Attachment E - Application - PHO-2-21--Z-63-05-8.pdf
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PLEASE RESPOND ELECTRONICALLY TO BRAD WYLAM 2ND FLOOR, 602-256-3322
To:
Departments Concerned
Date: June 23, 2021
From:
Alan Stephenson
Planning & Development Department Director
Subject: P.H.O. APPLICATION NO. PHO-2-21--Z-63-05-8 – 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 July 21, 2021.
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 June 30, 2021.
DISTRIBUTION
Mayor’s Office (Lisa Fernandez), 11th Floor
City Council (Matthew Heil), 11th Floor
Aviation (Sheldon Daisley)
CED (Michelle Pierson), 20th Floor
Fire Prevention (Aaron Conway), 2nd Floor
Light Rail (Joel Carrasco/Special TOD Only)
Neighborhood Services (Gregory Gonzales, Lisa Huggins), 4th Floor
Parks & Recreation (Natasha Hughes), 16th Floor
Public Transit (Kathryn Boris)
Public Works (Ray Dovalina, Kristina Jensen, Elise Moore, Rudy Rangel), 5th Floor
Street Transportation Department (Maja Brkovic, Alan Hilty, Chris Kowalsky), 5th Floor
Street Transportation - Ped. Safety Coordinator (Mailen Pankiewicz), 5th Floor
Water Services (Don Reynolds, Victor Romo), 8th Floor
Planning and Development (Alan Stephenson, Joshua Bednarek), 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 (Tricia Gomes, Adam Stranieri, Brad Wylam), 2nd Floor
Village Planner (Enrique Bojorquez-Gaxiola, South Mountain Village)
Village Planning Committee Chair (Tamala Daniels, South Mountain Village)
Attachment E
200 W Washington Street, 2nd Floor * Phoenix, Arizona 85003 * Tel: (602) 262-7131 * Fax: (602) 495-3793
APPLICATION FOR PLANNING HEARING OFFICER ACTION
APPLICATION NO: PHO-2-21--Z-63-05
Council District: 8
Request For:
Stipulation Modification
Reason for Request: Modification of Stipulation 1 regarding general conformance to the site plan and elevations date stamped
February 19, 2016. Deletion of Stipulation 2 regarding maximum one access point on 25th Street. Deletion of Stipulation 3
regarding cross access to the commercial site to the west.
Owner
Applicant
Representative
Vahik Sahakian
Cassandra Ayres, Beus Gilbert
McGroder
Paul Gilbert, Beus Gilbert McGroder
14952 Braemar Avenue East
701 North 44th Street
701 North 44th Street
Noblesville IN 46062
Phoenix AZ 85008
Phoenix AZ 85008
(616) 581-3800
(480) 429-3010
P: (480) 429-3010 F:
kskinner3800@gmail.com
cayres@beusgilbert.com
pgilbert@beusgilbert.com
Property Location: Approximately 820 feet east of the northeast corner of 24th Street and Baseline Road
Zoning Map: D-9
Quarter Section: 1-33
APN: 122-95-005C
Acreage: 4.17
Village: South Mountain
Last Hearing: CC HEARING
Previous Opposition: No
Date of Original City Council Action: 08/31/2005
Previous PHO Actions: 05/18/2016
Zoning Vested: C-1 BAOD
Supplemental Map No.:
Planning Staff: 074549
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.mailbox@phoenix.gov or visit our website at
http://phoenix.gov/pdd/licensetimes.html.
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
Fee
Fee Waived
Fee Date
Receipt
Purpose
$1,725.00
$0.00
05/28/2021
21-
Original Filing Fee
Signature of Applicant: _____________________________________________________ DATE: ___________________
Hearing Results
Planning Hearing Officer
Planning Commission
City Council
Date: 07/21/2021 10 AM
Date:
Date:
Appealed?:
Appealed?:
Action:
Action:
Action:
BEUS GILBERT mcgroder
PLLC
ATTORNEYS AT LAW
701 NORTH 44TH STREET
PHOENIX, ARIZONA 85008-6504
FAX (480) 429-3111
PAUL E. GILBERT
DIRECT (480) 429-3002
E-MAIL: PGILBERT@BEUSGILBERT.COM
#849760v1<BeusGilbert> - Amended Narrative PHO-2-21 -- Z-63-05-8
100512.01
June 21, 2021
Via Hand Delivery
City of Phoenix
Planning and Development Department
2nd Floor – Zoning Counter
200 West Washington Street
Phoenix, AZ 85003
Re:
Stipulation Modification Request (Case Nos. PHO-2-21 – Z-63-05-8, PHO-1-21 –
Z-59-18-8, and PHO-1-21 – Z-10-18-8) - Amended
This application seeks to modify stipulations from three separate zoning cases (Z-63-05,
Z-59-18, and Z-10-18) for properties located at the northwest corner of 27th Street and Baseline
Road. The developers intend to
assemble
the
ten
parcels
(collectively, the “Property”) subject
to the above zoning cases and
develop them as an integrated unit
with
commercial
uses
along
Baseline Road and residential uses
adjacent to the canal.
Proposed Project
The Applicant, Beus Gilbert
McGroder, PLLC, is representing
Baseline 25, LLC (“Baseline 25”),
Baseline
RITD,
LLC,
Vahik
Sahakian, and LG Acquisitions,
LLC (“LGA”) in this application.
Baseline 25 is developing a retail
component on the southern half of
City of Phoenix, Planning and Development Department
June 21, 2021
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the Property, and LGA is developing a residential component on the northern half of the Property.
