Attachment B - Staff Report - Z-24-26-7.pdf

ATTACHMENT B
Staff Report Z-24-26-7
(SWC State Route 202 & Lower Buckeye Road PUD)
October 1, 2026
Planning Commission Hearing Date: October 1, 2026
Request From: CP/GCP (Commerce Park District, General
Commerce Park Option) (53.62 acres), C-2
(Intermediate Commercial) (3.85 acres),
and A-1 (Light Industrial District) (8.12
acres)
Request To: PUD (Planned Unit Development) (65.59
acres)
Proposed Use: Planned Unit Development to allow
commercial and commerce park uses
Location: Southeast corner of 63rd Avenue and
Lower Buckeye Road
Owner: Water Crutchfield, VP LB & 202, LLC
Applicant/Representative: Lindsay Schube, Gammage and Burnham
PLC
Staff Recommendation: Approval, subject to stipulations
General Plan Conformity
Current: Industrial (Village Core)
General Plan Land Use Map Designation Pending (GPA-EST-1-26-7): Mixed Use /
Commercial (27.48 acres) and Mixed
Use / Commerce/Business Park (50.01
acres) (Village Core)
Lower Buckeye Arterial 30 to 90-feet south half
Road street
Street Map 63rd Avenue Minor Collector 0 to 30-foot east half
Classification street
Loop 202 Freeway Approximately 175-foot
Freeway west half

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STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; ENTREPRENEURS AND
EMERGING ENTERPRISES; LAND USE PRINCIPLE: Encourage land uses that
promote the growth of entrepreneurs or new businesses in Phoenix in
appropriate locations.
The proposed PUD will add commercial and employment opportunities within the Estrella
Village Core and adjacent to the Loop 202 freeway. Parcel A (north portion) of the PUD
promotes a wide range of commercial uses that will activate the Village Core.
CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Provide high quality urban
design and amenities that reflect the best of urban living at an appropriate
village scale.
The proposal is located within the Estrella Village Core and includes numerous
amenities such as a continuous pedestrian plaza with amenities that reflect urban
living. In addition, the proposal includes numerous art installations along 63rd Avenue.
CONNECT PEOPLE & PLACES; LAND USE PRINCIPLE: Locate land uses with
the greatest height and most intense uses within village cores, centers and
corridors based on village character, land use needs, and transportation system
capacity.
The PUD proposal incorporates retail shopping, and numerous employment
opportunties. The proposed intensity of uses and enhancements are appropriate due
to proximity to the Loop 202 freeway and location within the Village Core.
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 PUD Narrative incorporates enhanced landscaping and shade standards
throughout the site that will help to provide shade for pedestrians and mitigate the
urban heat island effect by covering hard surfaces thus cooling the micro-climate
around the vicinity.

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Applicable Plans, Overlays and Initiatives
Estrella Village Plan: Background Item No. 6.
Estrella Village Core Plan: Background Item No. 7.
Estrella Village Arterial Street Landscaping Program: Background Item No. 8
Southwest Phoenix Employment Center: Background Item No. 9
Complete Streets Guiding Principles: Background Item No. 10.
Transportation Electrification Action Plan: Background Item No. 11.
Comprehensive Bicycle Master Plan: Background Item No.12.
Shade Phoenix Plan: Background Item No. 13.
Monarch Butterfly: Background Item No. 14.
Conservation Measures for New Development: Background Item No. 15.
Phoenix Climate Action Plan: Background Item No. 16.
Zero Waste PHX: Background Item No. 17.
Surrounding Land Uses/Zoning
Land Use Zoning
On Site Vacant and agricultural C-2, CP/GCP, and A-1
land
North (Across Lower Agricultural land RE-35
Buckeye Road)
East (Across Loop 202 SRP substation and RE-35 and A-1
Freeway) Fed Ex freight facility
South Single-family R1-6
residential
West (Across 63rd Avenue) Single-family R1-8 and R1-10
residential
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone 65.59 acres located on the southeast corner of 63rd
Avenue and Lower Buckeye Road from 53.62 acres of CP/GCP (Commerce Park
District, General Commerce Park Option), 3.85 acres of C-2 (Intermediate
Commercial), and 8.12 acres of A-1 (Light Industrial District) to PUD (Planned

