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Staff Report Z-1-20-7
October 16, 2020
Estrella Village Planning Committee
Meeting Date:
October 20, 2020
Planning Commission Hearing Date:
November 5, 2020
Request From:
S-1 (Ranch or Farm Residence) (64.63
acres) and RE-43 (One-Family
Residence) (1.12 acres)
Request To:
R1-10 (Single-Family Residence
District)
(65.75 acres)
Proposed Use:
Single-family residential subdivision
Location:
Southwest corner of 107th Avenue and
Southern Avenue
Owner:
Empire Residential Communities Fund
IV, c/o Shelby Duplessis
Applicant and Representative:
Brennan Ray, Burch & Cracchiolo, P.A.
Staff Recommendation:
Approval, subject to stipulations
General Plan Conformity
General Plan Land Use Map Designation
Current: Residential 1 to 2 dwelling
units per acre
Proposed (GPA-EST-1-20-7):
Residential 2 to 3.5 dwelling units per
acre
Street Map Classification
107th Avenue
Minor Arterial
(Maricopa County)
65-foot east
half
Right-of-Way
Easement
(width varies)
Southern
Avenue
Arterial
Minor Arterial
(Maricopa County)
55-foot south
half
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Staff Report: Z-1-20-7
October 16, 2020
Page 2 of 25
CONNECT PEOPLE AND PLACES CORE VALUE; CANALS AND TRAILS;
DESIGN PRINCIPLE: Provide multi-use trail connections where appropriate.
The proposed rezoning case, as stipulated, will provide a multi-use trail connection
from Southern Avenue south towards the Salt River. This trail connection will serve to
connect residents in the area with recreational opportunities along the Salt River when
these facilities are developed in the future and will further the city’s vision to reimagine
and revitalize the Rio Salado area. Furthermore, as stipulated, other pathways will be
provided within this development to allow for other recreational opportunities as this
project is constructed.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Create new
development or redevelopment that is sensitive to the scale and character of
the surrounding neighborhoods and incorporates adequate development
standards to prevent negative impact(s) on the residential properties.
As stipulated, this rezoning case which proposes a residential subdivision will
incorporate stipulations to prevent negative impacts on existing residential properties.
These stipulations include screening along the site’s perimeter using a solid wall and
enhanced landscaping along the north, limitations on the building height and
increased lot widths along the northern perimeter of the site to reduce the number of
lots within proximity to county properties. Furthermore, the two ingress and egress
points to the site are presently located on 107th Avenue and Southern Avenue.
Southern Avenue and 107th Avenue are minor arterial streets, thus there are no
impacts to local streets.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of
housing types and densities where appropriate within each village that support
a broad range of lifestyles.
The proposed rezoning case will further diversify the existing zoning in this part of the
city by allowing a residential subdivision adjacent to an arterial street intersection that
is proposing a variety of lot widths. This will help to provide diverse housing
opportunities in this area to residents.
Staff Report: Z-1-20-7
October 16, 2020
Page 3 of 25
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; 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 be required to provide shade along pedestrian paths
connecting the development to adjacent streets. This will help to encourage walking
and to mitigate the urban heat island effect by shading hard surfaces, thus cooling the
micro-climate around the project vicinity.
Applicable Plans, Overlays, and Initiatives
Estrella Village Plan – See background item Nos. 4 and 10 below.
Estrella Village Arterial Street Landscaping Program – See item No. 11 below.
Estrella Village Multi-Purpose Trail Plan – See item No. 12 below.
Complete Streets Guiding Principles – See item No. 13 below.
Tree and Shade Master Plan – See item No. 14 below.
Reimagine Phoenix Initiative – See item No. 15 below.
Housing Phoenix: – See item No. 16 below.
Rio Reimagined – See item No. 17 below.
Surrounding Land Uses and Zoning
Land Use
Zoning
On Site
Residential and Agricultural
S-1 and RE-43
North
Large Lot Residential, Rural
/ Agricultural
RU-43 (Unincorporated Maricopa
County)
South
Salt River
S-1 and RE-43
East
Rural / Agricultural
RU-43 (Unincorporated Maricopa
County)
West
Rural / Agricultural
RU-43 (Unincorporated Maricopa
County)
Staff Report: Z-1-20-7
October 16, 2020
Page 4 of 25
R1-10 – Single-Family Residential
(Planned Residential Development Option)
Standards
R1-10 Requirements
Proposed
Gross Acreage
-
65.75 acres
Total Maximum
Number of Units
230, or 296 with bonus
279
Maximum Density
Maximum 3.5 dwelling units
per acre, or 4.5 dwelling
units per acre with bonus.
4.24 dwelling units per acre (Met)
Minimum Lot
Width
45 feet minimum
45 feet (Met)
Minimum Lot
Depth
None, except 110 feet when
adjacent to a freeway or
arterial street
120 feet (Met)
Maximum Building
Height
2 stories and 30 feet
Not specified
MINIMUM BUILDING SETBACKS
Perimeter
Streets:107th
Avenue and
Southern Avenue
Street Front, Rear, Side: 15
feet (in addition to landscape
setback)
Property line (rear):15 feet
(1-story) 20 feet (2 story)
Property Line (side) 10 feet
(1-story) 15 feet (2-story)
107th Avenue: 15 feet
Southern Avenue: 30 feet
Property line (rear):15 feet (1-story)
20 feet (2 story)
Property Line (side) 10 feet
(1-story) 15 feet (2-story)
MINIMUM LANDSCAPE SETBACKS AND STANDARDS
Adjacent to Street
(107th Avenue
and Southern
Avenue)
15 feet average, 10 feet
minimum
30 feet landscape setback along
Southern Avenue (Met)
15 feet landscape setback along
107th Avenue (Met)
Minimum Open
Space
5% of gross area
20% of gross area (Met)
MINIMUM PARKING REQUIREMENTS
Parking
2 spaces required per single-
family residential lot
Not specified
*if variance or site plan modification is required
Staff Report: Z-1-20-7
October 16, 2020
Page 5 of 25
Figure A. SR 30 Corridor Map
Background/Issues/Analysis
SUBJECT SITE
1.
This request is to
rezone
approximately
65.75 acres located
on the southeast
corner of 107th
Avenue and
Southern Avenue
from S-1 (Ranch or
Farm Residence)
and RE-43 (One-
Family Residence) to
R1-10 (Sigle-Family
Residence District)
for a single-family
subdivision. The site
is currently used for
residential and
agricultural
purposes. The
proposed
development, as
proposed, would
include 279 lots at a
density of 4.24
dwelling units per acre.
SURROUNDING LAND USES AND ZONING
2.
North of the site is within Unincorporated Maricopa County (county island) with
large lot residential uses zoned RU-43 and a small strip of land along 107th
Avenue zoned RE-43 (One-Family Residence).
South of the subject site is the Salt River, where properties are zoned S-1
(Ranch or Farm Residence) and RE-43. Properties south of the subject site are
vacant and undeveloped.
