Attachment B - Staff Report - Z-61-23-2.pdf
Extracted text (via pymupdf)
34881 characters
Staff Report: Z-61-23-2
The Villas of Cave Creek Senior Living PUD
November 22, 2023
Desert View Village Planning
Committee Meeting Date:
December 5, 2023
Planning Commission Hearing Date:
January 4, 2024
Request From:
R1-10 (Single-Family Residence District) (4.35
acres)
Request To:
PUD (Planned Unit Development) (4.35 acres)
Proposal:
PUD to allow senior housing
Location:
Northwest corner of 53rd Street and Dynamite
Boulevard
Owner:
George F Rivera Trust
Applicant
Learsi Capital Group, LLC
Representative:
Heather Personne, Evolve Ventures, LLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 0 to 2 dwelling units per acre
Street Map Classification
52nd Street
Collector
40-foot east half street
Dynamite
Boulevard
Major Arterial
(Maricopa
County)
40-foot north half street
53rd Street
Local Street
(Maricopa
County)
33-foot west half street
ATTACHMENT B
Staff Report: Z-61-23-2
November 22, 2023
Page 2 of 11
General Plan Conformity
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of
local conditions and surrounding neighborhoods.
The proposal would develop a vacant property with senior housing with development
standards that limit impacts on the surrounding neighborhoods.
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.
The proposal adds an additional type of housing (senior housing) to contribute to the
mix of housing in the area.
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, including detached sidewalks and minimum shade
requirements for sidewalks and parking areas. This will help to provide shade for
pedestrians and bicyclists in and around the community and to mitigate the urban
heat island effect by covering hard surfaces, thus cooling the micro-climate around
the vicinity.
Applicable Plan, Overlays, and Initiatives
North Land Use Plan – See Background Item No. 10.
Housing Phoenix Plan – See Background Item No. 11.
Complete Streets Guiding Principles – See Background Item No. 12.
Comprehensive Bicycle Master Plan – See Background Item No. 13.
Tree and Shade Master Plan – See Background Item No. 14.
Transportation Electrification Action Plan – See Background Item No. 15.
Zero Waste PHX – See Background Item No. 16.
Staff Report: Z-61-23-2
November 22, 2023
Page 3 of 11
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant land
R1-10
North
Single-family residential
R1-10
South (Across Dynamite
Boulevard)
Vacant land
RE-35
East (Across 53rd Street)
Single-family residential
RU-43 (Maricopa
County)
West (Across 52nd Street) Single-family residential
R1-18
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone a 4.35-acre site located at the northwest corner of 53rd
Street and Dynamite Boulevard from R1-10 (Single-Family Residence District) to
PUD (Planned Unit Development) to allow senior housing.
The site was annexed into the City of Phoenix from unincorporated Maricopa
County in 2008 with an initial zoning district of S-1 (Ranch or Farm Residence). In
2013, the City Council approved R1-10 zoning on the site (Case No. Z-45-13) to
facilitate a single-family residential development with a maximum of 12 units. In
2015, a Planning Hearing Officer case (PHO-1-14--Z-45-13) was approved to
modify the stipulations of approval to allow 15 units with stipulations that two lots on
the northern property line be limited to one-story and be a minimum of 55 feet in
width. The subdivision was platted, and the developer received final site plan
approval; however, the development was never built.
GENERAL PLAN LAND USE MAP DESIGNATION
2.
The subject site is designated as
Residential 0 to 2 dwelling units per acre
on the General Plan Land Use Map. The
proposal is not consistent with the
designation. However, since the site is
under 10 acres, a General Plan
Amendment is not required. The adjacent
properties to the north, east, and south
are also designated as Residential 0 to 2
dwelling units per acre on the General
Plan Land Use Map. The properties west
of the site are designated as Residential
2 to 5 dwelling units per acre.
General Plan Land Use Map, Source: Planning
and Development Department
Staff Report: Z-61-23-2
November 22, 2023
Page 4 of 11
SURROUNDING LAND USES AND ZONING
3.
The subject site is vacant land zoned
R1-10. Properties to the north, west,
and east have single-family residential
uses within an R1-18 district (Single-
Family Residence District) (west), an
R1-10 district (north), and within
Maricopa County RU-43 zoning (One
Acre Per Dwelling Unit) (east). To the
south, across Dynamite Boulevard, is
vacant land zoned RE-35 (Single-
Family Residence District).
