Attachment B - Staff Report - Z-76-21-2.pdf

Staff Report Z-76-21-2 
Icon Kierland PUD 
April 25, 2022 
Paradise Valley Village Planning 
Committee Meeting Date: 
May 2, 2022 
Planning Commission Hearing Date: 
June 2, 2022 
Request From: 
CP/GCP PCD (6.10 acres) 
Request To: 
PUD (6.10 acres) 
Proposed Use: 
Planned Unit Development to allow multifamily 
residential and commercial uses 
Location: 
Southwest corner of Kierland Boulevard and 
Marilyn Road 
Owners: 
Valwood Mesquite, LLC 
Applicant/Representative: 
Nick Wood, Esq., Snell & Wilmer, LLP 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Current: Industrial 
Proposed (GPA-PV-4-21-2): Mixed Use 
(Commercial / Residential 15+ dwelling units 
per acre) 
Street Map 
Classification 
Kierland Boulevard 
Collector 
Street 
Width varies from 40-foot to 35-
foot west half street 
Marilyn Road 
Local 
Street 
30-foot south half street
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Promote and encourage compatible development and redevelopment 
with a mix of housing types in neighborhoods close to employment centers, 
commercial areas, and where transit or transportation alternatives exist. 
The Icon Kierland Planned Unit Development (PUD) proposes multifamily and commercial 
uses that are compatible in scale and intensity with the surrounding Kierland area and 
properties adjacent to the site. The development is in a mixed-use corridor where nearby 
Attachment B

Staff Report: Z-76-21-2 
April 25, 2022 
Page 2 of 17 
 
 
properties are multifamily or commercial. The project site is also within a designated 
employment center, thus the concentration of residential uses in this commercial area will 
promote new and existing businesses. The requested PUD will facilitate ongoing investment 
and development of the greater Kierland area. 
 
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 Icon Kierland PUD proposes landscaping around the perimeter of the building. Shaded 
detached sidewalks along Kierland Boulevard and Marilyn Road will provide thermal comfort 
for pedestrians. The PUD requires that public pedestrian pathways be 
shaded a minimum of 75 percent. 
 
CONNECT PEOPLE & PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE: 
Development should be designed to included convenient bicycle parking. 
 
The proposed development will provide bicycle parking for both residents and guests. The 
project also is adjacent to a shared use pathway along Kierland Boulevard and will support 
tenants who prefer using alternative modes of transportation to get to work or nearby 
entertainment. 
 
Applicable Plans, Overlays, and Initiatives 
Maricopa Association of Governments (MAG) Desert Ridge and Kierland Employment 
Center – See background item No. 4  
Tree and Shade Master Plan – See background item No. 6 
Complete Streets Guiding Principles – See background item No. 7 
Comprehensive Bicycle Master Plan – See background item No. 8 
Housing Phoenix Plan – See background item No. 9 
Zero Waste PHX – See background item No. 10 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Commercial office 
CP/GCP PCD  
North (including across Marilyn 
Road) 
Commercial office 
CP/GCP PCD 
South 
Commercial office 
CP/GCP PCD

Staff Report: Z-76-21-2 
April 25, 2022 
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East (across Kierland Boulevard) 
Commercial office 
PUD 
West  
Golf course 
GC PCD 
 
Background/Issues/Analysis 
SUBJECT SITE 
 1. 
This request is to rezone a 6.10-acre site located on the southwest corner of Kierland 
Boulevard and Marilyn Road from CP/GCP PCD (Commerce Park/General 
Commerce Park, Planned Community District) to PUD (Planned Unit Development) 
to allow multifamily residential and commercial uses. 
 
 
 
 
Aerial Zoning Map, Source: Planning and Development Department 
 
 
2. 
The subject site consists of one parcel that currently contains one two-story office 
building with surface parking. The subject site was annexed into the City of Phoenix 
on October 15, 1961. At that time the subject site and the surrounding area vastly 
consisted of vacant land. This area was planned in 1975 as a Planned Community 
District (PCD) of 1,082 acres, previously known as the Desert Springs PCD and now 
known as the Kierland PCD, through Rezoning Case No. Z-11-75. Subsequently, the 
Kierland PCD went through several amendments since its original approval. The

Staff Report: Z-76-21-2 
April 25, 2022 
Page 4 of 17 
 
 
PCD Zoning District is intended to establish a development pattern for a larger area 
while permitting flexibility for specific developments and safeguards that adequate 
infrastructure needs are met for the area. The proposed PUD also proposes to 
remove the property from the PCD, and the developer will be required to provide 
updated infrastructure as needed and determined through the Planning and 
Development Department’s site development process. 
 
