Attachment B - Staff Report - Z-28-21-2.pdf

City of Phoenix — Formal (2021-12-01)

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Staff Report Z-28-21-2
October 12, 2021
North Gateway Village Planning
Committee Meeting Date:
October 14, 2021
Planning Commission Hearing Date:
November 4, 2021
Request From:
PCD NBCOD (Approved C-2 or CP M-R
PCD NBCOD) (40.04 acres)
Request To:
R-3 NBCOD (17.84 acres), R-4 NBCOD
(16.21 acres), C-2 NBCOD (5.99 acres)
Proposed Use:
Planned Community District removal, and
multifamily residential and commercial uses
Location:
Northeast corner of the 29th Avenue
alignment and Sonoran Desert Drive
Owner:
Peter Burch, Britmet Ventures
Applicant
Dan Duffus, Blueprint Capital
Representative
Alan Beaudoin, Norris Design
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Primary Village Core, Mixed Use
(Commercial/Commerce – Business
Park), Preserves/Floodplain
Street Map
Classification
29th Avenue
Not classified
(Pending study) Not dedicated
North Foothills
Drive
Not classified
(Pending study) Not dedicated
Sonoran Desert
Drive
Major Arterial
70-foot north half street
Attachment B

Staff Report: Z-28-21-2
October 12, 2021
Page 2 of 21

CONNECT PEOPLE & PLACES CORE VALUE; CORES, CENTERS & CORRIDORS;
LAND USE PRINCIPLE: Plan cores, centers and corridors to include a variety of
land uses: office, retail shopping, entertainment and cultural, housing, hotel and
resort, and where appropriate, some types of industry.

The proposal includes 360 multifamily units across fifteen buildings and 259 townhome
rental units within the North Gateway Village Primary Core. The proposal will provide
additional housing opportunities in the Village within close proximity to the established
and expanding W. L. Gore Campus and the proposed Taiwan Semiconductor
Manufacturing Company site.

CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; LAND USE PRINCIPLE: New development and
expansion or redevelopment of existing development in or near residential areas
should be compatible with existing uses and consistent with adopted plans.

The proposed development will comply with principles outlined in the North Gateway
Core Plan, North Black Canyon Corridor Plan, and North Black Canyon Overlay District.
The site will not only maintain the desert character, but also promote walkability and
connectivity through the Village Core by having pedestrian walkways along 29th Avenue
and Sonoran Desert Drive. The development will also provide pedestrian connection
between the commercial and residential portions of the site.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES & SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.

As stipulated, the site will provide shaded pedestrian paths. The enhanced shading will
create vibrant pedestrian spaces and reduce the urban heat island effect.

Applicable Plans, Overlays, and Initiatives

North Gateway Village Core Plan: See Background Item Nos. 6 and 7.

North Black Canyon Corridor Plan: See Background Item No. 8.

North Black Canyon Overlay District: See Background Item No. 9.

Tree and Shade Master Plan: See Background Item No. 15.

Complete Streets Guiding Principles: See Background Item No. 16.

Staff Report: Z-28-21-2
October 12, 2021
Page 3 of 21

Housing Phoenix: See Background Item No. 17.

Zero Waste PHX: See Background Item No. 18.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant
PCD NBCOD (Approved C-2 or CP M-R
PCD NBCOD)
North
Sports arena and hotel,
vacant (proposed
multifamily residential)
C-2 M-R NBCOD, PCD NBCOD
(Approved C-2 or CP M-R PCD NBCOD)
– Pending C-2 HGT/WVR DNS/WVR
NBCOD
West
Vacant, Skunk Creek
Wash
PCD NBCOD (Approved C-2 or CP M-R
PCD NBCOD), FH PCD NBCOD
East
Vacant
PCD NBCOD (Approved C-2 or CP/GCP
M-R PCD NBCOD)
South
(Across
Sonoran Desert
Drive)
Vacant (State Trust
Land)
PCD NBCOD (Approved C-2 or CP M-R
PCD NBCOD)

R-3 (Multifamily Residential) – Planned Residential Development Option
Standards
R-3 Requirements
Provisions on the Proposed
Site Plan
Gross Acreage
-
17.84 acres
Maximum Total
Number of Units
271; 310 with bonus
259 units (Met)
Maximum Density
(dwelling unit/acre)
15.23; 17.40 with bonus
14.52 (Met)
Maximum Lot
Coverage
45%
Not provided
Maximum Building
Height

2 stories or 30 feet for first
150 feet; building height may
be increased by 1 foot for
every 5 feet of increased
setback to a maximum of 4
stories or 48 feet
3 stories and 36 feet (Not
met)*

