Attachment B - Staff Report - GPA-SM-1-21-8

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
April 29, 2021 
Application: 
GPA-SM-1-21-8 
Applicant:       
    Benjamin Tate, Withey Morris, PLC 
Owner: 
36th Street & Southern, LLC 
Representative:    
 Benjamin Tate, Withey Morris, PLC 
Location: 
Approximately 100 feet north of the northwest 
corner of 36th Street and Wayland Drive 
Acreage: 
18.41 acres 
Current Plan Designation: 
Residential 3.5 to 5 dwelling units per acre (18.41 
acres) 
Requested Plan Designation: 
Residential 10 to 15 dwelling units per acre (18.41 
acres) 
Reason for Requested Change: 
Map Amendment to Residential 10 to 15 dwelling 
units per acre for a multifamily residential townhome 
community 
South Mountain Village Planning 
Committee Date: 
May 11, 2021 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The subject site exceeds 10 acres, which requires a minor General Plan
Amendment to the Land Use Map.
2)
The proposed General Plan Land Use Map designation of Residential 10 to 15
dwelling units per acre is compatible with surrounding land uses.
Attachment B

Staff Analysis 
GPA-SM-1-21-8 
Page 2 
 
 
 
3) 
The subject site proposes residential townhomes with access via 36th Street, a 
minor collector street, that serves other residential developments. Thirty-sixth 
Street connects to Southern Avenue, an arterial street that serves as a major 
transportation route. 
 
4) 
The proposal will allow for additional housing choices in an area with diverse 
housing opportunities that include rental apartments, mobile homes, and privately 
owned single-family detached residences. The companion Rezoning Case  
Z-8-21-8 includes standards that ensure consistency in scale and character as 
well as appropriate transitions for adjacent single-family zoned property. 
 
BACKGROUND 
 
The subject site is located approximately 100 feet north of the northwest corner of 36th 
Street and Wayland Drive and contains two single-family homes. The companion 
Rezoning Case Z-8-21-8 is requesting to rezone the subject site from 18.41 acres of 
R1-6 (Single-Family Residence District) to 18.41 acres of R-3 (Multifamily Residence 
District) to allow a new 192-unit condominium or townhome development. The 
development, as proposed by the applicant, would allow a density up to 10.43 dwelling 
units per gross acre. The subject site is located adjacent to a minor collector street, 36th 
Street, which terminates at the junction of two designated multi-use trails, Esteban Park 
and the old San Francisco Canal. 
 
ESTEBAN PARK AREA PLAN 
 
In 2003, the City of Phoenix adopted the Esteban Park Area Plan (EPAP), a non-
regulatory area plan, that addresses the existing conditions of the plan area, articulates 
a vision for the future and offers a series of implementation strategies to achieve the 
community’s vision for the area. Six specific goals are outlined in the EPAP pertaining 
to: land use compatibility, urban design, neighborhood preservation, transportation 
safety, drainage and recreational amenities. 
 
The EPAP Proposed General Plan Map designated the subject site as Residential 3.5 
to 5 dwelling units per acre, while the proposal is to allow Residential 10 to 15 dwelling 
units per acre. The Esteban Park Area Plan Land Use Compatibility Goal 1, Objective 
B, encourages land assemblage for existing vacant parcels and parcels to be 
redeveloped to improve site layout plus design. The subject site is comprised of three 
parcels, one vacant and two underutilized, that are proposed to be redeveloped with a 
condominium or townhome project. Goal 2, Urban Design, Objective B, encourages 
height transitions in multifamily zoned parcels next to single-family residential, while 
Objective C encourages development stipulations that incorporate elements of the 
architectural history, character and scale of the area into the development. The 
proposed housing product are townhomes that will allow for single-family occupation, 
while following the step-back height provisions per the Zoning Ordinance applicable to

Staff Analysis 
GPA-SM-1-21-8 
Page 3 
 
 
multifamily zoned properties adjacent to single-family residential. As stipulated in 
Rezoning Case Z-8-21-8, the development shall incorporate design elements that may 
include pitched roofs, which are characteristic of the area. 
 
Goal 4 Transportation Safety, Objective A, of the EPAP notes the desire to implement 
and promote plans for multi-use trail systems for pedestrians, equestrians and 
bicyclists. As stipulated in the companion rezoning case, the proposed development will 
promote elements such as detached, shaded sidewalks, benches or seating elements, 
and a bicycle repair station at the terminus of 36th Street where a multi-use trail, 
Esteban Park and this development intersection. Goal 6, Recreational Amenities, 
Objective A, encourage the consultation of the Parks and Recreation Department 
regarding the addition of a trail along the south side of Esteban Park. The applicant and 
staff contacted the Parks and Recreation Department regarding the location of a multi-
use trail along the northern border of this development adjacent to the southside of 
Esteban Park, and it was determined that no trail will be required as part of this 
development next to Esteban Park due to challenges with developing along or across 
the old San Francisco Canal. 
 
This General Plan Amendment, along with the development standards stipulated in 
Rezoning Case Z-8-21-8, will allow for a land use map designation that is consistent 
with the character of the area where existing single-family uses of various densities 
exist and promote many of the goals from the Esteban Park Area Plan. 
 
SURROUNDING LAND USES 
 
The proposed general plan land use amendment is located in the eastern portion of the 
South Mountain Village. North of the site, the General Plan Land Use Map designation 
is Parks/Open Space-Public where Esteban Park and the former San Francisco Canal 
are located. This land is zoned R1-6 (Single-Family Residence District). 
 
South and west of the subject site two single-family residential subdivisions where 
properties are designated as Residential 3.5 to 5 dwelling units per acre. These 
properties are zoned R1-6 (Single-Family Residence District) and are developed with 
single-family detached homes. 
 
East of the subject site, the General Plan Land Use Map has designated properties as 
Commerce / Business Park. These properties are developed primarily with commerce 
park uses and several single-family homes, zoned Ind. Pk. (Industrial Park District) and 
S-1 (Ranch or Farm Residence District).

Staff Analysis 
GPA-SM-1-21-8 
Page 4 
 
 
 
Proposed General Plan Land Use Map, Source: Withey Morris, PLC 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
• CONNECT PEOPLE AND PLACES CORE VALUE; OPPORTUNITY SITES; 
LAND USE PRINCIPLE: Support reasonable levels of increased intensity, 
respectful of local conditions and surrounding neighborhoods. 
 
The proposal for condominiums or townhomes, would allow development of a 
housing product that is consistent with other single-family uses in the area. 
Access to the site is shared with other single-family uses in the area via 36th 
Street, a minor collector street, that connects to Southern Avenue which provides 
transit opportunities. As stipulated, the concurrent rezoning case Z-8-21-8, will 
incorporate height restrictions, balcony restrictions on upper floors, and 
enhanced perimeter landscaping standards, which will also help to provide a 
transition from the proposed development to adjacent residential properties and 
to respect local conditions.

Staff Analysis 
GPA-SM-1-21-8 
Page 5 
 
 
• CONNECT PEOPLE AND PLACES CORE VALUE; COMPLETE STREETS; 
LAND USE PRINCIPLE: Locate parking to the rear of a site to create a more 
pedestrian environment, when adequate shielding from noise and light can 
be provided to adjacent established neighborhoods. On-street parking in 
some areas may also promote a pedestrian environment. 
 
The proposed development will have the units adjacent to 36th Street be street-
oriented, with resident and guest parking located in the back of units plus 
internally distributed within the site. As stipulated, the development will promote a 
pedestrian environment by requiring direct pedestrian connections to public 
streets from residential units adjacent to 36th Street, plus detached and shaded 
sidewalks along 36th Street. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE: Require 
appropriate transitions/buffers between neighborhoods and adjacent uses. 
 
Uses in the surrounding area consist of public, residential, commercial and 
agricultural uses. The proposed development is consistent in scale and character 
with the surrounding uses and will provide an appropriate transition between 
adjacent single-family detached and a public park, as well as commerce park 
development to the east. As stipulated, the concurrent rezoning case Z-8-21-8, 
will incorporate height restrictions, balcony restrictions on upper floors, and 
enhanced perimeter landscaping standards, which will also help mitigate impacts 
on adjacent residential properties. Furthermore, the Zoning Ordinance contains 
“step-back” provisions that require a one-foot setback for every one-foot of 
building height above 15 feet where multifamily zoning is located next to single-
family zoning. 
 
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; 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. 
 
Approval of the request will allow the introduction of condominiums or 
townhomes, an additional housing option in the area. This diversity in housing 
opportunities is compatible with the surrounding land use patterns. Furthermore, 
the proposed development will help to provide housing for a broader range of 
lifestyles in the area.

Staff Analysis 
GPA-SM-1-21-8 
Page 6 
 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-SM-1-21-8. The proposed land use map 
designation of 10 to 15 dwelling units per acre is consistent in scale and character 
with existing land uses in the surrounding area. The land use map designation, as 
requested, would further diversify the land uses in this part of the South Mountain 
Village in a manner consistent with development patterns based on the existing zoning 
and general plan land use map designations in the general area. Furthermore, the 
requested land use map designation provides a transition area between the single-
family residential and Commerce/Business Park land use designations. 
 
The subject site is located adjacent to a minor collector street, 36th Street, which 
terminates at the junction of two designated multi-use trails, Esteban Park and the old 
San Francisco Canal. As stipulated, the concurrent case Z-8-21-8 will enhance the 
compatibility and consistency with the land use pattern in the surrounding area while 
furthering the goals from the Esteban Park Area Plan (EPAP). Approval of the request, 
with concurrent case Z-8-21-8, will support the development of this underutilized 
property with uses that are compatible with the land use designations and zoning 
districts in the general area. 
 
Writer 
Enrique Bojórquez Gaxiola 
April 29, 2021 
 
Team Leader 
Samantha Keating 
 
Exhibits  
Sketch Maps (2 pages)

36TH ST
LA SALLE ST
WAYLAND DR
34TH PL
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-SM-1-21-8_BW
18.41 +/-
8
Benjamin Tate
South Mountain
Residential 10 to 15  ( 18.41+/- Acres)
Residential 3.5 to 5 ( 18.41 +/- Acres)
36TH ST
LA SALLE ST
WAYLAND DR
34TH PL
Proposed Change Area
Residential 3.5 to 5 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Commerce/Business Park
E E E E E
E E E E E
E E E E E
Parks/Open Space - Publicly Owned
GENERAL PLAN AMENDMENT
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Proposed Change Area
Residential 10 to 15 du/acre

36TH ST
LA SALLE ST
WAYLAND DR
34TH PL
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-SM-1-21-8
18.41 +/-
8
Benjamin Tate
South Mountain
Residential 10 to 15  ( 18.41+/- Acres)
Residential 3.5 to 5 ( 18.41 +/- Acres)
36TH ST
LA SALLE ST
WAYLAND DR
34TH PL
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 15+ du/ac
Commerce/Business Park
Residential 10 to 15 du/ac
Parks/Open Space - Publicly Owned
GENERAL PLAN AMENDMENT
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Proposed Change Area
Residential 10 to 15 du/ac