79th Avenue & Encanto Boulevard Planned Unit …(Property) from C-2 Intermediate Commercial and RSC...

79th Avenue & Encanto Boulevard

Planned Unit Development

Z-20-X-7

+/- 28.26 gross acres generally located at the northeast corner of 79th Avenue and Encanto Boulevard.

First Submittal: July 22, 2020

078419

Stamp

79th & Encanto Planned Unit Development Page 2

1st Submittal – July 22, 2020

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Principals & Development Team

Property Owner: Westpen Associates LLC PO Box 4085 Santa Monica, California 90411

Applicant/Developer:

Dominium Inc. Russell Condas 11001 West 120th Avenue, Suite 400 Broomfield, Colorado 80021 303 / 586.2346 [email protected]

Architecture/Planning:

Todd + Associates Gary Todd 4019 North 44th Street Phoenix, Arizona 85018 602 / 952.8280 [email protected]

Engineer:

Hunter Engineering Daniel Leone, PE 10450 North 74th Street, Suite 200 Scottsdale, Arizona 85258 480 / 991.3985 [email protected]

Traffic:

CivTech, PE, PTOE Dawn Cartier 10605 North Hayden Road, Unit 140 Scottsdale, Arizona 85260 480 / 659.4250 [email protected]

Legal Representative:

Gammage & Burnham PLC Susan E. Demmitt 40 North Central Avenue, 20th Floor Phoenix, Arizona 85004 602 / 256.4456 [email protected]



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Table of Contents

Section 1. PUD Regulatory Statement ...................................................................................................... 5

Section 2. Purpose & Intent ......................................................................................................................... 5

Section 3. Existing Site Conditions ............................................................................................................ 7

Section 4. Land Use Plan & Development Plan Concept ................................................................... 8

a. Development Plan Concept .................................................................................................................. 8

b. Maryvale Village Core Plan................................................................................................................ 13

Section 5. Permitted Uses .......................................................................................................................... 18

a. Permitted Uses ....................................................................................................................................... 18

b. Temporary Uses .................................................................................................................................... 18

c. Accessory Uses ....................................................................................................................................... 18

Section 6. Development Standards ........................................................................................................ 18

a. Lot Standards.......................................................................................................................................... 20

b. General Site Development Standards ........................................................................................... 21

c. Frontage Standards .............................................................................................................................. 24

d. Frontage Types Table .......................................................................................................................... 26

e. Vehicular and Bicycle Parking Standards .................................................................................... 26

f. Landscape Standards ........................................................................................................................... 29

g. Open Space Improvements ............................................................................................................... 31

h. Design Development Considerations ............................................................................................ 32

Section 7. Signs .............................................................................................................................................. 33

Section 8. Fences / Walls ........................................................................................................................... 33

Section 9. Sustainability ............................................................................................................................. 33

Section 10. Vehicular Circulation, Parking & Connectivity ......................................................... 35

Section 11. Water, Wastewater and Drainage ................................................................................. 36

Section 12. Phasing .................................................................................................................................... 37

Exhibits ……………………………………………………………………………………………….………………38

Appendix ……………………………………………………………………………………………………………….39



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List of Exhibits

Exhibit 1. Land Use Map

Exhibit 2. Surrounding Use Aerial Map

Exhibit 3. Conceptual Site Plan

Exhibit 4. Senior Living Community Conceptual Site Plan

Exhibit 5. Senior Living Community Conceptual Building Elevations

Exhibit 6. Multi-Family Residential Community Conceptual Site Plan

Exhibit 7. Multi-Family Residential Community Conceptual Building Elevations

Exhibit 8. Clubhouse and Fitness Conceptual Building Elevations

Exhibit 9. Conceptual Plaza Perspective

Exhibit 10. 79th Avenue and Encanto Boulevard Streetscapes

Exhibit 11. Conceptual Pedestrian Nodes

Exhibit 12. Shade Calculations

Exhibit 13. Circulation Plan

Exhibit 14. Fences/Walls and Signage Plan

Appendix

Appendix A. Legal Description

Appendix B. Comparative Zoning Standards Table



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Section 1. PUD Regulatory Statement

The Planned Unit Development (“PUD”) zoning district is authorized by Section 671 of the

Phoenix Zoning Ordinance. A PUD is intended to be a stand-alone document that sets forth

the regulatory framework, including permitted uses, development standards, and design

guidelines, for a particular project (“PUD Regulations”). The PUD may only modify

provisions with the Phoenix Zoning Ordinance and does not modify other City of Phoenix

codes, regulations, or requirements. A PUD may include substantial background information

and narrative discussion, including purpose and intent statements, which are intended to

illustrate the overall character and vision for the development. Such statements are not

regulatory and are not requirements to be enforced by the city.

The PUD Regulations apply to all property within the PUD project boundary. The PUD

Regulations supersede and replace all applicable Phoenix Zoning Ordinance requirements.

If there is a conflict between the PUD Regulations and the Phoenix Zoning Ordinance, the

terms of this PUD shall apply. If a provision is not addressed by the PUD, then the Phoenix

Zoning Ordinance controls.

Section 2. Purpose & Intent

Purpose & Intent. The 79th Avenue and Encanto Boulevard PUD (“79th Encanto PUD”)

rezones the approximate 28.26 gross acres (25.17 net acres) of property generally located

at the northeast corner of 79th Avenue and Encanto Boulevard within the Maryvale Village

(“Property”) from C-2 Intermediate Commercial and RSC Regional Shopping Center to

Planned Unit Development. See below Aerial Map. The 79th Encanto PUD has been prepared

based on the principles and concepts established in the Maryvale Village Core Urban Design

Plan and the Walkable Urban (“WU”) Code Transect T5:2. the purpose of this PUD is to

facilitate the development of high-quality, affordable senior living and family-oriented multi-

family residential communities on the Property. The communities have been designed with

an emphasis on walkability and the pedestrian experience, connectivity to transit,

architecture and building scale, and the streetscape. A future Valley Metro Light Rail Transit

(“LRT”) station and line are being planned along 79th Avenue. The Property is located within

the Maryvale Village Core.



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The 79th Encanto PUD proposes to develop a 575 unit multi-family residential community, comprised of 203 age-restricted, independent senior living units and 372 multi-family residential units, adjacent to a future LRT station and line along 79th Avenue. The senior living community will be developed as a single 4-story building wrapping an expansive courtyard, which includes a pool, patio, and other active and passive open spaces and amenities for residents. The family-oriented multi-family residential units are planned as a series of 3-story buildings, in a gated setting, designed around community amenities such as a clubhouse, community pool, open spaces and play areas. The 79th Encanto PUD includes specific design guidelines and development standards that take their cue from urban design principles and the City’s WU Code standards, and address the relationship between the buildings’ facades, form, and scale and the public realm.



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Goals & Objectives. The goals and objectives of the 79th Encanto PUD include:

Activate a vacant, underutilized property with a multi-family residential development at an appropriate density adjacent to a future LRT station and line.

Provide housing opportunities that support a variety of demographics through all stages of life.

Provide enhanced pedestrian amenities, including shade, landscape, street furniture, and way finding signage that promote pedestrian activity through a more vibrant, comfortable environment.

Encourage architecture and design guidelines that create a sense of place unique to the Maryvale Village, as well as strengthen Maryvale’s identity and reinforce its heritage and culture.

Provide usable active and passive open spaces.

Promote development standards that allow for transit-oriented development.

Support the economic vitality of Desert Sky Mall, Ak-Chin Pavilion, and other surrounding commercial and service uses with complementary high density residential development.

Section 3. Existing Site Conditions

The Property is an “L” configuration comprised of approximately 28.26 gross acres of land

immediately bounded by 79th Avenue, a major arterial roadway, to the west, Encanto

Boulevard, a minor collector roadway, to the south, and Westridge Mall Circle, a private

drive, to the northeast. The Property is located in the Maryvale Village Core. See Exhibit 1:

Land Use Map. The Property is comprised of one parcel, Maricopa County Assessor Parcel

Number 103-28-011L. The Property, which is generally flat and does not include any

significant topographical or natural features, is currently vacant. The Property is approximately 0.7 miles north of Interstate-10.

Existing and planned development in the immediate area includes a diverse land use pattern. An approximately 4.5 acre out-parcel to the immediate northeast that is part of the Desert Sky Mall property is used for detention. To the north is a private event center and bus transit station, both zoned C-2. To the northeast across Westrige Mall Circle is Desert Sky Mall, a regional shopping center, with a variety of large to small-scale retailers, restaurants, and entertainment opportunities, zoned RSC. To the east is vacant property and the Desert Sage Branch Library, both zoned C-2. To the south across Encanto Boulevard is the Vinsanto



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single-family residential community zoned C-2, PAD-14, and PAD-14 SP. To the southwest across the intersection of 79th Avenue and Encanto Boulevard is the Ak-Chin Pavillion, a regional concert and event venue. To the immediate west across 79th Avenue is the Manuel “Lito” Peña Jr School zoned PAD-14 and a SRP substation and farm fields zoned C-2 with Height and Density Waivers. See Exhibit 2: Surrounding Use Aerial Map.

Section 4. Land Use Plan & Development Plan Concept

a. Development Plan Concept The development plans for the Property call for two separate multi-family residential communities on the Property (the “Project”). These include a 203 unit senior living community and a 372 unit family-oriented multi-family community, both of which are intended to provide affordable and workforce housing. The communities will be cohesively developed through a coordinated development plan. See Exhibit 3: Conceptual Site Plan.

Senior Living Community. An affordable, age-restricted independent senior living

community is proposed on the east approximate 8.46 gross acres (7.50 net acres) of the

Property with frontage along Encanto Boulevard. See Exhibit 4: Senior Living Community

Conceptual Site Plan. The senior living community will include 203 dwelling units in a single

4-story building. The building is, located up-against Encanto Boulevard to define and

reinforce the streetscape form contemplated within the Encanto Boulevard Bicycle Avenue

Cross-Section. The 79th Encanto PUD gives specific attention to the Encanto Boulevard

building façade, which includes the placement of “heavier” materials with larger grain

textures at the bottom of the façade, with “lighter” materials at the top. See Exhibit 5: Senior

Living Community Conceptual Building Elevations. The ground and second floor building

materials and finishes include plank lap siding, smooth face CMU, and metal, with an

emphasis on fine-grained scale and texture. Additionally, the Encanto Boulevard façade

integrates into the existing context of the area by breaking up the volume of the overall

building, proportions, and height into a series of small sub-volumes through the “pushing

and pulling” of the façade plane and by creating the appearance of a grouping of small

structures through the use of textures, materials, details, colors, and other architectural

elements. This façade is also expressed in other ways which help to establish an appropriate

scale in relation to the context, including a rhythm and pattern of windows and defining the

position of each floor through horizontal expression lines, awnings, and balconies.



