FS51_Feasibility_Report.pdf

C I T Y OF P H O E N I X

F i r e S t a t i o n No . 51 Perlman North 43 rd Ave a t 32800 Road A r c h i t e c t s o f A r i z o n a

Sou th o f Wes t D ov e V a l l e y P a r k w a y 325014 09-16-2025

F e a s i b i l i t y S t u d y

Phoenix Fire Station No. 51 Site Feasibility Report Page 1 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

City of Phoenix Feasibility and Due Diligence Report

Located at North Phoenix 3500 Halo Vista SEC of 43rd and 32800 Future Road South of West Dove Valley Parkway

City of Phoenix Fire Department

Facilities Management Section 2625 South 19th Avenue Phoenix, Arizona 85009

Table of Contents

I. Project Scope and Description

II. Existing Site Conditions

III. Governing Zoning and Plan Amendments

IV. Development of Upgrades to Roadways

V. Site Development & Sustainability Objectives

VI. Site Infrastructure

VII. Code and PUD Zoning Standards

Phoenix Fire Station No. 51 Site Feasibility Report Page 2 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

I. Project Scope and Description

Perlman Architects of Arizona and our consulting Civil Engineer were contracted to provide a Site Feasibility Assessment to determine the best location and appropriate size lot up to 10 acres on a portion of the specified land at the Southeast Corner of 43rd Avenue and the future 32800 Road. Perlman Architects, our Civil Engineer, and members from Phoenix Fire Department conducted several site visits to review and determine the best opportunity for the Fire Station and have the least impact for the master development and surrounding uses.

II. Existing Site Conditions

The North Phoenix 3,500 PUD consists of approximately 3,500 gross acres of property located within the North Gateway Village. The Site, which is generally flat and does not include significant topographical or natural features, is currently vacant.

The existing site conditions are showing mapped FEMA floodway and floodplain designations that are located mainly on the west portion of the Site near the

Deadman Wash. Multiple APS power corridors cross the site, including 230 kV lines and 69 kV lines are mostly along the east side of the site.

With freeway frontages on its easternmost and south edges, the Site has excellent regional circulation access. The Site will have access to two I-17 Freeway interchanges at SR-74 and Dove Valley Road, and the

Loop 303 Freeway interchanges at 43rd Avenue and 51st Avenue. 43rd Avenue, 51st Avenue, and Dove Valley Road serve as arterial roadways through the Site providing access to each development Sub-Area as the Site develops.

Surrounding Uses, the Site is surrounded by the Ben Avery Shooting Facility and Arizona Game and Fish Headquarters to the north and the Sonoran Crossing Health Campus to the east with vacant Arizona State Trust land surrounding the Site’s remaining edges.

III. Governing Zoning and Plan Amendments

The Site currently has a mix of proposed land uses. The Site is governed by the following additional land planning documents:

• North Gateway Character Area

• North Gateway Corridor Overlay District

• General Plan Peripheral Areas C & D

• Carefree Highway Scenic Corridor Design Policies

The Proposed developed will comply with the above-mentioned planning documents.

Phoenix Fire Station No. 51 Site Feasibility Report Page 3 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

IV. Development or Upgrades to Roadways

The following sections are conditions as we understand them to be considered and incorporated in the development of any parcel with the PUD. Arterial and collector streets shall be developed in accordance with City of Phoenix standards.

Arterial streets within the project area have been designed to be generally in conformance with the City’s Master Circulation Plan as depicted within the General Plan.

Collector streets are to be generally located ½ mile between arterials streets. Conceptual street alignments have been proposed by the developer and in the process of being approved as part of the masterplan submittal process, currently underway. Points of access and intersections should adhere to Street Transportation guidelines for spacing and alignment, which is this case requires any driveway to be located a minimum of 250 linear feet away from 43rd Avenue (based on face of curb to face curb).

Where street alignments necessitate wash crossings, the following standards shall apply. Culverts and bridges for major collectors and arterial streets are to be designed to convey, as a minimum, the 100-year peak discharge with no flow crossing over the roadway. Culverts for minor collectors and local streets shall be designed to convey the 100-year peak discharge with a maximum of 0.5-foot flow depth over the roadway. All culvert crossings will follow City of Phoenix standards.

