Attachment B - Staff Report - Z-59-22-1.pdf
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ATTACHMENT B
Staff Report Z-59-22-1
(Home at Happy Valley PUD)
April 19, 2023
Deer Valley Village Planning
Committee Meeting Date:
April 20, 2023
Planning Commission Hearing Date:
May 4, 2023
Request From:
S-1 (Ranch or Farm Residence) (5.28
acres) and C-2 (Intermediate Commercial)
(2.72 acres)
Request To:
PUD (Planned Unit Development) (8.00
acres)
Proposed Use:
Multifamily residential
Location:
Approximately 320 feet north of the
northwest corner of 17th Avenue and
Happy Valley Road
Owner:
Red Hawk Partners, LLC et.al.
Applicant:
Shelter Asset Management
Representative:
Benjamin Graff, Quarles & Brady, LLP
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Residential 3.5 to 5 dwelling
units per acre (5.28 acres) and Mixed
Use (Commercial/Commerce/Business
Park) (2.72 acres)
Pending (GPA-DV-3-22-1): Residential
15+ dwelling units per acre
Street Map
Classification
17th Avenue
Local
0 to 30-foot west
half street
Staff Report: Z-59-22-1
April 19, 2023
Page 2 of 12
General Plan Conformity
CONNECT PEOPLE AND PLACES: OPPORTUNITY SITES; LAND USE
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local
conditions and surrounding neighborhoods.
The proposal would allow development of an underused site into a multifamily
residential community that is compatible with the surrounding area and respectful of
local conditions. The proposed development is located next to a similar development
and as stipulated, incorporates setbacks and enhanced landscaping around the
perimeter to enhance compatibility with the surrounding area.
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS: CERTAINTY &
CHARACTER; DESIGN PRINCIPLE: Create new development or redevelopment
that is sensitive to the scale and character of the surrounding neighborhoods
and incorporates adequate development standards to prevent negative impact(s)
on the residential properties.
As stipulated, the proposal will be sensitive to the scale and character of the
surrounding area. This area near 19th Avenue and Happy Valley Road contains a mix
of higher-intensity commercial uses and multifamily development. As stipulated, the
development would incorporate standards to avoid negative impacts on the adjacent
single-family residences to the north and east, including a height limit, increased
setbacks, and enhanced landscaping.
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.
As stipulated, the proposal will be required to shade the sidewalk on 17th Avenue,
provide enhanced landscaping standards and provide additional shaded open space.
This will help to provide shade for pedestrians 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.
Staff Report: Z-59-22-1
April 19, 2023
Page 3 of 12
Applicable Plans, Overlays and Initiatives
Housing Phoenix Plan: Background Item No. 6.
Complete Streets Guiding Principles: Background Item No. 7.
Comprehensive Bicycle Master Plan: Background Item No. 8.
Tree and Shade Master Plan: Background Item No. 9.
Zero Waste PHX: Background Item No. 10.
Transportation Electrification Action Plan: Background Item No. 11.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant land
S-1 and C-2
North
Single-family residence
County RU-43
South
School, vacant
C-2
East (across 17th
Avenue)
Single-family residences
County RU-43
West
Single-family residences
(proposed multifamily
residential), self-service
storage
PUD, C-2 SP
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 8.00 acres located approximately 320 feet north of the
northwest corner of 17th Avenue and Happy Valley Road from 5.28 acres of S-1
(Ranch or Farm Residence) and 2.72 acres of C-2 (Intermediate Commercial) to
PUD (Planned Unit Development) to allow multifamily residential development.
The subject site is currently vacant.
Staff Report: Z-59-22-1
April 19, 2023
Page 4 of 12
SURROUNDING LAND USES AND ZONING
2.
To the north is a single-family
residence within Maricopa County
jurisdiction zoned RU-43 (Rural
Zoning District - One Acre Per
Dwelling Unit). To the south is
vacant land and a school zoned C-2
(Intermediate Commercial District).
To the east, across 17th Avenue, are
single-family residences zoned RU-
43. To the west are existing single-
family residences which are
proposed to be demolished as part
of a multifamily project known as the
“Lumara” PUD (Z-48-21) and self-
service storage facility zoned C-2 SP
(Special Permit). Further to the west,
across 19th Avenue, is the “Norterra”
PUD (Z-3-B- 15) this includes
approximately 405.4 acres of mixed-
use development consisting of
employment, commercial, hotel,
multifamily and single-family
residential uses.
Existing Zoning Aerial Map
Source: Planning and Development Depatment
GENERAL PLAN LAND USE MAP DESIGNATION
3.
The current General Plan Land Use Map designation for the site is 5.28 acres of
Residential 3.5 to 5 dwelling units per acre and 2.72 acres of Mixed Use
(Commercial/Commerce/Business Park).
To the north of the subject site is designated Residential 3.5 to 5 dwelling units
per acre. To the east is designated Residential 3.5 to 5 dwelling units per acre
and Mixed Use (Commercial/Commerce/Business Park). To the south is
designated Mixed Use (Commercial/Commerce/Business Park). To the west is
designated Residential 15+ dwelling units per acre and Mixed Use
(Commercial/Commerce/Business Park).
To ensure consistency with the General Plan, a concurrent General Plan Land
Use Map amendment, GPA-DV-3-22-1, is proposed to change the land use map
designation to Residential 15+ dwelling units per acre.
The requested PUD zoning is consistent with the proposed General Plan Land
Use Map designation.
Staff Report: Z-59-22-1
April 19, 2023
Page 5 of 12
General Plan Land Use Map
Source: City of Phoenix Planning and Development Department
PROPOSAL
4.
The proposal was developed utilizing the PUD zoning district. The Planned Unit
Development (PUD) is intended to create a built environment that is superior to
that produced by conventional zoning districts and design guidelines. Using a
collaborative and comprehensive approach, an applicant authors and proposes
standards and guidelines that are tailored to the context of a site on a case-by-
case basis. Where the PUD Development Narrative is silent on a requirement,
the applicable Zoning Ordinance provisions will be applied.
