Attachment B - Staff Report - GPA-EST-1-22-7.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
July 12, 2022 
Application: 
GPA-EST-1-22-7 
Applicant:       
    City of Phoenix, Planning Commission 
Owner: 
City of Phoenix  
Representative:    
    City of Phoenix, Planning and Development 
Department  
Location: 
Northeast corner of 67th Avenue and the Roeser 
Road alignment 
Acreage: 
85.90 acres 
Current Plan Designation: 
Residential 1 to 2 dwelling units per acre (44.92 
acres) 
Parks/Open Space - Publicly Owned (40.98 acres) 
Requested Plan Designation: 
Commercial (85.90 acres) 
Reason for Requested Change: 
A minor General Plan Amendment to Commercial to 
allow commercial uses  
Estrella Village Planning 
Committee Meeting Date: 
July 19, 2022 
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 companion rezoning case, Z-31-22-7, proposes intermediate commercial
zoning on the site, and would allow commercial services for existing and future
residents of the area. As stipulated, rezoning case Z-31-22-7 would require future
ATTACHMENT B

Staff Analysis 
GPA-EST-1-22-7 
Page 2 of 5 
 
 
development on the site to incorporate features such as open space, bicycle 
parking, and pedestrian connections to help activate the Rio Salado frontage. 
 
3) 
The subject site is within close proximity to the Loop 202 freeway and within the 
alignment of the future State Route 30 (SR-30) freeway, which will serve as a 
major transportation corridor for this part of the Phoenix Metropolitan region. 
 
BACKGROUND 
 
The subject site is located at the northeast corner of 67th Avenue and the Roeser Road 
alignment and is currently used for mining and material extraction. The companion 
Rezoning Case Z-31-22-7 is requesting to rezone the site from S-1 (Ranch or Farm 
Residence District) to C-2 (Intermediate Commercial) to allow future commercial uses 
on the site. The General Plan Land Use Map designates 44.92 acres of the subject site 
as Residential 1 to 2 dwelling units per acre and 40.98 acres on the southeast portion of 
the site as Parks/Open Space – Publicly Owned. A public park was planned at subject 
site, as the property is currently owned by the City of Phoenix, however, this property is 
identified as being within the preferred alignment of the future SR-30 freeway that will 
connect the Loop 202 freeway with West Valley communities. Thus, the sale or transfer 
of this site to the Arizona Department of Transportation (ADOT) is expected in the near 
future. After the development of the freeway it is anticipated that approximately one 
quarter of the property will be left for future development. 
 
RIO SALADO 
 
The subject site is also located immediately adjacent to Rio Salado (Salt River), a 
natural feature that separates the Estrella and Laveen Villages. The activation of Rio 
Salado is important on both a local and regional scale, as it furthers the vision of 
creating a connected corridor within the river. This vision is consistent with the intent of 
adopted policy plans such as the Estrella Village Plan, which encourages the orientation 
of development towards Rio Salado, encourages connectivity to a region-wide trail 
system, and identifies the “Rio Salado Area of Influence”. 
 
The requested Commercial land use map designation is consistent with the requested 
C-2 zoning in the companion rezoning case Z-31-22-7, which as stipulated, would 
promote the activation of Rio Salado and the immediate street frontage by requiring 
perimeter visibility, open space, amenities, bicycle parking, a pedestrian connection to 
Rio Salado, and a multi-use trail along 67th Avenue. 
 
SURROUNDING LAND USES 
 
North of the subject site is vacant land designated Residential 3.5 to 5 dwelling units per 
acre on the General Plan Land Use Map.

Staff Analysis 
GPA-EST-1-22-7 
Page 3 of 5 
 
 
 
South of the subject site is undeveloped land within the channel of Rio Salado, 
designated as Parks/Open Space – Publicly Owned on the General Plan Land Use 
Map. 
 
East of the subject site is undeveloped land designated as Residential 10 to 15  
dwelling units per acre and Parks/Open Space – Publicly Owned on the General Plan 
Land Use Map. 
 
West of the subject site, across 67th Avenue, is an equipment rental facility, a single-
family residential subdivision under development, and vacant land. These properties are 
designated as Residential 1 to 2 dwelling units per acre and Residential 3.5 to 5 
dwelling units per are on the General Plan Land Use Map. 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
 
• CORES, CENTERS & CORRIDORS; LAND USE PRINCIPLE: Locate land 
uses with the greatest height and most intense uses within village cores, 
centers and corridors based on village character, land use needs, and 
transportation system capacity.

