staff report: z-78-a-88-1 (amendment a to the stetson ... · staff report: z-78-a-88-1 january 14,...

Staff Report: Z-78-A-88-1 (Amendment A to the Stetson Hills PCD)

January 14, 2016

Deer Valley Village Planning Committee Meeting Date:

January 21, 2016

Planning Commission Hearing Date: February 4, 2016

Request From: S-1 (Approved C-2 PCD), 33.16 acres S-1 (Approved S-1 PCD), 1.66 acres S-1 (Approved R1-6 PCD), 0.66 acres

Request To: R1-6 PCD, 33.03 acres C-2 PCD, 2.45 acres

Proposed Use: Single-family residential and commercial

Location: Northeast corner of 55th Avenue and Happy Valley Road (Tract 10) and the northwest corner of 55th Avenue and Stetson Valley Parkway (Tract 8)

Owner: Arizona State Land Department c/o Mark Edelman

Applicant/Representative: Randy Christman, Pulte Group / Toni Bonar, Hilgart Wilson

Staff Recommendation: Approval, subject to stipulations

General Plan Conformity

General Plan Land Use Designation

Tract 8 Existing: Residential 0 to 1 / 1 to 2 dwelling units/acre Proposed: Residential 2 to 3.5 dwelling units/acre Portion of Tract 10 Existing: Residential 0 to 1 / 1 to 2 dwelling units/acre; and Commercial Proposed: Residential 3.5 to 5 dwelling units/acre

Staff Report: Z-78-A-88-1 January 14, 2016 of 14

Street Map Classification

Happy Valley Road

Major Arterial

75 feet (north half)

55th Avenue Arterial 55 feet (east half)

Stetson Valley Parkway (51st Avenue)

Major Arterial

70 feet (east half)

55th Avenue (Deem Hills Parkway)

Minor Collector

55 feet (west half)

CONNECT PEOPLE AND PLACES CORE VALUE; CANALS AND TRAILS; DESIGN PRINCIPLES: Plan, design, and develop pedestrian linkages between parks, open spaces, village cores, neighborhood shopping centers, neighborhood schools, and neighboring municipalities.

The proposed pedestrian paths will enhance pedestrian circulation in the area.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: Protect residential areas from concentrations of incompatible land uses that could change their character or destabilize land values.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: New development and expansion or redevelopment of existing development in or near residential areas should be compatible with existing uses and consistent with adopted plans.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Create new development or redevelopment that is sensitive to the scale and character of the surrounding neighborhoods and incorporates adequate development standards to prevent negative impact(s) on the residential properties. The request updates the PCD while still maintaining compatibility with surrounding uses. The proposed single-family residential subdivision/s will provide additional single-family residential product in the area that will be consistent in both scale and character with the adjacent land uses.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Design neighborhood retail to be compatible in scale and character and oriented towards the residential areas that it serves, in terms of both design and pedestrian linkages. Traffic, noise or other factors should not negatively impact adjacent residential areas. CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CONNECTED NEIGHBORHOODS; LAND USE PRINCIPLE: Locate neighborhood retail to be easily accessible to neighborhoods.


CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Communities should consist of a mix of land uses to provide housing, shopping, dining and recreational options for residents. Although the request proposes to reduce the opportunity for neighborhood retail, 6.08 gross acres of commercial is proposed in a more appropriate area along Happy Valley Road. This will provide for convenient neighborhood retail uses to residents in the Stetson Hills area. Tract 10 provides pedestrian access into the commercial site, which will allow for safe and convenient pedestrian access. The location of the commercial site will also allow for easily accessible vehicular access.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Provide impact-mitigating features (such as extra width or depth, single story units, or landscape buffering) when new residential lots abut existing non-residential uses or are adjacent to arterial streets or freeway corridors. Dissimilar land uses often require additional separation or other measures to achieve compatibility.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; SAFE NEIGHBORHOODS – TRAFFIC; DESIGN PRINCIPLE: Design major streets in residential areas to buffer adjacent residential uses from their negative impacts.

