Attachment B - Staff Report - GPA-DSTV-1-18-2.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 9, 2022 
Application: 
GPA-DSTV-1-18-2 
Owner: 
MacEwen Ranch, LLC 
Applicant: 
Robert Johnson, Taylor Morrison 
Representative: 
Susan E. Demmitt, Gammage & Burnham, 
PLC 
Location: 
Southwest corner of the 24th Street alignment 
and Sonoran Desert Drive 
Acreage: 
474.37 acres 
Current Plan Designation: 
Preserves / Residential 0 to 1 dwelling units 
per acre / Residential 1 to 2 dwelling units per 
acre (138.83 acres), Preserves / Residential 2 
to 3.5 dwelling units per acre / Residential 3.5 
to 5 dwelling units per acre (312.30 acres), 
Preserves / Floodplain (23.24 acres), 
Infrastructure Phasing Overlay (474.37 acres) 
Requested Plan Designation: 
Residential 2 to 3.5 dwelling units per acre / 
Residential 3.5 to 5 dwelling units per acre 
(451.13 acres), Preserves / Floodplain (23.24 
acres), Infrastructure Phasing Overlay removal 
(474.37 acres) 
Reason for Requested Change: 
Amend the General Plan Land Use Map and 
remove the Infrastructure Phasing Overlay to 
allow single-family residential development  
North Gateway Village Planning 
Committee Meeting Date: 
March 10, 2022 
Attachment B

Staff Analysis 
GPA-DSTV-1-18-2 
Page 2 of 8 
 
 
Desert View Village Planning 
Committee Meeting Date: 
 
April 5, 2022 
Staff Recommendation: 
Approval 
 
FINDINGS: 
 
1) 
The companion rezoning case, Z-62-18-2, incorporates development 
standards that will provide transition between the subject site and surrounding 
Sonoran Preserve and open space areas. 
 
 
2) 
The request will allow for single-family residential development at 3 dwelling 
units per acre, as proposed by the companion rezoning case, Z-62-18-2.  The 
proposed development will provide a maximum of 1,420 single-family units, 
which supports the City’s need for additional housing. 
 
 
3) 
The parcel is one of the last privately owned properties in the area and as 
recommended by the North Black Canyon Corridor Plan, property owners who 
want to rezone a site within the Infrastructure Phasing Overlay area can file a 
General Plan Amendment to remove the overlay designation from their 
property. 
 
BACKGROUND 
 
The subject site is located approximately at the southwest corner of the 24th Street 
alignment and Sonoran Desert Drive.  The site is vacant and single-family residential 
is currently permitted on the site.  The site is currently zoned S-1 DCOD (Ranch or 
Farm Residence, Desert Character Overlay District), S-1 (Ranch or Farm Residence), 
and RE-35 DCOD (Single-Family 
Residence District, Desert Character 
Overlay District), which permits 
approximately 1 dwelling unit per acre.   
GPA-DSTV-1-18-2 proposes a minor 
amendment to the General Plan Land 
Use Map to allow single-family residential 
development.  The proposal will modify 
the land use designation to Residential 2 
to 3.5 dwelling units per acre / Residential 
3.5 to 5 dwelling units per acre and 
Preserves / Floodplain.  The companion 
rezoning case, Z-62-18-2, proposes a 
Planned Unit Development (PUD) to 
allow single-family development, not to 
exceed a maximum of 1,420 dwelling  
 
Aerial Map, Source: Gammage & 
Burnham

Staff Analysis 
GPA-DSTV-1-18-2 
Page 3 of 8 
 
 
units at an overall density of 3.0 dwelling units per acre.  The proposed PUD 
Development Narrative includes development, landscaping, and design standards that 
exceed Zoning Ordinance standards and provide appropriate edge treatments for the 
adjacent preserve areas. 
 
 
The Peripheral Areas C and D Plan was 
adopted in 1987 as an amendment to the 
General Plan and provided direction 
regarding land use planning within the 
area bounded by Carefree Highway to the 
north, the City of Scottsdale to the east, 
the Central Arizona Project Canal and 
Jomax Road to the south, and 67th 
Avenue to the west.  This alignment 
bisected what is now known as the Verdin 
property. 
The plan identified the Northeast Outer 
Loop freeway alignment, now known as 
the Sonoran Desert Drive alignment, was 
intended to connect Interstate 17 with 
Dynamite Boulevard alignment.  The 
alignment also acted as a dividing line  
between lower density uses to the north 
and higher density to the south. 
In 2002 the City of Phoenix initiated the Sonoran Preserve Parkway Route Location 
Study to determine an efficient east-west transportation corridor that would replace 
the Northeast Outer Loop freeway.  In 2004, the City amended the Street 
Classification Map via GPA-CTYW-1-04, which realigned Sonoran Desert Drive to its 
current alignment. 
 
