Attachment B - Staff Report - Z-84-22-7.pdf

City of Phoenix — Formal (2023-04-05)

Extracted text (via pymupdf) 30155 characters

Staff Report Z-84-22-7
February 1, 2023
Maryvale Village Planning Committee
Meeting Date:
February 8, 2023
Planning Commission Hearing Date:
March 2, 2023
Request From:
C-2 HGT/WVR (Intermediate
Commercial, Height Waiver) (10.48
acres)
Request To:
C-2 HGT/WVR DNS/WVR
(Intermediate Commercial, Height
Waiver, Density Waiver) (10.48 acres)
Proposed Use:
Multifamily residential
Location:
Approximately 315 feet south of the
southeast corner of 83rd Avenue and
McDowell Road
Owner:
Residence at McDowell, LLC
Applicant/Representative:
Jason Morris, Withey Morris, PLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Commercial
Street Map
Classification
83rd Avenue
Arterial
33-foot east half street
McDowell Road
Arterial
65-foot south half
street
Attachment B

Staff Report: Z-84-22-7
February 1, 2023
Page 2 of 11

CELEBRATE OUR DIVERSE COMMUNITY AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.

The requested C-2 HGT/WVR DNS/WVR zoning district will allow for multifamily uses
and support a new housing type on a site that is appropriately located along two
existing arterials and in close proximity to a future light rail station.

CONNECT PEOPLE AND PLACES CORE VALUES; OPPORTUNITY SITES;
LAND USE PRINCIPLE: Support reasonable levels of increased intensity,
respectful of local conditions and surrounding neighborhoods.

The requested C-2 HGT/WVR DNS/WVR zoning district will allow for the conversion
of a hotel to a multifamily residential development that is compatible with the
surrounding area and respectful of local conditions. The request will allow for the
multifamily development without changing the existing layout of the subject site.
Thus, maintaining the character of the area and allowing a compatible land use to
remain on the site.

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.

As stipulated, the proposal will shade the sidewalk on McDowell Road and 83rd
Avenue, provide shading where uncovered parking is located, and provide additional
shading within the surface parking lots. This will help to provide shade for pedestrians
in and around the community and to mitigate the urban heat island effect by covering
hard surfaces, thus cooling the micro-climate around the vicinity.

Applicable Plans, Overlays, and Initiatives
Housing Phoenix Plan: Background Item No. 5.

Tree and Shade Master Plan: Background Item No. 6.

Monarch Butterfly Pledge: Background Item No. 7.

Comprehensive Bicycle Master Plan: Background Item No. 8.

Complete Streets Guidelines: Background Item No. 9.

Zero Waste PHX: Background Item No. 10.

Staff Report: Z-84-22-7
February 1, 2023
Page 3 of 11

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Hotel
C-2 HGT/WVR
North
Fuel station
C-2
North (across McDowell
Road)
Carwash, vacant land
PSC
South (across I-10)
Vacant land
PUD
East
Multifamily condominiums
R-3
West (across 83rd
Avenue)
Vacant land, restaurant, hotel
City of Tolleson C-2

C-2 HGT/WVR DNS/WVR
(R-5 Development Standards – Planned Residential Development Option)

Standards
R-5 Requirements
Proposed Site Plan
Gross Acreage
-
10.48
Maximum Density (dwelling units
per acre)
45.68; 52.20 with
bonus
24.81 (Met)
Maximum Units
478, 547 with bonus
260 units (Met)
Maximum Lot Coverage
50 percent
20 percent (Met)
Maximum Building Height
4-story or 48 feet
2-story, 28 feet (Met)
Minimum Building Setbacks
Adjacent to Streets:
(North – Adjacent to McDowell)
20 feet
70 feet, 5 inches (Met)
Not Adjacent to Streets:
(Northwest – Adjacent to the C-2
zoning)
10 feet
3 – 10 feet (Not Met)
Adjacent to Streets:
(South – Adjacent to I-10)
20 feet
10 feet (Not Met)*
Not Adjacent to Streets: (East –
Adjacent to R-3)
10 feet
5 – 15 feet (Not Met)*
Adjacent to Streets:
(West – Adjacent to 83rd Avenue)
20 feet
5 – 10 feet (Not Met)*
Minimum Landscape Standards
Adjacent to Streets:
(North – Adjacent to McDowell)
20 feet

