Attachment B - Staff Report - GPA-DSTV-1-22-2.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
April 29, 2022 
Application: 
GPA-DSTV-1-22-2 
Applicant:    
       Jason Morris, Withey Morris, PLC 
Owner: 
Arizona State Land Department 
Representative: 
    Jason Morris, Withey Morris, PLC 
Location: 
Approximately 2,400 feet southwest of the 
southwest corner of Cave Creek Road and Jomax 
Road 
Acreage: 
29.48 acres 
Current Plan Designation: 
Parks/Open Space - Publicly Owned (1.56 acres) 
Residential 2 to 5 dwelling units per acre (27.92 
acres) 
Requested Plan Designation: 
Residential 10 to 15 dwelling units per acre (14.39 
acres) and Residential 15+ dwelling units per acre 
(15.09 acres) 
Reason for Requested Change: 
A minor General Plan Amendment to Residential 10 
to 15 dwelling units per acre and Residential 15+ 
dwelling units per acre to allow multifamily 
residential 
Desert View Village Planning 
Committee Meeting Date: 
May 3, 2022 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Residential 10 to 15
dwelling units per acre and Residential 15+ dwelling units per acre would allow
Attachment B

Staff Analysis 
GPA-DSTV-1-22-2 
Page 2 
 
 
higher density attached townhouses, condominiums, or apartments, which are 
consistent with land uses in the surrounding area. 
 
2) 
The companion rezoning case, Z-6-22-2, proposes a single-family and 
multifamily residential development, which, as stipulated, protects the character 
of the surrounding area by concentrating density along Cave Creek Road, an 
arterial street, and away from the undisturbed hillside portion of the development. 
 
3) 
The subject site is appropriate for residential uses at the proposed densities and 
provides new housing opportunities in this part of the city. Furthermore, the 
development has adequate street access and provides various opportunities for 
recreation to future residents. 
 
BACKGROUND 
 
The subject site is 29.48 acres of undeveloped desert land, located approximately 2,400 
feet southwest of the southwest corner of Cave Creek Road and Jomax Road. The 
companion Rezoning Case Z-6-22-2 is requesting to rezone a larger site (417.33 acres) 
from S-1 (Ranch or Farm Residence District) to R1-10 (Single-Family Residence 
District), R-2 (Multifamily Residence District), and R-3A (Multifamily Residence District) 
to allow the development of a new single-family and multifamily residential community. 
 
The General Plan Land Use Map designates 27.92 acres of the subject site as 
Residential 2 to 5 dwelling units per acre and designates 1.56 acres on the northern 
edge of the site as Parks/Open Space - Publicly Owned. While the subject site overlaps 
slightly with the larger Parks/Open Space - Publicly Owned designation to the north, the 
subject site is part of a larger area that was recently auctioned by the Arizona State 
Land Department to a private developer with no plans for preservation within the subject 
site. However, as stipulated in the companion rezoning case Z-6-22-2 the developer 
shall dedicate a portion of the overall site to the City of Phoenix for a future mountain 
preserve. Furthermore, a public multi-use trail will be provided on the site to promote 
recreation and connectivity. In 1996, the City Council approved the North Land Use 
Plan, which identified strategies for regional employment, desert preservation, the 
location of primary washes, residential changes based on hydrology, infrastructure 
efficiency, and character areas. The plan identifies the subject site as a proposed land 
use of Residential 2 to 5 dwelling units per acre and within the suburban desert 
character area. 
 
The overall development proposes a residential density of 3.7 dwelling units per acre, 
which is consistent with the density envisioned in the North Land Use Plan. However, 
since the density is concentrated along the Cave Creek Road frontage, a minor General 
Plan Amendment to Residential 10 to 15 and Residential 15+ dwelling units per acre is 
required. Additionally, the proposed development, as stipulated in the companion case, 
would preserve and protect the surrounding natural resources by incorporating design 
features, such as significant preserved hillside land, preserved natural washes and

Staff Analysis 
GPA-DSTV-1-22-2 
Page 3 
 
 
open space amenities on site, and significant landscaped buffers surrounding the 
multifamily development, furthering the intent of the North Land Use Plan. 
 
SURROUNDING LAND USES 
 
North of the subject site is the Cave Buttes Dam, owned by the Flood Control District of 
Maricopa County, which is designated as Parks/Open Space - Publicly Owned on the 
General Plan Land Use Map. 
 
South, east, and west of the site is undeveloped desert land, which is designated on the 
General Plan Land Use Map as Residential 2 to 5 dwelling units per acre.  
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels 
of increased intensity, respectful of local conditions and surrounding 
neighborhoods.  
 
The proposed minor General Plan Amendment, along with the companion 
rezoning case, Z-6-22-2, would allow development of a new residential 
community that is compatible with surrounding neighborhoods and respectful of 
local conditions. The overall proposed density of the site is similar to densities in

Staff Analysis 
GPA-DSTV-1-22-2 
Page 4 
 
 
the surrounding neighborhood and as stipulated, the proposal incorporates large 
setbacks, landscaping, and density limits that prevent the development from 
having a negative impact on the surrounding area. 
 
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-6-22-2, the proposed 
development will reinforce the character of the area by dedicating land to the City 
for the Sonoran Preserve, providing a public trail network with access points to 
the desert park/mountain preserve area, and by maintaining the existing wash 
and hillside areas within the subdivision as natural features. These design 
elements, which are facilitated by the shift in units allowed by the proposed minor 
General Plan Amendment, enhance the desert character of the Village and 
incorporate natural features that promote the identity of the Village. 
 
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-6-22-2, the proposal will be 
required to provide shade along the sidewalks, trails, and pedestrian paths within 
and adjacent to the site, in addition to providing significant landscaping. 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-DSTV-1-22-2. The proposed land use map 
designation allows for development that is consistent in overall density with the 
surrounding developments and locates density appropriately near a major street. The 
companion rezoning case, Z-6-22-2, as stipulated, will provide compatibility with the 
surrounding area and protect the natural character of the Desert View Village.

Staff Analysis 
GPA-DSTV-1-22-2 
Page 5 
 
 
Writer 
Anthony Grande 
April 29, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DSTV-1-22-2
 29.48 +/-
2
Jason Morris
Desert View
GENERAL PLAN AMENDMENT
Residential 10 to 15 du/ac ( 14.39 +/- Acres)
Residential 15+ du/ac (  15.09 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 2 to 5 du/ac ( 27.92 +/- Acres)
Parks/Open Space - Publicly Owned ( 1.56 +/- Acres)
REVISION DATE:
Yearling Rd Alignment
Cave Creek Rd
Proposed Change Area
Residential 2 to 5 du/ac
Commercial
Parks/Open Space - Publicly Owned
Yearling Rd Alignment
Cave Creek Rd
Proposed Change Area
Residential 10 to 15 du/ac
Residential 15+ du/ac

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DSTV-1-22-2_BW
 29.48 +/-
2
Jason Morris
Desert View
GENERAL PLAN AMENDMENT
Residential 10 to 15 du/ac ( 14.39 +/- Acres)
Residential 15+ du/ac (  15.09 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 2 to 5 du/ac ( 27.92 +/- Acres)
Parks/Open Space - Publicly Owned ( 1.56 +/- Acres)
REVISION DATE:
Yearling Rd Alignment
Cave Creek Rd
Proposed Change Area
Residential 2 to 5 du/acre
Commercial
E E E E E
E E E E E
E E E E E
Parks/Open Space - Publicly Owned
Yearling Rd Alignment
Cave Creek Rd
Proposed Change Area
Residential 10 to 15 du/acre
Residential 15+ du/acre