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Amenities are located in a courtyard setting and are planned to include a clubhouse,

community pool and spa with cabanas, ramada and fire pit, appropriately sized open space

areas capable of supporting active and passive uses, and a resident garden. Pedestrian

pathways are provided throughout the site with multiple pedestrian corridors established

to the public streetscape and adjacent properties. Guest parking is provided adjacent to the

clubhouse, with gated resident parking significantly set back and screened from Encanto

Boulevard or located entirely behind the senior living community building.

Access to the senior living facility will occur off Encanto Bouelvard. via a shared primary

access drive punctuated by a landscaped roundabout and median separated secured entry

drive into the secured senior living facility. A gated emergency access drive is provided along

Westridge Mall Circle (southeast of the detention out-parcel).



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Family-Oriented Multi-Family

Residential Community. An

affordable, family-oriented multi-

family residential community is

proposed on the western

approximate 19.80 gross acres

(17.67 net acres) of the Property

with frontage along both 79th Avenue

and Encanto Boulevard. See Exhibit

7: Multi-Family Residential

Conceptual Site Plan. The family

oriented community will include 372

dwelling units within a series of

sixteen 3-story buildings. Dwelling

units will be comprised of one, two,

and three bedroom configurations.

Seven buildings are located up-

against 79th Avenue in accordance

with the 79th Avenue Transit Avenue

Cross-Section in the Core Plan.

Additionally, two buildings are

located up-against Encanto

Boulevard in accordance with the

Encanto Boulevard Bicycle Avenue

Cross-Section in the Core Plan.

Collectively, these buildings define

and reinforce the streetscape

adjacent to a future LRT station and

corridor. Similar to the senior living

community, the family-oriented

residential community will include

street façade massing and

architecture purposely designed with materials, colors, composition of windows, and

architectural detail such as buildings recesses, “rhythms” and “runs” to ensure that the

buildings are inviting and visually interesting from the streetscape. See Exhibit 7: Multi-

Family Residential Conceptual Building Elevations. The family-oriented community will also

contain detached buildings consisting of a leasing office/clubhouse, fitness center, and

maintenance building. See Exhibit 8: Clubhouse and Fitness Conceptual Building Elevation.



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Amenities are centrally located and

planned to include a clubhouse and

fitness center, pool and spa with

cabanas, ramada, and fire pits, two tot

lots, barbeques, and numerous turf open

space areas spread throughout the

community. Additionally, on-site

landscaping will include a blend of

desert and desert-adapted plant

materials and canopy trees that will

provide shade relief, contrast, color, and

scale to the Project. Resident parking is

set back from 79th Avenue and Encanto

Boulevard or located entirely behind the

residential buildings.

Public Plaza. A public

plaza is proposed at the

immediate northeast

corner of 79th Avenue and

Encanto Boulevard—the

most visually prominent

location within the

Project. See Exhibit 9:

Conceptual Plaza

Perspective. This civic

space is strategically

oriented outward and

positioned so that it will

be visually and physically

connected with the future LRT station and corridor and perimeter pedestrian network, as

well as inviting to the public and residents. A large hardscape landing is provided at the

corner to create opportunities for social interaction, while allowing pedestrians to be

comfortably set back from the adjoining streets. Pathways from the landing connect

residents with the family-oriented residential community. Additionally, lush landscaping

and streetscape furnishings, such as benches, are planned to create an inviting experience

for the public and residents. Project signage is proposed within the public plaza.



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Streetscapes. The

streetscapes planned for 79th

Avenue and Encanto

Boulevard are intended to

implement the walkable

urban-place type envisioned

by the Core Plan adjacent to a

future LRT station and

corridor. See Exhibit 10: 79th

Avenue and Encanto Boulevard

Streetscapes. 79th Avenue.

The 79th Avenue streetscape is

planned to include a detached

sidewalk with 6 FT bike lane

and 20 FT landscaped parkway. Encanto Boulevard. The Encanto Boulevard streetscape is

planned to include a detached sidewalk with an 8 FT on-street parking lane, 8 FT bike lane,

and 15 FT landscaped parkway. The parkways along both streets will include a wide,

detached sidewalk connecting a series of pedestrian nodes that will feature additional

landscaping and benches or other similar amenities for public and resident use. See Exhibit

11: Conceptual Pedestrian Nodes. Additionally, trees will be planted along both sides of the

sidewalk to maximize shade and comfort for pedestrians in accordance with the City’s

Complete Streets Policy. See Exhibit 12: Shade Calculations. The planned streetscape

promotes a stronger sense of community and a more-pedestrian friendly, comfortable, and

safe environment, with opportunities for access to the future LRT station and corridor. Pedestrian Network. A robust pedestrian network is planned that connects each building

together where appropriate and to public sidewalks and pedestrian nodes along 79th Avenue

and Encanto Boulevard, amenities and other common and open space areas, and adjacent

sites. See Exhibit 13: Circulation Plan. The planned pedestrian circulation system has been

design from the “inside out”—numerous on-site resident pathways provide direct and

convenient access to the adjoining public pathways along 79th Avenue and Encanto

Boulevard, which then connect the larger regional circulation system, which include

connections to the Manuel “Lito” Peña Jr School, Desert Sky Mall, and Ak-Chin Pavilion.

Additionally, the 79th Encanto PUD provides an opportunity for a future pedestrian

connection from the Property frontage to the planned LRT station and corridor along 79th

Avenue. Buildings, building entrances, crosswalks, and pathways on-site will be located,

oriented, and designed to minimize walking distances to adjoining public pathways.

Pedestrian pathways will be shaded and appropriately sized to maximize pedestrian comfort

and safety (except where not possible due to utility conflicts or vehicular access drives).

Shaded pathways will be achieved through use of landscaping, building placement, and/or

architecture projections or elements, such as canopies, awning, overhangs, etc. A designated



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high-intensity activated crosswalk (HAWK crossing) is planned along 79th Avenue in

coordination with the Manuel “Lito” Peña Jr School.

b. Maryvale Village Core Plan In 2011, the City adopted the Maryvale Village Core Urban Design Plan (“Core Plan”) to help guide development for the 830 acres bounded by Thomas Road to the north, 75th Avenue to the east, Interstate 10 to the south, and 83rd Avenue to the west. The overall concept of the Core Plan is to promote a more urban environment conducive to transit-oriented development. The Core Plan anticipates the western expansion of LRT along the Interstate 10 freeway corridor, then extending north along 79th Avenue, with a station near the intersection of 79th Avenue and Encanto Boulevard. This development, which represents the first significant development within the Core Plan since its adoption, includes development standards and design guidelines to start the transition from conventional suburban neighborhood and center-type development to a dense urban center envisioned in the Core Plan. The Core Plan identifies key development opportunities within the Maryvale Village Core, which include mobility and the western expansion of LRT, the integration of usable public space within private development and opportunities for connections to those public spaces, unique architecture that blends with existing architecture to form a cohesive community identity, and the development of vacant, underutilized land. Mobility / LRT Western Expansion. The 79th Encanto PUD responds to the vision of the Core Plan to create a pedestrian-friendly environment that provides high quality transit services and amenities for bicyclists. The Project assigns a higher priority to alternative modes of transportation in order to create a balanced circulation system more aligned with the vision of the Core Plan and community. The Project, located adjacent to a future LRT station, will enable residents to reduce the number of driving trips and save on transportation expenses without sacrificing convenience, while importantly reducing emissions. The 79th Encanto PUD promotes development in a compact pattern that makes day-to-day destinations, such as shopping, employment, recreation, and/or entertainment, within a transit trip or short walk. Consistent with the Core Plan, the 79th Encanto PUD encourages a higher density near a future LRT station and corridor to create location efficiency. The Core Plan designates 79th Avenue, between Interstate 10 and Thomas Road, as a Transit Avenue, which is distinguished by its function as a local high-capacity transit corridor. This street type is designed to carry low to moderate traffic volumes, while supporting the corridor’s potential as a future light rail route. The Project, specifically the 79th Avenue frontage and streetscape, supports a location-efficient development pattern and mobility planning envisioned in the Transit Avenue street type. To strengthen the connection between the Project and the LRT station and corridor, the Project appropriately orients the



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buildings and architecture to the street frontages and provides convenient pedestrian linkages between the buildings, pedestrian nodes, and public plaza to the 79th Avenue street frontage. 79th Avenue is planned to promote the highest level of walkability to key connections between the Project and the future LRT station and corridor. The Core Plan designates Encanto Boulevard as a Bicycle Avenue, which is distinguished by its function as a significant bicycle corridor. This street type is designed to carry low to moderate traffic volumes at low to medium speeds. The north-half of Encanto Boulevard adjacent to the Project is designed to include one vehicle travel lane, a parking lane, and an 8 FT bike lane separated by curbing to maximize bicyclist safety, while providing a key link between the Project, surrounding neighborhoods, parks, and schools both within and outside the Maryvale Village Core. Additionally, Encanto Boulevard includes an expansive pedestrian zone, with a wide sidewalk, pedestrian nodes, and landscaping, promoting pedestrian activity within a vibrant, comfortable environment. Public Space / Streetscape. The 79th Encanto PUD recognizes that Phoenix’s streets play an important role in the livability, vitality, and character of the community. This application contributes to the Core Plan area through the development and improvement of the 79th Avenue and Encanto Boulevard public streetscapes adjacent to the Property, creating more pedestrian-friendly environments in which citizens can live, work, and play. The 79th Avenue and Encanto Boulevard streetscapes are designed to be pedestrian-priority areas, with a strong emphasis on interaction, comfort, and safety. The streetscape architecture along each of the frontages is uniquely designed to complement the planned nature and character of the streetscape, which will include bike lanes, parkways, wide sidewalks, an abundance of landscaping and shade, and pedestrian appropriate lighting. Currently, there are no sidewalks along either 79th Avenue or Encanto Boulevard, which does not support the walkable urban place-type envisioned in the Core Plan. The 79th Encanto PUD proposes public detached sidewalks along both 79th Avenue and Encanto Boulevard, providing pedestrian capacity, comfort, space, and mobility, as well as connecting the public and residents with a public plaza at the northeast corner of 79th Avenue and Encanto Boulevard. This application supports and implements the planned, walkable urban place-type envisioned in the Core Plan. Additionally, the improved pedestrian access supports transportation alternatives, including walking and biking, and access to a future LRT station. The wide detached sidewalks along 79th Avenue and Encanto Boulevard, bounded by landscaping and on-street parking, create a shaded, pedestrian friendly environment and a stronger sense of community. The streetscape improvements in the 79th Encanto PUD will be the first constructed under the Core Plan. It is anticipated that as other properties in the Core Plan are improved and/or redeveloped, they too will provide similar streetscape improvements that will eventually create an interconnected street and sidewalk network in the Core Plan area.



