Attachment B - Staff Report - Z-38-22-6.pdf
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Staff Report: Z-38-22-6
July 29, 2022
Camelback East Village Planning
Committee Meeting Date
August 2, 2022
Planning Commission Hearing Date
September 1, 2022
Request From:
P-1 (Passenger Automobile Parking, Limited)
(0.72 acres)
Request To:
R-4 (Multifamily Residence District) (0.72
acres)
Proposed Use
Single-family attached
Location
Southeast corner of 10th Street and Pasadena
Avenue
Owner
Brian R. Puziss
Applicant
Andrew Nametz, Pasadena 1 Zero, LLC
Representative
William F. Allison, Withey Morris, PLC
Staff Recommendation
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use
Map Designation
Commercial
Street Map
Classification
10th Street
Local
30-foot east half street
10th Place
Local
30-foot west half street
Pasadena Avenue
Local
30-foot south half street
ATTACHMENT B
Staff Report: Z-38-22-6
July 29, 2022
Page 2 of 12
CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; LAND
USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of
local conditions and surrounding neighborhoods.
The proposal provides a single-family attached development in an area that will buffer
single-family detached residences from commercial uses and Camelback Road, an
arterial, to the south. The proposal will also add an additional housing type to the area
that helps support a broad range of lifestyles in the Village.
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 request proposes a single-family attached infill project on two small lots directly
adjacent to commercial parking lots and across from single-family residences. There is a
single home on the site currently, but the proposed development will allow the
development of additional dwelling units on the site and incorporate landscaping to mirror
existing residential properties.
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 proposal, as stipulated, will provide shade along the sidewalk on Pasadena Avenue.
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
Housing Phoenix Plan – See Background Item No. 6.
Tree and Shade Master Plan – See Background Item No. 7.
Complete Streets Guiding Principles – See Background Item No. 8.
Comprehensive Bicycle Master Plan – See Background Item No. 9.
Zero Waste PHX – See Background Item No. 10.
Staff Report: Z-38-22-6
July 29, 2022
Page 3 of 12
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Single-family residence, vacant land
P-1
North (across
Pasadena
Avenue)
Single-family residences
R-3
South
Commercial uses, parking lot
C-2, P-1
East (across
10th Place)
Parking lots
C-2, P-1
West (across
10th Street)
Commercial uses
C-2, P-1
R-4 – Multifamily Residence District
(Single-Family Attached Development Option)
Standards
R-4 Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
-
0.72
Maximum Total Number of
Units
22; 25 with bonus
8 units (Met)
Dwelling Unit density
(units/gross acre)
30.45; 34.80 with bonus
11.11 (Met)
Maximum Lot Coverage
100%
50% (Met)
Maximum Building Height
3 stories or 40 feet for first
150 feet; height may be
increased by 1 foot for
every 1 feet of increased
setback to a maximum of 4
stories or 48 feet
30 feet (Met)
MINIMUM BUILDING SETBACKS
Perimeter Adjacent to a
Public Street:
(North, East, and West)
North: 10 feet
East and West: 15 feet
North: 11.5 feet (Met)*
East: 20 feet (Met)
West: 20 feet (Met)
Perimeter Adjacent to a
Property Line:
(South)
10 feet
10 feet (Met)
Staff Report: Z-38-22-6
July 29, 2022
Page 4 of 12
Standards
R-4 Requirements
Provisions on the
Proposed Site Plan
MINIMUM LANDSCAPE SETBACKS AND OPEN SPACE STANDARDS
Adjacent to a Public Street:
(North, East, and West)
North: 10 feet
East and West: 15 feet
North: 11.5 feet (Met)*
East: 4.5 feet (Not Met)*
West: 20 feet (Met)
Adjacent to a Property Line:
(South)
5 feet
5 feet (Met)
Minimum Common Area
5.0%
5.4% (Met)
PARKING REQUIREMENTS
Parking Requirements
2 spaces per 3 or more
bedroom unit and additional
unreserved guest parking at
a rate of 0.25 spaces per
unit:
Eight 3-bedroom units
proposed
18 spaces required
18 (Met)
* Variance or Site Plan modification needed
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 0.72 acres
located at the southeast corner of 10th
Street and Pasadena Avenue from P-1
(Passenger Automobile Parking,
Limited) to R-4 (Multifamily Residence
District) to allow a single-family attached
development.
Zoning Sketch Map; Source: City of Phoenix
Planning and Development Department
Staff Report: Z-38-22-6
July 29, 2022
Page 5 of 12
2.
Per the General Plan Land Use Map, the subject site is designated as Commercial.
The proposal is not consistent with the designation, but since the site is less than
10 acres, a General Plan Map Amendment is not necessary.
The proposal is compatible with the General Plan Land Use Map designations
adjacent to the site. The surrounding designations are as follows:
North
10 to 15 dwelling units per acre
East, South, and West
Commercial
EXISTING CONDITIONS & SURROUNDING ZONING
3.
The west side of the subject site is vacant, and the east side is developed with a
single-family residence. Both parcels are zoned P-1 (Passenger Automobile
Parking, Limited) and the request proposes to rezone the site to R-4 (Multifamily
Residence District). There are single-family residences to the north, across
Pasadena Avenue, zoned R-3 (Multifamily Residence District). To the east, across
10th Place, is a parking lot, zoned C-2 (Intermediate Commercial) and P-1. South of
General Plan Land Use Map; Source: City of Phoenix Planning and Development Department
Staff Report: Z-38-22-6
July 29, 2022
Page 6 of 12
the site is a parking lot zoned P-1. And west, across 10th Street, is parking and
commercial uses, zoned P-1 and C-2, respectively.
PROPOSAL
4.
The conceptual site plan proposes an eight-unit single-family attached
development; two buildings with four units each at a maximum height of two stories
and 30 feet. The surrounding commercial and residential structures are one story,
but the development proposes a height consistent with the maximum height for
single-family residential districts. This ensures that the proposal is sensitive to the
scale of surrounding uses. The site plan also depicts 1,700 square feet of open
space at the center of the site. Additionally, each unit will have tandem parking and
a shared driveway onto Pasadena Avenue.
Staff does not recommend general conformance to the proposed site plan provided
by the applicant as variances may be required to accommodate the location of
guest parking and landscape setbacks. Variances undergo the Zoning Adjustment
hearing process following the rezoning process. However, to maintain compatibility
with the adjacent single-family residences north of the site, staff recommends the
maximum building height to be 30 feet and maximum density not to exceed 12
dwelling units per acre. This is addressed in Stipulation Nos. 2 and 3.
Additionally, the proposal will use the Single-Family Attached (SFA) development
option. The site is within the applicable area for the SFA development option and a
use permit will be required to develop under this option.
Conceptual Site Plan; Source: RCC Design Group, LLC
Staff Report: Z-38-22-6
July 29, 2022
Page 7 of 12
5.
The conceptual building elevations
depict modern architectural features
unique to the surrounding area. The
variety of building materials (fiber
cement siding, stucco, steel, masonry
veneer, wood) and color palette are
consistent with a high-quality
development. This proposal will be
consistent with the scale of the
surrounding neighborhood and staff is
recommending general conformance to
the elevations submitted, per Stipulation
No. 1.
PLANS, OVERLAYS, AND INITIATIVES
6.
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 development
supports the Plan’s goal of preserving or creating 50,000 housing units by 2030 by
Conceptual Elevation; Source: Felten Group
Staff Report: Z-38-22-6
July 29, 2022
Page 8 of 12
providing an opportunity for single-family attached residential units in close
proximity to commercial uses.
7.
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 enhanced tree plantings along
Pasadena Avenue to provide minimum 75 percent shade on the sidewalk. This is
addressed in Stipulation No. 4.
8.
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, staff is recommending that the sidewalks along Pasadena Avenue be
detached. This is addressed in Stipulation No. 4.
9.
Comprehensive Bicycle Master Plan
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its bikeway system and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-term
bicycle parking as a means of promoting bicyclist traffic to a variety of destinations.
As stipulated, the development will provide a minimum of four bicycle parking
spaces. This is addressed in Stipulation No. 6.
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. Section 716 of the Phoenix Zoning Ordinance establishes
standards to encourage the provision of recycling containers for multifamily,
commercial and mixed-use developments meeting certain criteria. The applicant
indicated in their submittal documents that the development will participate in the
City’s curbside recycling program.
COMMUNITY INPUT SUMMARY
11.
At the time this staff report was written, staff had not received any community
correspondence regarding the proposal.
Staff Report: Z-38-22-6
July 29, 2022
Page 9 of 12
INTERDEPARTMENTAL COMMENTS
12.
Fire Prevention Division, Fire Department
Fire Prevention does not anticipate any problems with the referenced case. The site
and or building(s) shall comply with the 2018 International Fire Code with Phoenix
Amendments. Currently, the water supply (GPM and PSI) for the referenced case is
unknown. The water supply is required to meet fire flow as defined by Appendix B
of the 2018 IFC with Phoenix Amendments.
13.
Water Services Department
The City of Phoenix Water Services Department has noted the property has
existing water and sewer mains that can potentially serve the proposed
development. However, there is a potential need to up size existing sewer
infrastructure mains to meet specific City Code requirements. Additionally, the
department noted that water and sewer services are not permitted to cross through
property lines.
14.
Street Transportation Department
The Street Transportation Department provided the following comments:
• A minimum five-foot-wide detached sidewalk and minimum 10-foot-wide
landscape strip located between back of curb and sidewalk shall be
constructed along all street frontages. The detached sidewalks and
landscaping will help mitigate impacts onto existing single-family homes to
the north and mitigate noise and visual impacts onto future residents from
adjacent commercial uses to the east and west. This is addressed in
Stipulation No. 4.
o After discussions regarding conflicts, the Street Transportation
Department and applicant agreed to providing attached sidewalks
along 10th Street and 10th Place. This is addressed in Stipulation No.
5.
• The existing irrigation facilities along Pasadena Avenue are to be
undergrounded and relocated outside of City right-of-way. This is addressed
in Stipulation No. 7.
• The developer shall provide appropriate dedication and construction of
adjacent right-of-way. This is addressed in Stipulation No. 8.
OTHER
15.
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
Staff Report: Z-38-22-6
July 29, 2022
Page 10 of 12
Findings
1.
The proposed development is consistent with the General Plan Land Use Map
designation of Residential 10 to 15 dwelling units per acre to the north of the
subject site.
2.
The proposal will provide a high quality Single-Family Attached (SFA) residential
development within the applicable area for the SFA development option, which will
help alleviate the housing shortage in Phoenix.
3.
As stipulated, the proposal is consistent with the character of existing development
in the surrounding area.
Stipulations
1.
The development shall be in general conformance to the elevations date stamped
May 6, 2022, as modified by the following stipulations and approved by the
Planning and Development Department.
2.
The maximum building height shall be 30 feet.
3.
The maximum density for the project shall not exceed 12 dwelling units per acre.
4.
The developer shall construct a minimum 5-foot-wide detached sidewalk along the
south side of Pasadena Avenue with a minimum 8-foot-wide landscaped strip
located between the sidewalk and back of curb and planted to the following
standards, as approved by the Planning and Development Department:
a.
Minimum 2-inch caliper, large canopy, single-trunk, shade trees placed to
provide a minimum of 75% shade on adjacent sidewalks.
Phoenix Archaeology Office must be notified immediately and allowed time to
properly assess the materials. This is addressed in Stipulation No. 9.
16.
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. 10.
17.
Development and use of the site is subject to all applicable codes and ordinances.
Zoning approval does not negate other ordinance requirements. Other formal
actions such as, but not limited to, zoning adjustments and abandonments, may be
required.
Staff Report: Z-38-22-6
July 29, 2022
Page 11 of 12
b.
Drought tolerant shrubs and vegetative maintained to a maximum 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 Department on an alternative design solution consistent with a
pedestrian environment.
5.
The developer shall construct a minimum 5-foot-wide sidewalk along the east side
of 10th Street and west side of 10th Place, as approved by the Planning and
Development Department.
6.
A minimum of 4 bicycle parking spaces shall be provided through Inverted U and/or
artistic racks located near building entrances or open space areas and installed per
the requirements of Section 1307.H. of the Phoenix Zoning Ordinance, as approved
by the Planning and Development Department. Artistic racks shall adhere to the
City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle
Master Plan.
7.
Existing irrigation facilities along Pasadena Avenue are to be undergrounded and
relocated outside of City right-of-way. Contact SRP to identify existing land rights
and establish the appropriate process to relocate the facility. Relocations that
require additional dedications or land transfer require completion prior to obtaining
plat and/or civil plan review approval.
8.
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.
9.
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.
10.
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.
Writer
Julianna Pierre
July 29, 2022
Staff Report: Z-38-22-6
July 29, 2022
Page 12 of 12
Team Leader
Racelle Escolar
Exhibits
Sketch map
Aerial map
Conceptual site plan date stamped May 6, 2022
Floor plans date stamped May 6, 2022 (2 pages)
Conceptual elevations date stamped May 6, 2022 (6 pages)
Color scheme date stamped May 6, 2022
Z-338-82
Z-122-79
Z-158-99
Z-86-16
Z-SP-13-72
Z-SP-2-75
Z-SP-15-89
Z-SP-4-86
Z-183-99
*
*
P-1
*
*
*
*
*
R-3
C-2
*
C-2
R-3
C-2
C-2
C-2 SP
C-2
P-1
P-1
C-2 SP
P-1
R-3
C-2 SP
R1-6
C-2
R-4
C-2
SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
C-2
SP *
Z-SP-24-06
11TH ST
10TH WAY
10TH PL
FERN DR
CAMELBACK RD
10TH ST
MEDLOCK DR
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 6
APPLICANT'S NAME:
APPLICATION NO.
Z-38-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.72 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
P-1
R-4
CONVENTIONAL OPTION
N/A
21
* UNITS P.R.D. OPTION
N/A
25
Pasadena 1 Zero, LLC/Andrew Nametz
DATE:
7/8/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 19-29
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: P-1 ( 0.72 a.c.)
TO:
R-4 ( 0.72 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-38-22.mxd
Z-38-22
0.035
0
0.035
0.0175
Miles
Z-338-82
Z-122-79
Z-158-99
Z-86-16
Z-SP-13-72
Z-SP-2-75
Z-SP-15-89
Z-SP-4-86
Z-183-99
*
*
P-1
*
*
*
*
*
R-3
C-2
*
C-2
R-3
C-2
C-2
C-2 SP
C-2
P-1
P-1
C-2 SP
P-1
R-3
C-2 SP
R1-6
C-2
R-4
C-2
SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
C-2 SP *
Z-SP-24-06
C-2
SP *
Z-SP-24-06
11TH ST
10TH WAY
10TH PL
FERN DR
CAMELBACK RD
10TH ST
MEDLOCK DR
7TH ST
24TH ST
40TH ST
32ND ST
16TH ST
BETHANY HOME RD
NORTHERN AVE
GLENDALE AVE
CAMELBACK RD
INDIAN SCHOOL RD
THOMAS RD
MC DOWELL RD
VAN BUREN ST
WASHINGTON ST
48TH ST
56TH ST
64TH ST
SR 51
CAMELBACK EAST VILLAGE
CITY COUNCIL DISTRICT: 6
APPLICANT'S NAME:
APPLICATION NO.
Z-38-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.72 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
P-1
R-4
CONVENTIONAL OPTION
N/A
21
* UNITS P.R.D. OPTION
N/A
25
Pasadena 1 Zero, LLC/Andrew Nametz
DATE:
7/8/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 19-29
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: P-1 ( 0.72 a.c.)
TO:
R-4 ( 0.72 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-38-22.mxd
Z-38-22
0.035
0
0.035
0.0175
Miles
JSR/SWR
AJR/SWR
09/20/21
21-076-50
CHECKED BY:
REVISIONS:
DRAWN BY:
PROJECT NO.
DATE:
DRAWING NO.
00000
FOR
PHOENIX, AZ 85048
16815 S. DESERT FOOTHILLS PKWY
480.598.0270
480.598.0273 FAX
SUITE 138
RCC
DESIGN
GROUP, LLC
"...WHATEVER IT TAKES."
7/28/2022
07/28/2022
103'-0"
25'-8"
25'-10"
25'-10"
25'-8"
42'-0"
103'-0"
25'-8"
25'-10"
25'-10"
25'-8"
13'-6"
12'-2"
13'-8"
12'-2"
12'-2"
13'-8"
12'-2"
13'-6"
2"
2-CAR
TANDEM GARAGE
9'-1" CLG
PWDR
9'-1" CLG
PWDR
9'-1" CLG
PWDR
9'-1" CLG
PWDR
9'-1" CLG
2-CAR
TANDEM GARAGE
9'-1" CLG
2-CAR
TANDEM GARAGE
9'-1" CLG
2-CAR
TANDEM GARAGE
9'-1" CLG
GREAT
ROOM
9'-1" CLG
KITCHEN
9'-1" CLG
PANTRY
9'-1" CLG
GREAT
ROOM
9'-1" CLG
KITCHEN
9'-1" CLG
GREAT
ROOM
9'-1" CLG
KITCHEN
9'-1" CLG
GREAT
ROOM
9'-1" CLG
KITCHEN
9'-1" CLG
PANTRY
9'-1" CLG
PANTRY
9'-1" CLG
PANTRY
9'-1" CLG
ENTRY
9'-1" CLG
ENTRY
9'-1" CLG
ENTRY
9'-1" CLG
ENTRY
9'-1" CLG
UP
17R/16T
UP
17R/16T
UP
17R/16T
UP
17R/16T
2030 FX
2030 FX
2030 FX
2030 FX
2030 FX
2030 FX
2030 FX
2030 FX
6"
41'-6"
42'-0"
6"
41'-6"
2480
2480
2480
2480
9080 OHGD
9080 OHGD
9080 OHGD
9080 OHGD
TEMP
TEMP
TEMP
TEMP
2880
2880
2880
2880
2080
2080
2080
2080
2680
2680
3080SC
3080SC
3080SC
3080SC
12080 SGD
12080 SGD
12080 SGD
12080 SGD
2'-4"
39'-1"
23'-3"
10'-1"
UNIT FIRST FLOOR AREA:
586 SQFT
UNIT SECOND FLOOR AREA:
907 SQFT
TOTAL LIVABLE AREA:
1493 SQFT
GARAGE AREA:
443 SQFT
BALCONY AREA:
74 SQFT
11'-5"
15'-10"
COVERED
ENTRY
8'-6" CLG
1'-10"
COVERED
ENTRY
8'-6" CLG
COVERED
ENTRY
8'-6" CLG
COVERED
ENTRY
8'-6" CLG
UNCOVERED
PATIO
UNCOVERED
PATIO
UNCOVERED
PATIO
UNCOVERED
PATIO
3050 SH
W/ 1050 FX
MULLED
3050 SH
W/ 1050 FX
MULLED
FIRST FLOOR PLAN
1/4" = 1'-0"
103'-0"
25'-8"
25'-10"
25'-10"
25'-8"
42'-0"
103'-0"
25'-8"
25'-10"
25'-10"
25'-8"
13'-6"
12'-2"
13'-8"
12'-2"
12'-2"
13'-8"
12'-2"
13'-6"
2"
BALCONY
9'-1" CLG
2040 FX
2040 FX
PRIMARY
BEDROOM
9'-1" CLG
PRIMARY
BATH
9'-1" CLG
W.I.C.
9'-1" CLG
BEDROOM 3
9'-1" CLG
BEDROOM 2
9'-1" CLG
BATH 2
9'-1" CLG
LOFT
9'-1" CLG
BALCONY
9'-1" CLG
PRIMARY
BEDROOM
9'-1" CLG
PRIMARY
BATH
9'-1" CLG
W.I.C.
9'-1" CLG
BEDROOM 3
9'-1" CLG
BEDROOM 2
9'-1" CLG
BATH 2
9'-1" CLG
LOFT
9'-1" CLG
BALCONY
9'-1" CLG
PRIMARY
BEDROOM
9'-1" CLG
PRIMARY
BATH
9'-1" CLG
W.I.C.
9'-1" CLG
BEDROOM 3
9'-1" CLG
BEDROOM 2
9'-1" CLG
BATH 2
9'-1" CLG
LOFT
9'-1" CLG
BALCONY
9'-1" CLG
PRIMARY
BEDROOM
9'-1" CLG
PRIMARY
BATH
9'-1" CLG
W.I.C.
9'-1" CLG
BEDROOM 3
9'-1" CLG
BEDROOM 2
9'-1" CLG
BATH 2
9'-1" CLG
LOFT
9'-1" CLG
2040 FX
2040 FX
2040 FX
2040 FX
2880
2880
6080 BP
6080 BP
6080 BP
6080 BP
6080 BP
6080 BP
2480
2480
2480
2480
2480
2480
2880
2880
2880
2480
2480
2880
1-LITE
FR DR
TEMP
2880
1-LITE
FR DR
TEMP
2880
1-LITE
FR DR
TEMP
2880
1-LITE
FR DR
TEMP
1-LITE
FR DR
TEMP
2880
1-LITE
FR DR
TEMP
2880
1-LITE
FR DR
TEMP
2880
1-LITE
FR DR
TEMP
2880
2880
2880
2880
2880
2880
2880
2-2680
2-2680
2480
2480
2480
2480
2480
2480
2480
DN
17R/16T
DN
17R/16T
3050 SH /
1050 FX
MULLED
2480
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3-1414 FX
3050 SH /
1050 FX
MULLED
3-1414 FX
2040 FX
2040 FX
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
3050 SH /
1050 FX
MULLED
6"
5'-6"
36'-0"
DN
17R/16T
DN
17R/16T
2020 FX
2020 FX
3050 SH /
1050 FX
MULLED
2040 FX
2040 FX
2020 FX
2020 FX
3050 SH /
1050 FX
MULLED
2040 FX
2040 FX
SECOND FLOOR PLAN
1/4" = 1'-0"
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12
12
12
12
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F N FLR
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F N FLR
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O OD
A P AL
N L
OR ON AL - ROO
F R M N D N
1 " PO R
MA ONR N R
M AL RA L N
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R AL F R
M N AR
ANN L D N
" PO R
OA L
PR -MFR M AL
NDO RO D
L OL MN
NOR L A ON
1/4" = 1'-0"
L A ON
1/4" = 1'-0"
A L A ON
1/4" = 1'-0"
PR -MFR M AL
AD A N N
OOD LA
O L A ON
1/4" = 1'-0"
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