25 feet (Met)
Not Adjacent to Streets:
(Northwest – Adjacent to the C-2
zoning)
5 feet

5 – 25 feet (Met)
Adjacent to Streets:
20 feet
5 – 26 feet (Not Met)*

Staff Report: Z-84-22-7
February 1, 2023
Page 4 of 11

(South – Adjacent to I-10)
C-2 HGT/WVR DNS/WVR
(R-5 Development Standards – Planned Residential Development)
Standards
R-5 Requirements
Proposed Site Plan
Not Adjacent to Streets: (East –
Adjacent to R-3)
5 feet
5 – 15 feet (Met)
Adjacent to Streets:
(West – Adjacent to 83rd Avenue)
20 feet
5 – 10 feet (Not Met)*
Minimum Open Space
5 percent
13.5 percent (Met)
Minimum Amenities
2
Not Specified
Minimum Parking
Resident: 1.5 spaces per 1 or
2-bedroom unit; 2.0 spaces
per 3 or more-bedroom unit
380 required
325 spaced (Not Met)*
*Variance or site plan modification required

Background/Issues/Analysis
SUBJECT SITE
1.
This request is to rezone 10.48 acres located approximately 315 feet south of the
southeast corner of 83rd Avenue and McDowell Road from C-2 HGT/WVR
(Intermediate Commercial, Height Waiver) to C-2 HGT/WVR DNS/WVR
(Intermediate Commercial, Height Waiver, Density Waiver) to allow multifamily
residential. The subject site is currently an extended stay hotel. The proposed
development will convert the existing hotel into a multifamily development.

SURROUNDING LAND USES AND ZONING
2.
The requested C-2 HGT/WVR
DNS/WVR (Intermediate
Commercial, Height Waiver,
Density Waiver) will support a new
housing type by converting an
existing hotel to multifamily
residences. The proposed
development is located along two
existing arterials and within close
proximity to the Maryvale Village
Core.
The property directly to the north is
zoned C-2 (Intermediate
Commercial) and is developed with
a fuel station. Across McDowell
Road the zoning is PSC (Planned
Shopping Center).

Existing Zoning Aerial Map
Source: Planning and Development Depatment

Staff Report: Z-84-22-7
February 1, 2023
Page 5 of 11

This area consists of mostly vacant land is developed with a carwash at the hard
corner. The area to the south, across the Interstate 10, is undeveloped property
zoned PUD (Planned Unit Development). The area to the east is zoned R-3
(Multifamily Residence District) and is developed with a multifamily condominium
community. Furthermore, the City of Tolleson is located to the west, across 83rd
Avenue, consists of vacant land and numerous commercial uses zoned C-2
(General Commercial).

GENERAL PLAN LAND USE MAP DESIGNATION
3.
The subject site, as well as the surrounding area to the north is designated
Commercial on the General Plan Land Use Map. To the east, the designation is
Residential 15+ dwelling units per acre. To the west, within the City of Tolleson,
the designation is El Paseo (Corridor) in the Tolleson General Plan 2024 Land
Use Map. South of the subject site, the designation is Transportation along the
Interstate 10. South of Interstate 10 is designated Mixed Use (Commercial /
Industrial). The requested C-2 HGT/WVR DNS/WVR zoning is consistent with
the General Plan Land Use Map designation of Commercial.

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

PROPOSAL
4.
Site Plan
Per the narrative submitted by the applicant, the site will convert the existing
hotel to a multifamily development with 260 dwelling units through numerous
two-story buildings. Three hundred and eighty parking spaces are proposed
throughout the site, both uncovered and covered. As a result, staff is
recommending uncovered parking to be shaded a minimum of 10 percent at
maturity utilizing two-inch caliper trees (Stipulation No. 4). The conceptual site
plan also depicts several grassy open space areas and a pool area for the
proposed multifamily development.

There are existing landscape areas along both 83rd Avenue and McDowell
Road. However, to screen adjacent roadways from the residential buildings, staff
recommends that the landscape setbacks along 83rd Avenue and McDowell

Staff Report: Z-84-22-7
February 1, 2023
Page 6 of 11

Road be landscaped with minimum 25 percent two-inch, minimum 25 percent
three-inch, and minimum 25 percent four-inch caliper trees. Furthermore, where
possible, existing trees shall be used to meet this requirement. This is addressed
in Stipulation No. 2.

