Attachment B - Staff Report - Z-68-22-6.pdf
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Staff Report Z-68-22-6
December 19, 2022
Ahwatukee Foothills Village Planning
Committee Meeting Date:
December 19, 2022
Planning Commission Hearing Date:
January 5, 2023
Request From:
CP/GCP (Commerce Park District,
General Commerce Park Option)
(14.33 acres)
Request To:
C-2 HGT/WVR DNS/WVR
(Intermediate Commercial, Height
Waiver, Density Waiver) (14.33 acres)
Proposed Use:
Multifamily residential with a height and
density waiver
Location:
Approximately 1,500 feet south of the
southeast corner of 50th Street and
Ray Road
Owner:
P8 Phoenix Foothills, LLC
Applicant:
Dennis M. Newcombe, Gammage &
Burnham, PLC
Representative:
Manjula M. Vaz, Gammage & Burnham,
PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Mixed Use (Commercial / Commerce /
Business Park)
Street Map
Classification
50th Street
Minor
Collector
33-foot east half street
Attachment B
Staff Report: Z-68-22-6
December 19, 2022
Page 2 of 14
CELEBRATE OUR DIVERSE COMMUNITY AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.
The requested C-2 HGT/WVR DNS/WVR zoning district will allow for multifamily uses
and support a new housing type on a site that is appropriately located along an
existing freeway and within an employment center.
CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES;
LAND USE PRINCIPLE: Support reasonable levels of increased intensity,
respectful of local conditions and surrounding neighborhoods.
The requested C-2 HGT/WVR DNS/WVR zoning district will allow redevelopment of
an underused site into a multifamily residential community that is compatible with the
surrounding area and respectful of local conditions. The proposed development
incorporates setbacks, enhanced landscaping around the perimeter, and open space
to enhance compatibility with the surrounding area.
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 shade the sidewalk on 50th Street, provide enhanced
landscaping standards along the perimeter of the development, and provide
additional shading within the surface parking lots. 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.
Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan: Background Item No. 7.
Maricopa Association of Governments (MAG) Ahwatukee Foothills
Employment Center: Background Item No. 8.
Tree and Shade Master Plan: Background Item No. 9.
Monarch Butterfly Pledge: Background Item No. 10.
Complete Streets Guidelines: Background Item No. 11.
Zero Waste PHX: Background Item No. 12.
Staff Report: Z-68-22-6
December 19, 2022
Page 3 of 14
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Offices
CP/GCP
North
Offices
CP/GCP
South
Church, fitness centers, fitness
showroom, data center, financing, and
other general offices
CP/GCP
East (across I-10)
Warehouse retail, commercial,
restaurant
City of Chandler,
PAD
West (across 50th
Street)
Multifamily residential
R-3A
C-2 HGT/WVR DNS/WVR
(R-5 Development Standards – Planned Residential Development)
Standards
R-5 Requirements
Proposed Site Plan
Gross Acreage
-
14.33
Maximum Density (dwelling
units per acre)
45.68; 52.20 with
bonus
29.10 (Met)
Maximum Units
654, 748 with bonus
417 units (Met)
Maximum Lot Coverage
50 percent
28 percent (Met)
Maximum Building Height
4-story or 48 feet
48 feet (Met)
Minimum Building Setbacks
Not Adjacent to Streets:
(North – Adjacent to CP/GCP)
10 feet
25 feet (Met)
Not Adjacent to Streets:
(East – Adjacent to the I-10)
10 feet
10 feet – 66 feet (Met)
Not Adjacent to Streets:
(South – Adjacent to CP/GCP)
10 feet
10 feet – 20 feet (Met)
Adjacent to Streets:
(West – Adjacent to 50th Street)
20 feet
20 feet (Met)
Minimum Landscape and Open Space Standards
Not Adjacent to Streets:
(North – Adjacent to CP/GCP)
5 feet
0 feet – 5 feet (Not Met)*
Not Adjacent to Streets:
(East – Adjacent to the I-10)
5 feet
5 feet (Met)
Not Adjacent to Streets:
(South – Adjacent to CP/GCP)
5 feet
0 feet – 5 feet (Not Met)*
Staff Report: Z-68-22-6
December 19, 2022
Page 4 of 14
C-2 HGT/WVR DNS/WVR
(R-5 Development Standards – Planned Residential Development)
Standards
R-5 Requirements
Proposed Site Plan
Adjacent to Streets:
(West – Adjacent to 50th Street)
20 feet
20 feet (Met)
Minimum Open Space
5 percent
9.48 percent (Met)
Minimum Amenities
2
4 (Met)
Minimum Parking
643 required
781 spaced (Met)
Minimum Parking
Resident: 1.5 spaces per 1
or 2-bedroom unit; 2.0
spaces per 3 or more-
bedroom unit
643 required
781 spaces (Met)
*Variance or site plan modification required
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 14.33 acres located approximately 1,500 feet south of
the southeast corner of 50th Street and Ray Road from CP/GCP (Commerce
Park District, General Commerce Park Option) to C-2 HGT/WVR DNS/WVR
(Intermediate Commercial, Height Waiver, Density Waiver) to allow multifamily
residential with a height and density waiver. The subject site is currently
developed with two large office buildings.
