Pulte Homes’ detailed vision for a master-planned development which could mimic the size of Anthem at full buildout on 6,355 acres of state trust land near TSMC was unveiled during an informal neighborhood meeting last month.
This new development, called NorthPark, is poised to greatly impact the landscape of the North Phoenix region, due to its size, accessibility to freeways, and close proximity to TSMC and the surrounding science and technology park.
The proposal includes a mix of single- and multi-family housing units, a mixed-use office and commerce park, and dedicated open space for the City of Phoenix to manage, all in the new growth hotbed at the southwest corner of I-17 and Loop 303.
And now the public is invited to learn more and ask questions at the first formal neighborhood meeting on Wednesday, Nov. 13 at Beuf Community Center.
Pulte has been actively working with the State Land Department and the City of Phoenix in the hopes of acquiring the parcels through a future state auction on the trust acreage. [See “Pulte Applies for 6,000 Acres South of Loop 303,” Valley Vibe, February 2024]. But, even if the state agrees to put the parcels up for auction, there’s no guarantee that Pulte would be the successful bidder. Pulte’s legal representative Carolyn Oberholtzer pointed out that the parcels would not be sold as one project, it would happen over time.
“So when people are concerned about a crushing amount of development happening all at once, I assure you it will be phased and metered over time, and that’s so they [State Land Department] can maximize the value,” Oberholtzer told the crowd at the meeting.
In preparation for a potential auction, the proposal requires rezoning approval from the City along with amendments to the General Plan. The property is currently zoned S-1, allowing for 1 dwelling per acre, however the proposal is to allow 3 units per acre which would allow for up to 19,247 dwelling units.
If NorthPark proceeds as planned, it will serve as the connection point between the technology Park in and around TSMC to the residential communities south of the CAP canal—Stetson Valley and Circle Mountain Ranch. It’s envisioned as a live, work, play environment with commercial, employment, and residential uses, connected by a future trail system and access to the Sonoran Preserve.
Five separate land uses have been identified within the development, according to the narrative for the proposal presented at the initial neighborhood meeting.
1. Traditional Neighborhood (2,884 acres)
The main residential zone would be developed first, said Oberholtzer, with work beginning on the south end of the development closest to the CAP Canal. Plans call for low-to-medium residential densities situated closer to the Sonoran Preserve and the slopes of Pyramid Peak. Single-family homes would be the predominant use, but medium-density attached homes would also be in the mix. Located within the neighborhood areas, amenities would include recreational open space promoting wildlife movement and habitat preservation, future schools, community trails and paths to create a walkable environment. Small commercial development with retail, dining and service-based conveniences are also part of the plans.
Parks and Recreation
A regional park facility would be built to serve the entire master-planned community. A private community center would serve as a hub offering indoor/outdoor entertainment and could include a fitness center, athletic courts/fields, pool/splash pad, and business center among the many amenities.
Neighborhood parks, pocket parks and small open spaces would be interspersed throughout the different neighborhoods within the development.
Future Elementary Schools and High School
Space for two Deer Valley Unified School District future elementary schools within the residential areas are part of the plan. Plans also include a future high school to serve the area, and it could be located adjacent to the Loop-303 freeway. Deer Valley Unified School District is working closely with the State Land Department regarding the school sites. [See “Explosive Growth Prompts Need for Schools,” Valley Vibe, August 2023.] Currently, the nearest schools to the property are Stetson Hills Elementary, Inspiration Mountain Elementary and Sandra Day O’Connor High School.
2. Neighborhood Village (405 acres)
Within the Neighborhood Village, plans call for a mix of medium- and-higher-density housing types, such as small lot single-family attached and detached homes, multi-family units, townhomes, condominiums, and single-family rental communities. Housing developments would be close in proximity to schools, retail, open space and recreation.
3. Community Core (445 acres)
A blend of mixed land uses, this area closest to the freeways and arterial intersections, would include commercial land uses, such as office buildings, higher-density housing, hospitals and medical facilities, arts, entertainment and performance venues, restaurants and regional retail centers.
4. Innovation Corridor (526 acres)
A business-commerce park environment developed along Loop-303 is the goal of this acreage to complement use types that support existing manufacturing, and regional commerce in the area. All land uses in this zone would be non-residential use types and would be located near freeway corridors and interchanges. Land uses include: office, production, research, processing, distribution, manufacturing, infrastructure, manufacturing, logistics, recreation, commercial services, education and training.
5. Natural Open Space (2,095 acres)
Pulte would donate the acreage to the City of Phoenix for development of future trailheads, picnic areas, scenic lookouts and paved or unpaved multi-use trails/paths within this area of the Sonoran Preserve.
The City and State Land Department have been collaborating on updating the city’s current land use map for open space preservation in NorthPark. The vision for the reconfigured preserve includes a connected park system, preservation of wildlife corridors, and mountain views, and preservation of floodways and drainage corridors, Oberholtzer said. Trails and natural corridors throughout the community will lead to the Sonoran Preserve and public trailheads. Future developers within NorthPark would work with the City of Phoenix Parks Department to define trailhead locations and improvements.
Neighbor Concerns
Nearby neighbors on the west side of I-17 were notified in a letter from the attorney’s office representing Pulte mailed to their homes regarding the informal gathering at the Beuf Community Center last month. More than 60 were in attendance—the majority from the nearby Stetson Valley community—to learn more about the proposed project and voice concerns that a development of its size could bring to the area.
One of the biggest concerns was traffic and the extensions of 51st Avenue and 67 Avenue and the traffic impacts that would affect the Stetson Valley community which lies just to the south of the CAP canal. Currently, the only access point for Stetson Valley residents lies off Happy Valley Road. The extension of 51st and 67th Avenues have always been a part of the City’s zoning map, Oberholtzer said.
Proposed Roadways/Extensions
A network of roadways is planned throughout the development, and results of a traffic analysis are expected soon.
- Dixileta Drive would extend from Interstate 17 to the 67th Avenue alignment and would have six lanes at buildout.
- 43rd Avenue would extend from Loop 303 to the Dixileta Road alignment and would consist of six travel lanes at buildout.
- 51st Avenue would extend from Loop 303 to the existing bridge at the CAP canal with four travel lanes with the potential for upgrading to six lanes at buildout.
- 67th Avenue would extend from Loop 303 to the existing Pyramid Peak Parkway south of the CAP canal and would have six lanes at buildout. And, it will cross the CAP canal.
Water Service & Conservation
NorthPark will be serviced by the City of Phoenix for its water supply. Infrastructure would be designed with sustainability in mind. Reclaimed water and development of a city system to recharge water back into the aquifer, are among the improvements which also include extending the water main along 51st Avenue and development of a large storage tank and booster pump station to enhance water supply. An additional water reclamation facility is planned south of Dixileta Drive between I-17 and North Valley Parkway.
All homes within NorthPark will be designed and certified through the EPA WaterSense Certification program. Landscaping will include native, drought-tolerant plants and grass restrictions.
Next Steps
Two neighborhood meetings are planned for area residents to express concern, make suggestions and get questions answered. After the neighborhood meetings, the proposal will go before the Phoenix North Gateway Village Board before it would progress to the Phoenix Planning and Zoning Department and finally before Phoenix City Council. The entire process is lengthy, with the engineering phase estimated to take two years. Oberholtzer said it could be 2028 before site work could even begin.
Upcoming Community Meeting
6 p.m., Wednesday, Nov. 13
Goelet A.C. Beuf Community Center
3435 W. Pinnacle Peak Road, Phoenix
www.northparkphx.com
PHOTOS COURTESY PULTE GROUP