Attachment B - Staff Report - Z-31-25-8.pdf

City of Phoenix — Formal (2025-09-03)

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Staff Report Z-31-25-8
June 2, 2025
South Mountain Village Planning
Committee Meeting Date:
June 10, 2025
Planning Commission Hearing Date:
August 7, 2025
Request From:
S-1 (Ranch or Farm Residence)
(14.37 acres)
Request To:
R-3 (Multifamily Residence District)
(14.37 acres)
Proposed Use:
Multifamily Residential
Location:
Approximately 1,130 feet east of the
northeast corner of 23rd Avenue and
Baseline Road
Owner:
Mundall Fam. Revocable Trust c/o
Danny Mundall and Georgia Mundall
Applicant/Representative:
Brian Greathouse, Burch & Cracchiolo,
P.A.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Residential 1 to 2 dwelling
units per acre (5.29 acres),
Residential 2 to 3.5 dwelling units
per acre (8.90 acres), and
Residential 3.5 to 5 dwelling units
per acre (0.18 acres)
Pending (GPA-SM-1-25-8):
Residential 10 to 15 dwelling units
per acre
Street Map
Classification
Baseline Road
Scenic
Drive –
Major
Arterial
33 to 55-foot north half
street
ATTACHMENT B

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June 2, 2025
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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, as stipulated, includes design and development standards to
encourage walking, bicycling, and transit use. These standards include the provision
of bicycle parking, shade throughout the development, and a multi-use trail along
Baseline Road.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.

The proposal, as stipulated, will encourage bicycling and transit use and leverage its
proximity to the adjacent commercial development by including enhanced bicycle
parking and infrastructure.
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 proposal, as stipulated, includes enhanced landscape setbacks, shaded parking,
shaded pedestrian pathways, and a wide landscape detachment for the public
sidewalk that will be planted with shade trees that will shade the public and private
sidewalks to 75 percent. These improvements will create a comfortable pedestrian
environment along Baseline Road and make the walk to nearby destinations more
safe and comfortable.

Applicable Plans, Overlays, and Initiatives
Rio Montaña Area Plan: Background Item No. 6.

Housing Phoenix Plan: Background Item No. 7.

Shade Phoenix Plan: Background Item No. 8.

Complete Streets Guidelines: Background Item No. 9.

Transportation Electrification Action Plan: Background Item No. 10.

Zero Waste PHX: Background Item No. 11.

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June 2, 2025
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Comprehensive Bicycle Master Plan: Background Item No. 12.

Monarch Butterfly Pledge: Background Item No. 13.

Conservation Measures for New Development: Background Item No. 14.

Phoenix Climate Action Plan: Background Item No. 15.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Agricultural land
S-1
North
Single-family residences
R1-8, R1-10
West
Single-family residences
R1-8
East
Commercial and single-
family residences
S-1, C-2
South (across Baseline Road)
Single-family residences
S-1, S-1
(Approved R1-10)

R-3 (Multifamily Residence District)
Planned Residential Development Option
Standards
Requirements
Site Plan Provisions
Gross Acres
-
14.37 acres
Maximum Dwelling Units
218, 240 with bonus
188 (Met)
Maximum Density (dwelling
units/acre)
15.23, 17.40 with
bonus
13.08 (Met)
Maximum Building Height
2 stories and 30 feet
for first 150 feet; 1 foot
in 5 feet increase to 48
feet and 4 stories
One story, 16 feet and
eleven inches to two
stories, 33 feet and 3
inches (Met)
Minimum Landscape Setbacks
Adjacent to Public Street
(Baseline Road)
20 feet
20 feet (Met)
East
5 feet
5 feet (Met)
West
5 feet
5 feet (Met)
North
5 feet
5 feet (Met)
Minimum Building Setbacks
Adjacent to Public Street
(Baseline Road)
20 feet
Not specified

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June 2, 2025
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East
15 feet
15 feet (Met)
West
15 feet
15 feet (Met)
North
15 feet
15 feet (Met)
Lot Standards
Minimum Open Space
5 percent
5 percent (Met)
Maximum Lot Coverage
50%, plus an
additional 10% for an
ADU and/or attached
shade structures, total
60%
33.8 percent (Met)
Minimum Parking
282 spaces, 1.5
spaces per dwelling
unit
376 spaces (Met)

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 14.37 acres located approximately 1,130 feet east of the
northeast corner of 23rd Avenue and Baseline Road from S-1 (Ranch or Farm
Residence) to R-3 (Multifamily Residence District) for multifamily residential. The
subject site is largely vacant agricultural land.

