Attachment C - VPC Summary - Info Only - Z-15-22-4.pdf

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3
rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Village Planning Committee Meeting Summary 
Z-15-22-4 
INFORMATION ONLY 
Date of VPC Meeting 
May 2, 2022 
Request To 
Amend the Neighborhood Conservation Plan for the 
Coronado Neighborhood 
Proposed Use 
Multifamily residential, retail use, and retention of the 
historic single-family homes 
Location 
Northwest corner of 11th Street and McDowell Road 
VPC DISCUSSION: 
Item No. 6 (Z-2-22-4) and Item No. 7 (Z-15-22-4) are companion cases and were heard 
together. The items were heard out of order, after Item No. 3.  
Committee member Ann Cothron joined during this item, bringing quorum to 12. 
Six members of the public registered to speak on this item, in opposition.  
APPLICANT PRESENTATION 
Paul Gilbert, representing the applicant with Beus Gilbert McGroder, introduced himself 
and the other associated parties in attendance. Mr. Gilbert then presented on the 
context of the subject site, including its location and neighborhood context. Mr. Gilbert 
displayed photos of the site including a vacant “surgicenter” and 7 historic single-family 
homes. Mr. Gilbert then summarized the project’s prior community engagement; he next 
introduced the site plan or a 301-unit multifamily project with ground-floor retail. Mr. 
Gilbert then discussed: the Coronado Historic District and the preservation of existing 
homes via a lot line adjustment, the Coronado Neighborhood Conservation plan with 
regards to the project’s site-specific exemptions for multifamily development, and the 
project’s size, height, and massing. Mr. Gilbert then introduced Craig Stoffel of Todd & 
Associates to discuss architectural character and context, before referencing 
suggestions taken from a local Coronado resident who is an architect. Mr. Gilbert 
concluded the presentation by discussing traffic, parking, and housing affordability.  
QUESTIONS FROM COMMITTEE 
Opal Wagner asked staff about the precedent of amending a neighborhood 
conservation plan. Ms. Stockham responded that she believes a conservation plan 
ATTACHMENT C

Encanto Village Planning Committee Meeting Summary 
May 2, 2022 
Page 2 of 3 
 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
might have been amended in the past but would be happy to look further into the topic. 
Ms. Wagner also asked about the applicability Walkable Urban Code, as she found the 
property to be exactly a mile from a light-rail station. Mr. Gilbert invited Kurt Waldier to 
respond, who stated that some people may still choose to walk, or more likely bike, to 
the light rail based on community response. Ms. Wagner then posed the idea of 
underground parking, to which Ed McCoy with Fairfield Residential responded that 
underground parking is not off the table and is actively being studied. Ms. Wagner lastly 
commented that she prefers restoration rather than replacement with regards to 
improvements to features of the site’s existing homes.  
 
Matthew Jewett inquired about parking, both why the count seemed to be so high, and 
whether the parking would be assigned, to which Mr. Gilbert responded that the project 
is rather asking to reduce parking below that of the neighborhood conservation 
standard, and that, yes, each unit would have assigned parking. Mr. Jewett next asked 
who owned the property, to which Mr. Gilbert replied that the Reed Family owned the 
property.  
 
Drew Bryck commented on the use of WU [Walkable Urban] Code with regards to this 
case, and that the committee should keep this in mind moving forward. Mr. Gilbert 
replied that he believes the WU Code makes the project much better.  
  
Ann Cothron asked if the housing units proposed are considered affordable. Mr. Gilbert 
answered that the housing is not affordable housing in the traditional sense, but rather 
that the project aims to provide employees at Banner Medical Center. He invited Lee 
Busse, with the applicant’s team,  to concur, who shared that the project offers multiple 
housing types, of which the studio and 1-bedroom units will be priced at about 33% of 
the income of hospital employees, for example. Ms. Cothron then asked about the 
project’s LEED certification and shade coverage, to which Mr. Busse responded that 
they have yet to address LEED certification, though they are keen on implementing 
numerous sustainability features. Mr. Gilbert directed the question to Mr. Stoffel, who 
added that the landscape concept is expected to provide 75% site shading. Ms. Cothron 
then asked if the renderings of the McDowell frontage provided a canopy, to which Mr. 
Stoffel clarified it was in fact a 12-foot arcade being shown in the rendering.  
 
PUBLIC COMMENTS 
 
Phil Dague introduced himself as a member of the Coronado neighborhood. Mr. Dague 
stated that he was not opposed to the project in general but had concerns with the 
project’s limited parking as proposed; he believes it will make parking on Dayton Street 
more crowded.  
 
Robert Warnicke introduced himself and stated that he thinks the project is much too 
high and much too dense, nor is it appropriate to apply the Walkable Urban Code. Mr. 
Warnicke acknowledged the benefit of preserving homes but feels that the scale and 
height is not appropriate. Mr. Warnicke added that underground parking may alleviate 
this, and that he looks forward to working with the applicant.

Encanto Village Planning Committee Meeting Summary 
May 2, 2022 
Page 3 of 3 
 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
 
Artie Vigil shared that he has met with the developer and encouraged them to propose 
a project that is more compatible with the Coronado Conservation Plan. Mr. Vigil does 
not believe that the proposal is in scale with the Coronado neighborhood. Mr. Vigil cited 
Roosevelt Square as a comparable project, and that the proposal is nearly twice as 
dense and taller in height than Roosevelt Square.  
 
Jennifer O’Conner introduced herself as a neighbor one block to the north of the 
proposed project. She stated that the neighborhood is walkable within its residential 
areas, but not necessarily on major arterials. She does not agree with the transition in 
height from single-family homes and is concerned about the increase in traffic on 
Dayton.  
 
Dr. Donna Reiner introduced herself as a 20-year neighborhood resident. Dr. Reiner 
reiterated that she is not against density necessarily, but bad projects. Dr. Reiner stated 
that the density, mass, and height is too high and referenced a project in the Willo 
neighborhood that she believed to be superior in comparison. She concluded that the 
project should adhere to the Coronado Preservation Plan.  
 
APPLICANT RESPONSE 
 
None.  
 
FLOOR/PUBLIC DISCUSSION CLOSED: COMMITTEE DISCUSSION 
 
Steve Procaccini asked how much retail square footage is proposed. Mr. Stoffel 
answered 5,000 square feet. Mr. Procaccini then asked about a left-only egress to 
Dayton Street, as well as about electric vehicle charging. Mr. Gilbert responded that 
they have yet to consider a left-turn only exit from Dayton and that 5% of the project’s 
parking spaces will be dedicated to electric vehicle charging.  
 
Vice Chair Rodriguez mentioned that both her and committee member GG George 
had previously met with the applicant to provide suggestions.