Attachment B - Staff Report - Z-119-24-2.pdf

City of Phoenix — Formal (2025-03-05)
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Staff Report: Z-119-24-2 
November 22, 2024 
Paradise Valley Village Planning 
Committee Meeting Date: 
December 2, 2024 
Planning Commission Hearing Date: 
January 2, 2025 
Request From: 
RE-43 (One-Family Residence) (2.59 acres) 
Request To: 
C-O/G-O (Restricted Commercial, General
Office Option) (2.59 acres)
Proposal: 
Office 
Location: 
Southeast corner of 56th Street and Shea 
Boulevard 
Owner: 
Ronald Urman, 56 & Shea Holdings, LLC 
Applicant/Representative: 
Jason Morris, Withey Morris Baugh, PLC 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation Residential 1 to 2 dwelling units per acre 
Street Classification 
Map Designation 
Shea Boulevard 
Major Arterial 
40-foot south half street
56th Street 
Minor Collector 
40-foot east half street
CONNET PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE 
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local 
conditions and surrounding neighborhoods. 
The proposal for an office use is a reasonable level of increased intensity and as 
stipulated, will be respectful of local conditions and surrounding neighborhoods. The 
building elevations will be residential in character, and there will be an enhanced buffer 
adjacent to the single-family residentially zoned properties. 
CONNECT PEOPLE & PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE: 
Development should include convenient bicycle parking. 
As stipulated, the proposal will provide bicycle parking. This bicycle parking will provide 
employees and visitors with an alternative mode of transportation to the site.  
ATTACHMENT B

Staff Report: Z-119-24-2 
November 22, 2024 
Page 2 of 15 
 
BUILD THE SUSTAINABLE DESERT CITY; TREES AND SHADE; DESIGN 
PRINCIPLE: Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix.  
 
As stipulated, the proposal will provide tree-shaded sidewalks along both street 
frontages, will plant trees within perimeter landscape setbacks and surface parking 
areas, and will shade bicycle parking, pedestrian walkways, the transit stop along Shea 
Boulevard, and surface parking areas. 
 
 
Applicable Plan, Overlays, and Initiatives 
Tree and Shade Master Plan: See Background Item No. 6. 
 
Complete Streets Guiding Principles: See Background Item No. 7. 
 
Comprehensive Bicycle Master Plan: See Background Item No. 8. 
 
Zero Waste PHX: See Background Item No. 9. 
 
 
Transportation Electrification Action Plan: See Background Item No. 10. 
Phoenix Climate Action Plan: See Background Item No. 11. 
Conservation Measures for New Development: See Background Item No. 12. 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Sports field, basketball court, and 
playground 
RE-43 
North (across 
Shea Boulevard) 
Golf resort and single-family residence 
RH and RE-35 
South 
Vacant 
RE-43 
East 
Church and monopalm 
RE-43 
West (across 56th 
Street) 
Church and private school 
RE-43

Staff Report: Z-119-24-2 
November 22, 2024 
Page 3 of 15 
 
C-O/G-O (Restricted Commercial, General Office Option) 
 
Standards 
 
Requirements 
Proposed 
Minimum Gross Lot Area 
1 acre 
2.59 acres (Met) 
Maximum Lot Coverage 
40%, exclusive of carports; 10% 
for open carports, not counted 
towards lot coverage 
39.56% (Met) 
Maximum Building Height 
25 feet 
25 feet (Met) 
Minimum Building Setbacks 
Front Yard 
(North, Shea Boulevard) 
20 feet 
20 feet – approx. 27 feet 
(Met) 
Street Side Yard 
(West, 56th Street) 
10 feet 
10 feet (Met) 
Side Yard 
(East) 
10 feet 
80 feet, 6 inches – 
approx. 156 feet (Met) 
Rear Yard 
(South) 
25 feet  
Approx. 29 feet – 
approx. 34 feet (Met) 
Minimum Parking 
136 spaces required 
1 space per 200 square feet of 
gross floor area between 
exterior walls 
27,107 square feet gross floor 
area proposed 
136 spaces (Met) 
*Site plan modification or variance required 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 2.59 acres located at the southeast corner of 56th 
Street and Shea Boulevard from RE-43 (One-Family Residence) to C-O/G-O 
(Restricted Commercial, General Office Option) to allow office uses.  
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan Land Use Map designation for the subject site is Residential 1 
to 2 dwelling units per acre. The proposal is inconsistent with the General Plan 
Land Use Map designation; however, a minor General Plan Amendment is not 
required since the site is less than 10 gross acres in size.  
The General Plan Land Use Map designation is also Residential 1 to 2 dwelling 
units per acre to the north, east, and south of the subject site.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 4 of 15 
 