2.
The northern portion of the subject site is designated as Residential 2 to 3.5
dwelling units per acre on the General Plan Land Use Map, the southern portion is
designated as Residential 1 to 2 dwelling units per acre, and there is a small strip
along the west boundary of the subject site that is designated as Residential 3.5 to
5 dwelling units per acre.

The area to the west of the subject site is designated Residential 3.5 to 5 dwelling
units acre and the area to the east is designated Commercial and Residential 1 to
2 dwelling units per acre. The area to the south, across Baseline Road, is
designated Residential 1 to 2 dwelling units per acre and the area to north is
designated Residential 2 to 3.5 dwelling units per acre. The requested R-3 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-1-25-8, is proposed to change the land use map
designation to Residential 10 to 15 dwelling units per acre. The requested R-3
zoning district is consistent with the proposed General Plan Land Use Map
designation.

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June 2, 2025
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General Plan Land Use Map; Source: Planning and Development Department

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June 2, 2025
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SURROUNDING LAND USE AND ZONING
3.
To the north the subject site are single-family residential subdivisions zoned R1-10
and R1-8. To the west is a single-family subdivision zoned R1-8. To the south,
across Baseline Road is a single-family subdivision and single-family homes zoned
S-1 and S-1 (Approved R1-10). To the east are single-family homes zoned S-1 and
a commercial development zoned C-2.
Location Map; Source: Planning and Development Department
PROPOSAL
4.
Site Plan
The proposal is for 188 units with a mix of one- and two-bedroom units. The
conceptual site plan, attached as an exhibit, depicts the site layout including the
location of the proposed structures, parking, trash enclosures, leasing office, pool,

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and amenity areas. The site will have one point of ingress/egress from Baseline
Road.
Staff recommends Stipulation No. 1 to require the site be developed in general
conformance to the conceptual site plan, so that the site develops as proposed. To
promote enhanced walking, cycling, and transit-use staff recommends Stipulation
No. 5 to require shaded guest and secured bicycle parking, receptacles for electric
bicycle parking, and a bicycle repair station. Staff recommends Stipulation No. 12
to require that all pedestrian pathways be shaded, Stipulation No. 13 to require
pavement treatments that visually contrast parking and drive aisles where
pedestrian walkways cross a vehicular path to enhance pedestrian safety, and
Stipulation No. 14 to require shaded vehicular parking.
Conceptual Site Plan; Source: RVI Planning + Landscape Architecture
5.
Conceptual Building Elevations
The conceptual building elevations, attached as an exhibit, depict varied 4-plex,
duplex, and single unit structures, the community building, the mailroom, and
detached garage building. Staff recommends Stipulation No. 2, which requires that
the elevations be presented to the South Mountain Village Planning Committee
prior to preliminary site plan review, and Stipulation No. 3 that the elevations
include architectural variation.

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June 2, 2025
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Conceptual Building Elevations; Source: Felton Group
STUDIES AND POLICIES
6.
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
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.
Source: Planning and Development Department

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This infill site is located in the western portion of the Rio Montaña Area Plan
boundaries in an area with a mix of single-family residential neighborhoods,
commercial, and some multifamily. Per Stipulation Nos. 10 and 20, the project site
will enhance the connectivity and pedestrian comfort in the area by providing street
improvements, including shaded detached sidewalks along Baseline Road and
enhanced landscape setback planting standards. Similarly, this development will
provide a 30-foot multi-use trail easement and minimum 10-foot multi-use trail
along Baseline Road that will connect to a multi-use trail system spanning the
northside of Baseline Road. This is addressed in Stipulation No. 19. Additionally,
Stipulation No. 8 requires that any perimeter fencing along Baseline Road be view
fencing in order to preserve that area’s open and rural atmosphere and Stipulation
No. 4 requires that a minimum one-third of structures be one-story to preserve the
view of South Mountain.

