Attachment D - VPC Summary - Z-12-20-7.pdf

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Village Planning Committee Meeting Summary 
Z-12-20-7 
Date of VPC Meeting 
September 14, 2020 
Request From 
R1-8 (Single-Family Residence District) (0.57 acres), R-
2 (Multifamily Residence District) (0.41 acres), R-3A 
(Multifamily Residence District) (18.72 acres), C-1 
(Neighborhood Commercial District) (3.12 acres) and C-
2 HGT/WVR (Intermediate Commercial District, Height 
Waiver) (48.93 acres) 
Request To 
PUD (Planned Unit Development) (71.75 acres) 
Proposed Use 
Planned Unit Development to allow commercial, 
multifamily and single-family residential development 
Location 
Northwest corner of 59th Avenue and Baseline Road 
VPC Recommendation 
Approved with an additional stipulation 
VPC Vote 
4-3 
VPC DISCUSSION & RECOMMENDATION: 
Ms. Sofia Mastikhina, staff, provided an overview of the request. She outlined the 
location of the project site, the mix of zoning districts and General Plan Land Use Map 
designation currently on the site and explained that the request is to rezone 
approximately 71.75 acres to PUD to allow for single-family, multifamily, and 
commercial uses. She presented the proposed Development Sub-Areas within the 
PUD, explaining that their boundaries roughly align with the zoning designations 
currently on the site. Further, the overall intent of the land uses within this PUD is to 
concentrate commercial uses along Baseline Road, with a gradual transition to 
residential uses to the north of the property. She then outlined the proposed permitted 
uses within each Development Sub-Area, which include all uses permitted in the C-2 
and R-3A districts, with the addition of a self-storage facility and park and ride in Sub-
Area 2, and assisted living center in Sub-Area 3. She then explained the proposed 
development and landscape standards of the PUD, noting that the permitted building 
height will not exceed the entitlements that already exist on the site. The landscaping 
concept for the project includes several landscape zones which encompass the 
perimeter landscaping, interior landscaping, and landscape project gateways which will 
feature enhanced landscape and pedestrian features to provide a sense of arrival to the 
project. She highlighted that the proposed standards in the PUD have a strong 
emphasis on the southern and eastern property lines, along Baseline Road and 59th 
Avenue. These roads will be the main pedestrian corridors of the project and will 
incorporate significant pedestrian amenities, landscaping and shade throughout. Any 
Attachment D

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
residential development within this PUD will be required to provide a minimum of one 
primary and one secondary amenity area for the first 300 residential units, and an 
additional secondary amenity area for each additional 300 units. Primary amenity areas 
include active amenity options such as pool, spa, community center, fitness center, and 
sport courts, while secondary amenities areas are intended to be more passive, such as 
dog parks and picnic areas. Ms. Mastikhina then provided an overview of the proposed 
design guidelines proposed in the PUD. The guidelines therein include enhanced 
architectural standards for both residential and commercial development, with several of 
the required design elements having been pulled directly from the Laveen Southwest 
Growth Study. Enhanced requirements include four-sided architecture, innovative and 
high-quality building materials, breaking up of building mass, and distinct entry features. 
The overall design intent of the development is to provide a design theme that is 
conducive to the Modern-Rural character of the Laveen area. The proposed signage for 
the PUD will largely conform to the standards set forth in the Zoning Ordinance, with the 
exception of two over-height tenant freeway signs, the standards for which are 
consistent with what has been approved via Zoning Adjustments along the Loop 202 
corridor. Ms. Mastikhina provided the staff recommendation for approval, listing staff’s 
findings that support this recommendation, and outlined the stipulations of approval. 
 
