Attachment B - Staff Report - Z-4-23-2.pdf

Staff Report Z-4-23-2 
Mayo Clinic PUD 
July 24, 2023 
Desert View Village Planning 
Committee Meeting Date: 
August 1, 2023 
Planning Commission Hearing Date: 
September 7, 2023 
Request From: 
R1-18 (Approved CP/BP PCD) (Single-
Family Residence District) (Approved 
Commerce Park District, Business Park 
Option, Planned Community District) (76.76 
acres) 
Request To: 
PUD (Planned Unit Development) (76.76 
acres) 
Proposal: 
PUD to allow commercial / commerce-
business park uses 
Location: 
Approximately 530 feet south of the 
southwest corner of 64th Street and Mayo 
Boulevard 
Owner: 
Mayo Clinic Arizona 
Applicant/Representative: 
Nick Wood, Snell & Wilmer, LLP 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Mixed-Use (Commercial / Commerce/ 
Business Park) 
Street Map Classification 
64th Street 
Arterial 
0-foot west half street
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND 
USE PRINCIPLE: Encourage development of taller and large buildings in Areas of 
Change away from single-family and low-rise, multifamily housing. 
The PUD will be located away from single-family and low-rise multifamily housing. The 
existing vacant land to the east and the Reach 11 Park to the south serve as large 
buffers between the site and existing single-family subdivisions.  
ATTACHMENT B

Staff Report: Z-4-23-2 
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General Plan Conformity 
CONNECT PEOPLE AND PLACES CORE VALUE; CANAILS AND TRAILS; DESIGN 
PRINCIPLE: Plan, design and develop pedestrian linkages between parks, open 
spaces, village cores, neighborhood shopping centers, neighborhood schools, and 
neighboring municipalities.  
 
As stipulated, and as provided in the PUD Street Standards, the proposal will construct 
pedestrian connections to the multi-use trail on the Reach 11 property, south of the site, 
in addition to the shared-use path along the east side of the property to connect to the 
overall Mayo Clinic development and to adjacent developments.  
 
STRENGTHEN OUR LOCAL ECONOMY; JOB CREATION (EMPLOYERS); LAND 
USE PRINCIPLE: Support General Plan Land Use Map and zoning changes that will 
facilitate the location of employment generating uses in each of the designated 
employment centers. 
 
The PUD will permit land uses that will facilitate the location of employment generating 
uses located within a major employment center within the Mayo Clinic campus. 
 
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. 
 
As stipulated, and as provided in the PUD Street Standards, the proposal integrates trees 
and shade in the design, including enhanced landscaping around the perimeter of the 
site, shaded detached sidewalks, and shaded pedestrian walkways. 
 
 
Applicable Plans, Overlays, and Initiatives 
Monarch Butterfly Pledge – See Background Item No. 10. 
Phoenix Climate Action Plan – See Background Item No. 11. 
Tree and Shade Master Plan – See Background Item No. 12. 
Complete Streets Guiding Principles – See Background Item No. 13. 
Comprehensive Bicycle Master Plan – See Background Item No. 14. 
Zero Waste PHX – See Background Item No. 15. 
Transportation Electrification Action Plan – See Background Item No. 16.

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Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
R1-18 (Approved CP/BP PCD)  
North 
ASU Health Futures Center 
and vacant land 
CP/BP DRSP 
South 
Reach 11 recreation area 
R1-18 
East (across 64th 
Street) 
Vacant, utility facility 
R1-18 (Approved R1-8 PCD) 
West  
Mayo Clinic campus 
CP/BP DRSP 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
 1. 
This request is to rezone a 76.76-acre site located approximately 530 feet south of 
the southwest corner of 64th Street and Mayo Boulevard. The request is to rezone 
from R1-18 (Approved CP/BP PCD) (Single-Family Residence District, Approved 
Commerce Park District, Business Park Option, Planned Community District) to 
PUD (Planned Unit Development) to allow commercial / commerce – business 
park and residential uses. 
 
The subject site is within the larger 2,167-acre Paradise Ridge Planned 
Community District (PCD). The Paradise Ridge PCD was originally rezoned in 
1994 (Z-75-94-2) for the Arizona State Land Department to allow a variety of 
residential, commercial and office along with a resort and golf course. 
 
At the time the Paradise Ridge PCD was established, the subject property was 
given the CP/BP (Commerce Park District, Business Park Option) zoning district. 
Through this process of removing the PCD designation, the applicant has chosen 
to use the PUD zoning district for the subject property instead in order to facilitate 
a cohesive development for the Mayo Clinic campus. The subject property is along 
the west edge of the Paradise Ridge PCD and is separated from the built-out 
portion of the PCD to the east by vacant land which could serve as a buffer 
between the subject property and the PCD. 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan Land Use Map designation for the subject site is Mixed Use 
(Commercial / Commerce/Business Park). The PUD proposal is consistent with the 
General Plan Land Use Map designation as it would allow a mix of commercial, 
commerce park and multifamily residential uses.

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The General Plan Land Use Map designations to the north and west of the site are 
also Mixed Use (Commercial / Commerce/Business Park). The General Plan Land 
Use Map designation to the east of the site (across 64th Street) is designated as 
Residential 5 to 10 dwelling units per acre. The General Plan Land Use Map 
designation to the south is Parks / Open Space – Publicly Owned.  
 
 
General Plan Land Use Map 
Source: Planning and Development Department 
 
SURROUNDING ZONING AND LAND USES 
 3. 
The subject site is vacant land zoned R1-18 (Approved CP/BP PCD) (Single-
Family Residence District, Approved Commerce Park District, Business Park 
Option, Planned Community District) and is primarily surrounded by vacant land, 
except for the ASU Health Futures Center to the north and the Mayo Clinic 
Hospital to the west.   
 