Importantly, this application does not seek to rezone the Property. All the uses are allowed under
their current zoning (i.e., C-1). However, as there were three separate zoning cases with three
separate sets of stipulations, the developers need to modify some of the stipulations in the previous
cases in order to develop the Property as a whole. Additional background on the developers and
reasons underlying this application to modify certain stipulations are described in greater detail
herein.
Baseline 25, the developer of the retail portion adjacent to Baseline Road, is led by Randy
Raskin, a long-time local developer of various commercial and residential projects in the south
and southwest Valley. Previous examples of some Mr. Raskin’s projects include, among others:
• Estrella Mountain Village Center, a mixed use 85-acre project with a 13-acre LA
Fitness-anchored retail development at the northwest corner of 51st Avenue and
Baseline Road;
• A Walmart Super Center and 60,000 square feet of shops at the southwest corner
of 35th Avenue and Southern Avenue;
• A Walgreens-anchored development with 65,000 square feet of shops at the
northeast corner of 35th Avenue and Southern Avenue;
• A mini-storage and Dunkin Donuts development at southwest corner of 19th
Avenue and Baseline Road;
• A 40-acre mixed-use development at the northwest corner of Dobbins and 51st
Avenue; and
• A Big Lots-anchored 103,000 square foot retail center redevelopment at the
northwest corner of 35th Avenue and Baseline Road.
LGA, which is helmed locally by Jay Ramos, develops industrial, retail, self-storage, single family
projects, but focuses on Class A rental communities. LGA has developed over 3,000 units since
2015 and currently has 4,700 units in development or construction. LGA Multifamily was
recognized as one the nation’s leading developers in 2019 by the National Multi Housing Council.
LGA’s markets include Dallas, Austin, Raleigh, and Phoenix. Each of LGA’s products is designed
specifically for the environment and neighborhood in which it is developed. LGA believes that
good design, focused on each location, yields better neighborhoods.
The image of the proposed site plan below, a larger version of which is included in this
application packet, represents the mix of retail and multifamily uses the developers are proposing.
Importantly, the proposed development complies with material aspects of Section 651 of the
Zoning Ordinance, the Baseline Area Overlay District (“BAOD”) that governs development of the
properties. In particular as described herein, the proposed development fulfills the purpose of the
BAOD in that it “protects the rural, agricultural character of the area while allowing development
in accord with the Baseline Area Master Plan.”
City of Phoenix, Planning and Development Department
June 21, 2021
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Multifamily – The properties are zoned C-1, which allows multifamily development under
the R-3 zoning category (Section 615 of the Zoning Ordinance). Specifically, LGA is proposing
to utilize the Planned Residential Development (“PRD”) option of the R-3 zoning category to
construct 138 total units comprised of 1-, 2-, and 3-bedroom units with a mix of surface parking
and tuck-under garages. The maximum density on the site using the PRD option is 17.40 dwelling
units per acre with the bonus (15.23 without). The multifamily portion is 8.12 gross acres with a
unit count of 138, which results in a density of 16.99 dwelling units per acre. Section 608.I.2 of
the Zoning Ordinance provides guidance on additional amenities a developer can provide in order
to achieve bonus density. LGA needs 32 bonus points in order to achieve an additional 1.76
dwelling units per acre. However, as shown on the proposed site plan, LGA is providing amenities
that achieve 60 bonus density points, including but not limited to, a major entry feature into the
multifamily development, accent material at the drive entry, furniture along the multi-use trail
from Baseline to the Western Canal and along the Western Canal, and recreational amenities for
the development.
The multifamily portion complies with the BAOD, but in particular, the multifamily
portion maintains the overall BAOD requirement that no structures exceed two-stories or 30 feet,
and the BAOD requirement specific to multifamily development that a minimum of one-third of
the buildings do not exceed one-story or 15 feet. Three of the four buildings in the multifamily
portion that abut the Western Canal are single story buildings. The multifamily development
includes a dog park, shaded seating along the Western Canal, exterior view fencing , pedestrian
connectivity to both the retail portion and the Western Canal, appropriate landscaping, clubhouse
City of Phoenix, Planning and Development Department
June 21, 2021
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amenities, and maintains the multiuse trail easement along the eastern portion of the site that will
provide pedestrian and equestrian connectivity between the Western Canal and Baseline Road.
LGA is proposing a “prairie ranch house” architectural style as an homage to the rural, agricultural,
and equestrian nature of the area.
Retail – The retail portion of the site is intended to be developed with five pad sites that
are compatible with the needs of the community, including a mix of service retail and restaurants,
all of which are allowed in C-1. Baseline 25 is in negotiations for development of four of the five
pad sites. Thus, upon approval of this application, four of the pad sites will be in a position to file
their own site-specific development applications. The developers are seeking a site plan
substitution in connection with this application and are submitting proposed elevations for the
multifamily portion. However, since the individual pad sites will need to file their own site-
specific design and/or construction applications, the developers are not submitting proposed
elevations in connection with this application in order to avoid a bombardment of stipulation
modification requests. Such an approach would not be a productive use of either the City’s or the
neighbors’ time and resources.
As stated above, since the properties are governed by three separate zoning cases, each
with their own stipulations, the developers must seek a modification of some of the stipulations in
each case in order to develop the site as an integrated, cohesive unit. The stipulations the
developers are seeking to modify from each case are discussed below.
Case PHO-2-21 – Z-63-05-8
Introduction
On August 31, 2005, the then owner
received approval from the City Council to
rezone the property from R1-14 to C-1 to
allow a neighborhood commercial shopping
center. On June 10, 2016, in case PHO-1-16
– Z-63-05-8, the owner received approval to
modify certain stipulations from the 2005
zoning approval. Although the property was
rezoned over 15 years ago, it remains vacant
to this day. As the property will now be part
of a larger development comprised of the
small piece immediately to the north and the
property to the east, the developers must
modify the following stipulations from PHO-1-16 – Z-63-05.
