Attachment B - Staff Report - Z-100-24-3.pdf

City of Phoenix — Formal (2025-09-03)

Extracted text (via pymupdf) 47007 characters

Staff Report: Z-100-24-3
July 2, 2025
Paradise Valley Village Planning
Committee Meeting Date:
July 7, 2025
Planning Commission Hearing Date:
August 7, 2025
Request From:
R-3 (Multifamily Residence District) (1.01
acres)
Request To:
R-5 (Multifamily Residence District – Restricted
Commercial) (1.01 acres)
Proposal:
Multifamily residential
Location:
Southeast corner of 21st Place and Eugie
Terrace
Owner:
Amit Netzach, Netzach Investments, LLC
Applicant/Representative:
Randy Marks, Rezio, LLC
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Designation
Residential 5 to 15 dwelling units per
acre
Street Map Classification
21st Place
Local
25-foot east half street
Eugie Terrace
Local
25-foot south half street
CONNECT PEOPLE & PLACES CORE VALUE; OPPORTUNITY SITES; LAND USE
PRINCIPLE: Support reasonable levels of increased intensity, respectful of local
conditions and surrounding neighborhoods.
The proposed density is 23.76 dwelling units per gross acre, which is a reasonable level
of increased intensity, and as stipulated, is respectful of local conditions and
surrounding neighborhoods.
CONNECT PEOPLE & PLACES CORE VALUE; BICYCLES; DESIGN PRINCIPLE:
Development should include convenient bicycle parking.
The proposal, as stipulated, will provide secured bicycle parking, a repair station, and
parking spaces for electric bicycle charging capabilities near open space areas. The
bicycle parking will provide residents and guests with an alternative mode of
transportation to the site near Cave Creek Road, which contains designated bike lanes.
ATTACHMENT B

Staff Report: Z-100-24-3
July 2, 2025
Page 2 of 11

BUILD THE SUSTAINABLE DESERT CITY; TREES AND SHADE; DESIGN
PRINCIPLE: Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.

The proposal, as stipulated, will provide pedestrian pathways and bicycle infrastructure
shaded to a minimum of 75 percent. Additionally, the open space areas and landscape
setback are required to provide large canopy shade trees.

Applicable Plan, Overlays, and Initiatives
Housing Phoenix Plan: See Background Item No. 7.

Shade Phoenix Plan: See Background Item No. 8.

Complete Streets Guidelines: See Background Item No. 9.

Comprehensive Bicycle Master Plan: See Background Item No. 10.

Zero Waste PHX: See Background Item No. 11.

Transportation Electrification Action Plan: See Background Item No. 12.

Phoenix Climate Action Plan: See Background Item No. 13.

Conservation Measures for New Development: See Background Item No. 14.

Surrounding Land Uses/Zoning

Land Use
Zoning

On Site
Single-family residential
R-3
North (across Eugie
Terrace)
Single-family residential
R-3
West (across 21st Place)
Multifamily residential (senior
housing)
R-3
South
Multifamily residential
R-3

East
Commercial
C-2

Staff Report: Z-100-24-3
July 2, 2025
Page 3 of 11

R-5 – Multifamily Residence District
(Subdivision Development Option)

Standards

Requirements
Proposed
Gross Acreage
-
1.01 acres
Maximum Number of Units
44
24 (Met)
Maximum Density
(dwelling units/acre)
43.5 dwelling units per
acre
23.76 dwelling units per acre
(Met)
Maximum Lot Coverage
50%, plus an additional
10% for an attached
shade structure

Total: 60%
42% (Met)
Maximum Building Height
4 stories or 48 feet
4 stories, 46.5 feet (Met)
Minimum Building Setbacks
Front
20 feet
North: 47 feet (Met)
West: 44 feet (Met)
Rear
15 feet
15 feet (Met)
Sides
10 feet, 3 feet
10 feet, 10 feet (Met)
Minimum Landscape Setbacks
Adjacent to Public Street
20 feet
North:20 feet (Met)
West: 20 feet (Met)
Adjacent to Property Line
5 feet
East: 5 to 9 feet (Met)
South: 5 feet (Met)
Minimum Parking
36 spaces
36 spaces (Met)
Minimum Open Space
5%
5% (Met)

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 1.01 acres located at the southeast corner of 21st Place
and Eugie Terrace from R-3 (Multifamily Residence District) to R-5 (Multifamily
Residence District – Restricted Commercial) for multifamily residential.
GENERAL PLAN LAND USE MAP DESIGNATION
2.
The General Plan Land Use Map designation for the subject site is Residential 5
to 15 dwelling units per acre. The proposal for R-5 zoning is not consistent with
the General Plan Land Use Map designation; however, a General Plan
Amendment is not required as the site is smaller than 10 acres in size, and the

Staff Report: Z-100-24-3
July 2, 2025
Page 4 of 11

housing product type is the same for the Residential 5 to 10 and Residential 15+
land use designations. The General Plan Land Use Map designations
surrounding the site to the north, south, and west are also Residential 5 to 15
dwelling units per acre and to the east is designated Commercial.