West of the property is unincorporated Maricopa County within the planning
boundaries of the City of Avondale, which are zoned County RU-43 (Rural-43)
per Maricopa County. Properties west of the site are used for agricultural and
rural purposes.
Source: Hilgart Wilson, dated December 2019
Staff Report: Z-1-20-7
October 16, 2020
Page 6 of 25
Source: Planning and
Development
Department
Source: Planning and
Development
Department
East of the subject site, the zoning is County RU-43. These properties are used
for agricultural and rural purposes.
GENERAL PLAN LAND USE MAP DESIGNATIONS
3.
The General Plan Land Use Map designation for the subject site is Residential 1
to 2 dwelling units per acre. Concurrent case GPA-EST-1-20-7 proposes a
minor amendment to the General Plan Land Use Map to change the existing
land use designation to Residential 3.5 to 5 dwelling units per acre, while staff
recommends a Land Use Map designation of 2 to 3.5 dwelling units per acre on
the subject site.
Figure C. Zoning Exhibit
Figure B. Aerial Exhibit
Staff Report: Z-1-20-7
October 16, 2020
Page 7 of 25
Residential 1 to 2 dwelling
units is also the designation
for properties to the north,
west and southeast of the
site. These properties are
used for agricultural and rural
purposes, and in majority
located within Unincorporated
Maricopa County (county
island). The southwest
corner of the site is
designated as Parks/Open
Space and is publicly owned
as is shown in Figure D.
West of the subject site is
Unincorporated Maricopa
County (county island) and is
designated as Rural Low
Density Residential in the City
of Avondale’s General Plan
Planning Boundary as shown
in Figure E.
Figure E. Avondale General
Plan Land Use Map. (Right)
Source: City of Avondale, with
Planning and Department
annotations.
Figure D. Existing General Plan Land Use Map
Designation.
Source: Planning and Development Department
Staff Report: Z-1-20-7
October 16, 2020
Page 8 of 25
PROPOSAL
4.
Estrella Village Plan
The Estrella Village Plan was adopted in 1999 and it outlines a vision for
improving the Estrella Village through five main goals that include: orderly
growth, identifiable village core, strong residential neighborhoods, variety of
homes and jobs, and consistent streetscapes and trail linkages. As depicted in
Figure F., the plan shows densities of 0 to 2 units per acre along the Salt River
including the subject property, which is also shown to be within the Rio Salado
Area of Influence.
Figure F.
(Left) Land
Use Map,
Estrella
Village Plan
Source: City
of Phoenix
Planning and
Development
Goal 3 of the Estrella Village Plan, protection of residential neighborhoods,
Objective E states, “Areas with an existing rural lifestyle will be protected by
encouraging rural uses or large lot residential transitions. Stipulation Nos. 1, 2
and 3 address the density, limitations on building height, location of larger lots,
and buffering adjacent to smaller perimeter lots in order to enhance
compatibility with surrounding uses.
5.
State Route 30 (SR-30) Freeway Alignment
As of the writing of this staff report, the Arizona Department of Transportation
(ADOT) had selected a preferred SR-30 freeway alignment located
approximately one-quarter mile to the north of this proposed development. The
proposed development will provide increased housing opportunities in this area,
while the SR-30 freeway will serve as a major transportation route in this part of
the region, connecting the residents of this development to employment and
services in the region.
Staff Report: Z-1-20-7
October 16, 2020
Page 9 of 25
6.
Site Plan
The proposed site plan as depicted in Figure G., outlines two access points into
the 65.75-acre development from Southern Avenue and 107th Avenue, both
classified as minor arterial streets by Maricopa County. The site plan proposes
a density of 4.24 dwelling units per acre with a mixture of lot widths from 45 feet
to 65 feet. As stipulated, the development would not exceed a density of 3.5
dwelling units per acre or 230 units in order to be consistent with the
recommended General Plan Land Use category of 2 to 3.5 dwelling units per
acre under case GPA-EST-1-20-7 and compatible with surrounding properties.
The density for this development is addressed in Stipulation No.1. Staff is also
recommending Stipulation No. 2, which limits the height of single-family homes
along the northern perimeter to one-story and 20-feet maximum to be consistent
with structures on adjacent county properties.
Figure G. 107th and Southern Site Plan (Below), Source: CVL Consultants
Stipulation No. 3 requires 65-foot wide lots along the northern perimeter to
reduce the number of single-family homes adjacent to large lot properties in
unincorporated Maricopa County.
Staff is not recommending a stipulation to require general conformance to the
conceptual site plan to prevent conflicts with potential layout changes given the
reduction in the number of lots as stipulated. Staff is recommending Stipulation
Nos. 18 and 19 to require the administrative review by the Planning Hearing
Officer (PHO) of the site plan for pedestrian connections and open space
distribution, while the building elevation review is to ensure the architecture of
homes incorporates elements consistent with the agricultural or rural nature of
the area.
Staff Report: Z-1-20-7
October 16, 2020
Page 10 of 25
7.
Open Space and Amenities
The conceptual site plan shows two open space areas, one centrally located
and the other within proximity to the Salt River along the south in order to
enhance pedestrian interactions plus connectivity with the adjacent Salt River
as envisioned in the Rio Reimagined efforts. The site plan also indicated open
space areas distributed throughout the site and comprising over 20 percent
common open space. Staff is recommending Stipulation No. 4 which requires a
minimum of 20 percent open space in the development.
Stipulation No. 5 addresses the inclusion of minimum two 800-square foot
active open space areas that include several amenities in order to promote the
health of residents. The amenities required within each open space area per
Stipulation No. 5 include all of the following:
x
Tot lot;
x
Game Court;
x
Picnic Area that includes a shade ramada, bench and barbeque grill;
x
One bench located in the shaded area;
8.
Streetscape Enhancements
In order to enhance the perimeter streetscape given the existence of agricultural
and rural uses in the area, staff is recommending Stipulation No. 6 which
addresses the location of subdivision perimeter walls. This stipulation would
require six-foot tall perimeter walls of enhanced material and textural
differences, while requiring
a combination of solid and
view fencing for lots that
back or side open space
areas, including along the
Salt River.
Figure H. Southern
Avenue Street Cross
Section (Conceptual)
(Right)
Source: Hilgart Wilson
In order to enhance the character of the subject development given the agrarian
and rural history of the surrounding area, Staff is recommending Stipulation No.
7 to require decorative ranch rail fencing within landscape areas along Southern
Avenue.
Stipulation No. 8 addresses a landscaped gateway entry feature on the
southeast corner of 107th Avenue and Southern Avenue in order to establish
Staff Report: Z-1-20-7
October 16, 2020
Page 11 of 25
the character of the village. A more detailed description of this feature is
addressed in Background Item No. 9.
Stipulation Nos. 9 and 10 address detached sidewalks along perimeter and
interior streets. These stipulations also address landscape enhancements
adjacent to the sidewalks, including adherence with the Estrella Village Arterial
Street Landscaping Program landscape palette along 107th Avenue and
Southern Avenue.
