Scottsdale approves 196-unit Casanti Commons with Cosanti Foundation partnership; rejects Maya nightclub expansion

Planning Commission Approves $90M Casanti Commons Mixed-Use Development; Rejects Maya Nightclub Subgrade Bar Despite Staff Support

On April 24, 2024, the Scottsdale Planning Commission took divergent paths on two major applications: recommending approval of a 196-unit residential-retail mixed-use project on East Shea Boulevard that partners with the Cosanti Foundation, a cultural landmark, while rejecting an underground bar expansion at the Maya Day and Nightclub in the Indian Entertainment District. The Casanti Commons vote passed 6-1 with significant design concessions and cultural benefits; the Maya application failed 3-4, an unusual defeat of a staff-recommended and unanimously approved Development Review Board application.

Key Speeches

Regarding Casanti Commons, attorney John Barry contextualized the project within Scottsdale's cultural legacy:

"Cosanti is on the Arizona registry of historic places... it is also the home of Cosanti Originals makers of the widely collected Artisan craft bronze and ceramic wind Bells first introduced in the 1950s." — John Barry, High Street Residential counsel

On the cultural partnership aspect, Barry emphasized the project's role in elevating awareness of Paulo Solari's architectural legacy:

"This development will support not only Cosanti's use but also School use it supports tourism and the Arts... the representative of the Cosanti foundation at that time when we said maybe some air conditioned space would make some sense they were thrilled." — John Barry

Ivan Fritz, representing the Cosanti Foundation, spoke in support:

"This particular development increases density which is part of our mission... we also will be able to display our art which has a huge advantage of bringing more eyeballs to the Cosanti Foundation in general and we hope more foot traffic to the Cosanti location." — Ivan Fritz, Cosanti Foundation

Regarding the Maya application, Commissioner Scarboro argued that underground placement would reduce noise:

"I'm hearing a lot of discussion around outside noise and yes there's going to be transient noise for patrons who are waiting to get into the facility but I think we're going to see that no matter where you are in this area the benefit is that those people will be enjoying a bar location that is underground so now it's not the transient noise it's the long-term party noise that is going to be greatly reduced." — Commissioner Scarboro

Timeline

Casanti Commons (Cases 2GP2023 and 6ZN2023)

• Staff presentation: Katie Poler presented a rezoning from Commercial to Mixed-Use Neighborhoods with a Planned Unit Development overlay. The project reduces units from 240 to 196 after eliminating a fourth floor at Development Review Board request. Site includes existing commercial buildings (880,000 sq ft) plus new three-story residential building with two underground parking levels. Open space exceeds requirement (25% vs. 10% required). Applicant presentations included John Barry detailing Cosanti Foundation partnership, 75 new trees, 67% reduction in surface parking (43% to 14%), 71% traffic reduction compared to existing zoning rights, 62% water reduction vs. current use, and public art by Paulo Solari at ground level on Shea Boulevard.

• Public comment: Two speakers. Patricia Badenock spoke against, citing crime correlation with population increase, traffic inadequacy, and transience of apartment residents; she requested single-family residential-only zoning. Ivan Fritz of the Cosanti Foundation spoke in strong support, highlighting the air-conditioned educational space and retail outlet for their organization and programs.

• Council discussion: Vice Chair Young raised detailed concerns about tree species and size beneath power lines, negotiating for 54-inch box trees in the second row instead of 48-inch. Commissioner Kaminsky raised concerns about architectural integration and the lack of Cosanti-inspired design elements in the building itself. Commissioner Gonzalez noted his experience at Cosanti and agreed that shade structures (trellises, trees) were important. Commissioner Ell questioned water infrastructure sufficiency and was satisfied that preliminary engineering had been completed. Multiple commissioners (particularly Commissioner Ell) engaged in detailed traffic analysis with Barry, confirming that the 71% traffic reduction relative to permitted commercial use was accurate and that four access points would distribute traffic across Shea Boulevard, 70th Street, and adjacent routes.

• Vote: 6-1 approval. Yes: Chair Higs, Vice Chair Young, Commissioner Gonzalez, Commissioner Kaminsky, Commissioner Ell, Commissioner Scarboro. No: Commissioner Serena.

