Attachment B - Staff Report - GPA-DSTV-2-22-2.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
September 8, 2022 
Application: 
GPA-DSTV-2-22-2 
Applicant:    
 City of Phoenix Planning Commission 
Owner: 
Arizona State Land Department 
Location: 
Approximately 3,300 feet west of the southwest 
corner of Tatum Boulevard and the Loop 101 
Freeway 
Acreage: 
108.34 acres 
Proposal: 
Amendment to the Desert Ridge Specific Plan to 
modify standards for Superblock 9, Development 
Parcel 9.CP.2 regarding uses permitted, accessory 
uses, maximum building height and floor area ratio 
Desert View Village Planning 
Committee Meeting Date: 
September 13, 2022 
Staff Recommendation: 
Approval, as shown in the recommended text in 
Exhibit A 
FINDINGS: 
1)
The proposed amendment to the Desert Ridge Specific Plan will reinforce Parcel
9.CP.2 as a future destination for investment within the Loop 101 employment
corridor.
2)
The proposal updates development standards to allow flexibility to meet the
needs of modern corporate office requirements.
3)
The subject site is appropriate for additional height and floor area for commerce
park uses, as it is strategically located near freeways and undeveloped land,
away from single-family residential uses.
ATTACHMENT B

Staff Analysis 
GPA-DSTV-2-22-2 
Page 2 
 
 
 
BACKGROUND 
 
Desert Ridge is an approximately 
5,700-acre master planned 
community located in northeast 
Phoenix generally bounded by the 
Central Arizona Canal, Pinnacle 
Peak Road, 32nd Street, and 64th 
Street. At its inception, the planning 
area consisted entirely of 
undeveloped land held in trust by the 
Arizona State Land Department. The 
Desert Ridge Specific Plan was 
approved by the Phoenix City 
Council in July 1990 and is the 
governing land use document for 
Desert Ridge. Desert Ridge is 
divided into Superblocks, each with 
their own individual land uses and 
regulations. 
 
 
Desert Ridge Location Map, Source: Planning and 
Development Department 
 
 
This amendment pertains to Superblock 9, 
Parcel 9.CP.2, located approximately 3,300 
feet west of the southwest corner of Tatum 
Boulevard and the Loop 101 Freeway. The 
parcel is owned by the Arizona State Land 
Department and is primarily vacant, 
undeveloped land, except for an electric 
utility substation on a portion of the parcel. 
The site is designated as Mixed Use 
(Commercial and Commerce/Business 
Park) on the General Plan Land Use Map 
and is located within the Desert 
Ridge/Kierland Major Employment Center in 
the General Plan. The Desert Ridge  
 
 
Aerial Location Map, Source: Planning and Development 
Department 
Specific Plan currently allows development on Parcel 9.CP.2 pursuant to the Commerce Park 
zoning district with a modified use list and modified development standards, including a height 
limit of two stories and 40 feet and a maximum floor area ratio of 0.2.

Staff Analysis 
GPA-DSTV-2-22-2 
Page 3 
 
 
 
General Plan Land Use Map, Source: Planning and 
Development Department 
 
Major Employment Centers Map, Source: Planning and 
Development Department 
 
The proposal, as shown in the draft language attached as Exhibit A, is to amend the 
Desert Ridge Specific Plan by changing the development regulations that apply to 
Parcel 9.CP.2. The proposal will make adjustments to the permitted uses and accessory 
uses allowed on the parcel; and will increase the maximum height to five stories, 85 feet 
and increase the maximum floor area ratio to 0.6. 
 
SURROUNDING LAND USES 
 
The area surrounding Parcel 9.CP.2 
is primarly freeways and undeveloped 
land. The Loop 101 freeway is 
directly north of the site while the SR-
51 freeway is directly west. South of 
the subject site is the Reach 11 
recreation area. Southeast of the 
subject site is a retirement 
community. 
Land Use 
North 
Loop 101 Freeway 
South 
Recreation area/park  
(Reach 11) 
East 
Vacant 
West 
SR-51 Freeway 
Southeast 
Retirement Community 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
STRENGTHEN OUR LOCAL ECONOMY 
 
• JOB CREATION (EMPLOYERS); LAND USE PRINCIPLE: Support General 
Plan Land Use Map and zoning changes that will facilitate the location of

Staff Analysis 
GPA-DSTV-2-22-2 
Page 4 
 
 
employment generating uses in each of the designated employment 
centers.  
 
