Attachment C - PHO Application - PHO-1-24--Z-44-86-1(3).pdf
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PLEASE RESPOND ELECTRONICALLY TO TERESA GARCIA 2ND FLOOR, 602-262-7399
To:
Date: March 15, 2024
From:
Departments Concerned
Joshua Bednarek
Planning & Development Department Director
Subject: P.H.O. APPLICATION NO. PHO-1-24--Z-44-86-1(3) – Notice of
Pending Actions by the Planning Hearing Officer
1.
Your attention is called to the fact that the Planning Hearing Officer will
consider the following case at a public hearing on April 17, 2024.
2.
Information about this case is available for review at the Zoning Counter in
the Planning and Development Department on the 2nd Floor of Phoenix City
Hall, telephone 602-262-7131, Option 6.
3.
Staff, please indicate your comments and respond electronically to
pdd.pho@phoenix.gov or you may provide hard copies at the Zoning Counter
in the Planning and Development Department on the second floor of Phoenix
City Hall by March 22, 2024.
DISTRIBUTION
Mayor’s Office (Tony Montola), 11th Floor
City Council (Stephanie Bracken), 11th Floor
Aviation (Jordan D. Feld )
CED (Michelle Pierson), 20th Floor
Fire Prevention (Joel Asirsan), 2nd Floor
Neighborhood Services (Gregory Gonzales, Lisa Huggins), 4th Floor
Parks & Recreation (Todd Shackelford), 16th Floor
Public Transit (Michael Pierce)
Street Transportation Department (Maja Brkovic, Josh Rogers, Alan Hilty, Chris Kowalsky),
5th Floor
Street Transportation - Ped. Safety Coordinator (Kurt Miyamoto), 5th Floor
Street Transportation - Floodplain Management (Tina Jensen, Priscilla Motola, Rudy Rangel),
5th Floor
Water Services (Don Reynolds, Victor Romo), 8th Floor
Planning and Development (Joshua Bednarek, Tricia Gomes), 3rd Floor
Planning and Development/Information Services (Ben Ernyei, Andrew Wickhorst), 4th Floor
Planning and Development/Historic Preservation Office (Kevin Weight), 3rd Floor
Planning Hearing Officer (Byron Easton, Teresa Garcia), 2nd Floor
Village Planner (Chase Hales, North Mountain Village)
Village Planning Committee Chair (Stephanie Fogelson, North Mountain Village)
Attachment C
200 W. Washington St., 2nd Floor, Phoenix, AZ 85003 ● 602-626-7131
APPLICATION FOR PLANNING HEARING OFFICER ACTION
APPLICATION NO: PHO-1-24--Z-44-86-1(3)
Council District: 3
Request For: Stipulation Modification
Reason for Request: Request to delete Stipulation 1 regarding turnaround for 15th Lane.;Request to delete Stipulation 4
regarding the termination of 15th Lane.
Contact Information
Name
Relationship
Type
Address
Phone
Fax
Email
Han Choi
Applicant
3334 North 20th Street
Phoenix AZ 85016
United States
602-875-6221
han.choi@kontexture.com
Han Choi
Representative
3334 North 20th Street
Phoenix AZ 85016
United States
602-875-6221
han.choi@kontexture.com
Benjamin/Corina
Covaciu
Owner
2409 West Woburn
Lane, Phoenix AZ
85085
Property Location: Approximately 300 feet west of the northwest corner of 15th Avenue and Peoria Avenue
Acreage: 1.52
Village:
North Mountain
An applicant may receive a clarification from the city of its interpretation or application of a statute, ordinance, code or authorized
substantive policy statement. To request clarification or to obtain further information on the application process and applicable
review time frames, please call 602-262-7131 (option 6), email zoning@phoenix.gov or visit our website at
https://www.phoenix.gov/pdd/licensing-time-frames
A Filing Fee had been paid to the City Treasurer to cover the cost of processing this application. The fee will be retained to cover
the cost whether or not the request is granted
I declare that all information submitted is true and correct to the best of my knowledge and belief. I acknowledge that any error in
my application may be cause for changing its normal scheduling.
Signature: ____________________________________________________ DATE: ___________________
Fee Information
Fee
Fee Waived
Fee Date
Purpose
$1,080.00
$0.00
02/02/24
PHO (1-2 stipulations)
KONTEXTURE
architecture | interiors | urban planning
3334 N. 20th Street, Phoenix AZ 85016 T:602.875.6221 F:602.875.6239 www.kontexture.com
PHO WRITTEN REQUEST
DATE:
January 29, 2024
RE:
Peoria Ave Apartments
Multi-Family Residence
APN: 159-14-042A
Phoenix, AZ 85029
CLIENT:
Benjamin Covaciu
2409 W Woburn Ln
Phoenix, AZ 85085
bcovaciu@cox.net
TO:
City of Phoenix
Planning and Development Department
Planning Hearing Officer
1.
Introduction
The purpose of this request is to modify the Zoning Stipulations on the property at 1528 W Peoria
Avenue. The stipulations are per Zoning Case Z-44-86.
2.
Project Background
This lot had a rezoning application approved on March 19, 1986, subject to stipulations of Zoning Case Z-
44-86. The current owner wishes to construct two (2) new buildings. One of them will be located in the
south area of the parcel and will contain three (3) 1,200 square foot apartments. The second one will be
in the north area of the parcel and will contain seven (7) 1,200 square foot apartments as well. Each unit
will also have an enclosed one (1) car garage and storage.
3.
Request and Rationale
We are requesting the following changes to Zoning Stipulations #1 and #4 of Rezoning Application Z-44-
86 as indicated in capitalization/bold-text and strikethrough:
Stipulation 1 – REMOVAL:
That the property be developed so as to provide a satisfactory turnaround for 15th Lane and be
subject to Development Coordination approval pursuant to Section 511 of the Zoning Ordinance.
Stipulation 4 – REMOVAL:
That a termination for 15th Lane be acceptable to the Department of Streets and Traffic be
provided.
The existing stipulations limit the site to an unusable size relative to its gross site area, as the Department
of Streets and Traffic requires a cul-de-sac with a 50’ radius, or 100’ diameter. This would make the site
unfit to accommodate the proposed ten units, which is already well below the maximum residential
density of 22 DU/GA. Enforcement of the cul-de-sac will also negatively affect the owner’s ability to
provide intended amenities, common areas, and landscaping, reducing the property’s appeal to growing
families in the area.
This project does not intend to utilize or provide access to/from 15th ln, and a 6’ screening wall will be
located along the entire length of the north side of the parcel. The two properties on either side of the end
of 15th ln (159-14-032 and 159-14-033A) have sufficient space to turn around both on their own respective
properties, as well as by backing out from their driveways onto 15th ln in a typical manner. This appears to
be how they have already been utilizing the lane.
Please see accompanying drawings.
September lS, 1986
Mr. Bob Carr
3836 W. Dunlap
Suite B
P·hoenix, AZ 85051
•
City of Phoe_nix
Plonning Deparimeril
Re:
Rezqning Application No. 44-86
Please be advised that the Phoenix City Council, in accordance with the provi-
sion~ of Section 108-J of the Zoning Ordinance, as amended, has on
March 19, 1986", concurred with .the recommendations of the Planning Commission
for .Rezoriing Applicatio~ No~ 44-86 for ~pproval of R-3A, subject to the
following stipulations
Stipulations
1-·,
-That the property be developed so ·as to provide a satisfactory turnaround
for 15th Lane and be subject to Development Coordination approval pursuant
to Section 511 of the Zoning Ordinance.
2.
That peri~eter landscaping shall reouire 24-inch box size shade trees
placed in groupings approved by the Development Coordination Office.
