Attachment B - Staff Report - Z-70-21-5.pdf

Staff Report Z-70-21-5 
January 7, 2022 
Maryvale Village Planning Committee 
Meeting Date: 
January 12, 2022 
Planning Commission Hearing Date: 
February 3, 2022 
Request From: 
R1-6 (Single-Family Residence 
District) (6.50 acres) 
Request To: 
R-3A (Multifamily Residence District)
(6.50 acres)
Proposed Use: 
Multifamily residential 
Location: 
Approximately 500 feet south of the 
southeast corner of 75th Avenue and 
Camelback Road   
Owner: 
Sheri Ranger, Ranger Homes 
Applicant: 
Daryn Murphy, Commonwealth 
Development 
Representative: 
Rod Jarvis, Earl and Curley 
Staff Recommendation: 
Approval, subject to stipulations 
General Plan Conformity
General Plan Land Use Map Designation 
Commercial 
Street Map Classification 75th Avenue 
Major 
Arterial 
61 to 70-foot east half 
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 residential development, as 
stipulated, is compatible with the existing neighborhood character.     
Attachment B

Staff Report: Z-70-21-5 
January 7, 2022 
Page 2 of 8 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Enhance the 
compatibility of residential infill projects by carefully designing the edges of the 
development to be sensitive to adjacent existing housing. Create landscape 
buffers and other amenities to link new and existing development. 
 
The proposed development is designed to be sensitive to the existing single-family 
residences to the south and as stipulated, will provide enhanced buffering along the 
south property line. 
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREES AND SHADE; 
DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix. 
 
The development, as stipulated, provides enhanced levels of trees and shade which 
will reduce the urban heat island effect while also improving thermal comfort to site 
users and the surrounding neighborhood. 
 
Applicable Plans, Overlays, and Initiatives 
Housing Phoenix Plan – See Background Item No. 5.  
 
Tree and Shade Master Plan – See Background Item No. 6. 
 
Complete Streets Guiding Principles – See Background Item No. 7. 
 
Comprehensive Bicycle Master Plan – See Background Item No. 8. 
 
Zero Waste PHX – See Background Item No. 9. 
 
Surrounding Land Uses/Zoning 
 
Land Use 
Zoning 
On Site 
Vacant 
R1-6 
North  
Animal Hospital and 
vacant land 
C-2  
South  
Single-family residences 
R1-6 
East 
Grand Canal and radio 
tower 
R-3 SP 
West (across 
75th Avenue) 
Single-family residences 
and agricultural 
R1-6, C-2

Staff Report: Z-70-21-5 
January 7, 2022 
Page 3 of 8 
 
 
                                             R-3A (Multifamily Residential)           *variance or site plan 
modification required 
Standards 
Requirements  
(Planned Residential  
Development Option) 
Provisions on the 
Proposed site Plan 
Gross Acreage 
- 
6.50 acres 
Total Number of Units 
150, up to 171 with 
bonus 
120 (Met) 
Maximum Density 
23.1 du/acre, 26.4 
du/acre with bonus 
18.46 (Met) 
Maximum Building Height 
3 stories or 40 feet 
35 feet (Met) 
Lot Coverage 
45% Maximum 
Approximately 17% 
(Met) 
Minimum Building Setbacks 
 
 
North (Adjacent to property 
line) 
15 feet 
Approximately 25 feet 
(Met) 
East (Adjacent to Grand 
Canal) 
20 feet 
25 feet (Met) 
West (Adjacent to 75th 
Avenue) 
20 feet 
25 feet (Met) 
South (Adjacent to property 
line) 
15 feet 
65 feet (Met) 
Minimum Landscape Setbacks  
 
North 
5 feet 
20 feet (Met) 
East 
20 feet 
25 feet (Met) 
West 
20 feet 
25 feet (Met) 
South 
5 feet 
20 feet (Met) 
Minimum Open space 
5% 
9% (Met) 
Minimum Amenities 
Two 
Playground, splash pad 
(Met) 
Minimum Parking 
210 spaces 
211 (Met) 
 
Background/Issues/Analysis  
 
SUBJECT SITE 
1. 
This request is to rezone 6.50 acres located approximately 500 feet south of the 
southeast corner of 75th Avenue and Camelback Road from R1-6 (Single-family 
Residence District) to R-3A (Multifamily Residence District) to allow multifamily 
residential.