Zoning Aerial Map, Source: Planning and
Development Department
PROPOSAL
4.
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.
5.
The PUD proposes development standards to facilitate development of an 80-bed
assisted living, memory care center (community residence center) within four one-
story buildings and a two-story administrative office building. The PUD contains
standards for enhanced landscaping with setback and a height transition to
maintain sensitivity to the surrounding single-family context, in addition to providing
an enhanced streetscape with trees and shade.
6.
Land Use
The proposed development narrative lists the following permitted uses:
• Single-family residential
• Community residence center
• Hospice
• Nursing home
• Respite care
Staff Report: Z-61-23-2
November 22, 2023
Page 5 of 11
Permitted accessory uses would include a beauty shop, massage therapy, teaching
of fine arts, a restaurant/kitchen, and accessory office space none of which would
allow outside access.
7.
Development Standards
The PUD proposes development standards to facilitate the proposed community
residence center. The table below summarizes the key development standards set
forth in the narrative and standards required in the R-3 zoning district, which is used
for comparison as the most analogous zoning district. The PUD standard for
maximum height is lower than the R-3 district, and the PUD requires greater
setbacks, open space, bicycle parking, and shade. The PUD requires a minimum of
33 parking spaces for the proposed uses, which is below the Zoning Ordinance
standard of 40 parking spaces for an 80-bed community residence center.
Development Standards
Standard
PUD Proposed
R-3 Standard
Maximum Building
Height
30 feet, 20 feet within 50
feet of north and west
property lines
2 stories and 30 feet for
first 150 feet; 1 foot in 5
foot increase to 48-foot
height, 4-story maximum
Maximum Lot
Coverage
50 percent
50 percent (25 percent for
community residence
center use)
Maximum Number of
Beds/Units
80
No maximum
Minimum Building
Setbacks
North/West: 25 feet;
South/East: 20 feet
North: 15 feet
South/East/West: 20 feet
Minimum Open Space
10 percent
5 percent
Parking Minimum
Per Section 702,
maximum 33 parking
spaces required;
minimum 5 percent shall
be EV Installed
Per Section 702 (40
spaces required for 80-
bed community residence
center); no EV parking
required
Bicycle Parking
4 spaces, installed per
1307.H
None required
Shade
A minimum of 75 percent
of private walkways and
public sidewalks shall be
shaded at tree maturity
50 percent shade required
for sidewalks and
walkways
8.
Landscape Standards
The PUD sets forth standards for perimeter landscape setbacks and landscaping
within adjacent rights-of-way. The table below summarizes the key landscape
standards and the R-3 district standard for comparison. The PUD requires a
Staff Report: Z-61-23-2
November 22, 2023
Page 6 of 11
minimum landscape setback on the north property line that exceeds the R-3
requirement. The PUD landscape setbacks adjacent to the streets are below the R-
3 requirement. The planting standards for perimeter setbacks, within the right-of-
way and within the parking lot all exceed the R-3 standards.
Landscape Standards
Standard
PUD Proposed
R-3 Standard
Minimum Landscape
Setbacks
10 feet (all sides)
North: 5 feet;
West, East, South: 20
feet
Planting Standards
(Perimeter Landscape
Setbacks)
50 percent 2-inch caliper,
50 percent 3-inch caliper
trees, planted 20 feet on
center
15-gallon tree every 500
square feet; 5-gallon
shrub every 100 square
feet
Planting Standards
(Right-of-way)
Minimum 2-inch caliper
shade trees, planted 20
feet on center, minimum
75 percent shade at
maturity
60 percent minimum 2-
inch caliper trees; 40
percent minimum 1-inch
caliper trees; 50 percent
live coverage; 50 percent
shade at maturity
Parking Lot Area
Landscape
25 percent minimum
shade at maturity
Minimum 5 percent
surface parking must be
landscaped
9.
Design Guidelines
The PUD proposes design guidelines that enhance the appearance and
functionality of the buildings, open space, and amenities on-site. Buildings will use a
consistent color palette, incorporate four-sided architecture, and provide a variety of
materials with no one material encompassing more than 50 percent of a particular
façade. Pedestrian walkways that cross drive aisles will be designed with
decorative pavers, stamped or colored concrete, or other pavement treatments to
visually contrast parking and drive aisle surfaces.
AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
10. North Land Use Plan
In 1996, the Phoenix City Council adopted the North Land Use Plan, which
established recommendations for land use and future development for the area
generally bounded by Cave Creek Wash to the west, Scottsdale Road to the east,
Carefree Highway to the north, and Pinnacle Peak Road to the south. The plan
shifted residential density designations from the previous General Plan Land Use
Map with the goals of protecting the desert character, recognizing washes as a
development constraint, and maximizing infrastructure efficiency. The subject site is
designated as Residential 0 to 1.5 dwelling units per acre in the plan. Community
Staff Report: Z-61-23-2
November 22, 2023
Page 7 of 11
residence centers are not allowed in single-family zoning districts; therefore, the
proposed use is not consistent with the single-family density designated in the plan.
North Land Use Map, Source: Planning and Development Department
11. 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
a 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
creating additional senior assisted living units, identified in Policy Initiative No. 2 in
the plan as a needed housing option, in a residential setting.
12. 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. To promote safety and connectivity for
all users, the PUD proposes standards for bicycle parking and shaded, detached
sidewalks along 52nd Street.
13. 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.
Staff Report: Z-61-23-2
November 22, 2023
Page 8 of 11
The PUD narrative incorporates requirements for bicycle parking to encourage
multi-modal transportation.
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
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 narrative includes standards for detached sidewalks along 52nd Street and
enhanced shading on all public and private walkways.
15. 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. The PUD proposes a standard for electric vehicle parking,
charging and infrastructure.
16. 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 development will provide recycling services for residents
and visitors.
COMMUNITY INPUT SUMMARY
17. At the time this staff report was written, staff has received three letters in opposition
to this case and one letter in support. The opposition letters mention concerns
related to traffic, parking, the loss of privacy for neighboring properties, and the loss
of natural views.
Staff Report: Z-61-23-2
November 22, 2023
Page 9 of 11
Findings
1.
The proposal is compatible with the character of the surrounding area.
2.
The proposal will add to the mix of housing in the area, providing assisted living
units, in a residential setting.
3.
The proposed PUD sets forth design and development standards that will enhance
connectivity in the immediate vicinity by providing shaded detached sidewalks and
INTERDEPARTMENTAL COMMENTS
18. The Street Transportation Department commented that a total of 70 feet of right-of-
way shall be dedicated for the north half of Dynamite Boulevard, street
improvements to Dynamite Boulevard and 53rd Street must be approved by
Maricopa County, a total of 40 feet of right-of-way shall be dedicated for the east
half of 52nd Street, and that the developer shall construct all streets within and
adjacent to the development with all required improvements and comply with ADA
standards. These are addressed in Stipulation Nos. 2 through 5.
19. The Floodplain Management division of the Office of the City Engineer provided the
comment that the subject site is located within Special Flood Hazard Areas and that
any proposed improvements or modifications are subject to federal regulations and
the City of Phoenix Floodplain Ordinance. The Floodplain Management division
must approve a Grading and Drainage Plan demonstrating compliance with the
regulations prior to any permit issuance. This comment is addressed in Stipulation
No. 6.
OTHER
20. 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 No. 7.
21. 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 preliminary site plan approval. This is
addressed in Stipulation No. 8.
22. 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-61-23-2
November 22, 2023
Page 10 of 11
bicycle parking.
Stipulations
1.
An updated Development Narrative for The Villas of Cave Creek Senior Living PUD
reflecting the changes approved through this request shall be submitted to the
Planning and Development Department within 30 days of City Council approval of
this request. The updated Development Narrative shall be consistent with the
Development Narrative date stamped November 17, 2023, as modified by the
following stipulations:
a.
Front cover: Revise the submittal date information to add the following: City
Council adopted: [Add adoption date].
2.
A total of 70 feet of right-of-way shall be dedicated for the north half of Dynamite
Boulevard or as approved by Maricopa County.
3.
All street improvements to Dynamite Boulevard and 53rd Street are outside of
Phoenix City Limits and shall be reviewed and approved by Maricopa County.
Documentation of the county review and approval shall be provided prior to
Preliminary Site Plan approval.