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Unit Development) to allow commercial and commerce park uses. The proposed
PUD will activate the Estrella Village Core and provide additional employment
opportunities within the Estrella Village. The site currently consists of vacant
agricultural land.
SURROUNDING LAND USES AND ZONING
2. The property to the north, across
Lower Buckeye Road, is
agricultural land zoned RE-35
(Single-Family Residence
District). The area to the west,
across 63rd Avenue, is
developed as single-family
residential subdivisions and is
zoned R1-8 (Single-Family
Residence District) and R1-10
(Single-Family Residence
District). South of the subject site
is a single-family subdivision
zoned R1-6 (Single-Family
Residence District). Finally, the
properties to the east, across the
Loop 202 Freeway are zoned
RE-35 (Single-Family Residence
District) and A-1 (Light Industrial
District) and are developed as an Existing Zoning Aerial Map
electrical substation and freight Source: Planning and Development Department
facility.
GENERAL PLAN LAND USE MAP DESIGNATION
3. The entire subject site and the properties east of the Loop 202 Freeway are
designated as Industrial on the General Plan Land Use Map. North of the subject
site, across Lower Buckeye Road, is designated Mixed Use.
The properties to the northwest, across 63rd Avenue, are designated as
Residential 3.5 to 5 dwelling units per acre and the properties to the southwest,
across 63rd Avenue are designated Residential 2 to 3.5 dwelling units per acre.
The open space tract located on the southwest corner, on the west side of 63rd
Avenue, is designated as Mixed Use.
The properties to the south are designated as Residential 5 to 10 dwelling units
per acre.
A concurrent minor General Plan Land Use Map amendment, GPA-EST-1-26-7,
is proposed to change the land use map designations to Mixed Use / Commercial
on the north portion of the site and Mixed Use / Commerce/Business Park on the
remainder of the site. The requested PUD zoning is consistent with the proposed

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General Plan Land Use Map designations.
General Plan Land Use Map
Source: City of Phoenix Planning and Development Department
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 will be applied.
5. Below is a summary of the proposed standards for the subject site as described
in the attached PUD Development Narrative date stamped August 31, 2026. The
proposed standards were designed to allow commercial and commerce park
development uses that would generate employment within the Estrella Village
Core.

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Conceptual Development Plan and Permitted Uses
The PUD proposes a regulatory
framework structured around the
creation of splitting the subject site into
two development areas. Parcel A is
located on the north portion of the
subject site. Parcel A allows a mix of
commercial uses. In general, the
commercial uses proposed are
consistent with C-2 uses, with some
flexibility related to restaurants, bars,
and outdoor events. The PUD Narrative
will require a 5,000 square foot
pedestrian plaza within Parcel A. This
open space will have amenities such as
seating, a water feature, and children’s
play area. There are several prohibited
uses, such as but not limited to, adult
oriented uses, medical marijuana
dispensaries, and self-storage.
Parcel B is located on the southern
portion of the subject site. This
development area will allow for
commerce park development that
would allow numerous employment Development Parcels
uses within the Village Core and Source: SWC State Rout 202 & Lower Buckeye
adjacent to the Loop 202 Freeway. Road PUD Narrative
Since the proposed PUD Narrative
does not provide a conceptual site plan, staff recommends all site plans and
elevations be presented to the Estrella Village Planning Committee for review and
comment. This is addressed in Stipulation No. 2.
Development Standards
The PUD development narrative proposes a unique set of development standards
for parcels A and B. A summary of the standards are provided below.
Development Standard Parcel A Parcel B
Minimum Perimeter Building Setbacks
North Adjacent to Lower Adjacent to Parcel A:
Buckeye Road: 20 feet
Average 35 feet;
minimum 20 feet
permitted for up to
25% of the frontage
East (Adjacent to Loop 202 20 feet 20 feet
Freeway)
South Adjacent to Parcel B: Adjacent to R1-6: 225

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N/A feet
West (adjacent to 63rd Average 35 feet; Average 200 feet;
Avenue) minimum 20 feet minimum 75 feet for
permitted for up to up to 10% of the
25% of the frontage frontage
Maximum Building Height 30 feet; 35 feet when 56 feet
setback 100 feet from
residentially zoned
property line along
63rd Avenue
Maximum Lot Coverage 60% 50%
Community Plazas and Art Installations
The proposed development will require a minimum 5,000 square foot pedestrian
plaza within Parcel A. The Estrella Village Core Plan recommends a minimum of
one pedestrian plaza for every 250,000 square feet of commercial building square
footage. The PUD Narrative provides a minimum square foot requirement for the
pedestrian plaza and will include a minimum of six unique design guidelines. The
guidelines include adequate lighting that will be open to the public during daylight
hours; adjacency to pedestrian connections such as a private street, drive, or
sidewalk on at least one side; and up to 25 percent of the plaza may be covered
in artificial turf, lawns, or other ground cover. Staff recommends Stipulation No.
1.h that would require a minimum of three amenities within the pedestrian plaza
such as seating, canopies, ramadas, water features, or children’s play areas.
The PUD Narrative requires a minimum of two art installations on Parcel A and
two on Parcel B and shall be located in exterior spaces, visible from the public
street or pedestrian area. The requirement of art installations will encourage
collaboration among city, property owners, developers, artists, architects, and
project planners. Art shall be installed on either Parcel A or Parcel B prior to the
insurance of the first Certificate of Occupancy of the property. The PUD Narrative
provides a wide range of art installation examples such as murals, sculptures,
integrated architectural art, artistic-designed paving, and artist-designed shade
structures. Staff recommends Stipulation Nos. 1.i and 1.j to modify the title and
remove decorative screen walls as an art installation.
Landscape Standards
Development Standard Parcel A Parcel B
Minimum Perimeter Landscape Setbacks
North Adjacent to Lower Adjacent to Parcel A: 0
Buckeye Road: 20 feet
East (Adjacent to Loop 10 feet Average 25 feet;
202 Freeway) minimum 0 feet for up to
10% of the frontage