Staff Report: Z-70-21-5 
January 7, 2022 
Page 4 of 8 
 
 
GENERAL PLAN LAND USE MAP DESIGNATION 
2. 
The General Plan Land Use Map 
designation for the site is 
Commercial. This land use category 
accommodates office, retail, service 
and multifamily residential at varying 
levels of scales and intensity of 
uses.  The proposal for R-3A zoning 
is consistent with the General Plan 
Land Use Map designation.  
General Plan Land Use Map, Source: Planning and 
Development Department 
 
 
EXISTING CONDITIONS AND SURROUNDING ZONING 
3. 
The subject site is currently vacant, as shown in the aerial sketch map included as an 
exhibit. The subject site has been vacant since the 1970s. North of the subject site is 
an animal hospital zoned C-2 (Intermediate Commercial). To the south are single-
family residences zoned R1-6 (Single-Family Residence District). To the east is the 
Grand Canal and across the canal is mostly vacant land with a radio tower zoned R-3 
SP (Multifamily Residence District, Special Permit). To the west, across 75th Avenue, 
are single-family residences zoned R1-6 and agricultural land zoned C-2.  
 
PROPOSAL 
4. 
The conceptual site plan attached as an exhibit proposes 120 multifamily residences 
distributed throughout the site in six buildings. Two proposed buildings front 75th 
Avenue and two front the Grand Canal to activate the street and canal. The open 
space area is in the middle of the site and contains a splash pad and playground. To 
limit the impact of the development to the single-family residences to the south, a 65-
foot building setback is proposed along the south property line. Stipulation No. 1 calls 
for general conformance to the site plan date stamped December 14, 2021 so that the 
multifamily residences develop as presented in the site plan.  
 
Stipulation No. 2 requires that all building elevations contain architectural 
embellishments. To activate the street and canal Stipulation No. 3 requires that 
building elevations oriented to 75th Avenue and the canal contain a minimum of 25 
percent brick, masonry, stone or another exterior accent material to provide a

Staff Report: Z-70-21-5 
January 7, 2022 
Page 5 of 8 
 
 
decorative and aesthetic treatment.  
 
Staff recommends enhanced planting standards along the south property line to buffer 
the multifamily residences from the adjacent single-family residential neighborhood. 
This recommendation is addressed in Stipulation No. 4. The multifamily residences will 
also include bicycle parking for residents, which is addressed in Stipulation No. 5.  
 
To enhance pedestrian connectivity and safety, Stipulation No. 6 requires that the 
developer replenish the existing landscape area within the 75th Avenue right-of-way 
and Stipulation No. 7 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. 8 requires a minimum of two shaded pedestrian pathways 
constructed of decorative material such as brick, pavers or alternative material 
connecting to the Grand Canal. 
 
 
STUDIES AND POLICIES 
5. 
Housing Phoenix Plan 
In June 2020, the Phoenix City Council approved the Housing Phoenix Plan. This Plan 
contains policy initiatives for the development and preservation of housing with a vision 
of creating a stronger and more vibrant Phoenix through increased housing options for 
residents at all income levels and family sizes. Phoenix’s rapid population growth and 
housing underproduction has led to a need for over 163,000 new housing units.  
Current shortages of housing supply relative to demand are a primary reason why 
housing costs are increasing. The proposed development supports the Plan’s goal of 
preserving or creating 50,000 housing units by 2030 by contributing to a variety 
housing types that will address the supply shortage.  
 
 
6. 
Tree and Shade Master Plan 
The Tree and Shade Master Plan encourages treating the urban forest as 
infrastructure to ensure the trees are an integral part of the City’s planning and 
development process. Stipulation Nos. 4 and 6 require enhanced planting 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 pedestrian have a contrasting pavement treatment to denote 
where the pedestrian pathways cross drive aisles.  Stipulation No. 10 requires that any 
street improvements to be built to ADA and City of Phoenix standards to promote 
accessible and safe street improvements.

