Attachment B - Staff Report - Z-112-25-8.pdf
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Staff Report Z-112-25-8
Meritage Homes - 15th Ave. and Baseline Rd. PUD
July 9, 2026
South Mountain Village Planning
Committee Meeting Date:
July 14, 2026
Planning Commission Hearing Date:
August 6, 2026
Request From:
S-1 (Approved R1-18) (Ranch or Farm
Residence, Approved Single-Family
Residence District) (20.86 acres)
Request To:
PUD (Planned Unit Development)
(20.86 acres)
Proposal:
Single-family residential (detached and
attached)
Location:
Approximately 995 feet south of the
southeast corner of 15th Avenue and
Baseline Road
Owner:
Jim Zomorrodi, Greater Phoenix
Income Properties, LLC
Applicant:
Patrice Marcolla, Meritage Homes
Representative:
Ashley Z. Marsh, Gammage &
Burnham, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Residential 1 to 2 dwelling
units per acre
Pending (GPA-SM-2-25-8):
Residential 5 to 10 dwelling units
per acre
Street Map
Classification
15th Avenue
Minor Collector
33-foot east half-
street
Gary Way
Local
0-foot south half-
street
ATTACHMENT B
Staff Report: Z-112-25-8
July 9, 2026
Page 2 of 16
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.
The proposal will broaden the range of housing types and densities available within
the Village.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The proposal includes convenient bicycle parking to encourage bicycling and transit
use.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.
The PUD narrative, as stipulated, proposes shaded detached sidewalks along 15th
Avenue, enhanced landscape setbacks planted with shade trees, and shaded
pedestrian pathways. These improvements will create a comfortable pedestrian
environment along public streets and within the development, reduce the urban heat
island effect, and make the walk to nearby destinations safer and more comfortable.
Applicable Plans, Overlays, and Initiatives
Rio Montaña Area Plan: Background Item No. 10.
Housing Phoenix Plan: Background Item No. 11.
Shade Phoenix Plan: Background Item No. 12.
Comprehensive Bicycle Master Plan: Background Item No. 13.
Transportation Electrification Action Plan: Background Item No. 14.
Complete Streets Guidelines: Background Item No. 15.
Zero Waste PHX: Background Item No. 16.
Phoenix Climate Action Plan: Background Item No. 17.
Conservation Measures for New Development: Background Item No. 18.
Staff Report: Z-112-25-8
July 9, 2026
Page 3 of 16
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant land
S-1 (Approved R1-18)
West (across 15th Avenue)
Vacant land, single-family
residential homes and
outdoor storage
S-1 and S-1 SP
North
Agricultural land, plant
nursery and single-family
residential
S-1
East
Plant nursery
S-1
South
Single-family residential
S-1 and R1-10
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 20.86 acres located at approximately 995 feet south of
the southeast corner of 15th Avenue and Baseline Road from S-1 (Approved R1-
18) (Ranch or Farm Residence, Approved Single-Family Residence District) to
PUD (Planned Unit Development) for the Meritage Homes - 15th Ave. and
Baseline Rd. PUD to allow single-family residential (detached and attached). The
subject site is currently vacant land.
2.
The subject site is designated as Residential 1 to 2 dwelling units per acre on the
General Plan Land Use Map. The areas to the north, west (across 15th Avenue),
and east of the subject site are designated Residential 1 to 2 dwelling units per
acre on the General Plan Land Use Map and the area to the south is designated
Parks/Open Space – Publicly Owned and Residential 1 to 2 dwelling units per
acre. The requested PUD zoning district is not consistent with the General Plan
Land Use Map designation. To ensure consistency with the General Plan, a
concurrent General Plan Land Use Map amendment, GPA-SM-2-25-8, is
proposed to change the land use map designation to Residential 5 to 10 dwelling
units per acre. The requested PUD zoning district is consistent with the proposed
General Plan Land Use Map designation.
Staff Report: Z-112-25-8
July 9, 2026
Page 4 of 16
Plan Land Use Map; Source: Planning and Development Department
SURROUNDING LAND USES AND ZONING
3.
To the south are single-family residential homes zoned S-1 and R1-10; to the
west, across 15th Avenue, are single-family residential homes, outdoor storage,
and vacant land zoned S-1 and S-1 SP; to the east is a plant nursery zoned S-1;
Staff Report: Z-112-25-8
July 9, 2026
Page 5 of 16
and to the north is agricultural land, a plant nursery and single-family residential
zoned S-1.
PROPOSAL
4.
The proposal was developed utilizing the PUD zoning district. The Planned Unit
Development (PUD) is intended to create a built environment that is superior to
that produced by conventional zoning districts and design guidelines. Using a
collaborative and comprehensive approach, an applicant authors and proposes
standards and guidelines that are tailored to the context of a site on a case-by-
case basis. Where the PUD Development Narrative is silent on a requirement,
the applicable Zoning Ordinance provisions shall be applied.
5.
Site Plan
The proposal is for a 152-unit residential subdivision development. 62 of the units
will be detached single-family residential homes and 90 of the units will be
attached single-
family residential
homes. The
conceptual site
plan, attached as an
exhibit, depicts the
site layout including
the location of the
attached and
detached single-
family residential
products, the
centralized open
space, pedestrian
connections to the
Western Canal,
guest parking areas,
and a multi-use trail
along 15th Avenue.
The site will have
one point of
vehicular ingress/egress on 15th Avenue.
6.
Land Use:
The PUD proposes single-family residential (detached and attached)
development. The PUD allows all uses permitted in the R1-8 zoning district.
Conceptual Site Plan; Source: Meritage Homes
Staff Report: Z-112-25-8
July 9, 2026
Page 6 of 16
7.
Development Standards:
The development narrative allows for a maximum of 152 units at a density of 7.31
dwelling units per acre. Parking for residents will be provided in two-car garages
in each unit and guest parking will be provided in the driveways and several
parking areas throughout the townhome development area. Below is a summary
of the key development standards. Additionally, the PUD narrative requires that
the project site a minimum of three community amenities.
Development Standards
Standard
Proposed
Maximum Density (dwelling units/acre)
7.31
Maximum Building Height
Two stories and 30 feet (minimum of
33% single-family detached units
shall be limited to one-story or 18
feet)
Minimum Common Open Space
25%
Maximum Lot Coverage
Single-Family Detached: 70%
Single-Family Attached: 80%
Common Area/Amenity Tracts: 50%
Minimum Perimeter Building Setbacks
West (adjacent to 15th Avenue)
5 feet
West
5 feet
North (adjacent to Gary Way)
15 feet; 5 feet if the south half of
Gary Way is dedicated
North
6 feet
East
6 feet
Southeast (adjacent to the
Western Canal)
15 feet
South
15 feet; 5 feet if the south half of
Gary Way is dedicated
Single-Family Detached Minimum Individual Lot Setbacks
Front
10 feet
Interior Sides
5 feet
Street Side
5 feet
Rear
15 feet; 5 feet for Lots 1-48 if the
south half of Gary Way is dedicated
Single-Family Attached Minimum Individual Lot Setbacks
Front
10 feet
Interior Sides
0 feet
Street Side
0 feet
Rear
6 feet
Staff Report: Z-112-25-8
July 9, 2026
Page 7 of 16
Minimum Perimeter Landscape Setbacks
West (adjacent to 15th Avenue)
50 feet
West
15 feet
North (adjacent to Gary Way)
13 feet; 0 feet if the south half of
Gary Way is dedicated
Southeast (adjacent to the
Western Canal)
50 feet
Streetscape Standards
15th Avenue
Landscape strip between back of
curb and sidewalk: 7 feet.
Detached Sidewalk Width: 6 feet.
Internal Private Streets
Sidewalk Width: 5 feet.
The PUD will exceed Zoning Ordinance standards by requiring that 25 percent of
the site be designated as common area; that 33 percent of single-family
detached homes be one-story; that lot widths and depths be increased; that
landscape setbacks be enhanced to the southeast along the Western Canal and
to the west; and that interior side and rear setbacks for single-family detached
lots, as well as rear setbacks for single-family attached lots, be increased.
8.
Landscape and Shade Standards:
As stipulated, the PUD requires that two-inch caliper trees be planted every 20
feet within landscape setbacks, landscape areas within the perimeter setbacks
along 15th Avenue and the Western Canal, and within the detached sidewalk
landscape strip along 15th Avenue. This is addressed in Stipulation Nos. 1.b
through 1.d. Additionally, the PUD requires that milkweed or other native nectar
species be provided within common areas and that bicycle infrastructure,
pedestrian pathways connecting to the Western Canal, and the sidewalk along
15th Avenue be shaded a minimum of 75 percent.
9.
Design Guidelines:
The PUD proposes enhanced design guidelines to ensure the buildings are
compatible with the surrounding area. The PUD sets forth requirements to
provide a variety of building materials with building facades being a mixture of
stucco and a mix of the following materials:
• Composite siding
• Board and batten
• Composite trim board
• Glazing
• Composite or solid wood door(s)
• Metal garage rollup door
• Flat concrete roofing tiles
• Decorative shutters
Staff Report: Z-112-25-8
July 9, 2026
Page 8 of 16
• Decorative light fixture(s)
• Decorative wood bracket(s)
• Color blocked popout massing
The PUD requires that each detached single-family residence provide a minimum
90-square foot patio. Additionally, the PUD requires that the development include
a minimum of two pedestrian connections to the canal.
Conceptual Elevations; Source: Meritage Homes
Staff Report: Z-112-25-8
July 9, 2026
Page 9 of 16
STUDIES AND POLICIES
10.
Rio Montaña Area Plan
The Rio Montaña Area Plan
encourages preservation of
the rural character of the
area and incorporates
transition zones to protect
desert and open space
areas. The plan also
encourages pedestrian and
equestrian activities
through a network of trails
and aspires to develop a
sense of community while
encouraging investment in
the community.
The Rio Montaña Area Plan is intended to accomplish this vision through seven
goals that include: promoting balanced, high quality development; protecting and
improving neighborhoods through maintenance, rehabilitation and infill projects;
keeping a distinctive character that reflects the diversity in its equestrian heritage,
culture, history and architecture; protecting the rural character, the Sonoran
Desert and the riparian potential of the Rio Salado Habitat Restoration Project;
promoting future business development and economic growth; developing the
tourism industry through a wide range of opportunities; and providing a variety of
transportation options.
The site is located in the central portion of the Rio Montaña Area Plan boundaries
in an area with a mix of single-family residential neighborhoods, rural residential,
and agricultural/nursery uses. Per the PUD narrative, the project site will enhance
the connectivity and pedestrian comfort in the area by providing street
improvements, including shaded detached sidewalks along 15th Avenue,
providing pedestrian connections to the Western Canal, and enhanced landscape
setback planting standards. Additionally, the PUD narrative requires that a
minimum one-third of detached single-family residential structures be one-story
to preserve the view of South Mountain.
Other design elements of the Rio Montaña Area Plan will be addressed through
the design guidelines of the Phoenix Zoning Ordinance in Chapter 5, Section
507.Tab. A. (Guidelines for Design Review).
11.
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
Source: Planning and Development Department
Staff Report: Z-112-25-8
July 9, 2026
Page 10 of 16
with the vision of creating a stronger and more vibrant Phoenix through increased
housing options for residents at all income levels and family sizes. Phoenix’s
rapid population growth and housing underproduction has led to a need for over
163,000 new housing units. Current shortages of housing supply relative to
demand are a primary reason why housing costs are increasing.
The proposed development supports the Plan’s goal of preserving or creating
50,000 housing units by 2030 by providing a mix of 62 single-family detached
units and 90 single-family attached units that will address the supply shortage at
a more rapid pace while using vacant or underutilized land in a more sustainable
fashion.
12.
Shade Phoenix Plan
In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan.
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the
City to improve health and quality of life. Investing in shade can address the
urban heat island effect, clean the air, preserve Sonoran vegetation, and prevent
health complications related to prolonged exposure to heat. The Shade Phoenix
Plan provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and developing
shade stipulations in rezoning cases.
The proposal aligns with the Shade Phoenix Plan in the following ways. As
stipulated, the PUD requires that two-inch caliper trees be planted every 20 feet
within landscape setbacks, landscape areas within the perimeter setbacks along
15th Avenue and the Western Canal, and within the detached sidewalk
landscape strip along 15th Avenue. This is addressed in Stipulation Nos. 1.b
through 1.d. Additionally, the PUD requires that bicycle infrastructure, pedestrian
pathways connecting to the Western Canal, and the sidewalk along 15th Avenue
be shaded a minimum of 75 percent.
13.
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 short-term bicycle parking as a
means of promoting bicyclist traffic to a variety of destinations.
To create a bike-supportive environment for residents, the PUD requires a
minimum of 15 bicycle parking spaces be provided near amenity areas.
14.
Transportation Electrification Action Plan
In June 2022, the Phoenix City Council approved the Transportation
Electrification Action Plan. The current market desire for the electrification of
transportation is both a national and global phenomenon, fueled by a desire for
Staff Report: Z-112-25-8
July 9, 2026
Page 11 of 16
better air quality, a reduction in carbon emissions, and a reduction in vehicle
operating and maintenance costs. Businesses, governments and the public are
signaling strong future demand for electric vehicles (EVs), and many automobile
manufacturers have declared plans for a transition to fully electric offerings within
the coming decade. This Plan contains policy initiatives to prepare the City for a
future filled with more EVs, charging infrastructure and e-mobility equity, and
outlines a roadmap for a five-step plan to prepare for the EV infrastructure needs
of 280,000 EVs in Phoenix by 2030. One goal of the Plan to accelerate public
adoption of electric vehicles through workplace, business, and multifamily
charging infrastructure recommends a standard stipulation for rezoning cases to
provide EV charging infrastructure. The PUD requires that EV-Capable wiring be
provided within the garages of the attached and detached single-family homes.
15.
Complete Streets Guidelines:
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.
The PUD narrative requires the development to provide bicycle parking and a
detached sidewalk, enhanced landscaping, and shade along 15th Avenue.
16.
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. The provision of recycling
containers is addressed in the PUD narrative, and states that recycling collection
will be available.
17.
Phoenix Climate Action Plan
In October 2021, the Phoenix City Council approved the Climate Action Plan. The
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas
emissions reductions and resiliency goals from local operations and community
activities as well as prepare for the impacts of climate change. This plan contains
policy and initiatives regarding stationary energy, transportation, waste
management, air quality, local food systems, heat, and water. Goal W2 (Water),
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green
Infrastructure (GI) and Low Impact Development Details for Alternative
Stormwater Management to benefit the environment, promote water
Staff Report: Z-112-25-8
July 9, 2026
Page 12 of 16
conservation, reduce urban heat, improve the public health, and create additional
green spaces. This goal is addressed in the Sustainability section of the PUD
narrative, which requires a minimum of two GI techniques for stormwater
management to be implemented in this development.
18.
Conservation Measures for New Development
In June 2023, the Phoenix City Council adopted the Conservation Measures for
New Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s
Five Core Values in the General Plan which calls for Phoenix to - Build the
Sustainable Desert City. The Conservation Measures for New Development
policy includes direction to develop standards for consideration as stipulations for
all rezoning cases that will address best practices related to water usage in nine
specific categories. This is addressed in the Sustainability section of the PUD
narrative.
COMMUNITY CORRESONDENCE
19.
As of the writing of this report, staff has received one letter of support and one
letter of opposition. Concerns raised were regarding the proposed density, traffic
issues, and street capacity.
INTERDEPARTMENTAL COMMENTS
20.
The City of Phoenix Aviation Department requires that the property owner record
a Notice to Prospective Purchasers of Proximity to Airport in order to disclose the
existence, and operational characteristics of the Phoenix Sky Harbor Airport to
future owners or tenants of the property. This is addressed in Stipulation No. 2.
21.
The Street Transportation Department requires that improvements to Gary Way
be established by the Planning and Development Department and the Street
Transportation Department, that the developer deposit funds for a traffic control
device at the Western Canal and 15th Avenue, that pavement and trail
improvements along 15th Avenue be completed, that existing utilities be
undergrounded, and that the developer replace and construct all improvements in
the right-of-way with all required elements and to ADA standards. This is
addressed in Stipulation Nos. 3 through 8.
OTHER
22.
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. 9.
Staff Report: Z-112-25-8
July 9, 2026
Page 13 of 16
23.
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 final site plan approval. This
is addressed in Stipulation No. 10.
24.
Development and use of the site are 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 sets forth design and development standards that will
promote a safer walking and bicycling environment.
2.
The proposal is consistent with the proposed General Plan Land Use Map
designation, and several General Plan and city goals/policies.
3.
The proposal will create additional housing options in line with the Housing
Phoenix Plan’s goal of preserving or creating 50,000 housing units by 2030.
Stipulations
1.
An updated Development Narrative for the Meritage Homes 15th Ave. and
Baseline Rd. 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 June 15, 2026, as
modified by the following stipulations:
a.
Front cover: Revise the submittal date information to add the following:
1st Submittal: August 12, 2025
2nd Submittal: April 6, 2026
Hearing Draft: June 15, 2026
City Council Adopted: [Add adoption date].
b.
Page 8, D. Development Standards, 2. Landscape Standards Table,
Table 2: Landscape Standards Table, A. Planting Materials (Minimum), i.
Landscape Areas within Perimeter Setbacks along 15th Avenue and
Western Canal: Update “Type of trees required: Large canopy, drought-
tolerant shade trees” to state “Types of trees required: Minimum 2-inch
caliper, large canopy, shade trees planted 20 feet on center, or in
equivalent groupings.“
Staff Report: Z-112-25-8
July 9, 2026
Page 14 of 16
c.
Page 8, D. Development Standards, 2. Landscape Standards Table,
Table 2: Landscape Standards Table, A. Planting Materials (Minimum):
Add a “Perimeter Landscape Setbacks (Other)” section that states the
following:
Type of trees required: Minimum 2-inch caliper, large canopy, shade
trees planted 20 feet on center, or in equivalent groupings.
Note: Where utility conflicts exist, developer shall work with Planning
and Development Department on alternative design solution consistent
with a pedestrian environment.
d.
Page 8, D. Development Standards, 2. Landscape Standards Table,
Table 2: Landscape Standards Table, A. Planting Materials (Minimum):
Add a “Landscape Strip between back of curb and sidewalk along 15th
Avenue” section that states the following:
Type of trees required: Minimum 2-inch caliper, single-trunk, large
canopy, shade trees planted 20 feet on center, or in equivalent
groupings.
Drought-tolerant shrubs, accents, and vegetative groundcovers to
achieve a minimum of 75% live coverage at maturity
Note: Where utility conflicts exist, developer shall work with Planning
and Development Department on alternative design solution consistent
with a pedestrian environment.
2.
The property owner shall record documents that disclose the existence, and
operational characteristics of the Phoenix Sky Harbor 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.
3.
Improvements along Gary Way shall be established by the Planning and
Development and Street Transportation Departments.
4.
The developer shall deposit $45,000 into an escrow account to the Street
Transportation Department to fund a traffic control device at the Western Canal
Crossing on South Mountain Avenue, east of 15th Avenue, prior to final site
plan approval for the first phase of development. If the traffic control device is
not installed within five years of the deposit being completed, the developer
shall be refunded the full contribution amount.
Staff Report: Z-112-25-8
July 9, 2026
Page 15 of 16
5.
Development shall provide continuous asphalt pavement with a thickened edge
along APN 300-48-011C, matching and connecting to the existing asphalt to
the north, and provide a minimum 4-foot-wide DG trail connecting to the
existing sidewalk to the north as approved by the Street Transportation
Department.
6.
All existing electrical utilities within the public right-of-way shall be
undergrounded, adjacent to the development. The developer shall coordinate
with the affected utility companies for their review and permitting.
7.
Replace unused driveways with sidewalk, curb and gutter. Also, replace any
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets and
upgrade all off-site improvements to be in compliance with current ADA
guidelines.
8.
All streets within and adjacent to the development shall be constructed 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.
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.
10.
Prior to final 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
Samuel Rogers
July 9, 2026
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped April 6, 2026
Conceptual Building Elevations date stamped August 12, 2026 (14 pages)
Staff Report: Z-112-25-8
July 9, 2026
Page 16 of 16
Community Correspondence (3 pages)
Meritage Homes - 15th Ave and Baseline Road PUD development narrative date
stamped June 15, 2026
¯
0
0.1
0.2
0.05
Miles
SOUTH MOUNTAIN VILLAGE
COUNCIL DISTRICT: 8
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
STANDARD OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
8/20/2025
Z-112-25-8
Gammage & Burnham, PLC
Z-112-25-8
QS 01-26
D-8
S-1 (Approved R1-18) ( 20.86 ac.)
PUD ( 20.86 ac.)
S-1 (Approved R1-18)
PUD
20 (41)
152
N/A
N/A (52)
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-112-25-8.aprx
BASELINE RD
BROADWAY RD
SOUTHERN AVE
40TH ST
DOBBINS RD
27TH AVE
48TH ST
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
I-10
R1-10 HP
Z-19-10
S-1 SP*
Z-SP-1-65
R1-10 HP
Z-142-07
S-1
S-1
R1-10*
Z-92-23
R-4*
Z-92-23
S-1 SP*
Z-SP-12-96
R1-10*
Z-31-21
C-2*
Z-92-23
R1-10
MUA*
Z-66-00
R1-10
S-2 HP
Z-93-24
R1-10
S-1 HP
Z-93-24
S-1
R1-18 *
Z-151-04
R1-10 *
Z-108-05
R1-18 *
Z-150-06
R1-18 *
Z-97-06
15TH AVE
SOUTH MOUNTAIN AVE
12TH AVE
7TH AVE
CALDWELL ST
8TH LN
7TH
DR
17TH DR
8TH DR
BASELINE RD
IAN DR
15TH
LN
COLES
RD
6TH LN
DONNER DR
9TH AVE
GARY WAY
HARWELL RD
WESTERN CANAL
20.86 Acres
9/12/2025
6/17/2026
¯
0
0.1
0.2
0.05
Miles
SOUTH MOUNTAIN VILLAGE
COUNCIL DISTRICT: 8
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
STANDARD OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
8/20/2025
Z-112-25-8
Gammage & Burnham, PLC
Z-112-25-8
QS 01-26
D-8
S-1 (Approved R1-18) ( 20.86 ac.)
PUD ( 20.86 ac.)
S-1 (Approved R1-18)
PUD
20 (41)
152
N/A
N/A (52)
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-112-25-8.aprx
BASELINE RD
BROADWAY RD
SOUTHERN AVE
40TH ST
DOBBINS RD
27TH AVE
48TH ST
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
32ND ST
I-10
R1-10 HP
Z-19-10
S-1 SP*
Z-SP-1-65
R1-10 HP
Z-142-07
S-1
S-1
R1-10*
Z-92-23
R-4*
Z-92-23
S-1 SP*
Z-SP-12-96
R1-10*
Z-31-21
C-2*
Z-92-23
R1-10
MUA*
Z-66-00
R1-10
S-2 HP
Z-93-24
R1-10
S-1 HP
Z-93-24
S-1
R1-18 *
Z-151-04
R1-10 *
Z-108-05
R1-18 *
Z-150-06
R1-18 *
Z-97-06
15TH AVE
SOUTH MOUNTAIN AVE
12TH AVE
7TH AVE
CALDWELL ST
8TH LN
7TH
DR
17TH DR
8TH DR
BASELINE RD
IAN DR
15TH
LN
COLES
RD
6TH LN
DONNER DR
9TH AVE
GARY WAY
HARWELL RD
WESTERN CANAL
20.86 Acres
9/12/2025
6/17/2026
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GPA-SM-2-25-8 and Z-112-25-8 : Neighbor concerns and request for lower density
From Rasa F. <rasaroni@gmail.com>
Date Thu 12/11/2025 7:45 PM
To
Samuel S Rogers <samuel.rogers@phoenix.gov>
Cc
Craig Fuller <aair@aviationarchaeology.com>
Hello Mr. Rogers,
We are writing today to express our concerns regarding the subject GPA and Zoning
applications on 15th Ave & Baseline in the South Mountain area of Phoenix.
We are impacted neighbors, residing at 7644 S 15th Ave. We have two primary concerns. The
first one is the extremely high density requested by this project, and the second concern is
linked - that the street is inappropriately sized for Meritage's additional 600 vehicle density. As
you know, the entire surrounding area on 15th Ave, south of Baseline, is very low density, mostly
residential, and nearly all lots greater than 1 acre. We are just barely managing the traffic with
the school drop-off and pick ups.
As a reminder, we (and other neighbors) worked with the owners of the 100 acre property at the
corner of 19th Ave and Baseline to ensure that any development that directly abuts our existing
homes will be of similar size and quality. The stipulations that were implemented supported this,
and the development received our full support.
Now, back to the subject development. The requested density for this project is entirely
inconsistent with our existing neighborhood, and with the new single-family neighborhoods to
be built adjacent to us on the 100 acre property. While we support the development of this
property on 15th Avenue into a residential neighborhood, we do NOT support the density.
Additionally, we are concerned that the PUD request will lock this property into a high-density
development, even if the current developers change their minds and do not build. That is
completely unacceptable to us.
The current developers, Meritage, appear to be (based on their provided information and
conversation at the neighborhood meeting) very locked in on providing a "new product" in the
Phoenix market that is this combination single-family-detached + single-family-attached step-
up neighborhood. They have decided our neighborhood is fine for this, without understanding
12/24/25, 10:38 AM
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Meritage Homes / 15th Ave and Baseline Rd - GPA-SM-2-25-8 and Z-112-25-8.
From My Beach <azbeach@gmail.com>
Date Tue 7/7/2026 10:01 AM
To
Samuel S Rogers <samuel.rogers@phoenix.gov>; amarsh@gblaw.com <amarsh@gblaw.com>
Good morning Samuel, my name is Thomas Haines and I am the owner of:
8211 S. 15th Ave.,
Phoenix, AZ 85041
Re: Support for Proposed Development on South 15th Avenue (Second Property South of
proposed development)
Dear Samuel,
I am writing to express my strong support for the proposed development on South 15th
Avenue.
My property at 8211 South 15th Avenue is the second property to the south of the project site.
I fully support approval of this project because it will bring significant economic value to the City
of Phoenix and serve as a positive asset to our community. This fresh, clean development
represents a substantial improvement to the area. Currently, the site functions as an illegal
dumping ground where homeless individuals reside, leaving behind piles of debris, trash, drug
paraphernalia, and other waste. For years, I have personally worked to clean up this street by
removing trash and paraphernalia and encouraging people to move on.
While I understand that some neighbors may oppose the project, I believe approving this
development is in the best interest of both the local community and the City of Phoenix as a
whole. It will help transform a blighted area into a productive and well-maintained space.
Please feel free to contact me at 602-538-0027 if you have any questions or need additional
information. I am happy to discuss this further.
Thank you for your consideration and for your work on behalf of the City of Phoenix.
Sincerely,
Thomas Haines
7/9/26, 9:39 AM
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that higher density belongs north of Baseline (based on the Rio Montaña Plan, and the existing
zoning), or alongside other higher-density developments. Not alongside our acre properties on
this little country lane. They need to provide a lower-density Plan B product for this piece of
land that meets the needs of our neighborhood. Specifically, larger homes, larger lots.
Secondarily, South 15th Avenue is in no way capable of supporting Meritage's 600 additional
vehicles during commute times, ESPECIALLY given the school on the corner has no bus service
and the entire student population is dropped off and picked up by individual vehicles every day.
We can barely get out of our driveway at these times as it is. Adding 600 more vehicles 2x daily
is unthinkable, even if the road is widened. And, please recall that the 100acre project already
plans to have it's secondary entrance onto 15th Avenue. The vehicle count study recently
conducted was during the school's summer break and does not yet include the vehicles from
the 100acre project, so it is woefully underrepresenting the traffic.
Please take our comments and concerns into consideration, and we request that you ask
Meritage to provide a lower-density plan, and do not lock in a PUD that the neighbors do not
support.
We would like this email entered into the project case files. Can you make that happen, or do we
need to send a physical copy to City of Phoenix Planning Department?
Sincerely,
Rasa & Craig Fuller
rasaroni@gmail.com
602-692-8197
7644 S 15th Ave, Phoenix, AZ 85041
12/24/25, 10:38 AM
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