Staff does not recommend general conformance to the proposed site plan
provided as variances will be required to meet current R-5 development
standards. Variances undergo the Zoning Adjustment hearing process following
the rezoning process. While no building additions or significant site
improvements are proposed on the subject site, in the event there is an increase
in the cumulative floor area of the site by more than 15 percent, staff
recommends the following site improvements apply:
• Stipulation No. 1 requires building elevations to contain multiple colors,
textural changes, accent materials, or other architectural treatment.
• Stipulation No. 7 requires a detached sidewalk along McDowell Road and
to be shaded utilizing two-inch caliper trees.

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 vision of creating a stronger and more vibrant Phoenix through
increased housing options for residents at all income levels and family sizes.
Phoenix’s rapid population growth and housing underproduction has led to a
need for over 163,000 new housing units. Current shortages of housing supply
relative to demand are a primary reason why housing costs
are increasing.

The proposed development supports the Plan’s goal of preserving or creating
50,000 housing units by 2030 by contributing to a variety housing types that will
address the supply shortage at a more rapid pace while using underutilized land
in a more sustainable fashion.

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. By investing in trees and the urban forest, the city can
reduce its carbon footprint, decrease energy costs, reduce storm water runoff,
increase biodiversity, address the urban heat island effect, clean the air, and
increase property values. In addition, trees can help create walkable streets and
vibrant pedestrian places. Staff recommends the preservation of existing trees
(where possible) and planting of two-inch, three-inch, and four-inch caliper trees,
which will help shade the adjacent sidewalks. This is addressed in Stipulation
No. 2. Furthermore, staff recommends Stipulation No. 4 which would require
uncovered surface parking lot areas to be landscaped with minimum two-inch

Staff Report: Z-84-22-7
February 1, 2023
Page 7 of 11

caliper drought-tolerant shade trees to achieve a minimum of 10 percent shade.

7.
Monarch Butterfly
In April 2021, Mayor Kate Gallego signed the National Wildlife Federation's
Mayor's Monarch Pledge. This pledge commits the city to take action to support
the monarch butterfly population. In the United States, loss of milkweed habitat is
a major factor in the decline of the monarchs. Arizona has at least 29 species of
milkweed native to the state. Adult monarchs feed on the nectar of many flowers,
but they breed only where milkweeds are found. To support the monarch
butterfly population, Stipulation No. 3 requires the planting of milkweed shrubs,
or other native nectar plant species in areas where shrubs will be replenished on
the subject site.

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. 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. As stipulated, the development will provide 10 bicycle parking
spaces per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance and a bicycle repair station. This is addressed in Stipulation No. 6.

9.
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. To provide a safe pedestrian
environment staff is recommending enhanced pavement treatment for the on-site
pedestrian walkways that cross vehicular drive aisles. This is addressed in
Stipulation No. 5. Furthermore, bicycle parking will be required on the site to
encourage alternative transportation. This is addressed in Stipulation No. 6. In
addition, any street improvements shall be done to City of Phoenix and ADA
standards. This is addressed in Stipulations No. 8. Lastly, to require a safer
pedestrian condition, staff recommends Stipulation No. 7 which requires the
construction of a detached sidewalk along McDowell Road if the site is
redeveloped in the future.

10. Zero Waste PHX:
The City of Phoenix is committed to its waste diversion efforts and has set a goal
to become a zero-waste city, as part of the City’s overall 2050 Environmental
Sustainability Goals. One of the ways Phoenix can achieve this is to improve and
expand its recycling and other waste diversion programs. Section 716 of the
Phoenix Zoning Ordinance establishes standards to encourage the provision of
recycling containers for multifamily, commercial, and mixed-use developments
meeting certain criteria. The applicant’s materials did not indicate whether

Staff Report: Z-84-22-7
February 1, 2023
Page 8 of 11

recycling containers are existing on the site.

COMMUNITY INPUT SUMMARY
11. As of the writing of this report, staff has not received any correspondence from
the public.

