Attachment B - Staff Report - Z-76-23-8.pdf

City of Phoenix — Formal (2024-07-01)

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Staff Report Z-76-23-8
May 8, 2024

South Mountain Village Planning
Committee Meeting Date:
May 14, 2024
Planning Commission Hearing Date:
June 6, 2024
Request From:
S-1 (Ranch or Farm Residence) (25.71
acres)
Request To:
R1-18 (Single-Family Residence District)
(25.71 acres)
Proposal:
Single-family residential
Location:
Northeast corner of 23rd Avenue and
Dobbins Road
Owner:
Prestige Partners, LLC
Applicant/Representative:
Natalie Maikoski, EPS Group Inc.
Staff Recommendation:
Approval, subject to stipulations

General Plan Conformity
General Plan Land Use Map Designation
Residential 1 to 2 dwelling units per
acre
Street Map
Classification
23rd Avenue
Minor
Collector
0-foot east half street
Dobbins Road
Arterial
Scenic
Drive
+33-foot north half
street
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE;
CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Promote neighborhood
identity through planning that reinforces the existing landscaping and character
of the area. Each new development should contribute to the character identified
for the village.

As stipulated, the proposal will promote neighborhood identity by incorporating density
and building height limitations, landscape enhancements, various perimeter lot widths,
and fencing enhancements above what is required by the Zoning Ordinance. These
will also promote the agrarian character of the area and vision of the Rio Montaña Area
Plan.

ATTACHMENT B

Staff Report: Z-76-23-8
May 8, 2024
Page 2 of 17

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

The requested R1-18 zoning district will allow for the development of a housing
product that is consistent with the existing zoning in the area and other single-family
developments. As stipulated, the proposal will incorporate a range of perimeter lot
widths, wide landscape areas, and enhanced landscaping, which will also help to
provide a transition from the proposed development to adjacent large-lot residential
and rural properties.
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN PRINCIPLE:
Integrate trees and shade into the design of new development and
redevelopment projects throughout Phoenix.

The proposal, as stipulated, includes detached sidewalk along 23rd Avenue and
Dobbins Road that will be planted with shade trees and shaded landscape setbacks.
These improvements will create a comfortable pedestrian environment along Dobbins
Road and 23rd Avenue, reduce the urban heat island effect, and make the walk to
nearby destinations safer and more comfortable.

Applicable Plans, Overlays, and Initiatives
Rio Montaña Area Plan: Background Item No. 6.

Housing Phoenix Plan: Background Item No. 7.

Phoenix Climate Action Plan: Background Item No. 8.

Conservation Measures for New Development: Background Item No. 9.

Tree and Shade Master Plan: Background Item No. 10.

Monarch Butterfly Pledge: Background Item No. 11.

Complete Streets Guiding Principles: Background Item No. 12.

Zero Waste PHX: Background Item No. 13.

Staff Report: Z-76-23-8
May 8, 2024
Page 3 of 17

Surrounding Land Uses and Zoning

Land Use
Zoning
On Site
Agricultural
S-1
North
Vacant land and radio
broadcast towers
S-1
South (across Dobbins Road)
Single-family residential,
vacant land, and Western
Canal
R1-10
East
Agricultural and single-
family residential
S-1
West (across 23rd Avenue)
Agricultural and single-
family residential
S-1

R1-18 – Single-Family Residence District
(Planned Residential Development Option)

Standards
Requirements
Provisions on the
proposed site plan
Gross Acreage
-
25.71 acres
Total Maximum Number of
Units
52; 60 with bonus
58 units (17.56% improved
common area or 35.12%
basic common area needed
for bonus) - Not specified
Maximum Density
(Dwelling units per acre)
2.05; 2.34 with bonus
2.26 (Met)
Minimum Lot Width
None
65 feet (Met)
Minimum Lot Depth
None
Not specified
Maximum Building Height
2 stories and 30 feet
Not specified
Maximum Lot Coverage
30 percent, up to 40%
including attached shade
structures and/or an ADU
Not specified

MINIMUM BUILDING SETBACKS
Perimeter Streets:
(23rd Avenue and Dobbins
Road)
20 feet
23rd Avenue: 40 feet (Met)