Staff Report: Z-28-21-2
October 12, 2021
Page 4 of 21

Standards
R-3 Requirements
Provisions on the Proposed
Site Plan
MINIMUM BUILDING SETBACKS
Perimeter Adjacent to a
Public Street (South
property line)
20 feet
20 feet (Met)
Perimeter Adjacent to a
Property Line (North,
East, and West
property lines)
15 feet
15 feet (Met)
MINIMUM LANDSCAPE SETBACKS AND OPEN SPACE STANDARDS
Adjacent to Street
(South)
20 feet
20 feet (Met)
Adjacent to Property
Line (North, East, and
West)
5 feet
15 feet (Met)
Minimum Open Space
5%
7% (Met)
Minimum Amenities
Provided
2 amenities
4 amenities (Met)
MINIMUM PARKING REQUIREMENTS
Parking
416 spaces
390 garage spaces; 107
surface spaces; 497 total
spaces (Met)
*Variance or Site Plan modification needed.

R-4 (Multifamily Residential) – Planned Residential Development Option
Standards
R-4 Requirements
Provisions on the Proposed
Site Plan
Gross Acreage
-
16.21 acres
Maximum Total
Number of Units
493; 564 with bonus
360 units (Met)
Maximum Density
(dwelling unit/acre)
30.45; 34.80 with bonus
22.21 (Met)
Maximum Lot
Coverage
50%
17% (Met)

Staff Report: Z-28-21-2
October 12, 2021
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Standards
R-4 Requirements
Provisions on the Proposed
Site Plan
Maximum Building
Height
3 stories or 40 feet for first
150 feet; building height may
be increased by 1 foot for
every 5 feet of increased
setback to a maximum of 4
stories or 48 feet
3 stories and 40 feet (Met)
MINIMUM BUILDING SETBACKS
Perimeter Adjacent to a
Public Street (West
property line)
20 feet
20 feet (Met)
Perimeter Adjacent to a
Property Line (North,
East, and South
property lines)
10 feet
North: 10 feet (Met)
East: Not specified
South: Not specified
MINIMUM LANDSCAPE SETBACKS AND OPEN SPACE STANDARDS
Adjacent to Street
(West)
20 feet
20 feet (Met)
Adjacent to Property
Line (North, East, and
South)
5 feet
North: 10 feet (Met)
East: Not specified
South: Not specified
Minimum Open Space
5%
20% (Met)
Minimum Amenities
Provided
2 amenities
2 amenities (Met)
MINIMUM PARKING REQUIREMENTS
Parking
540 spaces
560 spaces (Met)

C-2 (Intermediate Commercial – Village Core)
Standards
C-2 Requirements
Provisions on the Proposed
Site Plan
Maximum Lot Coverage
50%
12% (Met)
Maximum Building
Height
4 stories and 56 feet
1 story and 25 feet (Met)

Staff Report: Z-28-21-2
October 12, 2021
Page 6 of 21

MINIMUM BUILDING SETBACKS
Standards
C-2 Requirements
Provisions on the Proposed
Site Plan
Front yard (West –
Adjacent to 29th
Avenue Alignment)
25 feet (May be reduced to
12 feet is parking is not
located in the front yard)
20 feet (Not Met)*
Side yard (South –
Adjacent to Sonoran
Desert Drive)
25 feet
40 feet (Met)
MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Front yard (West –
Adjacent to 29th
Avenue Alignment)
8 feet times the lot frontage
between property line
abutting public right-of-way
and the principal building or
structure with a minimum 5-
foot landscape strip between
the property line and parking
area
Not specified
Side yard (South –
Adjacent to Sonoran
Desert Drive
Average 25 feet, no less than
15 feet from the right-of-way
at any given point
(Per NBCOD)
Not specified
MINIMUM PARKING REQUIREMENTS
Parking
Retail: 1 space per 300
square feet
Restaurant: 1 space per 50
square feet
Total: 211 spaces
212 spaces (Met)
*Variance or Site Plan modification needed.

Staff Report: Z-28-21-2
October 12, 2021
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Background/Issues/Analysis

REQUEST
1.
This is a request to rezone a
40.04-gross acre site located at
the northeast corner of the 29th
Avenue alignment and Sonoran
Desert Drive from PCD
NBCOD, approved C-2 or CP
M-R PCD NBCOD (Planned
Community District, North
Black Canyon Overlay District,
approved Intermediate
Commercial or Commerce
Park, Mid-Rise, Planned
Community District, North
Black Canyon Overlay District)
to R-3 NBCOD (Multifamily
Residential, North Black
Canyon Overlay District), R-4
NBCOD (Multifamily

Residential, North Black Canyon Overlay District), and C-2 NBCOD
(Intermediate Commercial, North Black Canyon Overlay District) to remove the
property from the North Gateway Planned Community District (PCD), and allow
multifamily residential and commercial development.