Maya Day and Nightclub Subgrade Bar (Case 9UP2012 #3)

• Staff presentation: Greg Bloomberg presented a request for a conditional use permit to add a subgrade (basement-level) speakeasy bar below the existing Maya Day and Nightclub. The proposal includes approximately 150-person capacity accessed via 16 steps and an ADA lift. No amplified live entertainment; one or two unamplified musicians possible. Parking: 32 spaces required, located at the Galleria shopping center 695 feet away (125 feet is the legal minimum distance but compliant with ordinance). Fire Department and staff endorsed. Development Review Board approved unanimously.

• Applicant presentation: Adam Gard (address 3033 North Central Avenue) stated 16 steps to subgrade level, confirmed ADA lift access, noted existing bar capacity of approximately 1,000, projected subgrade capacity of approximately 150, stated parking agreement with Galleria includes 500 additional stalls available nights and weekends.

• Public comment: None recorded.

• Council discussion: Commissioner Ell questioned the number of steps and ADA accessibility, noting concern that disabled patrons parking 695 feet away in the Galleria would have significant difficulty. Commissioner Kaminsky expressed concern that the 32 parking spaces at the Galleria (versus an available, closer ADA space in the right-of-way) created unequal accessibility for disabled patrons and questioned whether the addition of 150 capacity required additional ADA parking per code ratios. Staff clarified no new accessible parking would be required on-site and that the fire department had signed off. Commissioner Ell noted existing uncertainty about final occupancy and parking demand, expressing discomfort voting on a project with incomplete fire/safety planning. Commissioner Scarboro defended the project on noise grounds, arguing that underground placement would contain noise better than above-ground expansion and noted that fire department approval indicated safety was addressed. Commissioner Kaminsky and Commissioner Ell both raised concerns about street queuing and transient noise from patrons waiting outside.

• Vote: 3-4 failure. Yes: Commissioner Scarboro, Commissioner Kaminsky, Chair Higs. No: Commissioner Gonzalez, Commissioner Ell, Commissioner Serena. Absent/Recused: Vice Chair Young (recused at start of item).

AutoNation Temporary Vehicle Storage (Case 3UP2024)

• Staff presentation: Keith Neer presented a conditional use permit for temporary overflow vehicle storage at a restaurant building (constructed 2016, never occupied) at Loop 101 and Frankford Boulevard. AutoNation dealerships (Ford and Subaru) undergoing construction. 181 parking spaces for 40–60 vehicles rotated daily. Primary access via Frankford Boulevard; secondary via cross-easement through adjacent properties to Hayden Road. 18-month timing stipulation.

• Applicant presentation: Kurt Waller (701 North 44th Street, Phoenix) confirmed daily vehicle rotation between dealerships and off-site storage, no customer interactions, no maintenance or service, no semi-truck carriers, employees shuttling vehicles.

• Public comment: None.

• Council discussion: Commissioner Gonzalez asked detailed questions about access points, traffic impact near the Loop 101/Frankford intersection, and the specific vehicle rotation volume. Waller clarified that employees use dealership vehicles to shuttle inventory and that the main access point on Frankford Boulevard has no left-turn lane (forcing use of the Hayden Road easement). Commissioner Kaminsky observed that the temporary, 18-month use would likely generate less traffic than the originally approved restaurant use.

• Vote: 6-1 approval. Yes: Chair Higs, Vice Chair Young, Commissioner Kaminsky, Commissioner Ell, Commissioner Scarboro, Commissioner Serena. No: Commissioner Gonzalez.

Opposition

Casanti Commons:

• Number of speakers against: 1
• Main concerns:
  1. Crime correlation with population increase; no assurance of security infrastructure
  2. Traffic studies outdated and inadequate; Shea Boulevard already congested
  3. Density and height (apartments) inappropriate; lack of ownership pride vs. single-family homes
  4. Transience of apartment residents harmful to neighborhood stability
  5. "Jam and cram" development diminishes freedom and independence
  6. Request for single-family residential-only zoning at smaller parcel sizes (half or one acre)
• Most compelling argument: Patricia Badenock's assertion that infrastructure (traffic, security) is already inadequate and the city is prioritizing developer profit over quality of life and carrying capacity.
• Organized groups: None identified.