North of the site is the ASU Health Futures Center and vacant land, zoned CP/BP 
DRSP (Commerce Park District, Business Park Option, Desert Ridge Specific 
Plan).  
 
East of the site is vacant land and a City lift station zoned R1-18 (Approved R1-8 
PCD) (Single-Family Residence District, Approved Single-Family Residence 
District, Planned Community District). Further to the east (approximately 460 feet 
at its closest point) is a single-family residential subdivision zoned R1-18 
(Approved R1-6 PCD and R1-8 PCD).

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South of the site is the Reach 11 recreation area, zoned R1-18 (Single-Family 
Residence District). 
 
West of the site is the Mayo Clinic Hospital, zoned CP/BP DRSP (Commerce Park 
District, Business Park Option, Desert Ridge Specific Plan).   
 
 
Zoning Aerial Map 
Source: Planning and Development Department 
 
 
PROPOSAL 
 4. 
The proposal was developed utilizing the PUD zoning district. The Planned Unit  
Development (PUD) is intended to create a built environment that is superior to 
that produced by conventional zoning districts and design guidelines. Using a  
collaborative and comprehensive approach, an applicant authors and proposes 
standards and guidelines that are tailored to the context of a site on a case-by-
case basis. Where the PUD Development Narrative is silent on a requirement, the 
applicable Zoning Ordinance provisions will be applied.  
 
 
5. 
The PUD proposes standards that support the vision of a built environment that is 
superior to that produced by conventional zoning districts and design guidelines,

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including enhanced landscaping and shading. The purpose of this PUD is to be a 
tool that would allow the incorporation of this parcel, which is located outside of the 
Desert Ridge Specific Plan, to be tied into the overall Mayo Clinic campus. This 
PUD case is running concurrently with a text amendment to the Desert Ridge 
Specific Plan for Superblock 3 (GPA-DSTV-1-23-2), which encompasses the Mayo 
Clinic campus, to establish the same type of zoning entitlements across the overall 
campus. Permitted uses, development standards and design guidelines are 
intended to be the same across the campus in order to facilitate a cohesive 
development. The plan for the campus is conceptual and the end users, the 
overall site layout, and the building elevations are unknown at this time. The 
applicant provided a land use plan and “Illustrative Images”, or images of existing 
buildings throughout the Valley used as an inspiration for the desired architecture 
of this campus. These are both attached as exhibits.  
 
 
The PUD proposes a regulatory framework to promote investment surrounding the 
existing Mayo Clinic Hospital, which is split into two sections to accommodate the 
long-term growth of the campus – base permitted uses and development 
standards, which includes the uses and standards already allowed with the 
existing zoning entitlements of Development Parcel 3.CP/BP.1 of the Desert Ridge 
Specific Plan, and enhanced permitted uses and development standards, which 
includes more intense zoning entitlements that can only be used upon complying 
with certain conditions. The enhanced permitted uses and development standards 
can only be used if the following conditions are met, which are identified in Section 
D5 of the PUD:  
1. Submittal and approval of a conceptual master development parcel site 
plan for the overall Mayo Clinic campus with individual development unit 
boundaries, floor area ratio calculations for each individual development 
unit and the entire Mayo Clinic campus, proposed building heights, 
proposed dwelling units, and land uses for each development unit. 
2. Submittal and approval of conceptual master plans for the entire area with 
regional roadway infrastructure improvements assigned to each 
development unit. 
3. Submittal and approval of a Traffic Impact Study (TIS) prior to any 
preliminary site plan approvals for the entire area. 
4. Execution of conceptual master plans and a development agreement with 
details of funding obligations for regional infrastructure improvements. 
 
The General Plan designates a Shared-Use Path (SUP) along the east side of the 
site, along the west side of 64th Street. The developer will be required to dedicate 
a Shared-Use Path Easement (SUPE) along the east side of the site and construct 
a SUP within the SUPE. This is addressed in Stipulation No. 2. 
 
Staff recommends constructing a 10-foot-wide multi-use trail (MUT) within a 10-
foot-wide multi-use trail easement (MUTE) adjacent to the western edge of the

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PUD site to provide connectivity to the Reach 11 trails to the south. This is 
addressed in Stipulation No. 3. 
Master Plans will be required to be submitted as part of the overall Mayo Clinic 
campus. Staff recommends the master plans include the complete build-out of  
detached sidewalks, landscape within landscape strips, buffered bike lanes, 
shared-use paths along 56th Street, Mayo Boulevard and 64th Street, bicycle 
repair stations, and a Pedestrian and Bicycle Circulation Plan that includes internal 
pedestrian and bicyclist circulation on site. This is addressed in Stipulation No. 4. 
 
6. 
Land Use 
The PUD proposes a mixed-use development to include a range of Commerce 
Park/Business Park, commercial, medical, multifamily residential and single-family 
residential uses. The proposed uses are the same as the proposed permitted uses 
in the Specific Plan Amendment to the Desert Ridge Specific Plan for Superblock 
3, Development Parcel 3.CP/BP.1, split into base and enhanced permitted uses.  
 
The base permitted uses includes uses permitted in the Commerce Park District 
(Business Park Option) of the Phoenix Zoning Ordinance, commercial uses 
permitted in the Commercial C-1 District – Neighborhood Retail (Section 622) of 
the Phoenix Zoning Ordinance, and the manufacturing of medical, pharmaceutical, 
and biotechnical products or equipment.  
 
The enhanced permitted uses mainly includes uses currently permitted in 
Development Parcel 3.CP/BP.2 of the Desert Ridge Specific Plan, in addition to 
multifamily residential uses up to the R-5 Multifamily Residence District standards, 
single-family residential up to the R-3 Multifamily Residential District standards, 
and mobile food vending as an accessory use. 
 