5.
Below is a summary of the proposed standards for the subject site as described
in the attached PUD Development Narrative date stamped April 4, 2023.
List of Uses
The Development Narrative lists multiple family dwelling units as the only
permitted use, in addition to temporary and accessory uses.
Development Standards
Below is a summary of the key development standards as set forth in the
Development Narrative.
Staff Report: Z-59-22-1
April 19, 2023
Page 6 of 12
Development Standards
Maximum Density
28.25 du/acre
Maximum Number of dwelling units
226
Minimum Building Setbacks
PUD Site Area Perimeter
North
East (Along 17th Avenue)
West (Adjacent to C-2 SP)
West (Adjacent to PUD)
South
Interior Lot Lines
30-foot, exclusive of carports
40-foot, exclusive of carports
10-foot, exclusive of carports
80-foot, exclusive of carports
20-foot, exclusive of carports
0-foot
Maximum Building Height
5 stories or 65-foot
To further ensure an appropriate
height transition from adjacent
properties the building height shall not
exceed 30 feet within 100 feet of the
northern property line.
Maximum PUD Site Area Lot
Coverage
50% of total PUD Net Site Area
Minimum PUD Site Area Total Open
Space
19%
Minimum Landscape Setbacks
North
East (Along 17th Avenue)
West (Adjacent to C-2 SP)
West (Adjacent to PUD)
South
Interior Property Line Landscape
Setbacks
30-foot
20-foot
10-foot
10-foot
20-foot
0-foot
Minimum Parking Standards
Shall comply with Section 702 of the
Zoning Ordinance.
Minimum Bicycle Parking Standards
Surface Spaces
Spaces in Basement
0.25 per dwelling unit
Minimum 160 secure spaces shall be
provided. Secure parking includes
bicycles locker spaces located in the
basement
Staff Report: Z-59-22-1
April 19, 2023
Page 7 of 12
The PUD proposes five buildings consisting of 226 dwelling units at a density of
28.25 dwelling units per acre. The building heights range between two and five
stories. The proposed townhomes on the north side of the site are two stories
and 30 feet tall. The reduced height and intensity along the northern boundary
allows for a transition to the single-family homes located in the Maricopa County
island.
The applicant proposes 19 percent open space and to retain the natural open
space running through the middle of the site. This will ensure for a more shaded
and comfortable environment and is above the minimum requirements for open
space in the Phoenix Zoning Ordinance.
Landscape Standards
The PUD proposes a 30-foot landscape setback to the north, 20-foot east, 10-
foot west, and 20-foot south which provide a transition and ensure compatibility
with the surrounding uses.
The PUD proposes enhanced landscape setbacks along the perimeter property
lines. The landscape areas will incorporate a minimum of two-inch caliper trees
planted and spaced approximately 25-foot on center.
The streetscape standards propose a minimum 5-foot-wide detached sidewalk
with a minimum 8-foot-wide landscape strip located between the sidewalk and
back of curb along 17th Avenue. This streetscape will be required to provide a
minimum of two-inch caliper trees planted between the back of curb and
sidewalk and spaced approximately 25 feet on center. The landscaping will
provide for a pedestrian-friendly environment with shade on all sidewalks at a
minimum of 75 percent, exceeding the minimum requirements of the Zoning
Ordinance.
Parking Standards
The PUD proposes to comply with the Zoning Ordinance minimum parking
standards per Section 702 and it proposes a minimum bicycle parking which
exceeds the requirements of the Zoning Ordinance.
Also, the proposal includes standards for electric vehicle parking and
infrastructure.
Fences/Walls
All fences and walls will adhere to the Zoning Ordinance requirements per
Section 703, except a minimum 7-foot-tall wall is required along the northern
property line to provide additional screening. Also, wall enhancements include
the provision of view fencing where the washes intersect the west property line.
View fencing will also be provided around the centralized open space,
surrounding the main amenity area.
The townhomes on the north of the site will incorporate a wall creating private
yards.
Staff Report: Z-59-22-1
April 19, 2023
Page 8 of 12
Shade
Shading including architectural, vegetative, or a combination is proposed to be
provided at a minimum of 75 percent for all sidewalks. This goes above and
beyond the conventional 50 percent provisions of the Zoning Ordinance.
Lighting
Lighting is proposed to adhere to the Zoning Ordinance standards.
Design Guidelines
The Development Narrative includes design standards that enhance the facades
of the proposed buildings by incorporating a variety of materials. Building
massing is taken into consideration to transition height and bulk of buildings
relative to their surrounding developments and all units will include a patio or
balcony.
The streetscape design promotes an enhanced entry by providing stamped
asphalt, pedestrian pathway connections, and larger trees. Additionally, there will
be a minimum of six residential amenities.
Signs
The PUD Narrative states all signs shall comply with the City of Phoenix sign
codes including Section 705. All signs will require a sign permit from the City of
Phoenix prior to installation.
Sustainability
The Development Narrative proposes several options to incorporate
sustainability principals. These options include standards which encourage
recycling, energy efficiency, minimize waste and waste water and provide
drought tolerant landscaping. Also, the proposal promotes sustainability by
encouraging the use of electric vehicles by providing charging stations for
residents and visitors onsite.
AREA PLANS, OVERLAY DISTRICT, AND INITIATIVES
6.
Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan.
This Plan contains policy initiatives for the development and preservation of
housing with 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 underutilized land
in a more sustainable fashion.
Staff Report: Z-59-22-1
April 19, 2023
Page 9 of 12
7.
Complete Streets Guiding Principles
In 2014, the Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, and connected transportation system to include all modes,
such as bicycles, pedestrians, transit, and vehicles. Detached sidewalks will be
provided along street frontages to promote a safe pedestrian atmosphere. The
Development Narrative requires that pedestrian pathways will visually contrast
the drive aisles.
8.
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. Provisions for bicycle parking are addressed in the PUD Narrative.
9.
Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure that trees are an integral part of the city’s planning and
development process. By investing in trees and the urban forest, the city can
reduce its carbon footprint, decrease energy costs, reduce storm water runoff,
increase biodiversity, address the urban heat island effect, clean the air, and
increase property values. In addition, trees can help to create walkable streets
and vibrant pedestrian places. The PUD includes enhanced shading and
landscaping standards to reduce the urban heat island effect.
10. Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero-waste city, as part of the City’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily developments meeting certain criteria. The
PUD narrative states that recycling receptacles will be provided on site.
11. Transportation Electrification Action Plan
In June 2022, the Phoenix City Council approved the Transportation
Electrification Action Plan. The current market desire for the electrification of
transportation is both a national and global phenomenon, fueled by a desire for
better air quality, a reduction in carbon emissions, and a reduction in vehicle
operating and maintenance costs. Businesses, governments and the public are
signaling strong future demand for electric vehicles (EVs), and many automobile
manufacturers have declared plans for a transition to fully electric offerings within
the coming decade. This Plan contains policy initiatives to prepare the City for a
future filled with more EVs, charging infrastructure and e-mobility equity, and
outlines a roadmap for a five-step plan to prepare for the EV infrastructure needs
of 280,000 EVs in Phoenix by 2030. One goal of the Plan to accelerate public
adoption of electric vehicles through workplace, business, and multifamily
Staff Report: Z-59-22-1
April 19, 2023
Page 10 of 12
charging infrastructure recommends a standard stipulation for rezoning cases to
provide EV charging infrastructure. This PUD provides requirements for electric
vehicle parking, charging and infrastructure.
COMMUNITY INPUT SUMMARY
12. As of the writing of this report, staff has received three letters of opposition, 42
signed statements of support, and one email of support.
The letters of opposition express concerns that the proposed development is not
compatible with the rural atmosphere of the surrounding properties, and it will not
provide the buffer as promised in the existing general plan land use map. Also,
there are concerns with this proposal being more than a minor change to the
area which will increase traffic, noise, and destroy the character of the
unincorporated rural community.
INTERDEPARTMENTAL COMMENTS
13.
The Street Transportation Department has proposed stipulations requiring the
developer to dedicate right-of-way and make street improvements to City and
ADA standards. Additionally, a Traffic Impact Study is required where the
developer is responsible for any mitigation identified through the study. This is
addressed in Stipulation Nos. 2 through 4.
14. The Water Services Department commented that a water and sewer main
extension is required within 17th Avenue.
15. The Aviation Department has indicated that due to the proximity of the Deer
Valley Airport and potential for noise from airport related activity, a stipulation is
recommended to require documents to disclose the existence and operational
characteristics of the airport to future owners or tenants of the property. This is
addressed in Stipulation No. 5.
OTHER
16. The site has not been identified as being archeologically sensitive. However, 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
No. 6.
17. Staff has not received a completed form for the Waiver of Claims for Diminution
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required
by the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to preliminary site plan
approval. This is addressed in Stipulation No. 7.
Findings
1.
The proposal would allow multifamily residential, which is compatible with
Staff Report: Z-59-22-1
April 19, 2023
Page 11 of 12
Stipulations
1.
An updated Development Narrative for the Home at Happy Valley 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 April 4, 2023, as modified by the following
stipulations:
a.
Front cover: Revise the date information on the cover page to the
following:
City Council Adopted: [Add Adoption Date]
2.
A minimum of 30 feet of right-of-way shall be dedicated for the west side of 17th
Avenue, as approved by the Planning and Development Department.
3.
The applicant shall submit a Traffic Impact Study to the City for this development.
The developer shall be responsible for cost and construction of all 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.
4.
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.
5.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Deer Valley Airport (DVT) 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.
6.
In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33- foot
proposed land uses to the west and is consistent with the proposed General
Plan Land Use Map designation of Residential 15+ dwelling units per acre.
2.
The proposal, as stipulated, protects the character of the surrounding area by
providing additional landscape setbacks, open space, and limiting height
adjacent to single-family residential properties to the north.
3.
The subject site is appropriate for residential uses at the proposed densities and
provides new housing opportunities in the Deer Valley Village and in close
proximity to employment uses.
Staff Report: Z-59-22-1
April 19, 2023
Page 12 of 12
radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.
7.
Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa
County Recorder’s Office and delivered to the City to be included in the rezoning
application file for record.
Writer
Matteo Moric
April 19, 2023
Team Leader
Racelle Escolar
Exhibits
Sketch Map
Aerial Map
Site Plan date stamped April 4, 2023
Elevations date stamped April 4 (4 pages)
Conceptual Landscape Plan date stamped April 4, 2023
Correspondence (53 pages)
Home at Happy Valley PUD Narrative date stamped April 4, 2023
Z-122-00
Z-122-00
ANX 217
Z-91-00
Z-122-00
Z-140-01
ANX 301
ANX 246
Z-48-21
Z-40-01
Z-3-15
ANX 246
ANX 499
Z-28-00
ANX 301
ANX 217
Z-3-A-15
Z-SP-7-16
Z-11-00
ANX 235
ANX 193
ANX 235
ANX 193
AN
Z-95-98
Z-17-09
Z-25-11
Z-23-00
ANX 220
Z-122-00
ANX 301
Z-95-98
ANX 222
Z-167-04
*
*
*
*
*
*
*
*
*
*
CP/GCP
C-2
C-2
C-2
PUD
MARICOPA
COUNTY
S-1
C-2
S-1
CP/GCP
PUD
C-2
MARICOPA
COUNTY
C-2 SP
C-2 *
Z-75-06
S-1
Z-83-06
C-2
Z-140-01
C-2 and/or CP/GCP
Z-122-00
CP/GCP *
Z-91-06
Deer Valley
Airport Overlay
District (DVAO)
19TH DR
19TH AVE
16TH AVE
HAPPY VALLEY RD
17TH AVE
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
APPLICANT'S NAME:
APPLICATION NO.
