Attachment B - Staff Report - GPA-NM-1-25-3.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
May 12, 2025 
Application: 
GPA-NM-1-25-3 
Owner: 
City of Phoenix, Public Transit Department 
Applicant: 
City of Phoenix, Planning Commission 
Representative: 
Jeff Stapleton, City of Phoenix, Community and 
Economic Development Department 
Location: 
Southwest corner of 19th Avenue and Dunlap 
Avenue 
Acreage: 
12.37 acres 
Current Plan Designation: 
Industrial (5.16 acres) 
Commercial (7.21 acres) 
Requested Plan Designation: 
Mixed Use (12.37 acres) 
Reason for Requested Change: 
To align with the Transit Oriented Communities 
Strategic Policy Framework 
North Mountain Village Planning 
Committee Meeting Date: 
May 21, 2025 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation will maximize a mix of
uses adjacent to a light rail station.
2)
The proposed General Plan Land Use Map designation is consistent with City’s
19North Transit Oriented Development Policy Plan.
ATTACHMENT B

Staff Analysis 
GPA-NM-1-25-3 
Page 2 of 4 
3)
The proposed General Plan Land Use Map designation is compatible with
surrounding designations and will complement and diversify the area’s land use
mix.
BACKGROUND 
The subject site is located at the southwest corner of 19th Avenue and Dunlap Avenue. 
The eastern end of the site consists of a Park and Ride lot that serves the 19th Avenue 
and Dunlap Light Rail Station. The western end of the site consists of a commercial 
building and associated parking. The companion rezoning case, Z-7-25-3, is a request 
to rezone from 2.44 acres of C-1 (Neighborhood Retail), 9.90 acres of C-2 (Intermediate 
Commercial), and 0.03 acres of C-2 SP (Intermediate Commercial, Special Permit) to 
WU Code T5:5 (Walkable Urban Code, Transect 5:5) to allow for mixed use multifamily 
residential. The existing Special Permit is for an auto leasing rental facility. 
This request proposes a minor amendment to the General Plan Land Use Map to allow 
mixed use development. The proposal will modify the land use map designation from 
7.21 acres of Commercial and 5.16 acres of Industrial to 12.37 acres of Mixed Use. 
SURROUNDING LAND USES 
NORTH 
North of the subject site, across Dunlap Avenue, is a convenience store zoned C-2 
(Intermediate Commerical) as well as a mobile home park zoned C-2 (Intermediate 
Commerical) and R-2 SP (Multifamily Residence District, Special Permit). The General 
Plan Land Use Map designation for this area includes Commerical and Residential 15+ 
dwelling units per acre. 
SOUTH 
South of the subject site is multifamily residential zoned R-4A (Multifamily Residence-
General). The General Plan Land Use Map designation for this area includes Industrial 
and Residential 10 to 15 dwelling units per acre. 
EAST 
East of the subject site, across 19th Avenue, is a retail shoping center zoned PSC 
(Planned Shopping Center District). The General Plan Land Use Map designation for 
this property is Commercial. 
WEST 
West of the subject site is a school zoned IND PK (Industrial Park). The General Plan 
Land Use Map designation for this property is Industrial.

Staff Analysis 
GPA-NM-1-25-3 
Page 3 of 4 
Existing and Proposed General Land Use Designation Maps 
Source: City of Phoenix Planning and Development Department

Staff Analysis 
GPA-NM-1-25-3 
Page 4 of 4 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
•
CONNECT PEOPLE AND PLACES CORE VALUE; CORES, ENTERS AND
CORRIDORS; DESIGN PRINCIPLE: Promote development in compact
cores, centers and corridors that are connected by roads and transit, and
are designed to encourage walking and bicycling.
The subject site is adjacent to two arterial streets, the 19th Avenue and Dunlap
Avenue Light Rail Station and a bus stop, which provides convenient access to
the larger community. Further, as stipulated in the companion rezoning case, Z-
7-25-3, there will be bicycle infrastructure to help facilitate multimodal
transportation.
•
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; 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 request facilitates additional housing opportunities in the Village that will help
alleviate the housing crisis and is appropriately located adjacent to a light rail
station.
•
BUILD THE SUSTAINABLE DESERT CITY CORE VALUE; DESIGN
PRINCIPLE: Integrate trees and shade into the design of new development
and redevelopment projects throughout Phoenix.
As stipulated in the companion rezoning case Z-7-25-3, and as required by WU
Code zoning, the proposal will shade public and private walkways, the surface
parking area, and provide enhanced planting standards.
CONCLUSION AND RECOMMENDATION 
Staff recommends approval of GPA-NM-1-25-3. The proposed land use map 
designation facilitates the future redevelopment of City-owned property located in 
immediate proximity to a light rail station. 
Writer
Robert Kuhfuss 
May 12, 2025 
Team Leader 
Racelle Escolar 
Exhibits  
Sketch Maps (2 pages)

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-NM-1-25-3
12.37 +/-
3
City of Phoenix
North Mountain
GENERAL PLAN AMENDMENT
Mixed Use ( 12.37 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Commercial ( 7.21 +/- Acres)
Industrial ( 5.16 +/- Acres)
22ND AVE
19TH AVE
DUNLAP AVE
22ND AVE
19TH AVE
DUNLAP AVE
REVISION DATE:
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
Industrial
Mixed Use
Proposed Change Area
Mixed Use

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-NM-1-25-3
12.37 +/-
3
City of Phoenix
North Mountain
GENERAL PLAN AMENDMENT
Mixed Use ( 12.37 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Commercial ( 7.21 +/- Acres)
Industrial ( 5.16 +/- Acres)
22ND AVE
19TH AVE
DUNLAP AVE
22ND AVE
19TH AVE
DUNLAP AVE
REVISION DATE:
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
Industrial
Mixed Use
Proposed Change Area
Mixed Use