Additionally, the City of Phoenix has adopted the Complete Streets Design Guidelines that would apply to the development of the Fire

Station property. These guidelines were adopted with the goal of promoting health and safety through active streetscapes. Streets within the proposed site area shall conform to the following elements of the Complete Streets Design Guidelines:

• The unique character of the area shall be considered during the design of street projects.

• Streets shall be designed to promote safety for all users, particularly children, the elderly, those with disabilities, transit users and more vulnerable modes (walking, bicycling, transit).

• Shade shall be a primary technique to reduce ambient temperatures and to reduce direct sunlight exposure for pedestrians and cyclists.

• Streetscape designs shall include pedestrian infrastructure with pedestrian through zones free of impediments.

V. Site Development & Sustainability Objectives

The following sections are conditions as we understand them to be considered and incorporated in the development of any parcel with the PUD.

Master Plan Objective – Provide Thermal Comfort for all Users

• Minimum 50% shading of all publicly accessible sidewalks and walkways by means of vegetation at maturity and/or shade structures.

• Minimum 75% shading of all publicly accessible sidewalks and trails along arterial and collector roadways by means of vegetation at maturity and/or shade structures.

• While primarily an employment hub, this PUD allows for complementary multi-family residential housing developments of varied product types, such as apartments, townhomes, detached and attached multi-family residential, auto courts, green courts, and other residential types within the Freeway/Mixed Use District.

Phoenix Fire Station No. 51 Site Feasibility Report Page 4 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

Master Plan Objective – Visual interest with unified elements to establish a sense of place

• Incorporating innovative textures, materials, colors: Building facades facing arterial roadways shall incorporate a minimum of three (3) different materials.

• Building offsets, reveals, recesses, building projections, masonry piers, or other architectural treatments: Building offsets, reveals and recesses to be a minimum of three (3) feet in depth.

• Distinct Entry Features: Public building entries are to be clearly identifiable and shall incorporate functional shade elements such as awnings and canopies to create a comfortable entry experience while addressing pedestrian scale.

• Locate buildings near sidewalks to create an appealing walking environment that encourages connections with people; allow for some variations in setbacks to provide visual vibrancy and opportunities to incorporate shade and green spaces.

• Use step-backs, landscape setbacks and architectural treatments to break down the massing and modulate shadow/shade impacts of the building volume.

Master Plan Objective – Innovative design of access, circulation, privacy, security, shelter, and other factors to create a unique location that complements the surrounding context

• Variation in building siting and orientation: The proposed building orientations should respect the orientation of surrounding buildings and streets by maintaining continuity of pedestrian routes and promoting opportunities for interaction at street-level.

• Mitigation of adverse effects (screening, landscape buffers, wall heights, etc.) Parking areas shall be screened by a minimum

30-inch, maximum 40-inch solid screen wall and associated landscaping.

Master Plan Objective – Open Space Design is to provide diversified amenities for optimum recreational use and gathering places for community interaction

• Improved plazas, courtyards, break areas: A minimum of one (1) enhanced pedestrian plaza and/or promenade shall be provided within commercial parcels that exceed five (5) acres in size.

The plaza and/or promenade shall be a minimum of 500 square feet and shall include shading and seating elements as well as landscaping elements including enhanced surfacing materials (e.g. stamped or colored concrete), specimen plantings, and lighting.

Master Plan Objective – Provide shade and soften the look of the development to create a more natural environment

• Maturity of trees: Trees provided along arterial streets are to meet City of Phoenix minimum required caliper sizes.

• Low water use plants: Except for decorative planters or seasonal interest planting beds, plants utilized are to be from the

AMWUA low water plant list.

• Bus Stops: Bus Stops are to be landscaped and to be a minimum of 50% shaded.

Masterplan Objective – Sustainability.

The following are sustainability practices that are encouraged for development throughout proposed developed site.

Development parcels must incorporate a minimum of five (5) of the following sustainability principles as approved by the

Planning and Development Department. Items shown in italics will be measurable and enforceable by the City.

• Incorporate LED and energy efficient lighting technology into all lighting constructed on the site, including parking lots and streets.

