[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6238727,"mediaKeyId","3348530-b52813a7ddfc71d079c0c85a72394f6d","parentId",3348530,"title","Planning commission recommends amended 2‑story independent‑living project at Dynamite and Alma School to city council","audioSeconds",4588,"startMs",614000,"endMs",5202000,"viewUrl","/Search/View?dp=1&key=3348530-b52813a7ddfc71d079c0c85a72394f6d&start=614&end=5202","thumbnailUrl","https://assets.pipeline.soar.com/3348530-b52813a7ddfc71d079c0c85a72394f6d/thumbnail_614000.jpg","articleUrl","/articles/6238727/Scottsdale/Maricopa-County/Arizona/Planning-commission-recommends-amended-2story-independentliving-project-at-Dynamite-and-Alma-School-to-city-council","mediaUrl","https://secure.pipeline.soar.com/6238727-07e2f107d10cad094712213cc4f132a5/orig.mp4?Expires=1770732883&Signature=EqxuG4-s3xGV7wzZzcs29Iotbs2RGmzrkfnp5urZPwoTKxKC1XQVkPzeqOXHhblPU4HECCMFVoqz6Qtxcgn-v-jXiW2HpONqs1mjNcTONbIL9ih0ig4-i~1O88UpGIGQsA23rN6EITy-uPX5RIzMkwDPcyK9IdEd3mu1jbDzRkzN~hvIo7ktHWexX9JCAu97fXqjUbFOXvL~P~h63BvfEfeEHeHfyMxswrNeeurpolVuAM5SrSAukw2hhNGrmSvO9xYGqLEiGUAAqlh8gQ4fI5xkAGYGEMb-5i5OdVI0rpfX-pWyPMeWtppVSfP5vhkYtviSf0OCFe5ydlWP9x~bBg__&Key-Pair-Id=KUT5TJCACFTXG","author","City of Scottsdale, AZ","date","2025-05-15T14:14:38Z","article","The Scottsdale Planning Commission voted to recommend approval to City Council of a revised development plan for the Artessa Tuzian project at Dynamite and Alma School, asking that the council consider the applicant’s recent change that removes a third story and reduces the residential component to 47 units.

The commission’s recommendation, approved after debate and a failed initial motion, forwards the zoning map amendment and updated development plan to City Council “as amended based on the applicant’s changes,” per the motion that passed on a roll‑call vote.

Staff planner Jeff Barnes told commissioners the 22.26‑acre site is currently zoned Planned Community Center (PCC) with the Environmentally Sensitive Lands (ESL) overlay and that the request is for a plan‑shared development overlay and updated development plan. “The request before you tonight … is a recommendation to City Council for approval, zoning district map amendment … on this 22.26 acre site,” Barnes said, describing existing commercial uses at the site’s frontages and an undeveloped rear portion the applicant proposes to redevelop as residential.

Applicant representative Susan Bitter Smith, speaking for Lifestyle Communities, said the team has revised the project based on neighborhood feedback and emphasized the change does not request a zoning‑district change: “We are not asking for a change to the zoning at all,” she said. She said the developer reduced the project’s height and unit count after outreach and provided materials showing lower building heights, larger native open space and reduced asphalt coverage.

Commissioners’ discussion ranged across several issues. Commissioner Ertel and others pressed staff and the applicant on unit counts and the possibility of recommending the project at the originally submitted 67 units. Commissioner Ertel said he would “leave it as is at the 67” if given the chance, while other commissioners and nearby residents supported the applicant’s reduction. Commissioner Hetel raised water‑supply questions for future hearings, saying he planned to press city water staff on how a “hundred‑year supply” claim aligns with proposed water‑reuse investments.

Neighbors at the hearing objected to the project’s timing and outreach to some nearby homeowners. Lisa Black, of 10833 E. Hedgehog Place, asked the commission to allow more time for homeowners to review the applicant’s last‑minute revisions, saying she had “serious concerns” about lighting, traffic and a recent legal conflict between adjacent property owners. Mike Domer, who identified himself as a 50% owner of the adjacent Serene/Bella Sole at Scottsdale North community, said he and his HOA had not been adequately consulted and asked the commission to continue the item so neighbors and the applicant could negotiate on proximity and design. The applicant said it had held multiple open houses and one‑on‑one meetings and had changed the design in response to neighbor concerns.