Staff Report: Z-70-21-5 
January 7, 2022 
Page 6 of 8 
 
 
 
 
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. 5 
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. 
 
 
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 that the developer dedicate 70-feet of 
right-of-way along 75th Avenue, that the developer construct a minimum of two 8-foot-
wide shaded pedestrian pathways constructed of decorative material such as brick, 
pavers or alternative material providing access to the Grand Canal Trail, 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. 8, 9 and 10.  
 
 
12. 
The Fire Department commented that they do not anticipate any problems with this 
case, and buildings shall comply with the Phoenix Fire Code. 
 
 
13. 
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 
14. 
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. 11.

Staff Report: Z-70-21-5 
January 7, 2022 
Page 7 of 8 
 
 
15. 
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 housing 
shortage in Phoenix.  
 
 
2. 
This proposal provides an enhanced landscape buffer and setbacks to be 
sensitive to the surrounding single-family residences.  
 
 
3. 
The stipulated planting standards are above the required minimum standards 
and will make the proposal a compatible addition to the neighboring area. 
 
Stipulations 
1. 
The development shall be in general conformance with the site plan date 
stamped December 14, 2021, as modified by the following stipulations and 
approved by the Planning and Development Department.   
 
 
2. 
All building elevations shall contain architectural embellishments and detailing 
such as textural changes, pilasters, offsets, pop-outs, recesses, variation in 
window size and location, pitched roofs and/or overhang canopies, as 
approved by the Planning and Development Department. 
 
 
3. 
Building elevations adjacent and oriented to 75th Avenue and the Grand Canal 
shall contain a minimum of 25 percent brick, masonry, stone or another 
exterior accent material to provide a decorative and aesthetic treatment, as 
approved by the Planning and Development Department. 
 
 
4. 
The south landscape setback shall be planted with minimum 3-inch caliper 
trees planted 20 feet on center or in equivalent groupings, as approved by the 
Planning and Development Department.  
 
 
5. 
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. 
 
 
6. 
The developer shall replenish the existing landscape area within the 75th

Staff Report: Z-70-21-5 
January 7, 2022 
Page 8 of 8 
 
 
Avenue right-of-way with minimum 2-inch caliper large canopy shade trees 
placed minimum 20-feet on center and near the sidewalk to provide thermal 
comfort for pedestrians, as approved by the Planning and Development 
Department. Where utility conflicts exist, the developer shall work with the 
Planning and Development Department on alternative design solutions 
consistent with a pedestrian environment.   
 
 
7. 
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. 
 
 
8. 
The developer shall dedicate 70-feet of right-of-way along the east side of 75th 
Avenue, as approved by the Planning and Development Department. 
 
 
9. 
The developer shall construct a minimum of two 8-foot-wide shaded pedestrian 
pathways constructed of decorative material such as brick, pavers or 
alternative material providing access to the Grand Canal Trail, as approved by 
the Planning and Development Department.    
 
 
10. 
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. 
 
 
11. 
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 
January 7, 2022 
 
Team Leader 
Samantha Keating 
 
Exhibits 
Zoning Sketch Map 
Aerial Sketch Map 
Conceptual Site Plan date stamped December 14, 2021 
Conceptual Elevations date stamped November 2, 2021

Z-78-89
Z-46-02
Z-SP-8-81
Z-SP-8-81
      CITY  OF GLENDALE
*
*
*
R-3
C-2
SP
C-O/G-O
R1-6
R-3
C-2
73RD AVE
CAMELBACK RD
75TH AVE
WOLF ST
72ND DR
75TH LN
76TH DR
ELM ST
76TH AVE
HIGHLAND AVE
75TH DR
COLLEGE DR
COOLIDGE ST
PIERSON ST
MARIPOSA ST
HAZELWOOD ST
Maricopa County Assessor's Office
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-70-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.50 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-6
R-3A
CONVENTIONAL OPTION
34
143
*   UNITS P.R.D. OPTION
42
171
Daryn Murphy, Commonwealth Development
DATE:
11/30/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-11
ZONING MAP
H-4
REQUESTED CHANGE:
FROM: R1-6 ( 6.50 a.c.)
TO:
R-3A ( 6.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-70-21.mxd
Z-70-21
0.075
0
0.075
0.0375
Miles

