Attachment B - Staff Report - GPA-EST-2-20-7.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
August 13, 2020 
Application: 
GPA-EST-2-20-7 
Applicant:       
    Coe & Van Loo Consultants, Inc. 
Owner: 
New Era Phoenix, LLC. c/o New World Properties 
Representative:    
 Julie Vermillion, Coe & Van Loo Consultants, Inc. 
Location: 
Generally bounded by 107th Avenue on the west, 
Jones Avenue (alignment) on the north, 91st 
Avenue on the east and Wier Avenue (alignment) on 
the south 
Acreage: 
136.91 acres 
Current Plan Designation: 
Residential 1 to 2 dwelling units per acre (73.70 
acres) and 2 to 3.5 dwelling units per acre (Density 
cap of 2.5 du / ac) (63.21 acres) 
Requested Plan Designation: 
Residential 2 to 3.5 dwelling units per acre (73.70 
acres), Residential 10 to 15 dwelling units per acre 
(Density cap of 2.5 du / ac) (30.82 acres) and 
Commercial (Density cap of 2.5 du / ac) (32.39 
acres) 
Reason for Requested Change: 
Amend the General Plan Land Use Map from 
Residential 1 to 2 du / ac and 2 to 3.5 du / ac 
(Density cap of 2.5 du / ac) to Residential 2 to 3.5 
du / ac, Residential 10-15 du / ac (Density cap of 2.5 
du / ac) and Commercial (Density cap of 2.5 du / ac) 
Estrella Village Planning 
Committee Date: 
August 18, 2020 
Staff Recommendation: 
Approval 
Attachment B

Staff Analysis 
GPA-EST-2-20-7 
Page 2 
 
 
FINDINGS: 
 
1) 
Furthermore, the subject site is just north of the proposed SR-30 freeway 
alignment that will serve as a major transportation corridor for this part of the 
Phoenix Metropolitan region. 
 
2) 
The subject site exceeds 10 acres, which requires a minor General Plan 
Amendment to the Land Use Map.  
 
3) 
The companion rezoning case, Z-155-C-01-7, proposes development that is 
consistent in scale and character with land uses in the surrounding area to the 
north and west along Broadway Road. 
 
4) 
The proposed Commercial land use designations will allow for commercial uses 
at arterial street intersections and in an area where the General Plan Land Use 
Map has not designated a commercial land use within one mile from 107th 
Avenue and Broadway Road.  
 
5) 
The proposed Higher Density Residential land use designations will help to 
diversify the housing stock in this area, where single-family houses are the 
dominant type of housing. 
 
6) 
The Residential 2 to 3.5 du / ac land use designation will designate this property 
to be consistent with the underlying R1-10 PCD zoning. 
 
BACKGROUND 
 
The subject site is generally bounded by 107th Avenue to the west, 91st Avenue to the 
east, Jones Avenue (alignment) to the north and Wier Avenue (alignment) to the south. 
The site is currently vacant and utilized for agricultural purposes. The companion 
Rezoning Case No. Z-155-C-01-7 is requesting to rezone the subject site from PCD 
(Approved R1-10 PCD, R1-6 PCD, R-2 PCD and C-2 PCD), RE-43 (Approved R1-6 
PCD) and S-1 (Approved R1-6 PCD) to R1-10 PCD, R-3 PCD and C-2 PCD zoning as 
part of a major amendment to the Sunset Farms PCD (Planned Community District). 
The proposed major amendment would allow for multifamily uses, an increase in the 
density with single-family development units and permit dwelling units within commercial 
development units. The site is located to the north of the proposed SR-30 freeway 
alignment and will provide shopping and additional housing choices along this regional 
transportation corridor. 
 