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE VALUE; SAFE NEIGHBORHOODS – TRAFFIC; DESIGN PRINCIPLE: Develop housing so that it does not front directly on, or have direct access to, arterial streets, unless large lot size, buffering techniques, and/or site design can adequately mitigate both negative traffic impacts and adverse noise impacts. Larger landscape setbacks are proposed along the arterial streets to provide an additional buffer adjacent to residential lots and mitigate any potential traffic and noise impacts.

Surrounding Land Uses/Zoning TRACT 8

Land Use Zoning

On Site Vacant S-1 (Approved C-2 PCD) North Single-family residential R-2 PCD, R1-6 PCD South Single-family residential S-1 (Approved R-3 PCD) East Single-family residential R1-6 PCD West Single-family residential/condominiums R-2 PCD, R1-6 PCD


Surrounding Land Uses/Zoning TRACT 10

Land Use Zoning

On Site Vacant S-1 (Approved C-2 PCD, R1-6 PCD, S-1, PCD)

North Single-family residential R1-6 PCD South Single-family residential R1-18 East

Single-family residential R1-6 PCD, S-1 (Approved R1-6 PCD)

West Single-family residential R1-8 PCD, S-1 (Approved R1-6 PCD)

R1-6, Single-family Residence District (Planned Residential Development Option)

TRACT 8

Standards Requirements Proposed

Gross Acreage 16.30 acres

Total Number of Units N/A 40 Density (dwelling units/acre)

Maximum 5.5, 6.5 with bonus 2.45 (met)

Typical Lot Size Minimum 45’ wide

Minimum 60 feet x 120 feet (met)

Subject to Single-Family Design Review

If 10% or more lots are equal to or less than 65 feet wide

Yes

Building Setbacks Perimeter Street (front, rear or side):

15 feet (in addition to landscape setback); Rear: 15 feet (1-story), 20 feet (2-story); Side: 10 feet (1-story), 15 feet (2-story)

Street (front, rear or side): 15 feet (met); Rear: 15 feet (1-story), 20 feet (2-story) (met); Side: Not shown

Front 10 feet Front loaded garage setback: 18 feet from back of sidewalk

Not shown

Rear Per Building Code Not shown

Side Street side: 10 feet Other: Per Building Code

Not shown

Landscape Setbacks

Perimeter Street & Canal

55th Avenue: 20 feet average, 15 feet minimum (per proposed Stipulation No. 4)

55th Avenue: 15 feet average, 10 feet minimum is labeled, however sufficient space is provided to meet the required landscape setback


Stetson Valley Parkway: 15 feet average, 10 feet minimum

Stetson Valley Parkway: 15 feet average, 10 feet minimum (met)

Building Height 2 stories and 30 feet 2 stories and 30 feet (met)

Lot Coverage Primary structure, not including attached shade structures: Maximum 40% Total: Maximum 50%

Not shown

Common Area Minimum 5% of gross area Not calculated, but appears to be in compliance

R1-6, Single-family Residence District (Planned Residential Development Option)

TRACT 10 This analysis includes all of the residential portion of Tract 10, part of which is already zoned R1-6 and is not included in the rezoning request.



Total Number of Units N/A 106 Density (dwelling units/acre)

Maximum 5.5, 6.5 with bonus 3.91 (met)

Typical Lot Size Minimum 45’ wide Minimums 45 feet x 115 feet, and 60 feet x 120 feet (met)

Subject to Single-Family Design Review

If 10% or more lots are equal to or less than 65 feet wide

Yes

Building Setbacks Perimeter Street (front, rear or side):

15 feet (in addition to landscape setback); Rear: 15 feet (1-story), 20 feet (2-story); Side: 10 feet (1-story), 15 feet (2-story)

Street (front, rear or side): 15 feet (met); Rear: 15 feet (1-story), 20 feet (2-story) (met); Side: Not shown