R-3 zoning is proposed on the eastern half of the subject site. The applicant
intends to develop 259 townhouse rental units on this portion of the site.

R-4 zoning is proposed on the northwestern portion of the subject site. The
applicant intends to develop a 360-unit multifamily project across fifteen
buildings on this portion of the site.

C-2 zoning is proposed on the southwestern portion of the subject site. The
applicant intends to develop four commercial buildings on this portion of the site.

NORTH GATEWAY PCD AND GENERAL PLAN LAND USE MAP DESIGNATIONS
2.
The North Gateway PCD was a City initiated PCD established in 2001 via
Rezoning Case No. Z-34-01 with the intent that a master developer would
develop the infrastructure as stipulated in the case. The PCD is now considered
defunct since a master developer never installed the necessary infrastructure
and all the parcels are individually owned. In order for an individual property to
develop without the requirement of complying with the overarching PCD
infrastructure stipulations, the property must be rezoned out of the PCD.
Zoning Map, Source: City of Phoenix Planning and Development
Department
C-2
R-4
R-3

Staff Report: Z-28-21-2
October 12, 2021
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3.
The North Gateway PCD approved a Mid-Rise overlay on this property as well
as other parcels within the North Gateway Village Core to promote high intensity
development. As recommended by staff, removal of the Mid-Rise overlay is
consistent with stipulated heights in the area and heights included with the
proposal.

4.
The General Plan Land Use
Map designation for the
majority of the subject site is
Mixed Use
(Commercial/Commerce –
Business Park) and a small
portion of the southwest
corner is
Preserves/Floodplain. A
Commercial land use
designation accommodates
multifamily development at
varying scales and intensities.

The areas directly adjacent to
the site are also designated as

Mixed Use (Commercial/Commerce – Business Park). Areas further west and
southwest are designated as Preserves/Floodplain. The area to the southeast
is designated Mixed Use (Commercial/5-10 dwelling units per acre).

The R-3 NBCOD, R-4 NBCOD, and C-2 NBCOD zoning requested is consistent
with the Mixed Use General Plan Land Use Map designation and compatible
with existing and future envisioned land uses in the area.

The subject site is also within the North Gateway Village Core, and further
discussed in Background Item No. 6.

SURROUNDING USES AND ZONING
5.
The subject site is surrounded by vacant land. However, the Legacy Sports
Arena and Hotel is in development on the parcel directly to the north which is
zoned C-2 M-R NBCOD. North, south, and west of the site are vacant parcels
zoned PCD NBCOD (Approved C-2 or CP M-R PCD NBCOD). The properties
to the north and west are currently going through the entitlement process to be
removed from the North Gateway PCD via Rezoning Case Nos. Z-30-21-2 and
Z-59-21-2, respectively, and planned to develop with multifamily residential.
The property to the south, across Sonoran Desert Drive, is State Trust Land.
The parcels to the east are zoned PCD NBCOD (Approved C-2 or CP M-R PCD
General Plan Land Use Map, Source: City of Phoenix Planning and
Development Department

Staff Report: Z-28-21-2
October 12, 2021
Page 9 of 21

NBCOD) and subject to Rezoning Case No. Z-43-99, the Sonoran Foothills
PCD.

NORTH GATEWAY VILLAGE CORE
6.
As previously mentioned, the
subject site is within the North
Gateway Village Core. Phoenix
City Council adopted the North
Gateway Village Core Plan in
2008 to provide guidance in
creating a high density, urban
environment with Skunk Creek
Wash and Bronco Butte as
major natural amenities.

The request to remove the
subject site from the North
Gateway PCD to allow for
multifamily and commercial
development aligns with the
plan’s principles of providing
mixed land use development in
the Village Core. The North
Gateway Village Core Plan
indicates that this site was
envisioned to develop as Mixed
North Gateway Core Map; Source: City of Phoenix
Planning and Development North Gateway Village Core
Plan

Use, Commercial/Residential, which encourages a variety of commercial, office,
retail, and residential uses, minimizing travel distances between uses. By
incorporating various residential opportunities and commercial development with
cohesive pedestrian circulation, the proposed development promotes a
functional community.

7.
A Master Street Plan for the North Gateway PCD was never developed, thus the
corresponding street alignments and cross sections were not incorporated into
the Street Classification Map. Previous requests to remove properties from the
North Gateway PCD have included stipulations for street dedications and
improvements.