 
7. 
Development Standards 
The PUD proposes development standards, consistent with the vision of a 
pedestrian-oriented mixed-use development, the same as the proposed 
development standards in the Specific Plan Amendment to the Desert Ridge 
Specific Plan for Superblock 3, Development Parcel 3.CP/BP.1, split into the base 
and enhanced development standards. The base development standards include 
a floor area ratio (FAR) of 0.20 overall for the development parcel and a FAR of 
0.25 for individual developments. Additionally, a maximum building height of 56 
feet, exclusive of rooftop mechanical facilities and associated screening, is 
permitted. On top of these base development standards, additional standards 
were added to enhance the overall development of the campus, including 
standards for minimum open space, detached sidewalks, shared-use paths, a 
multi-use trail, minimum landscaping, electric vehicle (EV) parking, bicycle 
infrastructure, minimum shade, green stormwater infrastructure, and recycling. A 
condition of approval for use of the base section was also added to clarify that 
master plans for the overall campus are required and must be updated with each 
phase of development.

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The enhanced development standards include an FAR of 0.85 for the overall 
development parcel and a maximum building height of 250 feet (limited to 10 
percent of the net area of the development parcel), a maximum building height of 
70 feet (limited to 75 percent of the net area of the development parcel), and a 
maximum building height of 35 feet (limited to 15 percent of the net area of the 
development parcel). 
 
Below are the base development standards from the PUD Narrative: 
 
Maximum Building Height 
56 feet 
Minimum Building Setbacks       
64th Street: 100 feet, average 125 
All other public streets: 50 feet 
Private streets: 25 feet 
Interior lot lines: 0 feet 
Reach 11: 65 feet 
Lot Coverage 
Maximum 50% 
Common Open Space 
Minimum 10% of gross area, allocated 
throughout 
Vehicular Parking 
Off-street parking and loading 
requirements may be modified by the 
Planning and Development Department 
when supported by an appropriately 
documented study. 
 
Minimum 2.5% of required parking spaces 
shall be Electric Vehicle (EV) Installed 
spaces 
 
Minimum 2.5% of required parking spaces 
shall be EV Ready spaces 
Bicycle Infrastructure 
Bike lanes, bike boulevards, or other bike 
visibility infrastructure shall be provided 
throughout the development to provide 
bicycle circulation throughout 
 
Bicycle parking shall be provided per the 
requirements of Section 1307.H.6 of the 
Phoenix Zoning Ordinance, in addition to 
the following. Bicycle parking shall be 
provided through Inverted U and artistic 
racks located near all building entrances, 
or as otherwise specified below, and 
installed per the requirements of Section 
1307.H.

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1) Multifamily residential: secured 
bicycle parking spaces at a 
minimum rate of 0.25 spaces per 
dwelling unit and guest bicycle 
parking spaces at a minimum rate of 
0.05 spaces per dwelling unit 
2) Single-family residential uses: 0.05 
spaces per dwelling unit, located in 
improved open space areas 
 
Bicycle repair stations (“fix it stations”) shall 
be provided, maintained and evenly 
distributed throughout the development 
parcel and shall be located adjacent to 
sidewalks, walkways, shared-use paths 
and multi-use trails, spaced a minimum of 
a quarter mile apart. The bicycle repair 
stations (“fix it stations”) shall be provided 
in an area of high visibility and separated 
from vehicular maneuvering areas, where 
applicable. The repair station shall include, 
but not be limited to: 
 
1) Standard repair tools affixed to the 
station. 
2) A tire gauge and pump affixed to the 
base of the station or the ground. 
3) A bicycle repair stand which allows 
pedals and wheels to spin freely 
while making adjustments to the 
bike. 
A minimum of 10% of the required bicycle 
parking spaces shall include standard 
electrical receptacles, or standard electric 
outlets for secured bicycle parking, for 
electric bicycle charging capabilities.  
 
 
8. 
Landscape Standards 
The PUD proposes landscaping which includes more vegetative live coverage, 
larger tree caliper sizes along the streetscape and within landscape setbacks, and

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enhanced shade standards, including a minimum of 75 percent of public 
sidewalks, shared-use paths, bicycle parking spaces and bicycle repair stations to 
be shaded and a minimum of 50 percent of multi-use trails and bike lanes to be 
shaded at summer solstice at noon. The proposal includes shade and landscape 
planting standards that are an enhancement compared to the conventional 
Phoenix Zoning Ordinance standards.  
 
 
9. 
Design Guidelines and Standards 
The PUD proposes elevating many of the design guidelines in Section 507 Tab A 
of the Phoenix Zoning Ordinance from either Considerations (C) or Presumptions 
(P) to Requirements (R), in addition to adding several other design guidelines 
using the same implementation standards as Section 507 Tab A. The proposed 
design guidelines are an enhancement compared to the conventional design 
guidelines of the Phoenix Zoning Ordinance and will guide development with an 
overall better design. Design precent images, attached as an exhibit, were 
provided to exemplify the anticipated design of the Mayo Clinic campus once end 
users are known in the future.  
 
PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
10. 
Monarch Butterfly Pledge 
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's 
Mayor's Monarch Pledge. This pledge commits the city to take action to support 
the monarch butterfly population. In the United States, loss of milkweed habitat is 
a major factor in the decline of the monarchs. Arizona has at least 29 species of 
milkweed native to the state. Adult monarchs feed on the nectar of many flowers, 
but they breed only where milkweeds are found. To support the monarch butterfly 
population, the PUD addresses the planting of milkweed shrubs, or other native 
nectar plant species, on the subject site. 
 
