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Source: Maricopa County CIO, Maricopa County Assessor’s Office PROJECT NARRATIVE DEVELOPMENT OF TWO NEW DUPLEX BUILDINGS ON A VACANT LOT 1. Project Title: Pulido Two-New Duplex Residential Buildings 2. Project information: Owner: Pulido Jose S Mendez Phone: ------ Address: ------ Representative Name: Angelica Armenta Business Name: ProCa Design LLC Address: 1301 E Washington St. Suite 202, Phoenix, AZ 85034 Phone: 602-606-2885 Email: angelica@procadesign.com 3. Property information: Project Address: 13225 N Main St El Mirage 85335 Subdivision: N/A Jurisdiction: El Mirage Section T.R.: 13 3N 1W Lot: N/A Parcel #: 501-32-015C Zoning: MU Net Size Acreage: 31,799 SF = 0.73 ACRES Aerial View of Property: 4. Project Summary: Location: 13225 N Main St El Mirage 85335 Summary: The proposed development is located on a 31,799-square-foot interior lot with frontage along N Main Street. The site is zoned MU (Mixed Urban) and designated as Mixed Urban Zone under the City’s General Plan. The project consists of two new duplex residential buildings, for a total of four suites. The project is seeking approval of a Conditional Use Permit and Site Plan. Land use Designation & Applicable Plans/Guidelines Zoning designation: MU Comp. Plan Designation: Mixed Urban Zone Project Description. The Project Site consists of approximately 31,799 square feet and its currently vacant. The proposal includes the construction of two new duplex buildings totaling of 7,406 square feet, including an area for a trash enclosure. The buildings will collectively offer four residential suites. Each suite has an area of 1,819 square feet (including both livable and non-livable space). The design features a stucco sand finish, treated exposed wood elements, and decorative exterior wall tile, aligning with the architectural character of the surrounding neighborhood. The site is a rectangular shaped lot with frontage on N Main St. Parking: On-site parking is provided via four two-car garages, one per suite, meeting the City’s parking requirements by offering two assigned spaces per unit. Vehicle access to the site is from N Main Street. Trash Facilities: The trash enclosure is located at the middle of the west frontage of the site, with accessible entry from the new on-site driveway. Landscaping: The project includes new landscaping throughout the driveway and buildings, as well as the planting of trees, shrubs, and accent plants to enhance the site aesthetics and contribute to the urban environment. Analysis Neighborhood Setting and character The project site is an interior lot on N Main St between W Myer Ln and W Valentine St. There are residential developments located across de street. And vacant lots adjacent to all the other sides of the lot. Land uses on the surroundings are Mixed Urban Zone and Suburban Neighborhood Zone. Within the vicinity of the site, buildings are generally low, one