A
minimum four-foot block or masonry wall shall be reouired on the north,
east, and west property lines.
3.
That all landscape materials shall be of a drought-resistant nature.
4.
.That a termination for 15th Lane _acceptable to the Department· of Streets
and Traffic be ·provided.
~~~
, David E. Richert
Deputy Pl'anning Di rector
DER/dr/3456N
cc:
City Clerk
Jay Neville
ifite ··;
/.
Tom Slade
j
~
.. --~
125Eosi Wo,hinglonSfreet;Phoeni,, Adrnn_o_·-85_0_9_4_6_0_2_2_6_2_-6,,..6_5_5 ________ ··---~-
Del
Del
N 15TH LN
ALLEY
PRIVATE
W PEORIA AVE
N 16TH
AVE
W BECKER LN
PRIVATE
ALLEY
N 14TH AVE
ALLEY
ALLEY
N 15TH AVE
ALLEY
W BECKER LN
W SAHUARO DR
N 15TH LN
N 16TH AVE
W NORTH LN
PRIVATE
W PEORIA AVE
R1-6
R-3
R-3A*
R-3A*
R-3A*
R-3A
R-5
R-3A*
R-3A*
mapservices@phoenix.gov
Planning & Development Department
PHO-1-24--Z-44-86-1(3)
Property Location: Approximately 300 feet west of the northwest corner of 15th Avenue
and Peoria Avenue
0
150
300
75
Feet ´
ALLEY
ALLEY
N 17TH AVE
N 15TH AVE
ALLEY
PRIVATE
N 16TH AVE
ALLEY
PRIVATE
W SAHUARO DR
N 15TH LN
PRIVATE
W PEORIA AVE
ALLEY
N 14TH
AVE
ALLEY
W BECKER LN
W BECKER LN
N 15TH LN
W PEORIA AVE
N 16TH AVE
N 17TH AVE
W NORTH LN
PRIVATE
R1-6
R-3
R-3A*
R-3A*
R-3A*
R-3A
R-5
R-3A*
R-3A*
Planning & Development Department
PHO-1-24--Z-44-86-1(3)
Property Location: Approximately 300 feet west of the northwest corner of 15th Avenue
and Peoria Avenue
0
180
360
90
Feet ´
APN: 159-14-042A
(R-3A)
APN: 159-14-041
(R-3A)
APN: 159-14-043
(R-3A)
APN: 159-14-044
(R-3A)
APN: 159-14-033A
(R-3)
APN: 159-14-023
(R-3)
APN: 159-35-019C
(R-3)
APN: 159-35-014
(R-3)
APN: 159-35-013
(R-3)
APN: 159-35-012
(R-3)
APN: 159-35-011
(R-3)
APN: 159-14-032
(R-3)
BUILDING
3' - 0"
BUILDING
10' - 0"
BUILDING
10' - 0"
BUILDING
10' - 0"
BUILDING
15' - 0"
BUILDING
3' - 0"
OVERHEAD
N 15TH LN
W PEORIA AVE
S00 58' 28" W 296.87'
S00 57' 53" W 148.42'
N89 59' 15" E 82.14'
N00 57' 30 E 148.41'
LANDSCAPE
5' - 0"
LANDSCAPE
5' - 0"
LANDSCAPE
5' - 0"
LANDSCAPE
5' - 0"
LANDSCAPE
5' - 0"
LANDSCAPE
5' - 0"
SETBACK
SETBACK
SETBACK
SETBACK
BUILDING
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
25' - 0"
22' - 0"
22' - 0"
N89 58' 49" E 205.38'
20' - 0"
VISITOR/OFFICE
PARKING
DEDICATED R.O.W.
40' - 0"
LANDSCAPE/
25' - 0"
PAINTED DIRECTIONAL ARROW
TYP.
