Attachment B - Staff Report - Z-7-22-5 .pdf

Staff Report Z-7-22-3 
April 28, 2022  
Paradise Valley Village Planning 
Committee Meeting Date: 
May 2, 2021 
Planning Commission Hearing Date: 
June 2, 2021 
Request From: 
S-1 (Ranch or Farm Residence)
(1.10 acres)
Request To: 
R1-8 (Single-Family Residence District) 
(1.10 acres) 
Proposed Use: 
Single-family residential 
Location: 
Approximately 190 feet west of the 
northwest corner of 22nd Street and 
Paradise Lane 
Owner: 
Novica and Ilinka Bosnjak 
Applicant: 
Dejan Bosnjak 
Representative: 
Edmir Dzudza 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity 
General Plan Land Use Map Designation 
Residential 5 to 15 dwelling units per acre 
Street Map Classification 
Paradise 
Lane 
Minor 
Collector 
30-foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the 
acquisition of vacant, underutilized and blighted parcels for appropriate 
redevelopment, compatible with the adjacent neighborhood character and 
adopted area plans. 
The proposed development would add single-family residential homes on a vacant, 
underutilized site at a scale that is compatible with the surrounding land uses. 
Attachment B

Staff Report: Z-7-22-3 
April 28, 2022 
Page 2 of 9 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: Protect 
residential areas from concentrations of incompatible land uses that could 
change their character or destabilize land values. 
 
The proposal, a two-lot single-family residential subdivision, is compatible with 
surrounding residential subdivisions and will maintain the character of the area. 
 
 
CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES; LAND 
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of 
local conditions and surrounding neighborhoods. 
 
The development provides a reasonable level of intensity that is respectful of local 
conditions and surrounding neighborhoods, which are predominantly built out and 
zoned for single-family residential uses. The proposal will allow for access along a 
street that presently serves other residential uses. 
 
 
Applicable Plans, Overlays, and Initiatives 
Housing Phoenix Plan: See Background Item No. 5.  
 
Tree and Shade Master Plan: Background Item No. 6. 
 
Complete Streets Guidelines: Background Item No. 7. 
 
Zero Waste PHX: Background Item No. 8. 
 
Surrounding Land Uses and Zoning 
 
Land Use 
Zoning 
On Site 
Vacant / Undeveloped 
S-1 
North 
Single-Family Residential  
R1-18 
South (across 
Paradise Lane) 
Single-Family Residential 
R1-6  
East  
Ranch or Farm Residence 
S-1 
West 
Single-Family Residential 
R1-8

Staff Report: Z-7-22-3 
April 28, 2022 
Page 3 of 9 
 
 
 
R1-8 – Single-Family Residential 
(Conventional Development Option) 
Standards 
R1-8 Requirements 
Proposed 
Gross Acreage 
- 
1.10 acres 
Maximum Number 
of Units 
4 units 
2 units (Met) 
Maximum Density 
4.0 dwelling units per acre 
 
1.82 dwelling units per acre (Met) 
Minimum Lot 
Width 
65 feet  
71.29 feet (Met) 
Minimum Lot 
Depth 
None, except 110 feet when 
adjacent to a freeway or arterial 
street 
295.5 feet (Met) 
Maximum Building 
Height 
2 stories or 30 feet 
Less than 24 feet (Met) 
Maximum Lot 
Coverage 
 
Primary structure, not including 
attached shade structures: 
40%, Total: 50% 
Not specified 
 
MINIMUM BUILDING SETBACKS 
Perimeter Street: 
Street: 15 feet 
Garage setback: 18 feet from 
back of sidewalk for front-
loaded garages, 10 feet for side 
loaded garages 
40 feet (street) (Met) 
Perimeter Sides 
East and West):  
10 feet (1 story); 15 feet (2 
stories) 
15 feet (Met) 
Perimeter Rear 
(North):  
15 feet (1 story); 20 feet (2 
stories) 
 
More than 20 feet (Met) 
Interior Property 
Lines 
Combined front and rear: 35 
feet 
 
Sides: 13 feet total (3 feet 
minimum, unless 0 feet) 
Combined front and rear: More 
than 35 feet (Met) 
 
Interior Sides: 10 feet 
 
MINIMUM LANDSCAPE SETBACKS AND COMMON AREA STANDARDS 
Adjacent to Street  None 
None (Met) 
Common Area 
None 
 
 
None (Met)

Staff Report: Z-7-22-3 
April 28, 2022 
Page 4 of 9 
 
Background/Issues/Analysis 
 
SUBJECT SITE 
1. 
This request is to rezone 1.10 acres located approximately 190 feet west of the 
northwest corner of 22nd Street and Paradise Lane from S-1 (Ranch or Farm 
Residence) to R1-8 (Single-Family Residence District) for a single-family 
residential subdivision. The site is presently undeveloped and is adjacent to 
existing residential subdivisions immediately to the west and south. 
 