Z-59-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
8.00 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1, C-2
PUD
CONVENTIONAL OPTION
5, 39
226
* UNITS P.R.D. OPTION
N/A, 47
N/A
Shelter Asset Management
DATE:
8/11/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 47-25
ZONING MAP
O-7
REQUESTED CHANGE:
FROM:
TO:
PUD ( 8.00 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-59-22.mxd
Z-59-22
0.065
0
0.065
0.0325
Miles
S-1 ( 5.28 a.c.)
C-2 ( 2.72 a.c.)
Z-122-00
Z-122-00
ANX 217
Z-91-00
Z-122-00
Z-140-01
ANX 301
ANX 246
Z-48-21
Z-40-01
Z-3-15
ANX 246
ANX 499
Z-28-00
ANX 301
ANX 217
Z-3-A-15
Z-SP-7-16
Z-11-00
ANX 235
ANX 193
ANX 235
ANX 193
AN
Z-95-98
Z-17-09
Z-25-11
Z-23-00
ANX 220
Z-122-00
ANX 301
Z-95-98
ANX 222
Z-167-04
*
*
*
*
*
*
*
*
*
*
CP/GCP
C-2
C-2
C-2
PUD
MARICOPA
COUNTY
S-1
C-2
S-1
CP/GCP
PUD
C-2
MARICOPA
COUNTY
C-2 SP
C-2 *
Z-75-06
S-1
Z-83-06
C-2
Z-140-01
C-2 and/or CP/GCP
Z-122-00
CP/GCP *
Z-91-06
Deer Valley
Airport Overlay
District (DVAO)
19TH DR
19TH AVE
16TH AVE
HAPPY VALLEY RD
17TH AVE
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
APPLICANT'S NAME:
APPLICATION NO.
Z-59-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
8.00 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1, C-2
PUD
CONVENTIONAL OPTION
5, 39
226
* UNITS P.R.D. OPTION
N/A, 47
N/A
Shelter Asset Management
DATE:
8/11/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 47-25
ZONING MAP
O-7
REQUESTED CHANGE:
FROM:
TO:
PUD ( 8.00 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-59-22.mxd
Z-59-22
0.065
0
0.065
0.0325
Miles
S-1 ( 5.28 a.c.)
C-2 ( 2.72 a.c.)
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ŝƉŽĚĞ
ϭϵϬϯϰ
WŚŽŶĞEƵŵďĞƌ
ϮϭϱͲϵϯϴͲϴϭϵϭͮ ϰϴϰͲϴϲϴͲϭϴϱϮ
ŵĂŝů
ũƌƵďŝŶŝĐŚΛƚŽůůďƌŽƚŚĞƌƐ͘ ĐŽŵ
Joshua M. Rubinich
Digitally signed by Joshua M. Rubinich
DN: cn=Joshua M. Rubinich,
email=jrubinich@tollbrothers.com, c=US
Date: 2022.08.25 10:20:34 -04'00'
STATEMENT OF SUPPORT FOR THE HOME AT HAPPY VALLEY DEVELOPMENT
By signing below, I acknowledge that either I or my ownership company has communicated with
representatives of Shelter Asset Management Development ("SAM") and that I support Shelter Asset
Management’s Planned Unit Development (Case Numbers Z-59-22-1 & GPA-DV-3-22-1) for a multifamily
development located on an approximately 8-acre site located at the Northwest Corner of 17th Avenue
and Happy Valley Road.
The proposed development will include: (1) redevelopment of vacant and underutilized parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes; (3) 351 total parking spaces provided with 222 reserved
carport spaces and 8 reserved garage spaces; (4) an enhanced landscape and pedestrian experience,
inclusive of a detached sidewalk for public use, along 17th Avenue; and (5) gated entry points with
enhanced landscape and open space around the site.
By signing below, I am expressing my support for SAM's ’s Planned Unit Development zoning and General
Plan Amendment application.
Signature
Printed Name of Individual or Ownership Entity
Street Address
City
Zip Code
Phone Number
Email
Florin Popescu
(808) 773-2878
85027
Phoenix
20601 N 4th Ave
DocuSign Envelope ID: 3FB1500A-DF3C-406F-94AC-262D474845DA
4/1/2023
STATEMENT OF SUPPORT FOR THE HOME AT HAPPY VALLEY DEVELOPMENT
By signing below, I acknowledge that either I or my ownership company has communicated with
representatives of Shelter Asset Management Development ("SAM") and that I support Shelter Asset
Management’s Planned Unit Development (Case Numbers Z-59-22-1 & GPA-DV-3-22-1) for a multifamily
development located on an approximately 8-acre site located at the Northwest Corner of 17th Avenue
and Happy Valley Road.
The proposed development will include: (1) redevelopment of vacant and underutilized parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes; (3) 351 total parking spaces provided with 222 reserved
carport spaces and 8 reserved garage spaces; (4) an enhanced landscape and pedestrian experience,
inclusive of a detached sidewalk for public use, along 17th Avenue; and (5) gated entry points with
enhanced landscape and open space around the site.
By signing below, I am expressing my support for SAM's ’s Planned Unit Development zoning and General
Plan Amendment application.
Signature
Printed Name of Individual or Ownership Entity
Street Address
City
Zip Code
Phone Number
Email
DocuSign Envelope ID: 997D41EA-395E-4E50-A8ED-894E8C5B2222
85310
4/3/2023
7144 W Monte Lindo
Mario Diaz
(602) 571-6530
Glendale
STATEMENT OF SUPPORT FOR THE HOME AT HAPPY VALLEY DEVELOPMENT
By signing below, I acknowledge that either I or my ownership company has communicated with
representatives of Shelter Asset Management Development ("SAM") and that I support Shelter Asset
Management’s Planned Unit Development (Case Numbers Z-59-22-1 & GPA-DV-3-22-1) for a multifamily
development located on an approximately 8-acre site located at the Northwest Corner of 17th Avenue
and Happy Valley Road.
