Attachment B - Staff Report - Z-110-23-5
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Staff Report Z-110-23-5
January 8, 2023
North Mountain Village Planning
Committee Meeting Date:
January 17, 2024
Planning Commission Hearing Date:
February 1, 2024
Request From:
C-2 (Intermediate Commercial) (0.82-
acres)
Request To:
WU Code T5:5 (Walkable Urban Code,
Transect 5:5 District) (0.82-acres)
Proposed Use:
Multifamily residential
Location:
Approximately 310 feet north and 280
feet west of the northwest corner of
19th Drive and Northern Avenue
Owner:
West Royal Development, LLC
Applicant and Representative:
Reid Butler, Butler Housing Company
Inc.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map
Classification
21st Avenue
Private
Street
28 feet, including
easements
CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED
DEVELOPMENT; LAND USE PRINCIPLE; Encourage high-density housing and
high intensity employment uses to locate adjacent or close to transit stations
per adopted transit district plans.
The proposed development, as stipulated, will contribute to a pattern of horizontal
mixed-use near a light rail station in a manner consistent with the 19North Transit
Oriented Development Policy Plan. The addition of residential dwellings will support
ridership on the light rail while offering its residents an affordable mode of
transportation.
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 2 of 14
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish design
standards and guidelines for parking lots and structures, setback and build-to
lines, blank wall space, shade, and other elements affecting pedestrians, to
encourage pedestrian activity and identify options for providing pedestrian-
oriented design in different types of development.
The proposed development, per WU Code standards and as stipulated, includes
design and development standards to encourage walking, bicycling, and transit use.
These standards include a shaded streetscape, units fronting onto the public
sidewalk, parking situated away from the street, and on-site amenities.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
The proposed development, as stipulated, includes bicycle facilities to encourage
bicycling and transit use to leverage its proximity to the nearby light rail station.
Features include secure bicycle parking for residents and/or convenient racks for
guests, and a bicycle repair station for residents.
Applicable Plans, Overlays, and Initiatives
TOD Strategic Policy Framework: Background Item No. 4.
19North Transit Oriented Development Policy Plan: Background Item No. 5.
North Mountain Village Character Plan: Background Item No. 6.
Community Safety Plan (CSP) Areas: Background Item No. 9.
Tree and Shade Master Plan: Background Item No. 10.
Complete Streets Guidelines: Background Item No. 11.
Housing Phoenix: Background Item No. 12.
Zero Waste PHX: Background Item No. 13.
Climate Action Plan: Background Item No. 14.
Transportation Electrification Action Plan: Background Item No. 15.
Comprehensive Bicycle Master Plan: Background Item No. 16.
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 3 of 14
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Vacant land and parking
C-2
North
Multifamily (parking)
R-3A and C-2
South
Commercial (retail, restaurants,
services)
C-2
West (across 21st Avenue)
Vacant (retention/detention basin)
C-2
East
Multifamily, drainage channel and
shared driveway
R-4 and C-2
Walkable Urban Code
Transect 5:5
Standards
Requirements
Site Plan Provisions
Total Dwelling Units
No maximum
80 units
Density
97.56 units per acre
Building Height
56 feet maximum
56 feet (Met)
Primary Frontage
(21st Avenue)
12 foot maximum
Not depicted
Rear (east)
0 foot minimum
Not depicted
Sides (north and south)
0 foot minimum
Not depicted
Parking
Parking Minimum - Affordable
Housing 0.5 spaces per unit
40 spaces
55 spaces (Met)
Primary Frontage Setback
(21st Avenue)
30 foot minimum or behind
building
Not depicted
Sides
0 foot minimum
Not depicted
Lot Requirements
Lot Coverage
80 percent maximum
Not depicted
Primary Frontage
(21st Avenue)
70 percent minimum
Not depicted
Frontage Types
All frontages
Not depicted
Entry Requirements
One per 50 feet of primary
building frontage
Not depicted
Open Space
5 percent
29.73 (Met)
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 4 of 14
Walkable Urban Code
Transect 5:5
(Continued)
Minimum Glazing Requirements
Frontage (21st Avenue) – For commercial frontage only
Ground Floor
75 percent
Not depicted
Second Floor
45 percent, 25 percent east
and west
Not depicted
Upper Floors
25 percent, 15 percent east
and west
Not depicted
Frontage (21st Avenue) – For residential frontage
Ground Floor
25 percent
Not depicted
Second Floor
25 percent, 10 percent east
and west
Not depicted
Upper Floors
N/A
Not depicted
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 0.82-acres located at approximately 310 feet north and
280 feet west of the northwest corner of 19th Drive and Northern Avenue from C-2
(Intermediate Commercial) to WU Code T5:5 (Walkable Urban Code, Transect 5:5
District).
