Attachment D - Applicant Request - Z-8-19-8.pdf
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2211 N. Seventh Street Phoenix, AZ 602-266-5622
www.GetGilmore.com
October 21, 2020
Enrique Bojórquez-Gaxiola
Village Planner - South Mountain
Phoenix Planning & Development
200 W. Washington Street
Phoenix, AZ 85003
RE: PUD – ELS Z-8-19-8
Stipulation for Alternate Interior Landscape Buffer
Enrique:
Per your request, we have prepared the attached ‘insert package’ assuming that the Planning &
Zoning Commission is willing to consider the modified landscape buffer. The PUD currently
incorporates the landscape buffer requested by Staff. Please fine enclosed the alternative interior
landscape buffer that was presented to the South Mountain Village Planning Committee. In spite
of the final vote, I believe there was a consensus to support this one deviation. This alternative
is only for the interior perimeter boundary. All other Staff comments and stipulations have been
accepted by the MCP Holdings and ELS.
The insert package revises pages 5, 10, and 12 within narrative. Exhibit 5 is the Proposed
Landscape Buffer, and Exhibit 5A is a photograph of the proposed hedge that will be the
landscape buffer.
Possible draft for Stipulation: The interior perimeter landscape shall incorporate a 10-foot wide
landscape setback along the west property line and the west half of the south property boundary
beginning at the northeast corner of parcel 122-81-001E and continuing west to the southwest
corner of parcel 122-81-029, approximately 288 feet. Green Hopseed (Dodonea viscosa) in 5
gallon containers shall be planted 6 feet on-center and setback 6 feet from the property line
throughout this buffer and shall be supported by an automatic drip irrigation system.
Please call with any questions…
Jack Gilmore, LA
Attachments: Pages 5, 10, and 12
Exhibit 5 – Landscape Buffer
Exhibit 5A – Photograph – Green Hopseed
cc:
Mike Pike, MCP Holdings
Ryan Pike, ELS (Owner)
Jimmy Castine, ELS (Owner)
Attachment D
MCP HOLDINGS LP 3307, 3315, 3329 E. SOUTHERN AVENUE
PREPARED FOR: MCP HOLDINGS LP & ELS
PHOENIX, AZ
EXHIBIT 5
PROPOSED LANDSCAPE BUFFER PLAN
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION. c COPYRIGHT 2018
DATE: 10.20.20
SCALE: 1" = 40'
GPLA JOB# 18046
0'
40'
20'
80'
120'
NORTH
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th Street
Phoenix, Az 85006
T 602.266.5622
www.getgilmore.com
33'
ROW
40'
ROW
LEGEND
1. OFFICE - EXISTING
2. NEW FRONT YARD LANDSCAPE
3. INDOOR STORAGE - CONSTRUCTION
4. VEHICLE REPAIR - CONSTRUCTION
5. CANOPY - SERVICING
6. CARETAKER UNIT
7. LANDSCAPE & CONSTRUCTION
MATERIAL OUTDOOR STORAGE
8. STORAGE BUILDING
9. INDOOR STORAGE - MAINTENANCE
10.VEHICLE REPAIR - MAINTENANCE
11.COMPANY VEHICLES & EQUIPMENT
12.EMPLOYEE PARKING - MAINTENANCE
13.VISITOR & OFFICE EMPLOYEE PARKING
14.EMPLOYEE PARKING - CONSTRUCTION
15.GREEN WASTE / MULCHING
16.OPEN SPACE/ PLANT MATERIAL/ TREE
NURSERY
17.GREENHOUSE
18.10' LANDSCAPE BUFFER
19.EQUIPMENT & MATERIAL OUTDOOR
STORAGE
20.EXISTING CHAIN LINK FENCE WITH
PRIVACY SCREEN (GREEN SCREEN)
21.EXISTING CHAIN LINK FENCE, PRIVACY
SCREEN (GREEN SCREEN) TO BE ADDED.
