Attachment B - Staff Report - Z-12-22-7.pdf

City of Phoenix — Formal (2022-07-01)

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Staff Report: Z-12-22-7
May 6, 2022
Laveen Village Planning Committee
Meeting Date
May 9, 2022
Planning Commission Hearing Date
June 2, 2022
Request From:
S-1 (Ranch or Farm Residence District) (14.07
acres)
Request To:
R1-8 (Single-Family Residence District) (14.07
acres)
Proposed Use
Single-family residential development
Location
Northwest corner of 47th Avenue and Baseline
Road
Owner
Rogers Family Living Trust
Applicant
Brennan Ray, Burch & Cracchiolo, P.A.
Representative
Brennan Ray, Burch & Cracchiolo, P.A.
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map
Designation
Residential 2 to 3.5 dwelling units per acre
Street Map
Classification
Baseline Road
Major Arterial
(Scenic Drive)
60-foot north half street
47th Avenue
Minor Collector
12 to 30-foot west half
street
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local
conditions and surrounding neighborhoods.
The proposal for a single-family detached residential development is consistent with
other single-family uses in the area. The development will incorporate open space areas
and enhanced landscaping, which will mirror existing residential properties and respect
local conditions.
Attachment B

Staff Report: Z-12-22-7
May 6, 2022
Page 2 of 13

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 subject site has been utilized for rural and agricultural purposes since the 1960s.
The development would add single-family residential homes on the subject site at a scale
that is compatible with the surrounding land uses and appropriate adjacent to a major
arterial road.

BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new development
and redevelopment projects throughout Phoenix.

The development, as stipulated, will provide shade along sidewalks on 47th Avenue,
Baseline Road, and internal to the site. The shade trees will help to encourage walking
by providing a thermally comfortable environment for pedestrians and alternative
transportation users along the sidewalks.

Applicable Plans, Overlays, and Initiatives
Laveen Southwest Growth Study – See Background Item No. 4.

Housing Phoenix Plan – See Background Item No. 7.

Tree and Shade Master Plan – See Background Item No. 8.

Complete Streets Guiding Principles – See Background Item No. 9.

Zero Waste PHX – See Background Item No. 10.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Agricultural uses, storage, residential
S-1
North
Single-family residential
R1-6 PCD
South
Single-family residential
R1-8
East (across 47th
Avenue)
Single-family residential
R1-8 PCD
West
Single-family residential
S-1 (Approved R1-8)

Staff Report: Z-12-22-7
May 6, 2022
Page 3 of 13

R1-8 Single-Family Residence District
(Planned Residential Development Option)
Standards
Requirements
Provisions on the
Proposed site Plan
Gross Acreage
-
14.07 acres
Maximum Total Number of
Units
63; 77 with bonus
55 (Met)
Maximum Density (dwelling
unit/acre)
4.5; 5.5 with bonus
3.91 (Met)
Minimum Lot Width
45 feet
45 feet (Met)
Minimum Lot Depth
None
110 feet (Met)
Maximum Lot Coverage
40%, up to 50% including
attached shade
structures
Not specified
Maximum Building Height
2 stories and 30 feet
(3 stories not exceeding
30 feet, when approved
by the design advisor for
demonstrating enhanced
architecture)
2 stories and 30 feet
(Met)
MINIMUM BUILDING SETBACKS
Perimeter Streets:
(East – 47th Avenue and
South – Baseline Road)
15 feet
East and South: 15 feet,
1 story; 20 feet 2 stories
(Met)
Interior Perimeter Property
Lines:
(North and West)
Rear: 15 feet, 1 story; 20
feet, 2 stories

Side: 10 feet, 1 story; 15
feet, 2 stories
North and West: 15 feet,
1 story; 20 feet 2 stories
(Met)
MINIMUM LANDSCAPE SETBACKS AND OPEN SPACE STANDARDS
Adjacent to Street:
(East – 47th Avenue and
South – Baseline Road)
15 feet average, 10 feet
minimum
Not specified
Minimum Open Space
5% of gross site area
16% (Met)
*Variance or Site Plan modification needed.

Staff Report: Z-12-22-7
May 6, 2022
Page 4 of 13

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone approximately 14.07 acres at the northwest corner of
47th Avenue and Baseline Road from S-1 (Ranch or Farm Residence District), to
R1-8 (Single-Family Residence District) to allow a detached single-family
residential subdivision.