Stipulation Nos. 11 and 12 address enhanced landscape setbacks which
include a wider landscape setback along both 107th Avenue and Southern
Avenue, and a combination of 1-inch, 2-inch plus 3-inch caliper sized trees to
help buffer, plus shade the development.
9.
Pedestrian Connections and Trails
The conceptual site plan shows a variety of pedestrian connections throughout
the development, encouraging future residents of this development to use the
network of pedestrian connections to visit destinations, including amenity areas.
Since many of these pedestrian connections cross open space areas, Staff
recommends Stipulation No. 13 in order to enhance the planting standards
within open space areas and to shade these areas, including pedestrian
thoroughfares a minimum of 50 percent.
Pedestrian connectivity throughout the site is addressed in Stipulation No. 14,
which require a system of pedestrian thoroughfares including the following:
x
Connections to/between open space amenity areas, nearest sidewalks,
pedestrian access easements and shared-use trail using 5-foot wide
paved paths.
x
Provide a minimum of one connection from the north perimeter to the
south perimeter, and east perimeter to the west perimeter of the
development using minimum 5 feet wide pedestrian paths.
x
Provide a minimum of three pedestrian paths a minimum of 5-feet in
width from the southernmost trail to the closest public sidewalk to the
north shall be provided. These connections shall be distributed
throughout the development.
x
Connection from the intersection of 107th Avenue and Southern Avenue
to the nearest sidewalks internally within the development.
Staff Report: Z-1-20-7
October 16, 2020
Page 12 of 25
In addition to the system of pedestrian thoroughfares described above, the
conceptual site plan for this development shows a number of perimeter trails.
Figure I. (Left) Multi-Use Trail Treatment
Source: CVL Consultants
East of the site, along the 103rd Avenue alignment, is a
multi-use trail identified in the Phoenix General Plan and
requested by the Parks and Recreation Department. This
trail will connect pedestrians from Southern Avenue to the
Salt River area, where future trail connections could be
constructed. This is addressed in Stipulation No. 15.
North of the site, along Southern Avenue east of 107th
Avenue, is a trail which has been identified as a shared
use trail by staff in Stipulation No. 16. This trail will allow
for a variety of transportation modes.
South of the site, within proximity to the Salt River, is a
trail which has been identified as a pedestrian access trail
by staff in Stipulation No. 17. This trail will allow for a
variety of transportation modes.
Figure J. (Right, Below), Source: CVL Consultants
This trail will allow
for pedestrians to
travel west from the
multi-use trail along
the south of the site.
If this trail does not
continue north along
the 107th Avenue
alignment towards
the intersection of
Nancy Lane and
107th Avenue, a
seating node with
wayfinding signage
will be developed so that it becomes a destination point and resting area for
pedestrians. Stipulation No. 17 also requires a trail connection to an adjacent
property owned by the City of Phoenix and identified as a trail head in previous
plans by the U.S. Army Corps of Engineers. This trail head would serve to
connect any future trails along the Salt River and provide pedestrian access
Staff Report: Z-1-20-7
October 16, 2020
Page 13 of 25
along this natural feature to promote health and wellness as envisioned in The
Rio Reimagined.
The trails along Southern Avenue and the southern property line were not
indicated in the trails plan by the Parks and Recreation Department, as the
subject property was recently annexed into the City of Phoenix. However, these
trails will enhance the connectivity in the area and allow for further recreational
opportunities.
10.
Estrella Village Plan
The Estrella Village Plan also provides guidance on connectivity and open
space. The proposed development provides consistency with these goals
through the introduction of several stipulations addressing trails and open space
throughout the residential development.
Goal 1, Objective A of the Estrella Village Plan states, “Master Planned
development of large parcels will promote the integration of streets and open
space/trail design, and provide a more direct relationship with transit, park and
school facilitates and commercial services.” Stipulation No. 15 addresses the
location of a multi-use trail connecting the 103rd Avenue alignment and Southern
Avenue. Stipulation No. 16 addresses a shared use trail along Southern Avenue.
Goal 5, Urban Design, Objective C states, “Private open space within subdivision
retention areas or powerline corridors should be integrated into the neighborhood
design and improved with active recreational amenities. Stipulation No. 14
addresses the location of pedestrian paths and Stipulation No. 18 addresses the
distribution of open space areas.
11.
Estrella Village Arterial Street Landscaping Program
The Estrella Village Arterial Street Landscaping Program was adopted in 1999
and it provides a landscape palette for arterial streets within the Estrella Village
to help establish the community’s character. In addition to providing planting
guidelines, the plan also indicates the locations to establish entry gateways that
welcome individuals entering the village with an entry sign and an enhanced
landscape area of 75 feet by 75 feet in size.
Stipulation No. 8 addresses a landscaped gateway entry feature on the
southeast corner of 107th Avenue and Southern Avenue in order to establish the
character of the village. The corner of 107th Avenue and Southern Avenue was
not identified as an intersection for a landscaped gateway features, however this
property was recently annexed into the City of Phoenix and is located at the
western limits of the Estrella Village thus a gateway entry feature at this location
will help create a sense of transition. This stipulation would require adherence
with the Estrella Village Arterial Street Landscaping Program plant palette.
Staff Report: Z-1-20-7
October 16, 2020
Page 14 of 25
Figure K. (Below) Entry Detail and Plan, Source: CVL Consultants
Stipulation Nos. 11 and 12 addresses minimum landscaping standards within
setbacks adjacent to Southern Avenue and 107th Avenue as outlined in the
guidelines in the Estrella Village Arterial Street Landscaping Program.
12.
Estrella Village Multi-Purpose Trail Plan
The Estrella Village Multi-Purpose Trail Plan outlines a vision for a future
community trails system that connects residential neighborhoods with other parts
of the village. This plan outlines trail design to support various recreation needs
and trail locations throughout the village. Stipulation No. 15 addresses the
standards for the Multi-Use trail along the west side of the 103rd Avenue
alignment.
Stipulation Nos. 16 and 17 addresses the overall connectivity within the
perimeter of the development including a privately maintained multi-use trail
along the south side of Southern Avenue and along the southern and western
property lines within proximity to the Salt River.
13.
Complete Streets Guiding Principles
In 2014, the City of Phoenix City Council adopted the Complete Streets Guiding
Principles. The principles are intended to promote improvements that provide an
accessible, safe, connected transportation system to include all modes, such as
bicycles, pedestrians, transit, and vehicles. This development will pedestrianize
the immediate street frontages by incorporating shaded detached sidewalks and
multi-use trails to encourage walking, bicycling and other recreation activities.
Stipulation Nos. 9 and 10 addresses detached sidewalks along exterior and
interior streets. On exterior streets, it requires 2-inch caliper shade trees 20 feet
on center to provide the maximum shade possible to adjacent sidewalks
stipulated. On interior streets, 2-inch caliper shade trees planted 25-feet on
center in order to provide shade for walking pedestrians is stipulated.
Staff Report: Z-1-20-7
October 16, 2020
Page 15 of 25
14.
