Attachment B - Staff Report - GPA-DV-2-19-2.pdf
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GENERAL PLAN AMENDMENT
STAFF ANALYSIS
May 11, 2020
Application:
GPA-DV-2-19-2
Applicant:
David Cisiewski, PLLC
Owner:
PAF Central, LLC
Representative:
David Cisiewski, PLLC
Location:
Northeast corner of Central Avenue and Happy
Valley Road
Acreage:
156.96 acres
Current Plan Designation:
Preserve / 0 to 1 & 1 to 2 dwelling units per acre
(32.33 acres), Parks/Open Space – Future 1
dwelling units per acre (39.23 acres),
Commerce/Business Park (85.40 acres)
Requested Plan Designation:
Residential 2 to 3.5 dwelling units per acre,
Residential 3.5 to 5 dwelling units per acre,
Commerce/Business Park
Reason for Requested Change:
Minor General Plan amendment for Residential 2 to
3.5 and 3.5 to 5 dwelling units per acre, and
Commerce/Business Park
Village Planning Committee Date: Deer Valley – April 16, 2020
Staff Recommendation:
Approval
FINDINGS:
1)
The companion rezoning case, Z-37-19, proposes zoning that is consistent with
the current General Plan Land Use Map designations. The subject site exceeds
Attachment B
Staff Analysis
GPA-DV-2-19-2
Page 2
10 acres, which requires a minor General Plan Amendment to the Land Use
Map.
2) The proposed land use
designations will be
compatible with the
General Plan Land Use
Map designations
surrounding the site. The
character of the area is
predominantly single-family
residential north of Happy
Valley Road from 19th
Avenue to 7th Street.
Commerce Park uses are
located in close proximity
to the site to the southeast.
The proposed land use in
Parcel 2 is Commerce Park
and Commercial. The
commercial is only allowed
on the southern 500 feet of
Parcel 2. There is a minimum 75 foot
setback proposed between Parcel 1 and Parcel 2 which
acts as a buffer between the residential and Commerce park uses.
3) The companion rezoning case, Z-37-19-2, proposes development that is
consistent in scale and character with existing land uses to the north and future
residential land uses to the west.
BACKGROUND
The subject site is located at the northeast
corner of Central Avenue and Happy Valley
Road. The site is currently vacant but was the
former home to Universal Propulsion
Company (UPCO). The companion Rezoning
Case No. Z-37-19-2 is a request to allow for
single-family, multifamily, commercial and
general commerce park uses.
The site will provide additional housing
choices, both single-family and multifamily, in
the area and is in close proximity to the Deer
Source: RVI
Source: City of Phoenix Planning and
Development Department
Staff Analysis
GPA-DV-2-19-2
Page 3
Valley Major Employment Center. The commerce Park portion of the request will
provide employment near the employment center. The residential request provides a
transition similar in scale to the surrounding area and supports employment uses in
Parcel 2.
Currently the site has a land use map designation of Preserve / 0 to 1 & 1 to 2 dwelling
units per acre, Parks/Open Space – Future 1 dwelling unit per acre and Commerce /
Business Park. This General Plan Amendment will allow for a land use map designation
that is consistent with single-family development to the north and east with a transition
to commerce park and multifamily development.
Source: City of Phoenix Planning and Development Department
Staff Analysis
GPA-DV-2-19-2
Page 4
SURROUNDING LAND USES
North of the site is unincorporated Maricopa County land consisting of large lot
residential homes. The General Plan Land Use Map designations are Residential 0 to 2
dwelling units per acre and Parks/Open Space 1 dewelling unit per acre.
South of the subject site is a large area of State Trust Land that is currently
undeveloped. This area is designated Commerce / Business Park on the General Plan
Land Use Map.
East of the subject site lies the Phoenix Sonoran Preserve, which is also undeveloped
land and designated Parks/OpenSpace 1 dwelling unit per on the General Plan Land
Use map.
West of the site is a vacant State Trust Land, which is currently undeveloped and has a
General Plan Map designation of Residential 0 to 2 dwelling units per acre. .
Source: City of Phoenix Planning and Development Department
Staff Analysis
GPA-DV-2-19-2
Page 5
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES
CONNECT PEOPLE AND PLACES
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Promote and encourage
compatible development and redevelopment with a mix of housing types in
neighborhoods close to employment centers, commercial areas, and where
transit or transportation alternatives exist.
The proposed residential development in
Parcel 1 and Parcel 3 will provide additional
housing choices just north and east of the Deer
Valley Major Employment Center.
Source: RVI
Source: City of Phoenix Planning and Development Department
Staff Analysis
GPA-DV-2-19-2
Page 6
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS; CLEAN
NEIGHBORHOODS DESIGN: Protect and enhance the character of each
neighborhood and its various housing lifestyles through new development
that is compatible in scale, design, and appearance.
As stipulated via companion Case No. Z-37-19-2, the proposed single-family
residential and commerce park uses are compatible with existing development
and land uses in the immediate area.
BUILD THE SUSTAINABLE DESERT CITY
• BUILD THE SUSTAINABLE DESERT CITY; REDEVELOPED BROWNFIELDS;
DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Promote new
development located on infill, previously developed, brownfield, and
greyfield sites.
The proposal would allow the development of an underutilized parcel that was
contaminated by the previous user. Environmental remediation is underway.
Parcel 2 has use restrictions due to the contamination. ADEQ has conducted
additional soils testing on the site and Parcel 1 and Parcel 3 have been cleared
for residential. The addition of the residential land use map designations allows
for a mixture of residential uses with lower residential density abutting county
properties and higher residential density abutting the Sonoran Preserve and
Happy Valley Road to the southeast of the site. A large portion of the site will
retain the Commerce/Business Park designation.
CONCLUSION AND RECOMMENDATION
The staff recommendation for GPA-DV-2-19-2 is to approve the request as filed. The
proposed land use map designations are consistent in scale and character with existing
land uses in the surrounding area. The single family residential proposed for Parcel 1
and the multifamily residential proposed for Parcel 3 are compatible with the area. The
Commerce Park and Commercial uses proposed for Parcel 2 are consistent with the
existing General Plan Map designation. The companion rezoning case, Z-37-19-2, will
provide compatibility and consistency with the land use pattern in the surrounding area.
Therefore, approval of the request will support the development of this vacant property
with uses that are compatible with the surrounding land use designations and zoning
districts and redevelop a previously contaminated site.
Staff Analysis
GPA-DV-2-19-2
Page 7
Writer
David Simmons
May 11, 2020
Team Leader
Samantha Keating
Exhibits
Sketch Map
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DV-2-19-2
156.96 +/-
2
David Cisiewski
Deer Valley
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 du/ac ( 78.52 +/- Acres)
Residential 3.5 to 5 du/ac ( 56.74 +/- Acres)
Commerce/Business Park ( 21.70 +/- Acres)
YEARLING RD
7TH ST
HAPPY VALLEY RD
Proposed Change Area
Residential 0 to 2 du/ac
Preserves / 0 to 1 or 1 to 2 du/ac
Commerce/Business Park
Industrial
Parks/Open Space - Future 1 du/ac
Parks/Open Space - Publicly Owned
Floodplain
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
YEARLING RD
HAPPY VALLEY RD
7TH ST
Proposed Change Area
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Commerce/Business Park
Preserves / 0-1 & 1-2 du/ac ( 32.33 +/- Acres)
Parks/Open Space - Future 1 du ( 39.23 +/- Acres)
Commerce/Business Park ( 85.40 +/- Acres)