Attachment B - Staff Report - Z-3-22-3.pdf
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Staff Report Z-3-22-3
12th & Greenway PUD
August 10, 2022
Deer Valley Village Planning Committee
Meeting Date:
August 11, 2022
Planning Commission Hearing Date:
September 1, 2022
Request From:
C-2 (Intermediate Commercial) (3.96
acres) and C-2 HGT/WVR DNS/WVR
(Intermediate Commercial, Height
Waiver and Density Waiver) (5.54
acres)
Request To:
PUD (Planned Unit Development)
(9.50 acres)
Proposed Use:
Multifamily residential
Location:
Approximately 175 feet north of the
northwest corner of 12th Street and
Greenway Parkway
Owner:
Donald Valk
Applicant/Representative:
Nick Wood, Esq., Snell & Wilmer,
LLP
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map Classification
12th Street
Local
30-foot west half street
9th Street
Local
25-foot east half street
Phelps Road
Local
25-foot south half street
Greenway
Parkway
Arterial
Varies, 79 to 55-foot north
half 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-3-22-3
August 10, 2022
Page 2 of 14
The 12th and Greenway Planned Unit Development (PUD proposes multifamily
residential that is compatible in scale and intensity with the surrounding area. The
proposal is located in a mixed-use corridor where nearby properties are multifamily or
commercial. The project site is also near existing employment and commercial
centers to the north and west. The proposed multifamily residential community
promotes the sustainability of nearby commercial and transit uses.
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 12th and Greenway PUD sets forth extensive landscaping standards designed to
provide robust tree shade cover along its street frontages, as well as within and
throughout the overall development. Detached sidewalks along all street frontages
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.
CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the acquisition of
vacant, underutilized and blighted parcels for appropriate redevelopment,
compatible with the adjacent neighborhood character and adopted area plans.
The proposed rezoning allows for the opportunity to provide appropriate residential
development on an underutilized parcel. As proposed and stipulated, the PUD is
designed to be sensitive to the surrounding neighborhood and compatible with the
surrounding residential and commercial uses. There are appropriate use restrictions,
building and landscape setbacks, open space areas, and a combination of walls and
landscaping for screening and pedestrian comfort.
Applicable Plans, Overlays, and Initiatives
Tree and Shade Master Plan – See Background Item No. 7.
Housing Phoenix Plan – See Background Item No. 8.
Complete Streets Guidelines – See Background Item No. 9.
Zero Waste PHX – See Background Item No. 10.
Staff Report: Z-3-22-3
August 10, 2022
Page 3 of 14
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant
C-2, C-2 HGT/WVR DNS/WVR
North
Commercial, self-service
storage, day care
C-2, C-2 SP, R-3 SP
South
(Across
from
Greenway
Parkway)
Drainage channel and single-
family residential
S-1, PAD-6
East
Multifamily residential
R-3A
West
Restaurant
PSC
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 9.50 located approximately 175 feet north of the
northwest corner of 12th Street and Greenway Parkway from C-2
(Intermediate Commercial) and C-2 HGT/WVR DNS/WVR (Intermediate
Commercial, Height Waiver and Density Waiver) to PUD (Planned Unit
Development) to allow for multifamily residential.
2.
The subject site was annexed in 1965 with equivalent S-1 zoning and has been
vacant since.
Left: 1965 Aerial
Right: 2021 Aerial
Source: City of Phoenix Planning and Development Department
The City Council adopted Rezoning Case No. Z-25-17 in 2017 establishing the
current C-2 and C-2 HGT/WVR DNS/WVR zoning for a commercial
development and a senior housing development. The height and density waiver
granted to the eastern half of the site allows for a maximum building height of
56 feet and 157 units. The western half of the site permits 30 feet in height and
up to 69 units. The PUD request is intended to unify development standards
and to distribute the height more evenly across the entire span of the subject
site. Two different multifamily product options are proposed. The western half
proposes three-story townhomes with a 36-foot height maximum and the
eastern half proposes a four-story apartment building with a proposed
Staff Report: Z-3-22-3
August 10, 2022
Page 4 of 14
maximum height of 48 feet. The number of units proposed for the site are 360
(37.89 units per dwelling acre).
Proposed Site Plan, Source: Snell and Wilmer
3.
The subject
site is
designated
Commercial
on the
General Plan
Land Use
Map. The
PUD is
consistent
with this Land
Use Map
designation.
North and
west of the
site are
designated
Commercial.
General Plan Land Use Map, Source: City of Phoenix Planning
and Development Department
East of the site is a Residential 15+ dwelling unit per acre designation and
south of the site is designated parks/open space - publicly owned.
Staff Report: Z-3-22-3
August 10, 2022
Page 5 of 14
SURROUNDING USES AND ZONING
4.
The subject site is zoned C-2 and
C-2 HGT/WVR DNS/WVR and is
currently vacant. It is located south
and southwest of a nearby
retail/restaurant node located at 7th
Street and Bell Road.
North and west of the site is zoned
C-2, C-2 SP, PSC, and R-3 SP for
commercial uses including a
restaurant, furniture store, self-
service storage, and day care. East
of the site is zoned R-3A and
developed with a multifamily
apartment community. South of the
subject site is a City owned drainage
channel zoned S-1. Approximately 360 feet south of the site is a single-family
subdivision zoned PAD-6, and the nearest single-family residential lot is
approximately 510 feet away.
The proposal is consistent with the uses in the surrounding neighborhood and
with the scale of the current entitlements on the site. In addition, the proposal
incorporates limitations on building height to better match the surrounding built
environment, as well as design guidelines that ensure parking is screened and
a comfortable pedestrian experience can occur both around and through the
site.
PROPOSAL AND DEVELOPMENT STANDARDS
5.
The proposal was developed utilizing the PUD zoning designation, which
allows an applicant to propose uses, development standards and design
guidelines for a site. One of the goals of this process is to allow the applicant to
develop standards that respond to the surrounding environment more so than
conventional zoning districts allow. The end result is property rezoned with
standards crafted specifically for the site. Where the PUD narrative is silent on
a requirement, the applicable Zoning Ordnance provisions will be applied.
Stipulation No. 1. requires that the PUD Development Narrative be updated
with all stipulated updates after City Council adoption.
6.
Below is a summary of the proposed standards for the subject site as described
in the attached PUD Development Narrative date stamped July 21, 2022. The
proposed standards were designed to allow for multifamily residential and offer
the flexibility to develop commercial uses as limited in the narrative.
List of Uses
The PUD Narrative proposes multifamily residential dwelling units and offers
Zoning Aerial Map, Source: Planning
and Development Department
Staff Report: Z-3-22-3
August 10, 2022
Page 6 of 14
flexibility to develop commercial uses as an alternative. The PUD allows uses
from the C-2 district, while restricting those uses that are incompatible with the
surrounding area such as single-family attached and single-family detached
uses, auto oriented businesses such as service stations and repair shops,
tobacco and medical marijuana, and special permit uses otherwise permitted in
the C-2 district. If the site were to develop under the C-2 district, then all C-1
and C-2 commercial uses would be permitted.
Conceptual Site Plan and Development Standards
The development’s main ingress and egress points are along Phelps Road
(three) and Greenway Parkway (one). The Greenway Parkway driveway serves
as a thoroughfare for the surface parking of the multifamily townhomes and
connects to Phelps Road. A pedestrian accessway/paseo provides public
pedestrian access through the site from Greenway Parkway to Phelps Road.
The other two ingress egress points on Phelps Road are for entering the
wrapped parking structure which provides parking for the multifamily
residences.
Conceptual Site Plan, Source: Humphreys & Partners Architects, L.P.
The proposed PUD proposes a maximum of 360 units. The existing zoning on
the site would allow up to 358 units, however there are stipulations as part of
Rezoning Case No. Z-25-17-3 that limit the number of units on the site. The
eastern portion of the site, which was proposed for a multifamily/assisted living
development is limited to 157 units. The remaining western portion of the site,
which was proposed for commercial development, would allow up to 69 units.
However, a stipulation modification would likely be needed to develop
multifamily residential on the eastern portion of the lot since the rezoning case
stipulated general conformance to a site plan showing commercial
development.
Staff Report: Z-3-22-3
August 10, 2022
Page 7 of 14
PROPOSED STANDARDS
Standard
Proposed
Building Height
Maximum 38 feet (3 stories) for townhomes
Maximum 48 feet (4 stories) for the multifamily residential
Building Setbacks
Greenway Parkway
Minimum 20 feet, 30 feet average
12th Street
Minimum 20 feet
9th Street
Minimum 15 feet
Phelps Road
Minimum 10 feet (with exclusion for fences and screen walls)
Building Separation Minimum 10-foot building separation for the townhome
portion of the site.