The General Plan Land Use Map designation for a portion to the north of the 
subject site, across Shea Boulevard, is designated as Parks/Open Space – 
Privately Owned.  
The General Plan Land Use Map designation to the west of the subject site, 
across 56th Street, is designated as Residential 3.5 to 5 dwelling units per acre. 
General Plan Land Use Map 
Source: Planning and Development Department 
SURROUNDING LAND USES AND ZONING 
3. 
To the north of the subject site, across Shea Boulevard, is a golf resort and a 
single-family residence, zoned RH (Resort District) and RE-35 (Single-Family 
Residence District), respectively.  
To the south of the subject site is vacant land zoned RE-43 (One-Family 
Residence).  
To the east of the subject site is a church and monopalm zoned RE-43.  
To the west of the subject site, across 56th Street, is a church and private school 
zoned RE-43.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 5 of 15 
 
Zoning Sketch Map 
Source: Planning and Development Department 
PROPOSAL 
4. 
Site Plan 
The site plan, attached as an exhibit, proposes two medical office buildings with 
a total building footprint of 34,957 square feet. Vehicular access is proposed 
along 56th Street and Shea Boulevard. A total of 136 parking spaces are 
proposed, including six accessible parking spaces and 44 underground parking 
spaces. Two pedestrian pathways are proposed to connect to the sidewalk along 
56th Street and one pedestrian pathway to connect to the sidewalk along Shea 
Boulevard. An 18-foot-wide pedestrian walkway is proposed to connect the north 
and south buildings across the drive aisle. Bicycle parking is proposed near the 
north building.  
To enhance the streetscape along Shea Boulevard, and to be more compatible 
with surrounding land uses and zoning, staff recommends that a minimum 20-
foot landscape setback be provided along the north property line, adjacent to 
Shea Boulevard, planted with minimum two-inch caliper shade trees 20 feet on 
center, and a minimum of 50 percent live coverage. This is addressed in 
Stipulation No. 2.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 6 of 15 
 
To enhance the streetscape along 56th Street to be consistent with the 
streetscape along Shea Boulevard, and to be more compatible with surrounding 
land uses and zoning, staff recommends that the west 25 feet of the property 
measured from the west property line (the 25-foot right-of-way easement) be 
landscaped with minimum two-inch caliper shade trees 20 feet on center and a 
minimum of 50 percent live coverage. This is addressed in Stipulation No. 3. 
To provide an enhanced buffer adjacent to single-family residentially zoned 
properties to the east and south, staff recommends that a minimum 10-foot 
landscape setback be provided along the south and east property lines, planted 
with minimum two-inch caliper shade trees 20 feet on center, and a minimum of 
50 percent live coverage. This is addressed in Stipulation No. 4. 
To enhance surface parking lot area landscaping and shading, staff recommends 
that a minimum of 10 percent of surface parking areas, exclusive of landscape 
required/stipulated setbacks, be landscaped and achieve a minimum of 25 
percent shade with minimum two-inch caliper shade trees. This is addressed in 
Stipulation No. 5. 
To enhance pedestrian safety, staff recommends that where pedestrian 
walkways cross a vehicular path, the pathway be constructed with a material or 
pavement treatment that visually contrasts the pathway with the parking and 
drive aisle surfaces. This is addressed in Stipulation No. 6. 
To enhance bicyclist, pedestrian, and transit rider comfort, staff recommends that 
all bicycle parking spaces, pedestrian pathways, and transit stops be shaded a 
minimum of 75 percent. This is addressed in Stipulation No. 7. 
Since the existing landscape strip between the back of curb and detached 
sidewalk along Shea Boulevard has missing landscape plantings, staff 
recommends the streetscape be replenished with minimum two-inch caliper 
shade trees 20 feet on center and a minimum of 75 percent live coverage, in 
order to increase pedestrian comfort and safety. This is addressed in Stipulation 
No. 20. 
5. 
Elevations 
The building elevations and renderings, attached as an exhibit, proposes a 
contemporary building design with a maximum building height of 25 feet. 
To ensure the proposal remains in character with the surrounding residentially 
zoned area, staff recommends that the elevations contain design elements of 
residential character. This is addressed in Stipulation No. 1.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 7 of 15 
 