 
3. 
The General Plan Land Use Map designation for the subject site is Industrial, thus the 
proposal is not consistent with this General Plan Land Use Map designation. A 
companion General Plan Amendment request (GPA-PV-4-21-2) proposes a Land Use 
Map designation of Mixed Use (Commercial / Residential 15+ dwelling units per acre). 
This Mixed Use designation will allow residential and commercial land uses the 
flexibility to locate on any portion of the site in compliance with the PUD’s 
development standards. 
 
The General Plan Land Use Map designations on three sides of the subject parcel 
are also Industrial. To the west, the General Plan Land Use Map designation is 
Parks/Open Space – Privately Owned. To the northeast, the General Plan Land Use 
Map designation is Mixed Use (Commercial / Commerce/Business Park / Residential 
15+ dwelling units per acre.  
 
 
General Plan Land Use Map, Source: Planning and Development Department 
 
 
4. 
The subject site is within the boundaries of the Maricopa Association of Governments 
designated Desert Ridge/Kierland major employment center and in close proximity to 
a City of Phoenix designated employment center.

Staff Report: Z-76-21-2 
April 25, 2022 
Page 5 of 17 
 
 
The Desert Ridge/Kierland employment center profile provided by the City of Phoenix 
Community and Economic Development Department identifies the Kierland area as 
being comprised of a highly educated, executive, and professional workforce with a 
large inventory of Class A office space. Providing additional residential options in 
close proximity to the nearby office spaces will add to the sustainability of the 
established employment center and the Kierland area overall.   
 
 
 
 
Employment Centers 
Map, Source: City of 
Phoenix Planning and 
Development 
Department 
 
 
 
 
 
 
 
 
 
 
 
 
PROPOSAL 
 5. 
The proposal was developed utilizing the PUD zoning district. The 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 writes a document proposing standards and guidelines that are tailored 
to the context of a site on a case by case basis.  
 
Where the Icon Kierland PUD Development Narrative is silent on a requirement, the 
applicable Zoning Ordinance provisions shall be applied. 
 
 
 
List of Uses 
The Development Narrative proposes several permitted uses. The proposed uses 
consist of the permitted C-2 uses found in Sections 623 of the Phoenix Zoning 
Ordinance. Additionally, multifamily residential is permitted with a maximum of 319 
residential dwelling units. 
 
The Development Narrative also proposes restricting certain uses that are 
inconsistent with the Narrative's vision of mixed-use pedestrian-oriented

Staff Report: Z-76-21-2 
April 25, 2022 
Page 6 of 17 
 
 
development such as auto title loan establishments, gas stations, and automobile 
service stations. 
 
 
 
Conceptual Site Plan 
The development’s main access point is along Marilyn Road, with a secondary 
access point along Kierland Boulevard. The proposal includes a five-story, 70-foot 
tall multifamily building.  The parking garage is wrapped by dwelling units, except 
along the garage entry point. Two amenity courtyards are proposed and are reserved 
as private common open space. Both street frontages will have an enhanced 
streetscape with a minimum five-foot wide detached sidewalk, framed by landscape 
areas that will include trees, shrubs, and live ground cover. 
 
 
 
 
Site Plan, Source: Todd + Associates 
 
 
 
Development Standards 
The PUD development narrative proposes development standards based on the C-2 
Zoning District. These standards vary from the C-2 standards in relation to height, 
density, lot coverage, open space and building setbacks. All other development 
standards are comparable.

Staff Report: Z-76-21-2 
April 25, 2022 
Page 7 of 17 
 
 
Maximum Residential Unit Count:       
Maximum Dwellings 
Maximum Density 
 
319 dwelling units 
52.30 dwelling units per gross acre 
Minimum Lot Width/Depth 
No Minimum 
Minimum Building Setbacks 
From Property Line 
North (Including Marilyn Road) 
South (Interior property lines) 
East (Kierland Boulevard)  
West (Interior property line) 
20 feet 
25 feet 
30 feet 
50 feet 
Minimum Landscape Setbacks 
 
North (Marilyn Road) 
North (Interior property line) 
South (Interior property lines) 
East (Kierland Boulevard)  
West (Interior property line) 
20 feet 
0 feet 
5 feet 
30 feet 
50 feet 
Maximum Building Height 
70 feet 
Maximum Lot Coverage 
60 percent of total net site area 
Common Area 
Minimum 20 percent of net site area 
 
The proposed maximum height is 70 feet. The C-2 standards allow a maximum 
height of 30 feet and up to 56 feet with a height waiver. Staff is supportive of the 
additional height due to enhanced design elements, placement, and comparable 
heights with other developments in the area. The lot coverage proposed for the 
project is 60 percent, while the maximum lot coverage permitted in the C-2 zoning 
district is 50 percent. However, additional common area (a minimum of 20 percent of 
the net site area) is being provided, which exceeds the minimum of 5 percent of the 
gross site area required for multifamily projects. 
 
