Attachment G - Addendum A - Z-62-18-2.pdf
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ADDENDUM A
Staff Report: Z-62-18-2
Verdin PUD
April 26, 2022
North Gateway Village Planning
Committee Meeting Date
March 10, 2022
Desert View Village Planning
Committee Meeting Date
April 5, 2022
Planning Commission Hearing Date
May 5, 2022
Request From
S-1 DCOD (Ranch or Farm Residence, Desert
Character Overlay District) (144.82 acres), S-1
(Ranch or Farm Residence) (333.57 acres),
RE-35 DCOD (Single-Family Residence
District, Desert Character Overlay District)
(10.24 acres)
Request To
PUD DCOD (Pending PUD) (Planned Unit
Development, Desert Character Overlay
District, pending Planned Unit Development)
(155.06 acres), PUD (Planned Unit
Development) (333.57 acres)
Proposed Use
Planned Unit Development to allow single-
family residential
Location
Southwest corner of the 24th Street alignment
and Sonoran Desert Drive
Owner
MacEwen Ranch, LLC
Applicant
Taylor Morrison/Arizona, Inc.
Representative
Susan Demmitt, Gammage & Burnham, PLC
Staff Recommendation
Approval, subject to stipulations
The purpose of this addendum is to revise the staff recommended stipulations, as
requested by the applicant:
•
Modification to the maximum number of dwelling units and addition of that
number to the development standards,
•
Modifications to the height of primary ornamental entry signs,
•
Modifications to the plant palette,
•
Addition of public trail access easements for the Mesquite Wash Corridor Trail
and Community Paseo Paths,
•
Requirement for a trail and easement along the Mesquite Wash,
•
Addition of a 25-foot-wide open space tract along the eastern boundary of the
property,
Attachment G
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 2 of 9
• Dedication of 16 acres at the southeast corner of the property to the City of
Phoenix Parks and Recreation Department.
Additionally, this addendum provides community correspondence received since the
staff report was published.
The North Gateway Village Planning Committee (VPC) heard this request on March 10,
2022, and recommended approval with modifications by a 4-1 vote. The modifications
included revisions to the development name and date stamp in Stipulation No. 1.
During the meeting, discussion occurred regarding the proposal – both support and
concerns – such as compatibility with standards outlined in the Desert Character
Overlay District, density, and guidelines for a development adjacent to the Sonoran
Preserve. Since this meeting, Taylor Morrison has worked with the community to revise
standards in the Development Narrative.
The Desert View VPC heard this request on April 5, 2022, and recommended approval
with modifications and additional stipulations by a 10-1 vote. The modifications included
the following:
• Revisions to the development name and date stamp in Stipulation No. 1,
The additional VPC recommended stipulations included the following:
• Modifications to reflect a maximum overall unit count of 1,250 units and a
maximum overall density of 2.6 units per acre,
• Removal of the Small Lot (SFR-3) land use district,
• Addition of a minimum 25-foot-wide open space tract along the eastern boundary
of the property,
• Addition of public trail access easements for the Mesquite Wash Corridor Trail
and Community Paseo Paths,
• Requirement for a trail and easement along the Mesquite Wash.
During the meeting, discussion occurred regarding the proposal, specifically noting
protection of Cave Creek Wash, additional housing product, retention of the Desert
Character Overlay District, groundwater issues, and sensitivity to natural wildlife.
Dwelling Units
The applicant has requested to decrease the maximum number of units for the proposal
from 1,420 to 1,250 dwelling units, thus changing the overall density from 3.0 to 2.6
dwelling units per acre. Therefore, staff is recommending that Stipulation Nos. 1.a and
1.b require the maximum unit count and overall density to be updated throughout the
Development Narrative.
Additionally, the dwelling units and development parcel allocation are outlined in Section
4, Regulatory Standards and Land Use Districts, of the Development Narrative.
Stipulation Nos. 1.i and 1.j require the maximum unit count and a footnote referencing
the development parcel allocation table be added to the Single-Family Land Use District
Development Standards table.
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 3 of 9
Land Use Districts
The proposal utilizes land use districts as an alternative to traditional zoning districts.
Each land use district regulates the product type and development standards. After
discussions with the community and VPC, the applicant decided to remove the Single-
Family Residential – Small Lot (SFR-3) district and focus on districts with larger lots.
The SFR-3 district would have accommodated attached and detached single-family
dwellings on minimum 3,000 square foot lots and had the highest density attainable in
the development. Stipulation No. 1.c requires any references to the SFR-3 district to be
removed from the Development Narrative and the applicant will update unit counts and
percentages accordingly.
Signage
The applicant had clarified that the maximum lettering and copy height for the Primary
Ornamental Entry signs is 16 feet to accommodate grading issues and being directly
adjacent to Sonoran Desert Drive, a major arterial that will have a total of 6 lanes in the
future. Stipulation Nos. 1.k and 1.s ensure that the correct height is formalized in the
Development Narrative.
Plant Palette
The Development Narrative contains a plant palette that lists desert plants typically
found in the Sonoran Desert of north Phoenix. The green list includes desert plants
allowed within all areas of the PUD, as well as open space and common areas
immediately adjacent to the edges of the subject site. The yellow list includes Sonoran
Desert native and non-native plants that are representative of southwestern deserts.
The yellow list plants may be used within all areas of the PUD, except for open spaces
and common areas immediately adjacent to the edges of the subject site.
The applicant clarified two modifications to the proposed plant palette: removal of
“Chilopsis Linearis – Desert Willow” from the green list and addition to the yellow list
and removal of “Celtis Reticulata – Netleaf Hackberry” from the yellow list and addition
to the green list. Stipulation Nos. 1.m, 1.n, 1.q, and 1.r formalize the changes to the
plant palette.
The applicant has collaborated with the National Wildlife Federation (NWF) to determine
an appropriate plant palette for the development and the NWF has approved the plant
palette. Stipulation No. 1.e to removes the word “approved” from any refences to the
plant palette. This change will avoid confusion since the plant palette has not been
approved by the City’s Landscape Architect.
Trails, Easements, and Open Space
The development will have a public trail (Mesquite Wash Trail) developed along the
Mesquite Wash Corridor. The Mesquite Wash Trail will be a 12-foot-wide natural
surface multi-use public trail within a 30-foot-wide public multi-use trail easement along
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 4 of 9
the east side of the wash. Stipulation No. 7 formalizes the requirement and ensures
that the trail is accessible to the public and built to Maricopa Association of
Governments (MAG) standards. Additionally, Stipulation No. 1.d ensures that the width
of the multi-use trail easement is revised to 30-feet-wide throughout the Development
Narrative.
After the North Gateway VPC meeting, the applicant negotiated additional modifications
regarding easements and open space along the east side of the site with a member of
the City of Phoenix Sonoran Preserve and Mountain Parks/Preserve Committee.
Public trail access easements will be provided for the Mesquite Wash Corridor Trail and
Community Paseo Paths that provide connections to the Sonoran Preserve, as depicted
on the Pedestrian Circulation Plan. These easements will ensure public access to the
Preserve and restrict unauthorized motor vehicle access through the subject site to the
Sonoran Preserve. Additionally, determination of the location and design elements of
the trail connections will be coordinated with the City of Phoenix Parks and Recreation
Department. Stipulation Nos. 1.g and 1.l formalize these changed in the Development
Narrative. Additionally, Stipulation No. 6 ensures that the trail is accessible to the public
as discussed in the Development Narrative.
The applicant also proposes a minimum 25-foot open space tract along the eastern
boundary of the subject site to provide a transition to the Cave Creek Wash corridor.
Additionally, the open space tract will be considered a Certified Area Type “B” – Natural
Revegetated Area which will include plant materials from the Plant Palette: Green List.
Stipulation No. 1.p ensure that the open space tract is discussed in the section of the
Development Narrative regarding the Certified Area Type “B”. Stipulation No. 1.o
updates the Certified Area Open Space Types exhibit to show the 25-foot open space
tract.
The applicant also indicated that they are willing to dedicate approximately 16 acres at
the southeast corner of the development to the City’s Parks and Recreation Department
for inclusion into the Sonoran Preserve. Stipulation No. 1.f ensures that language will
be added to the Development Narrative discussing the dedication and Stipulation No. 8
requires the applicant to continue working with the Parks and Recreation Department to
formalize the dedication.
Proposition 207 Waiver
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. 12.
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 5 of 9
Community Correspondence
Since the staff report was published, staff has received 37 items of correspondence.
The correspondence is attached to this addendum.
Stipulations
Staff recommends approval per the modified stipulations below:
1. An updated Development Narrative for the Sendero Foothills VERDIN PUD
reflecting the changes approved through this request shall be submitted to the
Planning and Development Department within 30 days of City Council approval
of this request. The updated Development Narrative shall be consistent with
the Development Narrative date stamped November 29, 2021 MARCH 3, 2022,
as modified by the following stipulations:
a. MODIFY THE VERDIN PUD DOCUMENT AS NECESSARY TO
REFLECT A MAXIMUM OVERALL UNIT COUNT OF 1,250 UNITS AND
A MAXIMUM OVERALL DENSITY OF 2.6 UNITS PER ACRE.. PAGES
6, 8, 26, AND 28: REVISE ALL REFERENCES TO THE MAXIMUM
DENSITY TO 2.6 DWELLING UNITS PER ACRE.
b. MODIFY THE VERDIN PUD DOCUMENT AS NECESSARY TO
REMOVE THE SMALL LOT (SFR-3) LAND USE DISTRICT. PAGES 6,
8, 26, AND 28: REVISE ALL REFERENCES TO THE MAXIMUM
NUMBER OF UNITS TO 1,250 DWELLING UNITS.
c. MODIFY THE VERDIN PUD DOCUMENT AS NECESSARY TO
REFLECT A MINIMUM 25-FOOT OPEN SPACE TRACT PROVIDED
ALONG THE EASTERN BOUNDARY OF THE VERDIN PROPERTY TO
PROVIDE A TRANSITION TO THE CAVE CREEK WASH CORRIDOR.
THE OPEN SPACE TRACT SHALL BE CONSIDERED A CERTIFIED
AREA TYPE “B” – NATURAL REVEGETATED AREA WITH PLANT
MATERIALS FROM THE VERDIN PUD PLANT LIST: GREEN LIST.
PAGES 23, 26, 28, 29, 35, 36, 59, 63, 75, 134, 135, AND 136: REMOVE
ALL REFERENCES TO THE “SINGLE-FAMILY RESIDENTIAL –
SMALL LOT (SFR-3)” LAND USE DISTRICT. UNIT COUNTS AND
PERCENTAGES RELATED TO THIS REMOVAL SHALL BE
UPDATED ACCORDINGLY.
d. PAGES 20, 52, 61, 102, AND 113: REVISE ALL REFERENCES TO
THE WIDTH OF THE MULTI-USE TRAIL EASEMENT ALONG THE
MESQUITE WASH CORRIDOR TO 30-FEET-WIDE.
e. PAGES 51, 71, 75, 76, 83, 86, 87, 104, 105, 106, 107, 108, 109, 110,
119, AND 121: REVISE ALL REFERENCES TO THE “APPROVED
PLANT PALETTE” TO “PLANT PALETTE”.
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 6 of 9
f. PAGES 8-22, SECTION 2. LAND USE PLAN, AND PAGES 97-123,
SECTION 9. CERTIFIED OPEN SPACE DESIGN GUIDELINES: ADD
LANGUAGE REGARDING CONVEYANCE OF APPROXIMATELY 16
ACRES ADDRESSED IN STIPULATION NO. 8. THERE SHALL BE A
PROVISION FOR BOTH ON SITE OPEN SPACE AND THE
DEDICATED 16 ACRES TO COUNT TOWARDS TOTAL OPEN
SPACE.
g. PAGE 16, OFF-SITE CONNECTIVITY: ADD LANGUAGE REGARDING
PUBLIC TRAIL ACCESS EASEMENTS PROVIDED FOR THE
MESQUITE WASH CORRIDOR TRAIL AND COMMUNITY PASEO
PATHS, PER STIPULATION NO. 6. THE SECTION SHALL
SPECIFICALLY NOTE THAT THE ACCESS EASEMENTS WILL
ENSURE PERMANENT PUBLIC ACCESS AND RESTRICT
UNAUTHORIZED MOTOR VEHICLE ACCESS THROUGH THE
RESIDENTIAL COMMUNITY TO THE SONORAN PRESERVE.
h
d.
Page 23, Section 1.d.Accessory uses.(1): Revise to read, “permanent
and/or temporary alcoholic beverage and/or food sales and/or
consumption;”
i. PAGE 35, SINGLE-FAMILY LAND USE DISTRICT DEVELOPMENT
STANDARDS TABLE: ADD A ROW AFTER MAX. DWELLING UNIT
DENSITY THAT READS “MAXIMUM UNITS: 1,250 DWELLING UNITS
FOR THE ENTIRE PUD AREA”.
j. PAGES 36-37, SINGLE-FAMILY LAND USE DISTRICT
DEVELOPMENT STANDARDS TABLE: ADD A FOOTNOTE THAT
REFERS TO THE DEVELOPMENT PARCEL ALLOCATION TABLE IN
SECTION 4.C. (REGULATORY STANDARDS & LAND USE
DISTRICTS – DEVELOPMENT STANDARDS) FOR THE MAXIMUM
UNIT COUNTS FOR EACH DEVELOPMENT PARCEL.
k. PAGE 41, SECTION 6.1: REVISE TO READ, “WHEN NOT
PROHIBITED BY CITY CODE, SECTION 31-13, PRIMARY
ORNAMENTAL ENTRIES NO HIGHER THAN 16-FEET ARE
ALLOWED…”
l. PAGES 52-53, SECTION 2.C: ADD LANGUAGE REGARDING PUBLIC
TRAIL ACCESS EASEMENTS PROVIDED FOR THE MESQUITE
WASH CORRIDOR TRAIL AND COMMUNITY PASEO PATHS, PER
STIPULATION NO. 6. THE SECTION SHOULD SPECIFICALLY NOTE
THAT THE ACCESS EASEMENTS WILL ENSURE PERMANENT
PUBLIC ACCESS AND RESTRICT UNAUTHORIZED MOTOR
VEHICLE ACCESS THROUGH THE RESIDENTIAL COMMUNITY TO
THE SONORAN PRESERVE.
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 7 of 9
m. PAGES 90-91, SECTION 6.H: DELETE “CHILOPSIS LINEARIS –
DESERT WILLOW” TREE FROM THE GREEN LIST AND ADD IT TO
THE YELLOW LIST TREES ON PAGE 91.
n. PAGES 90 AND 92, SECTION 6.H: DELETE “CELTIS RETICULATA –
NETLEAF HACKBERRY” SHRUB FROM THE YELLOW LIST AND
ADD IT TO THE GREEN LIST SHRUBS ON PAGE 90.
o. PAGE 101, CERTIFIED AREA OPEN SPACE TYPES EXHIBIT.
UPDATE THE EXHIBIT TO INCLUDE THE 25-FOOT OPEN SPACE
TRACT THAT WILL BE PROVIDED ALONG THE EASTERN
BOUNDARY OF THE SITE AS A CERTIFIED AREA TYPE “B” –
NATURAL REVEGETATED AREA.
p. PAGE 105-108, SECTION 1.D.2: ADD LANGUAGE REGARDING THE
MINIMUM 25-FOOT OPEN SPACE TRACT THAT WILL BE PROVIDED
ALONG THE EASTERN BOUNDARY OF THE SITE TO PROVIDE A
TRANSITION TO THE CAVE CREEK WASH CORRIDOR. EXPLAIN
THAT THE AREA’S PLANT MATERIAL WILL BE FROM THE PLANT
PALETTE GREEN LIST.
q. PAGES 119 AND 121, 1.E. PLANT AND WILDLIFE RELATIONSHIP
MATRIX, PLANT PALETTE: GREEN LIST: REMOVE THE IMAGE
AND INFORMATION REGARDING “CHILOPSIS LINEARIS – DESERT
WILLOW” AND ADD TO THE PLANT PALETTE: YELLOW LIST ON
PAGE 121.
r. PAGES 119 AND 122, 1.E. PLANT AND WILDLIFE RELATIONSHIP
MATRIX, PLANT PALETTE: YELLOW LIST: REMOVE THE IMAGE
INFORMATION REGARDING “CELTIS RETICULATA – NETLEAF
HACKBERRY” AND ADD TO THE PLANT PALETTE: GREEN LIST
ON PAGE 119.
s. PAGE 123, SECTION 10.1.B: REVISE TO READ, “THE MAXIMUM
HEIGHT FOR PRIMARY ORNAMENTAL ENTRY SIGN LETTERING
AND COPY IS 16 FEET…”
2. The applicant shall submit a Traffic Impact Study (TIS) to the City for this
development. No preliminary approval of plans shall be granted until the study
is reviewed and approved by the City. The TIS shall provide signal warrant
analysis for development access points along Sonoran Desert Drive as well as
7th Street and Dove Valley Road. The developer will be responsible for all
additional dedications and/or roadway and signal improvements as identified by
the approved study.
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 8 of 9
3. The developer shall submit Master Street Design and Phasing Plans for each
Development Unit, as required by Section 636, Planned Community District
(PCD), of the Phoenix Zoning Ordinance.
4. All designated public roadways shall meet the City of Phoenix Storm Water
Design Manual Standards for wash crossings.
5. 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.