In 1999, the City of Phoenix approved the Estrella Village Area Plan which identified 
goals, objectives and strategies pertaining to growth, the village core, protection of 
residential neighborhoods, housing and employment, and urban design among other 
elements. This plan identified the land use designation of the subject site as 2 to 5 
dwelling units per acre with a density cap of 2.5 dwelling units per acre. The Estrella

Staff Analysis 
GPA-EST-2-20-7 
Page 3 
 
 
Village Plan added that the actual densities for master plan development over 160 acres 
may vary based on the land use mix and how these developments interacted internally 
plus externally. 
 
In 2002, the 520-acre Sunset Farms PCD was approved by the City of Phoenix, which 
included some of the development units referenced in this general plan amendment 
request, including development units 15, 16, 17 and 18. A major amendment of the 
Sunset Farms PCD in 2007 under case Z-155-A-01-7 added development unit 20 to the 
PCD. This general plan land use amendment affects development units 15, 16, 17, 18 
and 20.A and 20.B (formerly unit 20). 
 
Currently the site has a land use map designation of Residential 1 to 2 dwelling units 
per acre and 2 to 3.5 dwelling units per acre with a density cap of 2.5 dwelling units per 
acre. This General Plan Amendment will allow for a land use map designation that is 
consistent with the existing zoning designations within the site and adjacent properties 
along Broadway Road. This general plan land use amendment will allow for a 
consistency between the existing and proposed zoning districts and the current land use 
map designations. These land use map designations, as requested, would further 
diversify the land uses in this part of the Estrella Village in a manner consistent with 
existing zoning and general plan land use map designations. 
 
Figure A. (Top) Proposed Master Development Plan, Source: Coe and Van Loo Consultants, Inc.

Staff Analysis 
GPA-EST-2-20-7 
Page 4 
 
 
As of the writing of this staff report, the Arizona Department of Transportation (ADOT) 
had determined a preferred SR-30 freeway alignment that bounds the Sunset Farms 
PCD to the south. The SR-30 freeway will serve as a major transportation route in this 
part of the region, connecting the commercial, higher density and traditional lot 
residential uses proposed by this general plan land use map amendment via the 
existing arterial street network in the area. 
 
Figure B. (Top) SR-30 Alignment Exhibit, Source: Coe and Van Loo Consultants, Inc. 
 
SURROUNDING LAND USES 
 
The proposed general plan land use amendment is proposed within the boundaries of 
the Sunset Farms PCD initally approved in 2002. Presently, north of Broadway Road, 
between 91st Avenue and 107th Avenue, the General Plan Land Use Map designation 
is Residential 2 to 3.5 dwelling units per acre with a density cap of 2.5 dwelling units per 
acre. The zoning districts within this area include R1-6 PCD and PCD (Approved R1-8 
PCD, R1-6 PCD, R-2 PCD, C-1 PCD and C-2 PCD). Most of the properties north of 
Broadway Road are vacant, including a future public park site, and used for agricultural 
purposes along with some existing residential subdivisions. 
 
South of Broadway Road, between 107th Avenue and 91st Avenue, the General Plan 
Land Use Map has designated these properties as Residential 1 to 2 dwelling units per 
acre, Residential 2 to 3.5 dwelling units per acre (with a density cap of 2.5 dwelling units 
per acre), Higher Density Residential 10 to 15 dwelling units per acre and Mixed Use 
(Industrial / Commerce/Business Park). The zoning districts within this area include S-1,

Staff Analysis 
GPA-EST-2-20-7 
Page 5 
 
 
R1-8 and RU-43 (Maricopa County). Most of the properties south of Broadway Road are 
vacant and used for agricultural purposes including a dairy operation, but there are 
some individual single-family homes in addition to a large residential subdivision west of 
99th Avenue. A City of Phoenix Waste Water Treatment Plant and the Tres Rios 
Wetland sites are located approximately a half mile south of Broadway Road. 
 