 
 
Conceptual East Building Elevation, Source: Todd + Associates

Staff Report: Z-76-21-2 
April 25, 2022 
Page 8 of 17 
 
 
 
The required common area 
per the Zoning Ordinance 
standards is 13,285 square 
feet, while the common area 
proposed is 59,173 square 
feet. The proposed building 
setbacks where adjacent to 
non-residential zoning are a 
minimum of 25 feet where 0 
feet is the minimum distance 
required in the C-2 zoning 
district standards. A minimum 
20 foot building setback is 
proposed along Marylin Road, 
while a 30 foot building 
setback is proposed along 
Kierland Boulevard, which are 
comparable to the C-2 zoning 
district requirements. 
 
Conceptual Open Space Plan, Source: Collaborative V 
Design Studio Inc. 
 
 
 
Density Standards 
 
 
Based on the size of the property, the C-2 zoning district would allow 88 dwelling 
units, and up to 106 with a density bonus; or up to 318 units with a density waiver 
and bonus points. A public hearing would be required for a density waiver. The 
proposed density is of 319 dwelling units. 
 
 
 
Landscape Standards 
The PUD proposes 
landscaping along all sides of 
the building. The Development 
Narrative includes increased 
landscape setbacks adjacent 
to the street frontages.  
Landscape setbacks ranging 
from 20 to 30 feet will be 
provided along Kierland 
Boulevard and Marilyn Road. 
These areas will incorporate a 
mixture of two-inch and three-
inch caliper trees in the 
landscape areas and shall 
utilize existing trees where 
possible.  
 
Conceptual Landscape Plan, Source: Collaborative V 
Design Studio Inc.

Staff Report: Z-76-21-2 
April 25, 2022 
Page 9 of 17 
 
 
 
In addition to the trees, the developer shall install a minimum of five, five-gallon 
drought tolerant shrubs per tree and achieve 75 percent live ground cover. The 
streetscapes along 71st Street and Marilyn Road will include a minimum five-foot 
wide detached sidewalk and a mixture of two-inch, 3-inch and 4-inch caliper trees 
along the public rights-of-way, exceeding the minimum tree size requirements. The 
landscaping will provide for a pedestrian-friendly environment with 75 percent shade 
on all public sidewalks and 50 percent shade along the private pedestrian pathways. 
The shade standard along public sidewalks exceeds the minimum requirements of 
the Zoning Ordinance. 
 
Staff recommends Stipulation Nos. 1.b. and 1.c. to clarify the landscape setback 
standards along the north and south property lines, consistent with the proposed site 
plan. Stipulation No. 1.e. is a technical correction to a typographical error. 
 
 
 
Design Guidelines and Standards 
The Development Narrative includes design standards that promote pedestrian 
circulation on and around the site. The graphic below illustrates the proposed 
pedestrian network for the site. 
 
Pedestrian Circulation Plan, Source: Todd + Associates 
 
Design standards ensure that the building facade will contain a minimum of 25 
percent glazing, maximum of 45 percent stucco, and minimum of 30 percent other 
materials as depicted in the graphic below.  Each unit above the first floor will have at 
minimum one private balcony per unit and first floor units along Kierland Boulevard

Staff Report: Z-76-21-2 
April 25, 2022 
Page 10 of 17 
 
 
will include a private patio. The building corner along the intersection of Kierland 
Boulevard and Marylin Road shall incorporate building articulation and architectural 
detailing that emphasizes the corner and is architecturally distinctive from the primary 
building façade in order to provide visual interest, as depicted in the graphic below. 
The final elevations and building plans submitted to the City will incorporate the 
provisions outlined in the development narrative and shall follow the Design 
Guidelines of Section 507.Tab A of the Phoenix Zoning Ordinance. 
 
 
Conceptual Building Corner Rendering, Source: Todd + Associates 
 
The PUD Narrative includes standards that require the parking garage to be wrapped 
by dwelling units to promote pedestrian orientation onto adjacent streets. 
Furthermore, streetscape design standards will provide uniform perimeter design. 
Lastly, several residential amenities are also provided, which are outlined further 
below. 
 