6. THE DEVELOPER SHALL WORK WITH THE CITY OF PHOENIX PARKS AND
RECREATION DEPARTMENT TO PROVIDE PUBLIC TRAIL ACCESS
EASEMENTS FOR THE MESQUITE WASH CORRIDOR TRAIL AND
COMMUNITY PASEO PATHS THAT PROVIDE CONNECTION TO THE
SONORAN PRESERVE AS DEPICTED ON EXHIBIT 6, PEDESTRIAN
CIRCULATION PLAN, IN THE PUD DOCUMENT DEVELOPMENT
NARRATIVE, AS MODIFIED AND APPROVED BY THE PARKS AND
RECREATION DEPARTMENT AND PLANNING AND DEVELOPMENT
DEPARTMENT. THE PUBLIC ACCESS SHALL BE DESIGNED TO
RESTRICT UNAUTHORIZED MOTOR VEHICLE ACCESS, AS APPROVED
BY THE PARKS AND RECREATION DEPARTMENT AND PLANNING AND
DEVELOPMENT DEPARTMENT. THE LOCATION AND DESIGN OF TRAIL
CONNECTIONS SHALL BE COORDINATED WITH THE CITY OF PHOENIX
PARKS AND RECREATION DEPARTMENT AND PLANNING AND
DEVELOPMENT DEPARTMENT.
7. A MINIMUM 12-FOOT-WIDE MULTI-USE TRAIL (MUT) SHALL BE
CONSTRUCTED WITHIN AN AVERAGE 30-FOOT-WIDE MULTI-USE TRAIL
EASEMENT (MUTE) ALONG THE MESQUITE WASH IN ACCORDANCE
WITH SECTION 429 OF THE CITY OF PHOENIX MAG SUPPLEMENTAL
DETAIL, AS MODIFIED TO ADDRESS WASH CORRIDOR CONSTRAINTS
AND APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT.
8. THE DEVELOPER SHALL CONVEY APPROXIMATELY 16 ACRES
LOCATED AT THE SOUTHEAST CORNER OF THE SITE WITHIN THE
EROSION HAZARD SETBACK AREA ALONG THE CAVE CREEK WASH
CORRIDOR, AS GENERALLY SHOWN ON EXHIBIT 11 OF THE
DEVELOPMENT NARRATIVE, TO THE CITY OF PHOENIX FOR INCLUSION
IN THE SONORAN PRESERVE, AS MODIFIED AND APPROVED BY THE
PARKS AND RECREATION DEPARTMENT AND PLANNING AND
DEVELOPMENT DEPARTMENT. THE FINAL ACREAGE AND
CONFIGURATION OF THE PROPERTY TO BE CONVEYED, ALONG WITH
TIMING OF THE CONVEYANCE, SHALL BE MUTUALLY AGREED UPON
Addendum A to the Staff Report Z-62-18-2
April 26, 2022
Page 9 of 9
BY THE DEVELOPER, THE PARKS AND RECREATION DEPARTMENT,
AND PLANNING AND DEVELOPMENT DEPARTMENT.
9
8.
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.
10
9.
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.
11
10.
In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.
12. 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.
Exhibits
Community Correspondence (75 pages)
Verdin PUD Development Narrative date stamped March 3, 2022
From:
Don Bessler
To:
Julianna Pierre; Joshua Bednarek
Subject:
Verdin
Date:
Thursday, March 10, 2022 8:12:11 PM
Hello I am a Phoenix resident in the area and I am also a small business owner of a consulting
company P3
from Donald Bessler to Host (privately): 7:22 PM
Systems Management. P3 is the nexus of People - Planet-Profit. P3 understands that
generational solutions reside in understanding the reality of the codependency of these three
perspectives. In my career, I have been responsible for developing critical habitat
management programs including Sonoran Desert Preservation plans, Urban Forestry Plans,
Sustainability Plans and Resiliency Planning. In reviewing the proposal and listening to the
presentations, the consultants and developers have thoughtfully considered the place and the
surroundings. My wife and I are avid users of the trails in the preserve, Sidewinder trail,
Ocotillo.... We have always believed that the area under discussion would become housing;
frankly, as parents of a young man, graduate of ASU and gainfully employed , we are
heartbroken by the reality he faces with home ownership due to a high demand and short
supply. While this product isn't likely to be first home ownership, the domino effect of
residents moving up will free up the housing stock for newer buyers.
from Donald Bessler to Host (privately): 7:22 PM
I want to enter my support for the project.
from Joshua Bednarek to Donald Bessler (privately): 7:28 PM
Thank you, Donald. Would it be possible to send your comments to Julianna Pierre at
julianna.pierre@phoenix.gov? That way we could have your comments for the record.
from Donald Bessler to Host & Presenter: 8:04 PM
please enter my previous comments into the record
--
Donald Bessler, PWLF
President
From:
Wiele, Larry
To:
Julianna Pierre
Subject:
North Village Planning Committee Comment
Date:
Thursday, March 10, 2022 2:53:36 PM
Julianna
I now understand that these comments were due 48 hours prior to the meeting.
While this comment may not become part of the record, I still would like to express my opinion that
while we may not be able to prevent development on private land adjacent to the Sonoran Preserve,
the Village Planning Committee and the City of Phoenix can and should maintain strict Planning
Guidelines and insist that developers of land within the City of Phoenix follow the planning
guidelines that were established to maintain the desert characteristics and minimize the impacts on
our natural resources.
Thanks
Larry Wiele
2413 W Horsetail Trail
Phoenix, AZ 85085
From:
Vashti Supplee
To:
Julianna Pierre; Jarod Rogers
Subject:
Verdin Z-TA-5-18-2 (Companion Cases Z-62-18-2, Z-75-18-2, and GPA-DSTV-1-18- 2)
Date:
Friday, March 11, 2022 10:05:55 AM
Hello Julianna- I listened to the presentations at the Gateway Village Planning Committee
meeting March 10th. I have also been in conversation with Alex Stedman concerning the
public trails and edge treatments. I consider the efforts by the Verdin team to be excellent and
I agree with the Staff Recommendation with one addition.
The public access trails are a later addition and will end in a wonderful amenity to Verdin
residents and the general recreation public seeking access to the Phoenix Sonoran Preserve. A
stipulation should be added to the zoning that specifically designates Mesquite Wash as a
public access corridor through the Verdin project and that designated access points from the
Verdin project to the Phoenix Sonoran Preserve will be maintained as public access in
cooperation with the Phoenix Parks and Recreation Department.
Phoenix Parks and Recreation may be able to provide better specific wording. The end
objective is to have the public access trails as a condition of the rezoning. I have copied Jarod
Rogers with Phoenix Parks and Recreation.
Sincerely,
Vashti (Tice) Supplee
918 W. Roosevelt Street
Phoenix, AZ 85007
602-380-3722
vsupplee25@gmail.com
From:
Adam Stranieri
To:
PDD Zoning; Gregory L Harmon; Julianna Pierre
Subject:
RE: emplandsd - Form Submission
Date:
Tuesday, March 15, 2022 8:14:49 AM
Hi Julianna,
Please see below for correspondence regarding Verdin and the associated cases. Please file
accordingly.
Thank you,
Adam Stranieri, Planner III
City of Phoenix
Planning & Development Department
Planning Division, Zoning Section
Office: 602-262-7142
200 West Washington Street
Phoenix, AZ 85003
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Monday, March 14, 2022 2:53 PM
To: PDD Development Services <pdd@phoenix.gov>
Subject: emplandsd - Form Submission
FROM : Mandy R Fellows
SUBJECT : Verdin Development, Case #'s Z-62-18-2, GPA-DSTV-1-18-2, Z-TA-5-18, Z75-
18-2
MESSAGE : Hello,
Taylor-Morrison (TM) would have you believe the Desert Character Overlay Sub-Districts A
and B are just "technical Clean-ups" as stated on their website.
As if the City of Phoenix didn't already spend MILLIONS in studies saying specifically how
the area should be developed. They'd like to tell you it was suppose to be amended when the
Sonoran Desert Pkwy alignment was built. If that were the case, why do they need an
amendment to change it then?
Its not a matter of being against development - its a matter of following the rules already set in
place by many years and many dollars used to study this area!
Taylor- Morrison needs to revise their PUD to be in alignment with the Overlays and current
Zoning ordinances, not the other way around! Its going to cost the City millions to run the
infrastructure needed for this development, not to mention DESTROYING miles and miles of
Preserve for this leap-frog development.
TM will tell you that the proposed density of 1,420 in the middle of the desert, a leap-frog
development at that, can only be profitable with those numbers......then clearly they are the
ones trying to fool you. With current housing sales and prices, a developer such as Toll
Brothers would absolutely have no problem developing 1-2 units per acre, selling them at
1.5M and turning a nice profit.
I'm sure this letter will fall on deep pockets and deaf-ears, as we have all been conditioned by
these mega-corporations to only care about profits.
However, the Planning and Developments DUTY is to uphold the years and years of studies,
decisions, and plans that are in place for this area!
In addition, due to the exact location between to major washes and floodplains, I formally
request that FEMA due a study regarding the amount of fill dirt that will be removed and
impacting the designated flood areas. I hope the Planning and Development doesn't put undo
lives in the middle of tragedy when those two low lying bridges get washed out and the
residents have no way to escape, seeing as their access roads are between the two bridges!
Again - lets not talk Units until we've talked about Lives!
Thank you for your attention,
Mandy Fellows
Phoenix Resident since 1991
Email : mandy.fellows12@yahoo.com
AREA : 602
PHONE : 6023093226
ADDRESS : 1615 W. Blue Sky Dr.
CITY : Phoenix
STATE : AZ
ZIP : 85085
Submission ID: 31686fa92d944f1386ba53a11879a0ec
Form Submission On : 3/14/2022 2:52:30 PM
Referer: https://phoenix.gov/pdd
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
From:
Council District 2 PCC
To:
Julianna Pierre
Subject:
FW: emdist2 - Form Submission
Date:
Tuesday, March 15, 2022 10:07:47 AM
Please add to the public record
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Monday, March 14, 2022 at 4:45 PM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Rob Nash-Boulden
SUBJECT : Verdin Rezoning
MESSAGE : Councilman Waring,
I appreciate that you meet your constituents in your district and had the pleasure of meeting
you F2F (at my door) a couple years ago. As you are aware, the Taylor Morrison Verdin
(McEwen 480) rezoning recently received staff approval from the Desert Village Planning
Commission - with stipulations. As a resident of Tatum Ranch since 2005 and of North
Phoenix since 1977, I know that this area will and can be developed. What I don't understand
is why the portion of the property in the Desert Overlay Character District Area A should be
rezoned to allow additional density near the Cave Creek Wash corridor on the upper 1/3 of
their property. This developer has made some great improvements to their plan since I first
viewed it a couple of years ago and has an amazing rezoning attorney making their case.
Watching and providing constructive input at the DVPC meetings these past couple of years, I
have watched with awe as Susan Demming has been able to create consensus among the
committee by removing walls, tweaking some landscaping elements, adding a butterfly
garden, and consulting with wildlife associations. Creation of walking paths, connectors to
future developments, and paying toward future intersection improvements are all appreciated
but really table stake gestures.
With all the feel-good items, momentum, and rock-star legal representation TM has, it will
take a lot of leadership to reverse this trend and say "enough"!
This property should be developed with the zoning that is in place to preserve the Desert
Character Overlay District and maintain the densities as planned for this part of their parcel.
This rezoning to 2-5 homes per acre along with the Developer's statement that they will have
attached single family, multi-story, and lots as small as 3000 SF. While the averages on their
whole property won't be terrible, there will be some pretty dense development that just doesn't
align with the zoning or the character of the area.
When I think about this property as a first (or second counting Sonoran Gate) in the area, I
worry that this rezoning creates a precedent that can later be used to apply to the other State
Land properties along this corridor. This property is also very much an "island" today. While
it will likely eventually connect to other developments, the connections from that development
today to the State Land will be a web of spider trails and open borders. Inevitably, citizens are
going to cross at Mesquite Wash and Paseo trying to get to the Apache Wash trailhead area.
Motorized vehicles are more likely to use this as a place to access the flood control areas and
other areas given the open borders of the planned Verdin community. I can easily see where
posted "no trespassing / State Land" signs are disregarded, and the adjacent flora and fauna
destroyed. We cannot prevent this damage to the desert but having fewer homes will help.
Those that zoned this area knew development would come and gave us a playbook for how it
should look. Maintaining the zoning on the upper portion will send the right message to the
future development plans and prevent those who by right will look for up to 5 homes per acre
while protecting the Cave Creek Wash area that was so thoughtfully included in the Desert
Character Overlay District.
I urge you to please consider this input when you are asked to vote on this request.
Regards,
Rob
Email : rob@totalitsolutions.com
AREA : 602
PHONE : 722-2677
ADDRESS : 29210 N 50th Place
CITY : Cave Creek
STATE : AZ
ZIP : 85331
Submission ID: 1be06d2c527d4b55a11dd07846afa465
Form Submission On : 3/14/2022 4:45:17 PM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
From:
Council District 2 PCC
To:
Julianna Pierre
Subject:
FW: emdist2 - Form Submission
Date:
Wednesday, March 16, 2022 8:49:34 AM
Please add to the public record
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Wednesday, March 16, 2022 at 8:47 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Camille proietti
SUBJECT : development Verdin community in N Phoenix near Sonoran Desert Preserve
MESSAGE : If you are at all interested in what your constituents consider important in their
lives, you will pay special attention to the plans for Verdin in N Phoenix. There is absolutely
no excuse to be building/changing the desert character overlay. There are millions of acres
available that would not disrupt such a beautiful area in N Phoenix. Again, there is NO
EXCUSE. It has been shown over and over again, that where cities categorically enhance
resident life with access to nature trails and recreational areas, are considered one of the key
criteria for high desirability. So continuing to take these areas and developing without keeping
this in mind will make Phoenix a LESS DESIRABLE area to live in. And oh, BTW, water,
water, water. Just keep building, because Arizona (specifically Phoenix) has unlimited water
supply.
Email : camillepro1006@aol.com
AREA : 845
PHONE : 6299139
ADDRESS : 29322 N 24 Lane
CITY : Phoenix
STATE : AZ
ZIP : 85085
Submission ID: 353024d685f34e8a8e0d6e5261dd6c14
Form Submission On : 3/16/2022 8:47:31 AM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
From:
Cynthia Weiss
To:
Jim Waring; council.district2@phoenix.gov
Cc:
Julianna Pierre
Subject:
Message of support - Verdin Development
Date:
Wednesday, March 16, 2022 6:11:19 PM
Attachments:
PastedGraphic-1.pdf
Councilman Waring,
As you know, I live in Sonoran Gate, the closest community to the proposed Verdin development that is
currently under review and consideration. Ron and I have lived in this area of North Phoenix over 25 years.
Our family knows all the trails of both North and South Preserves as we are avid hikers and mountain
bikers. We were hiking and biking the primitive trails long before Sonoran Desert Drive was built, and
before much of the land was purchased and preserved by the City of Phoenix.
I must admit when my own community, Sonoran Gate began to form on the desert floor between the North
and South Sonoran Preserves (see below), I was certainly not a fan. I would watch from the top of
Ridgeback on one of my favorite hikes as Sonoran Gate started to take shape, week by week… and again, I
was not happy with what was happening to this pristine pocket of North Phoenix.
Sonoran Gate from Ridgeback mountain, May 21, 2016
Then one evening in 2018, I will never forget, I was scheduled to meet a friend at the Apache Wash
Trailhead for a hike. When I called her to confirm, she told me, “We’re not hiking tonight, come meet me at
the models by the trailhead.”
And so I did. I went home that night with three words for my husband… “Honey, we’re moving.” And that
was it. We’ve been living in Sonoran Gate going on 4 years and we could not be happier.
Once I saw the community of Sonoran Gate with my own two eyes, I changed from a person angry about
the project to one that was eager to volunteer to live in what I consider to be one of the most beautiful
places on Earth. We are truly blessed to be living in Sonoran Gate, and blessed by the people with the vision
and talent that have made that possible.
I appreciate all the planning and civil engineering that allows me to live where I do. I appreciate all my
neighbors in Sonoran Gate, even the scorpions, coyotes and rattlesnakes.
I support this rezoning and the Verdin project beause I can clearly see the thought and care that has gone
into it. I believe there are other families like ours that dream of living within walking distance of hundreds
of miles of preserved hiking and biking trails. The Verdin project will help make that happen for hundreds
of families who call Phoenix home.
If forced to stay at the current “one dwelling per acre zoning,” any home built will be considered estate-
sized and thus only available to the extremely wealthy and/or retired, thus blocking young families with
children from living in the area. That would be a tragedy. To put a little dig on our neighbor city, that would
be “SO North Scottsdale.”
It would be difficult for anyone to thank Taylor Morrison and their team for wanting to develop these 480
acres. Any development in the area will mark a time of change many of us are not ready to accept, just as I
was not ready to accept Sonoran Gate as it was being developed.
I do want to thank the City of Phoenix for saving the Sonoran North and South Preserves in the first place.
Things could look much different in the area today, and public access to the now preserved areas would be
much different had poor decisions been made decades ago.
I will thank Taylor Morrison and their team for the thoughtfulness of this plan, especially for NOT
proposing a golf course in this environmentally sensitive area.
Thanks, Councilman Waring, for considering a plan that includes families, children the environment and
community. It’s a good plan, and a uniquely Phoenix plan we can stand behind.
