Attachment A - Staff Analysis - Desert Ridge Specific Plan Development Parcel 5.A Parcel G.pdf

DESERT RIDGE SPECIFIC PLAN – SUPERBLOCK 5, DEVELOPMENT 
PARCEL 5.A, PARCEL G 
STAFF ANALYSIS 
Desert View Village Planning 
Committee Meeting Date: 
April 1, 2025 
Planning Commission Hearing Date: 
April 3, 2025 
Acreage: 
Approximately 20 acres 
Request: 
Review of proposed plans for buildings in 
excess of four stories per Chapter 4, Section 
E.2.a.2 of the Desert Ridge Specific Plan
Location: 
Northwest corner of 56th Street and the Loop 
101 freeway 
Owner: 
ZT 56TH STREET AT 101 NW FS OWNER 
LLC 
Applicant/Representative: 
Benjamin Tate, Withey Morris Baugh, PLC 
Staff Recommendation: 
Staff finds the submittal to meet the 
requirements of Chapter 4, Section E.2.a.2 of 
the Desert Ridge Specific Plan 
Background 
ZT 56TH STREET AT 101 NW OWNER LLC ("ZOM"), is the owner of approximately 20 
acres of vacant land, referred to as Parcel G, located at the northwest corner of 56th 
Street and the Loop 101 freeway, within Superblock 5, Development Parcel 5.A of the 
Desert Ridge Specific Plan, which is the Desert View Village Primary Core. The 
allowable uses are outlined in the Desert Ridge Specific Plan and generally follow the 
permitted uses in the C-2 (Intermediate Commercial) zoning district. ZOM has 
requested confirmation that their proposal meets the requirements found in Chapter 4, 
Section E.2.a.2 of the Desert Ridge Specific Plan, which states that individual projects 
with buildings that exceed four stories in height are subject to review by the Village 
Planning Committee, Planning Commission and City Council.  
Desert Ridge Specific Plan 
The Desert Ridge Specific Plan was adopted in 1990 and encompasses approximately 
5,700 acres in North Phoenix. The Arizona State Land Department owned all the land in 
Desert Ridge and has auctioned off the land over time for residential, commercial and 
commerce park development. Throughout the years, there have been amendments to 
ATTACHMENT A

Staff Analysis: Desert Ridge Specific Plan – Superblock 5, Development Parcel 5.A. 
March 21, 2025 
Page 2 of 3 
the Desert Ridge Specific Plan, which range from basic clean-ups to larger density 
shifts, and changes in uses. Chapter 4 of the Desert Ridge Specific Plan, which is the 
subject of this request, was amended in 1998 to add additional requirements for the 
floor area ratio (F.A.R.) for the mixture of uses in the Core. In addition, the amendment 
added a requirement for public hearing review of buildings exceeding four stories in 
height.   
 
Superblock 5 
 
Since the inception of the Desert Ridge Specific Plan in 1990, Superblock 5 has been 
envisioned as the Primary Core of the Desert View Village. Superblock 5 includes three 
separate development parcels – Development Parcel 5.A, Development Parcel 5.B, and 
Development Parcel 5.C.  
 
Development Parcel 5.A, the subject development parcel of this request, is bounded by 
Deer Valley Drive to the north, 56th Street to the east, the Loop 101 freeway to the 
south, and Tatum Boulevard to the west. Portions of Development Parcel 5.A have 
developed over the years, including the Desert Ridge Marketplace and the High Street 
development, which demonstrates appropriate massing and pedestrian-scale 
development envisioned for the Core. ZOM is planning for development for one of the 
remaining vacant parcels within Development Parcel 5.A. The main difference between 
Development Parcel 5.A, Development Parcel 5.B, Development Parcel 5.C is that 
Development Parcel 5.A is permitted to have a maximum building height of 140 feet, 
given other conditions are met. The Desert Ridge Specific Plan addresses specific 
development standards, such as floor area ratio, parking and pedestrian circulation.  
 
Request 
 
Chapter 4, Section E.2.a.2 of the Desert Ridge Specific Plan states that individual 
parcels within Development Parcel 5.A shall be subject to review by the Village 
Planning Committee, Planning Commission and City Council if the proposed building 
height exceeds four stories. The review is limited to confirming that the proposed plans 
are consistent with and meet the intentions of the Desert Ridge Specific Plan and the 
Areas C and D General Plan. ZOM has requested confirmation that the submitted plans 
for Parcel G meets the requirements of the above-mentioned section.   
 
Findings 
 
ZOM’s plans date stamped March 13, 2025 meet the provision in the Desert Ridge 
Specific Plan found in Chapter 4, Section E.2.a.2.  
 
1. The Desert Ridge Specific Plan will still regulate F.A.R., setbacks, pedestrian 
circulation and vehicular circulation within the area, which will regulate the 
intensity of proposed development.

Staff Analysis: Desert Ridge Specific Plan – Superblock 5, Development Parcel 5.A. 
March 21, 2025 
Page 3 of 3 
 
2. The intent behind the provision listed in Chapter 4, Section E.2.a.2 is that 
appropriate massing and step backs are provided. The applicant is providing a 
building height exhibit that illustrates step backs from public rights-of-way.  
 