to two-story buildings. The project proposes development that is consistent with the zoning code development standards. Site Analysis Photos Image 1 Image 2 Image 3 Image 4 Image 5 Image 6 Image 7 Image 8 SHEET: SCALE: DRAWN BY: DATE: # REVISIONS DATE CONTACT # 5/1/2025 THE INFORMATION CONTAINED ON THESE DRAWINGS SUCH AS DATA, DESIGNS, AND CONCEPTS, ARE PROPERTY OF PROCADESIGN LLC. AND SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN ORIGINALLY INTENDED WITHOUT WRITTEN PERMISSION OF THE DESIGNER/CONSULTANT . www.procadesign.net (602) 606-2885 info@procadesign.com PULIDO PROJECT / TWO NEW DUPLEX 13225 N MAIN ST. UNITS 101,102,103 & 104 EL MIRAGE 85335 PROCA DESIGN LLC PER PLAN NOTE: SITE PLAN DIMENSIONS ARE OBTAINED FROM COUNTY ASSESSOR'S WEBSITE AND ARE TO BE USED AS A POINT OF REFERENCE ONLY. FOR EXACT DIMENSIONS, PLEASE CONTACT A REGISTERED SURVEYOR. PROCADESIGN SHOULD NOT BE HELD LIABLE IF THE DIMENSIONS FOUND ON COUNTY ASSESSOR'S WEBSITE ARE INACCURATE, IT IS THE RESPONSIBILITY OF THE OWNER/CONTRACTOR TO GET A SURVEY OF THE PROPERTY. PROPERTY LINE. CENTRAL LINE SET BACK LINE. OVERHANG WATER LINE SEWER LINE WL SL EXISTING SIDEWALK RIGHT OF WAY PUBLIC UTILITY EASEMENT BUILDING SETBACK LINE FINISH FLOOR ELEVATION WM OVERHANG ELECTRIC OHE WATER METER UNDERGROUND ELECTRIC UGE GAS LINE G FIBER CABLE F0 SGV PL CHAIN LINK FENCE BLOCK WALL COP BRASS CAP PROPERTY CORNER ASSESSOR PARCEL NUMBER MARICOPA COUNTY RECORDS CITY OF PHOENIX BACK OF SIDEWALK BACK OF CURB LIP OF GUTTER GAS VALVE SANITARY SEWER MANHOLE A0 PROJECT LOCATION NORTH VICINITY MAP NOT TO SCALE SITE PLAN NOTE LEGEND (NOT ALL USED) LIVABLE AREA 4768 SQ. FT. FRONT PORCH (NOT LIVABLE) 316 SQ. FT. COVERED PATIO (NOT LIVABLE) 444 SQ. FT. GARAGE (NOT LIVABLE) 1,748 SQ. FT. LIVABLE 4768 SQ. FT. NON LIVABLE 2,508 SQ. FT. TRASH ENCLOSURE 130 SQ. FT. TOTAL FOOT PRINT(LIVABLE+ NOT LIVABLE) 7,406 SQ. FT. LOT SIZE 31,799 SQ. FT. LOT COVERAGE 23.29 % MAX LOT COVERAGE 90.00 % SCALE: 1' = 20'-0" 13225 N MAIN ST EL MIRAGE 85335 EL MIRAGE 13 3N 1W N/A 501-32-015C N/A MIXED URBAN (MU) VACANT DWELLING, MULTI-FAMILY PROJECT INFORMATION OWNER PROJECT DESCRIPTION PROJECT ADDRESS: JURISDICTION: SECTION T.R.: LOT.: PARCEL #: CONSTRUCTION YEAR: ZONING: CURRENT LAND USE: PROPOSED LAND USE: PULIDO JOSE S MENDEZ TWO NEW DUPLEX DEVELOPER: NAME:PROCADESIGN LLC PHONE NUMBER:602-606-2885 EMAIL ADDRESS:INFO@PROCADESIGN.COM ADDRESS:3104 E WASHINGTON ST, SUITE 2, PHOENIX AZ 85034 KEYNOTES: VICINITY MAP TOTAL OF AREAS (BOTH DUPLEX) TOTAL AREAS: NOTES: LANDSCAPE AREA DRIVEWAY CONCRETE AREA PER UNIT LIVABLE AREA 1192 SQ. FT. FRONT PORCH (NOT LIVABLE) 79 SQ. FT. COVERED PATIO (NOT LIVABLE) 111 SQ. FT. GARAGE (NOT LIVABLE) 437 SQ. FT. COEM- EM-113-1 - TRASH ENCLOSURE 1. DRIVEWAY SHALL BE DESIGNED TO HANDLE 75,000 LBS 2. ANY CHANGE OF USE OR OCCUPANCY OF ANY BUILDING OR BUILDINGS, INCLUDING ADDITIONS THERETO REQUIRING MORE PARKING, SHALL NOT BE PERMITTED UNTIL SUCH ADDITIONAL PARKING SPACES AS REQUIRED BY THIS CHAPTER ARE FURNISHED. 