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Architecture. The 79th Encanto PUD incorporates high-quality architecture and design, along with the development standards based on the Core Plan and WU Code, that encourage an appropriate mixture of density and activity around a future LRT station and corridor. Architecture is planned to include enhanced 4-sided architecture with primary and secondary building materials, accents and trim details, expression lines, and the “pushing” and “pulling” of the wall planes, which collectively create a character that is appropriate to the context of the existing area and the future LRT station and corridor. Additionally, the use of façade components, building form, proportions, textures and materials, and colors help to express the position of each floor creating a human scale and visual interest in a walkable environment. Vacant Land. The 79th Encanto PUD encourages growth adjacent to a future LRT station and corridor, as envisioned in the Core Plan. Development of this vacant, underutilized Property will result a diverse community that provides new, affordable, and much needed housing opportunities for both senior and family living, while adding vibrancy to the area. The introduction of 575 new multi-family residential units within the Core Plan area represents a significant investment in the community for an underutilized out-parcel of Desert Sky Mall, while providing direct support for Desert Sky Mall and Ak-Chin Pavilion, as well the existing commercial, retail, and service uses to the southeast along 75th Avenue, which are also located within the Core Plan. Additionally, the 79th Encanto PUD furthers the goal for economic expansion within the Core Plan area by providing much needed housing and density to support the development, and redevelopment, of commercial and employment destinations, envisioned by the Core Plan.

* * * The 79th Encanto PUD incorporates the following Core Plan policies and recommendations regarding mobility, sustainability, and design, which are intended to create an active and vibrant urban environment:

Enhanced bicycle lanes for safer routes to schools and parks.

Bicycle parking and repair areas.

On-street parking and landscape buffers between sidewalks and vehicle travel lanes for enhanced pedestrian safety.

Decorative screening for off-street parking that is visible from the street.

Crosswalk connections with enhanced visibility, including a High-Intensity Activated Crosswalk (HAWK) system between the Property and Manuel “Lito” Peña Jr School.

Rideshare designated space(s).



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Electric car charging space(s).

Pedestrian facilities (benches, lighting, shade, open space, etc.) along 79th Avenue and Encanto Boulevard.

A public and resident plaza connecting element at the 79th Avenue and Encanto Boulevard intersection that provides a “gateway” into the Project.

Numerous pedestrian access points and nodes within and along the perimeter the Property to encourage pedestrian activity and social interaction.

A Primary Frontage design along 79th Avenue in accordance with the 79th Avenue

Transit Avenue Cross-Section.

A Secondary Frontage design along Encanto Boulevard in accordance with the

Encanto Boulevard Bicycle Avenue Cross-Section.

On-street parking along Encanto Boulevard.

Bicycle lanes along both 79th Avenue and Encanto Boulevard.

Limited driveway cuts (one per Primary Frontage and Secondary Frontage).

Enhanced visibility at crosswalks.

Enhanced (75%) shading along Primary and Secondary Frontage rights-of-way,

including tree shading and architectural features.

Pedestrian-oriented design—convenient, comfortable, and safe environment.

Use of additional pedestrian amenities, such as structural shade elements, seating,

information kiosks, and wayfinding signage.

Use of pedestrian scale lighting.

Sidewalk design including all 4 zones (Frontage, Pedestrian, Amenity, Curb).

Minimum 5 FT sidewalks.

Comprehensive landscape design, including 33% foundation landscaping.



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Bicycle parking and storage.

Architectural design to complement, enhance and contribute to the existing character

of the neighborhood and Maryvale Village.

Incorporate green screens to break up building mass.

Eliminate large areas of blank wall.

Provide a pedestrian scale elevation with demarcation of ground level through the

use of architecture, materials, finishes, landscaping, hardscape, and lighting.

Define pedestrian entrances with distinctive materials and architectural elements.

Create a transit-oriented corner event with a distinctive massing and plaza

incorporating individual architectural features, color, and materials, landscaping,

hardscape, and lighting.

Increase density to support the future LRT station and corridor and economic vitality

of Desert Sky Mall, Ak-Chin Pavilion, and other commercial, retail, and service uses in

the surrounding area.

Manage storm water environmentally; maximize landscape irrigation efficiency.

Parking screened behind buildings or landscape elements.

Provide on-site loading spaces.

The Project will transform this vacant, underutilized property into an active, vibrant use that

will enhance the livability of the Maryvale Village Core and further the long-term goals of the

Core Plan.



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Section 5. Permitted Uses

a. Permitted Uses Permitted Uses within the 79th Encanto PUD include:

All uses permitted in the R-3 (Multifamily Residence) District per Zoning Ordinance Section 615.

b. Temporary Uses Temporary Uses within the 79th Encanto PUD shall be subject to Section 708 of the Zoning Ordinance.

c. Accessory Uses Accessory Uses permitted in the R-3 (Multifamily Residence) District per Section 615 of the Zoning Ordinance, plus the following:

Community Garden Farmer’s Market Private Commercial Fishing Pond

Section 6. Development Standards Development Standards. The following development standards serve as the framework for the Project and support the level of intensity and building form that best integrates this development with surrounding area, while facilitating an urban, pedestrian-supported transit oriented project adjacent to a future LRT station and corridor. Design and Standards Alternatives. A design alternative is a deviation from the prescribed development standards and design guidelines that results in the furtherance of the goals for an urban pedestrian environment. Design alternatives shall demonstrate conformance with the intent of the following development standards and design guidelines, as well as the general intent and policies of the Walkable Urban Code and Transit Oriented District Policy Plans. The Design Review Committee (DRC) shall oversee and approve design alternatives and standards appeals beyond the scope of Planning & Development Department Director or designee approval.



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The Standards for the Design and Standards Alternatives are as follows:

1. Uses and height requirements may not be modified by Planning & Development Department staff as part of site plan review.

2. The maximum combined Planning & Development Department staff and/or Design Review Committee modification shall not exceed 35%.

3. Planning & Development Department staff may modify standards and design guidelines to accommodate existing conditions or as a design alternative, as follows: a. Up to 20% from the prescribed standards for minimum/maximum setbacks;

lot coverage; landscaping; and/or parking. b. Glazing and blank wall treatments may be modified by 15%. c. Substitute methods of meeting the intent for frontage types may be approved

in consultation with the Planning & Development Department Planning Director or his/her designee.

d. Planning & Development Department staff shall document the site specific justification for the design alternative(s) approval as part of the final site plan approval.

e. If a design alternative cannot be approved by staff, the applicant may file an appeal with the Design Review Committee.

4. The following may be modified by the DRC as design alternatives: a. Up to 35% for minimum/maximum setbacks; lot coverage; landscaping,

parking; and glazing and blank wall alternatives. b. Substitute methods of meeting the intent for frontages types. c. A design alternative shall be reviewed and acted upon by the DRC in

accordance with the procedural requirements of Section 507 of the Zoning Ordinance.

d. An approval from the DRC shall be included on the final site plan.



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a. Lot Standards

Primary Building Setbacks

Primary Frontage (79th Avenue) per Table 1303.2 T5

12 FT maximum from future ROW line 1

Secondary Frontage (Encanto Boulevard) per Table 1303.2 T5

10 FT maximum from future ROW line 2

Adjacent to Westridge Mall Circle 30 FT min.

All Other Lot Lines 10 FT min.

Parking Setbacks

Primary Frontage (79th Avenue) 15 FT min. or behind building from future ROW line 1

Secondary Frontage (Encanto Boulevard) 5 FT minimum from future ROW line 2

Adjacent to Westridge Mall Circle 20 FT minimum

All Other Lot Lines 10 FT minimum

Accessory Building Setbacks

Accessory buildings are subject to the Primary Building Setbacks. per Table 1303.2 T5

Lot Requirements

Lot Coverage per Table 1303.2 T5

80% maximum

Primary Building Frontage (79th Avenue) 60% minimum

Secondary Building Frontage (Encanto Boulevard) per Table 1303.2 T5

50% minimum

All Other Lot Lines No requirement

1 Primary Frontage Building Setback (79th Avenue) designed to accommodate the future LRT station and route along 79th Avenue in accordance with the 79th Avenue Transit Avenue Cross Section in the Core Plan. 2 Secondary Frontage Building Setback (Encanto Boulevard) designed in accordance with the Encanto Boulevard Bicycle Avenue Cross Section in the Core Plan.



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Frontage Types Allowed

Primary Frontage (79th Avenue) Patio

Secondary Frontage (Encanto Boulevard)

All Other Lot Lines No requirement

Glazing per Table 1303.2 T4

Primary and Secondary Frontages 1st Floor

25%

Primary and Secondary Frontages 2nd–4th Floors

25%; 15% East and West

All Other Lot Lines No Requirement

Building Height and Stepbacks

Building Height 48 FT maximum

Building Stepback per Table 1303.2 T5

No requirement

b. General Site Development Standards

Block Size

No maximum.

Building Placement per 1304.B

Buildings must be set back from lot boundaries as specified above and according to the following:

a. Corner lots shall comply with Section 31-13 of the City Code. b. Planning & Development Department staff have the authority to modify the

setback measurements up to 20 percent to accommodate existing conditions or a design solution consistent with a pedestrian experience.

c. Where public utility easements conflict with a required setbacks or building to dimensions, the measurement can be taken from the back of the easement.

Building Design per 1304.C

1. All sides of a structure should exhibit design continuity and contain multiple exterior accent materials that exhibit quality and durability.

2. Building facades visible from Westridge Mall Circle should have a level of trim and finish compatible with the façade of the Primary and Secondary Frontages.



10957.4.2307405.7

3. Monotonous building elevations should be avoided, building accents should be expressed through differing materials or architectural detailing rather than applied finishes such as paint, graphics, or forms of plastic or metal panels.

4.

