Attachment B - Staff Report - Z-2-22-4.pdf

Staff Report Z-2-22-4 
(11th Street and McDowell PUD) 
January 6, 2023 
Encanto Village Planning Committee 
Meeting Date: 
January 9, 2023 
Historic Preservation Commission 
Meeting Date:
February 13, 2023 
Planning Commission Hearing Date: 
March 2, 2023 
Request From: 
R1-6 HP CNSPD (Single-Family Residence 
District, Historic Preservation, Coronado 
Neighborhood Special Planning District) (1.49 
acres), R-3A CNSPD (Multifamily Residence 
District, Coronado Neighborhood Special 
Planning District) (0.74 acres), P-1 CNSPD 
(Parking District – Passenger Automobile 
Parking, Limited, Coronado Neighborhood 
Special Planning District) (1.40 acres), C-2 
CNSPD (Intermediate Commercial, Coronado 
Neighborhood Special Planning District) (1.53 
acres) 
Request To: 
PUD CNSPD (Planned Unit Development, 
Coronado Neighborhood Special Planning 
District) (4.05 acres), PUD HP CNSPD 
(Planned Unit Development, Historic 
Preservation, Coronado Neighborhood Special 
Planning District) (1.11 acres) 
Proposed Use: 
PUD to allow multifamily residential, retail use, 
and retention of the historic single-family 
homes 
Location: 
Northwest corner of 11th Street and McDowell 
Road 
Owner: 
Vikki Reed, et al. 
Applicant: 
Ed McCoy, Fairfield Residential 
Representative: 
Kurt Waldier, Beus Gilbert McGroder, PLLC 
Staff Recommendation: 
Approval, subject to stipulations 
ATTACHMENT B

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 2 of 17 
 
 
General Plan Conformity 
General Plan Land Use Map Designation Commercial and Residential 3.5 to 5 
dwelling units per acre 
Street Map 
Classification 
McDowell Road 
Arterial Street 
Varies from 33.5 to 40-
foot north half street 
11th Street 
Local Street 
25-foot west half street 
Dayton Street 
Local Street 
25-foot east half street 
Coronado Road 
Local Street 
25-foot south half street 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design 
standards and guidelines for parking lots and structures, setback and build-to 
lines, blank wall space, shade, and other elements affecting pedestrians, to 
encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development. 
 
The proposal includes design and development standards to encourage walking, 
bicycling, and transit use. These standards include shaded streetscapes, units fronting 
onto the public sidewalks, parking situated away from the public streets, and on-site 
amenities.  
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; HISTORIC DISTRICTS; LAND USE PRINCIPLE: Promote land use that 
encourages continued use of historic resources through rehabilitation  
and adaptive reuse. 
 
The proposal includes the integration and preservation of the seven historically 
designated homes on 11th Street into the project and restricts their use to single-family 
residential.  
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE: 
Development should include convenient bicycle parking. 
& 
CONNECT PEOPLE AND PLACES CORE VALUE; COMPLETE STREETS; DESIGN 
PRINCIPLE: Locate parking to the rear of a site to create a more pedestrian 
environment, when adequate shielding from noise and light can be provided to 
adjacent established neighborhoods. On-street parking in some areas may also 
promote a pedestrian environment. 
 
The proposal includes design and development standards to promote alternative 
transportation, discourage vehicle trips, and to promote compatibility with the 
surrounding land uses. The proposal included both resident and guest bicycle parking, 
requirements that parking structures be wrapped by dwelling units, and for well 
landscaped and active streetscape environments around the perimeter of the site.  
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND 
USE PRINCIPLE: Promote and encourage compatible development and 
redevelopment with a mix of housing types in neighborhoods close to

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 3 of 17 
 
 
employment centers, commercial areas, and where transit or transportation 
alternatives exist. 
 
The proposal will add housing opportunities within one-quarter mile of Banner University 
Medical Center, Coronado Park, and Emerson Elementary School and within one mile 
of light rail, the Phoenix Bio Medical Campus, and Roosevelt Row. These additional 
housing opportunities supports goals contained in the Housing Phoenix Plan to 
preserve and create 50,000 units by 2030.  
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
 
The proposal will create a pedestrian friendly streetscape environment consistent with 
the Walkable Urban Code’s requirement for 75 percent shade.  
 
Applicable Plan, Overlays, and Initiatives 
Coronado Neighborhood Special Planning District: See Background Item No. 11. 
Comprehensive Bicycle Master Plan: See Background Item No. 15. 
Complete Streets Guiding Principles: See Background Item No. 16. 
Tree and Shade Master Plan: See Background Item No. 17.  
Zero Waste Phoenix: See Background Item No. 18. 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 5.16 gross acres located at the northwest corner of 
11th Street and McDowell Road from 1.49 acres of R1-6 HP CNSPD (Single-
Family Residence District, Historic Preservation, Coronado Neighborhood 
Special Planning District), 0.74 acres of  R-3A CNSPD (Multifamily Residence 
District, Coronado Neighborhood Special Planning District), 1.40 acres of P-1 
CNSPD (Parking District – Passenger Automobile Parking, Limited, Coronado 
Neighborhood Special Planning District), and 1.53 acres of C-2 CNSPD 
(Intermediate Commercial, Coronado Neighborhood Special Planning District) to 
4.05 acres of PUD CNSPD (Planned Unit Development, Coronado 
Neighborhood Special Planning District) and 1.11 acres of PUD HP CNSPD 
(Planned Unit Development, Historic Preservation, Coronado Neighborhood 
Special Planning District) to allow multifamily residential, retail use, and retention 
of the historic single-family homes.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 4 of 17 
 
 
2. 
The subject site has two General Plan 
Land Use Map designations bisecting it 
on the Almeria Road alignment. North of 
the Almeria Road alignment is a 
General Plan Land Use Map 
designation of Residential 3.5 to 5 
dwelling units per acre and south of the 
Almeria Road alignment is a General 
Plan Land Use Map designation of 
Commercial. The development proposal 
is consistent with the Commercial 
designation and inconsistent with the 
Residential 3.5 to 5 dwelling units per 
acre designation. 
 
East of the subject site across 11th 
Street are two land use designations: 
Commercial south of Almeria Road and Residential 3.5 to 5 dwelling units per 
acre north of Almeria Road.  
 
West of the subject site across Dayton Street are two land use designations: 
Commercial south of the Almeria Road alignment and Residential 3.5 to 5 
dwelling units per acre north of the Almeria Road alignment.  
 
North of the subject site across Coronado Road are residential homes with a 
General Plan Land Use Map designation of Residential 3.5 to 5 dwelling units 
per acre. 
 
South of the subject site across McDowell Road is the Banner University 
Medical Center which has a General Plan Land Use Map designation of 
Public/Quasi-Public. 
 
 
 
SURROUNDING LAND USE AND ZONING 
3. 
To the north of the site across Coronado Road are single-family homes zoned 
R1-6 HP (Single-Family Residence District, Historic Preservation) and R-3 HP 
(Multifamily Residence District, Historic Preservation). To the south of the site 
across McDowell Road is the Banner University Medical Center zoned PUD 
(Planned Unit Development) per Rezoning Case No. Z-63-18-8. To the east 
across 11th Street are medical offices zoned C-2 (Intermediate Commercial), 
multifamily residential zoned R-3 (Multifamily Residence District), and single-
family homes zoned R1-6 HP (Single-Family Residence District, Historic 
Preservation). To the west across Dayton Street are medical offices zoned C-2 
(Intermediate Commercial) and a surface parking lot zoned P-1 (Parking District 
– Passenger Automobile Parking, Limited). 
 
 
 
 
 
General Plan Land Use Map, Source: 
Planning and Development Department

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 5 of 17 
 
 
PROPOSAL 
4. 
The development narrative utilizes the PUD zoning district which is intended to 
create a built environment that is superior to that produced by conventional 
zoning districts and design guidelines. Using a collaborative and comprehensive 
approach, an applicant proposes standards and guidelines that are tailored to 
the context of the specific site. Where the PUD Development Narrative is silent 
on a requirement, the applicable Zoning Ordinance provisions are applied. 
 
