Attachment B - Staff Report - Z-6-22-2.pdf
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Staff Report Z-6-22-2
April 29, 2022
Desert View Village Planning Committee
Meeting Date:
May 3, 2022
Planning Commission Hearing Date:
June 2, 2022
Request From:
S-1 (Ranch or Farm Residence District)
(417.33 acres)
Request To:
R1-10 (Single-Family Residence District)
(388.10 acres), R-2 (Multifamily Residence
District) (14.19 acres), and R-3A
(Multifamily Residence District) (15.04
acres)
Proposed Use:
Single-family and multifamily residential
Location:
Approximately 2,400 feet southwest of the
southwest corner of Cave Creek Road and
Jomax Road
Owner:
Arizona State Land Department
Applicant:
DR Horton, Inc.
Representative:
Jason Morris, Withey Morris, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current
Residential 2 to 5 dwelling units per acre
Parks/Open Space - Publicly Owned
Preserves/2 to 3.5 or 3.5 to 5 dwelling units
per acre
Future Parks/Open Space or 1 dwelling unit
per acre
Proposed (GPA-1-DSTV-22-2) for 29.48
acres
Residential 10 to 15 dwelling units per acre
Residential 15+ dwelling units per acre
Attachment B
Staff Report: Z-6-22-2
April 29, 2022
Page 2 of 24
General Plan Conformity
Street Map Classification
Cave Creek
Road
Major Arterial
(Scenic Drive)
Width varies from 33-
foot to 73.15-foot west
half street
Desert Peak
Parkway
Major Arterial
70-foot east half street
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; DESIGN PRINCIPLES: Promote neighborhood identity
through planning that reinforces the existing landscaping and character of the area.
Each new development should contribute to the character identified for the village;
Integrate into the development design natural features such as washes, canals,
significant topography and existing vegetation, which are important in providing
character to new subdivisions.
As stipulated, the proposed development will reinforce the character of the area by
dedicating land to the City for the Sonoran Preserve, providing a public trail network with
access points to the desert park/mountain preserve area, and by maintaining the existing
wash and hillside areas within the subdivision as natural features. These design elements
enhance the desert character of the Village and incorporate natural features that promote
the identity of the Village.
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local
conditions and surrounding neighborhoods.
The requested R1-10, R-2, and R-3A zoning districts would allow development of a new
residential community that is compatible with surrounding neighborhoods and respectful of
local conditions. The overall proposed density of the site is similar to densities in the
surrounding neighborhood and as stipulated, the proposal incorporates large setbacks,
landscaping, and density limits that prevent the development from having a negative
impact on the surrounding area.
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April 29, 2022
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General Plan Conformity
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new development
and redevelopment projects throughout Phoenix.
The proposal will be required to provide shade along the adjacent public sidewalks and
trails, in addition to the internal pedestrian pathways. This will help to provide shade for
pedestrians and bicyclists in and around the community and to mitigate the urban heat
island effect by covering hard surfaces, thus cooling the micro-climate around the vicinity.
Applicable Plans, Overlays, and Initiatives
North Land Use Plan: See Background Item No. 7.
Tree and Shade Master Plan: See Background Item No. 8.
Complete Streets Guiding Principles: See Background Item No. 9.
Comprehensive Bicycle Master Plan: See Background Item No. 10.
Zero Waste PHX: See Background Item No. 11.
Housing Phoenix: See Background Item No. 12.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant
S-1
North
Vacant and recreation area
S-1
South
Single-family residential
S-1 (Approved R1-8), R1-8
East (across Cave Creek
Road)
Vacant
S-1 (Approved R1-6, C-2)
West (including across
Desert Peak Parkway)
Single-family residential and
vacant
R1-18, R1-6, PUD
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April 29, 2022
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R1-10 – Single-Family Residence District
(Planned Residential Development Option)
Standards
R1-10 Requirements
Provisions on the
proposed site plan
Gross Acreage
-
388.10 acres
Total Maximum Number of
Units
1,358 units, up to 1,746 with
bonus
1,145 units (Met)
Maximum Density
3.5 dwelling units per acre, up
to 4.5 with bonus
2.95 dwelling units per acre
(Met)
Minimum Lot Width
45 feet
45 feet (Met)
Minimum Lot Depth
None, except 110 feet
adjacent to freeway or arterial
100 to 130 feet (Met)
Maximum Building Height
2 stories and 30 feet
2 stories and less than 29
feet (Met)
Maximum Lot Coverage
40 percent, up to 50 percent
including attached shade
structures
Not specified
Minimum Parking
2 spaces per dwelling unit
2,290 spaces required
Not specified
MINIMUM PERIMETER BUILDING SETBACKS
Perimeter Streets
15 feet (in addition to
landscape setback)
Not specified
Perimeter Property Lines
(Side and Rear)
Rear: 15 feet (1-story),
20 feet (2-story)
Side: 10 feet (1-story), 15 feet
(2-story)
Not specified
MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Common landscaped
setback adjacent to
perimeter streets
15 feet average, 10 feet
minimum
Cave Creek Road: 140 feet
(Met)
Desert Peak Parkway: 15
feet (Met)
Minimum Common Area
5 percent of gross site area
15.76 percent (Met)
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April 29, 2022
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R-2 - Multifamily Residence District
(Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
14.19 acres
Total Maximum Number of
Units
149 units, up to 170 with
bonus
140 units
Maximum Density
10.5 dwelling units per
acre, up to 12 with bonus
9.87 dwelling units per
acre (Met)
Maximum Lot Coverage
45 percent
Not specified
Building Height/Stories
2 stories and 30 feet for
first 150 feet; 1 foot
increase in height for 5
feet of additional building
setback, up to 48 feet
and 4 stories
2 stories and less than
28 feet (Met)
Minimum Perimeter Setbacks
Adjacent to public street
20 feet
Not specified
Adjacent to property line
10 feet
Not specified
Minimum Interior Building Setbacks
Front
10 feet
Not specified
Minimum Perimeter Landscape Setbacks
Adjacent to public street
20 feet
Not specified
Adjacent to property line
5 feet
Not specified
Minimum Open space
5 percent
Not specified
Minimum parking