Ms. Susan Demmitt, representative with Gammage & Burnham, outlined the zoning 
history of the property and presented the previously approved site plan, which included 
a gas station, convenience store, hotel, restaurant, 96 single-family homes, 125 small 
lot homes, and 368 multifamily units. She stated that the intent of this proposal is to 
provide a high-quality product for the area, which is why the PUD designation has been 
chosen. She explained that this zoning district was created to ensure that developments 
are held to higher standards than those of standard zoning districts, and that the Laveen 
Spectrum PUD proposal fully intends to go above and beyond current Zoning Ordinance 
requirements. Mr. Colby Fincham, with the Barclay Group, stated that they have been 
working with the Lines family on the 15-acre commercial parcel within this PUD, which 
will be a traditional neighborhood shopping center. It will be anchored by a fitness 
tenant, with restaurants and small shop retail tenants as well. Ms. Demmitt stated that 
Sub-Area 2 is the main driving force behind the request for a PUD designation as it will 
contain the broadest mix of land uses on the site. These uses will include from C-2 
uses, a hotel, assisted living facility, self-storage facility, a park and ride facility, and 
multifamily uses. Sub-Area 3 will maintain existing R-3 land uses that are approved on 
the site today. She explained that this area will likely develop in one of the following 
residential concepts: either a single-family detached bungalow concept or traditional 
multifamily development. She addressed the open space component of the project, 
explaining that the development team has taken into consideration the concerns voiced 
by the community at the previous meeting. As such, the proposal includes provisions to 
provide a higher percentage of open space than what is required in the Phoenix Zoning 
Ordinance. Each Development Sub-Area will have a minimum of 10 percent of net open 
space area, and each development parcel will have a minimum of 7 percent of net open 
space area. She further stated that the proposal pays special attention to the open 
areas along public streets, mainly the two arterials, which have significant 
enhancements such as wider sidewalks, increased shade standards, pedestrian and 
bicycle amenities, and a multi-use trail. In addition, since the last committee meeting, 
the development team has added provisions for enhanced design standards for all 
buildings and landscape areas within 100 feet of Baseline Road and 59th Avenue, 
which are outlined in a supplementary document that was included in the meeting 
packet. She highlighted some of the provisions that were included in the PUD to

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
address some of the community concerns, such as the open space requirement, 
enhanced design standards along arterial road, maximum density consistent with 
approved zoning, and prohibition of residential development along Baseline Road. An 
additional two stipulations are being proposed by the development team: that the Village 
Planning Committee Chair be notified of all Site Plan submittals and development 
meetings as each parcel is developed, and that all required streetscape landscaping for 
each Development Sub-Area be installed concurrently with the first development within 
that Sub-Area. 
 
Ms. Jennifer Rouse asked what innovative materials will be used for the development, 
particularly in the commercial portion. Ms. Demmitt stated that Barclay Group is still in 
the process of working with potential tenants and designers for the project, so they have 
not reached this level of specificity yet. 
 
Mr. Carlos Ortega asked if any trees will be planted on the east side of 59th Avenue 
where the street abuts an existing community. Ms. Demmitt explained that this project 
only includes development of the west half-street of 59th Avenue. Mr. Ortega 
expressed concern with only providing landscaping and street improvements on one 
side of the street, and with the traffic that will result from only having one lane 
developed. He asked if the perimeter fence standards in the PUD are for regular fences 
or for a freeway sound mitigation wall. Ms. Demmitt explained that the proposed 
fencing will be standard depending on the type of development, but that more significant 
fencing will be considered if deemed necessary, particularly for the residential 
components of this project. She added that the portion of the freeway that abuts this 
development is raised and has an existing sound barrier wall. Regarding improvements 
to 58th Avenue, she explained that there are existing power lines on the east side of the 
street alignment that have shifted the road west, further into the project parcel. This 
means that they will be developing more of 59th Avenue than a typical development, 
and are also working with city staff to design 59th Avenue all the way up to Southern so 
that it can be developed promptly when the parcels to the north are developed. Mr. 
Ortega expressed his wish for the entire Laveen Village Planning Committee to be 
included in the review of each individual development parcel. 
 
Ms. Cinthia Estela expressed her support for the project, stating that the enhanced 
standards for the architecture, landscaping, and walkways will benefit the community. 
 
Ms. Linda Abegg thanked the applicant for meeting with some of the committee 
members multiple times to discuss how to incorporate standards that address the 
community’s concerns. She stated that she would still like to see a minimum of 15 
percent open space be provided for the residential components of the project. Ms. 
Demmitt replied that they have included open space standards that they feel are 
appropriate for this development and that go above Zoning Ordinance requirements. 
She asked that Ms. Abegg allow the development team to internally discuss if this 
request can be accommodated. 
 
