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NARRATIVE REPORT FOR
“FIG – DYSART AND GREENWAY”
Located in the El Mirage, Arizona.
Pre-Application for Site Plan Review and CUP approval
Prepared For:
FIG
295 W. Center Street
Provo, UT 84601
Ph: 801.372.2077
Attn: Garrett Seely
Prepared By:
BFH GROUP, LLC
Ph: 480.734.1446
Email: dmbohn@gmail.com
Attn: David M. Bohn, P.E.
Job # 00201910030
Prepared: October 2019
NARRATIVE REPORT
FOR “FIG DYSART AND GREENWAY MULTI-FAMILY”
TABLE OF CONTENTS PAGE
1.
APPLICATION REQUEST ....................................................................................................... 3
2.
LOCATION AND DESCRIPTION ............................................................................................. 3
3.
HISTORICAL DATA ................................................................................................................ 3
4.
OPERATIONAL ASPECTS OF USE .......................................................................................... 4
5.
PROPOSED INFRASTRUCTURE ............................................................................................. 4
7.
DEVELOPMENT SCHEDULE .................................................................................................. 5
8.
SUMMARY ........................................................................................................................... 5
3
1.
APPLICATION REQUEST
Per request by the applicant, the purpose of the narrative is to request for a Conditional
Use Permit (CUP) as well as a Site Plan Approval to the proposed 8 acre townhouse
residential development located on 12945 W. Greenway Road, El Mirage, AZ 85335.
2.
LOCATION AND DESCRIPTION
The proposal is to develop an 8 acre townhouse multi-family residential development
with clubhouse, garages and community amenities. The property is located to the east
of Dysart Road and just south of Greenway Road and is currently vacant undeveloped
land.
Immediately west of the proposed site is an existing commercial property that is owned
by several owners, but IIP Oasis, LLC is the main. To the south and west of the site, will
be proposed commercial pads that are currently undergoing the development process
with the City. Coordination with this developer is already initiated.
Access to the property will be proposed at three separate locations. The main access
point will be found along the existing road to the east which is nameless. This is
roadway is considered private, but easement documents allow for ingress and egress to
the public. Two secondary access points will be found at the northwest and southwest
of the site. The northwest will access via the existing commercial site, while the
southwest entrance will access through the same Private Street loop road.
3.
HISTORICAL DATA
This property is surrounded on three sides by existing developments. On the north, is
found Greenway Road and an existing residential subdivision (City of Surprise). To the
east and south, is located an existing school (Surprise School) which belongs to the
Dysart Unified School District. To the west is an existing commercial development that
will be expanding along its southern portion.
The property is currently zoned as Urban Corridor (UC) in the City of El Mirage. Based
on conversation with city staff, it is understood by the applicant that the City will require
an application for a Conditional Use Permit as well as a Site Plan Approval for this
4
property to be approved for multi-family residential use. It is further understood by the
applicant that the property has been vacant undeveloped land for well over two decades.
Based on review of the area and the influence of the Luke Air Force Base fly zone,
residential development within the City of El Mirage is significantly impacted. The
location is ideal as it sits adjacent to an existing elementary school and the site provides
a townhouse style product that is much needed within the City.
4.
OPERATIONAL ASPECTS OF USE
The Private Street and primary access to the property is intended to remain as is with
minor improvements that may include sidewalk and landscaping along its frontage. The
secondary access to the commercial property on the west will be coordinated with that
property owner / manager. No significant improvements along Greenway Road are
anticipated at this time. Review and approval from Dysart Unified School District will be
required prior to Construction Permit approval.
The site is a proposed multi-family residential community. It is intended to be gated at
the entrances, including the west entrance to the commercial, with view fence along
Greenway Road and the private east street. A CMU block wall will be located along the
west to act as a barrier to the commercial property.
The property will be managed by either onsite or offsite property management. Either
the property management or an established HOA will maintain internal roadways,
infrastructure, buildings, landscaping, amenities, etc. Typical hours of operation will be 9
am to 5 pm, but considering the nature of the property, it is understood that these hours
are not absolute. It is anticipated that the development is intended for newly married /
younger family and retiree residents.
5.
PROPOSED INFRASTRUCTURE
Electric service is provided by APS. Domestic Water and sewer will be provided by the
City of El Mirage. Refuse is by private contract. Police is provided by the City of El
Mirage. Fire is the City of El Mirage. No natural gas will be used on the project. All
utilities within the site will be privately operated and maintained.
5
PUBLIC UTILITIES
SERVICE PROVIDERS
Fire Protection
El Mirage
Police Protection
El Mirage
School District
Dysart Unified School District
Water
El Mirage
Wastewater
El Mirage
Telephone
Century Link, Cox
Natural Gas
NA
Refuse
Private Contractor
Electric
APS
As noted, Greenway Road is fully developed as well as the Private Street loop road
surrounding the property along the east and south. Although any major improvements to
the existing infrastructure is not anticipated, a full traffic impact study will be provided
with the Development Application submittal. As part of the improvements to the site, the
existing drainage pattern will be altered however the developer and his engineer will
ensure that all onsite retention requirements are met. At time of the Development
Application, a full Drainage Report shall be provided for approval.
6.
DEVELOPMENT SCHEDULE
It is not expected that this property will be developed in phases. A development
schedule has not been established as of yet, however it is expected that the permit and
entitlement process at the City will take approximately 8-12 months for final approvals.
At which time, the developer will initiate construction and constructions is expected to
take another 9-12 months depending on market conditions.
7.
SUMMARY
The FIG Dysart and Greenway site is ideal for a multi-family development. There is a
demand in the area for affordable housing in El Mirage and inadequate supply. More
housing in this area will generate a higher demand for commerce, including
supermarkets, convenience stores, offices, retail, etc. It is the intent and desire of the
developer to work hand in hand with the City as well as the neighbors to create a viable
development that benefits not only the existing neighborhood, but also the future
residents.
GARAGE
GARAGE
RETENTION
RETENTION
ENTRANCE
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TRASH ENCLOSURE
EX. CEM WAT
UNIT 1
UNIT 2
UNIT 3
UNIT 6
UNIT 5
UNIT 4
RETENTION
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DYSART AND GREENWAY
SURPRISE, ARIZONA
Sheet Title:
PRELIMINARY
LANDSCAPE
PLAN
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19040
Sheet Title:
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everett landscape architecture
everett landscape architecture
11/8/19
L1
MATCHLINE - SEE SHEET L2
TREES
BOTANICAL / COMMON NAME
SIZE
CONTAINER
QTY
Caesalpinia cacalaco `Smoothie` TM
15 gal.
20
Cascalote
Calia secundiflora
1" caliper
36
Texas Mountain Laurel
Olea europaea `Swan Hill` TM
---
Existing
33
Swan Hill Olive
Pistacia chinensis `Red Push`
24"box
31
Red Push Chinese Pistache
Quercus virginiana `Heritage`
24"box
48
Heritage Southern Live Oak
SHRUBS
BOTANICAL / COMMON NAME
SIZE
CONTAINER
QTY
Buxus microphylla japonica
1 gal.
172
Japanese Boxwood
Callistemon citrinus `Little John`
5 gal.
78
Dwarf Bottle Brush
Carissa macrocarpa `Green Carpet`
5 gal.
623
Green Carpet Natal Plum
Dodonaea viscosa `Purpurea`
5 gal
167
Purple Leafed Hopseed Bush
Eremophila maculata
5 gal.
65
Spotted Emu Bush
Hesperaloe parviflora `Brakelights` TM
5 gal.
95
Brakelights Red Yucca
Lantana montevidensis
1 gal
515
Trailing Lantana
Muhlenbergia capillaris `Regal Mist` TM
5 gal
598
Regal Mist Deer Grass
Pittosporum tobira `Compactum`
5 gal.
27
Compact Pittosporum
Ruellia penninsularis
5 gal
339
Wild Petunia
Vinca minor `Bowles`
1 gal.
60
Bowles` Common Periwinkle
Wedelia trilobata
1 gal.
142
Wedelia
GROUND COVERS
BOTANICAL / COMMON NAME
QTY
Cynodon dactylon `Midiron`
9,801 sf
Bermuda Grass
PLANT SCHEDULE
SYMBOL
DESCRIPTION
QTY
Playground Sand
2,400 sf
Rip Rap
7,557 sf
3" - 6" Fragmented Rock Desert Brown.
NOTE: the quanity shown is an estimate. The contractor will be
responsible to verify in the field the exact quantity needed.
CONCRETE CURB
SYMBOL
DESCRIPTION
QTY
New Mowstrip
492 lf
ROCK
SYMBOL
DESCRIPTION
QTY
3/4" screened Express Caramel decomposed granite at 2" depth
77,289 sf
3
4
C-101
K-101
REFERENCE NOTES SCHEDULE
0
feet
60
1" = 30'
30
90
CLUB
HOUSE
POOL / RECREATION
RETENTION
RETENTION
RETENTION
AMENITY AREA
GARAGE
GARAGE
GARAGE
GARAGE
GARAGE
AMENITY AREA
ENTRANCE
ENTRANCE
TRASH ENCLOSURE
EX. CEM WAT
EX. CEM SEW
UNIT 9
UNIT 8
UNIT 7
UNIT 12
UNIT 11
UNIT 10
UNIT 13
UNIT 14
UNIT 15
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DYSART AND GREENWAY
SURPRISE, ARIZONA
Sheet Title:
PRELIMINARY
LANDSCAPE
PLAN
Sheet Title:
Sheet:
Sheet:
3
4
5
6
7
8
9
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19040
Sheet Title:
Sheet:
Sheet:
everett landscape architecture
everett landscape architecture
11/8/19
L2
MATCHLINE - SEE SHEET L1
TREES
BOTANICAL / COMMON NAME
SIZE
CONTAINER
QTY
Caesalpinia cacalaco `Smoothie` TM
15 gal.
20
Cascalote
Calia secundiflora
1" caliper
36
Texas Mountain Laurel
Olea europaea `Swan Hill` TM
---
Existing
33
Swan Hill Olive
Pistacia chinensis `Red Push`
24"box
31
Red Push Chinese Pistache
Quercus virginiana `Heritage`
24"box
48
Heritage Southern Live Oak
SHRUBS
BOTANICAL / COMMON NAME
SIZE
CONTAINER
QTY
Buxus microphylla japonica
1 gal.
172
Japanese Boxwood
Callistemon citrinus `Little John`
5 gal.
78
Dwarf Bottle Brush
Carissa macrocarpa `Green Carpet`
5 gal.
623
Green Carpet Natal Plum
Dodonaea viscosa `Purpurea`
5 gal
167
Purple Leafed Hopseed Bush
Eremophila maculata
5 gal.
65
Spotted Emu Bush
Hesperaloe parviflora `Brakelights` TM
5 gal.
95
Brakelights Red Yucca
Lantana montevidensis
1 gal
515
Trailing Lantana
Muhlenbergia capillaris `Regal Mist` TM
5 gal
598
Regal Mist Deer Grass
Pittosporum tobira `Compactum`
5 gal.
27
Compact Pittosporum
Ruellia penninsularis
5 gal
339
Wild Petunia
Vinca minor `Bowles`
1 gal.
60
Bowles` Common Periwinkle
Wedelia trilobata
1 gal.
142
Wedelia
GROUND COVERS
BOTANICAL / COMMON NAME
QTY
Cynodon dactylon `Midiron`
9,801 sf
Bermuda Grass
PLANT SCHEDULE
SYMBOL
DESCRIPTION
QTY
Playground Sand
2,400 sf
Rip Rap
7,557 sf
3" - 6" Fragmented Rock Desert Brown.
NOTE: the quanity shown is an estimate. The contractor will be
responsible to verify in the field the exact quantity needed.
CONCRETE CURB
SYMBOL
DESCRIPTION
QTY
New Mowstrip
492 lf
ROCK
SYMBOL
DESCRIPTION
QTY
3/4" screened Express Caramel decomposed granite at 2" depth
77,289 sf
3
4
C-101
K-101
REFERENCE NOTES SCHEDULE
0
feet
60
1" = 30'
30
90
295 W Center St,
3rd Floor
Provo, UT 84601
801.735.6314
greg@legacyhomedesign.com
legacyhomedesing.com
1338 S Foothill Drive #301
Salt Lake City, UT 84108
SQUARE FOOTAGE
A.1
10/04/2019
EXTERIOR ELEVATIONS
MILLER 12-PLEX
Main Level
4318 SF
Second Level
4318 SF
Third Level
4318 SF
Total Area
12953 SF
Front Elevation
Single Unit 1079 SF
295 W Center St,
3rd Floor
Provo, UT 84601
801.735.6314
greg@legacyhomedesign.com
legacyhomedesing.com
1338 S Foothill Drive #301
Salt Lake City, UT 84108
SQUARE FOOTAGE
A.2
10/04/2019
EXTERIOR ELEVATIONS
MILLER 12-PLEX
Back Elevation
Left Elevation
Right Elevation
Main Level
4318 SF
Second Level
4318 SF
Third Level
4318 SF
Total Area
12953 SF
Single Unit 1079 SF
295 W Center St,
3rd Floor
Provo, UT 84601
801.735.6314
greg@legacyhomedesign.com
legacyhomedesing.com
1338 S Foothill Drive #301
Salt Lake City, UT 84108
SQUARE FOOTAGE
A.3
10/04/2019
EXTERIOR PERSPECTIVES
MILLER 12-PLEX
Main Level
4318 SF
Second Level
4318 SF
Third Level
4318 SF
Total Area
12953 SF
Single Unit 1079 SF
Front Perspective
Back Perspective
FN
WH
FN
WH
FN
WH
FN
WH
295 W Center St,
3rd Floor
Provo, UT 84601
801.735.6314
greg@legacyhomedesign.com
legacyhomedesing.com
1338 S Foothill Drive #301
Salt Lake City, UT 84108
SQUARE FOOTAGE
A.4
10/04/2019
MAIN LEVEL
MILLER 12-PLEX
Main Level Floor Plan
Main Level
4318 SF
Second Level
4318 SF
Third Level
4318 SF
Total Area
12953 SF
Single Unit 1079 SF
FN
WH
FN
WH
FN
WH
FN
WH
295 W Center St,
3rd Floor
Provo, UT 84601
801.735.6314
greg@legacyhomedesign.com
legacyhomedesing.com
1338 S Foothill Drive #301
Salt Lake City, UT 84108
SQUARE FOOTAGE
A.5
10/04/2019
SECOND LEVEL
MILLER 12-PLEX
Second Level Floor Plan
Main Level
4318 SF
Second Level
4318 SF
Third Level
4318 SF
Total Area
12953 SF
Single Unit 1079 SF
FN
WH
FN
WH
FN
WH
FN
WH
295 W Center St,
3rd Floor
Provo, UT 84601
801.735.6314
greg@legacyhomedesign.com
legacyhomedesing.com
1338 S Foothill Drive #301
Salt Lake City, UT 84108
SQUARE FOOTAGE
A.6
10/04/2019
THIRD LEVEL
MILLER 12-PLEX
Third Level Floor Plan
Main Level
4318 SF
Second Level
4318 SF
Third Level
4318 SF
Total Area
12953 SF
Single Unit 1079 SF
PLANNING AND ZONING
Community Development Department
10000 N. El Mirage Road, El Mirage, Arizona 85335
623-876-2996; Fax 623-876-4605; TDD 623-933-3258
www.elmirageaz.gov
MEMORANDUM
TO:
El Mirage Planning Commission Board Members
FROM:
Jose A. Macias, Planner/GIS
Community Development Department, Planning & Zoning
RE:
REVISED: Avilla Grand Staff Report Documents for review
DATE:
December 5, 2019
Commission Board Members,
The following documents related to the FIG Dysart & Greenway Staff Report are
available for your review at the El Mirage Community Development Department
Planning and Zoning Division during regular business hours;
1. Title Report