Oblique Aerial Imagery; Source: Maricopa County
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 5 of 14
SURROUNDING LAND USES AND ZONING
2.
The subject site is vacant land with a small parking area. The site was previously
part of the former El Caro Golf Course. The Zoning Sketch Map, included as an
exhibit to this report, depicts zoning entitlements for the subject site and the
surrounding area. The surrounding area includes multifamily residential to the north
and northeast, commercial to the south, and vacant land to the east and west.
The multifamily residential development to the north, El Caro Apartments, are three
stories in height, zoned R-3A and C-2, and the existing residential buildings are
located approximately 172 feet north of the shared property line. The area
immediately to the north is used for vehicle parking. The C-2 zoning district permits
a maximum height of 30 feet and R-3A permits a maximum height of four stories
and 48 feet.
The multifamily residential development to the northeast, Lumina on 19th, are two
stories in height and zoned R-4 which permits a maximum height of four stories
and 48 feet.
The proposed development, as stipulated, would provide affordable housing on an
underutilized property within a quarter mile of a light rail station. The proposed
development is compatible with the surrounding zoning entitlements and
appropriate given its proximity to light rail. The inclusion of affordable housing will
provide much-needed housing options for residents in an area with affordable
mobility.
GENERAL PLAN LAND USE MAP
3.
The General Plan Land Use
Map depicts a Commercial
designation for the subject
site. The designation is
consistent with the proposed
development and entitlement
on the site. The designation
to the north is Commercial
and Residential 10 to 15
dwelling units per acre. The
designation to the south and
west across 21st Avenue is
Commercial. The designation
to the east is Commercial and
15+ dwelling units per acre.
General Plan Land Use Map; Source: Planning and
Development Department
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 6 of 14
4.
Transit Oriented
Development
Strategic Policy
Framework:
The Transit Oriented
Development
Strategic Policy
Framework is part of
the City’s General
Plan. The framework
identifies planning
typologies to describe
urban environments.
The subject site is
located within a
quarter mile from
Transit Oriented Development Strategic Policy Framework, Place
Type Map Excerpt; Source: Planning and Development Department
the light rail station located at 19th Avenue and Northern Avenue which is identified
as a Neighborhood Center. The Neighborhood Center Place Type is characterized
by low intensity with building heights typically from two to four stories and up to five
when incentive criteria are met. The proposal for the development of a five-story
affordable multifamily residential complex is consistent with the intensity envisioned
by the Neighborhood Center Place Type subject to the inclusion of affordable
housing. As such, staff is recommending Stipulation No. 1 which would permit a
maximum height of 5 stories (56 feet) if half of the housing units are dedicated for
long-term affordability.
5.
19North Transit Oriented Development Policy Plan:
The subject site is located within the 19North Transit Oriented Development (TOD)
Planning Area which is bound by Montebello Avenue on the south, Dunlap Avenue
on the north, 15th Avenue on the east, and 23rd Avenue on the west.
The policy plan for the 19North TOD District provides a blueprint for fully
achieving the transformative potential of light rail in a sustainable manner.
Changes advocated in the plan can lower transportation costs for residents,
create new business opportunities, encourage active, healthy lifestyles, ensure
Phoenix increases its competitive advantage in the global marketplace, and
improve prosperity by growing the economy in locations with existing infrastructure
and public services.