"EXIT ONLY
DO NOT ENTER"
SIGNAGE
"ENTER ONLY"
SIGNAGE
"DO NOT ENTER"
SIGNAGE
"EXIT"
SIGNAGE
KEYPAD
CALL BOX
NEW 6' - 0"
SCREEN WALL
EXISTING 6' - 0"
SCREEN WALL
EXISTING 6' - 0"
SCREEN WALL
NEW 6' - 0"
SCREEN WALL
EXISTING R.O.W.
33' - 0"
EXISTING
STRUCTURE
EXISTING
STRUCTURE
EXISTING
STRUCTURE
CHAIN LINK
FENCE
7' - 0"
DRIVEWAY PER DETAIL P1255-1
50' - 0"
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
1
1
1
1
1
1
1
1
1
1
50' - 0"
OFFICE
7 UNITS
164' - 7"
END UNIT
23' - 9"
TYP.
23' - 5"
END UNIT
23' - 9"
END UNITS
70' - 11"
END UNIT
23' - 9"
TYP.
23' - 5"
END UNIT
23' - 9"
14
4
6
3
TYP.
5' - 0"
10' - 0"
10' - 0" 10' - 0"
10' - 0" 10' - 0"
10' - 0" 10' - 0"
11' - 0" 5' - 0"8' - 6"
18' - 0"
DRIVE
26' - 0"
TYP.
8' - 6"
5' - 0"
11' - 0"
TYP.
5' - 8"
TYP.
18' - 0"
DRIVE
26' - 0"
TYP.
5' - 0"
TYP.
33' - 7"
10' - 0"
TYP.
18' - 0"
DRIVE
26' - 0"
TYP.
18' - 0"
TYP.
5' - 0"
TYP.
8' - 6"
DRIVE
26' - 0"
TYP.
18' - 0"
TYP.
5' - 0"
TYP.
8' - 6"
U.N.O.
FLUSH
TYP.
FLUSH
TYP.
FLUSH
TYP.
FLUSH
TYP.
FLUSH
TYP.
TYP.
33' - 7"
25' - 0"
25' - 0"
F.H.
FIRE
20' - 0"
FIRE
20' - 0"
FIRE
20' - 0"
BATH
NEW 6' - 0" BACKYARD
SCREENING WALL
15' X 15'
GAZEBO
SURFACE
RETENTION
FIRE
120' - 0"
10' x 20'
SVT
EXISTING 6' - 0"
SCREEN WALL
NEW 6' - 0"
SCREEN WALL
GROUND MOUNTED
MECHANICAL EQUIPMENT
TYP.
EXISTING
F.H.
FDC
FDC
NEW 6' - 0"
SCREEN WALL
NEW 4' - 0"
SCREEN WALL
NEW 4' - 0"
SCREEN WALL
45' - 0"
45' - 0"
6" VERTICAL
CURB
113' - 2"
EXISTING
STRUCTURE
25' - 0"
STORAGE
5' - 0"
ISTRATE
DANIEL
53898
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DRAWING NUMBER
PROJECT NUMBER
SCALE
DRAWING TITLE
KEYPLAN
SEALS AND SIGNATURES
ISSUED FOR
REV
DATE
KONTEXTURE, LLC
ARCHITECT
3334 N. 20TH STREET
PHOENIX, AZ, 85016
T: 602.875.6221
F: 602.875.6239
K O N T E X T U R E
architecture | interiors | urban planning
PEORIA AVE
APARTMENTS
1528 W PEORIA AVE
PHOENIX, AZ 85029
01-22-2024
1" = 20'-0"
SITE PLAN
A0.3
23-051
1" = 20'-0"
1
SITE PLAN
0'
10'
20'
40'
PROJECT DATA
KIVA:
#23-1659
PAPP:
#2306362
SDEV:
#2300428
LSPL:
#
QS:
#29-25
VICINITY MAP
PROJECT LOCATION
W PEORIA AVE
W NORTH LN
W COCHISE DR
W NORTH LN
N 17TH AVE
N 15TH AVE
N 14TH AVE
W BECKER LN
W BECKER LN
N 15TH LN
N 16TH AVE
N 17TH AVE
W SAHUARO AVE
BUILDING CODES
2018 IBC
International Building Code with Amendments
2018 IMC
International Mechanical Code with Amendments
2017 NEC
National Electrical Code/NFPA-70 with Amendments
2018 IPC
International Plumbing Code with Amendments
2018 IECC
International Energy Code with Amendments
2012 IRC
International Existing Building Code with Amendments
2018
City of Phoenix Building Administrative Provisions for the Phoenix Building Construction Code
2018
International Fire Code with Phoenix Amendments
GENERAL NOTES
A.
