Attachment B - Staff Report - Z-4-21-4.pdf

City of Phoenix — Formal (2021-06-02)

Extracted text (via pymupdf) 41640 characters

Staff Report Z-4-21-4
March 24, 2021
Encanto Village Planning Committee
Hearing Date
April 5, 2021
Planning Commission Hearing Date
May 6, 2021
Request From:
C-2 (Intermediate Commercial District) (0.73
acres)
Request To:
WU Code T4:3 MT (Walkable Urban Code,
Transect 4:3 District, Transit Midtown
Character Area) (0.73 acres)
Proposed Use:
Multifamily Residential
Location:
Northeast corner of 3rd Street and
Clarendon Avenue
Owner:
BHABK Holdings 1, LLC
Applicant:
Keith Helmuth, BHABK Holdings 1, LLC
Representative:
Amy Malloy, Evolve Ventures
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map Classification
Third Street
Collector
35-foot east half
Clarendon
Avenue
Local
30-foot north half
CONNECT PEOPLE AND PLACES CORE VALUE; INFILL DEVELOPMENT; LAND
USE PRINCIPLE: Promote and encourage compatible infill development with a
mix of housing types in neighborhoods close to employment centers,
commercial areas, and where transit or transportation alternatives exist.
The proposed development is located within the Midtown Transit Oriented
Development (TOD) District. The Midtown TOD Policy Plan identified the site to be
suitable to redevelop. The proposal for multifamily residences is consistent with the
redevelopment vision identified in the Midtown TOD Policy Plan and will be a
compatible addition to the surrounding area.
Attachment B

Staff Report: Z-4-21-4
March 24, 2021
Page 2 of 13

CELEBRATE OUR DIVERSE COMMUNITIES 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.

The proposed development will provide additional housing options in the Encanto
Village and is located along a planned bike corridor and near a high capacity transit
corridor.

CONNECT PEOPLE AND PLACES CORE VALUE; TRANSIT ORIENTED
DEVELOPMENT; LAND USE PRINCIPLE: Encourage high-density housing and
high intensity employment uses to locate adjacent or close to transit stations
per adopted transit district plans.

The site is located within the Midtown Transit Oriented Development (TOD) District
and is within a half mile of two light rail transit stations. The proposed multifamily
development is appropriate at this location given that the site is near multiple modes
of transportation options.

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 proposed development provides trees and shade on both 3rd Street and
Clarendon Avenue 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
Transit Oriented Development Strategic Policy Framework – See Background
Item No. 3.

Midtown Transit Oriented Development Policy Plan – See Background Item No. 4.

Housing Phoenix Plan – See Background Item No. 10.

Comprehensive Bicycle Master Plan – See Background Item No. 11.

Complete Streets Guiding Principles – See Background Item No. 12.

Tree and Shade Master Plan – See Background Item No. 13.

Zero Waste PHX – See Background Item No. 14.

Staff Report: Z-4-21-4
March 24, 2021
Page 3 of 13

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant
C-2
North
Single-family residential
C-2
South (across Clarendon
Avenue)
Single-family residential
R1-6
East
Single-family residential
R-3
West (across 3rd Street)
Medical office
C-2

Walkable Urban Code
T4:3
*variance required or
design alternative
Standards
Requirements
Provisions on the
Proposed Site Plan
Gross Acreage
N/A
0.73
Total Number of Units
N/A
22
Density
No Maximum
30.14 dwelling units
per acre
Building Height
40-foot maximum
36 feet (Met)
Min. Parking – Per Section
702
• 10% reduction when
greater than 1,320
feet of a light rail stop
33 spaces

33 spaces (Met)
Bicycle Parking – Per
Section 1307.H.6.d
• Minimum 0.25 per
residential unit, with a
maximum of 50
required spaces
6 spaces
9 spaces (Met) (See
Stipulation No. 2)
Streetscape Standards
(Section 1312.C)
Minor Collector (3rd Street)
5-foot sidewalk (minimum)

5-foot landscape (minimum)
5 feet (Met)

6 feet (Met) (See
Stipulation No. 1)
Local Street (Clarendon
Avenue)
5-foot sidewalk (minimum)

5-foot landscape (minimum)
5 feet (Met)

5 feet (Met)
Main Building Setbacks
Primary Frontage
(3rd Street)
20-foot maximum
5 feet (Met)

Staff Report: Z-4-21-4
March 24, 2021
Page 4 of 13

Walkable Urban Code
T4:3
*variance required or
design alternative
Standards
Requirements
Provisions on the
Proposed Site Plan
Secondary Frontage
(Clarendon Avenue)
8-foot maximum
8 feet (Met)
Side (North)
0-foot minimum
0 feet (Met)
Side (East)
0-foot minimum
0 feet (Met)
Parking Setbacks
Primary Frontage (3rd
Street)
30-foot minimum or behind
building
Approximately 15 feet
(Not Met) (See
Background Item No.
6)
Secondary Frontage
(Clarendon Avenue)
8-foot minimum, landscaping
setback along the entire
parking frontage
Approximately 24 feet
(Met)
Lot Requirements
Lot Coverage
70% maximum
Approximately 67%
(Met)
Primary Building Frontage
60% minimum
Approximately 92%
(Met)
Open Space
5% minimum
Not Shown
Frontage Types Allowed
Primary Frontage (3rd
Street)
Porch, patio, stoop, forecourt
or alternative frontages per
Section 1305.B.1.c
Common Entry (Not
Met) (See
Background Item No.
6)
Secondary Frontage
(Clarendon Avenue)
Porch, patio, stoop, forecourt
or alternative frontages per
Section 1305.B.1.c
Patio (Met)

Background/Issues/Analysis

SUBJECT SITE
1. This request is to rezone a 0.73-acre site located at the northeast corner of 3rd
Street and Clarendon Avenue from C-2 (Intermediate Commercial District) to
WU Code T4:3 MT (Walkable Urban Code, Transect 4:3 District, Transit Midtown
Character Area) to allow multifamily residences. The subject site is along the 3rd
Street Improvement Project area which will improve traffic circulation, safety and
mobility for pedestrians and bicyclists on 3rd Street between Garfield Street and
Indian School Road. The subject site is also located approximately a quarter-
mile south of Steele Indian School Park and Carl T. Hayden Veterans
Administration Medical Center, both of which are noted assets on the Encanto
Village Character Plan Asset Map.

Staff Report: Z-4-21-4
March 24, 2021
Page 5 of 13

2. The General Plan Land Use Map
designation for this site is Commercial.
The proposed multifamily residential
land use is consistent with this
designation. The General Plan Land
Use Map designations to the north and
west are Commercial, and the area to
the west is also within the Village Core
boundary. The General Plan Land Use
Map designation to the south is
Residential 3.5 to 5 dwelling units per
acre and to the east is Residential 10
to 15 dwelling units per acre.
General Plan Land Use Map, Source: Planning
and Development Department

3. Transit Oriented Development Strategic Policy Framework
The Transit Oriented Development
Strategic Policy Framework is part of
the city’s General Plan which identified
planning typologies to describe urban
environments. The subject site is
approximately a half-mile from the
Indian School/Central Avenue and
Osborn/Central Avenue light rail
stations. The identified environment for
the Osborn/Central Avenue light rail
station area is Regional Center.
Regional Center is a place type
characterized by high intensity with
building heights typically from five to
ten stories with incentive heights of up
to 20 stories.
TOD Strategic Policy Framework Placetypes,
Source: Planning and Development
Department

Land uses may include supportive retail, high-rise and mid-rise living, industry
cluster and office employment. The identified environment for the Indian
School/Central Avenue light rail station area is Major Urban Center. A Major
Urban Center is a place type characterized by medium to high intensity uses,
with building heights typically from four to eight stories, with incentive heights of
up to fifteen stories. Land uses may include entertainment, retail, mid-rise living
and office employment. The proposed transect permits a lower-intensity than the
Major Urban Center and Regional Center place types and is appropiate given its
half-mile distance from those stations and proximity to single-family residences.

Staff Report: Z-4-21-4
March 24, 2021
Page 6 of 13

4. Midtown Transit Oriented Development District Policy Plan
The site is located within the Midtown TOD (Transit Oriented Development)
District, the boundaries for which are McDowell Road on the south, Indian
School Road on the north 7th Street on the east and 7th Avenue on the west.
The policy plan adopted for the Midtown TOD District provides a blueprint for
fully achieving the transformative potential of light rail in a sustainable manner.
Changes advocated in the plan can lower transportation costs for residents,
create new business opportunities, encourage active, healthy lifestyles, ensure
Phoenix increases its competitive advantage in the global marketplace and
improve prosperity by growing the economy in locations with existing
infrastructure and public services. In order to realize the implementation of the
Vision and Master Plan for the Midtown TOD District, one key recommendation
is the implementation of a form-based zoning code. The proposal to Walkable
Urban Code furthers that vision.
The Midtown TOD policy plan’s current
state assessment for housing indicated
that the area near the subject site
needs 219 more housing units by the
year 2035. The current proposal will
add to the housing stock in the area.

The subject site is also located within
the 3rd Street Promenade area,
envisioned to be “a destination for
pedestrians and bicyclists…the 3rd
Street Corridor is conscious of the
smaller, more personal scale of
adjacent historic neighborhoods and is
visually integrated into a historic
residential setting” (pg. 95). The
subject site’s enhanced bicycle
amenities, detached sidewalks and
lower scale are compatible with the
vision for the 3rd Street Promenade.
Midtown TOD Policy Plan, Source: Planning
and Development Department

EXISTING CONDITIONS AND SURROUNDING ZONING
5. The subject site is currently vacant, as shown in the aerial sketch map included
as an exhibit. The subject site has been vacant for at least 20 years, as shown in
the aerial images below.

Staff Report: Z-4-21-4
March 24, 2021
Page 7 of 13

Aerial Images, Source: Planning and Development Department

North of the subject site is a single-family residence zoned C-2. The west, across
3rd Street, are medical offices zoned C-2. To the east are single-family
residences zoned R-3 (Multifamily Residence District). To the south, across
Clarendon Avenue, are single-family residences zoned R1-6 (Single-Family
Residence District).

PROPOSAL
6. The proposed T4:3 District is described as a low-intensity urban residential fabric
characterized by single-family homes, duplexes, single-family attached and small
multifamily developments, averaging 30 to 40 feet in height. As shown on the
conceptual site plan attached as an exhibit, the proposed development is a
three-story multifamily residential building, up to 36 feet in height. The ground
level will include detached sidewalks on both street frontages, in addition to
bicycle parking and a bicycle repair station. The conceptual site plan proposes a
patio frontage type along Clarendon Avenue and a common entry frontage type
along 3rd Street. The allowed frontage types along the primary frontage are
porch, patio, stoop, forecourt or an alternative frontage type per Section
1305.B.1.c. The applicant will either update the frontage type along 3rd Street to
one of the allowed frontages or pursue an alternative design prior to preliminary
plan approval. Furthermore, the proposed site plan shows parking spaces
behind a screen wall within the parking setback area. The applicant will update
their site plan to meet the required parking setback prior to preliminary site plan
approval.

Stipulation No. 1 requires detached sidewalks along both frontages with a
minimum 6-foot-wide landscape area between back of curb and sidewalk on 3rd
Street and a minimum 5-foot-wide landscape area along Clarendon Avenue.
Stipulation Nos. 3 and 6 require a 6-foot-wide sidewalk easement along 3rd
Street and that all sidewalks be located within a sidewalk easement. To create a

Staff Report: Z-4-21-4
March 24, 2021
Page 8 of 13

bike-supportive environment along a planned bicycle corridor, bicycle
infrastructure is incorporated into the proposed project. Stipulation No. 2 requires
guest bicycle parking and a bicycle repair station to be provided on site.

7. To increase pedestrian and bicyclist safety along the frontages, the proposed
site plan shows vehicular access from the alley. Stipulation Nos. 4 and 5 require
a 5-foot-minimum dedication along the west side of the alley and that vehicular
access be provided from the alley.

8. As a primary purpose of the Walkable Urban Code and due to the site’s
proximity to public transit, several stipulations address pedestrian safety.
Stipulation No. 7 requires all street improvements to be built according to ADA
accessibility standards. Stipulation No. 8 requires stamped or colored concrete,
decorative pavers or another material to be placed across drive aisles to alert
drivers of pedestrians. Stipulation No. 9 requires that clearly defined, accessible
pathways be provided to connect building entrances and public sidewalks using
the most direct route.

9. Section 1304.C. of the Zoning Ordinance requires that all sides of a building
exhibit design continuity and multiple exterior accent materials. The provided
conceptual elevations attached as an exhibit show multiple exterior accent
colors, materials, and design continuity throughout all sides of the building.

AREA PLANS, OVERLAY DISTRICTS, AND INITIATIVES
10. 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 providing 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. The proposed multifamily development supports the
goal of providing more housing units by 2030.

11. 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. It is recommended that two types of parking be provided on the
property: secured parking for residents, and short-term rack parking for guests.

Staff Report: Z-4-21-4
March 24, 2021
Page 9 of 13

Providing secure bicycle parking for residents and parking for guests of the
development is supportive of multimodal travel options and will encourage
residents to use biking as an alternative mode of transportation. A bicycle repair
station provided within the building or on site which will also promote bicycling as
an alternative mode of transportation. These are addressed in Stipulation No. 2.

12. 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.

The proposal includes shaded sidewalks which will increase the thermal comfort
for those walking to and from nearby transit and those patronizing local
businesses. The proposal also includes several bicycle racks for visitors and
residents, in addition to a bicycle repair station as required in Stipulations Nos. 1
and 2. Stipulations Nos. 8 and 9 require pedestrian safety features such as
stamped or colored concrete, decorative pavers or other materials across the
driveway aisles, and clearly defined pedestrian pathways connecting building
entrances to public sidewalks.

13. 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. The general development standards of the Walkable
Urban Code require that 75 percent of sidewalks and pedestrian ways be
shaded. Staff is recommending Stipulation No. 1 to provide detached sidewalks
and planting areas between the back of curb and sidewalk along both street
frontages.

14. 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. The proposed project will be subject to the current City
of Phoenix residential waste collection and recycling requirements.

COMMUNITY INPUT SUMMARY
15. At the time this staff report was written, staff had not received any public
correspondence regarding the request.

INTERDEPARTMENTAL COMMENTS

Staff Report: Z-4-21-4
March 24, 2021
Page 10 of 13

16. The Street Transportation Department requested a minimum 6-foot-wide
sidewalk easement along 3rd Street, a 5-foot dedication along the west side of
the alley, that vehicular access be provided from the alley, that all public
sidewalks be located within a sidewalk easement and that all street
improvements be constructed to ADA accessibility standards. These are
addressed in Stipulation Nos. 3 through 7.

17. The Public Transit Department requested that pedestrian pathways that cross
drive aisles be constructed of decorative pavers, stamped or colored concrete or
another material other than those uses to pave the parking surfaces and that
clearly defined, accessible pedestrian pathways be provided to link building
entrances to public sidewalks. These are addressed in Stipulation Nos. 8 and 9.
The Public Transit Department also noted that all cross access agreements shall
include a pedestrian pathway and that trees shall be placed to provide 75
percent shade coverage for sidewalks and pedestrian pathways. The subject site
does not propose a cross access agreement and the Walkable Urban Code
requires 75 percent shade coverage for sidewalks.

18. 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.

19. The Aviation Department requires that the property owner record a Notice to
Prospective Purchasers of Proximity to Airport in order to disclose the existence,
and operational characteristics of City of Phoenix Sky Harbor International
Airport (PHX) to future owners or tenants of the property. The Aviation
Department also requires that the project receive a No Hazard Determination
from the FAA and that the property owner grant and record an avigation
easement. These are addressed in Stipulation Nos. 10 through 12.

20. The Fire Department commented that they do not anticipate any problems with
this case. However, they noted that the site access is limited and buildings shall
comply with the Phoenix Fire Code.

OTHER
21. 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. 13.

22. Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements.

Staff Report: Z-4-21-4
March 24, 2021
Page 11 of 13

Zoning adjustments, abandonments or other formal actions may also be
required.

Findings

1. The proposal will redevelop an underutilized property and provide a high quality
multifamily residential development with which will help alleviate the
housing shortage in Phoenix.

2. The proposal provides a new housing option to contribute to the mix of housing
types in the area and is consistent with the Midtown TOD Policy Plan
designation as a site suitable for redevelopment.

3. As stipulated, the proposal provides enhanced pedestrian and bicycle
amenities consistent with the Midtown TOD Policy Plan, Comprehensive
Bicycle Master Plan, Tree and Shade Master Plan and the Complete Streets
Guiding Principles.

Stipulations

1.
All public sidewalks shall be detached with a minimum 5-foot-wide landscape
area located between the sidewalk and back of curb along the north half of
Clarendon Avenue and a minimum 6-foot-wide landscape area located
between the sidewalk and back of curb along the east half of Third Street, as
approved by the Planning and Development Department.

2.
The developer shall provide and maintain the following bicycle infrastructure as
described below and as approved by the Planning and Development
Department.

a. Guest bicycle parking for multifamily residential use shall be provided at a
minimum of 0.05 spaces per unit with a maximum of 50 spaces near
entrances of buildings and installed per the requirements of Section
1306.H. of the Phoenix Zoning Ordinance.

b. A bicycle repair station (“fix it station”) shall be provided on the site. The
station shall include but not limited to: standard repair tools affixed to the
station; a tire gauge and pump; and a bicycle repair stand which allows
pedals and wheels to spin freely while making adjustments to the bike, as
approved by the Planning and Development Department.

3.
The developer shall dedicate a minimum 6-foot-wide sidewalk easement for
the east side of 3rd Street, as approved by the Planning and Development
Department.

Staff Report: Z-4-21-4
March 24, 2021
Page 12 of 13

4.
The developer shall dedicate a minimum of 5 feet for the west side of the alley,
as approved by the Planning and Development Department.

5.
All vehicular site access shall be provided from the alley, consistent with the
Walkable Urban Code standards and as approved by the Planning and
Development Department.

6.
All public sidewalks shall be located in a dedicated public sidewalk easement,
as approved by the Planning and Development Department.

7.
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.

8.
Where pedestrian pathways cross drive aisles, the pathway shall be
constructed of decorative pavers, stamped or colored concrete, or another
material, other than those used to pave parking surfaces and drive aisles, as
approved by the Planning and Development Department.

9.
Clearly defined, accessible pedestrian pathways shall be provided to connect
building entrances, and public sidewalks, using the most direct route for
pedestrians, as approved by the Planning and Development Department.

10.
The developer shall provide a No Hazard Determination for the proposed
development from the FAA pursuant to the FAA’s Form-7460 obstruction
analysis review process, prior to construction permit approval, as per plans
approved by the Planning and Development Department.

11.
The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport 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.

12.
The developer shall grant and record an avigation easement to the City of
Phoenix for the site, per the content and form prescribed by the City Attorney
prior to final site plan approval.

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.

Staff Report: Z-4-21-4
March 24, 2021
Page 13 of 13

Writer
Sarah Stockham
March 24, 2021

Team Leader
Samantha Keating

Exhibits
Sketch Map
Aerial Map
Conceptual Site Plan and Elevations Date Stamped January 22, 2021 (5 pages)

Z-74-99
Z-296-84
Z-13-12
Z-47-00
Z-99-85
Z-330-85
*
*
*
*
R-5
R1-6
P-1
R-5
R-5
H-R
C-O
C-2
C-O H-R
C-2
C-2
C-O
C-2
R-4
P-1
R-3
R-4
C-2
C-2
H-R
C-2
H-R
3RD ST
CLARENDON AVE
INDIANOLA AVE
4TH ST
WELDON AVE
TOD District -
Midtown
Transit Overlay
District (TOD-1)
I-17
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
24TH ST
SR 51
MC DOWELL RD
THOMAS RD
INDIAN SCHOOL RD
G
r
an
d
C
a
n
a
l
ENCANTO VILLAGE
CITY COUNCIL DISTRICT: 4
I
APPLICANT'S NAME:
APPLICATION NO.
Z-4-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
0.73 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2
WU Code T4:3 MT
CONVENTIONAL OPTION
10
No Mazimum
* UNITS P.R.D. OPTION
12
N/A
Keith Helmuth, BHABK Holdings 1, LLC
DATE:
2/22/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-28
ZONING MAP
H-8
REQUESTED CHANGE:
FROM: C-2 ( 0.73 a.c.)
TO:
WU Code T4:3 MT ( 0.73 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-4-21.mxd
Z-4-21
0.03
0
0.03
0.015
Miles

A
F
C
C
PROPERTY LINE
118-24-094
118-24-095
118-24-096
GATE
PROPOSED SITE PLAN
22-UNIT MULTIFAMILY
3-STORIES / 40' MAXIMUM HEIGHT
33 ON-SITE / 04 OFF-SITE PARKING STALLS
UNIT 01 -
1BD/1BA
575 SF
2FL - UNIT 02 - 06
3FL - UNIT 07 - 11
10 UNITS
1BD/1BA
580 SF
3 R D S T R E E T
C L A R E N D O N A V E N U E
CMU SITEWALL
PUBLIC SIDEWALK
TRASH
ENCLOSURE
6 CUYD
GATE
GATE
STAIR 02
STAIR 01
COVERED
HARDSCAPE
ENTRY
EXIT
EXISTING
ALLEY
(IMPROVED)
UNIT 12
2BD/2.5BA
1,290 SF
UNIT 13
2BD/2.5BA
1,280 SF
UNIT 14
2BD/2.5BA
1,280 SF
UNIT 15
2BD/2.5BA
1,280 SF
UNIT 16
2BD/2.5BA
1,280 SF
UNIT 17
2BD/2.5BA
1,290 SF
UNIT 18
2BD/3BA + HO
1,540 SF
UNIT 19
2BD/3BA + HO
1,515 SF
UNIT 20
2BD/3BA + HO
1,515 SF
UNIT 21
2BD/3BA + HO
1,515 SF
UNIT 22
2BD/3BA + HO
1,540 SF
ENTRY
ENTRY
PROPERTY LINE
8'-0"
SETBACK
16'-11"
54'-0"
14'-11"
21'-8"
24'-0"
MIN DRIVE AISLE
CORNER SIGHTLINE
NEW
CURBCUT
34'-4"
22'-8"
24'-0"
DRIVE
EXISTING
ELEC POLE
SERVICE TO BE
UNDERGROUND
EXISTING
ELEC POLE
EXISTING
ELEC POLE
01
02 HC
HC
03
04
05
06
07
08
09
12
13
14
15
18
19
10
11
16
17
33
32
31
30
29
28
27
26
25
24
23
22
21
PATIO
FRONTAGE
CORNER SIGHTLINE
PATIO
FRONTAGE
PATIO
FRONTAGE
PATIO
FRONTAGE
PATIO
FRONTAGE
TELECOMMUNICATION
INFRASTRUCTURE (E)
9'-0"
5'-0"
9'-0"
8'-6"
TYP
9'-6"
TYP TANDEM
18'-0"
18'-0"
18'-0"
18'-0"
CORNER SIGHTLINE
SCALE : 1" = 10'-0"
MAIL
20
5'-0"
SETBACK
6'-0"
20'-0"
ALLEY IMPROVEMENT
5'-0"
DEDICATION
6"
8'-10"
BRIDGE AT LEVEL 02 AND 03 ABOVE
10'-0" CLEAR
BLDG A
7,700 SQUARE FEET
BLDG B
6,365 SQUARE FEET
BLDG C
7,625 SQUARE FEET
WALKWAY
16'-0"
116'-0"
104'-1"
PATIO FRONTAGE
107'-6"
COMMON ENTRY FRONTAGE
0
20
30
40
50 FT
SETBACK LINE
STREET PARKING
STREET PARKING
STREET PARKING
STREET PARKING
10'-9"
LANDSCAPE
WALKWAY
LANDSCAPE
WALKWAY
PUBLIC SIDEWALK
LANDSCAPE
LANDSCAPE
PROJECT NAME:
ADDRESS:
ZONING:
SITE AREA (GROSS):
WUCODE TRANSECT 4:3
0.75 ACRES / 32,598 SF
3RD + CLARENDON MULTIFAMILY
3801/3805 N 3RD STREET
PHOENIX, ARIZONA 85012
EXISTING USE:
VACANT / SURFACE PARKING
PROPOSED USE:
MULTI-FAMILY / 29.33 UNITS PER ACRE
PROPOSED HEIGHT:
36' (40' MAX)
PROJECT DATA:
PROPOSED BLDG
FOOTPRINT:
12,350 SF / 58.65% COVERAGE (70% MAX)
PROPOSED AREA:
UNIT 01 -
1BD / 1 BA
575 SF
UNIT 02 -
1BD / 1 BA
565 SF
TOTAL:
21,690 SF
REQUIRED PARKING:
EFFICIENCY UNIT < 600SF
14.3 SPACES
RESERVED - 1.0 STALL/UNIT
UNRESERVED - 0.3 STALL/UNIT
2 BD UNIT

12 SPACES
RESERVED - 1.5 STALL/UNIT
UNRESERVED - 0.5 STALL/UNIT
TOTAL:

36.3 SPACES
10% REDUCTION PER WUCode
32.67 SPACES
PROPSOSED PARKING:
(INDICATED BY )
STANDARD SPACES
21 SPACES
TANDEM SPACES
10 SPACES
X
UNIT 03 -
1BD / 1 BA
580 SF
UNIT 04 -
1BD / 1 BA
580 SF
UNIT 05 -
1BD / 1 BA
580 SF
UNIT 06 -
1BD / 1 BA
590 SF
UNIT 07 -
1BD / 1 BA
565 SF
UNIT 08 -
1BD / 1 BA
580 SF
UNIT 09 -
1BD / 1 BA
580 SF
UNIT 10 -
1BD / 1 BA
580 SF
UNIT 11 -
1BD / 1 BA
590 SF
UNIT 12 -
2BD / 2.5 BA
1,290 SF
UNIT 13 -
2BD / 2.5 BA
1,280 SF
UNIT 14 -
2BD / 2.5 BA
1,280 SF
UNIT 15 -
2BD / 2.5 BA
1,280 SF
UNIT 16 -
2BD / 2.5 BA
1,280 SF
UNIT 17 -
2BD / 2.5 BA
1,290 SF
UNIT 18 -
2BD / 3 BA + HO 1,540 SF
UNIT 19 -
2BD / 3 BA + HO 1,515 SF
UNIT 20 -
2BD / 3 BA + HO 1,515 SF
UNIT 21 -
2BD / 3 BA + HO 1,515 SF
UNIT 22 -
2BD / 3 BA + HO 1,540 SF
2 BD + HO UNIT
10 SPACES
RESERVED - 1.5 STALL/UNIT
UNRESERVED - 0.5 STALL/UNIT
TOTAL:

33 SPACES
ACCESSIBLE SPACES
02 SPACES
CHARACTER AREA:
MIDTOWN
SITE AREA (NET):
0.48 ACRES / 21,057 SF
GROUND FLOOR PLAN
C 3 | 3 R D + C L A R E N D O N
EVOLVE VENTURES
02

A
F
C
C
PROPERTY LINE
118-24-094
118-24-096
LANDSCAPE
PROPOSED SITE PLAN
22-UNIT MULTIFAMILY
3-STORIES / 40' MAXIMUM HEIGHT
33 ON-SITE / 04 OFF-SITE PARKING STALLS
1FL - UNIT 01
1BD/1BA
575 SF
2FL - UNIT 02
3FL - UNIT 07
1BD/1BA
565 SF
2FL - UNIT 03
3FL - UNIT 08
1BD/1BA
580 SF
3 R D S T R E E T
C L A R E N D O N A V E N U E
CMU SITEWALL
PUBLIC SIDEWALK
DASHED LINE
INDICATES
EXISTING
DRIVEWAY
LANDSCAPE
SETBACK LINE
GATE
STAIR 02
STAIR 01
WALKWAY
UNIT 12
2BD/2.5BA
1,290 SF
UNIT 13
2BD/2.5BA
1,280 SF
UNIT 14
2BD/2.5BA
1,280 SF
UNIT 15
2BD/2.5BA
1,280 SF
UNIT 16
2BD/2.5BA
1,280 SF
UNIT 17
2BD/2.5BA
1,290 SF
UNIT 18
2BD/3BA + HO
1,540 SF
UNIT 19
2BD/3BA + HO
1,515 SF
UNIT 20
2BD/3BA + HO
1,515 SF
UNIT 21
2BD/3BA + HO
1,515 SF
UNIT 22
2BD/3BA + HO
1,540 SF
ENTRY
ENTRY
LANDSCAPE
PROPERTY LINE
24'-0"
MIN DRIVE AISLE
CORNER SIGHTLINE
LANDSCAPE
EXISTING
ELEC POLE
EXISTING
ELEC POLE
2FL - UNIT 04
3FL - UNIT 09
1BD/1BA
580 SF
2FL - UNIT 05
3FL - UNIT 010
1BD/1BA
580 SF
2FL - UNIT 06
3FL - UNIT 011
1BD/1BA
590 SF
BLDG A
7,700 SQUARE FEET
BLDG B
6,365 SQUARE FEET
BLDG C
7,625 SQUARE FEET
TELECOMMUNICATION
INFRASTRUCTURE (E)
TRASH
ENCLOSURE
6 CUYD
EXISTING
ALLEY
(IMPROVED)
CORNER SIGHTLINE
CORNER SIGHTLINE
ENTRY
EXIT
8'-0"
SETBACK
16'-11"
54'-0"
14'-11"
21'-8"
116'-0"
NEW
CURBCUT
34'-4"
104'-1"
PATIO FRONTAGE
22'-8"
24'-0"
DRIVE
5'-0"
SETBACK
6'-0"
5'-0"
DEDICATION
6"
8'-10"
20'-0"
ALLEY IMPROVEMENT
OPEN AIR
WALKWAY
107'-6"
COMMON ENTRY FRONTAGE
SCALE : 1" = 10'-0"
0
20
30
40
50 FT
PUBLIC SIDEWALK
EXISTING
ELEC POLE
SERVICE TO BE
UNDERGROUND
PATIO
FRONTAGE
PATIO
FRONTAGE
PATIO
FRONTAGE
PATIO
FRONTAGE
PATIO
FRONTAGE
LANDSCAPE
WALKWAY
PUBLIC SIDEWALK
LANDSCAPE
STREET PARKING
STREET PARKING
STREET PARKING
STREET PARKING
SITE PLAN
NOTES:
01.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL
APPLICABLE CODES AND ORDINANCES
02.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND
03.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURED
BACK 10' FROM THE PROPERTY LINE AND 20' ALONG THE PROPERTY
LINE ON EACH SIDE OF THE DRIVEWAYS ENTRANCES WILL BE
MAINTAINED AT A MAXIMUM HEIGHT OF 3'.
04.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING
33' X 33' WILL BE MAINTAINED AT A MAXIMUM HEIGHT OF 3'.
05.
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM
ADJACANT RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE
FOOT CANDLE AT THE PROPERTY LINE. NO NOISE, ODOR, OR
VIBRATION WILL BE EMITTED AT ANY LEVEL EXCEEDING THE
GENERAL LEVEL OF NOISE, ODOR, OR VIBRATION EMITTED BY USES
IN THE AREA OUTSIDE THE SITE.
06.
OWNERS OF PROPERTY ADJACANT TO PUBLIC RIGHTS-OF-WAY WILL
HAVE THE RESPONSIBILITY FOR MAINTAINING ALL LANDSCAPING
WITHIN THE RIGHTS-OF-WAY, IN ACCORDANCE WITH APPROVED
PLANS.
07.
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE
SCREENED TO THE HEIGHT OF THE TALLEST EQUIPMENT.
08.
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.
09.
BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE
USED ON THIS SITE WHERE VISIBLE FROM PUBLIC STREETS OR
ADJACANT RESIDENTIAL AREAS.
10.
ALL SIGNAGE REQUIRES SEPARATE REVIEWS, APPROVALS, AND
PERMITS. NO SIGNS ARE APPROVED PER THIS PLAN.
11.
I CONSENT TO THE REPRODUCTION OF THIS SITE PLAN PROVIDED
THAT IF MODIFICATIONS ARE MADE, THE PROFESSIONALS WHO
MAKE SUCH CHANGES ASSUME FULL RESPONSIBILITY AND
LIABILITY FOR THE MODIFIED PORTIONS OF THE PLAN.
SIGNATURE OF COPYRIGHT OWNER
PRINTED NAME OF COPYRIGHT OWNER
DATE
PROJECT NAME:
ADDRESS:
ZONING:
SITE AREA (GROSS):
WUCODE TRANSECT 4:3
0.75 ACRES / 32,598 SF
3RD + CLARENDON MULTIFAMILY
3801/3805 N 3RD STREET
PHOENIX, ARIZONA 85012
EXISTING USE:
VACANT / SURFACE PARKING
PROPOSED USE:
MULTI-FAMILY / 29.33 UNITS PER ACRE
PROPOSED HEIGHT:
36' (40' MAX)
PROJECT DATA:
PROPOSED BLDG
FOOTPRINT:
12,350 SF / 58.65% COVERAGE (70% MAX)
PROPOSED AREA:
UNIT 01 -
1BD / 1 BA
575 SF
UNIT 02 -
1BD / 1 BA
565 SF
TOTAL:
21,690 SF
REQUIRED PARKING:
EFFICIENCY UNIT < 600SF
14.3 SPACES
RESERVED - 1.0 STALL/UNIT
UNRESERVED - 0.3 STALL/UNIT
2 BD UNIT

12 SPACES
RESERVED - 1.5 STALL/UNIT
UNRESERVED - 0.5 STALL/UNIT
TOTAL:

33 SPACES
ACCESSIBLE SPACES
02 SPACES
CHARACTER AREA:
MIDTOWN
SITE AREA (NET):
0.48 ACRES / 21,057 SF
C 3 | 3 R D + C L A R E N D O N
EVOLVE VENTURES
01

A
F
C
C
BIKE VALET
outback
03 topcast
SEATWALL
BIKE RACKS
AIR PUMP + BIKE
REPAIR STATION
SIGNAGE
DESERT MUSEUM
+ TOOTHLESS
DESERT SPOON
TYP.
HESPERALOE
DESERT MUSEUM
+ TOOTHLESS
DESERT SPOON
TYP.
STABILIZED DG
WITH STEEL
HEADER
SEATWALL
LITTLE LIBRARY
PROJECT
SIGNAGE
OPPORTUNITY
YUCCA PALLIDA
CEREUS
MURAL
WALL
DESERT MUSEUM +
TOOTHLESS DESERT
SPOON TYP.
ALOE
BOUGAINVILLEA
UNIT OUTDOOR
PATIO. TYP.
EXISTING
POWER POLE
TO BE
UNDERGROUND
DODONAEA
HEDGE
BIKE PARKING
(2), TYP.
CONCRETE.
FIG VINE, TYP.
STABILIZED DG +
STEEL HEADER.
TYP.
COMMUNAL COURTYARD
SEATING AREA
ALOE
IRONWOOD IN STEEL BOX W/ COBBLE
MEXICAN FENCE POST
DRIVE
PADRE BROWN
03 TOPCAST
PARKING
NATURAL GREY
03 TOPCAST
PARKING
NATURAL GREY
03 TOPCAST
INTERNAL
CIRCULATION
outback
03 topcast
MAIL
EXISTING TREES
TO REMAIN
TOOTHLESS
DESERT SPOON
PLANT LEGEND
TREES
SIZE
MIN. CAL
HT X W
BOTANICAL NAME
COMMON NAME
SYM.
VINES
FICUS PUMILA
CREEPING FIG
5 GAL
DODONAEA VISCOSA
HOPBUSH
5 GAL
SHRUBS
ACCENTS
HESPERALOE PARVIFLORA
RED YUCCA
5 GAL
OLNEYA TESOTA
DESERT IRONWOOD
36" BOX
MULTI
7' H X 6' W
CEREUS HILDMANNIANUS
HEDGE CACTUS
5 GAL
CERCIDIUM X 'DESERT MUSEUM'
DESERT MUSEUM PALO VERDE HYBRID
YUCCA PALLIDA
TWISTLEAF YUCCA
5 GAL
ALOE BARBADENSIS
ALOE VERA
5 GAL
DASYLIRION QUADRANGULATUM
TOOTHLESS DESERT SPOON
5 GAL
LOPHOCEREUS MARGINATUS
MEXICAN FENCE POST
15 GAL
BOUGAINVILLEA 'BARBARA KARST'
BARBARA KARST BOUGAINVILLEA
5 GAL
36" BOX
2.25" CAL.
10' H X 7' W
10
20
30
1"=10'
EVOLVE VENTURES
03
C 3 | 3 R D + C L A R E N D O N
EVOLVE VENTURES
03

GROUND FLOOR
FIN FLR 0"
SECOND FLOOR
FIN FLR 12'-0"
THIRD FLOOR
FIN FLR 24'-0"
SIDEWALK
FIN FLR -2'-0"
PROPERTY
C-2 / WU Code T4:3
SIDEWALK
SETBACK
E CLARENDON AVE
RIGHT-OF-WAY
ADJACENT PROPERTY
C-2
ADJACENT PROPERTY
R1-6
15'-0"
40' MAX HEIGHT : WU Code - TRANSECT T4:3
T.O. ROOF
36'-0"
H.P.
39'-6"
1
1
MURAL WALL
AREA: 347 SF
FRONTAGE TYPE : COMMON ENTRY
SINGLE COLLECTIVE ENTRY
3'-0"
3'-0"
WEST ELEVATION
A
A
A
A
A
A
B
B
D
D
D
D
D
D
D
D
D
D
D
E
E
E
E
E
C
C
C
C
D
PROPERTY
C-2 / WU Code T4:3
SIDEWALK
SETBACK
E CLARENDON AVE
RIGHT-OF-WAY
ADJACENT PROPERTY
C-2
ADJACENT PROPERTY
R1-6
40' MAX HEIGHT : WU Code - TRANSECT T4:3
1
1
3'-0"
15'-0"
T.O. PARAPET
37'-6"
3'-0"
EAST ELEVATION
GROUND FLOOR
FIN FLR 0"
SECOND FLOOR
FIN FLR 12'-0"
THIRD FLOOR
FIN FLR 24'-0"
SIDEWALK
FIN FLR -2'-0"
T.O. ROOF
36'-0"
D
E
E
D
D
E
C
4'-11"
4'-10"
SCALE : 1" = 10'-0"
0
20
30
40
50 FT
ELEVATION KEYNOTE
MINIMUM GLAZING ON BUILDING FRONTAGE FACING STREET
RIGHT-OF-WAY (1305.B.2)
GROUND FLOOR
25%
SECOND FLOOR
25%, 10% EAST AND WEST
A
SCREEN WALL FACADE TREATMENT PROVIDED PER 1305.B.2.(3)
B
METAL SCREEN PANEL
C
STUCCO
D
STANDING SEAM METAL PANEL
E
C 3 | 3 R D + C L A R E N D O N
EVOLVE VENTURES
04

GROUND FLOOR
FIN FLR 0"
SECOND FLOOR
FIN FLR 12'-0"
THIRD FLOOR
FIN FLR 24'-0"
SIDEWALK
FIN FLR -2'-0"
PROPERTY
C-2 / WU Code T4:3
SIDEWALK
SETBACK
N 3RD ST
RIGHT-OF WAY
ADJACENT PROPERTY
R-3
T.O. ROOF
36'-0"
FRONTAGE TYPE : PATIO
T.O. PARAPET
37'-6"
ALLEY
SOUTH ELEVATION
40' MAX HEIGHT : WU Code - TRANSECT T4:3
H.P.
39'-6"
3'-0"
C
TYP.
C
3'-0"
B
B
E
D
C
C
C
C
C
C
C
C
C
E
A
A
A
A
A
A
A
A
A
A
E
E
E
E
D
D
D
D
D
D
D
D
D
D
E
GROUND FLOOR
FIN FLR 0"
SECOND FLOOR
FIN FLR 12'-0"
THIRD FLOOR
FIN FLR 24'-0"
PROPERTY
C-2 / WU Code T4:3
SIDEWALK
SETBACK
ALLEY
N 3RD ST
RIGHT-OF-WAY
40' MAX HEIGHT : WU Code - TRANSECT T4:3
T.O. ROOF
36'-0"
T.O. PARAPET
37'-6"
4'-10"
3'-0"
NORTH ELEVATION
C
TYP.
C
C
C
C
C
C
TYP.
D
D
D
D
E
E
E
E
D
E
E
E
D
SCALE : 1" = 10'-0"
0
20
30
40
50 FT
ELEVATION KEYNOTE
MINIMUM GLAZING ON BUILDING FRONTAGE FACING STREET
RIGHT-OF-WAY (1305.B.2)
GROUND FLOOR
25%
SECOND FLOOR
25%, 10% EAST AND WEST
A
SCREEN WALL FACADE TREATMENT PROVIDED PER 1305.B.2.(3)
B
METAL SCREEN PANEL
C
STUCCO
D
STANDING SEAM METAL PANEL
E
C 3 | 3 R D + C L A R E N D O N
EVOLVE VENTURES
05