 
 
Parking Standards 
The proposed vehicular parking of 1.50 spaces per dwelling unit is consistent with 
the Zoning Ordinance requirements for one and two-bedroom units. However, this 
standard proposes a reduction for three-bedroom units as the Zoning Ordinance 
requires two parking spaces each. 
 
Furthermore, the PUD proposes bicycle parking spaces in accordance with Section 
1307.H. of the Phoenix Zoning Ordinance which requires spaces to be provided at a 
rate of 0.25 spaces per unit, and up to a maximum of 50 spaces. A minimum of eight 
bicycle parking spaces shall be provided near the entrance to the development for

Staff Report: Z-76-21-2 
April 25, 2022 
Page 11 of 17 
 
 
visitors. Staff recommends Stipulation No. 1.d. to ensure that most of the parking 
stalls provided within the development are located within the parking garage building 
envelope, consistent with the proposed site plan. 
 
 
 
Fences/Walls 
All fences and walls will adhere to the Zoning Ordinance requirements per Section 
703, per the development standards in the Narrative. In addition, all screen walls 
shall include architectural detailing consistent or complementary to the building 
facade. 
 
 
 
Amenities 
The PUD proposes amenities intended for use by residents and guests to include a 
clubhouse and fitness center no less than 13,000 square feet. The following 
amenities shall be provided within a pool courtyard: 
  
• Swimming pool and spa 
• Lounge area 
• Shaded outdoor dining area and seating nodes 
• Covered patio 
• Barbeque grills  
• Water and fire features 
If an internal courtyard is provided on the second floor, it will include at least three of 
the following at a minimum: 
 
• Lounge deck 
• Shaded outdoor dining area 
• Seating nodes 
• Barbecue grills 
• Water feature 
• Fire feature 
• Pool and/or spa

Staff Report: Z-76-21-2 
April 25, 2022 
Page 12 of 17 
 
 
 
 
 
Shade 
The proposed shade standards require a minimum of 75 percent shade cover be 
provided over public sidewalks and 50 percent shade coverage over private 
sidewalks. The required shade standards along public sidewalks exceed the Zoning 
Ordinance requirements. 
 
 
 
Lighting Plan 
All lighting will be consistent with the standards of Section 704 (Environmental 
Performance Standards) and Section 507 Tab. A of the Zoning Ordinance, and 
Section 23-100 of the City Code.  Furthermore, pedestrian lighting provided along 
public and private sidewalks shall comply with the Walkable Urban Code standards 
in Sections 1304.D and Section 1304.H.5 of the Phoenix Zoning Ordinance. 
 
 
 
Signage  
The proposed sign standards shall comply with Section 705 of the City of Phoenix 
Zoning Ordinance and the adopted Kierland Comprehensive Sign Plan as amended. 
 
 
 
Sustainability 
The Development Narrative proposes several options to incorporate sustainability 
principals including drought-tolerant landscaping, LED landscape and exterior 
building lighting, and recycling receptacles. The project also proposes retaining 
established trees where possible along adjacent streets, and the utilization of low 
flow water fixtures. 
 
 
 
Phasing 
The project will be constructed in one phase. 
 
 
 
Infrastructure 
 
The development shall comply with City of Phoenix standards pertaining to 
infrastructure. Staff recommends Stipulation No. 1.f. to clarify grading and drainage 
requirements. 
 
 
 
Comparative Zoning Standards 
 
Staff recommends Stipulation No. 1.g. to replace CP/GCP standards with C-2 
standards to be consistent with proposed uses and standards in the development 
Narrative. 
 
 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
6. 
Tree and Shade Master Plan  
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. In addition, a vision in the master plan is to raise awareness 
by leading by example. The proposal includes shaded pedestrian walking paths,

Staff Report: Z-76-21-2 
April 25, 2022 
Page 13 of 17 
 
 
open space areas and greater planting standards than otherwise required by the City 
of Phoenix Zoning Ordinance. 
 
 
7. 
Complete Streets Guiding Principles 
In 2014, the Phoenix City Council adopted the Complete Streets Guiding Principles. 
The principles are intended to promote improvements that provide an accessible, 
safe, and connected transportation system to include all modes, such as bicycles, 
pedestrians, transit, and vehicles. There are proposed detached sidewalks adjacent 
to the public streets and pathways throughout the site which provides a safer and 
more comfortable pedestrian experience. 
 
