Attachment B - Staff Report - Z-33-22-2.pdf

Staff Report Z-33-22-2 
August 1, 2022 
 
North Gateway Village Planning 
Committee Meeting Date: 
August 11, 2022 
Planning Commission Hearing Date: 
September 1, 2022 
Request From: 
C-2 HGT/WVR NBCOD (Intermediate 
Commercial, Height Waiver, North Black 
Canyon Overlay District) (15.86 acres) 
 
Request To: 
C-2 HGT/WVR DNS/WVR NBCOD 
(Intermediate Commercial, Height Waiver, 
Density Waiver, North Black Canyon Overlay 
District) (15.86 acres) 
 
Proposed Use: 
Multifamily residential 
 
Location: 
Southeast corner of North Valley Parkway and 
Sonoran Desert Drive 
Owner: 
Hedgerow Land Holdings, LLC 
Applicant 
LGC 
Representative 
Jason Morris, Withey Morris, PLC 
Staff Recommendation: 
Approval, subject to stipulations 
 
General Plan Conformity 
General Plan Land Use Map Designation Commercial 
Street Map 
Classification 
North Valley Parkway 
Major arterial 
Varies, 70- to 81-foot 
east half street 
Sonoran Desert Drive 
Major arterial 
Varies, 70- to 77.42-foot 
south half street 
 
 
 
 
 
 
 
 
ATTACHMENT B

Staff Report: Z-33-22-2 
August 1, 2022 
Page 2 of 15 
 
 
 
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local 
conditions and surrounding neighborhoods 
 
The proposal provides a reasonable level of intensity that is respectful to local conditions 
by proposing residential design consistent with established multifamily residential to the 
south. The proposal will incorporate open space areas and enhanced landscaping, 
which will mirror existing residential properties and respect local conditions. 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE; 
CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Promote neighborhood identity 
through planning that reinforces the existing landscaping and character of the 
area. Each new development should contribute to the character identified for the 
village. 
 
The proposal will comply with principles outlined in the North Black Canyon Corridor 
Plan and North Black Canyon Overlay District.  The site will not only maintain the desert 
character, but also promote walkability and connectivity in close proximity to the Village 
Core by having pedestrian walkways along North Valley Parkway and Sonoran Desert 
Drive. 
 
 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES & SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
 
As stipulated, the site will provide shade along sidewalks on North Valley Parkway and 
Sonoran Desert Drive and pathways internal to the site. The shade trees will help to 
encourage walking by providing a thermally comfortable environment for pedestrians 
and alternative transportation users along the sidewalks. 
 
 
Applicable Plans, Overlays, and Initiatives 
 
North Black Canyon Corridor Plan: See Background Item No. 4. 
 
North Black Canyon Overlay District: See Background Item No. 5. 
 
Tree and Shade Master Plan: See Background Item No. 9.  
 
Complete Streets Guiding Principles: See Background Item No. 10.  
 
Comprehensive Bicycle Master Plan: See Background Item No. 11.

Staff Report: Z-33-22-2 
August 1, 2022 
Page 3 of 15 
 
 
Housing Phoenix: See Background Item No. 12. 
 
Zero Waste PHX: See Background Item No. 13. 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
C-2 HGT/WVR NBCOD 
North (across 
Sonoran Desert 
Drive) 
Single-family residential 
PCD NBCOD (Approved R-2 PCD 
NBCOD) 
West (across 
North Valley 
Parkway) 
Vacant 
C-2 M-R NBCOD 
East 
Vacant (wash area), 
multifamily residential 
C-2 HGT/WVR NBCOD 
South 
Multifamily residential 
C-2 HGT/WVR NBCOD 
 
C-2 HGT/WVR DNS/WVR NBCOD 
(Utilizing R-5 Development Standards – Planned Residential Development Option) 
Standards 
R-5 Requirements 
Provisions on the Proposed 
Site Plan 
Gross Acreage 
- 
15.86 acres 
Maximum Total 
Number of Units 
724; 828 with bonus 
343 (Met) 
Maximum Density 
(dwelling unit/acre) 
45.68; 52.2 with bonus 
21.66 (Met) 
Maximum Lot 
Coverage 
50% 
27% (Met) 
Maximum Building 
Height 
 
4 stories or 48 feet 
4 stories or 48 feet (Met)