Maximum Lot
Coverage
Maximum 40% of total net site area
Open Space
Minimum 10% of total net site area. Exclusive of landscape
setbacks and private ground level patios or private
balconies.
The proposed maximum height of the project is 48 feet, with a portion of the site
being limited to 38 feet. Stipulation No. 1.b. is recommended to clarify where the
building height restrictions apply.
The site is located on a corner lot along an arterial street with nearby
transportation routes. The site is also located more than 500 feet to the nearest
single-family residential uses with no direct access to residential neighborhoods.
Impact to traffic and mitigation measures will be finalized with the Street
Transportation Department prior to any final permit issuance as part of the
development process.
The lot coverage proposed for the project is 40 percent. This amount is less
than the 45 percent coverage of a typical multifamily project. The proposal
includes a generous 57,500 square feet of open space, exceeding the minimum
five percent open space requirement for multifamily developments. Five percent
of the gross site area is 20,691 square feet, therefore, the open space proposed
exceeds ordinance standards and will serve as an amenity to residents and
visitors.
Landscape Standards
The PUD proposes a minimum landscape setback of 20 feet along Greenway
Parkway and 12th Street, a minimum 15-foot landscape setback on 9th Street,
and a minimum 10-foot landscape setback on Phelps Road. In addition, there
will be landscape strips between the back of curb on the right-of-way and the
sidewalk. The landscape strips are in addition to the landscape setbacks. The
Staff Report: Z-3-22-3
August 10, 2022
Page 8 of 14
landscape areas will incorporate a mixture of two- and three-inch caliper trees
along all perimeters of the site.
Standard
Proposed
Landscape Setbacks
Greenway Parkway and 12th Street
Minimum 20 feet
9th Street
Minimum 15 feet
Phelps Road
Minimum 10 feet
Landscape Streetscape
Greenway Parkway
Minimum 5-foot detached sidewalk
Minimum 11-foot landscape strip between
back of curb and sidewalk
12th Street
Minimum 8-foot detached sidewalk
Minimum 8-foot landscape strip between back
of curb and sidewalk
9th Street
Minimum 6-foot detached sidewalk
Minimum 8-foot landscape strip between back
of curb and sidewalk
Phelps Road
Minimum 5-foot detached sidewalk
Minimum 5-foot landscape strip between back
of curb and sidewalk
Parking
The PUD proposes 548 parking spaces. Twenty-eight multifamily townhomes
will have reserved surface parking spaces at a ratio of 2.25 spaces per unit
including guest parking. The multifamily apartment units will have unreserved
parking spaces within the wrapped parking garage at 1.55 parking spaces per
unit. The City of Phoenix Zoning Ordinance does not require guest parking for
unreserved spaces and only requires 1.5 spaces per unit for two-bedroom units.
Therefore, the applicant is exceeding current parking requirements by providing
14 more guest parking spaces than are required per code for the multifamily
apartment units.
Staff Report: Z-3-22-3
August 10, 2022
Page 9 of 14
Parking Calculations, Source: PUD Narrative
Design Guidelines
The PUD sets forth a list of design requirements for the overall architecture of
the site, as well as walls and fences, garage screening, landscaping materials,
open space, and site amenities. These design requirements will ensure high-
quality development that will be a visual benefit to the community. Standards for
building design include cohesive architectural theme, articulation in the façade,
and variations in height, as well as providing eyes on the street to increase
visibility and create a safer pedestrian realm.
Elevations, Source: Humphreys & Partners Architects, L.P.
Multifamily Townhome Elevation – Source: Humphreys & Partners Architects,
L.P.
Staff Report: Z-3-22-3
August 10, 2022
Page 10 of 14
Signs
Signage shall comply with the Phoenix Zoning Ordinance.
Sustainability
The PUD proposes a number of items to incorporate sustainability, including
climate-sensitive materials, LED lighting, low water usage plumbing fixtures,
drought-tolerant landscaping, and 75 percent shade on public sidewalks.
AREA PLANS, OVERLAY DISTRICTS AND INITIATIVES
7.
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. The PUD includes standards for enhanced tree
sizes along its four street frontages which will help shade the public sidewalks.
8.
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 of housing types that will
address the supply shortage at a more rapid pace while using vacant land in a
more sustainable fashion.
9.
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, the PUD requires shading that exceeds
underlying zoning requirements to achieve 75 percent shading for public
pedestrian sidewalks. Bicycle parking will be installed per the requirements in
the city’s Walkable Urban (WU) Code. A paseo located approximately at the
midpoint of the site will provide a convenient north to south connection from
Greenway Parkway to Phelps Road providing shade and comfort for pedestrians
wanting to access the commercial center to the north or the trail to the south.
These elements will help improve the pedestrian environment and create streets
conducive to multi-modal transportation options. Additionally, the applicant has
Staff Report: Z-3-22-3
August 10, 2022
Page 11 of 14
provided a Complete Streets section in the Development Narrative promoting
the Complete Streets Guidelines.
10.
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. Recycling services will be
provided. The provision of recycling is addressed in the PUD narrative (page
20).
COMMUNITY INPUT SUMMARY
11.
As of the writing of this report, staff has received 47 letters/emails in opposition,
a petition in opposition, a petition for an in-person meeting, and eight
letters/emails in support regarding this proposed rezoning application. Concerns
included density, height, and traffic generation.
INTERDEPARTMENTAL COMMENTS
12.
The Street Transportation Department provided comments related to the
following items:
• Replenish landscaping and submitting median island landscape drawings
for the landscape median along Greenway Parkway.
• Dedication of a sidewalk.
• A Traffic Impact Study with a signal warrant analysis for the intersection
of 12th Street and Greenway Parkway.
• Constructing all streets within and adjacent to the development with all
required elements, and in compliance with all ADA accessibility
standards.
These are addressed in Stipulation Nos. 2 through 5.
13.
The Public Transit Department has required clearly defined, accessible
pedestrian pathways to connect all main site elements and public sidewalks;
and visually contrasting pedestrian pathways, where they intersect drive aisles.
The department further required that all sidewalks be shaded to 75 percent at
tree maturity and ensuring pedestrian access to the bus stops on Greenway
Parkway and Bell Road. These standards have been incorporated into the PUD
narrative as regulatory standards.
14.
The Fire Prevention division of the Fire Department does not anticipate any
problems associated with this rezone case but shall require the site and/or
buildings to comply with the Phoenix Fire Code. The water supply (GPM and
PSI) is not known at this location, and additional water supply may be required
Staff Report: Z-3-22-3
August 10, 2022
Page 12 of 14
to meet the required fire flow per the Phoenix Fire Code.
15.
The Water Services Department has reviewed the request and has determined
that the following new public water main extensions are required.
• A new public water main extension is required within the right of way of
Greenway Parkway, from 9th Street to 12th Street The minimum size of
the new water main extension shall be 12-inch DIP.
• A new public water main extension is required within the right of way of
9th Street, from Greenway Parkway to Phelps Road. The minimum size
of the new water main extension shall be 8-inch
• DIP A new public water main extension is required within the right of way
of Phelps Road, from valve #321 to valve #318. The minimum size of the
new water main extension shall be 8-inch DIP.
16.
The Aviation Department has reviewed the request and determined that the
applicant shall provide notice to prospective purchasers and tenants of the
location and operational characteristics of the Deer Valley Airport and that the
property owner will provide a No Hazard Determination from the FAA. This is
addressed in Stipulation Nos. 6 and 7.
17.
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. 8.
18.
Staff has not received a completed form for the Waiver of Claims for Diminution
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required
by the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to preliminary site plan
approval. This is addressed in Stipulation No. 9.
OTHER
19.
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.
Findings
1.
The request is consistent with General Plan Land Use Map designation and several
General Plan goals and principles.
2.
The proposed development is appropriate at this location and is consistent with the
scale and existing uses in the surrounding area.
Staff Report: Z-3-22-3
August 10, 2022
Page 13 of 14
3.
The proposal will provide residential development on an underutilized parcel and will
facilitate pedestrian-oriented design and promote a safer walking environment.
Stipulations
1.
An updated Development Narrative for the 12th and Greenway 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 21, 2022, as modified by the following stipulations:
a.
Front Cover: Remove “Submittal” dates and revise to add the following: City
Council adopted: [Add adoption date].
b.
Page 10, Development Standards, D1:Development Standards Table, Section
D1.e Maximum Building Height: Update the header to, “Starting from the West
Property Line”.
2.
The developer shall replenish the existing median island along Greenway Parkway with
trees, as approved by the Street Transportation Department. The developer will be
responsible for submitting median island landscape drawings separately to the Street
Transportation Department for review and approval. Coordinate submission with Erik
Wilson, Horticulturist, at 602-534-9898 or erik.wilson@phoenix.gov.
3.
The developer shall dedicate a sidewalk easement for any streetscape area that falls
outside of dedicated right-of-way, as approved by the Planning and Development
Department.
