Attachment B - Staff Report - GPA-EST-1-21-4.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
July 12, 2021 
Application: 
GPA-EST-1-21-4 
Applicant:       
    Charles Huellmantel, Huellmantel & Affiliates 
Owner: 
Eplex Realty, LLC 
Representative:       
     Charles Huellmantel, Huellmantel & Affiliates 
Location: 
Southeast corner of 35th Avenue and Interstate 10 
Acreage: 
8.94 acres 
Current Plan Designation: 
Public/Quasi-Public 
Requested Plan Designation: 
Mixed Use 
Reason for Requested Change: 
Minor General Plan Amendment to change the 
designation to mixed-use to allow for commercial 
and multifamily uses. 
Estrella Village Planning 
Committee Date: 
July 20, 2021 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The companion rezoning case, Z-2-20-4, as stipulated, proposes commercial and
multifamily on the site that is consistent in scale and character with land uses in
the general area.
2)
The Mixed Use land use designation requested is consistent with the proposed
R-4A and C-2 zoning, as it allows commercial and residential land uses within a
quarter-mile of two modes of high-capacity transit.
Attachment B

Staff Analysis 
GPA-EST-1-21-4 
Page 2 
 
 
3) 
The subject site is in proximity to two planned high-capacity transit lines. Thus, a 
gradual increase in residential density from the existing land use designation is 
appropriate. 
 
BACKGROUND 
 
The subject site is located on the southeast corner of 35th Avenue and Interstate 10 
and was formerly utilized as a United States Navy recruitment center. The companion 
Rezoning Case No. Z-2-21-4 is requesting to rezone a portion of the subject site from 
R1-6 (Single-Family Residence District) and R-5 (Multifamily Residence District) to R-
4A (Multifamily Residence District) and C-2 (Intermediate Commercial District) to allow 
a mix of residential and commercial uses. A multi-story multifamily residential 
development is proposed along the eastern portion of the site, while a fuel station and 
convenience store are proposed along the south portion of the site. A future commercial 
use is also proposed along this north portion of the property. 
 
In 1999, the City of Phoenix approved the Estrella Village Plan which identified goals, 
objectives and strategies pertaining to growth, the village core, protection of residential 
neighborhoods, housing and employment, and urban design among other elements. 
This plan identified the land use designation of the subject site as Public/Quasi-Public, 
which include schools, churches, wastewater treatment plants, landfills, government 
complexes and utility facilities. The former use of the site, a United States Navy 
recruitment center, was consistent with this land use designation. 
 
The proposed General Plan Land Use Map Amendment to Mixed Use, will allow a land 
use map designation that is consistent with the concurrent rezoning case, Z-2-21-4, 
which proposes residential and commercial uses on the site. The Mixed Use Land Use 
Map designation is appropriate at this location as it is located within a quarter-mile of 
the proposed Capitol/I-10 West mass-transit extension that will connect Downtown 
Phoenix with West Phoenix along a portion of the I-10 freeway. A secondary high-
capacity transit mode, Bus Rapid Transit (BRT), will also be available within close 
proximity to the site. The Mixed Use land use designation allows for a mix of uses such 
as residential, service, basic commercial, general office, entertainment, and cultural 
functions. These mix of uses that can provide housing, shopping and employment 
opportunities in the same area and benefit the site’s proximity to transportation 
corridors, I-10 and the future light rail corridor. 
 
This land use map designation, as requested, would further diversify the land uses in 
this part of the Estrella Village in a manner consistent with development patterns based 
on the existing zoning and general plan land use map designations which include 
residential, commercial, open space and public/quasi-public categories.

Staff Analysis 
GPA-EST-1-21-4 
Page 3 
 
 
 
 
Capitol/I-10 West Transit Map with Planning and Development Department annotations, Source: Valley 
Metro 
 
As of the writing of this staff report, Valley Metro had determined a locally preferred 
high-capacity transit alignment approximately 0.1 miles north of the site. The Capitol/I-
10 West high-capacity transit corridor will serve as a major transportation route in this 
part of the region, connecting the residents of this future development to employment, 
shopping, educational, and other opportunities in Downtown and West Phoenix. 
 
Furthermore, as of the 
writing of this staff report, 
the City of Phoenix Transit 
Department and Citizen 
Transportation 
Commission had 
recommended that 35th 
Avenue/Van Buren Street 
route be approved as a 
BRT corridor. This high-
capacity transit will serve 
to connect residents along 
35th Avenue and Van 
Buren Street to 
employment, shopping, 
educational, and other 
opportunities in Downtown 
and North West Phoenix. 
 
MAG BRT Corridor Map with Planning and Development Department annotations,  
Source: Maricopa Association of Governments

Staff Analysis 
GPA-EST-1-21-4 
Page 4 
 
 
 
 
SURROUNDING LAND USES 
 
The proposed general plan land use map amendment is located in the northeast portion 
of the Estrella Village and is generally bounded by the Interstate 10 to the north, north of 
the Latham Street alignment to the south, 35th Avenue to the west and 34th Avenue to 
the east. North of the site, the General Plan Land Use Map designation is 
Transportation within the I-10 and Residential 3.5 to 5 dwelling units per acre within the 
Maryvale Village north of the freeway. A future proposed light rail station is envisioned 
at this intersection of 35th Avenue and I-10, as part of the Capitol/I-10 West light rail 
extension. 
 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department 
 
South of the subject site is Falcon Park, a city-owned and maintained park, designated 
as Parks or Open Space – Publicly Owned. This property is zoned R1-6 (Single-Family 
Residence District) and R-5 (Multifamily Residence District). Further south, across 
Roosevelt Street, is Carl Hayden High School, a public high school that is in the 
Phoenix Union High School District which is also zoned R1-6 and R-5.