SURROUNDING LAND USES AND ZONING
2.
The requested C-2 HGT/WVR
DNS/WVR (Intermediate
Commercial, Height Waiver,
Density Waiver) will support a new
housing type that is located along
the existing I-10 freeway and within
the Ahwatukee Foothills
Employment Center. The areas to
the north and south are zoned
CP/GCP (Commerce Park District,
General Commerce Park Option)
and are developed with various
uses including general office, a
church, fitness center, retail, data
center, financing, and translation
services. To the west, across 50th
Street, is a multifamily residential
development zoned R-3A
(Multifamily Residence District).
Existing Zoning Aerial Map
Source: Planning and Development Depatment
Staff Report: Z-68-22-6
December 19, 2022
Page 5 of 14
The City of Chandler is located to
the east, across the I-10 Freeway,
with numerous commercial uses
zoned PAD (Planned Area
Development).
GENERAL PLAN LAND USE MAP DESIGNATION
3.
The subject site, as well as the surrounding areas to the north and the south are
designated Mixed Use (Commercial / Commerce / Business Park). To the west,
across 50th Street, the designation is Residential 15+ du/acre. To the east,
within the City of Chandler, the designation is Regional Commercial.
The requested C-2 HGT/WVR DNS/WVR zoning is consistent with the proposed
General Plan Land Use Map designation of Mixed Use (Commercial / Commerce
Park).
General Plan Land Use Map
Source: City of Phoenix Planning and Development Department
PROPOSAL
4.
Site Plan
The conceptual site plan depicts two, four-story buildings in the interior of the site
and four, three-story buildings around the exterior. This multifamily residential
development proposes a total of 417 dwelling units. The conceptual site plan
also depicts an enhanced entry called “The Boulevard” with un-gated guest
parking, enhanced landscaping, and shaded sidewalks. The north property line
abuts a shared driveway with the development to the north and would be unable
to meet landscaping setback standards along the north property line. As a result,
staff is not stipulating general conformance to the proposed site plan. Stipulation
No. 2 limits the number of dwelling units to 417. The stipulated number of units
would make the development compatible with the surrounding land uses
including the multifamily development to the west, and employment opportunities
to the north and south.
Staff Report: Z-68-22-6
December 19, 2022
Page 6 of 14
Due to the location adjacent to the freeway, staff is recommending a series of
stipulations to promote high-quality design. Stipulation No. 6 requires enhanced
building plans to certify that indoor noise levels not exceed 45-decibels and that
the building plans be certified by a qualified professional to meet this enhanced
standard. Stipulation No. 7 requires that a wall no less than 6 feet in height shall
be provided along the I-10 Freeway. The stipulated wall would also have
material such as stucco or split face block with decorative elements such as
stamped tile.
Conceptual Site Plan
Source: Biltform Architecture Group, Inc.
5.
Elevations
The conceptual building elevations depict architectural features that include
variations in textures and building heights. Staff is recommending that 25 percent
of elevations oriented to a public street contain brick, masonry, stone or another
exterior accent material and that all units adjacent to 50th Street have individual
porches or patios oriented towards the public street. This would enhance the
elevations adjacent to 50th Street and activate the street frontage. General
conformance to the elevations, exterior accent materials, and porches and patios
along 50th Street are addressed in Stipulation No. 1.
Staff Report: Z-68-22-6
December 19, 2022
Page 7 of 14
Conceptual Building Elevations
Source: Biltform Architecture Group, Inc.