To promote Crime Prevention Through Environmental Design (CPTED) principles
and enhance neighborhood safety, staff recommends Stipulation Nos. 7 through 9,
which requires site lighting at building entrances and exits, in public assembly
areas, and within parking areas, if fencing is provided along Baseline Road it shall
be 75 percent open view fencing, and that the landscape setback along Baseline
Road be planted with native cacti or similar plants, further contributing to a safe
and well-designed environment.

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).

7.
Housing Phoenix Plan:
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing
with 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 housing that will address the supply
shortage at a more rapid pace while using vacant or underutilized land in a more
sustainable fashion.

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8.
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, as stipulated, will create a streetscape environment with a shaded
and detached sidewalk, enhanced landscape setbacks, and a multi-use trail. These
are addressed in Stipulation Nos. 10, 19, and 20. Additionally, Stipulation No. 14
will require that the parking lot area be shaded a minimum 25 percent and
Stipulation No. 12 will require that internal pedestrian pathways be shaded a
minimum 75 percent.
9.
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 proposed development, as
stipulated, will support walking, bicycling, and transit use by including enhanced
bicycle parking and infrastructure on the site, providing a multi-use trail along
Baseline Road, and by constructing a shaded and detached sidewalk along
Baseline Road. These are addressed in Stipulation Nos. 5, 19, and 20.
10.
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. This is addressed in Stipulation Nos. 5.c and 6 that

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June 2, 2025
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requires a minimum of 10 percent of the provided bicycle parking spaces include
electrical receptacles for electric bicycle charging, and that minimum 10 percent of
the required parking spaces to be EV installed.
11.
Zero Waste Phoenix 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 application materials indicate that
recycling services shall be provided.
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.
As stipulated, the development will provide enhanced bicycle parking and
infrastructure by requiring guest and secured bicycle parking spaces, that all
bicycle parking spaces be shaded, that receptacles for electric bicycle parking
capabilities be provided, and that a bicycle repair station be provided. This is
addressed in Stipulation No. 5.
13.
Monarch Butterfly Pledge:
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's 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, Stipulation No. 11 addresses the planting of milkweed shrubs, or other
native nectar plant species, on the subject site.
14.
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

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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 Stipulation Nos. 14 through 17.
15.
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 conservation, reduce
urban heat, improve the public health, and create additional green spaces. This
goal is addressed in Stipulation No. 15, which requires a minimum of two GI
techniques for stormwater management to be implemented in this development.
COMMUNITY CORRESONDENCE
16.
As of the writing of this report three letters of opposition have been received.
Concerns raised were regarding traffic impacts, prioritization of corporate profit,
impacts on electric grid and water supply, lack of sustainability measures, rental
properties vs. homeownership, the property management company, impacts on
property values, safety, infrastructure, and the long-term stability of the area.
INTERDEPARTMENTAL COMMENTS
17.
The Street Transportation Department recommended that a multi-use trail
easement be dedicated and that a multi-use trail be constructed in the easement,
that a detached sidewalk be provided along Baseline Road, that all existing utilities
be undergrounded and SRP facilities be relocated out of the right-of-way, and that
the developer replace and construct all improvements in the right-of-way with all
required elements and to ADA standards. These are addressed in Stipulation Nos.
20 through 25.
18.
The Public Transit Department recommended the construction of a bus stop pad
on westbound Baseline Road. This is addressed in Stipulation No. 18.
19.
The City of Phoenix Aviation Department commented that the property owner shall
record a Notice to Prospective Purchasers of Proximity to Airport in order to
disclose the existence, and operational characteristics of the Phoenix Sky Harbor

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Airport to future owners or tenants of the property. This is addressed in Stipulation
No. 26.
OTHER
20.
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. These are addressed in Stipulation Nos. 27 through 29.
21.
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. 30.
22.
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 requested R-3 zoning district will provide a transition between the
commercial development to the east and the single-family development to the
west.
2.
The proposal, as stipulated, will create a strong pedestrian environment along
Baseline Road with a shaded detached sidewalk and multi-use trail that will
convey residents safely and comfortably along the Baseline Road multi use
trail alignment.
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.