Staff Analysis 
GPA-EST-1-21-4 
Page 5 
 
 
West of the property, across 35th Avenue, is a fuel station and convenience store zoned 
C-3 (General Commercial District) and designated as Commercial on the General Plan 
Land Use Map. There are also single-family residences zoned R1-6 and R-2 
(Multifamily Residence District) which are designated as Residential 3.5 to 5 dwelling 
units per acre. 
 
East of the subject site, across 34th Avenue, the General Plan Land Use Map has 
designated properties as Residential 3.5 to 5 dwelling units per acre. These properties 
are established residential subdivisions which are zoned R1-6 (Single-Family 
Residence District). 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
 
• TRANSIT ORIENTED DEVELOPMENT; LAND USE PRINCIPLE: Develop land 
use and design regulations governing land close to transit centers and 
light rail stations, to maximize the potential for ridership 
 
Rezoning case Z-2-21-4, companion of this General Plan Amendment, proposes 
to develop a portion of the site as multifamily residential that will have pedestrian 
access to 35th Avenue in order to connect future residents of this community to 
transportation options including bus and future high-capacity transit stations 
along 35th Avenue. The proximity to transportation opportunities in the area will 
encourage the use of high-capacity transit and thus reduce vehicular trips. 
 
• 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. 
 
The proposed General Plan Land Use Map amendment and companion rezoning 
case will allow for a commercial and multifamily residential development to be 
established on the subject site. This will provide additional employment 
opportunities in the area and introduce a new housing type in an area that is 
predominantly single-family residential. This proposed amendment will locate a 
residential use near existing residential uses along 34th Avenue, and commercial 
development along an existing commercial corridor along 35th Avenue. This 
amendment will support an increase in intensity on the property within proximity 
to the I-10 freeway, 35th Avenue, and future high-capacity transit corridors that 
will help serve the increased density over the existing zoning by this 
development. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS

Staff Analysis 
GPA-EST-1-21-4 
Page 6 
 
 
• 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. 
 
As stipulated via companion Case No. Z-2-21-4, the proposed multifamily 
residential zoning will incorporate stipulations to prevent negative impacts on 
existing residential properties east of the site. These stipulations include an 
enhanced building setback and balcony limitations along 34th Avenue, building 
height limitations, and enhanced landscaping along the street frontage to help 
with screening of the site. 
 
• 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 Amendment will further diversify the existing land 
use map designations in this part of the city by allowing a multifamily residential 
use in an area that currently does not have many housing options. The 
stipulations for case Z-2-21-4 incentivizes affordable housing on the site by 
allowing a greater building height. This will help to provide diverse housing 
opportunities within proximity to transit to allow a broader range of lifestyles in 
this area to both current and future residents. 
 
CONCLUSION AND RECOMMENDATION 
 
The staff recommendation for GPA-EST-1-21-4 is to approve as filed, as Mixed Use. 
The proposed land use map designation is consistent in scale and character with 
existing land uses in the surrounding area. The subject site is in the general vicinity of 
future high-capacity transit and the I-10 freeway, part of a major transportation corridor 
for this part of the Phoenix Metropolitan region. The Mixed Use land use designation will 
allow for a mix of uses such as residential, service, basic commercial, general office, 
entertainment, and cultural functions that can be integrated to provide housing, 
shopping and employment opportunities in the same area. The companion rezoning 
case, Z-2-21-4, will provide compatibility and consistency with the land use pattern in 
the surrounding area, in addition to buffering the adjacent single-family zoned property 
to the east of 34th Avenue. Approval of the request will support the development of this 
underutilized site with uses that are compatible with the land use designations and 
zoning districts in the general area, while allowing for compatible uses within proximity 
of a future high-capacity transit station. 
 
Writer 
Enrique Bojórquez-Gaxiola 
July 12, 2021

Staff Analysis 
GPA-EST-1-21-4 
Page 7 
 
 
Team Leader 
Samantha Keating 
 
Exhibits  
Sketch Maps (2 pages)

35TH AVE
34TH AVE
WILLETTA ST
§¨¦
10
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-1-21-4
8.94 +/-
4
Charles Huellmantel
Estrella
GENERAL PLAN AMENDMENT
Mixed Use ( 8.94 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Public/Quasi-Public ( 8.94 +/- Acres)
35TH AVE
34TH AVE
WILLETTA ST
§¨¦
10
Proposed Change Area
Residential 3.5 to 5 du/ac
Commercial
Industrial
Public/Quasi-Public
Transportation
Parks/Open Space - Publicly Owned
Proposed Change Area
Mixed Use

E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
E E E E E E E E E E E E E E E E E E
35TH AVE
34TH AVE
WILLETTA ST
§¨¦
10
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-1-21-4_BW
8.94 +/-
4
Charles Huellmantel
Estrella
GENERAL PLAN AMENDMENT
Mixed Use ( 8.94 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Public/Quasi-Public ( 8.94 +/- Acres)
35TH AVE
34TH AVE
WILLETTA ST
§¨¦
10
Proposed Change Area
Residential 3.5 to 5 du/ac
Commercial
Industrial
Public/Quasi-Public
Transportation
E E E E
E E E E
E E E E
Parks/Open Space - Publicly Owned
Proposed Change Area
Mixed Use