4.
A total of 40 feet of right-of-way shall be dedicated for the east half of 52nd Street.
5.
All streets within and adjacent to the development shall be constructed with paving,
curb, gutter, sidewalk, curb ramps, streetlights, landscaping and other incidentals,
as per plans approved by the Planning and Development Department. All
improvements shall comply with all ADA accessibility standards.
6.
The site is located within a Special Flood Hazard Area (SFHA) called a Zone AE
and Zone AE floodway on panel 1301M of the Flood Insurance Rate Maps (FIRM)
revised July 20, 2021. The following requirements shall apply, as approved by the
Planning and Development Department:
a.
The Architect/Engineer is required to show the floodplain boundary limits on
the Grading and Drainage plan and ensure that impacts to the proposed
facilities have been considered, following the National Flood Insurance
Program (NFIP) Regulations (44 CFR Paragraph 60.3). This includes, but is
not limited to, provisions in the latest versions of the Floodplain Ordinance of
the Phoenix City Code.
b.
A copy of the Grading and Drainage Plan needs to be submitted to the
Floodplain Management section of the Office of the City Engineer for review
and approval of Floodplain requirements.
Staff Report: Z-61-23-2
November 22, 2023
Page 11 of 11
c.
FEMA approved CLOMR-F or CLOMR is required prior to issuance of a
Grading and Drainage permit.
7.
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.
8.
Prior to preliminary 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
Anthony Grande
November 22, 2023
Team Leader
Racelle Escolar
Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan date stamped November 17, 2023
Community Correspondence (6 pages)
The Villas of Cave Creek Senior Living PUD development narrative date stamped
November 17, 2023
ANX 415
Z-237-A-85
Z-56-95
Z-45-13
Z-87-06
ANX 351
*
*
Phoenix City Limits
*
*
R1-18 PRD
R1-6 PCD
R1-10
RE-35
MARICOPA
COUNTY
R1-10
Maricopa County
R1-18 *
Z-61-06
DESERT VISTA TRL
51ST ST
CORDIA LN
DYNAMITE BLVD
50TH PL
52ND PL
LUCIA DR
SILVER SAGE LN
53RD ST
54TH ST
DOVE VALLEY RD
LONE MOUNTAIN RD
DYNAMITE BLVD
JOMAX RD
HAPPY VALLEY RD
PINNACLE PEAK RD
DEER VALLEY DR
MAYO BLVD
CAVE CREEK RD
BLACK MTN PKY
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
CAREFREE HWY
SR-101
DESERT VIEW VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-61-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.35 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-10
PUD
CONVENTIONAL OPTION
15
80
* UNITS P.R.D. OPTION
19
N/A
Learsi Capital Group, LLC
DATE:
9/14/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 51-40
ZONING MAP
P-11
REQUESTED CHANGE:
FROM: R1-10 ( 4.35 a.c.)
TO:
PUD ( 4.35 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-61-23.mxd
Z-61-23
0.06
0
0.06
0.03
Miles
11/17/2023
ANX 415
Z-237-A-85
Z-56-95
Z-45-13
Z-87-06
ANX 351
*
*
Phoenix City Limits
*
*
R1-18 PRD
R1-6 PCD
R1-10
RE-35
MARICOPA
COUNTY
R1-10
Maricopa County
R1-18 *
Z-61-06
DESERT VISTA TRL
51ST ST
CORDIA LN
DYNAMITE BLVD
50TH PL
52ND PL
LUCIA DR
SILVER SAGE LN
53RD ST
54TH ST
Maricopa County Assessor's Office
DOVE VALLEY RD
LONE MOUNTAIN RD
DYNAMITE BLVD
JOMAX RD
HAPPY VALLEY RD
PINNACLE PEAK RD
DEER VALLEY DR
MAYO BLVD
CAVE CREEK RD
BLACK MTN PKY
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
CAREFREE HWY
SR-101
DESERT VIEW VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-61-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.35 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-10
PUD
CONVENTIONAL OPTION
15
80
* UNITS P.R.D. OPTION
19
N/A
Learsi Capital Group, LLC
DATE:
9/14/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 51-40
ZONING MAP
P-11
REQUESTED CHANGE:
FROM: R1-10 ( 4.35 a.c.)