• Use roofing materials that specify a high Solar Reflectance Index for a minimum of 75% of the roof surface area.

• Provide locations for secure bike parking such as visible public bike racks and/or bike lockers.

Phoenix Fire Station No. 51 Site Feasibility Report Page 5 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

• Landscape and stormwater management that seek to retain storm runoff where appropriate and allow it to provide water for landscaping and improve groundwater conditions.

• Incorporate public art that is a permanent installation and that is visually or physically accessible by the general public.

• Utilize “Smart” irrigation control systems.

• Utilize efficient drip irrigation technology.

• All Landscape lighting to be on timer controls.

• Provide a sustainable recycling program for commercial use development.

• Shade surface parking spaces using vegetation, low-sloped structural shading with a minimum SRI of 29, or a similar material that achieved shading with high reflectivity.

• Building designs should respond to the southwest climate by incorporating materials and design methods suitable for the region.

• Select building materials and colors to reduce overall heat gain.

• The orientation of buildings and fenestration design should maximize solar benefits while minimizing the negative impacts of heat gain.

• Design to reduce energy loads by addressing passive design elements (i.e. daylight, natural ventilation, solar mass) and active design elements (i.e. environmental conditioning methods, radiant heating and cooling, shared building systems).

• Encourage pre-wiring of parking areas to allow electric vehicle charging.

• Encourage pre-wiring of rooftops to allow solar panels.

• Incorporate solar collection technologies for providing and storing energy, as well as heated water systems for individual buildings.

• Provide high performance windows, insulation and HVAC systems.

• Provide slope stabilizing plant material where appropriate to limit erosion.

• Where possible, locate shade trees along western building facades to reduce solar heat gain.

• Encourage water conservation by incorporating grey water and/or black water re-use systems.

• Provide building insulation with R-values that exceed the minimum building code.

• Incorporate dual-pane, energy efficient windows.

• Install enhanced HVAC systems with 14 SEER or higher.

• Provide a HERS Index of 65 or higher.

• Support enhanced indoor air quality and fresh airflow.

• Eliminate turf or use of artificial turf.

VI. Site Infrastructure

The Site generally slopes mildly from northeast to southwest and is currently undeveloped native desert rangeland typical of the Sonoran

Desert. The overall project area has some relatively significant washes that either traverse or originate from the within the overall property. The western half of the Site receives offsite runoff north of Highway 74 (Carefree Highway). The most significant wash is the

Deadman Wash which runs along the western boundary of the overall property. None of which appear to have any major impacts to the prosed Fire Station 7.5 Acre Site. The only effect noted was from the current regional drainage channel that runs north to south along the east side of 43rd Ave. to the regional drainage basin south of the proposed Fire Station Property.

Phoenix Fire Station No. 51 Site Feasibility Report Page 6 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

Per the City of Phoenix maps there are some identified Archaeologically Sensitive Quarter sections southwest, northeast and east of the proposed Fire Station location, but they appear to be outside of the proposed developed site.

The proposed Fire Station site has the following utilities identified and would be suitable for the proposed Site. There is a 6” steel high pressure gas main in 43rd Avenue. We found markings where it tees off to TSMC and there’s a regulating station just north of the APS substation drive that can barely be seen in the aerial, but it’s has been confirmed and clearly identified in the field. Domestic Potable

Water is located on the East side of 43rd Ave. Curiously, the location of the sewer seemed to stop short of the Fire Station Site by about

1200’ south of the fire station’s intersection.

We have proposed water, sewer, and gas in the new road ROW along the north proposed property line following the City of Phoenix

Development Standards and Requirements. We have also shown an extension of the sanitary sewer up 43rd Avenue to the intersection.

It will need to be confirmed if the sewer line extends north of the current findings. We find it rare that the Sewer would not have been completed for the entire length of 43rd Avenue, when it was constructed. We were unable to locate any evidence of find any other manholes. Worst case, assume to extend the sewer 1200’ north to the intersection in addition to the length of the new service along the proposed north access road. Electrical seems to be ample and in the vicinity of the site and should not be a concern for the 1-phase or

3-phase power needs for the Fire Station.