PLANS, OVERLAYS, AND INITATIVES 
6. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan has a goal of treating the urban forest as 
infrastructure to ensure that trees are an integral part of the city’s planning and 
development process. By investing in trees and the urban forest, the city can 
reduce its carbon footprint, decrease energy costs, reduce storm water runoff, 
increase biodiversity, address the urban heat island effect, clean the air, and 
increase property values. In addition, trees can help to create walkable streets 
and vibrant pedestrian places. Staff is recommending robust tree planting 
standards, including perimeter landscape setbacks with minimum two-inch 
caliper shade trees 20 feet on center, surface parking lot areas to be planted with 
minimum two-inch caliper shade trees to achieve 25 percent shade, bicycle 
parking spaces, pedestrian pathways, and transit stops to be shaded a minimum 
of 75 percent, and detached tree-shaded sidewalks along both street frontages. 
These are addressed in Stipulation Nos. 2 through 5, 7, 20, and 21. 
7. 
Complete Streets Guiding Principles 
In 2014, 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. To support these principles and to 
enhance the streetscape, staff recommends the following: 
• 
Where pedestrian walkways cross a vehicular path, the pathway shall be 
constructed of alternative materials or other pavement treatments that 
visually contrasts parking and drive aisle surfaces.  
• All bicycle parking, pedestrian pathways (including sidewalks) and transit 
stops shall be shaded a minimum of 75 percent. 
• The streetscape along the south side of Shea Boulevard be replenished 
with minimum two-inch caliper shade trees 20 feet on center and a 
minimum of 75 percent live coverage. 
• A minimum six-foot-wide detached sidewalk separated by a minimum 
eight-foot-wide landscape strip be constructed on the east side of 56th 
Street, adjacent to the development, planted with minimum two-inch 
caliper shade trees 20 feet on center and 75 percent live coverage.  
• An enhanced pedestrian connection be provided on the Shea Boulevard 
frontage to allow for direct pedestrian access to the adjacent transit stop. 
These are addressed in Stipulation Nos. 6, 7, and 20 through 22. 
8. 
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-

Staff Report: Z-119-24-2 
November 22, 2024 
Page 8 of 15 
 
term bicycle parking as a means of promoting bicyclist traffic to a variety of 
destinations. As stipulated, the project will provide bicycle parking per the 
requirements of Section 1307.H of the Phoenix Zoning Ordinance, located near 
building entrances and installed per the requirements in the City’s Walkable 
Urban (WU) Code. This is addressed in Stipulation No. 8.  
9. 
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 applicant’s submittal materials indicate that the 
proposal will provide dedicated recycling containers in each refuse enclosure 
throughout the site and dedicated recycling bins in all common areas. 
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. The 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. To enforce the goals of the Plan, staff 
recommends a minimum of 10 percent of the required bicycle parking spaces 
include electrical receptacles for electric bicycle charging capabilities, that a 
minimum of five percent of the required vehicle parking spaces include EV 
Installed infrastructure, and that a minimum of 20 percent of the vehicle parking 
spaces within the underground parking garage include EV Capable 
infrastructure. This is addressed in Stipulation Nos. 9 and 10. 
11. 
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,