Multiple buildings on the same site should borrow and incorporate (not duplicate) architectural styles, materials, forms, features, colors and compatible elements from the same site. These should include: continuation of distinctive rooflines, covered walkways alignments, consistent detailing of finish, accent features on all visible sides of structures, compatible shapes, material, wall and landscaping treatment.

5. The orientation of buildings, windows and balcony features should not significantly reduce or infringe on the existing privacy of adjacent single-family or multifamily residential districts.

Lighting Requirements per 1304.D

Lighting standards from Section 507 Tab A.II.A.8 and Section 23-100 of the City Code shall apply. Building and Shade Along 79th Avenue & Encanto Boulevard per Table 1304.F

1. A minimum of 75 percent of the sidewalk or pedestrian way should be shaded.

a. Shade calculations shall be based on the summer solstice at 12:00 p.m. b. Shade cast from a building may count towards shade calculations

2. Developments should include shading along their entire right-of-way frontage, excluding driveways, loading, and service berths.

3.

Required shade can be accomplished by one or a combination of the following methods:

a. Landscape and shade trees within the front setback, as per Planting Guidelines.

b. Structural shade elements, trellises, or covered walkways attached to the primary building. Depth should be a minimum of 6 FT measured from any point of ground floor facade to the exterior column or vertical plane of the overhang. The maximum head clearance should not exceed 20 FT measured from finish grade.

c. Detached shade structures should be a minimum of 6 FT in depth and a minimum of 16 FT in height and should incorporate architectural elements and design of the primary structure. Footers should be a minimum 6 FT from public utilities, measured from the outside of the utility.

d. Structures within 6 FT of a public utility (water/sewer line) should have a minimum 16 FT clear height and be removable.

e. Any projections into public right-of-way should be permitted only upon issuance of an encroachment permit as administered by the City and, if applicable, approval from affected public utility companies.

4. Private and/or public open space shade requirements per Open Space Improvements.



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Pedestrian Accessway Guidelines per 1304.H

Pedestrian ways, including paseos, should meet the following minimum standards:

1. Public pedestrian ways should be open for public access from 7:00 a.m. to 10:00 p.m., or during the public hours of any off-street parking areas to which they provide access, whichever is longer.

2. Pedestrian ways should be a minimum of 10 FT in width or a minimum of 6 FT in width when combined with a thoroughfare, or when provided as improved pedestrian alley access.

3. Pedestrian ways do not have to be straight, but should be entirely visible from one or both of the thoroughfares or private accessways with which they connect.

4. All ADA guidelines shall apply.

5.

Lighting should be provided to ensure safety and security. The following lighting treatment should be provided within pedestrian ways and paseos:

a. 15 FT maximum height of lighting fixtures. b. A minimum of 1 FT candle illumination should be maintained throughout a

pedestrian accessway or paseo. c. Uniform lighting should be placed along a pedestrian accessway or paseo to

avoid bright high glare areas and low visibility dark areas.

6.

One of the following elements should be provided at each street entrance to a public pedestrian accessway or paseo:

a. Bollard path light. b. Public art. c. Decorative directional signage. d. Building design elements that emphasize the entrance.

7. Alternative paving materials such as permeable pavers, porous concrete, or similar materials should be used for on-site hardscaping to reduce urban heat island effect, and to allow natural drainage and filtration.

Access/Circulation

1. All requirements of Section 507 Tab A.II.A.6.3 shall apply except Section 507 Tab A.II.A.6.3.1.

2. Private driveway and off-street parking may be accessed via 79th Avenue and Encanto Boulevard.

3. All vehicular maneuvering shall occur on-site.

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c. Frontage Standards

Applicability

Standards and frontage types in this section regulate the area between the property line and the front facade of a building in order to support an urban, pedestrian and transit oriented environment adjacent to a future LRT station.

Frontage Types per 1305.B.1

1.

Frontage types are limited to the Frontage Types Table, with the following exceptions:

a. Building facades may include multiple frontage types along their length. b. Frontage types may be different along the Primary and Secondary Frontages. c. Planning & Development Department staff may consider a frontage design

alternative when the design meets the intent of pedestrian and transit oriented frontages and facades. Appeals beyond staff level may be filed by applicants to the Design Review Committee per Section 1313.

Building Facades per 1305.B.2

Building facades hall be designed to provide a sense of human scale at the ground level by providing a clear architectural distinction between the ground floor and all additional stories.

1.

All structures should utilize clear windows. A clear window is a window that will allow a minimum of 75 percent of the visible light (as specified by the manufacturer) to be visible on either side of the window. No glazing requirement for ground floor dwelling units.

2. Ground floor blank walls visible from the public sidewalk should not exceed 20 linear FT without being interrupted by a window, or variation in building treatment or design.

3.

Facade treatments should be provided when a blank wall facade exceeds a continuous 20 linear FT. Treatments can be achieved through a combination of artwork, interactive displays, architectural features, landscape and trellises, with a minimum size of 30 SF per 20 linear FT of blank wall.

4. Mirrored and reflective glass are prohibited.

Projections Into Right-of-Way per 1305.B.4

1.

Where public utility easements, water/sewer lines or irregular lot lines cause conflicts with specific frontage types and frontage setback types, Planning & Development Department staff may modify numeric setback and landscape requirements up to 20% and allow build to dimensions to be taken from the back of the public utility easement.



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2. A minimum 16 FT height clearance needed from public water/sewer lines, unless shade is retractable or an encroachment permit is secured as administered by the City.

Projections Into Frontage Setbacks

Porches, patios, balconies, and shading devices, attached or detached to facades, may project into frontage setback up to 10 FT.

Corner Lots

Corner lots abutting an arterial street (79th Avenue) and along a future Light Rail Transit Corridor should enhance the pedestrian and transit oriented environment through at least one of the following:

a. Distinctive massing, angled or rounded building corners, courtyards and plazas;

b. Architectural features, colors and materials, or public art; c. Public entrances should be defined by the use of distinctive materials and

colors, and architectural elements;

Fence Standards

1.

Primary Frontage: a. Maximum 6 FT in height permitted within or bounding the Primary Frontage

Building Setback. Column caps permitted up to 6 FT 8 inches in height. b. Solid walls shall be permitted adjacent to the secondary entry drive along

79th Avenue. c. Above 3 FT to 6 FT allowed only as a 70% open view fence, unless screening

above grade utilities or trash enclosures.

2. Secondary Frontage: Maximum 6 FT in height. Above 4 FT to 6 FT allowed only as a 70 percent open view fence, unless screening above grade utilities or trash enclosures.

3. Fencing shall be permitted within or bounding any minimum or maximum building setback.



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d. Frontage Types Table

Frontage: PATIO

Entry Grade: Up to 60-inch maximum from sidewalk grade.

Requirements:

a. Patios required at the ground floor dwelling units immediately adjacent and oriented to 79th Avenue and Encanto Boulevard.

b. Patios may encroach no more than 6 FT into frontage setbacks.

c. Minimum depth: 8 FT.

d. Minimum area: 64 FT.

e. Patios should be enclosed on each side. Fencing requirements as per Fence Standards.

f.

The area between the property line and main facade of the building which is not improved with permanent hardscape shall be planted with live vegetation ground coverage and shrubs, excluding hardscape for pedestrian amenities.

e. Vehicular and Bicycle Parking Standards

Applicability

1. This section includes parking and loading standards. Section 702 remains applicable, unless modified in this section.

2.

Vehicular parking must be provided for each use in accordance with Table 1307.1 and as follows:

a. Minimum required vehicular parking is the sum of parking required for each use within a lot.

b. Vehicular parking may be limited to a maximum number of spaces by parking districts.

c. Other uses not identified below shall follow standards in Section 702 of the Zoning

Ordinance.

Minimum Required Vehicular Parking

Residential,

Multi-Family

Per Section 702 of the Zoning Ordinance. Additional 25% reduction when the off-street parking area is located within 1,320 feet from an existing or future LRT station when measured in a direct line from the building, and 10% reduction of required parking if the development is



10957.4.2307405.7

greater than 1,320 feet from a light rail station. The minimum required on-site vehicular parking is exclusively for the patrons of the subject parcel.

1. Special Needs Population. Additional reductions may be allowed as per Section 702.E.6 of the Zoning Ordinance.

2.

Shared Parking. The standard shared parking model developed and administered by the Planning & Development Department shall be used for shared parking reductions.

a. Two or more connected lots with a recorded, non-revocable shared use parking agreement;

b. Public or private parking facilities. A reduction in required parking up to 15 percent may be granted by the Planning & Development Department Traffic Engineer under the following conditions:

a. Required parking as per the 79th Encanto PUD. b. Properties or businesses approved to share parking must be approved under

a combined site plan.

3.

Required Loading Dock/Service Bays. A minimum one (1) loading dock/service bay shall be provided. The loading dock/service bay is limited to the following locations:

a. At Secondary Frontage within 50 feet of a non-street property line. b. At rear or side of the building not facing right-of-way.

Off-Street Vehicular Parking Location and Access

1. Parking must be set back from frontages per the Parking Setbacks.

2. Where vehicular parking is required, parking shall be fulfilled on the Property.

3. One (1) vehicular access point (curb cut) is permitted for every 100 feet of frontage.

4.

Pedestrian access to off-street parking should be provided from frontages, according to the following:

a. A minimum of one (1) walkway, stair, or elevator access point should be provided between the Primary and Secondary Frontages and off-street parking area(s) at or above sidewalk grade.

b. Pedestrian access walkways should be a minimum of five (5) FT. Exceptions identified in Section 1312 of the Zoning Ordinance.

Off-Street Parking Design

1. Setback per Parking Setbacks.

2.

Where visible from right-of-way, surface parking lots should provide a minimum landscape screening as follows:

a. A minimum of one two-inch caliper shade tree should be provided 20 FT on center or equivalent grouping within setback.



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b. Vehicles should be screened by a 40-inch-high decorative wall or solid evergreen hedge when adjacent to right-of-way.

Bicycle Parking

1. Bicycle parking required may be placed in a frontage setback and may be allowed in the right-of-way subject to review by the Planning & Development Department Traffic Engineer.

2. Bicycle parking should comply with ADA requirements and not impede on-site pedestrian access. A clearance of at least four (4) FT in width must be provided for pedestrian access.

3. Bike racks and/or storage areas should be located within 50 FT from building entry points.

4.

A bicycle rack should be a minimum of 30 inches from a wall or other obstruction. The minimum length for a bicycle parking should be 72 inches.

