acres.Iattendedtherecentneighborhoodwith
thebuilderanddonotfeelmyconcernswereadequatelyaddressed.Thedeveloperseemedonlyconcernedwiththe
newneighborhoodandshowedlittleregardfortheexistingneighbors.

Iamveryconcernedaboutparking,theyarebuildinglargehomeswithinadequateparking,mostwillonlyhavea2car
garageand2drivewayspaces,asweknowmanypeopledonotparkintheirgarages,effectivelyleavingonly2parking
spacesperhome.AsweknowPhoenixisgrowingatarapidpaceandwiththepricesgoingupmanyhomes,especially
largehomesaremorefrequentlyoccupiedbymultiplegenerations,and2parkingspacesissimplynotenough.This

2
neighborhoodisnotallowingstreetparking,soresidentswillbeparkingonourstreets,Ihaveseenthisissuewithmany
newerneighborhoodsnearus,peopleparkingjustoutsideoftheneighborhoodtoavoidfines.Ipersonallylivedina
neighborhoodpreviouslythatdidnotallowstreetparking,peoplewouldparkprettyfarfromtheirhomeinfrontof
otherneighborshomestoavoidpayingfines,thoseneighborswouldgetthelettersandfinesforthestreetparking.One
verysimplesolutiontotheparkingissueisforthenewneighborhoodtoincludestreetparking.Whensuggestionswere
broughtup,suchasthisone,thebuilderwasveryclearthatparkingwouldnotbeanissueforthenewneighborhood,
withnoregardtoourhomes.Wehaveverylargelotswithampleparkingandseeverylittlestreetparkinginour
neighborhoodandwouldreallyliketokeepitthatway.

Manyneighbors,includingmyself,alsoexpressedconcernoverkeepingourzoningasitisnowthatallowsforlivestock,
ourlivestockisnoisyandsmelly.Thatisjustthenatureofthings,weareveryconcernedaboutcomplaintscomingfrom
thenewneighborhood,andthecitypossiblytakingawaytherightsthisneighborhoodenjoys.

Iamalsoconcernedaboutincreasedtrafficon107th,peoplealreadydrivefast,wegetlotsofthroughtraffic,even
thoughitisadeadend,andlotsoflosttrucktraffic.Ihavepreviouslycontactedseveralpeopleinthecityaboutthis,and
thebesttheywereabletodowasaddaverysmallsignthatsaysnothroughtrucks,butyoucan'tseeituntilyouturn
onto107th.Inresponsetothisthebuildersimplysaidtheydidnotbelievetherewouldbeanytrafficimpact.

Whenweboughtourhomelastyearwefellinlovewithourneighborhoodandourneighbors.Ihavenotlivedina
similarneighborhoodandIdonotwantanythingtochange.Iamnotnaive,andwhenIboughtmyhomeIlookedupthe
zoningandwasexcitedtoseethefarmlandwaszonedthesameastherestofthesurroundingarea,andthoughtit
wouldbedevelopedsimilartoourneighborhood.

Idonotagreewiththeplantorezonetheproperty,itissurroundedbyREͲ35andshouldremainthesame.Andifthe
citytrulybelievesthisisagoodplan,andisgoingtoallowit,neighborhoodconcernsneedtobeaddressedand
mitigatedpriortoapproval.

Theneighborhoodmeetingfeltverybelittlinganddismissivefromthebuilders.


Thankyouforyourtime,



SaraHylton
707Ͳ502Ͳ9315




From:
Martha Peterson
To:
Sarah Stockham; Nayeli Sanchez Luna; dmaguire@landsolutionsinc.com; Council District 5 PCC
Subject:
No rezoning 107th and Missouri
Date:
Sunday, April 17, 2022 6:05:47 PM
I am a resident of Thoroughbred Farms. My home’s backyard faces the field where luxury
homes are being considered.  We bought our home and 1 acre to have open space and a
country living environment.  We have a beautiful view of the mountains even though
another community was built across. I do not think it is prudent to place a luxury gated
community in the middle of horse property with horses, goats, chickens on three sides.
There is one way in and one way out on a two-lane road. We are close to a spring training
ballpark. The traffic is horrible during the spring training ballpark months, and I think
building 40 additional homes will multiply if not triple traffic within a small area. We need
this community to be kept as a farm community.   
I am strongly opposing the rezoning request from RE-35 to RI-18PRD. These homes will
not INTEGRATE into our country lifestyle and will not enrich the area. I support keeping the
20 acres zoned RE-35.
 
Sincerely yours,
 
Gene and Martha Peterson