Staff Report: Z-33-22-2 
August 1, 2022 
Page 4 of 15 
 
 
Standards 
R-5 Requirements 
Provisions on the Proposed 
Site Plan 
MINIMUM BUILDING SETBACKS 
Perimeter Adjacent to a 
Public Street (North 
and West property 
lines) 
20 feet 
North: 30 feet (Met) 
West: 30 feet (Met) 
Perimeter Adjacent to a 
Property Line (East and 
South property lines) 
10 feet 
East: 10 feet (Met) 
South: Not specified* 
MINIMUM LANDSCAPE SETBACKS AND OPEN SPACE STANDARDS 
Adjacent to Street 
(North and West) 
20 feet 
North: Not specified* 
West: Not specified* 
Adjacent to Property 
Line (East and South) 
5 feet 
East: Not specified* 
South: Not specified* 
Minimum Open Space 
5% 
8% (Met) 
Minimum Amenities 
Provided 
2 amenities 
4 amenities (Met) 
MINIMUM PARKING REQUIREMENTS 
Parking 
509 spaces 
668 (Met) 
*Variance or Site Plan modification needed.

Staff Report: Z-33-22-2 
August 1, 2022 
Page 5 of 15 
 
 
Background/Issues/Analysis 
 
REQUEST 
1. 
This request is to rezone a 15.86-
gross acre site located at the 
southeast corner of North Valley 
Parkway and Sonoran Desert Drive 
from C-2 HGT/WVR NBCOD 
(Intermediate Commercial, Height 
Waiver, North Black Canyon Overlay 
District) to C-2 HGT/WVR DNS/WVR 
NBCOD (Intermediate Commercial, 
Height Waiver, Density Waiver, North 
Black Canyon Overlay District) to 
allow multifamily residential 
development. 
 
 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan 
Land Use Map 
designation for the 
subject site is 
Commercial. A 
Commercial land 
use designation 
allows multifamily 
development at 
varying scales and 
intensities. The 
requested C-2 
HGT/WVR 
DNS/WVR zoning 
is consistent with 
the Commercial 
General Plan Land 
Use Map 
designation and 
compatible with existing and future land uses envisioned in the area.  
Zoning Map; Source: City of Phoenix Planning 
and Development Department 
General Plan Land Use Map; Source: City of Phoenix Planning and 
Development Department 
SUBJECT 
SITE

Staff Report: Z-33-22-2 
August 1, 2022 
Page 6 of 15 
 
 
 
The surrounding designations are as follows: 
 
North (across Sonoran Desert Drive) 
Residential 5 to 10 dwelling units per acre 
 
East and South 
Commercial 
 
West (across North Valley Parkway)  
Mixed-use (Commercial and Residential 5 to 10 dwelling units per acre) 
 
SURROUNDING USES AND ZONING 
3.  
North of the site, across Sonoran Desert Drive, are single-family residences 
zoned PCD NBCOD (Approved R-2 PCD NBCOD) (Planned Community 
District, North Black Canyon Overlay District, Approved Multifamily Residential, 
Planned Community District, North Black Canyon Overlay District).  
 
East of the site is vacant land containing a wash and one of the residential 
buildings of the multifamily residential development to the south. This area ia 
zoned C-2 HGT/WVR NBCOD (Intermediate Commercial, Height Waiver, North 
Black Canyon Overlay District). 
 
The property south of the site is a multifamily residential development zoned C-
2 HGT/WVR NBCOD (Intermediate Commercial, Height Waiver, North Black 
Canyon Overlay District). 
 
West of the site, across North Valley Parkway, is vacant land zoned C-2 M-R 
NBCOD (Intermediate Commercial, Mid-Rise, North Black Canyon Overlay 
District). 
 
 
NORTH BLACK CANYON CORRIDOR PLAN 
4. 
The subject site is within the North Black Canyon Corridor Plan. The Phoenix 
City Council adopted the Corridor Plan in 1999 to guide growth and 
development within the planned area. The proposal is consistent with the intent 
of the following goals from the plan: 
 
• Goal 2: Achieve a balance between employment and housing. 
The proposed development enhances a mixture of uses within the area 
by locating housing units within close proximity to existing and future 
employment opportunities, such as the Taiwan Semiconductor 
Manufacturing Company and W. L. Gore Campus. 
 
• Goal 4: Preserve North Sonoran Desert amenities and use these features 
to define community form and identity.

Staff Report: Z-33-22-2 
August 1, 2022 
Page 7 of 15 
 
 
As depicted on the site plan, the developer intends to provide access to 
the wash area east of the site, an existing desert feature that provides 
character and identity to the Village. 
 
 
NORTH BLACK CANYON OVERLAY DISTRICT 
5. 
The subject site is within the North Black Canyon Overlay District (NBCOD).  
The City Council adopted the NBCOD in 2001 in order to implement the designs 
and concepts of the North Black Canyon Corridor Plan. The NBCOD ensures 
development is compatible with the desert environment by providing 
comprehensive design guidelines. The development will be consistent with the 
NBCOD guidelines by developing buildings with a desert color palette, as 
depicted in the building elevations submitted by the applicant. Building design is 
further discussed in Background Item No. 7. 
 
 
PROPOSAL 
6. 
The conceptual site plan proposes 343 multifamily units across nine buildings 
up to a maximum height of 48 feet. These units are composed of 25 studio 
units, 153 one-bedroom units, 152 two-bedroom units, and 13 three-bedroom 
units. 
 
The primary entry to the site provides ingress and egress to Sonoran Desert 
Drive and a gated secondary access drive is depicted at the southwest corner of 
the site. 
Proposed Site Plan; Source: Design Studio Architects

Staff Report: Z-33-22-2 
August 1, 2022 
Page 8 of 15 
 
 
There are various open space and amenity areas dispersed throughout the site.  
The development is proposed to have a clubhouse, pool, spa, outdoor amenity 
area, and dog park. The development will also provide connection via a 
pedestrian gate to the wash area just east of the site.  
 
The site plan also depicts pedestrian pathways throughout the site, to ensure 
that the developer provides direct pedestrian pathways for residents, staff is 
recommending Stipulation No. 11. Additionally, paths that cross parking 
surfaces should be differentiated from the drive aisles and parking surfaces, as 
recommended in Stipulation No. 13. 
 
Staff is recommending general conformance to the site plan, per Stipulation No. 
1, to ensure the site is developed as depicted on the site plan; utilization of the 
R-5 Planned Residential Development option, per Stipulation No. 2; and limiting 
the maximum density to 22 dwelling units per acre, per Stipulation No. 3. Staff is 
also recommending Stipulation No. 4 to ensure the development provides a 
greater number of amenities due to the number of units proposed on the site.   
 
 
7. 
The conceptual building elevations depict three- and four-story residential 
buildings. The elevations include a variety of exterior colors and materials 
including stucco, horizontal siding, and stone veneer. Each building creates 
architectural interest with textural changes, various window sizes, offsets, and 
varied roof heights. The conceptual building elevations depict a maximum height 
of four stories and 48 feet to the top of the roof. Staff has stipulated general 
conformance to the submitted building elevations to ensure quality design is 
carried through the development. This is addressed in Stipulation No. 1. 
 
 
 
4-Story Elevation, Pool View; Source: Design Studio Architects 
3-Story Elevation, Street View; Source: Design Studio Architects

Staff Report: Z-33-22-2 
August 1, 2022 
Page 9 of 15 
 
 
8. 
The North Gateway Solid Waste and Recycling Transfer Facility, located 
approximately 0.38 miles southwest of the subject sire is an industial use that 
has been in operation since 2005 and could cause noise, odors, or other 
impacts to future residents of this project. Additionally, approximately 0.43 miles 
southeast of the site is a granite mining operation which could cause further 
impacts to the surrounding area. Staff is proposing Stipulation Nos. 22 and 23 to 
ensure future buyers and/or renters are notified about the existence and 
operational characteristics of the above uses. 
 
 
 
CITYWIDE STUDIES AND POLICIES 
9. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. By investing in trees and the urban forest, the city can 
reduce its carbon footprint, decrease energy costs, reduce storm water runoff, 
increase biodiversity, address the urban heat island effect, clean the air, and 
increase property values. In addition, trees can help to create walkable streets 
and vibrant pedestrian places. Staff is recommending robust tree planting 
standards, with large caliper trees in the landscape strip between the sidewalk 
and back of curb along North Valley Parkway and Sonoran Desert Drive. This is 
addressed in Stipulation Nos. 9 and 10. Additionally, the developer will provide 
enhanced shading for uncovered surface parking lot areas. This is addressed in 
Stipulation No. 8. 
 
 
10. 
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. In addition to detached sidewalks, a 
multi-use trail, and a shared use path, the project will also incorporate bicycle 
parking spaces throughout the development, which will be installed per the 
requirements of the Walkable Urban (WU) Code. These elements are 
addressed in Stipulation Nos. 6, 7, 9, 10, and 18. 
 
 
11. 
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. 
Bicycle lanes have been designated within Sonoran Desert Drive, south of the 
subject site. Staff recommends bicycle parking be provided for both residents 
and guests. Bicycle parking is addressed in Stipulation No. 18. 
 
 
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

Staff Report: Z-33-22-2 
August 1, 2022 
Page 10 of 15 
 
 
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 providing an opportunity for residential units to be 
developed at the intersection of two major arterial streets. 
 
 
13. 
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 Section 716 of the Phoenix Zoning Ordinance and expand its 
recycling and other waste diversion programs. The application documents 
submitted by the applicant indicated that any opportunities for recycling will be 
evaluated during the site planning process. 
 
 
COMMUNITY INPUT SUMMARY 
14. 
At the time the staff report was written, staff has received three items of 
correspondence regarding this request. Correspondence expressed concerns 
regarding additional apartments in the area, lack of concern for future 
infrastructure, and proposed or increased density. 
 
 
INTERDEPARTMENTAL COMMENTS 
15. 
Fire Prevention, Fire Department 
Fire Prevention does not anticipate any problems with the referenced case. 
However, the project team should be aware of the requirements for fire 
apparatus access road, turning radius, width and clear heights, access through 
security gates, as well as marking the fire apparatus access road in accordance 
with Chapter 5 of the 2018 Phoenix Fire Code. The site and or building(s) shall 
comply with the 2018 International Fire Code (IFC) with Phoenix Amendments. 
Currently, the water supply (GPM and PSI) for the referenced case is unknown. 
The water supply is required to meet fire flow as defined by Appendix B of the 
2018 IFC with Phoenix Amendments. 
 
 
16. 
Pedestrian Safey, Street Transportation Department 
The Pedestrian Safety Coordinator requested that the developer provide direct 
pedestrian access, with a path and gate, from the northwest corner of the site to 
the signalized intersection at Sonoran Desert Drive and North Valley Parkway. 
This is addressed in Stipulation No. 12.   
 
 
17. 
Public Transportation Department

Staff Report: Z-33-22-2 
August 1, 2022 
Page 11 of 15 
 
 
The Public Transportation Department indicated that the applicant should add a 
bus pad to the deceleration lane just east of North Valley Parkway. This is 
addressed in Stipulation No. 19. 
 
 
18. 
Street Transportation Department 
The Street Transportation Department provided the following comments: 
 
• Sonoran Desert Drive and North Valley Parkway are identified as A-
Section roadways on the City Council approved Street Classification 
Map. The developer shall provide the appropriate right-of-way 
dedications, detached sidewalks, and roadway median island. This is 
addressed in Stipulation Nos. 9, 10, 14, 15, 16, and 17. 
 
• The subject site is located along established bike lanes and multiple flat-
land and mountain trails. The developer shall provide secured bicycle 
parking and guest parking as recommend in the Walkable Urban Code 
for multifamily. This is addressed in Stipulation No. 18. 
 
 
OTHER 
19. 
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's 
Mayor's Monarch Pledge. This pledge commits the city to take action to 
support the monarch butterfly population. In the United States, loss of milkweed 
habitat is a major factor in the decline of the monarchs. Arizona has at least 29 
species of milkweed native to the state. Adult monarchs feed on the nectar of 
many flowers, but they breed only where milkweeds are found. To support the 
monarch butterfly population, Stipulation No. 5 addresses the planting of 
milkweed shrubs, or other native nectar plant species, on the subject site. 
 
 
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 Archaeology Office must be notified immediately and allowed 
time to properly assess the materials. This is addressed in Stipulation No. 20. 
 
 
21. 
Staff has not received a completed form for the Waiver of Claims for Diminution 
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required 
by the rezoning application process. Therefore, a stipulation has been added to 
require the form be completed and submitted prior to preliminary site plan 
approval. This is addressed in Stipulation No. 21. 
 
 
22. 
Development and use of the site are subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements.  
Other formal action such as, but not limited to, zoning adjustments and 
abandonments, may be required.

Staff Report: Z-33-22-2 
August 1, 2022 
Page 12 of 15 
 
 
Findings 
 
1. 
The development is consistent with the General Plan Land Use Map designation 
of Commercial.  
 
 
2. 
The C-2 HGT/WVR DNS/WVR NBCOD zoning district will allow development that 
is consistent in character with the North Black Canyon Corridor Plan and Overlay 
District. 
 
 
3. 
The proposal will provide high quality multifamily residential development which 
will help alleviate the housing shortage in Phoenix and provide residents with an 
alternative housing option. 
 
Stipulations 
 
1. 
The development shall be in general conformance with the site plan and 
elevations date stamped July 12, 2022, as modified by the following stipulations 
and approved by the Planning and Development Department. 
 
 
2. 
The development shall utilize the R-5 Planned Residential Development option. 
 
 
3. 
The maximum density for the project shall not exceed 22 dwelling units per acre. 
 
 
4. 
A minimum of four amenities shall be provided, such as a pool, ramadas, a 
bicycle repair station, clubhouse, or similar element, as approved by the Planning 
and Development Department. 
 
 
5. 
A minimum of 10% of the required shrubs, shall be a milkweed or other native 
nectar species, and shall be planted in groups of three or more, as approved by 
the Planning and Development Department. 
 
 
6. 
The developer shall construct a minimum 5-foot-wide shared use path (SUP) 
within a sidewalk easement along the east side of North Valley Parkway, as 
approved by the Planning and Development Department.  Where conflicts or 
restrictions exist, the developer shall work with the Site Planning section on an 
alternate design through the technical appeal process. 
 
 
7. 
The developer shall dedicate a 30-foot-wide multi-use trail easement (MUTE) 
along the south side of Sonoran Desert Drive and construct a minimum 10-foot-
wide multi-use trail (MUT) within the easement in accordance with the MAG 
supplemental detail and as approved by the Planning and Development 
Department.  Where conflicts or restrictions exist, the developer shall work with 
the Site Planning section on an alternate design through the technical appeal 
process.

Staff Report: Z-33-22-2 
August 1, 2022 
Page 13 of 15 
 
 
 
 
8. 
All uncovered surface parking lot areas shall be landscaped with minimum 2-inch 
caliper drought-tolerant shade trees. Landscaping shall be dispersed throughout 
the parking area and achieve 25% shade at maturity, as approved by Planning 
and Development Department. Where utility conflicts arise, the developer shall 
work with the Planning and Development Department on an alternative design 
solution. 
 
 
9. 
The developer shall construct a minimum 5-foot-wide detached sidewalk along 
the east side of North Valley Parkway with a minimum 11-foot-wide landscaped 
strip located between the sidewalk and back of curb, planted to the following 
standards, as approved by the Planning and Development Department: 
 
 
 
a. 
Minimum 2-inch caliper shade trees placed a minimum of 20 feet on center 
or in equivalent groupings. 
 
 
 
 
b. 
Drought tolerant shrubs and vegetative groundcovers maintained to a 
maximum height of 24 inches to provide a minimum of 50% live coverage 
at maturity. 
 
 
 
 
c. 
Where utility conflicts arise, the developer shall work with the Planning and 
Development Department on an alternative design solution consistent with 
a pedestrian environment. 
 
 
10. 
The developer shall construct a minimum 5-foot-wide detached sidewalk along 
the south side of Sonoran Desert Drive with a minimum 11-foot-wide landscaped 
strip located between the sidewalk and back of curb, planted to the following 
standards, as approved by the Planning and Development Department: 
 
 
 
a. 
Minimum 2-inch caliper shade trees placed a minimum of 20 feet on center 
or in equivalent groupings. 
 
 
 
b. 
Drought tolerant shrubs and vegetative groundcovers maintained to a 
maximum height of 24 inches to provide a minimum of 50% live coverage 
at maturity. 
 
 
 
c. 
Where utility conflicts arise, the developer shall work with the Planning and 
Development Department on an alternative design solution consistent with 
a pedestrian environment. 
 
 
11. 
Pedestrian pathways shall be provided to connect building entrances, public 
sidewalks, bus stops, and community amenities, using the most direct route for 
pedestrians, as approved by the Planning and Development Department.

Staff Report: Z-33-22-2 
August 1, 2022 
Page 14 of 15 
 
 
12. 
The developer shall provide direct pedestrian access (path and gate) from the 
northwest corner of the site to the signalized intersection at Sonoran Desert Drive 
and North Valley Parkway, as approved by the Planning and Development 
Department. 
 
 
13. 
Sidewalk and pedestrian path crossings, constructed of decorative pavers, 
stamped or colored concrete, or another material, other than those used to pave 
the parking surfaces and drive aisles, shall be provided across drive aisles, as 
approved by the Planning and Development Department. 
 
 
14. 
The developer shall dedicate a minimum of 70-feet of right-of-way and construct 
the south side of Sonoran Desert Drive, as approved by the Planning and 
Development Department. 
 
 
15. 
The developer shall dedicate a minimum of 70-feet of right-of-way and construct 
the east side of North Valley Parkway, as approved by the Planning and 
Development Department. 
 
 
16. 
The developer shall construct a minimum 24-foot-wide landscaped median along 
Sonoran Desert Drive, as approved by the Street Transportation Department. 
 
 
17. 
The developer shall construct all streets within and adjacent to the development 
with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, 
landscaping and other incidentals, as per plans approved by the Planning and 
Development Department. All improvements shall comply with all ADA 
accessibility standards.   
 
 
18. 
The developer shall provide secured bicycle parking per Section 1307 of the City 
of Phoenix Zoning Ordinance. Additionally, a minimum of 17 bicycle parking 
spaces shall be provided through Inverted U and/or artistic racks located near 
building entrances and installed per the requirements of Section 1307.H. of the 
Phoenix Zoning Ordinance, as approved by the Planning and Development 
Department. Artistic racks shall adhere to the City of Phoenix Preferred Designs 
in Appendix K of the Comprehensive Bicycle Master Plan. 
 
 
 
19. 
The right-of-way shall be dedicated, and a bus stop pad constructed along the 
deceleration lane east of North Valley Parkway, as approved by the Planning and 
Development Department.   
 
 
20. 
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-33-22-2 
August 1, 2022 
Page 15 of 15 
 
 
21. 
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. 
 
 
22. 
Prior to final site plan approval, the property owner shall record documents that 
disclose to purchasers of the property the existence and operational 
characteristics of active mining operations and the North Gateway Solid Waste 
and Recycling Transfer Facility. 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. 
 
 
23. 
Prior to occupancy, signage must be provided within the development’s 
sales/leasing office (or equivalent signage) that is visible to prospective renters or 
purchasers which discloses the existence and operational characteristics of active 
mining operations and the North Gateway Solid Waste and Recycling Transfer 
Facility, as approved by the Planning and Development Department. 
 
Writer 
Julianna Pierre 
August 1, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Sketch map 
Aerial sketch map 
Conceptual site plan date stamped July 12, 2022 
Conceptual building elevations date stamped July 12, 2022 (2 pages) 
Correspondence (3 pages)

Z-34-01
Z-43-99
Z-12-11
Z-6-12
Z-22-15
Z-6-12
Z-43-99
*
*
*
*
*
*
*
PCD
R-3A
R1-8
PCD
PCD
C-2 HGT/WVR
C-2 M-R
R-2
R1-8 PCD*
Z-34-01
24TH DR
22ND LN
24TH AVE
GLORIA LN
25TH LN
BALAO DR
NORTH VALLEY PKWY
SONORAN DESERT DR
North Black Canyon
Corridor Plan and
Overlay District
PY
R
AM
ID PEAK PKWY
51ST AVE
19TH AVE
CAREFREE HWY
DOVE VALLEY RD
DYNAMITE RD
I-17
NORTH GATEWAY VILLAGE
CITY COUNCIL DISTRICT: 2
APPLICANT'S NAME:
APPLICATION NO.
Z-33-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
15.86 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 HGT/WVR NBCOD
C-2 HGT/WVR DNS/WVR NBCOD
CONVENTIONAL OPTION
230
690
*   UNITS P.R.D. OPTION
276
828
LGC
DATE:
5/16/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 54-23
ZONING MAP
Q-7
REQUESTED CHANGE:
FROM: C-2 HGT/WVR NBCOD ( 15.86 a.c.)
TO: C-2 HGT/WVR DNS/WVR NBCOD ( 15.86 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-33-22.mxd
Z-33-22
0.05
0
0.05
0.025
Miles

Z-34-01
Z-43-99
Z-12-11
Z-6-12
Z-22-15
Z-6-12
Z-43-99
*
*
*
*
*
*
*
PCD
R-3A
R1-8
PCD
PCD
C-2 HGT/WVR
C-2 M-R
R-2
R1-8 PCD*
Z-34-01
24TH DR
22ND LN
24TH AVE
GLORIA LN
25TH LN
BALAO DR
NORTH VALLEY PKWY
SONORAN DESERT DR
North Black Canyon
Corridor Plan and
Overlay District
PY
R
AM
ID PEAK PKWY
51ST AVE
19TH AVE
CAREFREE HWY
DOVE VALLEY RD
DYNAMITE RD
I-17
NORTH GATEWAY VILLAGE
CITY COUNCIL DISTRICT: 2
APPLICANT'S NAME:
APPLICATION NO.
Z-33-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
15.86 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 HGT/WVR NBCOD
C-2 HGT/WVR DNS/WVR NBCOD
CONVENTIONAL OPTION
230
690
*   UNITS P.R.D. OPTION
276
828
LGC
DATE:
5/16/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 54-23
ZONING MAP
Q-7
REQUESTED CHANGE:
FROM: C-2 HGT/WVR NBCOD ( 15.86 a.c.)
TO: C-2 HGT/WVR DNS/WVR NBCOD ( 15.86 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-33-22.mxd
Z-33-22
0.05
0
0.05
0.025
Miles

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Good Afternoon Julianna,  
  
I am writing regarding the multi-family density request, case Z-33-22.  
  
As a Sonoran Foothills resident and former member of the North Gateway VPC. I would like to voice my extreme o
pposition to not only the the increased density, but the entire project.  
  
I believe that there are already an excessive number of multi-family developments in this area. I have already seen a
n increase in crime, a ridiculous increase in traffic.   
  
I am also concerned about the city encouraging what appears to be unbridled and poorly thought out development. T
here are daily headlines regarding impending water shortages and yet the city continues to chase the almighty tax dol
lar at the expense of all residents and businesses.  
  
I would love to attend the VPC meeting, unfortunately, I have other obligations. Please consider this my comment an
d include it in the file.  
  
Scott Freeman

From:
MICHAEL ROBERSON
To:
Julianna Pierre
Subject:
Case Z-33-22 Comments
Date:
Monday, May 16, 2022 11:37:37 AM
Julianna,
We received notice of the case listed above and the consideration to change zoning to more
dense homes for more apartments.  When we purchased in Sonoran Foothills the public report,
City, and HOA were very concerned about keeping the northern corridor more natural with
required percentage of desert plants in every yard, etc.  Recently it seems like the City is just
interested in approving low end housing, apartments, and dense commercial with no respect
for the northern corridor desert.  I am adamantly against any additional zoning amendments to
allow more dense housing and the absolute ruining of the corridor.  I just wanted to make my
opinion known although I know it is probably a moot point.  Thanks so much for taking the
time to read and I hope all is well and that you have a great week.
Sincerely,
Mike Roberson
32016 N. 19th Lane
Phoenix, AZ 85085

From:
Ben Freeman
To:
Julianna Pierre
Subject:
Case number Z-33-22
Date:
Saturday, May 21, 2022 8:12:51 AM
Ms. Pierre,
My name is Ben Freeman and I live in the North Gateway neighborhood of Sonoran Foothills.
I am writing to voice my opposition to the proposed changes to density and or yet another apartment complex.
As a member of Law Enforcement I moved to a nice neighborhood away from apartments as I know first hand the
issues that they bring to communities. As a member of local government I am sure you hear about these issues as
well.
In addition to the normal issues with apartments, this continued sprawl all over Phoenix has me concerned with the
lack of care by decision makers for the future. Water infrastructure, law enforcement, fire, etc.
Please add this letter as my strong opposition to another apartment complex in this area. 
Thank you for the consideration,
Ben Freeman