5. Bike racks and/or storage areas for public use should be located near high traffic areas and visible to the public, but should not impede the function of the pedestrian way.

Bicycle Parking and Amenity Standards

Multi-family residential development should provide common bicycle parking at 0.25 spaces for each residential unit, with a maximum of 50 spaces.



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f. Landscape Standards

General Standards

1.

Street trees and landscaping treatments shall be used for the entire Property exclusive of building(s) and structural shade provided in accordance with the landscaping requirements in this section, unless there is a conflict with an existing or proposed public utility or other easements.

2.

Planning & Development Department staff has the authority to accept modifications to landscaping requirements in the streetscape to accommodate public utility or other easement conditions, and to accept alternative design solutions consistent with a pedestrian environment.

3.

If street trees cannot be planted in the right-of-way, architecturally or artistically integrated public amenities should be provided. Amenities may include but not be limited to the following:

a. Structural shade elements (may be cantilevered). b. Seating (benches/chairs). c. Public art elements. d. Community information/news event board/kiosk. e. Area wayfinding signage. f. Designer light fixtures. g. Additional bike racks.

4. Street furniture may be located within the planter area. Street furniture may be located on public sidewalks only when additional width is available in compliance with ADA accessibility requirements.

Planting Guidelines

1.

Shade trees are limited to those specified in the 79th Encanto PUD. Alternate tree species may be approved if they are on the Arizona Department of Water Resources Phoenix AMA-3550 list. Tree locations in conflict with overhead power lines may use alternative tree species that are on the approved SRP or APS utility plant list.

a. Minimum caliper: two (2) inches. b. Trees in the right-of-way should be placed 25 FT on center or equivalent

grouping. c. A minimum 2.5 FT radius shall be clear of hardscape around the base of the

tree in the right-of-way. d. At installation a minimum 30% of all trees shall have a minimum caliper of

three (3) inches. e. 50% living vegetation ground coverage should be provided when a landscape

strip is present or required as part of redevelopment. f. When providing a double row of trees in the front setback or in the right-of-

way, trees should be a minimum of two (2) inch caliper with 30% of all trees a minimum of three (3) inch caliper. The rows should be placed parallel on



10957.4.2307405.7

either side of the sidewalk and when possible, staggered, to provide for maximum shade.

2.

Soil volume for shade tree planting is required according to tree spacing as follows: a. Root paths, soil trenches, soil vaults, engineered soil solutions, and

suspended sidewalk systems are permitted to meet soil volume requirements.

b. Up to 20% of required soil volume may be fulfilled by structural soil. c. Soil compacted during construction should be excavated and water settled.

Spacing Soil Volume (Cubic Feet)

+/- 25 FT +/- 240

3. All trees planted within ten feet of a public water/sewer main must comply with the Water Services Department’s Design Standards Manual for Water and Wastewater Systems or as approved by the Water Services Department.

Tree Species Guidelines

The following should be used in accordance with the guidelines established below for type of trees within the 79th Encanto PUD:

Permitted Shade Trees

Botanical Name Common Name Height (FT) Spread (FT) Acacia salicina Willow acacia 30 20

Acacia stenophylla Shoestring acacia 30 20 Dalbergia sissoo Indian Rosewood 40 25

Eucalyptus erythrocorys Red-cap gum 25 15 Eucalyptus microtheca Coolibah 35 25

Eucalyptus papuana Ghost gum 40 25 Fraxinus velutina fan west Fan west ash 50 30 Fraxinus velutina bonita Bonita ash 30 25

Olea europaea Swan hill, Wilsonii, Majestic

beauty—fruitless olives 30 25

Pistacia chinensis Chinese pistache 40 25 Parkinsonia ‘hybrid’ Hybrid Palo Verde 30 30 Quercus virginiana Live oak 40 30

Ulmus parvifolia Evergreen elm 40-60 30

Understory Trees

Botanical Name Common Name Height (FT) Spread (FT) Acacia aneura Mulga 20 15

Chilopsis linearis Desert willow 25 20 Chitalpa tashkentensis Chitalpa 25-30 20

Havardia pallens Tenaza 25 15 Pittosporum phillyraeoides Willow pittosporum 20 15

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Existing Landscape

1. Existing noxious or invasive plants species identified in below in the Prohibited Plants should be removed.

2. Removal of existing plants meeting the following criteria should be minimized:

a. Trees with four (4)inch caliper or larger; b. Native cacti 3 FT and taller or nonnative cacti 6 FT and taller.

Prohibited Plants

The following plants are prohibited: a. Artificial plants and artificial turf except within active open space or other similar

areas. b. Noxious or invasive plants species as identified on the University of Arizona

Nonnative Invasive Plants of Arizona list and the following:

Botanical Name Common Name

Arundo donax (L.) Giant cane, giant reed grass, elephant grass

Pennisetum setaceum (Forsk. Chiov) Fountaingrass

Rhus lancea (L.) African sumac

g. Open Space Improvements

Open Space Improvement Guidelines

1. Open space tree and landscaping requirements as specified in Landscape Standards.

2.

Alternative paving materials should be used on private property to reduce urban heat island effect, and to allow natural drainage and filtration.

a. Permeable paving, porous concrete or similar materials should be installed adjacent to treewells. The design should ensure adequate watering and root growth.

b. Alternative materials such as brick pavers, permeable concrete pavers, granite, and/or flagstone should be encouraged on public walkways.



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h. Design Development Considerations

General Considerations

1.

Walking and bicycling should be encouraged, particularly in support of existing and future transit services:

a. People should be provided the opportunity to walk, ride a bicycle, or use transit;

b. People should be provided the opportunity to drive less, and to park once and walk to nearby destinations;

c. Outdoor pedestrian activities within public rights-of-way should be encouraged;

d. A high level of amenities, including public shade, should be provided for pedestrians’ and other users’ comfort and convenience;

e. An adequate level of access for automobiles should be maintained and their use integrated safely with pedestrians, bicyclists, and other users.

2. Sufficient density of residents should be encouraged within proximity of existing and future transit service.

3.

Personal safety should be specifically considered in relationship to an existing or future transit supportive urban environment:

a. The public’s safety should be protected by employing environmental design to promote situational awareness and by visually and physically defining the public and private realms;

b. Sidewalks, pedestrian passages, and streets should be adequately illuminated;

c. Illumination should not leave areas of contrast which permit concealment; d. Lighting should not create glare for pedestrians or drivers.

4.

Property owners and users of the public realm should be provided adequate access to light and air:

a. Property value and the healthfulness of the public realm should be protected by allowing equal access to light and air;

b. Urban heat island effect should be limited by increasing access to light and air.

5.

Parking should be regulated in order to support a walkable and transit-connected environment, providing for the needs of all users:

a. The supply of parking should be adequate for the uses it serves; b. The displacement of building and land uses by parking should be minimized; c. Parking should be allocated to locations in which it will support, not interfere,

with walkability.

6.

The public realm should be regulated to assist and support an active pedestrian oriented realm and to cool streets, sidewalks, and buildings:

a. Local microclimate and environment should be moderated through the application of trees and landscaping to: i. Improve air quality;



10957.4.2307405.7

ii. Mitigate noise pollution; iii. Provide seasonal shade, sun and temperature regulation; iv. Reduce reflected light; v. Mitigate wind gusts;

vi. Provide a permeable barrier between sidewalks and vehicular lanes; vii. Reduce hot pavement;

viii. Reduce runoff by intercepting and percolating rainwater; ix. Conserve soil and prevent erosion through vegetative cover, root

growth, and windbreaks; x. Conserve water through xeriscape and design strategies.

Section 7. Signs Signage shall comply with the Transect 5 standards in Section 1308 of the Zoning Ordinance.

Section 8. Fences / Walls Where there is no building immediately adjacent to the Primary or Secondary Frontage, the 79th Encanto PUD includes fence and wall standards to further define and reinforce these streetscapes, while creating a sense of safety for residents. Fencing/walls shall comply with the Fence Standards and Exhibit 14: Fences/Walls and Signage Plan.

Section 9. Sustainability The 79th Encanto PUD is designed with a focus on a range of sustainability considerations—

all reasonable attempts will be made to increase opportunities for residents to reduce water

and electricity consumption through shading, window design, and building mechanics.

Importantly, the Project’s density and proximity to the Maryvale Village core increase its

sustainability profile. This project, as an affordable housing development, will comply with

the energy requirements of the Arizona Department of Housing.

Additionally, the 79th Encanto PUD attempts to leverage sustainable building design

elements to create a living environment that is healthier for its residents. Dominium is

exploring options to improve ‘building health’ in line with state-of-the-art building

standards. The Project will seek to positively impact human health and well-being through

thoughtful design and engineering upgrades addressing air, water, light, fitness, comfort and

mental wellbeing. Taken together, the Project's mutually reinforcing goals of environmental

sustainability and resident wellness will result in the construction of a project that fits within

the City’s goal for sustainable building practices.



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Drought tolerant vegetation will be used in the landscape design and throughout the surface

parking areas around the new building. All drought tolerant vegetation will follow the

Arizona Department of Water Resources plant list and Arizona Nursery Association

standards. The parking areas will be designed to provide a significant amount of shade trees,

both interior to the parking and along the street frontage, creating a walkable environment

and inviting street presence. Public walkways within the public right-of-way to be shaded

75% and all on-site pedestrian walkways to be shaded 50%.

The development shall incorporate the following sustainability elements:

LED building and landscape accent lighting.

Lush foundation plantings containing 75% living vegetation ground coverage within

5 feet of building base containing low water use plantings.

Pedestrian benches along streetscape frontages.

High efficiency insulated glazing.

Low VOC paints, carpet and flooring.

LED/CFL interior lighting.

Low flow plumbing fixtures.

Low E insulated glass.

High efficiency HVAC units.

Providing bike parking areas to allow residents an opportunity to have alternative

mode of transportation.

Use of drought tolerant plants.