Vice Chair Glass asked why the applicant does not seek to rezone each individual 
parcel once development plans have been confirmed. She further noted that the 
commercial zoning would already allow the development along Baseline Ms. Demmitt 
replied that the existing C-2 zoning does accommodate the commercial development 
plan, but that there is a mix of zoning districts along Baseline Road which would 
preclude them from developing the entire frontage. The proposed PUD designation will

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
thus provide consistency throughout the site and hold all developments within that area 
to high standards. Vice Chair Glass asked why they didn’t limit the rezone area to just 
Sub-Area 1. Ms. Demmitt stated that, from a master planning standpoint, there is a 
large benefit from entitling the entire property instead of taking a piece-meal approach 
to zoning, which could lead to inconsistency of development.  
 
 
Public Comment 
 
Mr. Dan Penton asked for justification for the proposed density of 22 to 26 dwelling 
units per acre, given that the approved density for this area is 10 to 15 dwelling units per 
acre. He also expressed concern over the proposed self-storage use and questioned if 
this would be the most efficient use of this land, as there are already such uses in the 
surrounding area. He then asked who will be responsible for developing the landscaped 
median along 59th Avenue, where their improvements will end, and who will be 
responsible for developing the final connection along 59th Avenue to Southern Avenue 
to the north. Ms. Demmitt clarified that there are several General Plan Land Use Map 
designations on the property, one of which is Residential 10 to 15 dwelling units per 
acre, which is inconsistent with the existing C-2 zoning. Further, the designation along 
the northern portion of the property is Residential 15+ dwelling units per acre. Hence, 
the proposed density of 22 to 26 dwelling units per acre is consistent with the approved 
zoning throughout the site. She then stated that the addition of a self-storage facility as 
a permitted use in a master planned community is a good opportunity to serve the future 
residents of the development, as there is ample market demand for it. She added that 
the PUD limits the size of this type of use. Finally, their development team has been 
working with the city and with Maricopa County Community Colleges to design 59th 
Avenue all the way to Southern Avenue, but this project will not be responsible for 
building the entire street, only what is adjacent to the property. The median will be built 
by another developer at a later time, as is typical of all half-street improvements 
imposed on developers by the city. 
 
Mr. Phil Hertel asked Ms. Abegg what other comments from the committee have been 
incorporated into the development narrative. He also asked how the applicant 
conducted the two neighborhood meetings, and how people were invited to these 
meetings. Ms. Demmitt stated that they followed the city’s notification requirements, 
which included notifying 88 individuals by mail, including Mr. Hertel with the address he 
provided to the city. Ms. Abegg stated that the development narrative includes 
enhanced perimeter standards, as well as a checklist of optional enhancements that the 
developer could choose from. Per the committee’s request, there is now a requirement 
that at least three of these options be a requirement. These include some of the 
Village’s typical stipulations such as variation in roofline, vertical elements use of focal 
points, windows on all elevations, character walls, breaking up of building mass and 
continuous walls, enhanced exterior finishes with a maximum of 75 percent stucco, and 
pedestrian lighting. Mr. Hertel stated that the density is too high, the interior landscape 
plan should come through the Village for approval, the entry signage need to be 
defined, residential open space should be 15 percent, and the design guidelines need to 
be more rural and less modern. Further, he stated that each development parcel needs 
to come back for Village approval, provisions to prohibit animated signs along the 
freeway should be included. He requested to be included in the notification list for this 
development. He then pointed out that the proposed stipulation regarding notification of 
the Village Chair of any site plan approval process does not include mention of approval

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
of elevations. Ms. Demmitt explained that the reference in that stipulation is to the city’s 
Site Planning approval process, which includes the entire submittal package. 
 