 
 
 
The conceptual site plan depicts a total of 271 multifamily dwellings, seven 
single-family residential homes, and ground floor retail oriented to McDowell 
Road. The existing seven single-family residential homes will be retained, and 
the remainder of the site will be redeveloped with a seven-story mixed-use 
building adjacent to McDowell Road, a four-story building adjacent to Dayton 
Street near the center of the site, and a one-story amenity building and parking 
lot near Coronado Road.  
 
The PUD proposes the following mix of unit types within the PUD boundary: 
• Minimum 15 percent studio units (less than 600 square feet) 
• Minimum 20 percent one-bedroom units 
• Minimum 15 percent two-bedroom units 
• Minimum 4 percent attached two-story townhome units and/or detached 
single-family units 
 
 
5. 
Land Use Categories: The development narrative 
and conceptual site plans include a regulatory 
framework based on two land use categories.  
 
Land Use Category: Historic Homes – The subject 
site includes seven single-family residential homes 
currently zoned R1-6 HP. The development 
narrative requires all historic homes be retained and 
be governed by R1-6 HP standards. The request 
would reduce the lot depth by approximately 38 feet 
and the current HP designation would be reduced 
by that same amount. 
 
Land Use Category: Mixed Use Residential / 
Commercial – The remainder of the subject site is 
governed by the Mixed Use Residential / 
Commercial Land Use Category which allows uses 
based on the Walkable Urban (WU) Code Transect 
5:6 from Chapter 13 of the Phoenix Zoning 
Ordinance. As stipulated this land use category 
requires a minimum 5,000 square feet of ground 
floor commercial uses adjacent to McDowell Road.  
 
 
PUD Land Use Areas, 
Source: Todd+Associates

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 6 of 17 
 
 
6. 
Mixed Use Residential / Commercial - 
Height Zones: The Mixed Use Residential 
/ Commercial Land Use Category utilizes 
the WU Code as applicable to T5:6 for its 
development standards with modifications, 
most notable its use of three “height 
zones” to govern the height intensity 
permitted on different parts of the site.  
• Height Zone 1: Extending 
approximately 80 feet north of 
McDowell Road, this height zone 
permits a maximum height of 80 
feet. 
• Height Zone 2: The remainder of 
the subject site within the Mixed 
Use Residential / Commercial Land 
Use Category is regulated by 
Height Zone 2 which allows a 
maximum height of 48 feet. 
• Height Zone 3: Extending 
approximately 78 feet south of 
Coronado Road, this height zone is 
intended to promote compatibility 
with the adjacent neighborhood by 
restricting development to a 
maximum height of 20 feet.  
 
 
 
 
 
7. 
Development Standards: The PUD Narrative proposes a comprehensive set of 
development standards aimed at creating pedestrian oriented development. The 
following summary highlights some of the PUD Narrative’s standards that will 
define how it interfaces with the surrounding public streets.  
 
Streetscape Standards (and Sidewalk Detachments): In the Transit Midtown 
Character Area, the WU Code requires detached sidewalks with trees planted 
between the back of curb and sidewalk to provide both shade and physical 
comfort by separating the pedestrian realm from vehicular traffic. The PUD 
Narrative requires detached sidewalks separated by the streets with landscape 
street along all the adjacent streets. Coupled with the shade requirements for 
the public sidewalks, and the streetscapes for the development will offer safe 
and comfortable environments for pedestrians. Stipulation No. 1.b reinforces 
the minimum streetscape requirements for the widths of the landscape strip and 
sidewalk for each of the streets to ensure that the envisioned streetscape is 
provided.  
PUD Height Zone Map, 
Source: Todd+Associates

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 7 of 17 
 
 
 
Frontage Types: The WU Code T5:6 transect requires that a minimum of 70 
percent of the “Primary Lot Frontage” and 50 percent of the “Secondary Lot 
Frontages) be comprised of compliant WU Code Frontage Types which 
encourage direct access to the buildings and activity at the ground floor.  
• To complement its requirement that 5,000 square feet of ground floor 
commercial be provided along McDowell Road, the development 
narrative limits the permitted frontage types to arcade and storefront for 
75 percent of the frontage which is superior to the WU Code minimum 
requirement. Stipulation No. 1.a amends the requirement for ground 
floor commercial uses to specify that those uses are not solely for the use 
of the development’s residents.   
• Along Dayton Street, the development narrative requires compliant 
frontage types for 50 percent of the frontage which is consistent with the 
50 percent that would be required through the WU Code. 
• Along 11th Street, the frontage within the Mixed Use Residential / 
Commercial Land Use Category requires compliant frontage types for 50 
percent of the frontage which is consistent with the 50 percent that would 
be required through the WU Code. 
• To address resident concerns regarding parking and compatibility along 
its northern frontage, the development narrative exempts the Coronado 
Road frontage from the frontage type requirements contained in the WU 
Code as applicable to T5:6.  
 
 
 
 
Parking Setbacks: The WU Code T5:6 requires that the parking be setback from 
the “Primary Frontage” by a minimum of 30 feet or be positioned behind a 
building and be setback from “Secondary Frontages” by 20 feet including a 10-
foot landscape setback.  
• The development narrative meets the above standard for McDowell Road 
(“the Primary Frontage”) by situating the parking structure both 30 feet 
from the right-of-way and by wrapping it with ground floor retail and upper 
story dwelling units.  
• To the south, east, and west, the parking structure is wrapped by dwelling 
units which is an enhanced standard.  
• To the north, the surface parking lot is situated approximately 10 feet from 
the Coronado Road right-of-way which is not consistent to the WU Code 
but is intended to provide a transition to the neighborhood to the north.  
 
 
 
 
Large Scale Development Standards: The WU Code requires a suite of 
enhancements for sites that exceed five acres and/or have a block length of 
greater than 600 feet. The subject site meets both thresholds, and the PUD 
Narrative includes the following requirements:  
• Paseo: A publicly accessible paseo is depicted on the conceptual site 
plans to bisect the site east-west that breaks up the mass of the proposed 
development and provides a well shaded pedestrian pathway through the 
site. Stipulation No. 1.c adds standards for the paseo that require a

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 8 of 17 
 
 
minimum width that exceeds the Zoning Ordinance standards to provide 
for an enhanced pedestrian setting.  
• Publicly Accessible Open Space. The development narrative requires that 
a minimum five percent of the gross lot area be retained as shaded and 
publicly accessible open space. The conceptual site plans depict this 
publicly accessible open space at the southeast corner of the site near 
the intersection of 11th Street and McDowell Road. 
 
 
 
8. 
Design Guidelines 
In addition to applicable WU Code Design Guidelines, the development narrative 
contains design guidelines addressing building facades which are intended to 
enhance the visual interest of the structures, mitigate the impact of building 
massing and height, and provide high-quality design. Guidelines require four-
sided architecture, architectural embellishments, enhanced building materials, 
and no dwelling unit windows oriented to the north.  
 
The design of the buildings has been a focus of discussions with the 
neighborhood. Stipulation No. 3 has been included requiring the developer to 
present additional information for review and comment to the Encanto Village 
Planning Committee regarding the use of color, material changes and artistic 
elements and murals on the ground floor. The developer has provided an 
alternative design concept from the PUD Narrative’s building elevations. The 
renderings of this design concept are attached to this report and date stamped 
December 30, 2022. Stipulation No. 3 contemplates either the PUD Narrative’s 
building elevations or the attached alternative renderings as serving as the basis 
of the future design presentation to the Encanto Village Planning Committee.  
 
 
 
9. 
Sustainability 
The development narrative proposes a series of sustainability features such as 
bicycle repair stations, secure bicycle parking, recycling, green waste recycling, 
30-day transit passes for new residents, xeriscaping, five percent of vehicle 
parking equipped with electric vehicle charging, cool roof designs, and Energy 
Star Appliances. Stipulation No. 1.d. clarifies the project will be required to 
provide a minimum of 20 Level 1 electric vehicle charging stations.  
 