Dobbins Road: 30 feet (Met)

Staff Report: Z-76-23-8
May 8, 2024
Page 4 of 17

Interior Perimeter Property
Lines:
(Side and Rear)
15 feet

North: 60 feet (Met)

East: 40 feet (Met)
MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Adjacent to street 23rd
Avenue and Dobbins Road)

20 feet
23rd Avenue: 20 feet (Met)

Dobbins Road: 20 feet (Met)
Minimum Common Area
5% of gross site area
34% (Met)

Background/Issues/Analysis

SUBJECT SITE
1.
This request is to rezone 25.71 acres located at the northeast corner of 23rd
Avenue and Dobbins Road from S-1 (Ranch or Farm Residence District) to R1-18
(Single-Family Residence District) for a detached single-family residential
subdivision. The site is presently vacant and used for agricultural purposes. In
1960, the subject site was annexed into the City of Phoenix from unincorporated
Maricopa County and zoned S-1. Historic aerial imagery shows that the site was
historically utilized for agricultural purposes.

In 2021, Rezoning Case No. Z-71-21-8 and companion case GPA-SM-4-21-8 were
filed to rezone the site from S-1 to R-10 and change the General Plan Land Use
Map designation from Residential 1 to 2 dwelling units per acre to Residential 2 to
3.5 dwelling units per acre. The cases were then withdrawn in 2022.

2.
The subject site is
designated as Residential 1
to 2 dwelling units per
acre on the General Plan
Land Use Map. The
surrounding area is also
designated Residential 1
to 2 dwelling units per
acre on the General Plan
Land Use Map, with the
exception of a small area
to the south, across
Dobbins Road, that is
designated Park/Open
Space – Publicly Owned.

Staff Report: Z-76-23-8
May 8, 2024
Page 5 of 17

The request to rezone to R1-18 is consistent with the General Plan Land Use Map
designations on the site.

SURROUNDING LAND USE AND ZONING
3.
To north is a property that is largely vacant with two radio transmission towers and
zoned S-1; to the east are single-family residences and agricultural land zoned S-
1; to the west, across 23rd Avenue, are agricultural uses and single-family
residences zoned S-1; to the south, across Dobbins Road, are single-family homes
and vacant land zoned R1-10.

Location Map; Source: Planning and Development Department

Staff Report: Z-76-23-8
May 8, 2024
Page 6 of 17

PROPOSAL
4.
Site Plan
The proposal is for a
58-lot subdivision.
The requested R1-18
zoning district allows
for a base density of
52 units and up to 60
units with a density
bonus. To achieve 58
units the development
will need to
demonstrate the
provision of additional
basic and/or improved
open space. The
provisions of additional
open space will be
reviewed through the
site planning process.

The conceptual site plan, attached as an exhibit, depicts the site layout including
the location of each lot, the open space areas, proposed lot widths, enhanced entry
and pedestrian circulation. The site will have one point of ingress/egress on 23rd
Avenue.

Staff recommends Stipulation No. 1 to require general conformance to the site plan
with specific regard to the number of lots, the proposed lot widths ranging from 65
to 70 feet, and increased setbacks for lots along the eastern property line.
Additionally, staff recommends Stipulation No. 7 to require the primary access
drive to incorporate decorative materials and landscaping and Stipulation No. 2 to
require enhanced landscaping to provide enhanced buffering along the perimeter
of the site.

To promote enhanced walking, cycling, and transit-use staff recommends
Stipulation Nos. 10 through 14 to require multi-use trails and detached sidewalks
along 23rd Avenue and Dobbins Road, and that all sidewalks within the
development be detached.

To increase visibility and promote an open feel both within the community and
along adjacent streets, staff recommends Stipulation No. 6 to require perimeter

Conceptual Site Plan; Source: EPS Group Inc.

Staff Report: Z-76-23-8
May 8, 2024
Page 7 of 17

walls be 75 percent view fencing and to improve the streetscape by providing
visual interest via wall-offsets and material and textural differences.