Key numeric and technical details discussed at the hearing:
- Site area: 22.26 gross acres.
- Existing PCC underlying zoning density allows 4 dwelling units per acre (about 89 units across the whole site); the applicant originally represented 67 units and provided a recent update reducing that to 47 units by removing a third story from the previously proposed three‑story buildings.
- Proposed two‑story villas have a stated height of about 31 feet; the PCC standard noted in staff materials allows up to 36 feet.
- The applicant reported increases in natural area open space and reductions in asphalt coverage and daily trip generation compared with the commercial (grocery) alternative; the applicant provided percentages on those changes in its outreach materials.
- Applicant representatives said they had completed a native plant survey and will follow native plant salvage and construction‑document requirements.

The commission considered two formal motions. An initial motion to recommend approval per the staff report failed. An alternate motion to recommend approval to City Council “per the staff recommended stipulations as amended based on the applicant’s changes” carried on a roll call that recorded unanimous support among commissioners present for that recommendation. The planning commission’s recommendation is advisory; City Council will make the final decision.

Next steps: The case (2ZN2024) will move to City Council for a hearing and final action. The commission’s recommendation reflects the applicant’s revised submittal to remove the third story and reduce the unit count; any further changes would be considered by City Council and in subsequent design‑review steps.

","mediaType","Video","parentTitle","Planning Commission - May 14, 2025","oneSentenceSummary","The Scottsdale Planning Commission voted to recommend approval to City Council of a revised development plan for the Artessa Tuzian project at Dynamite and Alma School, forwarding the applicant’s change that removes a third story and reduces residential units to 47.","taxTitle","Scottsdale, Maricopa County, Arizona","taxId",2563,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6238711,"Staff reports noise‑ordinance review ongoing; planning commission urged clearer standards for applicants and neighbors",801,5818000,6619000,"/Search/View?dp=1&key=3348530-b52813a7ddfc71d079c0c85a72394f6d&start=5818&end=6619","https://assets.pipeline.soar.com/3348530-b52813a7ddfc71d079c0c85a72394f6d/thumbnail_5818000.jpg","/articles/6238711/Scottsdale/Maricopa-County/Arizona/Staff-reports-noiseordinance-review-ongoing-planning-commission-urged-clearer-standards-for-applicants-and-neighbors","https://secure.pipeline.soar.com/6238711-5cbe892fe86085c6b517c53f5f966999/orig.mp4?Expires=1770732883&Signature=oFjTbfnasY4gYTGvDCUrJN1l9TciPswW~MYa39BBn6s-rmbXLRCv8~ca6VteZZFMu2prVUP8OMMD1wURtCiwtK5U-7YwrLuzJWWNzBbPDCaBLoazhdUFsdi6CtZ5w7YrsqSfsHXBdMWjczufDX-kxvbiJCZicZPKTqPvEXuummFWt9I~-eydEYFOdW0W58lr2IjE9DUrD4ctJKNsP5c1rjp6P1UAU4amtcYZSNp3pB5GRzPfGc20fMnWm16XvSZKrLJkZWsjl0ZmAMVuahM4Vg~SiJiPwepZHMWO-4jTPqrIs5Sv-P4zkIUqCaw--ON2qB8s~qbHiMDb1BxzR7BfyA__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff told the Scottsdale Planning Commission that work on updating the city’s noise regulations is ongoing but is being managed through the city manager’s office and code enforcement rather than the zoning code process.

Tim Curtis of the Planning Department gave the update and traced the code’s history. He said Scottsdale’s special noise regulations were adopted in 2010 and that the existing ordinance measures some noise with an A‑weighted decibel metric and a 68 dB threshold for certain activities. Curtis said the city held workshops in late 2023 with more than 100 stakeholders and that city council later asked staff to pursue additional analysis, including additional metrics such as C‑weighting for low‑frequency sound. “A little bit of background … in 02/2010, the city adopted a special noise ordinance … there was regulations to measure based off of the decibel level a band weight level, and they adopted a 68 decibels as the as the measuring stick,” Curtis said.