The subject site is located within the Desert Ridge/Kierland Major Employment 
Center, as designated by the General Plan. The proposed amendment to the 
Desert Ridge Specific Plan will strengthen the employment center by attracting 
job-generating uses to the subject site, through adjustments to the development 
standards, making the site more attractive for corporate office employers. 
 
CONNECT PEOPLE & PLACES 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Encourage development of 
the taller and larger buildings in Areas of Change away from Single-family 
and low-rise, multifamily housing. 
 
The subject site is located adjacent to the Loop 101 and SR-51 freeways to the 
north and west and is located more than a quarter mile away from single-family 
residential uses, in an area planned for non-residential development. 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• CERTAINTY & CHARACTER: LAND USE PRINCIPLE: Locate land uses with 
the greatest height and most intense uses within limits based on village 
character, land use needs, infrastructure and transportation system 
capacity.  
 
The subject site is located within a large area designated as Commercial and 
Commerce/Business Park on the General Plan Land Use Map and is within a 
designated Major Employment Center. The proposal concentrates higher 
intensity commerce park development within this area, in close proximity to 
transportation options, and away from residential uses. 
 
INTERDEPARTMENTAL COMMENTS 
 
The Water Services Department commented that the property has existing water and 
sewer mains that can potentially serve the development. In addition, the Water Services 
Department commented that capacity is a dynamic condition that can change over time 
due to a variety of factors. 
 
The Street Transportation Department requested that the Arizona State Land 
Department complete a Traffic Impact Study and Infrastructure Assessment Study to 
address transportation needs prior to City Council hearing this GPA request and that a 
Development Agreement (IGA) between the Arizona State Land Department and the 
City of Phoenix, identifying the required construction mitigation and escrow contribution, 
be completed and approved by City Council.

Staff Analysis 
GPA-DSTV-2-22-2 
Page 5 
 
 
COMMUNITY INPUT SUMMARY 
 
As of the writing of this staff report, staff has not received any letters in support or 
opposition to this amendment to the Desert Ridge Specific Plan. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-DSTV-2-22-2, as shown in the recommended text 
in Exhibit A. The proposed amendment to the Desert Ridge Specific Plan promotes 
economic development in an area that is within close proximity to two freeways and 
within a Major Employment Center. 
 
Writer 
Anthony Grande 
September 8, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
A: Proposed Amendment Language (3 pages) 
Desert Ridge Specific Plan Map

EXHIBIT A 
 
GPA-DSTV-2-22-2: Desert Ridge Specific Plan Amendment 
 
Proposed Language:  
 
Amend Chapter 6 (DEVELOPMENT PARCEL REGULATIONS), Section C.5. 
(Development Regulations by Superblock), Pages 6-39 to 6-40 as follows: 
 
 
 
*** 
 
 
 
9.CP.2 – Development Parcel 9.CP.2 
 
 
 
Size: 109 acres  
 
Uses permitted: 
 
• 
Except as modified below, permitted uses shall be as indicated in Section 
626, Commerce Park District, and public assembly uses pursuant to 
Section 647.A.1.i, Special Permits, of the City of Phoenix Zoning 
Ordinance. 
 
 
 
 
Zoning to be applied: 
 
 
 
 
1. 
Commerce Park District per Section 626 of the City of Phoenix 
Zoning Ordinance (as modified below) to include the following options:  
• 
Research Park Option  
• 
Business Park Option  
 
 
2. 
SP (special permit - only to allow public INDOOR AND OUTDOOR 
assembly-related uses per Section 647.A.1.i). A SPECIAL PERMIT 
SHALL NOT BE REQUIRED WHEN THE FOLLOWING CONDITIONS 
ARE MET: 
 
 
 
 
 
a. 
ASSEMBLY USES ARE ANCILLARY TO THE PRINCIPAL 
USE. 
 
 
 
 
 
 
b. 
ASSEMBLY USES ARE NOT INTENDED FOR THE GENERAL 
PUBLIC. 
 