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Section 10. Vehicular Circulation, Parking & Connectivity Vehicular Circulation & Parking. Primary vehicular access to both communities will be provided along Encanto Boulevard. Upon arrival, residents and guests will be greeted by a landscaped boulevard-type entryway leading to a roundabout that serves as an entry focal point. The entryway and roundabout will be finished with enhanced hardscape, such as colored and/or stamped concrete or pavers, along with community and wayfinding signage. A second point of vehicular access is provided to the multi-family residential community along 79th Avenue. A gated emergency drive to the senior living community is provided along Westridge Mall Circle. The primary and secondary vehicular access drives connect guests to visitor parking planned adjacent to the family-oriented residential community clubhouse (northwest of the roundabout) and the senior living community lobby/leasing office (east of the roundabout). They also connect residents to gated resident-only parking, which is located behind the buildings and/or setback and screened from the 79th Avenue and Encanto Boulevard frontages. Parking, which includes a total of 968 spaces, will be surface or covered surface parking spaces. See Exhibit 13: Circulation Plan. Pedestrian Connectivity. The 79th Encanto PUD promotes a walkable environment that is comfortable, convenient, healthy, and sustainable for both the public and residents adjacent to a future LRT station and corridor. On-site and off-site pedestrian connectivity, along with access to the future LRT station and corridor, is paramount. The 79th Encanto PUD establishes a development that introduces a more urban form and pattern from the ground up as called for in the Core Plan, within an area that has historically been developed around the automobile. Primary pedestrian access for residents is planned at the northeast corner of 79th Avenue and Encanto Boulevard adjacent to the public plaza and future LRT station and corridor. The plaza will feature tree groupings and streetscape furnishings, such as benches, providing the public and residents a shaded, comfortable environment when walking in the area or waiting for the future LRT. The internal pedestrian network provides residents several secondary connections (4 along 79th Boulevard; 2 along Encanto Boulevard) to the wide, detached sidewalks and bike lanes along 79th Avenue and Encanto Boulevard. The on-site and off-site pedestrian network will be shaded and appropriately sized to maximize pedestrian comfort and safety (except where not possible due to utility conflicts or vehicular access drives). Shading will be achieved through use of landscaping, building placement, and/or architecture projections or elements, such as canopies, awning, overhangs, etc. Gates will be provided at all pedestrian nodes. To provide for the safe crossing of 79th Avenue for students going to the Manuel “Lito” Peña Jr School, the 79th Encanto PUD proposes a high-intensity activated crosswalks (HAWK) system between the site and the primary school to the west. The HAWK crossing is preliminarily planned to connect to the sidewalk adjacent to the south driveway of the Manuel “Lito” Peña Jr School.



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Resident pedestrian access to Desert Sky Mall is provided along Westridge Mall Circle (North Center Road) via Encanto Boulevard and an east-west pedestrian paseo adjacent to the north side of the Property.

Section 11. Water, Wastewater and Drainage

Water. The Project will connect to existing 8-inch water lines in both 79th Avenue and Encanto Boulevard. Additionally, there is also a 16-inch transmission main in Encanto Boulevard. Water taps and meters will be provided off of the Encanto Boulevard frontage for both domestic and irrigation water to the Project. A private looped fire line will be provided through the Property. A fire hydrant flow test will be performed on the main in Encanto Boulevard. Wastewater. 8-inch sewer lines exist in both 79th Avenue and Encanto Boulevard. The Project is planned to upsize the 8-inch line in Encanto Boulevard to a 10-inch line, extending from the easternmost connection to Manhole #102 in the intersection of 79th Avenue and Encanto Boulevard. If the Project connects to the existing 8-inch sewer line in 79th Avenue, that line may also need to be upsized to 10-inch from the point of connection to Manhole #102. The Project will provide an on-site private network of sanitary sewer lines that will serve all buildings. If possible, this system will be designed to provide all gravity flow. Drainage. An approximately 4.5 acre out-parcel used for detention is located to the immediate northeast, which collects runoff from a majority of Desert Sky Mall. This detention basin has two outlet pipes: The first is 24-inches wide and runs to the west; the second is 18-inches wide and runs to the south. The detention basin is designed to accept flows from the Desert Sky Mall and release them gradually, cutting the peak flow. From the detention basin outfalls, open channels cross the Property generally running west to 79th Avenue and then south along the 79th Avenue frontage, and south to Encanto Boulevard and then west along the Encanto Boulevard, with both channels reaching the southeast corner of the Property. From here, the channels are intercepted by a pipe and headwall, and runoff is accepted into an existing public storm drain system at the intersection of 79th Avenue and Encanto Boulevard. The public storm drain system continues west in Encanto Boulevard. The Project will not impact the existing detention basin. The open channels downstream from the detention basin will be modified as necessary to accommodate the Project, while maintaining the same flow capacity. A majority of the channels will be converted to underground piping. To accommodate the increased runoff from the Project, a network of underground retention tanks will be constructed on the Property. These retention tanks will be sized to accommodate the 100 year, 2 hour storm event, as required by the city of Phoenix. This underground retention system will discharge by drywell, and will be designed to drain within 36 hours pursuant to applicable city of Phoenix and Maricopa County requirements.



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Section 12. Phasing

The development may be constructed in one or more phases, depending on market

conditions. Plans for each phase will be submitted to the City for review to ensure proper

and orderly development.



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Exhibits

Exhibit 1

Land Use Map

W ENCANTO RD

N 7

9TH

AV

E

N 7

5TH

AV

E

I-10

101

ARCHITECTURE PLANNING LANDSCAPE ARCHITECT URE

602.952.8280p www.toddassoc.com

Project No. DateTODD & ASSOCIATES, INC.

SENIOR/FAMILY HOUSING @ NEC 79TH AVE. & ENCANTO BLVD.Phoenix, Arizona

19-2039-01 07-10-2020SCHEMATIC DESIGN

P.U.D. SUBMITTAL

LAND USE MAPSHEET

OF2

7-10-20

Exhibit 2

Surrounding Use Aerial Map

SUBJECT SITEC-2 AND RSC

ZONING

W ENCANTO RD

N 7

9TH

AV

E

N 7

5TH

AV

E

THOMAS RD

DESERT SKY MALLRSC ZONING

MANUEL PENA JRELEMENTARY SCHOOL

R1-6 ZONING

CARTWRIGHT UNIFIEDSCHOOL DISTRICT

C-2 ZONING

LIBRARYC-2 ZONING

COMMERCIALC-2 ZONING

COMMERCIALRSC ZONING




COMMERCIALRSC ZONING

COMMERCIALRSC ZONINGDESERT SKY

TRANSIT CENTERC-2 ZONING


SINGLE FAMILYRESIDENTIALC-2 ZONING

AK-CHIN PAVILIONC-0 ZONING

C-2 ZONING

C-2 ZONING

C-2 ZONING

SINGLE FAMILYRESIDENTIAL

PAD 15 ZONING

SINGLE FAMILYRESIDENTIALR1-6 ZONING

SINGLE FAMILYRESIDENTIALR1-6 ZONING

PERALTAELEMENTARY SCHOOL

R1-6 ZONING



N CENTER RD

W VIRGINIA AVE

W CARTWIGHT AVE






P.U.D. SUBMITTAL

AERIAL MAPSHEET

OF1

7-10-20

Exhibit 3

Conceptual Site Plan

Exhibit 4

Senior Living Community


Exhibit 5

Senior Living Community

Conceptual Building Elevations

7-10-20

Exhibit 6

Multi-Family Residential Community


Exhibit 7

Multi-Family Residential Community


A

D

E

H

PAINT COLOR 1

PAINT COLOR 2

PAINT COLOR 3

PAINT COLOR 4

HARDIE PLANK LAP SIDING

FACE BRICK

METAL PERFORATED RAILING

RESIDENTIAL WINDOW FRAME

SMOOTH FACE CMU

SHERWIN WILLIAMS - SW 7627 - WHITE HERON

SHERWIN WILLIAMS - SW 7644 - GATEWAY GRAY

SHERWIN WILLIAMS - SW 6250 - GRANITE PEAK

SHERWIN WILLIAMS - SW 7599 - BRICK PAVER

HARDIE PLANK LAP SIDING - SMOOTH (PAINT COLOR 4)

SUMMIT BRICK COMPANY (OR EQUAL) - 751 LL - THISTLEDOWN

MCNICHOLS (OR EQUAL) - PERFORATED METAL, 1/4" ROUND ON 3/8" STAGGERED CENTERS

THERMO-TECH (OR EQUAL) - CLASSIC SERIES "TAN"

SUPERLITE BLOCK (OR EQUAL) - GRAY, CHARCOAL

AMILY 12- NIT B ILDIN ELEVATI N

\Or

METAL AWNING

L METAL AWNING

HH

MfflMMMMMB MallfflMMMMI

Mr7" :

7MillerFM.• kt7t.

STUCCO

FRONT & REAR ELEVATION

MECHANICAL UNIT

SCALE: 1/8" = 11-0"

\—STUCCO \—PRECAST / METAL STAIR SYSTEM

LEFT & RIGHT ELEVATION SCALE: 1/8" = 11-0"

iT4TO.

THIRD FLOOR

SECOND FLOOR ‘fr

FINISH FLOOR

a T O

THIRD FLOOR

„NDa

FINISHa

SENIOR/FAMILY HOUSING NEC 79TH AVE. 84( ENCANTO BLVD. TODD & ASSOCIATES, INC. ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE 602.952.8280p www.toddassoc.com

Phoenix, Arizona

6 zi' 16

[ SHEET

34A

SCHEMATIC DESIGN Project No. 19-2039-01 Date 07-10-2020

P.U.D. SUBMITTAL diPDOMINIUM

LU

o

LU

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METAL AWNING

A

D

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PAINT COLOR 1

PAINT COLOR 2

PAINT COLOR 3

PAINT COLOR 4


FACE BRICK



SMOOTH FACE CMU

AMILY 24-



SHERWIN WILLIAMS - SW 6250- GRANITE PEAK







B ILDIN TI N

SCALE: 1/8" = 11-0"

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SENIOR/FAMILY HOUSING NEC 79TH AVE. 8( ENCANTO BLVD. TODD 8( ASSOCIATES, INC.

ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE


Phoenix, Arizona

FINISH FLOOR

116

í SHEET

35A


P.U.D. SUBMITTAL

4>DomiNium

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a BMMItrnMILIMPIPM ab aalg - nlra VIOLS

FRONT ELEVATION

THIRD FLOOR

T.O. PLATE

THIRD FLOOR ‘-r

106 SECOND FLOOR NY

FINISH FLOOR

'C'2ALE: 1/8" = 11-0"

3041E' T.O. PLATE

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, 10'-6' oh. SECOND FLOOR •-r

FINISH FLOOR

SCALE: 1/8" = 11-0"

11.0. PLATE •-r

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10-6 SECOND FLOOR \if

LEFT & RIGHT ELEVATION

SENIOR/FAMILY HOUSING NEC 79TH AVE. & ENCANTO BLVD. Phoenix, Arizona

0

SCALE: 1/8" = 11-0"

16'

SHEET

36A

TODD & ASSOCIATES, INC. ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE 602.952.8280p www.toddassoc.com


P.U.D. SUBMITTAL

Exhibit 8

Clubhouse and Fitness


SENIOR/FAMILY HOUSING @ NEC 79TH AVE. 8( ENCANTO BLVD. Phoenix, Arizona

SHEET

41

dtPDOMINIUM TODD & ASSOCIATES, INC. ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE



P.U.D. SUBMITTAL

L1.1

o

L1.1

X L1.1

CN

maid_

MECHANICAL UNIT

FRONT ELEVATION

T.O. PLATE

FINISH El:00R

A

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E

H

PAINT COLOR 1

PAINT COLOR 2

PAINT COLOR 3

PAINT COLOR 4


FACE BRICK



SMOOTH FACE CMU










REAR ELEVATION

SCALE: 1/81' = 11-0"

MECHANICAL UNIT

1.0. PLATE

411<"1"11111 FINISH FL5°90-

SCALE: 1/8" = l'-O"

FINISH FLOOR

RIGHT ELEVATION SCALE: 1/81T =

LEFT ELEVATION SCALE: 1/8" = l'-O"

• S SCAL.1 8" = l'-0"

\Or SENIOR/FAMILY HOUSING NEC 79TH AVE. 8( ENCANTO BLVD.

TODD & ASSOCIATES, INC. ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE


Phoenix, Arizona

0 4' 8' 16 SHEET

38A


P.U.D. SUBMITTAL dtDOMINIUM

METAL FASCIA A -E

Fcr

OP OF PARAP Set

S

A

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D

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PAINT COLOR 1

PAINT COLOR 2

PAINT COLOR 3

PAINT COLOR 4


FACE BRICK



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MECHANICAL UNIT










• L

FRONT ELEVATION

,0÷,°E0P-

FINISH a

REAR ELEVATION

SCALE: 1/8" = l'-0"

FINISH FLOOR

SCALE: 1/8" = l'-0"

FINISH FLO0IS

RIGHT ELEVATION SCALE: 1/8" = l'-0"

LEFT ELEVATION

SENIOR/FAMILY HOUSING NEC 79TH AVE. 8( ENCANTO BLVD. TODD 84( ASSOCIATES, INC.

ARCHITECTURE PLANNING LANDSCAPE ARCHITECTURE


Phoenix, Arizona

SCALE: 1/8" = l'-O"

SCALLLI 8" = 1'-0"

0 4' 8' 116 SHEET

39A


P.U.D. SUBMITTAL dtPDOMINIUM

Exhibit 9

Conceptual Plaza Perspective






P.U.D. SUBMITTAL

SHEET

OF40

PLAZA RENDERING

7-10-20

Exhibit 10

79th Avenue and Encanto Boulevard Streetscapes

Exhibit 11

Conceptual Pedestrian Nodes






P.U.D. SUBMITTAL

SHEET

OF42

PEDESTRIAN NODE RENDERING

7-10-20

Exhibit 12

Shade Calculations

BLDG 73 STORY

BLDG 83 STORY

BLDG 93 STORY

BLDG 103 STORY

BLDG 113 STORY

N. 79TH AVE.

SENIORAPARTMENTBUILDING4 STORY

BLDG 63 STORY

4 STORYSENIOR-

RESTRICTEDBUILDING

W ENCANTO BLVD.

BLDG 53 STORY

N. 79TH AVE.

BLDG 123 STORY BLDG 13

3 STORY






P.U.D. SUBMITTAL

LAN

DSC

APE

CA

LCUL

ATIO

NS

TOTAL PROPOSED SIDEWALK AREA:SHADE - 79TH AVENUE

TOTAL PROPOSED TREE SHADEAREA @ MATURITY

13,478 SQ FT

10,108 SQ FT

TOTAL SHADE PERCENTAGE: 75%

LEG

END

SHADE CANOPY AT MATURE GROWTH

TOTAL PROPOSED SIDEWALK AREA:SHADE - ENCANTO BOULEVARD

TOTAL PROPOSED TREE SHADEAREA @ MATURITY

10,428 SQ FT

7,821 SQ FT

TOTAL SHADE PERCENTAGE: 75%

SHEET

OF16

SIDEWALK SHADE COVERAGE@ TREE'S MATURITY


PROPOSED TREE LOCATION PROPOSED TREE LOCATIONPROPOSED RIGHTOF WAY

EXISTING RIGHTOF WAY

PROPOSED RIGHTOF WAY



PROPOSED TREE LOCATIONPROPOSED RIGHTOF WAY @ BACKOF SIDEWALK


PROPOSED RIGHTOF WAY @ BACKOF SIDEWALK



PROPOSED TREE LOCATION

PROPOSED RIGHTOF WAY

EXISTING RIGHTOF WAYSIDEWALK SHADE COVERAGE

@ TREE'S MATURITY

PROPOSED TREE LOCATION

MAIN ENTRY

1 ENCANTO BLVD. SHADE EXHIBITSCALE: 1" = 40'-0"

2 79TH AVENUE SHADE EXHIBITSCALE: 1" = 40'-0"

3 79TH AVENUE SHADE EXHIBITSCALE: 1" = 40'-0"

SHADE EXHIBIT

7-10-20

Exhibit 13

Circulation Plan

154'-8"

76'-6"

216'-3"

76'-6"

85'-7"

76'-6

"

85'-7"

76'-6

"

154'-8"

76'-6

"

154'-8"

76'-6

"

154'-8"

76'-6"

154'-8"

76'-6"

154'-8"

76'-6

"

154'-8"

76'-6

"

154'-8"

76'-6

"

154'-8"

76'-6"

154'-

8"

76'-6"

154'-

8"

76'-6"

154'-

8"

76'-6"

MAINT.

154'-8"

76'-6

"

BLDG 3TYPE 2

3 STORY

BLDG 1TYPE 1

3 STORY

BLDG 4TYPE 1

3 STORY

2 STORYCLUBHOUSE

W/ UNITS ABOVE

FITNESS

CLUB/LEASING

TOTLOT

POOL

TOTLOTBLDG 1

TYPE 13 STORY

BLDG 5TYPE 1

3 STORY

BLDG 6TYPE 1

3 STORY

BLDG 7TYPE 1

3 STORY

BLDG 8TYPE 1

3 STORY

BLDG 10TYPE 1

3 STORY

BLDG 11TYPE 1

3 STORY

BLDG 12TYPE 3

3 STORY

BLDG 13TYPE 1

3 STORY

BLDG 14TYPE 1

3 STORY

BLDG 16TYPE 1

3 STORY

BLDG 9TYPE 2

3 STORY

BLDG 15TYPE 1

3 STORY

PA

D-1

4 ZO

NIN

GSI

NG

LE F

AM

ILY

C2

ZON

ING

SIN

GLE

FA

MIL

Y

C-2 ZONINGCOMMERCIAL

R1-6 ZONING

MANUEL PENA JR.ELEMENTARY SCHOOL

DETENTION BASIN

DESERT SKY MALL

4 STORYSENIOR-

RESTRICTEDBUILDING

POOL

OPENSPACE

PLAZA

N 78TH AVE

DESERT SAGE LIBRARYC-2 ZONING

RSCZONING

WES

T EN

CA

NTO

BO

ULEV

ARD

NORTH 79TH AVENUE

LOADING

GATE

RSC ZONING(NOT A PART OF THIS PROJECT)

N CENTER RDWES

TRID

GE MALL

CIRCLE






P.U.D. SUBMITTAL

0 50' 100' 120'

SCALE: 1" = 100'-0"

CIRCULATION LEGEND

RESIDENT CIRCULATION(PRIVATE)

PUBLIC CIRCULATION

ON STREETVEHICULAR CIRCULATION

PEDESTRIAN NODE

ON SITEVEHICULAR CIRCULATION

RESIDENT ENTRY POINT

CIRCULATION PLANSHEET

OF18

7-10-20

Exhibit 14

Fences/Walls and Signage Plan

1

LEG

END

2

4

5

6

7

8

3'-0" METAL PICKET VIEW FENCE WITHCOLUMNS OVER 3'-0" CMU WALL WITHBRICK VENEERSEE DETAIL #2 ON WALL DETAILS SHEET

6'-0" METAL PICKET VIEW FENCE WITH CMUCOLUMNSSEE DETAIL #1 ON WALL DETAILS SHEET

PEDESTRIAN GATESSEE DETAIL #5 ON WALL DETAILS SHEET

6'-0" CMU WALLSEE DETAIL #4 ON WALL DETAILS SHEET

SLIDING VEHICULAR GATESEE DETAIL #8 ON WALL DETAILS SHEET

5'-0" METAL PICKET POOL FENCE,SEE DETAIL #6 ON WALL DETAILS SHEET

4'-0" METAL PICKET TOT LOT FENCE,SEE DETAIL #7 ON WALL DETAILS SHEET

3 3'-0" METAL PICKET VIEW FENCE WITHCOLUMNS OVER 3'-0" CMU WALL WITHSTUCCO AND PAINTSEE DETAIL #3 ON WALL DETAILS SHEET

WALLS

SIGNSA

B PROJECT ENTRY MONUMENT SIGN

CORNER PLAZA MONUMENT SIGN AT NEC OF79TH AVENUE AND ENCANTO BOULEVARD

7-10-20

2

METAL PICKET FENCEOVER CMU WALL W/ BRICK VENEER

SCALE: 1/2" - 1'-0"

4 CMU WALLSCALE: 3/4"=1'-0

1

METAL PICKET FENCEWITH COLUMNS

SCALE: 1/2" = 1'-0"

6 POOL FENCE AND GATESCALE: 1/2"=1'-0"

7 TOT LOT FENCE AND GATESCALE: 1/2"=1'-0

5 PEDESTRIAN GATESCALE: 1/2" - 1'-0"

8 SLIDING VEHICULAR EXIT/EMERGENCY GATESCALE: 1/2"=1'-0

GATE DIRECTIONGATE DIRECTIONCL

ELEVATION

2" M

AX

DISTANCE VARIES, PER PLANS

2'-0" COLUMN 8'-0" FENCE PANEL, TYP

ELEVATION

6'-0

"



ELEVATION

2" M

AX6'

-0"



ELEVATION

2" M

AX

3

METAL PICKET FENCEOVER CMU WALL W/ STUCCO FINISH

SCALE: 1/2" - 1'-0"

6'-8

"

2'-0" COLUMN

ELEVATION


6'-8

"