The proposed development will include: (1) redevelopment of vacant and underutilized parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes; (3) 351 total parking spaces provided with 222 reserved
carport spaces and 8 reserved garage spaces; (4) an enhanced landscape and pedestrian experience,
inclusive of a detached sidewalk for public use, along 17th Avenue; and (5) gated entry points with
enhanced landscape and open space around the site.
By signing below, I am expressing my support for SAM's ’s Planned Unit Development zoning and General
Plan Amendment application.
Signature
Printed Name of Individual or Ownership Entity
Street Address
City
Zip Code
Phone Number
Email
Marius Groza
25822 N 20th Ave
PHOENIX
85085
602 - 459 - 6740
STATEMENT OF SUPPORT FOR THE HOME AT HAPPY VALLEY DEVELOPMENT
By signing below, I acknowledge that either I or my ownership company has communicated with
representatives of Shelter Asset Management Development ("SAM") and that I support Shelter Asset
Management’s Planned Unit Development (Case Numbers Z-59-22-1 & GPA-DV-3-22-1) for a multifamily
development located on an approximately 8-acre site located at the Northwest Corner of 17th Avenue
and Happy Valley Road.
The proposed development will include: (1) redevelopment of vacant and underutilized parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes; (3) 351 total parking spaces provided with 222 reserved
carport spaces and 8 reserved garage spaces; (4) an enhanced landscape and pedestrian experience,
inclusive of a detached sidewalk for public use, along 17th Avenue; and (5) gated entry points with
enhanced landscape and open space around the site.
By signing below, I am expressing my support for SAM's ’s Planned Unit Development zoning and General
Plan Amendment application.
Signature
Printed Name of Individual or Ownership Entity
Street Address
City
Zip Code
Phone Number
Email
DocuSign Envelope ID: D464A784-048F-4874-A3EC-B087CCC16C36
1923 W Hide Trl
Mihai Costea
(480) 406-8713
85085
4/3/2023
Phoenix
STATEMENT OF SUPPORT FOR THE HOME AT HAPPY VALLEY DEVELOPMENT
By signing below, I acknowledge that either I or my ownership company has communicated with
representatives of Shelter Asset Management Development ("SAM") and that I support Shelter Asset
Management’s Planned Unit Development (Case Numbers Z-59-22-1 & GPA-DV-3-22-1) for a multifamily
development located on an approximately 8-acre site located at the Northwest Corner of 17th Avenue
and Happy Valley Road.
The proposed development will include: (1) redevelopment of vacant and underutilized parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes; (3) 351 total parking spaces provided with 222 reserved
carport spaces and 8 reserved garage spaces; (4) an enhanced landscape and pedestrian experience,
inclusive of a detached sidewalk for public use, along 17th Avenue; and (5) gated entry points with
enhanced landscape and open space around the site.
By signing below, I am expressing my support for SAM's ’s Planned Unit Development zoning and General
Plan Amendment application.
Signature
Printed Name of Individual or Ownership Entity
Street Address
City
Zip Code
Phone Number
Email
602-503-6620
3422 W Galvin St
85086
Phoenix
DocuSign Envelope ID: B36FA05A-D0C3-4856-AAF0-B5C1CE076319
Corinne Belbe
4/1/2023
Narcis Dihel
STATEMENT OF SUPPORT FOR THE HOME AT HAPPY VALLEY DEVELOPMENT
By signing below, I acknowledge that either I or my ownership company has communicated with
representatives of Shelter Asset Management Development ("SAM") and that I support Shelter Asset
Management’s Planned Unit Development (Case Numbers Z-59-22-1 & GPA-DV-3-22-1) for a multifamily
development located on an approximately 8-acre site located at the Northwest Corner of 17th Avenue
and Happy Valley Road.
The proposed development will include: (1) redevelopment of vacant and underutilized parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes; (3) 351 total parking spaces provided with 222 reserved
carport spaces and 8 reserved garage spaces; (4) an enhanced landscape and pedestrian experience,
inclusive of a detached sidewalk for public use, along 17th Avenue; and (5) gated entry points with
enhanced landscape and open space around the site.
By signing below, I am expressing my support for SAM's ’s Planned Unit Development zoning and General
Plan Amendment application.
Signature
Printed Name of Individual or Ownership Entity
Street Address
City
Zip Code
Phone Number
Email
DocuSign Envelope ID: 7042AD0D-E3E4-4B30-81F3-A97C749D8535
RADU TOMUTA
Phoenix
(623) 703-1092
4/3/2023
6523 W Gold Mountain Pass
85083
STATEMENT OF SUPPORT
By signing my name below, I acknowledge that I am familiar with and support the proposed multifamily
Shelter Asset Management Planned Unit Development for the approximately 7.8-acre site located north
of the northwest corner of 17th Avenue and Happy Valley Road.
I understand the proposed project will include (1) developing vacant/underutilized land parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes as a buffer to the north; (3) 351 total parking spaces provided
with 222 carport spaces and 8 reserved garage spaces; (4) enhanced landscape and pedestrian
experience along 17th Avenue; and (5) enhanced landscape and open space around the site.
I am a business-owner in the area, and hereby give my support to the project and to Shelter Asset’s
zoning application.
Signature
Printed Name
Street Address
City
Zip Code
Phone Number
Email
Type text here
Kurt Homan
1540 W. HAPPY VALLEY RD.
PHOENIX
623-869-6757
kurt@nativeresources.com
STATEMENT OF SUPPORT
By signing my name below, I acknowledge that I am familiar with and support the proposed multifamily
Shelter Asset Management Planned Unit Development for the approximately 7.8-acre site located north
of the northwest corner of 17th Avenue and Happy Valley Road.
