Attachment B - Staff Report - Z-16-23-6.pdf

City of Phoenix — Formal (2023-09-06)

Extracted text (via pymupdf) 35830 characters

Staff Report Z-16-23-6
July 21, 2023
Ahwatukee Foothills Village Planning
Committee Meeting Date:
July 24, 2023
Planning Commission Hearing Date:
August 3, 2023
Request From:
RE-35 (Single-Family Residence
District) (0.17 acres) and CP/GCP
(Commerce Park District, General
Commerce Park Option) (4.43 acres)
Request To:
R-3A (Multifamily Residence District)
(4.60 acres)
Proposal:
Senior Housing, Assisted Living and
Memory Care
Location:
Approximately 790 feet north of the
northeast corner of 48th Street and
Frye Road
Owner:
St. Benedict Catholic Church
Applicant:
Shea Connelly Development, LLC
Representative:
Adam Trenk, Rose Law Group
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Public/Quasi-Public (0.17
acres) and Commerce/Business Park
(4.43 acres)
Proposed GPA-AF-1-23-6: Residential
15+ dwelling units per acre (4.60
acres)
Street Map
Classification
48th Street
Arterial
55-foot east half street
CELEBRATE OUR DIVERSE COMMUNITY AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.
ATTACHMENT B

Staff Report: Z-16-23-6
July 21, 2023
Page 2 of 14

The requested R-3A zoning district will allow for senior housing and supportive uses
which will allow for a mix of housing types in the village, which is appropriately
located along an arterial street.
CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES;
LAND USE PRINCIPLE: Support reasonable levels of increased intensity,
respectful of local conditions and surrounding neighborhoods.

The proposal will allow development of an underused site into a multifamily
residential community that is compatible with the surrounding area and respectful of
local conditions. The proposed development incorporates large setbacks, enhanced
landscaping around the perimeter, and additional open space to be compatible with
the adjacent neighborhood.
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 and as required by the Phoenix Zoning Ordinance, will
provide enhanced planting standards for landscape areas. This will help to provide
shade for pedestrians and bicyclists in and around the community and will help to
mitigate the urban heat island effect by covering hard surfaces, thus cooling the
micro-climate around the vicinity.

Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan – See Background Item No. 7.

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

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

Comprehensive Bicycle Master Plan – See Background Item No. 10.

Transportation Electrification Action Plan – See Background Item No. 11.

Zero Waste PHX – See Background Item No. 12.

Staff Report: Z-16-23-6
July 21, 2023
Page 3 of 14

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Vacant
CP/GCP, RE-35
North
School
RE-35
South
School
CP/GCP, RE-35
East
Multifamily residential
R-3
West
Church, single-family residential
CP/GCP, R1-6

R-3A Planned Residential Development Option
Standards
Requirements
Proposed Site Plan
Gross Acreage
-
4.60
Maximum Density (dwelling
units per acre)
23.1; 26.4 with bonus
23.1 (Met)
Maximum Units
106, 121 with bonus
66 Independent Units, 40
Assisted Living Units, and
29 Memory Care Units
(106 Residential Units)
(Met)
Maximum Lot Coverage
45% (25% for
community residence
center)
23.5 percent (Met)
Maximum Building Height
3 stories or 40 feet
for 150 feet; 1 foot in
5-foot increase to 48
feet, 4-story
maximum
3 stories or 36 feet 7
inches tallest parapet
(Met)
Minimum Building Setbacks
West (Adjacent to 48th Street)
20 feet
559 feet (Met)
North (Adjacent to property line)
15 feet
95 feet (Met)
South (Adjacent to property line)
15 feet
41 feet (Met)
East (Adjacent to property line)
15 feet
79 feet (Met)
Minimum Landscape and Open Space Standards
Adjacent to a Public Street
20 feet
Not depicted

Staff Report: Z-16-23-6
July 21, 2023
Page 4 of 14

Not Adjacent to Streets
5 feet
North – Not depicted
North (drive) – 0 feet (Not
Met)*
West (adjacent to church)
– Not depicted
South – Not depicted
East – Not depicted
Usable Outdoor Open Space
Minimum of 100
square feet per bed
shall be provided.
(8,200 square feet
required)
50,329 square feet (Met)
Minimum Common Open Space
Minimum 5% of
gross site area
25 percent (Met)
Minimum Parking
138 spaces required
1.3 spaces (16
spaces) per
efficiency unit and
1.5 spaces per 1 or 2
bedroom unit; (81
spaces); 1 space per
2 resident/patient
beds (41 spaces).
150 spaces provided
(Met)
*Variance or site plan modification required

Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 4.60 acres located approximately 790 feet north of the
northeast corner of 48th Street and Frye Road from RE-35 (Single-Family
Residence District) and CP/GCP (Commerce Park District, General Commerce
Park Option) to R-3A (Multifamily Residence District) for 66 independent units,
40 assisted living units, and 29 memory care units for a total of 135 units, with
106 of them proposed to have kitchens. This later would become a registered
Community Residence Center. The subject site is currently vacant.

