Attachment B - Staff Report - GPA-CE-1-28.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
December 27, 2023 
Application: 
GPA-CE-1-23-8 
Owner: 
Endres Belleview, LLC 
Applicant:     
  Endres Belleview, LLC 
Representative: 
  Michael Maerowitz, Snell & Wilmer, LLP 
Location: 
Northwest corner of 46th Street and Belleview 
Street 
Acreage: 
6.70 acres 
Current Plan Designation: 
Residential 5 to 10 dwelling units per acre (6.70 
acres) 
Requested Plan Designation: 
Mixed Use (6.70 acres) 
Reason for Requested Change: 
A minor General Plan Amendment to allow mixed 
use (multifamily/retail) 
Camelback East Village Planning 
Committee Meeting Date: 
January 9, 2024 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Mixed Use is
compatible with the mixed-use designation on the property to the south which is
within the second Camelback East Village primary core, and consistent with the
goals of the 44th Street Corridor Specific Plan.
2)
The companion rezoning case, Z-25-23-8, Endres Belleview PUD, proposes
multifamily residential and neighborhood-oriented commercial uses which will
contribute to a mix of land uses in the surrounding area and provide services to
nearby residential neighborhoods.
ATTACHMENT B

Staff Analysis 
GPA-CE-1-23-8 
Page 2 
 
 
3) 
The subject site is appropriate for multifamily residential and retail uses within 
close proximity to arterial streets 44th Street and McDowell Road, and the State 
Route 143 and Loop 202. 
 
BACKGROUND 
 
The subject site is 6.70 acres located at the northwest corner of 46th Street and 
Belleview Street. The current General Plan Land Use Map designation on the site is 
Residential 5 to 10 dwelling units per acre and the zoning is R-3 (Multifamily Residence 
District) and R-5 (Multifamily Residence District). The proposal is to change the land 
use designation from Residential 5 to 10 dwelling units per acre to Mixed Use. The 
requested rezoning companion case Z-25-23-8 is not consistent with the existing 
General Plan Land Use Map designation of Mixed Use, and the subject site is under 10 
acres. However, when combined with the site to the west which is zoned R-3 and the 
proposed PUD are not consistent with the General Plan Land Use Map designation, 
therefore, a minor General Plan Amendment is required for site.  
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site, across Willetta Street, are various commercial uses, including 
offices and a home improvement store zoned C-2 (Intermediate Commercial). This area 
is designated as Commercial on the General Plan Land Use Map.  
 
SOUTH 
South of the subject site, across Belleview Street, is a multifamily residential 
development zoned C-2 M-R (Intermediate Commercial, Mid-Rise District) and R-3 
(Multifamily Residence District). This area is designated as Mixed Use on the General 
Plan Land Use Map. 
 
EAST 
East of the subject site, across 46th Street, is Arizona State Route 143 which is zoned 
R-5 (Multifamily Residence District), R-5 SP (Multifamily Residence District, Special 
Permit), and R-3 (Multifamily Residence District). This area is designated as 
Transportation on the General Plan Land Use Map. 
 
WEST 
 West of the subject site are townhomes zoned R-3 (Multifamily Residence District). 
This area is designated as Residential 5 to 10 dwelling units per acre on the General 
Plan Land Use Map.

Staff Analysis 
GPA-CE-1-23-8 
Page 3 
 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department 
 
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 proposal will provide a multifamily residential development close to 44th 
Street and McDowell Road, major arterial streets with transit options, and within 
close proximity to employment and commercial areas. 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Communities should 
consist of a mix of land uses to provide housing, shopping, dining and 
recreational options for residents. 
 
The proposal will contribute to a mix of land uses by providing limited 
neighborhood retail and services closer to surrounding residential neighborhoods 
in addition to multifamily residential uses. 
 
• HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Plan and design 
communities and neighborhoods to be pedestrian friendly and walkable.