 
Peripheral Areas C and D Plan Map, 
Source: City of Phoenix Planning and 
Development Department

Staff Analysis 
GPA-DSTV-1-18-2 
Page 4 of 8 
 
 
The Infrastructure Limit Line and 
Infrastructure Phasing Overlay were 
adopted as part of the North Black 
Canyon Corridor Plan.  The Infrastructure 
Limit Line acted as a guide to where the 
City of Phoenix would extend water and 
sewer infrastructure to support 
development.  The Infrastructure Phasing 
Overlay was intended to act as a timing 
element to ensure infrastructure 
supported growth was concentrated 
within the Infrastructure Limit Line.  Since 
the plan’s adoption in 1999, significant 
private investment and development has 
occurred within these boundaries, 
resulting in housing, commercial, and 
employment uses within the North 
Gateway Village Core.  With this 
development water and sewer  
 
infrastructure has also been installed in this area. 
The North Black Canyon Corridor Plan also indicates that the City would not extend 
infrastructure beyond the Infrastructure Limit Line until the growth corridor was 
expanded or removed.  The plan recommends that property owners who want to 
rezone properties within the Infrastructure Phasing Overlay area can file a General 
Plan Amendment to remove the overlay designation from their property.  The 
applicant’s request to remove the property from the Infrastructure Phasing Overlay will 
allow for residential development on one of the only privately owned properties within 
the overlay.  Additionally, since most water and sewer infrastructure has been built 
with the Infrastructure Limit Line, this provides an opportunity to revisit the overlay on 
a case-by-case basis and reassess development beyond the limit line boundaries. 
 
SURROUNDING LAND USES 
 
The current General Plan Land Use Map designations for the site are Preserves / 
Residential 0 to 1 dwelling units per acre / Residential 1 to 2 dwelling units per acre 
(138.83 acres), Preserves / Residential 2 to 3.5 dwelling units per acre / Residential 
3.5 to 5 dwelling units per acre (312.30 acres), Preserves / Floodplain (23.24 acres), 
Infrastructure Phasing Overlay (474.37 acres). 
Infrastructure Limit Line and Infrastructure 
Phasing Overlay Map, Source: City of 
Phoenix Planning and Development 
Department

Staff Analysis 
GPA-DSTV-1-18-2 
Page 5 of 8 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
GPA-DSTV-1-18-2 proposes to change the Land Use Map designations to Residential 
2 to 3.5 dwelling units per acre / Residential 3.5 to 5 dwelling units per acre, 
Preserves / Floodplain, and removal of the Infrastructure Phasing Overlay.  The 
request will retain the Preserves / Floodplain designation on the southeast portion of 
the site.  The remaining portion of the site will have the Residential 2 to 3.5 dwelling 
units per acre / 3.5 to 5 dwelling units per acre designation to accommodate the 
proposed 1,420 single-family units.  Staff is supportive of the request to remove the 
Preserve designation because this is consistent with the private property owner’s 
intent to develop the land at 3.0 dwelling units per acre. 
 
NORTH 
North of the northern boundary of the subject site is Sonoran Desert Drive and the 
Sonoran Preserve.  Sonoran Desert Drive is designated as a major arterial roadway 
and is an important east-west alignment between Interstate 17 and northeast Phoenix.  
This roadway alignment is proposed to have a total of six lanes, three in each 
Existing and Proposed General Land Use Designation Maps, Source: City of Phoenix 
Planning and Development Department 
EXISTING 
PROPOSED

Staff Analysis 
GPA-DSTV-1-18-2 
Page 6 of 8 
 
 
direction.  The Sonoran Preserve consists of over 9,600 acres of relatively 
undisturbed natural areas in North Phoenix with various trail connectivity throughout.  
Additionally, this area is owned by the Arizona State Land Department (ASLD).  This 
area is designated Future Parks/Open Space or 1 dwelling unit per acre. 
 
EAST 
East of the subject site is Cave Creek Wash and its associated floodplain.  The 
floodplain also encroaches onto the southeast portion of the subject site. This area 
directly east of the subject site is designated Preserves/Floodplain.   
 
SOUTH 
South of the subject site is the Sonoran Preserve and Cave Buttes Recreation Area 
designated as Preserves / Residential 2 to 3.5 dwelling units per acre / Residential 3.5 
to 5 dwelling units per acre and Publicly Owned Parks/Open Space.  The Cave Buttes 
Recreation Area is a park that overseen by the Maricopa County Flood Control 
District.  This area contains a number of dams that control flooding from washes in the 
general area.  The PUD development narrative for the companion Rezoning Case No. 
Z-62-18-2 contains standards which will provide open edge treatments adjacent to the 
preserve and trail connection. 
 
WEST 
West of the subject site is the Sonoran Preserve designated Publicly Owned 
Parks/Open Space and open space owned by the ASLD designated Future 
Parks/Open Space or 1 dwelling unit per acre. 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE & PLACES CORE VALUE 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels 
of increased intensity, respectful of local conditions and surrounding 
neighborhoods. 
 