SURROUNDING LAND USES AND ZONING

Staff Report: Z-16-23-6
July 21, 2023
Page 5 of 14

2.
The requested R-3A rezoning will
support a new housing type with
supportive services that is located
along 48th Street which is near the
I-10 and Loop 202 freeway
interchange within the Ahwatukee
Foothills Village. The areas to the
north and south are zoned RE-35
with schools on both sites. To the
west is the church site which is
zoned CP/GCP and the single-
family residential neighborhood
across 48th Street zoned R1-6
(Single-Family Residence District).
To the east is multifamily
residential zoned R-3.

Existing Zoning Aerial Map
Source: Planning and Development Depatment

GENERAL PLAN LAND USE MAP DESIGNATION
3.
Most of the subject site is designated Commerce/Business Park with the
proposed access strip along the northwestern edge designated Public/Quasi-
Public. To the west, across 48th Street, the designation is Residential 5 to 10
du/acre. To the east the designation is Residential 10 to 15 du/acre. The
designation to the north and south are Public/Quasi-Public.

To ensure consistency with the General Plan, a concurrent General Plan Land
Use Map amendment, GPA-AF-1-23-6, is proposed to change the land use map
designation to Residential 15+ dwelling units per acre.
The requested zoning is consistent with the proposed General Plan Land
Use Map designation.

Staff Report: Z-16-23-6
July 21, 2023
Page 6 of 14

General Plan Land Use Map
Source: City of Phoenix Planning and Development Department

PROPOSAL
4.
Site Plan
The conceptual site plan depicts a three-story building around three courtyards
which will house multifamily residences including an assisted living and memory
care facility. This proposal includes 66 independent living units, 40 assisted living
units, and 29 memory care units for a total of 135 units, with 106 of the units to
have kitchens.

The conceptual site plan also depicts a porte cochere providing a shaded area at
the building entry. There are two internally oriented courtyards for the assisted
living portion of the development and a memory care courtyard along the
northern edge of the proposed building. Staff recommends Stipulation Nos. 2
through 4 to ensure the site develops as proposed, including additional building
setbacks and open space areas.

Site access is provided from an arterial street. Stipulation No. 9 requires street
improvements adjacent to the development which shall comply with all ADA
accessibility standards.

The proposed land use, as stipulated, will provide enhanced landscaping so that
the proposal is compatible with the surrounding land uses. The proposal is for
both a multifamily project and a Community Residence Center, which is the land
use defined by the Phoenix Zoning Ordinance that the proposed senior housing

Staff Report: Z-16-23-6
July 21, 2023
Page 7 of 14

development would be classified. A Use Permit would be required after the
rezoning process through the Zoning Adjustment public hearing process to allow
this type of use.

Overall Site Plan
Source: Landmark Design

5.
Elevations
The conceptual building elevations provide a variety of colors, materials,
architectural embellishments, articulation that provides an enhanced building
design. The maximum height proposed is 36 feet and 7 inches to the top of the
parapet. Staff recommends the development shall be in general conformance
with the elevations date stamped March 6, 2023, in specific regard to the porte
cochere element and the use of varying materials and colors, as approved by the

Staff Report: Z-16-23-6
July 21, 2023
Page 8 of 14

Planning and Development Department (Stipulation No. 1).

Conceptual Building Elevations
Source: Landmark Design.

Staff Report: Z-16-23-6
July 21, 2023
Page 9 of 14

6.
Open Space
The conceptual site plan depicts three main courtyard areas, with landscaping
and outdoor seating. The proposed open space is 25 percent of the gross site
area (Stipulation No. 4). This will provide outdoor areas for assisted living,
memory care patients and residents of the facility, and is above the minimum
requirements of the Phoenix Zoning Ordinance.

STUDIES AND POLICIES
7.
Housing Phoenix Plan
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan.
This Plan contains policy initiatives for the development and preservation of
housing with 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 underutilized land in a
more sustainable fashion.

8.
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 for pedestrians and residents on site.

Staff is recommending stipulations designed to provide larger trees and enhance
live vegetation coverage within the development.

• The required trees within landscape areas shall be a minimum of 2-inch
caliper, drought tolerant shade trees as approved by the Planning and
Development Department (Stipulation No. 7).

• Landscape areas shall have a minimum 75% live coverage as approved
by the Planning and Development Department (Stipulation No. 8).

There also is a stipulation to replenish the existing streetscape within the right-of-
way along 48th Street (Stipulation 10). This will enhance the streetscape
appearance and add shade along the sidewalk.

9.
Complete Streets Guidelines Principles

Staff Report: Z-16-23-6
July 21, 2023
Page 10 of 14

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.

There is a bicycle lane along 48th Street and as a way to encourage alternative
transportation to and from the site bicycle parking is required per Stipulation No.
5. In addition, any street improvements shall be done to City of Phoenix and ADA
standards. This is addressed in Stipulations No. 9.

10. 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. Stipulation No. 5 requires bicycle parking on site for residents and
visitors.

11. 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. 6 provides requirements for
electric vehicle parking.

12. 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. As stated in the application materials, the project will
incorporate recycling. Recycling will include oversized trash enclosures for trash,
recycling material, and organic waste. Landscaping maintenance contractors will

Staff Report: Z-16-23-6
July 21, 2023
Page 11 of 14

also be required to recycle yard waste.

COMMUNITY INPUT SUMMARY
13. As of the writing of this report, staff has received a petition with 479 members of
the community in support, a letter of support and no correspondence in
opposition.

INTERDEPARTMENTAL COMMENTS

14. The Street Transportation Department requested that the landscaping be
replenished along 48th Street and that all street improvements are done to city
and ADA standards. These are addressed in Stipulation Nos. 9 and 10.

15. 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, water capacity is a dynamic condition that can change
over time due to a variety of factors.

OTHER

16. The site is located in a larger area identified as being archaeologically sensitive.
If further review by the City of Phoenix Archaeology Office determines the site
and immediate area to be archaeologically sensitive, and if no previous
archaeological projects have been conducted within this project area, it is
recommended that archaeological Phase I data testing of this area be
conducted. 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 Stipulations No. 11
through 13.

17. 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. 14.

18. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements such
as obtaining a use permit to conduct the proposed outdoor use in this zoning
district. Other formal actions such as, but not limited to, zoning adjustments and
abandonments, may be required.

Staff Report: Z-16-23-6
July 21, 2023
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Findings
1.
As stipulated, the proposal will include design elements such as enhanced
architecture, landscaping, and open space to create a development that is
compatible with the surrounding area.

2.
The proposal will redevelop an underutilized property and provide a senior living
facility which will help alleviate the housing shortage in Phoenix.

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

Stipulations

1.
The development shall be in general conformance with the elevations date
stamped March 6, 2023, in specific regard to the porte cochere element and the
use of varying materials and colors, as approved by the Planning and
Development Department.

2.
A minimum 40-foot-wide building setback shall be provided along the south
property line, as approved by the Planning and Development Department.

3.
A minimum 95-foot-wide building setback shall be provided along the north
property line, as approved by the Planning and Development Department.

4.
A minimum of 25% of the gross site area shall be open space, as approved by
the Planning and Development Department.

5.
A minimum of 8 bicycle parking spaces shall be provided through Inverted U
and/or artistic racks located near the building entrance 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.

6.
A minimum of 2% of the required parking spaces shall be EV Installed.

7.
The required trees within landscape areas shall be a minimum of 2-inch caliper,
drought tolerant shade trees as approved by the Planning and Development
Department.

8.
Landscape areas shall have a minimum 75% live coverage as approved by the
Planning and Development Department.

Staff Report: Z-16-23-6
July 21, 2023
Page 13 of 14

9.
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.

10. The existing streetscape within the right-of-way shall be replenished along 48th
Street adjacent to the subject parcel (Assessor Parcel No. 301-85-243A) for the
entire 993-foot street frontage, as approved by Planning and Development
Department.

11. 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.

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

13. 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.

14. 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
Matteo Moric
July 21, 2023

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map

Staff Report: Z-16-23-6
July 21, 2023
Page 14 of 14

Conceptual Site Plan date stamped July 13, 2023
Conceptual Elevations date stamped March 6, 2023
Community Correspondence (64 pages)

Z-75-98
Z-113-05
Z-173-05
Z-74-98
Z-68-96
Z-54-88
*
*
*
*
R-3A
R-2
RE-35
CP/GCP
RE-35
R1-6
CP/GCP
R-3
CP/GCP
C-2
M-R
v
w
202
WOODLAND DR
48TH ST
47TH PL
47TH WAY
47TH ST
ASHURST DR
TANGLEWOOD DR
SILVERWOOD DR
AMBERWOOD DR
R
FRYE RD
50TH ST
Maricopa County Assessor's Office
ELLIOT RD
WARNER RD
RAY RD
CHANDLER BLVD
PECOS RD
24TH ST
32ND ST
40TH ST
48TH ST
27TH AVE
CENTRAL AVE
17TH AVE
I-10
DESERT
FOOTHILLS
PKWY
AHWATUKEE FOOTHILLS VILLAGE
CITY COUNCIL DISTRICT: 6
I
APPLICANT'S NAME:
APPLICATION NO.
Z-16-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.60 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
RE-35, CP/GCP
R-3A
CONVENTIONAL OPTION
N/A, N/A
101
* UNITS P.R.D. OPTION
N/A, N/A
121
Shea Connelly Development, LLC
DATE:
4/25/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 011-39
ZONING MAP
A-11
REQUESTED CHANGE:
FROM: RE-35 ( 0.17 a.c.)
CP/GCP ( 4.43 a.c.)
TO:
R-3A ( 4.60 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-16-23.mxd
Z-16-23
0.06
0
0.06
0.03
Miles

F
F
F
F
F
F
F
F
K- 13 68- H
IN FIN ITY
WH I RLP OOL S
ACRYL IC
EVAP-COIL
EVAP-COIL
WS-BL4836
G
F
F
VAN
VAN
VAN
VAN
VAN
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
COURTYARD
MEMORY CARE
[±80'x150']
COURTYARD
[ASSISTED LIVING]
[±62'x73']
COURTYARD
[ASSISTED LIVING]
[±67'x73']
PORTE
COCHERE
OUTDOOR
SEATING
PROPERTY LINE
28'-3 1/2"
DRIVE
26'-0"
DRIVE
26'-0"
DRIVE
41'-8"
80'-10"
26'-0"
DRIVE
9'-0"
TYP.
19'-0"
TYP.
8'-0"
449'-5 1/2"
BUILDING
ENTRY
5'-0"
NORTH
VICINITY MAP:
CONCEPTUAL SITE PLAN
DATE:
REVISIONS:
St. Benedicts
DATE:
SHEET:
2
1
3
4
5
JOB NO.
Senior Living
LANDMARK
8777 East Via De Ventura, Suite 250, Scottsdale, AZ 85258
d e s i g n
\\Landmark\projects\22-301_St.Benedicts\PRE-APP\SHEETs\CSP1.dwg
hloer
Jul 12, 2023 - 2:50pm
7/12/23
22-301
AUG 5, 2022
P H O E N I X , A R I Z O N A
Jul 12, 2023
PRELIMINARY
SCALE: 1" = 20'-0"
north
0
20'
40'
80'
CSP1
APPROVAL STAMP
W RAY RD
W CHANDLER RD
N KYRENE
N 56TH ST
N 48TH ST
S RANCH
CIR
E
PROJECT
I-10
202
CITY OF PHOENIX GENERAL SITE PLAN NOTES:
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE CODES AND
ORDINANCES. ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURED BACK 10' FROM THE
PROPERTY LINE AND 20' ALONG THE PROPERTY LINE ON EACH SIDE OF THE DRIVEWAY
ENTRANCES WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'. STRUCTURES AND
LANDSCAPING WITHIN A TRIANGLE MEASURING 33' X 33' ALONG THE PROPERTY LINES WILL BE
MAINTAINED AT A MAXIMUM HEIGHT OF 3'. 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.
OWNER 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.
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO THE HEIGHT OF THE
TALLEST EQUIPMENT.
ALL SERVICE AREAS SHALL BE SCREENED TO CONCEAL TRASH CONTAINERS, LOADING DOCKS,
TRANSFORMERS, BACKFLOW PREVENTERS AND OTHER MECHANICAL OR ELECTRICAL
EQUIPMENT FROM EYE LEVEL ADJACENT TO ALL PUBLIC STREETS.
BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE USED ON THIS SITE WHERE
VISIBLE FROM PUBLIC STREETS OR ADJACENT RESIDENTIAL AREAS.
ALL SIGNAGE REQUIRES SEPARATE REVIEWS, APPROVALS, AND PERMITS. NO SIGNS ARE
APPROVED PER THIS PLAN.
GATES ARE TO REMAIN OPEN, OR ARE TO OPEN AUTOMATICALLY, BETWEEN THE HOURS OF
_____ AND ____.
THIS PROJECT IS LOCATED IN THE CITY OF PHOENIX WATER SERVICE AREA AND HAS BEEN
DESIGNATED AS HAVING AN ASSURED WATER SUPPLY.
FIRE TRUCK
TURNING RADIUS
PER C.O.P. (TYP.)
LEGAL DESCRIPTION
ALL THAT CERTAIN LOT, TRACT, OR PARCEL OF LAND, SITUATED IN A PORTION OF THE
NORTHWEST QUARTER OF SECTION 32, TOWNSHIP 1 SOUTH, RANGE 4 EAST OF THE GILA AND
SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, AND BEING MORE
COMPLETELY DESCRIBED AS FOLLOWS:
BEGINNING AT A FOUND BRASS CAP IN HANDHOLE; MARKING THE NORTHWEST CORNER OF
SECTION 32 TOWNSHIP 1 SOUTH, RANGE 4 EAST;
THENCE SOUTH 00°04'16" EAST, 1322.72 FEET TO A FOUND BRASS CAP FLUSH MARKING THE
NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 32.
THENCE NORTH 89°32'44" EAST, 55.09 FEET TO A FOUND REBAR MARKING THE NORTHWEST
CORNER OF LOT 1 AS RECORDED IN BOOK 702 OF MAPS, PAGE 38 M.C.R.;
THENCE SOUTH 00°07'14" EAST, 442.88 FEET TO THE TRUE POINT OF BEGINNING;
THENCE NORTH 89°32'44" EAST, 38.50 FEET;
THENCE SOUTH 60°45'40" EAST, 109.85 FEET;
THENCE NORTH 89°32'44" EAST, 702.79 FEET;
THENCE SOUTH 00°14'46" EAST, 496.45 FEET;
THENCE SOUTH 89°35'07" WEST, 357.00 FEET;
THENCE NORTH 00°14'46" WEST, 449.47 FEET;
THENCE SOUTH 89°32'35" WEST, 334.30 FEET;
THENCE NORTH 60°45'40" WEST, 113.37 FEET;
THENCE SOUTH 89°32'44" WEST, 46.79 FEET;
THENCE NORTH 00°25'03" WEST, 45.00 FEET TO THE POINT OF BEGINNING;
CONTAINING 198,904.46 SQUARE FEET, (4.57 AC) MORE OR LESS
55' Ø
TYP.
35' Ø
TYP.
45' Ø
TYP.
FIRE TRUCK
TURNING RADIUS
PER C.O.P. (TYP.)
55' Ø
TYP.
35' Ø
TYP.
45' Ø
TYP.
ASPHALT
PAVING
ASPHALT
PAVING
ASPHALT
PAVING
ASPHALT
PAVING
CONCRETE
SIDEWALK
TYP.
ACCESSIBLE
PARKING
LANDSCAPE
LANDSCAPE
LANDSCAPE
LANDSCAPE
LANDSCAPE
LANDSCAPE
ACCESSIBLE
RAMP
ACCESSIBLE
RAMP
CONCRETE
SIDEWALK
GENERAL NOTES
1.
THE FOLLOWING ITEM WILL BE PROVIDED DURING THE DESIGN REVIEW SUBMITTAL:
x
EXISTING AND PROPOSED FIRE HYDRANTS
x
EXISTING AND NEW FINISH FLOOR PAD ELEVATIONS
x
LOCATION OF LIGHT FIXTURES / POLES.
x
INVENTORY / SALVAGE PLAN
x
RECORDED CROSS ACCESS AGREEMENT
x
REFUSE ENCLOSURE COP STANDARD DETAILS
2.
SITE DRAINAGE WILL TO BE CONNECTED TO UNDERGROUND STORM WATER SYSTEM
ASPHALT
PAVING
CONCRETE
SIDEWALK
TYP.
KIVA PROJECT: 03-205A6
SDEV #: 0300104
PAPP / FACT #: 2208102
PRLM: TBD
SCMJ: TBD
REZONE: TBD
6" CONCRETE
CURB (TYP.)
FIRE LANE
ZONING:
LOT AREA EXISTING:
ADDRESS:
APN:
LOT AREA TO BE RE-ZONED:
OWNER
APPLICANT:
ARCHITECT
CIVIL ENGINEER
LANDSCAPE ARCHITECT
GROSS LOT AREA:
ACRES
PROPOSED:
EXISTING:
CP/GCP
R3A, TABLE B, PLANNED RESIDENTIAL DEVELOPMENT STANDARDS
20.30
SF)
(884,550
PROJECT SUMMARY
16035 S 48TH ST, PHOENIX, AZ 85048
APN 301-85-243A
GROSS LOT AREA:
ACRES
4.62
SF)
(201,316
CONTACT: WADE FELKINS
PHONE: (480) 719-9003
TEMPE, AZ 85284
SUITE 103
7650 S. MCLINTOCK DRIVE
CONTACT: ROB JARRET
JARRET ENGINEERING
PHONE: (480) 900-8530
PHOENIX, ARIZONA 85020
SUITE 1-278
111 E. DUNLAP AVENUE
CONTACT: DON CAMPBELL
CAMPBELL COLLABORATIVE
PHONE: (602) 266-1644
PHOENIX, AZ 85048
16035 S 48TH ST
ST. BENEDICTS CATHOLIC
8777 E. VIA DE VENTURA
SHEA CONNELLY DEVELOPMENT
CONTACT: (480) 315-9090
SUITE 250
8777 E. VIA DE VENTURA
SCOTTSDALE, AZ 85258
LANDMARK DESIGN
SUITE 250
SCOTTSDALE, AZ 85258
EMAIL: shea@scd-llc.com
EMAIL: wadef@cox.net
EMAIL: rob@jarrettengineering.net
EMAIL: don@campbellcollaborative.com
PARISH
NET LOT AREA:
ACRES
19.13
SF)
(833,427
NET LOT AREA:
ACRES
4.56
SF)
(198,905
PARKING ANALYSIS:
DENSITY:
BUILDING INFO:
PARKING REQUIRED:
MC, AL AND IL
UNIT TYPE:
TOTAL REQ'D:
SPACES PROVIDED:
ACCESSIBLE SPACES REQUIRED:
DENSITY PROVIDED:
GROSS LOT AREA:
ACRES
4.62
UNITS (ASSISTED & INDEPENDENT LIVING):
UNITS
106
22.9
BLDG TYPE 'MAIN'
SEE BELOW
138
MAXIMUM DENSITY ALLOWED:
23.1 / 26.1 WITH BONUS
'MAIN' BLDG TYPE:
DESCRIPTION
CONST.
TYPE
TOTAL BLDG AREAS/SQ FT.:
LOT COVERAGE:
MAX. LOT COVERAGE ALLOWED
BLDGS:
SQ. FT.:
TOTAL
SQ.FT.:
OCCU-
PANCY
1
46,749
46,749
A-2,A-3,B,
VA
I-1, 1-2
46,749
46,749 BLDGS SF/(198,905 SF = 0.235 * 100% = 23.5%
25.0%
SPACES REQUIRED:
138
2
145 REGULAR PARKING SPACES.:
(5) ADA PARKING SPOTS
TOTAL PROVIDED: 150
* ACCESSIBLE SPACES REQUIRED LISTED USING 2010 ADA STANDARDS FOR
ACCESSIBLE DESIGN TABLE 208.2
DWELLING UNIT, MULTI-FAMILY - TOTAL REQUIRED PARKING
1.3 SPACES PER EFFICIENCY UNIT AND 1.5 SPACES PER 1 OR 2 BEDROOM UNIT
AND 2 SPACES PER 3 OR MORE BEDROOM UNIT, 1.0 SPACE PER UNIT OF LESS
THAN 600 SQUARE FEET REGARDLESS OF NUMBER OF BEDROOMS
WHEN THE REQUIRED PARKING IS RESERVED FOR RESIDENTS, ADDITIONAL
UNRESERVED PARKING IS REQUIRED AS FOLLOWS: 0.3 SPACES FOR EACH
EFFICIENCY UNIT AND 0.5 SPACES PER EACH 1 OR 2 BEDROOM UNIT AND 1.0
SPACE PER EACH 3 OR MORE BEDROOM UNIT.
EXCEPTION FOR UNRESERVED PARKING: WHERE MINIMUM 18-FOOT DRIVEWAYS
ARE PROVIDED FOR INDIVIDUAL UNITS, .25 SPACE PER EACH UNIT.
UNRESERVED PARKING SHALL BE DISTRIBUTED THROUGHOUT THE SITE.
BICYCLE REQUIRED: .25 PER UNIT WITH MAX OF 50 SPACES.
BIKE STALLS REQUIRED: 34
BIKE STALLS PROVIDED: 36
INDEPENDENT LIVING: 1.3 SPACES PER EFFICIENCY UNIT
12 UNITS X 1.3 = 16 PARKING SPACES
INDEPENDENT LIVING: 1 BEDROOM
36 UNITS X 1.5 = 54 PARKING SPACES
INDEPENDENT LIVING: 2 BEDROOM
18 UNITS X 1.5 = 27 PARKING SPACES
ASSISTED LIVING: 1 SPACE PER 2 RESIDENT BEDS
48 BEDS X 0.5 = 24 PARKING SPACES
MEMORY CARE: 1 SPACE PER 2 RESIDENT BEDS
34 BEDS X 0.5 = 17 PARKING SPACES
TOTAL SPACES REQUIRED: 138
DWELLING UNIT MIX:
DESCRIPTION
-
ASSISTED LIVING
INDEPENDENT LIVING
TOTAL UNIT COUNT
-
-
-
-
MEMORY CARE
29 UNITS (34 BEDS)
40 UNITS (48 BEDS)
66 UNITS
135 UNITS
LANDSCAPE AREA
NET AREA:
ACRES
.887
SF)
(38,636
OPEN SPACE AREA
NET AREA:
ACRES
1.155
SF)
(50,329
TOTAL LANDSCAPE AREA INCLUDING OPEN SPACE = 2.042 ACRES (88,965 SF)

FINISH FLOOR
+0' - 0"
F.F. AT 2ND LEVEL
+11' - 1 5/8"
T.O. PARAPET 3
+36' - 1"
T.O. PARAPET 2
+35' - 1"
T.O. PARAPET 1
+34' - 1"
T.O. PARAPET 4
+36' - 7"
T.O. ROOF PLATE
+29' - 2 5/8"
F.F. AT 3RD LEVEL
+21' - 3 5/8"
B
E
C
D
E
B
D
B
B
B
A
B
B
E
C
D
D
A
D
D
A
D
D
B
C
G
B
D
E
E
D
C
G
E
C
F
F
A
D
G
C
D
B
F
ROOF LINE
TYP.
MECHANICAL
UNITS BEYOND
(TYP.)
FINISH FLOOR
+0' - 0"
F.F. AT 2ND LEVEL
+11' - 1 5/8"
T.O. PARAPET 3
+36' - 1"
T.O. PARAPET 2
+35' - 1"
T.O. PARAPET 1
+34' - 1"
T.O. PARAPET 4
+36' - 7"
T.O. ROOF PLATE
+29' - 2 5/8"
F.F. AT 3RD LEVEL
+21' - 3 5/8"
D
B
E
E
C
C
D
B
D
D
A
D
C
B
C
B
E
G
D
D
E
C
C
E
D
A
D
B
B
E
C
G
D
B
A
B
F
ROOF LINE
TYP.
MECHANICAL
UNITS BEYOND
(TYP.)
FINISH FLOOR
+0' - 0"
F.F. AT 2ND LEVEL
+11' - 1 5/8"
T.O. PARAPET 3
+36' - 1"
T.O. PARAPET 2
+35' - 1"
T.O. PARAPET 1
+34' - 1"
T.O. PARAPET 4
+36' - 7"
T.O. ROOF PLATE
+29' - 2 5/8"
F.F. AT 3RD LEVEL
+21' - 3 5/8"
A
B
F
E
B
B
D
F
C
E
D
D
D
D
B
C
A
D
G
C
D
D
B
C
D
F
E
E
E
C
C
D
D
B
F
B
E
D
G
B
B
D
A
D
B
C
E
C
B
D
B
E
B
C
FINISH FLOOR
+0' - 0"
F.F. AT 2ND LEVEL
+11' - 1 5/8"
T.O. PARAPET 3
+36' - 1"
T.O. PARAPET 2
+35' - 1"
T.O. PARAPET 1
+34' - 1"
T.O. PARAPET 4
+36' - 7"
T.O. ROOF PLATE
+29' - 2 5/8"
F.F. AT 3RD LEVEL
+21' - 3 5/8"
B
F
D
B D
G
C
A
E
C
F
D
G
C
D
E
E
B
D
D
A C
E
C
D
A
B
D
B
F
E
C
B
D
B
ROOF LINE
TYP.
MECHANICAL
UNITS BEYOND
(TYP.)
LANDMARK
8777 E. VIA DE VENTURA, STE. 250, SCOTTSDALE, AZ 85258
d e s i g n
DATE:
REVISIONS:
DATE:
SHEET:
JOB NO.
JUNE 16 2021
A301
PHOENIX, ARIZONA
St. Benedicts
Senior Living
21-301
KEYNOTES
SCALE: 1/8" = 1'-0"
1
WEST ELEVATION
SCALE: 1/8" = 1'-0"
2
WEST ELEVATION CONTINUE
SCALE: 1/8" = 1'-0"
3
EAST ELEVATION
SCALE: 1/8" = 1'-0"
4
EAST ELEVATION CONTINUE

FINISH FLOOR
+0' - 0"
F.F. AT 2ND LEVEL
+11' - 1 5/8"
T.O. PARAPET 3
+36' - 1"
T.O. PARAPET 2
+35' - 1"
T.O. PARAPET 1
+34' - 1"
T.O. PARAPET 4
+36' - 7"
T.O. ROOF PLATE
+29' - 2 5/8"
F.F. AT 3RD LEVEL
+21' - 3 5/8"
E
F
B
D
D
A
D
B
E
C
B
D
D
C
G
B
D
F
D
A
E
D
E
A
F
B
D
B
D
G
C
B
D
E
C
D
B
D D
F
B
G
E
D
+0'-0"
FINISH FLOOR
+11'-1 5/8"
F.F. AT 2ND LEVEL
+21'-3 5/8"
F.F. AT 3RD LEVEL
+29'-2 5/8"
T.O. ROOF PLATE
+35'-1"
T.O. PARAPET 2
ROOF LINE
TYP.
MECHANICAL
UNITS BEYOND
(TYP.)
ROOF LINE
TYP.
FINISH FLOOR
+0' - 0"
F.F. AT 2ND LEVEL
+11' - 1 5/8"
T.O. PARAPET 3
+36' - 1"
T.O. PARAPET 2
+35' - 1"
T.O. PARAPET 1
+34' - 1"
T.O. PARAPET 4
+36' - 7"
T.O. ROOF PLATE
+29' - 2 5/8"
F.F. AT 3RD LEVEL
+21' - 3 5/8"
A
D
G
C
D
F
E
C
D
C
B
E
D
D
F
B
E
D
A
D
G
C
B
F
F
D
B
D
B
C
D
A
D D
B
F
D
E
C
D
D
A
E
F
C
D
E
A
G
C
A
D
+0'-0"
FINISH FLOOR
+11'-1 5/8"
F.F. AT 2ND LEVEL
+21'-3 5/8"
F.F. AT 3RD LEVEL
+29'-2 5/8"
T.O. ROOF PLATE
+36'-1"
T.O. PARAPET 3
ROOF LINE
TYP.
MECHANICAL
UNITS BEYOND
(TYP.)
ROOF LINE
TYP.
MECHANICAL
UNITS BEYOND
(TYP.)
LANDMARK
8777 E. VIA DE VENTURA, STE. 250, SCOTTSDALE, AZ 85258
d e s i g n
DATE:
REVISIONS:
DATE:
SHEET:
JOB NO.
JUNE 16 2021
A302
PHOENIX, ARIZONA
St. Benedicts
Senior Living
21-301
SCALE: 1/8" = 1'-0"
1
NORTH ELEVATION
SCALE: 1/8" = 1'-0"
2
SOUTH ELEVATION

From:
Kimberly
To:
PDD Ahwatukee Foothills VPC
Subject:
In support of ST Benedict’s senior living
Date:
Wednesday, July 19, 2023 9:47:03 PM
Hello-
I just read the article in the ahwatukee foothill news about the ST Benedict senior living project concerning the
request for a parking variance. I am a resident of Ahwatukee and a supporter of the project. I am also in favor of the
parking reform amendment to reduce parking space minimums.
Sincerely,
Kimberly Barua, AICP