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 frontages should be detached
from the curbs 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, where appropriate. Staff is recommending several stipulations designed to
provide trees and enhance shade within the development.
Staff is recommending stipulations to shade pedestrian thoroughfares, trails and
sidewalks as described below:
x
Detached sidewalks along interior streets planted with minimum 2-inch
caliper size trees. (Stipulation No. 9).
x
Perimeter landscaping to shade the bus pad, adjacent sidewalks and trails
using a minimum of 2-inch caliper trees. (Stipulation No. 12)
x
Interior landscaping within open space areas are stipulated to provide a
minimum 50-percent shade. (Stipulation No. 13).
Trees on both sides of detached sidewalks adjacent to 107th Avenue and
Southern Avenue were not stipulated as part of this case due to possible
conflicts with Maricopa County Department of Transportation (MCDOT)
standards.
15.
Reimagine Phoenix Initiative
As part of the Reimagine Phoenix Initiative, the City of Phoenix is committed to
increasing the waste diversion rate to 40 percent by 2020 and to better manage
its solid waste resources. The applicant has not indicated the potential for
recycling in this development. However, recycling services are provided by the
City of Phoenix for single-family residential uses.
16.
Housing Phoenix
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 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 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.
Staff Report: Z-1-20-7
October 16, 2020
Page 16 of 25
17.
The Rio Reimagined
The Rio Reimagined project is a vision to revitalize the Rio Salado (Salt River),
Aqua Fria and Gila Rivers, and the region by transforming over 45 miles of the
river stretching from the Salt River Pima Maricopa Indian Community at the
eastern most boundary to the City of Buckeye to the west and encompassing
more than 78,000 acres. The project aspires to reconnect the community with
the river, to establish a unified vision, to be a catalyst for economic growth and
inclusion, and to build a unique regional destination. Leaders of eight river
communities demonstrated their commitment to moving Rio Reimagined forward
by signing a Statement of Intent in 2018. With Arizona State University (ASU) as
community convener contributing financial, intellectual and organizational
resources, and the eight communities directing the vision, the journey has
begun. Several stipulations are recommended by Staff pertaining to density, the
location of a trail and an open space amenity near the property boundary closest
to the Salt River as addressed in Stipulation Nos. 1, 17 and 18.
COMMUNITY INPUT SUMMARY
18.
The applicant has completed the Citizen Participation requirements as outlined in
the Rezoning Process Packet. The required mailings and site posting generated
attendance at the virtual neighborhood meetings. At the time this staff report
was written, staff has received four letters for this request. One of the letters
referenced opposition to the case base on the density, inappropriate site
location, lack of amenities, location of two-story homes, and other elements as
opposition to the proposed development under the concurrent case GPA-EST-1-
20-7.
The second letter referenced concerns with the development based on the
impact to the area and the possibility of having two story homes along a portion
of the northern property line of this development. The third letter referenced
concerns related to the proposed density, noise and traffic impacts by this
proposed development to existing properties in the area. The fourth letter sent by
Douglas Martin, a representative from St. John’s Irrigation District, is concerned
about the impact of the project’s plan to cover what are now open irrigation
ditches.
19.
Littleton Elementary School District stated that they have no objections to the
rezoning case.
INTERDEPARTMENTAL COMMENTS
20.
The Fire Department indicated there are no problems anticipated with the case
and that the site and/or buildings shall comply with the Phoenix Fire Code.
Further, the Department commented that they do not know the water supply at
this site and noted that additional water supply may be required to meet the
required fire flow per the Phoenix Fire Code.
Staff Report: Z-1-20-7
October 16, 2020
Page 17 of 25
21.
The Floodplain Management division of the Public Works Department has
indicated that the parcel is not located in a Special Flood Hazard Area (SFHA),
but located in a Shaded Zone X, on panel 2170 M of the Flood Insurance Rate
Maps (FIRM) dated November 4, 2015.
22.
The Water Services Departments commented that the property does not have
existing water and sewer mains that can potentially serve the development.
Thus, water and sewer main extensions will be required.
In addition, it was noted that capacity is a dynamic condition that can change
over time due to a variety of factors. Furthermore, the City intends to provide
water and sewer service, requirements and assurances for which are determined
during the site plan review process. For any given property, water and sewer
requirements may vary over time to be less or more restrictive depending on the
status of the City’s water and sewer infrastructure.
23.
The Public Transit Department provided comments expressing the importance of
direct, clearly defined accessible, and well shaded pedestrian pathways
constructed of alternative paving material on the site. Shaded pathways should
connect the public sidewalks with site amenities and gathering areas; this is
reflected in Stipulation No. 14.
Connections to the bus stop and sidewalks utilizing the minimum possible
distance and route, in addition to shading pedestrian paths a minimum of 75
percent while shading bus stops 50 percent were comments from the Public
Transit Department. A connection between the bus stop and sidewalk is
addressed in Stipulation No. 14, while shading of perimeter street sidewalks is
addressed in Stipulation No.12.
The shading of the bus stop pad was not addressed due to potential conflicts
pertaining to landscaping in the right-of-way from the Maricopa County
Department of Transportation (MCDOT).
Another comment required the dedication of right-of-way and construction of one
bus bay along eastbound Southern Avenue of 107th Avenue. This is addressed
in Stipulation No. 21.
24.
The Parks and Recreation Department requested the dedication of a multi-use
trail easement (MUTE) along the west side of 103rd Avenue alignment and
construction of a 10-foot wide multi-use trail (MUT) within the easement as
indicated in Section 429 of the City of Phoenix MAG Supplement. The trail and
easement are addressed in Stipulation No. 15.
25.
The Pedestrian Safety Coordinator with the Street Transportation Department
Staff Report: Z-1-20-7
October 16, 2020
Page 18 of 25
commented that detached sidewalks should be constructed, including shade
trees along both sides of the sidewalk or alternate single trees with thick
vegetation within landscape strips along the perimeter streets to discourage
pedestrian crossings mid-block. Detached sidewalks and landscaping are
addressed in Stipulation Nos. 9 and 10.
Other comments included, providing pedestrian connectivity consisting of shaded
and illuminated walkways connecting people walking to trails and other
destinations, with special attention to 107th Avenue and Southern Avenue. The
shading of open space, including pedestrian paths, is addressed in Stipulation
No. 13 while pedestrian connectivity is addressed in Stipulation No. 14
In addition, providing benches and ramadas that are accessible to the public
were other comments from the Pedestrian Safety Coordinator. Benches in open
space amenity areas is addressed in Stipulation No. 5, while benches along the
trail to the south of the development are addressed in Stipulation No. 17.
26.
The Street Transportation Department have identified 107th Avenue and
Southern Avenue as Maricopa County Department of Transportation (MCDOT)
controlled roadways classified as a minor arterial street in the MCDOT Major
Streets and Routes Plan, consistent with the requested right-of-way dedication
by the Street Transportation Department. This is addressed in Stipulation Nos.
22 and 23.