5.
Conceptual Building Elevations
The conceptual building elevations, attached as an exhibit, depict four different
single-family elevations. Each elevation proposes a shaded porch and a variety of
building materials. Staff recommends Stipulation Nos. 4 and 5 to require that all lot
be subject to Single-Family Design Review and that building elevations incorporate
several enhancements including: multiple colors, exterior accent materials, and
textural differences that exhibit quality and durability.

Conceptual Building Elevations; Source: EPS Group, Inc.

Staff Report: Z-76-23-8
May 8, 2024
Page 8 of 17

STUDIES AND POLICIES
6.
Rio Montaña Area Plan:
The Rio Montaña Area Plan encourages preservation of the rural character of the
area and incorporates transition zones to protect desert and open space areas.
The plan also encourages pedestrian and equestrian activities through a network
of trails and aspires to develop a sense of community while encouraging
investment in the community.

The Rio Montaña Area
Plan intended to
accomplish this vision
through seven goals that
include: promoting
balanced, high quality
development; protecting
and improving
neighborhoods through
maintenance, rehabilitation
and infill projects; keeping
a distinctive character that
reflects the diversity in its
equestrian heritage,
culture, history and
architecture; protecting the
rural character, the Sonoran Desert and the riparian potential of the Rio Salado
Habitat Restoration Project; promoting future business development and economic
growth; developing the tourism industry through a wide range of opportunities; and
providing a variety of transportation options.

This site is located in the center of the Rio Montaña Area Plan boundaries in an
area with a mix of rural residential neighborhoods and agricultural uses. Per the
proposed stipulations, the development will incorporate a range of perimeter lot
widths ranging from 65 feet to 70 feet and enhanced landscaping along the
perimeters. These elements will help provide an appropriate land use transition
Source: Planning and Development Department

Staff Report: Z-76-23-8
May 8, 2024
Page 9 of 17

consistent with development patterns in the general area, while furthering the intent
of the Rio Montaña Area Plan.

Per Stipulation Nos. 10 and 11, the project site will enhance the connectivity and
pedestrian comfort in the area by providing street improvements, including
sidewalks and landscaping, along 23rd Avenue and Dobbins Road. Similarly, this
development will provide multi-use trails along 23rd Avenue and Dobbins Road.
This is addressed in Stipulation Nos. 13 and 14.

Other design elements of the Rio Montaña Area Plan will be addressed through the
design guidelines of the Phoenix Zoning Ordinance in Chapter 5, Section 507 Tab.
A (Guidelines for Design Review).

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

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

8.
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 the public health, and create additional green spaces. This
goal is addressed in Stipulation No. 9, which requires a minimum of two GI
techniques for stormwater management to be implemented in this development.

Staff Report: Z-76-23-8
May 8, 2024
Page 10 of 17

9.
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. 8 and 9.

10. Tree and Shade Master Plan:
The Tree and Shade Master Plan encourages treating the urban forest as
infrastructure to ensure the trees are an integral part of the City’s planning and
development process. Sidewalks on the street frontage should be detached from
the curb to allow trees to be planted on both sides of the sidewalk to provide
thermal comfort for pedestrians and to reduce the urban heat island effect. The
proposal, as stipulated, will create a comfortable streetscape environment with
enhanced landscaping and shaded, detached sidewalks along 23rd Avenue and
Dobbins Road. These are addressed in Stipulation Nos. 2, 10, and 11.

11. Monarch Butterfly Pledge:

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

12. Complete Streets Guiding Principles:
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. The proposed development, as
stipulated, will support walking, bicycling, and transit-use by including multi-use
trails and detached sidewalks and along 23rd Avenue, Dobbins Road, and streets
within the development. These are addressed in Stipulation Nos. 10 through 14.

Staff Report: Z-76-23-8
May 8, 2024
Page 11 of 17

13. Zero Waste Phoenix 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.

The city provides recycling service to single-family developments.

COMMUNITY CORRESONDENCE
14. At the time this staff report was written, staff has received no letters of support or
opposition for this request.