6.
Open Space
The conceptual site plan depicts two large open space areas within the
development. To ensure a large open space area, staff is recommending
Stipulation No. 5 which would require a centralized open space of 34,000 square
feet. Furthermore, staff is recommending Stipulation No. 3 which would ensure
that a minimum of six amenities be provided throughout the development. This
stipulation would ensure amenities such as barbeques, ramadas, tot lots, pools,
and dog parks.
Additionally, Stipulation No. 4 would ensure that a minimum of 8 percent of gross
project area be retained as common open space. Stipulation No. 8 would require
all landscape setbacks to be planted with a 25 percent 2-inch caliper and 75
percent 3-inch caliper trees planted 20 feet on center. This would enhance the
landscape setback along 50th Street and throughout the perimeter.
STUDIES AND POLICIES
7.
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-68-22-6
December 19, 2022
Page 8 of 14
8.
Maricopa Association of Governments (MAG) Ahwatukee Foothills
Employment Center
The subject site falls within the boundaries of the Maricopa Association of
Governments designated Ahwatukee Foothills major employment center. The
Ahwatukee Foothills major employment center extends south from Guadalupe
Road to Pecos Road and west from Interstate 10 to 40th Street.
The location of the employment center encourages convenient access to other
parts of the metropolitan area. The Ahwatukee Foothills employment center
profile identifies the area as an abundant labor pool with more than 418,000
workers within a 20 minute drive time. The employment center is also identified
as a major contributor on engineering services, finance and insurance, medical
equipment, and telecommunications. The proposed development will continue to
provide convenient access to established employment centers located to the
north and south. Furthermore, the location would ensure access to adjacent
metropolitan areas including downtown Phoenix, Phoenix Sky Harbor
International Airport, and other retail locations.
Employment Center Map
Source: Planning and Development Department
9.
Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontages should be detached
from the curbs to allow trees to be planted on both sides of the sidewalk to
provide thermal comfort for pedestrians and to reduce the urban heat island
effect. Staff is recommending stipulations designed to provide trees and enhance
shade within the development.
Staff is recommending the following stipulations for parking lot and sidewalk
Staff Report: Z-68-22-6
December 19, 2022
Page 9 of 14
shading:
• All landscape setbacks shall contain 25 percent two-inch caliper trees,
and 75 percent three-inch caliper trees (Stipulation No. 8)
• Uncovered surface parking lot areas shall be landscaped with minimum
two-inch caliper drought-tolerant shade trees to achieve a minimum of 25
percent shade (Stipulation No. 10);
• Detached sidewalks along 50th Street with 75 percent live vegetative
groundcovers (Stipulation No 14).
10. Monarch Butterfly
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch
butterfly population, Stipulation No. 9 the planting of milkweed shrubs, or other
native nectar plant species, on the subject site.
11. Complete Streets Guidelines
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. To provide a safe pedestrian
environment staff is recommending enhanced pavement treatment for the on-site
pedestrian walkways that cross vehicular drive aisles and to provide pedestrian
walkways to the street intersection. This is addressed in Stipulation Nos. 11 and
12. This development will help pedestrianize the immediate street frontage by
providing a detached sidewalk along 50th Street. Furthermore, bicycle parking
will be required on the site encourage alternative transportation. This is
addressed in Stipulation No. 13. In addition, any street improvements shall be
done to City of Phoenix and ADA standards. This is addressed in Stipulations
No. 17.
12. Zero Waste PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
Section 716 of the Phoenix Zoning Ordinance expand its recycling and other
waste diversion programs. The provision of recycling containers was not
addressed in the applicant’s submittals.
Staff Report: Z-68-22-6
December 19, 2022
Page 10 of 14
COMMUNITY INPUT SUMMARY
13. As of the writing of this report, staff has received two letters of opposition for this
rezoning application. The stated concerns are an increase in air pollution, traffic
congestion and crime.
INTERDEPARTMENTAL COMMENTS
14. The Fire Department indicated there are no problems anticipated with the case
and that the site and/or buildings shall comply with the International Fire Code
with Phoenix Amendments. Further, the Department commented that they do not
know the water supply at this site and noted that fire flow requirements may
present a challenge for this site.
