Higher density residential requested for Desert Ridge - Committee recommends less
by Ambria Hammel

NORTH PHOENIX - After more than two hours of discussion by committee members and outcries from the public regarding a proposed higher density residential project at the northeast corner of Tatum Boulevard and Deer Valley Drive, members of the Desert View Village Planning Committee recommended its approval, with stipulations, during the March 7 meeting.

The 8 2 vote approved the project proposed by Gray Development to build multi family housing on 41 acres of vacant land north of Desert Ridge Marketplace, but one of many committee stipulations lowered the maximum number of allowable units from 1,162 to 882. The committee's action rejected the developer's request and city staff approval to apply a density transfer of unused dwelling units within Superblock 4 where the project is located.

The Phoenix Planning Commission was scheduled to review the case March 8, but it was continued to April 5 to allow more time to review the Desert Ridge Specific Plan in more detail.

"This is an area where density is needed," said Attorney Mike Curley, speaking on behalf of Gray Development. The goal for both the General and Specific plans for Desert Ridge provides for vital, active cores by encouraging development of higher densities in proximity to the core areas. Products range from studios to four bedroom apartments.

Desert Ridge residents largely opposed the increased number of allowable units because they feel the area around the marketplace already has major congestion issues. "How many more bodies and cars are we talking about putting into 'x' number of square feet?" asked resident Joe McCormick. He was one of eight residents who spoke against an increase. Most cited an already overburdened road system as reason for their opposition.

Others didn't see a satisfactory noise buffer in the plans between single family residences to the north and the proposed three story multi family housing on the west end of the development. The committee added a stipulation requiring a minimum 20 foot landscape buffer on the development's north side behind the Pavillions housing project-10 feet more than the minimum required by the city.

Marcy Edwards representing J.W. Marriott Desert Ridge Resort & Spa and General Manager Steve Hart, as well as Daniel Klutznick speaking as both the master developer and president of the Association of Desert Ridge, also opposed the project.

"I'm not surprised at the outpouring of emotion," Curely said. At least 13 other residents turned in cards in opposition to the project and two absent committee members expressed the same sentiment through committee chair Maureen Collins.

Kathleen Donahue read a letter from a Tatum Highlands resident who favored the project because it is well within the city's guidelines and sees it as a benefit to the community. Curley agreed.

The city allows up to 5,328 dwelling units within Superblock 4, with 715 of them currently un utilized and available for transfer. Gray Development plans to use 455 transfer for this project.

The Desert View Village Planning Committee revised two staff stipulations and recommended six of their own. Chief among the changes from staff recommendations is the decrease of the maximum number of dwelling units from 1,162 to 882.

Another required the developer to conduct a comprehensive traffic study at their expense to analyze the impact on traffic in the area. In a related stipulation, committee member Sean Bodkin recommended prohibiting direct access to Tatum Boulevard unless specifically required by the city or fire department for safety reasons. The site will be accessed from Deer Valley Road with each of three development phases having its own primary access point.

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