Attachment D - PHO Application - PHO-1-23--Z-56-19-2.pdf
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PLEASE RESPOND ELECTRONICALLY TO CHASE HALE 2ND FLOOR, 602-262-4544
To:
Date: March 16, 2023
From:
Departments Concerned
Joshua Bednarek
Planning & Development Department Director
Subject: P.H.O. APPLICATION NO. PHO-1-23—Z-56-19-2 – 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 April 19, 2023.
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 March 23, 2023.
DISTRIBUTION
Mayor’s Office (Tony Montola), 11th Floor
City Council (Stephanie Bracken), 11th Floor
Aviation (Jordan D. Feld )
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 (Michael Pierce)
Street Transportation Department (Maja Brkovic, Alan Hilty, Chris Kowalsky), 5th Floor
Street Transportation - Ped. Safety Coordinator (Mailen Pankiewicz), 5th Floor
Street Transportation - Floodplain Management (Kristina Jensen, Priscilla Motola, Rudy
Rangel), 5th Floor
Water Services (Don Reynolds, Victor Romo), 8th Floor
Planning and Development (Joshua Bednarek, Tricia Gomes), 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 (Adam Stranieri, Chase Hales), 2nd Floor
Village Planner (Adrian Zambrano, North Gateway Village)
Village Planning Committee Chair (Julie Read, North Gateway Village)
ATTACHMENT D
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-1-23--Z-56-19
Council District: 2
Request For:
Stipulation Modification
Reason for Request: Request for review and approval by the Planning Hearing Officer for site plan and elevations per
Stipulation 1. Deletion of Stipulation 1.e regarding incorporation of natural drainage features.
Owner
Applicant
Representative
Britmet Ventures, LLC
Thompson Thrift
Berry Riddell LLC
2701 East Camelback Road, Suite 168
6750 East Camelback Road, Suite 100
6750 East Camelback Road, Suite 100
Phoenix AZ 85016
Scottsdale AZ 85251
Scottsdale AZ 85251
(602) 957-0604
(602) 478-4238
P: (505) 328-6606 F:
bburch@metlandco.com
agrendahl@thompsonthrift.com
kmp@berryriddell.com
Property Location: Southeast corner of the 29th Avenue alignment and Dove Valley Road
Zoning Map: R-7
Quarter Section: 56-22
APN: 204-11-004
Acreage: 10.29
Village: North Gateway
Last Hearing: CC HEARING
Previous Opposition:
Date of Original City Council Action: 02/19/2020 230 PM
Previous PHO Actions:
Zoning Vested: C-2 M-R NBCOD
Supplemental Map No.:
Planning Staff: 083004
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
$1,080.00
$0.00
02/10/2023
23-0010745
Original Filing Fee
Signature of Applicant: _____________________________________________________ DATE: ___________________
Hearing Results
Planning Hearing Officer
Planning Commission
City Council
Date: 04/19/2023 1000 AM
Date:
Date:
Appealed?:
Appealed?:
Action:
Action:
Action:
kmp@berryriddell.com
Direct: (505) 328-6606
224923-1
6750 E. Camelback Rd., #100
Scottsdale, AZ 85251
Office: 480-385-2727
www.berryriddell.com
March 7, 2023
Via Online Submittal to:
City of Phoenix
Attn: Planning Hearing Officer
200 W. Washington Street, 2nd Floor
Phoenix, AZ 85003
Re:
SEC of 29th Avenue and Dove Valley Road / Request for Stipulation Modification
To the Planning Hearing Officer:
The purpose of this submittal is to seek a Planning Hearing Officer (“PHO”) stipulation review
and modification of a stipulation for a Site located at the southeast corner of 29th Avenue and Dove
Valley Road in Phoenix, Arizona (the “Site”), as depicted in blue below. The Site is designated as
Maricopa County Assessor Parcel Number 204-11-004. This is a request to for PHO review of the
site plan and elevations for the proposed development and to modify stipulation #1e, pursuant to
case number Z-56-19-2. All other stipulations are met with this proposal.
Rezoning History
BERRY RIDDELL LLC
March 8, 2023
Page 2
224923-1
On February 19, 2020, the Phoenix City Council voted to approve Case Number Z-56-19-2. The
approval was for a rezoning of the Site from Planned Community District North Black Canyon
Overlay District (PCD NBCOD), which had been approved for Intermediate Commercial
Commerce Park Mid Rise Overlay Planned Community District North Black Canyon Overlay (C-
2/CP M-R PCD NBCOD) zoning, to Intermediate Commercial Mid-Rise Overlay North Black
Canyon Overlay District (C-2 M-R NBCOD) to allow for the Site to develop with commercial
uses. The rezoning was approved upon the condition that 22 overall site stipulations were met. The
purpose of this request is to obtain PHO approval of the site plan and elevations for the Site and to
delete provision (e) of stipulation #1.
Request #1:
Stipulation 1: “All site plans and elevations shall be reviewed and approved by the Planning
Hearing Officer through the public hearing process prior to preliminary site plan approval for
conceptual review of the applicable provisions of the goals and policies of the North Gateway
Village Core Plan, which shall include:
a. Promoting the overall pedestrian circulation within the North Gateway Core through wide
sidewalks, detached sidewalks and overall connectivity.
b. Ensure all building facades contain architectural embellishments and detailing such as
textural changes, pilasters, offsets, recesses, window fenestration, shadow boxes and
overhead/canopies at least every 50 feet.
c. Ensure all paint colors and building materials are in compliance with the North Black
Canyon Overlay District with Specific Regard to colors being muted and blend with, rather
than contrast strongly, with the surrounding desert environment.
d. Ensure parking lots are broken into multiple smaller parking areas.
e. Incorporation of natural drainage features.”
Conformance with the North Gateway Village Core Plan
The North Gateway Village Core Plan (the “Plan”) is designed to be a lively, dynamic, and
interesting place to live, work, shop, and play. The Plan is intended to create a high density,
urban environment that will reduce the need for vehicular use, support public transportation, and
promote the natural features in the surrounding area, such as Skunk Creek Wash. The Plan puts
forth a number of goals and policies that will enable new, diverse developments to be
constructed while also maintaining the integrity of the surrounding context. The Plan’s policies
were outlined in stipulation #1 above. Outlined below is how the proposed project conforms with
the policies outlined in the stipulations and the overall vision of the Plan:
Stipulation 1(a): Promoting the overall pedestrian circulation within the North Gateway
Core through wide sidewalks, detached sidewalks and overall connectivity.
Response: The circulation system within the proposed development will allow pedestrians
to move freely through the future commercial uses, which is planned to include retail shops and
restaurants. Guests of the planned hotel will be within walking distance from these commercial
BERRY RIDDELL LLC
March 8, 2023
Page 3
224923-1
uses, which will provide the guests with quick and easy access to dining and shopping experiences.
Further, a proposed 30’ foot wide multi-use trail, shown below, will connect pedestrians to the
surrounding uses and further the Plan’s goal of alternative transportation methods.
Stipulation 1(b): Ensure all building facades contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, recesses, window fenestration, shadow boxes
and overhead/canopies at least every 50 feet.
Response: As shown in the elevations below stipulation 1(c), all building facades will
contain architectural elements that will increase architectural diversity in the design of the
proposed development while complying with the overall goals and policies of the Plan. The design
incorporates architectural stepping and cut-outs on the roof line as well as the building façade to
break up the structure’s massing. Additionally, overhangs are incorporated every 50, or fewer, feet
to provide pedestrians with shade and increase a sense of community in the design.
Stipulation 1(c): Ensure all paint colors and building materials are in compliance with the
North Black Canyon Overlay District with specific regard to colors being muted and blend with,
rather than contrast strongly, with the surrounding desert environment.
Response: The design guidelines for the NBCOD are contained within Section 654 of the
City of Phoenix Zoning Ordinance (the “Ordinance”). Specifically, the design of the overall
development should incorporate textures, colors, and materials that blend with the surrounding
context and the surrounding desert. As shown below, the proposed development’s design
incorporates colors that are frequently seen in the Arizona desert, such as soft browns and reds.
The design also incorporates lighter colors, such as off-white and grey, to increase visual interest
in the design. The design will also incorporate textures, such as brick veneer and stucco that are
often seen in developments in the surrounding area.
BERRY RIDDELL LLC
March 8, 2023
Page 4
224923-1
Stipulation 1(d): Ensure parking lots are broken into multiple smaller parking areas.
Response: Parking for the overall development will be broken up into distinct quadrants.
Each planned commercial space will have parking areas designated for each use. Each separate
parking area will connect via internalized private drives to enable a cohesive flow of vehicular
traffic.
Request #2
Removal of Stipulation 1(e)
Stipulation 1(e) provides for the “incorporation of natural drainage features.” As outlined below,
this request proposes to delete the above stipulation.
Response: The purpose of the original stipulation was to further goals of the North
Gateway Core Plan as it relates to the preservation of washes. The only wash named in the North
Gateway Core Plan is the Skunk Creek Wash. The Skunk Creek Wash is the primary wash that
runs through the North Gateway Village and is a designated 404 wash. In addition, this wash is
further protected by the FH zoning district that prohibits development of the wash. We do not
feel the intent of the North Gateway Core Plan was to preserve the wash that runs through the
Site.
In addition, the 100-year 6-hour peak flow rate per the preliminary drainage analysis of the wash
on the Site is 237 cfs, which is minimal compared to the 500 cfs of the Skunk Creek Wash. The
stipulation is no longer relevant to the proposed development because the current design has
been engineered to combat any runoff from anticipated rainfall.
To ensure the community is still getting an aesthetic feature, we have proposed to place a mural
on Shops A. The artistic mural will be designed to be cohesive with the overall design of the
BERRY RIDDELL LLC
March 8, 2023
Page 5
224923-1
proposed development, the surrounding community, and the surrounding desert context. Please
see below for samples of the proposed artistic mural; however, please note that these drawings
are conceptual.
Legislative Edit
The following language is proposed for the modified stipulation:
“All site plans and elevations shall be reviewed and approved by the Planning Hearing Officer
through the public hearing process prior to preliminary site plan approval for conceptual review of
the applicable provisions of the goals and policies of the North Gateway Village Core Plan, which
shall include:
a. Promoting the overall pedestrian circulation within the North Gateway Core through wide
sidewalks, detached sidewalks and overall connectivity.
b. Ensure all building facades contain architectural embellishments and detailing such as
textural changes, pilasters, offsets, recesses, window fenestration, shadow boxes and
overhead/canopies at least every 50 feet.
c. Ensure all paint colors and building materials are in compliance with the North Black
Canyon Overlay District with Specific Regard to colors being muted and blend with, rather
than contrast strongly, with the surrounding desert environment.
d. Ensure parking lots are broken into multiple smaller parking areas.
BERRY RIDDELL LLC
March 8, 2023
Page 6
224923-1
e. Incorporation of natural drainage features.”
Thank you for your time and attention dedicated to this request. If you have any questions, please
feel free to reach out to me directly.
Sincerely,
Wendy Riddell
Enclosures
follows:
Official Records of Maricopa County Recorder
ADRIAN FONTES
ORDINANCE G-6679
20200158780 02/25/2020 01 :55
ELECTRONIC RECORDING
G6679-8-1-1--
AN ORDINANCE AMENDING THE ZONING DISTRICT MAP
ADOPTED PURSUANT TO SECTION 601 OF THE CITY OF
PHOENIX ORDINANCE BY CHANGING THE ZONING DISTRICT
CLASSIFICATION FOR THE PARCEL DESCRIBED HEREIN
(Z-56-19-2) FROM PCD NBCOD, APPROVED C-2/CP M-R PCD
NBCOD (PLANNED COMMUNITY DISTRICT, NORTH BLACK
CANYON OVERLAY DISTRICT, APPROVED INTERMEDIATE
COMMERCIAL DISTRICT OR COMMERCE PARK DISTRICT,
MID-RISE DISTRICT, PLANNED COMMUNITY DISTRICT,
NORTH BLACK CANYON OVERLAY DISTRICT) TO C-2 M-R
NBCOD (INTERMEDIATE COMMERCIAL DISTRICT, MID-RISE
DISTRICT, NORTH BLACK CANYON OVERLAY DISTRICT).
BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PHOENIX, as
SECTION 1. The zoning of a 1 0.29-acre property located at the southeast
corner of the 29th Avenue alignment and Dove Valley Road, in Section 14, Township 5
North, Range 2 East, as described more specifically in Exhibit "A", is hereby changed
from "PCD NBCOD, Approved C-2/CP M-R PCD NBCOD" (Planned Community
District, North Black Canyon Overlay District, Approved Intermediate Commercial
District or Commerce Park District, Mid-Rise District, Planned Community District, North
Black Canyon Overlay District) to "C-2 M-R NBCOD" (Intermediate Commercial District,
Mid-Rise District, North Black Canyon Overlay District) for a PCD removal to allow for
commercial/retail uses.
SECTION 2. The Planning and Development Director is instructed to
modify the Zoning Map of the City of Phoenix to reflect this use district classification
change as shown in Exhibit "B".
SECTION 3. Due to the site's specific physical conditions and the use
district applied for by the applicant, this rezoning is subject to the following stipulations,
violation of which shall be treated in the same manner as a violation of the City of
Phoenix Zoning Ordinance:
1.
All site plans and elevations shall be reviewed and approved by the Planning
Hearing Officer through the public hearing process prior to preliminary site plan
approval for conceptual review of the applicable provisions of the goals and
policies of the North Gateway Village Core Plan, which shall include:
a.
Promoting the overall pedestrian circulation within the North Gateway Core
through wide sidewalks, detached sidewalks and overall connectivity.
b.
Ensure all building facades contain architectural embellishments and
detailing such as textural changes, pilasters, offsets, recesses, window
fenestration, shadow boxes and overhead/canopies at least every 50 feet.
c.
Ensure all paint colors and building materials are in compliance with the
North Black Canyon Overlay District with specific regard to colors being
muted and blend with, rather than contrast strongly, with the surrounding
desert environment.
d.
Ensure parking lots are broken into multiple smaller parking areas.
e.
Incorporation of natural drainage features.
2.
Maximum building height shall be limited to 60 feet. If the following occurs prior to
preliminary site plan approval, the maximum building height permitted shall be a
maximum of 120 feet.
a.
A water report is submitted to and approved by the Water Services
Department which demonstrates that sufficient water capacity exists or is
being provided by the developer of this parcel.
b.
A wastewater report is submitted to and approved by the Water Services
Department which demonstrates that sufficient wastewater capacity exists
or is being provided by the developer of this parcel; and
c.
A traffic study is submitted to and approved by the Street Transportation
2
Ordinance G-6679
Review
Delete
Department which demonstrates that street improvements (existing and/or
proposed) are sufficient to serve the site.
d.
A multi-modal (pedestrians, bicyclists, motorists, etc.) circulation plan is
submitted and approved by the Street Transportation and Planning and
Development departments that illustrates how the project and its
corresponding infrastructure improvements will facilitate multi-modal
connectivity within the site and to the site's surrounding streets and
amenities as envisioned in the North Gateway Village Core Plan.
3.
All sidewalks adjacent to streets shall be detached per the adopted Street
Classification Map cross-section or with a minimum 8-foot wide continuous
landscape area located between the sidewalk and back of curb; and shall include
minimum 3-inch caliper, large canopy single-trunk shade trees (limbed-up a
minimum of 10 feet clear from finished grade), planted 25 feet on center or in
equivalent groupings; and minimum 5-gallon shrubs with a maximum mature
height of 2 feet providing 75 percent live cover, as approved by the Planning and
Development Department.
4.
A minimum of 50 percent of the pedestrian pathways shall be shaded by a
structure, landscaping or a combination of the two, as approved by the Planning
and Development Department.
5.
All pedestrian pathways, including those that intersect vehicular traffic lanes, shall
be constructed with decorative pavers, stamped or colored concrete, or another
material other than those used to pave the parking surfaces and drive aisles, as
approved by the Planning and Development Department.
6.
If a drive-through restaurant is developed, pick-up windows shall be architecturally
integrated in proportion, color, material and texture to the building it serves by
providing awnings or architecturally integrated structures for weather protection, as
approved by the Planning and Development Department.
7.
If a drive-through restaurant is developed, a minimum of 250 square feet of
outdoor seating areas shall be provided, as approved by the Planning and
Development Department.
8.
A minimum of two inverted-U bicycle racks (four spaces) shall be provided for each
building on site, located near building entries, and installed per the requirements of
Section 1307.H. of the Phoenix Zoning Ordinance, as approved by the Planning
and Development Department.
3
Ordinance G-6679
9.
All surface retention areas shall be natural and organic in shape, as approved by
the Planning and Development Department.
10.
The glazing on all building windows shall have a maximum reflectivity of 20
percent, as approved by the Planning and Development Department.
11.
All service areas must be screened to conceal trash containers, recycling
containers, loading docks, transformers, backflow preventers and other
mechanical and or electrical equipment from eye level adjacent to all public streets
and private drives, as approved by the Planning and Development Department.
12.
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.
13.
The developer shall dedicate a minimum of 40 feet for public right-of-way along the
full western limit of the site for 29th Avenue. Additional right-of-way for intersection
or auxiliary turn lanes may be required as indicated in the approved Traffic Impact
Study or through the North Gateway Core Study being conducted by the Street
Transportation Department at the time of this zoning action. The determination of
final right-of-way required will be made by the Street Transportation Department.
14.
The developer shall construct half-street improvements for 29th Avenue inclusive
of a minimum 25 feet of paving, curb, gutter, detached sidewalk and streetlighting
for the full frontage of the property as modified and approved by the Street
Transportation Department.
15.
The developer shall dedicate the full width right-of-way for the Village Core
Northern Collector street along the entirety of the southern zoning boundary. The
full width of right-of-way required is 60 feet adjoined on each side by a minimum
1 0-foot sidewalk easement. Full width right-of-way and alignment may be modified
by the Street Transportation Department.
16.
The developer shall construct the full width roadway section of the Village Core
Northern Collector street along the entirety of the southern zoning boundary. The
minimum full width roadway section is 50 feet of paving, curb, gutter, and detached
sidewalk for the full frontage of the property. Full width improvements may be
modified by the Street Transportation Department.
17.
The developer shall be responsible for proportional share of the funding and/or
construction of any traffic control improvements for the intersection of Village Core
Northern Collector and North Valley Parkway, as per the approved Traffic Impact
Study and as approved by the Street Transportation Department.
4
Ordinance G-6679
18.
All publicly dedicated roadways shall be designed as dry crossings per City
standards for a minimum 1 00-year storm event. Drainage easement shall be
dedicated to accommodate drainage structures and maintenance access ramps as
approved by the Street Transportation Department.
19.
The developer shall be responsible for proportional funding contributions towards
traffic signals at 29th Avenue and Dove Valley Road and 29th Avenue and
Sonoran Desert Drive. The funding contribution will be determined through an
assessment of proportional traffic impact, as per the Traffic Impact Study and as
approved by the Street Transportation Department.
20.
All publicly dedicated roadways shall be designed as dry crossings per City
standards for a minimum 1 00-year storm event as approved by the Street
Transportation Department.
21.
A Developer Project Information Form for the MAG Transportation Improvement
Program shall be completed and submitted to the Street Transportation
Department prior to preliminary site plan approval, as approved by the Planning
and Development Department.
22.
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.
SECTION 4. If any section, subsection, sentence, clause, phrase or
portion of this ordinance is for any reason held to be invalid or unconstitutional by the
decision of any court of competent jurisdiction, such decision shall not affect the validity
of the remaining portions hereof.
PASSED by the Council of the City of Phoenix this 19th day of February,
2020.
ATTEST:
~;.. b·W
City Clerk
,
~;
·.2-rr- ::zo~ s
Ordinance G-6679
ANX 149
Z-78-05
Z-91-B-99
Z-159-01
Z-125-06
Z-46-17
Z-4-11
Z-33-18
Z-43-99
Z-4-11
Z-159-01
Z-43-99
Z-34-01
Z 129 99
Z-83-18
Z-SP-7-05
Z-78-05
Z-29-02
Z-83-18
Z-129-99
Z-49-01
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
*
PCD
PCD
C-2 M-R NBCOD
PUD
S-1
PCD
C-2 PCD
CP/GCP
M-R
PCD
C-2
C-2 HGT/WVR
PCD
C-2 M-R
R-3
PCD
R-3A PCD
PUD
FH PCD
C-2 M-R
R-3 PCD
29TH AVE ALIGNMENT
North Black Canyon
Corridor Plan
and Overlay District
DOVE VALLEY RD
32ND AVE
NORTH VALLEY PKWY
(C-2,C-P,
M-R) PCD
Z-34-01
PY
R
AM
ID PEAK PKWY
51ST AVE
19TH AVE
CAREFREE HWY
DOVE VALLEY RD
DYNAMITE RD
I-17
NORTH GATEWAY VILLAGE
CITY COUNCIL DISTRICT: 2
I
APPLICANT'S NAME:
APPLICATION NO.
Z-56-19
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
10.29 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PCD NBCOD (Approved C-2/CP M-R PCD NBCOD)
C-2 M-R NBCOD
CONVENTIONAL OPTION
N/A (149 / N/A)
149
* UNITS P.R.D. OPTION
N/A (179 / N/A)
179
City of Phoenix Planning Commission
DATE:
12/3/2019
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 56-22
ZONING MAP
R-7
REQUESTED CHANGE:
FROM:
PCD NBCOD (Approved C-2/CP M-R PCD NBCOD) ( 10.29 a.c.)
TO:
C-2 M-R NBCOD ( 10.29 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2019\Z-56-19.mxd
Z-56-19
0.1
0
0.1
0.05
Miles
12/9/2019
NORTH VALLEY PKY
NORTH VALLEY PKY
DOVE VALLEY RD
DOVE VALLEY RD
27TH AVE
27TH AVE
Maricopa County Assessor's Office
Planning & Development Department
PHO-1-23--Z-56-19-2
Property Location: Southeast corner of the 29th Avenue alignment and Dove Valley Road
0
320
640
160
Feet ´
NORTH VALLEY PKY
NORTH VALLEY PKY
DOVE VALLEY RD
DOVE VALLEY RD
27TH AVE
27TH AVE
R-3A PCD*
R-3A PCD*
CP/GCP
CP/GCP
M-R PCD*
M-R PCD*
R-3
R-3
PCD*
PCD*
S-1
S-1
PCD*
PCD*
FH PCD*
FH PCD*
C-2
C-2
PCD*
PCD*
PCD*
PCD*
C-2 M-R*
C-2 M-R*
PCD*
PCD*
C-2/CP, MR
C-2/CP, MR
NBCOD*
NBCOD*
CP/GCP
CP/GCP
M-R NBCOD*
M-R NBCOD*
C-2
C-2
HGT/WVR
HGT/WVR
PCD*
PCD*
PCD*
PCD*
R-3 PCD*
R-3 PCD*
C-2
C-2
M-R*
M-R*
C-2*
C-2*
C-2*
C-2*
Maricopa County Assessor's Office
Planning & Development Department
PHO-1-23--Z-56-19-2
Property Location: Southeast corner of the 29th Avenue alignment and Dove Valley Road
0
320
640
160
Feet ´
w
w
w
w
w
w
w
w
w
w
w
w
w
w
w
T
12
12
16
12
12
7
9
13
13
12
12
8
4
9
18
9
8
20
20
8
7
7
3
21
3
4
6
8
8
5
7
13
13
north
0'
50'
100'
200'
25'
PSP.1
Preliminaryr Site Plan
Site Plan
Site
This drawing is not to be used or reproduced without the
consent of Suite 6 Architecture + Planning, Inc. The
designs, images, and concepts on this drawing are the
property of Suite 6 Architecture + Planning, Inc.
Revisions:
Construction Set
City Submittal
Bid Set
Phoenix, Arizona
Development Review Set
SEC 29th Ave and
Dove Valley Road
Sheet Number
Date:
Project Number:
Drawn by:
Ownership of Instruments of Service:
February 9, 2023
733
dm/rdb
Seal
W. Dove Valley Road
N. 29th Avenue
Shops B
±8,000 sf
(one story, type V-B,
sprinklered, 30' height)
75
signal
26'
26'
Commitment Way
multi-use trail
multi-use trail
30'
MUE
55'
ROW
30'
40'
underground
stormwater
pipe (see civil)
8' PUE
30' ROW
10' PUE
127
32
Future Hotel
±110 keys
(4 story, type V, sprinklered,
60' height)
porte
cochere
77
Shops A
±10,000 sf
(one story, type V-B,
sprinklered, 30' height)
Pad B
±4,000 sf
(one story, type
V-B,
sprinklered,
30' height)
patio
±500 sf
patio
±1,000 sf
28
30'
The Land referred to herein below is situated in the County of Maricopa, State of
Arizona, and is described as follows:
A PORTION OF LAND AS DESCRIBED IN THE SPECIAL WARRANTY DEED RECORDED IN
DOCUMENT NO. 1998-0523403,
MARICOPA COUNTY RECORDS, BEING SITUATED WITHIN THE NORTHEAST QUARTER
OF SECTION 14, TOWNSHIP 5
NORTH, RANGE 2 EAST OF THE GILA AND SALT RIVER MERIDIAN, MARICOPA COUNTY,
ARIZONA, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT A FOUND 3 INCH CITY OF PHOENIX BRASS CAP IN HAND HOLE
ACCEPTED AS THE NORTHEAST
CORNER OF SAID SECTION 14 FROM WHICH A FOUND 1/2 INCH REBAR WITH CAP, RLS
48943 ACCEPTED AS THE
NORTH QUARTER CORNER THEREOF BEARS SOUTH 89°25'55", 2639.68 FEET;
THENCE SOUTH 89°25'55" WEST, 710.93 FEET ALONG THE NORTH LINE OF THE
NORTHEAST QUARTER OF SAID
SECTION 14 TO THE POINT OF BEGINNING;
THENCE LEAVING SAID NORTH LINE, SOUTH 83°01'35" EAST, 51.43 FEET TO THE EAST
LINE OF THE NORTHWEST
QUARTER OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SAID
SECTION 14;
THENCE SOUTH 00°21'48" EAST, 655.29 FEET ALONG THE EAST LINE OF SAID
NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 14 TO THE
SOUTHEAST CORNER THEREOF;
THENCE SOUTH 89°27'39" WEST, 659.90 FEET ALONG THE SOUTH LINE OF SAID
NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 14 TO THE
SOUTHWEST CORNER THEREOF;
THENCE NORTH 00°21'55" WEST, 661.70 FEET ALONG THE WEST LINE OF SAID
NORTHWEST QUARTER OF THE
NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 14 TO THE
NORTHWEST CORNER THEREOF;
THENCE NORTH 89°25'55" EAST, 608.91 FEET ALONG SAID NORTH LINE TO THE POINT
OF BEGINNING.
CITY APPROVALS
KIVA#
22-1836
SDEV#
2200209
PAPP#
2207656
SITE PLAN NOTES
Cases:
Z-56-19-2
(ordinance G-6679)
ZA-(TBD)
Shops C
±8,000 sf
(one story, type V-B,
sprinklered, 30' height)
Pad
C
±2,500 sf
(one story,
V-B,
sprinkl'd,
25' hgt)
Pad
A
±2,000
sf
(one sty,
V-B,
sprinkl'd,
25' hgt)
i.
Development and use of this site will conform with
all applicable codes and ordinances.
ii.
This project is located in the City of Phoenix water
service area and has been designated as having an
assured water supply.
iii.
All new or relocated utilities will be placed
underground.
iv.
All signage requires separate approvals and permits.
v.
Any lighting will be placed so as to direct light away
from the adjacent residential districts and will not
exceed one-foot candle at the property line. No
noise, odor, or vibration will be emitted so that it
exceeds the general level of noise, odor, or vibration
emitted by uses outside of the site.
vi.
Owners of property adjacent to public right-of-way
will have the responsibility for maintaining all
landscaping within the rights-of-way in accordance
with approved plans.
LEGAL DESCRIPTION
Vicinity Map n.t.s.
ZONING CASE Z-56-19-2 STIPULATIONS
PROJECT DATA
CP/GCP
zoning
PCD
zoning
PCD
zoning
PCD
zoning
C-2
zoning
C-2
zoning
trash enclosures,
6' high typ
trash enclosures,
6' high typ
N89d 32' 42"E 608.87'
N00d 15' 08"W 661.72'
S00d 15' 06"E 855.30'
S89d 34' 25"W 659.89'
26'
30'-3"
67'
36'-4"
107'-1"
165'
32'-8"
73'
57'
40'
25'
SB
25'
SB
166'-3"
154'-5"
132'
26'
132'
27'
51'-10"
30'-2"
55'
62'
screen wall 36"
activity area
turning radii
for fire truck
R55'
R35'
18'
26'
18'
18'
26'
36'
26'
36'
26'
18'
L.S.
F.H.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
L.S.
11'
typ
9'-6"
typ
26'
18'
18'
26'
18'
25'
SB
25'
SB
33'
26'
9'-6"
typ
flush crosswalk
flush crosswalk
Legend
Property Line
Fire Turning Radii
35' IR, 55' OR
Fire Hydrant
Refuse Enclosure
Landscaped Area
Asphalt Paving
L.A.
A.P.
Stop Sign
A.P.
multi-tenant
sign
S82d 54' 48"E 51.45'
40'
ROW
70'
ROW
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
A.P.
underground
stormwater
pipe (see civil)
shared driveway
with adjacent
property
screen wall 36"
screen wall 36"
riser room
riser room
riser room
s.e.s.
s.e.s.
s.e.s.
10'X20' visibility
triangles, typ
33'x33' visibility
triangle, typ
Accessible Route
PHO-1-23--Z-56-19-2
Proposed Conceptual Site Plan
Hearing Date: April 19, 2023
PHO-1-23--Z-56-19-2
Proposed Conceptual Elevations
Hearing Date: April 19, 2023
PHO-1-23--Z-56-19-2
Proposed Conceptual Elevations
Hearing Date: April 19, 2023
PHO-1-23--Z-56-19-2
Proposed Conceptual Renderings
Hearing Date: 4/19/2023