Sincerely,
Cynthia Weiss
From:
Don Bessler
To:
Jim Waring; Julianna Pierre; Council District 2 PCC
Subject:
Verdin Development
Date:
Tuesday, March 22, 2022 10:44:05 AM
Hello;
I am a resident of Phoenix and live in your Council District near the area currently under
consideration for development "Verdin" (for a Taylor Morrison Community. I am the
President of a firm P3 Systems Management which was created to help entities find the sweet
spot between People - Profit - Planet. In addition, I spent my entire professional
career working for municipalities as a Parks and Public Works Professional. In those roles I
was responsible for the stewardship of significant city infrastructure systems and public
property including sensitive Sonoran habitat. I am familiar with community General Plans,
Resource Management Plans, including programs like Urban forestry Programs, Urban Heat
Planning, Resiliency & Sustainability planning and programming. My wife and I use the
Phoenix Preserve often, including Apache Wash and Sidewinder Trail area. I have seen the
Planning signage up for several years and we assumed that it would become housing.
I wanted to register my support for the project that is being proposed. Given my professional
background, you might imagine that I have seen hundreds of development proposals over my
many years of service; the amount of care and thoughtfulness that has been brought to bear by
the developer and property owner is vastly superior to many that I have seen. Their
understanding of the place and context is solid, their desire to work collaboratively, beyond
meeting minimum requirements is exceptional. As parents of a young working professional,
(graduate of ASU) we are disheartened by the lack of housing ownership options that are
available for first time home buyers. Adding to the housing mix, with reasonable density
residential will only help his prospects. Cities and communities that truly understand
conservation should accept density within scale; environmentally, it certainly beats the
alternative. We are seeing an exodus of our finest and brightest leaving the valley to
communities that have better housing options. I believe that this will become even more
evident over time as remote working becomes a staple of our economic future. Again, as
parents and residents, this would be the worst for us. Being able to live where you grew up
should be a practical option for our young people.
Thank you for taking the time to consider my viewpoint.
Sincerely
don
Donald Bessler, PWLF
President
From:
Leigh Penny
To:
Jim Waring; Council District 2 PCC; Julianna Pierre
Subject:
Verdin Project
Date:
Tuesday, March 22, 2022 10:42:46 AM
I am a resident of the North Phoenix area and regularly use and benefit from the Sonoran
Preserve. I support the Verdin project. It’s my understanding that the Verdin property is
private property and has been planned for residential development for decades. Although it’s
not part of the City of Phoenix preserve area, the developers have gone to significant lengths
to make sure that Verdin fits in with the surrounding desert context. I support the developer’s
plans for preservation of washes, wildlife corridors and natural open space area. I am excited
by the public trails that will be created and which are a benefit to the entire community. I also
appreciate the developer’s partnership with the National Wildlife Federation. The desert is a
beautiful place, and this thoughtful development will allow private property to be developed,
but is also sensitive to its surroundings. Thank you!
Leigh Penny
From:
Kara Nicholls
To:
Jim Waring; Julianna Pierre; Council District 2 PCC
Subject:
Verdin Rezoning Request
Date:
Wednesday, March 23, 2022 11:26:38 AM
To whom it may concern -
I am writing to show my support for the Taylor Morrison project Verdin. After attending the
public meeting, where I did take the opportunity to speak. I want to reaffirm my support of
the project. Not only do I live near to the north side of the preserve but I am a founding and
current board member of the Desert Foothills Mountain Bike Association (DFMBA) and the
founder of the Cactus Shadows High School Mountain Bike Team. My family has been using
the trails where the preserve is today for over 15 years. The preserve has also been critical to
our efforts to "get more kids on bikes." It is no surprise that one of the things the kids like is
an occasional glimpse of the wildlife whether it be a rattlesnake, a tarantula, a gila monster or
a fox.
As a director of DFMBA, my family has spent countless hours working with the land
managers to ensure access, perform appropriate trail maintenance and educate the mountain
bike community about trail courtesy.
My commitment to preserving open space for the public benefit is shown through my long
commitment and the hands-on work I have done.
However as important as open space is to our community, I am concerned about the lack of
housing available in Maricopa County. As the county rapidly expands it is important for the
government to support available housing by allowing for that housing to be built. It is no
secret that our supply of housing does not meet the demand causing the price of both rents and
housing to become less and less affordable. Local real estate economists, The Cromford
Report and Elliot Pollack, cite lack of Housing as being a key driver in the fast pace of rising
housing prices. Maintaining the zoning to 1 acre per dwelling will not do enough to provide
the area with adequate housing. While I understand this development alone will not alleviate
the housing shortfall on its own, the City of Phoenix has a responsibility to balance the current
need for housing with this minor requests for rezoning to a somewhat higher density.
I understand and support the need to preserve the natural habitat and corridors for wildlife. I
want that for the community and my own friends and family. I believe Taylor Morrsion has
thoughtfully planned the community to allow for both the community to exist alongside the
preserve and wildlife corridors. I am very excited to access the south side of the preserve from
a connected trail with the north.
Sincerely,
--
Kara Nicholls
480 246 1605
From:
S. Altieri
To:
Jim Waring; Council District 2 PCC; Julianna Pierre
Subject:
Verdin Development
Date:
Thursday, March 24, 2022 10:43:41 AM
Dear Jim Waring and Julianna Pierre,
As a Desert Peak resident, I have researched the proposed, single-family, master-planned
community, Verdin, and am providing a statement of support.
We have resided in the Desert Peak community since 2018. The primary reason we selected this
community is its proximity to the Apache Wash Trailhead and other recreational areas that are
within a short drive from home. We use the trails most weekends, volunteer as City of Phoenix Park
Stewards, and we have become loyal customers of the businesses that require traveling to and
through the scenic areas that surround Desert Peak, allowing us to enjoy a beautiful, desert drive
while running errands. We could not imagine living in any other community in the Phoenix
Metropolitan Area…until we learned about Verdin.
The area surrounding Desert Peak has changed dramatically since 2018, and with the rapid and
ongoing population growth and increasing number of employment opportunities nearby, there is a
need to offer housing options to support the growth. For the Valley to continue to be a destination
for homeowners and employers, challenges with limited housing options will need to be addressed.
When we moved to the area, we recognized that changes would occur. Verdin will not only lend to
providing housing options, but as a homeowner to future communities that will become neighbors
to Desert Peak, I welcome a neighboring development like Verdin that celebrates the characteristics
of the desert environment. Verdin intends to integrate public trail corridors, view corridors, paseos
and edge open area spaces. The approach to the development incorporates sensitivity to the native
plants, wildlife, landforms and climate. Over seven miles of community paths and trails will
encourage community members and visitors to enjoy the outdoors and cherish the desert
environment as part of their daily lives. Plans for the development also include following design
guidelines for Verdin to become a National Wildlife Federation Certified Community. As an individual
with heightened interest in wildlife protection, this is among the most admirable of the features of
Verdin.
Although we love our Desert Peak community and have no intentions of moving, as homeowners,
we are now envisioning a future community that aligns precisely with the values that we uphold.
Verdin celebrates all that we appreciate about the area and look forward to seeing this development
progress to completion.
Warm Regards,
Sara Altieri
From:
David George
To:
Jim Waring; Council District 2 PCC; Julianna Pierre
Subject:
Verdin
Date:
Tuesday, March 29, 2022 11:47:29 AM
Please accept this letter as a statement of support for Taylor Morrison’s Verdin project along
Sonoran Desert Drive.
I live in the Sonoran Gate community, which was also built by Taylor Morrison and is the closest
residential subdivision to the Verdin project. I have met with the development team to learn about
the project. I welcome another Taylor Morrison community to the area as I have enjoyed my home
and community. Additionally, although Taylor Morrison is proposing additional homes in the area,
they are also proposing significant roadway investments that benefit the larger community.
I would like to see the Verdin project approved as I know from personal experience the quality that
Taylor Morrison will bring with this development and the associated roadway improvements. Please
distributed this email to the members of the North Gateway Village and Desert View Village.
Thank you,
David George
31311 N 1st Place
Phoenix AZ 85085
Electronic File Disclaimer: This e-mail and any attachments may contain privileged and
confidential information for the sole use of the intended recipient(s). If you have received this
correspondence in error, please notify the sender immediately by e-mail and permanently
delete this message and any attachments from your computer.
From:
Jane penny
To:
Julianna Pierre; Council District 2 PCC; Jim Waring
Subject:
Verdin project
Date:
Tuesday, March 29, 2022 10:40:13 AM
We are writing this letter to voice our support for the new Taylor Morrison project on Sonoran Parkway.
We live in the Sonoran Gate Community, also built by Taylor Morrison and the closest subdivision to the Verdin
project. We love our home and our community, and we are impressed with the thoughtful treatment of the desert
surroundings. After looking at the proposed project we feel Verdin will set the bar for any future development in
our beautiful desert.
Bill and Jane Penny
Sent from my iPad
From:
Vashti Supplee
To:
Steve Bowser; Julianna Pierre
Subject:
Verdin Project
Date:
Tuesday, March 29, 2022 10:08:07 AM
Hello Steve and Julianna-
I am writing as myself and I am not representing any entity. I have been keenly interested in
public trail connectivity for the Phoenix Sonoran Preserve north and south of Sonoran Desert
Parkway. I have had the opportunity to meet with Alex Stedman, planner for the Verdin
project. I made some suggestions to improve the project in terms of edge protections on the
east adjacent to Cave Creek Wash and public access. The Verdin team has largely adopted
these suggestions
I am unable to attend the upcoming Village Planning meeting on April 4th and I have the
following comments for the record.
The Verdin project team has been very responsive to suggestions that will contribute to the
desert character of the development, including a 25 foot natural area buffer on the east edge of
the property adjacent to Cave Creek. There will be public access along Mesquite Wash and
through the pedestrian Paseos to Phoenix Sonoran Preserve and Cave Buttes Recreation Area
land.
I support the following stipulations as part of PUD approval:
STIP #1: Public trail access easements, as approved by the City of Phoenix Parks and Recreation
Department, shall be provided for the Mesquite Wash Corridor Trail, and the Community Paseo
Paths that provide a connection to future trail connections to the Sonoran Preserve as identified
on the Verdin Pedestrian Circulation plan dated June 3, 2019 included within the Verdin PUD, to
ensure permanent public access through the Verdin community to the Sonoran Preserve. The
public access shall be designed in a way to restrict unauthorized motor vehicle access, as
approved by Parks. The specific location, design and timing of construction of the public trail
connections shall be coordinated with and approved by the Parks and Recreation Department.
STIP #2: A minimum 25 foot open space tract shall be provided along the eastern boundary of
the Verdin property to provide a transition to the Cave Creek Wash corridor. The open space
tract shall be considered a Certified Area Type “B” – Natural Revegetated Area with plant
material from the Approved Plant List: Green List.
Yours in Conservation,
Vashti "Tice" Supplee
918 W. Roosevelt Street
Phoenix, AZ 85007
vsupplee25@gmail.com
1
Julianna Pierre
Subject:
FW: April 5 Desert View Village Planning Committee
From:Wiele,Larry<LARRY.WIELE@aecom.com>
Sent:Thursday,March31,20222:38PM
To:AnthonyMGrande<anthony.grande@phoenix.gov>
Subject:April5DesertViewVillagePlanningCommittee
Anthony
IamaresidentoftheSonoranFoothillsdevelopment,locatedjusttothewestoftheareathatisbeingproposedfor
rezoningandchangestotherequirementsthatwouldberequiredfordevelopment.
WhileIunderstandthatthisareaisprivatelyowned,andissubjecttodevelopment,Iwanttoencourageyoutonot
changethezoningrequirementsorreducethedesertcharacterthathasbeenintendedforthisarea.These
requirementshavebeeninplaceformanyyears,andtheownersofthelandhavebeenawareofthese
requirements.Theserequirementsareforthegoodofthecommunityasthewhole,whilereducingtheserequirements
benefitsonlytheownersofthisland,andinfactincreasingthenumberofhomesinthisareawillhaveanegativeimpact
onthecurrentresidentsinthisarea.
IrequesttheDesertViewPlanningCommitteemembersvoteagainsttheitemsontheApril5PlanningCommittee
Agenda.
LarryWiele
2413WHorsetailTrail
Phoenix,AZ85085
From:
James G. Gaston II
To:
PDD Desert View VPC; Council District 2 PCC; jim@jimwaring.com; Joshua Bednarek; Julianna Pierre
Subject:
Verdin/McEwan 480 Project
Date:
Friday, April 1, 2022 2:47:24 PM
As a local resident, I am against any realignment/zoning amendment of Phoenix’s Master Plan
for the Sonoran Preserve as it relates to Taylor Morrison’s request for the Verdin/McEwan 480
Project, Z-62-18-2. Key objection elements of the amendment include:
1. Remove the Desert Character Overlay requirement
2. Build homes outside of existing infrastructure
3. Massive up zone, 3–5 houses per acre
The developer is seeking to transform the Desert Character Overlay around the Preserve.
Moving it north of Sonoran Desert Drive is actually removing it because north of Sonoran
Desert Drive is the Preserve itself.
Regardless of previous statements, if all Plan Amendments proposed are passed, the
development will not be “truly unique.” Nor will it be as the developer committed, “ . . . a
context-sensitive community that sets the bar high for any future development in the area.”
It seems all the developer sees is growth, not thoughtful development, or sustainability. This
Plan Amendment only benefits the developer and not the community or the Preserve.
I am not a “recreational activist,” as cited on a recent local newscast. My objections seek to:
a. Maintain the Master Plan as originally proposed
b. Recognize the dismal condition of the Valley’s current and future water supply
c. Maintain the overlay as the effective way to control development in the entire Preserve
area
James Gaston
Cave Creek, Arizona
From:
Anthony M Grande
To:
Julianna Pierre
Subject:
FW: Taylor Morrison Development North Gateway, Sonoran Preserve
Date:
Friday, April 1, 2022 5:19:55 PM
Anthony Grande
Planner II – Village Planner
City of Phoenix
Planning & Development Department
Long Range Planning
Office: 602-256-5648
200 West Washington Street
Phoenix, AZ 85003
-----Original Message-----
From: Jill Hoffman <jillchoffman123@gmail.com>
Sent: Friday, April 1, 2022 4:55 PM
To: PDD Desert View VPC <desertviewvpc@phoenix.gov>
Cc: Council District 2 PCC <council.district.2@phoenix.gov>; Mayor Gallego <mayor.gallego@phoenix.gov>
Subject: Taylor Morrison Development North Gateway, Sonoran Preserve
I was saddened to hear of the committee vote of 4-1 to allow all of Taylor Morrison’s requests in changing the
zoning and the North Gateway overlay previously planned. I was hoping that the density would not change, but at
the very least they would keep the desert character overlay that all the other neighborhoods in the area adhere to, per
city of Phoenix. I’m also very worried about the infrastructure in place now, will not support any more population,
not to mention the lack of schools in the area. My youngest will finish high school next year, but the overcrowding
in our schools in the North Gateway neighborhoods is horrible. We are not sending our kids to Barry Goldwater
because there is “room", and I assure you Boulder Creek does not have the room for the added population. That
school has a hard enough time getting teachers to drive so far north for the students they have now. The approval of
all things building, is not making an ideal neighborhood. The fact that 7 new apartment complexes are coming to
North Gateway, 5 of them in one area, proves you are not looking out for the interests of the current residents.
Schools and roads are not in place. These builders need to pay for the upgraded infrastructure and schools, just like
50% Norterra Canyon was paid for by the builder. Sonoran Foothills School came 8 years after promised, and has
been over capacity since the 3rd year it was open. The saddest part, is you are allowing a desert jewel you have been
entrusted with, to turn into urban sprawl. Along the I-17 corridor is where building was planned 30+ years ago, not
Phoenix’s beautiful Sonoran Preserve. We can never get it back. It takes a strong person to stand up for the land, be
that person for the generations to come.
Jill Hoffman
North Gateway resident since 2005
From:
Christine M Pedersen
To:
Julianna Pierre
Subject:
FW: Save Our Sonoran Preserve - Rezone Proposal
Date:
Monday, April 4, 2022 3:17:08 PM
Good Afternoon Julianna,
Please see below.
Thank you,
Christine
From: Sonoran Preserve <saveoursonoranpreserve@gmail.com>
Sent: Saturday, April 2, 2022 1:28:02 PM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: Save Our Sonoran Preserve - Rezone Proposal
Dear Councilmember Waring,
Recently I wrote to you about a test mailing Save Our Sonoran Preserve was doing to gage public
support for retaining the Desert Character Overlay District. The mailing was made to a sampling of
400 of the nearly 12,000 voters living near the Preserve. The test area is highlighted green in the
map posted at: https://app.box.com/s/bnui5b5w5ufyqidem2mmwfg0jofh1c6f [app.box.com].
I am pleased to report that the test mailing is showing an unusually high degree of deeply felt
support for the Sonoran Preserve among nearby voters.
We mailed the letter at the following link to 400 registered voters, half of which were Republican
and half Democrat: https://app.box.com/s/3wp1f022c56vu1j566ph0kdcmcbztdh8 [app.box.com].
The mailing to 400 voters has thus far generated 118 signatures of the petition
at: https://www.surveymonkey.com/r/sonorapreserve [surveymonkey.com].
A map showing the location where supporters live is
at: https://app.box.com/s/t0am8a0717ksk0o1sdalrgdc19zhlcdk [app.box.com]. As you’ll see support
is coming from voters living up to four miles from the Sonoran Preserve. And support is about equal
from Republicans and Democrats.
Nearly all of the petition signers provided the reasons for why they want the Sonoran Preserve
safeguards of the Desert Character Overlay District retained. These reasons can be viewed
at: https://app.box.com/s/405n9bnddchkl92qj29j1x1m0yx8xhun [app.box.com].
We anticipate that this test mailing will eventually result in a total of 150- to 200-petition signers.
Suffice to say, this test indicates a high degree of support among area voters for your efforts to
safeguard the Sonoran Preserve. I suspect though that supporters may be open to modifying the
areas in the bottom 2/3 of the Verdin property while keeping Desert Character Overlay in the top
1/3 so as to create a win-win compromise for both parties.