General Plan Land Use Map
Source: Planning and Development Department
SURROUNDING LAND USES AND ZONING
3.
The subject site contains a single-family
residence and is zoned R-3 (Multifamily
Residence District). To the north of the
subject site, across Eugie Terrace, is a
single-family residence zoned R-3. To
the west of the subject site, across 21st
Place, is multifamily residential zoned R-
3. To the east of the subject site are
commercial properties zoned C-2
(Intermediate Commercial). To the south
is multifamily residential zoned R-3.
Zoning Sketch Map
Source: Planning and Development Department
PROPOSAL
4.
Site Plan
The site plan, attached as an exhibit, proposes a new 24-unit multifamily
residential development. The proposal includes 36 parking spaces, five of which
are reserved for accessible parking spaces. The building is proposed to be on
stilts with automobile parking underneath. The open space is centrally located,

Staff Report: Z-100-24-3
July 2, 2025
Page 5 of 11

approximately 2,272 square feet, and the amenities include turf and a barbecue
area.
To maintain compatibility with surrounding land uses and zoning districts, staff
recommends Stipulation No. 1 which limits the site to 24 units, which is what is
proposed.
To enhance the landscape setbacks and provide additional shade, staff
recommends the landscape setbacks be planted with minimum 2-inch caliper,
large canopy, shade trees planted 20 feet on center, or in equivalent groupings,
and shrubs, accents, and vegetative groundcovers to achieve a minimum of 50
percent live coverage at maturity. This is addressed in Stipulation No. 3.
To enhance pedestrian safety, staff recommends the pedestrian walkways
crossing a vehicle path to be constructed of decorative pavers, stamped or
colored concrete, or other pavement treatments that visually contrast parking and
drive aisle surfaces. This is addressed in Stipulation No. 5.
5.
Landscape Plan
The conceptual landscape plan, attached as an exhibit, proposes trees along the
street frontage and interior property lines. The required landscape setbacks shall
be planted with large canopy shade trees, shrubs, accents, and vegetative
ground covers as required by Stipulation No. 3.
6.
Elevations
The building elevations, attached as an exhibit, proposes a building which
cantilevers over the parking area and includes a variation of colors and materials,
CMU/block, exposed wood, and painted metal and architectural balconies. Staff
recommends general conformance to the elevations date stamped June 16,
2025. This is addressed in Stipulation No. 2.
PLANS, OVERLAYS, AND INITATIVES
7.
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 proposal
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 vacant land in a more sustainable fashion.
8.
Shade Phoenix Plan

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July 2, 2025
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In November 2024, the Phoenix City Council adopted the Shade Phoenix Plan.
The Shade Phoenix Plan prioritizes increasing shade coverage throughout the
City to improve health and quality of life. Investing in shade can address the
urban heat island effect, clean the air, preserve Sonoran vegetation, and prevent
health complications related to prolonged exposure to heat. The Shade Phoenix
Plan provides numerous strategies to increase shade including expanding and
maintaining existing shade, strengthening tree code enforcement, and
developing shade stipulations in rezoning cases. Staff recommends robust tree
planting standards, including planting minimum two-inch caliper trees 20 feet on
center or in equivalent groupings within the landscape setbacks, and dispersed
throughout uncovered surface parking lot areas to achieve 25 percent shade at
maturity. Staff also recommends that all pedestrian walkways and bicycle
infrastructure be shaded a minimum of 75 percent. This is addressed in
Stipulation Nos. 3, 4, and 15.
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. Staff recommends pedestrian
walkways to be constructed of a visually contrasting material or other pavement
treatment where they cross a vehicular path, construction of a sidewalk along
21st Place/Eugie Terrace, and that sidewalks and all street improvements to be
constructed with all required elements and comply ADA accessibility standards.
This is addressed in Stipulation Nos. 5, 6 and 8.
10.
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 project will provide a bicycle parking spaces per
the requirements of Section 1307.H of the Phoenix Zoning Ordinance within
common open space areas and a bicycle repair station (Stipulation Nos. 9
through 11). This will help promote bicycling as an alternative mode of
transportation nearby Cave Creek Road, which has a designated bike lane.
11.
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 indicate that the

Staff Report: Z-100-24-3
July 2, 2025
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proposal will encourage the use of recycling services to all residents.
12.
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 recommends a standard stipulation for rezoning cases to
provide EV charging infrastructure. This goal is addressed in Stipulation Nos. 10
and 12, which requires a minimum of 10 percent of the required parking spaces
to include EV Installed infrastructure and a minimum of 10 percent of required
bicycle parking to include standard electrical receptacles for electric bicycle
charging capabilities.
13.
Phoenix Climate Action Plan
In October 2021, the Phoenix City Council approved the Climate Action Plan.
The Climate Action Plan will serve as a long-term plan to achieve greenhouse
gas emissions reductions and resiliency goals from local operations and
community activities as well as prepare for the impacts of climate change. This
plan contains policy and initiatives regarding stationary energy, transportation,
waste management, air quality, local food systems, heat, and water. Goal W2
(Water), Action W2.4, pertains to the implementation of the Greater Phoenix
Metro Green Infrastructure (GI) and Low Impact Development Details for
Alternative Stormwater Management to benefit the environment, promote water
conservation, reduce urban heat, improve public health, and create additional
green spaces. This goal is addressed in Stipulation No. 17, requiring a minimum
of two GI techniques for stormwater management to be implemented in this
development.
14.
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

Staff Report: Z-100-24-3
July 2, 2025
Page 8 of 11

Findings

1.
As stipulated, the proposal provides enhanced shading and trees to be a
compatible addition to the surrounding neighborhood.
2.
The proposal is compatible with the adjacent land uses.
3.
As stipulated, the proposal supports efforts from various plans, such as the
Shade Phoenix Plan, the Comprehensive Bicycle Master Plan, the Transportation
Electrification Action Plan, and the Phoenix Climate Action Plan.

all rezoning cases that will address best practices related to water usage in nine
specific categories. This is addressed in Stipulation Nos. 13 through 16.
COMMUNITY INPUT SUMMARY
15.
At the time this staff report was written, staff received no public comments related
to this rezoning case.
INTERDEPARTMENTAL COMMENTS
16.
Street Transportation Department
The Street Transportation Department requested that a minimum five-foot-wide
sidewalk be constructed along the street frontage. Also, vehicular access to the
street shall be limited to a singular access point and all streets within and
adjacent to the development shall be constructed with all required elements and
to ADA requirements. These are addressed in Stipulation Nos. 6 through 8.
OTHER
17.
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. 18.
18.
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. This is addressed in Stipulation No. 19.
19.
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.