15. The Street Transportation Department has indicated that the developer will be
required to submit a Traffic Impact Analysis with pedestrian crossing demand
and circulation along 50th Street. Furthermore, the Street Transportation
Department requires bicycle parking for residents to be in a secure location and
that all street improvements must meet ADA standards. These requirements are
addressed in Stipulation Nos. 15 through 17.
16. The Floodplain Management Division of the Public Works Department
commented that this project is in a Special Flood Hazard Area (SFHA) called
Zone A, on panel 2705M of the Flood Insurance Rate Maps (FIRM) revised June
26, 2020. The applicant is required to submit a Grading and Drainage Plan to the
Floodplain Management section of Public Works Department. An Elevation
Certificate (FEMA Form 086-0-33) and a FEMA approved CLOMR-F or CLOMR
must be received and approved by Floodplain Management prior to issuance of
a Grading & Drainage permit. This is addressed in Stipulation No. 18.
OTHER
17. 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. 19.
18. 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. 20.
19. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements such
Staff Report: Z-68-22-6
December 19, 2022
Page 11 of 14
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.
As stipulated, the proposed development will include a unit maximum, and
design elements, such as enhanced architecture, landscaping, and open space
to mitigate the impacts to the surrounding properties.
2.
The proposal will redevelop an underutilized property and provide a high-quality
multifamily residential development which is consistent with the surrounding land
uses.
3.
The proposal will allow for additional housing opportunities in the Village and will
help alleviate the housing crisis.
Stipulations
1.
The development shall be in general conformance with the elevations date
stamped September 21, 2022, as modified by the following and as approved by
the Planning and Development Department.
a.
Building elevations adjacent and oriented to public streets shall contain
a minimum of 25% brick, masonry, stone, or another exterior accent
material that exhibits quality and durability.
b.
All ground floor units adjacent to 50th Street shall have individual
porches or patios oriented to the street.
2.
The development shall be limited to a maximum of 417 dwelling units.
3.
A minimum of six amenities shall be provided and distributed throughout the site
which may include but are not limited to pools, dog parks, barbeques, ramadas,
and tot lots with shade equipment as approved by the Planning and
Development Department.
4.
A minimum of 8% of the gross project area shall be retained as common open
space, as approved by the Planning and Development Department.
5.
A minimum 34,000-square foot open space area shall be centrally located within
the development.
6.
Prior to final site plan approval, the developer shall include with the building
plans submitted for Phoenix Building Construction Code compliance review
certification by a registered Professional Engineer or registered Professional
Staff Report: Z-68-22-6
December 19, 2022
Page 12 of 14
Architect in the State of Arizona demonstrating the average indoor noise levels
of the residential units shall not exceed a decibel day night-level (DNL) of 45
decibels, as approved by the Planning and Development Department.
7.
A perimeter wall no less than 6 feet in height shall be provided along the I-10
freeway. This wall shall include material and textural differences, such as stucco
and/or split face block with a decorative element, such as tile or stamped design,
as approved by the Planning and Development Department.
8.
All required landscape setbacks shall be planted with minimum 25% 2-inch
caliper and minimum 75% 3-inch caliper, drought tolerant trees, planted 20 feet
on center or in equivalent groupings, as approved by the Planning and
Development Department.
9.
A minimum of 10% of the required shrubs shall be a milkweed or other native
nectar species, and shall be planted in groups of three or more, as approved by
the Planning and Development Department.
10. All uncovered surface parking spaces shall be landscaped with minimum 2-inch
caliper large canopy drought tolerant shade trees. Landscaping shall be
dispersed throughout the uncovered surface parking spaces, to achieve a
minimum 25% shade at maturity, as approved by Planning and Development
Department.
11. Pedestrian pathways shall be provided to connect building entrances, public
sidewalks, and community amenities, using the most direct route for
pedestrians, as approved by the Planning and Development Department.
12. Where pedestrian pathways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrast parking and drive aisle surfaces, as
approved by the Planning and Development Department.
13. A minimum of 20 bicycle parking spaces shall be provided through Inverted U
and/or artistic racks located near open space areas and installed per the
requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as approved
by the Planning and Development Department. Artistic racks shall adhere to the
City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle
Master Plan.
14. The developer shall maintain the existing detached sidewalk landscape area
located between the back of curb and sidewalk along 50th Street and replenish it
to the following standards, as approved by the Planning and
Development Department.
Staff Report: Z-68-22-6
December 19, 2022
Page 13 of 14
a.
Drought tolerant shrubs and vegetative groundcovers maintained to a
maximum height of 24 inches to provide a minimum of 75% live
coverage at maturity.
Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment.
15
The developer shall submit a Traffic Impact Analysis for this development. The
TIA shall include a pedestrian crossing demand and circulation analysis along
50th Street. The developer shall be required to fund and construct pedestrian
crossing if required by the approved TIA. No preliminary approval of plans shall
be granted until the study has been reviewed and approved by the city.
16
The developer shall provide secured bicycle parking for residents as required by
Chapter 13, Section 1307 H of the Zoning Ordinance, as approved by the
Planning and Development Department.
17. 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.
18
This parcel is in a Special Flood Hazard Area (SFHA) called Zone A, on panel
2705M of the Flood Insurance Rate Maps (FIRM) dated June 26, 2020. The
following requirements shall apply, as approved by the Planning and
Development Department:
a.
The Architect/Engineer is required to show the floodplain boundary limits
on the Grading and Drainage plan and ensure that impacts to the
proposed facilities have been considered, following the National Flood
Insurance Program (NFIP) Regulations (44 CFR Paragraph 60.3). This
includes, but not limited to provisions in the latest versions of the
Floodplain Ordinance of the Phoenix City Code.
b.
A copy of the Grading and Drainage Plan needs to be submitted to the
Floodplain Management section of Street Transportation Department for
review and approval of Floodplain requirements.
c.
Elevation Certification (FEMA Form 086-0-33) based on construction
plans must be received and approved by Floodplain Management prior
to issuance of Grading & Drainage permit. In Zone A, a base flood
elevation determination letter (sample letter is provided by Floodplain
Management upon request) and exhibit will also be required prior to
Staff Report: Z-68-22-6
December 19, 2022
Page 14 of 14
issuance of Grading & Drainage permit.
d.
The developers shall provide a FEMA approved CLOMR-F or CLOMR
prior to issuance of a Grading and Drainage permit. CLOMR-F and
CLOMR also requires the following compliance with Section 7 & 9 of the
Endangered Species Act (ESA)
19. In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-
foot radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.
20. Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa
County Recorder's Office and delivered to the City to be included in the rezoning
application file for record.
Writer
Nayeli Sanchez Luna
December 19, 2022
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped November 28, 2022
Conceptual Elevations date stamped September 21, 2022 (6 pages)
Community Correspondence (4 pages)
Z-SP-25-96
Z-124-95
Z-19-95
Z-127-96
Z-19-95
Z-SP-26-98
Z-10-96
Z-19-95
Z-19-95
Z-141-97
Z-177-96
*
*
*
*
*
*
Phoenix City Limits
*
*
*
*
CP/GCP
C-2
C-2
C-2
SP
C-2
CITY OF
CHANDLER
CP/GCP
R-3A
C-2
CP/GCP
C-2
C-2
THISTLE LANDING DR
50TH ST
Black Canyon/Maricopa
Freeway Specific Plan
§¨¦
10
ELLIOT RD
WARNER RD
RAY RD
CHANDLER BLVD
PECOS RD
24TH ST
32ND ST
40TH ST
48TH ST
27TH AVE
CENTRAL AVE
17TH AVE
I-10
DESERT
FOOTHILLS
PKWY
AHWATUKEE FOOTHILLS VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-68-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
14.33 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
CP/GCP
C-2 HGT/WVR DNS/WVR
CONVENTIONAL OPTION
N/A
623
* UNITS P.R.D. OPTION
N/A
748
Dennis M Newcombe
DATE:
10/10/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 09-39
ZONING MAP
B-11
REQUESTED CHANGE:
FROM: CP/GCP ( 14.33 a.c.)
TO:
C-2 HGT/WVR DNS/WVR ( 14.33 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-68-22.mxd
Z-68-22
0.075
0
0.075
0.0375
Miles
Z-SP-25-96
Z-124-95
Z-19-95
Z-127-96
Z-19-95
Z-SP-26-98
Z-10-96
Z-19-95
Z-19-95
Z-141-97
Z-177-96
*
*
*
*
*
*
Phoenix City Limits
*
*
*
*
CP/GCP
C-2
C-2
C-2
SP
C-2
CITY OF
CHANDLER
CP/GCP
R-3A
C-2
CP/GCP
C-2
C-2
THISTLE LANDING DR
50TH ST
Black Canyon/Maricopa
Freeway Specific Plan
§¨¦
10
Maricopa County Assessor's Office
ELLIOT RD
WARNER RD
RAY RD
CHANDLER BLVD
PECOS RD
24TH ST
32ND ST
40TH ST
48TH ST
27TH AVE
CENTRAL AVE
17TH AVE
I-10
DESERT
FOOTHILLS
PKWY
AHWATUKEE FOOTHILLS VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-68-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
14.33 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
CP/GCP
C-2 HGT/WVR DNS/WVR
CONVENTIONAL OPTION
N/A
623
* UNITS P.R.D. OPTION
N/A
748
Dennis M Newcombe
DATE:
10/10/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 09-39
ZONING MAP
B-11
REQUESTED CHANGE:
FROM: CP/GCP ( 14.33 a.c.)
TO:
C-2 HGT/WVR DNS/WVR ( 14.33 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-68-22.mxd
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1
Nayeli Sanchez Luna
Subject:
FW: Submitting comment for AHWATUKEE FOOTHILLS VILLAGE PLANNING COMMITTEE Meeting
December 19, 2022, at 6:00 p.m.
From: Mike K <h77key@yahoo.com>
Sent: Wednesday, December 14, 2022 5:56 PM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: Re: Submitting comment for AHWATUKEE FOOTHILLS VILLAGE PLANNING COMMITTEE Meeting December 19,
2022, at 6:00 p.m.
On Wednesday, December 14, 2022 at 05:55:00 PM MST, Mike K <h77key@yahoo.com> wrote:
I am submitting comments for the Dec 19th meeting regarding -- Z-68-22-6: Presentation, discussion,
and possible recommendation regarding a request to rezone 14.33 acres located approximately
1,500 feet south of the southeast corner of 50th Street and Ray Road from CP/GCP (Commerce Park
District, General Commerce Park Option) to C-2 HGT/WVR DNS/WVR (Intermediate Commercial,
Height Waiver, Density Waiver) to allow multifamily residential with a height and density waiver.
I have been an Ahwatukee resident for more than 25 years and live off of Ray Road
near Thunderhill and Monta Vista Elementary School. I am submitting my comments in strongly
opposition to the proposed 417 unit apartment development on 50th Street.
As I mentioned I have lived off or Ray Road for 25 years. Travel to the I10 highway essentially only
has one route that is Ray Road. Ray Road between 48th Street and the I10 is already at capacity and
I frequently need to sit through several traffic light signals at multiple sections to get to the highway.
Traffic is worse during rush hour and on weekends where it backs up all the way past 48th street.
There have been attempts to fix the light timing at that section of the road and they have not
remedied the issues. Chandler Blvd also has similar traffic issues. This section of Ray Road and
Chandler Blvd is already beyond capacity and adding more cars from this development will make it
much worse. Traffic may appear lighter than normal at this point in time due to the number of people
currently working from home still as a result of the pandemic. When I traveled to work pre-pandemic,
crossing the highway or getting onto the highway was a nightmare. As things get back to normal,
traffic will increase back to what it used to be pre-COVID and any additional traffic due to this
proposal will make it much worse. You can't view that stretch of road at current traffic levels you need
to look at it from past traffic levels when people were commuting to work daily. At some point in the
future it can and probably will go back to those levels. The committee needs to take that into
consideration when making this decision. Any traffic studies that have been conducted in the past 3
years are invalid due to the pandemic.
We are talking about a quality of life issue here. The additional traffic delays cause more pollution and
air quality issues, wear and tear on our roads and frustration amongst the community. The original
residential density and building height restrictions were well thought through and put in place for good
reasons. There would have to be overwhelming benefits to the residents of our community to override
these restrictions and this proposed development provides no benefits to the Ahwatukee / Ray Road
community. More crowding on our roads and at our restaurants is hardly a benefit. I recall visiting LA
and wanting to go out to eat on the weekends. Not only did you have to wait to find a parking spot,
you then needed to wait an hour to get a table. We don't need that in Ahwatukee.
2
Additionally, a disproportionately large portion of the crime that occurs in and around Ahwatukee
occurs in the current apartment complexes. The developer can say that they are aiming at "High-
earning professionals" to reside there. However they know as well as you that you can not
discriminate against anyone that qualifies to pay the rent regardless of their background or what they
do for a living.