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South Adjacent to Parcel B: 10 75 feet
feet
West (adjacent to 63rd Average 25 feet for 30 feet
Avenue) structures not exceeding
two stores or 30 feet;
minimum 20 feet
permitted for 50% of the
frontage
Average 30 feet for
structures exceeding two
stores of 35 feet;
minimum 20 feet
permitted for 50% of the
frontage
The PUD narrative proposes numerous building setback and landscaping
enhancements that include landscaping buffers, shading along public sidewalks,
and enhanced planting standards that exceed the Zoning Ordinance standards.
The landscaping will provide for a pedestrian-friendly environment with 50 percent
shade on Lower Buckeye Road and 75 percent shade on a portion 63rd Avenue
exceeding the minimum requirements of the Zoning Ordinance. Staff
recommends Stipulation No. 1.d to ensure a minimum of 50 percent shade on the
south landscape setback.
Furthermore, most of the landscape setbacks and buffers along the streets will
have trees consisting of 25 percent 2-inch, 50 percent 3-inch, and 25 percent 4-
inch caliper, single-trunk, drought tolerant, shade trees. Staff recommends
updating the PUD Narrative to specify that the landscape requirements for 63rd
Avenue would apply to both Parcel A and Parcel B. This is addressed in
Stipulation No. 1.e. and will ensure consistency in the landscaping along the
entire portion of 63rd Avenue adjacent to the site.
Parcel A will contain a minimum 5,000 square foot pedestrian plaza.
The required development will have a minimum parking area landscape
requirement of 10 percent, meeting the Zoning Ordinance requirements.
The landscape standards within the PUD narrative exceed the requirements in
the Zoning Ordinance in most cases and will mitigate the urban heat island effect
by covering hard surfaces.
Parking Standards
The PUD proposes to comply with the Zoning Ordinance minimum parking
standards per Section 702.E with the exception in the parking standards for
unspecified warehouse use. The PUD Narrative requires a minimum of one space
per 2,500 square feet, regardless of size, while the Zoning Ordinance provides a
parking ratio per different gross floor area thresholds. Furthermore, the Zoning

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Ordinance requires a minimum of one space per 300 square feet of floor area;
however, the PUD excludes areas such as entrances, lobbies, mechanical areas,
restrooms, utility areas and other similar spaces where business is not
conducted.
The PUD also requires bicycle parking within all development parcels. For
buildings less than 5,000 square feet, a minimum of eight bicycle spaces shall be
provided. However, if a building is larger than 5,000 square feet, then one bicycle
parking space per required vehicle parking space shall be required with a
maximum of 20 spaces. Furthermore, bicycle parking areas shall be shaded a
minimum of 75 percent.
The PUD Narrative also includes a requirement for EV parking within Parcel A. A
minimum of five required parking spaces shall be EV Installed with an additional
10 EV Capable parking spaces.
Design Guidelines
The Development Narrative includes design standards for commercial and
employment uses. Commercial buildings located in Parcel A are required to have
a minimum of 20 percent glazing and minimum of two accent materials totaling 25
percent of the building façade. Some of the accent materials include architectural
concrete, simulated wood, and non-reflective metal/corrugated metal.
Furthermore, all buildings shall include four-sided architecture and be oriented in
a way to limit public visibility from service areas and loading docks.
Employment use building corner facades in Parcel B are required to have a
minimum of 25 percent glazing and minimum of two accent materials totaling 10
percent. Some of the accent materials include brick, simulated wood, and
composite paneling. Additionally, all service, loading, and trailer parking areas are
required to be located away from public view and residential uses.
Shade
The Development Narrative includes a range from 50 to 75 percent shade cover
to be provided over public sidewalks, depending on the area. The required shade
standards along many of the public sidewalks exceed the Zoning Ordinance
requirements.
Stipulation No. 1.k will update the shading standards for 63rd Avenue to reflect
the 75 percent shade cover.
Fences/Walls
The PUD Narrative notes that a 10-foot-tall CMU fence shall be provided along
the perimeter for Parcel B. Furthermore, screen walls shall include a horizontal
offset of at least one foot by using variations in block or material types and walls
adjacent to public right-of-way must incorporate decorative segments to provide
visual differentiation in the overall wall.

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Signage
This section of the PUD Narrative includes provisions for off-premise signs that
will align with Section 705.2 of the Zoning Ordinance. The PUD Narrative notes
the existing off-premise signage located on the northeast portion of the subject
site. Any future off-premise signage must comply with Section 705.2 of the Zoning
Ordinance.
Staff recommends clarifying language and deletions to this section to ensure that
any proposed off-premise signage meets all the requirements of Section 705.2.
This is addressed in Stipulation No. 1.l. and 1.m.
Sustainability
The Development Narrative requires several sustainability principals within the
development. Below is a highlight of some of the options:
• EV parking.
• Smart irrigation controllers such as leak detection devices shall be utilized
within large landscape areas.
• Natural turf shall only be used for required retention areas or functional turf
areas.
• Two green stormwater infrastructure techniques.
• Commitment to participate in the Water Efficiency Checkup program for
commercial development for a minimum of 20 years.
AREA PLANS, OVERLAY DISTRICT, AND INITIATIVES

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6. Estrella Village Plan
The Estrella Village Plan adopted in 1999, outlines a vision for developing the
Estrella Village through five main goals that include:
1. Orderly growth;
2. Identifiable village core;
3. Strong residential neighborhoods;
4. Variety of homes and jobs; and
5. Consistent streetscapes and trail linkages
Estrella Land Use Map
Source: Planning and Development Department
Goal 3 of the Estrella Village Plan, “Protection of Residential Neighborhoods”,
Objective D, “Residential Area in Transition” recommends lessening the impacts
to residential areas when properties transition to non-residential uses. Single-
family residential neighborhoods are located to the west of the subject site,
across 63rd Avenue and to the south. The PUD Narrative provides enhanced
building and landscape setbacks adjacent to 63rd Avenue, including an average
35-foot building setback and average 25 to 30-foot landscape setback for Parcel
A. Parcel B has an average 200-foot building setback and 30-foot landscape
setback along 63rd Avenue. Parcel B also provides a 225-foot building setback
along the south perimeter, adjacent to single-family residential development.
Goal 5 of the Estrella Village Plan, “Urban Design”, Objective D, “Street
Appearance” recommends industrial and commercial properties along major
streets and adjoining residential neighborhoods to be well landscaped with open
storage and activity screened from view. The PUD Narrative prohibits open
storage within 350 feet from residentially zoned property lines along 63rd Avenue
and the south property line. Furthermore, open storage is limited to 150,000 gross
square feet within Parcel B. Art installations are also required along pedestrian
frontages for parcels A and B, further screening industrial and employment uses

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from the existing residential neighborhood to the west. Finally, loading/unloading
areas shall be no closer than 200 feet from a residential property line along 63rd
Avenue. Loading/unloading dock doors shall be no closer than 250 feet from
residential zoning along 63rd Avenue.
7. Estrella Village Core Plan
In February 2009, the Phoenix City Council approved the Estrella Village Core
Plan. This plan serves as guidance for development within the Estrella Village
Core and encourages design that is pedestrian oriented, walkable, sustainable,
and lasting community assets for all community stakeholders. The Core Plan
provides numerous design guidelines for building layout, material, streetscape,
circulation, shade and commercial design guidelines that are pedestrian oriented
and encourage human interaction.
Estrella Village Core Map
Source: Planning and Development Department
The Estrella Village Core Plan encourages a pedestrian plaza for every 250,000
square feet of commercial building square footage. The PUD Narrative will
require a minimum 5,000 square foot pedestrian plaza within Parcel A where
commercial and retail uses will be located. The proposed pedestrian plaza will
include numerous amenities such as seating, canopies, ramadas, and shading.
Furthermore, detached sidewalks along 63rd Avenue and Lower Buckeye Road
are encouraged in the Estrella Village Core Plan. The PUD Narrative requires a
detached sidewalk with a minimum width of 6 feet. The proposed detached
sidewalk will include a 10-foot landscape strip located between back of curb and
sidewalk for Lower Buckeye Road and an 8-foot landscape strip for 63rd Avenue.
These landscape strips will be planted with trees consisting of 50 percent 2-inch
and 50 percent 3-inch single-trunk, drought tolerant, shade trees.
8. Estrella Village Arterial Street Landscaping Program
The Estrella Village Arterial Street Landscaping Program adopted in 1999,
provides a landscape palette for arterial streets within the Estrella Village to help
establish the community’s character. In addition to providing planning guidelines,

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the plan also indicates the locations to establish entry gateways that welcome
individuals entering the village with an entry sign and an enhanced landscape
area of 75 feet by 75 feet in size.
The subject site is adjacent to Lower Buckeye Road, an arterial street. As a
result, the PUD Narrative will require the road to adhere the Estrella Village
Arterial Street Landscaping Program requirements along the street frontage to
promote the community’s character.
9. Southwest Phoenix Employment Center
The subject site falls within the boundaries of the Southwest Phoenix
Employment Center, as shown on the map below.
A mix of industrial uses are encouraged in employment centers to support the
existing character of the area. The Southwest Phoenix employment center profile
identifies the area as a major contributor of industrial, warehousing and
distribution space with inventory of nearly 65.5 million square feet that enables
businesses in the area. The proposed development would create additional
employment opportunities that will be compatible with the established businesses
and help sustain the Southwest Phoenix employment center.
Major Employment Centers and Corridors Map
Source: Planning and Development Department
10. Complete Streets Guiding Principles
In 2014, the Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, and connected transportation system to include all modes, such
as bicycles, pedestrians, transit, and vehicles. The PUD proposed several
provisions that are consistent with Complete Streets Guiding Principles including
detached sidewalks along street frontages to promote a safe pedestrian
atmosphere. Additionally, a Complete Streets section is included in the narrative
which includes a required bicycle lane along Lower Buckeye Road and 63rd
Avenue. Additionally a minimum of eight bicycle parking spaces near building

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entrances and one bicycle space per 25 required vehicle parking spaces for
buildings larger than 5,000 square feet is required in the parking standards. A
high-visibiltiy crosswalk with a Rapid Frashing Beacon will be required at the
intersection of Elwood Street and 63rd Avenue. This would ensure a safe
connectivity to the Village Core. This is addressed in Stipulation No. 9.
11. 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
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 Development Narrative contains
requirements for electrical vehicle parking for the subject site.
12. 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 includes bicycle parking provisions in
all development parcels.
13. 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 Development Narrative requires a
minimum 50 percent shade on all adjacent perimeter public sidewalks, shaded
pedestrian seating located in the plaza, shaded employment resting areas, and
larger tree sizes within the landscape areas between the back of curb and
sidewalk. A minimum 75 percent shade is required along 63rd Avenue, which
exceeds the minimum Zoning Ordinance requirements.
14. Monarch Butterfly
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's

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Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch butterfly
population, the PUD narrative addresses the planting of milkweed shrubs, or
other native nectar plant species, on the subject site.
15. 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. The PUD Narrative has numerous conservation measures for
the proposed commercial and residential uses. All development within the PUD
will utilize the Phoenix Active Management Area Low-Water-Use/Drought-
Tolerant Plant List for vegetation, smart irrigation controllers in large landscape
areas, limitations on the use of natural turf, and Green Stormwater Infrastructure
features to reduce water waste.
16. 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 Green
Infrastructure (GI) and Low Impact Development Details for Alternative
Stormwater Management to benefit the environment, promote water
conservation, reduce urban heat, improve the public health, and create additional
green spaces. This goal is addressed the Sustainability portion of the PUD
Narrative. A minimum of two green infrastructure techniques for stormwater
managements shall be implemented.
17. 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 PUD narrative does not address trash and recycling
receptacles on site.

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COMMUNITY INPUT SUMMARY
18. As of the writing of this report no letters of support or opposition have been
received for the request.
INTERDEPARTMENTAL COMMENTS
19. The Street Transportation Department has requested the following modifications
and stipulations:
• A modification to the Development Plan section of the PUD to address
access along 63rd Avenue and Lower Buckeye Road (Stipulation No. 1.b).
• Updating the land use map exhibit (Stipulation No. 1.c).
• Updating the PUD to reflect a 30-foot Multi-Use Trail on the east side of
63rd Avenue (Stipulation No. 1.f)
• A footnote noting the jurisdiction of the Arizona Department of
Transportation on Lower Buckeye Road (Stipulation No. 1.g).
• A 28-foot, 6 inch right-of-way dedication tapering on the east side of 63rd
Avenue to accommodate a flared intersection at 63rd Avenue and Lower
Buckeye Road (Stipulation No. 3).
• A sidewalk easement on the east side of 63rd Avenue (Stipulation No. 4)
• Vehicular access to 63rd Avenue to conform to the accepted site-specific
TIA (Stipulation No. 5).
• A 55-foot right-of-way dedication for the south side of Lower Buckeye
Road, tapering to accommodate a flared intersection at 63rd Avenue and
Lower Buckeye Road (Stipulation No. 6).
• An updated Traffic Impact Analysis shall be submitted and accepted prior
to preliminary site plan review (Stipulation No. 7).
• A minimum 30-foot Multi-Use Trail Easement (MUTE) shall be dedicated
and trail shall be constructed along the southern property line (Stipulation
No. 8).
• A high-visibility crosswalk with a Rapid Flashing Beacon (RDB) shall be
fully funded and constructed at the intersection of Elwood Street and 63rd
Avenue(Stipulation No. 9).
• Access to Lower Buckeye Road shall be reviewed and approved by the
Arizona Department of Transportation (ADOT) (Stipulation No. 10).
• All mitigation improvements shall be funded or constructed as identified by
the accepted Traffic Impact Analysis (Stipulation No. 11).
• All existing SRP facilities along 63rd Avenue shall be relocated outside of
City right-of-way (Stipulation No. 12).
• Replace unused driveways with sidewalk, curb, and gutter (Stipulation No.
13).
• All streets shall be constructed with all required elements and to ADA
requirements (Stipulation No. 14).
20. The Public Transit Department has requested that a bus pad be provided on
eastbound Lower Buckeye Road and located east of 63rd Avenue. This is
addressed in Stipulation No 15.

Staff Report: Z-24-26-7
October 1, 2026
Page 17 of 21
21. The site is located in a larger area identified as being archaeologically sensitive. If
further review by the City of Phoenix Archaeology Office determines the site and
immediate area to be archaeologically sensitive, and if no previous archaeological
projects have been conducted within this project area, it is recommended that
archaeological Phase I data testing of this area be conducted. Phase II
archaeological data recovery excavations may be necessary based upon the
results of the testing. A qualified archaeologist must make this determination in
consultation with the City of Phoenix Archaeologist. In the event archaeological
materials are encountered during construction, all ground disturbing activities
must cease within a 33-foot radius 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 Nos. 16 through 18.
22. 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. 19.
23. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements such
as obtaining a use permit to conduct the proposed outdoor use in this zoning
district. Other formal actions such as, but not limited to, zoning adjustments and
abandonments, may be required.
Findings
1. The development will provide employment opportunity and incorporate design
and landscaping features that enhance the location which helps advance several
city goals and policies including the Estrella Village Plan, Estrella Village Arterial
Street Landscaping Program, and the Estrella Village Core Plan.
2. The proposal contains enhanced standards that will result in a more walkable,
shaded, and pedestrian-friendly environment. The proposal will provide increased
shade which will help to reduce the urban heat island effect.
3. The proposal will provide additional employment options and commercial services
within the Loop 202 Freeway corridor and the Estrella Village Core.
Stipulations
1. An updated Development Narrative for the SWC State Route 202 & Lower
Buckeye Road PUD reflecting the changes approved through this request shall
be submitted to the Planning Department within 30 days of City Council approval
of this request. The updated Development Narrative shall be consistent with
Development Narrative date stamped August 31, 2026, as modified by the
following stipulations.

Staff Report: Z-24-26-7
October 1, 2026
Page 18 of 21
a. Front Cover, add “City Council adopted: [Insert Adoption date]”
b. Page 13, 2. Land Use Map, 2.1 Development Plan, third paragraph:
Replace the second and third sentence to state the following:
“The commercial development parcel is anticipated to include two right-
in/right-out driveways along Lower Buckeye Road, in addition to one full
access driveway in alignment with Williams Street, and a right-in/right-out
driveway a minimum of 250 feet south of Lower Buckeye Road along 63rd
Avenue, or as determined by a site specific Traffic Impact Analysis.
The employment parcel will have a maximum of two driveways restricting
southbound truck turns on 63rd Avenue. The ultimate locations and
configurations will conform to the latest edition of the City of Phoenix
Street Planning and Design Guidelines or as approved by the Streets
Department.”
c. Page 14: 2. Land Use Map, 2.2 Phasing, Exhibit 4: Conceptual Land Use
Plan: Remove “60 R/W, 2 Lanes + Center Turn.”
d. Page 22, 4. Development Standards, Table 5: Development Standards –
Landscape, South (Parcel B): Add the following to the end of the row
“Minimum 50% shade coverage required.”
e. Page 22, 4. Development Standards, Table 5: Development Standards –
Landscape, 63rd Avenue (Parcel A): Modify to state “63rd Avenue
(Parcel A and B).”
f. Page 23, 4. Development Standards, 4.1 General Development
Standards, Table 6: Development Standards – Trails: Modify 63rd Avenue
to state “A 30-foot-wide multi-use trail easement with a minimum 8-foot-
wide multi-use-trail constructed on the east side of 63rd Avenue south of
Elwood Street to City of Phoenix standards, as approved by the Planning
& Development Department.”
g. Page 23, 4. Development Standards, 4.2 Streetscape, Table 7:
Development Standards – Streetscape Standards: Add footnote (B) to
Lower Buckeye Road to state the following, “or as otherwise approved by
the Arizona Department of Transportation.”
h. Page 24, 4. Development Standards, 4.3 Commercial Plazas and Amenity
Areas, Requirements, 1.d: Modify to state “Pedestrian plaza shall include
a minimum of three of the following:”
i. Page 24, 4. Development Standards, 4.4 Public Art: Modify title to “Art
Installations.”
j. Page 25, 4. Development Standards, 4.4 Public Art (Art Installations),
Requirements: Delete d.(3): Decorative Screen Wall Integration and

Staff Report: Z-24-26-7
October 1, 2026
Page 19 of 21
renumber accordingly.
k. Page 29, 5. Design Requirements and Guidelines, 5. Shade: Modify a. to
state “A minimum of 75% shade (Calculation shall be made…”
l. Page 33, 6. Signs, First Paragraph, second sentence: Modify to state “The
PUD shall not be constructed to…”
m. Page 33, 6. Signs, Second Paragraph: Delete the last sentence, “Any
conflict between this PUD and Section 705.2 of the Zoning Ordinance,
the PUD shall prevail.”
2. Site plans and building elevations shall be presented for review and comment to
the Estrella Village Planning Committee prior to preliminary site plan approval.
3. A minimum 28-foot, 6-inch right-of-way tapering to a minimum width established
by a forthcoming site-specific TIA shall be dedicated to accommodate a flared
intersection at 63rd Avenue and Lower Buckeye Road, as required by the Street
Transportation Department. The 63rd Avenue roadway (back of curb to back of
curb) improvements (including lane widths, buffer dimension, and bike lane
widths) shall be consistent with the Collector E cross section.
4. A sidewalk easement on the east side of 63rd Avene extending from the right-of-
way to a minimum of 16-feet from the back of sidewalk shall be dedicated.
5. All vehicular access to 63rd Avenue shall be in conformance with the forthcoming
accepted site-specific TIA, as required by the Street Transportation Department.
6. A minimum 55-foot right-of-way shall be dedicated on the south side of Lower
Buckeye Road, tapering to a width established by the forthcoming site-specific
accepted TIA to accommodate a flared intersection at 63rd Avenue and Lower
Buckeye Road, as required by the Street Transportation Department.
7. An updated site-specific Traffic Impact Analysis (TIA) shall be submitted and
accepted prior to the preliminary site plan review submittal. The TIA shall include,
but is not limited to, analyzing the proposed developments impact on
intersections, vehicular access locations, and right-turn deceleration warrants. All
mitigation improvements shall be constructed and/or funded as identified in the
accepted site-specific Traffic Impact Analysis.
8. A minimum 30-foot wide Mutli-Use Trail Easement (MUTE) shall be dedicated
adjacent to the southern property line and a Multi-Use trail shall be constructed
along the WAPA Corridor to City standards.
9. A high-visibility crosswalk with a Rapid Flashing Beacon (RFB) shall be fully
funded and constructed at the Elwood Street and 63rd Avenue intersection, as
approved by the Street Transportation Department. An alternative location for the
high-visibility crosswalk with an RFB may be considered with approval of the

Staff Report: Z-24-26-7
October 1, 2026
Page 20 of 21
Street Transportation Department.
10. All access control on Lower Buckeye Road shall be reviewed and approved by
the Arizona Department of Transportation.
11. All mitigation improvements shall be constructed and/or funded as identified in
the accepted Traffic Impact Analysis dated September 21, 2026 and any
subsequent site-specific Traffic Impact Analysis accepted by the Street
Transportation Department.
12. Existing SRP facilities along 63rd Avenue are to be relocated outside of City
right-of-way, unless otherwise approved by the Street Transportation
Department. Relocations that require additional dedications or land transfer
require completion prior to obtaining plat and/or civil plan review approval.
13. 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.
14. 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
15. The developer shall construct a bus pad conforming with standard Detail P1260
on eastbound Lower Buckeye Road. The pad shall be located east of 63rd
Avenue according to P1258. The bus pad must be located within the public right-
of-way or within a transit easement that the developer dedicates.
16. If determined necessary by the Phoenix Archaeology Office, the
applicant shall conduct Phase I data testing and submit an archaeological
survey report of the development area for review and approval by the City
Archaeologist prior to clearing and grubbing, landscape salvage, and/or
grading approval.
17. If Phase I data testing is required, and if, upon review of the results from the
Phase I data testing, the City Archaeologist, in consultation with a qualified
archaeologist, determines such data recovery excavations are necessary, the
applicant shall conduct Phase II archaeological data recovery excavations.
18. 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.
19. Prior to final site plan approval, the landowner shall execute a Proposition 207

Staff Report: Z-24-26-7
October 1, 2026
Page 21 of 21
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
Nayeli Sanchez Luna
October 1, 2026
Team Leader
Racelle Escolar
Exhibits
Sketch Map
Aerial Map
SWC State Route 202 & Lower Buckeye Road PUD date stamped August 31, 2026

AVE
RE-35 RE-35
63RD
S-1 * LOWER BUCKEYE RD
Z-107-06
R1-8
C-2* C-2 SP*
PRD
Z-85-08 Z-49-21
Z-2-99 Z-SP-5-21
R1-8
PRD* RE-35
ANX200
Z-111-98
Z-112-98
AVE
CP/GCP*
59TH
Z-62-13
A-1*
Z-62-13
ELWOOD ST
R1-6 PRD*
R1-10*
Z-80-98
Z-129-98 RE-35
R-2 *
S-1 R1-6 PRD* Z-67-02
Z-166-02 Z-163-06
¯ Z-24-26-7
I-10
Miles VAN BUREN ST
BUCKEYE RD
0 0.05 0.1 0.19 LOWER BUCKEYE RD
ESTRELLA VILLAGE BROADWAY RD AVE
SOUTHERN AVE AVE AVE AVE AVE AVE
COUNCIL DISTRICT: 7 AVE AVE AVE
AVE AVE AVE 59TH 51ST 43RD 35TH 27TH 19TH
107TH 99TH 91ST 83RD 75TH 67TH
APPLICANT'S NAME: Gammage and Burnham REQUESTED CHANGE:
FROM: CP/GCP ( 53.62 ac.)
APPLICATION NO: Z-24-26-7 DATE: 3/6/2026 C-2 ( 3.85 ac.)
REVISION DATES:
GROSS AREA INCLUDING 1/2 STREET 9/9/2026 A-1 ( 8.12 ac.)
AND ALLEY DEDICATION IS APPROX.
QUARTER AERIAL PHOTO SEC. NO. & ZONING MAP TO: PUD ( 65.59 ac.)
65.59 Acres QS 6-14 E-5
MULTIPLES PERMITTED STANDARD OPTION * UNITS P.R.D OPTION
CP/GCP, C-2, A-1 N/A, 56, N/A N/A, 67, N/A
PUD 0 N/A
* Maximum Units Allowed with P.R.D. Bonus
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2026\Z-24-26-7.aprx

AVE
RE-35 RE-35
63RD
S-1 * LOWER BUCKEYE RD
Z-107-06
R1-8
C-2* C-2 SP*
PRD
Z-85-08 Z-49-21
Z-2-99 Z-SP-5-21
R1-8
PRD* RE-35
ANX200
Z-111-98
Z-112-98
AVE
CP/GCP*
59TH
Z-62-13
A-1*
Z-62-13
ELWOOD ST
R1-6 PRD*
R1-10*
Z-80-98
Z-129-98 RE-35
R-2 *
S-1 R1-6 PRD* Z-67-02
Z-166-02 Z-163-06
¯ Z-24-26-7
I-10
Miles VAN BUREN ST
BUCKEYE RD
0 0.05 0.1 0.19 LOWER BUCKEYE RD
ESTRELLA VILLAGE BROADWAY RD AVE
SOUTHERN AVE AVE AVE AVE AVE AVE
COUNCIL DISTRICT: 7 AVE AVE AVE
AVE AVE AVE 59TH 51ST 43RD 35TH 27TH 19TH
107TH 99TH 91ST 83RD 75TH 67TH
APPLICANT'S NAME: Gammage and Burnham REQUESTED CHANGE:
FROM: CP/GCP ( 53.62 ac.)
APPLICATION NO: Z-24-26-7 DATE: 3/6/2026 C-2 ( 3.85 ac.)
REVISION DATES:
GROSS AREA INCLUDING 1/2 STREET 9/9/2026 A-1 ( 8.12 ac.)
AND ALLEY DEDICATION IS APPROX.
QUARTER AERIAL PHOTO SEC. NO. & ZONING MAP TO: PUD ( 65.59 ac.)
65.59 Acres QS 6-14 E-5
MULTIPLES PERMITTED STANDARD OPTION * UNITS P.R.D OPTION
CP/GCP, C-2, A-1 N/A, 56, N/A N/A, 67, N/A
PUD 0 N/A
* Maximum Units Allowed with P.R.D. Bonus
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2026\Z-24-26-7.aprx