Attachment B - Staff Report - GPA-LV-1-24-8.pdf
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GENERAL PLAN AMENDMENT
STAFF ANALYSIS
August 5, 2024
Application:
GPA-LV-1-24-8
Owner:
Laveen 140, LLC c/o Alan Robinson
Applicant:
Alan Beaudoin, Norris Design
Representative:
Adam Baugh, Withey Morris Baugh, PLC
Location:
Southeast corner of 59th Avenue and
Southern Avenue
Acreage:
153.86 acres
Current Plan Designation:
Residential 3.5 to 5 dwelling units per acre
(6.65 acres) and Parks/Open Space –
Privately Owned (147.21 acres)
Requested Plan Designation:
Residential 3.5 to 5 dwelling units per acre
(41.02 acres), Residential 5 to 10 dwelling
units per acre (24.14 acres), and Parks/Open
Space – Privately Owned (88.70 acres)
Reason for Requested Change:
A minor general plan amendment for single-
family residential attached and detached uses
and golf course
Laveen Village Planning Committee
Meeting Date:
August 12, 2024
Staff Recommendation:
Approval
FINDINGS:
1)
The proposed land use map designations provide a land use mix that is
appropriate given the site location adjacent to existing single-family residential
uses and three arterial streets (Baseline Road, Southern Avenue, and 59th
Avenue).
2)
The companion rezoning case, Z-25-24-8, creates a unified zoning framework
through a Planned Unit Development (PUD) for the entire site. The General
Plan Amendment will provide for a General Plan Land Use Map designation
that is consistent with the proposed PUD.
ATTACHMENT B
Staff Analysis
GPA-LV-1-24-8
Page 2 of 5
3)
The companion rezoning case, Z-25-24-8, provides enhanced landscape
buffers and building height restrictions to make the proposed development a
compatible addition to the area.
BACKGROUND
The subject site is 153.86 gross acres located at the southeast corner of 59th Avenue
and Southern Avenue. The site currently consists of vacant land that was once a golf
course.
This request proposes a minor amendment to the General Plan Land Use Map to
allow single-family residential and golf course uses. The proposal will modify the land
use map designation from 6.65 acres of Residential 3.5 to 5 dwelling units per acre
and 147.21 acres of Parks/Open Space – Privately Owned to 41.02 acres of
Residential 3.5 to 5 dwelling units per acre, 24.14 acres of Residential 5 to 10 dwelling
units per acre, and 88.70 acres of Parks/Open Space – Privately Owned.
General Plan Land Use Map Designation
Source: Planning and Development Department
Staff Analysis
GPA-LV-1-24-8
Page 3 of 5
The companion rezoning case Z-25-24-8
is requesting to rezone the site from 3.65
acres of R1-8 (Single-Family Residence
District) and 150.21 acres of GC (Golf
Course District) to PUD (Planned Unit
District) to allow single-family residential
and golf course uses. The existing zoning
is depicted on the adjacent figure.
Aerial Zoning Map
Source: Planning and Development Department
SURROUNDING LAND USES
A single-family residential devleopment is located in the area surrounded by the
proposed minor General Plan Amendment and is designated Residential 3.5 to 5
dwelling units per acre.
NORTH (across Southern Avenue)
A single-family residential development is located north of the subject site, across
Southern Avenue, and is designated Residential 3.5 to 5 dwelling units per acre
NORTHEAST AND NORTHWEST CORNERS
South of Southern Avenue, located on on the northeast and northwest corner of the
subject site is vacant property designated Park/Open Space – Privately Owned.
EAST
East of the subject site, across the 55th Avenue alignment, is a single-family
residential development designated Residential 3.5 to 5 dwelling units per acre and
Residential 5 to 10 dwelling units per acre.
Staff Analysis
GPA-LV-1-24-8
Page 4 of 5
SOUTHEAST
Located southeast of the subject site is a single-family residential development
designated Residential 3.5 to 5 dwelling units per acre.
SOUTH (across Baseline Road)
An SRP substation and numerous commercial uses are located south of Baseline
Road and are designated Residential 10 to 15 dwelling units per acre.
SOUTHWEST
Vacant property, proposed as a future church location, is located southwest of the
subject site and designated Parks/Open Space – Privately Owned
WEST (across 59th Avenue)
West of the subject site, across 59th Avenue is vacant property proposed with
numerous commerical, single-family and multifamily residential uses designated
Residential 3.5 to 5 dwelling units per acre, Residential 10 to 15 dwelling units per
acre, Residential 15+ dwelling units per acre, and Commercial.
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: New
development and expansion or redevelopment of exising development in
or near residential areas should be compativle with exising uses and
consistent with adopted plans.
The land use map designations proposed in the General Plan Amendment
request will support the redevelopment of a golf course and single-family
residential development that will be compatible and serve the existing and
future residential uses.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Provide high quality
urban design and amenities that reflect the best of urban living at an
appropriate village scale.
