Attachment B - Staff Report - GPA-DV-3-22-1.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 29, 2023
Application: 
GPA-DV-3-22-1 
Owner: 
Red Hawk Partners, LLC et.al. 
Applicant/Representative: 
 Benjamin Graff, Quarles & Brady, LLP 
Location: 
Approximately 320 feet north of the northwest 
corner of 17th Avenue and Happy Valley Road 
Acreage: 
8.00 acres 
Current Plan Designation: 
Residential 3.5 to 5 dwelling units per acre 
(5.28 acres) and Mixed Use (Commercial/ 
Commerce/Business Park) (2.72 acres) 
Requested Plan Designation: 
Residential 15+ dwelling units per acre 
Reason for Requested Change: 
Minor General Plan Amendment to allow multifamily 
residential 
Deer Valley Village Planning 
Committee Meeting Date: 
April 20, 2023 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Residential 15+
dwelling units per acre would allow higher density attached townhouses,
condominiums, or apartments, which are consistent with proposed land uses to
the west.
2)
The companion rezoning case, Z-59-22-1, proposes a multifamily residential
development, which, as stipulated, protects the character of the surrounding area
by providing additional landscape setbacks and limiting height adjacent to single-
family residential properties to the north.
ATTACHMENT B

Staff Analysis 
GPA-DV-3-22-1 
Page 2 
3)
The subject site is appropriate for residential uses at the proposed densities and
provides new housing opportunities in the Deer Valley Village and in close
proximity to employment uses.
BACKGROUND 
The subject site is 8.00 acres of vacant land, located approximately 320 feet north of the 
northwest corner of 17th Avenue and Happy Valley Road. This request proposes a 
minor amendment to the General Plan Land Use Map to allow multifamily development.  
The current General Plan Land Use Map designation for the site is 5.28 acres of 
Residential 3.5 to 5 dwelling units per acre and 2.72 acres of Mixed Use (Commercial/ 
Commerce/Business Park). 
The site is currently zoned S-1 (Ranch or Farm Residence) and C-2 (Intermediate 
Commercial). The companion rezoning case, Z-59-22-1, proposes a change to PUD 
(Planned Unit Development) to allow multifamily residential. 
SURROUNDING LAND USES 
North of the subject site is designated Residential 3.5 to 5 dwelling units per acre. To 
the north is County property used as a single-family residence and zoned RU-43 (Rural 
Zoning District - One Acre Per Dwelling Unit). 
East is designated Residential 3.5 to 5 dwelling units per acre and Mixed Use 
(Commercial/Commerce/Business Park). To the east, across 17th Avenue, is County 
property with residences zoned RU-43. 
South is designated Mixed Use (Commercial/Commerce/Business Park. To the south is 
vacant land and a school zoned C-2. 
West is designated Residential 15+ dwelling units per acre and Mixed Use 
(Commercial/Commerce/Business Park). To the west are existing single-family 
residences which are proposed to be demolished as part of a multifamily project known 
as the “Lumara” PUD (Z-48-21) and self-service storage.

Staff Analysis 
GPA-DV-3-22-1 
Page 3 
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-59-22-1, would allow development of an underused site into a
multifamily residential community that is compatible with the surrounding area
and respectful of local conditions. The proposed development is located next to a
similar development and as stipulated, incorporates setbacks and enhanced
landscaping around the perimeter to enhance compatibility with the surrounding
area.
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
•
CERTAINTY & CHARACTER: DESIGN PRINCIPLE: Create new development
or redevelopment that is sensitive to the scale and character of the

Staff Analysis 
GPA-DV-3-22-1 
Page 4 
surrounding neighborhoods and incorporates adequate development 
standards to prevent negative impact(s) on the residential properties. 
As stipulated in the companion rezoning case, Z-59-22-1, the proposed 
development will be sensitive to the scale and character of the surrounding area. 
This area near 19th Avenue and Happy Valley Road contains a mix of higher-
intensity commercial uses and multifamily development. As stipulated, the 
development would incorporate standards to avoid negative impacts on the 
adjacent single-family residences to the north and east, including a height limit, 
increased setbacks, and enhanced landscaping. 
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-59-22-1, the proposal will be
required to shade the sidewalk on 17th Avenue, provide enhanced landscaping
standards and provide additional shaded open space. This will help to provide
shade for pedestrians 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-DV-3-22-1. The proposed land use map 
designation allows for development that is consistent with the surrounding land uses to 
the west and provides additional multifamily housing opportunities for the area. The 
companion rezoning case, Z-59-22-1, as stipulated, will require design features that 
promote compatibility with the surrounding area. 
Writer 
Matteo Moric 
March 29, 2023 
Team Leader 
Racelle Escolar 
Exhibits  
Sketch Maps (2 pages)

HAPPY VALLEY RD
19TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DV-3-22-1
8.00 +/- 
1
Shelter Asset Management
Deer Valley
GENERAL PLAN AMENDMENT
Residential 15+ du/ acre ( 8.00 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 3.5 to 5 du/ acre ( 5.28 +/- Acres)
Mixed Used (Commercial / Commerce / 
Business Park) ( 2.72 +/- Acres)
HAPPY VALLEY RD
19TH AVE
REVISION DATE:
Proposed Change Area
Residential 15+ du/ac
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 15+ du/ac
Commerce/Business Park
Mixed Use (Commercial /
Commerce / Business Park)
Mixed Use (Commercial /
Commerce /Business Park /
Residential 5 to 10 / 10 to 15 / 15+)

HAPPY VALLEY RD
19TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
8.00 +/- 
1
Shelter Asset Management
Deer Valley
GENERAL PLAN AMENDMENT
Residential 15+ du/ acre ( 8.00 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 3.5 to 5 du/ acre ( 5.28 +/- Acres)
Mixed Used (Commercial / Commerce / 
Business Park) ( 2.72 +/- Acres)
HAPPY VALLEY RD
19TH AVE
REVISION DATE:
Proposed Change Area
Residential 15+ du/acre
Proposed Change
Residential 3.5 to 5 du/acre
Residential 15+ du/acre
Commerce/Business Park
Mixed Use (Commercial /
Commerce / Business Park)
Mixed Use (Commercial /
Commerce /Business Park/
Residential 5 to 10/ 10 to 15/ 15+)
GPA-DV-3-22-1