Staff Analysis 
GPA-EST-1-22-7 
Page 4 of 5 
 
 
 
The proposed land use map designation of Commercial is appropriate at this 
location due to the proximity to an arterial street (67th Avenue), existing Loop 
202 freeway, and future State Route 30 freeway. These transportation routes will 
provide connectivity to and from the site for future users. Furthermore, the site is 
located along a multi-use trail and shared use pathway alignment, which will 
promote alternative transportation modes for pedestrians and bicyclists to and 
from the site. 
 
• CANALS AND TRAILS; DESIGN PRINCIPLE: Provide multi-use trail 
connections where appropriate. 
 
As stipulated in the companion rezoning case, Z-31-22-7, a multi-use trail is 
required along the 67th Avenue frontage. This future trail will connect to other 
trails along and north of Broadway Road, in addition to a shared use path 
envisioned along Rio Salado. Thus, adding to the regional network of trails and 
improving recreational opportunities. 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• CERTAINTY & CHARACTER: DESIGN PRINCIPLES: Promote neighborhood 
identity through planning that reinforces the existing landscaping and 
character of the area. Each new development should contribute to the 
character identified for the village; Integrate into the development design 
natural features such as washes, canals, significant topography and 
existing vegetation, which are important in providing character to new 
subdivisions. 
 
As stipulated in the companion rezoning case, Z-31-22-7, future development on 
the subject site would be required to adhere to the Estrella Village Arterial Street 
Landscaping Program landscape palette and standards, to promote the identity 
of the Village. Furthermore, building placement and orientation towards 67th 
Avenue and Rio Salado will be required elements on future site plans which will 
undergo a Planning Hearing Officer process. Lastly, open space will be required 
on the future development of this site and centrally placed and/or provided along 
the Rio Salado frontage to promote a transition to the river. 
 
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.  
 
As stipulated in the companion rezoning case Z-31-22-7, the proposal will be 
required to shade the sidewalk along 67th Avenue and uncovered surface

Staff Analysis 
GPA-EST-1-22-7 
Page 5 of 5 
 
 
parking stalls. 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. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-EST-1-22-7. The proposed land use map 
designation allows for future commercial development of this site, appropriately located 
along an arterial street (67th Avenue), existing Loop 202 freeway, and future State 
Route 30 freeway. The companion rezoning case, Z-31-22-7, as stipulated, will require 
future uses on the subject site to incorporate features such as open space, bicycle 
parking, and pedestrian connections to help activate the Rio Salado frontage. 
 
Writer 
Enrique Bojórquez Gaxiola 
July 12, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

BROADWAY RD
64TH DR
67TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT: 7
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-1-22-7_BW
85.9 +/-
City of Phoenix, Planning Commission
Estrella
GENERAL PLAN AMENDMENT
Commercial ( 85.9 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 1 to 2 du/ac ( 44.92 +/- Acres)
Parks/Open Space - Publicly Owned (40.98 +/- Acres)
BROADWAY RD
67TH AVE
64TH DR
REVISION DATE:
Proposed Change Area
Residential 1 to 2 du/acre
Residential 3.5 to 5 du/acre
Residential 5 to 10 du/acre
Residential 10 to 15 du/acre
Commercial
E E E E E
E E E E E Parks/Open Space - Publicly Owned
Mixed Use Commercial 5-10 du/ac 
Proposed Change Area
Commercial

BROADWAY RD
67TH AVE
64TH DR
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT: 7
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-1-22-7
85.9 +/-
City of Phoenix, Planning Commission
Estrella
GENERAL PLAN AMENDMENT
Commercial ( 85.9 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 1 to 2 du/ac ( 44.92 +/- Acres)
Parks/Open Space - Publicly Owned (40.98 +/- Acres)
BROADWAY RD
64TH DR
67TH AVE
REVISION DATE:
Proposed Change Area
Residential 1 to 2 du/ac
Residential 3.5 to 5 du/ac
Residential 5 to 10 du/ac
Residential 10 to 15 du/ac
Commercial
Parks/Open Space - Publicly Owned
Mixed Use (Commercial / 5 to 10 / 10 to 15 du/ac)
Proposed Change Area
Commercial