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 7 of 14
The policy plan identifies the subject site as a “redevelopment opportunity” and the
2024 vision expressly calls for the creation of a new neighborhood on the site of
the former El Caro Golf Course. The subject site is the last undeveloped remnant
of the former golf course in the immediate area. The proposed development, as
stipulated, advances the purpose, vision, and intent of the 19North TOD Policy
Plan.
The site is within the 19th and Northern Priority Area which calls for a “walkable
neighborhood” with active frontages and small block sizes. The WU Code already
requires active frontages along the street, and staff recommends Stipulation No. 4
to require a publicly accessible pedestrian path, reducing the block size.
6.
North Mountain Village Character Plan:
The North Mountain Village Character Plan was approved and adopted into the
Phoenix General Plan through General Plan Amendment GPA-1-19. The project is
aligned with the general goals identified in the North Mountain Village Character
Plan but most specifically the following items:
• “Land Use Principle: Cores, centers and corridors to be configured in a
walkable manner and include a variety of land uses: office, retail shopping,
entertainment and cultural, housing, hotel and resort, and, where
appropriate, some types of industry.” The proposal will introduce affordable
housing to an area with concentrations of diverse employment and service
opportunities along the light rail network which will support walkability.
• “Land Use Principle: Locate land uses with the greatest height and most
intense uses within limits based on village character, land use needs,
infrastructure, and transportation system capacity.” The proposal will
develop an underutilized site into affordable multifamily residential units
within walking distance of a light rail station.
PROPOSAL
7.
Site Plan
The applicant is proposing to build a five-story affordable housing multifamily
building. The building will be composed of prefabricated pieces that will be put
together to provide 60 to 80 dwelling units. The prefabricated units are designed to
meet all of the building code requirements that would be required of traditional
stick-built construction. The price point of the units are planned to be 40 to 60
percent of the area median income.
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 8 of 14
In addition to the lower housing costs, the proposal will also be providing housing
near the 19th Ave/Northern light rail station, decreasing transportation costs for
residents.
The proposal includes pedestrian access through the project to connect to both
21st Avenue on the west and the property to the east that connects to 19th Drive.
These connections will increase walkability in the area and make the light rail even
more accessible. This is addressed in Stipulation No. 4.
The property is one of the last portions of the former El Caro Golf Course that has
been redeveloped through a variety of projects. The proposal will make the vacant
lot into a productive land use, helping to eliminate blight, increase safety, and
create a vibrant walkable community around light rail.
Proposed Site Plan; Source: Butler Housing Company Inc.
8.
Conceptual Building
Elevations
The applicant
provided conceptual
elevations and
renderings, attached
as an exhibit, of the
multifamily building
that show a podium
construction with four
stories above a
ground floor of
parking.
Conceptual Elevation Renderings; Source: Architectural
Collaborative Team
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 9 of 14
The proposed development is five stories which is consistent with the TOD
Strategic Policy Framework when incentive criteria are met. The proposed
development is for affordable housing and staff is therefore recommending
Stipulation No. 1 to allow for a maxiumum height of 56 feet and five stories if 50
percent or more of the total units are dedicated for long term affordability.
STUDIES AND POLICIES
9.
Community Safety Plan (CSP) Areas
In 2022, the City Council approved two pilot projects to address community safety
through a multidepartment, collaborative manner leveraging technology as well as
community-based resources. The Neighborhood Services, Police, Street
Transportation, and Parks and Recreation departments, along with the Office of
Homeless Solutions, Public Health Adviser, and Prosecutor’s Office, are working
together to improve the safety and quality of life along 19th Avenue, 27th Avenue,
Hatcher Road, and the I-17 freeway. To support these efforts, the Planning and
Development Department promotes Crime Prevention Through Environmental
Design (CPTED) principles to enhance neighborhood safety in these Community
Safety Plan areas. The subject site is located within a Community Safety Plan
(CSP) area, thus staff recommends Stipulation No. 7 to address safety concerns
by requiring lighting at building entrances/exits, public assembly areas, as well as
parking areas, which will include the ground floor.