B.
C.
D.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE CODES AND ORDINANCES.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM ADJACENT RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE FOOT CANDLE AT THE
PROPERTY LINE. NO NOISE, ODOR, OR VIBRATION WILL BE EMITTED AT ANY LEVEL EXCEEDING THE GENERAL LEVEL OF NOISE, ODOR, OR VIBRATION EMITTED BY
USES IN THE AREA OUTSIDE OF THE SITE.
OWNERS OF PROPERTY ADJACENT TO PUBLIC RIGHTS-OF-WAY WILL HAVE THE RESPONSIBILITY FOR MAINTAINING ALL LANDSCAPING LOCATED WITHIN THE
RIGHTS-OF-WAY, IN ACCORDANCE WITH APPROVED PLANS.
PROJECT DESCRIPTION:
TWO (2) TWO-LEVEL MULTI-FAMILY BUILDINGS
THREE (3) BEDROOM UNITS:
10 UNITS TOTAL
PROJECT NAME:
PEORIA AVE APARTMENTS
ADDRESS:
1528 W PEORIA AVENUE
PHOENIX, ARIZONA 85029
APN:
159-14-042A
EXISTING USE:
VACANT
PROPOSED USE:
MULTI-FAMILY RESIDENCE
CURRENT ZONING TO REMAIN:
R-3A
BUILDING INFORMATION:
PROPOSED OCCUPANCY:
R-3A OCCUPANCY
CONSTRUCTION TYPE:
V-B (SPRINKLER)
BUILDING HEIGHT:
20' - 2"
TOP OF ROOF:
24' - 8"
TOTAL BUILDING AREAS:
3-PLEX FIRST FLOOR:
562 SQ. FT. X 1 = 562 SQ. FT. LIVABLE (CENTER)
547 SQ. FT. X 2 = 1,064 SQ. FT. LIVABLE (END UNITS)
3-PLEX GARAGE:
233 SQ. FT. X 3 = 699 SQ. FT.
3-PLEX SECOND FLOOR:
806 SQ. FT. X 1 = 806 SQ. FT. LIVABLE (CENTER)
791 SQ. FT. X 2 = 1,582 SQ. FT. LIVABLE (END UNITS)
3-PLEX TOTAL BUILDING:
4,014 SQ. FT. LIVABLE
4,713 SQ. FT.
7-PLEX FIRST FLOOR:
562 SQ. FT. X 5 = 2,810 SQ. FT. LIVABLE (CENTER)
547 SQ. FT. X 2 = 1,064 SQ. FT. LIVABLE (END UNITS)
7-PLEX GARAGE:
233 SQ. FT. X 7 = 1,631 SQ. FT.
7-PLEX SECOND FLOOR:
806 SQ. FT. X 5 = 4,030 SQ. FT. LIVABLE (CENTER)
791 SQ. FT. X 2 = 1,582 SQ. FT. LIVABLE (END UNITS)
7-PLEX TOTAL BUILDING:
9,486 SQ. FT. LIVABLE
11,117 SQ. FT.
10-PLEX TOTAL BUILDING:
9,486 SQ. FT. + 5,382 SQ. FT. =
14,868 SQ. FT. LIVABLE
15,830 SQ. FT.
SITE AREA:
GROSS SITE AREA:
52,696.90 SQ. FT. (1.21 AC)
NET SITE AREA:
47,777.54 SQ. FT. (1.09 AC)
BUILDING (3-PLEX):
2,343.37 SQ. FT.
BUILDING (7-PLEX):
5,438.01 SQ. FT.
OFFICE:
180 SQ. FT.
TOTAL FOOTPRINT:
5,438.01 SQ. FT. + 2,343.37 SQ. FT. + 180 SQ. FT. =
7,961.38 SQ. FT.
MAXIMUM LOT COVERAGE:
45.00% (21,499.89 SQ. FT.)
PROPOSED LOT COVERAGE:
16.66% (7,961.38 SQ. FT.)
LANDSCAPE:
36.89% (17,624.77 SQ. FT.)
SURFACE RETENTION:
14.82% (7,079.83 SQ. FT.)
DENSITY:
8.26 DU/GA
COMMON AREA:
GROSS SITE AREA:
52,696.90 SQ. FT.
REQUIRED COMMON AREA:
52,696.90 SQ. FT. X 0.05 = 2,634.85 SQ. FT.
TOTAL PROVIDED COMMON AREA:
2,793.47 SQ. FT.
*REQUIRED SHADING OF 50% OF COMMON AREA TO BE SATISFIED W/ THE
PROVIDED GAZEBO AND TREES. TREES TO BE SHOWN IN FORTHCOMING
LANDSCAPE PLAN.
AMENITIES:
OUTDOOR GRILLS
= 4
OUTDOOR TABLES W/ SEATING
= 4
OUTDOOR BENCHES
= 10
SHADED GAZEBO
= 1
PARKING CALCULATIONS:
RESIDENTIAL 3 BEDROOM
2 X 10 = 20
GUEST PARKING
1 X 10 = 10
OFFICE PARKING
1 PER 300 SQ. FT. = 2
TOTAL PARKING REQUIRED
= 32
TOTAL PARKING PROVIDED
= 37
ADA PARKING REQUIRED
= 2 (PER 2018 IBC TABLE 1106.1)
ADA PARKING PROVIDED
= 2
PARKING LANDSCAPING
TOTAL PARKING:
8,912.44 SQ. FT.
TOTAL USE OF SITE:
8,912.44 / 47,777.54 = 18.65%
REQUIRED PARKING LANDSCAPING:
8,912.44 X 0.05 = 445.62 SQ. FT.
PROVIDED PARKING LANDSCAPING:
3,634.54 SQ FT
TOTAL
3,634.54 / 8,912.44 = 40.78%
Z-44-86 STIPULATIONS
A. THAT THE PROPERTY BE DEVELOEPD SO AS TO PROVIDE A SATISFACTORY
TURNAROUND FOR 16TH LANE AND BE SUBJECT TO DEVELOPMENT
COORDINATION APPROVAL PURSUANT TO SECTION 511 OF THE ZONING
ORDINANCE.
B. THAT PERIMETER LANDSCAPING SHALL REQUIRE 24-INCH BOX SIZE SHADE
TREES PLACED IN GROUPINGS APPROVED BY THE DEVELOPMENT
COORDINATION OFFICE. A MINIMUM FOUR-FOOT BLOCK OR MASONRY WALL
SHALL BE REQUIRED ON THE NORTH , EAST, AND WEST PROPERTY LINES.
C. THAT ALL LANDSCAPE MATERIALS SHALL BE OF A DROUGHT-RESISTANT NATURE.
D. THAT A TERMINATION FOR 15TH LANE ACCEPTABLE TO THE DEPARTMENT OF
STREETS AND TRAFFICE BE PROVIDED.
PHO-1-24--Z-44-86-1(3)
Proposed Conceptual Site Plan
Hearing Date: April 17, 2024
PHO-1-24--Z-44-86-1(3)
Stipulated Site Plan
Hearing Date: April 17, 2024