INTERDEPARTMENTAL COMMENTS
15. The Street Transportation Department is requiring the following:
• Detached sidewalks along 23rd Avenue and Dobbins.
• Multi-use trails along 23rd Avenue and Dobbins Road.
• Right-of way be dedicated for 23rd Avenue and Dobbins Road.
• Direct pedestrian access to the multi-use trails.
• Submittal of a sight visibility analysis.
• Traffic Impact Analysis be submitted to determine if a signal is warranted.
• Conduit and junction boxes for future traffic signal equipment be provided.
• All existing utilities be undergrounded.
• Existing SRP facilities be relocated.
• All improvements in the right-of-way be constructed with all required
elements and to ADA standards.

These are addressed in Stipulation Nos. 10, 11, and 13 through 24.

16. The Aviation Department requested the airport disclosure stipulation. This is
addressed in Stipulation No. 25.

OTHER
17. The subject site is within close proximity to properties used for agricultural uses,
and approximately one mile northwest of the Phoenix Regional Police Academy,
thus potentially leading to dust, odors, noise or other impacts to future residential
uses on the site. Stipulation Nos. 27 and 28 require disclosure of the existence and
operational characteristics of agricultural activities and the Phoenix Regional Police
Academy gun range to purchasers of property within the development.

18. 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

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May 8, 2024
Page 12 of 17

Phoenix Archaeology Office must be notified immediately and allowed time to
properly assess the materials. This is addressed in Stipulation No. 26.

19. 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. 29.

20. 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, the
Rio Montaña Area Plan, and with the character of the surrounding area.

2.
The requested R1-18 zoning district is consistent with existing zoning and
development patterns in the general area.

3.
The proposal, as stipulated, incorporates enhanced design features to be
compatible with the surrounding area and furthers the goals of several Council-
adopted policy plans.

Stipulations:

1.
The development shall be in general conformance with the site plan date stamped
April 22, 2024, as modified by the following stipulations and approved by the
Planning and Development Department with specific regard to the following:

a. The development shall be limited to a maximum of 58 lots.

b. Lots 1-17 and 20-32 shall be a minimum of 70 feet in width. All other lots shall
be a minimum of 65 feet in width.

c. Lot 22 shall be a minimum of 40 feet from the eastern perimeter property line.

d. Lots 15 and 16 shall be a minimum of 60 feet from the eastern perimeter
property line.

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May 8, 2024
Page 13 of 17

2.
All 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. Where
utility conflicts exist, the developer shall work with the Planning and Development
Department on alternative design solutions consistent with a pedestrian environment
for installing the required plants.

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

4.
All lots in the development shall be subject to Single-Family Design Review.

5.
Building elevations shall contain multiple colors, exterior accent materials and
textural changes that exhibit quality and durability such as brick, stone, colored
textured concrete or stucco, or other materials to provide a decorative and aesthetic
treatment, as approved by the Planning and Development Department.

6.
Fences and walls shall be in general conformance with the wall plan (wall elevations)
date stamped April 22, 2024, as modified by the following stipulations, and approved
by the Planning and Development Department:

a. Perimeter fencing shall be a minimum of 75% view fencing, except on Lots 23
through 32.

b. Perimeter walls bounding the rear or side yard property lines of residential lots
along 23rd Avenue and Dobbins Road shall include minimum three-foot offsets,
and material and textural differences, such as stucco, and/or split face or slump
block or a decorative element, such as tile or stamped designs, as approved by
the Planning and Development Department.

7.
A landscaped median of no less than 5 feet in width shall be provided within the
primary access drive to the development and landscaped with a mix of ornamental
trees and shrubs, as approved by the Planning and Development Department.

8.
Only landscape materials listed in the Phoenix Active Management Area Low-Water-
Use/Drought-Tolerant Plant List shall be utilized throughout the subdivision including
common areas and front yards of individual residential lots. This restriction shall be
included in the Covenants, Conditions, and Restrictions for the subdivision.

Staff Report: Z-76-23-8
May 8, 2024
Page 14 of 17

9.
A minimum of two green infrastructure (GI) techniques for stormwater management
shall be implemented per the Greater Phoenix Metro Green Infrastructure and Low-
Impact Development Details for Alternative Stormwater Management, as approved
or modified by the Planning and Development Department.

