Attachment B - Staff Report - Z-45-23-1.pdf

Staff Report: Z-45-23-1 
The Shops at Norterra PUD 
January 11, 2024 
Deer Valley Village Planning 
Committee Meeting Date: 
January 16, 2024 
Planning Commission Hearing Date: 
February 1, 2024 
Request From: 
C-2  M-R PCD (Intermediate Commercial, Mid-
Rise District, Planned Community District)
(46.45 acres).
Request To: 
PUD PCD (Planned Unit Development, 
Planned Community District) (46.45 acres) 
Proposed Use: 
Planned Unit Development to allow shopping 
center (existing) with temporary/promotional 
events 
Location: 
Northwest corner of Norterra Parkway and 
Happy Valley Road 
Owner/Applicant: 
Yam Norterra, LLC 
Representative: 
Jason Morris, Withey Morris Baugh, PLC 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Transportation and Mixed Use 
(Commercial / Commerce/Business Park) 
Street Map Classification 
Norterra 
Parkway 
Collector 
55-foot west half street
Happy Valley 
Road 
Major Arterial 
75-foot north half street
I-17 Freeway
ADOT Right-of- 
Way 
Width varies 
ATTACHMENT B

Staff Report: Z-45-23-1 
January 11, 2024 
Page 2 of 13 
 
 
General Plan Conformity 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE: 
CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: New development and 
expansion or redevelopment of existing development in or near residential areas 
should be compatible with existing uses and consistent with adopted plans. 
 
The proposal is within the Norterra Shopping Center, and it will provide the opportunity to 
allow temporary and promotional events with more flexibility to activate the center with 
experience-based programming. This will encourage a diverse mix of activities and 
entertainment options to the surrounding community to ensure its vibrancy. 
 
The temporary uses are proposed in areas that are sufficiently spaced and buffered from 
residential uses. 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; JOB CREATION 
(EMPLOYERS); LAND USE PRINCIPLE: Support General Plan Land Use Map and 
zoning changes that will facilitate the location of employment generating uses in 
each of the designated employment centers. 
 
The proposal will increase business activity for the existing shops and restaurants and 
provide employment opportunities for residents living nearby. 
 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES & SHADE; DESIGN 
PRINCIPLE: Integrate trees and shade into the design of new development and 
redevelopment projects throughout Phoenix. 
 
The proposed PUD sets forth development standards that require enhanced landscaping 
and shade for future development.  
 
 
Applicable Plans, Overlays, and Initiatives 
Deer Valley Major Employment Center – See Background Item No. 4. 
 
Tree and Shade Master Plan – See Background Item No. 14. 
 
Complete Streets Guiding Principles – See Background Item No. 15. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 16. 
 
Transportation Electrification Action Plan – See Background Item No. 17. 
 
Zero Waste PHX – See Background Item No. 18.

Staff Report: Z-45-23-1 
January 11, 2024 
Page 3 of 13 
 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Shopping Center 
C-2 M-R PCD 
North (across Norterra 
Parkway and northwest 
of the site) 
Offices 
C-2 M-R PCD and CP/GCP 
M-R PCD 
South (across Happy 
Valley Road) 
Commercial development 
C-2 
East (across Norterra 
Parkway) 
Multifamily residential and 
vacant 
PUD 
West 
I-17 Freeway 
RE-35 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone a 46.45-acre site located at the northwest corner of  
Norterra Parkway and Happy Valley Road from C-2 M-R PCD (Intermediate 
Commercial, Mid-Rise District, Planned Community District) to PUD PCD (Planned 
Unit Development, Planned Community District) to allow the existing shopping 
center with temporary/promotional events. 
The site is part of the existing USAA PCD which was established with Rezoning 
Case No. Z-153-99-1 which includes 576 acres located from Jomax Road to the 
north, Happy Valley Road to the south, I-17 Freeway to the west and 19th Avenue 
to the east. The proposed PUD PCD will carry over stipulations from the PCD 
rezoning case and Rezoning Case No. Z-74-02-1 which applies to 140.2 acres 
located from Jomax Road to the north, Happy Valley Road to the south, I-17 
Freeway to the west and Norterra Parkway to the east.  
The stipulations from the previous rezoning which will need to remain are in regard 
to general conformance with a site plan, maximum number of building pads, a 
pedestrian spine and access, landscaping, building setbacks, screening of loading 
and service areas, compliance with street landscaping standards, and design of 
parking structures. These are addressed in Stipulation Nos. 7 through 16. 
2. 
The General Plan Land Use Map designation for the subject site is Mixed Use 
(Commercial / Commerce/Business Park). The area to the northwest is designated 
as Mixed Use (Commercial / Commerce/Business Park), to the north is 
Commerce/Business Park, and to the northeast and east is Mixed Use (Commercial 
/ Commerce/Business Park / Residential 5 to 10, 10 to 15, and 15+ dwelling units 
per acre). To the west, which includes freeway right-of-way, is designated as 
Transportation and to the south across Happy Valley Road is designated as Mixed 
Use (Commercial / Commerce/Business Park). The proposed PUD is consistent 
with the General Plan Land Use Map designation.