1.3 spaces per efficiency
unit; 1.5 spaces per 1 or
2 bedroom unit; 2 spaces
per 3 or more bedroom
unit; 1.0 spaces per unit
of less than 600 square
feet
Not specified
Staff Report: Z-6-22-2
April 29, 2022
Page 6 of 24
R-3A - Multifamily Residence District
(Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
15.04 acres
Total Maximum Number of
Units
347 units, up to 397 with
bonus
260 units
Maximum Density
23.1 dwelling units per
acre, up to 26.4 with
bonus
17.29 dwelling units per
acre (Met)
Maximum Lot Coverage
45 percent
Not specified
Maximum Building Height
3 stories and 40 feet for
150 feet; 1 foot increase
in height for 5 feet of
additional building
setback, up to 48 feet
and 4 stories
3 stories and 33 feet
(Met)
Minimum Perimeter Setbacks
Adjacent to public street
20 feet
Not specified
Adjacent to property line
15 feet
Not specified
Minimum Interior Building Setbacks
Front
10 feet
Not specified
Minimum Perimeter Landscape Setbacks
Adjacent to public street
20 feet
Not specified
Adjacent to property line
5 feet
Not specified
Minimum Open space
5 percent
Not specified
Minimum Parking
1.3 spaces per efficiency
unit; 1.5 spaces per 1 or
2 bedroom unit; 2 spaces
per 3 or more bedroom
unit; 1.0 spaces per unit
of less than 600 square
feet
Not specified
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 417.33 acres located approximately 2,400 feet southwest
of the southwest corner of Cave Creek Road and Jomax Road from S-1 (Ranch or
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Farm Residence District) to R-10 (Single-Family Residence District), R-2
(Multifamily Residence District), and R-3A (Multifamily Residence District) for a
detached single-family residential and two multifamily residential communities. The
site is undeveloped vacant land, owned by the Arizona State Land Department,
which was recently auctioned. Ownership is in transition to the applicant, DR Horton
Inc.
GENERAL PLAN LAND USE MAP DESIGNATIONS
2.
The majority of the subject site is
designated as Residential 2 to 5 dwelling
units per acre on the General Plan Land
Use Map. Additionally, the northwest
portion of the site is designated as Future
Parks/Open Space or 1 dwelling unit per
acre, and Preserves / 2 to 3.5 or 3.5 to 5
dwelling units per acre. Finally, the
northern portion of the site contains a
narrow portion of land designated as
Parks/Open Space – Publicly Owned.
General Plan Land Use Map, Source: Planning
and Development Department
The applicant is proposing a minor General Plan Amendment (GPA-DSTV-1-22-2),
which would change portions of the northeast corner of the subject site from
Residential 2 to 5 dwelling units per acre and Parks/Open Space - Publicly Owned
to Residential 10 to 15 dwelling units per acre and Residential 15+ dwelling units per
acre. These designations would be coterminous with the proposed R-2 and R-3A
zoning districts, respectively. The proposed zoning districts are consistent with the
proposed General Plan Land Use Map designation.
PROPOSAL
3.
Site Plan
The applicant proposes to develop a new residential community, which would
include a 1,145-lot detached single-family residential community. The development
also proposes two multifamily portions, described as Casitas and Garden on the
conceptual site plan, with a total of 400 multifamily units. The overall density would
be approximately 3.7 dwelling units per acre. The conceptual site plan depicts a
range of lot sizes within the single-family residential portion, from 4,500 square feet
to 8,450 square feet.
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April 29, 2022
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Conceptual Site Plan, Source: ABLA Studio
Staff does not recommend general conformance to the site plan, as this is a large
development, and the specific layout of lots and streets could change during the
subdivision and site plan review process. Staff is recommending several stipulations
that require certain aspects of the site plan to be maintained, as described below.
The conceptual site plan includes a 74.82-acre hillside area in the northwest portion
of the site, which is intended to be conveyed to the City of Phoenix Parks and
Recreation Department for development of a future park or mountain preserve. This
conveyance is consistent with the General Plan Land Use designation of Future
Parks/Open Space or 1 dwelling unit per acre for the northwest hillside area. The
developer also intends to provide public access to the preserve area through two
access points within the subdivision, including a trail network and the possibility of a
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public parking area to ensure the public has access to the preserve. These aspects
of the plan are incorporated in Stipulation Nos. 1 and 2.
Staff recommends the following site plan elements to be incorporated:
• A minimum 140-foot landscape setback along Cave Creek Road, consistent
with the designation as a scenic corridor (Stipulation No. 3);
• Enhanced landscaping with 70 percent two-inch and 30 percent three-inch
caliper trees, planted 20 feet on center and five, five-gallon shrubs per tree
within landscape setbacks along Cave Creek Road, Desert Peak Parkway
and the perimeter setbacks of the R-2 and R-3A zoned areas (Stipulation No.
4);
• Minimum 15 percent open space (after the dedication of the hillside area)
provided within the R1-10 zoned area (Stipulation No. 25);
• Minimum 10 percent open space provided within each of the R-2 and R-3A
zoned areas (Stipulation Nos. 28 and 32);
• A minimum of two active and three passive open space areas provided within
the R1-10 zoned area (Stipulation No. 26);
• A minimum of five amenities provided within the open space areas for the R-
2 and R-3A zoned areas (Stipulation Nos. 29 and 33).
4.
Overall Trails Exhibit
The applicant has submitted an Overall Trails Exhibit, which depicts the location of a
proposed trail network within and surrounding the site. It includes multi-use trails
along the entire frontages of Cave Creek Road and Desert Peak Parkway and a
combination of multi-use trails, community trails, and detached sidewalks through
the site connecting the two frontages along three separate paths. The development
does not intend to be closed to pedestrians. Public access easements will be
required to meet the public access requirement for the access points to the
preserve. It is expected that the internal multi-use trails will contain easements
sufficient to fulfill this requirement, but the plan for access will be finalized at a later
date in consultation with the Parks and Recreation Department, per Stipulation No.
2.