 
HP OVERLAY BOUNDARY ADJUSTMENT 
10. 
As noted earlier in this report, the subject site includes seven single-family 
residential homes currently zoned R1-6 HP. The development narrative requires 
all historic homes be retained and be governed by R1-6 HP standards. The 
request would reduce the lot depth by approximately 38 feet and the current HP 
designation would be reduced by that same amount. 
 
Section 807.E of the Zoning Ordinance states that, when applying the evaluation 
criteria in Section 807.D, the boundaries of a historic district should be drawn as 
carefully as possible to ensure that:

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 9 of 17 
 
 
1) The district contains documented historic, architectural, archaeological or 
natural resources; 
2) The district boundaries coincide with documented historic boundaries 
such as early roadways, canals, subdivision plats or property lines; 
3) Other district boundaries coincide with logical physical or manmade 
features and reflect recognized neighborhood or area boundaries; and 
4) Other non-historic resources or vacant land is included where necessary 
to create appropriate boundaries to assist in meeting the criteria in 
Section 807.D. 
In this case, the modified boundary will still include the full width of each of the 
seven lots within the HP overlay, as well as the primary historic building on each 
lot, therefore the guidelines above have generally been met. However, the 
reduction in lot size and increased proximity to much larger scale new 
construction constitutes an adverse effect on the historic properties. To mitigate 
this adverse effect, HP staff recommends that perpetual conservation 
easements be granted to the City on all seven historic properties. This will 
ensure the long-term preservation of the historic homes beyond the one-year 
stay of demolition currently provided under the HP zoning. The perpetual 
easement is addressed in Stipulation No. 2.  
 
 
STUDIES AND POLICIES 
11. 
Coronado Neighborhood Special Planning District 
The subject site is located 
within the Neighborhood 
Conservation Plan for the 
Coronado Neighborhood (the 
“Coronado Neighborhood 
Special Planning District”) 
(CNSPD) which was adopted 
in 1986. The CNSPD includes 
both regulatory requirements 
and policy guidance for how 
requests should be evaluated.  
 
 
 
Proposed Land Use Map, CNSPD; 
Source: Planning and Development 
Department.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 10 of 17 
 
 
12. 
Policy Guidance: The non-regulatory “proposed land use map” depicts the 
subject site with the following categories: single-family (for the seven single-
family homes), office and commercial along McDowell Road, medium to high 
density multifamily, single-family and low density multifamily, and 
commercial/multifamily revitalization area.  
 
The non-regulatory areas 
allowing case by case 
consideration of rezoning 
depicts only a portion of the 
subject site being appropriate 
for rezoning. 
 
Both maps are deployed in 
concert with narrative 
guidance on the evaluation  
criteria that should be used to 
consider redevelopment 
projects. Of these, it specifies 
that commercial projects should have major street access only, should focus on 
design compatibility, that mixed-use projects should be encouraged, and that 
underground parking should be encouraged in new commercial developments.   
 
 
 
13. 
Regulatory Requirements: The CNSPD includes the following regulatory 
requirements for multifamily projects:  
• Setback regime for properties identified as “Revitalization Area” on the 
Proposed Land Use Map. Only a portion at the center of the subject site 
adjacent to Dayton Street is identified as “Revitalization Area”. The 
regulatory provisions apply only when adjacent to a single-family home or 
homes. At the location, the subject site is not adjacent to residential, and 
the provision therefore does not apply.  
• Height restriction of 48 feet. The development proposal for a maximum 
height of 80 feet exceeds this standard; however, the use of “height 
zones” provides certainty that areas immediately adjacent to off-site 
single-family residential properties will be adjacent to structures with a 
maximum height of 20 feet. 
• Minimum parking requirement of two spaces per dwelling unit. The 
development proposal includes alternative requirements (1 space per 
studio unit, 1.5 spaces per one-bedroom units, and 1.7 spaces for two-
bedroom units).  
 
 
14. 
Companion Case: Rezoning Case No. Z-15-22-4 is a proposed Amendment to 
the regulatory requirements of the Coronado Neighborhood Special Planning 
District (CNSPD) and the proposal is analyzed in a separate staff report. The 
request proposes to exempt the subject site from the regulatory provisions 
contained in the CNSPD on the basis that the proposal achieves the intent of 
providing compatible and mixed-use development at a perimeter location in the 
study area. If both actions, Z-2-22-4 and Z-15-22-4, are approved, the subject 
Areas allowing case by case consideration of rezoning, 
CNSPD; Source: Planning and Development 
Department.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 11 of 17 
 
 
site would remain in the CNSPD and would be governed by the provisions 
contained in the PUD. 
 
 
15. 
Comprehensive Bicycle Master Plan 
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to 
guide the development of its Bikeway System and supportive infrastructure. The 
Comprehensive Bicycle Master Plan supports options for both short- and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. The development narrative incorporates standards for bicycle 
parking and storage for both residents and visitors.  
 
 
16. 
Complete Streets Guiding Principles 
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding 
Principles. The principles are intended to promote improvements that provide an 
accessible, safe, connected transportation system to include all modes, such as 
bicycles, pedestrians, transit, and vehicles. To support these principles related to 
pedestrian connectivity and safety, the development narrative incorporates 
standards for shaded and detached sidewalks on each of its street frontage and 
a public pedestrian paseo bisecting the site east-west to provide an off-street 
pathway. The Street Transportation Department is also requiring the developer 
place $115,000 in escrow for the installation of a traffic control device that will 
support greater pedestrian safety between the project and the hospital campus 
to the south. This is addressed in Stipulation No. 6. 
 
 
17. 
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 development narrative incorporates 
standards to require shaded and detached sidewalks along each of its public 
street frontages.  
 
 
18. 
Zero Waste Phoenix 
The City of Phoenix is committed to its waste diversion efforts and has set a goal 
to become a zero waste city, as part of the city’s overall 2050 Environmental 
Sustainability Goals. One of the ways Phoenix can achieve this is to improve 
and expand its recycling and other waste diversion programs. Section 716 of the 
Phoenix Zoning Ordinance establishes standards to encourage the provision of 
recycling containers for multifamily, commercial and mixed-use developments 
meeting certain criteria. The development narrative states that the property 
management will recycle with the City of Phoenix, and encourage residents to 
recycle by providing recycling receptacles and chutes in each trash room.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 12 of 17 
 
 
COMMUNITY INPUT SUMMARY 
19. 
At the time this staff report was written, staff had received six e-mails / letters in 
opposition to the request and 10 e-mails / letters in support. Copies of the 
correspondence are attached to this report.  
 
Staff has also participated in several community discussions led by the Council 
District 4 office in the summer and fall of 2022. A mix of residents both in support 
and opposition to the request participated in the discussions. Residents in 
support noted the activation of the underutilized site and the possibility of retail, 
restaurants or services on the ground floor as favorable aspects of the project. 
Residents in opposition articulated concerns with traffic, the proposed building 
height and the project’s design as some of their primary objections.  
 
In response to those concerns, the applicant made modifications to the proposal 
lowering the maximum building height along Dayton to 48 feet and the maximum 
building height along Coronado to 20 feet. Stipulation No. 3 has been included 
to provide the community another opportunity to review and provide comments 
on the project’s design when it proceeds through the development review 
process. Stipulation No. 9 requires the developer to work with the Street 
Transportation Department to install speed humps on Dayton Street between 
McDowell and Coronado roads as a means of mitigating any potential traffic 
impacts from the development.  
 
 
 
INTERDEPARTMENTAL COMMENTS 
20. 
The Street Transportation Department provided a series of stipulations focused 
on the following topics with the applicable stipulation in parentheses: 
• Right-of-way dedication of 40 feet along McDowell Road with a minimum 
four-foot sidewalk easement (Stipulation No. 4). 
• All sidewalks shall be entirely located within a sidewalk easement or 
public right-of-way (Stipulation No. 5). 
• Require $115,000 be placed in escrow for the installation of a traffic 
control device, along McDowell Road (Stipulation No. 6). 
• Traffic impact study shall be completed and that the applicant fund 
mitigation measures (Stipulation No. 7). 
• The developer shall construct all street improvements related to the 
development with all required elements and to ADA accessibility 
standards (Stipulation No. 8). 
 