4.
The applicant shall submit a Traffic Impact Study to the City for this development. The
TIS shall include signal warrant analysis for the intersection of 12th Street and
Greenway Parkway. The developer shall be responsible for cost and construction of all
mitigation identified through the analysis. No preliminary approval of plans shall be
granted until the study is reviewed and approved by the Street Transportation
Department.
5.
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.
6.
The property owner shall record documents that disclose the existence, and operational
characteristics of Deer Valley Airport 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.
7.
The developer shall provide documentation to the City prior to final site plan approval
that Form 7460-1 has been filed for the development and that the development received
Staff Report: Z-3-22-3
August 10, 2022
Page 14 of 14
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.
8.
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.
9.
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
Elias Valencia
August 10, 2022
Team Leader
Racelle Escolar
Exhibits
Zoning sketch
Aerial
12th & Greenway PUD Narrative (Date stamped July 21, 2022):
https://www.phoenix.gov/pddsite/Documents/PZ/Z-3-22-3%20Narrative.pdf
Community Correspondence (69 pages)
Z-158-87
Z-306-80
Z-SP-51-96
Z-25-17
Z-318-83
Z-61-89
Z-11-03
Z-176-87
Z-365-84
Z-SP-18-91
Z-103-98
Z-25-17
Z-SP-41-83
Z-68-00
Z-365-84
Z-6-98
Z-175-85
Z-SP-20-92
*
*
*
*
*
*
*
*
*
*
*
*
*
*
C-2
C-1
R1-10
R-3A
PSC
C-2
SP
PSC
C-2
C-2 SP
C-2
SP
S-1
PAD-6
C-O/M-O
R-3
C-2 HGT/WVR DNS/WVR
C-2 SP
C-2
C-2
R-3A *
Z-119-05
9TH ST
GREENWAY PKWY
12TH ST
AIRE LIBRE AVE
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-3-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
9.50 Acres
MULTIPLES PERMITTED
*
Maximum Units Allowed with P.R.D. Bonus
C-2, C-2 HGT/WVR DNS/WVR
PUD
CONVENTIONAL OPTION
57, 241
360
*
UNITS P.R.D. OPTION
69, 289
N/A
Nick Wood, Esq., Snell & Wilmer, LLP
DATE:
1/18/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-29
ZONING MAP
M-8
REQUESTED CHANGE:
FROM: C-2 ( 3.96 a.c.)
C-2 HGT/WVR DNS/WVR ( 5.54 a.c.)
TO:
PUD ( 9.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-3-22.mxd
Z-3-22
0.045
0
0.045
0.0225
Miles
Z-158-87
Z-306-80
Z-SP-51-96
Z-25-17
Z-318-83
Z-61-89
Z-11-03
Z-176-87
Z-365-84
Z-SP-18-91
Z-103-98
Z-25-17
Z-SP-41-83
Z-68-00
Z-365-84
Z-6-98
Z-175-85
Z-SP-20-92
*
*
*
*
*
*
*
*
*
*
*
*
*
*
C-2
C-1
R1-10
R-3A
PSC
C-2
SP
PSC
C-2
C-2 SP
C-2
SP
S-1
PAD-6
C-O/M-O
R-3
C-2 HGT/WVR DNS/WVR
C-2 SP
C-2
C-2
R-3A *
Z-119-05
9TH ST
GREENWAY PKWY
12TH ST
AIRE LIBRE AVE
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-3-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
9.50 Acres
MULTIPLES PERMITTED
*
Maximum Units Allowed with P.R.D. Bonus
C-2, C-2 HGT/WVR DNS/WVR
PUD
CONVENTIONAL OPTION
57, 241
360
*
UNITS P.R.D. OPTION
69, 289
N/A
Nick Wood, Esq., Snell & Wilmer, LLP
DATE:
1/18/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-29
ZONING MAP
M-8
REQUESTED CHANGE:
FROM: C-2 ( 3.96 a.c.)
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Z-3-22
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OPPOSITION
From:
Kathleen Scimeca
To:
Elias Valencia
Subject:
332 unit, 3 story apartment complex at the north/west corner of 12st./Greenway
Date:
Sunday, April 3, 2022 2:08:02 PM
Dear Elias Valencia,
I am responding to the 12th. St/Greenway Appt proposal...My home in
Greentrails faces the proposed site of this apartment complex. It will block
my mountain views, bring noise and congestion to our community. Please
consider bringing in a business that will enhance our community and protect
our home values such as specialty stores.
Kathy Scimeca
1001 E Aire Libre AVE
Phoenix, AZ 85022
From:
Ann M. Fisher
To:
Elias Valencia
Subject:
Proposed Apt Complex/Townhomes on 12th st & Greenway
Date:
Tuesday, April 5, 2022 9:27:39 AM
Dear Ms. Valencia,
I am writing this letter to express my strong opposition for the considered apartment complex
& Townhomes to be built on 12th street and Greenway by builders Snell & Wilmer. We
already have an increasing number of homes and apartments in this area, this additional
apartment complex will put pressure on the already heavy and existing traffic congestion, air
quality and local infrastructure. The area is so congested and "packed in" already, it doesn't
make any sense to add an additional 332 unit, 3 story complex & Townhomes in this area.
Another concern is the noise from the construction of said apt complex/townhomes. Not to
mention how the construction will also affect the traffic in the area.
Finally, what is the environmental impact on adding more buildings to this area? Have you
considered or vetted what impact more buildings would mean to this area? We live in a valley
and the pollution just sits and remains stagnant. So many people have moved here, it's already
so overcrowded. This impacts not just the trails, but the surrounding neighborhood. IE:
increased traffic, noise, additional stop light(s), etc.
I ask that you and the voting city members veto this proposal by Snell & Wilmer and save our
already overcrowded neighborhood. Thank you.
Best,
Ann M. Fisher
Phoenix resident
From:
klevine@cox.net
To:
Elias Valencia
Cc:
Larry
Subject:
12th street and Greenway Townhome project
Date:
Tuesday, April 5, 2022 7:16:24 AM
Attachments:
image001.png
Hello,
My name is Kelly Levine I live at 15016 N 8th Way near to the empty property where the owner is asking to rezone and build
360 3 & 4 story high townhomes . I looked at the link which showed a rendering of what the end result would be it’s a terrible
idea. First I don’t know of any 4 story apartment looking buildings anywhere near our home yet the builder wants to make this
project on a small narrow strip of land as high as possible to extract the most money out of the property. The pictures remind
me of something that would be built in the Soviet Union after WW2. This would never be allowed to be built in Paradise Valley
likely where the owners and attorney’s live. Please do not allow this property to be rezoned.
Post WW2 Soviet Union apartments in Moscow https://www.themoscowtimes.com/2017/02/21/russias-khrushchevki-a57229
[themoscowtimes.com]
Rendered Drawing of project on 12th street https://neighborhoods.azurewebsites.net/12th-and-greenway
[neighborhoods.azurewebsites.net]
From:
maria perryman
To:
Elias Valencia
Subject:
Snell and Wilmer Rezoning Proposal
Date:
Sunday, April 10, 2022 9:16:37 PM
Good Evening,
My husband and I own our home in Greentrails, just south of 12thst and Greenway. I am writing this email to
express my strong opposition in regards to the proposed 332 unit, 3 story apartment complex at the north/west
corner of 12st and Greenway. Snell & Wilmer are asking to re-zone 9.5 acres of land so that construction can begin.
Although the proposal is for a 3 story complex, there are plans to build a 4 story car garage in order to make room
for vehicles on such a small lot. It is of my opinion that a complex of this size will not have a positive effect on our
community.
The traffic and safety concerns will be considerable, not to mention the delays that will occur related to the
construction during building. In general, the traffic in the area is already heavy as we are close to many businesses,
the 101 freeway and multi-family apartment homes (Vaseo) just west of us on 7th st and Greenway.
As mentioned, our neighborhood is adjacent to the Vaseo Apartments. Since living here, we have seen an increase in
the amount of violent crime in our area, including several shootings at those apartments. Our concern would be that
another apartment complex, like the one being proposed, would lead to a similar increase in crime.
I would also like to add that we were solicited by a man at our local park earlier this year who was asking for
signatures related to this proposal. The information the man provided was not what the online proposal actually
states. Neighbors also had conflicting information, as he told different things to different people. Several neighbors,
including myself, were approached while walking or biking; I was also told that he was continuing to solicit after
6pm. I found this to be extremely disingenuous and misleading in an attempt to get signatures.
I urge you to disapprove the proposed rezoning. From recent meetings and discussions with my neighbors, I know
my opinions are shared by many who have not managed to attend meetings or write letters/emails.
Thank you for your continued service and support of our communities,
Best Regards,
Maria Perryman & Reid Williamson
From:
Sid Bailey
To:
Elias Valencia
Subject:
proposed apartments 12th.St/Greenway
Date:
Tuesday, April 12, 2022 11:21:05 AM
Mr. Valencia,
In reference to the proposed apartment building project at 12th.St./Greenway, I am
very much concerned and against this proposal as is many of my neighbors who
reside in the Greentrails neighborhood. We already have an extremely large
apartment complex at 7th. St/Greenway as well as many other complex's near by.
More apartments will add to the congestion of our neighborhood and do nothing to
improve the value of our property. We currently have many outsiders who use and
abuse the facilities that we in the Greentrails neighborhood support and maintain
(playground, basketball courts, dog park, etc.). We also have an issue with teens
using our facilities to congregate, socialize, and party during the night. How many of
them are from the surrounding area and do not live in our community, I cannot say
but there are, no doubt, many. These teens also climb the mountain located within
our community and litter it with beer cans and the like. The last thing we need is
more high-dense housing developments in close proximity to what is already an
"attractive nuisance".
Please help us keep our neighborhood safe, secure, and free from more burden on
our local police, fire, and the current residents of our HOA.
Sid Bailey
911 East Sandra Terrace
Phoenix, AZ 85022
From:
Bob McLaughlin
To:
Elias Valencia
Cc:
MAC-1CONSTRUCTION
Subject:
9.5 rezoning at 12"th St / greenway
Date:
Monday, April 18, 2022 11:33:46 AM
Mr. Valencia,
I am a concerned homeowner and currently living in Greentrails at 9th place
and Sandra Terrace. I have lived here since 1989 in this subdivision. This area
began a serious deterioration about 1991 when the large apartment complex
on 7th street and Greenway Parkway was classified as low income. Our crime
rate escalated in that timeframe once the largest apartment in Arizona was re-
classified as low income. Multiple times I have had my mail stolen out of my
mailbox. One cannot leave their garage door open etc., bicycles continue to be
stolen. The crime rate has soared. Cars left out of the garage are regularly
broken into.
Now, from what I understand, 9.5 acres located at 12’th street / Greenway
Parkway are proposed to be rezoned for more apartments. I do not believe
this will have a positive influence for our area. Snell & Wilmer have actually
hired homeless people to come around asking us to support the rezoning of
this acreage. I am placing my vote against this re-zoning. I anticipate that there
will be a good chance that these new apartments will be also re-classified as
low income so I anticipate that the apartments will be constructed looking just
like lower cost apartment structures and will bring additional problems for our
small subdivision located just to the south of Greenway Parkway. I.e. more
crime rates and more people wanting to use our common area without
permission. I do not visualize high end luxury apartments being built by Snell &
Wilmer. Being a contractor, I visualize high density, low cost, 3 story, cheap
looking, inexpensive apartments being built.
I urge you to strongly reconsider not approving this rezoning for this 9.5 acres. I
appreciate your time in reading this message.
Thank you and Regards
Robert J McLaughlin
602-818-1614
From:
Sarah Stockham
To:
Adam Grant
Cc:
Elias Valencia
Subject:
FW: Proposed development 12th Street and Greenway
Date:
Monday, April 18, 2022 2:46:00 PM
Thank you for sending this over Adam, we will add it to the file.
Thank you,
Sarah Stockham
Planner III
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-261-8701
sarah.stockham@phoenix.gov
From: Council District 3 PCC <council.district.3@phoenix.gov>
Sent: Monday, April 18, 2022 2:40 PM
To: Sarah Stockham <sarah.stockham@phoenix.gov>
Cc: Raquel Estupinan <raquel.estupinan@phoenix.gov>; Amber R Guevara
<amber.guevara@phoenix.gov>
Subject: FW: Proposed development 12th Street and Greenway
Hello Sarah,
Please see Kathy Fatigato’s opposition email below for the Z-3-22 case.
Regards,
Adam Grant
Office of Councilwoman Debra Stark
District 3
Adam.grant@phoenix.gov
From: Kathy Maccarone <macfatich@yahoo.com>
Sent: Monday, April 18, 2022 2:22 PM
To: Debra W Stark <debra.stark@phoenix.gov>; Council District 3 PCC
<council.district.3@phoenix.gov>
Subject: Proposed development 12th Street and Greenway
Dear Councilwoman Stark,
I am writing with concerns regarding the proposed development for 12th Street and Greenway.
The project has several challenges:
--density: I believe there are over 300 apartments being proposed for this space. This is far too many.
--alignment with the neighborhood: four story apartment buildings in this location are going to appear monstrous
even if buffered by townhomes
--traffic: we live off of 16th Street and Greenway. The traffic on Greenway is already horrendous; the speed limit is
45 mph and no one ever goes the speed limit. How are vehicles going to access Greenway without a stoplight? We
don't need another 300 cars in this area.
Please take this into account as the project is considered.
Thank you
Kathy Fatigato
*******
From:
Bob McLaughlin
To:
Elias Valencia
Cc:
MAC-1CONSTRUCTION
Subject:
RE: 9.5 rezoning at 12"th St / greenway
Date:
Thursday, April 21, 2022 9:02:54 PM
Mr. Valencia,
As a follow-up to my initial message to you on April 18, 2022 which raised
concerns about traffic congestion, additional crime in our area etc. I did receive
feedback via a phone call and I received the proposed layout from the Embrey
Development team. With this additional information now being available and I
have had an opportunity to review the design concept, I am submitting
additional concerns regarding the future traffic congestion and the overall
appearance of the complex. The developer refers to these units as luxury, let
alone the density that I am seeing and the overall appearance of the structure
from the street resemble more like military barracks. If they were truly luxury,
one would think the outward appearance could be improved regarding the
overall design theme. One would think that the designer could stagger the
Greenway setbacks to some degree to make a more pleasant view from the
South looking to the North. I am assuming that the designer was handcuffed by
the development team to make sure that they maximized the total number of
living units in this relatively small 9.5 acre parcel. I see only renderings of the
Greenway Parkway South View. None of the conceptual drawings depict the
views from 9’ th Street, 12’ th Street or the Phelps road northern view. Are
these views not shown for any particular reason or is it because they are
visually unattractive? One would also think multiple pools would have been
made available to the occupants in 2-3 locations instead of just one within the
overall layout to coincide with the phrase “luxury”. One very small workout
area of approximately 1,000 Ft2 one would think would be totally unacceptable
to the future occupants.
It seems that the 4-story design along with a grand total of 360 units over this
building envelope has been maximized for total profit margin and the wording
of “Luxury” is being thrown out there as a marketing tool by the developers. In
our zip code, this will be the 1’st design that I am aware of that incorporates 4
stories. I guess we do not have building height restrictions in this “zoned
commercial area”. I am assuming the City of Phoenix Planning department is
willing and able to adjust the building height restrictions to accommodate the
proposal by Embrey Development. I already see that a Height waiver (48 feet)
has already been applied for and approved (Ref Section 623.E.1.b)! Am I
assuming correct that the height waiver was already approved by the City of
Phoenix Planning Department? Why would there not be 40-50% townhomes
instead of just 7% of the grand total being townhomes. It seems like profit
margins are the primary focus in the design concept proposed by the
developers…. As I live in the Greentrails community, I do not view this
proposal as a godsend in increasing our residential property values. Due to this
design, I believe that the opposite will occur. Additionally, the development
team refers to this Project as “medium density”. To reference 360 living units is
this 9.5 acre area is a stretch of the truth. I would reference this project a very
high density development.
The developers address the Greenway Parkway Channel as a walk area for the
new tenants. Obviously, the developers have not seen nor have they visited this
Homeless shelter area over the last 30 years. It has been a haven for the
homeless and has caused many issues over the years and is one of the leading
causes for the rising crime rate in our Greentrails subdivision. Is the
Development going to support improvements to this Parkway Channel? I
seriously doubt that any improvements or modifications have been budgeted for
the Greenway Parkway Channel by the Embrey Development team.
Unfortunately, I was unable to attend the Zoom meeting Wednesday, April
20th, 2022 but I understand that attendees could not express their concerns
during the meeting except by texting or via email. The meeting should not have
been held in this particular fashion.
What is the current status of this project and when will we have the opportunity
to speak our concerns on this proposed project? Once again, I urge you to
strongly reconsider not approving this project in its current format.
Regards,
Robert McLaughlin
Greentrails Subdivision Homeowner
From: Bob McLaughlin [mailto:mac-1construction@cox.net]
Sent: Monday, April 18, 2022 11:34 AM
To: 'elias.valencia@phoenix.gov'
Cc: MAC-1CONSTRUCTION (MAC-1CONSTRUCTION@COX.NET)
Subject: 9.5 rezoning at 12'th St / greenway
Mr. Valencia,
I am a concerned homeowner and currently living in Greentrails at 9th place
and Sandra Terrace. I have lived here since 1989 in this subdivision. This area
began a serious deterioration about 1991 when the large apartment complex
on 7th street and Greenway Parkway was classified as low income. Our crime
rate escalated in that timeframe once the largest apartment in Arizona was re-
classified as low income. Multiple times I have had my mail stolen out of my
mailbox. One cannot leave their garage door open etc., bicycles continue to be
stolen. The crime rate has soared. Cars left out of the garage are regularly
broken into.
Now, from what I understand, 9.5 acres located at 12’th street / Greenway
Parkway are proposed to be rezoned for more apartments. I do not believe
this will have a positive influence for our area. Snell & Wilmer have actually
hired homeless people to come around asking us to support the rezoning of
this acreage. I am placing my vote against this re-zoning. I anticipate that there
will be a good chance that these new apartments will be also re-classified as
low income so I anticipate that the apartments will be constructed looking just
like lower cost apartment structures and will bring additional problems for our
small subdivision located just to the south of Greenway Parkway. I.e. more
crime rates and more people wanting to use our common area without
permission. I do not visualize high end luxury apartments being built by Snell &
Wilmer. Being a contractor, I visualize high density, low cost, 3 story, cheap
looking, inexpensive apartments being built.
I urge you to strongly reconsider not approving this rezoning for this 9.5 acres. I
appreciate your time in reading this message.
Thank you and Regards
Robert J McLaughlin
602-818-1614
From:
John Tanner
To:
Elias Valencia
Cc:
John Tanner; Sid Bailey; Bob Butler
Subject:
12th Street and Greenway proposed project
Date:
Wednesday, April 20, 2022 9:16:04 PM
Attention: Mr. Elias Valencia
RE: 12th Street and Greenway Project Proposal
I had difficulty logging in to the meeting this evening and yet I did submit my
sentiments below. I'm not sure if these concerns were heard.
Like many area residents I'm concerned with the added traffic congestion and crime
to our area with the addition of this proposed community.
However, most concerning is that this property shows to be zoned for commercial use
in City of Phoenix future plans and not for high density apartments. The proposed is
suggesting it for high density residential apartments. The 360 units in 9.5 acres put
the density at over 37 units/acre. This could easily add over 600 vehicles to the
morning and evening traffic in our area. This is way over the standard use of this
property. If anything, it should be closer to 15 units/acre. I would think because of the
suggested density, this project is not a consideration. Furthermore, the project
proposes a four story element and currently there is no 4 story units in the area and it
should stay that way. I have no doubt there is residences that would have their view
of the mountains blocked by the height of these units.
Regarding the architecture of the project - I find it very unappealing. The is no
noticeable variation in setback between units and looks like glorified government
housing.
There is really nothing about this project that is a complement to our neighborhood
and in fact I see it has something that would depreciate the value of the local
residences.
I am for leaving this property for commercial use only. Having said that, if the
property owners can gather the support of the community, I would consider a MUCH
lower density residential complex or a "build to rent" community.
Please advise me on the outcome of the meeting this evening.
If this project for some reason is moving forward, please let me know the next
opportunity to voice our opposition on it.
Respectfully,
John Tanner
From:
Kerry&Robin
To:
Elias Valencia
Subject:
new apartments on 12st and greenway in north phoenix.
Date:
Friday, April 22, 2022 12:43:10 PM
As a homeowner in the greentrails housing development off of 7th street and greenway we are very
against adding more apartments, congestion, traffic to this area. The greenway/bell and 7th street
intersections are already overloaded and traffic is horrible. The last thing the neighborhood here
wants is another apartment building here. We are extremely against this rezoning and /or proposed
building. It would be of zero benefit to the homeowners and residents living in this area.
Thank you,
Robin Eichten
Kerry Farnham
Greentrails
From:
Nadya Laliberte
To:
Elias Valencia
Subject:
Multi-family project proposal for 9th-12th St & Greenway Parkway.
Date:
Friday, April 22, 2022 9:58:44 AM
Dear Mr. Valencia,
I hope it is not too late to receive some feedback for the zoning request and the proposed site development for 9th-
12th Streets & Greenway Parkway.
My husband and I live in one of the neighborhoods south of this site. We are not opposed to this project but I would
like to tell you about some appreciations and concerns. We are pleased the site plan does not include any traffic
access between 9th & 12th Streets and the plan places the 3-story townhomes at the west end close to the single
story businesses and the 4-story apartments at the end close to the other apartment complex. We are concerned with
the total number of units and how much that will effect traffic at 9th & 12th Streets, fearing two new traffic lights in
the future. Hopefully, only one light at 12th St will be necessary. We are also concerned that being dubbed as luxury
apartments means they will be high-cost units which will not help provide affordable housing for the city.
Regards,
Nadya Laliberte
Sent from my iPad
From:
Sarah Stockham
To:
Elias Valencia
Cc:
Raquel M Wind
Subject:
RE: emdist3 - Form Submission
Date:
Tuesday, June 21, 2022 3:11:13 PM
Elias,
Same thing. Please save in the S Drive, follow naming conventions and forward to
applicant as a FYI.
Thank you,
Sarah Stockham
Planner III
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-261-8701
sarah.stockham@phoenix.gov
From: Council District 3 PCC <council.district.3@phoenix.gov>
Sent: Tuesday, June 21, 2022 3:10 PM
To: azjani@cox.net
Cc: Raquel M Wind <raquel.wind@phoenix.gov>; Amber R Guevara <amber.guevara@phoenix.gov>;
Sarah Stockham <sarah.stockham@phoenix.gov>
Subject: RE: emdist3 - Form Submission
Good afternoon Mr. and Ms. Peterson,
Thank you for contacting District 3’s office and for sharing your opposition to the proposed
development on 12th St. and Greenway. I will pass along your comments and suggestion to
Councilwoman Stark and the village planner.
Respectfully,
Adam Grant
Office of Councilwoman Debra Stark
District 3
Adam.grant@phoenix.gov
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Tuesday, June 21, 2022 3:03 PM
To: Council District 3 PCC <council.district.3@phoenix.gov>
Subject: emdist3 - Form Submission
FROM : Janice Peterson
SUBJECT : Embry proposed apartments 12th St & Greenway - Meeting scheduled for June
22, 2022
MESSAGE : Dear Ms Stark,
We are writing to express our concern and dismay regarding the potential large 3 & 4-story
apartment complex being proposed across Greenway Parkway - almost directly across from
our Greentrails community park and our home. We believe the complex will interfere with our
views of the mountain foothills north of us, a big draw and benefit to our community. We also
are concerned about having additional tenants in the vicinity, who commonly use our private
park. Additional traffic congestion is another major concern. Greenway Parkway is heavily
trafficked, with common speeds of 55-60 mph; people seem to think it's a freeway.
Our biggest concern is the view, however, and would request that the property design be
limited to 2 or 3-stories in height. The proposed 4-story design is definitely a negative factor
for our home values and our personal enjoyment of our neighborhood and home.
We will be out of town for the meeting tomorrow, but wanted to express our views to you, and
hope that they may be relayed to the City Planning and Development Department.
Thank you for your assistance.
Sincerely,
Janice & Dave Peterson
Email : azjani@cox.net
AREA : 602
PHONE : 329-0293
ADDRESS : 1013 E Grandview Rd
CITY : Phoenix
STATE : AZ
ZIP : 85022
Submission ID: b75c1adcbe3e47f18ea8c2ef15bdbf54
Form Submission On : 6/21/2022 3:03:28 PM
Referer: https://phoenix.gov/district3/contact-district-3
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
From:
Bob Butler
To:
Elias Valencia
Subject:
12th St/GreenwayProject
Date:
Saturday, June 25, 2022 5:28:54 PM
Hi Elias,
I attended the meeting on 6/22/22 and went to Embrey’s presentation of the project on Thursday.
I would like to express my concern regarding the density of the project. I feel there are an over
abundance of apartment complexes in this area including a high percentage of rental units in the
condo projects on Bell Road between 12th and 16th Streets which has led to traffic congestion and
illegal activity.
I realize there is a rental shortage in the Valley at this time, however, there are several projects being
planned including 3,200 units at Metro Center.
I know the Builder wants highest and best use of the property, however, the negative impact on the
surrounding properties should be included in the conversation.
Sincerely,
Robert H Butler
Sent from Mail [go.microsoft.com] for Windows
From:
Mimi Greek
To:
Elias Valencia
Subject:
Apartment proposal on Greenway
Date:
Saturday, June 25, 2022 11:22:29 AM
I live near Paradise Lane in Greentrails, which will be the main throughway if these
apartments are built.
Elias,
Does the planning commission keep track of how many accidents occur on
Greenway and 7th St, and Greenway and 16th St? The number of accidents
now are huge on those 2 intersections. Why isn't that taken into consideration?
I can't imagine how many more accidents will occur when these apartments
are built.