 
11. 
Phoenix Climate Action Plan 
In October 2021, the Phoenix City Council approved the Climate Action Plan. The 
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas 
emissions reductions and resiliency goals from local operations and community 
activities as well as prepare for the impacts of climate change. This plan contains 
policy and initiatives regarding stationary energy, transportation, waste 
management, air quality, local food systems, heat, and water. Goal W2 (Water), 
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green 
Infrastructure (GI) and Low Impact Development Details for Alternative Stormwater 
Management to benefit the environment, promote water conservation, reduce 
urban heat, improve the public health, and create additional green spaces. This 
goal is addressed in the PUD Narrative, which requires a minimum of two GI 
techniques for stormwater management to be implemented in this development.

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July 24, 2023 
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12. 
Tree and Shade Master Plan  
The Tree and Shade Master Plan encourages treating the urban forest as 
infrastructure to ensure the trees are an integral part of the City’s planning and 
development process. Sidewalks on the street frontages should be detached from 
the curbs to allow trees to be planted on both sides of the sidewalk to provide 
thermal comfort for pedestrians and to reduce the urban heat island effect. The 
PUD includes standards for detached sidewalks along 64th Street separated by a 
landscape strip to include drought-tolerant shade trees placed 20 feet on center, 
minimum 75 percent shade along public sidewalks and shared-use paths, 
minimum 50 percent shade along public and private walkways and multi-use trails, 
minimum 50 percent shade within public and private open space areas, minimum 
25 percent shade in parking areas with drought-tolerant shade trees, minimum 50 
percent shade for occupiable roof areas, minimum 75 percent shade for bicycle 
repair stations and bicycle parking spaces, minimum 50 percent shade for bike 
lanes, and shade at the corners of traffic lights for pedestrians. The PUD also 
includes standards for larger caliper drought-tolerant shade trees within landscape 
setbacks. 
 
 
13. 
Complete Streets Guiding Principles 
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding 
Principles. The principles are intended to promote improvements that provide an 
accessible, safe, connected transportation system to include all modes, such as 
bicycles, pedestrians, transit, and vehicles. To promote safety and connectivity for 
all users, the PUD proposes standards for detached sidewalks along 64th Street 
and along public and private local streets. Additionally, the PUD proposes a 
shared-use path along 64th Street and enhanced treatments to streets shared by 
bicyclists, as recommended by the Active Transportation Plan, to increase visibility 
and safety to bicyclists, which is also addressed in Stipulation No. 2. 
 
 
14. 
Comprehensive Bicycle Master Plan 
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to 
guide the development of its bikeway system and supportive infrastructure. The 
Comprehensive Bicycle Master Plan supports options for both short- and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. The PUD incorporates requirements for bicycle parking, street 
treatments for increased bicyclist visibility and safety, and bicycle repair stations to 
encourage multi-modal transportation. 
 
 
15. 
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 expand its recycling and other waste diversion 
programs. The PUD proposes to provide waste stations to include a landfill

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receptacle and recycling receptacle, and compost receptacles, when possible, with 
informational signs indicating what type of waste should go in which receptacle, 
located at all building entrances/exits and allocated throughout the site in common 
open spaces areas and along sidewalks, pedestrian walkways and shared-use 
paths at convenient locations, typically within a quarter mile of each other. 
 
 
16. 
Transportation Electrification Action Plan 
In June 2022, the Phoenix City Council approved the Transportation Electrification 
Action Plan. The current market desire for the electrification of transportation is 
both a national and global phenomenon, fueled by a desire for better air quality, a 
reduction in carbon emissions, and a reduction in vehicle operating and 
maintenance costs. Businesses, governments and the public are signaling strong 
future demand for electric vehicles (EVs), and many automobile manufacturers 
have declared plans for a transition to fully electric offerings within the coming 
decade. This Plan contains policy initiatives to prepare the City for a future filled 
with more EVs, charging infrastructure and e-mobility equity, and outlines a 
roadmap for a five-step plan to prepare for the EV infrastructure needs of 280,000 
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of 
electric vehicles through workplace, business, and multifamily charging 
infrastructure recommends a standard stipulation for rezoning cases to provide EV 
charging infrastructure. The PUD proposes standards to provide EV Installed and 
EV Capable parking spaces and to provide standard electrical receptacles for 
bicycle parking spaces and standard electrical outlets (for secured bicycle parking 
spaces) for electric bicycle charging capabilities.  
 
 
COMMUNITY INPUT SUMMARY 
17. 
At the time the staff report was written, staff has received one letter of opposition 
regarding this proposal. The stated concerns are building height, lack of firm 
development plans, infrastructure burdens on the City, property values, traffic, 
noise, and inconsistency with neighborhood character. 
 
 
INTERDEPARTMENTAL COMMENTS  
18. 
Community and Economic Development 
The Community and Economic Development Department commented that they 
are very supportive of this request.  
 
 
19. 
Floodplain Management 
Floodplain Management commented that the subject property is within a Special 
Flood Hazard Area (SFHA), as designated by the Federal Emergency 
Management Agency (FEMA) and is subject to inundation by a 100-year flood. 
The subject property is within a SFHA called Zone AO. The architect or engineer is 
required to show the floodplain boundary limits on the Grading and Drainage plan 
and ensure that impacts to the proposed facilities have been considered, following 
the National Flood Insurance Program (NFIP) Regulations (44 CFR Paragraph 
60.3), including the latest versions of the Floodplain Ordinance of the Phoenix City

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Code. The Grading and Drainage plan needs to be submitted to the Floodplain 
Management section of the Street Transportation Department for review and 
approval of floodplain requirements. An Elevation Certificate (FEMA Form 086-0-
33) based on construction plans, based on buildings under construction and a 
minimum 95% compaction test results for the building pads, and  based on 
finished construction must be provided to Floodplain Management for approval 
prior to issuance of Grading and Drainage permits, prior to issuance of building 
permits, and prior to issuance of a Certificate of Occupancy. This is addressed in 
Stipulation No. 5. 
 
