You may have seen the red Zoning/Public Hearing sign posted 04/22/16 by the City of Scottsdale on the NE corner of E. Happy Valley and Scottsdale Roads and elsewhere. This gives notice that Case 19-ZN-2014 Rezoning Request will be heard by the Planning Commission on 05/11/16 at 5:00pm. Arizona State Land Department (ASLD) is the applicant. What does this notice say and mean?
City Planner Jesus Murillo clarifies that “the ‘Request’ is the official way that the City has to ‘legally’ present the request. In other words it is the entire set of existing zoning district categories, and the ‘proposed’ entire new set of zoning district categories that will be entitled to the property.” Maps are being created that will illustrate the changes, and will be made available.
This Case 19-ZN-2014 is a second submission dated February 2016 with revised requests compared to the original submission in December 2014.
The original case proposed 40 acres of Commercial PCC rezoning and 26 acres of Resorts/Tourism R-4R rezoning in the rural neighborhoods land on the east side of Scottsdale Road between Happy Valley and Jomax Roads, within the McDowell Sonoran Preserve Recommended Study Boundary as well as within the Environmentally Sensitive Lands, the Desert Foothills Character Area Plan and the Scenic Drive.
Quoting from the ASLD’s North Scottsdale Rezoning and Development Plan Narrative, February 2016 page 19:
“Commercial site on Scottsdale Road in Master Planning Area 9: Numerous comments were received which questioned the appropriateness of a 40-acre PCC-zoned commercial parcel on Scottsdale Road between Jomax and Happy Valley roads. ASLD has removed this proposal from this case.
See Case 19-ZN-2014 2nd Submittal revised 02/2016, Pages 12 and 13:
Exhibit G: Land Use and Proposed Zoning Map
Exhibit H: Parcel Sizes and Maximum Densities
Among the changes in this 2nd submittal compared to the original proposal:
1) 40 acres of commercial zoning on Scottsdale Road are removed. (Previously Parcel M-9 in 2014).
2) Parcel K-9: 26 acres of resorts/tourism zoning on Scottsdale Road between Happy Valley and Jomax Roads are increased to 38 acres, with a maximum total of 286 dwelling units in the parcel.
3) Parcel Y-9: 259 acres of R1-43 zoning are increased to 287 acres.
4) Parcel K-4: 50 acres of resorts/tourism zoning are decreased to 38 acres.
5) Parcel L-4: 86 acres of R1-7 zoning increased to 98 acres.
Quoting again from the ASLD’s North Scottsdale Rezoning and Development Plan Narrative, February 2016 page 19:
“In addition, since the west side of Scottsdale Road in this location is also State Trust land in the City of Phoenix, ASLD will seek to establish a higher-volume arterial or collector roadway on the Yearling Drive alignment to minimize future impacts to existing development and traffic volumes on Jomax and Happy Valley roads in Scottsdale and Phoenix (see Exhibit L).”
The Greater Pinnacle Peak Association/Friends of the Scenic Drive (GPPA) views the removal of 40 acres of proposed commercial rezoning within the Scenic Drive on Scottsdale Road as a successful outcome to GPPA’s campaign and the opposition expressed by Scottsdale citizens throughout 2015. GPPA accepts the compromise of dividing 76 acres of resorts/tourism R-4R zoning into two 38-acre parcels.
GPPA supports this ASLD Case 19-ZN-2014 second submittal. If the rezoning request is approved by Scottsdale’s City Council, ASLD would proceed with the auction of 394 acres of State Trust land in the N. Pima Road area for the City of Scottsdale to purchase to add to the McDowell Sonoran Preserve.
April 28, 2016
I hate to see the desert E of Pima between Happy Valley & Jomax developed. Scottsdale planning will result in continuous urban development all of the way to Carefree/Cave Creek and we will no long see the desert flora & fauna from the either Pima or Scottsdale Rd. I am not convinced that Scottsdale needs to grow – either laterally or vertically, in order to stay prosperous. Many communities have limited or stopped their expanison either by choice or geographic necessity. Let the developers go elsewhere.
June 1, 2016
It’s too bad that what basically amounts to a massive apartment complex will be built in that area, which happens to be right across the street from my neighborhood. I wrote the city council, Mayor, and others that the proposed development simply does not fit the mold of this area. The council advised me that two HOA’s as well as the GPPA supports this development. It’s a shame really and I certainly will no longer support the GPPA for their ridiculous support of this revised proposal for development, which now is basically a 300 unit apartment complex. Even if they’re deemed “Townhouses” 90% of them will be bought by investors and then rented out. While the original proposal also called for commercial development, the revised proposal isn’t any better.
The city of Scottsdale has massive apartment/Condo complexes popping up on what seems like every corner in North Scottsdale (take a look at Scottsdale Rd/101 for evidence of that), we don’t need that kind of high density housing in this area and we certainly don’t need roughly 600 people crammed into 38 acres between Jomax and Happy Valley. This is a complete and total shame and I wish and hope the citizens in this area will come out in force when this goes to the city council to oppose this development. I’m hoping all the citizens of this area will make it known to the GPPA that while they may support it, we don’t.
June 4, 2016
Mike, Thank you very much for your comment. It is appreciated. I hear you re: apartments, sprawl, etc. I am taking the liberty of subscribing you to The Peak’s Newsletter (you can automatically unsubscribe at the bottom of the newsletter, if you so desire). Getting the newsletter will make it easier to stay updated on the activities of Friends of the Scenic Drive and GPPA.
Back in May 2014, after learning that the preserve commission, city, and state land were involved in sensitive/complex/internal discussions related to the acquisition of new land for the planned trailhead on Pima, etc. that MIGHT involve rezoning of property on Scottsdale Road and the Scenic Drive, I wrote a series of articles. the first of which is entitled Scottsdale Scenic Drive Post 1. Roadside Sprawl Heading Our Way? In the following two years, The Peak published numerous articles and videos about the case as the details were revealed. The author of the article that you commented on is writing a much more detailed response to your comment that will be published in The Peak soon. Of course, I wish the property on Scottsdale Road was in the preserve and not just part of the planned preserve. We did the best we could. To protect the Scenic Drive from future commercial and high density development is going to take support from a lot of people who care. People like you. Thanks again, Les
June 5, 2016
Mike, I fully understand your dismay at the prospect of 286 townhouse units going in across the street from you, but this is not at the development stage. The case is for rezoning the land. It represents an obligation the City owes the AZ State Land Department from 2002.
Three comments:
1. A boutique resort is also a possibility in the 38 acres of R-4R zoning.
2. The land you refer to is within the boundary of the planned Preserve.
3. Scottsdale voters can decide if the City will be a bidder if/when the parcels go up for auction.
GPPA would rather have the land linking Scottsdale Road to the Preserve added to the Preserve. This involves the will of the people of Scottsdale and the funds to purchase the remaining land the City and voters envisioned becoming part of the Preserve in the General Plan 2001.
The Scenic Drive was created and has been maintained for over 50 years. GPPA is committed as always to protecting the beauty of our desert and wildlife habitat along N. Scottsdale Road. GPPA Board of Directors and members have been passionate about preserving the environment and quality of life in North Scottsdale over decades of involvement, efforts and progress.
GPPA has spoken to the City about forming a Task Force to investigate possibilities for buying the land. But we cannot do this alone. We need the participation of Scottsdale citizens who are as committed as we are to try to make it happen.
Thank you for your call to action. For my article responding to your comment, please visit:
https://apeekatthepeak.org/scenic-drive-rezoning-case-19-zn-2014-got-2002-2016/
Cindy Lee, GPPA