Attachment B - Staff Report - Z-85-24-3.pdf

City of Phoenix — Formal (2024-12-04)

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Staff Report Z-85-24-3
October 7, 2024

North Mountain Village Planning
Committee Meeting Date:
October 16, 2024
Planning Commission Hearing Date:
November 7, 2024
Request From:
R-3 (Multifamily Residence District)
(1.26 acres)
Request To:
R-3 Hillside DNS/WVR (Multifamily
Residence District, Hillside Density
Waiver) (1.26 acres)
Proposal:
Hillside Density Waiver for single-family
residential
Location:
Approximately 170 feet east of the
northeast corner of 13th Avenue and
Peoria Avenue
Owner:
Empire J Properties, LLC
Applicant:
Ty Utton, Rose Law Group, PC
Representative:
Jon Gillespie, Rose Law Group, PC
Staff Recommendation:
Approval, subject to stipulations

General Plan Conformity
General Plan Land Use Map Designation
Residential 10 to 15 dwelling units
per acre and Parks / Open Space-
Publicly Owned
Street Map
Classification
Peoria Avenue
Collector
33-foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Promote neighborhood
identity through planning that reinforces the existing landscaping and character
of the area. Each new development should contribute to the character identified
for the village.
As stipulated, the proposal will promote neighborhood identity by incorporating density
limitations, landscape enhancements, and architectural design requirements. These
will also promote the visual integrity and character of the hillside area.
ATTACHMENT B

Staff Report: Z-85-24-3
October 7, 2024
Page 2 of 14

CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of
local conditions and surrounding neighborhoods.
The proposal for a single-family detached residential community allows for a housing
product consistent with other single-family developments in the area. As stipulated, the
project will incorporate enhanced landscaping, shaded detached sidewalks, and
architectural design requirements to ensure seamless integration with the surrounding
neighborhood.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.
The proposal, as stipulated, includes enhanced landscaping along Peoria Avenue.
This will create a comfortable pedestrian environment along Peoria Avenue by
reducing the urban heat island affect and making the walk to nearby destinations safer
and more comfortable.

Applicable Plans, Overlays, and Initiatives

Housing Phoenix Plan: Background Item No. 6.

Conservation Measures for New Development: Background Item No. 7.

Tree and Shade Master Plan: Background Item No. 8.

Complete Streets Guidelines: Background Item No. 9.

Zero Waste PHX: Background Item No. 10.

Phoenix Climate Action Plan: Background Item No. 11.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Vacant
R-3
North
North Mountain Shaw
Butte Mountain Preserve
R-3
West
Vacant
R-3
East
Multifamily and single-
family residential
R-3
South (across Peoria Avenue)
Multifamily and single-
family residential
R-3

Staff Report: Z-85-24-3
October 7, 2024
Page 3 of 14

R-3 Multifamily Residence District
(Table A: Single-Family Detached Development, Planned Residential Development
Option)
Subject to Hillside Development Standards
The site will be governed by the R-3 (Multifamily Residence District) and Section 710
(Hillside Development Standards). The below table includes both minimum
requirements. The more restrictive standard shall apply.
Standards
R-3 PRD
Requirements
Hillside
Requirements
Provisions on the
Proposed Site Plan
Gross
Acreage

-
Total: 1.26 acres
Under 10%: 0.44 acres
10%-14.9%: 0.42 acres
15%-19.9%: 0.34 acres
20%-24.9%: 0.06 acres
Maximum
Number of
Units
8; up to 15 with bonus Under 10% Slope: 3;
5 with bonus
10% - 14.9%: 1
15% - 19.9%: 0
4 units (Met with
Density Waiver)
Maximum
Density
(units/gross
acre)
6.5; 12 with bonus
Under 10% Slope:
Same as R-3
10% - 14.9%: 1.80
15% - 19.9%: 1.10
3.17 (Met with Density
Waiver)
Maximum Lot
Coverage
50%, with an
additional 10% for an
ADU and/or attached
shade structure
Maximum of 25% of
the hillside portion of
the lot.
10% (Met)
Minimum Building Setbacks
Perimeter
Streets
15 feet (in addition to
landscape setback)
As required by zoning
district
Not Specified
Perimeter
Property
Lines
Rear
1-story building: 15
feet
2-story building: 20
feet

Side
1-story building: 10
feet
2-story building: 15
feet
As required by zoning
district
Rear
20 feet (Not Met)