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April 29, 2022
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Overall Trails Exhibit, Source: ABLA Studio
Staff recommends the following elements of the Overall Trails Exhibit to be
incorporated into the development:
• A 10-foot-wide multi-use trail (MUT) and 30-foot-wide multi-use trail
easement (MUTE) shall be provided along both perimeter frontages
(Stipulation No. 6);
• Ten-foot-wide community trails and multi-use trails shall be provided within
the development, where indicated on the plan (Stipulation No. 7);
• A detached sidewalk shall be provided along the primary roadway through
the development, as indicated on the plan, including two-inch caliper shade
trees planted 25 feet on center planted between the sidewalk and the back of
the curb (Stipulation No. 10).
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April 29, 2022
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5.
Single-Family Elevations
The conceptual building elevations for the single-family homes depict one- and two-
story homes with a variety of architectural styles and variation in colors, textures,
and facades. Staff recommends enhancing the four-sided architectural component
by requiring architectural detailing to the windows on all sides of the buildings
(Stipulation No. 24).
Conceptual Single-Family Building Elevations, Source: DR Horton
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April 29, 2022
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Conceptual Single-Family Building Elevations, Source: DR Horton
6.
Multifamily Elevations
Staff recommends general conformance to the multifamily building elevations within
both the R-2 zoned areas, labeled “Casitas” on the site plan and elevations, and the
R-3A zoned areas, labeled “Garden” on the site plan and “Tuck-Under Multifamily”
and “Carriage Multifamily” on the elevations. The elevations depict multifamily
buildings with a variety of architectural styles and variation in colors, textures, and
facades, as well as four-sided architecture. The Casitas building elevations depict
one- and two-story buildings with a maximum height of less than 28 feet. The
Garden building elevations depict two- and three-story buildings with a maximum
height of 33 feet. These are addressed in Stipulation Nos. 27 and 31.
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April 29, 2022
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Conceptual Building Elevations (Casitas), Source: DHI Communities
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Conceptual Building Elevations (Garden), Source: DHI Communities
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STUDIES AND POLICIES
7.
North Land Use Plan
In 1996, the Phoenix City Council adopted the North Land Use Plan, which
established recommendations for land use and future development for the area
generally bounded by Cave Creek Wash to the west, Scottsdale Road to the east,
Carefree Highway to the north, and Pinnacle Peak Road to the south. The plan
shifted residential density designations from the previous General Plan Land Use
Map with the goals of protecting the desert character, recognizing washes as a
development constraint, and maximizing infrastructure efficiency. The subject site is
designated as Residential 2 to 5 dwelling units per acre in the plan. Figure 22 in the
plan also denotes the site as an area containing extra infrastructure capacity, noting
that density should be move toward areas of extra capacity to increase
infrastructure efficiency.
The proposed development includes a range of densities and a large area to be set-
aside for a desert preserve or mountain park. The overall site is proposed at a
density of 3.7 dwelling units per acre, which is consistent with the designation in the
North Land Use Plan. The site plan shifts density away from the hillside preserve
area to the west and closer to the major arterial of Cave Creek Road. While this
creates areas within the development that exceeds 5 dwelling units per acre, the
overall average density is consistent with the recommendations in the North Land
Use Plan, in addition to the preservation of sensitive areas to the west and
incorporation of washes as preserved resources within the community.
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April 29, 2022
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8.
Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached from
the curbs to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect. Staff is
recommending the following stipulations designed to provide trees and enhance
shade within the development.
• Seventy percent two-inch caliper and 30 percent three-inch caliper trees
within the required landscape setbacks (Stipulation No. 4);
• Shaded pedestrian paths, multi-use trails, and sidewalks to provide a
minimum of 75 percent shade (Stipulation No. 5);
• The sidewalks along Cave Creek Road and the internal primary roadway
through the development shall be detached with landscaped areas between
the sidewalk and the back of the curb (Stipulation Nos. 9 and 10).
9.
Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. To promote safety and connectivity for
pedestrians, bicyclists, and transit users, staff is recommending detached sidewalks
along Cave Creek Road and the internal primary roadway, multi-use trails and
pedestrian paths on the perimeter streets and within the development, construction
and dedication of a new bus stop pad on Cave Creek Road, and bicycle parking in
the multifamily portions of the development. These are addressed in Stipulation
Nos. 6 through 10, 30, and 34.
10.
Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
As stipulated, the project will provide bicycle parking spaces within the multifamily
portions of the development, installed per the requirements of the Walkable Urban
(WU) Code. This is addressed in Stipulation Nos. 30 and 34.
11.
Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. The City of Phoenix offers
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April 29, 2022
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recycling services for single-family residential properties.
12.
Housing Phoenix
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing with
a vision of creating a stronger and more vibrant Phoenix through increased housing
options for residents at all income levels and family sizes. Phoenix’s rapid
population growth and housing underproduction has led to a need for over 163,000
new housing units. Current shortages of housing supply relative to demand are a
primary reason why housing costs are increasing. The proposed development
supports the Plan’s goal of preserving or creating 50,000 housing units by 2030 by
contributing to a variety housing types that will address the supply shortage at a
more rapid pace while using vacant land in a more sustainable fashion.
COMMUNITY INPUT SUMMARY
13.
As of the writing of this report, staff received eight letters in opposition to this
request. The letters cited issues with the proposed density and character of the
area, increased traffic, impacts to wildlife, and a lack of nearby retail and open
space.
INTERDEPARTMENTAL COMMENTS
14.
The Parks and Recreation Department requires the dedication of a multi-use trail
easement and construction of a multi-use trail along Cave Creek Road and Desert
Peak Parkway adjacent to this development. These comments are addressed in
Stipulation No. 6.
15.
The Street Transportation Department commented that the developer shall provide
detached sidewalks along Cave Creek Road, construct a 24-foot landscaped
median island along Desert Peak Parkway, align the primary roadway through the
subdivision with the intersection of Desert Peak Parkway and Hillstone Way, and
connect to the existing stub streets of Rustling Oaks Lane, 27th Place, and 29th
Way. Other comments provided pertained to adjacent right-of-way dedication and
street construction, traffic impact study requirement, and other general street
improvement requirements. These comments are addressed in Stipulation Nos. 9
and 11 through 16.