City of Phoenix, Planning and Development Department
June 21, 2021
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Requests
Stipulation No. 1 - Modification – “That the subject property DEVELOPMENT shall be
developed in general conformance to WITH the CONCEPTUAL site plan and elevations date
stamped February 19, 2016 MAY 28, 2021, as modified by the following stipulations and as
approved by the Development Services Department PLANNING AND DEVELOPMENT
DEPARTMENT.”
• Rationale – As the developers are seeking to incorporate the above property into a
larger development, the February 19, 2016, site plan and elevations are no longer
applicable. The developers are merely seeking to substitute the existing approved
site plan for one that will be approved in this application.
Stipulation No. 2 - Deletion – “That the subject property be developed with only one access
on 25th Street as approved by the Development Services Department.”
• Rationale - Limiting access from 25th Street was only necessary because of the
narrow frontage on Baseline Road when the property was going to be developed
independently. As shown on the above site plan, the property will now be part of
the larger development that will have primary access from 25th Street as well as a
driveway between 25th Street and 27th Street for the retail portion, and primary
access from 27th Street for the multifamily portion. The multifamily portion will
have secondary access from where 25th Street intersects with Baseline Road. In
addition to the foregoing, deleting Stipulation No. 3 is consistent with the
abandonment of 25th Street as required in Case No. Z-10-18.
Stipulation No. 3 - Deletion – “That the developer
provide one point of cross access from the subject property to the
commercial site located to the west of the site, as approved by
the Planning and Development Department.”
• Rationale – Providing cross access to the west
was only necessary because of the narrow
frontage on Baseline Road when the property was
going to be developed independently. As shown
on the above site plan, the property will now be
part of the larger development that will have cross
access easements for all pad sites as well as the
multifamily portion providing for optimum
circulation within the site. In addition, although
not required, the developers intend to seek the
ability to use the private street to the west (yellow
arrow in image to the left) that could provide an
City of Phoenix, Planning and Development Department
June 21, 2021
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additional point of ingress and egress that will mitigate traffic impacts on Baseline
Road.
Case PHO-1-21 – Z-59-18-8
Introduction
On January 9, 2019, the owner
of the small residential piece just north
of the above zoning case received
approval from the City Council to
rezone the property from R1-14 to C-1
to combine the northern piece and the
southern piece and incorporate the two
into one commercial retail center. The
owner of this property had also
previously acquired the property to the
south so they are now owned by a
single owner. Although both rezoning
cases were approved, no development
has since occurred. This zoning case
included a site plan that ostensibly
replaced and superseded the site plan
and elevations from the 2005 rezoning case. However, as no specific finding was made regarding
the 2005 site plan, the Applicant is seeking the necessary modifications to both site plans in an
effort to be clear and comprehensive. As the property will now be part of a larger development
comprised of the small piece immediately to the north and the property to the east, the developers
must modify the following stipulations.
Requests
Stipulation No. 1 - Modification – “THAT Tthe development shall be in general
conformance with the conceptual site plan AND ELEVATIONS date stamped August 21, 2018
MAY 26, 2021, as may be modified for compliance with the canal bank design guidelines in
Section 507 Tab A of the Zoning Ordinance, BY THE FOLLOWING STIPULATIONS and AS
approved by the Planning and Development Department, and with specific regard to the following:
PLANNING AND DEVELOPMENT DEPARTMENT”
• Rationale – As the developers are seeking to incorporate the above property into a
larger development, the August 21, 2018, conceptual site plan is no longer
applicable. Moreover, the development will be developed in conformance with
design standards for property adjacent to the Western Canal. The developers are
City of Phoenix, Planning and Development Department
June 21, 2021
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merely seeking to substitute the existing approved site plan for one that will be
approved in this application.
Stipulation No. 1.a - Deletion – “Pedestrian pathway to provide open public access to
amenities on the adjacent property to the east to be constructed of decorative pavers, stamped or
colored concrete, or another material, other than those used to pave the parking surfaces and drive
aisles.”
• Rationale – Providing pedestrian pathways to be constructed of decorative
materials to the property to the east was only included because of the narrow width
of the property when it was going to be developed independently. As shown on the
above site plan, the property will now be part of the larger development that will
have pedestrian pathways and vehicular cross access easements for all pad sites as
well as the multifamily portion providing for optimum circulation within the site.
In addition, although not required, the developers intend to seek the ability to use
the private street to the west (yellow arrow in image to the left) that could provide
an additional point of ingress and egress and will mitigate traffic impacts on
Baseline Road.
Stipulation No. 1.b - Deletion – “Vehicular cross access to adjacent properties to the east
and south, as approved by the Planning and Development Department.”
• Rationale – Providing vehicular cross access to the properties to the east and south
was only included because of the narrow width of the property when it was going
to be developed independently. As shown on the above site plan, the property will
now be part of the larger development that will have pedestrian pathways and
vehicular cross access easements for all pad sites as well as the multifamily portion
providing for optimum circulation within the site. In addition, although not
required, the developers intend to seek the ability to use the private street to the
west (yellow arrow in image above) that could provide an additional point of
ingress and egress and will mitigate traffic impacts on Baseline Road.
Stipulation No. 3 - Deletion – “If the subject site develops as a stand-alone parcel and does
not provide an alternative street frontage to that existing along 25th Street, then the developer shall
be responsible for the dedication and construction of an offset cul-de-sac bulb at the northern
portion of 25th Street, south of the Western Canal, as approved by the Planning and Development
and Street Transportation Department.”