INTERDEPARTMENTAL COMMENTS
12. The Fire Department indicated there are no problems anticipated with the case
and that the site and/or buildings shall comply with the International Fire Code
with Phoenix Amendments. Further, the Department commented that they do not
know the water supply at this site and noted that fire flow requirements may
present a challenge for this site.

13. The Street Transportation Department has indicated that the developer will be
required to construct a detached sidewalk along McDowell Road if the use is
expanded in the future and that all street improvements must meet ADA
standards. These requirements are addressed in Stipulation Nos. 7 and 8.

OTHER
14. The site is located in an area identified as being archaeologically sensitive. If no
previous archaeological projects have been conducted within this project area, it
is recommended that archaeological Phase I data testing of this area be
conducted. Phase II archaeological data recovery excavations may be necessary
based upon the results of the testing. A qualified archaeologist must make this
determination in consultation with the City of Phoenix Archaeologist. In the event
archaeological materials are encountered during construction, all ground
disturbing activities must cease within a 33-foot radius of the discovery and the
City of Phoenix Archaeology Office must be notified immediately and allowed
time to properly assess the materials. This is addressed in Stipulation Nos. 9, 10,
and 11.

15. Staff has not received a completed form for the Waiver of Claims for Diminution
in Value of Property under Proposition 207 (A.R.S. 12-1131 et seq.), as required
by the rezoning application process. Therefore, a stipulation has been added to
require the form be completed and submitted prior to preliminary site plan
approval. This is addressed in Stipulation No. 12.

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

Staff Report: Z-84-22-7
February 1, 2023
Page 9 of 11

Findings

1.
As stipulated, the proposal will provide increased shade and help reduce the
urban heat island effect.

2.
The proposal will redevelop an underutilized property and provide a high-quality
multifamily residential development which is consistent with the surrounding land
uses.

3.
The proposal will allow for additional housing opportunities in the Village and will
help alleviate the housing crisis.

Stipulations

1.
Upon complete redevelopment or development that increases the cumulative
floor area by more than 15% from that depicted on the site plan date stamped
October 27, 2022, building elevations shall contain multiple colors, exterior
accent materials, and textural changes that exhibit quality and durability such as
brick, stone, colored textured concrete, or stucco, to provide a decorative
aesthetic treatment, as approved by the Planning and Development Department.

2.
The landscape setback along McDowell Road and 83rd Avenue shall be planted
with a minimum 50% 2-inch caliper trees, minimum 25% 3-inch caliper trees, and
minimum 25% 4-inch caliper trees, as approved by the Planning and
Development Department. Where possible, the developer shall use existing
trees and landscaping to meet the landscaping requirements.

3.
Where landscape areas will be replenished, a minimum of 10% of the required
shrubs, shall be a milkweed or other native nectar species, and shall be planted
in groups of three or more, as approved by the Planning and Development
Department.

4.
All uncovered surface parking lot areas shall be landscaped with minimum 2-
inch caliper drought-tolerant shade trees. Landscaping shall be dispersed
throughout the parking area and achieve 10 percent shade at maturity, as
approved by Planning and Development Department.

5.
Where pedestrian walkways cross drive aisles, the pathway shall be constructed
with decorative pavers, stamped or colored concrete, or another treatment
material, other than those used to pave parking surfaces and drive aisles, as
approved by the Planning and Development Department.

6.
Bicycle infrastructure shall be provided as described below and as approved by
the Planning and Development Department.

Staff Report: Z-84-22-7
February 1, 2023
Page 10 of 11

a.
A minimum of 10 bicycle parking spaces shall be provided through
Inverted U and/or artistic racks, or in a secure room and located
throughout the site including near the centralized open space and
installed per the requirements of Section 1307.H. of the Phoenix Zoning
Ordinance, as approved by the Planning and Development Department.

b.
One bicycle repair station (“fix it station”) shall be provided and
maintained on site within an amenity area or near a primary site
entrance. The bicycle repair station (“fix it station”) shall be provided in
an area of high visibility and separated from vehicular maneuvering
areas, where applicable. The repair station shall include: standard repair
tools affixed to the station; a tire gauge and pump affixed to the base of
the station or the ground; and a bicycle repair stand which allows pedals
and wheels to spin freely while making adjustments to the bike.