I understand the proposed project will include (1) developing vacant/underutilized land parcels with
quality attainable apartments with resort style amenities and lush landscaping; (2) 226 units across
different building types and townhomes as a buffer to the north; (3) 351 total parking spaces provided
with 222 carport spaces and 8 reserved garage spaces; (4) enhanced landscape and pedestrian
experience along 17th Avenue; and (5) enhanced landscape and open space around the site.
I am a business-owner in the area, and hereby give my support to the project and to Shelter Asset’s
zoning application.
Signature
Printed Name
Street Address
City
Zip Code
Phone Number
Email
From:
Alison McKee
To:
Matteo Moric
Subject:
Village Planning committee guidelines
Date:
Wednesday, April 12, 2023 8:39:13 AM
Matteo,
It was a pleasure speaking to you today. Can you please forward on the
guidelines/rules/handbook that the village planning committee receives? Certainly the city of
Phoenix has some sort of rules for this volunteer committee to abide by. It seems, in the past,
that they completely disregard all community input and already have their mind up made up
when we show up to the meetings. While our community is not in the City of Phoenix, we
should be afforded the same consideration as if our properties were annexed.
Thank you,
Alison McKee
602-702-3676.
From:
Barbara
To:
PDD Deer Valley VPC
Subject:
Case #Z-67-22-3
Date:
Wednesday, April 12, 2023 8:39:12 AM
I am responding to rezoning request,
Case #Z-67-22-3 rezones the C2 portion of the parcels from intermediate commercial to multi family. Case #GPA-
DV-3-22-1 amments the general plan from residential, 3.5 - 5 units per acreto multi-family 15+ units per acre.
I am a resident located in the area of Happy Valley and 15th Ave.
I built my home in this area for the rural atmosphere in the 1980s decades ago and spent a short time serving on the
Deer Valley Village Planning Committee many years ago.
The general plan for Deer Valley Village promised a buffer of light commercial, medical/dental/office space
transitioning into our rural community. This type of zoning would contain businesses that are generally open 5 days
a week, regular business hours, closed holidays. An apartment complex of 226 units will generate increased traffic
& noise 24-7, 365 days a year and IS NOT an appropriate transition into our community.
Please comply with the original general plan of the committee and deny this request.
Sincerely,
Barbara Yednak
Sent from my iPhone
From:
Alison McKee
To:
Matteo Moric; PDD Deer Valley VPC; Council District 1 PCC; Mayor Gallego
Subject:
#Z-67-22-3 #GPA-DV-3-22-1
Date:
Wednesday, April 12, 2023 11:51:08 AM
Attachments:
GPA-DV-3-22-1.pdf
Matteo,
The document I was referencing in my phone conversation with you today about the upcoming
meeting regarding case #z-67-22-3 and #gpa-dv-3-22-1, is attached to this email. There is
misinformation in this document being shared with the village planning committee that
completely white washes the drastic zoning and general plan changes that are being proposed.
It states that one of the parcels in the proposed multi-family housing project is zoned S-1, but
in other parts of the document it refers to the same parcel allowing 3.5-5 units per acre. Per
the city's own zoning ordinance, there is only 1 dwelling per acre allowed on S-1 zoned
parcels. Please reference the City of Phoenix zoning ordinance with the link I have provided.
https://phoenix.municipal.codes/ZO/603 [phoenix.municipal.codes] Also, the attached
document says these are "minor" changes to the general plan. How is a small office complex
and 5 homes (per the current zoning) being changed to a 226 unit apartment complex a
minor change? It is a HUGE change, which destroys the present and desired character of
our unincorporated rural community. How can staff recommend approval of this project
when they don't even know their own city ordinances?
Also, the aforementioned zoning ordinance clearly states that S-1 properties "can be
maintained without impairment from industrial, commercial or
higher density residential development." Since the S-1 zoned property in question
borders, the Toll Brothers project, staff, the Village Planning committee, the city council
and mayor blatantly disregarded their own zoning ordinance and passed through The
Toll Brothers project, adjacent to a City of Phoenix S-1 parcel. The character of that
parcel, whether developed or not, should have never been compromised with the
enormous Toll Brothers complex.
I personally have been told by several City of Phoenix staff members, in conversations
regarding the aggressive rezoning of our area, that the county equivalent to the city's S-1
zoning is, RU-43. Since the new proposed project, Home at Happy Valley, borders RU-43
zoned properties, we are going to insist that we are given the same consideration as
City of Phoenix S-1 zoned properties. The fact that we are not annexed into the city
should have no bearing on how we are treated as a community. We expect our rural
community to be maintained without the impairment of this high density, multi -family,
"more attainable" (aka cheap), apartment complex. We have been bowled over in the
past because we are unincorporated, and we refuse to be bowled over again. Home at
Happy Valley can find a home elsewhere!
In conclusion, follow your own city ordinances and your own mission
statement. Mission: Planning, Development and Preservation for a Better Phoenix.
Preserve rural communities in the greater Phoenix area!
Regards,
Alison McKee
602-702-3676
On Wed, Apr 12, 2023, 8:50 AM Matteo Moric <matteo.moric@phoenix.gov> wrote:
Hello Alison,
It was a pleasure talking with you, as well. Here is a link to the Village Planning Handbook
online: TABLE OF CONTENTS (phoenix.gov)
If the link does not work for some reason, please let me know and I can save the pdf version
and forward it onto you.
I hope you feel better soon.