Front 10 feet Front loaded garage setback: 18 feet from back of sidewalk

Not shown

Rear Per Building Code Not shown

Side Street side: 10 feet Other: Per Building Code

Not shown

Landscape Setbacks

Perimeter Street & Canal

Happy Valley Road: 30 feet minimum (per proposed Stipulation No. 11) 55th Avenue: 20 feet average, 15 feet minimum (per proposed Stipulation No. 4)

Happy Valley Road: 30 feet (met) 55th Avenue: 20 feet average, 15 feet minimum (met)

Building Height 2 stories and 30 feet 2 stories and 30 feet (met)


Lot Coverage Primary structure, not including attached shade structures: Maximum 40% Total: Maximum 50%

Not shown

Common Area Minimum 5% of gross area Not calculated, but appears to be meeting

C-2 (Intermediate Commercial) TRACT 10

This analysis includes all of the commercial portion of Tract 10, part of which is already zoned C-2 and is not included in the rezoning request.



Building Setbacks North Minimum 50 feet required between

C-2 and R1-6

Details are not included on the commercial portion of

the site plan, however sufficient space is provided

to meet the C-2 zoning standards.

South (Happy Valley Road)

Minimum 30 feet (per proposed Stipulation No. 11)

East Minimum 50 feet required between C-2 and R1-6

West (55th Avenue) Average 25 feet, Minimum 20 feet

Landscape Setbacks North

Minimum 10 feet required between C-2 and R1-6

South (Happy Valley Road)

Minimum 30 feet (per proposed Stipulation No. 11)

East Minimum 10 feet required between C-2 and R1-6

West (55th Avenue) Average 25 feet, Minimum 20 feet

Lot Coverage Maximum 50% Building Height Maximum 2 stories and 30 feet Parking Retail requires a minimum of 1

parking space per square feet

Background/Issues/Analysis 1. This is a request to rezone two state land tracts totaling 35.48 acres within the Stetson

Hills Planned Community District (PCD). State Land Tract 8 is located at the northwest corner of 55th Avenue (Deem Hills Parkway) and Stetson Valley Parkway (51st Avenue) and State Land Tract 10 is located at the northeast corner of 55th Avenue and Happy Valley Road. The request is to rezone the site from 33.16 acres of S-1 (Ranch or Farm Residence), Approved C-2 (Intermediate Commercial) PCD, 1.66 acres of S-1, Approved S-1 PCD, and 0.66 acres of S-1, Approved R1-6 (Single-Family Residence District) PCD to 33.03 acres of R1-6 PCD and 2.45 acres of C-2 PCD to allow single-family residential and commercial development.

Staff Report: Z-78-A-88-1 January 14, 2016 of 14 2. The existing General Plan Land Use Map designations for the subject site are

Residential 0 to 1 / 1 to 2 dwelling units/acre (22.26 acres) and Commercial (21.15 acres). The proposal does not conform to the current Land Use Map designations. A General Plan Amendment (GPA-DV-4-15-1) is being requested concurrently with this rezoning and must be approved prior to taking action on this rezoning case.

Existing: Proposed:

3. Both state trust

land tracts are currently vacant and are surrounded by single-family residential uses.

TRACT 8

TRACT 8

TRACT 10

TRACT 10

Staff Report: Z-78-A-88-1 January 14, 2016 of 14 Stetson Hills PCD 4. The PCD currently has Tract 8 and a portion of Tract 10 reserved for commercial

development. Rezoning approval, as well as a general plan amendment, and revisions to the Master Plans will also be required to change the commercial designations. Stetson Hills Phase II and III Master Plan (approved May 15, 2006):

5. The Stetson Hills PCD originally obtained zoning approval on July 13, 1988 with 20

stipulations. There have been two stipulation modifications approved for the PCD. On September 1, 1993 the Phoenix City Council concurred with the recommendation of the Planning Hearing Officer and approved a three-year time extension, subject to additional and modified stipulations. On December 19, 1996 the Phoenix City Council


concurred with the recommendation of the Planning Hearing Officer and approved a time extension and modifications to stipulations.

