Staff Report Z-8-16-2 April 21, 2016 - Phoenix, Arizona · Staff Report Z-8-16-2 April 21, 2016...
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Staff Report Z-8-16-2 April 21, 2016 Paradise Valley Village Planning Committee Meeting Date: May 2, 2016 Planning Commission Hearing Date: June 2, 2016 Request From: R-3 SP (0.28 acres) Request To: R-3 (0.28 acres) Proposed Use Single-Family Residential Location Approximately 180 feet west of the northwest corner of 29 th Street and Beverly Lane Owner Guillermo Padron Applicant Guillermo Padron Representative Guillermo Padron Staff Recommendation Approval General Plan Conformity General Plan Land Use Designation Residential 3.5 to 5 du/acres Street Map Classification Beverly Lane Local 25-foot north half street CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE; CERTAINTY & 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. The site is located within an existing mobile home development; however within that development there are existing single-family residences. This request is compatible with the existing single-family homes on Beverly Lane and within the neighborhood to the west. CONNECTING PEOPLE AND PLACE CORE VALUE; OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of local conditions and surrounding neighborhoods. The redevelopment of a mobile home to a larger two-story single-family home will provide a reasonable level of increased intensity that is compatible with the surrounding residential neighborhoods.
Transcript of Staff Report Z-8-16-2 April 21, 2016 - Phoenix, Arizona · Staff Report Z-8-16-2 April 21, 2016...
Staff Report Z-8-16-2 April 21, 2016
Paradise Valley Village Planning Committee Meeting Date:
May 2, 2016
Planning Commission Hearing Date:
June 2, 2016
Request From: R-3 SP (0.28 acres) Request To: R-3 (0.28 acres) Proposed Use Single-Family Residential Location Approximately 180 feet west of the northwest
corner of 29th Street and Beverly Lane Owner Guillermo Padron Applicant Guillermo Padron Representative Guillermo Padron Staff Recommendation Approval
General Plan Conformity
General Plan Land Use Designation Residential 3.5 to 5 du/acres Street Map Classification Beverly Lane Local 25-foot north half street
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS CORE VALUE; CERTAINTY & 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. The site is located within an existing mobile home development; however within that development there are existing single-family residences. This request is compatible with the existing single-family homes on Beverly Lane and within the neighborhood to the west. CONNECTING PEOPLE AND PLACE CORE VALUE; OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels of increased intensity, respectful of local conditions and surrounding neighborhoods. The redevelopment of a mobile home to a larger two-story single-family home will provide a reasonable level of increased intensity that is compatible with the surrounding residential neighborhoods.
Staff Report Z-8-16-2 April 21, 2016 Page 2 of 4
Surrounding Land Uses/Zoning
Land Use Zoning On Site Vacant R-3 SP North Vacant lot R-3 South Mobile Homes, Apartment Complex/Multifamily Housing R-3 SP, PAD 13 East Arbor Manor Mobile Home Park PAD 11 West Single-family homes/Mobile Homes R-3 SP, R-3
Single Family Residential (R-3) Subdivision Option
Standards Requirements Proposed
Minimum Lot Dimensions 60 feet width, 94 feet depth Met – 74 feet width, 135 feet depth
Building Setbacks Front 25 feet Met – 25 feet Rear 15 feet Met – 52 feet
Side 10 feet and 3 feet Met – 10 feet and 23 feet
Lot Coverage 45% Met – 15.3% Building Height 2 stories and 30 feet maximum Met – 23 feet
Background/Issues/Analysis
1. This is a request to rezone a 0.28 acre site from R-3 SP to R-3 to allow for a single-family residential home. The subject parcel was rezoned to R-3 SP in 1971 (Z-SP-27-71) to allow for a mobile home development. However, the applicant is requesting to remove the special permit that allows a mobile home on the site in order to build a single-family residence.
2. The General Plan Land Use Map designation for the property is residential 3.5 to 5
du/acre, which is consistent with the request.
Staff Report Z-8-16-2 April 21, 2016 Page 3 of 4
3. The subject site formerly had a mobile home located on it, which is a part of a larger mobile home development. There are existing mobile homes and single-family residences to the west of the site. To the east is a mobile home park. Mobile homes and multifamily housing are located to the south. There is a vacant lot north of the site.
4. The site plan proposes a two-story,
1,813 square foot single-family residence. The first floor has 830 square feet of livable space, while the second floor has 983 square feet of livable space. The lot coverage proposed for the site is 15.3%. The site plan proposes a two-car garage that is 498 square feet. The site plan also shows the residence positioned towards the south property line, which provides a large backyard. The site has access from Beverly Lane, which is classified as a local street.
Subject Site
Staff Report Z-8-16-2 April 21, 2016 Page 4 of 4
5. A Special Permit authorizes a use not otherwise permitted in the underlying zoning district. In this case, the underlying zoning district is R-3 and as such, the current request is to remove the Special Permit and utilize the existing R-3 zoning for a single-family residence. No stipulations or conditions can be placed on this request to remove the Special Permit.
6. The City of Phoenix Water Services Department has noted that there are no water
or sewer infrastructure concerns. 7. No fire code issues are anticipated with this case and the site and/or buildings
shall comply with the Phoenix Fire Code.
8. The subject site is not in a Special Flood Hazard area, but is located in a Shaded Zone X, on panel 1295 L of the Flood Insurance Rate Maps (FIRM) dated October 16, 2013.
9. 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 abandonment me be required.
Findings
1. The request is consistent with the General Plan Land Use designation of Residential 3.5 to 5 du/acre.
2. The proposed use is consistent with the single-family residential development
pattern in the area.
Writer Hannah Oliver April 21, 2016 Team Leader Marc Thornton Attachments Zoning sketch Aerial Site plan date stamped February 24, 2016 Elevations
* 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:
DEER VALLEY DR
SR 101
UNION HILLS DRBELL RD
GREENWAY RD
THUNDERBIRD RDCACTUS RD
SHEA BLVD
SQU AWP E
AKPK
WY(S
R51
)
16TH
ST
24TH
ST
32ND
ST
40TH
ST
TATU
M BL
VD 56TH
ST
64TH
ST
SCOT
TSDA
LE R
D
APPLICATION NO.
Guillermo PadronZ-8-16
0.28 Acres
3/10/16
QS 36-34 M-10
PARADISE VALLEY VILLAGE
Z-8-16
PAD-11
R-3
R-3
R-3Z-SP-27-71
Z-SP-21-70
PARADISE LANE
28TH
STRE
ET
PARADISE LANE
28TH
STRE
ET
*
2701 2707
2642 2646 2702
2641
2645 2701 2707
2642
2646
2702 2708
2646
16227
1623016233
16236 16237
16242 16243
16246 16247
2645
16040
1604
0
2644
2641
16020
16040
162251622516225
1622
5
16225 1622
5
1622
5
1622
5 16225
3015 30213001 3001 30013001
3001 3001 3001
1640
2
1602
1
1601
516
015
1601
516
015
1601
516
015
1601
516
015
16021
1602
116
021
1602
116
021
1602
116
021
1602
1
1602
1
1602
1
1602
116
021
1602
116
021
1602
1
3005
16035
16029
1620816204
3009
16205
3015
3050
3050
16204
1620916212 1621316216 1621716220 16221
16228 162301622916232 162341623316236 162381623716240 162421624116244 1624616245
1622
5
16225
3022301630103002
16015
1601
516
015
1601
516
015
1601
516
015
1601
516
015
16402
1640
216
402
1640
2 16402
1640216402
1640216402
1640216402
16402
16402
1640
2
1640
2
1640
2
1640
2 16402
16402
3003 3007 3011 3015 3019 3023 3027
3002 302630143012
16225
16438
16434
16428
16424
16418
16414
16408
16402
16435
16429
16425
16419
16415
16407
16401
16434
16428
16424
16418
16414
16408
16402
16439
16435
16429
16425
16419
16415
16407
16401
15815
2843
16439 2918 2922 2938 2942
2833
28262814 2820 2902 2910 2916 2922 2928 2934 2940 2946
2832 28382844
2819 282528132807 28392833 294529392933292729212915290929012845
2825
2814 28202838 28252826 2832
2813 2819283728312825
28142820 2838 28442826 2832
28132819
2839 2845
2827
16424
2814
2815
16227
16257
16243
2821
2820
2825
2826
2837
16226
2832
2831
2839
2838
2837
2843
2843
2845
2844
2849
2850
2849
16435
16429
16425
16419
16415
16407
16401
2717 2721 272716442 16441
28081622516228 16227 16228
1622916232 16231 16234
1623516236 162261623516238
1623916240 16239
16242
16244
16244 16243 162451624816249
2711 2715 2721 2725 2729 162562735 16255
2708 2714 2718 2722 272816402 16401
1640716408
16411164122713 2717 2721
16417164182724
16421164222724
27222714 27181642516426
1643116432
1643516436
2808
2802
28012650 2702 2716 2720 2724 2738 2742 2746
2651 2701 2707 2711 2717 2721 2727 2731 2735 2739 2809
16217
2647
1622116223 16224 16223 16224
2802 280816006
16001
28072801
2808
2802
2807
16035
2801
2641
26452701 2707 2713
E PARADISE LNN
28TH
PL
E KINGS AVE
E BEVERLY LN
N 30
TH PLN
29TH
ST
N 30T
H WA
YN 27
TH PL
E LE MARCHE AVE
E MONTE CRISTO AVE
N 29T
H WA
Y
N 29
TH PL
N 27
TH ST
E GRANDVIEW RD
N 28
TH ST
N 30
TH ST
R-3
PAD-11R-3 SP *
Z-SP-27-71
R-3 SPZ-SP-21-70
PAD-13
300 0 300150Feet
R-3 SP (0.28 a.c.)