We are now planning a second survey mailing to 6,000 of the 12,000 nearby voters. Once we have
these results we will again share our results with you. Thank you again for working and meeting with
us this important issue.
Respectfully,
Dr. Gary Kirkilas
Save Our Sonoran Preserve
708-369-4566
*******
March 8, 2022
«FirstName» «LastName»
«Address»
«City», Arizona «Zip»
Dear «MrMs» «LastName»:
I understand that you, like me, live in the vicinity of the Sonoran
Desert Preserve shown in the map on the other side of this letter. I
assume that you, like me, treasure living near this fantastic natural area
and the opportunities afforded for hiking, biking, or just a pleasant drive
along Sonoran Desert Drive. If this is true then please consider signing
the petition at the following address: ceds.org/sosp or scan the QR code
to the right with your phone or tablet camera then tap open
‘surveymonkey.com’. Every signature we get goes a long way.
At issue is a proposal to double or triple the number of housing units that can be built on
the Verdin site (see map). Development in this area is guided by the Desert Character Overlay
District which allows growth but with a number of measures to safeguard those Sonoran Desert
Preserve values we treasure.
The Verdin development company has asked the Phoenix City Council to ignore the
Desert Character Overlay District. If granted, Sonoran Desert Drive traffic volume could go
from 8,300- to more than 20,000-trips/day from this one development. Other potential growth
along this corridor could raise Sonoran Desert Drive traffic to nearly 50,000 trips/day or more!
Sonoran Desert Drive traffic volume is already at a point where additional bike safety
measures are needed. While there are proposals to add these measures, there is a point where
traffic volume becomes so great that cycling or just walking is no longer enjoyable.
Doubling to tripling the number of nearby homes would detract from the true wilderness
essence of the Preserve. Additionally, abandoning the Desert Character Overlay District is like
turning our back on the beloved Sonoran Preserve - eliminating the protections that were
thoughtfully placed to maintain the uniqueness and beauty as well as ensure maximum
conservation of the incredible ecosystems while allowing a reasonable amount of development.
It is for these reasons that I ask you to sign the Save Our Sonoran Preserve petition
urging Jim Waring and other Phoenix City Council members to require that Verdin and other
development fully comply with the Desert Character Overlay District safeguards.
SAVE OUR SONORAN PRESERVE
Dr. Gary Kirkilas, Chair
(708) 369-4566
21001 N Tatum Blvd STE 1630-238
saveoursonoranpreserve@gmail.com
Phoenix, Arizona 85050 supportpubliclands.com/arizona/save-our-sonoran-preserve
Over, pleaseÆ
Please contact me at saveoursonoranpreserve@gmail.com or (708) 369-4566 if you have
any questions.
Sincerely,
Dr. Gary Kirkilas, Chair
Reasons Provided By Phoenix Residents for Why They Signed the
Save Our Sonoran Preserve Petition at:
https://www.surveymonkey.com/r/sonorapreserve
WeneedtodoeverythingwecantoprotecttheSonoranDesertPreserve.Thereshouldn’tbelotsofhomes
there.We’vealreadytakensomuchofthenaturalhabitatanddevelopedit.Weneedtoleavelargechunks
alonesothatthoseanimalsthatliveinthedeserthaveaplace.Ilovehavingthewildernessnearbyand
untouched.Increasingthenumberofhomesnearthepreserveisaskingfortroubleanddisplacingsomanyof
thedesertanimals.Iboughtoutheretobeclosetonaturenottobringthedowntowntraffichere.
Trafficonthepreserveroadisalreadyquitebusyduringrushhour.Addingmorehomeswillincreasethedanger
oftheroadanddamagethebeautifuldesert.
IlovedrivingontheSonoraDesertDr.andseeingourbeautifuldesert.Iandmyfamilymembersalsoenjoy
hikingandbikingonthetrails.
Ihavelivedinthisareaforover16yearsandamanativeArizonan.TheCityhasdoneawonderfuljobon
SonoranDesertDrive,intermsofincorporatingareastorecreateandenjoytheunbelievabledesertscenery
withintheSonoranPreserve.Ihavehikedtheareaandmarvelatthebeauty.Increasingtheplannedhousing
unitsbymultiplesoftwoorthreewillsignificantlydetractfromthearea'sbeautyandtranquilityandaddan
unsustainableamountoftrafficandintroduceecologicaldamagetothearea.Thereisareasonsomuchland
wasdesignatedasapreserveallthoseyearsago.Itshouldstaythatway.
ThePhoenixSonoranPreserveisoneofthefinestusesoftaxpayerdollars.Theabilitytohikeandmountainbike
onmilesandmilesoftrailsisoneofmyfavoritepartsoflivinginNorthPhoenix.Wearealreadyinundatedwith
apartmentcomplexesandhomedevelopmentswithplentyofinventory.Plus,thereisplentyoflandavailable
fordeveloperstobuildonthatwon’twreckoneofthebestthingsthattheCityofPhoenixhasdoneinthepast
coupledecades.
Theinfrastructureisnotsetupforadevelopmentofthissizeandthetaxpayersshouldn’tbearthecostto
Idrivethisroadregularlyandit’salreadygettingoverpopulatedwithtrafficwiththecurrentdevelopment.
MorehousingandconstructionwilltakeawaythenaturalbeautyoftheSonorandesertpreserveandwillalso
increaseunwantedtraffic.
Weliveinthearea,havehikedthesetrails,ourtwoboysattendednearbyCCUSDHorseshoeTrailselementary
school,andI’dsaythatingeneralwehaveastrongdesiretoactasgoodstewardsofthislandandtherefore
haveavestedinterestinmaintainingthebeautyoftheSonorandesertpreserveandourbalancewithnature.
Thiscityisgrowingsofast&weneedtopreservesomeofthebeautifuldesertlandscape.Ifwekeepbuilding
morehouses,wewillhavenothingleft.Wedon’tneedmorehouses!!
Wedonotwantthisnewdevelopmentbecausewelovethenaturaldesertwechosetolivenear.Inaddition,we
doneedtheexcessiveamountoftrafficthatsuchadevelopmentwouldcause.
AsaresidentofanearbycommunityIamconcernedthatthetrafficthatwillbegeneratedbytheproposed
Verdincommunitywillpresentmanysafetyconcerns.ThePreserveprovidesatranquilenvironmentthatwill
mostlikelychangedramaticallyincharacterifthisdenselypopulatedcommunityisbuilt.Idon’tmindsome
buildingalongtheroutebutonlyifitisnotpopulatedasdenselyassomeofthesurroundingdevelopments.
Ourhousebacksuptothedesert.Weboughtthathousebecauseitbacksuptothedesert,Iwanttotokeepour
viewandourslowersimplelifestylethereandnotturnitsintoabigcityfeel.
Wouldcauseanoverpopulatedareathatismeanttobepreservedfornature.Wouldruinhikingandbikingdoto
theamountoftrafficandwouldbecomedangerous.Wouldeffecttheviewsandtheabilityforpeopleenjoythe
scenery.Wouldalsoeffectthewildlifepushingthecoyotesandjavelinasintoresidentialareas.Whichthey
belonginthedesert.
Thiswouldcausepollutiondustnoiseandwouldbeharmfultoourhealth
Thereisnoneedforadditionalhousinginourareaspecificallysonearaprotectedpreserve.Thereisnotenough
watersosupporttheadditionalhomesandbusinessesthatcomewithadevelopmentsuchasthis.
Naturalbeautyalongwithreducednoise,trafficandnightlights.
WeliveintheSonoranGatecommunity.I’malsoacyclist.Wemovedheretoescapecongestionandenjoythe
outdoors.Allofthatisthreatenedwiththiscurrentbuildingfrenzy.Whywouldweabandontheexpresspurpose
ofthesePreserves,socarefullyplannedanduniquelyexecuted?!Andwherearewefindingasustainablewater
supplyforthisunbridleddevelopment?Thisismadness.
Nowantinganymorehomedelveloperstearingupthepreserves.WiththeadditionalVerizonzonesitethere
willbetomanydangerousEMF’sinthecommunity
ThebeautyoftheSonoranPreservewillbereplacedwithurbanarea????Duringthehikeorbikeridearewe
supposedtoadmirethehouses???
TjhisisthelaststripofSonoranDesertleftinPhoenix.I'msorrythepreservedoesn'tborderDoveValley.Whats
doneisgonedonotmakeitworseby3Xthenumberofpeople
Noneedformoredevelopmenteatingupourdesert.
IamveryconcernedabouttheadditionaltrafficvolumethatwillbearesultoflargeVerdincommunity.Iama
triathletewhousesSonoranDesertDr.dailyfortrainingandwiththeincreasedtrafficIfearformysafety.In
addition,wemovedtothisarea(85085)forthebeautyofthedesert.AbandoningtheDesertCharacterOverlay
Districtwilleliminatetheprotectionsthatwereplacedtoensureconservationoftheecosystemsinthearea
whilestillallowingforsomedevelopment.ThelargenumberofhomestheVerdindevelopmentcompany
proposestosqueezeintothisareawilldetractfromthewildernessandbeautyofthePreserve.Yet,another
areaofconcernwouldbetheovercrowdingofschoolsintheDeerValleySchooldistrict.
Weneedtoprotectourbeautifuldesert.Therearemanyotherareastobuildonsowecanallappreciatethe
scenery.Afterallthisiswhywelivehere.
Keepingsomesemblanceofthedesertlifestyleiswhywemovedhere.Donotignorethesafeguards.Reducethe
numberofhousingunits.Whydoyouwanttodobusinesswithacompanywhichclearlydoesnotrespect
nature,butonlytheeconomicbottomlineͲ$
Enjoybicyclingthroughthepreserve.Theroadistoonarrowforthetrafficalreadyusingtheparkway.
ThiszoningwouldbeuncharacteristicoftheSonoranpreserveandcityparksurroundingthesite.
ItravelSonoranDesertDriveeverydaybecauseIliverightoffofit.Itisabeautifuldrive,butalsoonethatis
verysereneandpeaceful.IamconcernedthatallowingtheVerdincommunitytobebuiltattherequested
densityitwillcauseagreatimpactandstresstothedrivethroughthePreserve.Eveniftheroadisexpandedto
morelanes,thisroadwillbecomeadangerousrouteforthebikersandhikersinthearea,nottomentionthe
drivers.Pleasedonotallowthedensityforthisnewcommunityasrequested!
Weneedmoreopenspaceandalreadyhaveenoughhomes!
Weselectedthisareatolive,inpart,basedonthefeelingofbeingclosertonature.TheSonoranPreserveplayed
abigpartinthatfeeling.ThelossofanyPreserveopenspaceortheincreaseintrafficthruthePreservewill
diminishthatfeeling.Pleaserequirealldeveloperstocomplywithexistingdeveloprestrictionsanddonot
"lessen"thoserestrictions.ͲThankyou...
Ihavelivedinthisareafortwentyyearsanditisgettingsocrowdedandoverbuilt.Wemustpreserveopen
outdoorspaceforpeopletoenjoythepeaceofthedesertandrecreationareasthatareourArizonatreasures
ThebeautyofthisPreserveareashouldbePRESERVED.ThereisareasonwhytheDCODexists.
Trafficcongestion,pedestrianandbicyclesafety.Preservingthisareafromdevelopment,asenvisionedbythe
DesertCharacterOverlayDistrict.
Toomuchhousingbuildout,let'sslowitdown
Toomuchhousingbuildout,needtoslowdownalittle
Iwanttoprotectthewildernessandessenceofthepreserve.Ithoughtthislandwasprotectedfromfuture
housingdevelopment
Thisareaisimportanttousaswehikeandbike.Knowingthatpreservewillalwaysbeheremadebuyingour
homeeasy.Wewouldlikeforalldevelopmenttomindandtakecareofourdesertspaces.Thereisareasonthe
DesertCharacterOverlayDistrictwascreated.Toignorethiswouldbeatragedy.
ItisveryimportanttoretainournaturaldesertandtheSonoranPreserve.
Wespecificallymovedtothisareab/cofthepreserveandthepeacefulnessthatitbringstoourlivesand
neighborhood.Districtguidelinesareinplaceforareasonandshouldnotbeadjustedforagreedydeveloper.
Thisismyneighborhood..Ilivehere.Ihikethesebeautifultrailsfivetimesaweek.Thereareplentyofacresof
desertinotherareas.Peoplecomefromalloverthevalleytohikeandbikehere.Thislandhasbeensetasidefor
thisandshouldnotbetakenaway.
Thegrowthinthisareaisalreadyatanalltimehigh.ThissmallareaofdesertPRESERVEiswhymanyofus
movedtothearea.ThePRESERVEisusedbyhikersandbikersasabeautifulgetawaythatisinourbackyard.
Everyotherinchhasalreadybeendevelopedbyapartmentcomplexes.Enough!!LeaveourPRESERVEalone!!
IlivearoundthecornerinSonoranFoothillscommunityandoneofthereasonswemovedherewastobeable
tobikeonDoveValleyandSonoranDesert,aswetrainforTriathlonsyearround.Everycaryouaddtothese
roadsmakesthismoredangerousforus.IhavealmostbeenhittwicebycarscomingoutofSonoranGate
community.Theproposeddevelopmentofover1400homeswilldestroythisveryspecialarea.
Trafficismymainissue.AsaSonoranbikerouteitisbecomingmoreandmoredangerousforbikers.School
trafficonmainroadsandthroughneighborhoodsalsohasbecomemoredangerous.Wildernesscanneverbe
recapturedoncehomesarebuiltsowehaveaonceinalifetimedutytosavelandforconservationandwildlife.
asathirdgenerationnativezoney,Ihaveseentoomuchofourbeautifuldesertturnedovertodevelopers.We
mustpreservetheveryassetthatdrawssomanytomovetoourwonderfulstateͲfindabetterbalancebetween
growthandpreservation.IrecentlymovedtoahomeinSonoranFoothillstoenjoythisbeautifularea.Please
donotallowthegreedofdevelopersoverbuildourdesert.
Iabsolutelylovethebeautyofthedesertandtheopportunitywehavetogetoutinthepreservetohike,run
andbike.Iamanavidtrailrunnerandhikerandwouldbedevastatedifwelosethatabilityjusttomakewayfor
morehouses.
IliveinSonoranGate.IhikeApacheTrail.
Ilovehikinginthepreserve.Anyonewhointendsonbuildinganywhereclosetoitneedstofollowtherules.
Ourdesertisatrisk.Weneedyoutoprotectitbyrequiringthebuildertodotherightthing.
Imovedherein2007tobenearthisgreatpreserveandtoliveI.Aquietcommunity.Addingthismuchhousing
developmentswillforeverimpactthisnaturalenvironment
It’simperativetopreserveandprotectthewildlifeandtheirnaturalhabitat.Thisareaisalreadyexplodingwith
growth&traffic.
Thereasonwemovedherewasthebeautyandtranquilityofthedesert.Wewerenotawareoftheproposed
‘citylike’communityVerdinwishestobuild.
TheSonoranDesertDriveisabeautifulnaturalareathatneedstobepreservedforfuturegenerations.Thereare
plentyofotherplacestodevelopclosertotheIͲ17
TheSonoranPreservealongSonoranDesertDriveallowsuscloseappreciationofthescenicdesertandits
thrivingecosystem.Otherpartsofthevalleyarebetterequippedforgrowthandinfill.Weneedtoembrace
densitywherethecityismorepreparedtosupportit.Thispatchworksprawlintotheouterreachesofthedesert
chopsuptheexpanseofhabitatunnecessarily.Ifitcontinues,wecanonlylookforwardtosmallpatchesof
desertbrushbetweenhomesasopposedtomilesofouruniquedesertthatwecanallenjoy.
Therehasbeenenoughdevelopmentinthisarea.Stopcrowdingoutthewildlife.
Thisareaneedstobepreservedasoriginallydesignedinorderforthemembersofthiscommunitytoenjoya
placetogetawayfromalltheoverdevelopment.
Wemoveduptothisareatoenjoythebeautyandtranquilityofthearea.Nowitisbeingthreatened.Wemoved
uptothisareatoseeourbeautifuldessertinitsnaturalhabit,andnowit'sbeingthreatened.Wemoveduphere
becauseitwasagreatdreamcometrue,andnowthatdreamisagainbeingthreatenedbythosewishingto
makemanydollarsoffthelandandenvironmentthatbelongstousall.Please,pleaselet'sstopthistravesty.
Thanksforreadingmyinput.Wejustsoloveituphereandhopefornomoregrowthanddevelopment.
WithalltheapartmentsbeingbuiltonthewestendbetweenDoveValley&SonoranDesertDrive,thetrafficwill
becomejustlikethecitystreets—noisyandcongested.Verdinproposingadditionalhomeswillmakeitthat
muchworse.Inaddition,wemovedtothisareabecauseoftheSonoronDesertPreservewhichisbecomingnon
Conservationwillprotectthewildlife.Drivingthemoutoftheirnaturalhabitatcouldputsomeanimalsatriskof
extinction.Thereareotherdesertareas/landthatcouldbebuilton.Preservingwillhelpreduceourfootprintand
helpreducetrafficandpollution.
EverywherenearSonoranpreserveanddesertdriveconstructionsarehappening,it’saverybeautifulhikeplace
toenjoyqualitytimewithfamilyandfriends,asaneighborhoodresidentIwouldliketokeepitbeautifulandnot
havehomesafterhomesgettingbuiltthere…therearehardlyanycommunityparkgettingbuiltinthearea..