10. 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 proposal, as stipulated, aligns with the Tree and Shade Master Plan by
requiring shade trees along pedestrian pathways to comfortably convey
pedestrians to light rail, employment, and other destinations. These items are
addressed through WU Code standards and in Stipulation No. 4.
11. Complete Streets Guidelines:
In 2018, 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 Walkable Urban Code contains
design standards to implement the vision of the 19North TOD Policy Plan.
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 10 of 14
12. Housing Phoenix:
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, including 99,581 which should be affordable. 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 approximately 60 to 80 affordable
housing units on an underutilized parcel within a quarter mile of light rail.
13. 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. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial, and mixed-use developments
meeting certain criteria. The proposal includes the availability of recycling for
residents.
14. 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
goal is addressed in Stipulation No. 6, which requires a minimum of two GI
techniques for stormwater management to be implemented in this development.
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
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 11 of 14
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 is addressed in Stipulation No. 2 which requires electric receptacles for the
charging of electric bicycles and Stipulation No. 3 which requires 10 percent of
required vehicle parking spaces be “EV-Capable.”
16. Comprehensive Bicycle Master Plan:
In 2014, the City Council approved the Comprehensive Bicycle Master Plan. The
Master Plan is a guide for creating a culture and environment conducive to
bicycling as a viable mode of transportation. The proximity to high capacity transit
underscores the importance of walking and bicycling in this area. Stipulation No. 2
addresses this by requiring secure bicycle parking for residents, bicycle parking for
guests, and a publicly accessible bicycle repair station.
COMMUNITY CORRESONDENCE
17. As of the writing of this report, no community correspondence was received by staff
regarding this request.
INTERDEPARTMENTAL COMMENTS
18. The Street Transportation Department noted that the subject site is located within
the 19North Transit Oriented Development Policy Plan area and that the
community has identified enhanced streetscapes as being a priority and further
recommended that bicycle parking and infrastructure be provided to support transit
ridership. The Street Transportation Department provided stipulation language
requiring construction standards for all streets within and adjacent to the
development. These are addressed in Stipulation No. 5.
OTHER
19. 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
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 12 of 14
properly assess the materials. This is addressed in Stipulation No. 8.
20. 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. 9.
21. 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.
Findings
1.
The proposal advances the vision and recommendations contained in the Transit
Oriented Development Strategic Policy Framework and the 19North Transit
Oriented Development District Policy Plan.
2.
The proposal, as stipulated, will create a strong pedestrian environment that will
increase pedestrian access to the nearby light rail station.
3.
The proposal will create additional housing options in line with the Housing
Phoenix Plan’s goal of preserving or creating 50,000 housing units by 2030.
Stipulations
1.
The maximum building height shall not exceed 48 feet. If the following
conditions are met, the maximum height shall be 56 feet. The conditions must
be met prior to or in conjunction with the Final Site Plan Review.
a.
A minimum of 50 percent of the housing units are dedicated for long-
term affordability, as approved by the Phoenix Housing Department.
b.
The applicant shall submit a copy of the draft Declaration of Affirmative
Land Use and Restrictive Covenants agreement (LURA), for review and
approval by the Phoenix Housing Department.
c.
The applicant shall submit a copy of the Proforma, for review and
approval by the Phoenix Housing Department.
2.
Bicycle infrastructure shall be provided, as described below and as approved
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 13 of 14
by the Planning and Development Department.
a.
A bicycle repair station (“fix-it station”) shall be provided and maintained
near secure bicycle parking areas and separated from vehicular
maneuvering areas, where applicable.
b.
All required bicycle parking for multifamily use, per Section 1307.H.6.d of
the Phoenix Zoning Ordinance, shall be secured parking.
c.
Guest bicycle parking shall be provided at a minimum of 0.05 spaces
per unit with a maximum of 50 spaces near entrances of buildings and
installed per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance.
d.
A minimum of 10 percent of the provided bicycle parking spaces shall
include standard electrical receptacles for electric bicycle charging
capabilities.
3.
A minimum of 10 percent of the required parking spaces shall include EV-
Capable infrastructure.
4.