Z-78-89
Z-46-02
Z-SP-8-81
Z-SP-8-81
      CITY  OF GLENDALE
*
*
*
R-3
C-2
SP
C-O/G-O
R1-6
R-3
C-2
73RD AVE
CAMELBACK RD
75TH AVE
WOLF ST
72ND DR
75TH LN
76TH DR
ELM ST
76TH AVE
HIGHLAND AVE
75TH DR
COLLEGE DR
COOLIDGE ST
PIERSON ST
MARIPOSA ST
HAZELWOOD ST
MC DOWELL RD
107TH AVE
99TH AVE
91ST AVE
83RD AVE
75TH AVE
67TH AVE
59TH AVE
51ST AVE
43RD AVE
35TH AVE
27TH AVE
THOMAS RD
INDIAN SCHOOL RD
CAMELBACK RD
GRAND AVE
SR 1
0
1
MARYVALE VILLAGE
CITY COUNCIL DISTRICT: 5
I
APPLICANT'S NAME:
APPLICATION NO.
Z-70-21
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
6.50 Acres
MULTIPLES PERMITTED
*   Maximum Units Allowed with P.R.D. Bonus
R1-6
R-3A
CONVENTIONAL OPTION
34
143
*   UNITS P.R.D. OPTION
42
171
Daryn Murphy, Commonwealth Development
DATE:
11/30/2021
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 18-11
ZONING MAP
H-4
REQUESTED CHANGE:
FROM: R1-6 ( 6.50 a.c.)
TO:
R-3A ( 6.50 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2021\Z-70-21.mxd
Z-70-21
0.075
0
0.075
0.0375
Miles