6. As with many PCDs, there is a restriction on the maximum number of dwelling units.

The Stetson Hills PCD is limited to a maximum of 4,000 dwelling units. There are currently 904 dwelling units platted in Phase I and 2,266 dwelling units platted in Phase II and III, which totals 3,170 dwelling units. The proposed 146 lots would bring the total to 3,316 dwelling units.

Conceptual Site Plans 7. Tract 8 shows 40 lots on 16.30

gross acres. The proposed lots average approximately 7,200 square feet. There are two access points proposed, one from 55th Avenue (Deem Hills Parkway) and the other off Stetson Valley Parkway. Both access points line up with entrances to the surrounding neighborhoods. A centralized open space is proposed with several pedestrian access points and a tot lot.


Tract 10 shows both a 106-lot subdivision on 27.10 gross acres and a 6.08-gross acre commercial site at the immediate corner of 55th Avenue and Happy Valley Road. The lots at the north end of the subdivision are slightly larger averaging approximately 7,200 square feet, and the lots to the south are proposed to average approximately 5,175 square feet. Access for the residential subdivision is proposed on 55th Avenue and within the existing subdivision to the east off 53rd Drive. Centralized open space areas are proposed as well as a tot lot at the south end of the subdivision. Sufficient pedestrian connectivity is shown including connectivity to the commercial site. Staff is recommending that a stipulation be required to ensure the proposed connectivity will be constructed, as well as an additional pedestrian access point along the southeast portion of the site to connect to either the commercial development or the public sidewalk along Happy Valley Road. This additional pedestrian access point will allow for safe and convenient pedestrian access tothe multi-use trail on Happy Valley Road or to the commercial site from the proposed subdivision, as well as the existing subdivision to the east.

8. Details are not provided for the commercial site, however the site will be required to

develop per the standard C-2 zoning requirements and design guidelines provided in the Phoenix Zoning Ordinance. An enhanced landscape setback and multi-use trail are required along Happy Valley Road per the Sonoran Boulevard Standards for Happy Valley Road and the proposed stipulations.

9. Staff is proposing stipulations for general conformance to the site plans to ensure that

the subdivisions will be developed as proposed. Requiring general conformance to the submitted elevations is not proposed because the residential development will be required to meet Single-Family Design Review.

10. An enhanced landscape setback adjacent to the residential subdivisions, along 55th

Avenue has also been stipulated. The additional 5 feet of landscaping will aide in mitigating traffic and noise impacts that may be present along an arterial street. The additional landscaping will also provide a smoother landscape transition between the commercial and residential development.

Staff Report: Z-78-A-88-1 January 14, 2016 of 14 11. Pertinent stipulations from the original PCD have also been included. Stipulation No. 16

regarding minimum lot sizes within the R1-6 zoning district, has been modified in order to accommodate the proposed lot sizes within Tract 10. The original stipulation required that R1-6 lots be a minimum of 6,000 square feet. This has been modified to 5,000 square feet, since the allowable density will decrease if the zoning changes from C-2 to R1-6. The proposed rezoning will also still keep the overall dwelling units for the PCD well under the 4,000-dwelling unit maximum. As mentioned previously, the proposed 146 lots would bring the total to 3,316 dwelling units within the Stetson Hills PCD. This will allow for 684 dwelling units within other areas of the PCD, subject to the maximum density of the respective zoning district.

12. The Fire Department has stated that the water supply (gpm and psi) is unknown at the

subject site. Additional water supply may be required to meet the required fire flow per the Phoenix Fire Code.

13. It has been determined that this parcel is not in a Special Flood Hazard Area (SFHA),

but is located in Shaded Zone X, on panel 1260 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013.

14. The Parks and Recreation Department is requiring a 10-foot wide public multi-use trail

within a 30-foot wide multi-use trail easement along the north side of Happy Valley Road.