Additionally, the developer shall be responsible for traffic signal and intersection
improvements at 107th Avenue and Southern Avenue, as approved by the
Maricopa County Department of Transportation. This is addressed in Stipulation
No. 24.
Furthermore, the developer shall submit a Traffic Impact Study (TIS) to be
reviewed and approved by the City of Phoenix and Maricopa County Department
of Transportation prior to preliminary site plan approval. This is addressed in
Stipulation No. 25.
Lastly, the Street Transportation Department commented that the developer shall
construct all streets within and adjacent to the development with all required
improvements and shall comply with all ADA accessibility standards. This is
addressed in Stipulation No. 26.
OTHER
27.
The site is not located in an area identified as being archaeologically sensitive. In
the event archaeological materials are encountered during construction, all
ground disturbing activities must cease within a 33-foot radius 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. 27.
Staff Report: Z-1-20-7
October 16, 2020
Page 19 of 25
28.
Development and use of the site is subject to all applicable codes and
ordinances. Zoning approval does not negate other ordinance requirements such
as obtaining a use permit to conduct the proposed outdoor use in this zoning
district. Other formal actions such as, but not limited to, zoning adjustments and
abandonments, may be required
Findings
1.
The stipulated density and associated development standards will provide for a
gradual density transition as envisioned in the Estrella Village Plan and adjacent
to the Rio Salado and will be consistent with the staff recommended land use
map designation in GPA-EST-1-20-7.
2.
The development, as stipulated, advances the purpose and intent of Estrella
Village Plan and The Rio Reimagined project by incorporating elements in the
proposal that promote connectivity and pedestrian interactions between this
development and the Salt River. Furthermore, as stipulated, this development
will provide a density transition between adjacent larger lots and mitigate any
impacts through perimeter standards that include height limitations, larger lot
widths, buffering and screening through the use of enhanced landscaping.
Furthermore, the proximity of the SR-30 freeway to this development will help
serve the increased density of homes proposed by this development.
3
The development as stipulated with specific regard to enhanced perimeter
standards pertaining to larger lot widths, landscaping and screening, will ensure
consistency be consistent in scale and character with land uses in the general
area.
Stipulations
1.
The development shall not exceed a density of 3.5 dwelling units per acre.
2.
All lots along the northern perimeter of the development shall not exceed one
story and 20 feet in height.
3.
All lots within 100 feet of the northern property line shall be a minimum of 65 feet
wide.
4.
There shall be a minimum of 20 percent common open space provided, exclusive
of required landscape setbacks, as approved by the Planning and Development
Department.
5.
A minimum of two active open space areas of 800 square feet minimum each
shall be developed throughout the site and each shall include all of the following
amenities at a minimum, as approved by the Planning and Development
Department:
Staff Report: Z-1-20-7
October 16, 2020
Page 20 of 25
x
Tot lot;
x
Game court;
x
Picnic area that includes a shade ramada, bench and barbeque
grill; and
x
One bench located in a shaded area;
6.
Subdivision walls shall be constructed to the following standards, as approved by
the Planning and Development Department.
a. A six-foot high perimeter wall shall be constructed that includes material
and textural differences, such as stucco and/or split face block with a
decorative element, such as tile or stamped designs.
b. Where view fencing is required, a combination of solid masonry wall not
exceeding 4 feet in height, and wrought iron view fencing or similar
material can be utilized.
7.
Landscape areas adjacent to Southern Avenue shall contain decorative ranch
rail fencing with accent columns under 3 feet in height, as approved by the
Planning and Development Department.
8.
A landscaped gateway entry feature shall be provided on the southeast corner of
107th Avenue and Southern Avenue that includes an average 75 foot by 75 foot
landscape entryway that connects to adjacent trail(s) and sidewalks, and adheres
to the landscape palette for gateway entry features in the Estrella Village Arterial
Street Landscaping Program. A minimum of two plant materials to provide
seasonal interest shall be planted in an enhanced landscape area a minimum of
300 square feet in size. The gateway entry feature shall be in general
conformance with the Entry Detail and Plan Exhibit date stamped September 18,
2020. The gateway entry feature shall utilize accents, colors and materials
consistent with the adjacent subdivision, as approved by the Planning and
Development Department.
9.
All sidewalks along 107th Avenue and Southern Avenue shall be detached with a
minimum five-foot-wide landscaped area located between the sidewalk and the
back of curb and planted to the following standards, as modified or waived by the
Maricopa County Department of Transportation (MCDOT) and as approved by
the Planning and Development Department and MCDOT. Where utility conflicts
exist, the developer shall work with the Planning and Development Department
on alternative design solutions consistent with a pedestrian environment.
a. The plantings and landscape palette along arterial streets shall adhere to
the Estrella Village Arterial Street Landscaping Program.
10.
All interior sidewalks shall be detached with a minimum five-foot-wide landscaped
area located between the sidewalk and the back of curb, that includes minimum
Staff Report: Z-1-20-7
October 16, 2020
Page 21 of 25
2-inch caliper size shade trees planted a minimum of 25 feet on center or in
equivalent groupings. Where utility conflicts exist, the developer shall work with
the Planning and Development Department on alternative design solutions
consistent with a pedestrian environment.
11.
A minimum landscape setback of 30 feet shall be provided along Southern
Avenue and 15 feet along 107th Avenue.
12.
All required landscape setbacks shall include a minimum of 25 percent 1-inch
caliper, 50 percent 2-inch caliper and 25 percent 3-inch caliper single trunk trees
planted 20 feet on center, or in equivalent groupings, as approved by the
Planning and Development Department
and developed to
the following
standards. Where utility conflicts exist, the developer shall work with the Planning
and Development Department on alternative design solutions consistent with a
pedestrian environment.
a. Two rows of trees, a minimum of 2-inch caliper size, shall be planted along
Southern Avenue and shall be placed within close proximity to the bus
stop pad and public sidewalk, planted a minimum of 20 feet on center or in
equivalent groupings to provide the maximum shade possible;
b. Minimum 2-inch caliper size trees shall be planted within close proximity to
public sidewalk along 107th Avenue, planted a minimum of 20 feet on
center or in equivalent groups to provide the maximum shade possible;
c. 3-inch caliper trees shall be planted in a manner that screens the
development from adjacent existing homes to the maximum extent
possible;
d. Trees shall be arranged to provide a minimum of 75 percent shade to trails
within landscape setbacks at maturity;
e. Unless otherwise stated, the plantings and landscape palette along
perimeter streets shall adhere to the Estrella Village Arterial Street
Landscaping Program.
13.
Large canopy drought tolerant shade trees shall be provided in interior landscape
areas, open space areas and along trails and paths in order to achieve a
minimum 50 percent shade at maturity, 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.
14.
The developer shall provide a system of pedestrian thoroughfares developed to
the following standards via the most direct route, as approved by the Planning
Staff Report: Z-1-20-7
October 16, 2020
Page 22 of 25
and Development Department and MCDOT for elements in the right-of-way.
a. Connections to/between the below identified locations using minimum 5-
foot wide paved paths:
x
Open space amenity areas, including those containing active
recreational amenities;
x
Closest sidewalk(s);
x
Pedestrian pathways and trails;
x
Bus stop pad;
b. A minimum of one connection from the north perimeter to the south
perimeter, and east perimeter to the west perimeter of the development
using minimum 5-foot wide pathways. This connection shall avoid
overlapping with internal sidewalks as much as possible.
c. A minimum of three pedestrian paths a minimum 5-feet in width from the
southernmost trail to the closest public sidewalk to the north shall be
provided.
These connections shall be distributed throughout
the
development.
d. Connection from the intersection of 107th Avenue and Southern Avenue to
the nearest sidewalks internally within the development. This connection
may overlap with a portion of a trail along Southern Avenue.
e. Vehicular crossings shall be kept to a minimum.
15.
The developer shall dedicate a 30-foot wide multi-use trail easement (MUTE)
along the west side of the 103rd Avenue alignment and construct a 10-foot wide
multi-use trail (MUT) within the easement as indicated in Section 429 of the City
of Phoenix MAG Supplement and as required by the Parks Department Master
Trails Plan, as approved by the Planning and Development Department.
16.
The developer shall dedicate a minimum 20-foot-wide multi-use trail easement
(MUTE), along the south side of Southern Avenue and construct a 10-foot wide
multi-use trail (MUT) within the easement as indicated in Section 429 of the City
of Phoenix MAG Supplement or as modified and approved by the Planning and
Development Department.
17.
The developer shall dedicate a 20 foot-wide multi-use trail easement (MUTE),
along the southern property line and a portion of the western property line south
of Nancy Lane. The width of the MUTE can be reduced where conflicts exist with
the location of lots or utilities, but shall at no point be less than 15 feet in width.
The developer shall construct a 10-foot wide multi-use trial (MUT) within the
easement as indicated in Section 429 of the City of Phoenix MAG Supplement or
as modified by the Planning and Development Department. The following
Staff Report: Z-1-20-7
October 16, 2020
Page 23 of 25
standards shall also be included as approved by the Planning and Development
Department.
a. A connection between the MUTE and MUT shall be provided to the
property along the southwest corner of the site, APN: 101-46-001S, as
approved by the Planning and Development Department.
b. A minimum of two benches shall be located within proximity to the multi-
use trail along the south property line, located in a shaded area.
c. Where access or utility conflicts exist for dedicating or constructing the
MUTE or MUT along the western property line south of Nancy Lane, an
additional pedestrian path shall be provided from the multi-use trail along
the south to the closest sidewalk to the north. In addition, if these conflicts
exist, a seating node containing a minimum of one bench in a shaded area
and way finding signage shall be located on the western most end of the
trail along the southern property line.
18.
The conceptual site plan shall be administratively approved by the Planning
Hearing Officer prior to preliminary site plan approval with specific regard to the
inclusion of the below elements. This review is for conceptual purposes only.
Specific development standards and requirements will be determined by the
Planning and Development Department.
a. Pedestrian paths connecting the northern perimeter to the southern
perimeter, and eastern perimeter to the western perimeter of the
development.
b. A system of pedestrian connections to/between open space amenity
areas, closest sidewalks, and multi-use trail connections via the most
direct route to reduce pedestrian walking distances.
c. A minimum of three pedestrian paths connecting the southernmost trail to
the closest sidewalk to the north, within the development.
d. Distribution of
open space areas and amenities throughout the
development, including the location of an amenity area that is centrally
located and another within proximity to the Salt River.
19.
The conceptual elevations shall be administratively approved by the Planning
Hearing Officer prior to preliminary site plan approval with specific regard to the
inclusion of the below elements. This review is for conceptual purposes only.
Specific development standards and requirements will be determined by the
Planning and Development Department.
Staff Report: Z-1-20-7
October 16, 2020
Page 24 of 25
a. Variety of building elevations that contain features consistent with the
agrarian and rural character of the area, including but not limited to:
1) Durable, permanent, and high-quality materials such as native
stone, burnt adobe, textured brick, wood (when shaded by
overhangs or deep recesses), slump block, ceramic tile (matte
finish),
stucco,
exposed
aggregate
concrete.
2) Natural and subdued desert colors and tones.
3) Trim and accent colors that complement the main building
colors.
20.
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. The form and content of such
documents shall be reviewed and approved by the City Attorney.
21.
There shall be dedication of right-of-way and construction of one bus bay along
eastbound Southern Avenue east of 107th Avenue. The bus bay and attached
bus stop pad shall be compliant with City of Phoenix Standard Details P1256 and
P1261 with a minimum bus stop pad depth of 10 feet. The bus bay shall be
spaced from the intersection of Southern Avenue and 107th Avenue according to
City of Phoenix Standard Detail P1258 as approved by MCDOT and the Public
Transit Department.
22.
107th Avenue is a Maricopa County Department of Transportation (MCDOT)
controlled roadway classified as a minor arterial by MCDOT. Right-of-way shall
be dedicated consistent with MCDOT’s Major Streets and Routes Plan.
23.
Southern Avenue is a Maricopa County Department of Transportation (MCDOT)
controlled roadway classified as a minor arterial in the MCDOT Major Streets and
Routes Plan and requires a minimum 65-foot half street right-of-way dedication.
24.
The developer shall be responsible for the traffic signal and intersection
improvements at 107th Avenue and Southern Avenue, as approved by Maricopa
County Department of Transportation Department.
25.
The developer shall submit a Traffic Impact Study (TIS) to be reviewed and
approved by the City of Phoenix and
Maricopa County Department of
Transportation prior to preliminary site plan approval.
26.
The developer shall construct all streets within and adjacent to the development
with paving, curb, gutter sidewalk, curb ramps, driveways, streetlights, median
islands, landscaping and other incidentals, as per plans approved by the
Staff Report: Z-1-20-7
October 16, 2020
Page 25 of 25
Planning and Development Department. All improvements shall comply with all
ADA accessibility standards. The developer may complete an abandonment of
any segments of existing public right-of- way that are not used for public streets
as approved by the Street Transportation Department.
27.
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.
Writer
Enrique Bojórquez-Gaxiola
October 16, 2020
Team Leader
Samantha Keating
Exhibits
Zoning sketch map
Aerial sketch map
Conceptual Site Plan date stamped October 1, 2020 (1 page)
Entry Detail and Plan date stamped September 18, 2020 (1 page)
Trail Plan date stamped September 18, 2020 (1 page)
Multi-Use Trail Treatment date stamped September 18, 2020 (1 page)
Community Correspondence (3 pages)
ANX 495
Z-23-08
ANX 411
Z-27-09
MARICOPA
COUNTY
MARICOPA
COUNTY
*
*
Phoenix City Limits
RE-43
S-1
RE-43
S-1
S-1
RE-43
107TH AVE
SOUTHERN AVE
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-1-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
65.75 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1, RE-43
R1-10
CONVENTIONAL OPTION
64, 1
230
* UNITS P.R.D. OPTION
N/A, N/A
296
Brennan Ray, Burch & Cracchiolo, P.A.
DATE:
3/19/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 2-3
ZONING MAP
D-2
REQUESTED CHANGE:
FROM: S-1 ( 64.63 a.c.)
RE-43 ( 1.12 a.c.)
TO:
R1-10 ( 65.75 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-1-20.mxd
Z-1-20
0.1
0
0.1
0.05
Miles
8/28/2020
ANX 495
Z-23-08
ANX 411
Z-27-09
MARICOPA
COUNTY
MARICOPA
COUNTY
*
*
Phoenix City Limits
RE-43
S-1
RE-43
S-1
S-1
RE-43
107TH AVE
SOUTHERN AVE
Maricopa County Assessor's Office
I-10
VAN BUREN ST
BUCKEYE RD
LOWER BUCKEYE RD
BROADWAY RD
SOUTHERN AVE
27TH AVE
35TH AVE
19TH AVE
43RD AVE
51ST AVE
59TH AVE
67TH AVE
75TH AVE
83RD AVE
91ST AVE
99TH AVE
107TH AVE
I-17
SR 202 (Proposed)
ESTRELLA VILLAGE
CITY COUNCIL DISTRICT: 7
I
APPLICANT'S NAME:
APPLICATION NO.
Z-1-20
GROSS AREA INCLUDING 1/2 STREET
AND ALLEY DEDICATION IS APPROX.
65.75 Acres
MULTIPLES PERMITTED
* Maximum Units Allowed with P.R.D. Bonus
S-1, RE-43
R1-10
CONVENTIONAL OPTION
64, 1
230
* UNITS P.R.D. OPTION
N/A, N/A
296
Brennan Ray, Burch & Cracchiolo, P.A.
DATE:
3/19/2020
REVISION DATES:
AERIAL PHOTO &
QUARTER SEC. NO.
QS 2-3
ZONING MAP
D-2
REQUESTED CHANGE:
FROM: S-1 ( 64.63 a.c.)
RE-43 ( 1.12 a.c.)
TO:
R1-10 ( 65.75 a.c.)
Document Path: S:\Department Share\Information Systems\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2020\Z-1-20.mxd
Z-1-20
0.1
0
0.1
0.05
Miles
8/28/2020
Legend
65’ x 120’
50’ x 120’
45’ x 120’
OS
Gas Easement
Multi-Use Trail Easement
Multi-Use Trail
Interior Trail
Amenity Area
TRAFFIC CALMING
TRAFFIC CALMING
TRAFFIC CALMING
TRAFFIC CALMING
TRAFFIC CALMING
TRAFFIC CALMING
Gross Area
3,066,325 SF
69.27 AC
*Net Area
2,975,161 SF
68.30 AC
Zoning
R-1-10 (Z-1-20-7)
Development Option
PRD
Assessors Parcel Number (APN#)
101-46-002A, 101-46-002B,
101-46-001E, 101-46-001L, 101-46-003D
Lot Mix
Lot Size
Mix
Mix %
Parcel 1
65'X120'
15
5%
50'X120'
62
22%
Parcel 2
45'X120'
128
46%
Parcel 3
45'X120'
43
15%
50'X120'
15
5%
65'X120'
16
6%
Total Yield
279
100%
Density
4.03 DU/AC
*Net Area = Gross Area Minus Arterial Row
Required Common Area
153,316 SF
3.46 AC
5.00%
**Proposed Common Area
614,297 SF
14.10 AC
20.42%
30' Perimeter Landscape Setback
37,600 SF
0.86 AC
1.12%
County Landscape Tract
26,495 SF
0.61 AC
.88%
Lift Station
5,625 SF
0.13 AC
0.19%
Total Tract Area
684,016 SF
15.70 AC
22.67%
Local Row
523,468 SF
12.02 AC
Collector
38,139 SF
0.88 AC
Arterial
91,164 SF
2.09 AC
Total Dedicated Row
652,771 SF
14.99 AC
Max Height
30'/2 STORY
Lot Coverage
Max Allowed
Provided
Primary Structure
3,460 SF
40%
Primary With Shade Structure
4,325 SF
50%
**Common /Open Space Area Does Not Include 30’ Perimeter Landscape
Setback, Lift Station, and County Landscape Tract
SOUTHERN SKY
Site Data
Lift
Lift
Station
Station
Parcel 1
Parcel 1
Parcel 2
Parcel 2
Parcel 3
Parcel 3
65’ ROW
65’ ROW
40’
40’
ROW
ROW
30’ Perimeter Landscape
30’ Perimeter Landscape
10’ Multi-Use Trail
10’ Multi-Use Trail
30’ Multi-Use
30’ Multi-Use
Trail Easement
Trail Easement
County
County
Landscape Tract
Landscape Tract
Perimeter
Perimeter
Rear
Rear
Setback
Setback
15’ -1 story
15’ -1 story
20’ - 2 story
20’ - 2 story
Perimeter Rear Setback
Perimeter Rear Setback
15’ -1 story
15’ -1 story
20’ - 2 story
20’ - 2 story
Perimeter Rear Setback
Perimeter Rear Setback
15’ -1 story
15’ -1 story
20’ - 2 story
20’ - 2 story
Perimeter Side Setback
Perimeter Side Setback
10’ -1 story
10’ -1 story
15’ - 2 story
15’ - 2 story
Model Homes
Model Homes
Gas Easement
Gas Easement
0’
100’
200’
22 September 2020
\\Phx-cvlfi le4\engrdata\01\0350601\Graphics\Exhibits\107&Southern - Site Plan alt.indd
Ranch Rail with
Ranch Rail with
Accent Columns
Accent Columns
Entry
Entry
Monument
Monument
Stucco Wall with Concrete Cap
Stucco Wall with Concrete Cap
Rusted Steel Panel with Cutout Lettering
Rusted Steel Panel with Cutout Lettering
Rusted Steel Arch
Rusted Steel Arch
10’ Trail
10’ Trail
Brick Veneer
Brick Veneer
Accent Tree
Accent Tree
Concrete Column Cap
Concrete Column Cap
Theme Tree
Theme Tree
Turf
Turf
S o u t h e r n A v e n u e
1 0 7 t h A v e n u e
107th Ave &
Southern
8 September 2020
\\Phx-cvlfi le4\engrdata\01\0350601\Graphics\Exhibits\107&Southern - Trails and LS.indd
Entry Detail and Plan
0’
20’
40’
42” Full View Fence
Senator John McCain Trail
Neighborhood Connection
(Concrete)
Neighborhood
Neighborhood
Connection
Connection
Ramada & Play
Ramada & Play
Structure
Structure
R i o S a l a d o \ S a l t R i v e r
Turf
Turf
107th Ave &
Southern
8 September 2020
\\Phx-cvlfi le4\engrdata\01\0350601\Graphics\Exhibits\107&Southern - Trails and LS.indd
Senator John McCain Trail
0’
25’
50’
10’ Decomposed Trail
Multi-Use Trail
Easement
25’ Access
Easement
S 1 0 3 r d A v e n u e A l i g n m e n t
107th Ave &
Southern
8 September 2020
\\Phx-cvlfi le4\engrdata\01\0350601\Graphics\Exhibits\107&Southern - Trails and LS.indd
Multi-Use Trail Treatment
Adjacent to Local Street
0’
25’
From:
JENNIFER PREZIOSIO-DREY
To:
Enrique A Bojorquez-Gaxiola
Subject:
Re: City of Phoenix - Questions on development
Date:
Tuesday, October 13, 2020 3:22:21 PM
Attachments:
image001.png
Success! Thank you for response. My question is in regards to Empires proposed housing
development on 107th ave and Southern . We are property owners on the northeast of
proposed residential site. We were unable to participate in that first info only date, but as an
affected party, have a couple of concerns/questions. Development will now permanently
change area where we reside in regards to construction, lights , noise traffic etc. Most
significantly one of the issues for us, will be the homes proposed directly on our southern
property line. If two story homes are allowed that will completely erase privacy within our
property. On the current proposed site map that would be home sites #265-269. We did meet
with Empire rep(Sherri) and their engineer in July to discuss property line issues. Their
engineer stated that issue could be included but Sherri stated they did not have a home
builder at that point in time. So, not being through this process before was looking for
guidance on when that is addressed/discussed/decided on? I do see upcoming info on next
review meeting and appreciate your time. Jennifer
From: Enrique A Bojorquez-Gaxiola <enrique.bojorquez-gaxiola@phoenix.gov>
Sent: Tuesday, October 13, 2020 9:54 PM
To: jpdrey@msn.com <jpdrey@msn.com>
Subject: City of Phoenix - Questions on development
Hello Jennifer,
How are you? Feel free to send me any questions/comments that you have on development and I
will do my best to answer these or direct you to another Department who can assist.