Staff Report: Z-100-24-3
July 2, 2025
Page 9 of 11

Stipulations

1.
The development shall be limited to a maximum of 24 units.

2.
The development shall be in general conformance with the elevations date
stamped June 16, 2025, as modified by the following stipulations and approved
by the Planning and Development Department.

3.
The required landscape setbacks shall be planted with minimum 2-inch caliper,
large canopy, shade trees, planted 20 feet on center, or in equivalent
groupings; and shrubs, accents, and vegetative groundcovers evenly
distributed throughout the landscape areas to achieve a minimum of 50% live
coverage, as approved by the Planning and Development Department.

4.
All bicycle infrastructure and pedestrian pathways (including sidewalks) shall
be shaded by a structure, landscaping, or a combination of the two to provide a
minimum of 75% shade, as approved by the Planning and Development
Department.

5.
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.

6.
A minimum 5-foot-wide sidewalk shall be constructed on the east/south side of
21st Place/Eugie Terrace.

7.
Vehicular access onto 21st Place/Eugie Terrace shall be limited to a singular
access point.

8.
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.

9.
Bicycle parking shall be provided at a minimum rate of 0.25 spaces per unit, up
to a maximum of 50 spaces shall be provided through Inverted U and/or artistic
racks and installed per the requirements of Section 1307.H of the Phoenix
Zoning Ordinance, or through secure parking storage area/s, 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.

Staff Report: Z-100-24-3
July 2, 2025
Page 10 of 11

10.
A minimum of 10 percent of the required bicycle parking spaces shall include
standard electrical receptacles for electric bicycle charging capabilities, as
approved by the Planning and Development Department.

11.
A bicycle repair station (“fix it station”) shall be provided on the site. The station
shall include but not be limited to: standard repair tools affixed to the station; a
tire gauge and pump; and a bicycle repair stand which allows pedals and
wheels to spin freely while making adjustments to the bike, as approved by the
Planning and Development Department

12.
A minimum of 10% of the required parking spaces shall include Electric Vehicle
(EV) Installed Infrastructure, as approved by the Planning and Development
Department.

13.
Natural turf shall only be utilized for required retention areas (bottom of basin,
and only allowed on slopes if required for slope stabilization) and functional turf
areas located on properties for uses such as residential common areas, as
approved by the Planning and Development Department.

14.
Pressure regulating sprinkler heads and drip lines shall be utilized in any turf
areas to reduce water waste.

15.
A minimum of 25% of the 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.

16.
Prior to final site plan approval, documentation shall be provided that
demonstrates a commitment to participate in the Water Efficiency Checkup
Program for a minimum of 10 years, or as approved by the Planning and
Development Department.

17.
A minimum of two green stormwater infrastructure (GSI) elements for
stormwater management shall be implemented, as approved or modified by the
Planning and Development and/or Street Transportation departments. This
includes but is not limited to stormwater harvesting basins, bioswales,
permeable pavement, etc., per the Greater Phoenix Metro Green Infrastructure
and Low Impact Development Details for Alternative Stormwater Management.

18.
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.

Staff Report: Z-100-24-3
July 2, 2025
Page 11 of 11

19.
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
Matteo Moric
July 2, 2025

Team Leader
Racelle Escolar

Exhibits
Zoning Sketch Map
Aerial Sketch Map
Site Plan date stamped June 16, 2025
Elevations date stamped June 16, 2025 (2 pages)
Renderings date stamped June 16, 2025
Landscape Plan date stamped June 27, 2025

¯
0
0.04
0.09
0.02
Miles
PARADISE VALLEY VILLAGE
COUNCIL DISTRICT: 3
APPLICANT'S NAME:
APPLICATION NO:
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
MULTIPLES PERMITTED
CONVENTIONAL OPTION
* UNITS P.R.D OPTION
REQUESTED CHANGE:
FROM:
TO:
DATE:
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
ZONING MAP
* Maximum Units Allowed with P.R.D. Bonus
11/15/2024
Z-100-24-3
Rezio, LLC
Z-100-24-3
1.01Acres
QS 32-32
L-9
R-3 ( 1.01 ac.)
R-5 ( 1.01 ac.)
R-3
R-5
14
44
52
17
S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2024\Z-100-24.aprx
UNION HILLS DR
32ND ST
40TH ST
TATUM BLVD
SHEA BLVD
64TH ST
SCOTTSDALE RD
24TH ST
16TH ST
56TH ST
DEER VALLEY DR
SR 101
BELL RD
GREENWAY RD
THUNDERBIRD RD
CACTUS RD
Z-74-16
Z-31-83
*
C-3*
R-3
C-2
R-3
R-4
R1-8
R1-10
R1-8
R1-6
VOLTAIRE AVE
21ST PL
2
1S
T
WAY
PRESIDIO RD
AVENIDA DEL ORO
20TH ST
22ND ST
WI
L
LOW
A
VE
CAMI
NO
D
E L
O
S RANCH
O
TEDDY LN
EUGIE TER
CAVE CREEK RD
R-3 SP
Z-SP-23-90

