Attachment A - Staff Report - Z-42-20-2.pdf

Staff Report Z-42-20-2 
September 29, 2020 
Deer Valley Village Planning 
Committee Meeting Date: 
October 15, 2020 
Planning Commission Hearing 
Date: 
November 5, 2020 
Request From: 
S-1 (Ranch or Farm Residence) (11.01 acres) 
Request To: 
R-3A (Multifamily Residential) (11.01 acres) 
Proposed Use: 
Multifamily Residential 
Location: 
Northeast and southeast corners of Black Canyon 
Highway and the Dynamite Boulevard alignment 
Owner: 
Fortress RV Storage, LLC 
Applicant: 
DHI Communities 
Representative: 
Nick Wood, Esq - Snell & Wilmer, LLP 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map 
Designation 
Mixed Use (Commerce/Business Park or 
15+ dwelling units per acre)  
Street Map Classification 
Black 
Canyon 
Highway 
Existing 
Freeway 
Approximately 178 feet, 
including frontage roads 
CELEBRATE OUR DIVERSE COMMUNITITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: New 
development and expansion or redevelopment of existing development in or 
near residential areas should be compatible with existing uses and consistent 
with adopted plans.  
As stipulated, the proposed development is compatible with existing nearby uses by 
employing compatibility measures such as increased setbacks and enhanced 
Attachment A

Staff Report: Z-42-20-2 
September 29, 2020 
Page 2 of 12 
 
 
landscape standards. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Protect and 
enhance the character of each neighborhood and its various housing lifestyles 
through new development that is compatible in scale, design, and appearance. 
 
The proposal promotes the expansion of multifamily residential land uses in the area. 
As stipulated, the proposed development is consistent with the scale, design, and 
zoning which has been approved in the surrounding area.  
 
CONNECT PEOPLE & PLACES; CORES, INFILL; LAND USE PRINCIPLE; 
Promote and encourage compatible infill development with a mix of housing 
types in neighborhoods close to employment centers, commercial areas, and 
where transit and transportation alternatives exist. 
 
Higher density residential uses are appropriate at this location. The subject site is 
located within the boundaries of the Phoenix Designated Employment Center of North 
Black Canyon and located in close proximity to the Black Canyon Highway where 
higher density and intensity uses are encouraged. 
 
Applicable Plans, Overlays, and Initiatives 
North Black Canyon Major Employment Center – See background item No. 6  
 
Phoenix Housing Plan – See background item No. 7 
 
Tree and Shade Master Plan – See Background Item No. 8 
 
Reimagine Phoenix Initiative – See Background Item No. 9 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Single-Family Residence 
S-1 (Ranch or Farm 
Residence) 
North and Northeast 
Multifamily Residential 
R-3A PCD (Multifamily 
Residence District, Planned 
Community District) 
South and Southeast Single-Family Residence 
S-1 (Ranch or Farm 
Residence) 
West 
Black Canyon Freeway and 
Single-Family Residences 
R1-6 (Single-Family 
Residence District)

Staff Report: Z-42-20-2 
September 29, 2020 
Page 3 of 12 
 
 
(across the Black Canyon 
Freeway) 
 
 
 
R-3A Multifamily Residence District  
(Planned Residential Development Option) 
Standards 
Requirements 
Provisions on the 
Proposed Site Plan 
Gross Acreage 
 
11.01 acres 
Maximum Number of Units 
255 to 292 with bonus 
260 units, maximum 
Dwelling Unit Density  
(units/gross acre) 
23.1; 26.4 dwelling units per 
acre with bonus 
Met – 23.61 dwelling units 
per acre 
Minimum Perimeter Building 
Setbacks 
20 feet adjacent to a public 
street 
 
15 feet adjacent to property 
lines 
West: 20 feet on frontage 
road - Met 
South: 20 feet along 
private drive - Met 
East: 15 feet - Met 
North: 15 feet - Met 
Landscape Setbacks 
20 feet adjacent to a public 
street 
 