7.
Upon complete redevelopment or development that increases the cumulative
floor area by more than 15% from the depicted on the site plan date stamped
October 27, 2022, a minimum 6-foot-wide sidewalk shall be provided along the
south side of McDowell Road and be detached with a minimum 10-foot-wide
landscaped strip located between the back of the sidewalk and back of curb, as
approved by the Planning and Development Department. The landscape strip
will be planted with minimum 2-inch caliper trees planted 20 feet on center or in
equivalent groupings with five 5-gallon shrubs per tree. Where utility conflict
exists, the developer shall work with the Planning and Development Department
on alternative design solutions consistent with a pedestrian environment.

8.
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.

9.
If determined necessary by the Phoenix Archaeology Office, the applicant shall
conduct Phase I data testing and submit an archaeological survey report of the
development area for review and approval by the City Archaeologist prior to
clearing and grubbing, landscape salvage, and/or grading approval.

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

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

Staff Report: Z-84-22-7
February 1, 2023
Page 11 of 11

Archaeology Office to properly assess the materials.

12. Prior to preliminary site plan approval, the landowner shall execute a Proposition
207 waiver of claims form. The waiver shall be recorded with the Maricopa
County Recorder's Office and delivered to the City to be included in the rezoning
application file for record.

Writer
Nayeli Sanchez Luna
February 1, 2023

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Site Plan date stamped October 27, 2022
Elevations date stamped October 27, 2022

Z-25-01
Z-190-F-84
Z-49-15
Z-190-84
ANX 333
Z-56-15
ANX 91
Z-46-86
Z-34-05
Z-190-84
Z-26-04
*
*
*
*
*

*
*
R-2
PCD
HGT/WVR
PSC
R1-6
C-2
C-2
PCD
RE-43
PRD
C-2
PUD
S-1
RE-43
R-3
MARICOPA
COUNTY
81ST LN
81ST AVE
BRILL ST
COLCORD CANYON RD
83RD AVE
MCDOWELL RD
LYNWOOD ST
Amberlea
Amberlea
§¨¦
10
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: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-84-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
10.48 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2 HGT/WVR
C-2 HGT/WVR DNS/WVR
CONVENTIONAL OPTION
152
456
* UNITS P.R.D. OPTION
182
547
Jason Morris, Withey Morris, PLC
DATE:
11/15/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 12-9
ZONING MAP
G-3
REQUESTED CHANGE:
FROM: C-2 HGT/WVR ( 10.48 a.c.)
TO:
C-2 HGT/WVR DNS/WVR ( 10.48 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-84-22.mxd
Z-84-22
0.07
0
0.07
0.035
Miles
1/20/2023

Z-25-01
Z-190-F-84
Z-49-15
Z-190-84
ANX 333
Z-56-15
ANX 91
Z-46-86
Z-34-05
Z-190-84
Z-26-04
*
*
*
*
*

*
*
R-2
PCD
HGT/WVR
PSC
R1-6
C-2
C-2
PCD
RE-43
PRD
C-2
PUD
S-1
RE-43
R-3
MARICOPA
COUNTY
81ST LN
81ST AVE
BRILL ST
COLCORD CANYON RD
83RD AVE
MCDOWELL RD
LYNWOOD ST
Amberlea
Amberlea
§¨¦
10
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: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-84-22
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
10.48 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
C-2 HGT/WVR
C-2 HGT/WVR DNS/WVR
CONVENTIONAL OPTION
152
456
* UNITS P.R.D. OPTION
182
547
Jason Morris, Withey Morris, PLC
DATE:
11/15/2022
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 12-9
ZONING MAP
G-3
REQUESTED CHANGE:
FROM: C-2 HGT/WVR ( 10.48 a.c.)
TO:
C-2 HGT/WVR DNS/WVR ( 10.48 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2022\Z-84-22.mxd
Z-84-22
0.07
0
0.07
0.035
Miles
1/20/2023

