Attachment B - Staff Report - Z-104-L-75-3.pdf

City of Phoenix — Formal (2026-10-07)

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ATTACHMENT B
Staff Report: Z-104-L-75-3
(Northgate PCD)
April 24, 2026
Deer Valley Village Planning May 4, 2026
Committee Meeting Date:
Planning Commission Hearing Date: June 4, 2026
Request From: C-2 PCD (Intermediate Commercial,
Planned Community District) (15.16 acres)
Request To: CP/BP PCD (Commerce Park District,
Business Park Option, Planned
Community District) (15.16 acres)
Proposal: Major Amendment to the Northgate PCD
to allow office and warehousing
Location: Southeast corner of Interstate 17 and
Grandview Road
Owner: Arizona State Land Department c/o Jim
Perry (Ground Lessee: WSPT GLX
Southwest LP c/o Stephan Pahides)
Applicant: Jason Thorburg and Jeff Jankins,
WareSpace
Representative: Shane Ross, Tiffany & Bosco, P.A.
Staff Recommendation: Approval, subject to stipulations
General Plan Conformity
Commercial and
General Plan Land Use Designation
Commerce/Business Park
Grandview 33.58-foot south half
Collector
Road street
Minor
Paradise Lane 30-foot north half street
Collector
Street Map Classification Interstate 17 Freeway Approx. 43-foot frontage
Frontage Road Frontage road
Road

Staff Report: Z-104-L-75-3
April 24, 2026
Page 2 of 12
STRENGTHEN OUR LOCAL ECONOMY; LAND USE PRINCIPLE: Facilitate
adaptive reuse of older, underutilized properties to create mechanisms for new
local and small businesses to operate, thrive and grow.
The proposal seeks the adaptive reuse of an underutilized site. The applicant’s
submittal materials state this proposal will support approximately 80 to 100 small
businesses.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; TREE AND SHADE;
DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.
The proposal, as stipulated, provides enhanced shading and planting standards for
landscape setbacks, pedestrian pathways, and parking areas.
CONNECT PEOPLE AND PLACES CORE VALUE; BICYCLES; DESIGN
PRINCIPLE: Development should include convenient bicycle parking.
As stipulated, the proposal will include bicycle infrastructure including bicycle parking
and access to electrical facilities.
Applicable Plans, Overlays, and Initiatives
North I-17 Major Employment Center: See Background Item No. 6.
Comprehensive Bicycle Master Plan: See Background Item No. 7.
Zero Waste PHX: See Background Item No. 8.
Shade Phoenix Plan: See Background Item No. 9.
Transportation Electrification Action Plan: See Background Item No. 10.
Conservation Measures for New Development: See Background Item No. 11.
Complete Streets Guiding Principles: See Background Item No. 12.

Staff Report: Z-104-L-75-3
April 24, 2026
Page 3 of 12
Surrounding Land Uses/Zoning
Land Use Zoning
On Site Commercial offices C-2 PCD
North Automobile dealership C-2 SP PCD
South (across Single-Family Attached and Single-Family
PAD-13 and R1-8
Paradise Lane) Detached Residential
East Office / warehouse IND. PK. PCD
West (across I-17) Manufacturing IND. PK.
CP/BP Commerce Park District/ Business Park Option
Standards Requirements Site Plan Provisions
18 feet within 30 feet
of perimeter lot line; 1 foot
Maximum Building
increase per 3 feet 25 feet 6 inches (Met)
Height
additional setback,
maximum 56 feet
40% plus 10% for parking
Lot Coverage 24% (Met)
canopies or structures
Minimum Building Setbacks
Adjacent to Street
30 feet 112 feet 6 inches (Met)
(Grandview Road)
Adjacent to Street (I-17) 20 feet 206 feet 5 inches (Met)
Adjacent to Street
30 feet 149 feet 8 inches (Met)
(Paradise Lane)
East (Interior) 0 feet 172 feet 5 inches (Met)
Minimum Landscape Setbacks
Adjacent to Street
30 feet 30 feet (Met)
(Grandview Road)
Adjacent to Street (I-17) 20 feet 68 feet (Met)
Adjacent to Street
30 feet 84 feet (Met)
(Paradise Lane)
East (Interior) 0 feet 30 feet (Met)
Minimum Parking Standards
1 space per 300 square feet
Office
(22 spaces)
1 space per 1,000 square 423 spaces (Met)
Warehousing
feet (125 spaces)
Total 147 spaces

Staff Report: Z-104-L-75-3
April 24, 2026
Page 4 of 12
Background/Issues/Analysis
SUBJECT SITE
1. This request is to rezone 15.16 acres located at the southeast corner of
Interstate 17 and Grandview Road from C-2 PCD (Intermediate Commercial,
Planned Community District) to CP/BP (Commerce Park District, Business Park
Option, Planned Community District) for a Major Amendment to the Northgate
PCD to allow office and warehousing. The site is currently developed with a
vacant commercial building.
GENERAL PLAN LAND USE MAP DESIGNATION
2. The subject site, as well as the area to the north is designated as Commercial
and Commerce/Business Park on the General Plan Land Use Map, while the
area to the east of the site is designated as Commerce / Business Park. The
area to the south of the site, across Paradise Lane, is designated as Residential
15+ dwelling units per acre and Residential 3.5 to 5 dwelling units per acre. The
area to the west of the site, across I-17, is designated as Industrial, as is the area
to the northeast of the site. The proposal for CP/BP PCD zoning on the subject
site is consistent with the General Plan Land Use Map designation.
General Plan Land Use Map; Source: City of Phoenix Planning and Development Department

Staff Report: Z-104-L-75-3
April 24, 2026
Page 5 of 12
SURROUNDING LAND USES AND ZONING
3. The property to the north is developed as an automobile dealership and is zoned
C-2 SP PCD (Intermediate Commercial, Special Permit, Planned Community
District). To the south of the site, across Paradise Lane, is a single-family
detached residential community zoned R1-8 (Single-Family Residence District)
and a single-family attached residential community zoned PAD-13 (Planned Area
Development). To the east of the site is an office / warehouse facility zoned Ind.
Pk. PCD (Industrial Park, Planned Community District), while to the west of the
site, across I-17, is a manufacturing facility zoned Ind. Pk. (Industrial Park).
Source: City of Phoenix GIS
PROPOSAL
4. Site Plan
The conceptual site plan, attached as an exhibit, depicts an existing 1-story,
131,569 square-foot, L-shaped building that will be retrofitted to include new
loading bays on the north and west sides of the building. Primary access to the
site will be from two locations on Grandview Road. Surface parking currently
exists around the perimeter of the building, with a number of those spaces being
covered. There is an existing parking structure north of the main building, which
will be demolished and the area will be landscaped.

Staff Report: Z-104-L-75-3
April 24, 2026
Page 6 of 12
The site is within the Northgate Planned Community District. Staff recommends
Stipulation No. 1, to ensure compliance with any applicable master plans and to
update those plans as a result of this rezoning request.
Image Source: GMA Architects
The conceptual landscape plan, also attached as an exhibit, depicts a well-
landscaped site with new landscaping within the parking area and in the vicinity
of the aforementioned parking garage. Staff recommends Stipulation No. 2 to
require that the landscape setbacks be landscaped with minimum 2-inch caliper
trees and Stipulation No. 3 to require that 25 percent of the surface parking areas
be shaded either with trees or structures. Stipulation No. 9 requires that the
landscaping within right-of-way areas along Grandview Road and Paradise Lane
be replenished.

Staff Report: Z-104-L-75-3
April 24, 2026
Page 7 of 12
Image Source: Design Ethic
5. Elevations
The elevations, attached as an exhibit, depict a configuration that is similar to the
existing condition except for the addition of signage and the aforementioned
loading bays.
Image Source: GMA Architects

Staff Report: Z-104-L-75-3
April 24, 2026
Page 8 of 12
ADOPTED AREA PLANS, STUDIES, AND POLICIES
6. North I-17 Major Employment Center
The proposed project is situated within the North I-17 Major Employment Center
which is home to a large labor pool with easy access to the regional freeway
system. The substantial size and diverse nature of the labor pool found in the
North Interstate-17 corridor is a key factor in contributing to the overall
attractiveness of this employment center. This proposal repurposes an existing
vacant building and will add to the employment in a designated employment
center, while providing opportunities for the expansion of small businesses in the
area.
7. Comprehensive Bicycle Master Plan:
The City of Phoenix adopted the Comprehensive Bicycle Master Plan in 2014 to
guide the development of its Bikeway System and supportive infrastructure. The
Comprehensive Bicycle Master Plan supports options for both short- and long-
term bicycle parking as a means of promoting bicyclist traffic to a variety of
destinations. Stipulation No. 6 requires four bicycle parking spaces to be installed
per the requirements in the city’s Walkable Urban (WU) Code.
8. 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 submittal materials state that pallets and
carboard will be recycled.
9. Shade Phoenix Plan:
The Shade Phoenix Plan has a goal of treating the urban forest as infrastructure
to ensure that 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 to create walkable streets and vibrant
pedestrian places. Staff recommends robust tree planting standards including:
• Landscape setbacks planted with 2-inch caliper, large canopy, drought-
tolerant trees, placed 20-feet on center, with five 5-gallon shrubs per tree
(Stipulation No. 2);
• Surface parking to have 25 percent shade (Stipulation No. 3).

Staff Report: Z-104-L-75-3
April 24, 2026
Page 9 of 12
10. Transportation Electrification Action Plan:
In June 2022, the Phoenix City Council approved the Transportation
Electrification Action Plan. The current market desire for the electrification of
transportation is both a national and global phenomenon, fueled by a desire for
better air quality, a reduction in carbon emissions, and a reduction in vehicle
operating and maintenance costs. Businesses, governments and the public are
signaling strong future demand for electric vehicles (EVs), and many automobile
manufacturers have declared plans for a transition to fully electric offerings within
the coming decade. This Plan contains policy initiatives to prepare the City for a
future filled with more EVs, charging infrastructure and e-mobility equity, and
outlines a roadmap for a five-step plan to prepare for the EV infrastructure needs
of 280,000 EVs in Phoenix by 2030. One goal of the Plan, to accelerate public
adoption of electric vehicles through workplace, business, and multifamily
charging infrastructure, is to recommend standard stipulations for rezoning cases
to provide EV charging infrastructure. This is addressed in Stipulation No. 5.
Stipulation No. 7 requires that an electrical receptacle be available to bicyclists
for the purpose of charging E-bikes.
11. Conservation Measures for New Development:
In June 2023, the Phoenix City Council adopted the Conservation Measures for
New Development policy as part of a resolution addressing the future water
consumption of new development (Resolution 22129). This resolution addresses
the future water consumption of new development to support one of the City’s
Five Core Values in the General Plan which calls for Phoenix to - Build the
Sustainable Desert City. The Conservation Measures for New Development
policy includes direction to develop standards for consideration as stipulations for
all rezoning cases that will address best practices related to water usage in nine
specific categories. This is addressed in Stipulation Nos. 3 and 12.
12. Complete Streets Guiding Principles:
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. 4 requires pavement
treatments that visually contrast parking and drive aisles where pedestrian
walkways cross a vehicular path to enhance pedestrian safety. Additionally, all
streets will be improved with all required elements and comply with ADA
accessibility standards, as required by Stipulation Nos. 10 and 11.
COMMUNITY INPUT SUMMARY
13. As of the writing of this report, staff has not received any correspondence in
support or opposition to the request.

Staff Report: Z-104-L-75-3
April 24, 2026
Page 10 of 12
INTERDEPARTMENTAL COMMENTS
14. The Street Transportation Department has the following requirements:
• Prohibition on access to Paradise Lane (Stipulation No. 8);
• Replenishment of landscaping along Grandview Road and Paradise Lane
(Stipulation 9);
• Replacement of unused driveways with sidewalk, curb and gutter, along
with the replacement of any broken or out-of-grade curb, gutter, sidewalk,
and curb ramps (Stipulation No. 10);
• Right-of-way improvements to include curb, gutter, detached sidewalk,
landscaping, etc. (Stipulation No. 11).
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. 13.
16. 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 final site plan approval. This
is addressed in Stipulation No. 14.
17. Development and use of the site are 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 is consistent with the General Plan Land Use Map designation.
2. As stipulated, the proposal advances the goals and policies of adopted plans and
policies.
3. As stipulated, the proposal is appropriate at this location and is compatible with
surrounding land uses.

Staff Report: Z-104-L-75-3
April 24, 2026
Page 11 of 12
Stipulations
1. The developer shall update and comply with all applicable master development plans
prior to the issuance of the preliminary site plan approval, as approved by the Planning
and Development Department.
2. Required landscape setbacks shall be planted with minimum 2-inch caliper, large
canopy, drought-tolerant trees, 20 feet on center or in equivalent groupings, with five 5-
gallon shrubs per tree, as approved by the Planning and Development Department.
The existing trees located along Paradise Lane may be used to meet this requirement.
3. A minimum of 25% of the required surface parking areas shall be shaded, as approved
by the Planning and Development Department. Shade may be achieved by structures
or by minimum 2-inch caliper, drought-tolerant, shade trees, or a combination thereof.
4. Where pedestrian walkways cross a vehicular path, the pathway shall be constructed of
decorative pavers, stamped or colored concrete, or other pavement treatments that
visually contrasts parking and drive aisle surfaces, as approved by the Planning and
Development Department.
5. A minimum of 10% of the required parking spaces shall include Electric Vehicle (EV)
Capable infrastructure, as approved by the Planning and Development Department.
6. A minimum of four bicycle parking spaces shall be provided through Inverted U and/or
artistic racks located near the front of the offices and installed per the requirements of
Section 1307.H. of the Phoenix Zoning Ordinance, as approved by the Planning and
Development Department. Artistic racks shall adhere to the City of Phoenix Preferred
Designs in Appendix K of the Comprehensive Bicycle Master Plan.
7. A minimum of one of the required bicycle parking spaces shall include standard
electrical receptacles for electric bicycle charging capabilities, as approved by the
Planning and Development Department.
8. Vehicular ingress and egress shall be prohibited on Paradise Lane.
9. Existing streetscape beginning at back of curb shall be replenished with the approved
landscaping and trees along Grandview Road and Paradise Lane, as approved by the
Planning and Development Department.
10. Replace unused driveways with sidewalk, curb and gutter. Also, replace any broken or
out-of-grade curb, gutter, sidewalk, and curb ramps on all streets and upgrade all off-
site improvements to be in compliance with current ADA guidelines.

Staff Report: Z-104-L-75-3
April 24, 2026
Page 12 of 12
11. All streets within and adjacent to the development shall be constructed 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.
12. Prior to final site plan approval, documentation shall be provided that demonstrates a
commitment to participate in the City of Phoenix Business Water Efficiency Program
for a minimum of 10 years, or as approved by the Planning and Development
Department.
13. In the event archaeological materials are encountered during construction, the
developer shall immediately cease all ground-disturbing activities within a 33-foot
radius of the discovery, notify the City Archaeologist, and allow time for the
Archaeology Office to properly assess the materials.
14. Prior to final 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
Robert Kuhfuss
April 24, 2026
Team Leader
Racelle Escolar
Exhibits
Zoning Sketch Map
Aerial Sketch Map
Conceptual Site Plan date stamped January 15, 2026
Conceptual Landscape Plan date stamped January 15, 2026
Conceptual Elevations date stamped January 15, 2026

§¨¦ 17
K C-2* IND.PK. PCD*
E LT
O N Z-61-07 Z-104-B-75
L N PHELPS RD
CP/BP
C-2 SP PCD* 26TH PCD* C-2 SP
Z-104-D-75
Z-19-97 PCD*
AVE IND.PK. Z-174-99
PCD * Z-SP-18-99
C-2 PCD* Z-104-75
Z-19-97 PCD*
IND.PK. Z-104-75
Z-92-78 RD
GRA ND V IEW
IND.PK.
PCD* S-1 PCD*
Z-104-75 Z-104-75
PARADISE LN
CIR
6TH
2 25TH LE MARCHE AVE R1-8
28TH IND.PK.
Z-92-78 DR
AVE 23RD
PAD-13* 25TH
MONTE CRISTO AVE
Z-131-71 A V LN
E
CP/GCP* AVE
Z-175-96 MARCONI AVE
KATHL EE N RD 24TH DR
23RD
¯ JOMAX RD
HAPPY VALLEY RD
Miles PINNACLE PEAK RD
0 0.04 0.08 0.16 DEER VALLEY DR
SR 101
DEER VALLEY VILLAGE UNION HILLS DR
COUNCIL DISTRICT: 3 BELL RD
GREENWAY RD ST ST
17
Z-104-L-75-3 AVE AVE AVE - AVE AVE 7TH 16TH
I
51ST 43RD 35TH 19TH 7TH
REQUESTED CHANGE:
APPLICANT'S NAME: Tiffany & Bosco
FROM: C-2 PCD ( 15.16 ac.)
APPLICATION NO: Z-104-L-75-3 DATE: 2/6/2026
REVISION DATES:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
AERIAL PHOTO & ZONING MAP TO: CP/BP PCD ( 15.16 ac.)
QUARTER SEC. NO.
15.16 Acres
QS 36-23 M-7
MULTIPLES PERMITTED STANDARD OPTION * UNITS P.R.D OPTION
C-2 PCD 220 265
CP/BP PCD N/A N/A
* Maximum Units Allowed with P.R.D. Bonus
Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\1975\Z-104-L-75-3.aprx

THE ARE NO INC. REPRODUCED FROM
INCLUDES ONLY DRAFT DRAWINGS ARCHITECTS, BE PERMISSION LLC.
BUILDING SPRINKLERED) THESE GMA MAY WORK WRITTEN ARCHITECTS,
WAREHOUSE AMENDMENTS SPRINKLERED SPACES CONCEPTUAL AND OF THIS PRIOR GMA
EXISTING (SF): SF +/- REQUIREMENT SF) 24.1%+/- SITE 22.44% (ARCHITECTURAL): IBC FULLY SPACES 22 DESIGN THIS PROPERTY OF PART WITHOUT
MODIFY RENTABLE AREA 130,823 (EXISTING): 507.4 YARDS) 9,686 SF+ = SF GROSS = SF 2012 FULLY IS S-1 OF BUSINESS 125 = = 300 REQUIRED SPACES
DATA DESCRIPTION: TO SMALL OFFICES AREA: - SF PARKING ROOF: AREA: PER AREA SPACE OR (130,823 582,818 ALLOWABLE RATIO / 582,818 CODE PHOENIX OCCUPANCIES: CONSTRUCTION: HEIGHT: STORY, 1 STORY BUILDING 1000 OF 300 1000 / / SF SPACES PARKING
FINISH AND LAND FT SQ ACRES BUILDING BUILDING SF 124,242 UNDER +/- SF OPEN 60' WAYS COVERAGE SF / SF 30% AREA BUILDING / SF w/ IIB, TYPE HEIGHT: 1 : PROTECTION: PER PER SF 124,242 6,581
PROJECT PROJECT TENANT CREATE TO SPACES TOTAL 582,818 13.380 ACTUAL TOTAL 6,581 - S-1 COVERED SF 9,686 TOTAL 141,255 ALLOWABLE UNLIMITED (NOTE: PUBLIC LOT 140,509 140,509 FLOOR GROSS 130,823 APPLICABLE IBC 2018 PROPOSED B S-1, OF TYPE ALLOWABLE (PER 75' ACTUAL +/- 25'-6' FIRE EXISTING PARKING REQUIRED: SPACE SPACE S-1: BUSINESS: TOTAL 147 PROVIDED: TOTAL 423
B- IIB 1 1
TO
EXISTING GENERATOR ENCLOSURE REMAIN
SETBACK
LANDSCAPING
BUILDING
20' AND BUFFER
SETBACK
LANDSCAPING 120
BUILDING
AND BUFFER +/- +/-
30' 2 FEET ACRES 20814856 80
LOT SQ. BUFFER
582717 13.3773 APN: BUILDING AND 40
SCREENED EXISTING SETBACK LANDSCAPING
WALLS LOAD/UNLOAD 60'-0"
DOCK AND NEW BAY 0
TREES LANDSCAPING TRUCK PARKING
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BY
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BUILDING +/-
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20
PAGE
317,
BOOK
EASEMENT, DRIVE-IN DRIVE-IN DRIVE-IN DRIVE-IN DRIVE-IN DRIVE-IN DRIVE-IN DRIVE-IN
PAVEMENT
LOAD/UNLOAD
NEW BAY PRIVATE DOOR PRIVATE DOOR PRIVATE DOOR PRIVATE DOOR PRIVATE DOOR PRIVATE DOOR PRIVATE DOOR PRIVATE DOOR
ROADWAY ASPHALT
-
RIGHT-OF-WAY
PUBLIC
60'-0"
SETBACK
LANDSCAPING
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LANDSCAPING No. GRANTED STATE
BUILDING -
AND BUFFER RIGHT-O-WAY 16-103541 ARIZONA
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E E E name OF DUSTER HACKBERRY CORDIA BUSH BUSH CLOUD PETUNIA FOUNTAIN CASSIA JUBILEE HONEYSUCKLE
E E E BIRD OF NEGRA CLOUD RUELLIA BELLS
E E E E E E common JOLLA ROSENKA YELLOW BIRD FAIRY DESERT LITTLELEAF SIERRA HOPSEED BRITTLEBUSH TURPENTINE VALENTINE CHUPAROSA MEXICAN CREOSOTE THUNDER CHIHUAHUAN GREEN MEXICAN CORAL FEATHERY JOJOBA GLOBEMALLOW ORANGE YELLOW
E E LA RED BAJA BAJA CAPE
E CLOUD'
E E E E E
E E E E E E E E E 'GREEN
E E E E
ROAD E
E E E LANE JOLLA' 'ROSENKA' CANDIDUM LAEVIGATUM FRUTESCENS
E E E 'LA GILLIESII PULCHERRIMA CALIFORNICA VISCOSA LARICIFOLIA EQUISETIFORMIS CHINENSIS AMBIGUA
E E E E name PARVIFOLIA FRUTESCENS FARINOSA SP. CALIFORNICA SPICIGERA TRIDENTATA PENINSULARIS BRITTONIANA ARTEMISIOIDES ALATA CAPENSIS
GRANDVIEW E PARADISE PALLIDA STANS
E E E E E botanical BOUGAINVILLEA BOUGAINVILLEA CAESALPINIA CAESALPINIA CALLIANDRA DODONAEA ERICAMERIA EREMOPHILA LEUCOPHYLLUM LEUCOPHYLLUM LEUCOPHYLLUM SIMMONDSIA SPHAERALCEA
E E E CELTIS CORDIA DALEA ENCELIA JUSTICIA JUSTICIA LARREA RUELLIA RUELLIA RUSSELIA SENNA TECOMA TECOMA TECOMA
E E
E E
E
E E
E E E E E shrubs
E E E
E E
E E E E E MESQUITE PALM
E E E E E E E VERDE LAUREL
ACACIA CASCALOTE MESQUITE OAK PALM FAN PALM
E E E E E E E E name ACACIA ACACIA MUSEUM VERDE PALO PISTACHE CHILEAN LIVE MOUNTAIN ELM PALM BLUE PALM FAN
E E E E E E E E E E E ACACIA WILLOW TREE ASH BREA PALO EBONY PALM MEDITERRANEAN PALM PALM DATE
E E E E E E E E E common SWEET WHITETHORN TWISTED WILLOW THORNLESS DESERT SISSOO FAN-TEX IRONWOOD DESERT FOOTHILLS PUSH TEXAS SCREWBEAN THORNLESS SOUTHERN TEXAS TREE EVERGREEN BIZMARK MEXICAN PINDO SAGO PIGMY MEXICAN
E E E E E E E PALO BLUE RED TIPU DATE
E E E E
E E E E E E
E E E E E
E E E legend GRANDE' MUSEUM'
'THORNLESS'
CACALACO 'RIO 'DESERT MICROPHYLLUM FLEXICAULE ROBUSTA
HIGHWAY CANYON PRAECOX FLORIDUM PUSH SECUNDIFLORA HUMILIS
BLACK plant name FARNESIANA CONSTRICTA SCHAFFNERI SALICINA LINEARIS SISSOO VELUTINA X. RED PUBESCENS CHILENSIS VIRGINIANA NOBILIS DACTYLIFERA ROEBELINII
TESOTA X. TIPU PARVIFOLIA ARMATA CAPITATA REVOLUTA
botanical ACACIA ACACIA ACACIA ACACIA CAESALPINIA CHILOPSIS DALBERGIA FRAXINUS OLNEYA PARKINSONIA PARKINSONIA PARKINSONIA PARKINSONIA PISTACIA PITHECELLOBIUM PROSOPIS PROSOPIS QUERCUS SOPHORA TIPUANA BIZMARKIA BRAHEA CHAMAEROPS CYCAS PHOENIX PHOENIX WASHINGTONIA
ULMUS BUTIA
conceptual
trees palms

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DRAFT ARCHITECTS, BE
THESE MAY WRITTEN ARCHITECTS,
GMA WORK
CONCEPTUAL AND OF GMA
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DESIGN PROPERTY OF
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40
20
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