XX
LEGAL DESCRIPTION:
THIS PROJECT WILL CONSIST OF (5) 3-STORY APARTMENT BUILDINGS .  TOTAL PROJECT GROSS AREA WILL BE
APPROX. 48,538 S.F.  ACCESS TO THE UNITS WILL BE VIA OPEN BREEZEWAYS WITH STAIRWELLS.  ACCESS TO
THE CLUBHOUSE WILL BE VIA COVERED PORCHES.
PROJECT DESCRIPTION:
SITE PLAN NOTES:
x
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL APPLICABLE CODES AND ORDINANCES.
x
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
x
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
MAX. HEIGHT OF 3'.
x
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 AT ANY LEVEL EXCEEDING THE GENERAL LEVEL OF NOISE, ODOR, OR VIBRATION EMITTED BY
USES IN THE AREA OUTSIDE OF THE SITE.
x
OWNERS OF THE PROPERTY ADJACENT TO PUBLIC RIGHT-OF-WAY WILL HAVE THE RESPONSIBILITY FOR
MAINTAINING ALL LANDSCAPING LOCATED WITHIN THE RIGHTS-OF-WAY, IN ACCORDANCE WITH APPROVED
PLANS.
x
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE SCREENED TO THE HEIGHT OF THE TALLEST
EQUIPMENT.
x
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.
x
ALL SIGNAGE REQUIRES SEPERATE REVIEWS, APPROVALS, AND PERMITS.  NO SIGNS ARE APPROVED PER
THIS PLAN.
CONCEPTUAL
SITE PLAN
SCALE: 1" = 30'-0"
NORTH
VICINITY MAP
N.T.S.
NORTH
PROJECT
LOCATION
10
6
PATIO
5
8
211 TOTAL STALLS
92 STALLS
66 STALLS
53 STALLS
25'0"
BUILDING
SETBACK
25'-0"
BUILDING
SETBACK
10
10
10
60'-0"
3-STORY
BUILDING
SETBACK
100'-0"
BUILDING #6
1 STORY
CLUBHOUSE
2,493 S.F.
BUILDING #1 - 24 UNIT
3-STORY APARTMENT
12 - 2 BEDROOM
12 - 3 BEDROOM
9,209 S.F. FOOTPRINT
BUILDING #2 - 24 UNIT
3-STORY APARTMENT
12 - 2 BEDROOM
12 - 3 BEDROOM
9,209 S.F. FOOTPRINT
BUILDING #3 - 24 UNIT
3-STORY APARTMENT
12 - 2 BEDROOM
12 - 3 BEDROOM
9,209 S.F. FOOTPRINT
BUILDING #4 - 24 UNIT
3-STORY APARTMENT
12 - 2 BEDROOM
12 - 3 BEDROOM
9,209 S.F. FOOTPRINT
BUILDING #5 - 24 UNIT
3-STORY APARTMENT
12 - 2 BEDROOM
12 - 3 BEDROOM
9,209 S.F. FOOTPRINT
BIKE
PARKING
BIKE
PARKING
N 75TH AVE
PROPOSED FIRE
HYDRANT
PROPOSED FIRE
HYDRANT
PROPOSED FIRE
HYDRANT
PLAYGROUND
SPLASH
PAD
PROPERTY
SIGNAGE
SITE INFORMATION:
PROPERTY AREA:
6.2 ACRES (270,550 S.F.)
EXISTING ZONING:
R1-6
PROPOSED ZONING:
R3-A
PROPOSED USE:
MULTI-FAMILY RESIDENTIAL
SETBACKS:
BUILDING: FRONT = 25'
LANDSCAPE:
FRONT =20'
SIDE = 10' (45' MIN. TO S.F.
                    SIDE = 20'
                    FOR 40'-0" HT.)
REAR = 20'
REAR = 15'
WEST = 25'
NUMBER OF UNITS:
120 UNITS (60 - 2 BEDROOM, 60 - 3 BEDROOM)
DENISTY:
19.35 UNITS PER ACRE (MAX 22 UNITS PER ACRE)
NUMBER OF BUILDINGS:
6
BUILDING AREA:
BLDGS 1-5: 9,209 S.F. EACH X 5 = 46,045 S.F.
BLDG 6:  2,493 S.F.
TOTAL BUILDING FOOTPRINT = 48,538 S.F.
LOT COVERAGE:
270,550 S.F. X 45% = 121,748 S.F. MAX
OPEN SPACE:
270,550 S.F. X 5% = 13,528 S.F. REQUIRED
25,491 S.F. PROVIDED
BUILDING HEIGHT:
3 STORIES, 40'-0"
PARKING REQUIRED:
1.5 SPACES PER 2 BEDROOM  = 90 SPACES
2.0 SPACES PER 3 BEDROOM = 120 SPACES
210 TOTAL SPACES REQUIRED (6 HANDICAP SPACES)
(PLUS 1 OFF STREET LOADING SPACE)
211 TOTAL SPACES PROVIDED
BIKE
PARKING
GRAND CANAL TRAIL
OPEN SPACE
10'-0"
BUILDING
SETBACK
7
LOADING
AREA
10
10
10
10
10
5
10
10
10
10
10
10
10
10
10
BIKE
PARKING
BIKE
PARKING
8'-0"
8'-0"
COLORED
CONCRETE @
PEDESTRIAN
PATHWAY
COLORED
CONCRETE @
PEDESTRIAN
PATHWAY
10'x20' S.V.T.
10'x20' S.V.T.
10'x20' S.V.T.
10'x20' S.V.T.
65'-0"
c
JOB NUMBER:
SHEET
2020        M+A DESIGN, INC
b.redig@madesigninc.net
(920) 922-8170
24 SOUTH BROOKE STREET
FOND du LAC, WISCONSIN 54935
COMPANIES
COMMONWEALTH
24 SOUTH BROOKE STREET
(920) 922-8170   FAX: (920) 922-8171
2020.50
FOND du LAC, WISCONSIN 54935
NEW PROJECT FOR:
THE MARQ
N. 75th AVE. & CAMELBACK RD.
PHOENIX, AZ
85033
KIVA #
21-4793
PAPP #
2108164
ZONING R-3A
Q.S. #
Q18-11
SDEV # 2100477
PRELIMINARY
SHEET DATES:
C1.1
10-11-2021
12-14-2021