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June 2, 2025
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Stipulations:

1.
The development shall be in general conformance with the site plan date
stamped April 21, 2025, as approved by the Planning and Development
Department.

2.
Building elevations shall be presented for review and comment to the South
Mountain Village Planning Committee prior to preliminary site plan approval

3.
Building elevations shall contain multiple colors, exterior accent materials and
textural changes that exhibit quality and durability such as brick, stone, colored
textured concrete or stucco, or other materials to provide a decorative and
aesthetic treatment, as approved by the Planning and Development
Department.

4.
A minimum of one-third of the dwelling unit buildings shall not exceed one story
or 20 feet in height.

5.
The development shall incorporate bicycle infrastructure as described below
and as approved by the Planning and Development Department.

a.
Secure bicycle parking shall be provided per Section 1307 of the Zoning
Ordinance.

b.
Guest bicycle parking shall be provided at a minimum rate of 0.05
spaces per dwelling unit, up to a maximum of 50 spaces required.

c.
A minimum of 10 percent of the provided bicycle parking spaces shall
include standard electrical receptacles for electric bicycle charging
capabilities.

d.
Bicycle parking spaces shall be shaded by a structure, landscaping, or a
combination of the two to provide a minimum of 75% shade.

e.
A bicycle repair station (“fix it station”) shall be provided and maintained
on site within an amenity area or near a primary site entrance, and
separated from vehicular maneuvering areas, where applicable. The
repair station shall include, but not be limited to:

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June 2, 2025
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i.
Standard repair tools affixed to the station;

ii.
A tire gauge and pump affixed to the base of the station or the
ground;

iii.
A bicycle repair stand which allows pedals and wheels to spin
freely while making adjustments to the bike.

6.
A minimum 5% of the required parking spaces shall provide EV installed
infrastructure.

7.
Site lighting shall be provided at building entrances/exits and in public
assembly and parking areas, as approved by the Planning and Development
Department.

8.
If perimeter fencing is provided along the south side of the site it shall be a
minimum of 75 percent open view fencing, as approved by the Planning and
Development Department.

9.
The landscape setback along Baseline Road shall be planted to include native
cacti or similar spiny desert accent plants, as approved by the Planning and
Development Department.

10.
All landscape setbacks shall be planted with minimum 2-inch caliper, large
canopy, shade trees, planted 20 feet on center, or in equivalent groupings, with
a minimum five 5-gallon shrubs per tree, as approved by the Planning and
Development Department. Where utility conflicts exist, the developer shall work
with the Planning and Development Department on alternative design solutions
consistent with a pedestrian environment for installing the required plants.

11.
A minimum of 10% of the required shrubs, shall be a milkweed or other native
nectar species, and shall be planted in groups of three or more, as approved
by the Planning and Development Department.

12.
All internal pedestrian pathways shall be shaded by a structure, landscaping, or
a combination of the two to provide a minimum of 75% shade, as approved by
the Planning and Development Department.

13.
Where pedestrian walkways cross a vehicular path, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or other
pavement treatments that visually contrasts parking and drive aisle surfaces,
as approved by the Planning and Development Department.

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14.
A minimum of 25% of the surface parking areas shall be shaded, as approved
by the Planning and Development Department. Shade may be achieved by
structures or by minimum 2-inch caliper, drought tolerant, shade trees, or a
combination thereof.