15 feet adjacent to property 
lines 
North: 15 feet - Met 
East: 15 feet - Met 
South: 20 feet - Met 
West: 20 feet - Met 
Lot Coverage 
45% 
Met - 31% 
Maximum Building Height 
3 stories or 40 feet for first 
150 feet; 1 foot in 1 foot 
increase to 48 feet height, 4-
story maximum 
Met - 3 stories and 38 feet 
Minimum Common Areas 
Minimum 5% of gross area 
Met – 23%, minimum 
 
Background / Issues / Analysis 
 
1. 
SUBJECT SITE 
 
This request is to rezone a 11.01-acre site, located on the northeast and southeast 
corners of Black Canyon Highway and the Dynamite Boulevard alignment from S-1 
(Farm or Ranch Residence) to R-3A (Multifamily Residence District) to allow a 
multifamily residential development.  
 
The subject site was annexed into the City of Phoenix from Maricopa County in 1989.

Staff Report: Z-42-20-2 
September 29, 2020 
Page 4 of 12 
 
 
The site currently has two large lot single-family homes.  
 
Access to the site is limited with the only access from the Black Canyon Freeway 
frontage road. The frontage road is located west of the site and is north bound only. To 
access the site, vehicles must exit from Black Canyon Freeway at Jomax Road and 
travel north along the frontage road approximately 9/10th of a mile.  
 
 
2. 
ZONING AND LAND USE 
 
Subject Site:  
The subject site is zoned S-1 (Ranch 
or Farm Residence) and contains two 
single-family residences on 11.01 
acres. The site is proposed to be 
rezoned to allow multifamily 
residential.  
 
North and Northeast: 
The parcel to the north and northeast 
of the subject site is included in the 
Dynamite Mountain Planned 
Community District (PCD) which 
rezoned the site from S-1 (Ranch or 
Farm Residence) to R-3A 
(Multifamily Residence District, 
Planned Community District) PCD 
with a specified density up to 22 
dwelling units per acre. This property 
developed as multifamily in 2010 to a 
height of three stories. 
 
South and Southeast: 
The three parcels to the south and 
southeast of the subject site are zoned  
S-1 (Ranch or Farm Residence) and include single-family residential homes. 
 
West:   
Immediately west of the subject site is the Black Canyon Freeway and its frontage 
roads. Beyond the Black Canyon Freeway (approximately 350 feet), are single-family 
residential neighborhoods zoned R1-6.  
 
 
 
 
 
Source: Phoenix Planning and Development and Development 
Department

Staff Report: Z-42-20-2 
September 29, 2020 
Page 5 of 12 
 
 
 
 
 
 
 
 
3. 
GENERAL PLAN 
 
Subject Site: 
The General Plan Land Use Map 
designation for the subject site is 
Mixed Use (Commerce/Business 
Park or 15+ dwelling units per 
acre). The proposed use and 
zoning classification are 
consistent with the General Plan 
Land Use Map designation.  
 
 
North and Northeast East: 
The General Plan Land Use Map 
designation for the property to the 
north and northeast are Mixed 
Use (Residential 5 to 15 or 10 to 
15 dwelling units per acre).  
 
South and Southeast 
The General Plan Land Use Map 
designation for the properties to 
the south and southeast is Mixed 
Use (Commerce/Business Park or 
15+ dwelling units per acre). 
 
West (Across Black Canyon 
Freeway).  
The General Plan Land Use Map  
designation for the areas immediately 
west of the site across the Black Canyon  
Freeway is Residential 2 to 5 dwelling units per acre. 
 
 
 
 
 
 
Source: City of Phoenix Development and Development Department

Staff Report: Z-42-20-2 
September 29, 2020 
Page 6 of 12 
 
 
4. 
SITE PLAN 
 
The conceptual site plan depicts a multifamily residential development. The site plan 
indicates a single main point of entrance from the frontage road near the Dynamite 
Boulevard alignment and a secondary ingress/egress point along Oberlin Way, which 
is a private drive, along the south side of the site. The main point of entry along the 
frontage road will include enhanced landscaping as recommended in Stipulation No. 5.  
 
Due to its location 
immediately adjacent to the 
Black Canyon Freeway, staff 
is recommending a series of 
stipulations to enhance the 
perimeter treatment of the 
site to mitigate any potential 
negative impact from the 
freeway. 
 