Thank you,
Enrique Bojórquez-Gaxiola
Planner II – Village Planner
City of Phoenix
Planning & Development Department
Long Range Planning
200 W. Washington Street
Phoenix, AZ 85003
Office: (602) 262-6949
From:
Douglas Martin
To:
Enrique A Bojorquez-Gaxiola
Cc:
lindareitz@earthlink.net; Bailey Even
Subject:
Estrella Village Planning Committee Public Meeting on 9/15
Date:
Tuesday, September 15, 2020 3:28:32 PM
Hello Enrique,
We withdraw our request to speak. Please enter this in the record. We represent the St. John’s
Irrigation District that takes a neutral position as to the project, but is seriously concerned about the
impact of the project's plan to cover over what are now open irrigation ditches. That plan impacts
the District's ability to maintain those ditches because of silt buildup from the tail water.
The district consists of about 2,000 acres of which about 950 acres are farms owned by about 20
separate landowners. In addition, 400 residential homes are served by the irrigation district.
Thank you,
Douglas Martin
MARTIN, KERRICK & BELL, L.L.C.
4520 N 12th St, Suite 201
Phoenix, AZ 85014
Office: 602-230-0030
Email: dmartin@mkblawaz.com
From:
M Busching (Cartof)
To:
Kristi Trisko
Cc:
Nick Klimek
Subject:
RE: Review & Comment on General Plan Amendment in the Estrella Village (GPA-EST-1-20-7)
Date:
Tuesday, February 25, 2020 4:42:58 PM
Kristi--
I am concerned that:
-- the density is too high
--if I read it correctly, even the general plan only proposed 2-3.5 du/acre
--it will be completed surrounded by R-43 zoning
--it takes away from current open space
--it requires a general plan amendment
-- it is not near any main thoroughfares
-- it shows little/nothing in the way of amenities
--one of the 2018 goals of the Estrella Village was to “ensure tha development along the Salt River
bottom is consistent in scale and character with existing properties in the surrounding area”. It
does not appear to do that.
-- Another 2018 goal was to “ensure that new development respects scenic view corridors.” I don’t
know that the 2 story houses do that.
--it has 2 story houses abutting the wetlands
I haven’t driven it yet, and so my opinion may change, but at least I thought I’d get you some comments.
Marcia Busching
(602) 980-2362
From: Kristi Trisko [mailto:kristi.trisko@phoenix.gov]
Sent: Tuesday, February 25, 2020 8:21 AM
Subject: Review & Comment on General Plan Amendment in the Estrella Village (GPA-EST-1-20-7)
Attached for your review is an amendment to the General Plan for Phoenix that has been
filed:
ESTRELLA VILLAGE
Application GPA-EST-1-20-7 located in the Southeast corner of 107th Avenue and Southern
Avenue. Request for a Map Amendment to change the General Plan land use map
designation on approximately 65.8 acres from Residential 1 to 2 and Parks/Open Space to
Residential
3.5 to 5.
This application is proceeding concurrently with a rezone request for the same property,
approximately 65.8 acres from County Rural-43 (Pending S-1) to R1-10.
9 Application Reference: Z-1-20-7
Please forward your comments prior to March 16, 2020 to:
Kristi Trisko
Planner III
City of Phoenix Planning & Development Department
200 West Washington Street, 3rd Floor
From:
inda eitz
To:
Enrique A Bojorquez-Gaxiola
Subject:
E: Estrella Village Planning Committee Public Meeting - - noti ications o upcoming meetings
Date:
riday, ctober 1 , 2020 3:19:32 PM
ttac me t :
image001.png
Hello, Enrique
I am wondering if there a way that a homeowner within a half mile of this area they are calling
Estrella Village can state that they are opposed to the re-zoning? Do we submit something in writing
or do we have to speak at the meeting? I wouldn’t want the board to think no one was opposed to
the re-zoning just because we are not well versed in how the meetings are handled. The fact is I am
strongly opposed to the re-zoning, as most of the 300 homes in this 2000 acre area along Southern
Ave. abided by the 1-2 homes per acre. Our community only covers ½ mile north and south of
Southern on the 4 miles between 99th ave and Dysart. I feel that nearly doubling the amount of
residences by putting 288 homes in just 65 acres within a half mile of my property will cause an
unusual amount of traffic and noise to our way of life. We are already loosing neighbors to the R30,
people who have called this area home for many years, and some families for multiple generations. I
am so upset by this proposal. Can you tell me what would be required to make our feelings known?
Have a great day!
Linda Reitz
602-769-7219
From: Enrique A Bojorquez-Gaxiola mailto:enrique.bojorquez-gaxiola@phoenix.gov
Se t: Thursday, ctober 1, 2020 10:3 AM
To: lindareitz@earthlink.net
Subject: E: Estrella Village Planning Committee Public Meeting - - noti ications o upcoming meetings
Hello Linda,
As the meeting dates approach, feel free to email me for additional information or insights into
these meetings.
Regards,
Enrique Bojórquez-Gaxiola
Planner II – Village Planner
City of Phoenix
Planning & Development Department
Long Range Planning
200 W. Washington Street
Phoenix, AZ 85003
Office: (602) 262-6949