Attachment B - Staff Report - GPA-CC-1-24-8.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
August 2, 2024 
Application: 
GPA-CC-1-24-8 
Owner: 
BDC Clifton 24th Street, LLC  
Applicant/Representative: 
Wendy Riddell, Berry Riddell, LLC 
Location: 
Northwest corner of 24th Street and Portland Street 
Acreage: 
10.42 acres 
Current Plan Designation: 
Commercial (9.31 acres) 
Residential 10 to 15 dwelling units per acre (1.11 
acres) 
Requested Plan Designation: 
Commercial / Commerce/Business Park (10.42 
acres) 
Reason for Requested Change: 
Minor General Plan Amendment for flex industrial 
and employment uses 
Central City Village Planning 
Committee Meeting Date: 
August 12, 2024 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposal will facilitate new light industrial development, contributing to
economic development in the Central City Village.
2)
The companion rezoning case, Z-23-24-8, proposes design and development
standards that will enhance connectivity in the immediate vicinity, including
enhanced shade and detached sidewalks, and buffer the proposed uses from the
adjacent residences.
3)
The subject site is appropriate for commerce/business park and commercial
uses, as the site has access to an arterial street and is adjacent to a freeway
interchange.
ATTACHMENT B

Staff Analysis 
GPA-CC-1-24-8 
Page 2 
 
 
BACKGROUND 
 
The subject site is a 10.42-acre vacant site located at the northwest corner of 24th 
Street and Portland Street with significant frontage along the Loop 202 freeway and its 
interchange with the I-10 freeway. The site is currently designated with 9.31 acres of 
Commercial and 1.11 acres of Residential 10 to 15 dwelling units per acre on the 
General Plan Land Use Map. The applicant proposes to change the designation of the 
entirety of the site to Commercial / Commerce/Business Park to allow flex industrial and 
employment uses. 
 
Companion Case Z-23-24-8 is a request to rezone the subject site from WU Code T4:3 
GW (Walkable Urban Code, Transect 4:3 District, Transit Gateway Character Area) to 
PUD (Planned Unit Development) for the Phoenix Airpark Gateway PUD to allow flex 
industrial, employment center, and showroom/retail.  
 
SURROUNDING LAND USES 
 
North and west of the site is freeway right-of-way for the I-10 and Loop 202 freeways 
designated as Transportation and Residential 10 to 15 dwelling units per acre on the 
General Plan Land Use Map. East of the site, across 24th Street, is a gas station and 
vacant land designated Residential 3.5 to 5 dwelling units per acre. To the south directly 
adjacent to the site are single-family residential properties designated Residential 10 to 
15 dwelling units per acre and Residential 15+ dwelling units per acre. To the south, 
across Portland Street, is a vacant building designated as Commercial. 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department

Staff Analysis 
GPA-CC-1-24-8 
Page 3 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
STRENGTHEN OUR LOCAL ECONOMY 
 
• MANUFACTURING/INDUSTRIAL DEVELOPMENT; LAND USE PRINCIPLE: 
Support the expansion of industrial zoning in targeted industrial areas.  
 
The proposal allows light industrial development on the subject site, which is 
adjacent to two freeways and has access to an arterial street. 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Create new development 
or redevelopment that is sensitive to the scale and character of the 
surrounding neighborhoods and incorporates adequate development 
standards to prevent negative impact(s) on the residential properties. 
 
The proposal, as regulated by the PUD Narrative of companion rezoning case Z-
23-24-8, includes development standards, including enhanced setbacks, 
enhanced landscaping, and a height limit, to prevent negative impacts on the 
adjacent residential properties. 
 
BUILD THE SUSTAINABLE DESERT CITY 
 
• TREES AND SHADE: DESIGN PRINCIPLE: Integrate trees and shade into 
the design of new development and redevelopment projects throughout 
Phoenix.  
 
The proposal, as regulated by the PUD Narrative of companion rezoning case Z-
23-24-8, includes development standards that require enhanced landscaping and 
shade, including detached sidewalks and minimum shade requirements for 
sidewalks and parking areas. This will help to provide shade for pedestrians and 
bicyclists in and around the community and to mitigate the urban heat island 
effect by covering hard surfaces, thus cooling the micro-climate around the 
vicinity. 
 
COMMUNITY INPUT SUMMARY 
 
At the time this staff report was written, staff has received one letter in support of this 
request. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-CC-1-24-8. The proposed land use map 
designation allows for commerce park and commercial development at an appropriate 
location. The companion rezoning case, Z-23-24-8, as stipulated, will enhance 
connectivity in the surrounding area and add standards to buffer the proposed uses

Staff Analysis 
GPA-CC-1-24-8 
Page 4 
 
 
from the nearby residences. 
 
Writer 
Anthony Grande 
August 2, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages) 
Community Correspondence

§¨¦
10
£
¤
51
v
w
202
24TH ST
22ND ST
PORTLAND ST
GARFIELD ST
WILLETTA ST
CULVER ST
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-CC-1-24-8
10.42 +/- 
8
Wendy Riddell, Berry Riddell, LLC
CENTRAL CITY
GENERAL PLAN AMENDMENT
Commercial / Commerce/ 
Business Park (10.42  +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 10 to 15 du/ac ( 1.11 +/- Acres)
Commercial ( 9.31 +/- Acres)
§¨¦
10
£
¤
51
v
w
202
24TH ST
22ND ST
PORTLAND ST
GARFIELD ST
WILLETTA ST
CULVER ST
REVISION DATE:
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
Public/Quasi-Public
Transportation
Proposed Change Area
Commercial / Commerce /
Business Park
7/23/2024

§¨¦
10
£
¤
51
v
w
202
24TH ST
22ND ST
PORTLAND ST
GARFIELD ST
WILLETTA ST
CULVER ST
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
10.42 +/- 
8
Wendy Riddell, Berry Riddell, LLC
CENTRAL CITY
GENERAL PLAN AMENDMENT
Commercial / Commerce/ 
Business Park (10.42  +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 10 to 15 du/ac ( 1.11 +/- Acres)
Commercial ( 9.31 +/- Acres)
§¨¦
10
£
¤
51
v
w
202
24TH ST
22ND ST
PORTLAND ST
GARFIELD ST
WILLETTA ST
CULVER ST
REVISION DATE:
Proposed Change Area
Residential 3.5 to 5 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Commercial
Public/Quasi-Public
Transportation
GPA-CC-1-24-8
Proposed Change Area
Commercial / Commerce / 
Business Park
7/23/2024

Stephen A. Purves, FACHE 
President & CEO 
Steve.Purves@valleywisehealth.org    |    602.344.5522    |    2601 E. Roosevelt St., Phoenix, AZ 85008 
 
 
May 9, 2024 
 
 
 
 
Mr. Josh Bednarek 
City of Phoenix  
Planning and Development Director 
200 W. Washington Street 
Phoenix, Arizona 85003 
 
Re: Baker Development - 9.8 acres at the SWC of 24th Street and Loop 202 
 
Dear Mr. Bednarek: 
 
Baker Development has presented a development plan for two, light industrial buildings and a free-
standing showroom building to our executive team.  
 
As stakeholders in the community located a few blocks away, we support this plan because we 
believe the plan will revitalize this economically underserved community, positively impact the 
quality-of-life for those who live and work in the area and be the catalyst for future investment in our 
community.  
 
Thank you for the opportunity to participate in this process. Please feel free to contact me with any 
questions regarding this support letter.  
 
Sincerely, 
 
 
 
Stephen A. Purves 
President & CEO 
Valleywise Health