LANDSCAPE SETBACK
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
NORTH 21ST PL
NORTH 21ST PL
E EUGIE TERRACE
North 21st Pl
2" CALIPER TREES PLANTED
20' EQUIVALANT DISTANCE
RETENTION BASIN
FROM EACH OTHER
6' HIGH EXISTING CMU WALL
166-10-039A
166-10-039C
166-10-039A
166-10-048A
ALLEY
5' HIGH EXISTING
CHAIN LINK FENCE
5' HIGH EXISTING
CHAIN LINK FENCE
10' - 0"
BSL
5' - 0"
LS
5'-0"
LS
10'-0"
BSL
FIRE HYDRANT
216.96'
197.68'
20'-0"
BSL & LS
COMMON AREA
(TURF+BBQ AREA)
2246 SQFT
BBQ
AREA
2% MAX SLOPE
PAVED AREA
DRIVEWAY (ASPHALT)
6" EXTRUDED
CONCRETE CURB
153'-3"
139'-11"
25'-0"
25'-0"
ROW
FDC
FIRE HYDRANT
TO BE
INSTALLED
20'-0"
8'-0"
ROW
8'-0"
DISTANCE TO FIRE HYDRANT(WEST)
58'
DISTANCE TO FIRE HYDRANT(SOUTH)
350'
44'-11"
47'-9"
6" EXTRUDED
CONCRETE
CURB
TURF
CONCRETE
DRIVEWAY
(ASPHALT)
VISIBILITY
TRIANGLE
(10'X20')
VISIBILITY
TRIANGLE
(10'X20')
2" CALIPER TREES PLANTED
20' EQUIVALANT DISTANCE
FROM EACH OTHER
2" CALIPER TREES PLANTED 20'
EQUIVALANT DISTANCE FROM
EACH OTHER
5' HIGH EXISTING
CHAIN LINK FENCE
PEDESTRIAN
ACCESS
L = 323.40 R = 226.81
15' - 0"
REAR BSL
LOBBY
LOBBY
1
2
3
4
5
6
7
11
12
13
14
15
16
17
19
20
21
22
23
24
25
26
27
28
30
31
32
34
35
66'-5 1/2"
18'-0"
26'-0"
18'-0"
18'-0"
26'-0"
18'-0"
TRASH
ENCLOSURE
9'-0"
9'-0"
9'-0"
10'-8"
2% MAX
SLOPE
PARKING
(ASPHALT)
PARKING
(ASPHALT)
63'-4"
LINE OF BALCONY
PROJECTION ABOVE
LINE OF
BALCONY
PROJECTION
ABOVE
ENTRY
2% MAX
SLOPE
54'-3"
63'-4"
CONCRETE
DRIVEWAY (ASPHALT)
DRIVEWAY (ASPHALT)
36
10
9
8
LINE OF BALCONY
PROJECTION
ABOVE
18
29
33
EXIT
PERGOLA TO
PROVIDE 75%
SHADE
REQUIREMENTS
FOR PEDESTRIAN
PATHWAYS.
6'-6"
6" EXTRUDED
CONCRETE
CURB
26'-0"
10' - 0"
26' - 0"
GOLD COLORED
DECOMPOSED GRANITE THAT
CLOSELY RESEMBLES THE
NATURAL DECOMPOSED
GRANITE GROUND COVER
GOLD COLORED
DECOMPOSED GRANITE THAT
CLOSELY RESEMBLES THE
NATURAL DECOMPOSED
GRANITE GROUND COVER
ENTRY
4'-3"
8'-3"
STRIPING
ACCESSIBLE
6" CURB
1:12
SLOPE
1:12
SLOPE
5'-0" MIN
SIDEWALK
11'-0"
5'-0"
18'-0"
INTERNATIONAL PARKING
SYMBOL WITH BLUE AND
YELLOW COLORS PARKING
COLORS TO BE
CONTRASTING IN NATURE
16'-0"
RECYCLE
ADDITION
6" THICK
CONCRETE SLAB
6'-0" GATE WITH
180 HINGE
4" CONC. CURB
3'-0" PEDESTRIN
ACCES GATE
4" SAFETY POST PER
FIGURE E
4 CY FRONT
LOAD OR 3 CY
LOD BIN
ENCLOSURE WITH 4CY RECYCLE BIN
1.6'-0" WIDE COMPRTMENT TO ACCOMODATE A 4CY
FRONT LOAD BIN OR A 3 CY REAR LOD BIN.
2.THIS DESIGN CAN BE USED IN LIEU OF TWO
SEPERATE STANDARD ENCLOSURE FOR A MAX. 4
CY CAPACITY FOR RECYCLE.
10' - 0"
6 ' - 0"
1' - 0"
4 ' - 0"
4 ' - 0"
4 ' - 0"
3 ' - 0"
3 ' - 0"
12 ' - 0"
6 ' - 0"
0
5
10
15
20
SCALE BAR 1:100
E
200
G
W
AC
SEAL
CITY APPROVAL
SHEET TITLE
PROJECT NAME
PROJECT ADDRESS
CLIENT NAME
SHEET NO:
SCALE
Contractor must verify all dimensions at project before proceeding with
work. Dimensions intended for general permit use within +/- 1", anything
requiring tighter tolerances requires field verification. These documents
are instruments of professional service and the information contained
within is incomplete unless used in conjunction with Rezio LLC. Use or
reproduction of these documents in whole or in part without written
conset of Rezio LLC is in violation of common law, copyrights, statutes
and other reserved rights. These plans are on notice as copyrighted
property of Rezio LLC.
It is the responsibility of the contractor to check and verify all field
conditions prior to construction, handle all inspections and work related
to inspector comments, and all dimensions, quantities and coordination
of trades on the construction site.
DATE
VICINITY MAP
SITE INFORMATION
SHEET INDEX
AREA CALCULATION
SCOPE
ZONING
ZIP
LOT AREA
SUBDIVISION
LOT
MCR
ADDRESS
APN
N.T.S.
EXIST (SF) DEMO (SF)
ADD (SF)
REM (SF)
TOTAL (SF)
LOT (SF)
LOT COV
MAX
ACTUAL
TOTAL (SF)
AREA
R-5
MF
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
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