Side
Not Specified

Staff Report: Z-85-24-3
October 7, 2024
Page 4 of 14

Interior
Property
Lines
Front
10 feet

Side
None

Rear
None
Front and Rear
As required be zoning
district

Side
10 feet
Front
10 feet (Met)

Side
Not Specified
Minimum Landscape Setbacks
Perimeter
(Adjacent to
street)
15 feet average, 10
feet minimum
N/A
15 feet (Met)
Maximum
Building
Height
2 stories and 30 feet,
3-story buildings up to
30 feet are permitted
with Design Advisor
approval for
enhanced
architecture
2 stories and 30 feet,
not to exceed 30 feet
above the natural
grade of the lot or
parcel at any section
through the structure.
2 stories and 26.5 feet
(Met)
Common
Areas
Minimum 5% of gross
area
N/A
Not Specified
Minimum
Parking
Standards
8 spaces
N/A
8 spaces (Met)

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 1.26 acres located approximately 170 feet east of the
northeast corner of 13th Avenue and Peoria Avenue from R-3 (Multifamily
Residence District) to R-3 Hillside DNS/WVR (Multifamily Residence District,
Hillside Density Waiver) for a Hillside Density Waiver for a single-family residential
subdivision. The subject site is currently vacant.

Staff Report: Z-85-24-3
October 7, 2024
Page 5 of 14

GENERAL PLAN
2.
The subject site is
designated as
Residential 10 to 15
dwelling units per
acre and Parks/Open
Space – Publicly
Owned.
The areas to the
north and east are
designated
Residential 10 to 15
dwelling units per
acre and Park/Open
Space – Publicly
Owned.
The areas to the
south (across Peoria
Avenue) and west
are designated
Residential 10 to 15
dwelling units per acre. The proposed R-3 Hillside DNS/WVR zoning district is
consistent with the General Plan Land Use Map designation.

SURROUNDING LAND USE AND ZONING
3.
To the north and west is
vacant land zoned R-3
and to the south (across
Peoria Avenue) and east
are multifamily and
single-family homes
zoned R-3.

General Plan Land Use Map; Source: Planning and Development Department

Staff Report: Z-85-24-3
October 7, 2024
Page 6 of 14

PROPOSAL
4.
Site Plan
The proposal is for a four-lot subdivision in a hillside area. The conceptual site
plan, attached as an exhibit, depicts the site layout including the location of the
proposed homes and their associated garages, the hillside contours, landscape
area, pedestrian pathways, common areas, vehicular circulation, and trash
enclosure. The site will have one point of ingress/egress on Peoria Avenue.

Conceptual Site Plan; Source: ProCa Design LLC.

A Hillside Density Waiver will be required to permit the proposed number of units.
Properties (or portions thereof) that have a slope of 10 percent or greater are
subject to the Hillside Development standards outlined in Section 710 of the

Staff Report: Z-85-24-3
October 7, 2024
Page 7 of 14

Phoenix Zoning Ordinance. These regulations are intended to preserve the visual
integrity and character of hillside areas, while allowing reasonable development
which is both safe and functional.

The slope analysis classifies the site into slope categories and applies a density
multiplier to determine the number
of units permitted in each
category. The intent is to
encourage greater density in the
lower slope categories by applying
a higher density multiplier;
conversely, a lower multiplier
applies to areas with more severe
slopes to discourage
development. Per the Zoning
Ordinance, residential units
permitted in higher slopes are
permitted to be shifted in lower
slopes. However, residential units
permitted in lower slopes, are not
allowed to be shifted in higher
slopes without a hillside density
waiver.

The proposal includes
constructing a portion of two units
and the entirety of one unit within
the 10 to 15 percent slope area.
According to Section 710.C.1, the
maximum allowable density in this
slope area is 1.80 dwelling units
per acre. To achieve the proposed
density, the applicant is pursuing
a Hillside Density Waiver.

Slope Analysis Plan; Source: Kimley-Horn and Associates, INC.

Staff recommends Stipulation No. 1 to limit the development to a maximum of four
units to ensure the site develops as proposed. To promote enhanced walkability
and shade, Stipulation No. 2 requires enhanced landscape setback planting
standards, and Stipulation No. 3 requires a shaded detached sidewalk along
Peoria Avenue. To preserve the visual integrity and character of the hillside area,
Stipulation Nos. 4 and 6 require that no structures be built above the 15 percent

Staff Report: Z-85-24-3
October 7, 2024
Page 8 of 14

slope line, and that all disturbed areas not covered by structures or paving be
revegetated with plant species from the Sonoran Desert Plant List found in the
adjacent undisturbed areas.

