Attachment B - Staff Report - Z-9-21-5.pdf

City of Phoenix — Formal (2021-06-02)

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Staff Report Z-9-21-5
April 6, 2021
Maryvale Village Planning Committee
Meeting Date:
April 14, 2021
Planning Commission Hearing Date:
May 6, 2021
Request From:
PSC (Planned Shopping Center)
(4.35 acres)
Request To:
C-2 (Intermediate Commercial) (1.15
acres) and R-3A (Multifamily
Residence District) (3.20 acres)
Proposed Use:
Commercial and multifamily
residential
Location:
Approximately 800 feet west of the
southwest corner of 83rd Avenue and
Indian School Road
Owner:
8415 West Indian School Road LLC
Applicant/Representative:
Ashley Z. Marsh
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Residential 3.5 to 5 dwelling units per
acre
Street Map Classification
Indian School
Road
Major
Arterial
50-foot south half street
Piccadilly Road Local Street
Abutting perpendicular
60-foot street
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 commercial and residential
development, as stipulated, is compatible with the existing neighborhood character.
Attachment B

Staff Report: Z-9-21-5
April 6, 2021
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STRENGTHEN OUR LOCAL ECONOMY CORE VALUE; ENTREPRENEURS AND
EMERGING ENTERPRISES; LAND USE PRINCIPLE: Encourage land uses that
promote the growth of entrepreneurs or new businesses in Phoenix in
appropriate locations.

The proposed commercial parcel will promote economic development in the Maryvale
Village and is in an appropriate location that is adjacent to commercially zoned
parcels along a major arterial street.
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.

Zero Waste PHX – See Background Item No. 9.

Surrounding Land Uses/Zoning

Land Use
Zoning
On Site
Vacant
PSC
North (across
Indian School
Road)
Single-family residences
R1-6
South
Multifamily residences
PAD-14
East
Retail
PSC
West
Single-family residences
R1-6

Staff Report: Z-9-21-5
April 6, 2021
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C-2 (Intermediate Commercial)
Standards
Requirements
Met or Not Met
Minimum Building
Setbacks

Street
Minimum 20 feet, Average
25 feet
38 feet (Met)
Side (East, adjacent
zoning PSC)
10 feet
20 feet (Met)
Side (West, adjacent
zoning R1-6)
50 feet
55 feet (Met)
Rear (Adjacent zoning
R-3A)
15 feet
162 feet (Met)
Minimum Landscaped
Setbacks

Street
20 feet, Average 25 feet
Approximately 25 feet (Met)
Side (East)
10 feet
5 feet (Not Met)
Side (West)
10 feet
15 feet (Met, See Stipulation
No. 3)
Rear
Minimum 10 feet
Approximately 30 feet (Met)
Lot Coverage
Not to exceed 50%
35% (Met)
Maximum Building
Height
2 stories, 30 feet
20 feet (Met)
Minimum Parking
Office/Retail: 1 space/300
square feet
Medical Office: 1 space/200
square feet
Restaurant: 1 space/50
square feet
16-20 spaces

R-3A (Multifamily Residential) *variance or site plan
modification required
Standards
Requirements (PRD
Development Option)
Provisions on the
Proposed site Plan
Gross Acreage
-
3.20 acres
Total Number of Units
74, up to 84 with bonus
46 (Met)
Maximum Density
23.1 du/acre maximum,
26.4 du/acre with bonus
14.38 (Met)
Maximum Building Height
3 stories and 40 feet
30 feet (Met)
Lot Coverage
45% Maximum
35% (Met)

Staff Report: Z-9-21-5
April 6, 2021
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R-3A (Multifamily Residential) *variance or site plan
modification required
Standards
Requirements (PRD
Development Option)
Provisions on the
Proposed site Plan
Minimum Building Setbacks

North (Adjacent to property
line)
15 feet
15 feet (Met)
East (Adjacent to property
line)
15 feet
Approximately 15 feet*
(Part of buildings
encroach into setback
area)
West (Adjacent to property
line)
15 feet
Approximately 15 feet*
(Part of buildings
encroach into setback
area)
South (Adjacent to property
line)
15 feet
Approximately 15 feet*
(Part of buildings
encroach into setback
area)
Minimum Landscape Setbacks