• Rationale – This stipulation was only necessary because of the narrow frontage on
Baseline Road if the property was going to be developed independently. As shown
on the above site plan, the property will now be part of the larger development that
will have primary access from 25th Street and a driveway between 25th Street and
27th Street for the retail portion, and primary access from 27th Street for the
multifamily portion. The multifamily portion will have secondary access from
where 25th Street intersects with Baseline Road. In addition to the foregoing,
City of Phoenix, Planning and Development Department
June 21, 2021
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deleting Stipulation No. 3 is consistent with the abandonment of 25th Street as
required in Case No. Z-10-18, which the developers intend to pursue.
Case PHO-1-21 – Z-10-18-8
Introduction
On July 2, 2018, Baseline
25 received approval from the City
Council
for
a
General
Plan
Amendment and rezoning case for
property owned by Baseline 25 and
Baseline RITD, LLC from R1-10
and R1-14 to C-1 to allow for
commercial and medical uses.
Although approved approximately
three years prior, the properties
have not developed as anticipated
in the rezoning case. As the
property will now be part of a larger
development comprised of the
properties
to
the
west,
the
developers
must
modify
the
following stipulations.
Requests
Stipulation No. 1 - Modification – “THAT Tthe development shall be in general
conformance with the conceptual planning SITE plan AND ELEVATIONS date stamped June 25,
2018 MAY 26, 2021, as modified by the following stipulations and AS approved by the Planning
and Development Department., and with specific regard to the following:”
• Rationale – As the developers are seeking to incorporate the above property into a
larger development, the June 25, 2018, conceptual planting plan is no longer
applicable. The developers are merely seeking to substitute the existing approved
conceptual planting plan for one that will be submitted as part of this application.
Stipulation No. 1.a - Deletion – “The quantity and configuration of drive-through facilities
on the subject site.”
• Rationale – As the developers are seeking to incorporate the above property into a
larger development, which depicts the location and configuration of structures with
drive-through facilities, this stipulation is no longer applicable. Under the proposed
City of Phoenix, Planning and Development Department
June 21, 2021
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site plan, the retail portion is providing appropriate screening, and parking along
the street side is provided in order to ensure that any retail buildings with drive-
through facilities have the windows facing away from residential areas and away
from the perimeter street. As indicated on the proposed site plan included with this
application, no drive through windows face east toward any residential areas or
south towards Baseline Road.
Stipulation No. 1.b - Deletion – “The configuration of 27th Street, which aligns with the
existing portion of 27th Street south of Baseline Road.”
• Rationale – It is the developer’s understanding that the reconfiguration of 27th Street
was proposed in the event a traffic signal were required at that intersection in the
future. However, the proposed development did not meet the signal warrants
necessary to justify the installation of a traffic signal. Moreover, the residential
neighbors immediately to the east of the Properties across 27th Street as well as the
neighbors across Baseline Road to the south were, and are, opposed to the
reconfiguration of 27th Street. Thus, the City did not want to incur the expense
associated with an unwarranted and unwanted traffic signal. Nevertheless, it is the
developer’s understanding that the reconfiguration of the 27th Street alignment was
added at the last minute during the City Council hearing in this case over the
objection of the applicant and the residential neighbors. Accordingly, the
developers request that this stipulation be deleted.
Stipulation No. 2 - Deletion – “The development shall be in general conformance with the
elevations date stamped February 12, 2018, as modified by the following stipulations and approved
by the Planning and Development Department.”
• Rationale – As the developers are seeking to incorporate the above property into a
larger development, the February 12, 2018, elevations are no longer applicable. It
is not necessary to have a separate stipulation concerning elevations.
Stipulation No. 2.a: Modification – “Pitched roof elements shall be incorporated in all
SOME OF THE buildings IN THE DEVELOPMENT.”
• Rationale – Although pitched roofs are a presumption in the BAOD, the developers
of the retail portion are seeking some relief from that presumption but are providing
increased standards of the quality of development consistent with the BAOD as is
evident from the attached documents. In addition, some of the pad sites are
incorporating pitched roof elements into their individual designs that will be
submitted to the City in connection with those applications. Having alternative
styles of roof elements provides architectural interest along the streetscape.
Stipulation No. 3.b: Modification – “Equestrian corral area containing hHitching posts
WITH ROOM for MULTIPLE horses, SHADED LANDSCAPING, AND WATER FOR
EQUINE CONSUMPTION WILL BE PROVIDED along the northern property align LINE
adjacent to the Western Canal.”
City of Phoenix, Planning and Development Department
June 21, 2021
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• Rationale – The request for a corral may have been well-intentioned, but the
developers are cognizant of the potential liability associated with a corral on private
property that is made available for public use. However, although the corral will
likely never be used, the developers also recognize the desire to maintain the rural,
agricultural ambiance of the BAOD, and accordingly are not seeking to delete the
stipulation entirely. The developers are willing to provide an area that is consistent
with the equestrian trials in the area, but seek to create an environment that is more
safe and secure than an open corral.
Conclusion
The Applicant and the developers thank you for your time and consideration of this
complicated request and look forward to an open dialogue regarding this application.
The proposed zoning stipulation modification is accompanied by the following documents:
1. Application Fee;
2. Ownership Verification forms;
3. Information Form;
4. Property Owners Information;
5. Site Plan (2 copies – 24” x 36”; 1 copy – 8 ½” x 11”);
6. Parcel map with project area identified;
7. Legal Description(s)
8. Property Owner Notification Requirements;
9. CD with electronic copies of submittal
Please feel free to contact the undersigned if you have any questions, or if you need any
additional information.