 
8. 
Comprehensive Bicycle Master Plan 
The Comprehensive Bicycle Master Plan also supports options for both short and 
long-term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. The proposal requires bicycle parking spaces be provided on the site. 
Bicycle racks shall consist of an inverted-U style or other decorative design and 
installed per the requirements of Section 1307.H. of the City of Phoenix Zoning 
Ordinance. 
 
 
9. 
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 allowing up to 319 
multifamily residential units and contributing to the variety of housing types in the 
area. 
 
 
10. 
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 establishes standards to encourage the provision of recycling 
containers for multifamily, commercial, and mixed-use developments. The provision 
of recycling is addressed in the PUD narrative. Recycling receptacles will be 
provided in the refuse room. 
 
 
COMMUNITY INPUT SUMMARY 
11. 
At the time the staff report was written, staff has received three letters of opposition 
and one letter in support. Concerns include change in character of the area,

Staff Report: Z-76-21-2 
April 25, 2022 
Page 14 of 17 
 
 
oversaturation of multifamily residential in the area, blocking of views, lack of new 
services and increased traffic. The letter of support referenced the development 
standards as appropriate, including the proposed height, building setbacks, parking 
standards and open space, among other standards. 
 
 
INTERDEPARTMENTAL COMMENTS  
12. 
The Parks and Recreation Department requested that the shared use pathway along 
Kierland Boulevard be preserved and maintained. This is addressed in the PUD 
narrative. 
 
 
13. 
The Street Transportation Department has proposed stipulations requiring that all 
streets within and adjacent to the development, shall be constructed with all required 
elements, including meeting ADA requirements. Furthermore, no preliminary 
approval of plans shall be granted until a Traffic Impact Study is reviewed and 
approved by the City. These are addressed in Stipulation Nos. 2 and 3. 
 
 
14. 
The City of Phoenix Aviation Department has noted that the site is within the 
Scottsdale Municipal Airport (SDL) traffic pattern airspace, therefore, the developer 
shall provide notice to prospective tenants or purchasers of the existence and 
operation characteristics of the Scottsdale Airport and shall provide documentation 
that Form 7460-1 from has been filed with the FAA. The requirements are addressed 
in Stipulation Nos. 4 and 5. 
 
 
15. 
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. 
 
 
16. 
The City of Phoenix Floodplain Management division of the Public Works 
Department did not have any comments on this case. 
 
 
17. 
The City of Phoenix Water Services Department has noted the property has existing 
water and sewer mains that can potentially serve the proposed development. 
However, there is potential need to up size existing water and sewer infrastructure 
mains so that any remodels or new buildings will be able to meet domestic and fire 
code requirements. Furthermore, the development maybe required to submit a water 
and wastewater master plan as required for development within the Kierland area. 
 
 
OTHER 
18. 
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. 6.

Staff Report: Z-76-21-2 
April 25, 2022 
Page 15 of 17 
 
 
 
Findings 
 
1. 
The proposed development is compatible with the existing land use pattern in the area 
and is consistent with the proposed General Plan Land Use Map designation of Mixed 
Use (Commercial / Residential 15+ dwelling units per acre). 
 
 
2. 
The proposed development contains enhanced standards that will result in a more 
walkable, shaded and pedestrian-friendly environment. The development will provide 
increased shade which will help to reduce the urban heat island effect. 
 
 
3. 
The proposed development will provide additional housing options close to employers 
 in a designated Major Employment Center. 
 
Stipulations 
 
1. 
An updated Development Narrative for the Icon at Kierland PUD reflecting the 
changes approved through this request shall be submitted to the Planning 
Department within 30 days of City Council approval of this request. The updated 
Development Narrative shall be consistent with Development Narrative date stamped 
April 4, 2022, as modified by the following stipulations. 
 
 
 
a. Front Cover, add “City Council adopted: [Insert Adoption date]” 
 
 
 
 
b. Page 9, Section D2.a., Landscape Setbacks (Minimum): Clarify landscape 
setback standard along the north and south property lines to be consistent with 
the proposed site plan by requiring a minimum 5-foot-wide landscape setback 
along the south and a minimum 0-foot-wide landscape setback along the north 
property line where not adjacent to a street. 
 
 
 
 
c. Page 10, Section D2.d., Perimeter Property Lines – Not Adjacent to Public Right-
of-Way (North, South, and West Property Lines): Remove the reference to the 
north property line as no landscape setback is provided here. 
 
 
 
19. 
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. 7. 
 