North
5 feet
15 feet (Met)
East
5 feet
Approximately 15 feet*
(Part of buildings
encroach into setback
area)
West
5 feet
Approximately 15 feet*
(Part of buildings
encroach into setback
area) (See Stipulation
No. 3)
South
5 feet
Approximately 15 feet*
(Part of buildings
encroach into setback
area)
Minimum Open space
5%
5% (Met)
Minimum Amenities
Two
Pool, ramada
Minimum Parking
116 spaces
127 (Met)

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 4.35 acres located approximately 800 feet west of the
southwest corner of 83rd Avenue and Indian School Road from PSC (Planned

Staff Report: Z-9-21-5
April 6, 2021
Page 5 of 11

Shopping Center) to C-2 (Intermediate Commercial) (1.15 acres) and R-3A (Multifamily
Residence District) (3.20 acres) to allow commercial and multifamily residences.

GENERAL PLAN LAND USE MAP DESIGNATION
2.
The General Plan Land Use Map designation
for the site is Residential 3.5 to 5 dwelling units
per acre. This land use category would provide
single-family, townhome, patio home and
duplex type units. The proposal for C-2 and R-
3A zoning is not consistent with the General
Plan Land Use Map designation. A General
Plan Amendment is not required as this site is
under 10 acres in size.
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,
across Indian School Road, are single-family residences zoned R1-6 (Single-Family
Residence District). To the east are retail uses zoned PSC. To the south are multifamily
residences zoned PAD-14 (Planed Area Development). To the west are single-family
residences zoned R1-6.

Aerial Images, Source: Planning and Development Department

PROPOSAL
4.
The conceptual site plan attached as an exhibit proposes a commercial parcel fronting
Indian School Road and a residential parcel behind the commercial parcel with

Staff Report: Z-9-21-5
April 6, 2021
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proposed multifamily residences.

The multifamily residences will consist of 46 two-story attached townhomes with two-car
garages in addition to on-site guest parking, common and private open space areas and
common area amenities such as a pool and ramada. Stipulation No. 1 calls for general
conformance to the site plan and elevations date stamped February 9, 2021 for the
residential parcel, so that the multifamily residences develop as presented in those
plans.

Staff recommends a minimum 15-foot landscaped setback with enhanced planting
standards along the west property line to buffer the multifamily residences from the
adjacent single-family residential neighborhood. This recommendation is addressed in
Stipulation No. 3. The multifamily residences will also include bicycle parking for
residents, which is addressed in Stipulation No. 4. Access to and from the residential
parcel will be from Indian School Road, with only emergency vehicle access permitted
along Piccadilly Road, as addressed in Stipulation No. 6

The proposed user for the commercial parcel is currently unknown. As such, the site
plan for the commercial parcel is subject to change and elevations were not submitted
as part of the rezoning request. In order to ensure a quality development that is
consistent with the character of the area, staff is recommending a stipulation requiring
administrative review of the conceptual site plan and elevations for the commercial
parcel prior to preliminary site plan approval. The administrative review will encompass
the location and orientation of the driveway and trash receptacles in relation to the
single-family residences to the west, pedestrian access from the public sidewalk to the
building and from the commercial parcel to the residential parcel and enhanced
architectural detailing. This recommendation is addressed in Stipulation No. 2.

Stipulation No. 3 requires a minimum 20-foot wide landscape setback planted with large
evergreen trees along the west property line of the commercial parcel. This is to ensure
adequate separation and buffering of the commercial uses to the single-family
residences to the west and is double the minimum setback width required in the
Phoenix Zoning Ordinance.

To enhance pedestrian connectivity and safety, Stipulation No. 5 requires that the
developer provide a minimum 5-foot wide detached sidewalk and a minimum 13-foot
wide landscape strip behind the back of curb along Indian School Road. This is also
consistent with the sidewalk and landscaping area provided to the west of the subject
site. Stipulation No. 8 requires that where pedestrian pathways cross drive aisles, they
are constructed of a material that visually contrasts with the parking and drive aisle
surfaces. Stipulation No. 9 requires that pedestrian pathways and sidewalks be shaded
to a minimum of 75 percent.