TO:
PUD ( 4.35 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-61-23.mxd
Z-61-23
0.06
0
0.06
0.03
Miles
11/17/2023
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
ADMIN BLDG
2-STORY (30')
W/ BASEMENT
4,128 SF EACH
12,384 TOTAL
FULLY
SPRINKLED
25'-0"
BLDG
SETBACK
20'-0"
STREET
SETBACK
25'-0"
STREET
SETBACK
26'-0"
10'-0"
LANDSCAPE
SETBACK
50'-0"
2-STORY
SETBACK
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
DELIVERY
R-35
R-18
S-2
RU-43
TRASH
ENCLOSURE
5
2
125'-0" EASEMENT FOR ELECTRIC TRANSMISSION LINES
DOCKET 451 PG. 9 MCR
40'-0"
60'-0" RW
BK 1488 PG 31 MCR
40'-0" DEDICATED
RW PER BK
1488 PG 31 MCR
S-2
S-2
S-2
S-2
R-18
26'-0"
33'-0"
E DYNAMITE BLVD
N 52ND ST
N 53RD ST
10'-0" FUTURE
ROW DEDICATION
20'-0" DEDICATED RW
BK 1488 PG 31 MCR
20'-0"
STREET
SETBACK
6
6
20'-0" WIDE SUPE
W/ 10' WIDE SUP
350' F.D.
HOSE LENGTH
350' F.D.
HOSE LENGTH
14'-0" STREETSCAPE
IMPROVEMENTS
5
5
4
STREETSCAPE & STREET
IMPROVEMENTS
PER MCDOT
EXIST. EDGE
OF PAVEMENT
EXIST. EDGE
OF PAVEMENT
EV
EV
PROJECT NAME AND ADDRESS:
THE VILLAS OF CAVE CREEK
28212 N. 53rd STREET
PHOENIX, AZ 85331
OWNER: GREG RIVERA TRUST
APPLICANT: LEARSI CAPITAL GROUP, LLC
GENERAL ZONING ANALYSIS:
APN: 211-44-383, 211-44-384, 211-44-385,
211-44-386, 211-44-387, 211-44-388, 211-44-389,
211-44-390, 211-44-391, 211-44-392, 211-44-393,
211-44-394, 211-44-395, 211-44-396, 211-44-397,
211-44-398, 211-44-399, 211-44-400, 211-44-401
PARCEL SITE AREA:
SITE AREA: 157,015 SF
ZONING:
EXISTING: R1-10
PROPOSED: PUD (R-3) W/ MODIFICATIONS
BUILDING INFO:
FIVE SEPARATE BUILDINGS, TWO USES
PROPOSED ADMIN / ACTIVITY CENTER
2 STORY 30'-0" HEIGHT W/ BASEMENT
4,128 SF EACH FLOOR
12,384 SF TOTAL
PROPOSED ASSISTED LIVING / MEMORY
CARE 11,395 SF EACH
(FOUR BUILDINGS)
1 STORY
20'-0" HEIGHT PER PUD
BUILDING SETBACKS:
REAR (EAST): PROPOSED 20'-0"
FRONT (WEST): PROPOSED 25'-0"
SIDE (NORTH): PROPOSED 25'-0"
SIDE (SOUTH): PROPOSED 20'-0"
TWO STORY BUILDING: PROPOSED 50'-0”
SETBACKS (NORTH & WEST)
NOTE: ACCESSORY STRUCTURES AND
SCREEN WALLS ALLOWED IN BUILDING
SETBACK PER PROPOSED PUD
LOT COVERAGE: 50%
PARKING:
REQUIRED PER ZONING: 40 SPACES
(ASSISTED LIVING 1 : 2 RATIO)
PROPOSED PARKING SURFACE: 33 SPACES
PERMITTED PRINCIPAL USES
-
SINGLE-FAMILY RESIDENTIAL USES AND
HOME OCCUPANTS PER SECTION 608
OF THE PHOENIX ZONING ORDINANCE
-
COMMUNITY RESIDENCE CENTER
-
HOSPICE
-
NURSING HOME
-
RESPITE CARE
,
,
,
PROPERTY LINE
SETBACK
ROAD CENTERLINE
ROAD ALIGNMENT
LEGEND
THE VILLAS OF CAVE CREEK
28212 N 53RD STREET, CAVE CREEK, AZ 85331
REVISION/RELEASE DATE:
LRD JOB NO:
449.01
1640 EAST RIVER ROAD,
SUITE 206,
TUCSON, AZ 85718
t: 520.882.4484
f: 520.882.5560
OVERALL
SITE PLAN
1.0
PRELIMINARY
NOT FOR CONSTRUCTION
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
ADMIN BLDG
2-STORY (30')
W/ BASEMENT
4,128 SF EACH
12,384 TOTAL
FULLY
SPRINKLED
20'-0"
2
STREE
T
SETBAC
S T
S
T
K
26'-0"
L
2
S
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
DELIVE
I
RY
TRASH
ENCLOSURE
5
2
125'-0
1
" EASE
F
T F
MENT F
L
OR ELE
L
OR EL
O
CTRIC TRANSMISSION LINES
NE
N
LINE
IN
5'-0
ASE
1
" EASE
FO
125'-0" EASEMENT
25'-0" EASE
ENT
5'-0" EASEMEN
L
KET
KET
ET
KE
DOCKE 451 PG. 9 MCR
KET
ET
KE
CK
OC
DO
BK
26'-0"
33'-0"
3
10
ROW
6
6
E
P
D.