Curtis said the update has proceeded more slowly than anticipated because of leadership changes at City Hall and competing priorities; he said the city manager’s office expects further internal discussions in the coming weeks and that staff will keep the commission informed. “Although currently there's no time frame for completion of these efforts, I am aware that the city manager's office is looking at the noise ordinance conversation with the city council,” Curtis said.

Commissioners urged clear, measurable standards. Commissioner Joyner noted repeated public and board engagement—citing past lengthy hearings over pickleball and entertainment‑district noise—and called for a decibel standard that residents and businesses can understand and apply. Commissioner Higgs asked whether updated enforcement metrics could be used in conditional‑use permit reviews and whether a stronger city noise standard could reduce ad hoc requirements in land‑use approvals; Curtis said a robust, updated ordinance could become another tool to ensure compatibility and inform permit conditions.

The update was for information; no formal action was taken. Commissioners asked staff to continue coordinating with the city manager’s office, police and code enforcement to produce measurable standards (including consideration of low‑frequency bass) and to return to the commission with progress.","Planning Department staff updated the commission on a year‑long review of Scottsdale’s noise regulations and said the review is led by the city manager’s office and code enforcement; commissioners pressed for measurable standards and quicker work to translate public workshops into an updated ordinance.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6238716,"Commission approves 5‑year renewal for faux‑palm wireless facility near McDowell & Hayden",180,435000,615000,"/Search/View?dp=1&key=3348530-b52813a7ddfc71d079c0c85a72394f6d&start=435&end=615","https://assets.pipeline.soar.com/3348530-b52813a7ddfc71d079c0c85a72394f6d/thumbnail_435000.jpg","/articles/6238716/Scottsdale/Maricopa-County/Arizona/Commission-approves-5year-renewal-for-fauxpalm-wireless-facility-near-McDowell-Hayden","https://secure.pipeline.soar.com/6238716-cc75279ffa0d79e5a023f62a79ffa2ba/orig.mp4?Expires=1770732883&Signature=otNnFF900Y-QC2uCSrp76Vfzf5VOa1WokCmZWyD8puZ4PmSDRiES6FMfGUYrv9shPk6HNYAzOs72VdmQsBkEfF3M9CTf6T~3MHhhtbnRNaepeToNHT62oYsIkjstPJW3AVOczDEuDnzD3WuThenPlffo9O99FkzqRf8iekhyuyIWQYHbZObw8n1qCyjhRpKTOCyjOb4NGF9qs0sx4PCX2r1-Cr7cqgtHUyjJl1kDz7Yd3PeorvDd5PSu0WanT9Le0XEW0RoqjwbEUt83wHLQywAI8fbg-TuMRb~DRNz7P2MV793K5Bg8kAGIHgxM7nYxO7D0vjD0bFrioolNJi4rSA__&Key-Pair-Id=KUT5TJCACFTXG","The Scottsdale Planning Commission voted on the consent agenda to recommend approval of a conditional use permit renewals that would allow existing concealed wireless facilities (faux palm antennas) to remain in place for up to five additional years.

Keith Nieder of the Planning Department presented the consent item, noting two existing faux‑palm wireless communication facilities have been in place since about February 2014: one near McDowell and Hayden and the other near Hayden and Indian School. “This specific one that's on the screen … southeast of the intersection of McDowell and Hayden Road,” Nieder said, adding the sites were initially approved in 02/2015, built in 2017, and renewed in 2020. He said conditional use permits for wireless sites are valid for up to five years and Verizon is not planning modifications at this time.

Commissioner Gonzales said the staff presentation answered his questions, and a motion to recommend approval to City Council for case CUP2014‑3 (recorded in the minutes as 8UP2014 number 3) passed on the consent vote. The motion’s language recommended approval per staff‑recommended stipulations after finding the conditional use permit criteria were met and that the proposed permits are consistent with the adopted general plan.