 
SURROUNDING LAND USES AND ZONING 
2. 
The request for R1-8 (Single-
Family Residence District) is 
consistent and compatible with the 
surrounding zoning and land uses 
which are primarily residential. The 
surrounding area contains a variety 
of zoning districts including R1-18 
(Single-Family Residence District), 
R1-8 (Single-Family Residence 
District), R1-6 (Single-Family 
Residence District) and S-1 
(Ranch or Farm Residence).  
Most of the properties in the area 
have been developed with single-
family homes. There is also an 
elementary school near-by (to the 
northwest), as well as a small 
church (to the north), and a plant 
nursery (to the west). 
 
Existing Zoning Aerial Map 
Source: Planning and Development Department 
 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
3. 
The General Plan Land Use Map 
designation for the subject site is 
Residential 5 to 15 dwelling units 
per acre. The General Plan Land 
Use Map designation surrounding 
the site is also Residential 5 to 15 
dwelling units per acre. The 
proposal is consistent with the 
existing General Plan Land Use 
map designation, since 
designation includes densities 
intended for traditional single-
family lots. 
 
General Plan Land Use Map 
Source: Planning and Development Department

Staff Report: Z-7-22-3 
April 28, 2022 
Page 5 of 9 
 
PROPOSAL 
4. 
Site Plan 
The site plan, attached as an 
exhibit, proposes a two-lot single-
family residential subdivision, with 
lots fronting on Paradise Lane.  
 
No open space areas are 
proposed with the current site plan, 
as the selected Conventional 
Development option does not 
require open space to be provided 
for subdivisions developed under 
those standards. 
 
Direct access to the proposed 
subdivision will be from Paradise 
Lane, which connects to 22nd 
Street to the east and 21st Street 
to the west. Paradise Lane 
connects to Cave Creek Road 
further to the east and Greenway 
Parkway to the west of 20th Street.  
 
 
Conceptual Site Plan 
Source: e project  
 
 
To avoid potential conflicts with the surrounding character and to ensure the site 
develops as proposed, staff recommends a stipulation to require a minimum 40-
foot front yard setback (Stipulation No. 2). The proposed development includes a 
setback of 40 feet which would mitigate the concern of loss of open space and 
be more compatible with the larger lots in the area.  
 
Elevations 
The proposal includes conceptual elevations, attached as an exhibit, that 
illustrate variations in roofline, window shapes and sizes, architectural 
embellishments and textural changes. To ensure the elevations include 
architectural details and the proposed building height, staff is recommending 
Stipulation No. 1.   
 
STUDIES AND POLICIES 
5. 
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

Staff Report: Z-7-22-3 
April 28, 2022 
Page 6 of 9 
 
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 contributing to a variety housing types that will 
address the supply shortage at a more rapid pace while using vacant land in a 
more sustainable fashion. 
 
 
6. 
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. Stipulations No. 3 requires enhanced planting standards 
to contribute to the urban forest and increase thermal comfort for pedestrians 
and residents on site. 
 
 
7. 
Complete Streets Guidelines 
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. This development will be required to 
improve the adjacent street, Paradise Lane, thus improving local conditions for 
pedestrians and vehicles. This is addressed in Stipulation No. 4. 
 
 
8. 
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 
expand its recycling and other waste diversion programs. This development will 
have available recycling services offered by the City of Phoenix, as it is a 
proposed single-family residential subdivision. 
 
 
COMMUNITY INPUT SUMMARY 
9. 
As of the writing of this report, staff has received one letter in opposition to this 
rezoning application. Concerns included a preference for the “Ranch or Farm 
Residence” district and change to the neighborhood character.  
 
 
INTERDEPARTMENTAL COMMENTS 
10. The Fire Department indicated there are no problems anticipated with the case 
and that the site and/or buildings shall comply with the International Fire Code 
with Phoenix Amendments. Further, the Department commented that they do not 
know the water supply at this site and noted that fire flow requirements may 
present a challenge for this site. 
 
 
11. The Floodplain Management division of the Public Works Department has

Staff Report: Z-7-22-3 
April 28, 2022 
Page 7 of 9 
 
indicated that the parcel is not located in a Special Flood Hazard Area (SFHA), 
but located in a Shaded Zone X, on panel 1280 L of the Flood Insurance Rate 
Maps (FIRM) dated January 29, 2018. 
 
 
12. The Water Services Department indicated that the site is surrounded with 
existing water and sewer mains that can potentially serve the development. 
 
 
13. The Aviation Department requires that the property owner record a Notice to 
Prospective Purchasers of Proximity to Airport to disclose the existence, 
and operational characteristics of the Deer Valley Airport to future owners or 
tenants of the property. The Aviation Department also requires that the project 
receive a No Hazard Determination from the FAA and that the owner dedicate an 
avigation easement. These are addressed in Stipulation Nos. 5 through 7.  
 
 
14. 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. 8. 
 
 
OTHER 
15. 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. 9. 
 
 
16. Development and use of the site is subject to all applicable codes and 
ordinances. Zoning approval does not negate other ordinance requirements such 
as obtaining a use permit to conduct the proposed outdoor use in this zoning 
district. Other formal actions such as, but not limited to, zoning adjustments and 
abandonments, may be required. 
 