NGTH
350' F.D.
F
HOSE LENGTH
L
H
APE
A
TS
5
5
4
STREET
T
IM
P
EV
EV
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
ADMIN BLDG
2-STORY (30')
W/ BASEMENT
4,128 SF EACH
12,384 TOTAL
FULLY
SPRINKLED
25'-0"
BLDG
SETBACK
20'-0"
STREET
SETBACK
25'-0"
STREET
SETBACK
26'-0"
10'-0"
LANDSCAPE
SETBACK
50'-0"
2-STORY
SETBACK
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
PROPOSED
20 UNIT AL / MC BLDG
1-STORY (20')
11,395 SF
FULLY SPRINKLED
DELIVERY
R-18
S-2
RU-43
TRASH
ENCLOSURE
5
2
125'-0" EASEMENT FOR ELECTRIC TRANSMISSION LINES
DOCKET 451 PG. 9 MCR
40'-0"
60'-0" RW
BK 1488 PG 31 MCR
40'-0" DEDICATED
RW PER BK
1488 PG 31 MCR
S-2
S-2
S-2
S-2
R-18
26'-0"
33'-0"
E DYNAMITE BLVD
N 52ND ST
N 53RD ST
10'-0" FUTURE
ROW DEDICATION
20'-0" DEDICATED RW
BK 1488 PG 31 MCR
20'-0"
STREET
SETBACK
6
6
20'-0" WIDE SUPE
W/ 10' WIDE SUP
350' F.D.
HOSE LENGTH
350' F.D.
HOSE LENGTH
14'-0" STREETSCAPE
IMPROVEMENTS
5
5
4
STREETSCAPE & STREET
IMPROVEMENTS
PER MCDOT
EXIST. EDGE
OF PAVEMENT
EXIST. EDGE
OF PAVEMENT
EV
EV
From:
Kim Brawn
To:
Anthony M Grande
Subject:
Rezoning 28212 N 53rd Street Phoenix, AZ
Date:
Friday, November 17, 2023 9:30:11 AM
Attachments:
Neighbor Support Letter.pdf
Hello Anthony,
Please see my attached letter in support of this project. I have been to a meeting and have had
several opportunities to have my questions answered by Jason Israel. It is obvious that he has
put in a lot of hard work and has great passion for the project. I feel strongly that our
community will benefit from the community being proposed.
Sincerely,
Kimberly Brawn REALTOR®
cell: (602) 369-0844
email: kimbrawn11@gmail.com
web: www.KimBrawn.com [kimbrawn.com]
Mayor and City of Council Members
City of Phoenix
200 W. Washington Street
Phoenix, Arizona 85003
RE: Case No. Z-61-23-2 Desert View Village
Dear Mayor and Council Members:
I am a nearby resident writing to express my SUPPORT for the proposed new senior care
development, “The Villas at Cave Creek,” at the northwest corner of 53rd Street and Dynamite
Road. After seeing the site plan and learning about the project, I believe it will be a quality
development and asset to our neighborhood.