STUDIES AND POLICIES

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April 6, 2021
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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.
Stipulations Nos. 3, 5 and 9 require enhanced planting, shading and setback standards
to contribute to the urban forest and increase thermal comfort for pedestrians and
residents on site.

7.
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. Stipulation No. 7 requires that any street
improvements to be built to ADA and City of Phoenix standards to promote accessible
and safe street improvements. Stipulation No. 8 requires pedestrian pathways made of
decorative pavers or stamped or colors concrete to denote where the pedestrian
pathways cross drive aisles.

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. 4
requires bicycle parking on site for residents and visitors.

9.
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 provide recycling receptacles on site.

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April 6, 2021
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COMMUNITY INPUT SUMMARY
10. The applicant has completed the Citizen Participation requirements as outlined in the
Rezoning Process Packet. At the time this staff report was written, staff has not
received any community correspondence in support or opposition.

INTERDEPARTMENTAL COMMENTS
11. The Street Transportation Department requested a minimum 5-foot wide detached
sidewalk and a minimum 13-foot wide landscape area behind the back of curb along
Indian School Road, that access along Piccadilly Road be limited to emergency
vehicles, 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 No. 5, 6 and 7.

12. The Public Transit Department requested clearly defined accessible pathways
constructed of decorative pavers, stamped or colored concrete, or other pavement
treatments that visually contrast with the adjacent parking and drive aisle surfaces; that
all cross access agreements incorporate a pedestrian pathway; and that trees or shade
structures provide at least 75 percent shade coverage on all pedestrian paths. These
are addressed in Stipulation Nos. 8 and 9. A cross access agreement is not required at
this time but will be required during the lot split or site plan review processes.

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. 10.

16. 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 will redevelop an underutilized property and provide a high quality
multifamily residential development which will help alleviate the

Staff Report: Z-9-21-5
April 6, 2021
Page 9 of 11

housing shortage in Phoenix.

2.
This proposal provides for additional employment options in the Maryvale
village.

3.
The stipulated landscaping setbacks and planting standards are above the
required minimum standards and will make the proposal a compatible addition to
the neighboring area.

Stipulations

1.
The residentially zoned portion of the site shall be in general conformance with
the site plan and elevations date stamped February 9, 2021, as modified by
the following stipulations and approved by the Planning and Development
Department.

2.
The conceptual site plan and elevations for the commercial portion of the site
shall be administratively approved by the Planning Hearing Officer prior to
preliminary site plan approval with specific regard to the inclusion of the below
elements. This review is for conceptual purposes only. Specific development
standards and requirements will be determined by the Planning and
Development Department.

a.
Location and orientation of driveway and trash receptables in relation to
the single-family residential neighborhood to the west.

b.
Clearly defined accessible pedestrian pathways to connect building
entrances and public sidewalks, using the most direct route for
pedestrians.

c.
Pedestrian connection between multifamily and commercial parcels.

d.
All elevations of the building/s shall contain architectural embellishments
and detailing, such as: textural changes, pilasters, offsets, recesses,
variation in window size or location, overhang canopies, or similar
features.

3.
The commercially zoned portion of the site shall provide a minimum 20-foot-
wide landscape setback adjacent to the west property line and the residentially
zoned portion of the site shall provide a minimum 15-foot-wide landscape
setback along the west property line. The landscape setbacks shall be planted
with large evergreen trees planted 20 feet on center or in equivalent

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April 6, 2021
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groupings, as approved by the Planning and Development Department. Sixty
percent of the trees shall be minimum 2-inch caliper, 40 percent of the trees
shall be minimum 3-inch caliper with five 5-gallon shrubs per tree, as approved
by the Planning and Development Department.

4.
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.

5.
The developer shall provide a minimum 5-foot wide detached sidewalk and a
minimum 13-foot wide landscape strip located behind the back of curb to the
back of sidewalk along Indian School Road, per Cross Section D, as identified
on the Street Classification Map, as approved by the Planning and
Development Department. Minimum 2-inch caliper trees shall be planted 20
feet on center or in equivalent groupings with five 5-gallon shrubs per tree, 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.