15. The Street Transportation Departments has provided the following comments:

The developer shall construct all streets within and adjacent to the development with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals as per plans approved by the City. All improvements shall comply with all ADA accessibility standards.

Any modifications to existing master street plan shall require an update and approval from City of Phoenix Street Transportation Department.

Remove all unused driveways and replace any broken or out-of grade curb, gutter, and sidewalk.

The developer shall update all existing off-site street improvements (sidewalks, curb ramps and driveways) to current ADA guidelines.

16. The Water Services Department has no water or sewer concerns for the proposed

zoning change. Water and sewer capacity will be determined during the site plan review process.

17. The Deer Valley School District has stated that they currently do not have adequate

space to accommodate the requested zoning, however there is a future school site in the neighborhood that could be used for a school to accommodate additional future students.

Staff Report: Z-78-A-88-1 January 14, 2016 of 14 18. Development and use of the site is subject to all applicable codes and ordinances.

Zoning approval does not negate other ordinance requirements. Other formal actions such as, but not limited to, zoning adjustments and abandonments, may be required.

Findings 1. The proposal does not conform to the current General Plan Land Use Map

designations. A General Plan Amendment is being requested concurrently with this rezoning and must be approved prior to taking action on this rezoning case.

2. The proposed zoning and related development plans are consistent with several goals and policies of the General Plan.

3. The rezoning is compatible with the existing land use pattern in the area.

Stipulations 1. TRACT 8

The development shall be in general conformance with site plan date stamped October 16, 2015, as approved by the Planning and Development Department.

2. TRACT 10

The development shall be in general conformance with site plan date stamped December 14, 2015 with specific regard to the pedestrian connection provided between the residential and commercial developments, as approved by the Planning and Development Department.

3. An additional pedestrian connection shall be provided on Tract 10 within the

open space area on the southeast portion of the site to connect to either the commercial development or the public sidewalk along Happy Valley Road.

4. An average 20-foot, minimum 15-foot landscape setback shall be required

along 55th Avenue, as approved by the Planning and Development Department.

5. A 10-foot wide multi-use trail shall be constructed within a 30-foot easement per

the detail in accordance with the MAG supplemental detail 429.2 along the north side of Happy Valley Road, as approved by the Planning and Development Department.

6. The developer shall construct all streets within and adjacent to the

development with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals as per plans approved by the Planning and Development Department. All improvements shall comply with all ADA accessibility standards.

Staff Report: Z-78-A-88-1 January 14, 2016 of 14 7. Happy Valley Road shall be constructed per the Sonoran Boulevard

Development Standards for Happy Valley Road. PCD Stipulations The following stipulations have been brought forward from the original PCD zoning case, and subsequent amendments, with limited modifications: 8. Updated Master Plans for the Stetson Hills PCD reflecting the changes

approved through this request shall be submitted to the Planning and Development Department.

9. Development shall be limited to a maximum of 4,000 dwelling units under this

development proposal for the Planned Community District. 10. A minimum 30-foot landscaped setback shall be provided along Happy Valley

Road. A maximum of 20 feet of setback may be incorporated into the drainage facilities along Happy Valley Road if the drainage facilities include trail improvements that are consistent with the Deer Valley Village Recreational Trails Plan.

11. Water retention areas shall be designed and treated in a fashion that will blend

with the surrounding environment and be architecturally sensitive to adjacent land use, as approved by the Planning and Development Department.

12. Water conservation facilities, equipment and techniques shall be utilized within

each development unit and throughout the PCD. 13. To the extent not already satisfied, the developer(s) will be financially

responsible for a proportional cost of signal installation based on the traffic generation, when warranted, at the following intersections: 51st, 55th, and 35th Avenues along Happy Valley Road.

14. The developer(s) will be financially responsible for the proportional cost of any

other new signals, signal modifications, and improvements (to be determined at the time of the development site plan review process) related to site traffic.

15. All lots developed under the R1-6 single-family residence district shall have a

minimum lot area of 5,000 square feet regardless of the chosen development option.

