Attachment B - Staff Report - GPA-CE-2-23-6.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
February 23, 2024 
Application: 
GPA-CE-2-23-6 
Owner: 
BDC Park 52, LLC and Melrose Park WHB, LLC 
Applicant/Representative: 
Wendy Riddell, Berry Riddell, LLC 
Location: 
Southwest corner of 52nd Street and McDowell 
Road 
Acreage: 
66.38 acres 
Current Plan Designation: 
Commerce/Business Park (59.25 acres) 
Residential 5 to 10 dwelling units per acre (7.13 
acres) 
Requested Plan Designation: 
Mixed Use (Industrial / Commerce/Business Park / 
Commercial) (66.38 acres) 
Reason for Requested Change: 
Minor General Plan Amendment for general 
commercial, commerce park, and industrial 
Camelback East Village Planning 
Committee Meeting Date: 
March 5, 2024 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Mixed Use (Industrial /
Commerce/Business Park / Commercial) would facilitate new industrial
development, contributing to economic development within the Camelback East
Village.
2)
The companion rezoning case, Z-54-23-6, 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.
ATTACHMENT B

Staff Analysis 
GPA-CE-2-23-6 
Page 2 
 
 
3) 
The subject site is appropriate for industrial, commerce/business park, and 
commercial uses with adequate street access to two arterial streets. 
 
BACKGROUND 
 
The subject site is 66.38 acres located at the southwest corner of 52nd Street and 
McDowell Road, currently designated with 59.25 acres of Commerce/Business Park, 
generally east of the 50th Street alignment, and 7.13 acres of Residential 5 to 10 
dwelling units per acre, generally west of the 50th Street alignment, on the General Plan 
Land Use Map. The site currently contains industrial uses, surface parking, and vacant 
land. The applicant proposes to change the designation of the entirety of the site to 
Mixed Use (Industrial / Commerce/Business Park / Commercial) to allow commercial, 
commerce park, and industrial development. 
 
Companion Case Z-54-23-6 is a request to rezone the subject site from IND. PK. 
(Industrial Park), R-3A (Multifamily Residence District), C-2 (Intermediate Commercial), 
and P-1 (Passenger Automobile Parking, Limited) to PUD (Planned Unit Development) 
for the 52nd Street & McDowell PUD to allow general commercial, commerce park, and 
industrial uses. 
 
SURROUNDING LAND USES 
 
West of the site are single-family homes and outdoor storage designated Residential 5 
to 10 dwelling units per acre on the General Plan Land Use Map and commercial uses 
along McDowell Road designated Commercial. North of the site, across McDowell 
Road, are commercial uses designated Commercial. To the east, across 52nd Street is 
land designated Public/Quasi-Public containing facilities for the Arizona National Guard 
and Parks/Open Space - Publicly Owned containing city facilities. South of the site are 
industrial and commercial uses designated Commerce/Business Park. 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department

Staff Analysis 
GPA-CE-2-23-6 
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 the expansion of industrial development on the subject site, 
which is within and adjacent to an industrial property. 
 
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-
54-23-6, includes development standards, including enhanced setbacks, 
enhanced landscaping, and a height transition, to prevent any negative impact 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-
54-23-6, 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 not received any community 
correspondence regarding this request. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-CE-2-23-6. The proposed land use map 
designation allows for industrial, commerce park, and commercial development at an 
appropriate location. The companion rezoning case, Z-54-23-6, as stipulated, will

Staff Analysis 
GPA-CE-2-23-6 
Page 4 
 
 
enhance connectivity in the surrounding area and add standards to buffer the proposed 
uses from the nearby residences. 
 
Writer 
Anthony Grande 
February 23, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

52ND ST
ROOSEVELT ST
MCDOWELL RD
48TH ST
ROOSEVELT ST
v
w
202
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-CE-2-23-6
66.38 +/-
6
Baker Development - BDC 44, LLC
Camelback East
GENERAL PLAN AMENDMENT
Mixed Use (Industrial / 
Commerce/Business Park / Commercial 
( 66.38 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Commerce / Business Park ( 59.25 +/- Acres)
Residential 5 to 10 du/ac ( 7.13 +/- Acres)
ROOSEVELT ST
MCDOWELL RD
52ND ST
48TH ST
CULVER ST
ROOSEVELT ST
v
w
202
REVISION DATE:
Proposed Change Area
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
Transportation
Parks/Open Space - Publicly Owned
Mixed Use
Proposed Change Area
Mixed Use (Industrial / 
Commerce/Business Park / Commercial)
2/23/2024

52ND ST
ROOSEVELT ST
MCDOWELL RD
48TH ST
ROOSEVELT ST
v
w
202
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
66.38 +/-
6
Baker Development - BDC 44, LLC
Camelback East
GENERAL PLAN AMENDMENT
Mixed Use (Industrial / 
Commerce/Business Park / Commercial 
( 66.38 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Commerce / Business Park ( 59.25 +/- Acres)
Residential 5 to 10 du/ac ( 7.13 +/- Acres)
ROOSEVELT ST
MCDOWELL RD
52ND ST
48TH ST
CULVER ST
ROOSEVELT ST
v
w
202
REVISION DATE:
GPA-CE-2-23-6
Proposed Change Area
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
Transportation
E E E E E
E E E E E Parks/Open Space - Publicly Owned
Mixed Use
2/23/24
Proposed Change Area
Mixed use (Industrial / 
Commerce/Business Park / Commercial)