Iamanavidhiker.Ienjoybeingabletoseenature,plantsandanimals.Wearealreadytakingsomuchnatural
habitatfromdesertlife.Overcrowdingthepreserveareaincreasespollutionbyhumansandtheirmachines.
Furthermore,lightandnoisepollutioncreateadditionalissues.Pleaseconserveourpreserve.
Iamanavidhiker.Ienjoybeingabletoseenature,plantsandanimals.Wearealreadytakingsomuchnatural
habitatfromdesertlife.Overcrowdingthepreserveareaincreasespollutionbyhumansandtheirmachines.
Furthermore,lightandnoisepollutioncreateadditionalissues.Pleaseconserveourpreserve.
IfrequentlyrecreateintheareaͲitisfrequentedbyalotofpeople.Bothontheroadwithlimitedtrafficandon
thetrails.ItwouldbedetrimentaltothefoundationofthePhoenixPreservestotakeawaylanddedicatedto
openspaceandlettingdeveloperstearitapart.Developerscangetlandfurtheroutontheoutskirtsoftownto
developͲnotareasalreadydedicatedasopenspaceforalltorecreatenowandfuturegenerations.
Ihikethruthepreservealmosteveryday.Itisabeautifulandpeacefulareaamidthecity.Losingthisareato
Koreahousingwouldbeawful.Thereissomuchdevelopmenteverywheresothesespecialareasarebecoming
allthemoreimportanttospareornotoverdevelop.Onceitisgoneitcannotbereplaced.Pleasedon'tletthis
wonderfulareaberuinedbymoreoverdevelopment!
Itisaverypeacefulplacetohike.Myfamilygoestherefrequently.ThebeautyofSonoranDesertDrisso
beautifulitshouldnotbedisturbed.
It’svitaltokeepthepreservenaturalanduntouchedfortheuseofhikingandsupportingoutdooractivities.
Withouttheregulationsinplacetherewouldbenopreservetouseandadmire.Theanimalsinthepreserve
wouldbegreatlyaffectedbyalargerpopulationcrowdingthem.
it'sanaturaltreasurethatisspecialandneedstobeprotected.
LivingbythebeautifulSonoranMountainPreserveareaandSonoranDesertDrive,allowspeopletointeract
positivelywithnatureandtheenvironment.Thisisnecessaryforpeople’sphysicalandmentalwellbeing,which
weallrediscoveredduringthepandemicwhenitwasoneofthefewthingspeoplewereallowedtodo.The
MountainPreserveallowspeopletoconnectwithnatureandenjoythepeacefuloutdoorenvironment.The
peopleinthearealovetheopenspacesandserenitythattheSonoranDesertMountanPreserveprovides.They
walk,bikeorhikeintheneighborhoodeveryday.Ifthesedevelopersareallowedtooverdevelopthisbeautiful
areaitwillbeadetrimenttothealreadyestablishedneighborhoodsbyincreasedpopulationthroughclustered
housing,traffic,safety,noiselevels,overcrowdedschools,andahostofotherissues.Thismountainpreserveis
vitaltothewellbeingandsafetyofpeoplewhochosetoliveforhereforabetterqualityoflife.Pleasedon’t
allowthesedeveloperstodestroytheMountainPreserve.Thankyou
Maintaindesertpreserve,congestion,qualityoflife,saferplacetoenjoydesertwithexercise.
MyfamilyandIlovehikingintheSonoranPreserve.It’showwespendourweekends.Wewouldhatetolose
anymoreoftheland,theatmosphere,theanimals.Pleasesavetheland.Thankyou
MyhusbandandImovedintotheareaspecificallyforthetrailsandwildernessoftheSonoranPreserve.Wehike
thetrailsatleasttwiceaweekwithourdogs.Pleasedonotallowmoreencroachmentjustforthesakeof
makingmoremoney!Iamaretiredregisterednurseandservedtheindigentpopulationsandcan'taffordto
moveagain.Pleasestopthis!
Myselfandsomanyofmyneighborsandfriendshikethisareaonaregularbasis!Thereisanestthatanowl
comesbacktoeveryyear!Therearebeautifulfeesoftheamazingareainwhichsomanyofuscallhome!Please
don’tdestroyanareaweloveandcherish
Needtopreserveasmuchofourbeautifulmountainsaspossible
OurfamilyenjoysthescenicdrivedownSonoranDesertDrive.I’msaddenedtoheartheyalreadyhaveplansto
developsomeofthatland.ThedessertlandscapeandeasyaccesstotrailsfromFiresideareuniquetolivingin
NorterraandIwouldhatetoseethatchange.It’salreadybecomingovercrowdeduphereandtrafficiseffected.
Pleaseconsiderpreservingourbeautifuldesertlandscape.
Ourwildlifeisbeingdisplacedandsoonwillnothaveaplacetolive.Peoplewantthemkilledastheyareafraidof
them!WewillliveinadenserareaanditwillsoonfeellikeNYCity!Wemustfindabalanceforall.
QualityofLifewillbedestroyed!Letusstartwithhabitatdestruction.Thenlet'sdiscussthewatershortage.
September2021,itwasreportedthattheBureauofReclamationhasdeclaredawatershortageontheColorado
River,whichmeansthatArizona,alongwithNevadaandMexico,willgetlesswaterthannormalby2022.Ifwe
continuetodestroyourdesertwithunnecessarydevelopmentforthesakeofthealmightydollarthenwemight
aswellliftallrestrictions.Whenwillitend?Whenisenoughgrowthenough?MaricopaCountywasthenumber
onecountyinthenationforgrowthinthepastyear.Thisneedstostop!Wearedestroyingourhumanhabitat
byallowingthesedeveloperstobullytheirwayintotheseareas.Nowlet'sdiscusssafety?LookatourPolice
Deptorlackthereof.Wecan'tsustainthisridiculousgrowth.Pleasedowhatyoucantohelppreserveour
beautifulSonoranPreserve!
QualityofLifewillbedestroyed!Letusstartwithhabitatdestruction.Thenlet'sdiscussthewatershortage.
September2021,itwasreportedthattheBureauofReclamationhasdeclaredawatershortageontheColorado
River,whichmeansthatArizona,alongwithNevadaandMexico,willgetlesswaterthannormalby2022.Ifwe
continuetodestroyourdesertwithunnecessarydevelopmentforthesakeofthealmightydollarthenwemight
aswellliftallrestrictions.Whenwillitend?Whenisenoughgrowthenough?MaricopaCountywasthenumber
onecountyinthenationforgrowthinthepastyear.Thisneedstostop!Wearedestroyingourhumanhabitat
byallowingthesedeveloperstobullytheirwayintotheseareas.Nowlet'sdiscusssafety?LookatourPolice
Deptorlackthereof.Wecan'tsustainthisridiculousgrowth.Pleasedowhatyoucantohelppreserveour
beautifulSonoranPreserve!
Somanyanimalswillgetdisplacedfromtherenaturalhabitats.
TheDonoranapreserveisapeacefulareausedbymanypeopleforhiking,mountainbikingandhorseback
riding.Addingmorehouseswillincreasethenumberofpeopleusingthetrailsaswellascreatemoretrafficin
ThepreservegivesushikingtrailsandallowseveryonetoenjoythebeautyoftheArizonadesertandwildlife.It
wouldalsodramaticallydecreasepropertyvaluesforthepeoplevotingforyoutoremaininoffice.
Thisareaisgreatlyusedforhiking,biking,trailrunning,andoutdoorrecreationalactivities.Wedonotwant
overdevelopmenttoruinthenaturalaesthetics,significantlyincreasenoise,orpollutionthatwoulddegradethe
valueofthetrueremainingwildernessintheSonoranDesertPreserve.Pleaseseektoenforceandupholdthe
DesertCharacterOverlayDistricttowardtheVerdinprojectandothersubsequentproposals.
Thisisabeautifulandvibrantpartofourcommunity.Don’tdestroyitbyaddingadditionalresidential
development.Oncethosehousesgetinthere,theyaregoingtobecomplainingandadvocatingforcommercial
developmentbecausetheydon’twanttodrive20minutestoshopsandrestaurants.Beforeweknowit,allof
thepreservewillbegone.Thehikingtrails,thenature,andtheareaispristine.
ThisisadesignatedDesertSonoranPreserve.Theestablishedtrailsareusedbythousandsandthepreserve
hostshabitatforArizonawildlifeincludingjavelina,bobcat,coyote,raccoon,groundsquirrelandmanymore.
ThereareavarietyofbirdandreptilespeciesGilaMonster,greathornedowl,roadrunner,gamblesquail,Inca
dove,Cardinals,spottedwhiptailandchuckwallalizardstomentionafew.ThisareaofPhoenixcannotbe
expandedintoalegislatedpreserve.Toomanyapartmentsintheareahasalreadyincreasedcrime,drugsand
trafficcongestion.AnyadditionalhousingandapartmentdevelopmentrequestsinthenorthPhoenixareamust
bedenied.Respectfully,BillShackelford.VotingResident
Usethatareatobikethetrails.Wanttokeepthespacenaturalbeautynotfilledwithhomes.
Wanttokeeparealowertraffic
Welovethebeautyandtranquilityofthedesert.
WelovethebeautyoftheSonoranPreserve.Pleaseprotectwhatisleftandsavethebeautyofthedessert.
Welovetohikethisbeautifularea.AlsothedrivedownSonoranparkwayisincredible.Wemustpreservethis
desertnotonlyforhumanenjoymentbutalsothewildlifethatcallithome
Weneedtokeepasmuchnatureuntouchedandbeautiful.
Weneedtopreservethebeautyofournaturalhabitats.Therearealreadyplentyofplacesthatarezonedfor
building.Pleasedonotletgreedruinourneighborhood.
WeneedtopreservethebeautyoftheSonoranPreserve.
Weneedtopreservetheopenspacesthatattractsomanytotheareaforrecreation.Thereisalotofbuildingof
highoccupancyunitsandhousingunderway.Schoolsarealreadyatcapacity,newservicesarebeingbuilton
Jomaxtoeasetheinflux,roadinfrastructureneedstobeinconsiderationto.
Whilethecontinuedexpansionofhomesandbuildingintothisareaisinevitableandneeded,themaintenance
oftheDesertCharacterOverlayisimportanttokeepthebeautyandfeelofthisarea.Theresidentswholive
heremovedhereforareason,andweappreciatetheforethoughtthatwentintotheDesertCharacterOverlay
originally.Pleasedonotabandonthis.Itwouldbeonethingifthebuilderwerebuildingreasonablypriced
homestoassistwiththeaffordablehousingshortage,buttheyarenot.Thisrequestispurelyforthefinancial
advantageofthebuilderandthedetrimentofourcommunity.
Becasuewehikethetrailsregularlyandthefeelingofbeinglostinnaturesoclosetohomeisspecial.Itshould
beprotectedandIhopemydaughtercanenjoyitthesamewayoneday.
IliveintheSonorandesertnorthofPhoenix,Don’twantitdestroyedbycontinuingbuilding.Leaveitinit’s
naturalstate,sowecanenjoythedesertforgenerationsplease.
Pleasepreservethebeautifuldesert.
Withalltheplanneddevelopmentinthearea,Ihaveamajorconcernabouttheinfrastructure,andeven
plannedexpansion,beingabletosupporttheadditionalhousinginthepreserve.Partoftheappealofourareais
thedesertbeauty,soadditionally,overturningdistrictsafeguardsnotonlydamagesthenaturalenvironment,
butrisksallthosethatalreadylive/workinthiscommunity.
IbelievetherearemultiplereasonsforkeepingourviewsforalltoenjoyͲtopreservethedesertandthe
animalsͲsowecanenjoythesolaceinthiswonderfulareabywalking,biking,drivingorjustplainrelaxinginthe
outdoors.AlsodrivingonthisSonoranstretchofroadcurrentlyneedsmorerestrictionsͲsuchastrafficlightsat
allintersectionsforturning.MuchspeedingͲneedtohavemoremonitoringofspeedrequirements.Adding
morehousingisjustgoingtoaddtoaloseofthedesertpreserveandimpossiblestreet/roadconditions.When
webuiltourhomehere,weweretoldthattherewererestrictionstokeepourdesertpreserved.
WiththeamountoftrafficonSonoran/DoveValleytoday,whenwepulloutofSonoranGateCommunity,itis
takingachanceonyourlifewhenneedingtoturnleft.Whywouldanyoneapprovemorehomebuildingtoget
moretraffic?AlsocarsͲandtrucksͲarespeedingbetween55Ͳ70milesanhouronthisstretch.Youshouldhave
trafficlightsatallintersectionsforturningtraffic.Also,Let'sSaveOurDesertViewsͲthat'swhywebuiltahome
Ibelievehonoringthemeaningofthepreserveisofutmostimportance.
Myfamilyhikesandmountainbikesseveraltimesperweekonthesetrails.Wetrulyappreciatethislandand
wouldnotwantitsinhabitantstobedisruptedanyfurtherthantheyalreadyare.
ThesceneryisbeautifulalongSonoranDesertDriveandtoseesectionsofitbeingdevelopedforhousing
projectswilltakeawayfromthebeautythatwehaveallcometoloveaboutthisarea.
AsaresidentlivingatFireside,Ihaveseenjavelinas(uptoadozenatatime)andotherwildanimalscomeupto
ourhomelookingforfoodandemptyinggarbageatnight.Bytearingdownmorenaturalandwildhabitatfor
additionalhomeswillonlyincreasetheexistingproblemsfortheanimalsinthedessertwhenmoreoftheir
naturalhabitatistorndown.Stoptearingintothenaturalsurroundingpreserve.
WemovedtoourcurrenthometoenjoythebenefitsofhavingaccesstotheSonoranPreserve.TheDesert
CharacterOverlayDistrictwascreatedtopreservetheintegrityofthispreciouscommodity,ifitisignored,the
beautyandrecreationalbenefitsofthepreservewillbesignificantlyreduced.
Iparticipateinrunningandhikingintheareaandtreasurethenaturalbeautyofthedesertlandscape.
WehaveoverpopulatedtheNorthPhoenixareaalreadywithmanydenseresidencies,namelyapartment
complexesandtownhomes.Ibelieveweneedtoslowdownandconsiderexpansioninadifferentdirectionso
thatwedon'tlosemanyofourbeautifulmountainandnatureparcelsthatweneedtosave.Ifeelthisisbeing
rushedandhasnotbeenthoroughlyreviewedandvetted.
I’velivedinthepreserveareasinceIwasverylittle.Weneedtokeepthedesertadesert,ournativeanimalsare
continuallybeingforcedtocohabitatewithhumansandit’snotgoingwelk.Continuetogivethemtheirspace
sothatwecanalllivetogetherwithouthostileinteraction
Hikingandtheoverallaccesstotheoutdoors
Myconcernisforpublicsafetyfirstandforemost.InadditiontothewideningoftheSonoranroadwayandthe
disregardfortheserenityofthedesert.FinallyIfeeltheCityisgrowingtoofastwithlittleregardforPublic
Safetyandinfrastructuregrowth.
Thisissoimportanttoprotectthenaturalbeauty,wildlife,ecosystems,andquietqualityoflifethatdraws
peopletotheareaandthestateingeneral.Pleaseacttopreventthepotentiallyirreparabledamagediscarding
thesesafeguardscouldcause!
Weneedtomaintainthebeautyofthevalley.Areasneedtobeprotectedandrespectedsoallcanenjoy.
IusetheSonoranpreservealmostdailytogetabriefreprievefromtheovercrowdingofPhoenix.Theabilityto
brieflyenjoythedesertviewswithoutseeingendlessdevelopmentsandchokingsmogofcarsiswhywedecided
toliveinthisarea.
PleasefollowtheDesertCharacterOverlayDistrictplan.Keeptrafficlowandundevelopedlandsowecanenjoy
thepreserve.
TheSonoranpreserveisaspotwhereIhike,bikeandrun5Ͳ6timesperweek.Itrulyenjoythebeautifulnatural
preservethisareahas.TheanimalsIseeduringmyadventuresisalsopriceless.Itrulyhopethispetitionmakes
achange!
From:
Anthony M Grande
To:
Julianna Pierre
Subject:
FW: Z-TA-5-18-2 (Companion Cases Z-62-18-2, Z-75-18-2, and GPA-DSTV-1-18- 2)
Date:
Monday, April 4, 2022 9:54:09 AM
Attachments:
CB_ltr_2019_cmt.docx
Anthony Grande
Planner II – Village Planner
City of Phoenix
Planning & Development Department
Long Range Planning
Office: 602-256-5648
200 West Washington Street
Phoenix, AZ 85003
From: Mandy Fellows <mandy.fellows12@yahoo.com>
Sent: Monday, April 4, 2022 7:17 AM
To: Anthony M Grande <anthony.grande@phoenix.gov>
Subject: Z-TA-5-18-2 (Companion Cases Z-62-18-2, Z-75-18-2, and GPA-DSTV-1-18- 2)
Dear Mr. Grande,
In regards to the above subject items scheduled at Desert View Village Meeting on 4/5/22.
First, I have attached a letter written by Dr. Sullivan in 2019 regarding this immediate area. He and a
team from ASU have spent the past 32 years study the elite wildlife and fauna. I would like his letter
distributed, again, to the Village committee. It was given to participants in 2019 when this same
Development was presenting at that time. The letter speaks for itself
Second, I would like to formally request a FEMA study of this Floodplain Designated area prior to the
topsoil being disturbed. Any movement of this Floodplain will create significant increases into
Apache and Cave Creek washes that surround this proposed development. In addition, the bridges
on Sonoran Parkway for these two washes need to be re-evaluated for increased flow! Their bottom
of girder elevation is just at the FEMA 100 year flood flow and they could potentially be wiped out
with increased water activity. These two bridges, if wiped out during a massive monsoon rain, would
strand any homeowners as the access roads out of the development are only between these two
bridges.