Staff Report: Z-45-23-1 
January 11, 2024 
Page 4 of 13 
 
 
General Plan Land Use Map, Source: Planning and Development Department 
EXISTING CONDITIONS & SURROUNDING ZONING 
3. 
The subject site contains an existing shopping center and is zoned C-2 M-R PCD 
(Intermediate Commercial, Mid Rise District, Planned Community District). The 
surrounding area to the west, across the right-of-way for the I-17 Freeway, is vacant 
land zoned RE-35 (Single-Family Residence District). To the north, across Norterra 
Parkway, is an office complex zoned CP/GCP M-R PCD (Commerce Park, General 
Commerce Park option, Mid Rise, Planned Community District) and to the north, on 
the west side of Norterra Parkway, are office buildings zoned C-2 M-R PCD 
(Intermediate Commercial, Mid Rise District, Planned Community District). To the 
east is a multifamily residential development and vacant land zoned PUD (Planned 
Unit Development) and to the south across Happy Valley Road is a shopping center 
zoned C-2 (Intermediate Commercial).

Staff Report: Z-45-23-1 
January 11, 2024 
Page 5 of 13 
 
 
Zoning Sketch Map, Source: Planning and Development Department 
4. 
Deer Valley Major Employment Center 
The subject site is located within the MAG designated Deer Valley Major 
Employment Center and within the city designated Deer Valley Employment Center. 
The substantial size and diverse nature of the labor pool found in the Deer Valley 
area is a key factor contributing to the overall attractiveness of this employment 
center. Employers located within the area have access to nearly 450,000 workers 
within a 20-minute drive time, and within a 30-minute drive the number of workers 
increases to more than 850,000. The size of the labor force will continue to increase 
as additional development occurs in this area. The Deer Valley employment center 
boasts about 9.3 million square feet of office space, 3.0 million square feet of flex 
space, and over 11.9 million square feet of industrial space.  
The proposal adds job-generating activities and uses that will contribute to the 
employment center. The proposed PUD will allow flexibility with temporary and 
promotional events which will further activate the shopping center and promote 
business and employment activities in the area.

Staff Report: Z-45-23-1 
January 11, 2024 
Page 6 of 13 
 
 
Major Employment Center Map, Source: City of Phoenix 
PROPOSAL 
5. 
The proposal was developed utilizing the PUD zoning district. The Planned Unit 
Development (PUD) is intended to create a built environment that is superior to that 
produced by conventional zoning districts and design guidelines. Using a 
collaborative and comprehensive approach, an applicant authors and proposes 
standards and guidelines that are tailored to the context of a site on a case-by-case 
basis. Where the PUD Development Narrative is silent on a requirement, the 
applicable Zoning Ordinance provisions will be applied. 
6. 
The applicant proposes to create more flexibility when conducting temporary and 
promotional events within the shopping center. Currently, the uses are allowed by 
right with an administrative temporary use permit, however, this proposal requests 
some variations to the conditions when approving these events. These variations 
include items such as adjusted times, durations, frequency, distance from a 
residential use, etc.  
Also, this process would simplify the requests for the applicant by not needing to 
submit administrative temporary use permit applications which will save them and 
staff time to review these applications. 
Below is a site plan showing the two proposed locations of the event areas within 
the shopping center.

Staff Report: Z-45-23-1 
January 11, 2024 
Page 7 of 13 
 
 
Site Plan, The Shops at Norterra PUD Narrative 
7. 
Land Use 
The PUD proposes two areas where promotional events may occur where there is 
flexibility added beyond the traditional administrative temporary use permit. The 
PUD seeks to activate complementary temporary and promotional event uses to 
draw patrons to the shopping center. 
8. 
List of Uses 
The PUD allows for commercial uses as permitted in the C-2 zoning district. In 
addition, temporary and promotional events are also permitted. The temporary 
events proposed include but are not limited to auto shows, holiday events, live 
entertainment, promotional events for commercial retail businesses and/or 
commercial service (i.e. restaurant/bar temporary extension of premises), or other 
analogous uses, as may be determined by the Zoning Administrator. 
9. 
Development Standards 
The PUD proposes development standards designed to accommodate the existing 
shopping center proposed temporary and promotional events, and any future 
expansion.  The PUD proposed C-2 and M-R development standards, plus the 
following enhancements:

Staff Report: Z-45-23-1 
January 11, 2024 
Page 8 of 13 
 
 
Development Standards 
Electrical Vehicle Parking  
Minimum 17 EV Installed Spaces 
Bicycle Parking Standards 
Bicycle Parking Standards shall adhere 
to Section 1307.H of the Walkable 
Urban Code Section of the Zoning 
Ordinance 
10. Landscape Standards 
The PUD includes landscape standards to enhance the site with additional shade if 
there are future public sidewalks and walkways. A minimum 75 percent shade is 
proposed through either vegetative or structural shade. 
11. Design Guidelines 
The PUD proposes design guidelines to promote enhanced architectural features 
and an improved pedestrian environment. Any new buildings/structures shall 
incorporate consistent architectural styles, materials, forms, features, colors and 
compatible elements from the site. 
12. Signs 
The PUD proposes on-site signage in accordance with The Shops at Norterra 
Comprehensive Sign Plan. Off-premise signs (billboards) are also proposed per 
Section 705.2 of the Phoenix Zoning Ordinance. Staff has concerns about the 
reference to digital off-premise signs as these would require a use permit which 
includes a public hearing process separate from the rezoning process. This is 
addressed in Stipulation 1.b. 
13. Sustainability 
Required standards include enhanced shade over any new public sidewalks and 
walkways, the use of drought tolerant landscape material to conserve water, water 
efficient irrigation systems, and the use of recycling collection. 
Additional sustainability items which will be considered include LED and energy 
efficient lighting technology, efficient drip irrigation technology for landscaping, the 
use of building materials and colors to reduce heat gain, and the use of high-
performance windows, insulation, and HVAC systems. 
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES 
14. 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

Staff Report: Z-45-23-1 
January 11, 2024 
Page 9 of 13 
 
 
development process. Sidewalks on the street frontages should be detached from 
the curbs 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 
PUD includes standards for new public sidewalks and walkways constructed after 
the adoption of this PUD to provide a minimum of 75 percent shade. 
15. Complete Streets Guiding Principles 
In 2014, 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 PUD proposes bicycle parking to 
promote use of alternative transportation options. 
16. Comprehensive Bicycle Master Plan 
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to 
guide the development of its bikeway system and supportive infrastructure. The 
Comprehensive Bicycle Master Plan supports options for both short- and long-term 
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations. 
The proposal incorporates requirements for bicycle parking to encourage multi-
modal transportation.  
17. Transportation Electrification Action Plan: 
In June 2022, the Phoenix City Council approved the Transportation Electrification 
Action Plan. The current market desire for the electrification of transportation is both 
a national and global phenomenon, fueled by a desire for better air quality, a 
reduction in carbon emissions, and a reduction in vehicle operating and 
maintenance costs. Businesses, governments and the public are signaling strong 
future demand for electric vehicles (EVs), and many automobile manufacturers 
have declared plans for a transition to fully electric offerings within the coming 
decade. This Plan contains policy initiatives to prepare the City for a future filled 
with more EVs, charging infrastructure and e-mobility equity, and outlines a 
roadmap for a five-step plan to prepare for the EV infrastructure needs of 280,000 
EVs in Phoenix by 2030. One goal of the Plan to accelerate public adoption of 
electric vehicles through workplace, business, and multifamily charging 
infrastructure recommends a standard stipulation for rezoning cases to provide EV 
charging infrastructure. This PUD is requiring electric vehicle parking. 
18. Zero Waste 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 
Section 716 of the Phoenix Zoning Ordinance expand its recycling and other waste 
diversion programs. The PUD encourages the use of recycling collection. 
COMMUNITY INPUT SUMMARY 
19. At the time this staff report was written, staff has not received any letters in support 
or opposition to this request.

Staff Report: Z-45-23-1 
January 11, 2024 
Page 10 of 13 
 
 
 
Findings 
 
1. 
The proposal is consistent with the General Plan Land Use Map and is compatible 
with the character of the surrounding area. 
2. 
The proposal promotes employment-generating uses within a Major Employment 
Center at an appropriate location with access to an arterial street and near a 
freeway interchange. 
3. 
The proposed PUD sets forth standards that enhance the existing shopping center 
with electric vehicle and bicycle parking and will provide improved pedestrian-
oriented design elements with added shade if there is new development. 
 
INTERDEPARTMENTAL COMMENTS 
20. The Sign section of the Planning and Development Department commented that 
per the requirements of Section 705.2 of the Phoenix Zoning Ordinance, digital off-
premise signs are subject to use permit approval. Modifications to the PUD 
language to address the comment is addressed in Stipulation No. 1.b. 
21. The Aviation Department requests the airport disclosure stipulation. This is 
addressed in Stipulation No. 2. 
OTHER 
22. The site is located in a larger area identified as being archaeologically sensitive. If 
further review by the City of Phoenix Archaeology Office determines the site and 
immediate area to be archaeologically sensitive, and if no previous archaeological 
projects have been conducted within this project area, it is recommended that 
archaeological Phase I data testing of this area be conducted. Phase II 
archaeological data recovery excavations may be necessary based upon the 
results of the testing. A qualified archaeologist must make this determination in 
consultation with the City of Phoenix Archaeologist. In the event archaeological 
materials are encountered during construction, all ground disturbing activities must 
cease within a 33-foot radius 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 Nos. 3 through 5. 
23. 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 either final site plan approval or 
permit issuance. This is addressed in Stipulation No. 6. 
24. Development and use of the site is 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-45-23-1 
January 11, 2024 
Page 11 of 13 
 
 
Stipulations 
 
1. 
An updated Development Narrative for The Shops at Norterra PUD reflecting the 
changes approved through the request shall be submitted to the Planning and 
Development Department within 30 days of City Council approval of the request. 
The updated narrative shall be consistent with the Development Narrative date 
stamped January 3, 2024, as modified by the following stipulations: 
 
 
 
a. 
Update the front cover page with the submittal date of the Hearing Draft. 
 
 
 
b. 
Page 9: F. Signs, second bullet: Delete the word “digital”. 
 
 
2. 
Airport Disclosure: The property owner shall record documents that disclose the 
existence, and operational characteristics of Deer Valley Airport to future owners 
or tenants of the property. The form and content of such documents shall be 
according to the templates and instructions provided which have been reviewed 
and approved by the City Attorney. 
 
 
3. 
Archeologically Sensitive: If determined necessary by the Phoenix Archaeology 
Office, the applicant shall conduct Phase I data testing and submit an 
archaeological survey report of the development area for review and approval by 
the City Archaeologist prior to clearing and grubbing, landscape salvage, and/or 
grading approval. 
 
 
4. 
Archeologically Sensitive: If Phase I data testing is required, and if, upon 
review of the results from the Phase I data testing, the City Archaeologist, in 
consultation with a qualified archaeologist, determines such data recovery 
excavations are necessary, the applicant shall conduct Phase II archaeological 
data recovery excavations. 
 
 
5. 
Archeologically Sensitive: In the event archaeological materials are 
encountered during construction, the developer shall immediately cease all 
ground-disturbing activities within a 33-foot radius of the discovery, notify the City 
Archaeologist, and allow time for the Archaeology Office to properly assess the 
materials. 
 
 
6. 
Prop 207: Prior to final site plan approval or the issuance of a permit, 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. 
 
 
Planned Community District Stipulations 
 
Overall Site Plan 
7. 
That, as a portion of a larger Planned Community District, the following 
stipulations shall apply per Z-74-02-1 and Z-153-99-1.

Staff Report: Z-45-23-1 
January 11, 2024 
Page 12 of 13 
 
 
 
 
8. 
The development shall be in general conformance with the site plan date stamped 
May 11, 2007, with regards to the pedestrian spine, phasing, and general 
development intensities.   
 
 
9. 
A maximum of 5 building pads less than 10,000 square feet in size shall be 
allowed throughout the 140.2 acre site. 
 
 
 
Amenities 
10. 
The pedestrian spine extending from Jomax to Happy Valley Road as illustrated 
on the conceptual plan date stamped May 11, 2007 shall be visually identified with 
a combination of similar hardscape improvements and a consistent landscape 
theme, with the inclusion of a pedestrian gate so the employees can access the 
retail parcel to the south. 
 
 
 
Visual Impacts 
11. 
The below minimum building setbacks shall apply along the following street 
frontages, as approved by the Planning and Development Department. The 
landscape setback along the street frontages shall include a mix of a minimum of 
3 and 4 inch caliper trees planted approximately 20-feet on center to screen the 
buildings. 
 
 
 
a. 
Happy Valley Road (west of Norterra Parkway) shall be a minimum of 60 
feet (with a 75-foot average). 
 
 
12. 
The applicant shall provide a minimum 30-foot, undulating landscape setback, 
with a maximum average landscape setback not to exceed 35 feet, as measured 
from the right-of-way prior to any trail dedication, planted with drought tolerant 
vegetation in the Sonoran Boulevard Standards, and meandering sidewalk (where 
required) adjacent to perimeter street, except along Happy Valley Road; where 
the landscape setback and sidewalk shall be per the Sonoran Boulevard 
Standards, as measured from the right-of way prior to any trail dedication. 
 
 
13. 
Any loading, maneuvering and other service areas shall be located interior within 
the campus and screened so they are not visible from the perimeter rights-of-way. 
 
 
14. 
The development along Happy Valley Road shall comply with the Sonoran 
Boulevard Standards. 
 
 
 
Parking 
15. 
Individual parking structures shall not be arranged such that they create a linear 
walled effect at the perimeter of the property. 
 
 
16. 
Parking structures shall be designed, to the greatest extent possible; to minimize 
the mass of parking structures with adjacent residential properties. In addition, the

Staff Report: Z-45-23-1 
January 11, 2024 
Page 13 of 13 
 
 
parking structures shall be so designed as to prevent vehicular headlights and the 
interior lights of the parking structures from shining directly onto residential 
properties. 
 
 
Writer 
Matteo Moric 
January 11, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Sketch Map 
Aerial 
Site Plan 
The Shops at Norterra PUD Narrative date stamped January 3, 2024

Z-3-15
Z-153-99
Z-74-02
Z-SP-12-16
Z-3-A-15
CP/BP
Z-92-02
ANX 125
Z-153-99
Z-11-94
Z-76-16
ANX 125
Z-3-B-15
*
*
*
*
*
*
*
*
*
C-2 SP*
C-2
PUD
A-1
C-2 M-R
PCD
A-1
CP/GCP
M-R PCD
A-1
RE-35
S-1
CP/GCP M-R 
PCD
HAPPY VALLEY RD
22ND LN
21ST AVE
20TH LN
WHITE THORN BLVD
20TH DR
UNION ST
WHISPERING WIND DR
23RD AVE
NORTERRA PKWY
§¨¦
17
C-2 *
Z-98-03
Deer Valley
Airport Overlay
District (DVAO)
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-45-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
46.45 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 M-R PCD
PUD PCD
CONVENTIONAL OPTION
673
673
*   UNITS P.R.D. OPTION
808
808
Yam Norterra LLC
DATE:
7/20/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 47-23
ZONING MAP
O-7
REQUESTED CHANGE:
FROM: C-2 M-R PCD ( 46.45 a.c.)
TO:
PUD PCD ( 46.45 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-45-23.mxd
Z-45-23
0.1
0
0.1
0.05
Miles
12/28/2023

Z-3-15
Z-153-99
Z-74-02
Z-SP-12-16
Z-3-A-15
CP/BP
Z-92-02
ANX 125
Z-153-99
Z-11-94
Z-76-16
ANX 125
Z-3-B-15
*
*
*
*
*
*
*
*
*
C-2 SP*
C-2
PUD
A-1
C-2 M-R
PCD
A-1
CP/GCP
M-R PCD
A-1
RE-35
S-1
CP/GCP M-R 
PCD
HAPPY VALLEY RD
22ND LN
21ST AVE
20TH LN
WHITE THORN BLVD
20TH DR
UNION ST
WHISPERING WIND DR
23RD AVE
NORTERRA PKWY
§¨¦
17
C-2 *
Z-98-03
Deer Valley
Airport Overlay
District (DVAO)
Maricopa County Assessor's Office
GREENWAY RD
BELL RD
UNION HILLS DR
DEER VALLEY DR
PINNACLE PEAK RD
HAPPY VALLEY RD
JOMAX RD
51ST AVE
43RD AVE
35TH AVE
19TH AVE
7TH AVE
7TH ST
16TH ST
I - 17
SR 101
DEER VALLEY VILLAGE
CITY COUNCIL DISTRICT: 1
I
APPLICANT'S NAME:
APPLICATION NO.
Z-45-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
46.45 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
C-2 M-R PCD
PUD PCD
CONVENTIONAL OPTION
673
673
*   UNITS P.R.D. OPTION
808
808
Yam Norterra LLC
DATE:
7/20/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 47-23
ZONING MAP
O-7
REQUESTED CHANGE:
FROM: C-2 M-R PCD ( 46.45 a.c.)
TO:
PUD PCD ( 46.45 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-45-23.mxd
Z-45-23
0.1
0
0.1
0.05
Miles
12/28/2023

'JHVSF


4JUF
1MBO
&WFOU
"SFB

&WFOU
"SFB