 
20. 
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-76-21-2 
April 25, 2022 
Page 16 of 17 
 
 
 
d. Page 11, Section D3.b., Parking Standards, Automotive Parking Location, 
Parking Location, Automotive: Modify the maximum number of parking spaces 
along the main entry drive that are located outside of the garage building footprint 
or building envelope to a maximum of five (5) spaces to be consistent with the 
proposed site plan. 
 
 
 
 
e. Page 17, Section E2. b., Uniform Perimeter Design: Modify the third bullet to 
“Five (5) different accent species”. 
 
 
 
 
f. Page 21, Section H.1, Infrastructure, Grading and Drainage: Replace the fourth 
sentence as follows: Therefore, the subject site is not anticipated to provide any 
supplemental retention onsite, and may be required to address “first flush” 
stormwater treatment in accordance with the City of Phoenix Storm Water 
Policies and Standards Manual, current edition. 
 
 
 
 
g. Page 23, Section I., Comparative Zoning Standards Table: Replace CP/GCP 
standards with C-2 standards. 
 
 
 
2. 
The applicant shall submit a Traffic Impact Study to the City for this development.  No 
preliminary approval of plans shall be granted until the study is reviewed and 
approved by the City. 
 
 
 
3. 
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. 
 
 
4. 
The developer shall record a Notice to Prospective Purchasers of Proximity to Airport 
in order to disclose the existence and operational characteristics of Scottsdale 
Municipal Airport (SDL) to future owners or tenants of the property. 
 
 
5. 
The developer shall provide documentation to the City prior to final site plan approval 
that Form 7460-1 has been filed for the development and that the development 
received a “No Hazard Determination” from the FAA. If temporary equipment used 
during construction exceeds the height of the permanent structure a separate Form 
7460-1 shall be submitted to the FAA and a “No Hazard Determination” obtained 
prior to the construction start date. 
 
 
6. 
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.

Staff Report: Z-76-21-2 
April 25, 2022 
Page 17 of 17 
 
 
7. 
Prior to preliminary site plan approval, the landowner shall execute a Proposition 207 
Waiver of Claims forms. 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 
Enrique Bojórquez Gaxiola 
April 25, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning Sketch Map 
Zoning Aerial Map 
Community Correspondence (7 pages) 
Icon Kierland PUD Development Narrative date stamped April 4, 2022

Z-48-91
Z-11-C-75
Z-11-C-75
Z-11-C-75
Z-11-F-75
Z-56-21
Z-63-20
Z-48-91
Z-48-91
Z-11-C-75
Z-11-F-75
Z-3-18
Z-66-97
Z-11-C-75
Z-14-20
Z-11-C-75
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
CP/GCP
PCD
C-2 PCD
PCD
GC/PCD
PCD
RH SP PCD
R-3A PCD
GC/PCD
PCD
PUD
PCD
PUD
PUD
PUD
CP/GCP
CP/GCP
PCD
CP/GCP
PCD
R1-6
R1-10
R-3A
GREENWAY PKWY
68TH ST
69TH ST
KIERLAND BLVD
MARILYN RD
ACOMA DR
EVANS DR
71ST 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: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-76-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.10 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
CP/GCP PCD
PUD
CONVENTIONAL OPTION
N/A
319
*   UNITS P.R.D. OPTION
N/A
N/A
Nick Wood, Esq.
DATE:
12/16/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 34-44
ZONING MAP
L-12
REQUESTED CHANGE:
FROM: CP/GCP PCD ( 6.10 a.c.)
TO:
PUD ( 6.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-76-21.mxd
Z-76-21
0.06
0
0.06
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Miles
4/13/2022

Z-48-91
Z-11-C-75
Z-11-C-75
Z-11-C-75
Z-11-F-75
Z-56-21
Z-63-20
Z-48-91
Z-48-91
Z-11-C-75
Z-11-F-75
Z-3-18
Z-66-97
Z-11-C-75
Z-14-20
Z-11-C-75
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
CP/GCP
PCD
C-2 PCD
PCD
GC/PCD
PCD
RH SP PCD
R-3A PCD
GC/PCD
PCD
PUD
PCD
PUD
PUD
PUD
CP/GCP
CP/GCP
PCD
CP/GCP
PCD
R1-6
R1-10
R-3A
GREENWAY PKWY
68TH ST
69TH ST
KIERLAND BLVD
MARILYN RD
ACOMA DR
EVANS DR
71ST 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: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-76-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.10 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
CP/GCP PCD
PUD
CONVENTIONAL OPTION
N/A
319
*   UNITS P.R.D. OPTION
N/A
N/A
Nick Wood, Esq.
DATE:
12/16/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 34-44
ZONING MAP
L-12
REQUESTED CHANGE:
FROM: CP/GCP PCD ( 6.10 a.c.)
TO:
PUD ( 6.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-76-21.mxd
Z-76-21
0.06
0
0.06
0.03
Miles
4/13/2022