To achieve consistency with 
other developments in the 
surrounding area staff is 
requesting several 
enhancements.  Enhanced 
separation between the 
subject site the Black 
Canyon Freeway frontage 
road as well as Oberlin Way 
to the south of the subject 
site will help to mitigate 
traffic noise., This is 
addressed in Stipulation 
Nos. 6 and 7.  
 
The proposal for 260 units 
limits the number of 
dwellings allowed under the 
R-3A zoning district, Which 
is consistent with other development in the area. To 
ensure the site develops with no more than 260 units staff is recommending  
Stipulation No. 2.  
 
For visual continuity with the multifamily project  
to the north, staff has stipulated to design standards  
for the perimeter wall. This is addressed in Stipulation No. 9. 
Source: Site Plan. Applicant 
Source: Bilt Form Architecture

Staff Report: Z-42-20-2 
September 29, 2020 
Page 7 of 12 
 
 
 
The conceptual site plan includes two open space areas containing a minimum of two 
amenities in each area. Amenities in the open space areas will help to create a sense 
of community. Staff is recommending Stipulation No. 8 to ensure the site develops as 
proposed. 
 
 
5. 
ELEVATIONS 
 
 
 
The proposal 
includes 
conceptual 
elevations that 
illustrate 
variations in 
roofline, window 
shapes and 
sizes, 
architectural 
embellishments 
and textural 
changes. The 
building height  
is capped at three 
stories and 38 feet. To ensure the elevations include architectural details and the 
building height is capped at 38 feet, staff is recommending Stipulation Nos. 1 and 3.  
 
 
 
 
 
 
 
 
 
 
 
 
 
Source: Bilt Form Architecture

Staff Report: Z-42-20-2 
September 29, 2020 
Page 8 of 12 
 
 
6. 
North Black Canyon Major Employment 
Center 
 
The subject site is located within the Black 
Canyon Freeway and near the Deer Valley 
Major Employment Center. The proposal adds 
housing options within the employment center.  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
7. 
City of Phoenix Housing Plan 
The goal of the City of Phoenix Housing Plan is to create or preserve 50,000 homes by 
2030, and increase overall supply of market, workforce, and affordable housing. 
Phoenix is the 5th largest city in the country and continues to grow. New residents are 
drawn to Phoenix by our strong economy, relatively low cost of living, high quality of 
life, economic opportunity, and cultural attractions. Although Phoenix has experienced 
consistent population growth, the housing market has not grown at the same rate. An 
Up for Growth study found that between 2000 and 2015 Arizona underproduced 
505,134 housing units. This underproduction has caused a housing shortage in 
Phoenix. The proposal will help to meet the goals of the housing plan by reducing the 
gap between housing units and number of people moving to the region. 
 
 
8. 
TREE AND SHADE MASTER PLAN 
 
The Tree and Shade Master Plan encourages treating the urban forest as 
infrastructure to ensure the trees are an integral part of the City’s planning and 
development process. Sidewalks on the street frontages should be detached from the 
curbs to allow trees to be planted on both sides of the sidewalk to provide thermal 
comfort for pedestrians and to reduce the urban heat island effect. Staff is 
recommending several stipulations designed to provide trees and enhance shade 
within the development. Staff is recommending stipulations for a shaded and detached 
Source: City of Phoenix Planning and Development Department

Staff Report: Z-42-20-2 
September 29, 2020 
Page 9 of 12 
 
 
sidewalk along the Black Canyon Freeway frontage road in addition to enhanced tree 
and landscape areas and planting standards along the south and west property lines. 
This is addressed in Stipulation Nos. 4,5, 6 and 7. 
 
9. 
REIMAGINE PHOENIX 
 
As part of the Reimagine Phoenix initiative, the City of Phoenix is committed to 
increasing the waste diversion rate to 40 percent by 2020 and to better manage its 
solid waste resources. Section 716 of the Phoenix Zoning Ordinances establishes 
standards to encourage the provision of recycling containers for multifamily, 
commercial and mixed-use developments meeting certain criteria. The provision of 
recycling containers was not addressed in the applicant’s submittals. 
 
 
10. COMMUNITY INPUT SUMMARY 
 
At the time the staff report was written no community correspondence has been 
received.  
 