6.
Access proposed onto Piccadilly Road shall be restricted to emergency access
only, 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, they shall be constructed of
decorative pavers, stamped or colored concrete, or other pavement treatments
that visually contrast with the adjacent parking and drive aisle surfaces, as
approved by the Planning and Development Department.

9.
Trees shall be placed to provide 75 percent shade coverage on all pedestrian
pathways and sidewalks at full maturity. Shade structures may be used to
meet the shade requirement in places where trees are unable to be located, as
approved by the Planning and Development Department.

Staff Report: Z-9-21-5
April 6, 2021
Page 11 of 11

10.
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.

Writer
Sarah Stockham
April 6, 2021

Team Leader
Samantha Keating

Exhibits
Zoning Sketch Map
Aerial Sketch Map
Conceptual Site Plan date stamped February 9, 2021
Conceptual Elevations date stamped February 9, 2021

Z-216-85
Z-271-80
Z-271-80
Z-337-84
*
*
*
*
C-2
C-3
PSC
R-3A
R-3
R1-6
R1-6
PSC
PAD-14
PSC
85TH AVE
83RD AVE FRN
TRAFALGAR AVE
AMELIA AVE
86TH DR
86TH AVE
84TH AVE
INDIAN SCHOOL RD
PICCADILLY RD
INDIANOLA AVE
FAIRMOUNT AVE
VALE DR
85TH DR
84TH LN
83RD AVE
DEVONSHIRE AVE
MONTEROSA 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
MARYVALLE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-9-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.35 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PSC
C-2, R-3A
CONVENTIONAL OPTION
N/A
16, 70
* UNITS P.R.D. OPTION
N/A
20, 84
Ashley Z. Marsh/ Tiffany & Bosco, PA
DATE:
3/5/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-8
ZONING MAP
H-3
REQUESTED CHANGE:
FROM: PSC ( 4.35 a.c.)
TO:
C-2 ( 1.15 a.c.)
R-3A ( 3.20 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-9-21.mxd
Z-9-21
0.06
0
0.06
0.03
Miles
3/29/2021

Z-216-85
Z-271-80
Z-271-80
Z-337-84
*
*
*
*
C-2
C-3
PSC
R-3A
R-3
R1-6
R1-6
PSC
PAD-14
PSC
85TH AVE
83RD AVE FRN
TRAFALGAR AVE
AMELIA AVE
86TH DR
86TH AVE
84TH AVE
INDIAN SCHOOL RD
PICCADILLY RD
INDIANOLA AVE
FAIRMOUNT AVE
VALE DR
85TH DR
84TH LN
83RD AVE
DEVONSHIRE AVE
MONTEROSA 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
MARYVALLE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-9-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
4.35 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
PSC
C-2, R-3A
CONVENTIONAL OPTION
N/A
16, 70
* UNITS P.R.D. OPTION
N/A
20, 84
Ashley Z. Marsh/ Tiffany & Bosco, PA
DATE:
3/5/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 16-8
ZONING MAP
H-3
REQUESTED CHANGE:
FROM: PSC ( 4.35 a.c.)
TO:
C-2 ( 1.15 a.c.)
R-3A ( 3.20 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-9-21.mxd
Z-9-21
0.06
0
0.06
0.03
Miles
3/29/2021

