Attachment B - Staff Report - GPA-AF-1-23-6.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
July 17, 2023 
Application: 
GPA-AF-1-23-6 
Owner: 
St. Benedict Catholic Parish 
Applicant/Representative:    
   Bart Shea, Shea Connelly Development, LLC 
Location: 
Approximately 790 feet north of the northeast corner 
of 48th Street and Frye Road 
Acreage: 
4.60 acres 
Current Plan Designation: 
Public/Quasi-Public (0.17 acres) and 
Commerce/Business Park (4.43 acres) 
Requested Plan Designation: 
Residential 15+ dwelling units per acre 
Reason for Requested Change: 
A minor General Plan Amendment to allow 
multifamily residential 
Ahwatukee Foothills Village Planning 
Committee Meeting Date: 
July 24, 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 land uses in the
surrounding area.
2)
The companion rezoning case, Z-16-23-6, proposes a senior housing
development, which, as stipulated, protects the character of the surrounding area
by providing enhanced landscaping and improvements to the 48th Street
streetscape.
ATTACHMENT B

Staff Analysis 
GPA-AF-1-23-6 
Page 2 
 
 
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 streetscape 
improvements that benefit the surrounding area. 
 
BACKGROUND 
 
The subject site is 4.60 acres, located approximately 790 feet north of the northeast 
corner of 48th Street and Frye Road. The subject site is vacant with a church fronting 
48th Street. The current General Plan Land Use Map designation on the site is 
Commerce/Business Park and Public/Quasi-Public and the zoning is CP/GCP 
(Commerce Park District, General Commerce Park Option) and RE-35 (Single-Family 
Residence District). The proposal is to change the land use designation to Residential 
15+ dwelling units per acre. The companion rezoning case No. Z-16-23-6 is to rezone 
the site to R-3A (Multifamily Residence District) to allow multifamily residential. 
 
SURROUNDING LAND USES 
 
The current General Plan Land Use Map designation for the site is Commerce / 
Business Park and Public/Quasi-Public. 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department 
 
North and south of the site has property designated as Public/Quasi-Public, which have 
schools located on them. To the west of the subject site is designated as 
Commerce/Business Park containing a church. Further to the west across 48th Street, 
the General Plan Land Use Map designation is Residential 5 to 10 dwelling units per 
acre which contains a single-family residential subdivision. To the east is designated

Staff Analysis 
GPA-AF-1-23-6 
Page 3 
 
 
Residential 10 to 15 dwelling units per acre and houses a multifamily residential 
development. 
 
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-16-23-6, would allow development of an underused site into 
senior housing, assisted living and memory care facility (subject to a use permit) 
that are compatible with the surrounding land uses. The subject site is situated 
between a mix of residential and public/quasi-public land uses and as stipulated, 
provides enhanced landscaping to be respectful of local conditions. 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• CERTAINTY & 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 in the companion rezoning case, Z-16-23-6, the proposed 
development will be sensitive to the scale and character of the surrounding area. 
As stipulated, the development would enhance the streetscape along 48th Street. 
 
• 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 proposal would encourage an array of housing types and lifestyles to meet 
the needs of Phoenix’s aging population.  The proposed community would be 
planned and allow for aging residents with the services and resources necessary 
to sustain and improve quality of life. 
 
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-16-23-6, the proposal is

Staff Analysis 
GPA-AF-1-23-6 
Page 4 
required to provide larger minimum sized trees and additional live coverage, an 
architectural porte cochere element which will provide additional shading within 
the surface parking lots. This will help to provide shade for pedestrians in and 
around the community and to mitigate the urban heat island effect by shading 
hard surfaces, thus cooling the micro-climate around the vicinity. 
CONCLUSION AND RECOMMENDATION 
Staff recommends approval of GPA-AF-1-23-6. The proposed land use map designation 
allows for development that is consistent with the surrounding land uses and provides 
additional multifamily/senior housing opportunities for the area. The companion 
rezoning case, Z-16-23-6, as stipulated, will require design features that promote 
compatibility with the surrounding area. 
Writer 
Matteo Moric 
July 17, 2023 
Team Leader 
Racelle Escolar 
Exhibits  
Sketch Maps (2 pages)
Correspondence (64 pages)

FRYE RD
48TH ST
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-AF-1-23-6
4.60 +/-
6
Bart Shea
Ahwatukee Foothills
GENERAL PLAN AMENDMENT
Residential 15+ du/ac ( 4.60 +/- 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 ( 0.17 +/- Acres)
Commerce / Business Park ( 4.43  +/- Acres)
FRYE RD
48TH ST
Proposed Change Area
Residential 15+ du/ac
REVISION DATE:
Proposed Change Area
Residential 5 to 10 du/ac
Residential 10 to 15 du/ac
Commerce / Business Park
Public/Quasi-Public

48TH ST
FRYE RD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
4.60 +/-
6
Bart Shea
Ahwatukee Foothills
GENERAL PLAN AMENDMENT
Residential 15+ du/ac ( 4.60 +/- 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 ( 0.17 +/- Acres)
Commerce / Business Park ( 4.43  +/- Acres)
FRYE RD
48TH ST
Proposed Change Area
Residential 15+ du/acre
REVISION DATE:
Proposed Change Area
Residential 5 to 10 du/acre
Residential 10 to 15 du/acre
Commerce / Business Park
Public/Quasi-Public
GPA-AF-1-23-6

From:
Kimberly
To:
PDD Ahwatukee Foothills VPC
Subject:
In support of ST Benedict’s senior living
Date:
Wednesday, July 19, 2023 9:47:03 PM
Hello-
I just read the article in the ahwatukee foothill news about the ST Benedict senior living project concerning the
request for a parking variance. I am a resident of Ahwatukee and a supporter of the project. I am also in favor of the
parking reform amendment to reduce parking space minimums.
Sincerely,
Kimberly Barua, AICP