INTERDEPARTMENTAL COMMENTS: 
 
11.  
The Arizona Department of Transportation (ADOT) commented that the 
developer shall install detached sidewalks along the Black Canyon Freeway 
frontage road as well as an at grade concrete cap or berm to contain the 
asphalt roadway. The detached sidewalk is addressed in Stipulation No. 4. 
 
 
12. 
The Aviation Department commented the site is located within the Phoenix 
Deer Valley Airport (DVT) traffic pattern airspace. The Aviation Department is 
requesting a Notice to Prospective Purchasers of Proximity to disclose the 
existence and operational characteristics of the Phoenix Deer Valley Airport 
(DVT) to future owners or tenants of the property. This is addressed in 
Stipulation Nos. 10 and 11. 
 
 
13.  
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

Staff Report: Z-42-20-2 
September 29, 2020 
Page 10 of 12 
 
 
Stipulation Nos. 12 through 14. 
 
 
14. 
The Floodplain Management Division of the Public Works Department 
commented It has been determined that this parcel is not in a Special Flood 
Hazard Area (SFHA) but located in a Shaded Zone X & Unshaded X on panel 
1280 L of the Flood Insurance Rate Maps (FIRM) dated January 29, 2015. 
 
 
15. 
The City of Phoenix Fire Department does not anticipate any problems with this 
case. However, they noted that there appears to be decorative pavers on the 
emergency service access road on the west side. All emergency service 
access roads will need to meet the specifications in Section 503.2 (2018 PFC). 
They also noted that the site and/or buildings shall comply with the Phoenix 
Fire Code and requested additional detail be provided on future site plan 
submittals. 
 
 
16. 
The Water Services Department indicated that the site is surrounded with 
existing water and sewer mains that can potentially serve the development. 
 
 
17. 
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. 
 
Findings 
 
1. 
The request is consistent with the General Plan Land Use Map designation of 
Mixed Use (Commerce/Business Park or 15+ dwelling units per acre). 
 
 
2. 
As stipulated, the proposed development is compatible with the existing zoning 
and uses in the surrounding area. 
 
 
3. 
The proposal will help achieve the goals of the City of Phoenix Housing Plan.  
 
Stipulations 
 
1. 
The maximum building height shall be 38 feet. 
 
 
2. 
The development shall be limited to a maximum of 260 units. 
 
 
3. 
All elevations of the buildings shall contain architectural embellishments and 
detailing such as textural changes, pilasters, offsets, recesses, variation in 
window size and location, and/or other overhang canopies, as approved by the 
Planning and Development Department.

Staff Report: Z-42-20-2 
September 29, 2020 
Page 11 of 12 
 
 
4. 
The sidewalk along the Black Canyon Freeway Frontage Road shall be 
detached with a minimum five-foot-wide landscape area located between the 
sidewalk and back of curb and planted to the following standards, as approved 
by the Planning and Development Department. 
 
 
 
a. 
Minimum 3-inch caliper large canopy, single-trunk, shade trees placed a 
minimum of 25 feet on center or equivalent groupings to provide a 
minimum of 75 percent shade on adjacent sidewalks.  
 
 
 
b. 
Drought tolerant shrubs and vegetative groundcovers. 
 
 
5. 
An enhanced landscaped entry shall be provided at the main entryway into the 
development off of the frontage road with a minimum 300 square feet of 
landscaped area on each side of the entrance. The landscaped areas shall be 
planted and maintained with a variety of at least three different plant materials, 
as approved by the Planning and Development Department. 
 
 
6. 
A minimum landscape setback of 20 feet shall be required along the west 
property line, along the frontage road, and shall include minimum 3-inch caliper 
large canopy shade trees planted a minimum of 20 feet on center or in 
equivalent groupings, as approved by the Planning and Development 
Department 
 
 
7. 
A minimum landscape setback of 20 feet shall be required along the south 
property line and shall include minimum 2-inch caliper trees planted a minimum 
of 20 feet on center or in equivalent groupings, as approved by the Planning 
and Development Department.  
 