EMERGENCY
ONLY
EXIT GATE
4'-0" SW
FLUSH
4'-0" SW
FLUSH
4'-0" SW
FLUSH
4'-0" SW
FLUSH
1
2
POOL
RAMADA
16'x20'
R1-6
ZONE P.C.S.
307.09'
(35.6')
ZONE PAD 14
28
30
22
23
258.00'
H.C.
ZONE P.C.S.
462.00'
150.00'
R55'-0"
R35'-0"
S.B.L.
S.B.L.
32
W PICCADILLY RD
29
27
31
60'-0"
R.O.W.
5'-0"
35'-0"
5'-0"
157'-1"
35'-7"
5'-0"
126'-4"
8'-6"
109'-4"
8'-6"
33'-8"
44'-4"
15'-0"
15'-8"
82'-0"
15'-8"
83'-0"
14'-8"
15'-0"
44'-4"
33'-4"
44'-4"
15'-0"
30'-4"
5'-0"
15'-0"
S.B.L.
7'-10"
15'-9"
32'-3"
6'-0"
109'-4"
109'-4"
15'-0"
S.B.L.
45'-9"
30'-4"
8'-6"
109'-4"
9'-6"
27'-4"
15'-0"
45'-9"
30'-4"
30'-4"
44'-4"
44'-4"
15'-0"
15'-0"
49'-0"
108'-10"
15'-0"
5'-0"
12'-5"
12'-6"
8'-6"
15'-8"
9'-0"
5'-0"
8'-6"
TRASH 15
UNITS
TRASH 15
UNITS
TRASH FOR
RESIDENTIAL
LOT 1A
LOT 1B
ACCESS
SIDEWALK
252'-6"
55'-0" R.O.W
239'-11"
80'-6"
258.00'
121.25'
15'-0"
17'-9"
26'-2"
5'-0"
10'-0"
12'-0"
18'-0"
30'-0"
17'-1"
10'-0"
10'-0"
30'-0"
15'-0"
25'-0"
25'-0"
40'-0"
84'-6"
30'-0"
18'-0"
30'-0"
BUILDING
FOOTPRINT
1
2
3
4
5
6
7
8
9
OPTIONAL
PARKING
SPACE IF
NEEDED
11
12
13
14
15
16
38'-0" S.B.
20'-0" S.B.
162'-6" S.B.
55'-0" S.B.
3
4
5
6
7
8
9
10
11
12
13
14
H.C.
15
16
17
18
19
21
30'-0"
36
33
34
18'-0"
12,258 S.F.
OPEN SPACE
20
24
35
20
19
18
17
16
15
14
13
12
36
1
2
3
4
5
6
7
8
9
10
11
35
34
33
21
37
23
24
25
26
27
28
29
30
31
32
46
45
44
43
38
39
40
41
42
22
12'-6"
12'-4"
3'-0" GATE
6'-0" C.M.U.
WALL (TYP.)
6'-0" C.M.U.
WALL (TYP.)
5'-0"
WALL
(TYP.)
5'-0"
WALL
(TYP.)
6'-0" C.M.U.
WALL (TYP.)
6'-0" C.M.U.
WALL (TYP.)
R1-6
10
4'-0"
SIDEWALK
4'-0"
SIDEWALK
LANDSCAPE
LANDSCAPE
LANDSCAPE
25
26
SCALE:1" = 30'-0"
REVISIONS
BY
JOB NO.
CHECKED
OF SHEETS
SCALE
SHEET
DATE
DRAWN
ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS
INDICATED OR REPRESENTED BY THIS DRAWING OR
ELECTRONIC FILE ARE OWNED BY, AND THE PROPERTY OF,
PALMER ARCHITECTS, LLC. AS SUCH, THESE CONCEPTS
WERE CREATED, EVOLVED FOR USE ON AND IN
CONNECTION WITH THIS PROJECT AND THIS PROJECT
ONLY. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS,
ELECTRONIC MEDIA OR PLANS SHALL BE USED BY OR
DISCLOSED TO ANY ENTITY WHATSOEVER FOR ANY
PURPOSE WHATSOEVER WITHOUT THE WRITTEN
PERMISSION OF THE OWNER, PALMER ARCHITECTS, LLC.
THESE DRAWINGS MAY NOT BE REPRODUCED OR CAUSED
TO BE REPRODUCED IN ANY FORM WITHOUT SPECIFIC
WRITTEN PERMISSION GRANTED BY PALMER ARCHITECTS,
LLC.
Ó COPYRIGHT PALMER ARCHITECTS, LLC 2018
EXPIRES: 12/31/2021
NEW DEVELOPMENT
GERALD R.
PALMER
14366
8415 W INDIAN SCHOOL RD
PHOENIX AZ 85037
Plot Date/Time: February 08, 2021 - 3:07 pm
