Attachment B - Staff Report - Z-19-23-5.pdf
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Staff Report Z-19-23-5
June 29, 2023
Maryvale Village Planning Committee
Meeting Date:
Planning Commission Hearing Date:
Request From:
Request To:
Proposal:
Location:
Owner:
Applicant:
Representative:
Staff Recommendation:
July 12, 2023
August 3, 2023
R1-6 (Single-Family Residence
District) (6.50 acres)
R-3A (Multifamily Residence District)
(6.50 acres)
Multifamily residential
Approximately 500 feet south of the
southeast corner of 75th Avenue and
Camelback Road
Sheri Ranger, Ranger Homes, LLC
Michael S. Buschbacher, Earl &
Curley, P.C.
Taylor Earl, Earl & Curley, P.C.
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map Classification 75th Avenue
Major
Arterial
33-foot east half street
right-of-way, with a 37-
foot right-of-way
easement
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the
acquisition of vacant, underutilized and blighted parcels for appropriate
redevelopment, compatible with the adjacent neighborhood character and
adopted area plans.
The subject site is currently vacant and the proposed residential development, as
stipulated, is compatible with the existing neighborhood character.
ATTACHMENT B
Staff Report: Z-19-23-5
June 29, 2023
Page 2 of 10
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Enhance the
compatibility of residential infill projects by carefully designing the edges of the
development to be sensitive to adjacent existing housing. Create landscape
buffers and other amenities to link new and existing development.
The proposed development is designed to be sensitive to the existing single-family
residences to the south and as stipulated, will provide enhanced buffering along the
south property line.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.
The development, as stipulated, provides enhanced levels of trees and shade which
will reduce the urban heat island effect while also improving thermal comfort to site
users and the surrounding neighborhood.
Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan – See Background Item No. 5.
Tree and Shade Master Plan – See Background Item No. 6.
Complete Streets Guiding Principles – See Background Item No. 7.
Comprehensive Bicycle Master Plan – See Background Item No. 8.
Transportation Electrification Action Plan – See Background Item No. 9.
Zero Waste PHX – See Background Item No. 10.
Surrounding Land Uses/Zoning
Land Use
Zoning
On Site
Vacant
R1-6
North
Animal Hospital and
vacant land
C-2
South
Single-family residences
R1-6
East
Grand Canal and radio
tower
R-3 SP
West (across
75th Avenue)
Single-family residences
and agricultural
R1-6, C-2
Staff Report: Z-19-23-5
June 29, 2023
Page 3 of 10
R-3A (Multifamily Residential) *variance or site plan
modification required
Standards
Requirements
(Planned Residential
Development Option)
Provisions on the
Proposed site Plan
Gross Acreage
-
6.50 acres
Total Number of Units
150, up to 171 with
bonus
112 (Met)
Maximum Density (dwelling
units/acre)
23.1, 26.4 with bonus
17.23 (Met)
Maximum Building Height
3 stories or 40' for 150';
1' in 5' increase to 48', 4-
story maximum
33 feet (Met)
Maximum Lot Coverage
45%
Approximately 34.3%
(Met)
Minimum Building Setbacks
North (Adjacent to property
line)
15 feet
Approximately 15 feet
(Met)
East (Adjacent to Grand
Canal)
20 feet
20 feet (Met)
West (Adjacent to 75th
Avenue)
20 feet
25 feet (Met)
South (Adjacent to property
line)
15 feet
17 feet (Met)
Minimum Landscape Setbacks
North
5 feet
10 feet (Met)
East
20 feet
20 feet (Met)
West
20 feet
20 feet (Met)
South
5 feet
10 feet (Met)
Minimum Open space
5%
17% (Met)
Minimum Amenities
Two
Tot lot, dog run, pool and
ramada (Met)
Minimum Parking
182 spaces
188 spaces (Met)
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 6.50 acres located approximately 500 feet south of the
southeast corner of 75th Avenue and Camelback Road from R1-6 (Single-Family
Staff Report: Z-19-23-5
June 29, 2023
Page 4 of 10
Residence District) to R-3A (Multifamily Residence District) to allow multifamily
residential.
GENERAL PLAN LAND USE MAP DESIGNATION
2.
The General Plan Land Use Map
designation for the site is
Commercial. This land use category
accommodates office, retail, service
and multifamily residential at varying
levels of scales and intensity of
uses. The proposal for R-3A zoning
is consistent with the General Plan
Land Use Map designation.