Lastly, I would like the committee to understand that the Desert Character Overlay has been in place
since the Sonoran Parkway was put in and needs to be adhered to, as does the current and long
standing Zoning. Just because Taylor Morrison doesn't like it does not make it appropriate to
rezone!! They should be required to alter the development to fit within all those ordinances!! Why
should it be the other way around?? Thousands of Sonoran Preserve wildlife and fauna will be
ruined to put in massive utilities and that is unacceptable as well! A smaller, more elite developer
could build homes on 1 acre sites, less traffic and less utilities! They could sell for 1M+ and no
ordinance changes would be needed. Taylor Morrison is only out for greed and if these ordinances
are changed for them they will surely only want more and more.
The Village and City Planning MUST enforce the DCO and Zoning requirements put in place after
millions of dollars of studies!!
Thank you for your attention and distribution of this letter to the Village for tomorrow's meeting.
Sincerely,
Mandy Fellows
Sent from Yahoo Mail on Android [go.onelink.me]
15 March 2019
Desert View Village Planning Committee
Dear Committee Members:
I understand that as a committee, you will consider a proposed rezoning (“Z-62-18-2”)
of a parcel of land immediately north of Cave Buttes in northern Maricopa County. I
contact you to respectfully request that you oppose this rezoning. By so doing you will
act both to protect the natural resource value of the entire Cave Creek watershed and
to subsequently promote additional acquisitions rather than additional development.
I hope to draw your attention to the biological resources available in Cave Buttes,
Maricopa County, resources used by scientists and students, bikers and hikers, bird
watchers and nature enthusiasts, as well as simple residents in their everyday lives. By
placing a high value on the natural diversity of the Cave Buttes area, by insuring that
your actions contribute to the preservation of that area to the fullest extent possible, I
think that you will maximize the use and enjoyment of those areas by all Phoenix area
residents over the coming years of continued growth and coincident incursions into the
surrounding landscapes. I provide my comments as a scientist, resident of the area,
and concerned citizen. More specifically, as a professor of ecology and evolutionary
biology, I have been working in Cave Buttes over 40 years, and in the past ten years
have been conducting continuous long-term studies of a number of wildlife species in
the area (e.g., desert tortoises, horned lizards, spadefoot toads, and others). I know it
well.
Rezoning of the parcel in question will have two major and immediate impacts: 1) loss
of unique valley floor and small wash habitats due to development; and 2) loss of a
critical wildlife corridor connecting the current mountain preserves through the central
valley floor (north and south), and some degree of impact on adjacent corridors in
nearby washes (Apache and Cave creeks). These losses are outlined in greater detail
below.
Habitat loss: flats or valley floors and small washes are unique additions to biotic
diversity of mountain (i.e., upland only) preserves. The specific area in question
represents prime habitat between the southern and northern Union Hills, as it contains
numerous small “feeder” washes between the major drainages of Cave Creek (to the
east) and Apache Wash (to the west). The adjacent floodplains (“flats) and these
washes contain unique habitats not contained within the current mountain preserves
(Sonoran Preserve, north and south). As documented in the Sonoran Preserve Master
Plan (Anonymous, 1998) and the original vegetation surveys (1996, 1998), these wash
habitats are botanically rich, and used by a variety of wildlife species. The valley floor in
this area also contains remnant grassland species (eg, Tobosa, Pencil Cholla and Cane
Cholla) rarely encountered in the Phoenix metro area (more commonly associated with
the Agua Fria Grasslands to the immediate north).
Corridor impacts: The loss of this much habitat adjacent to the Parkway further
degrades the corridor potential over and above that resulting from the Parkway alone.
These connections or corridors allow for critical population exchange. A number of
species, including Sonoran Desert tortoises, javelina, mountain lion and many others,
use the valley floors as corridors. For example, desert tortoises only rarely leave the
uplands, but they must be able to traverse valley floors to maintain a series of
connected populations, genetically speaking. Faced with the prospect of even larger
numbers of local residents, the current connectivity between north and south preserves
would be further compromised.
The most immediate need is for larger areas of valley floors and washes to be
preserved adjacent to the existing mountain preserves, providing both additional habitat
absent from the upland slope areas already protected, AND providing important
linkages for wildlife traveling between these preserves. The broad, historic floodplain
between Apache Wash and Cave Creek, precisely the area to be developed, is the most
desirable acreage to serve the purposes described above (maintain diversity, promote
gene exchange and population connectivity). Ideally, if additional development MUST
occur, it should be moved to the east or the west along the parkway, leaving this high
quality habitat intact.
I can safely state that I have spent more time in Cave Buttes that anyone over the past
ten years. I urge you to use your advisory power to promote protection of this land
and to aid the city of Phoenix in upholding its duty under the public trust to preserve
the value of the land for future generations.
Sincerely,
Brian K. Sullivan, PhD
Professor of Herpetology and Evolutionary Biology
Arizona State University
References:
Anonymous, 1998. Sonoran Preserve Master Plan. City of Phoenix., Burke, J. and J. Ewan, primary
authors. 57 pp.
Ewan, J. M., R. Fish Ewan, T. Craig, and S. Scheiner. 1996. Cave Creek Wash preservation boundary
study. Herberger Center for Design Excellence, ASU, Tempe.
Ewan, J. M., and R. Fish Ewan. 1998. North Phoenix Wash vegetation study. Herberger Center for Design
Excellence, ASU, Tempe. 43 pp.
From:
Ann Wilde
To:
Julianna Pierre; Anthony M Grande
Subject:
Z-TA-5-18-2
Date:
Monday, April 4, 2022 10:09:23 PM
Please distribute the comments below to members of the Desert View Planning
Committee.
Not long ago I was at the Whitewater Draw and saw a Nature Note posited by Arizona
Game and Fish Department:
In part the Note read, "The primary threat to the existence of any wildlife population is
the loss or degradation of its habitat. . . .Take away the lifeblood of an ecosystem,
and in time, the ecosystem also dies."
On the VerdinPhoenix.com website one reads:
"As State Trust land surrounding Sonoran Desert Drive is auctioned off in the future
for employment, commercial, and residential uses to support . . . this growth, our goal
is that Verdin will set a stunning precedent for desert-sensitive development adjacent
to the Sonoran Preserve."
Also stated:
"Our vision for Verdin is to create an authentic desert community that brings the
wonder and peace of nature into daily life."
The two statements conflict with the request to amend (or move away from the
proposed project) the provisions that protect the desert ecosystem. Once the
ecosystem is altered in a major way, it won't recover. Unintended repercussions may
develop in coming years. For many years the area currently proposed for
development has been zoned for a housing density that was determined suitable for
the area.
Please hold firm to the vision in place when it was written that "the Desert View
Village has "land uses [that] compliment the equestrian ranch properties, with vast
amounts of open space and large lot single-family residences."
The desert maintenance overlay Sub-District A does not have to be amended or
removed for development to occur--only for development to occur as currently
proposed for the Verdin project.
The existing and current zoning requiring lower density housing supports
better preservation of habitat and movement of wildlife.
The City of Phoenix Zoning Ordinance Section 653A states that "[the] Desert
Maintenance Overlay Subdistrict A is the least intensive with regards to density
allowed and the most restrictive in order to maintain the fragile undisturbed areas and
the wildlife corridor along Cave Creek Wash."
The ordinance continues in 653B to state "[It's] purpose . . . is to guide development
that will blend with the undisturbed desert environment rather than dominate it."
The advantages of maintaining the desert maintenance character overlay:
-provides guidance for new development to occur within the context of the fragile
undisturbed desert;
-encourages development that will blend with the undisturbed desert rather than
dominate it;
-natural washes and the surrounding area are protected.
As an ordinary person who lives in the general area and values nature and the desert,
I support keeping the desert maintenance character overlay as it currently exists
along Sonoran Desert Drive.
I respectfully request that you give serious consideration to supporting development
at the lower housing density supported by the Desert Maintenance Character
Overlay. I realize that housing is needed; more housing requires more water and
infrastructure; and growth will not be stopped. Hopefully, with your recommendation,
growth will occur in a measured manner that supports maintaining a desert character,
rather than a large master planned community with triple the number of homes
imposed on a fragile ecosystem.
Thank you for taking the time to consider these thoughts.
Ann Wilde
From:
Anthony M Grande
To:
Julianna Pierre
Subject:
FW: Letter to the Desert View VPC for the Verdin Project (Formerly MacEwen 480)
Date:
Tuesday, April 5, 2022 12:55:25 PM
Anthony Grande
Planner II – Village Planner
City of Phoenix
Planning & Development Department
Long Range Planning
Office: 602-256-5648
200 West Washington Street
Phoenix, AZ 85003
From: Keeli Keeler <keeli.sahn@gmail.com>
Sent: Tuesday, April 5, 2022 12:52 PM
To: PDD Desert View VPC <desertviewvpc@phoenix.gov>
Subject: Letter to the Desert View VPC for the Verdin Project (Formerly MacEwen 480)
As a local resident in the area and concerned citizen I would like to reach out to you, the Desert View
Village Planning Committee, as you prepare to meet this evening to discuss and vote on the Verdin
Project. I am not opposed to development of the property off of Sonoran Desert Drive across
from the Preserve, however, I am opposed to the realignment and zoning amendments that
Taylor Morrison is seeking approval for in relation to the Verdin/MacEwen 480 Project, Z-62-18-
2.
Development is bound to occur as people continue to move to the Phoenix area and more housing is
needed. However, I ask for you to consider the overwhelming presence of residents living in the
area, outdoor enthusiasts who frequently bike and hike in the area, and people invested in the
preservation of this land from all across Phoenix that were in such strong opposition to these same
proposed changes back in 2019. I appreciate that after such a strong opposition that Taylor Morrison
went back to the drawing board to address some of the concerns of traffic and partnered with the
National Wildlife Foundation to address some of the preservation concerns. However, they are still
requesting to remove other protective measures that were put in place to help preserve the
beauty of this land and surrounding preserve. It is a unique piece of land that is directly across
from the Preserve, and should be treated as such. Decisions made for development today will
impact future development along this corridor when state trust land is sold off to developers. The
community and the VPC are in a unique position to keep developers accountable for responsible
development in such a unique and beautiful part of the valley.
This property in consideration was a privately owned parcel that was sold to Taylor Morrison and
does in fact currently allow for development of homes. However, the current zoning would restrict
Taylor Morrison to 1 home per acre. Under current zoning, these would be estate properties
similar to some of the other unique and protected areas around Northern Phoenix like the Boulders,
Spur Cross Ranch, etc., and would support the initial intent of zoning in this area to minimize impact
to the surrounding desert. However, Taylot Morrison is not in the business of estate-type properties,
but instead the business master planned communities with as many homes as possible. Taylor
Morrison's attorney has gone so far as trying to convince everyone that by adding in some open
edges, homeowner classes, and by creating trails to join to the preserve that it will not change how
the desert looks or impact any of the surrounding wildlife, plants, and preserve by increasing the
zoning to allow 3-5 homes per acre. While these are all nice things to add to the community that
came from suggestions by the NWF, it is absolutely false as rezoning to allow that many homes
will in fact impact the surrounding desert, wildlife and strain resources. Rezoning the parcel in
question will have some major and immediate impacts: 1) negative impact to the habitat
from development and destruction of the unique valley floor 2) negative impact to the wildlife
corridor, and 3) subsequent impact on adjacent land, flora, fauna and wildlife. Taylor Morrison is a
business - the business of building as many homes for as much profit as they possibly can - these
requests for rezoning are nothing more than that. For them it isn't about the environment or the
community, but profits and opportunities to maximize growth. I strongly request the VPC to
consider the impact that the rezoning request would have and vote NO on the portion of the
request.
Taylor Morrison is also requesting to move and/or completely remove the desert character overlay
from the property in question. Their attorney and council has tried to create a story that the initial
plan for the desert character overlay was only the intent for that time period versus a well thought
out effort to help protect an important habitat from massive future development. Additionally,
Taylor Morrison's legal representative has also tried to state that it should be moved because of the
change in where the road was put through instead of the initial plan of where the road was
anticipated to go. Based on the research that I was able to do and comments from others who were
around when the group was formed to create the initial desert character overlay, the intent of the
desert character overlay took into account the future intent to develop in the area and was created
to in fact help protect vital areas of the desert to minimize impact to the Preserve. Taylor
Morrison's attorney has created a false narrative in order to benefit a developer who has
attempted to appear like they are invested in sustainable and thoughtful development, but by all
attempts of removing protections in place is the exact opposite. Attempts to move the desert
character overlay north of Sonoran Desert Drive actually removes the desert character overlay
completely from the Taylor Morrison property for the Verdin project, and is completely useless as
that area is preserve land and as such is protected. By allowing a change/removal of the desert
character overlay to happen, it would also have major impacts to the surrounding desert and
wildlife, and only benefits the developer to allow more homes in an area in which they were never
intended. I strongly request the VPC to consider the impact that the desert overlay request
would have and vote NO on the portion of the request.
At the North Gateway VPC meeting last month, Taylor Morrison had some of their homeowners who
live in the neighboring Sonoran Gate community speak up in support of this development. The sole
argument from the two homeowners in support was the need for affordable housing in Phoenix and
how great it would be to have affordable housing in such a unique location so that people can enjoy
it. While it is true that Phoenix can use some additional affordable housing and that this is indeed a
unique piece of land in a unique area next to the preserve, any efforts to create "affordable
housing" will not exist in this area despite the lot size or number of homes just based on
proximity to the preserve and surrounding views. Additionally, this argument in support fails to
consider the impact that allowing this development to markedly change zoning requirements to
add at least 3-4 times the amount of homes in the intended area will have on the surrounding
desert as well as the future development that will follow as the state trust land is sold off to other
developers, which will completely negate any argument of people being able to enjoy it. People can
currently enjoy it by visiting the Apache Wash Trailhead to bike, hike, horseback ride, enjoy the
scenery and the wildlife. Mass development will impact the environment, wildlife, views, and
therefore make the area less of a beauty to enjoy. The Verdin / MacEwen 480 project will set a
precedent for how future development will go. Please help us stand in opposition to a massive
development right next to the preserve and support the intent of the current desert character
overlay and zoning to uphold responsible and sustainable development along this corridor.
As I had mentioned prior, development is bound to occur based on sheer need, but the decisions
that are made now can either help support responsible development in such a unique location or
solely benefit this developer and the others to come without taking into account the community
and Preserve.
I would request that the Desert View VPC:
1) Maintain the Master Plan as originally proposed within the current zoning
2) Maintain the desert character overlay to effectively control development surrounding the entire
Preserve area
3) Recognize the impact that the desert, Preserve, wildlife, flora and fauna, strain on resources, and
stress on infrastructure that massive development would have within the corridor.
Sincerely,
Keeli Keeler
Homeowner in Sonoran Foothills (Phoenix 85085)
From:
Council District 2 PCC
To:
Julianna Pierre
Subject:
Fwd: Sonoran preserve. Let"s actually preserve it!
Date:
Tuesday, April 5, 2022 1:35:58 PM
Please add to the public record
Get Outlook for iOS
From: Dawn M <dawnmannon@gmail.com>
Sent: Tuesday, April 5, 2022 1:10 PM
To: Council District 2 PCC
Subject: Sonoran preserve. Let's actually preserve it!
Jim,
As a local resident, I am against any realignment/zoning amendment of Phoenix’s Master
Plan for the Sonoran Preserve as it relates to Taylor Morrison’s request for the
Verdin/McEwan 480 Project, Z-62-18-2. Key objection elements of the amendment include:
1. Remove the Desert Character Overlay requirement
2. Build homes outside of existing infrastructure
3. Massive up zone, 3–5 houses per acre
The developer is seeking to transform the Desert Character Overlay around the Preserve.
Moving it north of Sonoran Desert Drive is actually removing it because north of Sonoran
Desert Drive is the Preserve itself.
Regardless of previous statements, if all Plan Amendments proposed are passed, the
development will not be “truly unique.” Nor will it be as the developer committed, “ . . . a
context-sensitive community that sets the bar high for any future development in the area.”
It seems all the developer sees is growth, not thoughtful development, or sustainability. This
Plan Amendment only benefits the developer and not the community or the Preserve.
I am not a “recreational activist,” as cited on a recent local newscast. My objections seek to:
a. Maintain the Master Plan as originally proposed
b. Recognize the dismal condition of the Valley’s current and future water supply
c. Maintain the overlay as the effective way to control development in the entire Preserve
area
Kindly,
Dawn Mannon
Phoenix, Az
*******
From:
Anthony M Grande
To:
Julianna Pierre
Subject:
FW: preserving the Sonoran preserve
Date:
Tuesday, April 5, 2022 1:16:24 PM
Anthony Grande
Planner II – Village Planner
City of Phoenix
Planning & Development Department
Long Range Planning
Office: 602-256-5648
200 West Washington Street
Phoenix, AZ 85003
From: Dawn M <dawnmannon@gmail.com>
Sent: Tuesday, April 5, 2022 1:13 PM
To: PDD Desert View VPC <desertviewvpc@phoenix.gov>
Subject: preserving the Sonoran preserve
As a resident of Phoenix (for almot 50 years), I have seen mass destruction of our beautiful desert. I
employ you to keep the desert overlay at the Sonoran Preserve. Please do not build massive
amounts of homes in our desert.
thank you,
Dawn Mannon
Phoenix, AZ
From:
Susanne Rothwell
To:
Julianna Pierre
Cc:
Patrick and Eileen McMullen
Subject:
FW: Final PMPC Letter (and contact info if helpful!)