I'm not opposed to additional housing or the layout of the community, I am opposed to it at that
location. There is no good reason for the village planning committee to even consider it. I consider
your role on the Village Planning committee to be responsible stewards for making the community
better and to improving it. More people, more crowding, more cars, more pollution, more frustration,
more potential crime is not an improvement to the community. If you were proposing a new park or
golf course or green space I'd be all for it. A new museum, art gallery or theater, count me in. The
community can not absorb another 417 families at that particular location.
Please reject this proposal or cut it down in size dramatically.
Thank you,
Michael and Carol Kolodziej
1
Nayeli Sanchez Luna
To:
PDD Long Range Planning
Subject:
RE: Comments for Ahwatukee Foothills Village Planning Committee Public Meeting 12-19-22
From: Andrew Harmsen <andrewhpeterbilt@gmail.com>
Sent: Saturday, December 17, 2022 2:37 PM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: Comments for Ahwatukee Foothills Village Planning Committee Public Meeting 12‐19‐22
Hello,
I would like to submit comments for the upcoming Ahwatukee Foothills Village Planning Committee Public Meeting
being held Monday, December 19, 2022 at 6pm.
My comments are for agenda item Z‐68‐22‐6 for a rezoning request. Thank you for your time and consideration of these
comments.
Andrew Harmsen
The idea of having more apartments ‐ and a LOT OF THEM ‐ along 50th Street, south of Ray Road, is mind boggling. This
is not a typical apartment. This would represent a number of living units that has only recently started to be proposed
around the valley. Four to five hundred living unit apartment complex mega sites are growing increasingly commonplace
among builders. Tempe is building a 500 unit complex near Ikea, which will wreck havoc on Warner Road traffic.
I understand the current housing crisis and the intense need to rapidly build more houses and apartments. The
proposed site for over 400 units is NOT the right place for this.
As stated in the agenda item details, the proposed site is currently zoned as a commerce park. The developers wish to
rezone to C‐2, intermediate commercial, but also get a waiver for height AND density requirements. They are
acknowledging that this type of building should not be here, hence the waivers request. The infrastructure was not
designed for so many living units.
I grew up in Ahwatukee and have lived here my whole life (except a brief period, where I still worked here), and I know
first hand how bad the traffic gets on Ray Road, as well as 50th Street. The are simply a lot of thriving businesses and
restaurants in this little area. Everyone knows Ray Road traffic backs up. 50th Street traffic also logjams at the first
parking lot entrance south of Ray. The dual left hand turn lanes to travel south on 50th Street back up easily, and the
same is said about the single right hand turn lane to travel east on Ray Road.
Traffic coming into Ahwatukee from Chandler on westbound Ray Road gets congested, too. There is a constant stream
of traffic entering Ahwatukee via Ray Road from Chandler, as well as both I‐10 off ramps.
This is how conditions are right now. Add the anticipated 1,800 additional trips from the Converge Logistics Center. Then
add over 200 more anticipated trips from these apartments (which I believe is an underestimate for over 400 units
aimed at high earning professionals), and you're looking at well over 2,000 additional trips on 50th Street every day.
Most of them likely to utilize I‐10‐to‐Ray‐to‐50th and then 50th‐to‐Ray‐I‐10. THERE IS NOT ENOUGH STREET
INFRASTRUCTURE TO ACCOMMODATE THIS!
As stated earlier, the already significantly used dual left turn lanes onto 50th Street, and the single right turn lane onto
eastbound Ray Road, will become a mess of large trucks and even more vehicle trips every day. The large trucks, which
2
are larger and slower than cars, will cause bad gridlock in the area, regardless what is done to fix traffic light timing. 50th
Street will become impossible to maneuver. Ray Road will become impossible to maneuver.
People are impatient drivers. They cut over three lanes of traffic when they get off the I‐10 so they can turn south onto
50th Street. Their attitudes will get worse with all the large trucks and additional traffic of these apartments. People may
decide to go further to 48th Street to avoid the headaches, but Ray Road and 48th Street is already a horrible
intersection! Maybe they'll use Chandler Boulevard and 50th Street instead, and make that stretch of Chandler
Boulevard just as bad as Ray Road has always been.
All in all, my opinion is that the proposed site is not the best location for these apartments. The city would have to look
into upgrades to the street grid in order for many residents to approve this plan.