General Plan Land Use Map, Source: Planning and
Development Department
EXISTING CONDITIONS AND SURROUNDING ZONING
3.
The subject site is currently vacant, as shown in the aerial sketch map included as an
exhibit. The subject site has been vacant since the 1970s. North of the subject site is
an animal hospital zoned C-2 (Intermediate Commercial). To the south are single-
family residences zoned R1-6 (Single-Family Residence District). To the east is the
Grand Canal and across the canal is mostly vacant land with a radio tower zoned R-3
SP (Multifamily Residence District, Special Permit). To the west, across 75th Avenue,
are single-family residences zoned R1-6 and agricultural land zoned C-2.
PROPOSAL
4.
The conceptual site plan attached as an exhibit proposes 112 multifamily residences
distributed throughout the site in six buildings. It also contains one single-story
clubhouse and a central amenity area with a pool and ramada. Stipulation No. 1 limits
the total number of dwelling units to 112.
Two of the proposed residential buildings front 75th Avenue and one fronts the Grand
Canal to activate the street and canal. The primary open space area is in the middle of
the site and contains a pool and ramada. There is additional open space proposed for
amenities such as a tot lot, dog run, and general open space, as required in Stipulation
Staff Report: Z-19-23-5
June 29, 2023
Page 5 of 10
Nos. 3 and 4. To limit the impacts of this development to the single-family residences
to the south, additional setbacks greater than the Phoenix Zoning Ordinance standards
are proposed as listed in Stipulation No. 2.
Staff recommends enhanced planting standards along the south property line to buffer
the multifamily residences from the adjacent single-family residential neighborhood.
This recommendation is addressed in Stipulation No. 6.
The building height is limited to no more than 30 feet with architectural features up to
33 feet tall, as identified in Stipulation No. 5.
The multifamily residences will also include bicycle parking for residents, which is
addressed in Stipulation No. 7.
To enhance pedestrian connectivity and safety, Stipulation No. 9 requires pedestrian
pathways to visually contrast from the drive aisles.
Stipulation No. 13 requires a minimum of an 8-foot-wide shaded pedestrian pathway
constructed of decorative material such as brick, pavers or alternative material
connecting to the eastern property line to provide access to the Grand Canal.
STUDIES AND POLICIES
5.
Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This Plan
contains policy initiatives for the development and preservation of housing with a vision
of creating a stronger and more vibrant Phoenix through 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.
6.
Tree and Shade Master Plan
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Stipulation Nos. 6 and 12 require enhanced planting standards
to contribute to the urban forest and increase thermal comfort for pedestrians and
residents on site.
7.
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
Staff Report: Z-19-23-5
June 29, 2023
Page 6 of 10
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles.
Stipulation No. 11 requires a detached sidewalk along 75th Avenue with landscaping
between the curb and sidewalk for comfort and pedestrian safety.
Stipulation No. 9 requires pedestrian pathways have a contrasting pavement treatment
to denote where the pedestrian pathways cross drive aisles. Stipulation No. 14
requires that any street improvements to be built to ADA and City of Phoenix standards
to promote accessible and safe street improvements. Stipulation 13 requires a
pedestrian pathway to lead the Grand Canal Trail.
8.
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. Stipulation No. 7
requires bicycle parking on site for residents and visitors.
9.
Transportation Electrification Action Plan
In June 2022, the Phoenix City Council approved the Transportation Electrification
Action Plan. The current market desire for the electrification of transportation is both a
national and global phenomenon, fueled by a desire for better air quality, a reduction in
carbon emissions, and a reduction in vehicle operating and maintenance costs.
Businesses, governments and the public are signaling strong future demand for electric
vehicles (EVs), and many automobile manufacturers have declared plans for a
transition to fully electric offerings within the coming decade. This Plan contains policy
initiatives to prepare the City for a future filled with more EVs, charging infrastructure
and e-mobility equity, and outlines a roadmap for a five-step plan to prepare for the EV
infrastructure needs of 280,000 EVs in Phoenix by 2030. One goal of the Plan to
accelerate public adoption of electric vehicles through workplace, business, and
multifamily charging infrastructure recommends a standard stipulation for rezoning
cases to provide EV charging infrastructure. Stipulation No. 8 provides requirements
for electric vehicle parking, charging and infrastructure.
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
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. Provisions for recycling were not addressed in the applicant's
narrative.
Staff Report: Z-19-23-5
June 29, 2023
Page 7 of 10
COMMUNITY INPUT SUMMARY
11.
At the time this staff report was written, staff has not received any community
correspondence in support or opposition.
INTERDEPARTMENTAL COMMENTS
12. The Street Transportation Department requested that the dedication 70-feet of right-of-
way along 75th Avenue, that the sidewalk along 75th Avenue be detached and the
existing landscaping within the right-of-way be replenished, that an 8-foot wide shaded
pedestrian pathway constructed of decorative material such as brick, pavers or
alternative material with access to the Grand Canal Trail be provided, and that all street
improvements be constructed to ADA accessibility standards and per plans approved
by the Planning and Development Department. These are addressed in Stipulation
Nos. 10 through 14.
13.
The Fire Department commented that they do not anticipate any problems with this
case, and buildings shall comply with the Phoenix Fire Code.
14.
The City of Phoenix Water Services Department noted the property has existing water
and sewer mains that can potentially serve the site. However, the requirements and
assurances for water and sewer service are determined during the site plan application
review.
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 Phoenix
Archaeology Office must be notified immediately and allowed time to properly assess
the materials. This is addressed in Stipulation No. 15.
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. 16.
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.
Findings
1.
The proposal is consistent with the General Plan Land Use Map designation and with
several General Plan principles.
Staff Report: Z-19-23-5
June 29, 2023
Page 8 of 10
2.
The proposal will redevelop an underutilized property and provide a high quality
multifamily residential development which will help alleviate the housing shortage in
Phoenix.
3.
This proposal, as stipulated, provides enhanced setbacks and landscape areas to be
sensitive to the surrounding single-family residences
Stipulations
1.
The site shall be limited to no more than a total of 112 dwelling units.
2.
Buildings shall be set back an average of 45 feet from the southern property line, but
in no case shall a building be closer than 15 feet and in no case shall a building with
more than 75 feet of building facade directly facing the southern property line be any
closer than 60 feet, as approved by the Planning and Development Department.
3.
The site shall maintain common area of at least 10 percent of the gross acreage,
which may include both active and passive open space, as approved by the Planning
and Development Department.
4.
The on-site amenities shall include at least a pool, clubhouse, outdoor BBQ area, tot
lot, and dog run, as approved by the Planning and Development Department.
5.
The maximum building height shall be 30 feet. Architectural detailing above 30 feet may
be added for no more than 25% of any building facade and in no case shall such
detailing exceed 33 feet, as approved by the Planning and Development Department.
6.
The south landscape setback shall be planted with minimum 2-inch caliper, drought
tolerant shade trees planted 20 feet on center or in equivalent groupings, as approved
by the Planning and Development Department. Where utility conflicts exist, the
developer shall work with the Planning and Development Department on alternative
design solutions consistent with a pedestrian environment.
7.
Resident bicycle parking shall be provided at a rate of 0.25 spaces per dwelling unit,
up to a maximum of 50 spaces, as approved by the Planning and Development
Department. These spaces shall be located near building entrances or common areas
and may be provided through a combination of inverted U- bicycle racks, artistic style
racks, “Secure/Covered Facilities” or “Outdoor/Covered Facilities” as defined in
Appendix K or the Comprehensive Bicycle Master Plan.
8.
A minimum of 5% of the required parking spaces shall be Electric Vehicle (EV)
Capable.
Staff Report: Z-19-23-5
June 29, 2023
Page 9 of 10
9.
Where pedestrian pathways cross drive aisles, they shall be constructed of decorative
pavers, stamped, or colored concrete, or other pavement treatments (such as
striping), as approved by the Planning and Development Department.
10.
A minimum of 70 feet of right-of-way shall be dedicated along the east side of 75th
Avenue, as approved by the Planning and Development Department.
11.
The existing attached sidewalk along 75th Avenue shall be detached to connect to the
existing detached sidewalk. The sidewalk shall be minimum 5-feet-wide with a
minimum 9-foot-wide landscape area between back of curb and sidewalk to match the
existing sidewalk condition on the southwest portion of the site, as approved by the
Planning and Development Department.
12.
The landscape area within the 75th Avenue right-of-way between the back of curb and
sidewalk shall be planted with minimum 2-inch caliper, single trunk, drought tolerant
shade trees placed 20 feet on center and near the sidewalk, as approved by the
Planning and Development Department. Where utility conflicts exist, the developer
shall work with the Planning and Development Department on alternative design
solutions consistent with a pedestrian environment.
13.
A minimum of one 8-foot-wide shaded pedestrian pathway constructed of decorative
material such as brick, pavers, or alternative material shall be provided up to the
eastern property line to access the Grand Canal Trail, as approved by the Planning
and Development Department.
14.
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.
15.
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.
16.
Prior to preliminary site plan approval, the landowner shall execute a Proposition 207
waiver of claims form. The waiver shall be recorded with the Maricopa County
Recorder’s Office and delivered to the City to be included in the rezoning application
file for record.
Staff Report: Z-19-23-5
June 29, 2023
Page 10 of 10
Writer
Matteo Moric
June 29, 2023
Team Leader
Racelle Escolar
Exhibits
Zoning Sketch Map
Aerial Sketch Map
Conceptual Site Plan date stamped June 16, 2023
Conceptual Elevations date stamped April 21, 2023 (4 pages)
Z-SP-8-81
Z-78-89
Z-SP-8-81
Z-46-02
*
*
*
CITY OF GLENDALE
R1-6
R-3
C-2
C-O/G-O
SP
C-2
73RD AVE
CAMELBACK RD
75TH DR
75TH AVE
75TH LN
HIGHLAND AVE
PIERSON ST
MARIPOSA ST
ELM ST
WOLF ST
HAZELWOOD ST
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-19-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.50 Acres
MULTIPLES PERMITTED
*
Maximum Units Allowed with P.R.D. Bonus
R1-6
R-3A
CONVENTIONAL OPTION
34
143
*
UNITS P.R.D. OPTION
42
171
Michael S. Buschbacher
DATE:
4/27/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-11
ZONING MAP
H-4
REQUESTED CHANGE:
FROM: R1-6 ( 6.50 a.c.)
TO:
R-3A ( 6.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-19-23.mxd
Z-19-23
0.055
0
0.055
0.0275
Miles
Z-SP-8-81
Z-78-89
Z-SP-8-81
Z-46-02
*
*
*
CITY OF GLENDALE
R1-6
R-3
C-2
C-O/G-O
SP
C-2
73RD AVE
CAMELBACK RD
75TH DR
75TH AVE
75TH LN
HIGHLAND AVE
PIERSON ST
MARIPOSA ST
ELM ST
WOLF ST
HAZELWOOD ST
Maricopa County Assessor's Office
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-19-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.50 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
R1-6
R-3A
CONVENTIONAL OPTION
34
143
* UNITS P.R.D. OPTION
42
171
Michael S. Buschbacher
DATE:
4/27/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-11
ZONING MAP
H-4
REQUESTED CHANGE:
FROM: R1-6 ( 6.50 a.c.)
TO:
R-3A ( 6.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-19-23.mxd
Z-19-23
0.055
0
0.055
0.0275
Miles
12
12
11
12
9
10
12
8
9
8
11
8
6
10
8
10
10
12
5
5
± 203.43'
± 235.90'
± 220.00'
± 175.00'
GRAND CANAL
± 40.81'
± 493.45'
± 267.24'
FLOOD CONTROL
R3 ZONING
COMMERCIAL
CO/GO ZONING
COMMERCIAL
C2 ZONING
COMMERCIAL
C2 ZONING
RESIDENTIAL
R1-6 ZONING
± 50.00'
± 65.00'
± 70.29'
BLDG. TYPE 1
(2 STORY)
BLDG. TYPE 1
(2 STORY)
BLDG. TYPE 2
(2 STORY)
BLDG. TYPE 1
(2 STORY)
BLDG. TYPE 3
(2 STORY)
BLDG. TYPE 3
(2 STORY)
LOADING
DOG RUN
TOT LOT
REFUSE
REFUSE
OPEN
SPACE
30'-0"
10'-0"
10'-0"
20'-0"
25'-0"
20'-0"
25'-0"
10'-0"
20'-0"
20'-0"
23'-2"
28'-2"
10'-0"
10'-0"
5'-0"
5'-0"
5'-0"
8'-3"
5'-3"
5'-0"
8'-8"
8'-0" PATH
TO P.L.
EXISTING
CANAL
SERVICE
ROAD
26' DRIVE TYP.
(ASPHALT)
26' DRIVE
OPEN
SPACE
RAMADA
POOL
LEASING /
CLUBHOUSE
R1-6 ZONING
C-2 ZONING
30'-0"
8.5' x 18' TYP. P.S.
8.5' x 18' TYP. P.S.
8.5' x 18' TYP. P.S.
8.5' x 18' TYP. P.S.
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
SETBACK
EXISTING FIRE
HYDRANT LOCATED
APPROXIMATELY
130' SOUTH OF THIS
PROPERTY LINE
EXISTING
POWER
POLE
EXISTING
POWER
POLE
EXISTING
POWER
POLE
EXISTING POWER
POLE TO BE
REMOVED
EXISTING
POWER
POLE
PED. GATE
26' DRIVE TYP.
(ASPHALT)
26' DRIVE TYP.
(ASPHALT)
26' DRIVE TYP.
(ASPHALT)
26' DRIVE TYP.
(ASPHALT)
FIRE TURNING
@ 35'-55' TYP.
FIRE TURNING
@ 35'-55' TYP.
FIRE TURNING
@ 35'-55' TYP.
FIRE TURNING
@ 35'-55' TYP.
1
2
3
4
5
6
7
PHOENIX STD.
DETAIL P1255-2
137'-4"
TURN
AROUND
SITE
VISIBILTY
TRIANGLE
SITE
VISIBILTY
TRIANGLE
17'-0"
15'-0"
ELECTRICAL POWER LINES TO
BE ROUTED UNDERGROUND
ALONG 75TH AVE. FRONTAGE
6' WROUGHT IRON VIEW
FENCE W/ MASONRY
COLUMNS AT 20' O.C.
6' WROUGHT IRON VIEW
FENCE W/ MASONRY
COLUMNS AT 20' O.C.
3' SPLIT RAIL VINYL
VIEW FENCE
3' SPLIT RAIL VINYL
VIEW FENCE
6' MASONRY
WALL
EXISTING 6'
MASONRY
WALL
30' ENTRY DRIVE
ASPHALT
EXISTING
SIDEWALK TO
BE RELOCATED
EXISTING 6'
MASONRY
WALL
EXISTING
SIDEWALK TO
BE RELOCATED
PAINTED
CROSSWALK
TYPICAL
PAINTED
CROSSWALK
TYPICAL
PAINTED
CROSSWALK
TYPICAL
PAINTED
CROSSWALK
TYPICAL
CRITICAL THINKING / CREATIVE DESIGN
+ ASSOCIATES
TODD
NO.
23-2001-00
Phoenix, Arizona
DevCo LLC.
PO Box 4108
Bellevue, WA 98009
(206) 473-7361 p
06-30-2023
PRICING PACKAGE
PRELIMINARY
04-04-23
1st REZONING SUBMITTAL
(06-15-23 REVISED)
SCALE:
0"
20'
40'
80'
1" = 40'-0"
A1.0
SITE DATA
UNIT TYPE
#DU
RATIO
NET SITE AREA
+/- 5.54 AC (241,322 S.F.)
2BR/2BA
36
32.1%
TOTAL
112
100.0%
EXISTING ZONING
R1-6
PROPOSED ZONING
R-3A (WITH PRD OPTION)
GROSS SITE AREA
+/- 6.48 AC (282,269 S.F.)
DENSITY PROVIDED
+/- 17.28 DU/AC GROSS
CANAL SIDE (CANAL R.O.W)
20'
FRONT (75TH AVENUE)
20'
48
42.9%
1BR/1BA
A1
B1
UNIT TYPE
#DU
REQ.
2BR/2BA
36
TOTAL
PARKING REQUIRED (8.5' x 18' TYP. P.S.)
48
1BR/1BA
A
B
54
182
72
RATIO
P.S.
P.S.
SURFACE PARKING
188
APARTMENT TYPE & MIX
PARKING PROVIDED
BUILDING HT. - MAX. ALLOWED
3 STORIES OR 40' FOR 150;
1' IN 5' INCREASE TO 48', 4
STORIES MAX.
SIDE (NORTH & SOUTH PROPERTY LINES)
10'
MAX DENSITY ALLOWED
+/- 23.1 DU/AC GROSS
1.5 P.S./DU
1.5 P.S./DU
ASSESSOR'S PARCEL NUMBER
144-37-404 & 144-37-001S
BUILDING HT. - PROVIDED
2 STORIES
(1.62 P.S./ DU)
SITE AREA:
ZONING:
DENSITY ALLOWED
BUILDING HEIGHT:
UNIT MIX:
PARKING:
SETBACKS:
TOTAL PARKING PROVIDED
188
(1.68 P.S./ DU)
MINIMUM REQUIRED
OPEN SPACE:
5% OF GROSS AC
0.05 x 282,269 SF = 14,113 SF
PROVIDED
±41,215 SF
±41,215 SF / 282,269 SF = ±14.6%
3BR/2BA
28
25.0%
C1
3BR/2BA
28
C
56
2.0 P.S./DU
UNIT TYPE
#DU
REQ.
2BR/2BA
36
TOTAL
UNRESERVED PARKING REQUIRED (8.5' x 18' TYP. P.S.)
48
1BR/1BA
A
18
70*
24
RATIO
P.S.
P.S.
0.5 P.S./DU
0.5 P.S./DU
3BR/2BA
28
C
28
1.0 P.S./DU
B
NOTE : * UNRESERVED PARKING IS INCLUDED IN THE
REQUIRED PARKING CALCULATION.
DEVCO, LLC
OWNER:
P.O. BOX 4108
BELLEVUE, WA. 98009
CONTACT - ANDREW HUNT
(206) 473-7361
TODD & ASSOCIATES, INC.
DESIGN PROFESSIONAL:
4019 NORTH 44th STREET
PHOENIX, AZ. 85018
CONTACT - BRENT M. BIESER
(602) 952-8280
* FIRE TRUCK TURNING RADII: 35' INSIDE - 55' OUTSIDE
* SIGHT VISIBILITY TRIANGLES AT 10' x 20' TYPICAL PER CITY OF
PHOENIX.
* SITE DESIGN BASED ON NFPA 13R SPRINKLER DESIGN
STANDARDS.
MAXIMUM ALLOWED
LOT COVERAGE:
45% OF NET AC
0.45 x 241,322 SF = 108,595 SF
PROVIDED
±82,956 SF
±82,956 SF / 241,322 SF = ±34.3%
VICINITY MAP
MISSOURI
CAMELBACK RD.
SELLS DR.
CANAL
79th AVE.
75th AVE.
71st AVE.
SITE
ASSUMPTIONS:
ASSUMES THAT FIRE DEPARTMENT WILL APPROVE HOSE PULL
LENGTH OF UP TO 350 FEET FROM THE FIRE ACCESS DRIVE.
ASSUMES THAT STORM WATER WILL BE STORED IN
UNDERGROUND FACILITIES.
ASSUMES THAT ALL EXISTING EASEMENTS CAN BE MODIFIED OR
ABANDONED.
SOME PROPERTY DIMENSIONS BASED ON INFORMATION FROM
MARICOPA COUNTY ASSESSOR'S MAP.
1
2
3
4
8'-6" x 18'-0"
ACCESSIBLE PARKING STALL
PARKING DRIVE AISLE WIDTH
PARKING STANDARDS
PARKING STALL TYP.
FIRE TURNING RADII
LOADING AREAS (2 PROVIDED)
11'-0" x 18'-0"
26'-0" MIN.
35' IN / 55' OUT
10' x 30' MIN.
ACCESSIBLE PARKING RATIO
5% x 112 D.U. = 6 P.S.
COMMUNITY / LEASING & FITNESS / MAINT.
APARTMENT BUILDINGS (6 BUILDINGS)
± 2,953 S.F.
BUILDING AREAS (GROSS)
± 122,656 S.F.
TOTAL BUILDING
± 125,609 S.F.
FIRE HYDRANT
EXISTING POWER POLE
LEGEND
GRAND
PRE-APPLICATION MEETING
QUARTER SECTION NO.
ZONING MAP
ZONING CASE NO.
DSD KIVA NO.
SDEV NO.
ZONING 04-04-23
Q18-11
H4
ZA-180-17
2300143
#23-581
SITE PLAN OPT. #1 05-12-23
PAPP NO.
#2302223
CONCEPTUAL SITE PLAN
06/15/23
4-21-23
4-21-23
4-21-23
4-21-23