Maya Nightclub:

• Number of speakers against: 0 (public comment phase produced no opposition speakers, though commissioner debate indicated concern)
• Main concerns raised by commissioners:
  1. Street queuing and transient noise from patrons waiting outside
  2. ADA accessibility: disabled patrons parking 695 feet away at Galleria vs. 125-foot minimum
  3. Uncertainty about final occupancy and parking demand before fire/safety approval
  4. Adding capacity (150) to existing 1,000-person venue increases density in already-dense entertainment district
  5. Parking ratio calculation based on square footage (not occupancy) leaves questions about actual demand
  6. Risk of enforcement issues similar to recent other nightlife venue problems
• Most compelling argument: Commissioner Kaminsky's observation that providing parking 695 feet away for a new nightlife venue contradicts accessibility principles when patrons with disabilities cannot equally access the facility.

Support

Casanti Commons:

• Number of speakers in support: 1 (Ivan Fritz, Cosanti Foundation)
• Main benefits cited:
  1. Increased density in central Scottsdale aligns with Cosanti Foundation's mission
  2. Air-conditioned exhibition and retail space increases visibility and visitor traffic to Cosanti itself
  3. Educational/flex space (500 sq ft) enables year-round programming (tile-making, silk-casting workshops) currently limited by Cosanti's outdoor exposure
  4. Revitalization of underutilized shopping center economically stabilizes the area
  5. Supports small adjacent businesses via walkable resident population (counters Amazon-era decline)
  6. 196 units address housing shortage in central Scottsdale (oldest housing stock in city, 98% occupied)
  7. 71% traffic reduction vs. permitted commercial use; 62% water reduction vs. existing use
  8. 67% reduction in surface parking; 75 new trees; elimination of ~1 acre of black asphalt
  9. Public art and cultural partnerships honor Paulo Solari legacy
• Most compelling argument: Ivan Fritz's testimony that the project's density and foot traffic directly serve the Cosanti Foundation's educational and economic mission, making it a rare alignment of private development and cultural preservation.

Maya Nightclub:

• Number of speakers in support: 0
• Commissioner support (Scarboro, Kaminsky, Chair Higs):
  1. Underground placement mitigates long-term party noise by containing sound
  2. Fire Department approval indicates safety requirements met
  3. Unamplified music requirement mitigates amplified-noise issues
  4. Existing above-ground bar already has live entertainment use permit and louder amplification potential
  5. 18-month temporary use (consistent with other permits) manageable

Project Details

Casanti Commons

• Case numbers: 2GP2023 and 6ZN2023
• Applicant / developer: High Street Residential
• Attorney: John Barry, 6750 East Camelback Road, Scottsdale
• Location / address: Northeast corner of East Shea Boulevard and North 7th Street, Scottsdale
• APN: Not stated in transcript
• Current zoning → Proposed zoning: C2CP (Central Business Commercial Conditional) + P4 (Parking District) → PUD (Planned Unit Development) + PSD (Planned Shared Development Overlay)
• General Plan Amendment: Commercial → Mixed-Use Neighborhoods
• Density / units / square footage: 196 residential units (reduced from 240); three stories (fourth floor eliminated); 42 ft building height max; existing commercial: 880,000 sq ft; new residential: Two underground parking levels below residential, two below existing commercial
• Changes from previous version: Fourth floor eliminated (44-unit reduction) at Development Review Board request; building moved further from Shea Boulevard; three stories instead of four
• Open space: 25% (exceeds 10% requirement; 152% increase over baseline)
• Parking: Surface parking reduced 67% (from 43% to 14% of site)
• Trees: 75 new trees added (65% increase)
• Traffic: 71% reduction vs. existing zoning rights
• Water: 62% reduction vs. existing use
• Cultural partnership: 840 sq ft retail/exhibition space + 500 sq ft air-conditioned flex classroom for Cosanti Foundation; iconic Paulo Solari public artwork on Shea Boulevard; free one-month annual rent for teachers and parents with Chappel High School students (8-year term); public bike station on Saro Drive
• Landscape: Double row of trees along Shea Boulevard (54-inch box trees in second row per commission recommendation); trellises; 8-foot new sidewalk along Shea
• Community benefits: $90 million investment in shopping center; reinvestment in underutilized property; support for adjacent small businesses; reduction of urban heat island effect

AutoNation Temporary Vehicle Storage

• Case number: 3UP2024
• Applicant / developer: AutoNation (Ford and Subaru dealerships)
• Representative: Kurt Waller, 701 North 44th Street, Phoenix
• Location / address: Northwest corner of Loop 101 freeway and Frankford Boulevard
• APN: Not stated
• Zoning: C3 (Highway Commercial)
• Use: Temporary conditional use permit for overflow vehicle storage
• Parking: 181 parking spaces for 40–60 vehicles rotated daily
• Access: Primary: Frankford Boulevard; Secondary: Cross-easement via adjacent properties (Galaxy parking lot) to Hayden Road
• Duration: 18 months from city council approval; renewal required if longer storage needed
• Building: Existing restaurant building (approved 2016, never occupied) must remain unoccupied during permit term
• Activity: Daily vehicle rotation between Ford and Subaru dealerships and this off-site location; no customer interactions, maintenance, or service; no semi-truck carriers

Maya Day and Nightclub Subgrade Bar

• Case number: 9UP2012 #3
• Applicant / representative: Adam Gard, 3033 North Central Avenue (address not fully stated for property)
• Location / address: Within Maya Day and Nightclub, Indian Entertainment District (bordered by Indian Plaza north, Schuman Lane south)
• APN: Not stated
• Zoning: Existing bar/live entertainment use permit
• Proposed use: Subgrade (basement) speakeasy bar
• Capacity: Approximately 150 persons (existing above-ground bar: ~1,000)
• Access: 16 steps to subgrade; ADA lift from grade to subgrade
• Parking: 32 spaces required; located at Galleria shopping center, 695 feet away (125-foot minimum distance per ordinance, compliant but distant)
• Entertainment: No amplified live entertainment; one or two unamplified musicians proposed; existing above-ground venue has live entertainment use permit allowing amplification
• Approvals to date: Fire Department signed off; Development Review Board approved unanimously in prior hearing
• Outstanding items: Final occupancy determination by Fire Department and Police Department pending final plans and building inspection

Vote Breakdown

Minutes Approval (March 13, 2024)

• Final: 7-0
• Yes: Chair Higs, Vice Chair Young, Commissioner Gonzalez, Commissioner Kaminsky, Commissioner Ell, Commissioner Scarboro, Commissioner Serena

Consent Agenda Item 4AB2023 (Morning Vista Easement Abandonment)

• Final: 7-0
• Yes: Chair Higs, Vice Chair Young, Commissioner Gonzalez, Commissioner Kaminsky, Commissioner Ell, Commissioner Scarboro, Commissioner Serena

3UP2024 (AutoNation Temporary Vehicle Storage)

• Final: 6-1
• Yes: Chair Higs, Vice Chair Young, Commissioner Kaminsky, Commissioner Ell, Commissioner Scarboro, Commissioner Serena
• No: Commissioner Gonzalez

9UP2012 #3 (Maya Day and Nightclub Subgrade Bar)

• Final: 3-4 (Failed)
• Yes: Chair Higs, Commissioner Scarboro, Commissioner Kaminsky
• No: Commissioner Gonzalez, Commissioner Ell, Commissioner Serena
• Abstentions / absences: Vice Chair Young (recused at beginning of item)

2GP2023 and 6ZN2023 (Casanti Commons Mixed-Use Development and Rezoning)

• Final: 6-1
• Yes: Chair Higs, Vice Chair Young, Commissioner Gonzalez, Commissioner Kaminsky, Commissioner Ell, Commissioner Scarboro
• No: Commissioner Serena

Outcome & Next Steps

Casanti Commons: Recommended for approval to City Council by the Planning Commission with the following direction:

• Staff-recommended stipulations apply (including height limit of 42 feet, three-story maximum, 25% open space)
• Development Review Board should pay particular attention to the landscape plan along Shea Boulevard, including the proposed 54-inch box trees for the second tree row
• The development plan conforms to the adopted Scottsdale General Plan 2035 and meets PUD criteria
• The case will return to Development Review Board for detailed design review (lighting, wall heights, landscape details, final parking configurations) and then to City Council for final approval

AutoNation: Approved by the Planning Commission for recommendation to City Council, with the following:

• 18-month timing stipulation; renewal required if longer storage needed
• Staff-recommended stipulations apply
• Conditional use permit criteria deemed met

Maya Day and Nightclub: Application denied by the Planning Commission. The motion for approval failed 3-4. No continuance was announced. The applicant may either withdraw, revise the proposal to address accessibility and noise concerns, or appeal to City Council. The fact that the Development Review Board and staff both recommended approval but the Planning Commission rejected it suggests the applicant would need to substantially redesign (e.g., provide on-site or closer parking with ADA spaces, provide additional sound mitigation, reduce capacity) to gain Planning Commission support in a future attempt.

Controversies & Context

Casanti Commons Opposition & Context:

Patricia Badenock's testimony reflected longstanding Scottsdale tensions over density, traffic infrastructure, and neighborhood character. Her assertion that apartment residents are transient and lack ownership pride echoed arguments common in affluent suburban communities resisting multifamily development. However, Commissioner Ell's detailed traffic analysis during the Q&A revealed that the staff traffic study was accurate: the 1,321 proposed trips would be distributed across four access points, and the net impact (71% reduction vs. existing commercial zoning rights) would actually improve conditions relative to what is legally permitted. The project's partnership with the Cosanti Foundation—a voter-designated cultural icon—appears to have been decisive in offsetting density concerns; the developer's willingness to reduce units from 240 to 196, eliminate surface parking, and partner with a nonprofit cultural institution differentiated this application from "typical" density complaints.

Maya Application & Fire/Safety Disconnect:

The unusual 3-4 rejection of the Maya subgrade bar despite unanimous Development Review Board and staff endorsement indicates a philosophical disagreement between DRB (which focuses on design, operations, and safety standards) and the Planning Commission (which has broader community-impact discretion). Commissioner Ell's concern that the project had not yet finalized occupancy, parking ratios, and fire-code compliance prior to Planning Commission vote suggests commissioners felt the application was incomplete. The ADA accessibility issue—disabled patrons parking 695 feet away in an off-site garage—raised by Commissioner Kaminsky highlighted a real equity problem that staff and DRB may not have fully weighed. The rejection also appeared to reflect broader commission skepticism about entertainment-district intensification; the Indian Entertainment District is already dense, and even commissioners supportive on noise grounds (Scarboro) did not move to override concerns about cumulative density.

General Plan Consistency & Sustainability:

Both approved projects aligned with the adopted Scottsdale General Plan 2035: Casanti Commons fits the Mixed-Use Neighborhoods and Economic Vitality goals (retention of small businesses via new residents, public art, cultural partnerships); AutoNation's temporary use was deemed consistent with interim land-use. The Casanti project also directly implemented the General Plan's stated goal to "develop partnerships with groups such as... Cosanti Foundation," making it a rare case where a private development actively fulfilled a public-sector cultural objective.

Duration

• Casanti Commons (Items 5 & 6): Approximately 75 minutes (staff presentation ~12 minutes, applicant presentation ~35 minutes, public comment ~8 minutes, commission discussion ~20 minutes)
• Maya Day and Nightclub (Item 4): Approximately 35 minutes (staff presentation ~8 minutes, applicant brief, public comment 0, commission discussion ~27 minutes)
• AutoNation Temporary Storage (Item 2): Approximately 25 minutes (staff presentation ~5 minutes, applicant Q&A ~15 minutes, commission discussion ~5 minutes)
• Total meeting: Approximately 145 minutes (2 hours 25 minutes)

Other Notable Items

Morning Vista Easement Abandonment (4AB2023): Unanimously approved 7-0 on consent agenda with no discussion or public comment.