15.
A minimum of two green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved or modified by the
Planning and Development and/or Street Transportation departments. This
includes but is not limited to stormwater harvesting basins, bioswales,
permeable pavement, etc., per the Greater Phoenix Metro Green Infrastructure
and Low Impact Development Details for Alternative Stormwater Management.

16.
Natural turf shall only be utilized for required retention areas (bottom of basin,
and only allowed on slopes if required for slope stabilization) and functional turf
areas located on properties for uses such as residential common areas, as
approved by the Planning and Development Department.

17.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Water Efficiency Checkup
program for a minimum of 10 years, or as approved by the Planning and
Development Department.

18.
The developer shall reconstruct the bus stop pad on westbound Baseline Road.
Bus stop pad shall be constructed according to City of Phoenix Standard Detail
P1260 with a minimum depth of 10 feet. Bus stop pad shall be spaced from an
intersection according to City of Phoenix Standard Detail P1258, as approved
or modified by the Public Transit Department. Trees shall be placed to provide
50% shade coverage to bus stop pad at full maturity.

19.
A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the
north side of Baseline Road, adjacent to the subject site and a minimum 10-foot-
wide multi-use trail (MUT) shall be constructed within the easement, in
accordance with the MAG supplemental detail and, as approved or modified by
the Planning and Development Department.

20.
The sidewalk along Baseline Road shall be a minimum of 6 feet in width and
detached with a minimum 10-foot-wide landscape strip located between the
sidewalk and back of curb and planted to the following standards, as approved
by the Planning and Development Department.

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a.
Minimum 2-inch caliper, single-trunk, large canopy, shade trees planted
20 feet on center, or in equivalent groupings.

b.
Shrubs, accents and vegetative groundcovers with a maximum mature
height of two feet evenly distributed throughout the landscape area to
achieve a minimum of 75% live coverage.

Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment for installing the required plants.

21.
A minimum of 55-feet of right-of-way shall be dedicated and constructed for
north side of Baseline Road.

22.
All existing electrical utilities within the public right-of-way shall be underground,
adjacent to the development. Developer to coordinate with the affected utilities
company for their review and permitting.

23.
Existing SRP facilities along Baseline Road 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.

24.
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.

25.
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.

26.
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.

27.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the

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development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

28.
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

29.
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.

30.
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
June 2, 2025

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped April 21, 2025 (2 pages)
Conceptual Building Elevations date stamped April 4 2025 (12 pages)
Correspondence (13 pages)

¯
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
CONVENTIONAL 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
4/18/2025
Z-31-25-8
Burch & Cracchiolo, P.A.
Z-31-25-8
14.37 Acres
QS 1-24
D-7
S-1 ( 14.37 ac.)
R-3 ( 14.37 ac.)
S-1
R-3
14
208
250
N/A
S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2025\Z-31-25.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
Z-17-14
Z-128-05
Z-71-17
Z-34-00
Z-SP-2-18
Z-112-02
Z-83-98
Z-89-88
Z-101-76
Z-72-15
Z-28-22
Z-SP-10-16
Z-110-07
Z-140-00
Z-66-01
Z-92-23
Z-178-99
*
*
*
*
*
*
*
*
*
*
*
*
*
*
C-2 SP
C-2
PRD
S-1
R1-8
S-1
R1-8
R1-8
C-2 SP
C-2
C-2
S-1
R1-8
R1-8
R1 10
C-2
R1-10
C-2
S-1
R1-10
S-1
C-2
S-1
S-1
R1-8
S-1
R1-8
R1-6
R1-6
MALDONADO RD
22ND LN
19TH AVE
19TH DR
22ND LN
ELLIS ST
DARREL RD
23RD AVE
BRANHAM LN
MALDONADO DR
POLLACK ST
CARTER RD
CARSON RD
MALDONADO RD
CARTER RD
FAWN DR
CARTER RD
23RD LN
21ST DR
CARSON RD
21ST DR
22ND AVE
24TH AVE
24TH LN
24TH LN
BEVERLY RD
21ST LN
22ND LN
21ST LN
22ND LN
23RD LN
CARTER RD
DARREL RD
FAWN DR
23RD LN
BRANHAM LN
24TH DR
DARREL RD
MINTON ST
PARK ST
DUNBAR DR
DONNER DR
18TH DR
PARK ST
MINTON ST
DARROW ST
VALENCIA DR
MINTON ST
23RD AVE
BRANHAM LN
19TH LN
20TH LN
20TH DR
DARREL RD
MALDONADO RD
CARSON RD
FREMONT RD
BASELINE RD
R1-8 *
Z-70-04
C-2 *
Z-36-06
R-2 *
Z-36-06
R1-6 *
Z-121-03
R1-10
Z-109-00