16.
The Public Transit Department commented that the developer shall dedicate right-
of-way and construct one bus stop pad along southbound Cave Creek Road,
meeting the requirements of the City of Phoenix. This comment is addressed in
Stipulation No. 8.
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April 29, 2022
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17.
The Water Services Departments commented that a water and sewer main
extension will be required and a water and sewer master plan will need to be
submitted during the development review process. However, no stipulations are
required for the rezoning case. Furthermore, capacity is a dynamic condition that
can change over time due to a variety of factors. The City intends to provide water
and sewer service, requirements and assurances for which are determined during
the site plan review process. For any given property, water and sewer requirements
may vary over time to be less or more restrictive depending on the status of the
City’s water and sewer infrastructure.
18.
The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of Deer Valley Airport to future owners or tenants of
the property. Furthermore, that an avigation easement is dedicated to the City of
Phoenix as this property is within the Deer Valley Airport traffic pattern airspace and
seeking noise sensitive land uses. Lastly, that a No Hazard Determination for the
proposed development be provided from the FAA pursuant to the FAA’s Form-7460
obstruction analysis review process. These are addressed in Stipulation Nos. 17
through 19.
19.
The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the results
of the testing. A qualified archaeologist must make this determination in consultation
with the City of Phoenix Archaeologist. In the event archaeological materials are
encountered during construction, all ground disturbing activities must cease within a
33-foot radius of the discovery and the City of Phoenix Archaeology Office must be
notified immediately and allowed time to properly assess the materials. This is
addressed in Stipulation Nos. 20 through 22.
20.
The Floodplain Management division of the Public Works Department did not have
any comments on this case.
21.
The Fire Department commented that there were no anticipated problems with the
referenced case and that the water supply will be required to meet fire flow
standards in the fire code.
OTHER
22.
Staff has not received a completed form for the Waiver of Claims for Diminution in
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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. 23.
23.
Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements such as obtaining a
use permit to conduct the proposed outdoor use in this zoning district. Other formal
actions such as, but not limited to, zoning adjustments and abandonments, may be
required.
Findings
1.
The requested R1-10, R-2, and R-3A zoning districts produce an overall density and
development pattern that is consistent with the character of the surrounding area.
2.
As stipulated, the proposed development appropriately shifts density away from
sensitive natural resources and closer to the major arterial of Cave Creek Road and
provides design elements that protect the surrounding natural and built environment.
3.
As stipulated, the proposed development enhances connectivity in the immediate
vicinity, including multi-modal transportation options with shade elements, and
improves public access to the adjacent natural resources.
Stipulations
OVERALL SITE
1.
Prior to the issuance of Final Site Plan approval, the landowner shall convey
approximately 74 acres (or an area mutually agreed upon by the city and the
owner) of hillside land selected by the City of Phoenix and located in the area
depicted as “Hillside Area” on the site plan date stamped February 4, 2022, to
the City of Phoenix for the use as a City of Phoenix desert park and/or mountain
preserve, as modified and approved by the Planning and Development
Department and the Parks and Recreation Department.
2.
The developer shall work with the City of Phoenix Parks and Recreation
Department to determine a maximum of two access points to the desert park or
mountain preserve area prior to issuance of preliminary site plan approval. The
access points shall be made accessible to the public through a trail network,
within and/or bounding the site, as approved or modified by the Planning and
Development Department. In conjunction with the electric utility provider, the
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developer shall also explore the possibility of providing a public access parking
lot in the utility easement area with access to the preserve trail network.
3.
A minimum landscaped setback of 140 feet shall be provided along the Cave
Creek Road frontage.
4.
The required landscape setbacks along Cave Creek Road, Desert Peak
Parkway, and the perimeter setbacks for the R-2 and R-3A zoned portions of the
site where adjacent to single-family residential zoning shall be planted with a
minimum of 70 percent 2-inch caliper and 30 percent 3-inch caliper large canopy
drought-tolerant trees, 20 feet on center or in equivalent groupings, with five 5-
gallon shrubs per tree, as approved or modified by the Planning and
Development Department.
5.
Within the development and along Cave Creek Road and Desert Peak Parkway,
all pedestrian paths, multi-use trails, and sidewalks, excluding sidewalks along
internal streets, shall be shaded by a structure, landscaping at maturity, or a
combination of the two to provide a minimum of 75 percent shade, as approved
or modified by the Planning and Development Department.
6.
The developer shall dedicate 30-foot-wide multi-use trail easements (MUTE)
along the east side of Desert Peak Parkway and the west side of Cave Creek
Road and construct a minimum 10-foot-wide multi-use trail (MUT) within the
easements in accordance with the MAG supplemental detail and as approved by
the Planning and Development Department. Where conflicts or restrictions exist,
the developer shall work with the Site Planning Section on an alternative design
through the technical appeal process.
7.
The developer shall construct minimum 10-foot-wide community trails and multi-
use trails, as generally depicted on the Overall Trails Exhibit, date stamped April
15, 2022, as approved or modified by the Planning and Development
Department. Where conflicts or restrictions exist, the developer shall work with
the Site Planning Section on an alternative design through the technical appeal
process.
8.
The developer shall dedicate right-of-way and construct one bus stop pad along
southbound Cave Creek Road. The bus stop pad shall be constructed according
to the City of Phoenix Standard Detail P1260 with a minimum depth of 10 feet
and be located from the intersection of the main access point on Cave Creek
Road according to City of Phoenix Standard Detail P1258, as approved or
modified by the Planning and Development Department or the Public Transit
Department.
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9.
The developer shall construct a minimum 5-foot-wide detached sidewalk and a
minimum 11-foot-wide landscape area between the back of curb and sidewalk
along Cave Creek Road, planted to the following standards and as approved or
modified by the Planning and Development Department or Street Transportation
Department.
a.
Minimum 2-inch caliper shade trees planted 20 feet on center or in
equivalent groupings.
b.
Drought tolerant vegetation to achieve 75 percent live coverage at
maturity.
Where utility conflicts arise, the developer shall work with the Planning and
Development Department on an alternative design solution consistent with a
pedestrian environment.