Along 91st Avenue, between Elwood Street and Roeser Road alignments, properties 
have a General Plan Land Use Map designation of Residential 1 to 2 dwelling units per 
acre, Residential 2 to 3.5 dwelling units per acre (density cap of 2.5 dwelling units per 
acre), Public/Quasi-Public, Commercial and Mixed Use (Industrial / 
Commerce/Business Park. The zoning districts in this area include S-1 and RU-43 
(Maricopa County). Most of the properties on both sides of 91st Avenue are vacant 
except for a residential subdivision, two school sites and several dairy operations. 
 
East of 107th Avenue, between the Elwood Street and Roeser Road alignments, 
properties have a General Plan Land Use Map designation of Residential 2 to 3.5 
dwelling units per acre (density cap of 2.5 dwelling units per acre). The zoning districts 
within this area include R1-10, R1-8, PCD (Approved R1-6 PCD, R-2 PCD and C-1 
PCD), S-1 (Approved R1-6 PCD) and RE-43. Most these properties are vacant and 
used for agricultural purposes, with the exception of one residential subdivision north of 
Broadway Road. 
 
West of 107th Avenue is unincorporated Maricopa County and Avondale which has 
designated properties in their General Plan Planning Boundaries as Local Commercial, 
High Density Residential and Medium Density Residential. The zoning districts in this 
area include RU-43 (Maricopa County) and PAD (Avondale). All of the properties west 
of 107th Avenue are vacant and used for agricultural purposes. 
 
West of 99th Avenue is a residential subdivision zoned R1-6 and vacant commercial 
property zoned C-2. Furthermore, a western portion of the subject site is vacant and 
used for agricultural purposes, zoned PCD (Approved R1-6 PCD).

Staff Analysis 
GPA-EST-2-20-7 
Page 6 
 
 
 
 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PPRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
• CONNECT PEOPLE AND PLACES CORE VALUE; CORE, CENTERS AND 
CORRIDORS; LAND USE PRINCIPLE: Plan cores, centers and corridors to 
include a variety of land uses: office, retail shopping, entertainment and 
cultural, housing, hotel and resort, and where appropriate, some types of 
industry. 
 
This general plan amendment will add commercial land use designations on 
properties adjacent to two arterial streets and within proximity to the future SR-30 
freeway. These commercial properties will offer employment opportunities and 
provide services that do not exist in this part of the city. This will help to meet the 
needs of existing and future residents, while reducing the number of trips made 
by households currently seeking services at other distant parts of the village and 
outside of the city limits. 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels 
of increased intensity, respectful of local conditions and surrounding 
neighborhoods. 
 
Figure C. (Top) Proposed General Plan Land Use Map, Source: City of Phoenix Planning and Development Department

Staff Analysis 
GPA-EST-2-20-7 
Page 7 
 
 
The site is adjacent to three arterial streets and is located just north of the 
proposed alignment of the SR-30 freeway, a major regional transportation 
corridor. This proposed amendment will locate higher intensity land use 
designations such as Commercial and Higher Density Residential near major 
street intersections, while keeping mid-block land use designations as 
Residential 2 to 3.5 dwelling units per acre. Furthermore, the area presently has 
a mix of land use designations similar to the ones proposed by this general plan 
amendment. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
 
• CONNECTED NEIGHBORHOODS: LAND USE PRINCIPLE: Design and 
locate new neighborhoods to promote access (both physical and visual) to 
parks and open space. New developments should also provide convenient 
pedestrian and bicycle access to transit stops, schools and other 
neighborhood amenities. 
 
As stipulated via companion Case No. Z-155-C-01-7, the proposed commercial 
and higher density residential will incorporate bicycle infrastructure to encourage 
the use of bicycles and offer pedestrian connections between adjacent 
developments, to adjacent sidewalks and trails. 
 
• DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a mix of 
housing types and densities where appropriate within each village that 
support a broad range of lifestyles. 
 
The proposed general plan amendment will further diversify the existing land use 
map designations in this part of the city by adding a Higher Density land use 
designation near three arterial streets. This will help to provide diverse housing 
opportunities in this area to both current and future residents. 
 