3. DRIVEWAY MUST BE AN APPROVED ALL WEATHER ROADWAY. 4. BUILDING STRUCTURE TO BE DESIGNED AS TOWNHOMES PER INTERNATIONAL RESIDENTIAL CODE. NOTE: ANY CHANGE OF USE OR OCCUPANCY OF ANY BUILDING OR BUILDINGS, INCLUDING ADDITIONS THERETO REQUIRING MORE PARKING, SHALL NOT BE PERMITTED UNTIL SUCH ADDITIONAL PARKING SPACES AS REQUIRED BY THIS CHAPTER ARE FURNISHED DESCRIPTION AREA (SQ FT) NOTES EXISTING LOT AREA 31799 FULL LOT SIZE BEFORE ROW DEDICATION PROPOSED ROW DEDICATION 1635 ROW AREA = 16 FT × 102.22 FT PROPOSED NET LOT AREA 30,164 31,799 SQ FT - 1,635.52 SQ FT BUILDING FOOTPRINT (TOTAL) 7,406 COMBINED FOOTPRINT OF ALL UNITS & TRASH ENCLOSURE LOT COVERAGE(90%) 23.29 % WELL BELOW THE 90% MAX - ✔COMPLIANT TOTAL LOT AREAS 1. DEVELOPMENT PROPERTY LINE 2. SETBACK LINE 3. SIGHT VISIBILITY TRIANGLE, PER DETAIL COEM EM-158 SHALL BE KEPT CLEAR OF VEGETATION THAT AT MATURITY WILL HAVE HEIGHTS GREATER THAN 30" AND TREES THAT HAVE BRANCHES LOWER THAN 84"; AS MEASURED FROM PAVEMENT SURFACE. 4. TRASH ENCLOSURE PER DETAIL COEM EM-113-1, EM-113-2 5. EXISTING FIRE HYDRANT 6. EXISTING POWER POLE (W MINIMUM 72-INCH X 72-INCH CLEAR WORKING SPACE) 7. EXISTING POWER POLE WITH LIGHT 8. CONCRETE PAVED DRIVEWAY 9. NEW BUILDING ENTRANCE 10. NEW BUILDING SUBJECT OF THIS PROJECT *-16' TOP OF ROOF 11. COMMON AREAS 12. STOP SIGN 13. FIRE LANE 14. 6 3 4" FIRE RATED WALL PER UL-U305 15. P.U.E. LINE 16. DEDICATED RIGHT OF WAY LINE NEXT TO PROPERTY 17. VERTICAL CURB AND GUTTER 18. ROW LANDSCAPE STRIP 19. OM4-2 (18"X18") SIGN 20. EXISTING PALM TREE 21. ACCEPTABLE ALTERNATE TO 120' HAMMERHEAD PER COEM-EM-114 22. SIDEWALK RAMP 23. 6' HEIGHT CMU WALL TO ENCLOSE PRIVATE PATIOS 24. WOOD FENCE FOR DESIGN ONLY SHEET: SCALE: DRAWN BY: DATE: # REVISIONS DATE CONTACT # 5/1/2025 THE INFORMATION CONTAINED ON THESE DRAWINGS SUCH AS DATA, DESIGNS, AND CONCEPTS, ARE PROPERTY OF PROCADESIGN LLC. AND SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN ORIGINALLY INTENDED WITHOUT WRITTEN PERMISSION OF THE DESIGNER/CONSULTANT . www.procadesign.net (602) 606-2885 info@procadesign.com PULIDO PROJECT / TWO NEW DUPLEX 13225 N MAIN ST. UNITS 101,102,103 Θ 10ϰ EL MIRAGE 85335 PROCA DESIGN LLC PER PLAN A0.1 PROJECT LOCATION NORTH VICINITY MAP NOT TO SCALE VICINITY MAP CONTEXT PLAN SCALE: 1" = 30'-0" NORTH PANTRY LAUNDRY M.W.I.C. KITCHEN BATH PORCH COV.PATIO BEDROOM 2 BEDROOM 1 M.BATH LIVING 2-GARAGE PANTRY M.W.I.C. KITCHEN BATH PORCH COV.PATIO BEDROOM 2 BEDROOM 1 M.BEDROOM M.BATH LIVING 2-GARAGE M.BEDROOM LAUNDRY - 2x6 WOOD STUDS @ 16"O.C. - 1/2" RESILIENT CHANNEL, 25ga. @24 O.C. - 6-1/4" FIBERGLASS INSULATION - 5/8" X GYPSUM PANELS 1HR FIRE RATED WALL UL-U305 KEYNOTES 1. 2X WOOD STUD FRAMING WALL. 2. 6 1/4" FIBERGLASS INSULATION 3. 5/8" X GYPSUM PANELS 4. 1/2" RESILIENT CHANNEL 25ga. SHEET: SCALE: DRAWN BY: DATE: # REVISIONS DATE CONTACT # 5/1/2025 THE INFORMATION CONTAINED ON THESE DRAWINGS SUCH AS DATA, DESIGNS, AND CONCEPTS, ARE PROPERTY OF PROCADESIGN LLC. AND SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN ORIGINALLY INTENDED WITHOUT WRITTEN PERMISSION OF THE DESIGNER/CONSULTANT . www.procadesign.net (602) 606-2885 info@procadesign.com PULIDO PROJECT / TWO NEW DUPLEX 13225 N MAIN ST. UNITS 101,102,103 Θ 10ϰ EL MIRAGE 85335 PROCA DESIGN LLC PER PLAN A1 LEGEND: 1-HR FIRE RATED WALL PER UL U305 FRAMING WALLS ENVELOPED AREAS SHALL COMPLY WITH THE FOLLOWINGS: FENCES=0.40 MAX U-FACTOR,0.25 MAX SHGC. MIN R-13 AT FRAME WALLS AND FLOORS R-6 @ MASS WALL, R-38 CEILINGS. DUCT INSULATION LOCATED OUTSIDE THE BUILDING ENVELOPE REQUIRES MINIMUM R-8 AND R-6 WHEN LOCATED IN FLOOR JOISTS. MINIMIZE AIR LEAKAGE. ENERGY EFFICIENCY: 2X6 @ 16" O.C. EXTERIOR WALLS 2X4 @ 16" O.C. INTERIOR BEARING WALLS 2X4 @ 24" O.C. INTERIOR NON-BEARING WALLS 2X6 @ 24" O.C. INTERIOR PLUMBING WALLS 2X6 @ 16" O.C. EXTERIOR PLUMBING WALLS NOTES FOR STUDS & WALLS AREAS PER UNIT LIVABLE 1,192 SQ. FT. FRONT PORCH (NON LIVABLE) 79 SQ. FT. GARAGE (NON LIVABLE) 437 SQ. FT. COVERED PATIO (NON LIVABLE) 111 SQ. FT. TOTAL 1,819 SQ. FT. SCALE: 1/4" = 1'-0" AESTHETIC VOLUME PLANTER ROOF LINE TOP OF AESTHETIC VOLUME TOP OF PARAPET TOP OF PARAPET TOP OF ROOF WINDOW AND DOOR HEADER GARAGE DOOR HEADER TOP OF PLANTERS ABOVE FINISH FLOOR TOP OF AESTHETIC VOLUME TOP OF PARAPET TOP OF PARAPET TOP OF ROOF WINDOW AND DOOR HEADER TOP OF PLANTERS ABOVE FINISH FLOOR TOP OF AESTHETIC VOLUME TOP OF PARAPET TOP OF ROOF TOP OF PLANTERS ABOVE FINISH FLOOR SLOPE 12:1/4 TOP OF AESTHETIC VOLUME TOP OF PARAPET TOP OF ROOF TOP OF PLANTERS ABOVE FINISH FLOOR SLOPE 12:1/4 SHEET: SCALE: DRAWN BY: DATE: # REVISIONS DATE CONTACT # 5/1/2025 THE INFORMATION CONTAINED ON THESE DRAWINGS SUCH AS DATA, DESIGNS, AND CONCEPTS, ARE PROPERTY OF PROCADESIGN LLC. AND SHALL NOT BE USED FOR ANY OTHER PURPOSE OTHER THAN ORIGINALLY INTENDED WITHOUT WRITTEN PERMISSION OF THE DESIGNER/CONSULTANT . www.procadesign.net (602) 606-2885 info@procadesign.com PULIDO PROJECT / TWO NEW DUPLEX 13225 N MAIN ST. UNITS 101,102,103 Θ 104 EL MIRAGE 85335 PROCA DESIGN LLC PER PLAN A2 A. ONE(1) COAT STUCCO SYSTEM (ESR-2323) OVER 1" GA SELF-FURRED WOVEN WIRE FABRIC OVER 1" SUBSTRATE (AS LISTED BELOW) OVER 1-GRADE "D" BUILDING PAPER(U.N.O) SUBSTRATE: 1) FROM TOP OF SLAB TO ROOF PLATE LINE 1" EXPANDED POLYSTYRENE 2) ABOVE TOP PLATE:1" INSULATIONS FOAM BOARD,EXCEPTIONS:AT OPTIONAL CATHEDRAL INSULATION,1" EXPANDED POLYSTYRENE SHALL BE USED AT ALL CONDITIONED AREAS BELOW AND ABOVE TOP PLATE. B. MAG ONE-COAT STUCCO COMPLIANCE PROGRAM, ALL ONE-COAT STUCCO SYSTEMS SHALL BE APPLIED BY MANUFACTURERS APPROVED INSTALLERS. AN APPROVED WEATHER-RESISTIVE BARRIER SHALL BE INSTALLED OVER ALL FRAMING AND WOOD BASED SHEATHING. C. PROVIDE (2) LAYER 30# FELT FLASHING AT ALL HEADS, JAMBS, AND SILLS OF WINDOWS AND DOOR OPENINGS. REFER TO TYPICAL DETAIL OF WINDOW FLASHING D. PROVIDE CONTINUOUS SEALANT BEAD WHERE STUCCO ABUTS WINDOWS AND DOORS FRAME SO AS TO PROVIDE A WEATHER RESISTIVE BARRIER.REFER TO TYPICAL DETAIL OF WINDOW FLASHING. E. PROVIDE CONT. 26 GA. G.I. WEEP SCREED, WITH 3-1/2" VERTICAL NAILING FLANGE AT +4" ABOVE FINISH GRADE. F. MECHANICAL EQUIPMENT TO BE SCREENED BY WALL +1'-0" ABOVE HIGHEST MECHANICAL EQUIPMENT. G. FLAT ROOF SYSTEM PER CONTRACTOR STUCCO SYSTEM PER ESR-2323 EXPOSED TREATED WOOD BRICK VENEER PER ESR-2598 (SOLSTICE STONE) EXTERIOR WALL TILE FLAT ROOF SYSTEM PER CONTRACTOR ELEVATION GENERAL NOTES LEGEND SCALE: 1/8" = 1'-0" SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0" STUCCO SYSTEM PER ESR-2323 Existing Tree to remain ACCENTS GROUND COVER SHRUBS TREES SYMBOL NAME SIZE QTY. LANDSCAPE LEGEND - - 24" Box 8 24" Box 5 5 Gal. 3 3 Gal. 24 Caesalpinia cacalaco CASCALOTE Quercus virginiana x fusiformis 'JOAN LIONETTI' JOAN LIONETTI TEXAS LIVE OAK Hardenbergia violacea AUSTRALIAN LILAC Tetraneuris acaulis ANGELITA DAISY MATERIAL 1 2" Screened Decomposed Granite Mountain Vista Brown 2" Depth in All Planting Spaces Existing Palm to be Removed - 2 Eremophila maculata RED EMU BUSH Leucophyllum frutescens 'Green Cloud' TEXAS SAGE Sphaeralcea ambigua ORANGE GLOBEMALLOW Fouquieria splendens OCOTILLO 5 Gal. 28 5 Gal. 30 5 Gal. 38 36" Box 1 5 Gal. 68 Lantana x 'New Gold' NEW GOLD LANTANA 15 Gal. 4 Dasylirion quadrangulatum MEXICAN GRASS TREE 24" Box 6 Ulmus parvifolius EVERGREEN ELM 5 Gal. 19 Teucrium chamaedrys 'Prostratum' PROSTRATE GERMANDER 5 Gal. 29 Hesperaloe parviflora 'PERPA' BRAKELIGHTS YUCCA 24" Box 8 Sophora secundiflora TEXAS MOUNTAIN LAUREL Revisions OF Date: US-60 MAIN ST N Key Map 1 Urban Design Phone: 480-893-3849 Fax: 480-893-3846 8611 S. Priest Drive, Suite 101 Tempe, AZ 85284 Email: janet@waibel-la.com Website: www.waibel-la.com Master Planning Consulting Gardens & aibel & Associates andscape Architecture WL SHEET NUMBER NAME OF PROJECT For: OWNER/CLIENT 13225 N MAIN ST EL MIRAGE, AZ, 85335 EMAIL/PHONE/FAX Call at least two full working days before you begin excavation Dial 8-1-1 or 1-800-STAKE-IT (782-5348) In Maricopa County: (602) 263-1100 Arizona Blue Stake, Inc. 4/30/2025 RIVER RD VALENTINE ST MEYER LN SITE 1 PRELIMINARY LANDSCAPE PLAN North 20' 0' 20' 40' 1"= 20'-0" 4/30/2025 N MAIN ST ⅊ ⅊ ⅊ ⅊ ⅊ ⅊ NEW DRIVEWAY 1. Landscape areas are defined as all non paved areas disturbed by construction. Slight variations may exist between actual site conditions and drawings. Contractor shall adjust planting layout as required to maintain plant quantities and design intent. For areas over 100 s.f. contact landscape architect for revision to plant layout. 2. The contractor shall not substitute any plant (in species, variety, or patent) for any plant that is specified in the legend. If availability is a problem, the contractor shall contact the Owner and the landscape architect to discuss acceptable options. 3. Coordinate all necessary excavation areas with owner's representative. 4. Landscape contractor is responsible for all landscape sleeving. Coordinate installation with general contractor. Verify any existing sleeves installed by other contractors. 5. Irrigation and electrical sleeves to be Schedule 40 PVC. All sleeves to extend 6" beyond concrete structures and curbs. Allow at least 4" - 6" from end of sleeves to first fitting on irrigation lines. All sleeves to be 24" below grade and/or as per project details. 6. Common sleeves may be used for lateral lines and mainlines. Contractor is responsible for adequate size sleeve so all pipes move freely within the sleeve. Contractor to 'As Built' all sleeve sizes and locations. 7. Mark back of curbs at sleeve locations by notching the concrete with 1 2" "V" notch. 8. Finished grade(s) noted on the landscape plan to be field verified/approved and modified as per architectural civil drawings. 9. Granular top dressing shall extend under shrubs and be raked uniformly along curbs, sidewalks and walls at a consistent depth as specified. 10. Landscape contractor to contact the owner's representative before each application of pre-emergent for verification. Minimum 2 applications are required, one just before spreading d.g. and one after D.G. has been fine raked and leveled. Applications shall be thoroughly watered in and prior to applying D.G. 11. Retention basins shall be constructed solely from the approved civil plans. Any alteration of the approved design (additional fill, boulders, etc.) shall require additional final plans, staff review and approval. 12. Refer to specifications for additional requirements not shown on drawings. 13. The Landscape Contractor shall be responsible for the proper care and handling of trees and plants for delivery and placement in planting pit. Trees that are dropped from trucks or dropped into pits shall be rejected for replacement by the landscape contractor. If rootballs fall apart during the planting operation the plant shall not be planted. New plant materials shall be provided to replace those that rootballs fall apart. 14. Plant containers shall be cut to remove rootballs that are tight in the container. The contractor shall not remove the plant from the container by the trunk. Rootbound plants and trees shall not be planted unless proper modifications can be made to the rootball. 15. The Landscape Contractor shall warrant the trees and shrubs for one year from the date they are planted. LANDSCAPE NOTES (NOT APPROVED BY CITY OF EL MIRAGE): BUILDING SIGHT VISIBILITY TRIANGLE DEVELOPMENT SUMMARY: Gross Lot Size: 31,799 sq. ft. (0.73 ac.) APN #501-32-015C Section, Township, Range: 13, 3N, 1W LANDSCAPE ARCHITECT: Waibel & Associates Landscape Architecture, LLC Janet L. Waibel R.L.A. 8611 South Priest Drive, Suite 101 Tempe, AZ 85284 (480) 893-8349 p (480) 893-3846 f janet@waibel-la.com www.waibel-la.com NEW 6' CMU BLOCK WALL NEW 6' SIDEWALK OPEN SPACE OPEN SPACE BUILDING BUILDING BUILDING EXISTING TREE TO BE REMOVED