Feb 08,2021
PLMR_2020_000
46 APARTMENTS /
COMMERCIAL LOT
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SITE PLAN
SP-1.0
DE
JP
1" = 30'-0"
KIVA #
SDEV #
PAPP #
SITE DATA
ARCHITECT:
JERRY PALMER
PALMER ARCHITECTS, LTD.
4222 EAST CAMELBACK ROAD H210
PHOENIX, ARIZONA 85018
PHONE: (480) 947-7717
JERRY@PALMERARCHITECTS.COM
DEVELOPER:
RUSELL BLACK
RUSSEL/PBLACK@GMAIL.COM
PHONE: (480) 220-5131
CIVIL:
MO ARDEBIL, PE.
RA CIVIL ENGINEERING
PHONE: (480) 367-8442
RA-CIVIL@MSN.COM
LANDSCAPE:
MATTHEW T. HORNE
MTH DESIGN GROUP
2601 N. FOOTE DR.
PHOENIX, ARIZONA 85008
PHONE: (623) 399-5079
MATT@MTHDESIGNGROUP.COM
LEGAL:
ASHLEY Z. MARSH ESQ.
TIFFANY & BOSCO, PA.
2525 E. CAMELBACK RD. 7TH FL.
PHOENIX, ARIZONA 85016
PHONE:
(602) 452-2742
AZM@TBLAW.COM
PROJECT NAME:
8415 W INDIAN SCHOOL RD
ZONING:
EXISTING:
PCS
PROPOSING: R3-A PRD / C2
REZONE:
46 APARTMENTS R3-A (SOUTH PARCEL)
COMMERCIAL LOT C2 (NORTH PARCEL)
A.P.N:
102-23-918
PROJECT ADDRESS:
8415 W INDIAN SCHOOL RD
PHOENIX, ARIZONA 85037
LOT AREA:
EXISTING PARCEL:
182,115 S.F. / 43,560 = 4.18 ACRES TOTAL
NEW SOUTH PARCEL (PROPOSED R3-A):
141,742 S.F. / 43,560 = 3.255 ACRES NET
NEW NORTH PARCEL (PROPOSED C2):
40,373 S.F. / 43,560 = 0.927 ACRES NET
PARKING REQUIREMENTS R3-A (SOUTH PARCEL):
2 GARAGES X 46
= 92
GUEST PARK 23 X 0.5 (2-BDRM & DEN) = 12
GUEST PARK 23 X 01 (3-BDRM) = 23
TOTAL
=127
PROVIDED PARKING R3-A (SOUTH PARCEL):
2 GARAGES X 46
=
92
GUEST PARK
=
36
TOTAL =
128
CONSTRUCTION TYPE:
VB
IMPROVEMENTS
1.
STRUCTURES AND LANDSCAPING AT THE INTERSECTION OF PUBLIC
STREETS AND PRIVATE ACCESS WAYS, WITHIN A TRIANGLE
MEASURING 25FT ALONG THE PUBLIC STREET AND 10FT ALONG THE
PRIVATE ACCESS WAY RIGHT-OF-WAY LINES, WILL BE MAINTAINED
AT A MAXIMUM HEIGHT OF 3FT.
2.
REMOVE ALL UNUSED DRIVEWAYS AND REPLACE ANY BROKEN OR
OUT-OF-GRADE CURB, GUTTER, AND SIDEWALK ON ALL STREETS.
3.
UPDATE ALL EXISTING OFF-SITE IMPROVEMENTS (SIDEWALK CURB
RAMPS, AND DRIVEWAYS.) TO CURRENT ADA GUIDELINES.
CITY OF PHOENIX SITE PLAN NOTES
1.
AFTER FINAL APPROVAL THE PROJECT WILL BE INSPECTED FOR
ZONING COMPLIANCE DURING CONSTRUCTION AND PRIOR TO
OCCUPANCY. THE APPLICANT IS TO NOTIFY PDD PRIOR TO
OCCUPANCY TO ARRANGE INSPECTIONS. CALL 262-6981 AND REQUEST
A SITE INSPECTION.
2.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM TO ALL
APPLICABLE CODES AND ORDINANCES
3.
THIS PROJECT IS LOCATED IN THE CITY OF PHOENIX WATER SERVICE
AREA AND HAS BEEN DESIGNATED AS HAVING AN ASSURED WATER
SUPPLY.