Thank you,
Matteo Moric
Planner II* Village
City of Phoenix
Planning and Development Department
Long Range Planning Division
200 West Washington Street
Phoenix, Arizona 85003
matteo.moric@phoenix.gov
(602) 261-8235
Mission: Planning, Development and Preservation for a Better Phoenix
From: Alison McKee <alisonsmckee@gmail.com>
Sent: Wednesday, April 12, 2023 8:39 AM
To: Matteo Moric <matteo.moric@phoenix.gov>
Subject: Village Planning committee guidelines
Matteo,
It was a pleasure speaking to you today. Can you please forward on the
guidelines/rules/handbook that the village planning committee receives? Certainly the city
of Phoenix has some sort of rules for this volunteer committee to abide by. It seems, in the
past, that they completely disregard all community input and already have their mind up
made up when we show up to the meetings. While our community is not in the City of
Phoenix, we should be afforded the same consideration as if our properties were annexed.
Thank you,
Alison McKee
602-702-3676.
From:
Michael Mosharrafa
To:
Graff, Benjamin W.
Subject:
Rezoning Case Happy Valley / 17th Ave
Date:
Thursday, April 13, 2023 12:27:06 PM
Attachments:
image001.png
Hi Ben,
Received your rezoning notice for the above referenced site today. Reaching out to tell you that
Cobblestone is in support of your proposed development. Good luck!
Best,
Michael
Michael Mosharrafa
Project Manager – Architecture & Development
Cobblestone Auto Spa Corporate
8900 E. Bahia Dr. Suite 200
Scottsdale, AZ 85260
t. (602) 919-1218
f. (602) 787-0400
e. m.mosharrafa@cobblestone.com
w. cobblestone.com
[cobblestone.com]
From:
Alison McKee
To:
Matteo Moric; PDD Deer Valley VPC; Council District 1 PCC; Mayor Gallego
Subject:
case #Z-67-22-3 #GPA-DV-3-22-1
Date:
Tuesday, April 18, 2023 10:04:56 AM
Deer Valley Village Planning Committee,
I am writing to plead with you to finally do the right thing for our rural community. Two large
apartment complexes are already on the way that will disrupt our way of life and the character
of our neighborhood. We cannot have another. The proposed zoning changes and general
plan amendment to make way for Home at Happy Valley, must not be recommended to the
City of Phoenix council. I hope you all will take the time to read this email in its entirety, as it
makes it clear that the approval by your committee and recommendation to the council of case
#Z-67-22-3 and GPA-DV-3-22-1 would be against city zoning ordinances and the City of
Phoenix General Plan goals. I have also attached a video that represents just a fraction of what
my husband and I do on our rural property. You and the city council have already damaged,
irreparably, our lifestyle and neighborhood by approving other zoning changes and general
plan amendments. Do not do this again to us, our animals and our neighbors.
Home at Happy Valley, a multi-family housing development, is different from the other
developments in that it DOES NOT border a major road. It is on 17th Avenue which is
surrounded by Maricopa County RU-43 properties. This will make traffic on our rural dirt
roads a nightmare. Please don't believe developers when they claim residents from these
apartments won't use our roads. Happy Valley and 19th Avenues are already congested
because the city has not adequately improved them for the traffic created by the neighboring
community of Union Park. We already have drivers using our rural area as a cut through.
This problem will only be compounded by the building of the 2 other apartment complexes.
We simply will not tolerate more traffic that will be caused by a third.
The City of Phoenix General Plan talks about certainty. Something that the city has taken
away with the aggressive rezoning of our area. My husband and I thoroughly research the
zoning in this area before choosing it for our home. The general plan at the time showed
commercial, medical/dental office space as the buffer between our rural community and a
growing city. We were happy with that, as were other residents since those are businesses that
are typically 9-5, 5 days a week, closed holidays. No one lives in an office to be bothered by
our rural activities that include lots of animal sounds and smells. Please vote no on the general
plan amendment and help us maintain the certainty that it promises and honor the statement to,
"Ensure that development, redevelopment and infrastructure supports and reinforces the
character and identity of each unique community and neighborhood."
In the City of Phoenix zoning ordinances, section 603, there are rules specifically written to
protect rural zoned, low density, residential properties. I'm just going to type out the entire
thing for you to read. "The S-1, ranch or farm residence district, is a district designed to
provide for very low density farm or residential uses to protect and preserve lower density
areas in their present or desired character. It is intended that the S-! district will afford areas
where semi-rural residential and agricultural uses and be maintained without impairment from
industrial, commercial or higher density residential development." During annexation
meetings, the City of Phoenix staff and your committee has told residents of our community
that S-1 is the equivalent to county RU-43 zoning. Just because we are not incorporated, does
not mean that we shouldn't be protected and preserved in the manner described above. The
City of Phoenix has very specifically made these rules to protect areas like ours. We expect
you to follow those rules and vote no on the zoning change and general plan amendment.
I have thoroughly gone through the Village Planning Handbook and specifically studied the
points to consider for rezoning and general plan amendments. I implore you all to dust off that
handbook and look at those points, one by one, like I have, in regards to the cases currently
before you. If you do, and if you keep in mind the rural zoning ordinance and the goals of the
general plan, you must reach the same conclusion, that case #Z-67-22-3 and #GPA-DV-3-22-1
must not be recommended to council.
Enjoy the video of our rural dream.
Link to video of Big Tank Ranch. https://youtu.be/oGCJTNNaVrk [youtu.be]
Kind regards,
Alison McKee
602-702-3676
DEER VALLEY VILLAGE PLANNING COMMITTEE
RE: April 20, 2023 6 PM Meeting
Items 6 & 7 - GPA-DV-3-22-1 (Companion Case Z-59-22-1)
We resigned ourselves to the USAA development years ago. We actually thought it might afford our area
and zoning some protection as we had 19th Avenue between us, and that did seem to be enough
distance to allow us to compatibly maintain our current zoning and the rural aspect of our community.
Then that barrier that we fought so hard to maintain was breached and suddenly there is nothing but a
lot line between 3 - 5 story high density apartments, and homes with R-43 zoning designation (which
affords them the right to have space & livestock). Where we once had to look into the distance to see
multi story buildings, we now will simply have to look up.
