Attachment D - PC Summary - Z-164-24-3.pdf

REPORT OF PLANNING COMMISSION ACTION 
March 6, 2025 
ITEM NO: 9
DISTRICT NO.: 3 
SUBJECT:
Application #:
Z-164-24-3
Location: 
Southwest corner of Cave Creek Road and Peoria Avenue
From: 
C-2
To:
R-5
Acreage:
2.18
Proposal:
Multifamily residential
Applicant:
Allante Properties 
Owner: 
Valle Point, LLC 
Representative:
Alan Beaudoin, Norris Design
ACTIONS: 
Staff Recommendation: Approval, subject to stipulations. 
Village Planning Committee (VPC) Recommendation: 
North Mountain 2/19/2025 Approval, per the staff recommendation, with direction. Vote: 
13-0-1.
Planning Commission Recommendation: Approval, per the North Mountain Village Planning 
Committee recommendation. 
Motion Discussion: N/A 
Motion details: Commissioner Matthews made a MOTION to approve Z-164-24-3, per the North 
Mountain Village Planning Committee recommendation. 
Maker: Matthews 
Second: James 
Vote: 7-0 
Absent: Gorraiz, Read 
Opposition Present: Yes 
Findings: 
1.
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.
2.
As stipulated, the proposal advances the goals and policies of adopted plans and
policies.
3.
The proposal is appropriate at this location and is compatible with surrounding land
uses.
ATTACHMENT D

Stipulations:
1.
All building elevations shall contain architectural embellishments and detailing such as 
textural changes, pilasters, offsets, recesses, variation in window size and location, 
and/or overhang canopies, as approved by the Planning and Development Department.
 
2. 
All landscape setbacks shall be planted with minimum 2-inch caliper, large canopy, 
shade trees planted 20 feet on center, or equivalent groupings, as approved by the 
Planning and Development Department.
3. 
Where pedestrian pathways 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. 
 
4. 
A minimum 30 feet of right-of-way shall be dedicated and constructed for the south half 
of Peoria Avenue, as approved by the Planning and Development Department. 
 
5. 
A minimum 6-foot-wide detached sidewalk separated by a minimum 5-foot-wide 
landscape area shall be constructed on the south side of Peoria Avenue and planted to 
the following standards, as approved or modified by the Planning and Development 
Department: 
 
a.
Minimum 2-inch caliper, single-trunk, large canopy, shade trees planted 20 feet 
on center, or in equivalent groupings.
 
b.
Drought tolerant vegetation 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.
 
6. 
A minimum of 50 feet of right-of-way shall be dedicated and constructed for the west 
half of Cave Creek Road, as approved by the Planning and Development Department. 
 
7. 
A minimum 6-foot-wide detached sidewalk separated by a minimum 10-foot-wide 
landscape area shall be constructed on the west side of Cave Creek Road and planted 
to the following standards, as approved or modified by the Planning and Development 
Department: 
 
a.
Minimum 2-inch caliper, single-trunk, large canopy, shade trees planted 20 feet 
on center, or in equivalent groupings.
 
b.
Drought tolerant vegetation 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.
 
8. 
All mitigation improvements shall be constructed and/or funded as identified in the 
accepted Traffic Impact Analysis dated January 29, 2025.

9.
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.
 
10.
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.
 
11.
A bus bay and pad along Cave Creek Road shall be constructed per the requirements 
of City of Phoenix Standard Details P1256, P1258, and P1262, as approved by the 
Planning and Development Department. The entirety of the facility shall be placed 
within the public right-of-way or an easement. Additional right-of-way dedication may be 
necessary as required by the Planning and Development Department. 
 
12.
A minimum of 2% of the required parking spaces shall include Electric Vehicle (EV) 
Installed infrastructure. A minimum of 8% of the required parking spaces shall include 
EV Capable infrastructure. 
 
13.
The development shall incorporate bicycle infrastructure as described below and as 
approved by the Planning and Development Department. 
 
a.
The developer shall provide secure bicycle parking per Section 1307 of the 
Zoning Ordinance.
 
b.
Guest bicycle parking shall be provided at a minimum rate of 0.05 space per 
dwelling unit, up to a maximum of 50 spaces. 
 
c. 
A minimum of 10 percent of the provided bicycle parking spaces shall include 
standard electrical receptacles for electric bicycle charging capabilities. 
 
d.
A bicycle repair station (“fix it station”) shall be provided and maintained on site 
within an amenity area or near a primary site entrance. The bicycle repair station 
(“fix it station”) shall be provided in an area of high visibility and separated from 
vehicular maneuvering areas, where applicable. The repair station shall include, 
but not be limited to:
 
 
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.
 
14.
All bicycle infrastructure, pedestrian pathways (including sidewalks), and transit stops 
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.
 
15.
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, as 
approved by the Planning and Development Department. 
 
16.
Pressure regulating sprinkler heads and/or drip lines shall be utilized in any turf areas 
to reduce water waste.

17.
Prior to final site plan approval, documentation shall be provided that demonstrates a 
commitment to participate in the Water Efficiency Program for a minimum of ten years, 
or as approved by the Planning and Development Department.
18.
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. 
19.
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.
 
20.
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. 
 
21.
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.
This publication can be made available in alternate format upon request. Please contact 
Saneeya Mir at 602-686-6461, saneeya.mir@phoenix.gov, TTY: Use 7-1-1.