Staff Analysis 
GPA-CE-1-23-8 
Page 4 
 
 
 
The PUD Narrative in the companion rezoning case Z-25-23-8, provides 
standards for detached sidewalks with enhanced planting and shading standards 
to make the proposal pedestrian friendly and walkable. 
 
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 PUD Narrative in the companion rezoning case Z-25-23-8, provides 
standards for trees and shade within the site and along adjacent street frontages 
which will reduce the urban heat island effect while also improving thermal 
comfort for site users and the surrounding neighborhood.  
 
COMMUNITY INPUT SUMMARY 
 
At the time this staff report was written, staff has received three letters in opposition. 
The concerns include limited access to the area and the density of the multifamily 
proposal.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-CE-1-23-8. The proposed Mixed Use General Plan 
Land Use Map designation allows for development that provides multifamily residential, 
limited neighborhood retail and commercial options for the surrounding neighborhood 
and locates uses appropriately on local streets with access to arterial streets.  
 
Writer 
John Roanhorse 
December 27, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 page) 
Community Correspondence (11 Pages)

£
¤
143
WILLETTA ST
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-CE-1-23-8
6.70 +/-
8
Endres Belleview, LLC
Camelback East
GENERAL PLAN AMENDMENT
Mixed Use ( 6.70  +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 5 to 10 du/ac ( 6.70  +/- Acres)
WILLETTA ST
£
¤
143
REVISION DATE:
Proposed Change Area
Mixed Use
Proposed Change Area
Residential 5 to 10 du/ac
Residential 15+ du/ac
Commercial
Transportation
Mixed Use

£
¤
143
WILLETTA ST
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
6.70 +/-
8
Endres Belleview, LLC
Camelback East
GENERAL PLAN AMENDMENT
Mixed Use ( 6.70  +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 5 to 10 du/ac ( 6.70  +/- Acres)
WILLETTA ST
£
¤
143
REVISION DATE:
Proposed Change Area
Mixed Use
GPA-CE-1-23-8
Proposed Change Area
Residential 5 to 10 du/acre
Residential 15+ du/acre
Commercial
Transportation
Mixed Use

1
John Roanhorse
From:
relishcuisine@aol.com
Sent:
Thursday, October 5, 2023 1:10 AM
To:
John Roanhorse
Subject:
Camelback East Committee Meeting, Tues. Oct. 3rd
Hello Mr. Roanhorse, 
 
I was at the meeting on Tuesday and was wondering about the aerial photo that was presented w/my 
previous letter from Snell & Wilmer, dated Sept. 21st. 
 
There is nothing shown at the corner of 46th St. & Willetta, where Berghoff Maintenance Company's 
truck lot is and its business (where A.D.O.T. occupied & Aztec Engineering was) in the cul-de-sac. 
 
You see, every morning from 5:00 a.m. to 2:00 p.m., both North and South sides of Willetta and 46th 
Street are lined with about 80 cars, of Hispanic workers who work for Berghoff Maintenance Co., 
Monday through Friday.  The congestion of too much traffic for a 'No Outlet' area will be 
overwhelming with car back-ups waiting to get onto 44th Street.  And, the idea of installing another 
traffic light at Willetta and 44th Street is NOT a good plan, as it would be too close to McDowell. 
 
As mentioned at the meeting, there will be 604 units and 976 parking spaces, but does include the 
retail workers, maintenance personnel and vendors?  I couldn't imagine. 
 
Do you think this project could be reduced in size to 3 story buildings, to match the existing area's 
developments? 
 
I plan on attending the next meeting, in November?  Hopefully I'll get notification and if you have time, 
Mr. Roanhorse,  could you please give me a call at: 602.275.8846 or 602.448.5225. 
 
Thank you kindly, 
 
Kathleen Brown 
Eastwood Townhouses Owner, Lot 28 
1351 N. 44th Street 
Phoenix, AZ  85008-5603