Staff Report: Z-78-A-88-1 January 14, 2016 of 14 Writer Racelle Escolar January 14, 2016 Team Leader Joshua Bednarek Attachments Zoning Sketch Aerial Conceptual Site Plan for Tract 8 date stamped October 16, 2015 Conceptual Site Plan for Tract 10 date stamped December 14, 2015

* Maximum Units Allowed with P.R.D. Bonus

APPLICANT'S NAME:

DATE:REVISION DATES:

REQUESTED CHANGE:

GROSS AREA INCLUDING 1/2 STREETAND ALLEY DEDICATION IS APPROX. AERIAL PHOTO &

QUARTER SEC. NO.ZONING MAP

MULTIPLES PERMITTED CONVENTIONAL OPTION * UNITS P.R.D. OPTION

FROM:

TO:

NORTH

GREENWAY RDBELL RD

UNION HILLS DR

DEER VALLEY DRPINNACLE PEAK RD

HAPPY VALLEY RDJOMAX RD

51ST

AVE

43RD

AVE

35TH

AVE

19TH

AVE

7TH A

VE7T

H ST

16TH

ST

I - 17

SR 101

APPLICATION NO.

CITY OF PHOENIX PLANNING DEPARTMENTCITY OF PHOENIX PLANNING DEPARTMENT

Pulte Group / Randy ChristmanZ-78-A-88

35.48 Acres

11/9/15

QS 48-16 P-5

DEER VALLEY VILLAGE

Z-78-A-88

S-1

S-1

R1-10

S-1S-1

PCDR1-6PCD

R-2PCD

R1-6PCD

R1-8PCD

R1-6PCD

R1-6PCD

S-1

S-1

R1-18PCD

R1-10PCD

R1-6PCD

R1-8PCD

Z-111-92

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

Z-78-88

51 ST AVE

*

STETSON VALLEY PKY*

*

*

*

*

*

*

*

*

*

*

*

*

*

*

S-1 PCDZ-78-88

R1-6 PCDZ-78-88

R-2 PCDZ-78-88

C-2 PCDZ-78-88

S-1 PCD DNS/WVRZ-78-88

S-1 PCDZ-78-88

R-2 PCDZ-78-88

R1-6 PCDZ-78-88

R-3 PCDZ-78-88

R-3 PCDZ-78-88

R1-6 PCDZ-78-88

S-1 PCDZ-78-88

R1-6 PCDZ-78-88

C-2 PCDZ-78-88

26515

2632026316

2632426312

2632826308

263105333

26314

5313 2631

7

2631

3

2630

9

50215312 2632

1

2632

5

2632

9 263182640

7

2641

1

2641

5 26406 26405 26409

26310

5519

5515

5511

5419 5415 5411

26304

26216

26308

540726405

26303

26307

26311

26316

26312

26308

26304

26224

5533

5522

55295518

5514

5523

5510

26605

56495611

26330

26318

26306

26228

5606

26319

26307

26229

5530

26316

26304

5526

26226

2601155285423

5419

5358

5524

5378

26105

5362

541555205411

5516

54075512 26108

541426112

26116

26203

541026214540626215 26111

2621126216

2621526220

26219 26212

26301

2630326316

26328 26315

2632726340

26408

26405

26420 5615563526417

26432 26429 5623

2594525949

2600726011

2601526019

26023260275343

26031260355339

5335

53225318

53145310

53425346 53265350 5330

53345338

5403

26204

26205

26209

5353

5357

50225349

25905

5311

25929

5315

25909

25933

5337

5341

25913

5345

25917

5329

5325

5317

532126306

26220

5042

26216

25810

26212

5038

26208

25806

5034

5532

25914

25910

5531

25906

25906

25915

5527

25911

5523

5526

25918

5519

25914

5509

5522

25910

5505

5518

26007

5429

25917

5514

25913

5515

5425

25909

5510

5511

5436

5432

5506

5428

5507

5424

5420

5416

5504

5412

25809

5408

25942

25938

25805

25934

5374

5370

25930

5366

25715

5347

25926

5351

25922

5355

25711

5359

25918

25914

25931

5354

25910

5316

25812 531925816 25809

25820 530725824

258132581725828

25926259222582125906

