Economic growth is here to stay in Arizona … at least for now. This week, Bill Lally, Tiffany and Bosco’s Land Use and Zoning practice group leader commented “We are receiving calls every day from people in all areas of the development sector, from single-family residential and multifamily to industrial and retail. All are seeing strong indicators that growth and development in the Arizona market will continue, regardless of the election results. Their only issue is getting approved and built fast enough.” Lally went on to say that “we are seeing submarkets that were on fire in 2005, 2006 come back alive.” It's been a busy couple of months for Tiffany & Bosco, P.A.'s Land Use and Zoning Group. With mortgage rates at historical lows and a scarcity of existing homes for sale, many potential homebuyers are turning to new homes or the rapidly growing build-to-rent market. Single-family detached housing permits for September 2020 saw a massive increase over September 2019 and on the year. Below is a sampling of a few of the projects our team has been fortunate to be a part of recently.
303 Cotton - Industrial & Commercial
PAD Rezoning approval for 15 acres at the southeast corner of Glendale Avenue and 91st Avenue in the Westgate Entertainment area. Read more>>
Avondale Station - Mixed Use Development
After obtaining PAD Rezoning approvals a couple of years ago, we are working with the developer on the future development of the site. Recent approvals of the plat will prepare the property for the development of hotels, commercial uses, and a mixture of different residential options.
Azure Canyon
Mattamy Homes received Final Plat approval for its first two phases of Azure Canyon, formerly known as Russell Ranch South, generally located north of Camelback Road between Perryville Road and Citrus Road in unincorporated Maricopa County. Read more>>
Carioca Co.
Tiffany & Bosco provided entitlement services to Carioca Co. in rezoning an approximately 37-acre Planned Unit Development (“PUD”) located south of the southeast corner of Lake Pleasant Parkway and State Route 74 Carefree Highway (“SR 74”) to a Planned Area Development (“PAD”) allowing a mixture of uses including multi-family residential, commercial, retail and light industrial. Read More>>
CPLC - Affordable Housing Community
Chicanos Por La Causa (“CPLC”) obtained Phoenix City Council approval for an affordable housing community at Broadway and Central Avenues. Ashley Zimmerman Marsh worked with CPLC to approve a Planned Unit Development (“PUD”) on approximately 11-acres to allow both for-rent apartment units and for-sale townhomes. The project is proposed in two phases, the first will be the multifamily apartment homes and the second will be the townhomes for a total of 225 brand new affordable units to the South Mountain area at complete build out.
Crystal Cove - Multifamily Residential PAD Rezoning approval for a 10 acre Class A multifamily development with 238 units, that includes outdoor recreation spaces with a community pool, cabana area, game courts, park areas, and connective trails throughout. The project is located in an Opportunity Zone, Avondale revitalization area, and near the Historic Avondale area and will bring much needed density and revitalization to the area.
Ellsworth Ranch - Single-Family Residential
PAD Rezoning approval for a 190 acre single family subdivision at Ellsworth Road & Chandler Heights Road for over 450 lots. Taylor Morrison brings its award-winning development reputation and will be building this project in the next couple of years. Read More>>
HCW-Glen91 Mixed Use Project
PAD Rezoning approval for 161 acres located at Bethany Home Road and the Loop 303. Read more>>
Middle Vista
Lennar received approval from the Phoenix City Council on a General Plan Amendment and rezoning request for property located in North Phoenix at the I-17 and Dixileta Drive. Read more>> New Hillstone Restaurant Group Concept in Camelback Corridor The Hillstone Restaurant Group received Phoenix City Council approval on a controversial Phoenix Hearing Officer action to modify the old Donovan’s Steakhouse site for a new restaurant concept. Bill Lally and Ashley Zimmerman Marsh worked with the Hillstone Restaurant Group to obtain the approval, which will allow the development of a fresh and exciting new restaurant concept at the southeast corner of Camelback Road and 31st Street.
Northern Crossing
Lennar Corp. obtained Final Plat approval for its new community Northern Crossing, a new, 279-lot entry-level and first-time move up community located at the northeast corner of Northern Avenue and Cotton Lane in unincorporated Maricopa County. Read more>>
North Copper Canyon Ranch (aka Austin Ranch)
Tiffany & Bosco provided entitlement assistance to Courtland Communities in amended their existing 358 acre Austin Ranch PAD and added 192+ acres of land to the master planned community as part of a rebranding to new North Copper Canyon community name. The PAD Amendment creates viable single-family subdivisions throughout North Copper Canyon while removing a multi-family land use adjacent to the wastewater treatment facility, high pressure gas main, transmission lines and a heavily traveled roadway for solid waste trucks. In turn, a viable nonresidential land use is provided within North Copper Canyon to add jobs. The lot width modifications being proposed do not impact the surrounding school system as the changes equate to no density increase. With school sites already owned by Dysart Unified School District within North Copper Canyon, the request will allow for reasonable development and sound school planning. NU Car Rental Nu Car Rental recently entered the rental car market and is aiming to expand in the Phoenix area. We have worked with Nu Car on required development and use approvals for this expansion. Palmaire Residential - Historic Glendale, Opportunity Zone Project Development approvals for a duplex residential development Located in the historic Glendale area. This development will bring much needed revitalization in this area designated as an Opportunity Zone area.
Terraces at New River - Multifamily Residential
PAD Rezoning approval for a 17 acre property at the Loop 101 and Bell Road for a 24 du/acre Class A multifamily development. Read more>>
City of Surprise Development Code Update
The City of Surprise is updating their development code and rebranding the Surprise Unified Development Code (SUDC) to the Land Development Ordinance (LDO). Much of the discussion with stakeholders, the Planning & Zoning Commission and the City Council has concentrated on how to address narrow lot subdivisions and the accompanying side yard setback issues discussed since the kickoff of the LDO’s adoption late in 2019. The LDO also proposes a Planned Unit Development (PUD) overlay to address developments needing to deviate from the proposed LDO’s development standards similar to the existing Planned Area Developments (PAD’s) throughout the City. The latest efforts have centered on finding a solution to the number of narrow lot subdivisions. The Planning and Zoning Commission and City Council are encouraging City staff to continue collaborating with stakeholders, which Tiffany & Bosco is a part of, on the quantity of narrow lots within any given subdivision plat to proactively address the known long-term problems. In addition to the above items, the City’s LDO update is a comprehensive overhaul of the current SUDC. Recent discussions have also included updated procedure types and applications, the revised Conditional Use Permit (CUP) process, and analysis of the Land Use Matrix from the SUDC vs the LDO to illustrate the changes in regulations from current zoning districts in the SUDC vs the proposed LDO.
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