1
David O Simmons
From:
David O Simmons
Sent:
Wednesday, February 9, 2022 9:15 AM
To:
Randy Hein
Cc:
Griemsmann, Noel; Moran, Taylor N.
Subject:
RE: Comments on GPA-PV-4-21-2 & Z-76-21-2
Mr. Hein,  
 
Thank you for reaching out in regard to Rezoning Case No. Z-76-21-2 and the companion case, GPA-PV-4-21-2. Your 
comments have been saved to the case file to be included as part of the public record. I have also cc’d the applicants 
representatives so they are aware of your concerns.  
 
This case has not been scheduled for public hearings for recommendation. Hearing dates will not be provided until staff 
has an acceptable copy of the applicants development narrative. PUD development narratives typically require 3 review 
cycles. We are currently working on the 1st review cycle for this request. You may review the applicants development 
narratives here: https://www.phoenix.gov/pdd/planning-zoning/pzservices/pud-cases Cases are filed by case number (Z-
76-21-2).  
 
Once hearing dates have been provided and you wish to speak on an item, you may submit a request to speak to myself 
at least 24 hours prior to the hearing. Please let us know if you have additional comments or concerns. 
 
Respectfully,  
 
David Simmons, MA 
Paradise Valley & Deer Valley 
Village Planner *II 
200 West Washington Street 
3rd Floor 
Phoenix, AZ 85003 
602-262-4072 
david.simmons@phoenix.gov 
 
 
From: Randy Hein <randy@heinbond.com>  
Sent: Monday, February 7, 2022 3:24 PM 
To: David O Simmons <david.simmons@phoenix.gov> 
Subject: Comments on GPA-PV-4-21-2 & Z-76-21-2 
 
Hi David, the following are my concerns for the current plans on these two projects: 
Cases GPA-PV-4-21-2 & Z-76-21-2

2
I am concerned about the height the densities of the buildings. This effects our open air and views that are special and 
unique to Phoenix and the West. I am use to the wide open spaces of the desert. That's what I found that was most 
attractive the Phoenix and the Kierland area. I am also concerned about the amount of traffic that would be on Acoma 
and Kierland blvd. The heights densities are way too much for this side of Greenway. We are in one story home about 
two blocks away. The Optima buildings on 71st and Kierland Commons Block Tower already block out our view to the 
mountains to the NE. Right now it's just a node, or clump of towers that we can at least see around. But if these towers 
are too continue across Greenway and down Kierland Aveunue, this would create a giant wall or blockcade to almost all 
of our mountain views to the East. I think Phoenix development, like the west should stay horizontal and protect the 
views and sunsets etc. This would be good for everyone, not just the people in the higher towers. Don't close us in! You 
don't know what you have until it's gone. Just walk by the Optima Buildings, If they were half as high would feel more 
like Phoenix. Also, the new AC Hotel looks like it just landed there and is so out-of-place. If it were half the height it 
would fit right in. The new apartment building on Scottsdale Road that replaced a fitness business is so overbuilt and 
does not look like it belongs there. I feel sorry for the people that live to the west of it. I understand that Phoenix needs 
more housing. We just don't need it all to be stacked up around one small area. Please do not overbuild this area. There 
are only 6 blocks of downtown and it’s already getting too crowded. We used to wait 15 minutes for a table at a 
restaurant, now it’s 60. It’s not just any one project that is effected this area. It is all of these new apartment projects. 
There are really adding up to potentially 1500 to 2000 new apartments in about 4 square blocks. I am not opposed to 
the new development. I am just opposed to the size of it. I think that currently we have a great life style here and would 
like to keep it that way. Good planning and zoning should keep it that way! If all of them were cut down to half the 
height and density, we could keep the look and feel of our neighborhood and keep Kierland special! 
 
