Attachment B - Staff Report - Z-28-22-8.pdf

City of Phoenix — Formal (2022-10-12)

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Staff Report Z-28-22-8
July 11, 2022

South Mountain Village Planning
Committee Meeting Date:
July 12, 2022
Planning Commission Hearing Date:
August 4, 2022
Request From:
S-1 (Ranch or Farm Residence District)
(12.85 acres)
Request To:
R1-8 (Single-Family Residence District)
(12.85 acres)
Proposed Use:
Single-family residential
Location:
Northwest corner of 23rd Avenue and
Baseline Road
Owner:
Seibert Revocable Living Survivor's Trust
Applicant:
Lou Turner, Hillstone Homes
Representative:
David Maguire, Land Solutions Inc.
Staff Recommendation:
Approval, subject to stipulations

General Plan Conformity
General Plan Land Use Map Designation
Residential 1 to 2 dwelling units per acre
Residential 2 to 3.5 dwelling units per acre

Street Map Classification
23rd Avenue
Local Street
30-foot west half street
24th Avenue
Local Street
17-foot east half street
Baseline Road Major Arterial
(Scenic Drive)
Varies from 55 feet to 60
feet north half street

CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Promote neighborhood identity
through planning that reinforces the existing landscaping and character of the area.
Each new development should contribute to the character identified for the village.

As stipulated, the development will promote neighborhood identity and the vision of the
Rio Montaña Area Plan by incorporating density limitations, landscape enhancements,
Attachment B

Staff Report: Z-28-22-8
July 11, 2022
Page 2 of 18

and fencing enhancements above what is required by the Zoning Ordinance, among other
elements.

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 requested R1-8 zoning district would allow development of a housing product that is
consistent with existing zoning in the area and other single-family uses.

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 will be required to provide shade and trees along perimeter and internal
public sidewalks. This will help to encourage walking and to mitigate the urban heat island
effect by covering hard surfaces, thus cooling the micro-climate around the project vicinity.

Applicable Plans, Overlays, and Initiatives

Rio Montaña Area Plan: See Background Item No. 4.

Tree and Shade Master Plan: See Background Item No. 9.

Complete Streets Guidelines: See Background Item No. 10.

Zero Waste PHX: See Background Item No. 11.

Housing Phoenix: See Background Item No. 12.

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Agricultural/Rural residential
S-1
North
Single-family residential
R1-8

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July 11, 2022
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South (across Baseline
Road)
Single-family residential
S-1 (Approved R1-10) and
S-1
West (including across
24th Avenue)
Single-family residential
S-1, R1-8, and R1-6
East (across 23rd
Avenue)
Single-family residential
R1-8

R1-8 – Single-Family Residential District
(Planned Residential Development Option)

Standards
R1-8 Requirements
Provisions on the
proposed site plan
Gross Acreage
-
12.85 acres
Total Maximum Number of
Units
58 units, up to 70 with bonus
55 units (Met)
Maximum Density
4.5 dwelling units per acre, up
to 5.5 with bonus
4.28 dwelling units per acre
(Met)
Minimum Lot Width
45 feet
45 feet (Met)
Minimum Lot Depth
None, except 110 feet when
adjacent to an arterial street
120 feet (Baseline Road)
(Met)
Maximum Building Height
2 stories and 30 feet
2 stories and 30 feet
Maximum Lot Coverage
40 percent, up to 50 percent
including attached shade
structures

Not specified*

MINIMUM BUILDING SETBACKS
Perimeter Streets:
(23rd Avenue, 24th
Avenue, and Baseline
Road)
15 feet
23rd Avenue: 25 feet (Met)

24th Avenue: 70 feet (Met)

Baseline Road: 20 feet
(Met)

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July 11, 2022
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Perimeter Property Lines:
(Side and Rear)
Rear: 15 feet (1-story),
20 feet (2-story)

Side: 10 feet (1-story), 15 feet
(2-story)

North: Not specified*

West: Not specified*

MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Adjacent to street (23rd
Avenue and Baseline
Road)

15 feet average, 10 feet
minimum
23rd Avenue: 25 feet (Met)

Baseline Road: 20 feet
(Met)
Minimum Common Area
5% of gross site area
Not specified*
*Site plan revision or variance required.

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 12.85 acres located at the northwest corner of 23rd Avenue
and Baseline Road from S-1 (Ranch or Farm Residence District) to R1-8 (Single-
Family Residence District) for a detached single-family residential subdivision. The
site presently has a single-family home and accessory buildings, some of which
appear to be for livestock use. In 1960, the subject site was annexed into the City of
Phoenix from unincorporated Maricopa County and zoned S-1. Historic aerial
imagery shows that the site was historically utilized for agricultural purposes.

SURROUNDING LAND USES AND ZONING
2.
Properties to the south of the site and across
Baseline Road are zoned S-1. Properties to
the north, south, east, and west of the site
are developed primarily with single-family
residential uses. The surrounding zoning and
land uses are described in the previous
Zoning and Land Use table.

Zoning Aerial Map, Source: Planning and
Development Department

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July 11, 2022
Page 5 of 18

GENERAL PLAN LAND USE MAP DESIGNATIONS
3.
The General Plan Land Use Map
designation for the subject site is
Residential 1 to 2 dwelling units per acre,
and Residential 2 to 3.5 dwelling units per
acre. Most of the site is consistent with the
existing General Plan Land Use Map
designation of Residential 2 to 3.5 dwelling
units per acre. The southern portion of the
site is not consistent with the land use map
designation of Residential 1 to 2 dwelling
units per acre, however a minor general
plan amendment is not required since this
portion of the site is under 10 acres.

General Plan Land Use Map, Source: Planning
and Development Department

4.
Rio Montaña
Area Plan
The Rio Montaña Area
Plan encourages
preservation of the
rural character of the
area and incorporates
transition zones to
protect desert and
open space areas. The
plan also encourages
pedestrian and
equestrian activities
through a network of
trails and aspires to
develop a sense of
community while
encouraging
investment in the
community.

Rio Montaña Area Plan, Source: Planning and Development
Department

Staff Report: Z-28-22-8
July 11, 2022
Page 6 of 18

The Rio Montaña Area Plan intends to accomplish this vision through seven goals
that include:

1. Promoting balanced, high quality development;
2. Protecting and improving neighborhoods through maintenance, rehabilitation
and infill projects;
3. Keeping a distinctive character that reflects the diversity in its equestrian
heritage, culture, history and architecture;
4. Protecting the rural character, the Sonoran Desert and the riparian potential of
the Rio Salado Habitat Restoration Project;
5. Promoting future business development and economic growth;
6. Developing the tourism industry through a wide range of opportunities;
7. Providing a variety of transportation options.

The Rio Montana Proposed Land Use Plan designated most of the subject site as
Residential 2 to 3.5 dwelling units per acre, except for a small portion along Baseline
Road that is designated Residential 1 to 2 dwelling units per acre. The proposal, as
stipulated, is consistent with the plan given the included design considerations
intended to further the goals of the plan, such as density limitations and more open
space than required by the Zoning Ordinance. Per the proposed stipulations, the
development will provide wider landscape areas than required by the Zoning
Ordinance and require porches on 75 percent of the front building elevations. These
elements will help provide an appropriate land use transition consistent with
development patterns in the general area, while furthering the intent of the Rio
Montaña Area Plan. Density limitations, enhanced landscaping, increased open
space, and building design elements are addressed in Stipulation Nos. 1, 2, 3, 4, 5,
7, and 8.

PROPOSAL
5.
The proposal is to develop a 55-lot, single-family detached residential subdivision
with street access points along 23rd Avenue and 24th Avenue. A density of 4.28
dwelling units per acre is depicted in the proposed site plan.

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July 11, 2022
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Conceptual Site Plan, Source: Paradigm Design

Conformance to the conceptual site plan provided by the applicant is not
recommended by staff as this plan would require a technical appeal, via a separate
process, to develop a new subdivision without connecting to the adjacent street stub
on 23rd Drive. However, staff recommends Stipulation Nos. 1 and 2 to ensure the
development does not exceed the number of lots depicted in the conceptual site
plan and for a larger percentage (10 percent) of open space to be provided on the
site than required by the Zoning Ordinance. Stipulation Nos. 3 through 5 as
recommended by staff, address landscaping enhancements along perimeter
landscape setbacks to help maintain the character of the neighborhood and provide
a transition in concert with the goals of the Rio Montaña Area Plan.

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July 11, 2022
Page 8 of 18

6.
Building elevations were submitted by the applicant, depicting a variety of
architectural styles, with various colors and textures proposed. These front building
elevations show one-story and two-story housing products.

Staff does not recommend conformance to these building elevations as the Rio
Montaña Area Plan mentions porches as an architectural design element to include
for single family residential developments.

Due to the proposed lot widths, all lots will be subject to the Single-Family Design
Review standards outlined in Section 507 Tab.A.II. of the Zoning Ordinance.
However, Stipulation No. 7 requires that a minimum of 75 percent of the front building
elevations for each floor plan shall provide a minimum 60 square-foot covered front
porch at a depth of at least six feet. This design feature will reinforce community
orientation, consistent with the Rio Montaña Area Plan.

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July 11, 2022
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Conceptual Front Building Elevations,
Source: The Haley Group
7.
Fencing and wall enhancements are addressed in Stipulation No. 9 and include
partial view fencing consisting of a minimum three-foot view fence and a maximum
three-foot solid wall adjacent to the primary centralized open space area. These
elements will increase visibility within this area and promote an open feel.

Perimeter wall enhancements along adjacent public streets are also addressed in
Stipulation No. 8 and will help to improve the streetscape by providing visual interest
via wall-offsets and material and textural differences.

The development proposes vehicular and pedestrian access to the community along
23rd Avenue and 24th Avenue. Staff recommends Stipulation Nos. 9 and 10 to
ensure that entryways along 23rd Avenue and 24th Avenue incorporate decorative
material and a variety of plant materials on both sides of the entryway for visual
interest.

8.
The conceptual site plan also depicts various open space areas distributed
throughout the development for future residents to enjoy. Staff recommends
Stipulation Nos. 11 and 12 to require several amenities distributed throughout the
development including:

• Tot lot with shade equipment in the centralized open space area;
• Picnic areas with a barbeque grill, shade ramada and a picnic table;
• Two benches or seating features; and
• Six inverted u/ artistic shaded bicycle parking spaces.

These amenities will promote the health of future residents by providing recreational
opportunities through various activities, allowing the enjoyment of sunlight, and
having a communal space that enables social interactions.

Staff Report: Z-28-22-8
July 11, 2022
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Conceptual Site Plan with Planning and Development Department annotations,
Source: Paradigm Design

STUDIES AND POLICIES

9.
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. Sidewalks on the street frontages should be detached from the
curbs to allow trees to be planted on both sides of the sidewalk to provide thermal
comfort for pedestrians and to reduce the urban heat island effect. Staff is
recommending several stipulations designed to provide trees and enhance shade
within the development.

Staff is recommending stipulations for enhanced landscaping and shaded sidewalks
as follows:

• Seventy-five percent two-inch caliper and 25 percent three-inch caliper trees
within the required landscape setbacks (Stipulation No. 5);

• Tot lot amenity with shade equipment (Stipulation No. 11);

• The sidewalks along 23rd Avenue, 24th Avenue, and Baseline Road shall be
detached and shaded with trees, or an alternative design where utility conflicts
arise (Stipulation No. 13 and 14).

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July 11, 2022
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• The internal sidewalks shall be detached and the landscape strip located
between the sidewalk and back of curb planted with minimum two-inch caliper
single trunk shade trees planted at a rate of one tree per lot and 20 feet on
center next to open space areas (Stipulation No. 15).

10. 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 help encourage
connectivity within the development and adjacent streets by providing a network of
pedestrian pathways and bicycle parking at amenity areas. Furthermore, the project
will pedestrianize the immediate street frontages by providing shaded detached
sidewalks along 23rd Avenue, 24th Avenue, and Baseline Road, plus internal streets.
These are addressed in Stipulation Nos. 12, 13, 14 and 15.

11. 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. The City of Phoenix offers
recycling services for residential properties.

12. Housing Phoenix
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 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.

Stipulation No. 1 would allow the developer to construct up to 55 single-family
homes. If this development is approved, it would allow further diversity in housing
products within the area and a new housing choice for existing and new residents to
the area.

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July 11, 2022
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COMMUNITY INPUT SUMMARY
13. As of the writing of this report, staff has not received any community correspondence.

INTERDEPARTMENTAL COMMENTS

14. The Parks and Recreation Department requires the dedication of a multi-use trail
easement and construction of a multi-use trail along the north side of Baseline Road.
This is addressed in Stipulation No. 16.

15. The Street Transportation Department indicated that the developer shall dedicate a
50-foot radius cul-de-sac and construct a 45-foot turning radius on site at the
termination of 23rd Drive, as approved by the Planning and Development
Department. This is a requirement because 23rd drive currently ends as a stub out.
Additionally, Baseline Road is identified as a Scenic Drive on the City Council
approved Street Classification Map and the cross-section for Baseline Road has
been applied from 48th Street to the City’s western edge adjacent to the Gila River
Community. Other comments provided pertained to detached sidewalks along
adjacent streets, adjacent right-of-way dedication and street construction, overhead
utility undergrounding, traffic impact study requirement, sight visibility analysis and
other general street improvement requirements. These comments are addressed in
Stipulation Nos. 14 through 16, and 18 through 20.

16. The Fire Department indicated there are no problems anticipated with the case and
that the site and/or buildings shall comply with the 2018 International Fire Code with
Phoenix Amendments. There are requirements for gates across fire apparatus
access roads and signage requirements for roadways less than 36 feet. Further, the
Department commented that they do not know the water supply at this site and noted
that additional water supply may be required to meet the required fire flow per the
Fire Code.

17. The Water Services Departments indicated that the site is surrounded with existing
water and sewer mains that can potentially serve the development. However,
available capacity is a dynamic condition that can change over time due to a variety
of factors. For that reason, the City of Phoenix is only able to provide assurance of
water and sewer capacity at the time of preliminary site plan approval, building
permit, or PCD master plan approval.

18. The Aviation Department requires the disclosure of the Phoenix Sky Harbor
International Airport to future property owners or tenants on the site. This is
addressed in Stipulation No. 22.

19. The site is located in a larger area identified as being archaeologically sensitive. If

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July 11, 2022
Page 13 of 18

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. 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. 23, 24, and 25.

OTHER
20. In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support the
monarch butterfly population. In the United States, loss of milkweed habitat is a major
factor in the decline of the monarchs. Arizona has at least 29 species of milkweed
native to the state. Adult monarchs feed on the nectar of many flowers, but they
breed only where milkweeds are found. To support the monarch butterfly population,
Stipulation No. 6 addresses the planting of milkweed shrubs, or other native nectar
plant species, on the subject site.

21. 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. 26.

22. 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 regarding lot space and density.

23. 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 requested R1-8 zoning district is consistent with existing zoning and
development patterns in the general area.

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July 11, 2022
Page 14 of 18

2.
As stipulated, the proposed development is generally consistent with design policies
and the intent of the Rio Montaña Area Plan.

3.
This proposed development is appropriately located along an arterial street where
various transportation options exist.

Stipulations

1.
The development shall not exceed a maximum of 55 lots.

2.
A minimum of 10% of the gross site area, exclusive of required landscape setbacks,
shall be provided as open space, as approved by the Planning and Development
Department.

3.
A minimum landscape setback of 20 feet shall be provided along 23rd and 24th
Avenues. The landscape setback may be reduced to 17 feet for up to 50% of this
frontage for the purpose of staggering setbacks for the perimeter theme wall, as
approved by the Planning and Development Department.

4.
A minimum landscape setback of 50 feet shall be provided along Baseline Road. The
landscape setback may be reduced to 47 feet for up to 50% of this frontage for the
purpose of staggering the perimeter theme wall and screening utility boxes, as
approved by the Planning and Development Department.

5.
All required landscape setbacks shall be planted with minimum 75-percent 2-inch
caliper and 25-percent 3-inch caliper large canopy drought-tolerant trees, planted 25
feet on center or in equivalent groupings, with five 5-gallon shrubs per tree, as
approved by the Planning and Development Department.

6.
A minimum of one milkweed shrub, or other native nectar species, shall be planted
for every required tree in addition to the required shrubs, and shall be planted in
groups of three or more, as approved by the Planning and Development Department.

7.
A minimum of 75 percent of the standard building elevations provided shall include a
covered front porch in the front yard with a minimum of 60 square feet in area and a
minimum depth of 6 feet. No porch shall terminate within the plane of a door or
window, as approved by the Planning and Development Department.

8.
Fences and walls shall be in general conformance with the wall plan and wall details
(wall elevations) date stamped April 1, 2022, as modified by the following
stipulations, and approved by the Planning and Development Department:

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July 11, 2022
Page 15 of 18

a. Partial view fencing, which may include solid columns up to 24 inches in width,
shall be utilized where walls are proposed around open space areas, the partial
view fencing shall be a maximum 3-foot solid wall and 3-foot view fencing.

b. Perimeter walls bounding the rear or side yard property lines of residential lots
along 23rd Avenue, 24th Avenue, and Baseline Road shall include minimum
three-foot offsets, and material and textural differences, such as stucco, and/or
split face or slump block or a decorative element, such as tile or stamped
designs, as approved by the Planning and Development Department.

c. The wall layout depicted in the wall details (wall elevations) plan shall be
modified where necessary to accommodate site layout changes that avoid
conflicts with the Zoning Ordinance or City Code requirements.

9.
Project entry/exit drives along 23rd and 24th Avenues shall incorporate decorative
pavers, stamped or colored concrete, or similar alternative material, as approved by
the Planning and Development Department.

10. Project entry/exit drives along 23rd and 24th Avenues 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. Each landscaped area
shall be a minimum of 250-square feet.

11. A tot lot with shade equipment shall be provided in the central/primary open space
amenity area, as approved by the Planning and Development Department.

12. The following shall be provided in each open space amenity area, as approved by
the Planning and Development Department: Modify

a. One picnic area with a barbeque grill, shade ramada, and a picnic table;

b. Two benches or seating features; and

c.
A minimum of 6 bicycle parking spaces shall be provided through inverted
U, and/or artistic racks. The racks shall be shaded by a tree or structure and
installed per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance. Artistic racks shall adhere to the City of Phoenix Preferred Designs in
Appendix K or the Comprehensive Bicycle Master Plan, as approved by the
Planning and Development Department.

13. All sidewalks along 23rd Avenue and 24th Avenue shall be a minimum of 5 feet in

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July 11, 2022
Page 16 of 18

width and detached with a minimum 5-foot wide landscape 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 single-trunk large canopy drought-tolerant shade trees
planted to provide a minimum of 75% shade, at maturity.

b. Drought tolerant vegetation to achieve 75% live coverage at maturity.

Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a pedestrian
environment for installing the required plants.

14. All sidewalks along Baseline Road shall be a minimum of 6 feet in width and
detached with a minimum 11-foot-wide landscape 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 75% 2-inch caliper single-trunk large canopy drought-tolerant shade
trees, and minimum 25% 3-inch caliper single-trunk large canopy drought-
tolerant shade trees.

b.
Drought tolerant vegetation to achieve 75% live coverage at maturity.

15. All sidewalks within the development shall be detached with a minimum 5-foot wide
landscaped strip located between the sidewalk and back of curb and shall include
minimum 2-inch caliper single trunk shade trees planted at a rate of one tree per lot.

a.
Where adjacent to open space areas, trees shall be planted a minimum of 20
feet on center or in equivalent groupings.

b.
Drought tolerant vegetation to achieve 75% live coverage at maturity.

16. The developer shall dedicate a multi-use trail easement (MUTE) along the north side

Staff Report: Z-28-22-8
July 11, 2022
Page 17 of 18
of Baseline Road and construct a minimum 10-foot-wide multi-use trail (MUT) within
the easement in accordance with the MAG supplemental detail, as approved by the
Planning and Development Department. The developer shall work with the Site
Planning section on an alternate design for this requirement through the technical
appeal process.
17.
The developer shall dedicate a minimum of 30 feet of right-of-way and construct the
west side of 23rd Avenue, as approved by the Planning and Development
Department.
18.
The developer shall dedicate 25 feet of right-of-way for the east side of 24th Avenue,
as approved by the Planning and Development Department.
19.
The existing irrigation facilities along 23rd 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.
20.
The developer shall connect to 23rd Drive, or dedicate a 50-foot radius cul-de-sac
and construct a 45-foot turning radius on site at the termination of 23rd Drive, as
modified and approved by the Planning and Development Department.
21.
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.
22.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor International Airport (PHX) 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.
23.
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.
24.
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

Staff Report: Z-28-22-8
July 11, 2022
Page 18 of 18

applicant shall conduct Phase II archaeological data recovery excavations

25. 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.

26. Prior to preliminary site plan approval, the landowner shall execute a Proposition 207
Waiver of Claims forms. 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
Elias Valencia
July 11, 2022

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped April 1, 2022 (2 pages)
Conceptual Landscape Plan date stamped April 1, 2022
Conceptual Wall Plan and Details date stamped April 1, 2022 (2 pages)
Conceptual Front Building Elevations date stamped April 1, 2022 (4 pages)

Z-71-17
Z-SP-10-16
ANX 326
Z-175-05
Z-178-99
Z-140-00
Z-112-02
Z-127-02
Z-17-14
Z-30-09
ANX 404
Z-125-07
Z-175-04
S-1*
ANX 413
Z-66-01
Z-83-98
Z-133-01
Z-47-17
Z-21-01
Z-19-01
R1-10
ANX 515
ANX 242
ANX 326
ANX 448
Z-SP-2-18
Z-175-04
Z-101-76
Z-53-08
Z-128-05
Z-89-88
Z-34-00
Z-16-15
*
*
COUNTY
*
*
*
*
*
*
*
*
COUNTY
*
*
*
MARICOPA
*
MARICOPA
MARICOPA
*
COUNTY
*
*
*
MUA
S-1
C-2
S-1
PRD
S-1
S-1
R1-10
R1-10 PRD
C-2
C-2 SP
S-1
S-1
C-2 SP
C-2
S-1
S-1
R1-10
R1-6
R1-8
R1-8
R1-10
S-1
COUNTY
R1-8
R1-10
S-1
MARICOPA
S-1
R1-8
S-1
R1-8
R1-8
BASELINE RD
22ND LN
23RD AVE
27TH AVE
26TH DR
23RD DR
25TH AVE
BRANHAM LN
20TH LN
MALDONADO DR
VINEYARD RD
CARTER RD
FAWN DR
21ST DR
22ND AVE
25TH DR
24TH AVE
24TH LN
20TH AVE
MINTON ST
MALDONADO RD
21ST LN
23RD LN
CARSON RD
PARK ST
24TH DR
DUNBAR DR
DONNER DR
DARREL RD
ELLIS ST
DARROW ST
VALENCIA DR
26TH LN
25TH LN
MELODY DR
BEVERLY RD
GARY WAY
20TH DR
19TH LN
HARWELL RD
BEAUTIFUL LN
R1-8 *
Z-70-04
R1-8 *
Z-121-03
R1-10 *
Z-121-03
R1-6 *
Z-121-03
R1-10
Z-109-00
C-2 *
Z-121-03
C-1*
Z-127-02
R1-8
Z-45-02
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-28-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
12.85 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R1-8
CONVENTIONAL OPTION
12
55
* UNITS P.R.D. OPTION
N/A
70
Lou Turner, Hillstone Homes
DATE:
4/27/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 01-23
ZONING MAP
D-7
REQUESTED CHANGE:
FROM: S-1 ( 12.85 a.c.)
TO:
R1-8 ( 12.85 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-28-22.mxd
Z-28-22
0.1
0
0.1
0.05
Miles
6/8/2022

2112127PH
N
NOT TO SCALE
SECTION 36, T1N, R2E

2112127PH
COPPER CREEK
SUBDIVISION
MADISON RANCH
SUBDIVISION
ADDISON PARK
SUBDIVISION
23RD AVENUE
BASELINE RD
STREET "A" (PVT. ACCESSWAY)
24TH AVENUE
STREET "B"
(PVT. ACCESSWAY)
STREET "C" (PVT. ACCESSWAY)
STREET "D" (PVT. ACCESSWAY)
N
0
50'
100'
CARTER ROAD
MINTON STREET
PARK STREET
ELLIS STREET
DARRON STREET
PVT. ACCESSWAY
DARROW STREET
23RD DRIVE
ELLIS STREET
DARROW STREET
22ND LANE (PVT ACCESSWAY)
23RD AVENUE
24TH AVENUE
PVT. ACCESSWAY
TRACT 'C'
TRACT 'D'
TRACT 'A'
TRACT 'B'
TRACT 'E'
TRACT 'F'

1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
37
38
39
40
41
42
43
44
45
46
47
48
49
50
51
52
53
54
55
36
HILLSTONE VILLAS
MARCH 30TH, 2022
N.W. CORNER OF W. BASELINE RD. & S.23RD. AVE. MARICOPA COUNTY, ARIZONA
Landscape
Architects
Land
Planning
Irrigation
NORTH
70'
0'
210'
140'
SCALE: 1"=70'-0"
PRELIMINARY PLANTING PLAN
CAESALPINIA CACALACO / CASCALOTE 'SMOOTHIE'
FRAXINUS VELUTINA / ARIZONA ASH
PARKINSONIA FLORIDA/ BLUE PALO VERDE
PISTACIA CHINENSIS / 'RED PUSH' PISTACHE TREE
PISTACIA LENTISCUS / MASTIC TREE
QUERCUS VIRGINIANA / LIVE OAK
BOUGAINVILLEA HYBRID / 'FLAME' BUSH BOUGAINVILLEA
EREMOPHILA CARNOSA HYBRID / 'WINTER BLAZE'
MYRTUS COMMUNIS / COMPACT MYRTLE
NERIUM OLEANDER / DWARF 'SALMON' OLEANDER
OLEA EUROPA HYBRID / 'LITTLE OLIE'
RUELLIA PENINSULARIS / BAJA RUELLIA
TECOMA STANS HYBRID / 'SPARKLETTE'
XYLOSMA COMPACTA / COMPACT XYLOSMA
AGAVE WEBERI / WEBER'S AGAVE
ALOE BARBADENSIS / MEDICINAL ALOE
ALOE HYBRID / 'TOPAZ'
BOUTELOUA GRACILIS - BLONDE AMBITION GRASS
CHAMAEROPS HUMILIS / MEDITERRANEAN FAN PALM
MUHLENBERGIA HYBRID / 'NASHVILLE' GRASS
MUHLENBERGIA CAPILARIS / 'PINK MUHLY' GRASS
CONVOVULOUS SABATIUS / GROUND MORNING GLORY
LANTANA HYBRID / 'NEW GOLD' LANTANA
RUELLIA BRITTONIA HYBRID / 'KATIE' RUELLIA
WEDELIA TRILOBATA / YELLOW DOT
DECOMPOSED GRANITE - 34" SCREENED 'APACHE BROWN'
(2" DEPTH MINIMUM IN ALL LANDSCAPE AREAS).
MID-IRON BERMUDA TURF
TREES
SHRUBS
ACCENTS
GROUND COVERS
SYMBOL
BOTANICAL NAME - COMMON NAME
PLANT LEGEND
S. 23RD AVE.
W. BASELINE. RD.
VEHICULAR ENTRY/EXIT
SECONDARY
VEHICULAR EXIT
8' P.U.E. (TYP.)
30' R.O.W. (TYP.)
OPEN
SPACE
(TYP.)
55' R.O.W. (TYP.)
8' P.U.E. (TYP.)
20' PROPOSED SRP
IRR. EASEMENT
FIRE DEP.
ACCESS GATE
24TH AVE.
COPPER CREEK
SUBDIVISION
ELLIS ST.
DARROW ST.
ADDISON PARK
SUBDIVISION
MADISON
RANCH
SUBDIVISION
PRIVATE DRIVE
PRIVATE DRIVE
NOTES:
1. DUE TO PLANT MATERIAL AVAILABILITY, SUBSTITUTIONS FOR PLANT MATERIAL
LISTED ABOVE MAY BE USED. ANY ALTERNATES OR SUBSTITUTIONS MUST BE ON
THE ADWR LOW WATER USE PLANT LIST.
2. SUB-SPECIES OR HYBRIDS OF PLANT MATERIAL LISTED ABOVE MAY BE USED AS
ALTERNATES/SUBSTITUTIONS.
3. ADDITIONAL PLANT MATERIAL MAY BE ADDED TO THE LIST ABOVE DUE TO
UTILITY COMPANY OR H.O.A. REQUESTS AND/OR PLANTING RESTRICTIONS
WITHIN UTILITY EASEMENTS.
4. NO TREES TO BE LOCATED WITHIN THE P.U.E. OR ANY OTHER NOTED
EASEMENTS.
5. ALL TREES & PLANTS CONFORM TO THE BASELINE AREA MASTER PLANT LIST.
ENGINEER
PARADIGM DESIGN
4250 N. DRINKWATER BLVD.
SCOTTSDALE, AZ 85251
(602) 374-4066
CONTACT: SCOTT EISENHART, P.E.
seisenhart@paradigmae.com
LANDSCAPE ARCHITECT
MCGOUGH ADAMSON
535 E. MCKELLIPS RD., SUITE 131
MESA, AZ 85203
(602) 997-9093
CONTACT: NICK ADAMSON
nicka@mg-az.com
DEVELOPER
HILLSTONE HOMES
2440 W. MISSION LN. SUITE 15
PHOENIX, AZ 85021
(602) 595-5120
CONTACT: LOU TURNER
lturner@hillstonehomes.com
TURF
(TYP.)
17'-5 116" EXT. R.O.W. (TYP.)
5' SIDEWALK (TYP.)

5'-4"
4"
1'
6'-8"
8"
2"
2"
8" X 8" X 16" SPLIT FACE CMU
PAINT 'ALPACA' SW 7022
2" X 4" STEEL ACCENT BAND
PAINT 'TRICORN BLACK' SW 6258
2" SQ. STEEL MESH
PAINT 'BACKDROP' SW 7025
2" SQ. STEEL TUBE FRAME
PAINT 'BACKDROP' SW 7025
FINISH GRADE
LETTERSTO BE TACK
WELDEDTO STEEL MESH
BACKING
8" X 8" X 16" SPLIT FACE CMU
PAINT 'ALPACA' SW 7022
NUMBERSPIN MOUNTED TO
CMU WALL
2" X 4"- HSS - TUBE STEEL
FRAME (TYP.)
2" X 2" -TUBE STEEL
RAIL (TYP.)
2" X 2"- STEEL MESH(TYP.)
NOTE: ALL STEEL TO BE PAINTED
'TRICORN BLACK' - SW 6258
6'
2'
1'-8"
1'-8"
9"
9"
1'-8"
E.Q. (TYP.)
10'
20'-1"
10"
10"
1'
1'-8"
7'-8"
4" SPLIT FACE CMU CAP
PAINT 'BACKDROP'
SW 7025
8"x 4" X 16" SPLIT FACE CMU CAP
PAINT 'BACKDROP' SW 7025
6' (TYP.)
8" X 8" X 16" SMOOTH FACE CMU
PAINT 'ALPACA' SW 7022
4"
2'
8" X 8" X 16" SPLIT FACE CMU
PAINT 'BACKDROP' SW 7025
8" X 8" X 16" SMOOTH FACE CMU
PAINT 'ALPACA' SW 7022
8" X 8" X 16" PAINTED CMU 'H' BLOCK COLUMN.
PAINTED TO MATCH PRIMARY COLOR OF THEME WALL.
4" X 8" X 16" PAINTED CMU INTERLOCKING
FENCE BLOCK (TYP.). PAINTED TO MATCH
PRIMARY COLOR OF THEME WALL.
6' (TYP.)
1/2" STEEL RAIL (TYP.)
2" TUBE STEEL POST, 8' O.C. (TYP.)
1.5" TUBE STEEL RAIL
AND MID-POST (TYP.)
THEME COLUMN
5'-10"
8' (O.C.)
NOTE: ALL STEEL TO BE PAINTED
'TRICORN BLACK' - SW 6258
4" O.C.
(TYP.)
SELF CLOSING GATE HINGES
SELF LATCHING, KEY IN/KEY OUT
LOCK AND DOOR HANDLE/KNOB
1/2" STEEL RAIL (TYP.)
1.5" TUBE STEEL RAIL
AND MID-POST (TYP.)
FINISH GRADE
6'
4' (TYP.)
NOTE: ALL STEEL TO BE PAINTED
'TRICORN BLACK' - SW 6258
14'-10"
1'
3'-4"
2'-8"
5'-6"
8"
1'-4"
8"
8"
9'-6"
2'
3'-4"
8"
A
PRIMARY ENTRY MONUMENT
B
VEHICULAR ENTRY GATE
C
FULL VIEW FENCE
D
PRIMARY THEME WALL & COLUMN
E
BUILDER WALL (TYP.)
F
PEDESTRIAN GATE
SCALE: 1/2" = 1' -0"
SCALE: 1/2" = 1' -0"
SCALE: 1/2" = 1' -0"
SCALE: 1/2" = 1' -0"
SCALE: 1/2" = 1' -0"
SCALE: 1/2" = 1' -0"
HILLSTONE VILLAS
MARCH 30TH, 2022
N.W. CORNER OF W. BASELINE RD. & S.23RD. AVE. MARICOPA COUNTY, ARIZONA
Landscape
Architects
Land
Planning
Irrigation
PRELIMINARY HARDSCAPE DETAILS
PLAN VIEW

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