S:\Department Share\IS Share\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2016\Z-8-16.mxd
R-3 SPR-3 4
4 55
R-3 (0.28 a.c.)
CITY COUNCIL DISTRICT: 2
I
* 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:
DEER VALLEY DR
SR 101
UNION HILLS DRBELL RD
GREENWAY RD
THUNDERBIRD RDCACTUS RD
SHEA BLVD
SQU AWP E
AKPK
WY(S
R51
)
16TH
ST
24TH
ST
32ND
ST
40TH
ST
TATU
M BL
VD 56TH
ST
64TH
ST
SCOT
TSDA
LE R
D
APPLICATION NO.
Guillermo PadronZ-8-16
0.28 Acres
3/10/16
QS 36-34 M-10
PARADISE VALLEY VILLAGE
Z-8-16
PAD-11
R-3
R-3
R-3Z-SP-27-71
Z-SP-21-70
PARADISE LANE
28TH
STRE
ET
PARADISE LANE
28TH
STRE
ET
*
2701 2707
2642 2646 2702
2641
2645 2701 2707
2642
2646
2702 2708
2646
16227
1623016233
16236 16237
16242 16243
16246 16247
2645
16040
1604
0
2644
2641
16020
16040
162251622516225
1622
5
16225 1622
5
1622
5
1622
5 16225
3015 30213001 3001 30013001
3001 3001 3001
1640
2
1602
1
1601
516
015
1601
516
015
1601
516
015
1601
516
015
16021
1602
116
021
1602
116
021
1602
116
021
1602
1
1602
1
1602
1
1602
116
021
1602
116
021
1602
1
3005
16035
16029
1620816204
3009
16205
3015
3050
3050
16204
1620916212 1621316216 1621716220 16221
16228 162301622916232 162341623316236 162381623716240 162421624116244 1624616245
1622
5
16225
3022301630103002
16015
1601
516
015
1601
516
015
1601
516
015
1601
516
015
16402
1640
216
402
1640
2 16402
1640216402
1640216402
1640216402
16402
16402
1640
2
1640
2
1640
2
1640
2 16402
16402
3003 3007 3011 3015 3019 3023 3027
3002 302630143012
16225
16438
16434
16428
16424
16418
16414
16408
16402
16435
16429
16425
16419
16415
16407
16401
16434
16428
16424
16418
16414
16408
16402
16439
16435
16429
16425
16419
16415
16407
16401
15815
2843
16439 2918 2922 2938 2942
2833
28262814 2820 2902 2910 2916 2922 2928 2934 2940 2946
2832 28382844
2819 282528132807 28392833 294529392933292729212915290929012845
2825
2814 28202838 28252826 2832
2813 2819283728312825
28142820 2838 28442826 2832
28132819
2839 2845
2827
16424
2814
2815
16227
16257
16243
2821
2820
2825
2826
2837
16226
2832
2831
2839
2838
2837
2843
2843
2845
2844
2849
2850
2849
16435
16429
16425
16419
16415
16407
16401
2717 2721 272716442 16441
28081622516228 16227 16228
1622916232 16231 16234
1623516236 162261623516238
1623916240 16239
16242
16244
16244 16243 162451624816249
2711 2715 2721 2725 2729 162562735 16255
2708 2714 2718 2722 272816402 16401
1640716408
16411164122713 2717 2721
16417164182724
16421164222724
27222714 27181642516426
1643116432
1643516436
2808
2802
28012650 2702 2716 2720 2724 2738 2742 2746
2651 2701 2707 2711 2717 2721 2727 2731 2735 2739 2809
16217
2647
1622116223 16224 16223 16224
2802 280816006
16001
28072801
2808
2802
2807
16035
2801
2641
26452701 2707 2713
E PARADISE LNN
28TH
PL
E KINGS AVE
E BEVERLY LN
N 30
TH PLN
29TH
ST
N 30T
H WA
YN 27
TH PL
E LE MARCHE AVE
E MONTE CRISTO AVE
N 29T
H WA
Y
N 29
TH PL
N 27
TH ST
E GRANDVIEW RD
N 28
TH ST
N 30
TH ST
R-3
PAD-11R-3 SP *
Z-SP-27-71
R-3 SPZ-SP-21-70
PAD-13
300 0 300150Feet
R-3 SP (0.28 a.c.)
S:\Department Share\IS Share\PL GIS\IS_Team\Core_Functions\Zoning\sketch_maps\2016\Z-8-16.mxd
R-3 SPR-3 4
4 55
R-3 (0.28 a.c.)
CITY COUNCIL DISTRICT: 2
I