 
 
21. 
The Fire Department commented that they do not anticipate any problems 
serving the site but noted that the site must comply with the Phoenix Fire Code. 
They further commented that the water supply to the site (gpm and psi) has not 
been determined and that additional water supply may be needed to meet the 
required fire flow per the Phoenix Fire Code. 
 
 
 
22. 
The Water Services Department commented that the site has existing water and 
sewer mains that can serve the development. The department added their 
standard comment that capacity is a dynamic condition that can change over

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 13 of 17 
 
 
time due to a variety of factors. It is the City's intent to provide water and sewer 
service. However, the requirements and assurances for water and sewer service 
are determined during the site plan application review. For any given property, 
water and sewer requirements may vary over time. 
 
 
OTHER 
23. 
The site is within Phoenix Sky Harbor International Airport (PHX) traffic pattern 
airspace. The Aviation Department requires the developer to record a Notice to 
Prospective Purchasers of Proximity to Airport in order to disclose the existence 
and operational characteristics of (PHX) to future owners or tenants of the 
property. This is addressed in Stipulation No. 10.  
 
 
24. 
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. 11. 
 
 
 
25. 
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. 12. 
 
 
 
26. 
Development and use of the site is subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements. 
Other formal actions such as, but not limited to, zoning adjustments and 
abandonments, may be required.   
 
Findings 
 
1. 
The proposed PUD provides a regulatory framework that will allow for the 
redevelopment of an underutilized site across the street from a major employer to 
develop with a mix of uses and housing types.  
2. 
The proposal calls for the preservation and integration of seven historically 
designated single-family homes into the project.  
3. 
The PUD’s development standards will provide for an enhanced and shaded 
streetscape on all four streets and a concentration of the tallest building heights 
near McDowell Road.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 14 of 17 
 
 
Stipulations 
 
1. 
An updated Development Narrative for the 11th Street and McDowell 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 December 23, 2022, as modified by the 
following stipulations: 
 
 
 
a. 
Page 10, Permitted Uses, Mixed-Use Residential / Commercial Land Use 
Category: Modify the requirement for a minimum square footage of 
commercial to read as follows:  
 
Shall provide a minimum of 5,000 square feet non-residential uses. Non-
residential uses shall not include, lobby, exercise, receptions areas, or 
other similar uses intended for exclusive use by residents. All non-
residential uses shall have their primary access from perimeter rights-of-
way.  
 
 
 
 
b. 
Page 12, Landscape Standards, Streetscape – Adjacent to Public Right-of 
-Way: Add a section to the table that contains the following standards: 
 
All streetscapes shall provide a detached sidewalk and a landscape strip. 
Standards for the detached sidewalks and landscape strips are as 
follows:  
 
• McDowell Road 
o Minimum sidewalk width: 5 feet, average 6 feet   
o Minimum width of landscape strip between curb and 
sidewalk: 11 feet  
• 11th Street (South of the paseo) 
o Minimum sidewalk width: 5 feet  
o Minimum width of landscape strip between curb and 
sidewalk: 6 feet  
• Dayton Street (South, within 225 feet of McDowell Road) 
o Minimum sidewalk width: 5 feet, average 6 feet 
o Minimum width of landscape strip between curb and 
sidewalk: 6 feet  
• Dayton Street (North, 225 feet north of McDowell Road) 
o Minimum sidewalk width: 5 feet, average 6 feet 
o Minimum width of landscape strip between curb and 
sidewalk: 6 feet 
• Coronado Road 
o Minimum sidewalk width: 5 feet, average 6 feet  
o Minimum width of landscape strip between curb and 
sidewalk: 6 feet

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 15 of 17 
 
 
 
c.  
Page 16, Landscape Standards, Minimum Open Space: Add the 
following language to this section:  
 
The paseo shall be a minimum of 20 feet in width and provide for a 
continuous pedestrian connection between 11th Street and Dayton 
Street. Entry points for the paseo shall be provided at both 11th Street 
and Dayton Street per the Circulation Plan (Exhibit 12).  
 
 
 
 
d.  
Page 25, Sustainability, City Enforced Standards: Modify the standard 
related to electric vehicle charging stations to read as follows:  
 
A minimum of 20 Level 1 electric vehicle charging stations shall be 
provided within the parking garage.  
 
 
 
2. 
Perpetual conservation easements, in accordance with the requirements of the 
City’s Historic Preservation Office, shall be recorded on the following properties 
(which constitute a portion of this site): 1622 North 11th Street (APN 117-25-
014A); 1626 North 11th Street APN 117-25-015); 1630 North 11th Street (APN 
117-25-016; 1634 North 11th Street (APN 117-25-017); 1638 North 11th Street 
(APN 117-25-018); 1642 North 11th Street (APN 117-25-019); and 1646 North 
11th Street (APN 117-25-020), with modified boundaries consistent with the HP 
zoning overlay boundary adjustment. 
 
 
3.  
Prior to preliminary site plan approval, the developer will present updated 
building elevations for the seven-story portion of the development to the Encanto 
Village Planning Committee for informational purposes only and to provide 
review and comment. The intent of this meeting is to inform the committee as to 
how the developer has enhanced the visual presence of the building via the 
following architectural features: 
• 
Use of color 
• 
Material changes 
• 
Artistic elements and murals on the ground floor 
 
The elevations shall be consistent with the conceptual elevations (Exhibit 10) in 
the PUD Narrative dated stamped December 23, 2022, or consistent with the 
conceptual renderings date stamped December 30, 2022, as approved by the 
Planning and Development Department.  
 
 
4. 
The developer shall dedicate a minimum 40-foot of right-of-way and minimum 4-
foot-wide sidewalk easement along the north side of McDowell Road, as 
approved by the Planning and Development and Street Transportation 
departments.  
 
 
5. 
All minimum streetscape requirements within the PUD Narrative shall be 
completely located within right-of-way or appropriate sidewalk easement, as 
modified and approved by the Planning and Development and Street 
Transportation departments.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 16 of 17 
 
 
6. 
The developer shall provide $115,000 in escrow to fund a traffic control device 
along McDowell Road prior to preliminary site plan approval and as approved by 
the Street Transportation Department. 
 
 
7. 
The applicant shall submit a Traffic Impact Study to the City for this 
development. 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. 
 
 
8. 
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. 
 
 
9. 
The developer shall work with the Street Transportation Department, Traffic 
Services Division, for the application submission for speed hump/s along Dayton 
Street between McDowell Road and Coronado Road, prior to preliminary site 
plan approval. Improvements are subject to public petitioning approval per the 
Speed Hump Program requirements from all property owners on the west and 
east side of Dayton Street from McDowell Road to Coronado Road. The 
developer shall be responsible for providing all funding of such improvements 
prior to requesting certificate of occupancy. 
 
 
10. 
The property owner shall record documents that disclose the existence, and 
operational characteristics of the Phoenix Sky Harbor International 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. 
 
 
11. 
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. 
 
 
12. 
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.