10. All sidewalks along 23rd Avenue shall be a minimum of 5 feet in width and detached
with a minimum 5-foot-wide landscape strip located between the sidewalk and back
of curb and planted with minimum 2-inch caliper, single-trunk, large canopy, drought-
tolerant, shade trees planted 20 feet on center, or in equivalent groupings, that
provide shade to a minimum 50%, as approved by the Planning and Development
Department.

Where utility conflicts exist, the developer shall work with the Planning and
Development Department on alternative design solutions consistent with a
pedestrian environment for installing the required plants.

11. All sidewalks along Dobbins Road shall be a minimum of 5 feet in width and
detached with a minimum 8-foot-wide landscape strip located between the sidewalk
and back of curb and planted to the following standards, as approved by the
Planning and Development Department.

a.
Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade
trees planted 20 feet on center, or in equivalent groupings, that provide shade to
a minimum 50%.

b.
Drought tolerant vegetation to achieve a minimum of 75% live coverage.

12. All sidewalks within the development shall be detached with a minimum 5-foot wide
landscape strip located between the sidewalk and back of curb and shall include
minimum 2-inch caliper, single trunk, shade trees planted at a minimum rate of two
trees per lot, or a minimum of 20 feet on center, or equivalent groupings, as modified
and approved by the Planning and Development Department. Where utility conflicts
exist, the developer shall work with the Planning and Development Department on
alternative design solutions consistent with a pedestrian environment.

13. A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the east
side of 23rd Avenue, along the west side of the property. A minimum 10-foot-wide
multi-use trail (MUT) shall be constructed within the easement in accordance with the

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May 8, 2024
Page 15 of 17

MAG supplemental detail and as approved or modified by the Planning and
Development Department.

14. A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the north
side of Dobbins Road, along the south side of the property. A minimum 10-foot-wide
multi-use trail (MUT) shall be constructed within the easement in accordance with the
MAG supplemental detail and as approved or modified by the Planning and
Development Department.

15. A minimum 45-feet of right-of-way shall be dedicated for the north side of Dobbins
Road, to be measured from the existing southern property line, adjacent to the
development.

16. A minimum 30-feet of right-of-way shall be dedicated for the east side of 23rd
Avenue, adjacent to the development.

17. A pedestrian pathway shall be provided on the southern and western site boundary
to allow for direct pedestrian access to the adjacent multi-use trails. The developer
shall construct an 8-foot-wide shaded pedestrian pathway consisting of decorative
material such as brick, pavers or alternative material treatment, as approved by the
Planning and Development Department.

18. The developer shall submit an engineer sealed Sight Visibility Analysis in
accordance with AASHTO guidelines for departure sight distance at the proposed
access points along Dobbins Road to the City. No preliminary approval of plans shall
be granted until the study has been reviewed and proposed access is approved by
the Street Transportation Department.

19. A Traffic Impact Study (TIS) shall be submitted to the City for this development. No
preliminary approval of plans shall be granted until the study is reviewed and
approved by the Street Transportation Department. The TIS shall include signal
warrant analysis for 23rd Avenue and Dobbins Road. If the approved TIS determines
that a signal is warranted at this intersection, the developer shall be required to fund
100% of the cost and construct the signal, if the TIS does not warrant the signal, the
developer shall be required contribute, 25% of traffic signal cost in an escrow
account to the Street Transportation Department. If the signal is installed by others,
the development shall be responsible for 100% of the cost for signal relocation
and/or modifications.

20. Conduit and junction boxes shall be provided at the northeast corner of the 23rd
Avenue and Dobbins Road intersection for future traffic signal equipment.

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May 8, 2024
Page 16 of 17

21. All existing electrical utilities within the public right-of-way shall be undergrounded,
adjacent to the development. The developer shall coordinate with the affected utility
companies for their review and permitting.

22. Existing SRP facilities along Dobbins Road are to be relocated outside of City right-
of-way. Contact SRP to identify existing land rights and establish the appropriate
process to relocate the facility. Relocations that require additional dedications or land
transfer require completion prior to obtaining plat and/or civil plan review approval.

23. 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.

24. 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

25. The property owner shall record documents that disclose the existence, and
operational characteristics of Phoenix Sky Harbor Airport to future owners or tenants
of the property. The form and content of such documents shall be according to the
templates and instructions provided which have been reviewed and approved by the
City Attorney.

26. In the event archeological 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 Archeologist, and allow time for the
Archeology Office to properly assess the materials.

27. Prior to final site plan approval, the property owner shall record documents that
disclose to purchasers of property within the development the existence and
operational characteristics of agricultural uses. These documents must advise
purchasers that, under Section 3-112(E), Arizona Revised Statutes, the City of
Phoenix may not declare an agricultural operation conducted on farmland to be a
nuisance if the agricultural use is lawful, customary, reasonable, safe and necessary
to the agriculture industry. The form and content of such documents shall be
reviewed and approved by the City prior to recordation.

28. Prior to final site plan approval, the property owner shall record documents that
disclose to purchasers of property within the development the existence and
operational characteristics of the Phoenix Regional Police Academy gun range. The

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May 8, 2024
Page 17 of 17

form and content of such documents shall be reviewed by the City prior to
recordation.

29. Prior to final site plan approval, the landowner shall execute a Proposition 207
Waiver of Claims forms. 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
Samuel Rogers
May 8, 2024

Team Leader
Racelle Escolar

Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped April 22, 2024 (2 pages)
Conceptual Wall and Trail Plan date stamped April 22, 2024 (2 pages)
Conceptual Building Elevations, Lot Plans, and Floor Plans date stamped October 2,
2024 (7 pages)

R1-18 *
Z-103-04
R1-18 *
Z-121-03
23RD DR
25TH DR
22ND GLN
ALLEN ST
21ST DR
22ND DR
25TH LN
24TH DR
BETH DR
HAZEL DR
DOBBINS RD
HAYDUK RD
PIEDMONT RD
SAMANTHA WAY
ESTES WAY
23RD AVE
19TH AVE
BROADWAY RD
BASELINE RD
DOBBINS RD
27TH AVE
19TH AVE
7TH AVE
CENTRAL AVE
7TH ST
16TH ST
40TH ST
48TH ST
24TH ST
32ND ST
SOUTHERN AVE
I-10
SOUTH MOUNTAIN VILLAGE
CITY COUNCIL DISTRICT: 8
I
APPLICANT'S NAME:
APPLICATION NO.
Z-76-23
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
25.71 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1
R1-18
CONVENTIONAL OPTION
25
50
* UNITS P.R.D. OPTION
N/A
60
Natalie Maikoski
DATE:
10/20/2023
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 02-24
ZONING MAP
C-7
REQUESTED CHANGE:
FROM: S-1 ( 25.71 a.c.)
TO:
R1-18 ( 25.71 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2023\Z-76-23.mxd
Z-76-23
0.1
0
0.1
0.05
Miles
4/8/2024

W. DOBBINS RD
S. 23RD AVE
N89°39'55"E 1311.46
S0°57'06"W 511.33
S89°40'07"W 178.04
S0°57'06"W 409.10
S89°40'07"W 1130.92
N0°47'48"E 920.31
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APN 300-17-008
EN FAMILIA INC
ZONING: S-1
APN 300-17-011A
HARONID INVESTMENTS LLC
ZONING: S-1
APN 300-17-013A
NAVARRATE SERGIO
ZONING: S-1
APN 300-17-012A
MENDEZ NANCY
ZONING: S-1
APN 300-16-009E
UNITED STATES OF AMERICA
ZONING: R1-10
APN 300-16-049A
RINCON RITO
ZONING: R1-10
APN 300-16-010A
BYPASS TRUST UNDER THE COX
FAMILY TRUST
ZONING: R1-10
APN 300-17-007A
BERNARD BRIAN
ZONING: S-1
APN 300-17-030
TORRES THEADORA A/ RICHARD
ZONING: S-1
APN 300-17-015A
BERGLAND ROBERT
ZONING: S-1
20.0'
EMERGENCY
ACCESS
ESMT
40.0'
DRAIN
ESMT
40.0'
DRAIN
ESMT
60.0'
DRAIN
ESMT
60.0'
DRAIN
ESMT
15.0'
BSL
15.0'
BSL
15.0'
BSL
GATED
ENTRY
30.0'
MUTE
20.0'
PERIMETER
STBK
8.0'
PUE
30.0'
R/W
20.0'
PERIMETER
STBK
45.0'
R/W
8.0'
PUE
30.0'
MUTE
10.0'
OVERLAP
30.0'
SRP
ESMT
70.0'
70.0'
72.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
PRIVATE ACCESSWAY
N.T.S
CL
15.58'
C/L - B/C
39.16'
2.0%
⅊
8'
P.U.E.
4'
S/W
15.58'
B/C - C/L
2.0%
⅊
8'
P.U.E.
4'
S/W
PROJECT DATA
VICINITY MAP
CIVIL ENGINEER, PLANNING, LANDSCAPE:
EPS GROUP, INC.
1130 N. ALMA SCHOOL RD, SUITE 120
MESA, AZ 85201
TEL: (480)-503-2250
CONTACT: JOSH HANNON
josh.hannon@epsgroupinc.com
PROJECT TEAM
PROJECT
SITE
S. 27TH AVE
S. 191TH AVE
W. DOBBINS RD
W. BASELINE RD
T.1 S., R.2 E.
SEC. 1
OWNER
PRESTIGE PARTNERS LLC
25820 S ARIZONA AVE,
SUN LAKES, AZ 85248
Project:
Sheet No.
Job No.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
21-0492.1
Wildflower
Phoenix, AZ
JH
JAJ
1
ZA01
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
60
0
60
120
scale
feet
A PORTION OF THE SOUTHEAST 1/4 OF SECTION 1,
TOWNSHIP 1 SOUTH, RANGE 2 EAST OF THE GILA
AND SALT RIVER MERIDIAN CITY OF PHOENIX,
MARICOPA COUNTY, ARIZONA
REZONE SITE PLAN
FOR
WILDFLOWER
Rezone Site Plan
DEVELOPER
PEBLER EQUITIES, LLC
3100 W RAY ROAD, SUITE 100
CHANDLER, AZ 85226
CONTACT: ZACHARY PEBLER
zapebler@aol.com
DEVELOPMENT STANDARDS (R1-18 PRD)
A.P.N.
300-17-007B
EXISTING LAND USE:
TRADITIONAL LOT (2-3.5 DU/AC)
EXISTING ZONING:
S-1
PROPOSED ZONING:
R1-18 PRD
GROSS AREA:
± 26.00 AC
NET AREA:
± 22.80 AC (EXCLUDES COLLECTOR & ARTERIAL R/W)
NO. OF LOTS:
65' x 118'
31
70' x 118'
27
TOTAL
58 LOTS
DENSITY:
2.23 DU/AC (GROSS)
COMMON AREA:
8.94 AC (34% OF GROSS)
PERIMETER BUILDING SETBACKS:
20' ADJACENT TO PUBLIC STREET
15' ADJACENT TO PROPERTY LINE
BUILDING SETBACKS:
25' FRONT
5' REAR / SIDE (PER BUILDING CODE)
BUILDING HEIGHT:
2 STORIES AND 30'
LOT COVERAGE:
30%, PLUS 10% FOR AN ADU AND/OR ATTACHED
SHADE STRUCTURE (TOTAL 40%)
COMMON AREA:
5% OF GROSS AREA

70.0'
70.0'
72.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
70.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
65.0'
Project:
Sheet No.
Job No.
Dial 8-1-1 or 1-800-STAKE-IT (782-5348)
In Maricopa County: (602)263-1100
w w w . e p s g r o u p i n c . c o m
T:480.503.2250
F:480.503.2258
|
21-0492.1
Wildflower
Phoenix, AZ
JH
JAJ
1
LA01
Or
Preliminary
Construction
Not For
Recording
Or
Preliminary
Construction
Not For
Recording
60
0
60
120
scale
feet
Landscape Plan
OPEN SPACE DATA
OPEN SPACE DATA
REQUIRED COMMON AREA:
1.30 AC / 56,628 SF (5% OF GROSS)
PROVIDED COMMON AREA:
8.21 AC / 357,622 SF (36% OF GROSS)
PRD DENSITY BONUS PER 608.I.2.b
TYPE
AC
SF
%
DENSITY BONUS ACHIEVED
BASIC COMMON AREA
5.34
232,647 SF 65%
16%
IMPROVED COMMON AREA
2.87
124,975 SF
35%
17%
TOTAL
8.21
357,622 SF 100%
33%
R1-18 SUBDIVISION DENSITY:
1.95 DU/AC
DENSITY BONUS ACHIEVED:
0.64 DU/AC
PRD DENSITY ACHIEVED:
2.59 DU/AC
PRD MAX DENSITY PERMITTED:
2.34 DU/AC

30.00'
R/W
45.00'
R/W
8.00'
PUE
APN 300-17-008
EN FAMILIA INC
ZONING: S-1
APN 300-17-011A
HARONID INVESTMENTS LLC
ZONING: S-1
APN 300-17-013A
NAVARRATE SERGIO
ZONING: S-1
APN 300-17-012A
MENDEZ NANCY
ZONING: S-1
APN 300-16-009E
UNITED STATES OF AMERICA
ZONING: R1-10
APN 300-16-049A
RINCON RITO
ZONING: R1-10
APN 300-16-010A
BYPASS TRUST UNDER THE COX
FAMILY TRUST
ZONING: R1-10
APN 300-17-007A
BERNARD BRIAN
ZONING: S-1
APN 300-17-030
TORRES THEADORA A/ RICHARD
ZONING: S-1
APN 300-17-015A
BERGLAND ROBERT
ZONING: S-1
30.00'
MUTE
20.00'
PERIMETER
STBK
20.00'
PERIMETER
STBK
20.00'
EMERGENCY
ACCESS
ESMT
98.65'
TO FUTURE
R/W
58.00'
TO FUTURE
R/W
103.00'
TO EXISTING
R/W
119.56'
TO EXISTING
R/W
8.00'
PUE
30.00'
MUTE
40.00'
DRAIN
ESMT
40.00'
DRAIN
ESMT
60.00'
DRAIN
ESMT
59.98'
DRAIN
ESMT
15.00'
BSL
15.00'
BSL
15.00'
BSL
10.01'
OVERLAP
30.00'
SRP
ESMT
W. DOBBINS RD
S. 23RD AVE
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Wildflower
Phoenix, Arizona
04.22.2019
21-0492
Pebler Equities, LLC.
L-0.02
Conceptual Wall and Trail Plan
WALL AND TRAIL LEGEND
SYMBOL
ITEM
THEME WALL - 6'-0"
THEME PARTIAL VIEW WALL - 6'-0"
FULL VIEW FENCE - 6'-0"
COMMUNITY TRAIL
MULTI-USE PATH
RAIL FENCE

Wildflower
Phoenix, Arizona
04.22.2019
21-0492
Pebler Equities, LLC.
L-0.03
Conceptual Wall Details
2
THEME PARTIAL VIEW WALL - 6'-0"
SCALE: 1/2" = 1'-0"
3
FULL VIEW FENCE - 6'-0"
SCALE: 1/2" = 1'-0"
COLOR D - STEEL
SW - 7048 - Urbane Bronze
COLOR C - STANDARD CMU
SW - 7507 - Stone Lion
COLOR B - COLUMN VENEER
Adobe Brick - Sienna by Coronado Stone
COLOR A - SLUMP BLOCK
TAN EARTH TONE - MORTAR WASH FINISH
4
RAIL FENCE
SCALE: 1/2" = 1'-0"
5
TOT LOT - FAIRWAY RIDGE
by LANDSCAPE STRUCTURES
6
20'x20' RAMADA
by CLASSIC RECREATION
RAMADA ROOF
Terracotta
RAMADA FRAME
RAL 7032 - Pebble Grey
Color Palette BF
by Landscape Structures
1
THEME WALL - 6'-0"
SCALE: 1/2" = 1'-0"

SUBJECT TO CHANGE