3. Development Parcel 5.A is the Desert View Village Primary Core where high-
density and high-intensity development is envisioned and encouraged. The 
proposed height is appropriate given the location.  
 
4. The proposal is consistent with Goal 1 and Goal 3 of the Peripheral Areas C and 
D General Plan by concentrating higher-intensity development within the 
designated Village Core and therefore focusing infrastructure investments to 
achieve maximum benefit. 
 
Recommendation 
 
Staff is supportive of the applicant’s submittal date stamped March 13, 2025 and find 
that they meet the requirements of Chapter 4, Section E.2.a.2. All development shall 
adhere to the building heights and step backs shown on the building height exhibit.  
 
Writer 
Adrian Zambrano 
March 21, 2025 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Superblock 5 Map (2 pages) 
Applicant’s submittal materials date stamped March 13, 2025 (23 pages)

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S:\Information Systems\GIS\Projects\DesertRidgeSpecificPlan_Superblock_5_Development_Parcel_5.A_Parcel_G\DesertRidgeSpecificPlan-Superblock_5-Development_Parcel_5.A-Parcel_G.aprx
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Parcel G
Development Parcel 5.A
Development Parcel 5.B
Development Parcel 5.C
Superblock 5
Desert Ridge Specific Plan
Parcel Lines
Desert Ridge Specific Plan - Superblock 5 - Development Parcel 5.A - Parcel G
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Parcel G
Desert Ridge Superblock 5
Development Parcel 5.A
Development Parcel 5.B
Development Parcel 5.C
Parcel Lines
Desert Ridge Specific Plan - Superblock 5 - Development Parcel 5.A - Parcel G
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March 13, 2025 
 
Sarah Stockham 
Phoenix Planning & Development Department 
200 West Washington Street, 2nd Floor 
Phoenix, Arizona 85003 
Re: 
Parcel G Height Approval Request – Desert Ridge Development Parcel 5.A 
Dear Sarah: 
This request is being submitted on behalf of ZT 56TH STREET AT 101 NW FS OWNER LLC, and its successors and 
assigns (“ZOM”), owner of approximately 20 acres of vacant land located at the northwest corner of 56th Street and 
Loop 101 in Phoenix, AZ (the “Property”) as shown on the Aerial Map attached at Tab 1. The Property is located 
within Development Parcel 5.A of the Desert Ridge Specific Plan Area and is identified as Parcel G on the approved 
Conceptual Parcel Site Plan for Development Parcel 5.A as illustrated in the Desert Ridge Specific Plan Area Map 
and Approved CPSP at Tabs 2 and 3, respectively. 
Pursuant to Development Parcel Regulations in Section D.5.A.3 of the Specific Plan, buildings in Development Parcel 
5.A shall not exceed 140 feet. Chapter 4, Section E.2.a.2 of the Desert Ridge Specific Plan (the “Specific Plan”), 
buildings within Development Parcel 5.A taller than four stories are subject to review by the Village Planning 
Committee, Planning Commission and City Council. Per the Specific Plan, the scope of review is limited to confirming 
that the proposed plans are consistent with and meet the intentions of the Desert Ridge Specific Plan and Areas C 
and D General Plan. In the fall of 2020, Crown Realty and Development (“Crown”), Declarant in the Commercial Core 
and owner of approximately 102 of the 155 total acres within Development Parcel 5.A, applied for and obtained 
approval for buildings up to 140 feet on its properties within Development Parcel 5.A. 
Consistent with the approvals obtained by Crown and the development standards and guidelines outlined in the 
Specific Plan, ZOM is requesting approval to allow buildings up to 140 feet on the Property. As illustrated by the 
enclosed plans, the height request observes the stepbacks and setbacks required by the Specific Plan. Moreover, 
the height request is not a blanket approval – F.A.R., setbacks, pedestrian circulation, and vehicular circulation are 
all regulated the Specific Plan and will ultimately dictate the intensity of the overall development of the Property.  
Crown, as Commercial Core Declarant, has approved ZOM’s proposed building height request as indicated by the 
proposed amendment to the CPSP attached here at Tab 4. 
The exhibits illustrate two conceptual scenarios: 1) all buildings within the Property at 140 feet height limit (Proposed 
Height Request - Page 6), and 2) the approved Azola at Desert Ridge multi-family project (“Azola”) on approximately 
12 acres of the Property and buildings on the remaining 8 acres utilizing the 140-foot height limit (Current Proposed 
Plan – Page 8). Although ZOM is currently moving forward with the Azola project, we are nonetheless seeking the 
140-foot maximum approval for the entire 20 acres of the Property to ensure flexibility for future development. 
In light of the foregoing, ZOM respectfully requests approval to allow buildings up to 140 feet on the Property, subject 
to the development standards in the Specific Plan and Conceptual Parcel Site Plan for Development Parcel 5.A. As 
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

March 13, 2025
Page 2
outlined above, this request meets the requirements specified in Chapter 4, Section E.2.a.2 of the Specific Plan and 
is consistent with approved height requests for other parcels within Development Parcel 5.A.
Very truly yours,
WITHEY MORRIS BAUGH P.L.C.
By
Benjamin L. Tate
Attachments
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CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

TAB 1 
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

NWC 56th Street & Loop 101 – Phoenix, AZ
Aerial Map
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

TAB 2 
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

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CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

TAB 3 
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

TAB 4 
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025


CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

ZT 56th Street at 101 NW Owner, LLC
2024 CPSP - PARCEL G
534
64
(1) The Desert Ridge Specific Plan allows for up to 4,163 dwelling units within Parcel 5A (see
letter dated 08/01/17 from the City of Phoenix to Snell &Wilmer). The CPSP approved on
05/16/19 allocated 3,500 dwelling units to Parcels E1, E2, F1, F2, F3, G, H1, and H2 as reflected
on Table 1 therein. A total of 663 dwelling units have not been previously allocated. The 2020
CPSP allocated 531 of these previously unallocated dwelling units to Parcels F1, F2, and F3, and
of the remaining 132 unallocated residential units this 2024 CPSP allocates 118 residential units
to Parcel G and 14 residential units to Parcels H.1 and H.2.  Up to a total of 4,031 dwelling units
may be constructed on Parcels E1, E2, F1, F2, F3, G, H1 and H2 without an amendment to this
CPSP; but an amendment to this CPSP is necessary to construct more than 4,031 dwelling units
on Parcels E1, E2, F1, F2, F3, G, H1 and H2.
These Maximum Building Height provisions do not apply to the parcels
marked “Not a Part” in the Building Height Exhibit above.  Those
parcels remain subject to the provisions of Chapter 4, Section E.2.a.2
of the Desert Ridge Specific Plan which state that parcels within
Superblock 5.A. shall be subject to individual site plan review through
the Village Planning Committee, Planning Commission, and City
Council if the proposed building height exceeds four stories.
140'
Kimley-Horn and Associates, Inc.
ZT 56th Street at 101 NW Owner, LLC
The 2023
(Per City Council Report, item 68, dated 11/6/2019, and item __, dated __/__/____)
(1) The Desert Ridge Specific Plan allows for up to 4,163 dwelling units within Parcel 5A
(see letter dated 08/01/17 from the City of Phoenix to Snell &Wilmer). The CPSP approved
on 05/16/19 allocated 3,500 dwelling units to Parcels E1, E2, F1, F2, F3, G, H1, and H2 as
reflected on Table 1 therein. A total of 663 dwelling units have not been previously
allocated. The 2020 CPSP allocated 531 of these previously unallocated dwelling units to
Parcels F1, F2, and F3, and of the remaining 132 unallocated residential units the 2024
CPSP #1 allocated 118 residential units to Parcel G and 14 residential units to Parcels H.1
and H.2.  Up to a total of 4,031 dwelling units may be constructed on Parcels E1, E2, F1,
F2, F3, G, H1 and H2 without an amendment to this CPSP; but an amendment to this
CPSP is necessary to construct more than 4,031 dwelling units on Parcels E1, E2, F1, F2,
F3, G, H1 and H2.
50
(1) The Desert Ridge Specific Plan allows for up to 4,163 dwelling units within Parcel 5A (see letter
dated 08/01/17 from the City of Phoenix to Snell &Wilmer). The CPSP approved on 05/16/19
allocated 3,500 dwelling units to Parcels E1, E2, F1, F2, F3, G, H1, and H2 as reflected on Table 1
therein. A total of 663 dwelling units have not been previously allocated. The 2020 CPSP allocated
531 of these previously unallocated dwelling units to Parcels F1, F2, and F3, and of the remaining
132 unallocated residential units the 2024 CPSP #1 allocated 118 residential units to Parcel G
leaving the remaining 14 residential units available to be allocated to Parcels H.1 and H.2 through
the CPSP approval process.  Up to a total of 4,031 dwelling units may be constructed on Parcels
E1, E2, F1, F2, F3, G, H1 and H2 without an amendment to this CPSP; but an amendment to this
CPSP is necessary to construct more than 4,031 dwelling units on Parcels E1, E2, F1, F2, F3, G,
H1 and H2.
4,149
4,149
4,149
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
PAGE 1
DESERT RIDGE
 BUILDING HEIGHT EXHIBITS
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
PAGE 2
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
PAGE 3
Design Narrative
Request 
To establish setbacks/stepbacks for buildings with heights greater than four-stories and up to 140’ in height (exclusive of 
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CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
PAGE 4
Project Site
NOT TO SCALE
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
P$
Ǽ
Building Setback and Height Exhibit
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
P$
ǽ
Aerial View - Proposed Height Request
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
PAGE 7
Rendering - Proposed Height Request
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
PAGE 8
Aerial View - Current Proposed Plan
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025

Phoenix, AZ  |  01.21012.00  |  03.07.25
©2025 LRK Inc. All Rights Reserved.
ZOM - Desert Ridge
P$
Ȁ
Rendering - Current Proposed Plan
CITY OF PHOENIX
Planning & Development
Department
MAR 13 2025