Several property owners and stakeholders within the PCD have commenced a
traffic study for the North Gateway Village Core. CivTech, a consulting
engineering firm specializing in traffic engineering, is working to complete the
study and ensure accurate land use projections. The study is aimed at providing
an analysis related to the overall capacity for the roadway network within the
Village Core. The study has not been completed at the time of this report, so

Staff Report: Z-28-21-2
October 12, 2021
Page 10 of 21

the requirement to submit the completed Traffic Impact Study is addressed in
Stipulation No. 19. Additionally, Stipulation Nos. 20 through 23 were provided
by the Street Transportation Department to ensure the necessary street
improvements are provided.

NORTH BLACK CANYON CORRIDOR PLAN
8.
The subject site is within the North Black Canyon Corridor Plan. The Phoenix
City Council adopted the Corridor Plan in 1999 to guide growth and
development within the plan area. The proposal is consistent with the intent of
the following goals from the plan:

• Goal 2: Achieve a balance between employment and housing.
The proposed development enhances the mixture of uses within the area
by creating housing that is within close proximity to existing and future
employment opportunities as well as commercial uses. The site is also
located within the North Gateway Village Core, which is envisioned as a
high-density, mixed use urban environment.

• Goal 4: Preserve North Sonoran Desert amenities and use these features
to define community form and identity.
As depicted on the site plan, the developer intends to maintain the wash
on the east side of the site, an existing desert feature that provides
character and identity to the Village.

NORTH BLACK CANYON OVERLAY DISTRICT
9.
The subject site is within the North Black Canyon Overlay District (NBCOD).
The City Council adopted the NBCOD in 2001 in order to implement the designs
and concepts of the North Black Canyon Corridor Plan. The NBCOD ensures
development is compatible with the desert environment by providing
comprehensive design guidelines. The development will be consistent with the
NBCOD guidelines by developing buildings with a desert color palette, as seen
in the applicant’s renderings, and minimizing impact on the existing wash where
possible. Building design is further discussed in Background Item No. 13.

Staff Report: Z-28-21-2
October 12, 2021
Page 11 of 21

PROPOSAL
10.
Site Plan – R-3 NBCOD Zoned
Portion
The conceptual site plan for the
R-3 NBCOD zoned portion of the
site proposes 259 townhouse
rental units. The 259 units are
composed of 128 one-bedroom
units, 77 two-bedroom units, and
54 three-bedroom units.

There are three entry points to the
site, including a gated main
entrance on the south side of the
site through the C-2 zoned parcel
to 29th Avenue and Sonoran
Desert Dive. The secondary
gated roundabout at the northeast
corner of the site provides ingress
and egress to North Foothills
Drive, once this roadway is
developed. There is also a gated
exit only and emergency vehicle
access point at the southeast
corner of the site, adjacent to
Sonoran Desert Drive. In regard
to vehicular parking, each one-
bedroom unit is provided one
carport space and each two- or
three-bedroom unit is provided

Proposed Site Plan for the R-3 NBCOD Portion of the Site;
Source: Norris Design

two garage spaces. There is additional surface parking along the north, south,
and west portions of the site.

There are various open space and amenity areas dispersed through the central
and southern portions of the site. Amenities include a pool, playground, grills,
and ramadas. The site plan states that seven perecent of the site will be for
dedicated open space. Staff recommends Stipulation No. 1, regarding minimum
open space, to ensure open space is developed according to the conceptual
plan.

The site design also incorporates a natural wash that runs from north to south
on the western side of the proposed R-3 development. The proposed layout
was intended to minimize impact on the existing wash, while incorporating a trail
along the wash.

Staff Report: Z-28-21-2
October 12, 2021
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Staff is also not recommending general conformance to the conceptual site plan
due to a Street Transportation Department stipulation requiring the developer to
construct a City classified “E” section roadway for North Foothills Drive
connecting to 29th Avenue. As submitted, the proposed site plan would need to
be revised to address this stipulation.

The site plan indicates that the townhomes will be three stories and 36 feet in
height. Under the R-3, Planned Residential Development option, this height
does not meet the standard of two stories or thirty feet for the first 150 feet with
building height increased by one foot for every five feet of increased setback to
a maximum of four stories or 48 feet. The development would require a
variance to accommodate three stories and 36 feet for the entire site, thus staff
is not recommending general conformance to the site plan. However, staff has
proposed Stipulation No. 3 to ensure that maximum height does not exceed
three stories and 36 feet.

11.
Site Plan – R-4 NBCOD Zoned
Portion
The conceptual site plan for the
R-4 NBCOD zoned portion of
the site proposes a 360-unit
multifamily project across fifteen
buildings at a height of three
stories and 40 feet. Staff has
proposed Stipulation No. 4 to
ensure that maximum height
does not exceed three stories
and 40 feet.