22.EXISTING ±7 CMU WALL
23.NEW 6' DECORATIVE VERTICAL PIPE FENCE
24.NEW GATE
25.FUTURE SIGNAGE
26.EXISTING BICYCLE PARKING (20 SPACES)
18
16
17
17
16
16
15
14
14
7
12
18
11
10
7
6
4
5
1
3
1
1
8
9
1
2
2
14
SOUTHERN AVE
2
16
19
19
3
9
9
14
13
13
13
17
7
14
11
11
21
22
20
20
23
23
23
23
24
24
24
±115'
±300'
5
5
6
6
6
5
℄
7
5
±42'
±34'
±43'
LANDSCAPE MAINTENANCE, CONSTRUCTION, OFFICES,
MATERIAL STORAGE & EMPLOYEE PARKING
PLANT NURSERY & ANCILLARY USES
1,281'
445'
49'
7'
6
25
20
(GREENHOUSE)
(GREENHOUSE)
26
50'
10' LANDSCAPE
SETBACK
0' LANDSCAPE
SETBACK
EXISTING 6-7' CMU SCREEN WALL
40'
LANDSCAPE
& BUILDING
SETBACK
(1 STORY)
NOTES:
(1) FRONT YARD BUILDING AND LANDSCAPE SETBACK SHALL BE 40 FEET
FOR ALL NEW STRUCTURES. THE EXISTING BUILDINGS SHALL BE
EXEMPT AND WILL NOT BE ALLOWED TO EXPAND ANY CLOSER TO
SOUTHERN AVE. FRONT YARD SETBACKS SHALL BE LANDSCAPED
EXCEPT FOR GUEST PARKING, WHICH SHALL BE SETBACK A MINIMUM
OF 35 FEET AND SCREENED BY A 3 FOOT MINIMUM WALL, BERM OR
HEDGE. NO MORE THAN 35% OF THE FRONTAGE ALONG SOUTHERN
AVE MAY HAVE PARKING WITHIN THE FRONT YARD SETBACK.
(2) THE MAIN BUILDING AND ALL ACCESSORY BUILDINGS SHALL NOT
OCCUPY MORE THAN TWENTY PERCENT (20%) OF THE GROSS LOT
AREA. SHADE STRUCTURES (GREENHOUSES) ACCESSORY TO THE
PLANT NURSERY WITH FABRIC OR PLASTIC FILM THAT DO NOT
EXCEED 14 FEET IN HEIGHT SHALL NOT BE INCLUDED IN LOT
COVERAGE CALCULATIONS.
±
±
20' BUILDING
SETBACK
25'
BUILDING
SETBACK
10' LANDSCAPE
SETBACK
20'
BUILDING
SETBACK
50' MIN.
TO GREEN WASTE
300' MIN.
TO GREEN WASTE
DODONAEA VISCOSA/ HOPSEED HEDGE ALONG PROPERTY PERIMETER.
PLANTED AT 6' ON CENTER SPACING, 6' FROM PROPERTY LINE (TYP)
PHOENIX, AZ
EXHIBIT 5A
NON-DECIDUOUS
HEDGE
THIS DRAWING IS AN INSTRUMENT OF SERVICE AND THE PROPERTY OF GILMORE PLANNING & LANDSCAPE ARCHITECTURE. THIS DRAWING MAY NOT BE REPRODUCED OR ANY REPRODUCTION HEREOF USED, WITHOUT THEIR WRITTEN PERMISSION. c COPYRIGHT 2020
DATE: 10.20.20
GPLA JOB# 18046
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
2211 N. 7th Street
Phoenix, Az 85006
T 602.266.5622
www.getgilmore.com
MCP HOLDINGS LP 3307, 3315, 3329
E. SOUTHERN AVENUE
PREPARED FOR: MCP HOLDINGS LP & ELS
ELS - PUD Z-8-19-8
Rezoning Narrative
October 20, 2020
Page 5
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
This R-5 area along the north side of Southern Avenue is being developed with higher
density apartments, and the R-5 zoning will continue to attract high density housing.
Although it is acknowledged that this north side is outside the BAOD, this proposed PUD
along with all the other landscape businesses situated south of Southern Avenue should be
protected from the development pressures to change land uses. This PUD can be an
effective tool to preserve the purpose and intent of the General Plan MUA designation and
BAOD.
As stated previously, the intent of the ELS PUD is to retain the existing landscape business
and plant nursery. As a landowner within the BAOD, MCP Holding and ELS is committed
to the enhancement of the Southern Avenue frontage with a new landscape and decorative
vertical pipe fence as encouraged within the MUA zoning district. Parking on-site that is
visible to Southern Avenue will be screened by a new streetscape installation. Existing and
future employee parking areas will be situated near the center of the property and
landscaped with indigenous trees selected for shading with planter islands placed the end
of rows and throughout the parking area. The interior west side and the west half of the
south property line will also be landscaped with a non-deciduous hedge to screen views.
The distribution of land uses on the Subject Property can generally be defined as a north
half and south half division, where the north half is oriented towards landscape construction
and landscape maintenance, the south half is oriented to the nursery business. This has
been the established pattern of landscape activities on the property for many decades, with
the expectation that this general distribution will continue until there is a decision to
redevelop and or expand portions of these permitted land uses, at which time an application
for Site Plan Approval will be processed. This PUD is intended to support these established
uses: however; any future development beyond the initial landscape buffers will be subject
to the development standards and design guidelines within this PUD and the design criteria
of the MUA and BAOD Districts.
Existing Land Use
Along the north side of this separation boundary between the landscape contracting
business and the nursery uses, will be a reorganized employee parking area that
incorporates the installation of shade trees for employee parking. The on-site circulation is
well established having been constantly in use for nearly 40 years. The General
Development Site Plan included here as Exhibit 4 generally represents the current and
proposed use of the property including the listed permitted and permitted accessory uses.