Staff Report: Z-119-24-2 
November 22, 2024 
Page 9 of 15 
 
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 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. 11, which requires a 
minimum of two green stormwater infrastructure (GSI) elements for stormwater 
management to be implemented in this development. 
12. 
Conservation Measures for New Development 
In June 2023, the Phoenix City Council adopted the Conservation Measures for 
New Development policy as part of a resolution addressing the future water 
consumption of new development (Resolution 22129). This resolution addresses 
the future water consumption of new development to support one of the City’s 
Five Core Values in the General Plan which calls for Phoenix to “Build the 
Sustainable Desert City”. The Conservation Measures for New Development 
policy includes direction to develop standards for consideration as stipulations for 
all rezoning cases that will address best practices related to water usage in nine 
specific categories. This is addressed in Stipulation Nos. 11 through 17, which 
addresses the following: 
• A minimum of two green stormwater infrastructure (GSI) elements to be 
implemented.  
• Only landscape materials listed in the Phoenix Active Management Area 
Low-Water-Use/Drought-Tolerant Plant List are to be utilized. 
• Natural turf is to only be utilized in required retention areas (at the bottom 
of the basin, and only allowed on slopes if required for slope stabilization) 
and functional turf areas. 
• Pressure regulating sprinkler heads and drip lines are to be utilized in any 
turf areas to reduce water waste. 
• Landscaping is to be maintained by permanent and automatic/water 
efficient WaterSense labeled irrigation controllers (or similar smart 
controller) to minimize maintenance and irrigation water consumption for 
all on and offsite landscape irrigation. 
• A landscape irrigation plan to be provided that includes zoned to establish 
the amount of irrigation to apply based on maturity and type of 
landscaping. Irrigation to be applied efficiently based on the maturity and 
need for the vegetation. 
• Prior to final site plan approval, documentation is to be provided that 
demonstrates a commitment to participate in the Phoenix Water Efficiency 
Checkup program for a minimum of 10 years.  
COMMUNITY INPUT SUMMARY 
13. 
At the time this staff report was written, staff had not received any letters of 
opposition or support.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 10 of 15 
 
INTERDEPARTMENTAL COMMENTS 
14. 
Public Transit Department 
The Public Transit Department commented that the bus pad on eastbound Shea 
Boulevard shall be retained. This is addressed in Stipulation No. 18. 
15. 
Street Transportation Department 
The Street Transportation Department requested the following: 
• A minimum of 65 feet of right-of way be dedicated and constructed for the 
south half of Shea Boulevard. 
• A minimum six-foot-wide detached sidewalk separated by a minimum 
eight-foot-wide landscape area be constructed on the east side of 56th 
Street, adjacent to the development.  
• An enhanced pedestrian connection be provided on the Shea Boulevard 
frontage to allow for direct pedestrian access to the adjacent transit stop. 
• That all existing overhead utilities within the public right-of-way, adjacent 
to the development, and on-site be undergrounded. 
• That any broken or out-of-grade curb, gutter, sidewalk, and curb ramps on 
all streets be replaced, and that all off-site improvements be upgraded to 
be in compliance with current ADA guidelines. 
• That all streets be constructed with all required elements and to ADA 
requirements.  
These are addressed in Stipulation Nos. 19 and 21 through 25.  
OTHER 
16. 
The site has not been identified as being archaeologically sensitive. However, in 
the event archaeological materials are encountered during construction, all 
ground disturbing activities must cease within 33-feet of the discovery and the 
City of Phoenix Archaeology Office must be notified immediately and allowed 
time to properly assess the materials. This is addressed in Stipulation No. 26. 
17. 
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. 27. 
18. 
Development and use of the site is 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.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 11 of 15 
 
Findings 
 
1. 
As stipulated, the proposal increases shade tree canopy coverage along public 
sidewalks, bicycle parking, pedestrian pathways, and transit stops.  
2. 
As stipulated, the proposal is compatible with adjacent land uses and zoning and 
provides an increased buffer adjacent to single-family residential zoning. 
3. 
As stipulated, the proposal supports efforts from various plans, policies, and 
initiatives, including the Tree and Shade Master Plan, the Complete Streets 
Guiding Principles, the Comprehensive Bicycle Master Plan, the Transportation 
Electrification Action Plan, the Phoenix Climate Action Plan, and the 
Conservation Measures for New Development policy. 
Stipulations 
 
1. 
The elevations shall contain design elements of residential character, as 
approved by the Planning and Development Department. 
 