Chair Robert Branscomb asked staff what type of signage is allowed in this PUD. Ms. 
Sofia Mastikhina replied that this PUD proposes to conform with all of the Phoenix 
Zoning Ordinance requirements for signage, with the exception of two over-height 
tenant signs along the freeway frontage, which are consistent with signs approved with 
Zoning Adjustments in the development to the south. She added that, as a PUD on a 
property over 20 acres in size, this site would also be eligible for off-premise signage 
should the text amendment to add the new Loop 202 freeway as a permitted freeway for 
off-premise signs be approved by the City Council. Ms. Abegg asked if that includes 
animated lit signs. Ms. Mastikhina replied that she will look into it and provide Ms. 
Abegg with an answer. 
 
Ms. Abegg asked the applicant if they had discussed the matter of the 15 percent open 
space internally and if they are willing to accommodate this. Ms. Demmitt stated that 
they are open to providing 15 percent net open space area for single-family detached 
for-rent development, but that they’d like to retain the 10 percent requirement for 
traditional multifamily developments. 
 
MOTION 
Vice Chair Glass made a motion to deny the application as filed and encouraged the 
applicant to return through the process to rezone the commercial portion of the 
development and, subsequently, the remainder of the site once development plans are 
in place. Ms. Rouse seconded the motion. 
 
Ms. Abegg asked to clarify if the Vice Chair is proposing to deny the PUD and 
requesting that they apply for a standard zoning designation for each development 
parcel instead. Vice Chair Glass confirmed this and stated that the Committee should 
be given a chance to review each development as it comes in through the rezoning 
process. 
 
Chairman Branscomb asked staff what will happen to the rezoning request process if 
the committee recommends denial. Ms. Mastikhina replied that it will continue on to 
Planning Commission with a recommendation for denial. 
 
MOTION 
Ms. Abegg made a motion to approve the request with an additional stipulation for the 
15 percent open space requirement in residential development. 
 
Mr. Ortega expressed his concern with a recommendation for denial as the proposal 
includes several enhanced standards that the committee usually likes to see. Ms. 
Abegg agreed, adding that the applicant has worked with the committee and staff over 
several months and has incorporated many of the stipulations that are typical in Laveen 
into the development narrative. Further, she pointed out that the PUD would provide 
consistent in design guidelines throughout the entire site, whereas rezoning each 
individual parcel over years would result in many different architectural styles. 
 
Vice Chair Glass reiterated her concern with approving the entire site when only the 
commercial portion has concrete development plans. She explained that market 
conditions may change and so the developments planned for the PUD can change with

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
them. As such, each development parcel should come through the process individually 
to ensure that the Village isn’t left with any incompatible uses. 
 
Ms. Stephanie Hurd agreed with the Vice Chair’s comments and stated that the 
community has to protect itself from market changes and hold developments 
accountable. 
 
Ms. Abegg stated that the benefit of approving the entitlement ahead of time is that it 
will encourage businesses to located to Laveen as they will not have the deterrent of a 
several-months rezoning process. She emphasized that this approval would not give the 
developer a “blank check,” as they have been working diligently to incorporate very high 
standards into the development narrative. 
 
Vice Chair Glass stated that these businesses and developers should certainly be 
made to go through the entire process so that the community can ensure that the 
projects that have been promised actually come to fruition. 
 
Chair Branscomb addressed Mr. Fincham and asked how they can bring the 
businesses that the community wants into Laveen. Mr. Fincham stated that many 
businesses such as restaurants do not commit to being tenants until the zoning is in 
place, and a PUD designation provides further flexibility that is desirable to these 
entities. Chair Branscomb asked if he is at liberty to disclose the tenants that are under 
negotiation for this site. Mr. Fincham replied that there are two national sit-down 
restaurants that will be new to the area, a fitness user, some fast-casual restaurants, 
and some small retail tenants. 
 
Ms. Abegg restated her motion to approve the request with an additional stipulating that 
any residential development have a minimum of 15 percent open space. Ms. Estela 
seconded the motion 
 
VOTE 
4-3 Motion passes; with members Abegg, Estela, Ortega and Branscomb in favor; 
members Hurd, Rouse, Glass opposed. 
 
STIPULATIONS 
 
1. 
An updated Development Narrative for the Laveen Spectrum PUD reflecting the 
changes approved through this request shall be submitted to the Planning and 
Development Department within 30 days of City Council approval of this request.  
The updated Development Narrative shall be consistent with the Development 
Narrative date stamped August 21, 2020, as modified by the following stipulations: 
a. 
Front cover: Revise the submittal date information on the bottom to add the 
following: Third submittal: August 21, 2020; City Council adopted: [Add 
adoption date]. 
b. 
Page 25, Table 3, Trees: Trees in streetscape landscape areas along 
Baseline Road shall be minimum 50 percent 2-inch caliper, 25 percent 3-inch 
caliper, and 25 percent 4-inch caliper.

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
c. PAGE 17, TABLE 2: DEVELOPMENT STANDARDS, MINIMUM OPEN 
SPACE: RESIDENTIAL USES IN DEVELOPMENT SUB-AREA 2 AND 3 
SHALL HAVE A MINIMUM OF 15 PERCENT OPEN SPACE. 
2. 
The developer shall dedicate right-of-way and construct one bus stop pad along 
westbound Baseline Road west of the 59th Avenue alignment. The bus stop pad 
shall be constructed according to City of Phoenix Standard Detail P1262 with a 
minimum depth of 10 feet. The bus stop pad shall be spaced from the intersection 
of 59th Avenue and Baseline Road according to City of Phoenix Standard Detail 
P1258.  
3. 
The developer shall dedicate right-of-way and construct one bus stop pad along 
southbound 59th Avenue south of the Carson Road alignment. The bus stop pad 
shall be constructed according to City of Phoenix Standard Detail P1262 with a 
minimum depth of 10 feet. The final bus stop pad placement to be approved by the 
Public Transit Department. 
4. 
The developer shall dedicate right-of-way and construct one bus stop pad along 
southbound 59th Avenue south of the Vineyard Road alignment. The bus stop pad 
shall be constructed according to City of Phoenix Standard Detail P1262 with a 
minimum depth of 10 feet. The final bus stop pad placement to be approved by the 
Public Transit Department. 
5. 
The developer shall dedicate minimum 80-foot right-of-way for the west half of 59th 
Avenue tapering to the north, as approved by the Street Transportation 
Department. 
6. 
The developer is fully responsible for any relocation or modification of the traffic 
signal at 59th Avenue and Baseline Road. 
7. 
Existing irrigation facilities along any exiting or proposed right-of-way are to be 
undergrounded and/or relocated outside of City right-of-way. Contact SRP to 
identify existing land rights and establish appropriate process to relocate facility. 
Relocations that require additional dedications or land transfer require completion 
prior to obtaining plat and/or civil plan review approval. 
8. 
The applicant shall submit a Traffic Impact Study/Statement to the City for this 
development. No preliminary approval of plans shall be granted until the study is 
reviewed and approved by the City. 
9. 
The developer shall construct all streets within and adjacent to the development 
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. 
10. 
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.

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
11. 
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. 
12. 
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. 
13. 
DEVELOPER SHALL PROVIDE NOTICE TO THE CHAIR OF THE LAVEEN 
VILLAGE PLANNING COMMITTEE UPON SUBMITTAL OF A PRELIMINARY SITE 
PLAN APPLICATION TO THE PLANNING AND DEVELOPMENT 
DEPARTMENT FOR EACH INDIVIDUAL DEVELOPMENT PROJECT.  THE 
NOTICE SHALL INCLUDE A COPY OF THE PRELIMINARY SITE PLAN 
SUBMITTAL AND THE DATE AND TIME OF THE PRELIMINARY SITE PLAN 
PUBLIC REVIEW MEETING WITH PLANNING AND DEVELOPMENT 
DEPARTMENT STAFF. 
14. 
CONCURRENT WITH THE DEVELOPMENT OF THE FIRST INDIVIDUAL 
DEVELOPMENT PROJECT WITHIN A DEVELOPMENT SUB-AREA, ALL 
REQUIRED STREETSCAPE ZONE PERIMETER SETBACK LANDSCAPING FOR 
THE ENTIRE DEVELOPMENT-SUB-AREA MUST BE INSTALLED.