The proposed land use designations are appropriately arranged to provide
housing in an area that is primarily single-family residential. Furthermore, the
companion rezoning request, Z-25-24-8, proposes development and design
standards that are sensitive to the surrounding neighborhoods including
Staff Analysis
GPA-LV-1-24-8
Page 5 of 5
increased open space and landscape buffers, and enhanced shading
standards.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Communities
should consist of a mix of land uses to provide housing, shopping,
dinning and recreational options for residents.
The proposed General Plan Land Use Map designation will allow for a mix of
uses including parks/open space and residential. The designations in GPA-LV-
1-24-8 will provide housing and recreational options for residents of the Laveen
Village.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of GPA-LV-1-24-8. The request aligns with the goals and
policies of the General Plan and will result in land use designations that will maximize
the property’s location adjacent to three arterial streets. Along with the companion
rezoning case, Z-25-24-8, the General Plan Amendment will allow for a compatible
mix of land uses that will provide recreational activities and housing opportunities for
the Laveen community.
Writer
Nayeli Sanchez Luna
August 5, 2024
Team Leader
Racelle Escolar
Exhibits
Sketch Maps (2 pages)
Correspondence (5 pages)
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-LV-1-24-8
153.86 +/-
8
Norris Design
Laveen
GENERAL PLAN AMENDMENT
Residential 3.5 to 5 du/ac ( 41.02 +/- Acres)
Residential 5 to 10 du/ac ( 24.14 +/- Acres)
Parks/Open Space - Privately Owned
( 88.70+/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Residential 3.5 to 5 du/ac ( 6.65 +/- Acres)
Parks/Open Space - Privately Owned ( 147.21)
E E E E E E E E E E E E E E E E E
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E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E
53RD LN
55TH AVE
SOUTHERN AVE
BASELINE RD
59TH AVE
v
w
202
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E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E
53RD LN
55TH AVE
SOUTHERN AVE
BASELINE RD
59TH AVE
v
w
202
Proposed Change Area
Residential 3.5 to 5 du/acre
Residential 5 to 10 du/acre
E E E E E
E E E E EParks/Open Space - Privately Owned
REVISION DATE:
Proposed Change Area
Residential 0 to 1 du/acre
Residential 1 to 2 du/acre
Residential 2 to 3.5 du/acre
Residential 3.5 to 5 du/acre
Residential 5 to 10 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 E EParks/Open Space - Privately Owned
Mixed Use (Commercial / Commerce / Business Park)
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-LV-1-24-8
153.86 +/-
8
Norris Design
Laveen
GENERAL PLAN AMENDMENT
Residential 3.5 to 5 du/ac ( 41.02 +/- Acres)
Residential 5 to 10 du/ac ( 24.14 +/- Acres)
Parks/Open Space - Privately Owned
( 88.70+/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Residential 3.5 to 5 du/ac ( 6.65 +/- Acres)
Parks/Open Space - Privately Owned ( 147.21)
53RD LN
55TH AVE
SOUTHERN AVE
BASELINE RD
59TH AVE
v
w
202
53RD LN
55TH AVE
SOUTHERN AVE
BASELINE RD
59TH AVE
v
w
202
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 5 to 10 du/ac
Parks/Open Space - Privately Owned
REVISION DATE:
Proposed Change Area
Residential 0 to 1 du/ac
Residential 1 to 2 du/ac
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Residential 5 to 10 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
Commerce / Business Park
Public/Quasi-Public
Parks/Open Space - Privately Owned
Mixed Use (Commercial / Commerce / Business Park)
1
Nayeli Sanchez Luna
Subject:
FW: Laveen 140, LLC
Attachments:
Golf Course Revision 1.0.pdf
From: Carrasco, Julio <jcarrasco@everonsolutions.com>
Sent: Monday, February 26, 2024 12:55 PM
To: hayes@wmbattorneys.com; Nayeli Sanchez Luna <nayeli.sanchez.luna@phoenix.gov>
Subject: Laveen 140, LLC
To whom it may concern:
I am a resident at 6306 S 54th Lane, my wife and I purchased the home in February of 2023. Please, understand that I am
not opposed to someone purchasing the old course and revitalizing the area as we want the community to develop and
grow. My issue is that when reviewing the plan, our home and 21 others are the only ones effected with homes directly
behind us and the loss of our golf course view (see pdf, yellow effected – blue still have a view of the course). We lose
our golf course view and depending on the size of the new homes, we could lose our mountain view. This is
unacceptable to me, as I mentioned previously I am not opposed to growth and making things better but I do not want
my views to change. When we bought our home we were told no homes would be built and now within a year, we are
effected. I would vote 100% in favor if I still had my golf course view but to be one of only 22 homes effected I am not
for it. There should be other plans on how to keep everyone with their views, 20 Holes – adjust and make 27 holes.