CONCLUSION AND RECOMMENDATION 
 
The staff recommendation for GPA-EST-2-20-7 is to approve the request as filed. The 
proposed land use map designation is consistent in scale and character with existing 
land uses in the surrounding area. As stipulated, the companion rezoning case,  
Z-155-C-01-7, will provide compatibility and consistency with the land use pattern in the 
surrounding area. Approval of the request will support the development of this vacant 
site with uses that are compatible with the surrounding land use designations and 
zoning districts.

Staff Analysis 
GPA-EST-2-20-7 
Page 8 
 
 
Writer 
Enrique Bojórquez-Gaxiola 
August 13, 2020 
 
Team Leader 
Samantha Keating 
 
Exhibits  
Sketch Maps (2 pages) 
Littleton School District Correspondence (1 page) 
Community Correspondence (1 page)

107TH AVE
95TH AVE
MOBILE LN
JONES AVE
ILLINI
ST
BROADWAY RD
SOUTHERN AVE
91ST AVE
99TH AVE
103RD
AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-2-20-7
136.91 +/-
7
Julie Vermillion
Estrella
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 du/ac ( 73.70 +/- Acres)
Residential 10 to15 du/ac ( 30.82 +/- Acres) ***
Commercial ( 32.39 +/- Acres) ***
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 1 to 2 du/ac ( 73.70  +/- Acres)
Residential 2 to 3.5 du/ac ( 63.21 +/- Acres)
107TH AVE
95TH AVE
MOBILE LN
JONES AVE
ILLINI
ST
BROADWAY RD
SOUTHERN AVE
91ST AVE
99TH AVE
103RD
AVE
GISADM.STR_CENTERLINE
Proposed Change Area
Residential 1 to 2 du/ac
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Residential 15+ du/ac
Residential 10 to 15 du/ac
Commercial
Mixed Use (Parks/Open Space - Publicly Owned / Public/Quasi-Public)
Mixed Use (Industrial / Commerce/Business Park)
Commerce/Business Park
Parks/Open Space - Publicly Owned
Public/Quasi-Public
GISADM.STR_CENTERLINE
Proposed Change Area
Residential 2 to 3.5 du/ac
Residential 10 to 15 du/ac
Commercial
*** - The 2015 Phoenix General Plan Land
Use Map indicates a "Density Cap of 2.5 du/ac"
***

107TH AVE
95TH AVE
MOBILE LN
JONES AVE
ILLINI
ST
BROADWAY RD
SOUTHERN AVE
91ST AVE
99TH AVE
103RD
AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-2-20-7_BW
136.91 +/-
7
Julie Vermillion
Estrella
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 du/ac ( 73.70 +/- Acres)
Residential 10 to 15 du/ac ( 30.82 +/- Acres) ***
Commercial ( 32.39 +/- Acres) ***
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 1 to du/ac (73.70 +/- Acres)
Residential 2 to 3.5 du/ac ( 63.21 +/- Acres)
107TH AVE
95TH AVE
MOBILE LN
JONES AVE
ILLINI
ST
BROADWAY RD
SOUTHERN AVE
91ST AVE
99TH AVE
103RD
AVE
GISADM.STR_CENTERLINE
Proposed Change Area
Residential 1 to 2 du/acre
Residential 2 to 3.5 du/acre
Residential 3.5 to 5 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Commercial
Commerce/Business Park
Public/Quasi-Public
E E E E
E E E E Parks/Open Space - Publicly Owned
###
###Mixed Use (Industrial/Commercial/Business Park)
Mixed Use (Parks/Open Space - Publicly Owned / Public/Quasi-Public
GISADM.STR_CENTERLINE
Proposed Change Area
Residential 2 to 3.5 du/acre
Residential 10 to 15 du/acre
Commercial
*** - The 2015 Phoenix General Plan Land
Use Map indicates a "Density Cap of 2.5 du/ac"
***