Also, at the meeting they said the apartment was going to allow 1.6 cars!!
That's absurd.
Please do the right thing. Life is not all about money!
Mimi Greek
Greentrails
From:
CLAYTON LANDWEHR
To:
Elias Valencia
Subject:
Proposed Luxury Apartments on Greenway Parkway
Date:
Wednesday, July 6, 2022 12:10:45 PM
Hello Elias,
My husband and I had the opportunity to attend the recent meeting at the N. Mt. Visitor
Center on 7th street, where Councilwoman Stark, along with you and your colleague provided
info. about the proposed project. As residents of the Greentrails neighborhood, we were
thankful to gather more details about what is in the works.
Since the time was limited that evening, I just wanted to follow up with some additional
thoughts...many of which were already shared by others at the meeting. We moved into
Greentrails the summer of 2007. And, we actually live on Paradise Lane the street parallel and
south of Greenway Parkway. We aren't that far from 7th street and thus are more aware than
the average person about the traffic patterns of Bell Rd., Greenway Parkway & 7th street. I
walk regularly in the area, & since we bank at the Wells Fargo branch at Greenway Parkway &
9th St that is a familiar destination. FYI: as a pedestrian I have often observed that at 9th street
& Greenway Parkway the traffic heading west is often traveling a speeds that exceed the
45mph speed limit. Greenway has a bit of a curve along the stretch that comes up to
9th Street. That makes it even more challenging to envision an Apartment driveway being
added along Greenway Parkway. If the developers are thinking this through seriously they will
truthfully recognize that this is a poor idea. It is a recipe for accidents, if on a curve a vehicle
traveling 50mph is going to suddenly adjust to a vehicle exiting off of or onto Greenway
Parkway into the Apartment complex. Presently, along 7th Street in front of the Vaseo
Apartment complexes, there are fairly regular accidents because vehicles come out of the 2
exits on 7th Street where there are no stoplights, especially if those cars are trying to go
northbound. Over time this problem has increased...it seems realistic that the same kind of
problem would occur where this new apartment complex is being proposed. With Bell Rd. &
Greenway Parkway being so close together as it is, adding the additional significant number of
vehicles in to the 7th st/9th st corridor from a high density apartment complex seems
irresponsible. Undoubtedly a traffic study of any merit would easily support this.
Unfortunately, if this project moves forward, it would be expected that more traffic would be
routed onto Paradise Lane through our residential neighborhood. Please don't contribute to
this to happening.
Also, as members of the Greentrails Neighborhood patrol, the idea that somehow the
residents of the new apartments would be able to connect with walking trails over by the
wash...is a bit fanciful. The wash area in general has been a source of lots of problems for our
community. For a time, the houses that backed up against the wash were at risk for break-ins.
The Greentrails private park, has suffered much vandalism often from people that came from
the wash area. The walkway that tunnels under Greenway Parkway close to 12th street, has
been unsafe for a variety of reasons (i.e. broken glass, illegal activities, etc.) It may be a shiny
marketing strategy, but it is unrealistic.
We understand that housing is a problem in Phoenix proper, it just seems like there would be
more appropriate locations that would be a better fit than the proposal along Greenway
Parkway.
Thank you for your time.
Sincerely,
Marcia and Clayton Landwehr
From:
PDD Long Range Planning
To:
Elias Valencia
Cc:
Racelle Escolar
Subject:
FW: Case # Z-3-22-8
Date:
Friday, August 5, 2022 10:14:39 AM
Elias, please save in S drive and make sure this is added to your correspondence in your
staff report (I am reviewing now)
Thank you,
Sarah Stockham
Planner III
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-261-8701
sarah.stockham@phoenix.gov
From: Clark Thomas <tmclark64@yahoo.com>
Sent: Friday, August 5, 2022 10:13 AM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: Case # Z-3-22-8
ToWhom It May Concern;
My name is Clark Thomas, a 37 year resident of the Greentrails community. I am OPPOSED to this rezoning. The
number of apartments within a mile radius of the this site is in the thousands. Crime has been a real issue due to the
large number. My son was a City policeman in this area for awhile. He told me of the many drug busts, and other
crime, particularly the apartment complexes. He said we should move away from the area.
The large density numbers also impact auto accidents in the area. Please do not allow this increase in density to take
place.
Sincerely,
Clark Thomas
From:
Elaine Baker
To:
Elias Valencia
Subject:
Apartment Proposal
Date:
Friday, July 8, 2022 8:35:09 AM
Greetings from a Greentrails homeowner on Paradise Lane.
I appreciate your time in listening to our concerns regarding the proposed very large apartment
project at Greenway and 9th to 12th Street area.
Having lived here since November, 1979, I have seen a lot of changes in the area. One
example was the existence of a four-way stop at 7th St and Bell "governed" by four stop
signs. I know how things grow and we get used to it.
I would never suggest going back, but I am concerned when a project will dump so much into
already traffic jams. Many will find Paradise Lane. It would be so sad if it grew into the
need for a traffic light at 16th and Paradise Lane!
Our street was like Greenway Parkway Jr. when Greenway Parkway was under construction.
Hope that never repeats itself, especially since it is as busy with residents as it was then.
Just glad that you are there to check the many facets of our concerns.
Thank you,
Elaine Baker
840 E. Paradise Lane
From:
PDD Long Range Planning
To:
Elias Valencia
Cc:
Racelle Escolar
Subject:
FW: Case # Z-3-22-8
Date:
Friday, August 5, 2022 10:14:39 AM
Elias, please save in S drive and make sure this is added to your correspondence in your
staff report (I am reviewing now)
Thank you,
Sarah Stockham
Planner III
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-261-8701
sarah.stockham@phoenix.gov
From: Clark Thomas <tmclark64@yahoo.com>
Sent: Friday, August 5, 2022 10:13 AM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: Case # Z-3-22-8
ToWhom It May Concern;
My name is Clark Thomas, a 37 year resident of the Greentrails community. I am OPPOSED to this rezoning. The
number of apartments within a mile radius of the this site is in the thousands. Crime has been a real issue due to the
large number. My son was a City policeman in this area for awhile. He told me of the many drug busts, and other
crime, particularly the apartment complexes. He said we should move away from the area.
The large density numbers also impact auto accidents in the area. Please do not allow this increase in density to take
place.
Sincerely,
Clark Thomas
From:
Kathleen Scimeca
To:
Elias Valencia
Subject:
Case No. Z Dash 3–20 2–3
Date:
Saturday, August 6, 2022 4:19:56 PM
Snell and Wilmer Case No. Z Dash 3–20 2–3
According to proposition 207 (2006), the City should consider the devaluation of
existing homeowners and communities…this was brought up at the last meeting
when Councilman Stark was there.
In order to be considered protected by this proposition, what would the distance in
feet between a proposed rezoning project and an impacted community? I believe
Greentrails Subdivision is a little over 300” at the closest point.
In Snell and Wilmer’s proposal to the City, page 20 and 21, it provides a third party
description of the expected traffic congestion and impact this project will have on the
neighboring communities. It is hopeful that our City Planning Committee will favor and
protect the existing communities in lieu of higher density that benefits only the builder
with higher profits.
Thank you for your consideration in this matter.
Sincerely,
Kathy Scimeca
From:
Julie Farrell
To:
Elias Valencia
Subject:
The resining of 9.5 acres at 12th Street and Greenway Parkway
Date:
Sunday, August 7, 2022 4:03:07 PM
Good Afternoon, I write to you
in regard to the rezoning of 9.5 acres at 12th Street and Greenway Parkway. I’m in complete disagreement with this
development moving forward. Months ago a couple of young men rang our doorbell asking if we’d back the
proposed building of a 3-4 story apartment complex and we told them that we would not support it. The congestion
caused by that many more people and cars could be catastrophic. I invite you and any one else who supports this
project to drive Greenway Parkway as well as Bell Road between Cave Creek Road to 19th Ave. every day anytime
of the day for one week and then picture imagine the impact the added number of vehicles this project would add to
the already heavily travelled streets mentioned. I also invite you to check with Fire station 35 and ask how many
accidents and calls they attend to in this area on any given shift as well as the Police Precinct that oversees the area
from 19th Ave to Cave Creek Road and Greenway to Bell. Besides the traffic issues comes noise concerns that this
project would add. I also think we need to take a realistic look at our water issues which should be seriously
considered. I’m not sure what the answer is to our housing crisis and it does appear to be slowing. It appears homes
are sitting longer to move and not sure about other apartment complexes. In all honesty the homeless population has
gotten much worse in this area in the last 20 years but the homeless I’m referring to are not those affected by our
housing crisis. I hope you and our City officials will seriously consider the negative impact this development will
have on our roads, air quality and our water issues not mentioning the safety of those living close to the proposed
acres. Thank you for taking the time to read this and I hope you take me up on my challenge to come drive the
stretch of roads I mentioned above anytime of the day or night and experience first hand how bad our traffic is on a
daily basis. I/we are adamantly against this proposed rezoning of the property at 12th Street and Greenway. Thank
you for reading this. Julie Farrell
Sent from my iPhone
From:
Christopher Skaggs
To:
Elias Valencia
Subject:
Z-3-22-3 - 12th Street and Greenway
Date:
Tuesday, August 9, 2022 1:06:25 PM
Elias,
Per the community meeting we had with you, along with Congresswoman Stark, I am
emailing you to let you know that our family and community are in opposition of Z-3-22-3.
As we've noted when given a chance to speak, this will bring an increase in noise pollution
and traffic to our area. Also, due to the rezone ask, the population density will be increasing to
maximize profit for the builder, not to maximize the quality of life or amenities. This will
cause residents of 12th Street and Greenway to start making their way to our Greentrails
private community park, something we've already dealt with from surrounding communities
which has caused vandalism. We have a 3-year-old daughter that loves this park.
We already get a lot of vehicles that divert both 7th Street and 16th Street using Paradise Ln as
their route to "cut through". We are constantly getting cars speeding and racing down Paradise
Ln well more than 40 mph, sometimes 50 to 60, trying to race from 16th to 7th street in some
sort of rush and bypass the main roads. This will easily cause this activity to increase. It's
getting to the point where I'm nervous having our toddler with us outside of the home due to
our neighborhood becoming a detour for people that don't live in Greentrails. They have
started leveraging 9th Street directly in front of our home as well.
There are even more issues with this, as we've called out during our meetings with the city and
our community. I will be attending the August 11th meeting and agenda with hopes we can
keep this as zoned knowing a smaller density will go a long way if luxury apartments are to be
built. Further, what is luxurious about tiny units with people packed closer together? It really
defeats the purpose and puts greet for max profit over what is best for occupants, not to
mention the strain it will put on infrastructure (power and sewage).
https://www.phoenix.gov/pddsite/Documents/PZ/Z-3-22%2012th%20and%20Greenway%20-
%202nd%20Submittal.pdf
From:
PDD Long Range Planning
To:
Elias Valencia
Cc:
Sarah Stockham
Subject:
FW: Z-3-22-8
Date:
Tuesday, August 9, 2022 12:46:03 PM
For you Elias
Thank you,
Geno Koman
Secretary II
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-495-2076
geno.koman@phoenix.gov
From: azmcbride@juno.com <azmcbride@juno.com>
Sent: Tuesday, August 9, 2022 12:42 PM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: Re: Z-3-22-8
Hi
I am writing in reference to Z-3-22-8. It pertains to the proposed development of a
9.5 acre parcel at 12th Street / Greenway Parkway.
As a resident of the Greentrails subdivision for the past 37 years, I would like to voice
my opposition for the project.
My reasons are quite simple.
Adding 350 residents plus 350 or more vehicles in this area only adds to the burden of our
police officers and first responders . The 16th St/ Greenway Parkway was and may still be the
#1 accident intersection in Phoenix.
We lost a police officer recently at the Cave Creek/ Greenway intersection which brings me to
my 3rd point
The traffic along Greenway Parkway from 7th Avenued to Cave Creek Road has been nothing
short of a speedway all hours of the day and night. Adding more traffic only increases the
chances of more accidents and deaths.
In closing, I am all about making affordable housing for local residents, even though we are
surrounded by apartments in this area. A 4 story 350 apartment unit may be an overkill for the local
residents and City of Phoenix resources . And for those reasons, I OPPOSE the development.
James McBride
Greentrails Subdivision
1
Racelle Escolar
Subject:
FW: CASE #Z-16-22
From: Julie Thill <noleftturn_218@msn.com>
Sent: Tuesday, August 9, 2022 6:09 PM
To: anthonygrande@phoenix.gov; Sarah Stockham <sarah.stockham@phoenix.gov>
Subject: CASE #Z‐16‐22
Good Afternoon,
I just wanted to submit my concerns regarding the proposed development at 31st Ave and
Dynamite, "Sunset Ridge".
While I understand the position of Phoenix government is more more more houses I strongly
disagree, in this instance specifically. Our current, beautiful, mostly peaceful neighborhood is
growing fast. This proposition to build is surrounded by single family homes on large lots and it
is NOT surrounded by empty property or streets as the recent nearby developments in
progress. I feel we've contributed our fair share in this area with 309 new homes being built
within a one mile radius (This does not include the multi-dwellings east of I17). The 19 more
they'd like to put are not just unnecessary but a complete disruption to the flow of our
community. The street idea between 2 existing properties is so bizarre to me I can't
comprehend it. Yes, I understand growth and change will and must happen - but let's be brave
and let it happen in a way in keeping with the original intention of the neighborhood - large
properties with space in between. Case in point - the area of 51st Ave between Happy Valley and
Pinnacle Peak. While driving through there earlier this week it was obvious that space had been
valued and the homes are large, with plenty of space between them. I'm not sure - but some
may still have horses. It was a thing of beauty!!
Dynamite/31st Ave to Pinnacle Vista Dr to 35th Ave should remain the grand, open residential
(possibly farm) idea as it started.
I implore all of you with a decision in this to not lead with the dollar signs, but to encourage
development that supports community, integrity and some space. Be brave and bold and keep
some islands of beauty in our city, please!!
Thank you for your consideration,
Julie Cornette
480-390-6684
3022 W. Oberlin Way
Phoenix, AZ 85032
1
Racelle Escolar
From:
Sarah Gagnon <sarahgagnonpmp@gmail.com>
Sent:
Tuesday, August 9, 2022 5:10 PM
To:
PDD Long Range Planning; Racelle Escolar; Elias Valencia
Subject:
DEER VALLEY VILLAGE PLANNING COMMITTEE 8/11/22, Agenda Item 7 / Case Z-3-22-3
To City of Phoenix Planning & Development Department & Deer Valley Village Committee Members,
As a resident of Greentrails, with boundaries of Greenway Parkway, 16th Street, and N 7th Street, I want to register my
opposition to rezoning the 9.5 acre parcel at 12th Street/Greenway for multi‐family residential. The proposed 350+
units, 4 story apartment complex will have a negative impact on our streets and community.
This area already contends with very high traffic from local businesses (strip malls), emergency vehicles from Phoenix
Fire Department Station 42, pedestrian traffic across Greenway Parkway, and ValleyMetro bus stops near the
intersections of Greenway Parkway and N 7th Street. It’s not uncommon to witness multiple car accidents in that
vicinity.
Furthermore, this community struggles with a homeless encampment along the Greenway Parkway wash and
trespassing onto the Greentrails HOA private park.
Finally, our secondary streets are used as overflow parking by Vaseo Apartment residents and their guests. Vaseo is a
development that consists of 1,222 rental units.
Because our streets and community are already stressed with high traffic, homeless encampments and overflow street
parking, it cannot absorb additional multi‐family residential units. I’m asking the City and Deer Valley Village Planning
Committee to not rezone the parcel at 12th Street/Greenway Parkway.
Respectfully submitted,
Sarah Gagnon
Greentrails resident
From:
Renee Sampeer
To:
Elias Valencia
Subject:
Z-3-22-3
Date:
Wednesday, August 10, 2022 10:02:04 AM
Hello. I would like it on record that I am opposed to the 350 unit 4 story apartment complex that is
proposed, meeting reference is Z-3-22-3
I feel this would make a terrible traffic area even worse – the 7th street and Greenway and the 7th
Street & Bell intersections are absolutely horrible and to add that density of population to this area
would make things much worse. I am afraid it might increase traffic through our neighborhood to
avoid those intersections. I also am opposed to having that tall of a building across the street from
our homes as they would be totally visible from our homes.
Sincerely,
Renee Sampeer
rsampeer@cox.net
602-402-5242
Renee Sampeer
rsampeer@cox.net
602-402-5242
SUPPORT
1
David O Simmons
From:
Nick Klimek
Sent:
Wednesday, February 23, 2022 8:21 AM
To:
David O Simmons
Subject:
FW: emdist3 - Form Submission
David,
I believe this community correspondence pertains to a case in the DV Village.
Nick
Nick Klimek, AICP
Village Planner
Office: 602-534-7696
E-mail: nick.klimek@phoenix.gov
City of Phoenix
Planning & Development Department
200 West Washington Street
Phoenix, AZ 85003
Mission: Planning, Development and Preservation for a Better Phoenix
***Have you visited “My Community Map?” It’s a great way to look up zoning
information in your neighborhood, including requests that are underway!
https://www.phoenix.gov/pdd/mycommunitymap***
***If you have specific questions about the zoning ordinance, please consider
contacting our Zoning Planner Hotline: 602-262-7131, Option 6***
***I am currently working remotely on a rotational schedule, but will be checking
voicemails multiple times per day. Thank you.***
From: Council District 3 PCC <council.district.3@phoenix.gov>
Sent: Wednesday, February 23, 2022 8:15 AM
To: Diana@umeaz.com
Cc: Raquel Estupinan <raquel.estupinan@phoenix.gov>; Amber R Guevara <amber.guevara@phoenix.gov>
Subject: RE: emdist3 - Form Submission
Good morning Ms. O’Donnell,
Thank you for contacting District 3’s office. I will pass along your comments to Councilwoman Stark.
Respectfully,
Adam Grant
District 3 Councilmember Debra Stark
City of Phoenix
2
Adam.grant@phoenix.gov
602-495-0594
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Tuesday, February 22, 2022 6:03 PM
To: Council District 3 PCC <council.district.3@phoenix.gov>
Subject: emdist3 - Form Submission
FROM : Diana O'Donnell
SUBJECT : Embrey Project 12th Street and Greenway
MESSAGE :
Ms. Debra Stark:
I am writing you to let you know that we are in support for the Embrey Project on 12th Street and Greenway. This
project will help the area tremendously.
Diana O'Donnell
1107 E Bell Rd
STE 10
Phoenix, AZ 85022
Email : Diana@umeaz.com
AREA : 602
PHONE : 9784100
ADDRESS : 1107 E Bell Rd, STE 10
CITY : Phoenix
STATE : Arizona
ZIP : 85022
Submission ID: 15297e2eee2f4d718de8998f467986bd
Form Submission On : 2/22/2022 6:03:16 PM
Referer: https://phoenix.gov/district3/contact-district-3
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.
1
David O Simmons
From:
Store 4666 - Phoenix, AZ <Store4666@americanfreight.us>
Sent:
Tuesday, February 22, 2022 4:32 PM
To:
Council District 3 PCC
Cc:
David O Simmons
Subject:
Embry Development 12th st and Bell Project.
Hello Debra and David, What a wonderful project for that parcel. We fully support it, As a source of added new
business for business owners and as a development which will add a beautiful landscape, increase safety along
Greenway and upgrade property values. It is Smart Design and smart use. -Allisene Ntwali
Notice: This communication, including in any attached file(s), may be confidential, proprietary, or legally privileged
information and is intended only for the use of the addressee(s). Any unauthorized use, disclosure, dissemination,
and/or copying of this communication or of any information contained herein is strictly prohibited and may be unlawful.
If you have received this communication in error, please notify the sender immediately by return e-mail and destroy this
communication and all copies thereof, including all attachments. If this communication is misdirected, no confidentiality
or privilege is thereby waived.
1
David O Simmons
From:
Titus Fox <phauqes@gmail.com>
Sent:
Thursday, February 24, 2022 1:10 PM
To:
Council District 3 PCC
Cc:
David O Simmons
Subject:
Embry Development - 12th St & Bell project
Hello Debra & David,
As a neighboring church, we welcome this project and the people it would bring in to the community. Especially, after
Covid and all its complications, we support the project for the positive impact they can bring to the area.
Titus Fox
Faith Builders Church
480.455.8043
1
David O Simmons
From:
Kelly Burns <trendssalonsuites@gmail.com>
Sent:
Friday, February 25, 2022 11:32 AM
To:
David O Simmons; Council District 3 PCC
Subject:
12 st Embry project
Debra and David,
As a local business with 21 tenants. We highly approve the Embry project to the area. Brining more value to the area and
business to our location. We are located at 1107 E Bell rd Phoenix Az 85022. Suite #7
Thanks!
-Kelly owner of Trends Salon Suites
1
David O Simmons
From:
Luke Volk <thewindowwasher93@gmail.com>
Sent:
Friday, February 25, 2022 10:42 AM
To:
David O Simmons; Council District 3 PCC
Subject:
Embry project at 12th street and Greenway
I support this project, that partial would be perfect for this type of use. I’d love to meet you sometime Debra and David,
we offer the cleanest windows, and the more affordable pricing.
Luke Volk
The Window Washer
Thewindowwasher93@gmail.com or 623-256-0545
1
David O Simmons
From:
Council District 3 PCC
Sent:
Friday, March 4, 2022 11:55 AM
To:
enza Ciolino
Cc:
Raquel Estupinan; Amber R Guevara; David O Simmons
Subject:
RE: Embry's Planned Unit Development
Good afternoon Enza,
Thank you for contacting District 3’s office. I will pass along your comments to Councilwoman Stark and the Village
Planner.
Respectfully,
Adam Grant
Office of Councilwoman Debra Stark
District 3
Adam.grant@phoenix.gov
From: enza Ciolino <enza_ciolino@comcast.net>
Sent: Friday, March 4, 2022 11:51 AM
To: Council District 3 PCC <council.district.3@phoenix.gov>
Subject: Embry's Planned Unit Development
Councilmember Stark,
I am writing in support in concept of the Embry Development. My family owns the commercial
property to the north of Embry at 1107 East Bell Road. I believe the development will be beneficial to
the community and will add much needed multi- family housing. However, I do want to add to my
support some concerns I have regarding the construction and its impact on the area.
The intersection at 12th St and Greenway has always been a hazard, with the influx of new residents
that intersection will be even more busy. A traffic signal will definitely need to be
installed. Additionally, 12th St going south merges from two into one lane, that merger has been the
scene of a number of close calls and accidents. 12th Street should be expanded to include a full
second lane to eliminate the hazardous merger.
As it specifically relates to our shopping center, I am concerned that residents exiting on Phelps, may
choose to access Bell Road through our shopping center.
In addition, Susie's Mama Bear Daycare is located on Phelps and the parents utilize that back drive
off of Phelps. Some thought needs to be put into minimizing any risk at that intersection. Hence, I
would like to see what the developers propose as ingress and egress from Embry onto Phelps to
minimize the possibility of the short cut traffic coming through the center.
Again, with all that said I do support the project, but want to make sure there is due diligence in
looking into my concerns, in order to mitigate any negative impact that may result from the
development of this otherwise vacant land.
2
Thank you for your kind attention.
Best Regards,
ENZA CIOLINO
312-320-7054- cell/text
602-872-7101- office
*******
From:
Sarah Stockham
To:
Elias Valencia
Cc:
Raquel M Wind
Subject:
RE: emdist3 - Form Submission
Date:
Tuesday, June 21, 2022 10:48:37 AM
Elias,
Save this in the S drive following the naming conventions and forward to the applicant as a
FYI. Let me know if you have any questions.
Thank you,
Sarah Stockham
Planner III
City of Phoenix Planning and Development Department
200 West Washington Street, 3rd Floor
Phoenix, Arizona 85003
Phone: 602-261-8701
sarah.stockham@phoenix.gov
From: Council District 3 PCC <council.district.3@phoenix.gov>
Sent: Tuesday, June 21, 2022 10:46 AM
To: hubsinfsm@yahoo.com
Cc: Raquel M Wind <raquel.wind@phoenix.gov>; Amber R Guevara <amber.guevara@phoenix.gov>;
Sarah Stockham <sarah.stockham@phoenix.gov>
Subject: RE: emdist3 - Form Submission
Good morning Mr. Hubbard,
Thank you for contacting District 3’s office and for sharing your support of the proposed
development at 12th St and Greenway. I will pass along your comments to Councilwoman Stark and
the Village Planner.
Respectfully,
Adam Grant
Office of Councilwoman Debra Stark
District 3
Adam.grant@phoenix.gov
From: no-reply@phoenix.gov <no-reply@phoenix.gov>
Sent: Tuesday, June 21, 2022 10:38 AM
To: Council District 3 PCC <council.district.3@phoenix.gov>
Subject: emdist3 - Form Submission
FROM : James Hubbard
SUBJECT : Proposed Development at 12th Street & Greenway Parkway
MESSAGE : Good Morning Councilwoman Stark,
My wife and I are in support of the proposed development. We are tired of the eyesore the
vacant lot has been for way too many years. To use it for multi-family will be a big benefit to
the surrounding businesses and an economic boost to the City of Phoenix. I have heard
through social media of opposition to the development and perhaps there may be some
concerns. However, those of us who have lived in the area (for us now over 34 years) have
always welcomed new people to the area and do not find our trails and parks over crowded.
Thank you for your time to study this much needed development that will help the City's
housing shortage, especially in such a sought after area.
Regards,
Jim Hubbard
Email : hubsinfsm@yahoo.com
ADDRESS : 15001 N 7th Drive
CITY : Phoenix
STATE : AZ
ZIP : 85023-****
Submission ID: 0168e90f466a45959c58ab16082d4574
Form Submission On : 6/21/2022 10:38:11 AM
Referer: https://phoenix.gov/district3/contact-district-3
This is Not Spam - This message is sent on behalf of the City of Phoenix.
Please handle appropriately.