Make a Par 3 course or a practice range. There has to be a way to not effect a small group.
I am not able to attend this evening but if I was, I would be opposed to this plan – I am asking to look at all options and
see how everyone that has a golf course view – can remain on the course.
If you have any questions or concerns please feel free to call me on my cell, 630.327.7574.
Thank you,
Julio Carrasco
Mgr Territory.Commercial Sales
8716 W Ludlow Drive; Suite 1, Peoria, AZ 85381
M: 630‐327‐7574 E: jcarrasco@everonsolutions.com
ADT Commercial is now Everon
www.everonsolutions.com [everonsolutions.com]
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1
Nayeli Sanchez Luna
Subject:
FW: Laveen 140 Cottonfields Golf Course Case No. Z-25-24-8/GPA-LV-1-24-8
Importance:
High
From: Jalen Herring <dpwill2@cox.net>
Sent: Tuesday, May 14, 2024 12:56 PM
To: Nayeli Sanchez Luna <nayeli.sanchez.luna@phoenix.gov>
Cc: Council District 8 PCC <council.district.8@phoenix.gov>
Subject: Laveen 140 Cottonfields Golf Course Case No. Z‐25‐24‐8/GPA‐LV‐1‐24‐8
Importance: High
Dear Laveen Planning, My family is a 20+ year resident of Cottonfields Golf Course. We are not happy with how Laveen 140 has been conduction business concerning our neighborhood. The last meeting they did not send out notices to the neighboring
ZjQcmQRYFpfptBannerEnd
Dear Laveen Planning,
My family is a 20+ year resident of Cottonfields Golf Course. We are not happy with how Laveen 140 has been
conduction business concerning our neighborhood. The last meeting they did not send out notices to the neighboring
community, Cottonfields, that backs up to the golf course and will be affected by a new road and housing units. Notices
should be sent to all residents in the surrounding communities. Several of my neighbors have also had complaints about
how they are conducting the new zoning. I do not want a new road behind my house. I am now buffered from the
outside by homes in the adjacent Cottonfields Community. In addition, Laveen 140 has not kept up the current golf
course and clubhouse. There is weeds and trash throughout the golf course. Our HOA board has not taken a vote to
satisfy the homeowners of the golf course. Laveen 140 taken signatures of residents that include renters. I hope that
the Laveen planning and council will require that Laveen 140 has an actual vote from the community before proceeding
with any zoning changes to satisfy our legally binding REMA agreement.
Thank you,
Patrice Herring
1
Nayeli Sanchez Luna
Subject:
FW: Cotton field ranch
From: Adam Baugh <adam@wmbattorneys.com>
Sent: Tuesday, July 30, 2024 3:02 PM
To: Nayeli Sanchez Luna <nayeli.sanchez.luna@phoenix.gov>
Cc: Alex Hayes <hayes@wmbattorneys.com>
Subject: FW: Cotton field ranch
Nayeli, We got this letter from a Spanish speaking resident within Cottonfields. Below is translation. Can you please include in the staff report? Hello, my name is Erica and I live in Cottonfields Ranch at 5532 W Minton Ave, Laveen Arizona
ZjQcmQRYFpfptBannerSZjQcmQRYFpfptBanner End
Nayeli,
We got this letter from a Spanish speaking resident within Cottonfields. Below is translation. Can you please
include in the staff report?
Hello, my name is Erica and I live in Cottonfields Ranch at 5532 W Minton Ave, Laveen Arizona 85339. I am unable
to attend the next village meeting but I want to offer my support to make this project happen. I have seen many
things that are not well in our community, the golf course has been neglected, homeless persons at night, dirt
bikes driving on the golf course at night, etc. For this reason, I support this zone change for our community.
G. Adam Baugh, Esq.
Withey Morris Baugh, PLC
2525 E. Arizona Biltmore Circle, Ste A-212
Phoenix, AZ 85016
602-230-0600 Main
602-346-4603 Direct
Please be advised that this e-mail and any files transmitted with it are confidential attorney-client communication or may
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unauthorized dissemination, distribution or copying of this communication is strictly prohibited.
From: Erica Ruiz <ericaruiz66@gmail.com>
Sent: Tuesday, July 30, 2024 11:35 AM
To: Adam Baugh <adam@wmbattorneys.com>
Subject: Cotton field ranch
Hola mi nombre es Erica, yo vivo en cotton field ranch
5532 W Minton Ave, Laveen Arizona 85339.
No podré asistir al próximo meeting, pero quiero dar mi apoyo al proyecto que están por hacer, ya que he
visto cosas que no están bien en la comunidad, el campo de golf bien descuidando , he visto en las
noches personas vagas que no viven en el área caminando y otras corriendo en motocicletas por las
noches en el campo de golf, así que estoy de acuerdo por un cambio e la comunidad.
Atte: Erica Rodríguez