A public pedestrian accessway shall be provided from the western to the
eastern extent of the site and connecting to the shared circulation areas. The
public pedestrian accessway shall comply with Section 1304.H of the Phoenix
Zoning Ordinance.
5.
The developer shall construct all streets within and adjacent to the development
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.
6.
A minimum of two green infrastructure (GI) techniques for stormwater
management shall be implemented per the Greater Phoenix Metro Green
Infrastructure and Low Impact Development Details for Alternative Stormwater
Management, as approved or modified by the Planning and Development
Department.
7.
Site lighting shall be provided at building entrances/exits, and in public
assembly and parking areas, as approved by the Planning and Development
Department.
ATTACHMENT B
Staff Report: Z-110-23-5
January 8, 2023
Page 14 of 14
8.
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.
9.
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
Nick Klimek
Chase Hales
January 8, 2024
Team Leader
Racelle Escolar
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped December 5, 2023
Conceptual Building Elevations and Renderings date stamped December 5, 2023
ATTACHMENT B
Z-398-83
Z-47-88
Z-64-16
Z-92-04
Z-123-88
Z-50-08
Z-157-99
Z-71-15
Z-SP-18-A-73
Z-157-81
89
Z-50-08
Z-60-78
*
*
PUD
*
*
*
*
*
*
*
R3-A
R-3A
C-O SP
R-4 HP
R-3
C-O/G-O
C-1
R-4
C-1
R-4
*
PSC
PSCOD
C-O
R-3
O
C-1
C-2
19TH AVE
22ND DR
NORTHERN AVE
21ST AVE
ROYAL PALM RD
21ST DR
21ST LN
HARMONT DR
AUGUSTA AVE
19TH DR
Royal
Palm SPD
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
ona
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-110-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.82 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
WU Code T5:5
CONVENTIONAL OPTION
12
No Maximum
* UNITS P.R.D. OPTION
14
N/A
Reid Butler
DATE:
12/146/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 25-24
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: C-2 ( 0.82 a.c.)
TO:
WU Code T5:5 ( 0.82 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-110-23.mxd
Z-110-23
0.055
0
0.055
0.0275
Miles
ATTACHMENT B
Z-398-83
Z-47-88
Z-64-16
Z-92-04
Z-123-88
Z-50-08
Z-157-99
Z-71-15
Z-SP-18-A-73
Z-157-81
89
Z-50-08
Z-60-78
*
*
PUD
*
*
*
*
*
*
*
R3-A
R-3A
C-O SP
R-4 HP
R-3
C-O/G-O
C-1
R-4
C-1
R-4
*
PSC
PSCOD
C-O
R-3
O
C-1
C-2
19TH AVE
22ND DR
NORTHERN AVE
21ST AVE
ROYAL PALM RD
21ST DR
21ST LN
HARMONT DR
AUGUSTA AVE
19TH DR
Royal
Palm SPD
Maricopa County Assessor's Office
GREENWAY RD
CACTUS RD
PEORIA AVE
43RD AVE
DUNLAP AVE
NORTHERN AVE
35TH AVE
INTERSTATE 17
7TH AVE
CENTRAL AVE
39TH AVE
31ST AVE
27TH AVE
23RD AVE
19TH AVE
15TH AVE
7TH ST
12TH ST
BUTLER DR
CHOLLA ST
SWEETWATER AVE
THUNDERBIRD RD
ACOMA DR
North Mountain
Preserve
A
riz
ona
C
a
n
al
NORTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-110-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.82 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
WU Code T5:5
CONVENTIONAL OPTION
12
No Maximum
* UNITS P.R.D. OPTION
14
N/A
Reid Butler
DATE:
12/146/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 25-24
ZONING MAP
J-7
REQUESTED CHANGE:
FROM: C-2 ( 0.82 a.c.)
TO:
WU Code T5:5 ( 0.82 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-110-23.mxd
Z-110-23
0.055
0
0.055
0.0275
Miles
ATTACHMENT B
N
L
L
N
M
M
L
M
M
N
M
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ATTACHMENT B
ATTACHMENT B