6'-0

"6'-8

"

6'-0" CMU WALL WITHSTUCCO VENEER TOMATCH ARCHITECTURE

6'-8" CMU COLUMNWITH BRICK VENEER TOMATCH ARCHITECTURE

PRECAST CONCRETECAP

PRECAST CONCRETECAP


METAL PICKET FENCE,PAINTED TO MATCHARCHITECTUREMETALWORK. 3/4"PICKETS @ 4" O.C. WITH1 1/2" BOTTOM, MID,AND TOP RAIL. 2" POSTS

4" O.C.PRECAST CONCRETECAP



3'-0" CMU WALL WITHBRICK VENEER TOMATCH ARCHITECTURE

PRECAST CONCRETECAP



3'-0" CMU WALL WITHSTUCCO VENEER TOMATCH ARCHITECTURE

ELEVATION

6'-0

"6'-8

"

54" M

IN

3'-6" GATE

1'-6" MINON PULL

SIDE2'-0" COLUMN

6'-0

"6'-8

"

2" M

AX

10"

METAL PICKET FENCE,SEE DETAIL #16'-8" CMU COLUMNWITH BRICK VENEER TOMATCH ARCHITECTURE

PRECAST CONCRETECAP

METAL PICKET GATE,PAINTED TO MATCHARCHITECTUREMETALWORK. 3/4"PICKETS @ 4" O.C. WITH1 1/2" BOTTOM, MID,AND TOP RAIL. 2" POSTS

10" METAL KICK PANEL


5'-0

"5'-8

"

54" M

IN

3'-6" GATE

1'-6" MINON PULL

SIDE 2'-0" COLUMN2"

MA

X

10"

METAL PICKET FENCE,SEE DETAIL #1


PRECAST CONCRETECAP

METAL PICKET GATE, PAINTEDTO MATCH ARCHITECTUREMETALWORK. 3/4" PICKETS @4" O.C. WITH 1 1/2" BOTTOM,MID, AND TOP RAIL. 2" POSTS

PANIC BAR



3'-6" GATE

10"

METAL PICKET FENCE,SEE DETAIL #1

METAL PICKET GATE, PAINTEDTO MATCH ARCHITECTUREMETALWORK. 3/4" PICKETS @4" O.C. WITH 1 1/2" BOTTOM,MID, AND TOP RAIL. 2" POSTS


4"4"

4'-0

"

GATE DIRECTION

CL

13'-0"

6'-6"

4"4"

6'-8

"

6'-0

"

4" O.C.

6'-6"

13'-0"

6'-6"6'-6"

26'-0"

METAL PICKET FENCE,SEE DETAIL #16'-8" CMU COLUMNWITH BRICK VENEER TOMATCH ARCHITECTURE

PRECAST CONCRETECAP

METAL PICKET GATE,PAINTED TO MATCHARCHITECTUREMETALWORK. 3/4"PICKETS @ 4" O.C. WITH2" BOTTOM, MID, ANDTOP RAIL. 3" POSTS

1/8" METAL PANEL,WELDED FLUSH WITHOUTSIDE OF FRAME

1'-8

"3'

-0"






P.U.D. SUBMITTAL

WALL DETAILSSHEET

OF15

7-10-20



10957.4.2307405.7

Appendix

Appendix A

Legal Description

THAT PORTION OF THE NORTHEAST QUARTER OF SECTION 35, TOWNSHIP 2 NORTH, RANGE 1 EAST OF

THE GILA AND SALT RIVER BASE AND MERIDIAN, MARICOPA COUNTY, ARIZONA, DESCRIBED AS

FOLLOWS:

COMMENCING FOR A TIE AT THE NORTH QUARTER CORNER OF SAID SECTION 35, THE NORTHEAST

CORNER BEARS NORTH 89 DEGREES 56 MINUTES 36 SECONDS EAST, A DISTANCE OF 2598.21 FEET;

THENCE SOUTH 01 DEGREES 48 MINUTES 08 SECONDS WEST ALONG THE WEST LINE OF SAID

NORTHEAST QUARTER, 1007.93 FEET;

THENCE SOUTH 88 DEGREES 11 MINUTES 52 SECONDS EAST, A DISTANCE OF 35.00 FEET TO THE TRUE

POINT OF BEGINNING;

THENCE CONTINUING SOUTH 88 DEGREES 11 MINUTES 52 SECONDS EAST, 255.00 FEET;

THENCE SOUTH 01 DEGREES 48 MINUTES 08 SECONDS WEST, A DISTANCE OF 147.99 FEET TO A POINT

OF CURVATURE LEFT;

THENCE ALONG SAID CURVE LEFT HAVING A RADIUS OF 274.50 FEET, A CENTRAL ANGLE OF 51 DEGREES

30 MINUTES 56 SECONDS, AN ARC DISTANCE OF 246.81 FEET TO A POINT OF TANGENCY;

THENCE SOUTH 49 DEGREES 42 MINUTES 47 SECONDS EAST, 254.71 FEET;

THENCE SOUTH 35 DEGREES 13 MINUTES 22 SECONDS WEST, 331.94 FEET;

THENCE SOUTH 52 DEGREES 18 MINUTES 46 SECONDS EAST, 588.03 FEET;

THENCE NORTH 40 DEGREES 17 MINUTES 13 SECONDS EAST, 303.97 FEET;

THENCE SOUTH 49 DEGREES 42 MINUTES 47 SECONDS EAST, A DISTANCE OF 157.08 FEET TO A POINT

OF CURVATURE LEFT;

THENCE ALONG SAID CURVE LEFT HAVING A RADIUS OF 300.00 FEET, A CENTRAL ANGLE OF 09 DEGREES

26 MINUTES 53 SECONDS, AN ARC DISTANCE OF 49.47 FEET TO A POINT OF REVERSE CURVATURE;

THENCE ALONG SAID CURVE RIGHT HAVING A RADIUS OF 20.00 FEET, A CENTRAL ANGLE OF 59 DEGREES

09 MINUTES 18 SECONDS, AN ARC DISTANCE OF 20.65 FEET TO A POINT OF TANGENCY;

THENCE SOUTH 00 DEGREES 00 MINUTES 22 SECONDS EAST, A DISTANCE OF 482.51 FEET TO A POINT

OF CURVATURE RIGHT, SAID POINT BEING ON THE NORTH RIGHT OF WAY LINE OF ENCANTO BLVD AS

RECORDED IN INSTRUMENT NO. 87-023218, M.C.R.;

THENCE ALONG SAID NORTH RIGHT OF WAY LINE, ON SAID CURVE RIGHT, HAVING A RADIUS OF 34.42

FEET, A CENTRAL ANGLE OF 54 DEGREES 26 MINUTES 15 SECONDS, AN ARC DISTANCE OF 32.70 FEET;

THENCE SOUTH 89 DEGREES 59 MINUTES 38 SECONDS WEST ALONG SAID NORTH RIGHT OF WAY LINE,

577.30 FEET TO A POINT ON A CURVE TO THE RIGHT HAVING A RADIAL BEARING OF NORTH 42 DEGREES

30 MINUTES 32 SECONDS EAST, LYING ON THE NORTH RIGHT OF WAY LINE AS RECORDED IN

INSTRUMENT NO, 87 023218 M.C.R.;

THENCE ALONG SAID NORTH RIGHT OF WAY ON SAID CURVE RIGHT HAVING A RADIUS OF 24.42 FEET, A

CENTRAL ANGLE OF 47 DEGREES 29 MINUTES 06 SECONDS, AN ARC DISTANCE OF 20.24 FEET;


A DISTANCE OF 41.16 FEET TO A POINT ON A CURVE RIGHT HAVING A RADIAL BEARING OF SOUTH 89

DEGREES 59 MINUTES 38 SECONDS WEST;

THENCE ALONG SAID NORTH RIGHT OF WAY LINE ON SAID CURVE RIGHT HAVING A RADIUS OF 24.42

FEET, A CENTRAL ANGLE OF 47 DEGREES 29 MINUTES 06 SECONDS AN ARC DISTANCE OF 20.24 FEET TO

A POINT OF TANGENCY;


562.16 FEET;

THENCE NORTH 44 DEGREES 06 MINUTES 07 SECONDS WEST ALONG SAID NORTH RIGHT OF WAY LINE,

A DISTANCE OF 29.23 FEET TO A POINT ON THE EAST LINE OF THE WEST 35.00 FEET OF SAID NORTHEAST

QUARTER OF SECTION 35;

THENCE NORTH 01 DEGREES 48 MINUTES 08 SECONDS EAST ALONG SAID EAST LINE, 1,575.35 FEET TO

THE TRUE POINT OF BEGINNING.

Appendix B

Comparative Zoning Standards Table

10957.4.2324743.2

Development Standard Existing C-2 (R-3 PRD)

Existing RSC WUCODE T5:2 Proposed PUD

Building Height

Maximum Building Height 2 stories or 30 FT for

first 150 FT 56 FT 30 FT 48 FT maximum

Building Stepback 1 FT in 5 FT increase to

48 FT high, 4-story maximum

N/A No requirement No requirement

Lot Coverage Maximum Lot Coverage 45% 40% 80% 80% Density

Maximum Density 15.23 du/ac; 17.40 with

bonus N/A No requirement

Family apartment – +/- 18.79 du/ac

Senior living – +/- 23.88 du/ac

Building Setbacks Primary Frontage (79th Avenue)

10 FT 50 FT 12 FT maximum 12 FT maximum from

future ROW line Secondary Frontage (Encanto Boulevard)

10 FT 50 FT 10 FT maximum 10 FT maximum from

future ROW line Side Lot Line (Adjacent to Westridge Mall Circle)

No requirement 50 FT 0 FT 20 FT

Rear Lot Line (All Other Lot Lines)

No requirement 50 FT 0 FT 10 FT

Parking Setbacks

Primary Frontage (79th Avenue)

N/A N/A 30 FT minimum or

behind building

15 FT min. or behind building

from future ROW line

Secondary Frontage (Encanto Boulevard)

N/A N/A 20 FT minimum, 10 FT landscape setback from

street ROW

5 FT minimum from future ROW line

Side Lot Line (Adjacent to Westridge Mall Circle)

N/A N/A 0 FT 20 FT minimum

Rear Lot Line (All Other Lot Lines)

N/A N/A 0 FT 10 FT minimum

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79th Avenue & Encanto Boulevard Planned Unit …(Property) from C-2 Intermediate Commercial and RSC...

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