For years the Deer Valley Village Planning Committee assured us of the goal to maintain the “character”
“certainty” and “continuity” of the area that many have invested a lifetime into. Suddenly it has
become critical to completely disrupt or abolish the zoning in which we securely built our homes,
families, and lives in. Throughout those years we have nurtured and raised our families, and a big part of
our family always included our outdoor family ; a pot bellied pig (adopted from the Humane Society –
lived 12 years ) a sheep (that had been “dumped” in the desert- lived 14 years ) peafowl ( that lived to
be 30!! years old) chickens, ducks, & horses (many were rescues) , and none of which would have been
compatible with the current proposed changes. (Btw only left out our dogs and cats because they are
part of our “indoor” family) .
It’s been a slap in the face to have been demeaned and ignored by the “powers that be” and the high $
developers and lawyers that have but one quest in mind $$$$$. There was a day this City & State
embraced and respected the diversity of the neighborhoods that developed around the valley, but
evidently that time has past. So now it is not enough to have this type of development of the outskirts
of our neighborhood, now they seek to come within, to the heart of our County Island. Now they also
seek to put high density zoning onto property that does not even have direct access to Happy Valley Rd
or 19th Avenue, and should not be allowed to travel North on 17th Avenue using our Private Roads.
We are a landlocked triangular piece of County land. The roads within are private and essentially go
nowhere due to the CAP. It is a travesty and extremely inappropriate to burden us with having to deal
with the traffic (auto or foot) that will be inevitable with these projects. We have a right to keep our
roads as private (as we will) as well as a right to expect that to be respected.
We are requesting that you evaluate carefully your sense of values when you are weighing the options
here. Much more weight should be afforded to those of us who have already deeply vested ourselves
into this area through much hard work and sacrifice, as opposed to the deep pockets of developers who
are in this strictly for the money. They can yadayadayada all they want about how they are protecting us
from worse and they are being a “buffer” from the realities of todays world, but like it or not they are
the people YOU, as the Deer Valley Planning Committee, are supposed to be protecting us from as they
are funding and looking out for their interests only. We don’t have deep pockets or paid time to
continually have to fight “to simply maintain” what we bought years ago and have nurtured, built and
existed within for years.
Over the years the Deer Valley Village Planning Committee had continued to indicate the “plan” for our
area was low density housing. We understand things change over time, however the terms continually
used involving “buffers and compatibility” led us all to believe that we could be comfortable in investing
our time and efforts into creating what has become a home for us all. As our representatives you should
live up to those past commitments, assure us that we weren’t misled all these years, and make sure
any changes made truly are “compatible buffers” to what already is. Let us maintain that sense of
certainty so that we can continue to invest in our surroundings, not feel that we need to run from them
At a MAXIMUM the only changes we could be comfortable with on this 8 acre parcel would be 1 unit per
¼ acre, more preferably per 1/3 acre, most preferably per 1.25 acre as it stands – That would be much
closer to a “Webster” definition of a “buffer” within the existing neighborhood (which has been happily
co-existing with R-43 zoning for DECADES )
And in case there is any doubt that the vast majority of owners/dwellers within this County Island all
feel the same about drastically changing zoning/density. Please refer to all of the signatures on petitions
for the last 2 projects (Toll Brothers/Bungalows ) that we all put much time and effort into to stop, only
to be marginalized thru “Virtual Meetings” that were fraught with “technical errors” and which ended
up silencing the cumulative voices asking for common sense to see that projects of 52.5 acres with 665
housing units is hardly a “buffer” nor compatible with the R-43 property it directly borders – we are
weary of fighting over and over again for the same thing when it is obvious that we are considered
irrelevant to the “grand scheme of things” .
So once again rallying the troops to be a show of force is also a challenge. That is how most developers
win I believe. That is their livelihood, whereas for us it is actually our day to day lives which we must
continually “find more time in” to dispute those who are being paid to disrupt our day to day lives and
our futures which now sadly always seem to be uncertain. Hopefully our turn out will be strong even if
we are weary, but if not please also keep that aspect in your thoughts.
Also, please refer to my 3rd sheet to gain some perspective on what we have been, and are, going thru.
Respectfully and still Hopeful,
Richard & Laurel Brodie
25657 N. 17th Ave
Phoenix, AZ 85085
Resident since 1988
laurel@clearskies.com
ATTACHMENT FOR THE DISCUSSIONS OF
Items #6 & #7 April 20, 2023
GPA-DV-3-22-1 (Companion Case Z-59-22-1):
Please consider our realities on this matter – these are “rough” numbers
Original triangular County Island with R43 zoning - (bound by 19th Avenue - Happy Valley Rd -
CAP ) Roughly 366 +/- acres - (Note: - which is also essentially a land locked parcel of land with
most roads going nowhere and with no outlets - That leaves Parsons Rd. and ALL North-
South Avenues crossing Parsons at a HUGE risk for detrimental traffic impact if this project is
approved
Acreage still zoned residential R-43/S-1 (but owned by Churches (which brings in large volumes
of outside traffic and set to increase with the building of a school on 15th Ave) 48 acres
Acreage approved by the City for High Density Housing - 52.5 acres - This new development
on 17th Ave would bring that to 60.5 acres
Acreage owned and used by commercial businesses - 23.5 acres ( all on Happy Valley Road )
Vacant acreage on 19th Ave at risk of being targeted for re-zoning - 10 acres
So in essence our land locked County Island has already lost over 1/3 of our acreage to non-
conforming zoning
If this new site on 17th is approved we have gone from an area that would max have maxed out
at 1,464 actual residents to an area that will now look like this -
224 R-43 zoned acres (est 896 people)
60.5 high density PUD zoned acres (proposals indicate a total of 901 UNITS ) - (est 2,408
people)
for a total of 3,872 people
plus
48 acres (churches) with a high traffic impact that is about to become a daily issue with the
building of a school on their grounds