Staff Report: Z-2-22-4 (11th Street and McDowell PUD) 
January 6, 2023 
Page 17 of 17 
 
 
Writer 
Joshua Bednarek 
January 6, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Sketch Map 
Aerial Map 
Renderings date stamped December 30, 2022 (2 pages) 
Community Correspondence (22 pages)  
11th Street and McDowell PUD Narrative date stamped December 23, 2022

Z-SP-4-82
Z-43-20
Z-SP-61-96
Z-SP-18-79
Z-76-17
Z-75-17
Z-135-99
Z-141-72
Z-5-97
Z-31-18
Z-63-18
Z-95-16
Z-135-99
Z-76-82
Z-77-82
*
*
*
*
*
*
P-1
C-2
R-3A
C-2
R1-6
PUD
P-1
HP
C-2 HP
P-1
R1-6 HP
C-2
R-3 HP
R-3A
R-3
PUD
R-3
10TH ST
12TH ST
MCDOWELL RD
ALMERIA RD
11TH ST
CORONADO RD
9TH ST
BRILL ST
MITCHELL ST
DAYTON ST
GRANADA RD
Coronado
Neighborhood SPD
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWE
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-2-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.16 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 CNSPD, P-1 CNSPD, R1-6 HP CNSPD, R-3A CNSPD
PUD CNSPD, PUD CNSPD HP
CONVENTIONAL OPTION
22, N/A, 8, 16
271, 7
*   UNITS P.R.D. OPTION
26, N/A, 9, 19
N/A, N/A
Ed McCoy, Fairfield Residential
DATE:
1/18/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 13-29
ZONING MAP
G-8
REQUESTED CHANGE:
FROM: C-2 CNSPD( 1.53 a.c.)
P-1 CNSPD ( 1.40 a.c.)
R1-6 HP CNSPD( 1.49 a.c.)
R-3A CNSPD ( 0.74 a.c.)
TO:
PUD CNSPD ( 4.05 a.c.)
PUD CNSPD HP ( 1.11 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-2-22.mxd
Z-2-22
0.045
0
0.045
0.0225
Miles
4/15/2022
1/6/2023

Z-SP-4-82
Z-43-20
Z-SP-61-96
Z-SP-18-79
Z-76-17
Z-75-17
Z-135-99
Z-141-72
Z-5-97
Z-31-18
Z-63-18
Z-95-16
Z-135-99
Z-76-82
Z-77-82
*
*
*
*
*
*
P-1
C-2
R-3A
C-2
R1-6
PUD
P-1
HP
C-2 HP
P-1
R1-6 HP
C-2
R-3 HP
R-3A
R-3
PUD
R-3
10TH ST
12TH ST
MCDOWELL RD
ALMERIA RD
11TH ST
CORONADO RD
9TH ST
BRILL ST
MITCHELL ST
DAYTON ST
GRANADA RD
Coronado
Neighborhood SPD
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWE
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-2-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
5.16 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 CNSPD, P-1 CNSPD, R1-6 HP CNSPD, R-3A CNSPD
PUD CNSPD, PUD CNSPD HP
CONVENTIONAL OPTION
22, N/A, 8, 16
271, 7
*   UNITS P.R.D. OPTION
26, N/A, 9, 19
N/A, N/A
Ed McCoy, Fairfield Residential
DATE:
1/18/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 13-29
ZONING MAP
G-8
REQUESTED CHANGE:
FROM: C-2 CNSPD( 1.53 a.c.)
P-1 CNSPD ( 1.40 a.c.)
R1-6 HP CNSPD( 1.49 a.c.)
R-3A CNSPD ( 0.74 a.c.)
TO:
PUD CNSPD ( 4.05 a.c.)
PUD CNSPD HP ( 1.11 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-2-22.mxd
Z-2-22
0.045
0
0.045
0.0225
Miles
4/15/2022
1/6/2023

11th & McDowell – Multifamily 
(Mixed-Use) Community
View from the intersection of Dayton St. 
and McDowell Rd. (northeast corner)

11th & McDowell – Multifamily 
(Mixed-Use) Community
View from Dayton St. looking south to 
McDowell Rd.

1
Nick Klimek
Subject:
Mixed Use @ NWC McDowell and 11th
From: Brandon Gonzalez <blgonzalez06@gmail.com>  
Sent: Wednesday, April 6, 2022 6:24 PM 
To: Kurt Waldier <kwaldier@beusgilbert.com> 
Cc: Gregory Bench <gregorybench@gmail.com> 
Subject: Mixed Use @ NWC McDowell and 11th 
 
Hi Kurt,  
 
I received information that was provided regarding the proposed development at 11th Street and McDowell.  I live at 
2529 N. 10th Street in Coronado and I'm unfortunately not going to be able to make the meeting on the 20th.  I'm an 
urban planner and am quite familiar with leading public meetings, so I wanted to be a voice in support of the 
development in our neighborhood since public meetings can sometimes be dominated by opposition.     
 
A few reasons for my support:  
 
Infill development and density is badly needed in central Phoenix and it's important that we locate density in the 
right areas.  The McDowell corridor is one of those opportunities for redevelopment and infill, and this type of 
development benefits the revitalization efforts along McDowell.  
 
10th Street is a key bicycle corridor, with a bike/ped bridge over I-10  located just to the south of the proposed 
location.  This corridor provides easy bicycle access into downtown Phoenix.  I bike this way frequently, and the 
proposed density provides an opportunity to leverage additional bicycle trips by being located on a bicycle-
friendly corridor.  
 
The development is located along an existing bus route.   
 
Height is being designed to occur near McDowell, away from the single-family areas along Coronado Road, with 
townhomes as a nice buffer/transition into the SF zone.  
 
While I live in a single-family home, we need housing options in our neighborhood, including quality apartments 
and townhomes.  We should be a life-cycle neighborhood with diverse housing options.  
I'm not able to tell from the site plan, but my primary request would be to please give attention to the street design 
around this development.  It is important that sidewalk design creates a comfortable pedestrian experience that can set 
the standard for additional redevelopment in this immediate area.  If a buffer or separation from the back of curb isn't 
able to be included, then hopefully the sidewalk/pedestrian zone will be significantly wide.  Also, shade/tree cover is 
extremely important with the south-facing nature along McDowell. Adding tree cover isn't only an important Phoenix 
initiative, but it's also extremely important to Coronado residents. Additionally, bicycle parking as a street amenity 
would be a nice addition near retail.  
 
Thank you again for allowing me to provide input and I look forward to continued updates.   
 
Brandon Gonzalez 
2529 N. 10th Street, Phoenix.  
This message may contain confidential and privileged information. If it has been sent to you in error, please reply to 
advise the sender of the error and then immediately delete this message.

From:
John Stinson
To:
kwaldier@beusgilbert.com; Nick Klimek
Cc:
Laura Hahn
Subject:
Writing in support of the applicant to amend zoning ordinance (Application #s Z-2-22)
Date:
Thursday, April 7, 2022 2:52:53 PM
Mr. Waldier, Mr. Klimek –
 
My spouse (on CC) and I are writing to express our enthusiastic support of the proposed rezoning
(case number Z-2-22) of the northwest corner of 11th St and McDowell Road. We are residents of
the Coronado Historic District and have watched property values skyrocket in the face of restrictive
land use policies and lack of new housing inventory. Housing supply constraints are pricing out
young families and erecting a permanent barrier to housing affordability in our neighborhood –
something needs to change.
 
Central Phoenix - including and especially its historic neighborhoods - needs to add quality housing
stock and provide families the opportunity to access housing that is affordable and centrally located
in a walkable, safe neighborhood. To that extent, we would be thrilled to see a blighted corner of our
neighborhood revitalized with residential and commercial offerings, and to one day call the future
residents of this development our neighbors. I hope the city will make the necessary adjustments
and accommodate this proposal so the developers can break ground as soon as possible.
 
We are unable to attend the meeting on the 20th due to a family commitment out of town but
please don’t hesitate to reach out if you need any other form of support. My cell is 917-664-4992.
 
Best,
 
John Stinson + Laura Hahn
1533 E Granada Road
Phoenix AZ 85006
 
 
John​ Stinson | Vice President, US Consulting Operations
112 N Central Avenue, Ste 408 | Phoenix | AZ | 85004
p: +1 646 395 9347 | f: 212.838.9175
e: jstinson@guidepoint.com
New York | Boston | Phoenix | San Francisco | London | Dusseldorf | Athens | Dubai | Mumbai | Singapore | Hong Kong | Shanghai |
Seoul | Tokyo | Sydney
​
This e-mail message, and any attachments, is intended only for the use of the individual or entity identified in the alias address of this
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received this e-mail message in error, please notify the sender immediately by reply e-mail and delete this message, and any
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##azfullsig2021##

1
Nick Klimek
Subject:
FW: 11st/McDowell
----Original Message----- 
From: Will Novak <william.novak@gmail.com>  
Sent: Tuesday, April 12, 2022 4:48 PM 
To: Kurt Waldier <kwaldier@beusgilbert.com> 
Subject: 11st/McDowell 
 (Please forward the below to the village planner/appropriate places) 
 Hello, 
My wife and I have been home owners in the Coronado Historic neighborhood since 2013. We are very excited about 
the proposed development on approximately 11th st and McDowell which will bring new neighbors, friends and retail 
to our neighborhood. I’m a past member of the Encanto Village Planning Committee, sat on the ReInvent Phoenix 
Midtown Steering Committee and was on the committee to write the “Preserve Phoenix” historic preservation plan. I 
mention all this to highlight I’ve long been involved and passionate on matters of zoning and planning in central 
Phoenix.  
The proposed development is exactly the type of development the community has long told the city we’d like to see. It 
increases density, brings in new retail and does it near existing services, infrastructure and transit. In addition the 
project is replacing a dilapidated, under used old office building and surface parking lot that have a very suburban 
design. This proposal will help support all the restaurants, coffee shops and other independent retailers that have 
sprung up in and around Coronado over the last few years. 
We are neighbors for more neighbors and welcome this project.  
Yours,  
- Will & Veronica Novak 
602 541 1834 
This message may contain confidential and privileged information. If it has been sent to you in error, please reply to 
advise the sender of the error and then immediately delete this message.

1
Nick Klimek
Subject:
FW: Letter of support for the project on 11th Street and McDowell
Attachments:
CNSPD Rezoning Z-15-22 Notification Letter 2022 04 01.pdf
-----Original Message----- 
From: Kayla Tarantino <kaylamtarantino@gmail.com>  
Sent: Monday, April 18, 2022 7:00 PM 
To: Kurt Waldier <kwaldier@beusgilbert.com>; nick.klimek@phoenix.gov 
Subject: Letter of support for the project on 11th Street and McDowell 
 
Hi there,  
 
Writing you as a resident of Coronado living at 13th street and Palm. I support the project and I am excited to see the 
land developed into something useful.  
 
I do hope you’ll consider the feedback of some neighbors here around increasing parking availability per unit, and doing 
what you can to maintain the charm and character of our neighborhood.  
 
Thank you,  
Kayla Tarantino  
 
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advise the sender of the error and then immediately delete this message.

1
Nick Klimek
Subject:
Project at 11th street and McDowell
From: Michael Boysen <boysenatc@hotmail.com>  
Sent: Friday, April 22, 2022 10:03 AM 
To: Kurt Waldier <kwaldier@beusgilbert.com> 
Subject: Project at 11th street and McDowell 
 
Hello Mr. Waldier, 
Just wanted to let you know that my wife and I both support the proposed residential project at 11th street and 
McDowell.  We own and live in our home at 1506 E Granada Rd in the Coronado neighborhood. 
Sincerely, 
Michael and Tracey Boysen 
 
Get Outlook for iOS [linkprotect.cudasvc.com] 
This message may contain confidential and privileged information. If it has been sent to you in error, please reply to 
advise the sender of the error and then immediately delete this message.

1
Nick Klimek
Subject:
Residential project 11st street and McDowell
From: Melissa McIver <melissa.mciver@gmail.com>  
Sent: Friday, April 22, 2022 12:19 PM 
To: Kurt Waldier <kwaldier@beusgilbert.com>; nick.klimek@phoenix.gov 
Subject: Residential project 11st street and McDowell 
 
Just wanted to write a note to say I am excited about your proposed project and support it 100%! I think it was be great 
for Coronado neighborhood and would freshen up that whole unused area!   
 
Melissa McIver 
Coronado resident since 2017 
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advise the sender of the error and then immediately delete this message.

From:
Emily Giannone
To:
Council District 4
Cc:
Nick Klimek
Subject:
Support for 11th St. & McDowell Rd. Mixed-Use Community Project
Date:
Thursday, May 26, 2022 7:12:26 PM
Dear Vice Mayor Pastor,
My husband and I have been residents of the Coronado Historic District for the past 12 years, homeowners in the
neighborhood for 11 years. I was not able to attend your meeting on Monday, but I wanted to make sure you know
my husband and I voice our strong support for Fairfield’s 11th St. & McDowell Rd. Mixed-Use Community Project.
We believe the project will provide numerous benefits for the neighborhood and surrounding community and is a far
better option than the current vacant Surgicenter and parking lot. Specifically, the project will:
Revitalize a vacant and abandoned lot and enhance walkability in the neighborhood,
Activate McDowell Road with street level retail,
Preserve the seven historic homes along 11th Street and uphold the character and charm of Coronado, and
Provide quality attainable and diverse housing to phoenix residents.
I understand a few loud voices have opposed the project but there are many Coronado homeowners who support this
project. Fairfield has done an admirable job of working with the community over quite some time to deliver a
project that aligns with our wants and needs. I hope this show of support will be taken into consideration during the
Encanto Village planning committee hearing in August. Thank you.
Regards,
Emily Giannone
Sent from my iPhone

From:
Cindy Sponaugle
To:
Council District 4; Nick Klimek
Subject:
Support for the McDDowell Rd / 11th Str mixed use project
Date:
Thursday, May 26, 2022 9:38:33 PM
Vice Mayor Pastor, Nick Klimek
I wanted to let you know that I am in favor of the mixed use project planned for the McDowell Rd /
11th Str. area.
I am anxious for this new project to help add a new feel/vigor to the McDowell corridor, in hopes
that it draws even more investment along the street. 
The Coronado historic district, I think, will benefit by having the new retail shops in this project with
new shopping options.  This also seems to support the Banner Hospital Community with housing
close to campus, and shops to frequent. 
Thanks
 
Sent from Mail [go.microsoft.com] for Windows

From:
Kurt Waldier
To:
Nick Klimek
Subject:
FW: PUD Zoning Case Z-2-22
Date:
Thursday, September 1, 2022 2:59:03 PM
FYI. See comments from John Fricks below regarding 11th St and McDowell.
Kurt Waldier, AICP
Planning Consultant
BEUS GILBERT MCGRODER PLLC
701 North 44th Street | Phoenix, AZ  85008
Direct: 480.429.3061 | Main: 480.429.3000 | Fax: 480.429.3100
Email: kwaldier@beusgilbert.com
Assistant: Chrystal Fisher | 480.429.3121 | cfisher@beusgilbert.com
-----Original Message-----
From: john fricks <fricks@gmail.com>
Sent: Thursday, September 1, 2022 11:53 AM
To: council.district.4@phoenix.gov
Cc: Kurt Waldier <kwaldier@beusgilbert.com>
Subject: PUD Zoning Case Z-2-22
Dear Vice Mayor Pastor,
I am writing concerning the development proposed for 11th Street and McDowell.  First, let me note that I live at
and co-own (with my wife) the house at 1135 E Coronado Rd, which is approximately six or seven houses down
from the corner of this proposed development.  I am strongly in favor of this development and am disappointed with
the recent changes proposed.  Specifically, I am opposed to the reduction in housing units, especially given the rapid
rise in rents and housing prices in Phoenix.  I am also against the increased parking spaces per unit—as this space
could possibly be better used to provide more housing units. I believe Phoenix and the Coronado neighborhood
should be a welcoming environment, and I would like to start by welcoming a lot of new neighbors.
The new plan also swaps out townhouses for a dog park and a parking lot.  The dog park seems fine; however, I am
adamantly opposed to having a parking lot on Coronado Rd, and I would like to see all of the parking lots on that
stretch of Coronado Rd. replaced by townhouses, but I definitely don’t want to have another parking lot which
creates an unsociable environment in the neighborhood.
A neighborhood concern that I have—that I hope this project will help with—is the rampant speeding and reckless
driving along Coronado Rd between 10th and 12th streets.  I think this happens because the road is very wide
through this section, and there are few cars parked along the streets.  (Parked cars narrow the road, causing drivers
to slow down.)  I hope that the city will address this issue with speed bumps and/or traffic circles as this new
development is built.
Lastly, I have tried to keep track of this development as it moves through the process, but there have been numerous
cancelled planning meeting for Encanto, and attending these meetings is very time consuming.  I think that the
process tends to favor the voices against new development, and I hope that there are some ideas about changing the
process to make it more inclusive of everyone in the community.
Sincerely,
John Fricks
814-777-6882
This message may contain confidential and privileged information. If it has been sent to you in error, please reply to
advise the sender of the error and then immediately delete this message.

From:
Anthony M Grande
To:
Anthony M Grande
Subject:
FW: Comment in support of 11th Street/McDowell rezoning request (case numbers Z-2-22 and Z-15-22)
Date:
Wednesday, January 4, 2023 4:29:47 PM
From: John Stinson <jstinson@guidepoint.com> 
Sent: Wednesday, January 4, 2023 9:43 AM
To: PDD Long Range Planning <pdd.longrange@phoenix.gov>
Subject: Comment in support of 11th Street/McDowell rezoning request (case numbers Z-2-22 and
Z-15-22)
 
To whom it may concern:
 
Ahead of the Encanto Village Planning Committee meeting on January 9th, I would like to submit a
comment on case numbers Z-2-22 and Z-15-22. As a resident of the Coronado neighborhood and a
daily user of the streets and intersections that the proposed building will occupy, I want to voice my
strong support for this project. I believe it is in the interests of the Coronado neighborhood, as well
as the city more broadly, to approve the amendment requests and permit this mixed-use
development to proceed. We desperately need more housing supply in this area and this project,
which will workforce housing, will boost that supply and help to moderate increasing rents in the
area. Furthermore, it will help to catalyze development in the neighborhood and provide for more
eyes on the street, a safer, more walkable environment for our families, and increased commercial
options for neighbors and visitors. I speak as a private citizen, but as an employer in downtown
Phoenix whose employees would directly benefit from increased access to housing at the price point
for this project, I feel compelled to speak on behalf of those who desperately want more housing
supply to slow the recent growth in market rental prices.
 
I have been in contact with the developers who are spearheading this project and would also like to
commend them for taking so much community input into account during their design process. This
project is better off for it and I believe their approach to gathering and implementing community
input has set the standard. We would benefit immensely from this project.
 
Best,
 
John
 
 
[us.content.exclaimer.net]
John​ Stinson | Senior Vice President, US Consulting Operations
112 N Central Avenue, Ste 408 | Phoenix | AZ | 85004
p: +1 646 395 9347 | f: 212.838.9175
e: jstinson@guidepoint.com
New York | Boston | Phoenix | San Francisco | London | Dusseldorf | Athens | Dubai | Mumbai | Singapore | Hong Kong | Shanghai |
Seoul | Tokyo | Sydney
​
This e-mail message, and any attachments, is intended only for the use of the individual or entity identified in the alias address of this

message and may contain information that is confidential, privileged and subject to legal restrictions and penalties regarding its
unauthorized disclosure and use. Any unauthorized review, copying, disclosure, distribution or use is strictly prohibited. If you have
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From:
Phil Dague
To:
kwaldier@beusgilbert.com; Nick Klimek
Cc:
Phil Dague
Subject:
11th & McDowell PUD Case Z-2-22
Date:
Wednesday, April 6, 2022 8:16:24 PM
Hi Kurt and Nick-
My name is Phil Dague and I live at 2214 N Dayton Street, Phoenix. I live just two blocks north of the proposed
development, which I received your notice for regarding zoning variances.
I’m not opposed to the development overall. However, I do have one significant concern that I would like to raise
that I am strongly opposed to, which is the parking ratio variance of 1.25 vs. 2 spaces per unit that is required per
current zoning.
Dayton Street is a narrow street that dead ends into the main entrance of Banner University Medical Center.
Currently the street is already overcrowded with parked cars on both sides of the street that does not allow for
opposing traffic to pass on the road without one car yielding to the other. By limiting parking to just over one space
per unit I am very concerned that residents, visitors, future tenants visiting leasing office, employees, and retail
customers will be forced to seek street parking in the neighborhood. 1.25 spaces per unit simply won’t be enough
parking for a development of this size in a city where most people rely on cars for transportation, without adding to
an already crowded streets in the Coronado neighborhood making it unsafe and impractical to drive up and down.
In addition, with the entrance to Banner University Medical Center just across the street, the entrance to the garage
on Dayton will further exacerbate congestion at the intersection and make it difficult to enter and exit the
neighborhood on Dayton. I’d like to understand if there is any proposed traffic control for Dayton, like a traffic
light?
I have forwarded this notice to neighbors and have shared my concerns with them and asked for them to voice this
concern as well. I will send this same information to the address in the letter to ensure my concerns are heard by the
City of Phoenix zoning as  I will not be able to attend the April 20th meeting. I do plan to attend the May 2nd
Encanto Village meeting.
Furthermore, I am the Executive Director of Facilities Operations for Banner Health. While this email represents my
concerns as a homeowner and I am not speaking for Banner Health, I will be forwarding the notice to Banner Health
Administration at Banner University Medical Center as well as our Development leadership who I report directly to
for their review and consideration as I believe they will share similar concerns due to the already constrained
parking on the medical center campus creating the likelihood for visitors and residents of the proposed development
to park on our campus and potential issues with traffic control at the Dayton/McDowell intersection.
Again, I am not opposed to the development but the parking and entrance to parking are concerns and I do not
believe a zoning variance should be provided for the reduction in parking requirements. I live in a new home built in
2018 in Coronado, plan to live here a long time. I want to see the neighborhood continue to develop and thrive.
Multi-family developments are no doubt part of the urban development and add to the economic diversity of urban
neighborhoods like Coronado that make cities like Phoenix a great place to live but with our limited public
transportation, there must be adequate parking to support a development of this magnitude.
Thank you,
Phil
Phil Dague
2214 N Dayton Street
Phoenix, AZ 85006

RE: Rezoning Case Nos. Z-2-22-4 (11th and McDowell PUD) and Z-15-22-4   
 
I am writing to express my opposition to this proposed attack on a Phoenix 
Historic Neighborhood.  I believe the incompatible rezoning requests would be 
very harmful and destructive to our neighborhood as it now exists.  The residents 
of Coronado chose this location because of the serenity and character that now 
exists.  I also believe it provides a very slippery slope to further destruction of our 
historic neighborhoods at the request of greedy land owners and developers 
seeking profit at the residents of Coronado’s expense.  It is quite evident that the 
City of Phoenix is very weak when it comes to managing residential development 
with its horrible setback and parking issues as evidenced by all the high rise 
developments with no street setbacks.  It is shameful.   
Specifically, the 7 existing homeowners on 11th Street are going to be most 
severely damaged with the loss of privacy, serenity and loss of home value.  No 
one wants high rise apartments in their backyards!  The proposed height is not 
acceptable in a single family home neighborhood.   
The proposed setback of 10 feet is ridiculous and completely contrary to existing 
zoning and the nature of Coronado homes.   
The lack of parking (1.25) per unit is also a horrible precedent which will only 
result in massive on street parking, increased crime and pollution.  Most couples 
own two cars in Phoenix and thus will have no other choice. 
The increase in neighborhood traffic will substantially harm my property on East 
Coronado Road, which happens to be one of the few remaining cement streets 
which the neighbors fought for in prior years to maintain.  Already drivers short 
cut from McDowell to Coronado east to 7th St.   The home on the west side of 10th 
Street will face the oncoming new traffic on Coronado Rd directly into their home.  
This new project will only exacerbate the problem with increased traffic and 
disruption to a quiet neighborhood.

While I realize growth is necessary in Phoenix, I question the attack on a 
Designated Historic District that is protected from the greed of developers.  That 
is why the designation was made in the first place to protect our city heritage.  If 
the grossness of the size of this proposed project is intended to encourage a 
compromise I find it deceitful.  I vehemently oppose this development and hope 
the owners realize what a disgrace it is!  Please SAVE our Historic Neighborhood. 
 
