By Roland Murphy for AZBEX – BEXCLUSIVE
A planned development from Kitchell could deliver 528 new multifamily units and a new public school to a 36.85-acre site near the SEC of 63rd Avenue and Baseline Road in the Laveen Village area of Phoenix.
The site is currently agricultural land zoned for Commerce Park/General Commerce Park Option. Kitchell is requesting two zoning changes. The first would rezone 21.75 acres to Intermediate Commercial, Height Waiver, Density Waiver, and the second would rezone 15.1 acres to Intermediate Commercial.
The northern portion of the property would see the multifamily development, while the school would be built to the south. The surrounding properties on three sides are vacant but proposed for development, including a planned hospital to the north, a planned multifamily to the south and more planned multifamily and a theater to the east on the other side of Loop 202. Ranch/farm residences and single-family residential uses are noted to the west.
According to the staff report prepared for Phoenix’s Laveen Village Planning Committee, as well as supporting documents, the multifamily component would have a density of 24.28 units/acre with a lot coverage of slightly less than 24%. Building heights would be three stories/40 feet for the first 150 feet, with an increase of one foot for every five feet up to four stories/48 feet.
The proposed mix calls for 216 one-bedroom, 264 two-bedroom and 48 three-bedroom units. Planned amenities include a pool area, a desert garden space, an open space area on the east side of the property, and a dog park. The architectural style is planned for a “modern farmhouse” look with pitched roofs, overhangs and accents that include brick veneer, window shutters and vertical siding.
The staff report says the plan “includes a multi-use trail along the Laveen Area Conveyance Channel, shaded pedestrian walkways, and shaded bicycle and vehicle parking areas. These improvements will create a comfortable pedestrian environment, reduce the urban heat island affect (sic), and make the walk to nearby destinations safer and more comfortable.”
As of Oct. 13, one statement of opposition and one statement of support had been received from nearby residents. The opponent claims to own five houses in the Avalon Village community and says, “We do not want the additional congestion, crime, garbage, etc., of another 528 residences in that small area. We especially don’t want a gaggle of ugly box-like three story apartments across the street from our properties. It will absolutely diminish our property values and make living in Avalon Village far less desirable.” He asks that the request be denied and that his message be counted as five declarations of opposition.
Despite the standard opponent claims of diminished property values arising from multifamily development near existing single-family, nearly all current research shows multifamily development—including even subsidized and other affordability-focused development—actually increases home values. By all indications, Kitchell’s Laveen development will not have an affordability-focused component and will be market-rate housing.
The supporting email calls the addition of new units and a new school “great uses of the land,” along with the planned hospital. The resident does, however, express hopes the new development will bring about road improvements and modifications to help with traffic and congestion that could be generated by the new development.
The Laveen Village Planning Committee will consider the request this week. Kitchell is the project owner through subsidiary Laveen Baseline LLC. The design firm is BMA Architecture, and the project is represented by Berry Riddell, LLC.
