Attachment B - Staff Report - GPA-SM-1-23-8.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
July 19, 2023 
 
Application: 
GPA-SM-1-23-8 
 
Owner: 
Brow USA Inc. et al. 
 
Applicant: 
Trammell Crow Company 
 
Representative: 
Jason Morris, Withey Morris Baugh, PLC 
 
Location: 
Northeast corner of 12th Street and Jones Avenue 
 
Acreage: 
28.32 acres 
 
Current Plan Designation: 
Residential 10 to 15 dwelling units per acre (25.93 
acres) and Residential 15+ dwelling units per acre 
(2.39 acres) 
 
Requested Plan Designation: 
Commerce/Business Park (28.32 acres) 
 
Reason for Requested Change: 
A minor General Plan Map Amendment to allow 
office, industrial, and warehouse uses 
 
South Mountain Village Planning 
Committee Date Meeting Date: 
August 8, 2023 
 
Staff Recommendation: 
Approval 
 
FINDINGS: 
 
1) 
The subject site exceeds 10 acres, which requires a minor General Plan 
Amendment to the Land Use Map. 
 
2) 
The proposed General Plan Land Use Map designation of Commerce/Business 
Park is compatible with adjacent industrial land uses to the north and east. 
 
3) 
The companion Rezoning Case Z-3-23-8, as stipulated, includes standards that 
ensure consistency in design and character with the adjacent residentially zoned 
properties. 
ATTACHMENT B

Staff Analysis 
GPA-SM-1-23-8 
Page 2 
 
 
 
BACKGROUND 
 
The subject site is 28.32 gross acres and is located at the northeast corner of 12th 
Street and Jones Avenue. The subject site is largely vacant and contains one single-
family home. The companion rezoning case Z-3-23-8 is requesting to rezone the subject 
site from R-4 RSIO (Multifamily Residence District, Rio Salado Interim Overlay District) 
to CP/GCP RSIO (Commerce Park District, General Commerce Park Option, Rio 
Salado Interim Overlay District) to allow commerce park uses. The General Plan Land 
Use Map designation of the subject site is Residential 10 to 15 dwelling units per acre 
and Residential 15+ dwelling units per acre. The proposed General Plan Amendment is 
to designate the site as Commerce/Business Park. 
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site are salvage yards, automobile repair, and garbage collection 
uses zoned A-1 (Light Industrial District). This area is designated as Parks/Open Space-
Private and Residential 15+ dwelling units per acre on the General Plan Land Use map.  
 
SOUTH 
South of the subject site are vacant parcels zoned R-4 (Multifamily Residence District). 
This area is designated as Residential 5 to 10 dwelling units per acre on the General 
Plan Land Use map.  
 
EAST 
East of the subject site are salvage yards zoned A-1 (Light Industrial District). This area 
is designated as Parks/Open Space-Private and Residential 15+ dwelling units per acre 
on the General Plan Land Use map.   
 
WEST 
West of the subject site, across 12th Street, are single-family residences zoned R-4 
(Multifamily Residence District). This area is designated as Residential 10 to 15 dwelling 
units per acre and Residential 15+ dwelling units per acre on the General Plan Land 
Use map.

Staff Analysis 
GPA-SM-1-23-8 
Page 3 
 
 
Proposed General Plan Land Use Map, Source: City of Phoenix 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
BUILD THE SUSTAINABLE CITY 
• DESERT LANDSCAPE; DESIGN PRINCIPLE: Propose new design 
standards that address drainage, use of native plants, edge treatment, and 
access – both visual and physical – for private and public development 
adjacent to public preserves, parks, washes and open spaces. 
 
As stipulated in the companion Rezoning Case Z-3-23-8, the development will 
provide enhanced landscaping, publicly accessible open space on 12th Street, 
view fencing along the San Francisco Canal, and shaded sidewalk connections 
for pedestrians to comfortably walk north towards the Rio Salado multiuse path 
system. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
• CLEAN NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the 
acquisition of vacant, underutilized and blighted parcels for appropriate 
redevelopment, compatible with the adjacent neighborhood character and 
adopted area plans.  
 
The proposal will facilitate development of this largely vacant lot in a manner that 
will be compatible with surrounding developments. The surrounding area

Staff Analysis 
GPA-SM-1-23-8 
Page 4 
 
 
includes a mix of residential and industrial uses, and the proposal will allow for a 
commerce/business park use at an appropriate scale and character. As 
stipulated in the Rezoning Case Z-3-23-8, the design and appearance of the 
development will be promoted through several stipulations that require enhanced 
building frontages, enhanced landscaping, view fencing along the San Francisco 
Canal, building elevations that incorporate natural materials, and an open space 
area in the northwest corner of the development.  
 
CONNECT PEOPLE AND PLACES 
• BICYCLES; DESIGN PRINCIPLES: Development should include convenient 
bicycle parking. 
 
The proposal, as stipulated in the Rezoning Case Z-3-23-8, will provide 
convenient bicycle parking located near building entrances. The provision of 
bicycle parking will encourage the use cycling and the utilization of nearby 
bicycle routes along the Rio Salado.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-SM-1-23-8. The proposed General Plan Land Use 
map designation of Commerce/Business Park is consistent in scale and character with 
existing land uses in the surrounding area. The land use map designation, as 
requested, would further diversify the land uses in this part of the South Mountain 
Village in a manner consistent with development patterns based on the existing zoning 
and General Plan Land Use Map designations in the general area. Furthermore, the 
requested land use map designation provides a transition between the adjacent 
industrial development and single-family residential uses.  
 
As stipulated, the concurrent case Z-3-23-8 will enhance the compatibility with the land 
use pattern in the surrounding area. Approval of the request, with concurrent case Z-3-
23-8, will support the development of this underutilized property with uses that are 
compatible with the land use designations and zoning districts in the general area. 
 
Writer 
Samuel Rogers 
July 19, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

15TH ST
14TH ST
13TH ST
12TH ST
ELWOOD ST
WOOD ST
Maricopa County Assessor's Office
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-SM-1-23-8
28.32 +/-
8
TrammellCrow Company
South Mountain
GENERAL PLAN AMENDMENT
Commerce/Business Park ( 28.32 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 10 to15 du/ac ( 25.93 +/- Acres)
Residential 15+ du/ac ( 2.39 +/- Acres)
15TH ST
14TH ST
13TH ST
ELWOOD ST
WOOD ST
12TH ST
Proposed Change Area
Commerce/Business Park
REVISION DATE:
Proposed Change Area
Residential 5 to 10 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commerce/Business Park
Mixed Use (10 to 15 du/ac / Public/Quasi-Public)
Parks/Open Space - Privately Owned

15TH ST
14TH ST
13TH ST
12TH ST
ELWOOD ST
WOOD ST
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
28.32 +/-
8
TrammellCrow Company
South Mountain
GENERAL PLAN AMENDMENT
Commerce/Business Park ( 28.32 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 10 to15 du/ac ( 25.93 +/- Acres)
Residential 15+ du/ac ( 2.39 +/- Acres)
15TH ST
14TH ST
13TH ST
ELWOOD ST
WOOD ST
12TH ST
Proposed Change Area
Commerce/Business Park
REVISION DATE:
Proposed Change Area
Residential 5 to 10 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Commerce/Business Park
"
"
"
"
"
"
Mixed Use (10 to 15 du/ac / Public/Quasi-Public)
E E E E E
E E E E E
E E E E E
Parks/Open Space - Privately Owned
GPA-SM-1-23-8