10
ACCESS
ACCESS
11
9
8
8
8
8
8
6
5
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
ASPHALT
GRASS
GRASS
GRASS
POOL
GRASS
GRASS
TRASH
TRASH
TRASH
TRASH
NW COR SEC 2
FOUND BCHH
FND REBAR W/CAP
GOETZ 31020
FND REBAR W/CAP
GOETZ 31020
FND REBAR W/CAP
LS 16097
FND REBAR W/CAP
LS 16097
FND PK W/WASHER
GOETZ 31020
FND PK W/WASHER
GOETZ 31020
NOT A PART
APN: 102-45-005N
QUIKTRIP CORPORATION
NOT A PART
INTERSTATE-10
VARIABLE WIDTH PUBLIC RIGHT-OF-WAY
NOT A PART
DARAVANTE CONDOMINIUM 2ND AMD
BK. 968, PG. 08, M.C.R.
WALL
WALL
WALL ON P/L
FENCE ON P/L
WALL
FENCE INSIDE P/L
WALL
WALL
WALL
WALL
WALL
WALL ON P/L
WALL ON P/L
WALL ON P/L
BUILDING 9
2-STORY STUCCO
HEIGHT=28'
6854 SQ FT +/-
BUILDING 11
2-STORY STUCCO
HEIGHT=28'
6825 SQ FT +/-
BUILDING 10
2-STORY STUCCO
HEIGHT=28'
6635 SQ FT +/-
BUILDING 8
2-STORY STUCCO
HEIGHT=28'
6773 SQ FT +/-
BUILDING 7
2-STORY STUCCO
HEIGHT=28'
6712 SQ FT +/-
BUILDING 4
2-STORY STUCCO
HEIGHT=28'
13445 SQ FT +/-
BUILDING 3
2-STORY STUCCO
HEIGHT=28'
6895 SQ FT +/-
BUILDING 2
CLUBHOUSE
1-STORY STUCCO
HEIGHT=17'
3088 SQ FT +/-
BUILDING 1
OFFICE
1-STORY STUCCO
HEIGHT=14'
1596 SQ FT +/-
BUILDING 6
2-STORY STUCCO
HEIGHT=28'
6905 SQ FT +/-
BUILDING 5
2-STORY STUCCO
HEIGHT=28'
6627 SQ FT +/-
BUILDING 12
2-STORY STUCCO
HEIGHT=28'
6706 SQ FT +/-
70'-5"
107'-6"
85'-7 1/2"
86'-3 1/2"
67'-8 1/2"
84'
88'-1"
92'-11"
76'-7"
67'-4"
66'-8"
85'-3"
111'-11 1/2"
84'-8"
75'-3"
81'-10"
146'-1"
12'-6"
20'-10"
41'-8 1/2"
62'-2 1/2"
32'-11"
46'-11"
93'-2"
49'-4"
55'-5"
25'-4 1/2"
56'-11"
21'-4 1/2"
107'-11"
27'-9 1/2"
22'-7 1/2"
68'-6"
27'-6"
4/2
6/0
7/0
3/0
7/0
6/1
5/0
8/0
6/1
10/0
10/0
5/2
8/0
10/0
10/0
9/0
7/0
6/0
12/0
11/0
10/0
10/0
11/0
8/1
8/1
7/0
7/0
9/0
9/0
11/0
10/0
11/0
10/0
5/2
7/0
6/2
8/0
8/0
8/0
N 83RD AVE
VARIABLE WIDTH ASPHALT PUBLIC RIGHT-OF-WAY
10' SETBACK
30' SETBACK
W MCDOWELL RD
VARIABLE WIDTH ASPHALT PUBLIC RIGHT-OF-WAY
25'
B.S.L.\
L.S.B.
3'
B.S.L.
3'
B.S.L.
3'
B.S.L.
10'
B.S.L.\
L.S.B.
15'
B.S.L.
5'
L.S.B.
5'
L.S.B.
5'
L.S.B.
5'
L.S.B.
PROJECT DIRECTORY
OFFICE (1,596 S.F.)
1,596 S.F. / 300 = 6 SPACES
APARTMENTS (260 UNITS)
STUDIOS/ 1 BEDROOM (80) x 1.3 = 104 SPACES
2 BEDROOM (180)x 1.5 = 270 SPACES
C-2
10.00 ACRES (435,686 S.F.)
9.03 ACRES (393,353 S.F.)
APARTMENTS
1,596 S.F.
3,088 S.F.
6,895 S.F.