Additionally, the conceptual site
plan includes two centrally
located open space areas
containing a minimum of one
amenity each. The site plan

Proposed Site Plan for the R-4 NBCOD Portion of the Site;
Source: Norris Design

states that 20 percent of the site will be open space. Staff recommends
Stipulation No. 2, regarding minimum open space, to ensure open space is
developed according to the conceptual plan.

There is one point of access along 29th Avenue, including a gated main
entrance east of the office and amenity area. There are 560 surface parking
spaces distributed throughout the entirety of the site.

Staff is not recommending general conformance to the conceptual site plan due
to a Street Transportation Department stipulation requiring the developer to

Staff Report: Z-28-21-2
October 12, 2021
Page 13 of 21

construct a City classified “E” section for North Foothills Drive connecting to 29th
Avenue. As submitted, the proposed site plan would need to be revises to
address this stipulation.

12.
Site Plan – C-2 NBCOD Zoned
Portion
The conceptual site plan for the
commercial portion of the site
proposes four buildings abutting
Sonoran Desert Drive and 29th
Avenue, with parking interior to
the site. Staff is recommending
Stipulation No. 8 to require that
parking be setback from
property lines or behind a
commercial building. The plan

Proposed Site Plan for the C-2 NBCOD Portion of the Site;
Source: Norris Design

depicts three points of access to the site, including two driveways along
Sonoran Desert Drive and one driveway along 29th Avenue.

The site plan depicts three commercial buildings with drive-through facilities.
Staff is recommending Stipulation No. 9 to ensure that any drive-through
restaurants have an architecturally integrated drive-through.

Staff is also recommending Stipulation No. 10, which requires all commercial
service areas be screened from public streets and private drives.

Building height will not exceed one story and 25 feet, as recommended in
Stipulation No. 5, limiting the maximum height for the commercial portion of the
site.

Staff is not recommending general conformance to the conceptual site plan due
to a Street Transportation Department stipulation requiring the developer to
construct a City classified “E” section roadway for North Foothills Drive
connecting to 29th Avenue. As submitted, the proposed site plan does not
address this stipulation.

Staff Report: Z-28-21-2
October 12, 2021
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13.
Renderings
The conceptual commercial and
residential renderings include a
variety of exterior colors and
materials including stucco, steel,
and concrete breeze block.

Residential building renderings
depict balconies on upper floors
and patios on the ground floor.
The design depicts offsets,
recesses, textural changes, and
various window sizes.

Commercial building renderings
depict buildings with a mid-
century modern style. The
design creates interest with
variation in roof height, textural
changes, recesses, and
awnings.

Since the applicant did not
submit building elevations, staff
recommends Stipulation No. 6
to ensure all buildings
incorporate architectural
embellishments and detailing.
Additionally, Stipulation No. 7,
requires building and wall colors
and materials be in compliance
with the NBCOD.

Commercial Building Rendering; Source: Suite Six
Architecture and Planning

Residential Building Rendering; Source: Norris Design
Residential Building Rendering; Source: Norris Design
Commercial Building Rendering; Source: Suite Six
Architecture and Planning

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October 12, 2021
Page 15 of 21

14.
Pedestrian Circulation
The conceptual site plans depict various pedestrian connections throughout the
development, including connections between the residential and commercial
portions of the site. Staff recommends Stipulation No. 11 to ensure that
pedestrian connectivity between the multifamily and commercial developments
are provided.

Stipulation No. 14 requires that the developer construct a multi-use trail within
the existing multi-use recreational trail easement along the north side of
Sonoran Desert Drive. Stipulation No. 16 requires that shading of pedestrian
walkways be a minimum of 75 percent to promote thermal comfort and
walkability. Stipulation No. 17 requires that alternative paving material be
utilized where pedestrian paths and vehicular drives intersect to promote safety.

CITYWIDE STUDIES AND POLICIES
15.
Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure trees are an integral part of the City’s planning and
development process. Sidewalks on 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. To
contribute to future improvements of this site and the urban forest infrastructure,
staff is recommending that a minimum of 75 percent of the pedestrian circulation
be shaded by structures or landscaping, which is addressed in Stipulation No.
16.

16.
Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide
an accessible, safe, connected transportation system to include all modes, such
as bicycles, pedestrians, transit, and vehicles. To address these principles, staff
is recommending Stipulation Nos. 12 and 13, regarding bicycle parking, and
Stipulation No. 15, regarding detached sidewalks along all public streets.

17.
Housing Phoenix
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan.
This plan contains policy initiatives for the development and preservation of
housing with a vision of creating a stronger and more vibrant Phoenix through
increased housing options for residents at all income levels and family sizes.
Phoenix’s rapid population growth and housing underproduction has led to a
need for over 163,000 new housing units. Current shortages of housing supply
relative to demand are a primary reason why housing costs are increasing. The
proposed development will provide 360 multifamily residential units and 259
townhome rental units, which supports the plan’s goal of preserving or creating

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October 12, 2021
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50,000 housing units by 2030 and contributes to a variety of housing types that
will address the supply shortage.