 
8. 
There shall be a minimum of two private open space amenity areas. Each area 
shall provide, at a minimum, two of the following active amenity elements or 
other similar elements, as approved by the Planning and Development 
Department:  
 
 
 
a. 
Swimming Pool 
 
 
 
b. 
Fire Pit 
 
 
 
c. 
Pavilion or Ramada  
 
 
 
d. 
Barbecue and Picnic Area 
 
 
9. 
Perimeter walls adjacent to the frontage road  and private drive to the south 
shall incorporate stone veneer, stonework, integral color CMU block or faux 
stone, and be compatible with the existing wall on the property line to the north,

Staff Report: Z-42-20-2 
September 29, 2020 
Page 12 of 12 
 
 
as approved by the Planning and Development Department. 
 
 
10. 
The property owner shall record documents that disclose the existence, and 
operational characteristics of Phoenix Deer Valley Airport (DVT) 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. 
11. 
The developer must file FAA Form 7460 and provide City FAA’s no hazard 
determination prior to construction permit approval, as per plans approved by 
the Planning and Development Department. 
 
 
12. 
If determined necessary by the Phoenix Archaeology Office, the applicant shall 
conduct Phase I data testing and submit an archaeological survey report of the 
development area for review and approval by the City Archaeologist prior to 
clearing and grubbing, landscape salvage, and/or grading approval.  
 
 
13. 
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. 
 
 
14. 
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. 
 
Writer 
David Simmons 
September 29, 2020 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Site plan date stamped July 31, 2020 
Elevations date stamped July 31, 2020 (6 pages)

Z-109-97
Z-23-97
Z-23-97
Z-SP-59-96
Z-25-97
Z-45-18
Z-9-99
*
*
*
*
R1-6
S-1
R1-6
R-3A
PCD
S-1
R-3
R1-8
31ST AVE
30TH LN
30TH DR
32ND AVE
31ST LN
30TH AVE
OBERLIN WAY
LUCIA DR
BLUE SKY DR
ROBERTA DR
RED FOX RD
SILVER SAGE LN
DYNAMITE BLVD
DESERT VISTA TRL
CASINO AVE
§¨¦
17
R1-6 PCD
Z-109-97
S-1 PCD
Z-109-97
CP/GCP *
Z-133-05
CP/GCP *
Z-133-05
S-1
PCD
Z-109-97
R1-6 PCD *
Z-87-00
S-1
PCD
Z-109-97
S-1 PCD
Z-109-97
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-42-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
11.01 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
S-1
R-3A
CONVENTIONAL OPTION
11
242
*   UNITS P.R.D. OPTION
N/A
290
DHI Communities
DATE:
8/13/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 51-22
ZONING MAP
P-7
REQUESTED CHANGE:
FROM: S-1 ( 11.01 a.c.)
TO:
R-3A ( 11.01 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-42-20.mxd
Z-42-20
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0
0.09
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Z-109-97
Z-23-97
Z-23-97
Z-SP-59-96
Z-25-97
Z-45-18
Z-9-99
*
*
*
*
R1-6
S-1
R1-6
R-3A
PCD
S-1
R-3
R1-8
31ST AVE
30TH LN
30TH DR
32ND AVE
31ST LN
30TH AVE
OBERLIN WAY
LUCIA DR
BLUE SKY DR
ROBERTA DR
RED FOX RD
SILVER SAGE LN
DYNAMITE BLVD
DESERT VISTA TRL
CASINO AVE
§¨¦
17
R1-6 PCD
Z-109-97
S-1 PCD
Z-109-97
CP/GCP *
Z-133-05
CP/GCP *
Z-133-05
S-1
PCD
Z-109-97
R1-6 PCD *
Z-87-00
S-1
PCD
Z-109-97
S-1 PCD
Z-109-97
Maricopa County Assessor's Office
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-42-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
11.01 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
S-1
R-3A
CONVENTIONAL OPTION
11
242
*   UNITS P.R.D. OPTION
N/A
290
DHI Communities
DATE:
8/13/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 51-22
ZONING MAP
P-7
REQUESTED CHANGE:
FROM: S-1 ( 11.01 a.c.)
TO:
R-3A ( 11.01 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-42-20.mxd
Z-42-20
0.09
0
0.09
0.045
Miles