13,445 S.F.
6,627 S.F.
6,905 S.F.
6,712 S.F.
6,773 S.F.
6,854 S.F.
6,653 S.F.
6,825 S.F.
6,706 S.F.
79,079 S.F.
20.1 %
380 SPACES
VARIANCE OR PAD REQUIRED
325 SPACES
8 SPACES
12 SPACES
EXISTING ZONING:
GROSS SITE AREA:
NET SITE AREA:
PROPOSED USE:
BUILDING AREA:
BUILDING 1:
BUILDING 2:
BUILDING 3:
BUILDING 4:
BUILDING 5:
BUILDING 6:
BUILDING 7:
BUILDING 8:
BUILDING 9:
BUILDING 10:
BUILDING 11:
BUILDING 12:
TOTAL BUILDING AREA:
SITE COVERAGE:
TOTAL PARKING REQUIRED:
TOTAL PARKING PROVIDED:
ACCESSIBLE SPACES REQUIRED:
ACCESSIBLE SPACES PROVIDED:
DENSITY CALCULATION
260 DWELLING UNITS/10 ACRES = 26 DU/AC
HEIGHT
PROPOSED HEIGHT: 2 STORIES / 28'
MAXIMUM ALLOWABLE: 3 STORIES / 35'
COMMON AREA
58,724 SF/ 435,686 SF = 13.5 % OPEN SPACE
SITE DATA
DEVELOPER:
RESIDENCE AT MCDOWELL
c/o WITHEY MORRIS, PLC
2525 E. ARIZONA BILTMORE CIRCLE, SUITE A-212
CONTACT: HANNAH BLEAM
PHONE: (602)230-0600
E-MAIL: hannah@witheymorris.com
ARCHITECT:
MESQUITE ARCHITECTURE, LLC
4810 W. KRALL STREET
GLENDALE, ARIZONA 85301
CONTACT: EDGAR FELIX
PHONE: (602) 373-4284
E-MAIL: edgar@mesquitearchitecture.com
THIS SITE PLAN HAS BEEN PREPARED WITHOUT THE AID
OF A SURVEY. ALL PROPERTY BOUNDARIES ARE ROUGH
APPROXIMATIONS. THIS DRAWING IS TO BE USED FOR
CONCEPTUAL PURPOSES ONLY AND IT IS NOT TO BE THE
BASIS FOR ANY LEGALLY BINDING DOCUMENTATION.
50'
100'
25'
0'
8225 WEST MCDOWELL ROAD
PHOENIX, ARIZONA
RESIDENCE AT MCDOWELL
DATE: 09-28-2022 (PRELIMINARY)
2 0 2 2 M E S Q U I T E
ARCHITECTURE, LLC.
ALL RIGHTS RESERVED.
THIS DRAWING IS AN
I N S T R U M E N T O F
S E R V I C E . I T I S T H E
P R O P E R T Y O F
M
E
S
Q
U
I
T
E
ARCHITECTURE, LLC
A N D M A Y N O T B E
DUPLICATED, USED OR
DISCLOSED WITHOUT
WRITTEN PERMISSION
OF THE ARCHITECT.
©
#2203.00
SP-1
Mesquite Architecture LLC
NORTH
SCALE:
PLAN
1" = 50'-0"

3!+#=
==<=
=

3!+#=
==;==

3!+#=
*==<=
=

3!+#=
=*= =

)%"#)%)
)
&)
(
)
$) )!!')

\ *\>2GT\

H\9"D>\9>9L\

#.=?9J+/@\ 3Q\
>9M$\ (?\ %>\A\
7:37 9BO\ 3R\
,>8G&?
\

9YZI;\UV\

0\ -
P\ 13B\
\
4J7KC6\G>\[\
4S>V3>4\N'D 3IE\

5\F!\<!WX)\

=
#:'34'-&=200$=4'+#=
40=2#,(.=
3#=346!!0=!0+02=
"6..=#"92"3=
"# !08#2#"='-=1+5'-6,=
!!#-4=347!!0=!0+02=
"6..=#"92"3=
"#9 ,02.'-&=,'34=
2)+'/&=!0+02=
"6..=#"92"3=
"# !08#2#"='-=1+5'-6,=
"002=!0+02=
"6..=#"92"3=
"#= 2#%'-#"=&2##.=