 
 
 
 
 
c. 
ASSEMBLY USES SHALL NOT REQUIRE PARKING BEYOND 
WHAT CAN BE PROVIDED ONSITE. 
 
 
 
 
Additional Uses Permitted: The following uses not typically allowed in 
Phoenix CP/BP are permitted in this parcel:  
 
 
 
 
a. 
ART GALLERIES, PRIVATE.

a.b. 
Car washes. 
 
 
 
 
b.c. 
Child care centers.  
 
 
 
 
c.d. 
Self service “mini-storage” complex (retail storage warehousing).  
 
 
 
 
d.e. 
Motion picture production and televisions broadcast studio.  
 
 
 
 
f. 
MUSEUM, PRIVATE. 
 
 
 
 
e.g. 
Veterinary offices. The building and use shall be constructed and 
operated so as to prevent objectionable noise and odor outside the 
walls of the office. No boarding or keeping of animals is permitted, 
except for short periods of observation necessary for medical care.  
 
 
 
 
Accessory Uses: In addition to the CP/BP accessory uses, the following 
accessory uses shall also be permitted in this parcel:  
 
Limited incidental retail uses including gift shops, flower shops, snack bars, 
cafeterias, pharmacy, office supplies, shoe repair, HEALTH AND FITNESS 
CENTERS, HEALTH CLINICS, and travel bureaus, financial institution offices 
as accessory uses conducted for the convenience of the employees on the 
premises, wholly within a principal building:  
 
 
 
 
a. 
The entrance to said accessory use shall be from within the exterior 
walls of the building only. 
 
 
 
 
a. 
INDOOR OR OUTDOOR EMPLOYEE AMENITIES AND GATHERING 
SPACES. 
 
 
 
 
c.b. 
No sign or other external evidence of said accessory use shall be visible 
from a public thoroughfare or adjacent property.  
 
 
 
 
d. 
No individual use described herein shall exceed 2,500 square feet of 
GLA in the complex. 
 
 
 
 
e. 
The total building square footage of the above limited incidental 
accessory uses above shall not exceed five percent (5%) of the total 
allowable building square footage in development parcel 9.CP.2. 
 
 
 
 
Locational Criteria for Certain Uses: Within this parcel, certain additional 
locational criteria apply: 
 
a. 
Only professional administrative, clerical and sales offices are 
permitted adjacent to roadways surrounding this parcel. Manufacturing 
and industrial park uses must be screened from Mayo Boulevard by 
office buildings.

Yard, Height, and Intensity: The following standards apply in place of the 
standards which would otherwise be applicable: 
 
 
 
 
a. 
Maximum Building Height: 2 5 stories not to exceed 40 85 feet, 
MEZZANINE LEVELS SHALL NOT BE CONSIDERED A STORY. 
 
 
 
 
b 
Lot Coverage: none. 
 
 
 
 
c. 
Floor Area Ratio: .20 0.60 overall limit for Parcel 9.CP.2. THIS 
SHALL SPECIFICALLY EXCLUDE UNDERGROUND PARKING; 
individual developments may be up to .25. 
 
 
 
 
d. 
Required Setbacks: 
 
 
 
 
 
1) 
50 feet from Mayo Boulevard rights-of-way; 30 feet from 
perimeter lot line on other streets; 20 feet not on a street. 
 
 
 
 
 
 
2) 
30 feet from interior lot line on a street; 10 feet not on a street. 
 
 
 
 
 
 
3) 
No maneuvering or parking is permitted in these required setback 
areas except for ingress and egress to allowable parking areas. 
All setback area except driveways must be landscaped. 25% of 
the required trees in the arterial and collector street rights-of-way 
and adjacent setback areas shall be 24-inch box or larger. 
 
 
 
 
Building Orientation: Service storage and delivery areas shall be screened 
from any public rights-of-way, including the Pima Freeway.  
 
 
 
 
Additional Standards: Section C.4.D in Chapter 6 of the Desert Ridge 
Specific Plan apply.  
 
 
***

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M:\Projects\DRSP_Parcel_Map_9.CP.2\MXD\Parcel_9.CP.2.mxd
   GPA-DSTV-2-22-2    
Desert Ridge Specific Plan Area
Superblock 9
9.CP.2
0
0.5
0.25
Miles