20. 
Water Services Department 
The Water Services Department commented that the property has existing water 
and sewer mains that can potentially serve the development. In addition, the 
Water Services Department commented that capacity is a dynamic condition that 
can change over time due to a variety of factors. 
 
 
21. 
Street Transportation Department 
The Street Transportation Department (STD) commented that STD and the 
Planning and Development Department (PDD) have worked together closely to 
draft components of the “Enhanced Permitted Uses and Development Standards” 
section of the proposed Specific Plan Amendment text language for GPA-DSTV-1-
23-2, which was mirrored into the Mayo Clinic PUD. This section addresses initial 
concerns from STD regarding intensity of the zoning entitlement request and 
impact on the regional transportation system without a Traffic Impact Study (TIS) 
having been submitted for review at this stage. STD also requested the following: 
• That master plans associated with the Traffic Impact Analysis (TIA) be 
submitted for review and approval. 
• That the developer design and construct all warranted and affected traffic 
signals as identified by the TIS and Master Street Plans. 
• That roadway improvements be installed in accordance with the Master 
Street Plan and TIS approved phasing plan. 
• That any proposed access to public right-of-way conform to the City-
approved Street Transportation Planning and Design Guidelines for location 
and spacing. 
• That the developer construct all necessary roadway infrastructure 
improvements as required by the Arizona Department of Transportation 
(ADOT) within ADOT jurisdiction. 
• That the developer be required to perfect existing right-of-way easements 
controlled by the property as fee title. 
• That the site conform to Arizona State Land Department (ASLD) land sale 
(Application No. 53-122049) stipulations or subsequent development 
agreements.

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• That the developer construct the ultimate 100-year storm event box culvert 
dry crossing along arterial streets identified for construction by the Master 
Street Plan to their full limits, including the construction of the upstream and 
downstream maintenance access ramps. 
• That the developer be responsible for all 404 permitting, environmental and 
archeological assessments and associated easement dedications to 
construct and maintain the ultimate box culvert dry crossing along arterial 
streets identified for construction by the Master Street Plan. 
• That right-of-way be dedicated for 64th Street from the existing Arizona 
Department of Transportation (ADOT) traffic interchange north to Deer 
Valley Road and  consist of applicable slope and drainage easements from 
existing interchange tapering to a minimum 140-foot right-of-way to Deer 
Valley Road. 
• That all streets be constructed with all required elements and meet ADA 
standards.  
 
These are addressed in Stipulation Nos. 6 through 16. 
 
 
22. 
City of Scottsdale Aviation Department 
The City of Scottsdale Aviation Department requested that the developer provide 
notice to prospective purchasers of the existence and operational characteristics 
of the Scottsdale Municipal Airport (SDL) and provide documentation that Form 
7460 has been filed with the FAA with an FAA response of “No Hazard 
Determination”. These are addressed in Stipulation Nos. 17 and 18. 
 
 
OTHER 
23. 
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. 19 through 21. 
 
 
24. 
Staff has not received a completed form for the Waiver of Claims for Diminution in 
Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by 
the rezoning application process. Therefore, a stipulation has been added to

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Page 15 of 19 
 
 
Findings 
 
1. 
The proposed PUD is consistent with the General Plan Land Use Map designation 
and compatible with the existing land use pattern in the surrounding area. 
 
 
2. 
The proposed PUD will allow for development that will provide employment 
opportunities in a designated employment center. 
 
 
3. 
The proposed PUD sets forth design and development standards that will enhance 
connectivity in the immediate vicinity by providing shaded detached sidewalks, a 
shared-use path, and enhanced shading, visibility and safety for pedestrians and 
bicyclists.  
 
Stipulations 
 
1. 
An updated Development Narrative for the Mayo Clinic Discovery Oasis 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 July 20, 2023, as modified by the following 
stipulations: 
a. 
Front cover: Revise the submittal date information on the bottom to add the 
following: City Council adopted: [Add adoption date]. 
 
2. 
A 10-foot-wide shared-use path easement (SUPE) shall be dedicated along the east 
property line, adjacent to 64th Street, and a minimum 10-foot-wide shared-use path 
(SUP) shall be constructed within the easement in accordance with the MAG 
supplemental detail and as approved by the Planning and Development Department. 
The SUP may be provided in lieu of the required detached sidewalk within the right-
of-way if the landscape strip is provided per Section D1.I.2 of the PUD Development 
Narrative. 
require the form be completed and submitted prior to preliminary site plan 
approval. This is addressed in Stipulation No. 22. 
 
 
25. 
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-4-23-2 
July 24, 2023 
Page 16 of 19 
 
3. 
A 10-foot-wide multi-use trail easement (MUTE) shall be dedicated adjacent to the 
western edge of the PUD area, and a minimum 10-foot-wide multi-use trail (MUT) 
shall be constructed within the easement to connect south to Reach 11 trails in 
accordance with the MAG supplemental detail and as approved or modified by the 
Planning and Development Department. 
4. 
Master plans, per the requirements of the Planned Community District (PCD), Section 
636 of the Phoenix Zoning Ordinance, shall be submitted, and shall be updated with 
each phase of development, as approved by the Street Transportation Department 
and the Planning and Development Department. The initial master plans submitted 
by the master developer shall include the following: 
a. 
Complete build-out of detached sidewalks, landscape within landscape 
strips, buffered bike lanes, and shared-use paths along 56th Street, Mayo 
Boulevard and 64th Street per the Street Standards section of the PUD 
Narrative, to be included on the Master Open Space, Pedestrian, Bicycle 
and Trails Plan and the Master Landscape Plan. 
 