Landscape & Maintenance Operations & Accessory Uses
+/- 7.6 Ac
Plant Nursery / Greenhouses / Outdoor Material Storage
+/- 7.0 Ac
Total
14.6 Ac
ELS - PUD Z-8-19-8
Rezoning Narrative
October 20, 2020
Page 10
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
3. Landscape Standards Table
Notes
(1)
Front yard building and landscape setback shall be 40 feet for all new structures. The
existing buildings shall be exempt and will not be allowed to expand any closer to
Southern Ave. Front yard setbacks shall be landscaped except for parking, which
shall be setback a minimum of 35 feet and screened by a 3-foot minimum wall, berm,
or hedge. No more than 35% of the frontage along Southern Ave may have parking
within the front yard setback.
(2)
This 10’ landscape setback shall extend along the entire west side and the west half
of the south property line as illustrated on Exhibit 5 – Landscape Buffer Plan. This
buffer will use 5 Gallon Green Hopseed (Dodonea viscosa) planted six foot (6’) on
center and setback six foot (6’) from the property line.
Southern Ave Frontage
Front Yard - Min. Landscape Setback
40' (1)
Trees - 1 per 25' or in equivalent grouping
2" caliper
50%
3" caliper
25%
4" caliper
25%
Shrubs - 5 Gal
5 per tree
Groundcovers - 1 Gal
as required to achieve 50% live coverage
Perimeter Landscape Buffer - Side & Rear
Landscape Setback
10' Min. (2)
Shrubs: 5 Gal
6' on-center
Parking Lot Landscapes (excluding perimeter req'ts., work vehicle & equip. storage areas)
Interior surface area - excluding req'd setbacks
15% min.
Planter Islands - 120sf min. per island per row
at end of aisle and every +/- 12 spaces
Trees - 60% 2" Caliper, 40% 1" caliper
1 per island per row
Shrubs - 5 Gal.
5 per tree
Foundation Landscaping Adjacent to Buildings
Buildings within 100' of Southern Ave ROW
Min. 25% of the exterior wall length shall
or adjacent to public entries to the building
be landscaped with a min. 5' wide planter
(min. 5' oc) or arcade or similar feature.
ELS - PUD Z-8-19-8
Rezoning Narrative
October 20, 2020
Page 12
GILMORE
PLANNING & LANDSCAPE ARCHITECTURE
3.2 Perimeter Landscape Buffers
Perimeter Fencing: The MUA zoning district Section 649 J. Design Guidelines and
Standards, 1. Fences and walls. a. states that “Solid fences and walls should be prohibited
on the perimeter of a lot or development except for screening of parking or mechanical
equipment.” (P) Also, “Open fencing in the MUA District should be both functional and
attractive”. Throughout the MUA and BAOD districts, there is a general emphasis to retain
an open character that will enhance the open visibility of the historic agricultural uses. In
accordance with this MUA Guideline, the entire perimeter of the Property will retain the
existing fencing. The streetscape along E. Southern Ave. will have a decorative 6-foot-
high vertical pipe fence constructed of 1¼ – 1½ inch diameter steel pipe that will be treated
to allow the pipe to rust. These vertical pipes will be spaced at approximately 6” on-center
and without any horizontal support, as pictured on the previous page 11. This fence is
both functional and decorative. The fencing along the east, south, and west sides will
retain the existing chain link fencing, which admittedly is just functional. The only variation
in this perimeter screening is the east half of the south side where the adjacent residential
property owner had previously constructed an existing 6 foot plus CMU Wall.
Perimeter Landscape: The MUA zoning district also calls for the interior perimeter
boundaries to be defined by a landscape buffer that is 10 feet in width. This PUD requests
a deviation from this standard by limiting the proposed landscape buffer to the interior west
side and the west half of the south property line. The buffer will be comprised of a non-
deciduous hedge that will have a height of 9-12’ and an average width 7-8’. This buffer
will use 5 Gallon - Green Hopseed (Dodonea viscosa) planted six foot (6’) on center and
setback six foot (6’) from the property line to screen views. This selection is an indigenous
low water user that is easily maintained and that will completely isolate views between the
adjacent properties. Refer to Exhibit 5A for a photograph of a mature Green Hopseed
hedge.
3.3 Parking Areas: As a landscape contracting and maintenance company, ELS does not
promote any general public interaction on-site. There is no retail activity that would attract
anyone other than employees or industry related vendors to enter the property. On-site
parking is intended to be efficient, secured, and not visible from Southern Avenue. In
keeping with the intent of the BAOD and the MUA zoning, expansions to the existing
employee parking lots shall incorporate indigenous shade trees such as Mesquite, Palo
Verde, Evergreen Elms, or similar tree types that can shade these parking areas. Shade
trees shall be placed at the end of the parking aisles and at intervals of approximately 10-
12 spaces that will achieve the targeted 15% coverage.