 
Randy Hein, 6753 E. Evans Drive, Phoenix, AZ 
--  
 
Randy Hein 
Architect, AIA, NCARB 
307.234.3601 
randy@heinbond.com 
www.heinbond.com [heinbond.com]

1
David O Simmons
From:
Joanne Thomas <joanne.e.thomas68@gmail.com>
Sent:
Tuesday, December 28, 2021 11:20 AM
To:
David O Simmons
Subject:
Icon Kierland (Case #GPA-PV-4-21-2)
I strongly oppose the change in zoning to build the ICON Kierland.  The homes/condos adjacent to the proposed 
property are no larger than two story, with the exception, down the road to Elite and Ascend Apartments.  The project is 
too large at six stories/370 units.  We need jobs in this area – not more housing. 
 
In addition to the size of the project, the roads (Acoma/Kierland) are already highly used as a pass-through between 
Scottsdale Rd. and Greenway.  Adding the amount of proposed units is oversaturating the traffic for the area.   
 
More housing is not needed in this area; more traffic is not needed in this area.  Do not make this “downtown 
Phoenix”!!   
 
Again, I strongly oppose the change in zoning.  Please add this to the record and take this into consideration.  
 
Thank you. 
Joanne Thomas 
Homeowner on Acoma 
 
Sent from Mail [go.microsoft.com] for Windows

1
David O Simmons
From:
Donna Wilke <djwrnp@cox.net>
Sent:
Thursday, March 3, 2022 2:53 PM
To:
David O Simmons
Subject:
Re: Paradise Valley Village Planning Committee
Hi & thank you. 
I will check out the sites. 
I saw this yesterday and fear another big multiple family dwelling coming soon.  It’s getting insane. 
 
 
 
On Mar 1, 2022, at 9:22 AM, David O Simmons <david.simmons@phoenix.gov> wrote: 
  
Good morning Donna,  
  
My name is David Simmons. I am the Paradise Valley Village Planner. The Village Planning Committee 
does not have a formal newsletter. However, the Village does have a dedicated web page: 
https://www.phoenix.gov/villages/Paradise-Valley The City of Phoenix also has a dedicated web page 
(My Community Map) for development projects city wide. Please feel free to reach out to me directly in 
the event you have inquiries about any site specific project within the village boundaries.

2
Respectfully,  
  
  
David Simmons, MA 
Paradise Valley & Deer Valley 
Village Planner *II 
200 West Washington Street 
3rd Floor 
Phoenix, AZ 85003 
602-262-4072 
david.simmons@phoenix.gov

From:
James Wayne mailloux
To:
Sarah Stockham
Cc:
Nick Wood; Council District 2 PCC
Subject:
RD ICON KIERLAND May 2, 2022 Village Planning Committee hearing, Case Nos. GPA-PV-4-21-2 & Z-76-21-2
Date:
Wednesday, April 20, 2022 6:46:59 PM
I write you on behalf of the Kierland Community Alliance (KCA), regarding the
above case, and ask that you include this letter in the package for the Village
Planning Committee on May 2. 
We, the KCA board, met with the representatives of RD Group including their
attorney Nick Wood, of Snell and Wilmer, several weeks ago to discuss their
proposed PUD and to review its impact on the Kierland community, located in the
area south of Greenway Parkway and west of Kierland Blvd.
Our interactions with the Rd Group representatives were detailed and positive. We
discussed in particular the impact on single family dwellings in the area. After
thorough review, we support this project as submitted, and we have no objections to
the project as presented. 
Please note some of the key reasons why we support the submission:
6 stories and 70 feet in height, appropriate given the distances from single
family dwelling front yards. Had these distances been less, we would not
support the height which is planned.
Setbacks of 25 feet on the south side of the property, and distances of 560
feet+/- of the southwest corner of the building to the front of the furthest home
on the west and south side of East Acoma  Rd., and
430 ft+/-from the from the closest home on the east and south side of East Acoma
Rd., at the intersection of N 69th street. 
We also like the underground parking, and # of parking spots planned, which
exceed ordinance requirements; the 27% open space, which also exceeds
ordinance requirements, and 52.3 DU/AC, which is well within densities for
comparable projects north and south of Greenway Parkway within Kierland.
Additionally, the developer has generously agreed to donate $100,000 to the Parks
Foundation for the renovation of SandPiper park in the area, for the benefit of the
entire neighborhood.
We believe the RD Group have set a good example of responsible development in
Kierland, and their collaborative and positive engagement with us is responsive, in

our opinion, to the needs of the neighborhood.
As you know, it is the KCA mission and vision to help produce positive outcomes
which consider and respond to the needs of existing residents as well as future
residents for all development and re-development in the Kierland neighborhood.
Thank you for your attention and consideration of this project when it comes before
you at the City Council.
Wayne Mailloux
Chairman, 
Kierland Community Alliance
waynemailloux@me.com