Sincerely, 
Rick Krussman

From:
Sheila Krueger
To:
Nick Klimek
Subject:
EVPC Z-2-22-4 and (Companion Case Z-15-22-4)
Date:
Sunday, May 1, 2022 10:55:12 PM
Mr. Klimek:
I would like the following to be read into the record at the ENCANTO VILLAGE
PLANNING COMMITTEE, set for May 2nd at 6:15 pm. 
As a homeowner in the Coronado Historic Neighborhood for over 12 years, I have seen many
proposals for properties along McDowell Road presented. Additionally, my neighbors have
banded together on several occasions to make sure that our neighborhood is able to preserve
its important heritage and maintain the safety of our community. 
When the SurgiCenter was originally built, the neighbors who came before us insisted that the
area surrounding that new enterprise would not become prone to encroachment because of the
variances granted for the business. For that same family to return to the neighborhood and to
the City to request that those restrictions be removed for the EXACT purpose they were
intended is insulting to everyone who has ever lived in the neighborhood. 
In my opinion, these proposals should not even be given consideration that would lead to any
type of development (as currently proposed) on this property. However, knowing that we most
likely will be expending a lot of energy in opposition to this project to protect our
neighborhood, it seems appropriate to discuss the issues surrounding this project. 
No doubt you will hear many of the same arguments from other neighbors, as I know I am not
alone in this. I apologize if our concerns overlap, but also hope that you will see that as a
streak of common sense. I will not discuss my objections to the design (horrible and way too
tall), the parking, nor the loss of open space behind seven historic homes. Others more versed
in the architectural aspects of this proposal are prepared to speak to those points. 
I would like to counter the discussions I have heard from proponents and participants of this
project.
Phoenix Needs Affordable Housing: Those who are crying out for more housing in the
Phoenix area are not equally clamoring for AFFORDABLE housing. The prices proposed for
even a studio apartment in this complex exceeds the budget of a housekeeper or Nursing
Assistant at Banner University Hospital. Adding expensive housing solely to increase
inventory and then hoping for affordable housing becoming available is a laughable real estate
version of trickle down theory.
Banner Hospital is tall, so this is just a step down: The Banner campus is a commercial
enterprise that does NOT sit in the boundaries of the Historic District. Using the height of that
building to justify a behemoth of a building IN a Historic District is comparing apples to
oranges. 
Reducing parking requirements will cause people to commute effectively: The request for
a reduction in parking requirements is also an insult to our neighborhood. Based on the pricing
of these units, I doubt that the majority of them will be single occupancy units. As I walk the
neighborhood daily, I can assure you that 2-3 vehicles in the driveway is the rule, NOT the

exception. Those cars exist and will not be sold simply because someone moves into a
particular housing situation. And if those cars don't have a space ON property, they will be
parked deep into the neighborhood. With many young families, this presents an additional
safety hazard. Wishing that families would have one vehicle and use earth-friendly
transportation doesn't make it so. The property is not within a sustainable walking distance to
the light rail in the Arizona climate. 
In summary, my belief is that the Special Planning District was created for a purpose, and to
change that purpose makes the work of the City highly suspect. I respectfully request that the
Encanto Village Planning Committee consider the original SPD as an immovable and
unchangeable object, as it was meant to stop these very types of projects.
Thank you,
Sheila Krueger
2041 N Dayton Street
Phoenix, AZ 85006

From:
Sheila Krueger
To:
Sarah Stockham
Subject:
Fwd: EVPC Z-2-22-4 and (Companion Case Z-15-22-4)
Date:
Sunday, May 1, 2022 10:59:21 PM
Ms. Stockham:
I received a notice that Mr. Klimek is out of the office until 5/9, which is past the meeting
where I had requested this letter to be read. I do hope that you will be able to facilitate the
inclusion of my note in this meeting. Thank you. Sheila Krueger
************
Mr. Klimek:
I would like the following to be read into the record at the ENCANTO VILLAGE
PLANNING COMMITTEE, set for May 2nd at 6:15 pm. 
As a homeowner in the Coronado Historic Neighborhood for over 12 years, I have seen many
proposals for properties along McDowell Road presented. Additionally, my neighbors have
banded together on several occasions to make sure that our neighborhood is able to preserve
its important heritage and maintain the safety of our community. 
When the SurgiCenter was originally built, the neighbors who came before us insisted that the
area surrounding that new enterprise would not become prone to encroachment because of the
variances granted for the business. For that same family to return to the neighborhood and to
the City to request that those restrictions be removed for the EXACT purpose they were
intended is insulting to everyone who has ever lived in the neighborhood. 
In my opinion, these proposals should not even be given consideration that would lead to any
type of development (as currently proposed) on this property. However, knowing that we most
likely will be expending a lot of energy in opposition to this project to protect our
neighborhood, it seems appropriate to discuss the issues surrounding this project. 
No doubt you will hear many of the same arguments from other neighbors, as I know I am not
alone in this. I apologize if our concerns overlap, but also hope that you will see that as a
streak of common sense. I will not discuss my objections to the design (horrible and way too
tall), the parking, nor the loss of open space behind seven historic homes. Others more versed
in the architectural aspects of this proposal are prepared to speak to those points. 
I would like to counter the discussions I have heard from proponents and participants of this
project.
Phoenix Needs Affordable Housing: Those who are crying out for more housing in the
Phoenix area are not equally clamoring for AFFORDABLE housing. The prices proposed for
even a studio apartment in this complex exceeds the budget of a housekeeper or Nursing
Assistant at Banner University Hospital. Adding expensive housing solely to increase
inventory and then hoping for affordable housing becoming available is a laughable real estate
version of trickle down theory.
Banner Hospital is tall, so this is just a step down: The Banner campus is a commercial
enterprise that does NOT sit in the boundaries of the Historic District. Using the height of that

building to justify a behemoth of a building IN a Historic District is comparing apples to
oranges. 
Reducing parking requirements will cause people to commute effectively: The request for
a reduction in parking requirements is also an insult to our neighborhood. Based on the pricing
of these units, I doubt that the majority of them will be single occupancy units. As I walk the
neighborhood daily, I can assure you that 2-3 vehicles in the driveway is the rule, NOT the
exception. Those cars exist and will not be sold simply because someone moves into a
particular housing situation. And if those cars don't have a space ON property, they will be
parked deep into the neighborhood. With many young families, this presents an additional
safety hazard. Wishing that families would have one vehicle and use earth-friendly
transportation doesn't make it so. The property is not within a sustainable walking distance to
the light rail in the Arizona climate. 
In summary, my belief is that the Special Planning District was created for a purpose, and to
change that purpose makes the work of the City highly suspect. I respectfully request that the
Encanto Village Planning Committee consider the original SPD as an immovable and
unchangeable object, as it was meant to stop these very types of projects.
Thank you,
Sheila Krueger
2041 N Dayton Street
Phoenix, AZ 85006

January  5, 2023 
 
Encanto Village Planning committee 
City of Phoenix - District 4 
200 W. Washington St. 
Phoenix, AZ 85003 
attn:  Planner Nick Klimeck & 
Sarah Stockman 
 
RE: 11th and Mcdowell PUD - Z-2-22-4 (Companion Case Z-15-22-4): 
 
Dear Committee, 
 
My name is Artie A. Vigil III, I am a 17 year resident of the Coronado Historic District and reside at 2026 N 
10th street, which is approximately two blocks from this site.    
 
I am unable to attend the January 9th hearing I'll be on a plane at the time of the meeting and unable 
to attend virtually or in person.    Furthermore, it was  my understanding that this first meeting was 
informational only.   The posting at the site as of December 30th is below.   The various neighbors who 
live adjacent to this property were told that the hearing for this case would not be until February.     
 
 
 
This week, I received a letter stating that the dates and times have changed.    Interested neighbors 
have not received updates to the plans to review.   I have not had a chance or opportunity to review 
the PUD.    I think many of the interested neighbors who are affected by this project deserve the time 
and due diligence to understand what is within the PUD as written.     
 
Therefore I'd like to request that this meeting on 1/9 only be informational as noted on the posting at the 
site.    
 
Thank you, 
 
 
Arthur  A. Vigil III,  Coronado Resident