GPA-DSTV-1-18-2 will allow for a designation of Residential 2 to 3.5 dwelling 
units per acre / Residential 3.5 to 5 dwelling units per acre on the majority of 
the site.  As proposed in companion case, Z-62-19-2, the site will develop at 
3.0 dwelling units per acre, incorporate open edge treatments, incorporate 
various open space areas, and provide connectivity to the surrounding Sonoran 
Preserve areas.

Staff Analysis 
GPA-DSTV-1-18-2 
Page 7 of 8 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• 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 and concurrent 
rezoning case will allow for single-family residential development options 
adjacent to a major arterial street and in close proximity to the North Gateway 
Core and Cave Creek Road.  Additionally, the various lot sizes and single-
family housing products proposed in the companion rezoning case, Z-62-18-2, 
will support a range of lifestyles for Phoenix residents. 
 
• CERTAINTY & CHARACTER; DESIGN PRINCIPLE: Require appropriate 
transitions/buffers between neighborhoods and adjacent uses. 
 
The uses adjacent to the subject site are Cave Creek Wash, the Sonoran 
Preserve, and various open space opportunities.  As proposed in the 
companion rezoning case, Z-62-18-2, the development will provide open edge 
treatments to provide a natural transition between the single-family 
development and the adjacent open space. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-DSTV-1-18-2, as Residential 2 to 3.5 dwelling 
units per acre / Residential 3.5 to 5 dwelling units per acre, Preserves / Floodplain, 
and Infrastructure Phasing Overlay removal.   
This General Plan Amendment request and concurrent case Z-62-18-2 will allow 
single-family residential development, not to exceed 1,420 units.  Staff supports 
removal of the Infrastructure Phasing Overlay and designation change to Residential 
2 to 3.5 dwelling units per acre / Residential 3.5 to 5 dwelling units per acre, to allow 
development at a density of 3.0 dwelling units per acre.  Additionally, where the 
floodplain encroaches onto the site, the Preserves / Floodplain designation will be 
retained.  The request will align with a land use designation that is respectful of the 
adjacent Sonoran Preserve, while also being adjacent to a major arterial. 
 
Writer 
Julianna Pierre 
March 9, 2022 
 
Team Leader 
Samantha Keating

Staff Analysis 
GPA-DSTV-1-18-2 
Page 8 of 8 
 
 
Exhibits 
Sketch Maps (2 pages)

SONORAN DESERT DR
Maricopa County Assessor's Office
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DSTV-1-18-2
 474.37 +/-
2
Robert Johnson-Taylor Morrison/Arizona Inc.
Desert View
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 or 3.5 to 5 du/ac ( 451.13 +/- Acres)
Preserves / Floodplain (  23.24 +/- Acres)
Infrastructure Phasing Overlay Removal 
                                   ( 474.37 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Preserves / 0 to 1 or 1 to 2 du/ac ( 138.83  +/- Acres)
Preserves / 2 to 3.5 or 3.5 to 5 du/ac ( 312.30 +/- Acres)
Preserves / Floodplain (  23.24 +/- Acres)
Infrastructure Phasing Overlay ( 474.37 +/- Acres)
SONORAN DESERT DR
REVISION DATE:
3/08/2022
Proposed Change Area
Residential 2 to 5 du/ac
Parks/Open Space - Publicly Owned
Parks/Open Space - Future 1 du/ac
Preserves / 0 to 1 or 1 to 2 du/ac
Preserves / 2 to 3.5 or 3.5 to 5 du/ac
Preserves / Floodplain
Proposed Change Area
Preserves / Floodplain
Residential 2 to 3.5 or 3.5 to 5 du/ac

SONORAN DESERT DR
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DSTV-1-18-2_BW
 474.37 +/-
2
Robert Johnson-Taylor Morrison/Arizona Inc.
Desert View
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 or 3.5 to 5 du/ac ( 451.13 +/- Acres)
Preserves / Floodplain ( 23.24 +/- Acres)
Infrastructure Phasing Overlay Removal 
                                  ( 474.37 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Preserves / 0 to 1 or 1 to 2 du/ac ( 138.83  +/- Acres)
Preserves / 2 to 3.5 or 3.5 to 5 du/ac ( 312.30 +/- Acres)
Preserves / Floodplain (  23.24 +/- Acres)
Infrastructure Phasing Overlay ( 474.37 +/- Acres)
SONORAN DESERT DR
REVISION DATE:
3/08/2022
Proposed Change Area
Residential 2 to 5 du/acre
E E E E E
E E E E E
E E E E E
Parks/Open Space - Publicly Owned
E E E E E
E E E E E
E E E E E
Parks/Open Space - Future 1 du
Preserves / 0-1 or 1-2 du/ acre
Preserves / 2-3.5 or 3.5-5 du/acre
Preserves / Floodplain
Proposed Change Area
Preserves / Floodplain
Residential 2 to 3.5 or 3.5 to 5 du/acre