Findings 
 
 
1. 
The proposal will develop a vacant property, and as stipulated, will be 
compatible with surrounding land uses. 
 
 
2. 
As stipulated, the requested R1-8 zoning is consistent with surrounding land 
uses and will allow for an appropriate transition between ranch residential uses 
to the east and the single-family residential subdivisions to the west and south.  
 
 
3. 
The proposal will allow for additional housing opportunities in the Village.

Staff Report: Z-7-22-3 
April 28, 2022 
Page 8 of 9 
 
Stipulations 
 
1. 
The development shall be in general conformance with the elevations date 
stamped March 1, 2022, as approved by the Planning and Development 
Department. 
 
 
2. 
A minimum building setback of 40 feet shall be required adjacent to Paradise 
Lane, as approved by the Planning and Development Department. 
 
 
3. 
A minimum of two, 2-inch caliper shade trees shall be planted on each lot in 
close proximity to the sidewalk to provide shade on the sidewalk, as approved by 
the Planning and Development Department. 
 
 
4. 
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. 
 
 
5. 
The developer shall grant and record an avigation easement to the City of 
Phoenix for the site, per the content and form prescribed by the City Attorney 
prior to final site plan approval. 
 
 
6. 
The developer shall provide a No Hazard Determination for the proposed 
development from the FAA pursuant to the FAA’s Form-7460 obstruction 
analysis review process, prior to construction permit approval, as per plans 
approved by the Planning and Development Department. 
 
 
7. 
The property owner shall record documents that disclose the existence, and 
operational characteristics of Deer Valley Airport to future owners or tenants of 
the property. The form and content of such documents shall be according to the 
templates and instructions provided which have been reviewed and approved by 
the City Attorney. 
 
 
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 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.

Staff Report: Z-7-22-3 
April 28, 2022 
Page 9 of 9 
 
Writer 
Nayeli Sanchez Luna  
April 28, 2022  
 
Team Leader 
Racelle Escolar 
 
Exhibits 
Zoning sketch map 
Aerial sketch map 
Conceptual Site Plan date stamped April 13, 2022 (1 page) 
Conceptual Elevations date stamped March 1, 2022 (2 pages)  
Community Correspondence (1 page)

Z-138-88
Z-127-06
Z-18-00
*
*
*
R1-6
S-1
S-1
R1-6
R1-8
R1-18
R1-6
R1-8
PARADISE LN
22ND PL
23RD ST
22ND ST
21ST ST
MONTE CRISTO AVE
SANDRA TER
BEVERLY LN
GREENWAY PKWY
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-7-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.10 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
S-1
R1-8
CONVENTIONAL OPTION
1
4
*   UNITS P.R.D. OPTION
N/A
6
Dejan Bosnjak
DATE:
3/10/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-32
ZONING MAP
M-9
REQUESTED CHANGE:
FROM: S-1 ( 1.10 a.c.)
TO:
R1-8 ( 1.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-7-22.mxd
Z-7-22
0.045
0
0.045
0.0225
Miles

Z-138-88
Z-127-06
Z-18-00
*
*
*
R1-6
S-1
S-1
R1-6
R1-8
R1-18
R1-6
R1-8
PARADISE LN
22ND PL
23RD ST
22ND ST
21ST ST
MONTE CRISTO AVE
SANDRA TER
BEVERLY LN
GREENWAY PKWY
Maricopa County Assessor's
DEER VALLEY DR
SR 101
UNION HILLS DR
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
SHEA BLVD
S
Q
U
A
W PEAK PKWY (SR 51)
16TH ST
24TH ST
32ND ST
40TH ST
TATUM BLVD
56TH ST
64TH ST
SCOTTSDALE RD
PARADISE VALLEY VILLAGE
CITY COUNCIL DISTRICT: 3
I
APPLICANT'S NAME:
APPLICATION NO.
Z-7-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
1.10 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
S-1
R1-8
CONVENTIONAL OPTION
1
4
*   UNITS P.R.D. OPTION
N/A
6
Dejan Bosnjak
DATE:
3/10/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 36-32
ZONING MAP
M-9
REQUESTED CHANGE:
FROM: S-1 ( 1.10 a.c.)
TO:
R1-8 ( 1.10 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-7-22.mxd
Z-7-22
0.045
0
0.045
0.0225
Miles

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2
 
From: rob hendrickslandscape.com <rob@hendrickslandscape.com>  
Sent: Wednesday, March 30, 2022 2:43 PM 
To: Camryn E Thompson <camryn.thompson@phoenix.gov> 
Subject: Case # Z‐7‐22, 2136 East Paradise Lane rezoning 
 
Good Afternoon, 
I am contacting you concerning the above request for rezoning. 
I am opposed to the rezoning.  I prefer the current “ranch or farm residence district” and do not want to see it further 
infringed upon. 
Please contact me with any questions you may have. 
Thank you, 
Rob