10.
The developer shall construct minimum 5-foot-wide detached sidewalks with
minimum 5-foot-wide landscape areas between the back of curb and sidewalks
along the primary roadway through the subdivision, as generally depicted on the
Overall Trails Exhibit, date stamped April 15, 2022, planted with minimum 2-inch
caliper shade trees, 25 feet on center or in equivalent groupings, as approved or
modified by the Planning and Development Department. Where utility conflicts
arise, the developer shall work with the Planning and Development Department
on an alternative design solution consistent with a pedestrian environment.
11.
The developer shall dedicate 65 feet of right-of-way along Cave Creek Road, as
approved by the Planning and Development Department.
12.
The developer shall construct a 24-foot-wide landscaped median island along
Desert Peak Parkway from Hillstone Way to 23rd Street, as approved or
modified by the Planning and Development Department.
13.
The developer shall align the primary roadway through the subdivision with the
intersection of Desert Peak Parkway and Hillstone Way and shall be responsible
for any modifications to the existing drainage facility and access ramp, as
approved or modified by the Planning and Development Department.
14.
The developer shall connect to the existing stub streets of Rustling Oaks Lane,
27th Place, and 29th Way, as depicted on the site plan date stamped February
4, 2022 and as approved or modified by the Planning and Development
Department.
Staff Report: Z-6-22-2
April 29, 2022
Page 22 of 24
15.
The developer shall submit a Traffic Impact Study, including a Cave Creek Road
Traffic Corridor Analysis from Sonoran Desert Drive south to the 101 Freeway to
evaluate the overall level of service and corridor conditions with impacts
associated with the proposed 1,545 dwelling units. The developer shall be
responsible for regional mitigation identified through the analysis. No preliminary
approval of plans shall be granted until the study is reviewed and approved by
the Street Transportation Department.
16.
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.
17.
The developer shall grant and record an avigation easement to the City of
Phoenix for the site, per the content and form prescribed by the City Attorney
prior to final site plan approval.
18.
The developer shall provide a No Hazard Determination for the proposed
development from the FAA pursuant to the FAA’s Form-7460 obstruction
analysis review process, prior to construction permit approval, as per plans
approved by the Planning and Development Department.
19.
The property owner shall record documents that disclose the existence, and
operational characteristics of Deer Valley Airport to future owners or tenants of
the property. The form and content of such documents shall be according to the
templates and instructions provided which have been reviewed and approved by
the City Attorney.
20.
If determined necessary by the Phoenix Archeology 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 Archeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.
21.
If Phase I data testing is required, and if, upon review of the results from Phase I
data testing, the City Archeologist, in consultation with a qualified archeologist,
determines such data recovery excavations are necessary, the applicant shall
conduct Phase II archeological data recovery excavations.
22.
In the event archeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-foot
Staff Report: Z-6-22-2
April 29, 2022
Page 23 of 24
radius of the discovery, notify the City Archeologist, and allow time for the
Archeology Office to properly assess the materials.
23.
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.
R1-10 ZONED AREA
24.
Building elevations shall depict architectural detailing applied to windows on all
sides of the homes, as approved by the Planning and Development Department.
25.
A minimum of 15 percent of the gross site area for the R1-10 zoned portion of
the site, after dedication of the hillside area to the city, shall be retained as open
space, including washes and internal hillside areas, as approved by the Planning
and Development Department. This requirement shall not be applied to individual
phases of the overall development.
26.
A minimum of two distinct active open space areas and a minimum of three
passive open space areas shall be provided within the overall R1-10 zoned area,
as approved by the Planning and Development Department.
R-2 ZONED AREA
27.
The development shall be in general conformance with the building elevations
date stamped February 4, 2022, as approved by the Planning and Development
Department.
28.
A minimum of 10 percent of the gross site area shall be retained as open space,
including washes, as approved by the Planning and Development Department.
29.
There shall be a minimum of 5 amenities within the open space areas, such as
but not limited to benches, picnic tables, ramadas, and/or playground equipment,
as approved by the Planning and Development Department.
30.
The developer shall provide secured bicycle parking per Section 1307 of the City
of Phoenix Zoning Ordinance. In addition, inverted U- and/or artistic bicycle racks
shall be provided for guests, with a minimum of 0.05 spaces per unit, located
near the clubhouse or distributed throughout the site and installed per the
requirements of Section 1307.H of the Zoning Ordinance, as approved by the
Planning and Development Department.
Staff Report: Z-6-22-2
April 29, 2022
Page 24 of 24
R-3A ZONED AREA
31.
The development shall be in general conformance with the building elevations
date stamped February 4, 2022, as approved by the Planning and Development
Department.
32.
A minimum of 10 percent of the gross site area shall be retained as open space,
including washes, as approved by the Planning and Development Department.
33.
There shall be a minimum of 5 amenities within the open space areas, such as
but not limited to benches, picnic tables, ramadas, and/or playground equipment,
as approved by the Planning and Development Department.
34.
The developer shall provide secured bicycle parking per Section 1307 of the City
of Phoenix Zoning Ordinance. In addition, inverted U- and/or artistic bicycle racks
shall be provided for guests, with a minimum of 0.05 spaces per unit, located
near the clubhouse or distributed throughout the site and installed per the
requirements of Section 1307.H of the Zoning Ordinance, as approved by the
Planning and Development Department.
Writer
Anthony Grande
April 29, 2022
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped February 4, 2022 (1 page)
Conceptual Overall Trails Exhibit date stamped April 15, 2022 (1 page)
Conceptual Building Elevations and renderings date stamped February 4, 2022 (35
pages; note: not all elevations submitted are included herein but are available to view as
part of the rezoning case file)
Community Correspondence (8 pages)
Z-8-04
Z-43-02
Z-43-02
ANX 254
Z-8-04
Z-46-19
Z-8-04
Z-14-04
ANX 254
ANX 254
ANX 254
Z-65-97
Z-43-02
Z-43-02
Z-43-02
ANX 187
ANX 254
*
*
*
*
*
*
*
HAPPY VALLEY ROAD ALIGNMENT
*
R1-8
PRD
R-2 PRD
R1-6
R1-8
PUD
S-1
R1-6
R1-18
R1-8 PRD
R1-8
S-1
C-2 *
Z-61-06
R1-6 *
Z-61-06
R1-8 PRD *
Z-8-04
C-2 *
Z-61-06
R1-6 *
Z-61-06
R1-8 *
Z-61-06
DESERT PEAK PKWY
21ST ST
21ST PL
ROBB LN
2
3
R
D
S
T
2
2
ND WAY
LEI
B
ER
PL
2
5TH ST
27TH ST
28TH ST
S
HADY
SPRING TR
L
24TH WAY
27TH PL
29TH ST
F
A
LLE
N
LE
A
F LN
MISTY WILLO
W
LN
L
IEBE
R P
L
2
5
TH PL
PARK
VIEW L
N
MIN
E CR
EEK RD
RIDG
E
C
R
EEK
RD
S
A
G
U
A
R
O PA
R
K LN
ALAMEDA RD
HI
L
LST
O
NE W
A
Y
Q
UIET HOLL
O
W
L
N
JOMAX RD
CAVE CREEK RD
Desert Maintenance
Character B
Overlay District
DOVE VALLEY RD
LONE MOUNTAIN RD
DYNAMITE BLVD
JOMAX RD
HAPPY VALLEY RD
PINNACLE PEAK RD
DEER VALLEY DR
MAYO BLVD
CAVE CREEK RD
BLACK MTN PKY
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
CAREFREE HWY
SR-101
DESERT VIEW VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-6-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
417.33 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R1-10, R-3A, R-2
CONVENTIONAL OPTION
417
1358, 331, 142
* UNITS P.R.D. OPTION
N/A
1746, 397, 170
DR Horton, Inc.
DATE:
4/14/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 46-33, 46-34, 47-33,
47-34, 48-33
ZONING MAP
O-10, O-9, P-9
REQUESTED CHANGE:
FROM: S-1 ( 417.33 a.c.)
TO:
R1-10 ( 388.10 a.c.)
R-3A ( 15.04 a.c.)
R-2 ( 14.19 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-6-22.mxd
Z-6-22
0.2
0
0.2
0.1
Miles
Z-8-04
Z-43-02
Z-43-02
ANX 254
Z-8-04
Z-46-19
Z-8-04
Z-14-04
ANX 254
ANX 254
ANX 254
Z-65-97
Z-43-02
Z-43-02
Z-43-02
ANX 187
ANX 254
*
*
*
*
*
*
*
HAPPY VALLEY ROAD ALIGNMENT
*
R1-8
PRD
R-2 PRD
R1-6
R1-8
PUD
S-1
R1-6
R1-18
R1-8 PRD
R1-8
S-1
C-2 *
Z-61-06
R1-6 *
Z-61-06
R1-8 PRD *
Z-8-04
C-2 *
Z-61-06
R1-6 *
Z-61-06
R1-8 *
Z-61-06
DESERT PEAK PKWY
21ST ST
21ST PL
ROBB LN
2
3
R
D
S
T
2
2
ND WAY
LEI
B
ER
PL
2
5TH ST
27TH ST
28TH ST
S
HADY
SPRING TR
L
24TH WAY
27TH PL
29TH ST
F
A
LLE
N
LE
A
F LN
MISTY WILLO
W
LN
L
IEBE
R P
L
2
5
TH PL
PARK
VIEW L
N
MIN
E CR
EEK RD
RIDG
E
C
R
EEK
RD
S
A
G
U
A
R
O PA
R
K LN
ALAMEDA RD
HI
L
LST
O
NE W
A
Y
Q
UIET HOLL
O
W
L
N
JOMAX RD
CAVE CREEK RD
Desert Maintenance
Character B
Overlay District
DOVE VALLEY RD
LONE MOUNTAIN RD
DYNAMITE BLVD
JOMAX RD
HAPPY VALLEY RD
PINNACLE PEAK RD
DEER VALLEY DR
MAYO BLVD
CAVE CREEK RD
BLACK MTN PKY
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
CAREFREE HWY
SR-101
DESERT VIEW VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-6-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
417.33 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R1-10, R-3A, R-2
CONVENTIONAL OPTION
417
1358, 331, 142
* UNITS P.R.D. OPTION
N/A
1746, 397, 170
DR Horton, Inc.
DATE:
4/14/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 46-33, 46-34, 47-33,
47-34, 48-33
ZONING MAP
O-10, O-9, P-9
REQUESTED CHANGE:
FROM: S-1 ( 417.33 a.c.)
TO:
R1-10 ( 388.10 a.c.)
R-3A ( 15.04 a.c.)
R-2 ( 14.19 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-6-22.mxd
Z-6-22
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Plan 4091 B
Stucco System
Concrete Roof Tile
Decorative Gable Pipes
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
25’-4 3/4”
Decorative Wraught Iron Detail
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4091 F
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
6
12
TYP
0’-0”
10’-1 1/8”
20’-7”
26’-4 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4091 C
Stucco System
Concrete Roof Tile
Standard Ledgestone Shown
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
25’-4 3/4”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3534 A
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
5
12
TYP
0’-0”
9’-1”
17’-0”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3534 B
0’-0”
9’-1”
17’-0”
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
5
12
TYP
Decorative Gable
Pipe Detail
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3534 C
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Standard Ledgestone Shown
5
12
TYP
0’-0”
9’-1”
17’-0”
12’- 10 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3534 F
0’-0”
9’-1 1/8”
17’-0”
12’-1”
Board and Batton System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
5
12
TYP
Standard Ledgestone Shown
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3534 N
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
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Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4093 B
Stucco System
Concrete Roof Tile
Decorative Gable Pipes
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
25’-6”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4093 F
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
6
12
TYP
0’-0”
10’-1 1/8”
20’-7”
27’-8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4093 C
Stucco System
Concrete Roof Tile
Standard Ledgestone Shown
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
25’-6”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Front Elevation
0’-0”
10’-1 1/8”
20’-7”
27’-3 1/4”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4097 F
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Front Elevation
5
12
TYP
0’-0”
10’-1 1/8”
20’-7”
28’-9 1/2”
Decorative Wooden Shutters
Standard Ledgestone Shown
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4097 C
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Standard Ledgestone Shown
Front Elevation
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
27’-3 1/4”
Decorative Wooden Shutters
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4095 B
Front Elevation
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Decorative Gable Pipe Detail
Accent Paint w/
Special Stucco Finish
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
26’-0 1/2”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4095 F
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Front Elevation
6
12
TYP
0’-0”
10’-1 1/8”
20’-7”
28’-3 3/4”
Standard Ledgestone Shown
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 4095 C
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Standard Ledgestone Shown
Front Elevation
4
12
TYP
0’-0”
10’-1 1/8”
20’-7”
25’-10 3/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3507 A
Stucco System
Decorati e Wrought Iron Detail
Concrete Roof Tile
Decorative Wooden Shutters
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
5
12
TYP
0’-0”
9’-1 1/8”
11’-1 1/8”
16’-11 3/4”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3507 B
0’-0”
Stucco System
Decorative Gable Pipe
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
5
12
TYP
9’-1 1/8”
11’-1 1/8”
16’-11 3/4”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3507 C
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Optional Ledgestone Available
5
12
TYP
0’-0”
9’-1 1/8”
11’-1 1/8”
16’-11 3/4”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3507 F
0’-0”
9’-1 1/8”
12’-1 1/8”
17’-0”
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Decorative Wooden
Shutters
Standard Ledgestone Shown
5
12
TYP
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3507 N
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Optional Ledgestone Available
4
12
TYP
0’-0”
9’-1 1/8”
11’-1 1/8”
15’-5 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3524 A
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
5
12
TYP
0’-0”
9’-1 1/8”
16’-11 1/2”
13’-1 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3524 B
0’-0”
9’-1 1/8”
16’-11 1/2”
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
5
12
TYP
Decorative Gable Pipe Detail
13’-1 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3524 C
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Standard Ledgestone Shown
5
12
TYP
0’-0”
9’-1 1/8”
16’-11 1/2”
Decorative Wrought Iron Detail
13’-1 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3524 F
0’-0”
9’-1 1/8”
16’-11 1/2”
Board and Batton System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
5
12
TYP
Standard Ledgestone Shown
12’-1 1/8”
Front Elevation
Left Elevation
Rear Elevation
Right Elevation
Perspective
Plan 3524 N
Stucco System
Concrete Roof Tile
Garage Door -
See Matrix for Actual Garage Door Style
Dual Pane Low-E
Windows
Accent Paint w/
Special Stucco Finish
Standard Ledgestone Shown
5
12
TYP
0’-0”
9’-1 1/8”
15’-6”
12’-1 1/8”
From:
Natalie Heylen
To:
Julianna Pierre
Subject:
Raining for stone butte east
Date:
Monday, February 28, 2022 3:54:34 PM
What is the case number for this? I see lots of numbers everywhere.
Application number z-6-22
Dsd#21-5799
I want to make my feelings known I am not ok with this rezoning. What will happen to all the
hiking trails around here?
From:
Lauren Prole
To:
Julianna Pierre
Subject:
Stone Butte East - Concerns
Date:
Wednesday, March 2, 2022 2:13:54 PM
Good afternoon Julianna,
I am a concerned resident of Desert Peak, just south of the proposed Stone Butte East project.
I wanted to reach out to you to find out how community concerns can be heard. We had a
neighborhood meeting with the developers of the project yesterday, but they did not provide
any specific responses to questions that were asked and many responses included pointed
towards the City of Phoenix.
One of my biggest issues is traffic, since the current infrastructure barely handles the traffic of
the residents that live here, adding 1,500 homes is concerning. Here are a couple examples:
-Cave Creek between Pinnacle and 51 freeway is congested almost all hours of the day.
-Excessive speed on Cave Creek as well as Desert Peak Parkway - I'm extremely concerned
for the children crossing Desert Peak Parkway with no clear pedestrian crosswalks.
-On Pinnacle/Desert Peak Parkway as traffic is heading west at the intersection of Cave Creek
Rd and Pinnacle there is already a huge problem with traffic backing up with no turn lane.
Are any of these issues going to be addressed with the planning of Stone Butte East? I
appreciate your time and look forward to your response.
Thank you,
Lauren Prole
1
Anthony M Grande
From:
Anthony M Grande
Sent:
Wednesday, April 13, 2022 6:04 PM
To:
Anthony M Grande
Subject:
FW: Stone Butte East
From:M.J.Westfall<mjwestfall@gmail.com>
Sent:Tuesday,April5,20221:13PM
To:JuliannaPierre<julianna.pierre@phoenix.gov>;PDDNorthGatewayVPC<northgatewayvpc@phoenix.gov>
Cc:ben@witheymorris.com
Subject:StoneButteEast
IamcontactingyoutorespectfullyrequestthatyoureconsidertherezoningrequestsforZͲ6Ͳ22Ͳ2,theproposedproject
ofStoneButteEast.
Outofconsiderationfortheexistingresidentsinthearea,Iamaskingthatyoupleaseconsidersignificantlyincreasing
theproposed40'landscapebufferbetweentheSheaneighborhood,NorthviewatStoneButte,andthewestsideof
phase1.Theresidentswhopurchasedhomesinthisare0qadidsofortheopenspaceandthesurroundingnatural
desert.Increasingthedistancebetweentheseresidentialcomplexeswillhelptomaintaintheopen,naturalfeelofthe
areaandhelptoprotecttheexistinghabitatsofthelocalwildlife.Ifeelthattheexistingplandoesnotproperly
accomodateforpreservingthenaturalaspectofthearea,theverythingthatmakesthislocationdesirabletoyour
futurepotentialbuyers.
Additionally,Iamrequestingthatyoupleasereconsidertherequestedzoningchangesforthemultifamilyresidential
units.TheareaisalreadygrosslyoverͲcongestedandcrammingmorepeopleintothisareaisirresponsibleconsidering
thatwedonothavetheroads,stores,etc.tosupportthegrowth.Furthermore,themultifamilyunitsbringan
undesirableelementthatwilllikelyimpacthomevalueswithboththenewbuildhomesandtheexistinghomes.
I'dbehappytodiscussfurtherandsincerlyhopethattheconcernsoftheexistingresidentswillbeconsidered.
BestRegards,
MelissaWestfall
619Ͳ518Ͳ5973
1
Anthony M Grande
From:
Niranjan Dravid <n_dravid@yahoo.com>
Sent:
Sunday, April 24, 2022 12:28 PM
To:
Anthony M Grande
Subject:
Desert View Village Planning committee meeting - Stone butte East
HELLO Anthony,
We were told by some of our residents to contact you in order to get our objections for the public
meeting notice that is going to be help on May 3 (Village planning ) & June 2 (Planning rezoning) .
We want to strongly OBJECT to the proposal due to the below reasons
1. This will simply destroy the ecosystem of the animals living in this area & will put them in danger .
2. This proposal will put a direct impact on our home prices. The high density of homes is 6 times
more denser than the existing homes that are built in Stone butte.
3. The whole area will become a concrete jungle without any parks. There are no parks near Stone
butte at all, why can't the City consider to use and redevelop this land and built parks for the families
so that the kids and adults can enjoy walks, pickle ball, tennis, baseball . We strongly feel that
building so many homes is profitable for the builder and they will mint a lot of money, but what about
the general public who needs parks and recreations near this area ? Is anyone thinking about them ?
We also do not have grocery stores, Gym etc near by, use this land to develop that instead and not
allow using such a dense population of homes which will have a negative impacts on eco system,
prices & the existing families.
We OBJECT to this proposal and would appreciate if you can take our vote for objection,
Shea Homes resident
1
Anthony M Grande
From:
Smitha Kundur <smithakundur@gmail.com>
Sent:
Monday, April 25, 2022 2:49 PM
To:
Anthony M Grande
Subject:
Reference to Stone Butte East, Case Nos Z-6--22 & GPS-DSTV-1-22
Attachments:
Stone Butte.jpg
Hello Anthony,
I am a resident of the Desert Peak neighborhood located on the northwest corner of Pinnacle Peak Road and Cave Creek
Road.
I understand there is a zoning conversion hearing for Stone Butte East development as referenced above. We obtained
a proposed site plan (see attached) that shows 3 connections to the existing Desert Peak community. I am a resident
that lives adjacent to one of these connections and I am very concerned with the amount of traffic the new
development will add to our neighborhood. The way their site plan is laid out, most of the traffic from the houses
located along the southern property limits of Stone Butte will most likely access the existing Desert Peak community
adding a lot of traffic burden on our roadways.
I would also like to request any traffic study/circulation study the developer submitted as part of the zoning conversion
documents. I am a traffic engineer by profession and would like to see the amount of traffic the proposed community is
generating as a whole and how much of it will be accessing our neighborhood.
Thank you for your time. I can be reached at 479‐871‐4110 or via email if you have any questions.
Thanks,
Smitha.
1
Anthony M Grande
From:
Maruth Kumar Mulakala <maruthkumar@gmail.com>
Sent:
Thursday, April 28, 2022 11:25 AM
To:
Anthony M Grande
Subject:
Ref Stone Butte East Case nos: Z-6-22 & GPA-DSTV-1-22
Hello Anthony,
I am a resident of the Desert Peak neighborhood located on the northwest corner of Pinnacle Peak Road and Cave Creek
Road.
I understand there is a zoning conversion hearing for Stone Butte East development as referenced above. We obtained
a proposed site plan (see attached) that shows 3 connections to the existing Desert Peak community. I am a resident
that lives adjacent to one of these connections and I am very concerned with the amount of traffic the new
development will add to our neighborhood. The way their site plan is laid out, most of the traffic from the houses
located along the southern property limits of Stone Butte will most likely access the existing Desert Peak community
adding a lot of traffic burden on our roadways.
Thank you for your time. I can be reached at 480 677 0026 or via email if you have any questions.
Please let me know if there is anything we can do to avoid such an intrusive plan.
Thanks
Maruth Mulakala
1
Anthony M Grande
From:
Anunori <anunori@yahoo.com>
Sent:
Thursday, April 28, 2022 12:51 PM
To:
Anthony M Grande
Subject:
Stone Butte East - Cases No Z-6-22 & GPA-DSTV-1-22
Hello Anthony,
I am a resident of the Desert Peak neighborhood located on the northwest corner of Pinnacle Peak Road and Cave Creek
Road.
I understand there is a zoning conversion hearing for Stone Butte East development as referenced above. We obtained
a proposed site plan that shows 3 connections to the existing Desert Peak community. I am a resident that lives
adjacent to one of these connections and I am very concerned with the amount of traffic the new development will add
to our neighborhood. The way their site plan is laid out, most of the traffic from the houses located along the southern
property limits of Stone Butte will most likely access the existing Desert Peak community adding a lot of traffic burden
on our roadways.
This is a concern for us.
Thank you for your time and listening to us.
Regards,
Anuradha
1
Anthony M Grande
From:
Lalitha K <lalitha.kagithapu@gmail.com>
Sent:
Thursday, April 28, 2022 1:41 PM
To:
Anthony M Grande
Subject:
Regarding zoning for Desert View village
Attachments:
2c7ca7fa-031c-4515-89b0-96e09fee80a4.jpg
Hello Anthony,
I am a resident of the Desert Peak neighborhood located on the northwest corner of Desert Peak Road and Cave Creek
Road.
I understand there is a zoning conversion hearing for Stone Butte East development as referenced above. We obtained
a proposed site plan (see attached) that shows 3 connections to the existing Desert Peak community. I am a resident
that lives adjacent to one of these connections and I am very concerned with the amount of traffic the new
development will add to our neighborhood. The way their site plan is laid out, most of the traffic from the houses
located along the southern property limits of Stone Butte will most southern property limits of Stone Butte will most
likely access the existing Desert Peak community adding a lot of traffic burden on our roadways.
We are already impacted by Stone Butt west and North View Shea construction and with hazardous traffic conditions.
Thank you for your time. I can be reached at 305 798 2625 or via email if you have any questions.
Thanks,
Lalitha