Date:
Tuesday, April 5, 2022 10:52:39 AM
Attachments:
FINAL 2022_03_31 Letter to City of Phoenix re VERDIN Applications[1].docx
Importance:
High
Hello Julianna and the Desert View Village Planning Committee,
Please read the attached letter from Phoenix Mountains Preservation Committee (PMPC) President
Patrick McMullen and the PMPC board.
It is in regards to the proposed Taylor Morrison ‘Verdin’ re-zoning case coming before the
Committee tomorrow.
It is late so hoping that you will have some time to read it, as it is a particularly important issue for
the PMPC.
Kindest regards,
Susanne Rothwell
PMPC
PMPC SUMMARY - APRIL 3, 2022
The Phoenix Mountains Preservation Council, a 501(c)(4) non-profit organization charged
with the protection of the Phoenix Mountains Preserves write to you with our strong
support and encouragement to engage and monitor the Verdin Development of the 480
acres situated to the west of Cave Creek Wash and to the south of the Sonoran Parkway.
The Verdin location abuts to Sonoran Preserve.
The attached legal research conducted by the PMPC Attorney, lists our concerns and we
hope that you and City departments will continue to take them seriously and will apply the
sections of the zoning Ordinance that were written and included into the Ordinance to
protect these Preserve adjacencies and to ensure that the Preserves will remain available
to the public and enjoyable as well.
PMPC understands that Phoenix is a rapidly growing city and that large numbers of the
new population must be accommodated. A great effort was undertaken in past decades
to have the Sonoran Preserve acquired by the City at tax payer expense, with a large
effort by PMPC to identify and help to support the City efforts. We therefore are very
dedicated to keeping the Preserves available to the local citizens, and the Desert
Character Overlay continued and appreciated.
The Verdin Development planning team has taken important steps in the linking up of the
Sonoran Preserves, emphasis on desert plant maintenance, protection of plants and
animals, and meaningful public access to the Desert Preserves surrounding the new
Verdin development. What is needed is a more formal arrangement between the City of
Phoenix, Phoenix Citizens and the Verdin 480 Acre Development project team.
As a remembrance; On February 17, 1998, the [City] Council also voted unanimously to
adopt the Sonoran Preserve Master Plan and to move forward in acquiring this open
space. In doing so, the Council continues a time-honored precedent for protecting and
preserving desert open space within the city and for ensuring recreational access for our
citizens.”
PMPC is intensely interested in the pending development of the Verdin 480 acre site, as
it is an early project in the development of this corridor, and especially important for the
continued Desert character Overlay District enforcement.
Sincerely,
Patrick McMullen, PhD
Patrick McMullen, PhD
PMPC President
1
March 3, 2022
Mayor Kate Gallego
Phoenix City Hall
200 W. Washington St.
Phoenix, AZ 85003
Phoenix City Councilmembers
Phoenix City Hall
200 W. Washington St.
Phoenix, AZ 85003
Re:
Objections of the Phoenix Mountains Preservation Council, Inc. (PMPC) to
the Four Applications Submitted for “Verdin” Development Proposal (GPA-
DSTV-1-18-2, Z-75-18-2, Z-TA-5-18-2 and Z-62-18-2)
Dear Mayor Gallego:
This letter is submitted by the Phoenix Mountains Preservation Council, Inc.
(PMPC) in opposition to the proposed Taylor Morrison “Verdin” housing development
project south of Sonoran Desert Drive between the 16th Street and 32nd Street alignments,
just west of Cave Creek Road in northern Phoenix (formerly “MacEwen 480”). We
understand that developer Taylor Morrison has filed several applications in furtherance
of this development including two zoning amendments, a General Plan Amendment, and
a Planned Unit Development application (hereinafter the “four applications”).1 We
understand that these four applications were simultaneously approved by the North
Gateway Village Planning Committee on March 10, 20222, and the Desert View Village
Planning Committee is scheduled to meet on these four applications on April 5, 2022.3
PMPC strongly objects to any actions, at any level, that would advance the four
applications as written, for reasons stated herein. First – the Desert Maintenance Overlay
District should not be modified but must remain intact, ensuring that washes, sensitive
species and their habitats, and the delicate desert ecosystem remain protected. The
rezoning is not simply a “technical clean-up” as the developer casually asserts,4 but
rather, this rezoning would be an unprecedented rollback of protections carefully
researched and thoughtfully added to the Phoenix Zoning Code for this specific area
decades ago – protections that were specifically adopted to protect this desert area from
the very type of development pressure that is presented here. Second – simultaneous
consideration and approval of these four applications is contrary to the law and City of
Phoenix policy. Furthermore, public notice has been deficient.
1 General Plan Amendment (GPA-DSTV-1-18-2); Zoning Amendments (Z-75-18-2 and Z-75-5-
18); and Planned Unit Development (Z-62-18-2).
2 See Notice of Results, North Gateway Village Planning Committee Meeting (March 10, 2022).
3 See Notice of Public Meeting, Desert View Village Planning Committee (April 5, 2022).
4 See Letter re Z-75-18-2 Zoning Map Amendment (December 17, 2021), p.2
2
On behalf of PMPC, I ask that these applications not be approved as written but
that the Desert Maintenance Overlay District remain wholly intact, ensuring that
protections to washes, sensitive species and their habitats, and the delicate desert
ecosystem remain as intended.
About PMPC
The Phoenix Mountains Preservation Council, Inc. is an organization founded in
1970 by Arizona visionaries dedicated to the protection of Phoenix’s Mountain Preserve
system. For the last 50 years, PMPC and its members have worked tirelessly to preserve,
protect, and advocate for the precious Mountain Preserve system, and to monitor and
address the rapid growth and development surrounding these important public resources.
For much of Phoenix’s modern history, our PMPC membership has worked hard
alongside hundreds of concerned Phoenix citizens and City staff to ensure that the
Sonoran Desert Preserves are protected and maintained as a valuable resource for all
citizens of Phoenix.
I.
The Desert Maintenance Overlay District Must Not Be Altered
For many decades, protecting and preserving the unique desert features of the
Phoenix Sonoran Preserve and the surrounding area has been a priority for the City of
Phoenix. The PMPC and its members were involved in and supported the development
and adoption of the Desert Maintenance Overlay District (“DMOD” or “DMOD Overlay”)
at Section 653 of the Zoning Ordinance in 2001, and the related working groups and
charettes involved with that process, as well as the formation and expansion of the
Phoenix Mountain Preserves. We support the critical protections carefully enacted by the
City of Phoenix to prohibit intense development in and around the Cave Creek Wash area
outlined in the DMOD Overlay, which must remain intact.
The true history of how the DMOD Overlay was developed is compelling. It is a
landmark instance of how land planning and landscape ecological principles can be
integrated as part of policy drafting processes. It should be a point of pride for the City of
Phoenix, and an asset worth protecting. Furthermore, the history shows that the DMOD
Overlay area and its boundaries were not simply dictated by road alignments (as the
developer incorrectly claims), but instead were carefully studied and thoughtfully drafted
in a manner integrating ecological considerations with planning structure, as part of one
of the most robust and widely supported Phoenix endeavors, to date. Finally, the owner(s)
of the “Verdin” property have owned this land for at least the last half-century, and have
had ample time and opportunities to challenge its classification over the last several
decades. The DMOD Overlay must not be altered.
3
History of the Desert Maintenance Overlay District (DMOD)
On July 5, 2001, the approximately 6,724-acre DMOD was added to the Phoenix City
Zoning Ordinance at Section 653 (Sub-Districts A & B), shown on the following page.5
City of Phoenix Zoning Ordinance Section 653 (Desert Character Overlay Districts)
It was carefully constructed by a large, interdisciplinary collaborative effort over
several years to study and understand the unique and sensitive characteristics of this
area, and protect those characteristics from the pressures of development. Historical city
documents and studies, reports, articles, and other research materials describe this
history, as summarized below.
1980s
On January 19, 1985, a large portion of northern Phoenix (including the current
DMOD Overlay area) was annexed into the city.6 Tensions between increasing
development and impacts on sensitive desert areas were rising during this time. Spurred
in part by these tensions and concerns over the proposed development at Tatum Ranch,7
the City Council developed a plan for this larger area, then called the peripheral Areas C
and D Areas, with “extensive” community assistance from a Council-appointed Citizen’s
5 See Zoning Ordinance Section 653 (Desert Character Overlay Districts).
6 See North Land Use Plan (May 1997), at 4; see also City of Phoenix Annexation Map.
7 See Quay, Ray. “Bridging the Gap Between Ecological Research and Land Use Policy: The
North Sonoran Collaborative” Urban Ecosystems, 7:283-294 (2004). Tatum Ranch was one of
the first developments to use groundwater and wastewater, opening the doors for more
development north of the CAP canal.
4
Advisory Committee, as well as support from the State.8 The Peripheral Areas C & D Plan
was adopted in 1987.
The Peripheral Areas C and D Plan was intended to direct the City of Phoenix on
future land use and development densities “to ensure that development in the area was
compatible with and complementary to the unique and environmentally sensitive
characteristics of the area.” 9 The Peripheral Areas C & D Plan describes this new
proactive approach: “Normally, the City is placed in a reactive role with respect to guiding
growth of a developing area. These northern areas; however, are largely undeveloped
and provide the City with a unique opportunity to anticipate growth and to establish an
overall framework to guide physical development.”10 Even at the time, the City recognized
that more work would be needed towards developing future protections, such as an
ordinance.11
1990s
Development continued to increase in northern Phoenix during the early 1990s.
Subsequently, concerns about density and form of development within the ecologically
sensitive desert areas came to a critical point. A diverse group of public and private
planners, designers, environmental scientists, landscape architects, university
departments, as well as representatives from state agencies, private consultants, the City
of Phoenix, and State of Arizona began collaborating on a variety of studies, plans, and
charrettes for this area during this time.12 This group (called the North Sonoran
Collaborative), formed and met regularly to address the gap between managing growth
and the ecological data needed to accomplish these goals. Their research was organized
into a multi-disciplinary GIS database,13 one of the early instances of GIS usage by the
city and significant part of the group’s success.
The City of Phoenix began the process of revising the General Plan with detailed
objectives and design standards for this area during this time. The absence of ecological
8 See General Plan: Peripheral Areas C and D, City of Phoenix Planning Department, October
1987.
9 See City of Phoenix Planning Department Staff Report No. 58-01-02 (June 13, 2001),
recommending approval of the DMOD Overlay, at 2. Obtained via Public Records Request.
10 See FN 8 at 1.
11 See FN 9 at 2.
12 See FN 9 (p.2); see also FN 7; see also “ASU Program Stresses Ecological Approach to City
Planning”, University of Arizona Water Resources Research Center Newsletter, November-
December 1999, at 9.
13 See Ward, B., Burke, J., Ewan, J., Fish Ewan, R., Miller, W., Quay, R., Steiner, F. 1999. “A
Collaborative Approach to Planning.” ASU School of Planning & Landscape Architecture.
5
information about the Northern Sonoran Desert was quickly recognized as a major
barrier,14 so the City turned to the North Sonoran Collaborative and Arizona State
University (ASU) School of Planning and Landscape Architecture to conduct this much-
needed work. The city funded a detailed study of the Cave Creek Wash by ASU, the
success of which led to several additional studies of other nearby washes.15 The Cave
Creek Study also helped build momentum for the acquisition of 15,000 acres of Preserve
lands including along the Cave Creek Wash corridor.
As a result of these extensive studies, a radical departure in methodology was
forming. “Basing preservation boundaries on ecosystems rather than topography or land
ownership is new to Phoenix. In the past, boundaries did not reflect the ecological
systems inherent in the landscape and so the impact of preserve size, shape, and
constitution on plant and wildlife habitats were not considered nor well understood.”16
These and other processes led directly to the North Land Use Plan (adopted 1996)
and the Sonoran Preserve Master Plan (adopted 1998). Based in part on interviews with
neighbors in the area, the North Land Use Plan identified three Character Areas – the
Desert Preserve (today’s DMOD Overlay), the Rural Desert, and Suburban Desert – and
required that zoning overlay districts be created for each area “to provide clear
development standards which reflect community desires for each area.”17
It is worth highlighting that the Desert Overlay development process was so unique
and ambitious that an entire session series of presentations were devoted to it at the 1999
American Planning Association’s National Conference held in Seattle, Washington.18
Presenters included ASU professors, City of Phoenix Planning Deputy Director James
Burke, Assistant Director Ray Quay (all Collaborative members) who traveled from
Arizona to Washington to present their work to planners across the United States.
In a conference paper presented to planners nationwide, Terry Newton of the
Phoenix Planning Department noted that “the process for developing the three overlay
14 See FN 8.
15 This study was reportedly conducted by a team of ecologists and biologists from the ASU
Schools of Planning and Landscape Architecture and Life Sciences Department, Northern
Arizona University, the Desert Botanical Gardens, and the Arizona Game and Fish Department.
Their report on the biological values of Cave Creek Wash entitled “Cave Creek Wash:
Preservation Boundary Study” was published in 1996.
16 See Sonoran Preserve Master Plan (1998), at 16.
17 See North Land Use Plan (May 1997), at 19.
18 See 1999 APA National Planning Conference file (WorldCat record); see 1999 APA National
Planning Conference Table of Contents (see Session Series on The North Sonoran Collaborative,
five papers linked).
6
ordinances is unlike any the city has undertaken in the past.” He continued, saying that
these guidelines could “set a new standard for the city’s approach to development in
natural desert areas for the city.”19 He further described the specific acreage targeted for
protection:
“Much of the area identified by Subdistricts A and B is included in the
Arizona Preserve Initiative (API) application which is currently being
pursued by the city. Of the approximately 5,000 acres identified as
Subdistrict A, only 900 acres are outside of the API area. Subdistrict B
consists of approximately 1,700 acres with 1,500 acres falling outside of the
API area. Assuming the API area as currently identified successfully
becomes a preserve, approximately 2,400 acres in Subdistricts A and B
would remain for possible development. This is the area addressed by
this Overlay.” (Emphasis Added).
For reference, the current proposed rezoning applications submitted by developer
Taylor Morrison propose to remove approximately 218 acres of the 900 acres of
developable non-Preserve area from Subdistrict A, or about 24%.20 While the number of
developable acreages may have shifted since this time, it is crucial to note that the
Overlay was developed to specifically target these developable acreages for protection
from intense development – including the intense residential development presented by
the “Verdin” project.
2000s
On June 13, 2001, the City Planning Commission met to consider and recommend
adoption of the DMOD Overlay to the City Council. On June 27, 2001, the City of Phoenix
granted the request as recommended, adopting the DMOD Overlay into the City Zoning
Ordinance.21 Minutes from the June 13th Planning Commission hearing reveal the robust
community input and public involvement that supported writing the DMOD Overlay text.22
Staff Report No. 58-01-223 recommending approval states:
19 See Newton, Terry, City of Phoenix Planning Department. Desert Character Overlay Zoning
District, Conference Paper presented to the American Planning Association, Seattle, WA. 1999.
20 See Staff Report – Zoning Ordinance Text Amendment Z-TA-5-18-2 (March 9, 2022) at 12.
21 See FN 9. See also Application No. Z-TA-3-99-2 (to add the Desert Character Overlay District
at Section 653 of the Zoning Ordinance); see Zoning Application No. Z-58-01-2 (establish the
Desert Maintenance Overlay District, one of three character districts authorized under Section
653); see Ordinance No. G-4380 and RCA35880 dated July 5, 2001 (adopting Ordinance).
22 See City of Phoenix Planning Commission Minutes (June 13, 2001) at 62; see also FN 9 at 2.
23 See FN 9.
7
“The area has a high scenic value containing stands of dense native
vegetation, which support a delicate and fragile eco-system. Within the
proposed overlay is Cave Creek Wash, a unique wash system which is
designated for incorporation into the City of Phoenix Sonoran Preserve. The
Desert Maintenance District is intended to provide a buffer/transition
between
this
environmentally
sensitive
area
and
existing
development. This is an area with many washes of varying size which are
tributaries to Cave Creek Wash. It is an area of high habitat value that is
critical to the survival of numerous small mammals and a variety of
birds, as well as reptiles. Maintenance of the Sonoran Desert in this
area requires sensitive development strategies.”
City of Phoenix Planning Department Staff Report No. 58-01-02 (June 13,
2001), recommending approval of Z-58-01-2 and Z-TA-3-99-2. (Emphasis
added).
The DMOD Overlay was codified in the Zoning Ordinance at Section 653. Within
its very first paragraph: “The Desert Maintenance, Rural Desert and Suburban Desert
Overlay Districts are designed in response to existing undisturbed conditions and
pressures placed on them by increased development.”24
The DMOD Overlay is split into Subdistricts A and B. Subdistrict A requires
minimum lot sizes of 35,000 square feet or greater, or 0-1.2 dwelling units per acre.25
Subdistrict B requires minimum lot sizes of 18,000 square feet or greater, or 2-5 dwelling
units per acre.26 Section 653(A) explains why development densities are more restrictive
in Subdistrict A (where a portion of the proposed “Verdin” project lies and which is the
subject of the rezoning applications) as follows:
“With the many washes to be maintained in an undisturbed condition
crossing this area, Subdistrict A is intended to provide a transition from the
preserve to areas with greater density. A very low density, scale and
intensity of residential development characterize this area. The
Desert Maintenance Overlay Subdistrict A is the least intensive with
regards to density allowed and the most restrictive in order to maintain the
fragile undisturbed areas and the wildlife corridor along the Cave Creek
Wash. Subdistrict B is characterized by low density development which may
be sited in clusters along with provision for an area to allow access to the
Cave Buttes Recreational Area. Through clustering of development in this
24 See FN 5 at Section (A).
25 See FN 5 at Section 653(B)(5); see also FN 9 at 3.
26 See FN 5 at Section 653(B)(6); see also FN 9 at 3.
8
area the ability to maintain large connected undisturbed areas and washes
becomes possible.”
