Summary:
The applicant, Withey Morris Baugh PLC, on behalf of the property owner, is requesting to amend the building height allowance on Parcel A-16 of the Lake Pleasant Heights Planned Community District (PCD) for the "Ascent Mystic" development. More specifically, the purpose of the amendment is to increase the height allowance of buildings located on Parcel A-16 by 3.5 feet to accommodate the developers preferred building design which utilizes an elevated roofline to screen roof mounted mechanical equipment.
Ascent Mystic Proposal
The Ascent Mystic development contemplates 428-units multi-family units with 2-story townhomes adjacent to single-family residential and 3-story garden style apartments adjacent to the future El Mirage Road which will be extended over the CAP Canal. Currently the Lake Pleasant Heights PCD allows for a maximum height of thirty six (36) feet on the subject property. However, the desire is to place the air conditioning (ac) units for the 3-story apartments on the roof rather than installed on the ground. In order to accommodate the developers preferred design with roof mounted air conditioner (ac) units the applicant is seeking to increase the building height allowance 3.5 feet from 36 feet to the requested 39.5 feet.
Site Location and Context:
Ascent Mystic is approximately 28-acres within the 3,268-acre Lake Pleasant Heights PCD. Also referred to as Parcel A-16, the site is generally located at the northwest corner of El Mirage and Westland Road. The subject site consists of undeveloped land bounded by Central Arizona Project (CAP) Canal to the north, the El Mirage Road alignment to the east, Westland Road to the south, and the East Garambullo wash to the west.
Rezone (PCD Amendment):
The scope of the PCD amendment is limited to increasing the maximum building height allowance by 3.5 feet for Parcel A-16 only. Within the Lake Pleasant Heights PCD, Parcel A-16 currently allows for three-story buildings and 440 multi-family apartment units, so the land use, number of units, and type of housing allowed at this location is not in question or the subject of the amendment.
In terms of building height, the Lake Pleasant PCD already allows for multi-story buildings, as is evident with the thirty-six foot height allowance, so the proposed two and three story buildings are consistent with the PCD in this regard. From a massing perspective, the site is both challenged and benefits from the moderate grade differences present on site due to the adjacent conditions. In particular, there are notable grade differences along the wash, the CAP canal and adjacent roadways. Because of these existing anomalies in natural grade, the additional allowance in height will result in buildings that are still in keeping with the expected character of the area. Additionally, the added height allowance also affords more opportunity for undulation in building massing, which reduces the overall visual bulk and monothetic appearance of the buildings themselves.
Public Outreach and Notice
Upon initial receipt of the application, the height change was classified as a minor PCD amendment. Subsequently, staff received three (3) letters of opposition and three (3) inquiries on the case. Provided neighborhood opposition was related to loss of desert view, having multi-family residential in the area, traffic, overcrowding schools, property values, and crime in the area. As a result of opposition received, the case was reclassified from a minor PCD amendment to a major PCD amendment, which requires a neighborhood meeting to be held as part of the rezoning process.
For the neighborhood meeting, the applicant provided notice to all property owners within a 600-foot radius of the site and all registered HOAs within one-mile regarding the neighborhood meeting in accordance with the Zoning Ordinance requirements. In response to concerns received related to the signage and noticing, the applicant held two (2) neighborhood meetings in total. The first meeting occurred in-person at the Mystic Community Center on June 5, 2024, with an estimated thirty-five (35) people in attendance. The second neighborhood meeting was held virtually via zoom on June 24, 2024, with approximately eleven (11) people in attendance. Staff has not received any additional written opposition or support since the applicant hosted neighborhood meetings.
The application was properly noticed pursuant to Section 21-315 of the Peoria Zoning Ordinance, which includes notification to all property owners within 600 feet of the site and registered HOAs within one (1) mile, posting a sign on the property, and placing an ad in the Peoria Times at least 15 days prior to the Public Hearing.