Thank you for your consideration.
Sincerely,
____________________________ (Signature)
____________________________ (Print Name)
____________________________ (Address)
____________________________ (Community)
Kimberly Brawn
28428 N 52nd Place
Cave Creek, AZ 85331
Diamond Tree Estates
From:
dpr652
To:
Anthony M Grande
Subject:
Zoning project Z-61-23
Date:
Sunday, September 24, 2023 1:15:05 PM
Hello,
I am writing to express my concern for the zoning project Z-61-23 located on the corner of
Dynamite and 53rd Street.
I am writing in opposition of the proposed zoning change. I am a resident in the neighborhood
just north of the proposed land parcel zoning change.
This area is 100% family homes. There are no other commercial areas bordering these
homes. The property should continue to stay zoned as a R1-10. Only single home
owner houses should be placed in this lot to match the rest of the surrounding area.
People purchased their houses next to this lot with the disclosure that it was to be used for
single family homes in the future. To change the zoning is dishonest and inappropriate.
The lot and location of it is too small to house a 40 space parking lot. The entrance is too
close to Dynamite for people turning North onto Desert Willow. There is also a blind curve
for traffic going south to Dynamite. There will be accidents of T-bones when people exit the
proposed senior living area if a parking lot is put there.
Additionally, it is not right to have a delivery and commercial trash pick up and commercial
parking lot lighting next to a neighborhood.
I am in complete opposition of any zoning change for this lot.
Thanks for your time-
Jennifer Louis
Diamond Tree Estate Resident
From:
board@smmhoa.org
To:
Anthony M Grande
Subject:
Case Number Z-61-23
Date:
Monday, October 16, 2023 9:39:34 AM
Good Morning,
I am the Board President of San Marcos Manor HOA, a community living directly adjacent to
the property located at Dynamite and 53rd Street.
We have attended one of the rezoning meetings regarding the building of a senior care facility.
Many of the neighbors have raised concerns about the two story building being built next to a
residential area. None of the commercial properties north of Dynamite from Tatum west and
east have double story buildings. The neighbors that have lived in this community closest to
where this building will go have concerns of privacy as they are single stories. A few
neighbors raised their concerns about how the height of this building will block their view to
the native Arizona desert from their properties. In addition, other neighbors have raised their
concerns about the traffic as the senior living facility will have an entrance off of 52nd St.
Currently, San Marcos Manor HOA neighbors have concerns about how fast traffic travels
from 52nd St to Dynamite. Neighbors leaving Silver Sage Ln have to be extremely careful as
there's a curvature of the road that prevents visibility to make either a left or right turn onto
52nd St.
I attended the meeting on Tuesday September 26 and I raised my concerns to Mr. Israel. It felt
to no avail as any concerns raised went to deaf ears. Mr. Israel did not consider any of the
current issues we have with the structure height. We also suggested to make the entrance to
their facility off of 53rd st as to avoid any future traffic jams. Traffic from 52nd st to
Dynamite has been the cause of multiple accidents. When the City installed a street light on
that intersection, there were a lot more issues as cars had to either raise their speed to make the
light or abruptly stop at the light. Neighbors living close to this street light have brought up
concerns about how unsafe this intersection is and how it affects their daily enjoyment of their
property.
Another concern is how limited parking is for 80 senior living units. The plans show space for
40 vehicles. The neighbors are concerned, especially during holidays how much parking will
be full and cause people to park in our San Marcos Manor HOA private streets.
Please inform us who we need to voice our concerns regarding the building of the senior living
facility.
--
Thank you,
Karin Martincic
San Marcos Manor HOA Board of Directors
29455 N. Cave Creek Rd.
Suite 118 - 435
Cave Creek, AZ 85331
p. 480-447-0890
c. 480-252-9897
This transmission is intended exclusively for the individual or entity to which it is addressed. This communication
may contain information that is confidential, proprietary, privileged or otherwise exempt from disclosure. If you are
not the named addressee, you are NOT authorized to read, print, retain, copy or disseminate this communication,
its attachments or any part of them. If you have received this communication in error, please notify the sender
immediately and delete this communication from all computers. This communication does not form any contractual
obligation on behalf of the sender, the sender's employer, or the employer's parent company, affiliates or
subsidiaries.