PRE-FINISHED
ALUMINUM RAILING
B
B
B
A
A
A
2
B
B
B
A
A
A
1
2
STEEL GUARDRAIL @ 42" A.F.F.
PTD. COLOR TBD
STUCCO PARAPET CAP
AND ACCENT TRIM
5
5
4" ACCENT TRIM
AROUND WINDOWS
(TYP)
VINYL SINGLE HUNG
WINDOW w/ INSUL.
GLASS (TYP.)
BUILDING #1 - #5
NORTH ELEVATION
SCALE: 1/8" = 1'-0"
SECOND FLOOR
EL. = 110'-3 1/8"  
FIRST FLOOR
EL. = 100'-0"  
THIRD FLOOR
EL. = 120'-5"  
TRUSS BEARING
EL. = 128'-4 7/8"
1ST FLR. CEILING
EL. = 108'-1 1/8"  
2ND FLR. CEILING
EL. = 118'-3"  
3RD FLR. CEILING/
TOP OF PARAPET
EL. = 134'-4 7/8"
TOP OF PARAPET
EL. = 136'-4 7/8"
A
A
A
1
1
PAINTED STUCCO
(TYP)
B
B
B
A
A
A
4
2
ROOF OVERFLOW
SCUPPER. HOLD 2" ABOVE
ROOF MEMBRANE (TYP.)
THRU-WALL SCUPPER
AND 4" X 3" DOWNSPOUT
(TYP.)
B
B
B
PRECAST CONC.
TREAD ON  STEEL
STAIR (TYP.)
A
A
A
A
A
A
2
1
2
2
PREFINISHED ALUMINUM
GUARDRAIL @ 42" A.F.F.
COLOR TBD
3
4
4
3
BUILDING #1 - #5
SOUTH ELEVATION
SCALE: 1/8" = 1'-0"
BUILDING #1 - #5
WEST ELEVATION
SCALE: 1/8" = 1'-0"
BUILDING #1 - #5
EAST ELEVATION
SCALE: 1/8" = 1'-0"
B
B
B
B
B
B
B
B
B
B
B
B
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
A
C
C
C
C
C
C
C
C
C
C
C
C
4
4
2
3
1
2
2
3
1
2
4
2
3
4
4
1
1
2
4
3
4
4
4
1
1
2
2
SECOND FLOOR
EL. = 110'-3 1/8"  
FIRST FLOOR
EL. = 100'-0"  
THIRD FLOOR
EL. = 120'-5"  
TRUSS BEARING
EL. = 128'-4 7/8"
1ST FLR. CEILING
EL. = 108'-1 1/8"  
2ND FLR. CEILING
EL. = 118'-3"  
3RD FLR. CEILING/
TOP OF PARAPET
EL. = 134'-4 7/8"
TOP OF PARAPET
EL. = 136'-4 7/8"
SECOND FLOOR
EL. = 110'-3 1/8"  
FIRST FLOOR
EL. = 100'-0"  
THIRD FLOOR
EL. = 120'-5"  
TRUSS BEARING
EL. = 128'-4 7/8"
1ST FLR. CEILING
EL. = 108'-1 1/8"  
2ND FLR. CEILING
EL. = 118'-3"  
3RD FLR. CEILING/
TOP OF PARAPET
EL. = 134'-4 7/8"
TOP OF PARAPET
EL. = 136'-4 7/8"
PRELIMINARY
SHEET DATES:
A2.0
c
JOB NUMBER:
SHEET
2020        M+A DESIGN, INC
b.redig@madesigninc.net
(920) 922-8170
24 SOUTH BROOKE STREET
FOND du LAC, WISCONSIN 54935
COMPANIES
COMMONWEALTH
24 SOUTH BROOKE STREET
(920) 922-8170   FAX: (920) 922-8171
2020.50
FOND du LAC, WISCONSIN 54935
NEW PROJECT FOR:
THE MARQ
N. 75th AVE. & CAMELBACK RD.
PHOENIX, AZ
85033