18.
Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a
goal to become a zero waste city, as part of the City’s overall 2050
Environmental Sustainability Goals. One of the ways Phoenix can achieve this
is to improve and expand its recycling and other waste diversion programs.
Section 716 of the Phoenix Zoning Ordinance establishes standards to
encourage the provision of recycling containers for multifamily, commercial, and
mixed use developments meeting certain criteria. The provision of recycling
containers was not addressed in the applicant’s submittal documents.

COMMUNITY INPUT SUMMARY
19.
At the time the staff report was written, staff has received one letter in
opposition. The community member expressed concerns regarding traffic and
public safety.

INTERDEPARTMENTAL COMMENTS
20.
The Fire Department commented that the site and/or buildings shall comply with
the 2018 International Fire Code with Phoenix Amendments. The Department
added that hydrant spacing should be in compliance with Chapter 5 of the Fire
Code. Additionally, the Department noted that they did not know the water
supply at the site and the water supply is required to meet fire flow as defined by
the Fire Code.

21.
The Public Transit Department provided comments pertaining to pedestrian
pathways connecting building entrances and public sidewalks via the most
direct route. Additionally, the Department provided comments recommending
alternative paving materials or treatments where pedestrian pathways cross
drive aisles and a minimum 75 percent shade coverage along all pedestrian
paths and sidewalks at full maturity. This is addressed in Stipulation Nos. 16
through 18.

22.
The Street Transportation Department provided the following comments:

• The developer shall provide bicycle infrastructure for residents and
guests. This is addressed in Stipulation Nos. 12 and 13.

• Provide detached sidewalks. The landscape area between the back of
curb and back of sidewalk shall be a minimum of 10 feet in width to meet
the Street Classification Map requirements. This is addressed in
Stipulation No. 15.

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October 12, 2021
Page 17 of 21

• The applicant shall submit a Traffic Impact Study to the City for the
development. This is addressed in Stipulation No. 19.

• The developer shall continue the existing shared-use path along the
North Foothills Drive alignment through the site and connecting to the
29th Avenue alignment. This is addressed in Stipulation No. 21.

• Provide the appropriate dedication and construction of adjacent right-of-
way. This is addressed in Stipulation Nos. 20, 21, and 23.

• Provide shaded connections from the development site to the wash and
any designated trails. This is addressed in Stipulation No. 22.

23.
The Water Services Department commented that the closest water main is
within Sonoran Desert Drive and a water main extension will be required at
development. Additionally, the closest sewer main is within 26th Glen and a
sewer main extension will be required at development. The Department stated
that depending on the timing for the development, there may or may not be
downstream sewer capacity issues. The Department noted that capacity is a
dynamic condition that can change over time due to a variety of factors and the
City is only able to provide assurance of water and sewer capacity at the time of
preliminary site plan approval.

24.
The Floodplain Management Section had no comments regarding the case.

OTHER
25.
The site is located in a larger area identified as being archaeologically sensitive.
If further review by the City of Phoenix Archaeology Office determines the site
and immediate area to be archaeologically sensitive, and if no previous
archaeological projects have been conducted within this project area, it is
recommended that archaeological Phase I data testing of this area be
conducted. Phase II archaeological data recovery excavations may be
necessary based upon the results of the testing. A qualified archaeologist must
make this determination in consultation with the City of Phoenix Archaeologist.
In the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within a 33-foot radius of the discovery
and the City of Phoenix Archaeology Office must be notified immediately and
allowed time to properly assess the materials. This is addressed in Stipulation
Nos. 24 through 26.

26.
Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.
Other formal action such as, but not limited to, zoning adjustments and
abandonments, may be required.

Staff Report: Z-28-21-2
October 12, 2021
Page 18 of 21

Findings

1.
The development is consistent with the Phoenix General Plan Land Use Map
designation of Mixed Use (Commercial/Commerce – Business Park).

2.
The R-3 NBCOD, R-4 NBCOD, and C-2 NBCOD zoning districts will allow
development that is consistent in scale and character with the vision of the North
Gateway Village Core Plan and the North Black Canyon Corridor Plan and
Overlay District.

3.
The proposal will allow for additional employment and housing opportunities in the
North Gateway Village Core.

Stipulations

1.
A minimum of 7 percent of the gross site area of the R-3 NBCOD zoned portion
shall be retained as open space, as approved by the Planning and Development
Department.

2.
A minimum of 20 percent of the gross site area of the R-4 NBCOD zoned portion
shall be retained as open space, as approved by the Planning and Development
Department.

3.
The R-3 NBCOD zoned portion of the site shall be limited to a maximum height of
three stories and 36 feet.

4.
The R-4 NBCOD zoned portion of the site shall be limited to a maximum height of
three stories and 40 feet.

5.
The C-2 NBCOD zoned portion of the site shall be limited to a maximum height of
one story and 25 feet.

6.
All building façades shall contain architectural embellishments and detailing such
as, but not limited to, textural changes, pilasters, offsets, recesses, window
fenestration, shadowboxes, and canopies, as approved by the Planning and
Development Department.

7.
All building and wall colors and materials shall be in compliance with the North
Black Canyon Overlay District with specific regard to colors being muted and
blending with, rather than contrasting strongly, with the surrounding desert
environment, as approved by the Planning and Development Department.

Staff Report: Z-28-21-2
October 12, 2021
Page 19 of 21

8.
Parking areas in the C-2 zoned portion of the site shall be at least 30 feet from
property lines adjacent to Sonoran Desert Drive and 29th Avenue or behind a
commercial building, as approved by the Planning and Development Department.

9.
If drive-through restaurants are developed, pick-up windows shall be
architecturally integrated in proportion, color, material, and texture to the building
it serves by providing awnings or architecturally integrated structures for weather
protection, as approved by the Planning and Development Department.

10.
All service areas in the C-2 zoned portion shall be screened to conceal trash
containers, recycling containers, loading docks, transformers, backflow
preventers, and other mechanical and or electrical equipment from eye level
adjacent to public streets and private drives, as approved by the Planning and
Development Department.

11.
Pedestrian connectivity shall be provided between multifamily and commercial
developments, as approved by the Planning and Development Department.

12.
Secured bicycle parking shall be provided for multifamily development per
Section 1307 of the City of Phoenix Zoning Ordinance. In addition, a minimum of
18 bicycle parking spaces for the R-4 NBCOD zoned portion of the site and a
minimum of 13 bicycle parking spaces for the R-3 NBCOD zoned portion of the
site shall be provided for guests located near the offices or distributed throughout
the site and installed per the requirements of Section 1307.H of the Zoning
Ordinance, as approved by the Planning and Development Department.

13.
A minimum of six bicycle parking spaces for the C-2 NBCOD zoned portion of the
site shall be provided near entrances of buildings or distributed throughout the
site and installed per the requirements of Section 1307.H of the Zoning
Ordinance, as approved by the Planning and Development Department.

14.
A minimum 10-foot-wide public multi-use trail (MUT) shall be constructed within
the existing multi-use recreational trail easement (MURTE) along the north side of
Sonoran Desert Drive in accordance with Section 429 of the City of Phoenix MAG
Supplemental detail, as approved by the Planning and Development Department.

15.
All sidewalks along public streets shall be detached with a minimum 10-foot-wide
landscaped strip located between the sidewalk and back of curb and shall include
minimum two-inch caliper shade trees planted a minimum of 20 feet on center or
in equivalent groupings along both sides of the sidewalk, as approved by the
Planning and Development Department.

Staff Report: Z-28-21-2
October 12, 2021
Page 20 of 21

16.
A minimum of 75% of pedestrian pathways and sidewalks shall be shaded by a
structure, landscaping, or a combination of the two, as approved by the Planning
and Development Department.

17.
Where pedestrian pathways cross drive aisles, the pathway shall be constructed
of decorative pavers, stamped or colored concrete, or another material, other
than those used to pave parking surfaces and drive aisles, as approved by the
Planning and Development Department.

18.
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.

19.
The applicant shall submit a Traffic Impact Study to the City for this development.
No preliminary approval of plans shall be granted until the study is reviewed and
approved by the City. The developer shall be responsible for traffic signal funding
and/or escrow contribution as determined by the approved Traffic Impact Study.

20.
The developer shall dedicate and construct the east half of 29th Avenue, as
required by the Traffic Impact Study and as approved by the Street
Transportation Department.

21.
The developer shall dedicate a minimum 80 feet of right-of-way and construct a
City classified “E” section roadway for North Foothills Drive connecting to 29th
Avenue, or as otherwise determined through the approved Traffic Impact Study.
If constructed, a Shared-Use Path shall be provided along North Foothills Drive in
accordance with the City of Phoenix standard trail detail, as approved by the
Planning and Development Department.

22.
The developer shall provide a minimum of two shaded pedestrian connections
from the development site to the wash and any designated trails, as approved by
the Planning and Development Department.

23.
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.

24.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeology survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

Staff Report: Z-28-21-2
October 12, 2021
Page 21 of 21

25. If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determine such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.

26. 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.

Writer
Julianna Pierre
October 12, 2021

Team Leader
Samantha Keating

Exhibits
Zoning sketch map (1 page)
Aerial sketch map (1 page)
Conceptual site plan for the R-4 portion of the site, date stamped September 23, 2021
(1 page)
Conceptual site plan for the R-3 and C-2 portion of the site, date stamped September
23, 2021 (1 page)
Conceptual residential renderings date stamped September 20, 2021 (10 pages)
Conceptual commercial renderings date stamped September 20, 2021 (1 page)
Community correspondence (2 pages)

Z-20-17
Z-43-99
Z-34-01
Z-6-12
Z-29-02
Z-6-12
1
*
*
*
*
*
FH PCD
R-3A
PCD
PCD
C-2 M-R
C-2 M-R
(C-2,C-P,
M-R) PCD
Z-34-01
North Black Canyon
Corridor Plan
and Overlay District
CAREFREE HWY
DOVE VALLEY RD
DYNAMITE RD
NORTH GATEWAY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-28-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
40.04 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PCD NBCOD (Approved C-2 / C-P M-R PCD NBCOD)
R-4 NBCOD, C-2 NBCOD, R-3 NBCOD
CONVENTIONAL OPTION
N/A (580 / N/A)
470, 87, 258
* UNITS P.R.D. OPTION
N/A (696 / N/A)
564, 104, 310
Alan Beaudoin, Norris Design
DATE:
8/31/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 55-22
ZONING MAP
Q-7
REQUESTED CHANGE:
FROM: PCD NBCOD
(Approved C-2 / C-P M-R PCD NBCOD) ( 40.04 a.c.)
TO:
R-4 NBCOD ( 16.21 a.c.)
C-2 NBCOD ( 5.99 a.c.)
R-3 NBCOD ( 17.84 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-28-21_Update_Aug2021.mxd
Z-28-21
0.075
0
0.075
0.0375
Miles

From:
Ed Huntsman
To:
Julianna Pierre
Cc:
Arizona Commuity Management Services HOA; Arizona Commuity Management Services HOA
Subject:
Rezoning Case # Z-28-21 OPPOSITION
Date:
Tuesday, June 8, 2021 3:32:27 PM
Dear Ms. Pierre,
Regarding Monday, June 14th’s online hearing addressing a request for rezoning of the PDC
on 40.09 acres located near North Valley Parkway and Sonoran Desert Drive, and to change
the zoning on approximately 16.22 acres from the underlying C-2/CP M-R
(Commercial/Commerce Park with a Mid-Rise designation) to R-4 (Multifamily Residence
District) we wish to go on record as STRONGLY OPPOSING this change.
We understand the city is interested in the extra tax revenue, etc., etc., etc. However, the
traffic already present and significantly increased by the last zoning change and addition of
apartments at the corner of N Valley Parkway and W Dove Valley Road has dramatically
affected an already over-stressed public safety situation. So while the population has increased
with folks not exactly the target audience of auto insurance companies because of their
driving, the police presence and traffic regulations compliance continues to deteriorate with
aggressive drivers taking chances and using aggressive driving to get where they want to be on
the road on N 27th Drive, North Valley Parkway, and West Dove Valley Road. There are
many times during the day that its all but impossible to get a break in traffic long enough to
make a left turn onto N 27th Drive from W. Westland Road onto N 27th Drive, forcing drivers
to turn right and make U-Turns on N 27th Drive agin endangering traffic flow in both
directions - BUT THERE IS NO ALTERNATIVE. And when combined with the parents
picking up their little darlings at North Valley Academy that park in a line taking up a
complete lane of traffic in the only lane allowed for turning off N Valley Parkway onto N 27th
Dr the situation becomes EXTREMELY dangerous. There’s already a huge apartment
complex directly across the street of this new proposed complex with Talus Ranch. And Los
Colinas at Black Canyon AND Canyon Crossroads off N 27th Dr just north as well.
These are A LOT OF APARTMENTS already in the immediate area - we don’t need any
more! The City is allowing this tremendous increase of dense population and doing
NOTHING to ensure the public safety of those of us that own homes, and are just now starting
to see the values return to levels where they were when we bought them 15 and more years
ago. Not to mention the safety of kids walking and those operating vehicles on the streets as
well as additional fire protection.
The City’s been hosing us ever since you changed the name of Sonoran Desert Drive back in
early 2006 or so - please give us a break on the number of apartments south of Carefree
Highway and north of Sonoran Desert Dr for a few more years. If for no other reason than
public safety. There are plenty right now.
Respectfully,
Ed & Debbie Huntsman
33612 N 24th Dr
Phoenix, AZ 85085
________________________________________________________________
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