July 8, 2020 
 
Alan Stephenson, 
Planning and Development Director 
Estrella Village 
GPA.EST.2.20.7 
 
While The Littleton School District has no general objection to the General Plan Amendment 
EST.2.20.7, the District does have substantive concerns about the potential impact on its schools 
and programs. Parcels 20A and 20B sit within the District boundaries while Parcel 18 sits just on 
the edge of the District boundary next to the neighborhood served by TRES RIOS Service 
Academy, a K-8 school of 900 students. 
This is important to the development planning because of the increase in density. Increased 
density typically impacts the type of dwelling products constructed, the number of school-age 
children per unit, and the mobility of dwelling occupants. Since the District cannot estimate the 
potential impact based on the limited information in this revised application, we would ask that 
Phoenix Planning and Development, or the developer, provide us with a description of the units 
to be constructed in Parcels 18 and 20B. 
Once the District has reviewed that information, we will be able to provide a more accurate 
estimate of the impact on the existing educational infrastructure, and to make a determination as 
to whether we support or oppose the GPA.EST.2.20.7 Application for a General Plan Amendment. 
Thank you for your consideration. 
 
 
 
Dr. Roger Freeman 
Superintendent 
Littleton Elementary School District 
 
Cc: Phyllis Kinder, Chief Operations Officer, Littleton Elementary School District #65 
      Ryan French, Chief Operations Officer, Littleton Elementary School District #65

From:
M Busching (Cartof)
To:
Enrique A Bojorquez-Gaxiola
Subject:
RE: City of Phoenix - General Plan Amendment - GPA-EST-2-20-7 (Estrella Village) - REVISED
Date:
Tuesday, June 30, 2020 2:44:37 PM
Attachments:
image001.png
Enrique—
                --I don’t see the reasons that justify a change in General Plan  that is not part of the ten
year review. 
                --The original planning was well conceived and there does not seem to be a valid reason to
change so many parcels to more intense zoning, other than to gain more profitability for the
landowner.
                --There is a shopping center “Sanctuary Shopping Center”  at 107th Ave and Lower Buckeye
(a mile from the proposed) and so I’m not sure why the zoning needs to be changed to enable
another shopping center.
                --Much reliance is placed on future SR-30 but it appears that the final location of SR 30 has
not been determined. https://azdot.gov/planning/transportation-studies/state-route-30-loop-303-
loop-202-study [azdot.gov].  ( I don’t know how the applicant can claim that it will be per page 42 of
their presentation.)  By increasing the density/zoning of the property it will likely increase the
property’s value and cause the state to have to pay more in condemnation fees and as a result, the
general public/taxpayers suffer.
                -- if the Route of SR30 is really as the applicant/owner depicts, then it makes much more
sense to rezone parcels that are adjacent to the on/off ramps to commercial, rather than parcels
further away.
                --Parcels 15 and 16 are currently very compatible with the surrounding property.  There is
no reason to change Parcel 16 when there is already commercial designation to the east; similarly
with Parcel 20 A when there is Commercial to the West.
                --It doesn’t concentrate development in the Estrella Village Core—rather it increases
density and land use for the benefit of a seller/owner only and provides no demonstrated needed
public purpose.
 
Marcia Busching
(602) 980-2362
 
From: Enrique A Bojorquez-Gaxiola [mailto:enrique.bojorquez-gaxiola@phoenix.gov] 
Sent: Monday, June 29, 2020 1:54 PM
To: Enrique A Bojorquez-Gaxiola <enrique.bojorquez-gaxiola@phoenix.gov>
Subject: City of Phoenix - General Plan Amendment - GPA-EST-2-20-7 (Estrella Village) - REVISED
 
REVISED REQUEST
 
Review & comment on General Plan Amendment in the Estrella Village (GPA-EST-2-20-7)
 
Attached for your review is an amendment to the City of Phoenix General Plan Land Use Map that
has been filed: