Attachment B - Staff Report - GPA-EST-2-21-7.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 7, 2022 
Application: 
GPA-EST-2-21-7 
Applicant:    
 Merit Partners 
Owner: 
Murphy School District No. 21 
Representative: 
     Jason Morris, Withey Morris, PLC 
Location: 
Southeast corner of 27th Avenue and Buckeye 
Road 
Acreage: 
19.88 acres 
Current Plan Designation: 
Commercial (4.99 acres) and Public/Quasi-Public 
(14.89 acres) 
Requested Plan Designation: 
Industrial (19.88 acres) 
Reason for Requested Change: 
Minor General Plan Amendment to change the 
designation to industrial to allow for industrial 
redevelopment of the property 
Estrella Village Planning 
Committee Date: 
March 15, 2022 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Industrial would allow
uses such as warehousing, manufacturing, and processing, which are consistent
in character with the land uses in the surrounding area.
2)
The companion rezoning case, Z-79-21-7, proposes an industrial use of the site
that is consistent in scale and character with land uses in the general area.
Attachment B

Staff Analysis 
GPA-EST-2-21-7 
Page 2 
 
 
3) 
The subject site is appropriate for industrial use at the corner of two arterial 
streets and in close proximity to a freeway, serving as major transportation 
routes. 
 
BACKGROUND 
 
The subject site is located on the southeast corner of 27th Avenue and Buckeye Road 
and was formerly used as the Garcia Elementary School until the use was discontinued 
by the Murphy Elementary School District in 2018. The companion Rezoning Case No. 
Z-79-21-7 is requesting to rezone the subject site from C-3 (General Commercial 
District) and R-3 (Multifamily Residence District) to A-1 (Light Industrial District) to allow 
light industrial development. Two new light industrial buildings are proposed to replace 
the existing unused former school buildings on the subject site. 
 
The General Plan Land Use Map designates the subject site as Commercial in the 
northern portion of the site and Public/Quasi-Public in the southern portion of the site. 
The Commercial land use designation accommodates office, retail, service, and multi-
family development at varying scales and intensity of uses. The Public/Quasi-Public 
designation includes schools, churches, wastewater treatment plants, landfills, 
government complexes and utility facilities. The former school use was consistent with 
the Public/Quasi-Public designation.  
 
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. 
The proposed land use map in the Estrella Village Plan identifies the subject site with 
the same land use designation as the General Plan. 
 
The proposed General Plan Land Use Map amendment to Industrial will allow a land 
use map designation that is consistent with the concurrent rezoning case, Z-79-21-7, 
which proposes a light industrial use. The Industrial land use designation allows for 
warehousing, manufacturing, and processing businesses. These uses located at the 
subject site would be appropriate, as it is located along two arterial streets, near a 
freeway, and is surrounded by zoning of similar intensity. These uses located at the 
subject site would provide employment opportunities for the area at a context-
appropriate location, allowing truck traffic to utilize arterial streets, and minimizing 
impacts on residential uses. 
 
SURROUNDING LAND USES 
 
The proposed General Plan Land Use Map amendment is located in the eastern portion 
of the Estrella Village and is generally bounded by Buckeye Road to the north, the Pima 
Street alignment to the south, 27th Avenue to the west, and west of 25th Avenue to the 
east.

Staff Analysis 
GPA-EST-2-21-7 
Page 3 
 
 
North of the subject site, across Buckeye Road, there is a large-scale auto parts store, 
zoned C-3 (General Commercial District) and A-2 (Industrial District) and designated as 
Commercial on the General Plan Land Use Map. 
 
East of the subject site is a used auto salvage yard zoned A-1 (Light Industrial District) 
and designated as Industrial on the General Plan Land Use Map. 
 
South of the subject site is a construction equipment supplier with open equipment 
storage zoned A-2 (Industrial District) and designated as Industrial on the General Plan 
Land Use Map. 
 
West of the subject site, near the southwest corner of 27th Avenue and Buckeye Road, 
is a gas station and Phoenix Fire Department station, zoned C-3 (General Commercial 
District) and designated Commercial on the General Plan Land Use Map. Furthermore, 
the General Plan Land Use Map has designated properties as Industrial and Residential 
3.5 to 5 dwelling units per acre across 27th Avenue. These properties include a vacant 
lot, a truck trailer storage lot, a general contractor’s yard, and a union office. 
 
 
Existing General Plan Land Use Map designation, Source: Planning and Development Department

Staff Analysis 
GPA-EST-2-21-7 
Page 4 
 
 
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 General Plan Land Use Map amendment and companion rezoning 
case will allow industrial redevelopment of a property containing unused former 
educational facilities. This will allow productive use of the property that is 
surrounded by similar intensity industrial and commercial uses, not impacting any 
residential neighborhoods in the area. Furthermore, the site is appropriately 
located at the corner of two arterial streets and within a half mile of the Interstate 
17, providing adequate transportation options. Lastly, as stipulated through the 
companion rezoning case, the development will incorporate appropriate 
development standards respectful of local conditions and surrounding 
neighborhoods. 
 
STRENGTHEN OUR LOCAL ECONOMY 
 
• MANUFACTURING/INDUSTRIAL DEVELOPMENT: LAND USE PRINCIPLE: 
Support the expansion of industrial zoning in targeted industrial areas.  
 
The proposed minor General Plan Land Use Map Amendment, along with the 
companion rezoning case, Z-79-21-7, will expand industrial zoning to the subject 
site, at an appropriate location for industrial development. This will provide job 
generating uses that strengthen Phoenix’s industrial sector and add to a diverse 
set of employment opportunities. 
 
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-79-21-7, the proposed industrial 
development will incorporate standards that require trees and shade to be 
provided on the property and along the perimeters. The development, as 
stipulated, will include enhanced landscape setbacks and detached sidewalks 
along both street frontages to provide additional shade to pedestrians and will 
include shaded employee nodes within the property.

Staff Analysis 
GPA-EST-2-21-7 
Page 5 
 
 
 
 
CONCLUSION AND RECOMMENDATION 
 
The staff recommendation for GPA-EST-2-21-7 is to approve as filed, as Industrial. 
The proposed land use map designation is consistent in scale and character with the 
existing land uses in the surrounding area. The subject site has adequate access for 
industrial uses, as the site is at the corner of two arterial streets and is in close proximity 
to a freeway. The Industrial land use designation will allow for a variety of uses, such as 
warehousing, manufacturing, and processing that are well-suited for the location of the 
subject site. The companion case, Z-79-21-7, as stipulated, will provide compatibility 
with the surrounding area and enhance the design elements of the site. Approval of the 
request will facilitate the redevelopment of an underutilized site with uses that are 
compatible with the surrounding area and provide job generating uses for the local 
community. 
 
Writer 
Anthony Grande 
March 7, 2022 
 
Team Leader 
Joshua Bednarek 
 
Exhibits  
Sketch Maps (2 pages)

PIMA 
ST
BUCKEYE RD
YUMA 
ST
27TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-2-21-7
 +/- 19.88
7
MERIT PARTNERS
ESTRELLA
GENERAL PLAN AMENDMENT
Industrial (  +/- 19.88 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 ( +/- 14.89 Acres)
Commercial ( +/- 4.99 Acres)
PIMA 
ST
BUCKEYE RD
YUMA 
ST
27TH AVE
Proposed Change Area
Residential 3.5 to 5 du/ac
Commercial
Industrial
Public/Quasi-Public
Proposed Change Area
Industrial
REVISION DATE:

PIMA 
ST
BUCKEYE RD
YUMA 
ST
27TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-2-21-7_B&W
 +/- 19.88
7
MERIT PARTNERS
ESTRELLA
GENERAL PLAN AMENDMENT
Industrial (  +/- 19.88 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 ( +/- 14.89 Acres)
Commercial ( +/- 4.99 Acres)
PIMA 
ST
BUCKEYE RD
YUMA 
ST
27TH AVE
Proposed Change Area
Residential 3.5 to 5 du/acre
Commercial
Industrial
Public/Quasi-Public
Proposed Change Area
Industrial
REVISION DATE: