Attachment B - Staff Report - Z-12-21-2.pdf
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Staff Report Z-12-21-2
Scottsdale and Bell PUD
September 30, 2021
Paradise Valley Village Planning
Committee Meeting Date:
October 4, 2021
Planning Commission Hearing Date:
November 4, 2021
Request From:
C-2 (2.56 acres)
Request To:
PUD (2.56 acres)
Proposed Use:
Planned Unit Development to allow
multifamily residential and commercial uses
Location:
Southwest corner of Scottsdale Road and
Bell Road
Owners:
Bell 166, LLC
Applicant:
John H Berry, The Hampton Group
Representative:
Nick Wood, Esq., Snell & Wilmer, LLP
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Industrial
Proposed (GPA-PV-1-21-2): Mixed Use
(Commercial/Commerce/Business
Park/Residential 15+ dwelling units per
acre)
Street Map
Classification
Scottsdale Road
Major
Arterial
65 and 68-foot west half street
Bell Road
Major
Arterial
67-foot south half street
71st Street
Private
Street
30-foot street
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES GOAL;
LAND USE PRINCIPLE: Promote and encourage compatible development and
redevelopment with a mix of housing types in neighborhoods close to employment
centers, commercial areas, and where transit or transportation alternatives exist.
Attachment B
Staff Report: Z-12-21-2
September 30, 2021
Page 2 of 19
The proposed Scottsdale and Bell Planned Unit Development (PUD) supports increased
intensity by proposing multifamily residential that is compatible in scale and intensity with
the surrounding Scottsdale Road corridor. The development is located in a mixed-use
corridor where nearby properties are multifamily or commercial. The project site is also
within a designated employment center. The concentration of people near employment
uses promotes the sustainability of nearby commercial uses. The requested PUD will
facilitate ongoing investment and development of the greater Kierland area and
Scottsdale Road corridor.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPILE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.
The Scottsdale and Bell PUD proposes landscaping around all four sides of the building.
Detached sidewalks along Scottsdale Road and Bell Road framed with landscape strips
will provide thermal comfort for pedestrians. The PUD also requires that a minimum of 75
percent of public pedestrian pathways be shaded.
CONNECT PEOPLE & PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE:
Development should be designed to included convenient bicycle parking.
The proposed development will provide bicycle parking for both residents and guests.
The project also is in close proximity to a multi-use trail along the CAP Canal, along the
north side of Bell Road, and will support residents who prefer using alternative modes of
transportation to get to work or nearby entertainment.
Applicable Plans, Overlays, and Initiatives
Maricopa Association of Governments (MAG) Desert Ridge and Kierland Employment
Center – See background item No. 5 below.
Tree and Shade Master Plan – See background item No. 8
Complete Streets Guiding Principles – See background item No. 9
Comprehensive Bicycle Master Plan – See background item No. 10
Zero Waste PHX – See background item No. 11
Housing Phoenix Plan – See background item No. 12
Staff Report: Z-12-21-2
September 30, 2021
Page 3 of 19
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Commercial Retail
C-2
South
Convenient Store
C-2
North (across
Bell Road)
Hotel
R1-14 and C-2
East (across
Scottsdale
Road)
Commercial Office/Shopping
Center
Planned Regional Center (PRC) (City
of Scottsdale)
West
Commercial Retail
C-2
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone a 2.56-acre site located on the southwest corner of
Scottsdale Road and Bell Road. The request is to rezone from C-2 (Intermediate
Commercial) to PUD (Planned Unit Development) to allow multifamily residential and
commercial uses.
2.
The subject site consists of one parcel that is under the ownership of Bell 166, LLC.
The site currently contains one one-story commercial retail building with surface
parking. The subject site was annexed into the City of Phoenix on October 15, 1961. At
that time the subject site and the surrounding area vastly consisted of vacant land. The
current C-2 zoning designation was established through Annexation No. G-438.
Maricopa County Historical Aerials indicate that the subject site began to develop in
approximately 1996. The surrounding sites began to develop in approximately 1998.
The proposed PUD will require the developer to provide updated infrastructure as
needed and determined through the Planning and Development Department’s site
development process.
Historic Aerials, Source: Maricopa County Assessor’s Office
Staff Report: Z-12-21-2
September 30, 2021
Page 4 of 19
3.
The General Plan Land Use Map designation for the subject site is Industrial. The
proposal is not consistent with the General Plan Land Use Map designation but is
consistent with current land uses in the area. A companion General Plan Amendment
request (GPA-PV-1-21-2) proposes a Mixed Use land use designation of
(Commercial/Commerce/Business Park/Residential 15+ dwelling units per acre). This
Mixed Use designation will allow flexibility for residential and commercial land uses to
locate on any portion of the site in compliance with the PUD’s development standards.
The General Plan Land Use Map designation on three sides of the subject parcel is
also Industrial. To the north, across Bell Road, the General Plan Land Use Map
designation is Parks/Open Space – Publicly Owned. To the east, across Scottsdale
Road, is the City of Scottsdale. The City of Scottsdale’s General Plan Land Use Map
designation is Mixed Use Neighborhoods/Regional Use District.
General Plan Land Use Map, Source:
City of Phoenix Planning and Development Department
Staff Report: Z-12-21-2
September 30, 2021
Page 5 of 19
SURROUNDING ZONING AND USES
4.
North
The property to the north of the subject site, across Bell Road is the CAP Canal,
zoned R1-14. Beyond the CAP Canal to the north is a hotel zoned C-2 (Intermediate
Commercial) approved through Rezoning Case No. Z-60-1996.
South
Directly south of the subject site is a one-story gas station/convenience store zoned
C-2 through Annexation No. G-438.
East
Directly to the east, across Scottsdale Road, sits the Frank Lloyd Wright spire on the
hard corner and a four story commercial mixed use building containing commercial
offices and a restaurant space, all of which are located within the City of Scottsdale
municipal
boundary.
West
West of the
subject site is a
one-story
commercial retail
building zoned C-
2 (Intermediate
Commercial),
approved through
Annexation No. G-
438.
Surrounding Zoning, Source: City of Phoenix Planning and Development Department
Staff Report: Z-12-21-2
September 30, 2021
Page 6 of 19
5.
The subject site falls within the boundaries of
the Maricopa Association of Governments
designated Desert Ridge/Kierland major
employment center and City of Phoenix
designated employment center.
A mix of housing types
are encouraged in employment
centers and commercial corridors.
The Desert Ridge/Kierland
employment center profile provided by the
City of Phoenix Community and Economic
Development Department identifies that the
Kierland area is comprised of a highly
educated, executive, and professional
workforce with a large inventory of Class A
office space. Providing additional
residential options in close proximity to
the nearby office spaces will add to the
sustainability of the established employment center and the Kierland area overall.
PROPOSAL
6.
The proposal was developed utilizing the PUD zoning designation. The 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 writes a document proposing standards and guidelines that are
tailored to the context of a site on a case by case basis.
Where the Scottsdale and Bell PUD Development Narrative is silent on a requirement,
the applicable Zoning Ordinance provisions shall be applied.
7.
Below is a summary of the proposed standards for the subject site as described in the
attached PUD Development Narrative date stamped September 14, 2021. The
proposed standards were designed to allow for a multifamily development that
continues enhancement along the Scottsdale Road and Bell Road intersection for a
more pedestrian-friendly environment.
List of Uses
The Development Narrative proposes a number of permitted uses. The proposed uses
consist of the permitted C-2 zoning uses found in Sections 623 of the Phoenix Zoning
Ordinance, with some prohibited uses. Additionally, multifamily residential is permitted
with a maximum of 255 residential dwelling units.
Employment Center Map, Source: City of Phoenix
Planning and Development Department
Staff Report: Z-12-21-2
September 30, 2021
Page 7 of 19
The Development Narrative also proposes restricting certain uses that are inconsistent
with the Narrative's vision of mixed-use pedestrian oriented development.
Conceptual Site Plan
The development’s main access points are along Bell Road and the private drive
bordering the eastern boundary of the subject site, 71st Street. The project proposes a
141-foot tall multifamily building with a pedestal parking garage and roof deck. The
parking structure shall be screened with architectural embellishments consistent with
the primary façade. There are three amenity areas proposed and are reserved as
private common open space. One is located on the podium deck; one is located in the
outdoor courtyard near the building main entrance and the other is located on the roof
deck. Bell Road and Scottsdale Road will contain enhanced streetscapes with a
minimum eight-foot detached sidewalk framed by landscape areas that will include
trees, shrubs, and live ground cover.
Conceptual Site Plan, Source: The Hampton Group
Staff Report: Z-12-21-2
September 30, 2021
Page 8 of 19
Development Standards
The follow is a table of proposed development standards for the project.
a. Maximum Residential Unit
Count: Maximum Dwellings
Maximum Density
255 dwelling units
99.61 dwelling units per gross acre
b. Minimum Lot Width/Depth
No Minimum
c. Minimum Building Setbacks
From Property Line
North (Bell Road)
West (Internal Property Line)
South (Internal Property Line)
East (Scottsdale Road)
23 feet
5 feet
3 feet, 17-foot average
9 feet, 22-feet average
d. Minimum Landscape
Setbacks
North (Bell Road)
West (71st Street)
South (Internal Property Line)
East (Scottsdale Road)
20 feet
5 feet
0 feet
7 feet, 15-foot average
e. Maximum Building Height
141 feet, 159 feet for rooftop amenities (limited
to 40% of the total roof area)
f. Maximum Lot Coverage
65 percent of Total Net Site Area
g. Open Space
Minimum 40 percent of net site area
The proposed maximum height of the project is 141 feet, 159 feet for rooftop amenities
(limited to 40% of the total roof area). The site is located along two major arterials and
transportation routes. The site is also located more than 185 feet to the nearest single-
family residential uses with no direct access to residential neighborhoods. Impact to
traffic on Scottsdale Road and Bell Road is also limited as the primary access point is
on 71st Street. The Bell Road access has a right turn in and right turn out restriction,
which helps to mitigate adverse impact on traffic on the major arterial.
Staff is recommending a modification to the proposed height in the development
narrative to 110 feet. The recommended height is based on the aforementioned site
characteristics and an attempt to be consistent with the building height of approved
projects to the south. This recommendation is reflected in Stipulation No. 1.e.
The greater Kierland area has seen a significant amount of investment the last 10
years. This investment has positioned the area south of Bell Road to approximately
Acoma Drive on the west side of Scottsdale Road as a corridor for mixed used and
mid-rise development. However, this rezoning request is the first of its kind in the
northern portion of the corridor. Based on the site's unique characteristics and location,
additional building height consistent with the applicant's proposal may ultimately be
determined to be appropriate as the community, Village Planning Committee and
Staff Report: Z-12-21-2
September 30, 2021
Page 9 of 19
Planning Commission evaluate this request and the companion General Plan
Amendment through the public hearing process.
The lot coverage proposed for the project is 65 percent. The additional lot coverage
beyond a typical multifamily project is offset by a generous open space standard of 40
percent and is consistent with other similar projects in the corridor. The C-2 standards
on open space for multifamily is 15 percent. Therefore, the open space proposed far
exceed ordinance standards and will serve as an amenity to residents and visitors.
The proposed Bell Road (northern)
building setback is 23 feet with a 20-
foot landscape setback.
Landscape Standards
The PUD proposes landscaping along all sides of the building. The Development
Narrative includes increased landscape setbacks adjacent to the Bell Road street
frontage. A minimum landscape setback of 20 feet will be provided along Bell Road.
The landscape areas will incorporate a mixture of 2 and 3 inch caliper trees along the
north, south and east. In addition to the trees, the developer shall install minimum 5
five-gallon drought tolerant shrubs and 75 percent live ground cover.
Open Space Plans, Source: The Hampton Group
Staff Report: Z-12-21-2
September 30, 2021
Page 10 of 19
The streetscape along Scottsdale Road will include a minimum eight-foot wide
detached sidewalk with a minimum
seven-foot wide landscape strip located
between the sidewalk and back of curb.
The streetscape along Bell Road will
include a minimum 8 foot sidewalk and
8 foot landscape strip. This is
comparable to other recently approved
projects in the area. The landscaping
will provide for a pedestrian-friendly
environment with 75 percent shade at
maturity along the sidewalks and
pedestrian pathways.
Parking Standards
The proposed parking requires
a minimum amount of parking
per unit in addition to
unreserved visitor parking. In
addition, the PUD proposes a
drop off and pick up location for
ride share services.
The PUD also proposes a
minimum of 0.25 bicycle
spaces per unit with a
maximum of 25 spaces which
will comply with Section
1307.H. of the City of Phoenix
Zoning Ordinance.
Fences/Walls
All site fences and walls will be consistent with Section 703.A of the Phoenix Zoning
Ordinance. In addition, all screen walls shall include architectural detailing consistent
or complementary to the building facade.
Conceptual Landscape Plan, Source: The Hampton Group
Parking Standards, Source: The Hampton Group
Staff Report: Z-12-21-2
September 30, 2021
Page 11 of 19
Lighting Plan
All lighting will be consistent with the standards of Section 704 (Environmental
Performance Standards) Section 507 Tab A. of the Phoenix Zoning Ordinance and
Section 23-100 of the City Code.
Design Guidelines and Standards
The Development Narrative includes design standards that promote pedestrian
circulation on and around the site. The graphic below illustrates the proposed
pedestrian network for the site.
Design standards ensure that the building
facade will contain 60 percent glazing to
exclude the ground floor garage screening, 10
percent masonry, 70 percent metal and at least two other materials. Elevations of the
building will provide one private balcony per unit. The garage on the ground level,
adjacent to public right-of-way, will be screened with architectural metal panels and
extrusions, translucent glazing which gives the illusion of a commercial store front and
decorative lighting in an effort ot create visual interest for pedestrians and to enhance
Pedestrian Circulation Plan, Source: The
Hampton Group
Staff Report: Z-12-21-2
September 30, 2021
Page 12 of 19
the street frontages as depicted in the graphic below. All building elevations have
undulating floor edges, which results in visual interest. The final elevations and building
plans submitted to the City will incorporate the provisions outlined in the development
narrative and shall follow the Design Guidelines of Section 507.Tab A of the Phoenix
Zoning Ordinance.
The development narrative includes standards for the parking structure screening.
Parking structures will be screened with architectural material consistent with the
primary building façade as outlined in the development narrative. The landscape
design shall have a uniformed streetscape design and a uniform perimeter design.
Several residential amenities are also proposed, which are outlined below.
Entry Court and Water Feature Grove
The PUD proposes a minimum 9,000 square foot entry court and minimum 2,500
square foot water feature grove near the main entry of the building off of the private
access road, 71st Street. The entry court shall include four of the following features:
• Seating/benches
• Shaded outdoor dining area
• Public art feature
• Shade canopy
• Decorative pavers
Conceptual Elevations, Source: The Hampton Group
Staff Report: Z-12-21-2
September 30, 2021
Page 13 of 19
• Trellis and landscape areas
The water feature grove, located within the entry court, shall include a shade canopy of
trees and seating to provide a comfortable pedestrian/tenant environment and include
three of the following:
• Seating/benches
• Movable dining tables and chairs
• Outdoor dining area
• Shade canopy
Amenities
The PUD proposes amenities intended for use by residents and guests to include a
clubhouse no less than 3,000 square feet, fitness center no less than 4,000 square
feet, shared workspace no less than 2,000 square feet, indoor wellness space no less
than 500 square feet, indoor event space no less than 4,000 square feet, roof deck
swimming pool and/or spa with at least three of the following:
• Lounge deck
• Shaded outdoor dining area
• Water features
• Barbeque grills
• Fire features
• Seating nodes
• Trellis areas
Signage
The proposed sign standards shall comply with Section 705 of the Phoenix Zoning
Ordinance.
Sustainability
The Development Narrative proposes several options to incorporate sustainability
principals including drought tolerant landscaping, LED lighting, and recycling
receptacles. The project also proposes retaining established trees where possible
along Bell Road and Scottsdale Road, as well as the utilization of smart controller drip
irrigation.
Staff Report: Z-12-21-2
September 30, 2021
Page 14 of 19
PUD Compatibility to Zoning Ordinance
All property boundaries adjacent to public streets will include enhanced landscaping
with eight-foot wide detached sidewalks. Shade at 75 percent coverage at maturity will
be provided to increase pedestrian comfort and activity. The open space standards are
greater, requiring a minimum of 40 percent of the total net site area. The PUD
landscape setbacks proposed along Bell Road are greater compared to the minimum
requirement of the Phoenix Zoning Ordinance and require that 25 percent of trees be a
minimum of two-inch caliper and 75 percent be three-inch caliper.
Phasing
The project will be constructed in one phase.
Additional Requirements
In addition to the modification of the maximum height in Stipulation No. 1.e, staff is
recommended several updates to the development narrative for consistency and
enhanced building design.
The applicant will be required to submit an updated development narrative after City
Council approval reflecting Final Draft. This is addressed in Stipulation No. 1 a.
A comparative zoning standards table was not included in the hearing draft of the PUD
document. Staff is requiring this in the Final Narrative. This is addressed in Stipulation
No. 1 b.
In an effort to further activate the street frontages along Bell Road and Scottsdale
Road, staff is recommending the developer incorporate building entrances along both
Major Arterials. This is addressed in Stipulation No. 1 c.
A General Plan Land Use Map was not included int eh exhibit section of the Hearing
Draft. Staff is requiring a general Plan Land Use Map be added to the Final Draft. This
is addressed in Stipulation No. 1 f.
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
8.
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. In addition, a vision in the master plan is to raise awareness by
leading by example. The proposal includes landscaped pedestrian walking paths, open
space areas and greater planting standards than otherwise required by the City of
Phoenix Zoning Ordinance.
9.
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,
Staff Report: Z-12-21-2
September 30, 2021
Page 15 of 19
and connected transportation system to include all modes, such as bicycles,
pedestrians, transit, and vehicles. There are proposed detached sidewalks adjacent to
the public streets and pathways throughout the site which provides a safer and more
comfortable pedestrian experience.
10.
Comprehensive Bicycle Master Plan
The Comprehensive Bicycle Master Plan also supports options for both short-and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of
destinations. The proposal requires bicycle parking spaces be provided on the site.
Bicycle racks shall consist of an inverted-U or other decorative design and installed per
the requirements of Section 1307. H. of the City of Phoenix Zoning Ordinance.
11.
Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. 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 is addressed in the PUD narrative.
12.
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 a vision
of creating a stronger and more vibrant Phoenix through increased housing options for
residents at all income levels and family sizes. Phoenix’s rapid population growth and
housing underproduction has led to a need for over 163,000 new housing units.
Current shortages of housing supply relative to demand are a primary reason why
housing costs are increasing. The proposed development supports the Plan’s goal of
preserving or creating 50,000 housing units by 2030 by contributing to a variety
housing types that will address the supply shortage at a more rapid pace while using
vacant land in a more sustainable fashion.
This proposal will help to meet the goals of the housing plan by reducing the gap
between housing units and number of people moving to the region.
COMMUNITY INPUT SUMMARY
13.
At the time the staff report was written, staff had received twenty one letters of concern.
Concerns include a perceived increase in traffic, building height, character of area
changing, population density increases, lack of activation on streets frontages, loss of
commercial spaces in area, overabundance of multifamily projects in area,
infrastructure capacity concerns and size of proposed building on such a small lot.
Staff has also received 169 letters of support. Support comments include a welcomed
enhancement to the Kierland area, the proposed project will enhance and maintain a
Staff Report: Z-12-21-2
September 30, 2021
Page 16 of 19
high quality of living in the area, the proposed project will bring in a built-in customer
base to existing commercial uses in the Kierland area and Scottsdale Road corridor,
the project will replace an underutilized and outdated “gateway” corner, reduction in
traffic and the project will enhance aesthetics of the corner by providing lush
landscaping and a pedestrian friendly experience.
INTERDEPARTMENTAL COMMENTS
14.
The Street Transportation Department has proposed stipulations requiring that all
streets within and adjacent to the development be constructed with all mandatory
elements, the developer shall also dedicate 70 feet of right-of-way for the south half of
Bell Road and no preliminary approval of plans shall be granted until a Traffic Impact
Study/Statement is reviewed and approved by the City. These are addressed in
Stipulation Nos. 2, 3 and 4.
14.
The City of Scottsdale Aviation Department expressed concern with the location of this
project as it relates to the airports flight paths and the 55 and 60 DNL noise contours of
Scottsdale Airport. The City of Scottsdale comments and proposed stipulations were
provided to the City of Phoenix Aviation Department for review.
16.
The City of Phoenix Aviation Department has noted that the site is within the
Scottsdale Municipal Airport (SDL) traffic pattern airspace, therefore, the developer
shall provide notice to prospective purchasers of the existence and operation
characteristics of the Scottsdale Airport and shall provide documentation that Form
7460-1 from the FAA. The requirements are addressed in Stipulation Nos. 5 and 6.
17.
The Fire Department has noted that they do not anticipate any problems with this case
and that the site and/or buildings shall comply with the Phoenix Fire Code.
18.
The Public Transit Department has proposed stipulations requiring that right-of-way be
dedicated, and a bus stop pad be constructed along Scottsdale Road, that the bus
stop be shaded at 50 percent. Further, all pedestrian paths and drive isles shall be
constructed with decorative pavers, stamped, or colored concrete or other pavement
treatments that contrast with adjacent surfaces and be shaded by 75 percent with
vegetative shade at maturity. These are addressed in the development narrative.
19.
The Water Services Department has noted the property has existing water and sewer
mains that can potentially serve the proposed development. However, there is
potential need to up size existing water and sewer infrastructure mains so that any
remodels or new buildings will be able to meet domestic and fire code requirements.
OTHER
20.
The site has not been identified as being archaeologically sensitive. However, in the
event archaeological materials are encountered during construction, all ground
disturbing activities must cease within 33-feet of the discovery and the City of Phoenix
Staff Report: Z-12-21-2
September 30, 2021
Page 17 of 19
Findings
1.
The proposed development contains enhanced standards that will result is a more
walkable, shaded and pedestrian-friendly environment.
2.
The proposed development will provide additional housing options close to employers
and designated Major Employment Centers that will contribute to a mix of housing
ytypes in in the area and additional housing in the City.
3.
At the staff recommended height, the project is similar in scale and intensity to other
deployments within the Scottsdale Road corridor and larger Kierland area.
Stipulations
1.
An updated Development Narrative for the Scottsdale and Bell 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 September 14, 2021, as modified by the following stipulations:
a.
Front Cover: Remove “HEARING DRAFT” and revise submittal date information
on bottom of the cover page as follows:
1st Submittal: February 19, 2021
2nd Submittal: May 4, 2021
3rd Submittal: August 23, 2021
Hearing Draft: September 14, 2021
City Council adopted: TBD
b.
Update narrative to include a comparative parking standards table to the final
narrative.
c.
Add the following development and design standards to the development
narrative: A minimum of two building entrances, one on Scottsdale Road and one
on Bell Road, that directly connects to the publicly accessible sidewalk adjacent to
the street. All pedestrian entrances shall be defined by pedestrian-oriented scale
and the use of distinctive materials and architectural elements per Section
Archaeology Office must be notified immediately and allowed time to properly assess
the materials. This is addressed in Stipulation No. 7.
21.
Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements. Other formal actions
such as, but not limited to, zoning adjustments and abandonments, may be required.
Staff Report: Z-12-21-2
September 30, 2021
Page 18 of 19
1305.3.a. in the Zoning Ordinance, as approved by the Planning and Development
Department.
e.
Update narrative to reflect a maximum building height of 110 feet, inclusive of non-
dwelling space utilized for resident amenities location on the roof deck.
f.
Update the development narrative to include a General Plan Land Use Map as an
exhibit depicting the existing and proposed designations, siting the companion
GPA case number.
2.
The developer shall dedicate a total of 70-feet of right-of-way for the south half of Bell
Road and construct the roadway, as approved by the Planning and Development
Department.
3.
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.
4.
The developer shall submit a Traffic Impact Study (TIS) to the City for this
development. No preliminary approval of plans shall be granted until the study had
been reviewed and approved by the City. Additional off-site improvements and right-of-
way dedications may be required as identified in the approved traffic study.
Development shall be responsible for the cost associated with these improvements
and dedications.
5.
The property owner shall record documents that disclose the existence, and
operational characteristics of Scottsdale Municipal Airport (SDL) 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.
The developer shall provide documentation to the City of Phoenix prior to final site plan
approval that Form 7460-1 has been filed for the development and that the
development received a “No Hazard Determination” from the FAA. If temporary
equipment used during construction exceeds the height of the permanent structure a
separate Form 7460-1 shall be submitted to the FAA and a “No Hazard Determination”
obtained prior to the construction start date.
7.
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.
Staff Report: Z-12-21-2
September 30, 2021
Page 19 of 19
Writer
David Simmons
September 30, 2021
Team Leader
Samantha Keating
Exhibits
Zoning Sketch Map
Zoning Aerial Map
Community correspondence (201 pages)
Scottsdale & Bell PUD Development Narrative
Z-139-86
Z-60-96
Z-167-87
Z-11-C-75
Z-61-96
Z-82-79
Z-70-97
*
*
*
*
*
*
IND.PK.
R1-14
C-2
C-2
C-2
CP/GCP
PCD
R-3A
Phoenix City Limits
CITY
OF
SCOTTSDALE
SCOTTSDALE RD
BELL RD
71ST ST
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-12-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.56 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
PUD
CONVENTIONAL OPTION
37
233
* UNITS P.R.D. OPTION
44
N/A
John H Berry, The Hampton Group, Inc
DATE:
2/25/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-44
ZONING MAP
M-12
REQUESTED CHANGE:
FROM: C-2 ( 2.56 a.c.)
TO:
PUD ( 2.56 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-12-21.mxd
Z-12-21
0.045
0
0.045
0.0225
Miles
Z-139-86
Z-60-96
Z-167-87
Z-11-C-75
Z-61-96
Z-82-79
Z-70-97
*
*
*
*
*
*
IND.PK.
R1-14
C-2
C-2
C-2
CP/GCP
PCD
R-3A
Phoenix City Limits
CITY
OF
SCOTTSDALE
SCOTTSDALE RD
BELL RD
71ST ST
Maricopa County Assessor's
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-12-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
2.56 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
PUD
CONVENTIONAL OPTION
37
233
* UNITS P.R.D. OPTION
44
N/A
John H Berry, The Hampton Group, Inc
DATE:
2/25/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-44
ZONING MAP
M-12
REQUESTED CHANGE:
FROM: C-2 ( 2.56 a.c.)
TO:
PUD ( 2.56 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-12-21.mxd
Z-12-21
0.045
0
0.045
0.0225
Miles
Page 1 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
In Response to Scottsdale & Bell
Case No. Z-12-21-2
LOCATED AT THE SOUTHWEST CORNER OF
SCOTTSDALE ROAD AND BELL ROAD
Comments and Concerns
Architecture
The architectural vernacular chosen for this project is commendable.
However, we strongly request the following comments, concerns and suggestions be included in your
decision-making regarding the rezoning case for the SWC of Bell Road and Scottsdale Road.
Comments and concerns regarding the proposed rezoning and height requests:
-
Rezoning from the current C-2 zoning to a PUD cannot be considered a minor rezoning. The request to
increase the maximum height from 56’ to 156’ with an increase of dwelling units from 44 to 255 is way
too much for this corner. The mass of the proposed building would not form a gateway but a blockade.
-
The claim that this development could be the gateway to the Kierland area is farfetched since Kierland
is ± 0.93 miles further south.
-
The height and mass of the proposed building will not compliment the 125’ high FLW Spire, but will
compete and dwarf it.
-
Exhibit I is a map of the existing context and also shows future and current under development
projects. None of these projects, either office or residential, are remotely close to the requested height
and number of floors.
Comments and concerns regarding programming:
-
The proposed programming shows no retail or public activity on street level on either Bell Road or
Scottsdale Road. Instead, it will be a screened parking garage over the first two floors. This is highly
undesirable on, what is described by the developer as a “significant intersection”. Unfortunately, this
seems to be the trend. Retail and food establishments will be taken down and will slowly, as
development continues along Scottsdale Road corridor, result in a dead and inactive streetscape.
Page 2 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
Suggestions to consider:
A strict limit on height.
There should be a gradual increase in height along the Scottsdale road corridor, starting at The Courtyard with
3 stories North of the Canal along Bell Road, to the 12 story Optima Kierland Buildings.
The height limit/reduction to 6 floors would bring the following benefits.
-
Less of a barrier/wall and a more friendly gesture while traveling south on Scottsdale Road.
-
Less visible from the neighboring single-family developments to the West.
-
A better integration with its surrounding developments. Exhibit I
-
A better dialog with the FLW Spire across Scottsdale Road.
A change in program
A reduction in height and thus number of dwellings results in a reduction in the need for parking. This opens
up the possibility for retail/restaurants on street level which will enhance the activity and liveliness of this
important and prominent corner and with that can really become a grand introduction/gateway to the
Kierland area.
A section of the new proposed program and number of floors
Level 6:
Residential
Level 5:
Residential
Level 4:
Residential
Level 3:
Residential
Level 2:
Parking
Level 1 (Street):
Retail/Food and Lobby for Residential
Basement 1:
Parking
Basement 2:
Parking
Conclusion:
As the developer mentions in his description “The Kierland area is a highly desirable part of Phoenix due to its
proximity to a number of high-end urban amenities” and “The project provides an opportunity to redevelop a
simple 1-story retail building located at this significant intersection with high quality residential development
that will add an architectural statement on the Phoenix side of Scottsdale Road, with an overall goal of framing
this critical route and enhancing the Kierland area to the south”
Let’s treat this corner the way it deserves.
Page 3 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
Exhibit I
Context Map
Existing, Currently Under Development and Future Projects
Along Scottsdale Road
Page 4 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
1
David O Simmons
From:
Council District 2 PCC
Sent:
Wednesday, May 19, 2021 8:03 AM
To:
David O Simmons
Subject:
FW: emdist2 - Form Submission
Good Morning David,
Please add to the public record.
Thank you,
Christine
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Wednesday, May 19, 2021 at 7:54 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Denise Kamber
SUBJECT : Proposed 14 story building at Scottsdale and Bell Roads
MESSAGE : Good Morning Councilman Waring,
It has come to my attention that there is a proposal to build a fourteen story building at the corner of Scottsdale and Bell
Roads. I live at 64th Street & Bell and am very concerned about this proposal. The intersection of Scottsdale and Bell
Roads is an extremely busy intersection. I will often go out of my way to avoid it. Building a fourteen story building will
only add to this congestion.
There are currently two five story apartment buildings going up just west of Scottsdale Road, north of Kierland. There is
also a large development going in at Tatum and Bell. This area has already become overly congested in the 11 years I
have lived here. I do not want to see my neighborhood become even more congested. The traffic congestion and
accidents along Bell Road are an issue and building another high rise will just contribute to this issue.
As a result, I respectfully request that you please reject this proposal for the good of our beautiful city. Thank you for
taking the time to address my concerns.
Sincerely,
Denise Kamber
Email : denisekamber@yahoo.com
AREA : 480
PHONE : 4335527
ADDRESS : 6501 E Kelton LN
2
CITY : Scottsdale
STATE : AZ
ZIP : 85254
Submission ID: b38b9d6c4bd54713bbb8076752364322
Form Submission On : 5/19/2021 7:54:18 AM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
1
David O Simmons
From:
Elaine Faraci <elainecf4@yahoo.com>
Sent:
Tuesday, April 13, 2021 11:58 AM
To:
David O Simmons
Subject:
Bell & Scottsdale
As a resident of Greenbriar East, I am writing to express my deep concern for this building. It is WAY oversize, taller than
all the buildings in the area and will bring too much traffic to an already crowded intersection. Please consider the size
and scope of problems this building will have on our community, I also do not understand how a building so tall can be
erected so near the airport. Please do not let this EYESORE be built. In comparison to the Kierland complex several
blocks away it is awful looking. Thank you for your consideration in tis matter.
Elaine Faraci, 6909 East Kings Ave., Scottsdale, AZ 85254 (480 348 2599) elainecf4@yahoo.com
1
David O Simmons
From:
PDD Zoning
Sent:
Monday, April 19, 2021 8:35 AM
To:
David O Simmons
Subject:
FW: cuZoning - Form Submission
Hi David, Please see email below.
JULIE GARCIA
Board of Adjustment Secretary III – Council Reporter
Phoenix Planning & Development Department
200 West Washington Street
Phoenix, Arizona 85003-1611
602.495.7029
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Sunday, April 18, 2021 12:15 PM
To: PDD Zoning <zoning@phoenix.gov>
Subject: cuZoning - Form Submission
First and Last Name : Elaine Faraci
Email : elainecf4@yahoo.com
Comments : As a resident of Greenbriar East, I m writing to beg you, the city of Phoenix and all involved to reconsider
the approval of the monstrous apartment under consideration at the Scottsdale and Bell Roads intersection. It is way,
way oversized for the corner, larger than any other building in the area and will have a detrimental affect on an already
over burdened intersection. Aside from being oversized it is not at all attractive and belongs in the heart of a city and
not in our residential area. There are thousands of apartments being built in our area that conform in size and elevation
to the surrounding buildings. Why allow this ugly oversized building to be built. Please, please reconsider approval of
this building. Thank you, Elaine Faraci, 6909 E. Kings Ave, 85254
Submission ID: f475652959c44870807362eb7061e00e
Form Submission On : 4/18/2021 12:15:18 PM
Referer: https://phoenix.gov/pdd
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:08 PM
To:
David O Simmons
Subject:
New construction & rezoning.
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Sunday, April 25, 2021 at 8:49 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : David Frei
SUBJECT : New construction & rezoning.
MESSAGE : I am opposed to the Cities of Phoenix & Scottsdale allowing the new construction of apartment buildings &
14 story high rise multi family use buildings.
There is a severe water shortage in our area & some are already talking about possible water shortages and water
restrictions for the area.
Why punish the people who have lived here for years by allowing all of this new construction?
This is NOT progress, this is self destruction by large corporations that due not even shop, live or pay taxes in the areas
they are developed.
Email : scdlfreis@gmail.com
AREA : 480
PHONE : 3615939
ADDRESS : 6741 E Aire Libre Ln
CITY : Scottsdale
STATE : AZ
ZIP : 85254
Submission ID: b50a175fd5a84f369d9f56c60d587623
Form Submission On : 4/25/2021 8:49:02 AM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
1
David O Simmons
From:
Gary Coleshill <garyc@eliteprospeakers.com>
Sent:
Wednesday, June 16, 2021 9:39 AM
To:
David O Simmons
Subject:
Fwd: Scottsdale & Bell Case No. Z-12-21-2 LOCATED AT THE SOUTHWEST CORNER OF
SCOTTSDALE ROAD AND BELL ROAD
Regards
Gary Coleshill
President
Coleshill & Associates & Elite Pro Speakers
1-888-894-2929
[eliteprospeakers.com]www.eliteprospeakers.com [eliteprospeakers.com]
To help
protect your
privacy,
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---------- Forwarded message ---------
From: Gary Coleshill <garyc@eliteprospeakers.com>
Date: Sat, Jun 12, 2021 at 2:22 PM
Subject: Scottsdale & Bell Case No. Z-12-21-2 LOCATED AT THE SOUTHWEST CORNER OF SCOTTSDALE ROAD AND BELL
ROAD
To: <david.simmons@phoenix.gov>
Hi David,
I just saw plans for the above development and frankly I`m shocked.
That development is way too big to be crammed into that area.
That corner is already a traffic nightmare, and will be made much much worse with this monstrosity adding 500 cars plus
per day to the traffic.
This building is too big, and too ugly for the area.
What is the proper procedure to oppose this project, or is it too late?
Regards
Gary Coleshill
480 607 0294
1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:09 PM
To:
David O Simmons
Subject:
FW: Building on the SW corner of Scottsdale & Bell Rds
From: Diane Griffith <diane.griffith@farmersinsurance.com>
Date: Wednesday, April 28, 2021 at 1:32 PM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: Building on the SW corner of Scottsdale & Bell Rds
Hi, Councilman Waring. I am a resident in the neighborhood adjacent to where this proposed monstrosity will
be going. I have lived in this neighborhood for 20 years. While I understand that building is inevitable, I have
huge concerns regarding not only the effect on traffic on Bell Rd, but also the overall height. Prior to
purchasing our current home, I did research into the zoning, and am aware that the location is zoned to allow
a maximum of 4 stories. This proposed building is seeking to build 14 stories. Again while I am open to
building, I would ask for your consideration into the proposed height of the building and ask that you move
toward not allowing this height of a structure in our neighborhood. Thank you -
Diane Griffith, FCLS, CIFI, MBA
Senior Special Investigator
Special Investigations Unit
Farmers Insurance Exchange
24000 N Farmers Way
Phoenix, AZ 85085
480) 406-1463 cell
855) 856-2294 fax
COVID-19 Notice – In light of the national health emergency, I am currently working from home. I can be reached by
telephone and e-mail; my phone number and email address have not changed. Email communications are preferred to
avoid any potential delays caused by mailing. If you are unable to use email and hard copies of communications are
required, they may be sent to our National Document Center at P.O. Box 268994, Oklahoma City, OK 73126-8994. We
are unable to receive deliveries at any location from FedEx, UPS or any other courier at this time, as our Claims office
locations have been temporarily closed.
2
***** PLEASE NOTE ***** This E-Mail/telefax message and any documents accompanying this transmission may
contain privileged and/or confidential information and is intended solely for the addressee(s) named above. If you are
not the intended addressee/recipient, you are hereby notified that any use of, disclosure, copying, distribution, or
reliance on the contents of this E-Mail/telefax information is strictly prohibited and may result in legal action against
you. Please reply to the sender advising of the error in transmission and immediately delete/destroy the message and
any accompanying documents. Thank you.*****
*******
1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:09 PM
To:
David O Simmons
Subject:
FW: Scottsdale and Bell HIGH-RISE
From: joan kiser <JOANKISER@hotmail.com>
Date: Sunday, April 25, 2021 at 1:06 PM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: Scottsdale and Bell HIGH-RISE
I don't know what you people are thinking but this is the LAST thing that we need in our neighborhood. Traffic
is already a nightmare in that area and the airport is so close!
it's already too congested and too dense. It's just an ill-conceived idea that will destroy our neighborhood.
I beg of you to re-consider this.
Joan Kiser
*******
1
David O Simmons
From:
PDD Zoning
Sent:
Monday, March 8, 2021 8:45 AM
To:
David O Simmons
Subject:
FW: zoning PUD
David Please respond to customer. Thanks Vikki Zoning
From: PDD Development Services <pdd@phoenix.gov>
Sent: Thursday, March 4, 2021 2:38 PM
To: PDD Zoning <zoning@phoenix.gov>
Subject: zoning PUD
Good afternoon,
Please see email below from customer.
Thank you
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Thursday, March 4, 2021 2:00 PM
To: PDD Development Services <pdd@phoenix.gov>
Subject: emplandsd - Form Submission
FROM : James mailloux
SUBJECT : Hampton Group application for SW corner of Bell & Scottsdale road
MESSAGE : I understand a zoning PUD proposal has been submitted for this site. I would like to know how to access this
application and what will be the schedule for the opportunity for public comment? What I read bout this projects leads
me to have some initial concerns.
Wayne Mailloux
President, Kierland Community Alliance
Email : lonewaynger@me.com
AREA : 203
PHONE : 2474199
ADDRESS : 7120 E Kierland Blvd. unit 1207
CITY : Scottsdale
STATE : AZ
ZIP : 85254
1
David O Simmons
From:
Alan Stephenson
Sent:
Tuesday, May 11, 2021 1:12 PM
To:
Council District 2 PCC; Christine M Pedersen; David O Simmons
Subject:
RE: emdist2 - Form Submission
David,
Please see below and respond to the resident and copy Christine and myself.
Thanks,
Alan
Alan Stephenson
Planning and Development Director
alan.stephenson@phoenix.gov
(602) 262-6656
FOR DIRECT CONTACT INFORMATION FOR PDD SECTIONS AND STAFF:
https://www.phoenix.gov/pdd/contact-us
FOR EPR TIPS AND STEP BY STEP PROCEDURES: https://www.phoenix.gov/pdd/onlineservices/electronic-
plan-review
FOR OTHER DEPARTMENT INFORMATION
www.phoenix.gov/pdd
From: Council District 2 PCC <council.district.2@phoenix.gov>
Sent: Tuesday, May 11, 2021 8:24 AM
To: Alan Stephenson <alan.stephenson@phoenix.gov>; Christine M Pedersen <christine.pedersen@phoenix.gov>
Subject: Fwd: emdist2 - Form Submission
Alan is this something you can provide?
Get Outlook for iOS
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Tuesday, May 11, 2021 8:07:40 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Sean McCooy
SUBJECT : Requesting assistance in getting information on a proposed rezone and redevelopment
2
MESSAGE : Hello, Jim -
As you know, there is a substantial residential building proposal on the table for the Southwest corner of Scottsdale and
Bell / Frank Lloyd Wright Blvd. I watched the developer's presentation a few weeks ago and am wondering how I can
either get copies of, or review, the physical specifics of the development. This would include things like physical
dimensions, capacity, percentage of lot under roof, auto/traffic/parking projections, water source and usage projections,
sewage treatment location and flow projections as well as the revisions needed to the Comp Plan to facilitate this
development.
Your assistance or direction as to where I could get this information would be greatly appreciated.
Thanks very much,
Sean McCoy
Email : sean@smccoytax.com
AREA : 602
PHONE : 954-9683
ADDRESS : p o box 12757
CITY : Scottadale
STATE : az
ZIP : 85267
Submission ID: e59d94b240b94b8da8db5557d7304f10
Form Submission On : 5/11/2021 8:07:40 AM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
1
David O Simmons
From:
Marty Mogalian <marty.mogalian@bhhsaz.com>
Sent:
Thursday, May 13, 2021 4:15 PM
To:
David O Simmons
Subject:
updates re Kierland area
Hi David,
My wife and I attended the online public meeting that was scheduled 04/05/21 at 6 p.m. regarding GPA-PV-1-21-2
(there was also a reference to a companion case # Z-12-21-2). This pertained to the southwest corner of Scottsdale RD
and Bell RD. That same evening there was a discussion regarding case # Z-63-20-2 & GPA-PV-1-20-2. This pertained to
the 7.14 acres at Greenway PKWY and Kierland BLVD.
My understanding per the PV Village Planning Committee members that evening suggested a decision by the committee
would be determined within 2 - 3 months which puts it at June or July regarding the Scottsdale and Bell RD request from
C-2 to PUD. Is that correct?
With regards to Greenway PKWY and Kierland BLVD, I could not tell if on the evening of 04/05/21 if the committee
formally approved that request or if that is still yet to be determined?
Any response is greatly appreciated. I first called and left you a voice message from my cell phone which is 602-448-
9234. You can certainly ignore that if you see this first. Thank you.
Marty Mogalian
6703 E Beverly LN
Scottsdale AZ 85254
--
To help protect your priv acy, Microsoft Office prevented automatic download of this picture from the Internet.
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1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:08 PM
To:
David O Simmons
Subject:
14 Story Building, Scottsdale and Bell.
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Saturday, April 24, 2021 at 5:12 PM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Natasha Noorda
SUBJECT : 14 Story Building, Scottsdale and Bell.
MESSAGE : Dear Mr. Waring,
I felt sick inside when I learned of the intention to build a 14 story building on the corner of Bell and Scottsdale Road. A
building of that magnitude would be a nightmare for traffic at an already busy intersection. Why would anyone allow a
neighborhood to be so destroyed by creating such an eyesore on that corner? It would look really ugly and reduce the
quality of life for this neighborhood, both visually and functionally. This should never be allowed.
Very truly,
Natasha Noorda
Email : Natashapn@cox.net
AREA : 85254
PHONE : 9287135017
ADDRESS : 6856 E. Sandra Terrace
CITY : Scottsdale
STATE : Arizona
ZIP : 85254
Submission ID: 6f39144cdad14daa8cea11de91e1bb0b
Form Submission On : 4/24/2021 5:12:02 PM
Referer: https://phoenix.gov/district2/contact-district-2
1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:09 PM
To:
David O Simmons
Subject:
FW: Proposed Development at Scottsdale and Bell Rd
From: Reece, Keith <Keith.Reece@avnet.com>
Date: Monday, April 26, 2021 at 9:20 PM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: Proposed Development at Scottsdale and Bell Rd
To Jim Waring:
I am a resident in the 85254 district and there is a proposed development on the SW corner of Bell Rd and Scottsdale
that is a proposed 14 story high rise. This is a terrible idea for the following reasons:
o Traffic Congestion – this intersection is already over crowded with the multi-use developments in the Kierland
area it is a nightmare to go through this area between 6-8 AM and 3-6 PM
o Detrimental to our environment – this high density project is bad for our local environment with the additional
traffic comes the increase in cars and pollution.
o Aesthetically Wrong – this will be the largest high rise in the neighborhood and Scottsdale should not be turned
into a corridor for high rises and increased crime.
Please fight against this proposal. I have lived in this area for over 25 years, when Kierland weas a farm field and
Greenway was a dead end at 64th St. All of the development that has occurred in the area has only increased traffic and
crimes and someone has to take a stand and say “enough is enough” I appreciate your understanding in this matter.
Best Regards,
Keith Reece
*******
1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:10 PM
To:
David O Simmons
Subject:
Zoning for FLW and Scottsdale rd apartment bldg
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Friday, April 30, 2021 at 8:09 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Judy Reid
SUBJECT : Zoning for FLW and Scottsdale rd apartment bldg
MESSAGE : Dear Mr. Waring,
I am writing to share that I and many of my neighbors are against the height and density of the apartment bldg being
planned for the area. I heard there was a little publicized zoning hearing recently. It is far too tall and too many units to
allow for adequate traffic flow , not to mention the eye sore of the height of the bldg. This is not downtown Phoenix.
I know you have been very responsive in the past to the needs of the neighbors. Please let us know what we can do to
modify this catastrophe. Thank you.
Sincerely,
Judy Reid
Email : jreid7@cox.net
AREA : 602
PHONE : 6772879
ADDRESS : 5805 E. Grandview R.
CITY : Scottsdale
STATE : AZ
ZIP : 85254
Submission ID: bf45d7bc357043eab07055181049568c
Form Submission On : 4/30/2021 8:08:27 AM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
Page 1 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
In Response to Scottsdale & Bell
Case No. Z-12-21-2
LOCATED AT THE SOUTHWEST CORNER OF
SCOTTSDALE ROAD AND BELL ROAD
Comments and Concerns
Architecture
The architectural vernacular chosen for this project is commendable.
However, we strongly request the following comments, concerns and suggestions be included in your
decision-making regarding the rezoning case for the SWC of Bell Road and Scottsdale Road.
Comments and concerns regarding the proposed rezoning and height requests:
-
Rezoning from the current C-2 zoning to a PUD cannot be considered a minor rezoning. The request to
increase the maximum height from 56’ to 156’ with an increase of dwelling units from 44 to 255 is way
too much for this corner. The mass of the proposed building would not form a gateway but a blockade.
-
The claim that this development could be the gateway to the Kierland area is farfetched since Kierland
is ± 0.93 miles further south.
-
The height and mass of the proposed building will not compliment the 125’ high FLW Spire, but will
compete and dwarf it.
-
Exhibit I is a map of the existing context and also shows future and current under development
projects. None of these projects, either office or residential, are remotely close to the requested height
and number of floors.
Comments and concerns regarding programming:
-
The proposed programming shows no retail or public activity on street level on either Bell Road or
Scottsdale Road. Instead, it will be a screened parking garage over the first two floors. This is highly
undesirable on, what is described by the developer as a “significant intersection”. Unfortunately, this
seems to be the trend. Retail and food establishments will be taken down and will slowly, as
development continues along Scottsdale Road corridor, result in a dead and inactive streetscape.
Page 2 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
Suggestions to consider:
A strict limit on height.
There should be a gradual increase in height along the Scottsdale road corridor, starting at The Courtyard with
3 stories North of the Canal along Bell Road, to the 12 story Optima Kierland Buildings.
The height limit/reduction to 6 floors would bring the following benefits.
-
Less of a barrier/wall and a more friendly gesture while traveling south on Scottsdale Road.
-
Less visible from the neighboring single-family developments to the West.
-
A better integration with its surrounding developments. Exhibit I
-
A better dialog with the FLW Spire across Scottsdale Road.
A change in program
A reduction in height and thus number of dwellings results in a reduction in the need for parking. This opens
up the possibility for retail/restaurants on street level which will enhance the activity and liveliness of this
important and prominent corner and with that can really become a grand introduction/gateway to the
Kierland area.
A section of the new proposed program and number of floors
Level 6:
Residential
Level 5:
Residential
Level 4:
Residential
Level 3:
Residential
Level 2:
Parking
Level 1 (Street):
Retail/Food and Lobby for Residential
Basement 1:
Parking
Basement 2:
Parking
Conclusion:
As the developer mentions in his description “The Kierland area is a highly desirable part of Phoenix due to its
proximity to a number of high-end urban amenities” and “The project provides an opportunity to redevelop a
simple 1-story retail building located at this significant intersection with high quality residential development
that will add an architectural statement on the Phoenix side of Scottsdale Road, with an overall goal of framing
this critical route and enhancing the Kierland area to the south”
Let’s treat this corner the way it deserves.
Page 3 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
Exhibit I
Context Map
Existing, Currently Under Development and Future Projects
Along Scottsdale Road
Page 4 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
1
David O Simmons
From:
ronald@suite6.net
Sent:
Monday, May 3, 2021 2:53 PM
To:
David O Simmons; PDD Paradise Valley VPC
Subject:
Comments Concerns Rezoning Case Z-12-21-2
Attachments:
Comments and Concerns Rezoning Case Z-12-21-2.pdf
Dear David and Planning Commission,
Please find attached a document that outline our concerns and suggestions for the development proposed on the SWC
Bell Road and Scottsdale. Also included a context map of the surrounding buildings and future developments.
I have send this document to David before. But since this is an important issue allow me to send it again.
In addition to the comments made in the attached, I would like to emphasize that by allowing a building of this height
would set a dangerous president for the rest of the Scottdale Road corridor. I am not opposed to development but it has
to be in proportion to the location and context.
In the hope you make a well-educated recommendation/decision,
Kind Regards,
Ronald de Bont – Senior Designer
suite 6 architecture + planning
6111 north cattletrack road
scottsdale, az 85250
480 348 7800
1
David O Simmons
From:
Council District 2 PCC
Sent:
Tuesday, May 11, 2021 4:10 PM
To:
David O Simmons
Subject:
Zoning @ Bell Rd. & FLW, Southwest corner
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Date: Friday, April 30, 2021 at 8:23 AM
To: Council District 2 PCC <council.district.2@phoenix.gov>
Subject: emdist2 - Form Submission
FROM : Marilyn S Slaven
SUBJECT : Zoning @ Bell Rd. & FLW, Southwest corner
MESSAGE : I am concerned about a high-rise structure being built on this corner. The traffic problem alone should
preclude this plan. I am not opposed to growth or an increased population, but I believe it can be done thoughtfully,
with an eye to the future. One other item: I don't think this change of zoning was publicized enough to achieve a fair
amount of public opinion. Thank you for listening. A 35 year resident
Email : marilynslaven7@gmail.com
AREA : 602
PHONE : 4189177
ADDRESS : 5201 E. Blanche Dr.
CITY : SCOTTSDALE
STATE : AZ
ZIP : 85254
Submission ID: e57b72eee9f14120b65e96a6d9bb1db8
Form Submission On : 4/30/2021 8:23:34 AM
Referer: https://phoenix.gov/district2/contact-district-2
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
1
David O Simmons
From:
Candice Steel <candicesteel28@gmail.com>
Sent:
Saturday, April 3, 2021 3:25 PM
To:
David O Simmons
Subject:
GPA-PV-1-21-2 (Companion Case Z-12-21-2):
Please do not rezone this property into multi-family units. This local community is already being engulfed by multi-family
properties and the intersection is heavily congested.
Rather than congest our streets, invest in the small businesses that are integral to our economy and what makes this
area so special. Who in the community will really benefit from this besides the developers and the city council
members? People live in this area because it is not a metropolis. Let’s keep it that way!
Page 1 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
In Response to Scottsdale & Bell
Case No. Z-12-21-2
LOCATED AT THE SOUTHWEST CORNER OF
SCOTTSDALE ROAD AND BELL ROAD
Comments and Concerns
Architecture
The architectural vernacular chosen for this project is commendable.
However, we strongly request the following comments, concerns and suggestions be included in your
decision-making regarding the rezoning case for the SWC of Bell Road and Scottsdale Road.
Comments and concerns regarding the proposed rezoning and height requests:
-
Rezoning from the current C-2 zoning to a PUD cannot be considered a minor rezoning. The request to
increase the maximum height from 56’ to 156’ with an increase of dwelling units from 44 to 255 is way
too much for this corner. The mass of the proposed building would not form a gateway but a blockade.
-
The claim that this development could be the gateway to the Kierland area is farfetched since Kierland
is ± 0.93 miles further south.
-
The height and mass of the proposed building will not compliment the 125’ high FLW Spire, but will
compete and dwarf it.
-
Exhibit I is a map of the existing context and also shows future and current under development
projects. None of these projects, either office or residential, are remotely close to the requested height
and number of floors.
Comments and concerns regarding programming:
-
The proposed programming shows no retail or public activity on street level on either Bell Road or
Scottsdale Road. Instead, it will be a screened parking garage over the first two floors. This is highly
undesirable on, what is described by the developer as a “significant intersection”. Unfortunately, this
seems to be the trend. Retail and food establishments will be taken down and will slowly, as
development continues along Scottsdale Road corridor, result in a dead and inactive streetscape.
Page 2 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
Suggestions to consider:
A strict limit on height.
There should be a gradual increase in height along the Scottsdale road corridor, starting at The Courtyard with
3 stories North of the Canal along Bell Road, to the 10 story Optima Kierland Buildings.
The height limit/reduction to 6 floors would bring the following benefits.
-
Less of a barrier/wall and a more friendly gesture while traveling south on Scottsdale Road.
-
Less visible from the neighboring single-family developments to the West.
-
A better integration with its surrounding developments. Exhibit I
-
A better dialog with the FLW Spire across Scottsdale Road.
A change in program
A reduction in height and thus number of dwellings results in a reduction in the need for parking. This opens
up the possibility for retail/restaurants on street level which will enhance the activity and liveliness of this
important and prominent corner and with that can really become a grand introduction/gateway to the
Kierland area.
A section of the new proposed program and number of floors
Level 6:
Residential
Level 5:
Residential
Level 4:
Residential
Level 3:
Residential
Level 2:
Parking
Level 1 (Street):
Retail/Food and Lobby for Residential
Basement 1:
Parking
Basement 2:
Parking
Conclusion:
As the developer mentions in his description “The Kierland area is a highly desirable part of Phoenix due to its
proximity to a number of high-end urban amenities” and “The project provides an opportunity to redevelop a
simple 1-story retail building located at this significant intersection with high quality residential development
that will add an architectural statement on the Phoenix side of Scottsdale Road, with an overall goal of framing
this critical route and enhancing the Kierland area to the south”
Let’s treat this corner the way it deserves.
Page 3 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
Exhibit I
Context Map
Existing, Currently Under Development and Future Projects
Along Scottsdale Road
Page 4 of 4
R. & M. Vanderhulst, East Sandra Terrace, Scottsdale 85254
1
David O Simmons
From:
wayne mailloux <lonewaynger@me.com>
Sent:
Tuesday, March 9, 2021 5:21 PM
To:
David O Simmons
Subject:
Re: Rezoning Case No. Z-12-21-2, Scottsdale & Bell PUD
Many thanks for forwarding this David.
Wayne
On Mar 8, 2021, at 11:07 AM, David O Simmons <david.simmons@phoenix.gov> wrote:
Mr. Mailloux,
An application has been submitted for the southwest corner of Scottsdale Rd and Bell/Frank Lloyd
Wright. You can review the applicants first review narrative
here: https://www.phoenix.gov/pdd/planning-zoning/pzservices/pud-cases
Please let me know I you have any questions or concerns. Take care and talk soon.
Respectfully,
David Simmons, MA
Planner II* Village Planner
200 West Washington Street
3rd Floor
Phoenix, AZ 85003
602-262-4072
david.simmons@phoenix.gov
<image001.png><image002.png>
From: PDD Zoning <zoning@phoenix.gov>
Sent: Monday, March 8, 2021 8:45 AM
To: David O Simmons <david.simmons@phoenix.gov>
Subject: FW: zoning PUD
David Please respond to customer. Thanks Vikki Zoning
From: PDD Development Services <pdd@phoenix.gov>
Sent: Thursday, March 4, 2021 2:38 PM
To: PDD Zoning <zoning@phoenix.gov>
Subject: zoning PUD
Good afternoon,
Please see email below from customer.
Thank you
2
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Thursday, March 4, 2021 2:00 PM
To: PDD Development Services <pdd@phoenix.gov>
Subject: emplandsd - Form Submission
FROM : James mailloux
SUBJECT : Hampton Group application for SW corner of Bell & Scottsdale road
MESSAGE : I understand a zoning PUD proposal has been submitted for this site. I would like to know how to access
this application and what will be the schedule for the opportunity for public comment? What I read bout this projects
leads me to have some initial concerns.
Wayne Mailloux
President, Kierland Community Alliance
Email : lonewaynger@me.com
AREA : 203
PHONE : 2474199
ADDRESS : 7120 E Kierland Blvd. unit 1207
CITY : Scottsdale
STATE : AZ
ZIP : 85254
Submission ID: 09867d55e3c94b7db1f6a5baf31d276f
Form Submission On : 3/4/2021 1:59:39 PM
Referer: https://phoenix.gov/pdd
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.