Because this matter was on the consent agenda, the commission took no separate public‑hearing‑style testimony; staff and the applicant reported no changes to the existing facilities. The recommendation will go to City Council for final action.","On the consent agenda the Planning Commission recommended approval of a conditional use permit to retain an existing concealed wireless facility (faux palm) southeast of McDowell and Hayden for another five years; Verizon indicated no modifications are planned.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6238721,"Planning commission initiates zoning text amendment to implement state adaptive‑reuse changes",786,5119000,5905000,"/Search/View?dp=1&key=3348530-b52813a7ddfc71d079c0c85a72394f6d&start=5119&end=5905","https://assets.pipeline.soar.com/3348530-b52813a7ddfc71d079c0c85a72394f6d/thumbnail_5119000.jpg","/articles/6238721/Scottsdale/Maricopa-County/Arizona/Planning-commission-initiates-zoning-text-amendment-to-implement-state-adaptivereuse-changes","https://secure.pipeline.soar.com/6238721-5d7962f5b3948a8ee140aa6cbebea58d/orig.mp4?Expires=1770732883&Signature=UnMz5INU1BinCAJHpqQI7PLJEqWo5v9W25WINq2YUmbY5~Qf4xesSWU~HGaJARco1l5fyWo~ep31o5zsctLll9Z6pMQAWWCVjKA3KLlt85jbc~KofxnHbJLhI1CaJVwZ3fupuwNa44wI3L~OWi1QE4T-R60u76yiB-CNd31~zDUeswja3EVx-LGv9jt1M-T1xNaBnZ574jMdi-BpHRB1PpiAUpZvmzrWeQPVxpA53wcJuypauk7hX7PMpAH0Ez7W9AhgYKrimGzKz6V5NeLNReouCSAR6YuDDERoAhZomFiYSBsibPrT4Yld292DMDA3cA6lKmht-vAnLJBcT5d8Pg__&Key-Pair-Id=KUT5TJCACFTXG","The Scottsdale Planning Commission voted to initiate a zoning text amendment to implement recently enacted state provisions that affect adaptive reuse of commercial properties for multifamily residential use.

Planning staff said the effort follows state action that first created and later clarified rules for converting functionally obsolete commercial buildings to residential use. The commission voted to initiate the textual amendments so staff can prepare draft ordinance language and public outreach materials for subsequent hearings.

Planner Ryan (presenting) and other staff described the statute history for commissioners. “This initiation … started in 2024 with House Bill 2297,” staff said, recounting that the earlier legislation established objective criteria for conversions and restricted municipalities from requiring local public‑hearing processes for some conversions. Staff also said a more recent bill, recorded in the hearing as \"House Bill 20 21 10,\" clarifies and modifies conversion calculations and changes how the city must count eligible parcels. Staff repeatedly noted the new statute carries an emergency clause imposing a procedural deadline for local code updates.

Staff told commissioners Scottsdale previously limited conversions conservatively (about 1% of commercial area) after internal analysis but that the new law changes the metric (from building area to parcel counts) and requires at least 10% conversion in applicable locations unless excluded by statutory exemptions. The statute exempts historic districts and properties in the immediate vicinity of airports and allows the city to protect up to 10% of commercial parcels as important commercial or employment hubs. Staff said the city will also apply sound‑level and other statutory exclusions.

Commissioners asked for clarification about statute language limiting how newly approved multifamily conversions can be used as the basis for future conversions; staff explained the provision is intended to prevent a chain of approvals that would allow successive sites to rely on earlier approvals to justify greater density. Commissioner Hertel asked whether other Arizona cities applied different percentages under the prior law; staff said some communities, such as Gilbert, had used a higher percentage (5%) and that Scottsdale’s original 1% choice arose from a city‑wide analysis.

The commission voted to initiate the text amendment so staff could prepare a draft implementing ordinance and public outreach. Staff said the deadline driven by the statute’s emergency clause requires code changes to be in place by early July and that staff is aiming to bring a draft back to the commission on May 28 and to City Council on or before June 24 to meet the statutory timeline.

","Staff asked the Planning Commission to initiate a text amendment to update Scottsdale’s zoning code to reflect recent state legislation on adaptive reuse of commercial properties to multifamily; commissioners voted to initiate the amendment and staff will return with draft ordinance language for further public review.","actionData","errors"]

Article not found

Planning commission recommends amended 2‑story independent‑living project at Dynamite and Alma School to city council

Staff reports noise‑ordinance review ongoing; planning commission urged clearer standards for applicants and neighbors

Commission approves 5‑year renewal for faux‑palm wireless facility near McDowell & Hayden

Planning commission initiates zoning text amendment to implement state adaptive‑reuse changes