 
2. 
A minimum 20-foot-wide landscape setback shall be provided along the north 
property line, adjacent to Shea Boulevard, and shall be planted with minimum 2-
inch caliper, large canopy, shade trees, planted 20 feet on center or in 
equivalent groupings, and shrubs, accents, and vegetative groundcovers evenly 
distributed throughout the landscape area to achieve a minimum of 50% live 
coverage, as approved by the Planning and Development Department. 
 
 
3. 
The west 25 feet of the property, measured from the west property line adjacent 
to 56th Street, shall be landscaped with minimum 2-inch caliper, large canopy, 
shade trees, planted 20 feet on center or in equivalent groupings, and shrubs, 
accents, and vegetative groundcovers evenly distributed throughout the 
landscape area to achieve a minimum of 50% live coverage, as approved by the 
Planning and Development Department. 
 
 
4. 
A minimum 10-foot-wide landscape setback shall be provided along the south 
and east property lines and shall be planted with minimum 2-inch caliper, large 
canopy, shade trees, planted 20 feet on center or in equivalent groupings, and 
shrubs, accents, and vegetative groundcovers evenly distributed throughout the 
landscape area to achieve a minimum of 50% live coverage, as approved by the 
Planning and Development Department. 
 
 
5. 
A minimum of 10% of surface parking areas (exclusive of required/stipulated 
landscape setbacks) shall be landscaped. Surface parking areas shall achieve a 
minimum of 25% shade with minimum 2-inch caliper, single-trunk, large canopy, 
shade trees, dispersed throughout the landscape areas, as approved by 
Planning and Development Department.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 12 of 15 
 
 
 
6. 
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. 
 
 
7. 
All bicycle parking, 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. 
 
 
8. 
Bicycle parking shall be provided per the requirements of Section 1307.H of the 
Phoenix Zoning Ordinance and shall be provided through Inverted U and/or 
artistic racks located near building entrances and installed per the requirements 
of Section 1307.H. of the Phoenix Zoning Ordinance. Artistic racks shall adhere 
to the City of Phoenix Preferred Designs in Appendix K of the Comprehensive 
Bicycle Master Plan. 
 
 
9. 
A minimum of 10% of the required bicycle parking spaces shall include standard 
electrical receptacles for electric bicycle charging capabilities, as approved by 
the Planning and Development Department. 
 
 
10. 
A minimum of 5% of the required vehicle parking spaces shall include Electric 
Vehicle (EV) Installed Infrastructure and a minimum of 20% of the vehicle 
parking spaces within the underground parking garage shall include EV 
Capable spaces, as approved by the Planning and Development Department.  
 
 
11. 
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. 
 
 
12. 
Only landscape materials listed in the Phoenix Active Management Area Low-
Water-Use/Drought-Tolerant Plant List shall be utilized, as approved or modified 
by the Planning and Development Department. 
 
 
13. 
Natural turf shall only be utilized in required retention areas (bottom of basin, 
and only allowed on slopes if required for slope stabilization) and functional turf 
areas in common areas, as approved by the Planning and Development 
Department.  
 
 
14. 
Pressure regulating sprinkler heads and drip lines shall be utilized in any turf 
areas to reduce water waste.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 13 of 15 
 
 
 
15. 
Landscaping shall be maintained by permanent and automatic/water efficient 
WaterSense labeled irrigation controllers (or similar smart controller) to minimize 
maintenance and irrigation water consumption for all on and offsite landscape 
irrigation.  
 
 
16. 
Provide a landscape irrigation plan that includes zones to establish the amount 
of irrigation to apply based on maturity and type of the landscaping. Irrigation 
should be applied efficiently based on the maturity and need for the vegetation. 
 
 
17. 
Prior to final site plan approval, documentation shall be provided that 
demonstrates a commitment to participate in the Phoenix Water Efficiency 
Checkup program for a minimum of 10 years, or as approved by the Planning 
and Development Department. 
 
 
18. 
The existing bus pad on eastbound Shea Boulevard, adjacent to the 
development, shall be retained. 
 
 
19. 
A minimum of 65 feet of right-of-way shall be dedicated and constructed for the 
south half of Shea Boulevard, as approved by the Planning and Development 
Department. 
 
 
20. 
The streetscape beginning at the back of curb along the south side of Shea 
Boulevard on both sides of the sidewalk, adjacent to the development, shall be 
replenished with minimum 2-inch caliper, single-trunk, large canopy, shade trees 
planted 20 feet on center, or in equivalent groupings, and 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, as approved by the Planning and Development Department. 
 
 
21. 
A minimum 6-foot-wide detached sidewalk separated by a minimum 8-foot-wide 
landscape strip located between the back of curb and sidewalk shall be 
constructed on the east side of 56th Street, adjacent to the development, 
planted to the following standards and as approved 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. 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.

Staff Report: Z-119-24-2 
November 22, 2024 
Page 14 of 15 
 
 
Where utility conflicts exist, the developer shall work with the Planning and 
Development Department on an alternative design solution consistent with a 
pedestrian environment.  
 
 
22. 
An enhanced pedestrian connection shall be provided on the Shea Boulevard 
frontage to allow for direct pedestrian access to the adjacent transit stop, as 
approved by the Planning and Development Department. 
 
 
23. 
All existing overhead utilities within the public right-of-way, adjacent to the 
development, and on-site shall be undergrounded. The developer shall 
coordinate with all affected utility companies for their review and permitting. 
 
 
24. 
Unused driveways shall be replaced with sidewalk, curb and gutter. Also, any 
broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets shall 
be replaced and all off-site improvements shall be upgraded 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. 
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. 
 
 
27. 
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 
Adrian Zambrano 
November 22, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Zoning Sketch Map 
Aerial Sketch Map 
Site Plan date stamped November 8, 2024 
Elevations date stamped November 7, 2024 (3 pages)

Staff Report: Z-119-24-2 
November 22, 2024 
Page 15 of 15 
 
Rendering date stamped November 7, 2024

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PARADISE VALLEY VILLAGE
COUNCIL DISTRICT: 2
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
8/28/2024
Z-119-24-2
Withey Morris Baugh, PLC
Z-119-24-2
2.59 Acres
QS 28-41
K-11
RE-43 ( 2.59 ac.)
C-O/G-O ( 2.59 ac.)
RE-43
C-O/G-O
2
N/A
N/A
N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-119-24.aprx
UNION HILLS DR
32ND ST
40TH ST
TATUM BLVD
SHEA BLVD
64TH ST
SCOTTSDALE RD
24TH ST
16TH ST
56TH ST
DEER VALLEY DR
SR 101
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
Z-61-17
Z-43-22
Z-30-98
Z-128-89
Z-370-84
*
*
*
*
R1-10
R-O
RE-43
RE-35
PAD
RE-35
RE-43
R1-10
RE-35
RE-35
RH
RE-35
54TH ST
55TH ST
56TH ST
SHEA BLVD
55TH PL
54TH PL
ALAN LN
BERYL AVE
CLINTON ST
MERCER LN
CO
CHI
SE
RD
SAHUARO DR
LEITH LN
CANNON DR
58TH ST
57TH ST

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0.04
Miles
PARADISE VALLEY VILLAGE
COUNCIL DISTRICT: 2
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
8/28/2024
Z-119-24-2
Withey Morris Baugh, PLC
Z-119-24-2
2.59 Acres
QS 28-41
K-11
RE-43 ( 2.59 ac.)
C-O/G-O ( 2.59 ac.)
RE-43
C-O/G-O
2
N/A
N/A
N/A
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-119-24.aprx
UNION HILLS DR
32ND ST
40TH ST
TATUM BLVD
SHEA BLVD
64TH ST
SCOTTSDALE RD
24TH ST
16TH ST
56TH ST
DEER VALLEY DR
SR 101
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
Z-61-17
Z-43-22
Z-30-98
Z-128-89
Z-370-84
*
*
*
*
R1-10
R-O
RE-43
RE-35
PAD
RE-35
RE-43
R1-10
RE-35
RE-35
RH
RE-35
54TH ST
55TH ST
56TH ST
SHEA BLVD
55TH PL
54TH PL
ALAN LN
BERYL AVE
CLINTON ST
MERCER LN
CO
CHI
SE
RD
SAHUARO DR
LEITH LN
CANNON DR
58TH ST
57TH ST


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NOV 07 2024