Very truly,
BEUS GILBERT McGRODER PLLC
Paul E. Gilbert
PEG: CHA
Enclosures as indicated
S 24TH ST
E
ELLIS ST
E
DONNER DR
S 27TH ST
PRIVATE
E BASELINE RD
E DARROW ST
E VALENCIA DR
S 27TH WAY
WESTERN
CANAL RW
S 25TH ST
DIRT RD
Maricopa County Assessor's Office
Planning & Development Department
PHO-2-21--Z-63-05-8
Property Location: Approximately 820 feet east of the northeast corner of
24th Street and Baseline Road
0
200
400
100
Feet ´
S 24TH ST
E
ELLIS ST
E
DONNER DR
S 27TH ST
PRIVATE
E BASELINE RD
E DARROW ST
E VALENCIA DR
S 27TH WAY
WESTERN
CANAL RW
S 25TH ST
DIRT RD
C-1*
R-2*
R1-6
R1-8 PRD*
C-2*
MUA*
MUA HP*
C-2*
PSC*
C-2*
C-1
C-1*
R1-8 SP*
R1-8 PRD*
Maricopa County Assessor's Office
Planning & Development Department
PHO-2-21--Z-63-05-8
Property Location: Approximately 820 feet east of the northeast corner of
24th Street and Baseline Road
0
200
400
100
Feet ´
EXISTING --a
WALL
MULTIFAMILY DATA:
GROSS ACREAGE: 8.12 ACRES
6-PLEX BUILDINGS: 3
27-PLEX BUILDING: 2
33-PLEX BUILDING: 2
TOTAL UNITS: 138
PRIVATE GARAGE SPACES: 82
PRIVATE DRIVEWAY SPACES: 62
TANDEM PARKING IS ALLOWED TO
COUNT TOWARDS REQUIRED
PARKING
ADDITIONAL SURFACE/COVERED SPACES: 161
REQUIRE PARKING SPACES: 304
TOTAL PARKING SPACES PROVIDED: 304
SPACES TO UNIT RATION: 2.20
6-PLEX UNIT TYPE COUNT
2-BEDROOMS: 6
27-PLEX UNIT TYPE COUNT:
!-BEDROOMS: 12
2-BEDROOMS: S
3-BEDROOMS: 10
33-PLEX UNIT TYPE COUNT:
!-BEDROOMS: 7
2-BEDROOMS: 22
3-BEDROOMS:4
AVERAGE UNIT SF:
1-BEDROOM: 730 SF
2-BEDROOM: 1100 SF
3-BEDROOM: 1300 SF
*LANDSCAPE NOTES:
Lot#
Lot 2
Lot 3
Lot 4
Lot 5
Lot 6
Totals
PROVIDE SHRUBS AND VINE SCREENING OF ALL SOLID
PERIMETER FENCING. SCREEN TO PROVIDE A MINIMUM
OF 50% COVERAGE OF THE WALL WITHIN 2 YEARS.
COVERAGE MAY BE REDUCED FOR DECORATIVE WALLS.
SHRUBS TO BE A MINIMUM OF 5 GALS. TYP.
ENTRY MONUMENT FEATURE SHALL INCLUDE A
MINIMUM OF 250 SQ FT OF LANDSCAPE MATERIAL. A
MINIMUM OF 3 PLANT VARIETIES INCLUDING ANNUALS
RE TO BE PROVIDED WITHIN THE 250 SQ FT AREA.
LANDSCAPE TO MAINTAIN A CONSTANT BLOOM.
Retail Lot Mix
Parking
Parking
Building
Site
Spaces
Spaces
Size
Coverage Required Provided
3,800
6.4%
30
33
2,050
6.4%
30
41
3,745
5.6%
38
40
3,003
5.8%
31
40
6,500
6.9%
65
66
19,098
194
220
LEON
Capital Group
2 STORY
72'-0"
PEDESTRIAN ACCESS
TO CANAL TRAILS
DOG PARK WITH BENCH
SEATING AND SHADE TREES
WESTERN CANAL
]-- PEDESTRIAN ACCESS
TO CANAL TRAILS
1 STORY
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2 STORY
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cm>
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LANDSCAPE AREA
MEANDERING
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TAL PICKET
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RESIDENT
AMENITY
UNIT MIX
UNIT TYPE
SF
OCCURRENCES
TOTAL NET RENTABLE
A l
1 BED/ 1 BATH
718
34
24,412
A 2
1 BED/ 1 BATH
853
4
3,412
Bl
2 BED/2 BATH
1100
52
57,200
B2
2BED/2BATH
1100
20
22,000
Cl
3 BED/ 2 BATH
1300
28
36,400
Total
138
143,424
GROSS PROJECT SQUARE FOOTAGE
LEVEL
GROSS
NET RENTABLE
COUNT
6-PLEX
8,246
6,600
3
27-PLEX
38,456
27,386
2
33-PLEX
48,956
34,426
2
CLUBHOUSE
3,000
N/A
1
TOTAL (ALL BLDGS)
202,562
143,424
Baseline Density Point Calculation
R-3Zoning Current Plan Units Required
Bonus Points Required
Density
B
-
l.
Maximum with Bonus
17.4
Bonus Point Goals
Points
Notes
Major Entry Feature
10
Monument Sign with enhanced L, 2500
Accent Material at Drive Entry
Street (trail/canal) furniture
Recreational Amenities
10
Stamped Concrete or Pave rs at Club/Entry
5
Bench and shade structure at trail/canal
Pool
Amenity Area
Community Room
Trail
10
Pool
10
West Side Amenity Area
10
Club Room and Gym
5
Equestrian Trail
Potential Points
60
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PHO-2-21--Z-63-05-8
Hearing Date: 7/21/2021
Proposed Site Plan
EXISTING --a
WALL
2 STORY
PEDESTRIAN ACCESS
TO CANAL TRAILS
DOG PARK WITH BENCH
SEATING AND SHADE TREES
1 STORY
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GROSS ACREAGE: 8.12 ACRES
6-PLEX BUILDINGS: 3
27-PLEX BUILDING: 2
33-PLEX BUILDING: 2
TOTAL UNITS: 138
6-PLEX UNIT TYPE COUNT
2-BEDROOMS: 6
27-PLEX UNIT TYPE COUNT:
1-BEDROOMS: 12
2-BEDROOMS: 5
3-BEDROOMS: 10
33-PLEX UNIT TYPE COUNT:
PRIVATE GARAGE SPACES: 82
1-BEDROOMS: 9
PRIVATE DRIVEWAY SPACES: 62
2-BEDROOMS: 22
TANDEM PARKING IS ALLOWED
3-BEDROOMS:4
TO COUNT TOWARDS REQUIRED AVERAGE UNIT SF:
PARKING
1-BEDROOM: 730 SF
ADDITIONAL SURFACE/COVERED
2-BEDROOM: 1100 SF
SPACES: 161
3-BEDROOM: 1300 SF
REQUIRE PARKING SPACES: 304
TOTAL PARKING SPACES PROVIDED: 304
SPACES TO UNIT RATION: 2.20
LEON
27th Street & Baseline
Capital Group
Multifamily Conceptual Site Plan
UNIT MIX
UNIT TYPE
SF
OCCURRENCES
TOTAL NET RENTABLE
Al
1 BED/ l BATH
718
34
24,412
A2
1 BED/ l BATH
853
4
3,412
Bl
2 BED/2 BATH
1100
52
57,200
B2
2 BED/2 BATH
1100
20
22,000
Cl
3 BED/ 2 BATH
1300
28
36,400
Total
138
143,424
GROSS PROJECT SQUARE FOOTAGE
LEVEL
GROSS
NET RENTABLE
COUNT
6-PLEX
8,246
6,600
3
27-PLEX
38,456
27,386
2
33-PLEX
48,956
34,426
2
CLUBHOUSE
3,000
N/A
1
TOTAL (ALL BLDGS)
202,562
143,424
•
Baseline Density Point Calculation
ENHANCE MONUMENT
FEATURE
*LANDSCAPE NOTES:
PROVIDE SHRUBS AND VINE
R-3Zoning Current Plan Units Required
Bonus Points Required
SCREENING OF ALL SOLID
Density
15.23
16.99
1.76
32
PERIMETER FENCING. SCREEN
Maximum with Bonus
17.4
TO PROVIDE A MINIMUM OF
Bonus Point Goals
Points
Notes
Major Entry Feature
10
Accent Material at Drive Entry
10
Street (trail/canal) furniture
5
Recreational Amenities
Pool
10
Amenity Area
10
Community Room
10
Trail
5
Potential Points
60
1
u
Plan Scale 1 : 3 0
Monument Sign with enhanced L, 2500
Stamped Concrete or Pave rs at Club/Entry
Bench and shade structure at trail/canal
Pool
West Side Amenity Area
Club Room and Gym
Equestrian Trail
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ABLASTUDIO.COM AB
50% COVERAGE OF THE WALL
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DECORATIVE WALLS. SHRUBS
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ENTRY MONUMENT FEATURE
SHALL INCLUDE A MINIMUM OF
250 SQ FT OF LANDSCAPE
MATERIAL. A MINIMUM OF 3
PLANT VARIETIES INCLUDING
ANNUALS RE TO BE PROVIDED
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LANDSCAPE TO MAINTAIN A
CONSTANT BLOOM.
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PHO-2-21--Z-63-05-8
Hearing Date: 7/21/2021
Proposed Site Plan
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Retail Lot Mix
Parking
Parking
Building
Site
Spaces
Spaces
Lot#
Size
Coverage Required Provided
Lot 2
3,800
6.4%
30
33
Lot 3
2,050
6.4%
30
41
Lot4
3,745
5.6%
38
40
Lot 5
3,003
5.8%
31
40
Lot 6
6,500
6.9%
65
66
Totals
19,098
194
220
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PHO-2-21--Z-63-05-8
Proposed Site Plan
Hearing Date: 7/21/2021
RESIDENCES AT BASELINE
SCHEMATIC ELEVATIONS
05.11.2021
PHOENIX, ARIZONA
5730 SOUTH CURTICE ST
LITTLETON, CO 80120
(720) 485-5577
PHO-2-21--Z-63-05-8
Proposed Elevations
Hearing Date: 7/21/2021
OVERALL LOT,
PARCEL UN[ ACR[AG(·
l\/ .418 st: )hi ACR(S
GROSS ACREAGE f1NCLUDINC; STR((TJ
179.767 \i.f,. 4.13 ACRES
OVCRALL S!T[ COV(RAC(.
117,721 SF 1157.418 • 75'!1:.
PARCEL I,
LINE ACREAGE -. 30. 771 st : . 71 ACRES
PARKING CALCULATIONS,
SOUAAE l'OOTAGE
RtaUIRED
PROV10EO
RtslAURANTS • 2,!j()Q 51
1/50
50
78
RCTAIL J.,
6.016 sl
1/300
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GROSS ACREAGE (INCLUDINGŋ STREET)• '10,8™ ,1 • .94 ACR[S
GROSS IJUILOING AREA• 6,016 sf
F.A.R. • 6.0l6/ 40,804 • 15%
LOT COVERAGE• 22.020 / 30,771 • 12?,,
BUILDING HDGHf • :i.l'
PARCEL 2,
LINE ACREAGE. 37,142 SF• .85 ACl<(S
GROSS ACREAGE !INCLUDINGŌ STRE(TI "'40,780 SF- .94 ACRES
GROSS BUILDING AREA..- 2,500 s!