b. 
Complete build-out of bicycle repair stations per the Bicycle Infrastructure 
section of the PUD Narrative, to be included on the Master Open Space, 
Pedestrian, Bicycle and Trails Plan. 
 
c. 
A Pedestrian and Bicycle Circulation Plan to include internal pedestrian 
and bicycle circulation on site that enhances pedestrian and bicyclist 
convenience, safety, and comfort. 
5. 
This parcel is in a Special Flood Hazard Area (SFHA) called Zone AO, on Panel 1315 
L of the Flood Insurance Rate Maps (FIRM) dated January 4, 2021. The following 
requirements shall apply, as approved by the Planning and Development 
Department: 
a. 
The Architect/Engineer is required to show the floodplain boundary limits 
on the Grading and Drainage Plan and ensure that impacts to the proposed
facilities have been considered, following the National Flood Insurance 
Program (NFIP) Regulations (44 CFR Paragraph 60.3). This includes, but 
not limited to provisions in the latest versions of the Floodplain Ordinance 
of the Phoenix City Code. 
 
b. 
A copy of the Grading and Drainage Plan shall be submitted to the 
Floodplain Management section of the Street Transportation Department 
for review and approval of Floodplain requirements. 
 
c. 
The developer shall provide an Elevation Certificate (FEMA Form 086-0-
33) based on construction plans to Floodplain Management for approval 
prior to issuance of Grading and Drainage permits.

Staff Report: Z-4-23-2 
July 24, 2023 
Page 17 of 19 
 
 
d. 
The developer shall provide an Elevation Certificate (FEMA Form 086-0-
33) based on buildings under construction and a minimum 95% compaction 
test results for the building pads to Floodplain Management for approval 
prior to issuance of building permits. 
 
e. 
The developer shall provide Elevation Certificate (FEMA Form 086-0-33) 
based on finished construction to Floodplain Management for approval 
prior to issuance of a Certificate of Occupancy. 
6. 
The developer shall submit Master Street Plans associated with the Traffic Impact 
Analysis, as approved by the Street Transportation Department. 
7. 
The developer shall be responsible for design, redesign, and construction of all 
warranted and affected traffic signals as identified by the Traffic Impact Study and 
Master Street Plans, as approved or modified by the Street Transportation 
Department. 
8. 
Roadway improvements, as stipulated, shall be installed in accordance with the 
approved Master Street Plan and Traffic Impact Study approved phasing plan, as 
approved or modified by the Street Transportation Department. 
9. 
Any proposed access to public right-of-way shall conform to the City-approved Street 
Transportation Planning and Design Guidelines for location and spacing, as approved 
or modified by the Street Transportation Department. 
10. 
The developer shall construct all necessary roadway infrastructure improvements as 
required by the Arizona Department of Transportation (ADOT) within ADOT 
jurisdiction, as approved or modified by ADOT. 
11. 
The developer shall be required to perfect existing right-of-way easements controlled 
by the property as fee title, as approved or modified by the Street Transportation 
Department and the Planning and Development Department. 
12. 
The subject site shall conform to the Arizona State Land Department (ASLD) land 
sale, Application No. 53-122049, stipulations or subsequent development 
agreements, as approved by the Street Transportation Department and the Planning 
and Development Department. 
13. 
The developer shall construct the ultimate 100-year storm event box culvert dry 
crossing along arterial streets identified for construction by the Master Street Plan to 
their full limits, including the construction of the upstream and downstream 
maintenance access ramps, as approved or modified by the Street Transportation 
Department and the Planning and Development Department.

Staff Report: Z-4-23-2 
July 24, 2023 
Page 18 of 19 
 
14. 
The developer shall be responsible for all 404 permitting, environmental and 
archeological assessments and associated easement dedications to construct and 
maintain the ultimate box culvert dry crossing along arterial streets identified for 
construction by the Master Street Plan, as approved or modified by the Street 
Transportation Department and the Planning and Development Department. 
15. 
Right-of-way shall be dedicated for 64th Street from the existing Arizona Department 
of Transportation (ADOT) traffic interchange north to Deer Valley Road, as approved 
by the Planning and Development Department. The dedication shall consist of 
applicable slope and drainage easements from existing interchange tapering to a 
minimum 140-foot right-of-way to Deer Valley Road, as approved or modified by the 
Street Transportation Department and the Planning and Development Department. 
16. 
The developer shall construct all streets within and adjacent to the development with 
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping 
and other incidentals, as per plans approved by the Planning and Development 
Department.  All improvements shall comply with all ADA accessibility standards. 
17. 
The property owner shall record documents that disclose the existence and 
operational characteristics of the 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. 
18. 
The developer shall provide a No Hazard Determination for the proposed 
development from the FAA pursuant to the FAA’s Form-7460 obstruction analysis 
review process, prior to construction permit approval, as per plans approved by the 
Planning and Development Department. 
19. 
If determined necessary by the Phoenix Archeology Office, the applicant shall 
conduct Phase I data testing and submit an archaeological survey report of the 
development area for review and approval by the City Archeologist prior to clearing 
and grubbing, landscape salvage, and/or grading approval. 
20. 
If Phase I data testing is required, and if, upon review of the results from Phase I data 
testing, the City Archeologist, in consultation with a qualified archeologist, determines 
such data recovery excavations are necessary, the applicant shall conduct Phase II 
archeological data recovery excavations. 
21. 
In the event archeological 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 Archeologist, and allow time for the Archeology 
Office to properly assess the materials.

Staff Report: Z-4-23-2 
July 24, 2023 
Page 19 of 19 
 
22. 
Prior to preliminary site plan approval, the landowner shall execute a Proposition 207 
waiver of claims form. The waiver shall be recorded with the Maricopa County 
Recorder's Office and delivered to the City to be included in the rezoning application 
file for record. 
 
Writer 
Adrian Zambrano 
July 24, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Sketch Map 
Aerial Map 
Conceptual Land Use Plan date stamped July 20, 2023 
Illustrative Images date stamped July 20, 2023 (24 pages) 
Correspondence (2 pages) 
Mayo Clinic PUD Development Narrative date stamped July 20, 2023

R1-8
PCD*
Z-75-94
R1-6
PCD *
Z-75-94
R1-8
PCD *
Z-75-94
CP/BP PCD
Z-87-03
R-3A PCD
Z-87-03
CP/BP
PCD
Z-87-03
MAYO BLVD
VILLA RITA DR
65TH PL
66TH ST
64TH ST
66TH WAY
ST JOHN RD
MARISA LN
58TH PL
66TH PL
LIBBY ST
Desert Ridge
Specific Plan
DOVE VALLEY RD
LONE MOUNTAIN RD
DYNAMITE BLVD
JOMAX RD
HAPPY VALLEY RD
PINNACLE PEAK RD
DEER VALLEY DR
MAYO BLVD
CAVE CREEK RD
BLACK MTN PKY
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
CAREFREE HWY
SR-101
DESERT VIEW VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-4-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
76.76 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-18 (Approved CP/BP PCD)
PUD
CONVENTIONAL OPTION
149 (N/A)
N/A
*   UNITS P.R.D. OPTION
179 (N/A)
N/A
Nick Wood, Snell & Wilmer, LLP
DATE:
1/26/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 38-42
ZONING MAP
M-12
REQUESTED CHANGE:
FROM: R1-18 (Approved CP/BP PCD ( 76.76 a.c.)
TO:
PUD ( 76.76 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-4-23.mxd
Z-4-23
0.1
0
0.1
0.05
Miles

R1-8
PCD*
Z-75-94
R1-6
PCD *
Z-75-94
R1-8
PCD *
Z-75-94
CP/BP PCD
Z-87-03
R-3A PCD
Z-87-03
CP/BP
PCD
Z-87-03
MAYO BLVD
VILLA RITA DR
65TH PL
66TH ST
64TH ST
66TH WAY
ST JOHN RD
MARISA LN
58TH PL
66TH PL
LIBBY ST
Desert Ridge
Specific Plan
Maricopa County Assessor's Office
DOVE VALLEY RD
LONE MOUNTAIN RD
DYNAMITE BLVD
JOMAX RD
HAPPY VALLEY RD
PINNACLE PEAK RD
DEER VALLEY DR
MAYO BLVD
CAVE CREEK RD
BLACK MTN PKY
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
CAREFREE HWY
SR-101
DESERT VIEW VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-4-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
76.76 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-18 (Approved CP/BP PCD)
PUD
CONVENTIONAL OPTION
149 (N/A)
N/A
*   UNITS P.R.D. OPTION
179 (N/A)
N/A
Nick Wood, Snell & Wilmer, LLP
DATE:
1/26/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 38-42
ZONING MAP
M-12
REQUESTED CHANGE:
FROM: R1-18 (Approved CP/BP PCD ( 76.76 a.c.)
TO:
PUD ( 76.76 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-4-23.mxd
Z-4-23
0.1
0
0.1
0.05
Miles

Framework Concept
and Program Zones
Paradise Ridge
Desert Ridge
Paradise Ridge
Mayo Clinic Buildings (Existing)
Mayo Clinic Buildings (Ongoing)
Advanced Manufacturing
Wet Lab
Office
Major Open Spaces
Amenities / Mixed Use
Parking Garages
Surface Parking
Outpatient Clinic
Washes
Plaza
Mayo Paseo
Signalized Intersections
2
0
1/4 mi
1/2 mi
N
Mayo Clinic 
Hospital PHX-1
64th Street
Arizona State Route 101
101
ASU
American 
Express
Residence by 
Marriott Phoenix
101
Mayo Boulevard
56th Street
Proposed Development
CITY OF PHOENIX
Planning & Development
Department
JUL 20 2023

3
Buildings: Amenity Hub
Arizona Center / Gensler
CITY OF PHOENIX
Planning & Development
Department
JUL 20 2023

Buildings: Amenity Hub 
Biltmore Fashion Park, Phoenix, AZ
6

Buildings: Amenity Hub 
Tempe Marketplace, Tempe, AZ
7

13
Buildings: Commercial Office
Arizona State University, Biodesign Institute C / ZGF

14
Buildings: Commercial Office
ASU Health Services Building / Lake|Flato

8
Buildings: Paseo facing
Arizona State University, Biodesign Institute C / ZGF

9
Buildings: Paseo facing
Arizona State University, Biodesign Institute C / ZGF

10
Buildings: Paseo facing
ASU Health Services Building / Lake|Flato

11
Buildings: Mayo Boulevard facing
Health Sciences Education Building, Phoenix / CO Architects

12
Buildings: Mayo Boulevard facing
Health Sciences Education Building, Phoenix / CO Architects

15
Buildings: Commercial Lab
ASU 850 Phoenix Bioscience Core / HKS

16
Buildings: Commercial Lab
ASU 850 Phoenix Bioscience Core / HKS

17
Buildings: Commercial Lab 
University of Arizona Health Sciences Innovation Building, Tucson, AZ / CO Architects

18
Buildings: Commercial Lab
ASU Bioscience Research Laboratories, Tucson, AZ / ZGF

19
Buildings: Commercial Lab
ASU Bioscience Research Laboratories, Tucson, AZ / ZGF

21
Buildings: Commercial Lab
ASU Global Futures Laboratory™ / Grimshaw Architects

39
Landscape: Shade structures at Amenity Hubs
V&A Museum, London / University of Stuttgart

40
Landscape: Shade structures at Amenity Hubs
Easytiger: Austin Beer Garden / FK Architects

44
Landscape: Amenity Hub 
Playa District, Los Angeles CA

46
Landscape: Buffer areas / Trails
Grand Canalscape Multi-Use Trail, Phoenix, AZ

49
Landscape: Shade structures at Parking / Walkways
Arizona State University - Tempe Campus PowerParasol™

Buildings: Parking Structures 
Washington University 560 Garage, St. Louis, MO / Clayco
26

Buildings: Parking Structures 
Penn State Health Westview Garage, Hershey, PA / Lamar Johnson Collaborative
28

30
Buildings: Parking Structures 
Phoenix Biomedical Campus / Watry Design, Inc.

1
Adrian G Zambrano
From:
Adrian G Zambrano
Sent:
Monday, July 10, 2023 10:58 AM
To:
Adrian G Zambrano
Subject:
2023-07-07 - Opposition - Carol Shilliday
From: carol shilliday <c.shillidayprhoa@gmail.com>  
Sent: Friday, July 7, 2023 3:45 PM 
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>; Mayor Gallego <mayor.gallego@phoenix.gov>; Council 
District 1 PCC <council.district.1@phoenix.gov>; Council District 2 PCC <council.district.2@phoenix.gov>; Council District 
3 PCC <council.district.3@phoenix.gov>; Council District 4 <council.district.4@phoenix.gov>; Council District 5 PCC 
<council.district.5@phoenix.gov>; Council District 7 PCC <council.district.7@phoenix.gov>; Council District 8 PCC 
<council.district.8@phoenix.gov>; PDD PHO <pdd.pho@phoenix.gov>; Anthony M Grande 
<anthony.grande@phoenix.gov>; Racelle Escolar <racelle.escolar@phoenix.gov> 
Subject: Unprecedented Favor Granted for Zoning Case Z‐4‐23 at Taxpayer Expense 
 
Subject: Concerns Regarding the Proposed Change in Zoning from Residential R-18 with 
30 foot building height to PUD commercial use with 250 foot building height for Parcel 
215-04-717: Zoning Case Z-4-23 
To Whom It May Concern; 
On behalf of the 265 homeowners in the Paradise Ridge Community, located less than 
600 feet from the proposed zoning change, we write to express our deep concerns 
regarding the proposed change in zoning from residential use R-18 with a maximum 
height of 30 feet to Planned Unit Development (PUD) with a height of 250 feet or more for 
parcel 215-04-717, as requested by the Mayo Clinic. We firmly believe that this change in 
zoning would deviate from the General Plan, negatively impacting the surrounding 
community. The General Plan serves as a vital blueprint for guiding development and land 
use in our city, and it clearly designates parcel 215-07-717 for residential 
development.  Mayo Clinic’s use of parcel 215-04-717 for commercial development with a 
height of 250 feet, contradicts the specific land use as outlined. 
Mayo Clinic has NOT come forward with firm plans, yet they seek a significant departure 
from the residential use originally intended for parcel 215-04-717. This gives them 
excessive developer influence, control and flexibility in designing and implementing their 
projects without giving sufficient consideration to the long-term impacts on the 
neighborhood or the needs of the existing community.  
Moreover, the statements made during the Village Planning Committee meeting 
suggesting that the project's approval has been pre-determined, and the zoning meetings 
are merely a formality, are concerning. The city's extraordinary measures of waiving the 
requirement for neighborhood meetings further compounds our apprehension about the 
transparency and fairness of the process.

2
Mayo Clinic's tax-exempt status as a non-profit organization raises concerns about the 
impact on the city's revenue. Allowing the PUD designation on parcel 215-04-717 would 
grant Mayo Clinic the opportunity to construct commercial buildings up to 250 feet tall 
without fully considering the infrastructure cost burden on the city.  As stated in the Village 
Planning Meeting, Mayo Clinic will be requiring the city to expand 64th street without the 
developer contributing to the cost for improvements.  It is troubling that Mayo Clinic, as a 
non-profit organization, seeks to transfer the burden of infrastructure costs to the City of 
Phoenix, while enjoying tax exemptions that deprive the city of much-needed revenue.   
At the same time Mayo Clinic uses tax exempt privileges, they plan to engage in for profit 
activity.  Their first project is a proposed land lease to an apartment developer that will be 
able to build under Mayo’s proposed PUD zoning without the same constraints of the 
surrounding development. 
The proposed zoning change has already begun to affect property values in the area, as 
residents face the prospect of towering 250-foot commercial buildings in their backyards, 
in direct conflict with the intentions of the General Plan for residential use with a building 
maximum of 30 feet. Distressed by these zoning changes, residents have started listing 
their properties for sale, fearing the irreparable damage that could be inflicted upon our 
community.  
Rezoning from residential to commercial would have significant and adverse impacts on 
our community. It would introduce increased traffic, noise, and disrupt the character and 
aesthetics of our neighborhood. As homeowners, citizens and stakeholders, we firmly 
believe that our concerns, interests and property values should be considered.   
Moreover, why the massive departure from the General Plan intention for building height 
no greater than 30 feet? It is a rare case that a city approves a large leap in zoning with 
literally no planning in place. 
Granting PUD zoning to Mayo Clinic would not only do harm to the surrounding 
community, it rewards big organizations unprecedented favor not normally given to local 
developers. 
  
Thank you, 
Carol Shilliday 
Paradise Ridge Homeowners Association Board Member 
18032 N. 65th Place 
Phoenix, AZ  85054