N
N
10'
SCALE BAR 1"=10'
20'
5'
40'
SITE
N CAVE CREEK RD
N CAVE CREEK RD
SHEET NO.
SHEET NAME
C1.0
A2.0
A2.0
SITE PLAN
BUILDING ELEVATION
BUILDING ELEVATIONS
FDC
FDC
14110
12473
12473
12473
57144
SITE
E Eugie Ter
E Eugie Ter
Ln E Teddy Ln
N 21st Pl
N
A1.0
DESIGN PLAN
As indicated
SITE PLAN
NETZACH CONCEPT PLAN
13425 N21st Place
PHOENIX, AZ 85022
NETZACH INVESTMENTS LLC
C1.0
06.05.2025
166-10-045
13425 N. 21ST PLACE
5414
16
SUN & SAND BLK 1-3
31811
SF/ 0.73 ACRE
85022
R-3 REZONING TO R-5
32745
SF/ 0.73
ACRE
- DEMO EXISTING LOT
- RE-ZONE TO R-5
-CONSTRUCT A 4 STORY BUILDING WITH
1 STORY FOR PARKING,
AND AN ADDITIONAL 3 WITH 8 UNITS PER FLOOR
-TOTALOF 24 UNITS TO BE CONSTRUCTED
-ALL UNITS TO BE 2 BEDROOM, 2 BATH
14110
43%
PARKING
1ST LEVEL
2ND LEVEL
3RD LEVEL
14110
13344
LIVABLE
LIVABLE (2ND STORY)
ADDITION
GARAGE
PAVERS
GRAVEL
GRASS
UNCOVERED PATIO
ASPHALT
WALKWAY
ELECTRICAL METER
ELECTRICAL PANEL (AMPS)
GAS METER
WATER METER
AC UNIT
STREET
HOUSE BOUNDARY
ROOF LINE
VEGETATION
EXISTING CONTOUR
PROPERTY LINE
SETBACK
WALL/FENCE
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
DEVELOPMENT AND USE OF THIS SITE WILL CONFORM WITH ALL
APPLICABLE CODES AND ORDINANCES.
THIS PROJECT IS LOCATED IN THE CITY WATER SERVICES AREA AND
HAS BEEN DESIGNATED AS HAVING AN ASSURED WATER SUPPLY.
ALL NEW OR RELOCATED UTILITIES WILL BE PLACED UNDERGROUND.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURED
BACK 10' FROM THE PROPERTY LINE AND 20' ALONG THE PROPERTY
LINE ON EACH SIDE OF DRIVEWAYS ENTRANCES WILL BE
MAINTAINED AT A MAXIMUM HEIGHT OF 3'.
STRUCTURES AND LANDSCAPING WITHIN A TRIANGLE MEASURING 33'
X 33' ALONG THE PROPERTY LINES WILL BE MAINTAINED AT A
MAXIMUM HEIGHT OF 3'.
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.
OWNERS OF PROPERTY ADJACENT TO PUBLIC RIGHTS-OF-WAY WILL
HAVE THE RESPONSIBILITY FOR MAINTAINING ALL LANDSCAPING
LOCATED WITHIN THE RIGHTS-OF-WAY, IN ACCORDANCE WITH
APPROVED PLAN.
THE EXISTING STRUCTURES MUST COMPLY WITH THE CHANGE OF
OCCUPANCY PROVISIONS IN THE LOCAL CONSTRUCTION CODE
PRIOR TO USE.
AFTER FINAL APPROVAL THE PROJECT WILL BE INSPECTED FOR
ZONING COMPLIANCE DURING CONSTRUCTION AND PRIOR TO
OCCUPANCY. THE APPLICANT IS TO NOTIFY PDD PRIOR TO THE
OCCUPANCY TO ARRANGE FOR INSPECTIONS. CALL 262-6981 AND
REQUEST A DESIGN REVIEW INSPECTION.
ALL ROOFTOP EQUIPMENT AND SATELLITE DISHES SHALL BE
SCREENED TO THE HEIGHT OF THE TALLEST EQUIPMENT.
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.
BARBED, RAZOR, OR CONCERTINA WIRE (OR SIMILAR) SHALL NOT BE
USED ON THIS SITE WHERE VISIBLE FROM PUBLIC STREETS OR
ADJACENT RESIDENTIAL AREAS.
ALL SIGNAGE REQUIRES A SEPARATE REVIEW AND PERMIT.
SMOKE, GAS, AND ODOR EMISSIONS SHALL COMPLY WITH
REGULATION III OF THE MARICOPA COUNTY AIR POLLUTION
CONTROL RULES AND REGULATIONS.
THE DISPOSAL OF ALL WASTE MATERIALS SHALL COMPLY WITH
TITLE 9, CHAPTER 9, ARTICLES 18 AND 4 OF THE HAZARDOUS WASTE
REGULATIONS AS ADOPTED BY THE ARIZONA HEALTH DEPARTMENT.
THE AVERAGE NOISE LEVEL, MEASURED AT THE PROPERTY LINE,
SHALL NOT EXCEED 44 DB (1DN) WHEN MEASURED ON "A WEIGHTED"
SOUND LEVEL METER AND ACCORDING TO THE PROCEDURES OF
THE ENVIRONMENTAL PROTECTION AGENCY.
EXPLOSIVE OR HAZARDOUS PROCESSES (IF APPLICABLE):
CERTIFICATION SHALL BE PROVIDED BY LOCAL FIRE DEPARTMENT
PREVENTION BUREAU THAT ALL MANUFACTURING, STORAGE AND
WASTE PROCESSES ON THE SITE SHALL MEET SAFETY AND
ENVIRONMENTAL STANDARDS AS ADMINISTERED BY THE BUREAU.
ALL NEW SANITARY SEWER LINES WITHIN THE SITE SHALL BE
PRIVATE PLUMBING LINES SUBJECT TO THE LOCAL PLUMBING CODE
OR THE ARIZONA DEPARTMENT OF ENVIRONMENTAL QUALITY (ADEQ)
AQUIFER PROTECTION PROGRAM (APP) GENERAL PERMIT 4.01 IN
ACCORDANCE WITH ARIZONA ADMINISTRATIVE CODE TITLE 18,
CHAPTER 9, SECTION E301 (AAC R18-9-E301) WHICHEVER IS
APPLICABLE.
THE SANITARY SEWER COLLECTION SYSTEM WITHIN THIS PROJECT
WILL BE A PRIVATE SYSTEM, OWNED AND MAINTAINED BY THE
PROPERTY OWNER(S) OR ASSOCIATION. THE SYSTEM WILL BE
REVIEWED AND INSPECTED BY THE BUILDING SAFETY SECTION OF
THE PLANNING AND DEVELOPMENT SERVICES DEPARTMENT.
ALL ON-SITE WATER LINES, SHALL BE PRIVATE PLUMBING LINES
SUBJECT TO THE LOCAL PLUMBING CODE.
SURFACE DRAINAGE SHALL BE DIVERTED TO A STORM SEWER
CONVEYANCE OR OTHER APPROVED POINT OF COLLECTION THAT
DOES NOT CREATE A HAZARD.
LOTS SHALL BE GRADED TO DRAIN SURFACE WATER AWAY FROM
FOUNDATION WALLS. THE GRADE SHALL FALL A MINIMUM OF 6
INCHES WITHIN THE FIRST 10 FEET. (2012 IRC R401.3)
50% OF COMMON AREA WILL BE SHADED AND INCLUDE A BARBECUE
AND GRASS AREA TO ACCOMMODATE 2 AMENITIES.
USEABLE PUBLIC SPACE AND PEDESTRIAN WALKWAYS WILL BE
SHADED A MINIMUM OF 50%.
I CONSENT TO THE REPRODUCTION OF THIS SITE PLAN PROVIDED
THAT IF MODIFICATIONS ARE MADE, THE PROFESSIONALS WHO MAKE
SUCH CHANGES ASSUME FULL RESPONSIBILITY AND LIABILITY FOR
THE MODIFIED PORTIONS OF THE PLAN.
ALL SIGNAGE REQUIRES SEPARATE APPROVALS AND PERMITS.
IN THE LANDSCAPE SETBACKS PLANTED WITH MINIMUM 2-INCH
CALIPER, LARGE CANOPY, SHADE TREES, PLANTED 20 FEET ON
CENTER OR IN EQUIVALENT GROUPINGS, AND SHRUBS, ACCENTS,
AND VEGETATIVE GROUNDCOVERS EVENLY DISTRIBUTED
THROUGHOUT THE LANDSCAPE AREAS TO ACHIEVE A MINIMUM OF
50% LIVE COVERAGE.
ALL BICYCLE INFRASTRUCTURE AND PEDESTRIAN PATHWAYS
(INCLUDING SIDEWALKS) ARE SHADED BY A STRUCTURE,
LANDSCAPING, OR A COMBINATION OF THE TWO TO PROVIDE A
MINIMUM OF 75% SHADE.
SITE PLAN NOTES (AS APPLICABLE):
C1.0
SCALE: 1" = 20'-0"
Site Plan
PARCEL SIZE:
42017 SQUARE FEET GROSS
0.96 ACRE
32745 SQUARE FEET NET
0.73 ACRE
PROJECT ADDRESS:
13425 N21st Place, Phoenix, AZ 85022
CONSTRUCTION TYPE:
TYPE IV S13R, SPRINKLED
EXISTING-PROPOSED ZONING:
R-VACANT
OCCUPANCY:
R-RESIDENTIAL
ASSESSORS PARCEL NUMBER:
166-10-045
LOT COVERAGE
LOT COVERAGE ALLOWED:
50% OF NET SQUARE FOOTAGE
LOT COVERAGE PROPOSED:
13344 COVERED SF/ 32745 NET
PROPERTY SF=
(42% COVERAGE)
MAXIMUM BUILDING HEIGHT ALLOWED: 48' FROM FINISH FLOOR TO PARAPET
TOP
PROPOSED BUILDING HEIGHT: 46'-6" FROM STILT FLOOR TO
PARAPET TOP
PARKING REQUIREMENTS:
1.5 SPACES PER DWELLING UNIT UPTO 2 STORY BUILDING
SPACE PER 1.5 X 24 DWELLING UNITS: 36
PARKING PROVIDED:
COVERED SPACES
31
HC SPACES(5% OF TOTAL PARKING) 5
TOTAL PROVIDED
36
BUILDING FOOTAGE: (OUTSIDE FACE OF WALL) 13344 S.F. TOTAL
BUILDING SETBACK REQUIRED:
FRONT(21ST. Pl):
20'
SIDES(EAST) :
10'
REAR(SOUTHEAST) :
15'
LANDSCAPE SETBACKS:
ADJACENT TO STREET(FRONT):
20'
ADJACENT TO PROPERTY LINE
(SIDES AND REAR) :
5'
COMMON AREA : 5% OF THE GROSS SITE AREA
COMMON AREA REQUIRED
( 5% x 42017 SF) :
2101 SF
PROVIDED COMMON AREA :
2272 SF
DENSITY CALCULATION : DWELLING UNITS/GROSS AREA=24/0.98=25
ADJACENT ZONING/LAND USES : ZONE TO EAST IS C-2, ZONE TO
NORTH,SOUTH & WEST ARE R-3
EXISTING FIRE HYDRANTS : LOCATED AT THE N/E CORNER OF N 21ST PL ,58
FEET WEST OF PROPERTY LINE.
LOT SALES : NO
PROPOSED DEVELOPMENT OPTION : MULTIFAMILY
LEGAL DESCRIPTION
THE WEST 203.76 FEET OF NORTH HALF OF THE SOUTHWEST QUARTER OF
THE NORTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 35,
TOWNSHIP 4 NORTH,RANGE 3 EAST,OF THE GILA AND SALT RIVER BASE AND
MERIDIAN,MARICOPA COUNTY,ARIZONA, INCLUDING THAT PORTION THEREOF
WHICH LIES WITHIN THE CONTENTION MINING CLAIM IN THE WINIFRED MINING
DISTRICT.
EXCEPT THE WEST 33 FEET; AND EXCEPT THE NORTH 25 FEET THEREOF.
PROPERTY OWNER CONTACT:
NETZACH INVESTMENTS LLC
4401 E MARION WY PHOENIX AZ USA 85018
DESIGN PROFESSIONAL/APPLICANT CONTACT:
Randall Scott Marks- Rezio
2537 E. Mercer Lane
480-695-5927
pm@reziopro.com
SITE DATA:
1.
2.
3.
4.
5.
6.
UNDEVELOPED AREAS: RETENTION FOR 100-YR
HRÒ. DEVELOPED AREAS: RETENTION FOR THE
GREATER BTWN "PRE-VS-POST" AND "FIRST FLUSH".
CROSS RETENTION AND DRAINAGE AGREEMENT
REQD IF RETENTION AND DRAINAGE CROSSES
ADJACENT PROPERTIES.
PROVIDE DRAINAGE REPORT IF SITE IS TAKING
OFFSITE FLOWS, IF NOT, PROVIDE DRAINAGE MEMO.
NO SWMP REQUIRED, SITE IS UNDER 1 ACRE. SHOW
PROTECTION OF ANY EXISTING DRAINAGE FACILITIES
ON G&D PLAN.
RETENTION AREA SLOPE WILL NOT EXCEED 4:1 PER
SECTION 507 TAB A
GRADING AND DRAINAGE NOTES
PRELIM G&D GENERAL GUIDELINES
1.
2.
3.
4.
MAX RETENTION DEPTH WITHIN 10 FT OF ROW IS 18
INCHES AND WITHIN 20 FT OF ROW IS 24 INCHES.
BASIN SIDE SLOPE SHALL NOT BEGIN CLOSER THAN 2
FT FROM BACK OF SIDEWALK. IF NO SIDEWALK, STORM
WATER STORAGE NO CLOSER THAN 7 FT FROM BACK
OF CURB.
ADA ACCESSIBLE ROUTES, PARKING SPACES AND
ACCESS AISLES MEET SLOPE REQUIREMENTS: 1:50
(2%) MAX CROSS SLOPES AND 1:12 MAX LONGITUDINAL
SLOPES.
WALLS AND WALL FOOTINGS CANNOT BE IN PUBLIC
ROW, ALLEY, SIDEWALK/WATER/SEWER EASEMENTS.
ALL DEVELOPMENTS SHALL BE DESIGNED TO HAVE
POSITIVE OUTFALL TO ADJACENT STREETS ONCE THE
ON-SITE STORM WATER STORAGE BASINS ARE FILLED.
AN ADDITIONAL 25% RETENTION VOLUME FOR THE
DESIGN STORM EVENT WILL BE REQD WHEN OUTFALL
IS NOT TO PUBLIC ROW OR PUBLIC DRAINAGE
EASEMENT.
SPRINKLERS NOTES
1.
2.
3.
903.1 GENERAL. AUTOMATIC SPRINKLER
SYSTEMS SHALL COMPLY WITH THE BRET
TARVER SPRINKLER ORDINANCE. AN APPROVED
AUTOMATIC SPRINKLER SYSTEM SHALL BE
INSTALLED THROUGHOUT ALL LEVELS OF ALL
NEW GROUP A, B, E, F, H, I, M, R-1, R-2, R-4 AND S
OCCUPANCIES OF ANY SIZE AND THROUGHOUT
ALL GROUP R-3 OCCUPANCIES INCLUDING ONE-
AND TWO-FAMILY DWELLINGS BUILT UNDER THE
INTERNATIONAL RESIDENTIAL CODE, AND GROUP
U OCCUPANCIES OF MORE THAN 5,000 SQUARE
FEET (464 M2)
THE CALCULATED AREA OF GROUP R-3
OCCUPANCIES SHALL INCLUDE ALL LIVABLE
SPACE AND THE AREA OF ANY ATTACHED
GARAGE AND CARPORTS OR AREAS LOCATED
UNDER LIVING SPACES.
AUTOMATIC SPRINKLER SYSTEMS SHALL BE
INSTALLED IN ACCORDANCE WITH NFPA 13 FOR
GROUP A, B, E, F, H, I, M, R-1, R-2, R-4 AND S
OCCUPANCIES. AUTOMATIC SPRINKLER SYSTEMS
SHALL BE INSTALLED IN ACCORDANCE WITH
NFPA 13R FOR RESIDENTIAL OCCUPANCIES UP TO
AND INCLUDING FOUR STORIES IN HEIGHT, IN
GROUPS R-1, R-2, R-4 OCCUPANCIES AND NFPA
13D FOR ONE- AND TWOFAMILY DWELLINGS AND
MOBILE HOMES IN GROUP R-3 AND R-4
OCCUPANCIES WITH SIX TO 10 LICENSED BEDS.
EXCEPTIONS TO OR REDUCTIONS IN CODE
REQUIREMENTS ARE NOT ALLOWED FOR THE
INSTALLATION OF RESIDENTIAL SPRINKLER
SYSTEMS INSTALLED IN ACCORDANCE WITH
NFPA 13R AND NFPA 13D UNLESS SPECIFICALLY
ALLOWED BY THE INTERNATIONAL BUILDING
CODE. EXCEPTIONS TO OR REDUCTIONS IN CODE
REQUIREMENTS FOR NFPA 13 SYSTEMS
ALLOWED IN THE INTERNATIONAL BUILDING CODE
ARE ALLOWED.
FIRE HYDRANTS
1.
2.
3.
4.
5.
PRIMARY FIRE HYDRANT LOCATED AT THE N/E CORNER OF N 21ST PL &
E EUGIE TERRACE ,58 FEET WEST OF PROPERTY LINE.
SECONDARY FIRE HYDRANT LOCATED AT N/W CORNER OF N 21ST PL
AND E TEDDY LANE,350 FEET SOUTH OF PROPERTY LINE
FIRE HYDRANTS SHALL BE SPACED APPROXIMATELY 500 FEET APART
IN SINGLE-FAMILY RESIDENTIAL DEVELOPMENT TYPES. THE DISTANCE
BETWEEN HYDRANTS SHALL BE MEASURED ALONG THE PATH OF THE
FIRE APPARATUS ACCESS ROAD.
PRIMARY FIRE HYDRANT IS WITHIN 200 FEET OF THE FIRE
DEPARTMENT CONNECTION.
FIRE HYDRANT TO BE INSTALLED AND PUT IT ON THE STREET NEXT TO
OUR PROPERTY. THIS CAN COVER 1 OF THE 2 FIRE HYDRANTS WE
NEED.

GENERAL
1.
2.
LIGHTING TO BE DETERMINED POST-REZONING
ON-STREET LOADING SHALL BE ALLOWED ADJACENT TO THE SITE
IF ADEQUATE RIGHT-OF-WAY EXISTS AT THE TIME OF APPLICATION
AND THERE IS SUFFICIENT ROOM FOR FIRE ACCESS, PUBLIC
CIRCULATION, AND ACCESS TO UTILITIES.
KIVA # 24-655
SDEV # 2400207
PAPP # 2402587

STUCCO
CMU/BLOCK
BRICK
EXPOSED WOOD
TILE
METAL
ASPHALT SHINGLE
SLATE
WOOD
EXTERIOR FINISH
ROOFING
PAINTED METAL
A
2668
4030
XO
WALL TYPE
WINDOW SIZE
DOOR SIZE
CALLOUTS
ELEVATION LABELS
ELECTRICAL METER
E
ELECTRICAL PANEL (AMPS)
200
GAS METER
G
WALL/FENCE
AC UNIT
AC
UTILITIES
CONCRETE FOOTING
CMU/BLOCK WALL
ABC GRAVEL
WOOD
SECTION MATERIALS
GRADING
GLASS
STILT FLOOR: 0'-0"
FIRST FLOOR FFE.: 11'-0"
TOP OF RROF: 47'-0"
SECOND FLOOR FFE.: 22'-0"
THIRD FLOOR FFE.: 33'-0"
STILT FLOOR: 0'-0"
FIRST FLOOR FFE.: 11'-0"
TOP OF RROF: 47'-0"
SECOND FLOOR FFE.: 22'-0"
THIRD FLOOR FFE.: 33'-0"
A2.0
SCALE: 1/4"=1'
SOUTH ELEVATION
A2.0
SCALE: 1/4"=1'
EAST ELEVATION
W
E
S
N
N
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




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
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














FLOORPLAN NTS

STUCCO
CMU/BLOCK
BRICK
EXPOSED WOOD
TILE
METAL
ASPHALT SHINGLE
SLATE
WOOD
EXTERIOR FINISH
ROOFING
PAINTED METAL
A
2668
4030
XO
WALL TYPE
WINDOW SIZE
DOOR SIZE
CALLOUTS
ELEVATION LABELS
ELECTRICAL METER
E
ELECTRICAL PANEL (AMPS)
200
GAS METER
G
WALL/FENCE
AC UNIT
AC
UTILITIES
CONCRETE FOOTING
CMU/BLOCK WALL
ABC GRAVEL
WOOD
SECTION MATERIALS
GRADING
GLASS
STILT FLOOR: 0'-0"
FIRST FLOOR FFE.: 11'-0"
TOP OF RROF: 47'-0"
SECOND FLOOR FFE.: 22'-0"
THIRD FLOOR FFE.: 33'-0"
STILT FLOOR: 0'-0"
FIRST FLOOR FFE.: 11'-0"
TOP OF RROF: 47'-0"
SECOND FLOOR FFE.: 22'-0"
THIRD FLOOR FFE.: 33'-0"
A2.0
SCALE: 1/4"=1'
NORTH ELEVATION
A2.0
SCALE: 1/4"=1'
WEST ELEVATION
W
E
S
N
N




































FLOORPLAN NTS