VII. Code and PUD Zoning Standards

This report may reference additional Codes, Guidelines and Standards, more current or stringent code applications, industry standards, or other information not necessarily included in the Standards and Codes listed above.

The City of Phoenix adopted the following codes and were used as the basis of reference in the feasibility study and analysis:

On June 18, 2025, the Phoenix City Council approved the adoption of the 2024 Phoenix Building Construction Code (PBCC). ADA

Codes are the referenced ICC A117.1-2017 as scoped in the amended 2024 International Building Code as well as the 2010 ADA

Standards for Accessible Design. The Amendments to the 2024 City of Phoenix Building Construction Code.

Phoenix Fire Station No. 51 Site Feasibility Report Page 7 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

Current Codes Adopted

The Phoenix Building Construction Code consists of the City of Phoenix Administrative Provisions, the following codes and standards, and City of Phoenix Amendments thereto:

2024 International Building Code (IBC), including Appendix E

2024 International Residential Code (IRC), including Appendices BA, BB, BF, BG, BI, BJ, BO, CA, CB, CD, CE, CF, NB, and NE

2024 International Mechanical Code (IMC)

2024 International Fuel Gas Code (IFGC)

2024 International Energy Conservation Code (IECC)

2024 International Existing Building Code (IEBC)

2024 International Swimming Pool and Spa Code (ISPSC)

2024 International Plumbing Code (IPC), including Appendices C and E

2024 Uniform Plumbing Code (UPC), including Appendices A, B, C, I, and M

2023 National Electrical Code (NEC)

2022 ASME A17.1, Safety Code for Elevators and Escalators

2023 ASME A17.3, Safety Code for Existing Elevators and Escalators

2022 ASME A17.6, Standard for Elevator Suspension, Compensation, and Governor Systems 2023 ASME A18.1, Safety Standard for

Platform Lifts and Stairway Chairlifts

2024 International Green Construction Code (IGCC) - optional

Table A: Development Standards for the Technology Campus Land Use District Proposed PUD Zoning Standards - Commerce Park (General Commerce Option)

Required Setbacks: Per Code - 30' from perimeter lot line on a street, 20' not on a street; 20' from interior lot line on a street, 0' not on a street.

Max. Lot Coverage: Per Code – Max. 50%

Max. Building Height: 80'; heights up to 100’ permitted with use permit and Site Plan.

In addition to the building height exceptions outlined in the Zoning Ordinance (Section 701.B), non-habitable mechanical equipment and structures that may include, but are not limited to, elements such air separators, exhaust pipes, and gas processing equipment are permitted up to 225-feet in height for a maximum of 25% of the roof area.

Min. Open Space: A minimum of 10% of the net site area shall be provided as open space. Open space may take the form of active or passive open space and should prioritize preservation of the site’s natural features and character. Open space shall be calculated per

Development Unit.

Residential Buffer Building Setback = Per Code - No Requirement

Table B: Development Standards for the Technology Park Land Use District Proposed PUD Zoning Standards - Commerce Park (General Commerce Option)

Required Setbacks: 30' from perimeter lot line on a street, 20' not on a street; 20' from interior lot line on a street, 0’ not on a street (1)

(1) In conformance with the Carefree Highway Scenic Corridor plan, a 120’ setback from the centerline of Carefree Highway (SR-

74) is required for all commercially zoned or commercially designated land adjacent to this roadway. For other land use types, a minimum setback of 170’ and an average setback of 205’ is required.

Phoenix Fire Station No. 51 Site Feasibility Report Page 8 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

Max. Lot Coverage: Per Code – Max. 50%

Max. Building Height: 56', 4-stories; heights up to 80’ with use permit and Site Plan. In addition to the building height exceptions outlined in the Zoning

Ordinance (Section 701.B) within 1,000’ of the Technology Campus District, non-habitable mechanical equipment and structures that may include, but are not limited to, elements such air separators, exhaust pipes, and gas processing equipment are permitted up to 225-feetin height for a maximum of

25% of the roof area.

Min. Open Space: A minimum of 10% of the net site area shall be provided as open space. Open space may take the form of active or passive open space and should prioritize preservation of the site’s natural features and character. Open space shall be calculated per Development Unit.

Table C: Development Standards for Residential Uses (Freeway Mixed Use Land Use District) Proposed PUD Zoning Standards C-2 (Defaulting to R-5, multi-family PRD)

Min. Lot Dimensions: None

Max. Density: 45.68; 52.20 with bonus

Perimeter Standards: 20' adjacent to a public street; this area is to be in common ownership unless lots front on the perimeter public street; 10' adjacent to property line (1)

(1) In conformance with the Carefree Highway Scenic Corridor plan, a 120’ setback from the centerline of Carefree Highway

(SR-74) is required for all commercially zoned or commercially designated land adjacent to this roadway. For other land use types, a minimum setback of 170’ and an average setback of 205’ is required.

Building Setback: 10' front

Max. Lot Coverage: Max. 50%

Max. Building Height: 60', 5-stories.

Min. Open Space / Common Areas: Minimum 5% of gross area

Residential Buffer Building Setback: 2,500’ measured from the east property line of the Technology Campus Land Use District 2,640’ measured from the Ben Avery Shooting Facility

Table D: Development Standards for Non-Residential Uses (Freeway Mixed Use Land Use District) Proposed PUD Zoning Standards: C-2

Max. Density (Units / Gross Acre): Per Code - 15.23; 17.4 with bonus

Min. Building Setback Adjacent to Street: For structures not exceeding 2-stories or 30-feet: average 25-feet, minimum 20-feet permitted for up to

50% of structure including projections. For structures exceeding 2-stories or 30-feet: average 30-feet, minimum 20-feet permitted for up to 50% of structure including projections. (1)

(1) In conformance with the Carefree Highway Scenic Corridor plan, a 120’ setback from the centerline of Carefree Highway

(SR-74) is required for all commercially zoned or commercially designated land adjacent to this roadway. For other land use types, a minimum setback of 170’ and an average setback of 205’ is required.

Min. Building Setback Not Adjacent to Street: 20’ (1)

Max. Lot Coverage: 50% of net lot area exclusive of the first 6-feet of roof overhang, open carports, covered patios or covered walkways

Max. Building Height: 56’ with the ability to increase the height up to 120’ provided that for any site development in excess of fifty six (56) feet, a minimum of 30% of the project’s total net area shall be provided as open space with appropriate landscaping and other pedestrian-oriented amenities. This area shall be exclusive of setbacks, areas open to vehicular traffic and parking areas.

Phoenix Fire Station No. 51 Site Feasibility Report Page 9 of 9 September 16,2025

Perlman Architects of AZ, Inc. l 2929 N. Central Ave., Suite 1600, Phoenix, AZ 85012 l 480.951.5900 l perlmanaz.com

Min. Open Space: Minimum 5% of gross area. For any site development in excess of fifty six (56) feet, a minimum of 30% of the project’s total net area shall be provided as open space with appropriate landscaping and other pedestrian-oriented amenities. This area shall be exclusive of setbacks, areas open to vehicular traffic and parking areas.

VIII Summary of Findings In accordance with your request, Perlman Architects and our consulting Civil Engineer have completed the Site Verification Visit, Analysis and Site

Feasibility Assessment, to review the best opportunity for a new Fire Station site to be in the general vicinity of the TSMC Technology Park that will provide rapid fire and medical response services to the area. It was a goal to find a usable area of land not to exceed ten (10) acres that would be suitable for this use. The report defines a location, that seems to meet the best interests of all parties and will ultimately require less than 10 acres.

This report included visible conditions and analysis of the data and reports provided through the city and master developer. Non-visible conditions may exist, and as such, we recommend archeology, geotechnical, survey and environmental studies be conducted regarding this proposed property location. None of these studies are included or were performed as part of this study and feasibility service. Based on the information obtained, the review and analysis we find no reason to not proceed to pursuing the purchase of the specified property for the purpose of the new Fire Station development.

Site observation and report prepared by:

Perlman Architects Gerrald Adams, LEED AP, Director gerralda@perlmanaz.com

CDS – Civil Design Solutions Bill Gasque, P.E. bgasque@cdsllc.net