4.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND
5.
ALL SIGNAGE REQUIRES SEPARATE APPROVALS AND PERMITS
6.
ANY LIGHTING WILL BE PLACED SO AS TO DIRECT LIGHT AWAY FROM
ADJACENT RESIDENTIAL DISTRICTS AND WILL NOT EXCEED ONE
FOOT CANDLE AT THE PROPERTY LINE. NO NOISE, ODOR OR
VIBRATION WILL BE EMITTED THAT EXCEEDS THE GENERAL LEVEL
OF NOISE, ODOR AND VIBRATION EMITTED BY USES OUTSIDE THE
SITE.
7.
OWNERS 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
8.
OWNER TO MAINTAIN FRONT SIDE AND REAR YARDS.
9.
REMOVE ALL UNUSED DRIVEWAYS AND REPLACE ANY BROKEN OR
OUT OF GRADE CURB, GUTTER AND SIDEWALK ON ALL STREETS.
10.
ALL SIDEWALKS, CURBS, RAMPS AND DRIVEWAYS TO CURRENT A.D.A.
GUIDELINES.
CODES: SINGLE FAMILY UNITS
APARTMENTS
2018 I.B.C.
(1 HOUR FIRE WALLS)
COMMERCIAL BUILDINGS
0
30'
60'
REQUIRED AND PROVIDED DEVELOPMENT STANDARDS FOR R-3A PRD ZONING
STANDARDS
REQUIREMENTHE FOR THE LANDS
USE
PROVISIONS ON SITE PLAN
GROSS ACREAGE
3.25 ACRES SOUTHERN PORTION
3.25 ACRES SOUTHERN PORTION
TOTAL NUMBER OF
UNITS
75.07
46 UNITS
DENSITY
23.1 DU/AC; 26.4 DU/AC W/BONUS
14.14 DU/AC
LOT COVERAGE
45%
35%
BUILDING HEIGHT
2 STORIES; 30 FEET
2 STORIES; 30 FEET
OPEN SPACE
7,085 SQ.FT (5%)
12, 258 SQ.FT (9%)
PARKING
PER SECTION 702
128 SPACES
BUILDING SETBACKS
STREET
20'-0" MIN. ADJACENT TO A PUBLIC
STREET
15'-0" MIN. ADJACENT TO A
PROPERTY LINE
N/A
SIDE
15'-0" FROM PROPERTY LINE
REAR
15'-0" FROM PROPERTY LINE
LANDSCAPE SETBACKS
STREET
20'-0" MIN. ADJACENT TO A PUBLIC
STREET
15'-0" MIN. ADJACENT TO A
PROPERTY LINE
N/A
SIDE
15'-0"
REAR
15'-0"
REQUIRED AND PROVIDED DEVELOPMENT STANDARDS FOR C-2 ZONING
STANDARDS
REQUIREMENTHE FOR THE LANDS
USE
PROVISIONS ON SITE PLAN
GROSS ACREAGE
0.93 OF AN ACRE- NORTHERN
PORTION
0.93 OF AN ACRE- NORTHERN
PORTION
TOTAL NUMBER OF
UNITS
N/A
N/A
DENSITY
N/A
N/A
LOT COVERAGE
50%
35%
BUILDING HEIGHT
2 STORIES; 30 FEET
1 STORIES; 20 FEET
OPEN SPACE
N/A
N/A
PARKING
PER SECTION 702
16 - 20 SPACES (FUTURE)
BUILDING SETBACKS (NOT ADJACENT TO STREETS) - WHEN ADJACENT ZONING IS R-3
1-STORY
STREET
25'-0"
38'-0"
SIDE
25'-0"
20'-0" E - 55'-0" W
REAR
25'-0"
162"-6"
LANDSCAPE SETBACKS
STREET
25'-0" AVERAGE FOR STRUCTURES
NOT EXCEEDING TWO STORIES
OR 30'-0", MINIMUM 20'-0"
PERMITTED FOR UP TO 50% OF
FRONTAGE.
30'-0" AVERAGE FOR STRUCTURES
EXCEEDING TWO STORIES OR
30'-0", MINIMUM 20'-0" FOR UP TO
50% OF FRONTAGE.
25'-0"
SIDE
15'-0" E - 5'-0" W
REAR
30'-0"
N 83rd Ave
SCALE:N.T.S.
N
W INDIAN SCHOOL RD
N 85th Ave
W Amelia Ave
N 84th Ln
W Piccadilly Rd
W Piccadilly Rd