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Case Nos GPA-SM-8-25 and Z-31-25
From Joseph Melton <meltjoe@aol.com>
Date Thu 5/8/2025 9:53 AM
To
Samuel S Rogers <samuel.rogers@phoenix.gov>
Dear Samuel Rogers,
I am writing to express my opposition to the proposed zoning changes; case numbers GPA-SM-
8-25 and Z-31-25. As a property owner adjacent to the proposed development, I have
significant concerns regarding the impact on property values, personal enjoyment, and safety.
After attending the neighborhood meeting my concerns have been amplified. It appears Taylor
Morrison has more interest in their own profits than the long-term benefits to our community.
The proposed change from the current residential zoning to 10-15 dwelling units per acre
appears to prioritize corporate profit over community welfare. The addition of 188 dwelling units
will likely exacerbate traffic congestion, strain our already limited electric grid and water supply,
and negatively affect surrounding property values.
Taylor Morrison’s plan to develop the Yardly rental units rather than homes for sale raises
further concerns with their commitment to our community’s well-being. I understand the logic
behind rental units vs individual homes backing up to retail/commercial space, however the
number of dwellings is concerning. Homeowners typically have a greater vested interest in their
communities compared to renters, and rental communities often experience higher crime rates.
In South Phoenix, this could lead to increased crime and reduced property values, issues we
are already facing.
The development will also add over 200 vehicles to the already congested Baseline Road and
potentially obstruct views of South Mountain. As an HOA board member in Addison Park, I have
witnessed the negative impact of rental properties on our community, including increased
damage and crime. The property manager they have chosen, GreyStar has horrible reviews
and reputation per online research and the Better Business Bureau.
Per the meeting, Taylor Morrison is anticipating to charge between $1800-$2300 per month for
750 sq foot 1-2 bedroom homes. My neighbors property is a 3 bedroom 2 bath 1392 sq ft single
family residence and they’re struggling to find tenants for $2100 per month. The previous
tenants were destructive and disrespectful to the community and have lead the owner to now
trying to sell the property.
5/8/25, 10:13 AM
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It does not sound like Taylor Morrison is realistic to the demographic of who their tenants will be
in this South Mountain area and it concerns me that the long term impact will be reduced rental
prices and/or Taylor Morrison selling out to a large conglomerate from out of state who will let
the property go to the way-side.
I urge you to decline this zoning change request. If Taylor Morrison is willing to put their money
where their mouth is and can guarantee that property values will not decrease while offering
compensation for any devaluation, I would reconsider my stance.
Please feel free to reach out to me with any questions. Thank you greatly for considering my
concerns.
Sincerely,
Joe Melton
Meltjoe@AOL.com
(414) 737-3921
7265 S. 22nd Ave, PHX AZ
5/8/25, 10:13 AM
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Opposition to Proposed Zoning Changes – Case Numbers GPA-SM-8-25 and Z-31-25
From Melissa Campos <mccampos19@gmail.com>
Date Tue 5/13/2025 7:10 PM
To
Samuel S Rogers <samuel.rogers@phoenix.gov>
Cc
Melissa Campos <mccampos19@gmail.com>
2 attachments (7 MB)
Opposition to Proposed Zoning Changes – Case Numbers GPA-SM-8-25 and Z-31-25.docx; Article PDF.pdf;
Hello Samuel,
I hope this email finds you well.
Attached are my concerns/opposition regarding this rezoning case and supporting
research - please feel free to reach out to me with any questions or concerns.
Thank you,
--
Melissa Campos
5/21/25, 10:56 AM
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Dear Samuel Rogers -
I am writing to express my strong opposition to the proposed zoning changes identiﬁed as GPA-
SM-8-25 and Z-31-25. As a property owner in Addison Park, a neighboring community, I have
signiﬁcant concerns about the potential negative impact on property values, safety,
infrastructure, and the long-term stability of the area—particularly if the proposed Yardly by
Taylor Morrison development fails to meet its projected proﬁtability.
After attending the recent neighborhood meeting, I left with the distinct impression that Taylor
Morrison is prioritizing short-term proﬁt over the long-term health and cohesion of the
surrounding community. Many of the concerns voiced by residents, including myself, were not
meaningfully addressed during the meeting. I raised the following key issues, which remain
unresolved:
1. Traﬃc and Infrastructure Concerns
•
There are no concrete plans to mitigate increased traﬃc, such as installing a traﬃc signal
between 19th and 27th Avenue on Baseline.
•
The proposed single entry and exit point for the community will create bottlenecks,
especially with turning lanes, similar to the current congestion we experience at Addison
Park’s entrance at 23rd Avenue.
2. Lack of Sustainability Measures
•
The proposed homes lack energy-eﬃcient features such as solar panels or commitments
to energy-saving materials.
•
With the proposed density, this development will place additional strain on local utilities
and contribute to pollution and resource depletion in an already stressed area.
3. Target Renter Proﬁle and Market Mismatch
•
The projected rent range ($1,800–$2,300/month for 750 sq ft units) is aimed at young
professionals with white-collar jobs. As someone who ﬁts that demographic, I can attest
that the location lacks proximity to major employment hubs, entertainment, and
essential amenities.
•
This misalignment suggests the development may struggle to attract and retain its
intended audience. When proﬁtability declines, what happens next? Will Taylor
Morrison sell oﬀ the property to the highest bidder—potentially resulting in
unregulated, lower-quality ownership or management?
4. Transparency and Accountability

•
Yardly, a two-year-old oﬀshoot of Taylor Morrison, has no established track record and is
outsourcing property management to Greystar—a third-party entity that is not BBB
accredited.
•
A recent article in Builder magazine highlights the industry’s ﬁnancial challenges,
referencing “temporarily dampened rent growth” and increasing operating expenses.
These trends raise red ﬂags about the long-term viability of this project.
5. Density and Misuse of Zoning Flexibility
•
Previous re-zoning eﬀorts proposed approximately 50 fewer units than this plan. The
current unit-per-acre density appears excessive and proﬁt-driven, not community-
centered.
6. Comparative Site Selection
•
When I asked about other Yardly projects in the Phoenix market, representatives were
unprepared to respond. Upon reviewing the data myself during the meeting, I noted
that other Yardly communities:
1. Were not situated between existing, established residential communities; and
2. Were located in areas without the signiﬁcant traﬃc congestion we currently
experience.
3. Multi-point entrance and exit for each community vs the proposed only have one
entry/exit – further raising safety concerns
(Screenshots and comparisons of lot access and layout are attached for
reference.)
Requested Follow-Up from Taylor Morrison
In preparation for the next community meeting, I respectfully request Taylor Morrison provide
written responses and supporting documentation for the following:
1. 2024 and year-to-date 2025 occupancy rates for all Phoenix Yardly properties
2. Default rates and percentage of missed rent payments
3. Average duration of vacant units
4. Written guarantees or commitments to neighboring communities regarding ownership
stability, speciﬁcally in the event of a sale within the next 20 years

I urge you to decline the zoning change request based on the unresolved issues, lack of
transparency, and the disproportionate impact this project could have on our community.
Please feel free to contact me directly should you have any questions or require further
information. Thank you for your time and for considering the concerns of the residents most
aﬀected by this proposal.
Sincerely,
Melissa Campos
602 377 5603 / mccampos19@gmail.com