Attachment B - Staff Report - GPA-PV-4-21-2.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
April 25, 2022 
Application: 
GPA-PV-4-21-2 
Applicant:       
Nick Wood, Esq., Snell & Wilmer, LLP 
Owner: 
Valwood Mesquite, LLC 
Representative:    
     Nick Wood, Esq., Snell & Wilmer, LLP 
Location: 
Southwest corner of Kierland Boulevard and Marilyn 
Road 
Acreage: 
6.10 acres 
Current Plan Designation: 
Industrial (6.10 acres) 
Requested Plan Designation: 
Mixed Use (Commercial / Residential 15+ dwelling 
units per acre) (6.10 acres) 
Reason for Requested Change: 
Minor General Plan Amendment for a mix of 
commercial and residential 15+ dwelling units per 
acre 
Paradise Valley Village Planning 
Committee Date: 
May 2, 2022 
Staff Recommendation: 
Approval 
FINDINGS: 
1) The companion rezoning case, Z-76-21-2, proposes development that is
consistent in scale and character with land uses in the surrounding area to the
north and west.
2) The Mixed Use (Commercial / Residential 15+ dwelling units per acre) land use
designation will permit new zoning to be applied to the site that maximizes
opportunities within the Paradise Valley Village.
Attachment B

Staff Analysis 
GPA-PV-4-21-2 
Page 2 
 
 
3) The proposed land use designation provides consistency with the land use 
pattern of property in the immediate area, while allowing for the introduction of 
new uses that will complement the existing employment and commercial uses in 
the area. 
 
BACKGROUND 
 
The subject site is located at the southwest corner of Kierland Boulevard and Marilyn 
Road and is occupied by one commercial office building and surface parking areas. The 
office building is located along the western portion of the site overlooking the Kierland 
golf course, while surface parking occupies the remainder of the site. The companion 
Rezoning Case No. Z-76-21-2 is a request to allow PUD zoning for multifamily 
residential and commercial uses on the entirety of the site. 
 
 
 
General Plan Land Use Map, Source: City of Phoenix Planning and Development Department  
 
Currently, the site has a General Plan Land Use Map designation of Industrial and the 
requested General Plan Land Use Map designation of Mixed Use (Commercial / 
Residential 15+ dwelling units per acre) which will allow for additional housing choices 
and commercial uses in the area. Recent development patterns suggest that there is a 
growing demand for housing choices and commercial plus employment uses in the 
Kierland area. The proposed General Plan Land Use Map change will allow for the 
continuation of these development trends across the greater Kierland area.

Staff Analysis 
GPA-PV-4-21-2 
Page 3 
 
 
The requested Mixed Use designation will allow commercial and residential land uses to 
locate on the site in compliance with the companion PUD's development standards. 
Maps of the existing and proposed General Plan Land Use Map designations can be 
found attached to this report.                                     
 
EXISTING CONDITIONS AND SURROUNDING LAND USES 
 
The table below provides a summary of the surrounding General Plan (GP) Land Use 
Map designations, existing land uses and zoning surrounding the site. 
 
Location  
GP Land Use  
Existing Land Uses 
Zoning  
North (including 
across Marilyn 
Road) 
Industrial 
Commercial office 
 CP/GCP PCD  
South 
Industrial 
Commercial office 
CP/GCP PCD 
East (across 
Kierland 
Boulevard) 
Industrial 
Commercial office 
PUD 
West  
Parks/Open Space - 
Private 
Golf course 
 
GC PCD 
 
The site is also approximately 0.1 mile south of Greenway Road and lies within the 
boundaries of the Maricopa Association of Governments designated Desert 
Ridge/Kierland Major Employment Center and is in close proximity to a City of Phoenix 
designated employment center. Providing additional housing options in close proximity 
to the nearby workforce will add to the sustainability of established office and 
commercial uses built around the Desert Ridge/Kierland Major Employment Center.   
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
• CONNECT PEOPLE AND PLACES CORE VALUE; 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. 
 
This request and the concurrent Icon Kierland PUD promotes redevelopment of 
the site by allowing for an increase in intensity at a scale compatible with 
surrounding properties and the Kierland area. The development is located in a 
mixed-use corridor where nearby properties are multifamily or commercial. The 
project site is also within a designated employment center. The concentration of 
people near employment uses promotes the sustainability of nearby commercial 
uses.

Staff Analysis 
GPA-PV-4-21-2 
Page 4 
 
 
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a 
mix of housing types and densities where appropriate within each village 
that support a broad range of lifestyles. 
 
The proposed General Plan Land Use Map amendment will further diversify the 
existing land use map designations in this part of the city by allowing multifamily 
and commercial uses in a major employment center. This will help to provide 
diverse housing opportunities in this area to both current and future residents. 
 
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND 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 companion PUD narrative incorporates standards that are compatible in 
scale and intensity with the surrounding area and properties adjacent to the site. 
The development is located in a mixed-use corridor where nearby properties are 
multifamily or commercial. Further, there are no existing single-family residential 
properties in close proximity that will be directly impacted by this development. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-PV-4-21-2 as filed. The request aligns with the 
goals and polices of the General Plan and will result in a land use designation that will 
continue to support surrounding uses while maximizing the property’s location in an 
employment center. This proposed Minor General Plan Amendment request is 
consistent with surrounding land uses and General Plan Land Use Map designations in 
the general area. 
 
Writer 
Enrique Bojórquez Gaxiola 
April 25, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

ACOMA DR
MARILYN RD
KIERLAND BLVD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-PV-4-21-2
6.10 +/-
2
Snell & Wilmer, LLP
Paradise Valley
GENERAL PLAN AMENDMENT
Mixed Use (Commercial / Residential 15+  du/ac)
(  6.10 +/- Acres)
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Industrial (  6.10 +/- Acres)
ACOMA DR
MARILYN RD
KIERLAND BLVD
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Industrial
Parks/Open Space - Privately
Owned
Mixed Use (Commercial /
Commerce / Business Park /
Residential 15+ du/ac)
Proposed Change Area
Mixed Use (Commercial /
Residential 15+ du/ac)
REVISION DATE:
4/20/2022

ACOMA DR
MARILYN RD
KIERLAND BLVD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-PV-4-21-2_BW
6.10 +/-
2
Snell & Wilmer, LLP
Paradise Valley
GENERAL PLAN AMENDMENT
Mixed Use (Commercial / Residential 15+  du/ac)
(  6.10 +/- Acres)
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Industrial (  6.10 +/- Acres)
ACOMA DR
MARILYN RD
KIERLAND BLVD
Proposed Change Area
Residential 3.5 to 5 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Industrial
Parks/Open Space - Privately
Owned
Mixed Use (Commercial /
Commerce / Business Park /
Residential 15+ du/ac)
Proposed Change Area
Mixed Use (Commercial /
Residential 15+ du/ac)
REVISION DATE:
4/20/2022