FAR.• 2,500140,780 .. 6%
LOT COVERAGC. • 25,245137.142 • 68ō
BUILDING HEIGHT • 21'
PARCEL 3:
UN( ACR(AGL,. ]9.t,24 Sf: 2.06 ACR(S
GROSS ACRE.AGE (INCLUDINGŎ STREE.TJ • 98,228 SF ., 2.26 ACRE.S
CROSS l:IU!Ll,)INC /\REA• 21,472 •ŏt
r.A.Ő ... ;,1.4-n 198,228 :..22%
VICINITY MAP
LOT COVERAGE• 70.456189,624-. 79",;,
BUILDING HEIGHT :se 21'
ACM METAL PANEL
7 .2 METAL PANEL
CITY OF PHOENIX
FEB 1 9 2016
Planning & Development
Department
108 MANOR WHITE
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PHO-2-21--Z-63-05-8
Stipulated Site Plan and Elevations
Hearing Date: 7/21/2021
- 20 -
May 18, 2016
The public convenience requires and the best interest of the community will
be substantially served by the issuance of the liquor license because: “This
would allow the customer a one stop shop as we are a full service grocery store.”
Staff Recommendation
Staff recommended approval of this application, noting the applicant must
resolve any pending City of Phoenix building and zoning requirements, and be in
compliance with the City of Phoenix Code and Ordinances prior to beginning
operations.
Ms. Pastor addressed the applicant and asked for confirmation if the
business would comply with agreements previously made between the
neighborhood and the applicant. She was specifically concerned with the
applicant’s willingness to refrain from selling single servings of alcohol.
Mr. Adam Baugh explained El Super #55 was going to honor the agreement
with the neighborhood and not sell single serving containers of alcohol.
MOTION was made by Ms. Pastor, SECONDED by Mrs. Williams that
Item 11 be recommended for approval.
Mayor Stanton commented Mr. Randy Roberts, Ms. AJ Marsden, Mr. Paul
Enniss, and Mr. Randy Nations submitted comment cards in favor of the item;
however, they did not wish to speak.
MOTION CARRIED UNANIMOUSLY.
ORDINANCES, RESOLUTIONS, AND NEW BUSINESS
MOTION was made by Vice Mayor Gallego, SECONDED by Ms. Pastor
that Items 19 through 80 be adopted except for Items 20, 22(A), 22(K), 23, 30,
42, 48, 56, and 77; that Item 32 be continued until September 7, 2016; that
Item 47 be continued until June 15, 2016; and that Item 19 be withdrawn.
Roll Call:
Ayes:
DiCiccio, Gates, Nowakowski, Pastor,
Valenzuela, Waring, Williams, Vice
Mayor Gallego, Mayor Stanton
Nays:
None
Absent:
None
MOTION CARRIED UNANIMOUSLY.
ITEM 72
- 63 -
May 18, 2016
DISTRICTS 2, 3, AND 8
MODIFICATION OF
STIPULATION REQUEST FOR
RATIFICATION OF APRIL 20,
2016 PLANNING HEARING
OFFICER ACTION
The Council heard request to authorize the City Manager, or his designee,
to approve Planning Hearing Officer's recommendation without further hearing by
the City Council on matters heard by the Planning Hearing Officer on
Wednesday, April 20, 2016.
APPLICATION #:
DISTRICT:
Z-128-06-2
5
EXISTING ZONING:
RE-35, App A-1 OLFSP
LOCATION:
ACREAGE:
PROPOSAL:
APPLICANT:
OWNER:
Approximately 450 feet east of the northeast corner of
29th Place and Mohawk Lane
3.99
1) Modification of Stipulation 1 regarding general
conformance with the site plan date stamped October 2,
2006.
2) Modification of Stipulation 1.a. regarding the width of
perimeter landscape setbacks.
3) Modification of Stipulation 1.b. regarding landscape
material, size, spacing and ground cover.
4) Modification of Stipulation 2 regarding general
conformance with the elevations date stamped
October 2, 2006.
5) Technical correction to Stipulation 3.
Bob Winton, Winton Architects
G&G Phoenix, LLC
REPRESENTATIVE: Bob Winton, Winton Architects
STIPULATIONS
SITE PLAN AND ELEVATIONS
1.
That the development shall be in general conformance with the site plan
date stamped Ostober2, 2006 FEBRUARY 17, 2016, as approved or
modified by the PLANNING AND Development Services Department witA
spesifis regard to Commerse Park District standards (Section 626.H) and
the following:
- 73 -
May 18, 2016
10.
Elevations shall be submitted to the Laveen Village Planning Committee for
administrative review and comment.
11.
All fencing constructed on the single-family residential lots along the perimeters
of the residential development shall be open/view fencing. The fencing may
consist of a two-foot solid masonry wall with four feet of view fencing. This may
include a maximum of four-foot wide solid masonry fence at each corner of the
lot, as approved by the Planning and Development Department.
12.
All homes shall be limited to single story, not to exceed 25 feet in building
height.
13.
For homes constructed on the perimeters of the development area, single-family
detached homes shall be separated by a minimum of 15 feet and single family
attashed home slusters shall be separated by a minimum of 20 feet, as
approved by the Planning and Development Department.
14.
Houses with the same floor plan and architectural elevations shall not be located
next to or across the street from one another.
15.
That each custom lot shall have a separate grading and drainage plan approved
by the Planning and Development Department.
16.
Solid block walls or privacy fencing shall not be constructed outside of the
building envelope on custom lots.
17.
All fencing constructed outside of the building envelope on custom lots shall be
of an open/view fencing type.
18.
There shall be no perimeter fencing along the project property boundary.
Concurrence
On April 11, 2016, the Laveen Village Planning Committee voted 10-0 to
recommend approval with a stipulation modification.
On April 20, 2016, the Planning Hearing Officer recommended approval
with modifications.
APPLICATION#:
Z-63-05-8
DISTRICT:
8
EXISTING ZONING:
R1-14 App. C-1 BAOD
Planning Hearing Officer Summary of April 20, 2016
Application Z-63-05-8
Page 1
REPORT OF PLANNING HEARING OFFICER ACTION
Teresa Hillner, Planner III, Hearing Officer
Elyse DiMartino, Planner I, Assisting
April 20, 2016
ITEM 7
DISTRICT 8
SUBJECT:
Application #:
PHO-1-16 – Z-63-05-8
Zoning:
R1-14 App. C-1 BAOD
Location:
Approximately 820 feet east of the northeast corner of 24th Street and Baseline
Road
Acreage:
4.13
Request:
1) Modification to Stipulation 1 regarding general conformance to a site plan.
2) Deletion of Stipulation 2 regarding commencing development within 24 months.
3) Modification of Stipulation 4 regarding points of access.
Applicant:
Paul Gilbert, Beus Gilbert PLLC
Owner:
Vahik S. Sahakian
Representative:
Paul Gilbert, Beus Gilbert PLLC
ACTIONS:
Planning Hearing Officer Recommendation: The Planning Hearing Officer recommended
approval with an additional stipulation.
Village Planning Committee (VPC) Recommendation: The South Mountain Village Planning
Committee chose not to hear this request.
DISCUSSION:
Mr. Jeff Blilie explained his request to modify the site plan, modify points of access, and deletion
regarding commencing development within 24 months.
Ms. Hillner asked why the points of access need to be modified. Mr. Blilie stated there were two
points of cross-access proposed; however, only one could be negotiated. There will not be an
access point to the proposed park-and-ride to the west. There will still be one point of access to
the existing commercial. She noted that the proposal allows for safer access from Baseline
Road.
Mr. Blilie stated the site plan and elevations were updated to achieve a more urban agrarian
style and meet the requirements of the Baseline Area Overlay District.
Ms. Hillner asked if the property meets the canal. Mr. Blilie clarified there is a single-family
residence that serves as a buffer from the canal. She stated the project compliments the
existing neighborhood better than the previously approved plans.
Ms. Hillner recommended approval with an additional stipulation.
FINDINGS:
Planning Hearing Officer Summary of April 20, 2016
Application Z-63-05-8
Page 2
1. The updated site plan is designed to keep the commercial traffic off of Baseline Road and
internal to the retail center to the west. The revised site plan offers a buffer to the existing
residential to the north and east of the site.
2. The original elevations are now over ten years old. The revised elevations are updated and
includes the agrarian theme that is along Baseline Road. The proposed elevations are
complementary to the existing commercial development to the west.
DECISION:
The Planning Hearing Officer recommended approval with an additional stipulation.
STIPULATIONS:
1.
That the subject property shall be developed in general conformance to the site plan and
elevations date stamped April 15, 2005 FEBRUARY 19, 2016, as modified by the
following stipulations and as approved by the PLANNING AND Development Services
Department.
2.
That approval shall be conditioned upon development commencing within 24 months of
City Council approval of this change of zoning in accordance with Section 506.B.1 of the
Phoenix Zoning Ordinance.
3.
2.
That the subject property be developed with only one access on 25th Street as approved
by the PLANNING AND Development Services Department.
4.
3.
That the developer provide two ONE points of cross access from the subject property to
the commercial site located to the west of the site, as approved by the PLANNING AND
Development Services Department.
5.
4.
That prior to site plan approval, the property owner shall record documentation that
discloses to purchasers of property within the development the existence and
operational characteristics of Sky Harbor International Airport. The form and content of
such documents shall be reviewed and approved by the City Attorney.
6.
5.
That the developer provide a 10-foot wide multi-use trail with a 30-foot trial easement
along the north side of Baseline Road, as approved by the PLANNING AND
Development Services Department.
7.
6.
That right-of-way totaling 60-foot and a 20-foot sidewalk/trail easement shall be
dedicated for the north half of Baseline Road, as approved by the PLANNING AND
Development Services Department.
8.
7.
That a 21-foot by 21-foot right-of-way triangle shall be dedicated at the northwest corner
of 24th Street and Baseline Road, as approved by the PLANNING AND Development
Services Department.
9.
8.
That the developer shall construct all streets adjacent to the development with paving,
curb, gutter, sidewalk, curb ramps, streetlights, landscaping, and other incidentals as per
plans approved or modified by the PLANNING AND Development Services Department.
All improvements shall comply with all ADA accessibility standards.
Planning Hearing Officer Summary of April 20, 2016
Application Z-63-05-8
Page 3
Upon request, this publication will be made available within a reasonable length of time through
appropriate auxiliary aids or services to accommodate an individual with a disability. This
publication may be made available through the following auxiliary aids or services: large print,
Braille, audiotape or computer diskette. Please contact the Planning and Development
Department, Elaine Noble at voice number 602-495-0256 or TTY use 7-1-1
10.
9.
That all perimeter walls shall consist of 3-feet block and 3-feet wrought iron, as approved
or modified by the PLANNING AND Development Services Department.
10.
PRIOR TO PRELIMINARY SITE PLAN APPROVAL, THE LANDOWNER SHALL
EXECUTE A PROPOSITION 207 WAIVER OF CLAIMS IN A FORM APPROVED BY
THE CITY ATTORNEY’S OFFICE. 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.