5.
Conceptual Building Elevations
The conceptual building elevations, included as an exhibit, illustrate the proposed
single-family homes. The plans feature two distinct architectural styles, each with
multiple windows, front and rear balconies, and a garage. Staff recommends
Stipualtion No. 5 to require the materials, colors, textures and finishes of all
structures to match and blend with the surrounding undisturbed area.

Conceptual Building Elevations; Source: ProCa Design LLC.

Staff Report: Z-85-24-3
October 7, 2024
Page 9 of 14

STUDIES AND POLICIES
6.
Housing Phoenix Plan:
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing
with the vision of creating a stronger and more vibrant Phoenix through increased
housing options for residents at all income levels and family sizes. Phoenix’s rapid
population growth and housing underproduction has led to a need for over 163,000
new housing units. Current shortages of housing supply relative to demand are a
primary reason why housing costs are increasing.

The proposed development supports the Plan’s goal of preserving or creating
50,000 housing units by 2030 by providing housing that will address the supply
shortage at a more rapid pace while using vacant or underutilized land in a more
sustainable fashion.

7.
Conservation Measures for New Development
In June 2023, the Phoenix City Council adopted the Conservation Measures for
New Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s Five
Core Values in the General Plan which calls for Phoenix to - Build the Sustainable
Desert City. The Conservation Measures for New Development policy includes

Staff Report: Z-85-24-3
October 7, 2024
Page 10 of 14

direction to develop standards for consideration as stipulations for all rezoning
cases that will address best practices related to water usage in nine specific
categories. This is addressed in Stipulation Nos. 7 through 11.

8.
Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontage should be detached from
the curb to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect. The
proposal, as stipulated, will create a comfortable streetscape environment with an
enhanced landscape setback and a shaded detached sidewalk along Peoria
Avenue. These are addressed in Stipulation Nos. 2 and 3.

9.
Complete Streets Guidelines
The City of Phoenix City Council adopted the Complete Streets Guiding Principles.
The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. The proposed development, as
stipulated, will support walking, bicycling, and transit use by including a shaded
detached sidewalk along Peoria Avenue. This is addressed in Stipulation No. 3.

10. Zero Waste Phoenix PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal to
become a zero waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs.

Recycling services are provided by the city for all single-family residential
developments.

11. Phoenix Climate Action Plan
In October 2021, the Phoenix City Council approved the Climate Action Plan. The
Climate Action Plan will serve as a long-term plan to achieve greenhouse gas
emissions reductions and resiliency goals from local operations and community
activities as well as prepare for the impacts of climate change. This plan contains
policy and initiatives regarding stationary energy, transportation, waste
management, air quality, local food systems, heat, and water. Goal W2 (Water),
Action W2.4, pertains to the implementation of the Greater Phoenix Metro Green
Infrastructure (GI) and Low Impact Development Details for Alternative Stormwater
Management to benefit the environment, promote water conservation, reduce
urban heat, improve the public health, and create additional green spaces. This

Staff Report: Z-85-24-3
October 7, 2024
Page 11 of 14

goal is addressed in Stipulation No. 9, which requires a minimum of one GI
technique for stormwater management to be implemented in this development.

COMMUNITY CORRESONDENCE
12. As of the writing of this report no letters of support or opposition have been
received for the request.

INTERDEPARTMENTAL COMMENTS
13. The Street Transportation Department requested a detached sidewalk be provided
along Peoria Avenue, which is addressed in Stipulation No. 3. Additionally,
Stipulation No. 12 requires the dedication of Peoria Avenue and Stipulation No. 13
requires that the developer replace and construct all improvements in the right-of-
way with all required elements and to ADA standards.

14. The Hillside review team within the Site Planning Division of the Planning and
Development Department has requested that no structures be built above the 15
percent slope line; that the materials, colors, textures and finishes of all structures
match and blend with the surrounding undisturbed area; and that all disturbed
areas not covered by structures or paving be revegetated with plant species from
the Sonoran Desert Plant List found in the adjacent undisturbed areas. Stipulation
Nos. 4, 5, and 6 address these requirements.

OTHER
15. The site has not been identified as being archaeologically sensitive. However, in
the event archaeological materials are encountered during construction, all ground
disturbing activities must cease within 33-feet of the discovery and the City of
Phoenix Archaeology Office must be notified immediately and allowed time to
properly assess the materials. This is addressed in Stipulation 14.

16. Staff has not received a completed form for the Waiver of Claims for Diminution in
Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required by
the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to final site plan approval. This
is addressed in Stipulation No. 15.

17. Development and use of the site are subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements. Other
formal actions such as, but not limited to, zoning adjustments and abandonments
may be required.

Staff Report: Z-85-24-3
October 7, 2024
Page 12 of 14

Findings

1.
The proposal is consistent with the General Plan Land Use Map designation of
Residential 10 to 15 dwelling units per acre and with the surrounding land uses.

2.
The proposal, as stipulated, will promote the visual integrity and character of the
hillside area.

3.
The proposal as stipulated, will incorporate landscaping and shading that will
enhance the location, consistent with General Plan goals and principles.

Stipulations:

1.
The development shall be limited to a maximum of four units.

2.
All landscape setbacks shall be planted with minimum 2-inch caliper, large
canopy, drought-tolerant trees, 20 feet on center, or in equivalent groupings,
with five 5-gallon shrubs per tree, as approved by the Planning and
Development Department. Where utility conflicts exist, the developer shall work
with the Planning and Development Department on alternative design solutions
consistent with a pedestrian environment for installing the required plants.

3.
The sidewalk along Peoria Avenue shall be a minimum of 6 feet in width and
detached with a minimum 5-foot-wide landscape strip located between the
sidewalk and back of curb and planted to the following standards, as approved
by the Planning and Development Department.

a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant,
shade trees planted 20 feet on center, or in equivalent groupings.

b. Drought tolerant vegetation to achieve a minimum of 75% live coverage.

Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment for installing the required plants.

4.
No structure shall be built above the 15% slope line per the approved Slope
Analysis, as approved by the Planning and Development Department.

5.
The materials, colors, textures and finishes of all structures (including
architectural elements, walls, fences and retaining walls) shall match and blend

Staff Report: Z-85-24-3
October 7, 2024
Page 13 of 14

with the adjacent surrounding undisturbed area, as approved by the Planning
and Development Department.

6.
All disturbed areas not covered by structures or paving must be revegetated
with plant species from the Sonoran Desert Plant List that exists in the adjacent
undisturbed area, as approved by the Planning and Development Department.

7.
Only landscape materials listed the Approved Plant Species List for Sonoran
Preserve Edge Treatment Guidelines (Section 507 TAB II of the Zoning
Ordinance) shall be utilized within the landscape areas and improved common
areas, as approved or modified by the Planning and Development Department.

8.
Natural turf shall not be utilized on individual single-family lots (including the
side and rear yards). This restriction shall be included in the Covenants,
Conditions, and Restrictions for the subdivision.

9.
A minimum of one green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved or modified by the
Planning and Development and/or Street Transportation departments. This
includes but is not limited to stormwater harvesting basins, bioswales,
permeable pavement, etc., per the Greater Phoenix Metro Green Infrastructure
and Low Impact Development Details for Alternative Stormwater Management.

10.
Participation in the City of Phoenix Homeowner’s Association Water Efficiency
Program shall be incorporated into to Covenants, Conditions, and Restrictions
for the subdivision, prior to final site plan approval.

11.
Swimming pools on individual single-family lots shall be limited to 600 square
feet in size.

12.
A minimum 40 feet of right-of-way shall be dedicated and constructed for the
north side of Peoria Avenue.

13.
All streets within and adjacent to the development shall be constructed with
paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands,
landscaping, and other incidentals, as per plans approved by the Planning and
Development Department. All improvements shall comply with all ADA
accessibility standards.

14.
In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-

Staff Report: Z-85-24-3
October 7, 2024
Page 14 of 14

foot radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.

15.
Prior to final site plan approval, the landowner shall execute a Proposition 207
waiver of claims form. The waiver shall be recorded with the Maricopa County
Recorder's Office and delivered to the City to be included in the rezoning
application file for record.

Writer
Samuel Rogers
October 7, 2024

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped July 25, 2024
Conceptual Elevations date stamped July 25, 2024 (2 pages)
Slope Analysis Plan date stamped July 2, 2024 (2 pages)

¯
0
0.06
0.12
0.03
Miles
NORTH MOUNTAIN VILLAGE
COUNCIL DISTRICT: 3
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
8/09/2024
7TH ST
19TH AVE
35TH AVE
NORTHERN AVE
12TH ST
7TH AVE
THUNDERBIRD RD
GREENWAY RD
PEORIA AVE
CENTRAL AVE
39TH AVE
I-17
BUTLER DR
31ST AVE
15H AVE
DUNLAP AVE
CHOLLA ST
CACTUS RD
SWEETWATER AVE
ACOMA DR
Z-112-81
Z-104-82
Z-268-83
Z-44-86
*
*
*
*
R-5
R1-6
R-3A
R-3A
R-3
R-3A
R-3A
R1-6
PEORIA AVE
15TH AVE
9TH D
R
MERCER LN
13TH AVE
12TH AVE
11TH AVE
9TH AVE
10T
H D
R
14TH AVE
COCHISE DR
NORTH LN
BECKER LN
SAHUARO DR
Z-85-24
Ty Utton
Z-85-24
1.26 Acres
QS 29-25
K-7
R-3 ( 1.26 ac.)
R-3 Hillside DNS/WVR ( 1.26 ac.)
R-3
R-3 Hillside DNS/WVR
18
18
22
22
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-85-24.aprx
8/26/2024

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PER PLAN
1.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL
APPLICABLE CODES AND ORDINANCES.
2.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED
UNDERGROUND.
3.
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY
FROM THE ADJACENT RESIDENTIAL DISTRICTS AND WILL NOT
EXCEED ONE-FOOT CANDLE AT THE PROPERTY LINE. NO NOISE,
ODOR, OR VIBRATION WILL BE EMITTED BY USES OUTSIDE OF THE
SITE.
4.
OWNER OF ADJACENT TO PUBLIC RIGHT-OF-WAY IN ACCORDANCE
WITH APPROVED PLANS.
5.
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE
SCREENED TO THE HEIGHT OF THE TALLEST EQUIPMENT.
6.
THIS PROJECT IS LOCATED IN THE CITY OF PHOENIX WATER
SERVICE AREA AND HAS BEEN DESIGNATED AS HAVING AN
ASSURED WATER SUPPLY.
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^Y͘ &d͘
KDDKEZKsZ'
3.31
%
D/EKDDKEZKsZ'
5
%
>Kd^/
50,295
^Y͘ &d͘
>KdKsZ'
10
%
Dy>KdKsZ'
ϰϱ͘ ϬϬ
й
GROSS AREA
55967.00
SQ.FT.
1.28
ACRES
NET AREA
50265.00
SQ.FT.
1.15
ACRES
dKd>Z^
<zEKd^
tWKZ/s
tWKZ/s
tWKZ/s
t<Z>E
t^,hZKZ
Eϭϰd,s
Eϭϯd,s
Eϭϯd,s
Eϭϯd,s
tEKZd,>E
tEKZd,>E
tEKZd,>E
EϭϬd,Z
EϭϬd,Z
t<Z>E
t^,hZKZ
Eϭϭd,s
Eϭϭd,s
Eϵd,s
SITE PLAN
SCALE: 1" = 20'-0"
NORTH
KEYNOTES
1.
DEVELOPABLE AREA LINE
2.
EXISTING 10' X 20' VISIBILITY TRIANGLE, MAXIMUM
MATURE PLANT MATERIAL HEIGHT IN VISIBILITY
TRIANGLE IS 24", NO OBJECT GREATER THAN 1' IN
DIAMETER, BETWEEN 3' AND 10' ABOVE THE ELEVATION
OF THE STREET, MAY BE WITHIN THE SIGHT VISIBILITY
TRIANGLE OR IT'S EXTENSION
3.
PROPOSED BUILDING APPROX 1325 SF PRINT WITH
MAXIMUM HEIGHT 2 STORIES OR 30'
4.
PROPOSED GARAGE FOR NEW BULDING 617 SF
5.
PROPOSED CONCRETE SIDEWALK ABOVE PAVEMENT
LEVEL.
6.
EXISTING WATER METER
7.
NEW CURB
8.
ASPHALTIC CONCRETE - TWO (2) INCHES OF ASPHALTIC
CONCRETE OVER FOUR (4) INCHES OF AGGREGATE
BASE COURSE (ABC). IF THE AGGREGATE MATERIALS
ARE NOT UNIFORMLY BLENDED TOGETHER WATER
SHALL BE ADDED AND THE MATERIALS BLENDED AND
ROLLED TO A UNIFORM LAYER OF THE REQUIRED
THICKNESS. THE MATERIAL SHALL THEN BE
COMPACTED TO A RELATIVE DENSITY OF NINETY (90)
PER CENT AND THE ASPHALT APPLIED AS PER
MARICOPA ASSOCIATION OF GOVERNMENTS (MAG)
SPECIFICATIONS SECTION 321.
9.
PROPOSED DRIVE ENTRANCE
10. EXISTING CONCRETE DRIVEWAY
11. PROPOSED POSSIBLE LANDSCAPE AREA
12. PROPOSED COMMON AREAS
13. EXISTING OUTDOOR POLE LIGHTS
14.
ADA ACCESIBLE RAMP 1:12 SLOPE
15. PROPOSED 6" WIDE NEW CURB
16. PROPOSED RETAINING WALLS
17. EXISTING FIRE HYDRANTS
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D/ZDKEd^
APPROVALS
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W,KE͗
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0
20'
40'
DW/Z:WZKWZd/^>>
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K>hDh^W/d>ϬΛ'D/>͘ KD
ϭϮϮϰͲϭϮϮϲtWKZ/sW,KE/yϴϱϬϮϵ
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W,KE/y
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ϭϱϵͲϭϱͲϬϯϮΘϭϱϵͲϭϱͲϬϯϮ
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GARAGE DOOR HEADER
±8'-0"
BLDG HEIGHT
±26'-5"
F.F.E
0'-0"
TOP OF ROOF
±23'-7"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
BLDG HEIGHT
±26'-5"
F.F.E
0'-0"
TOP OF ROOF
±23'-7"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
LEFT ELEVATION
SCALE: 1/4" = 1'-0"
DOOR HEADER
±8'-0"
BLDG HEIGHT
±26'-5"
F.F.E
0'-0"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
REAR ELEVATION
SCALE: 1/4" = 1'-0"
WINDOW HEADER
±8'-0"
BLDG HEIGHT
±26'-5"
F.F.E
0'-0"
TOP OF ROOF
±23'-7"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
RIGHT ELEVATION
SCALE: 1/4" = 1'-0"
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ZtEz͗
d͗
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d
KEddη
Ϭϴͬ Ϭϳͬ ϮϬϮϯ
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d,E KZ/'/E>>z /EdE t/d,Khd tZ/ddE WZD/^^/KE K&
d,^/'EZͬ KE^h>dEd͘
ǁǁǁ͘ ƉƌŽĐĂĚĞƐŝŐŶ͘ ŶĞƚ
;ϲϬϮͿ ϲϬϲͲϮϴϴϱ
ĂŶŐĞůŝĐĂΛƉƌŽĐĂĚĞƐŝŐŶ͘ ĐŽŵ
DW/ZZ^/Ed/>
ϭϮϮϰͲϭϮϮϲtWKZ/s
W,KE/yϴϱϬϮϵ
EE

D/ZDKEd^
PER PLAN
Ϯ

GARAGE DOOR HEADER
±8'-0"
BLDG HEIGHT
±25'-0"
F.F.E
0'-0"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
FRONT ELEVATION
SCALE: 1/4" = 1'-0"
BLDG HEIGHT
±25'-0"
F.F.E
0'-0"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
LEFT ELEVATION
SCALE: 1/4" = 1'-0"
DOOR HEADER
±8'-0"
F.F.E
0'-0"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
BLDG HEIGHT
±25'-0"
REAR ELEVATION
SCALE: 1/4" = 1'-0"
F.F.E
0'-0"
TOP PLATE
±10'-0"
TOP PLATE
±22'-0"
BLDG HEIGHT
±25'-0"
RIGHT ELEVATION
SCALE: 1/4" = 1'-0"
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ZtEz͗
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d
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Ϭϴͬ Ϭϳͬ ϮϬϮϯ
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>>͘ E ^,>> EKd h^ &KZ Ez Kd,Z WhZWK^ Kd,Z
d,E KZ/'/E>>z /EdE t/d,Khd tZ/ddE WZD/^^/KE K&
d,^/'EZͬ KE^h>dEd͘
ǁǁǁ͘ ƉƌŽĐĂĚĞƐŝŐŶ͘ ŶĞƚ
;ϲϬϮͿ ϲϬϲͲϮϴϴϱ
ĂŶŐĞůŝĐĂΛƉƌŽĐĂĚĞƐŝŐŶ͘ ĐŽŵ
DW/ZZ^/Ed/>
ϭϮϮϰͲϭϮϮϲtWKZ/s
W,KE/yϴϱϬϮϵ
EE

D/ZDKEd^
PER PLAN
Ϯ