FINISH FLOOR
GROUND
HEADER
SECOND FINISH FLOOR
TOP OF RIDGE
HEADER
MAX. HEIGHT
TOP OF TRUSS
5068 XO
5068 XO
5068 XO
5068 XO
5068 XO
5068 XO
27'-11"
6'-8"
2'-4"
1'-8"
6'-8"
4'-4"
6'-0"
113'-8"
2'-2"
27'-4"
27'-4"
27'-4"
2'-2"
27'-4"
5040 XO
5040 XO
16070 METAL GARAGE DOOR
16070 METAL GARAGE DOOR
16070 METAL GARAGE DOOR
16070 METAL GARAGE DOOR
3068
3068
3068
3068
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1216
FX
1640
FX
1640
FX
1640
FX
1640
FX
5
12
5
12
5
12
5
12
5
12
5
12
5
12
5
12
FINISH FLOOR
GROUND
HEADER
SECOND FINISH FLOOR
TOP OF RIDGE
HEADER
5068 XO
MAX. HEIGHT
TOP OF TRUSS
27'-11"
11'-0"
16'-11"
6'-0"
4'-4"
6'-8"
1'-8"
2'-4"
6'-8"
4"
29'-6"
19'-6"
6'-0"
4'-0"
5040 XO
16070 METAL GARAGE DOOR
3068
1640
FX
1216
FX
1216
FX
5
12
5
12
FINISH FLOOR
GROUND
HEADER
SECOND FINISH FLOOR
TOP OF RIDGE
HEADER
MAX. HEIGHT
TOP OF TRUSS
5068 XO
27'-11"
9'-4"
8'-4"
10'-3"
6'-0"
4'-3"
6'-8"
4'-0"
6'-8"
4"
29'-6"
19'-6"
6'-0"
4'-0"
5068 XO
16070 METAL GARAGE DOOR
3068
1216
FX
1216
FX
1216
FX
1216
FX
1640
FX
5
12
5
12
REVISIONS
BY
JOB NO.
CHECKED
OF SHEETS
SCALE
SHEET
DATE
DRAWN
PLMR 006 2020
ALL IDEAS, DESIGNS, ARRANGEMENTS AND PLANS
INDICATED OR REPRESENTED BY THIS DRAWING OR
ELECTRONIC FILE ARE OWNED BY, AND THE PROPERTY OF,
PALMER ARCHITECTS, LLC. AS SUCH, THESE CONCEPTS
WERE CREATED, EVOLVED FOR USE ON AND IN
CONNECTION WITH THIS PROJECT AND THIS PROJECT
ONLY. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS,
ELECTRONIC MEDIA OR PLANS SHALL BE USED BY OR
DISCLOSED TO ANY ENTITY WHATSOEVER FOR ANY
PURPOSE WHATSOEVER WITHOUT THE WRITTEN
PERMISSION OF THE OWNER, PALMER ARCHITECTS, LLC.
THESE DRAWINGS MAY NOT BE REPRODUCED OR CAUSED
TO BE REPRODUCED IN ANY FORM WITHOUT SPECIFIC
WRITTEN PERMISSION GRANTED BY PALMER ARCHITECTS,
LLC.
COPYRIGHT PALMER ARCHITECTS, LLC 2010
Plot Date/Time: February 01, 2021 - 1:49 pm
EXPIRES: 12/31/2022
GERALD R.
PALMER
14366
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Feb 01,2021
NEW RESIDENTIAL DEVELOPMENT
5369 W INDIAN SCHOOL RD
PHOENIX AZ 85031
SECTION
A-2.0
IA/JF/SR
GP
1/4" = 1'-0"
SCALE:1/4" = 1'-0"
SCALE:1/4" = 1'-0"
SCALE:1/4" = 1'-0"