The DMOD Overlay is the only one of these three overlays completed to date. For
reasons not stated, the remaining two Desert Character Overlay Districts (Rural Desert
Overlay, Sec. 653(C) and the Suburban Desert Overlay, Sec. 653(D)) were never added
to the Desert Character Overlay District (Sec. 653), but have remained “Reserved” for the
past two decades.27
While development has continued throughout the city, the thoughtfully formulated
Overlay at Section 653 of the Zoning Ordinance has stood the test of time. Since adoption
in 2001, it has never been amended. However, granting the rezoning proposed by the
Taylor Morrison “Verdin” development to lift the DMOD Overlay will set a disastrous
precedent, allowing a developer to carve themselves out of the protective, robust Overlay
to facilitate their more dense (and thus more profitable) development plans. Removal of
these protections sets a chilling precedent for the survival of Sonoran Preserve and the
remaining acres of sensitive desert habitat and wash systems. The “Verdin” project
should not be exempted from the protective DMOD Overlay.
The “Technical Clean-Up” Road Alignment Argument Is Wrong
In a transparent effort to side step the powerful history and compelling reasoning
behind the Overlay, the developer claims that the requested rezonings (Z-75-18-2 and Z-
TA-5-18-2) to remove the DMOD Overlay from their property are just a “technical clean
ups”28 to change the Overlay boundaries to align with Sonoran Desert Drive instead with
the Northeast Outer Loop alignment contemplated in the Peripheral Areas C & D Plan.
This is not true. The DMOD Overlay was never intended to move with any changes to the
proposed roadway.
The Sonoran Preserve Parkway route alignment involved a complex process that
included area residents, PMPC, the State Land Department, and Preserve and Parks
Committee study partners studying multiple alternatives.29 After extensive public review,
one alignment was selected out of five. During a presentation to the Parks & Recreation
Board meeting, it was discussed that the selected Parkway alignment was chosen to
maintain existing wildlife corridors in the area, among other things. At the meeting Board
Chairperson Jim Holway asked “if there was a reason why the alignment had not been
27 See Zoning Ordinance Section 653 (Desert Character Overlay Districts), Subsections C & D.
28 See Letter from Susan Demmitt to Desert View Village Planner Julianna Pierre re Zoning Map
Amendment application Z-75-18-2 (December 17, 2021). Received via Public Records Request.
29 See Sonoran Desert Drive Alignment Study Fact Sheet.
9
brought to the edge of the preserve.” Staff and Parks & Preserve Administrator Sarah Hall
explained that this was due to “major wash crossings” in the area, among other things.30
A City Council Report recommending approval of the final Sonoran Parkway
alignment similarly states: “Special care was taken to maintain views of the surrounding
terrain, minimize scarring, preserve existing vegetation, and provide for wildlife crossings.
Provisions for future trail crossings have been incorporated and structure designs include
aesthetic treatment with native colors and textures to blend into the adjacent desert
landscape. Segments of the alignment will abut future Mountain Preserve and serve as a
buffer between the Mountain Preserve and adjacent development.”31
Never, in any part of the extensive Sonoran Parkway alignment review process,
was there ever a mention that the new alignment was intended to redraw the boundary
of the recently-adopted DMOD Overlay. Rather, the Sonoran Parkway alignment was not
intended to redraw the DMOD Overlay, it was intended to traverse it. The alignment was
specifically chosen to be harmonious with sensitive ecological features, not to pull back
protections for these features as the developer seems to suggest now.
Even the City of Phoenix32 appears to reject the developer’s “technical clean-up”
roadway claim. Below (left) is the applicant’s proposed rezoning, reducing the DMOD
Overlay over a large swath. Below (right) is the City’s proposed modification, which
exempts just the “Verdin” property from the DMOD Overlay. Plainly, from these maps, the
“technical clean-up” roadway claim does not stand.
30 See Phoenix Parks & Recreation Board Meeting Minutes (June 26, 2003) at 9-10.
31 See City Council Report, Transportation, Parks & Seniors Subcommittee (June 8, 2006).
32 See Staff Report Z-62-18-2 – Verdin PUD dated March 9, 2022.
10
The proposed “Verdin” project lie underneath Mesquite Wash, an important habitat
for many desert species, which runs through the heart of the property. Removal of the
DMOD Overlay would entirely remove the protections to Mesquite Wash. The “Verdin”
project would also intrude on Cave Creek Wash to the east, an important wildlife corridor
between the existing Preserve lands located to the north and south. A development more
dense than currently allowed would threaten the integrity and cut off connectivity of these
wildlife corridors. Indeed, one of the smallest birds native to the Sonoran Desert known
as the “Verdin” makes its home in wildlife corridors and washes including those that
would be threatened by the proposed “Verdin” development.
A blatant carve-out of the “Verdin” property from the DMOD Overlay to enable
more dense development is inappropriate. This flies in the face of so many years of hard
work, thoughtful community input and public review, careful research, and proactive good
planning. It is directly contrary to the intent of the DMOD Overlay, which exists to
proactively protect the sensitive desert ecosystem from developmental pressures, not
react to their desires. It also sets an awful precedent, opening the doors for future
developers to make similar requests, rendering the DMOD Overlay effectively
meaningless.
II.
ISSUES REGARDING PROCESS
Simultaneous Consideration of All Cases Is Not Permitted
These four applications were simultaneously presented on, discussed, and
approved for recommendation through a vote by the North Gateway Village Planning
Committee on March 10, 2022.33 The Desert View Village Planning Committee is
scheduled to meet and take action on these “companion cases” on April 5, 2022.34 This
is not permitted under City of Phoenix processes and the law.
The City of Phoenix’s General Plan Amendment Planning Process Guide35 notes
that simultaneous review of rezoning applications and requests to amend the General
Plan is prohibited. It specifically states:
May my rezoning application be reviewed simultaneously with my
application to amend the GENERAL PLAN?
No. Current City policy requires that action on a rezoning application is
separate from the procedure to amend the General Plan as State law
requires that all rezoning be consistent with and conform to the adopted
33 See FN 2.
34 See FN 3.
35 See City of Phoenix General Plan Amendment Planning Process Guide (rev. 08/12/2021)
11
General Plan. A hearing on the rezoning application is to occur subsequent
to a determination on the change to the General Plan. However, you may
file your rezoning application and be scheduled for a hearing agenda
following action on the General Plan amendment. Note: This requirement
can be waived by the Planning and Development Director upon written
request for special circumstances.
General Plan Amendment Planning Process Guide, at p.2
A.R.S. § 9-462.01(F) states in relevant part that “[a]ll zoning and rezoning
ordinances adopted under this article shall be consistent with and conform to the adopted
general plan of the municipality”. It is the intent of the Legislature that revisions to the
General Plan must occur prior to, not simultaneous with, zoning and rezonings. This is an
important process as it protects the integrity of the General Plan and the processes
involved in its revision, including (but not at all limited to), ongoing public notice and
participation.
Exceptions to this requirement have not occurred and do not apply here.
Scheduling of a hearing agenda following action on the General Plan is not occurring
here, as the Verdin Minor General Plan Amendment Submittal (Case No. GPA-DSTV-1-
18-2) admits that “[t]his Amendment is being processed concurrently with applications to
change the zoning on the Property…”36 Finally, there has been no indication that
developer Taylor Morrison has ever requested a written waiver of this explicit
requirement.
In addition, the General Plan Amendment Planning Process makes clear that the
contents of a General Plan Amendment hearing and a Rezoning hearing are quite
different.37 For instance, certain zoning issues are “not appropriate for discussion” at a
General Plan Amendment hearing, including setbacks, elevation, open space, amenities,
and other topics. Simultaneous consideration of all of these applications, and
consideration of all of these topics at one single hearing, is inappropriate and contrary to
Phoenix City policies and Arizona laws governing municipal planning.
All Procedures for the Cases Must Be Complied With
On December 7, 2021 and December 9, 2021, the four applications were
presented and discussed at the Desert View Village Planning Committee and the North
Gateway Village Planning Committee regular monthly meetings, respectively.38 On
36 See Verdin Major General Plan Amendment Submittal (December 17, 2021), p.5 (obtained via
public records request).
37 See FN 34 at 2-3.
38 See Desert View Village Planning Committee – Notice of Results (December 7, 2021); see
North Gateway Village Planning Committee – Notice of Results (December 9, 2021).
12
December 17, 2021 and after these informational meetings, the General Plan
Amendment Application was resubmitted to the Planning & Development Department (the
first submittal having occurred over three years prior).39 However, no further presentation
and discussion of this resubmittal occurred prior to voting meetings.
Neighborhood notification and meetings are also a requirement of the General
Plan Amendment process. Specifically, applicants are required to meet with property
owners within 600 feet of the subject site to present the proposal, and attempt to address
resident concerns. Furthermore, the General Plan Amendment Process Guide40 requires:
“The results of that meeting shall be summarized and forwarded to the
village planner in whose village the case is located. No hearings shall be
scheduled without submittal of the following information:
x Date, time, and location of the meeting
x Number of participants
x Issues that arose during the meeting
x Plan to resolve the issues, if possible”
It is unclear whether this requirement has been met. Furthermore, if such a
meeting has occurred, it is important to determine whether the meeting occurred prior or
subsequent to the major resubmittal in December 2021. This is critical. Fundamental to
the planning process are ample, advance public notice allowing time for meaningful
review, engagement and participation.
For reasons stated above, the bundling of these four cases (rezoning applications,
request to amend the General Plan, and Planned Unit Development) is improper and
prohibited by the City of Phoenix’s own policy. Progression of these cases must stop on
this basis alone.
Public Review Opportunities Have Been Insufficient
The City of Phoenix Staff Report for Verdin PUD was not finalized until March 9,
2022, and was not posted on the Planned Unit Development Case List until just before
the North Gateway Village Planning Committee voting meeting on March 10, 2022.41
Similarly, the City of Phoenix Staff Analysis for the General Plan Amendment was not
finalized until March 9, 2022.42 Bafflingly, it is posted on the General Plan Amendment
39 See FN 35.
40 See FN 34.
41 See Staff Report Z-62-18-2 – Verdin PUD dated March 9, 2022.
42 See Staff Analysis GPA-DSTV-1-18-2 dated March 9, 2022.
13
Case List under the year “2018” and not under “2022”, making it highly unlikely that an
interested citizen would easily be able to locate and review it (if they even knew it was
there). The City of Phoenix Staff Report for the Zoning Ordinance Text Amendment was
also not finalized until March 9, 2022.43 Also bafflingly, it is posted on the Rezoning &
Text Amendment Case List under the year “2018” and not under “2022.” This stymies the
good-faith efforts of even the most persistent interested citizen, and certainly stifles public
participation.
Additionally, revisions to the Verdin PUD Narrative have repeatedly been
resubmitted by developer Taylor Morrison over the past three months. The most recent
resubmission was on March 3, 2022, a few short days before the North Gateway Village
Planning Committee voting meeting on March 10, 2022.44 No notification of this updated
draft (or the specific changes it contains) was received in advance of the March 10th
meeting.
No notification or alert was ever received that these reports or updates were even
available, leaving no time for any meaningful public review (or even awareness of their
existence) prior to the first Village voting meeting. This is made more egregious by the
fact that there are significant public concerns with this development, which have been
repeatedly raised throughout the years. In fact, public concern about this project has been
expressed since the project was first proposed as “MacEwen 480” in 2018.45 As the City
is likely aware, the organization known as Save Our Sonoran Preserve was formed by
residents in response to these very threats from this project and SOS has fiercely
advocated for protection of the Preserve and DMOD Overlay ever since.
Although the Public Meeting materials included allotted time for “Public
Comments”, this opportunity is not meaningful, when the public is not given sufficient time
to review the relevant documents in advance of key voting meetings. Proper time for
public participation and notice are required components of the public process for all of
these cases. As you know, A.R.S. § 9-461.06(C) directs municipalities to provide for
“effective, early and continuous public participation” with respect to General Plan
amendment processes.
43 See Staff Report – Zoning Ordinance Text Amendment Z-TA-5-18-2 dated March 9, 2022.
44 See Verdin PUD Narrative.
45 See “1,420 homes may line 9,671 acres of preserved north Phoenix desert” (AZCentral,
January 12, 2022); see “Hikers upset home builder may redevelop part of North Phoenix desert”
(AZFamily, February 28, 2022); see “Preserve at odds with high density housing” (Sonoran News,
May 15, 2019); see “Outdoor enthusiasts blast plan for 1,400 homes near Phoenix Sonoran
Preserve” (AZCentral, May 14, 2019).
14
Disclosing key materials on the same day as scheduled decision-making meetings
does not allow for meaningful public review and participation, and unfortunately, whether
or not intended, diminishes its importance. We sincerely hope that this will no longer be
the case moving forward.
III.
CONCLUSION
The robust protections developed and codified in the Desert Maintenance Overlay
District have stood unaltered for the past 21 years. Erosion of these protections, if allowed
once, may not stop. Simply put, the Desert Maintenance Overlay District must be
preserved intact and not modified.
What we are asking for here is not radical. PMPC does not oppose a reasonable
development on the McEwen Ranch LLC property consistent with current development
standards and zoning requirements. Phoenix has already spoken with the approval of the
DMOD Overlay, which reflects the years of hard work put into development of the DMOD
Overlay by so many dedicated citizens and professionals.
Anything short of preserving the DMOD Overlay as-is will seriously degrade fragile
desert ecosystems in the area, sever connections between the Preserves, and set a
dangerous where developers can easily bypass important protections for our unique
landscapes across Phoenix.
Yours Truly,
Dr. Patrick McMullen, PhD, President
Phoenix Mountain Preservation Council, Inc.
Email: pmpcaz@gmail.com
CC:
Director, Phoenix City Planning & Development
Phoenix City Planning & Development Department (zoning@phoenix.gov)
North Gateway Village Planning Committee
Desert View Village Planning Committee
Executive Board, Phoenix Mountain Preservation Council, Inc.
From:
Sonoran Preserve
To:
Julianna Pierre
Subject:
Re: Message to VPC Members
Date:
Thursday, April 7, 2022 3:43:19 PM
Hi Julianna,
I wanted to say thank you for all your assistance for the past couple years on this project. Obviously, I’m a bit
heartbroken and feel very gutted about the result of the vote, in particular the removal of the Desert Character
Overlay, something that I have felt so passionately about.
I was hoping to post a recap to our members again so if you could forward the minutes when you get a
chance that would be appreciated.
Also can you forward the below letter to Desert View VPC members:
Dear Desert View VPC,
First, I want to thank you for all your attention to the MacEwan 480/Verdin project over the past several
years. It’s hard to believe that we were discussing this case since 2018. It is taxing enough for me to sit in on
those meetings every once in a while and you fine people do it for our community once a month! So thank
you for your time and service.
Second, obviously I’m a bit heartbroken and feel very gutted over the result of the vote this week. I put so
much time and effort in defending the Preserve and it’s zoning laws.
It seemed that back in 2018 and 2019 everyone was in unison (both Committee members and 82 letters that
you received in opposition) about how massive this up zone was, the location of this up zone and the asking
of the removal of limit line and the Desert Character overlay. It was sad to see peoples opinions changes.
Perhaps we’re all tired of hearing about it.
At any rate, please consider me an ally in helping preserve open places like the Sonoran Preserve and it’s
zoning laws. For me it’s the heart of what make Arizona and our beautiful village truly unique.
Sincerely,
Dr. Gary Kirkilas
708-369-4566
Save Our Sonoran Preserve
On Apr 5, 2022, at 8:20 AM, Julianna Pierre <julianna.pierre@phoenix.gov> wrote:
Thank you for sending this over, Gary. I’ll make sure I have this updated version available.
Thank you,
Julianna Pierre, Planner II – Village Planner
Office: 602-534-5829
City of Phoenix
ʇ Planning & Development Department
Long Range Planning
200 West Washington Street
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better Phoenix
From:
Council District 2 PCC
To:
Julianna Pierre
Subject:
FW: Verdin development proposal
Date:
Tuesday, April 26, 2022 8:30:53 AM
Please add to the public record.
From: Ron Orozco <wbwarrior81@yahoo.com>
Date: Tuesday, April 26, 2022 at 8:25 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: Verdin development proposal
Dear Councilman Waring,
I’m writing to you today because I know you are a man of integrity and a man of the people. I had
the pleasure of meeting you a few times when you were the state senator from my district. I am
deeply concerned about the proposal Verdin development has on the table to basically ignore the
Desert Character Overlay District standards for development on lands adjoining the Sonoran
Preserve. This is literally my backyard now and the impact to the ecosystem of overdevelopment
would be irreversible. I am an avid trail runner with great respect for our desert home. This proposal
is a very bad idea and in direct conflict of the standards put in place to prevent overdevelopment. No
amount of ‘planning’ to build ‘conforming with the natural environment’ can make up for doubling
or tripling the number of homes in this area, and with future development almost assured, sets a
very bad precedent. In fact, it’s hypocritical. I urge you to do the right thing and deny this proposal.
Keep this area zoned as it was intended, and protect the environment and the livelihood of all who
currently live here and enjoy the beauty of the Sonoran Preserve.
Sincerely,
Ron Orozco
District 2 Republican
602-469-0715
Sent from my iPhone
*******