259182582525829

25907

2592125911

2592525915259192592325927

25941

25605

5450

25706 54235434

257105427

543825714

5420256095431

2571854245435

257225428

2572625707 5432

25730

25734 5436

25738 544025808

53275323

25610

54562551325514

2551725518

552925605

25606

552125609

256045524256105513 25608

25613

552025614

256125527551625618

5523 5512

550855195530

5238

5234

25707

5230

5418

25711

5226

25730

25715

5419

5222

25719

5415

25723

5227

25727

5218

5223

25731

25624

25735

5214

25739

25620

25743

5210

25755

25616

5206

25531

5332

5431

5328

5427

5440

5423

5324

5436

5419

5320

5432

5437

5415

5316

5428

5433

5424

5312

5429

5420

5425

5416

5421

5242

5417

5430

5413

25507

25522

25526

25530

25604

25517

25608

25521

25612

25525

25529

5428

25605

5424

25524

25609

5420

25528

5416

25532

5451

5412

5337

5447

5408

5443

5404

5439

5336

5435

5240 5236

5325 5321 5317 5313 5309 5305 5237

5326 5322 5318 5314 5310 530625406

25410

25414

2550425508

531125505 2551925512

531525523

2550925516 25527

25513 25520

5504

55085512

55165520552455285532

25403

25404

25408

25409 541525412 5419

5423542725413

543125416

2541725420

25506

2551025424

25514

2551825506

5553

554525510

25050

554725126

251305530553425134

5538554225204

252085529

5533553725212

25216

25220

25224

553625228 5540

26004

26008

26012

26016

26204

2620526216

26217

4938

4937

4925

4926

4913

4914

4913

4914

4914

4922 4918 4914 491025417

5015 5011 5007 4925 492125507

4917 4913

25511

255155014

5010

5006 4924 4920

4916

4912

25519

5014 5002 4950 42964938

5017 5013 5009 5005 4923 4919 4915 491125409

25413

5012 5008 5004

5027

5026

5026

5026

5025

5022

5015

5014

5020

5016

5013

501425039

5003

5002

25015

25031

25023

5001

4948

4947

4948

4949

4950

4949

4936

4935

4936

4937

5017 5013 5009 4927 4923

4919 4915 25603

25607

49085020 5016 5012 5008 4926 49224912

5024

5015 5011 5007 5003 2570625705

5019

5030 5018 5004 4946 4934 4922

50295023

5017 5013 4947 4935 4913

25813

25813

25813

25709

257135010 5006

25803

25807

2590625905

2591025909

25913

25917

25919

4927

26107

26111

26115

26205

26209

26213

26307

26311

26008

4937

25913

4940

4933

26004

4943

4938

4929

25920

4934

4939

4940

25916

4930

4935

4936

4926

4931

25915

4932

25911

26214

26210

26204

4935

25907

26112

4931

25914

5119

5112

25507

5115

25503

25405

25311

25417

25306

25413

25409

25307

25205

25209

25213

25217

25221

25303

5029

5050

25228

25216

25204

5026

5038

5025

5037

25418

5021

5118

5115

5134

5113

5114

5111

5109

5110

5122

25015

25019

25103

25107

25111

25119

25123

5102

5044

5043

5040

5042

5040

5041

5038

5037

5034

5035

5032

5028

5005

2542225506 25505

255082550925510

5107 255125103 25513

25514

2551625517

255185025

5029

5033

25608

25612

5027

50435023

5030503950195046

502650355042

502250315038 25715

50275034

2571950235033 5030

50295026 258095025

50225021

25904258135028

5017 2581725908

2590325905

25912

25909

494349254936

4939 493226306

493526309

49354931 263134938 26403

25317

25309

5139

5137

5140

5135

5133

5136

5140

5136

5144

5131

5129

5132

5132

5128

5124

5135

5131

5127

5119

5120

5115

25304

5123

5116

25308

25312

5111

26204

5030

4946

26215

26211

5026

5007

26207

5022

26203

5003

4956

5014

4947

4952

5010

5019

4948

5015

4944

4950

26007

5022

26003

4940

26012

25921

4941

4946

25917

5014

5017

5010

5013

5006

25807

5102

25718

2561225608

25714

25623

5039

5131

25604

25619

5035

5127

25615

5040

5031

5123

25611

5045

5036

25607

5027

5119

25603

5041

5032

5115

5023

5050

5037

5111

25014

5226

5227

5222

5223

5218

5219

5230

5214

52155210

5209

5206

5205

5142

5139

5204

5138

5135

5134

5131

5130

5127

5146

5125

5126

5123

5121

5122

5119

5117

27513

5141 512825404

5137 512425411

512051332540851165129

25415

512551215138

511751345113

51305126

512251185239

511452355139 5110

5231 51355106

5228

5231

5233

5232

5224

5227

5220

5223

25407

25323

25319

25315

25311

25307

25303

5219

5216

25320

25316

25312

25308

25223

5208

5207

5147

5203

5204

5143

5141

5144

25313

5611 5607 5603 5557 5553 5549 5545 5541 5537 5533 5529 5525

5552 5548 5544 5540 5536 5532 5528

25119

25106

25110

25114

5527553125118

55355539

554325122

25415

5521 5517 5513 5509 5505

5524 5520 551625105

25109

25113

551525117

5519

552325121

25125

25129

55185522552625133

25203

55175521

25207

5525

53525342 5332 5322 5312 5302

5308

5317 5313 5309

25455

5312 5308 5304 5230

5311 5307 5303 5231

5310 5306 53025232

25211

5239 523525215

25219

5316 5312 5308

2482524840

5562

55545546

5538 5528 55205512

5505

5452 5442 5432 5422 54125402

5242 5230 52185727 24834

24831 55TH

AV

53RD

AV

50TH

DR

49TH

DR

HACKAMORE DR

BUCKSKIN TR

DESERT HOLLOW DR

SADDLEHORN RD

HAPPY VALLEY RD

51ST

AV

R1-6 PCD *Z-78-88

S-1

R1-18 *R1-10 *

Z-111-92RE-35R1-18 *R1-10 *

Z-64-92

R-2 PCD *Z-78-88

R1-6 PCD *Z-78-88

R1-6 PCD *Z-78-88

R1-18 PCD *Z-78-88

R1-8 PCD *Z-78-88

R1-6 PCD *Z-78-88

R1-10PCD *

Z-78-88

S-1 PCD *Z-78-88

S-1 PCD *Z-78-88

R1-6 PCD *Z-78-88

R1-8 PCD *Z-78-88

R1-6PCD *

Z-78-88

S-1 PCD * Z-78-88

S-1 PCD *Z-78-88

R1-18PCD *

Z-78-88

R-2 PCD *Z-78-88

S-1

S-1

S-1

720 0 720360 Feet

S-1 (Approved C-2 PCD) (33.16 a.c.)S-1 (Approved S-1 PCD) (1.66 a.c.)S-1 (Approved R1-6 PCD) (0.66 a.c.)

S:\Department Share\IS Share\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\1988\Z-78-A-88.mxd

S-1(C-2 PCD), S-1(S-1 PCD), S-1(R1-6 PCD)R1-6 PCD, C-2 PCD 165, 35

33 (481), 1 (1), 0 (3) 33 (577), 1 (1), 0 (4)206, 42

R1-6 PCD (33.03 a.c.)C-2 PCD (2.45 a.c.)

CITY COUNCIL DISTRICT: 1

staff report: z-78-a-88-1 (amendment a to the stetson ... · staff report: z-78-a-88-1 january 14,...

Documents