2.
The subject site is designated 2 to 3.5 dwelling units per acre on the General Plan
Land Use Map. The proposal is consistent with the designation since the 2 to 3.5
dwelling unit per acre land use category and R1-8 zoning district are both
considered under the traditional lot category.
The proposal is compatible with the General Plan Land Use Map designations
surrounding the site. The surrounding designations are as follows:

North
Residential 2 to 3.5 dwelling units per acre

West
Residential 2 to 3.5 dwelling units per acre

South (across Baseline Road)
Residential 3.5 to 5 dwelling units per acre
General Plan Land Use Map; Source: City of Phoenix Planning and Development Department
SUBJECT
SITE

Staff Report: Z-12-22-7
May 6, 2022
Page 5 of 13

East (across 47th Avenue)
Residential 3.5 to 5 dwelling units per acre

SURROUNDING LAND USES AND ZONING
3.
The subject site is a small farm
and residence and currently
zoned S-1 (Ranch or Farm
Residence District). Zoning
research was completed to
determine that the subject site
is not part of the Rogers Ranch
PCD (Planned Community
District), Rezoning Case No. Z-
76-99-7 and Major Amendment
to the PCD Z-51-00-7.

North of the subject site is a
single-family residential
subdivision zoned R1-6 PCD
(Single-Family Residence
District, Planned Community
District). This area is subject to the Rogers Ranch PCD, Rezoning Case No. Z-
76-99-7.

East of the subject site (across 47th Avenue) is a single-family residential
subdivision zoned R1-8 PCD (Single-Family Residence District, Planned
Community District). This area is subject to a major amendment to the Rogers
Ranch PCD, Rezoning Case No. Z-51-00-7.

South of the subject site (across Baseline Road) is a single-family residential
subdivision zoned R1-8 (Single-Family Residence District).

West of the subject site is a single-family residential subdivision zoned S-1,
approved R1-8 (Ranch or Farm Residence, approved Single-Family Residence
District).

ADOPTED AREA PLANS
4.
Laveen Southwest Growth Study
The site is located within the boundaries of the Laveen Southwest Growth Study,
which was developed in 1997 to analyze the existing conditions of the Laveen
Village and provide a land use and design planning framework to help shape the
growth that Laveen was starting to experience, while accounting for newly
Zoning Sketch Map; Source: City of Phoenix Planning and
Development Department

Staff Report: Z-12-22-7
May 6, 2022
Page 6 of 13

annexed farmland as well as the
future development of the South
Mountain Freeway Loop, which has
since been completed.
This plan designates the project
site as Residential 0 to 2 dwelling
units per acre. Although not
consistent with this designation, the
development will incorporate
enhanced landscaping, per
Stipulation No. 3, an element
proposed in the study to minimize
the impact of housing adjacent to
public rights-of-way.

The Laveen Southwest Growth
Study provides a framework for an
overall multi-use trail system which
connects major community assets
such as the Laveen Conveyance
Channel, public parks and open
space areas, and the South
Mountain Preserve. This proposed
development will provide a multi-
use trail along Baseline Road,
which will connect to the existing
trail to the east and west of the site and promote overall trail connectivity in
Laveen. This is addressed in Stipulation No. 5.

The Laveen Southwest Growth Study also outlines specific design policies and
standards for various types of developments that will enhance Laveen’s built
environment while remaining respectful of its agricultural heritage. The study
encourages all new developments to use durable, high-quality building materials
and to provide enhanced building design that will contribute to the character of
the area. The applicant has not submitted elevations with their application, but
staff is recommending Stipulation No. 2 and sub-stipulations 2.a through 2.e to
ensure future elevations exhibit high quality architectural design and are
consistent with the architectural style found in the Laveen area.

PROPOSAL
5.
The conceptual site plan proposes 55 single-family detached lots. The lots along
Baseline Road will be behind a 30-foot multi-use-trail easement, per Stipulation
No. 5, and sidewalk with landscaping, per Stipulation Nos. 9 and 10. These
Laveen Southwest Growth Study Land Use Map; Source:
City of Phoenix Planning and Development Department
SUBJECT SITE

Staff Report: Z-12-22-7
May 6, 2022
Page 7 of 13

requirements will provide buffering
from the street and space for tree
plantings. There are two entry points
to the site from Baseline Road and
47th Avenue, which will both
incorporate enhanced landscaping,
per Stipulation No. 4. The site plan
also depicts centrally located open
space as Tract C and additional open
space at the northeast corner as
Tract D. This open space constitutes
approximately 16 percent of the gross
development. Staff is recommending
general conformance to the site plan,
per Stipulation No. 1, with specific
regard to 16 percent of the site being
retained as open space, per
Stipulation No. 1.a.

Additionally, each home will
incorporate a 22-foot setback for
driveways, per Stipulation No. 6, to
accommodate the desired character
for Laveen.

6.
Since the applicant did not submit building elevations, staff is recommending
Stipulation No. 2 requiring the applicant to go through the Planning Hearing
Officer public hearing process. This stipulation will ensure that the Laveen Village
Planning Committee has an opportunity to review the elevations.
Stipulation Nos. 2.a through 2.e ensure that the future elevations will have a
cohesive design style that is compatible with the Laveen area by incorporating
architectural detailing and embellishments, various materials, a minimum of 25
percent of non-stucco accent material on front elevations, and patios and/or
covered porches.

PLANS, OVERLAYS, AND INITIATIVES
7.
Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This
Plan contains policy initiatives for the development and preservation of housing
with a vision of creating a stronger and more vibrant Phoenix through increased
housing options for residents at all income levels and family sizes. Phoenix’s
rapid population growth and housing underproduction has led to a need for over
163,000 new housing units. Current shortages of housing supply relative to
demand are a primary reason why housing costs are increasing. The proposed
Proposed Site Plan; Source: CVL Consultants

Staff Report: Z-12-22-7
May 6, 2022
Page 8 of 13

development supports the Plan’s goal of preserving or creating 50,000 housing
units by 2030 by providing an opportunity for 55 single-family residential lots to be
developed near a major arterial road.

8.
Tree and Shade Master Plan
The Tree and Shade Master Plan has a goal of treating the urban forest as
infrastructure to ensure that trees are an integral part of the city’s planning and
development process. By investing in trees and the urban forest, the city can
reduce its carbon footprint, decrease energy costs, reduce storm water runoff,
increase biodiversity, address the urban heat island effect, clean the air, and
increase property values. In addition, trees can help to create walkable streets
and vibrant pedestrian places. Staff is recommending robust tree planting
standards, with large caliper trees in the landscape strip between the sidewalk
and back of curb and within required landscape setbacks. The developer will also
be required to replenish the existing streetscape along Baseline Road These are
addressed in Stipulations No. 3, 4, 9, 10, and 11.

9.
Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. In addition to the enhanced
landscaping standards, detached sidewalks, and multi-use trail, staff is
recommending a shaded pedestrian pathway provide access to the multi-use-trail
along Baseline Road. This is addressed in Stipulation No. 11.

10.
Zero Waste PHX
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero-waste city, as part of the city’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
Section 716 of the Phoenix Zoning Ordinance expand its recycling and other
waste diversion programs. The provision of recycling containers was not
addressed in the applicant’s submittals. However, recycling service is provided
by the City to single-family residential developments.

COMMUNITY INPUT SUMMARY
11.
At the time this staff report was written, staff had not received any community
correspondence regarding the proposal.

INTERDEPARTMENTAL COMMENTS
12.
Fire Department
Fire Prevention does not anticipate problems with the referenced case. However,
the site and or buildings shall comply with the current edition of the Phoenix Fire
Code (PFC). The water supply (GPM and PSI) for the referenced case is

Staff Report: Z-12-22-7
May 6, 2022
Page 9 of 13

unknown, but the site will require water supply for fire flow in accordance with
Section 507 of the PFC. The quantity and design of fire hydrants and turning radii
will also be in accordance with the PFC. Additionally, controlled access gates
across a fire lane will require permitting through the Planning and Development
Department.

13.
Public Transit Department
The Public Transit Department required that the bus stop pad along westbound
Baseline Road be retained and, if necessary, be rebuilt according to P1260 and
P1258, which is addressed in Stipulation No. 13. The department further required
that all pedestrian sidewalks be shaded to 75 percent at tree maturity, which is
addressed in Stipulation No. 10.

14.
Street Transportation Department
The Street Transportation Department has provided the following comments:

• The developer shall dedicate 30-feet of right-of-way along the west side of
47th Avenue and complete the streetscape to include a minimum 5-foot-
wide detached sidewalk and minimum 8-foot-wide landscape area located
between the back of curb and sidewalk to match the northern limit of the
site. This is addressed in Stipulation Nos. 7, 8, and 10.

• The developer shall replenish the existing streetscape along Baseline
Road with landscape frequency and size to be stipulated by the Planning
and Development Department. This is addressed in Stipulation Nos. 9 and
10.

• The developer shall provide a shaded pathway to the trail along Baseline
Road. This is addressed in Stipulation No. 11.

• The developer shall provide appropriate dedication and construction of
adjacent right-of-way. This is addressed in Stipulation No. 12.

15.
Water Services Department
The Water Services Department has determined that no water or sewer
connections exist at the site, but that water and sewer mains exist in the area that
can potentially serve the development.

OTHER
16.
The site is located in a larger area identified as being archaeologically sensitive.
If further review by the City of Phoenix Archaeology Office determines the site
and immediate area to be archaeologically sensitive, and if no previous
archaeological projects have been conducted within this project area, it is
recommended that archaeological Phase I data testing of this area be conducted.

Staff Report: Z-12-22-7
May 6, 2022
Page 10 of 13

Findings

1.
The proposal is compatible with the existing land use pattern in the area and is
designed to help reduce the urban heat island effect.

2.
The proposal will redevelop an underutilized property and provide a high quality
single-family residential development which will help alleviate the housing
shortage in Phoenix.

3.
The stipulated landscaping and planting standards are above the required
minimum standards and will make the proposal compatible with the neighboring
area.

Stipulations

1.
The development shall be in general conformance to the site plan date stamped
May 4, 2022, with specific regard to the following element, as approved by the
Planning and Development Department.

a.
A minimum of 16% of the gross site area shall be retained as open space.

2.
The conceptual elevations shall be reviewed and approved by the Planning
Hearing Officer through the public hearing process for stipulation modification prior
to approval of the Single-Family Design Review Diversity Exhibit, with specific
regard to the inclusion of the below elements. This is legislative review for
Phase II archaeological data recovery excavations may be necessary based upon
the results of the testing. A qualified archaeologist must make this determination
in consultation with the City of Phoenix Archaeologist. In the event
archaeological materials are encountered during construction, all ground
disturbing activities must cease within a 33-foot radius of the discovery and the
City of Phoenix Archaeology Office must be notified immediately and allowed time
to properly assess the materials. This is addressed in Stipulation Nos. 14 through
16.

17.
The developer shall provide a hydraulic/hydrologic analysis of offsite storm water
flows, when present, at the time of preliminary site plan submittal for verification
of required infrastructure in regard to lot space and density.

18.
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.

Staff Report: Z-12-22-7
May 6, 2022
Page 11 of 13

conceptual purposes only. Specific development standards and requirements will
be determined by the Planning Hearing Officer and the Planning and Development
Department.

a.
All elevations shall incorporate a minimum of three of the following
architectural embellishments and detailing: textural changes, pilasters,
offsets, recesses, variation in window size and location, and/or overhang
canopies.

b.
All elevations shall incorporate a minimum of three of the following building
materials: native stone, burnt adobe, textured brick, wood (when shaded by
overhangs or deep recesses), slump block, ceramic tile (matte finish),
stucco, and/or exposed aggregate concrete.

c.
The front elevations shall consist of a minimum 25% non-stucco accent
material.

d.
All garage doors shall have decorative embellishments such as window
panels, added materials surrounding the door, and/or trellises.

e.
A minimum of 75% of the standard elevations provided shall include patios
and/or covered porches in the front yard at a minimum of 60 square feet in
area and a depth of at least six feet, and clearly separated from the front
yard with fencing, subject to the Phoenix Zoning Ordinance.

3.
Required landscape setbacks shall be planted with minimum 50% 2-inch caliper
and 50% 3-inch caliper large canopy drought-tolerant trees, 20 feet on center or in
equivalent groupings, with 5-gallon shrubs per tree, as approved by the Planning
and Development Department.

4.
The entry drives shall incorporate enhanced landscaping on both sides, planted
with a variety of at least three plant materials, as approved by the Planning and
Development Department.

5.
The developer shall dedicate a 30-foot-wide multi-use trail easement (MUTE)
along the north side of Baseline Road and construct a minimum 10-foot-wide multi-
use trail (MUT) within the easement in accordance with the MAG supplement detail
and as approved by the Planning and Development Department. Where conflicts
or restrictions exist, the developer shall work with the Site Planning section on an
alternate design through the technical appeal process.

6.
A minimum 22-foot setback shall be provided to the front of garages, measured
from the back of the sidewalk, for each home in the development, as approved by
the Planning and Development Department.

Staff Report: Z-12-22-7
May 6, 2022
Page 12 of 13

7.
The developer shall dedicate 30 feet of right-of-way along the west side of 47th
Avenue, as approved by the Planning and Development Department.

8.
The developer shall complete the west side of 47th Avenue to include a minimum
5-foot-wide detached sidewalk and minimum 8-foot-wide landscape area located
between the back of curb and sidewalk to match the northern limit of the site, as
approved by the Planning and Development Department.

9.
The developer shall replenish the existing streetscape along Baseline Road, as
approved by the Planning and Development Department.

10.
Where sidewalks are detached along 47th Avenue, Baseline Road, and internal to
the site, the landscape area located between the sidewalk and back of curb shall
be planted to the following standards, as approved by the Planning and
Development Department:

a.
Minimum 3-inch caliper, large canopy, single-trunk, shade trees placed a
minimum of 25 feet on center or in equivalent groupings to provide a
minimum of 75% shade on adjacent sidewalks.

b.
Drought tolerant shrubs and vegetative groundcovers with a maximum
mature height of 24 inches to provide a minimum of 75% live coverage at
maturity.

c.
Where utility conflicts arise, the developer shall work with the Planning and
Development on an alternative design solution consistent with a pedestrian
environment.

11.
The developer shall construct a clearly defined and shaded pedestrian pathway
providing access to the multi-use-trail along Baseline Road, as approved by the
Planning and Development Department.

12.
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.

13.
The developer shall rebuild the bus stop pad along westbound Baseline Road
according to P1260 and P1258, unless stated otherwise by the Public Transit
Department.

Staff Report: Z-12-22-7
May 6, 2022
Page 13 of 13

14.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

15.
If Phase I data testing is required, and if, upon review of the results from the Phase
I data testing, the City Archaeologist, in consultation with a qualified archaeologist,
determines such data recovery excavations are necessary, the applicant shall
conduct Phase II archaeological data recovery excavations.

16.
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.

Writer
Julianna Pierre
May 6, 2022

Team Leader
Racelle Escolar

Exhibits
Sketch map
Aerial map
Site plan date stamped May 4, 2022

Z-137-98
Z-44-00
ANX 207
ANX 227
Z-36-05
ANX 284
ANX 506
Z-51-00
ANX 317
Z-137-98
Z-136-98
Z-132-02
Z-136-98
Z-76-99
S-1
ANX 443
ANX 207
Z-39-12
*
*
*
*
R-4A
*
R1-6
S-1
S-1
R1-8
S-1
R1-6
PRD
R1-8 PCD
C-2
PCD
R-2 PRD
R1-8 *
Z-152-03
48TH GLN
ELLIS ST
CARSON RD
45TH DL
SOPHIE LN
48TH DR
DUNBAR DR
45TH GLN
47TH AVE
PARK ST
46TH AVE
46TH LN
46TH DR
BRANHAM LN
FREMONT RD
VALENCIA DR
45TH DR
48TH LN
45TH LN
BASELINE RD
DONNER DR
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
BROADWAY RD
BASELINE RD
SOUTHERN AVE
DOBBINS RD
ELLIOT RD
ESTRELLA DR
LAVEEN VILLAGE
CITY COUNCIL DISTRICT: 7
APPLICANT'S NAME:
APPLICATION NO.
Z-12-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
14.07 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R1-8
CONVENTIONAL OPTION
14
60
* UNITS P.R.D. OPTION
N/A
77
Brennan Ray, Burch & Cracchiolo, P.A.
DATE:
4/6/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 1-17
ZONING MAP
D-5
REQUESTED CHANGE:
FROM: S-1 ( 14.07 a.c.)
TO:
R1-8 ( 14.07 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-12-22.mxd
Z-12-22
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MULTI USE TRAIL EASEMENT
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S 47TH DRIVE
S 47TH DRIVE
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43
'
43
'
136'
122'
115'
115'
15'
45'
45'
129'
120'
124'
115'
110'
3
6
'
14'
1
7
'
105'
18'
126'
16'
45'
45'
45'
45'
45'
45'
40'
3
0'
129'
45'
110'
11'
45'
45'
114'
54'
45'
1
7
'
25'
4
3
'
4
5
'
112'
59'
71'
50'
114'
115'
115'
110'
50'
111'
111'
50'
50'
50'
109'
4'
110'
46'
50'
50'
27'
110'
110'
17'
17'
45'
112'
34'
45'
45'
45'
45'
111'
110'
45'
46'
46'
118'
110'
50'
110'
26'
44'
44'
44'
4'
16'
5'
114'
45'
48'
50'
50'
110'
110'
110'
40'
110'
48
49
50
51
55
54
53
52
110'
40'
110'
110'
110'
110'
110'
109'
5'
45'
45'
45'
45'
110'
41'
110'
110'
110'
4'
110'
38
35
45'
45'
45'
45'
45'
45'
7
12
10
13
MULTI USE TRAIL EASEMENT
30'
4
0
'
17'
5'
50'
112'
5'
49'
49'
65'
64'
SVT
SVT
3
4
'
9'
119'
1' V.N.A.E
1' V.N.A.E
1' V.N.A.E
344.70'
8
TRACT A
9
11
TRACT B
47
43
39
41
3
9
'
28'
4
5
'
80'
102'
106'
45'
17'
PERIMETER
REAR SETBACK
15' 1 STORY
20' 2-STORY
115'
60'
46'
51
'
8' P.U.E.
37
36
TRACT D
9'
34
33
8'
23'
35'
111'
110'
50'
115'
SHEET
OF
4550 N. 12th Street . Phoenix, AZ, 85014 . phone 602.264.6831 . fax 602.264.0928 . www.cvlci.com
Civil Engineering . Water Systems . Wastewater Treatment . Land Planning . Energy . Land Survey . Landscape Architecture . Construction Management
CVL CONSULTANTS, INC.
4550 N. 12TH STREET
PHOENIX, AZ 85014
PHONE: (602) 285-4972
CONTACT: ALEX CARAVEO
CVL DESIGN TEAM
THE EMPIRE GROUP OF COMPANIES
6617 NORTH SCOTTSDALE ROAD
SUITE # 101
SCOTTSDALE, AZ 85250
PHONE: (540) 221-0843
CONTACT: MIANDRA CASH
OWNER / DEVELOPER
N:\01\0365202\CADD\Preliminary\PB.SITEPLAN-45'&50' lots.dwg
LEGEND
PROPOSED LOTS
PROPOSED ROW
PROPOSED CENTER LINE
(S.V.T.) SIGHT VISIBILITY TRIANGLE
(V.N.A.E.) INDICATES VEHICULAR
NON-ACCESS EASEMENT
(P.U.E.) INDICATES PUBLIC UTILITY
EASEMENT
A PORTION OF LAND LOCATED IN THE SOUTHWEST QUARTER OF SECTION 33,
TOWNSHIP 1 NORTH, RANGE 2 EAST, OF THE GILA AND SALT RIVER MERIDIAN,
MARICOPA COUNTY, ARIZONA
8' P.U.E.
1' V.N.A.E.
KIVA: 21-1164
PAPP: 2107508
SDEV: 2100143
DATE: 5/2/2022
SITEPLAN
FOR
47TH AVE & BASELINE
01
© 2022 Coe & Van Loo Consultants, Inc. All rights reserved to reproduction in any format
VICINITY MAP
(NOT-TO-SCALE)
SITE
SEC
33
01
50'
25'
50'
SCALE: 1" = 50'
0
ROGERS RANCH
UNIT 4
MCR: 680-24
ZONED: R18
ROGERS RANCH UNIT 9
MCR: 817-16
ZONED: S1
ROGERS RANCH UNIT 9
MCR: 817-16
ZONED: S1
ROGERS RANCH
UNIT 4
MCR: 680-24
ZONED: R18
CHEATHAM FARMS
UNIT 1
MCR: 585-46
ZONED: R18