Attachment B - Staff Report - GPA-RV-1-22-1.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
May 9, 2023 
Application: 
GPA-RV-1-22-1 
Applicant/Representative:  
Adam Baugh, Withey Morris Baugh, PLC 
Owner: 
Circle Mountain Holdings, LLC    
Location: 
Northeast corner of I-17 and Circle Mountain Road 
Acreage: 
114.58 acres 
Current Plan Designation: 
Residential 3.5 to 5 dwelling units per acre (68.93 acres) 
Commercial (45.65 acres) 
Requested Plan 
Designation: 
Residential 5 to 10 dwelling units per acre (64.52 acres)   
Residential 10 to 15 dwelling units per acre (31.07 acres) 
Residential 15+ dwelling units per acre (18.99 acres) 
Remove Infrastructure Phasing Overlay (114.58 acres) 
Reason for Requested 
Change: 
Minor General Plan Amendment to allow single-family 
and multifamily, and an update to the Infrastructure Limit 
Line. 
Rio Vista Village Planning 
Committee Meeting Date: 
May 9, 2023 
Staff Recommendation: 
Approval, as amended to remove the request for 
modifications to the Infrastructure Phasing Overlay 
FINDINGS: 
1)
The subject site is appropriate for residential uses at the proposed densities and
provides new housing opportunities in this part of the city.
2)
The subject site is appropriate for additional housing as it is strategically located
near freeways and undeveloped land.
ATTACHMENT B

Staff Analysis 
GPA-RV-1-22-1 
Page 2 of 5 
 
 
3) 
The companion rezoning case, Z-8-22-1, proposes development that is 
consistent with land uses in the surrounding area.  
 
BACKGROUND 
 
The subject site is 114.58 acres and is located on the northeast corner of I-17 and 
Circle Mountain Road. The subject site is currently vacant and undeveloped. The 
companion rezoning case Z-8-22-1 is requesting to rezone the site from RU-43 (County) 
Pending S-1 (One Acre Per Dwelling Unit, Pending Ranch or Farm Residence), S-1 
(Ranch or Farm Residence), C-2 (Intermediate Commercial), and C-3 (General 
Commercial) to R-2 (Multifamily Residence District), R-3 (Multifamily Residence 
District), and R-3A (Multifamily Residence District) to allow single-family and multifamily 
residential. The General Plan Land Use Map on 68.93 acres of the subject site is 
designated as Residential 3.5 to 5 dwelling units per acre and the remaining 45.65 
acres is designated as Commercial. The proposed General Plan Amendment is to 
designate the site as 64.52 acres of Residential 5 to 10 dwelling units per acre, 31.07 
acres of Residential 10 to 15 dwelling units per acre, 18.99 acres of Residential 15+ 
dwelling units per acre and modify the boundaries of the Infrastructure Phasing Overlay 
over the entire site. 
 
The North Black Canyon Corridor Plan established the Infrastructure Limit Line and 
Phasing Overlay to limit dispersed expansion of urban development north of the Central 
Arizona Project (CAP) and encourage compact growth in the corridor’s defined growth 
area and prohibit surrounding development until a concentrated urban development 
pattern is established. Part of the General Plan Amendment request was to update the 
Infrastructure Limit Line on the subject site. After further evaluation, it was discovered 
that an update to update to the Infrastructure Limit Line and/or modifying the 
Infrastructure Phasing Overlay is not required since the subject site is beyond the 
boundary of the Infrastructure Phasing Overlay area and thereby not impacted by the 
policy. The Rio Vista Village was annexed into the City of Phoenix in 2002, several 
years after the policy was adopted in 1999. There is a gap in planning efforts related to 
infrastructure on the subject site, therefore any infrastructure needs would be the sole 
responsibility of the developer. 
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site is undesignated vacant land within Maricopa County 
jurisdiction. The Maricopa County General Plan Land Use Map designation is New 
River Area Plan.  
 
SOUTH 
South of the subject site is vacant land located within Marcipa County jurisdiction with 
an Undesignated Area land use designation and commercial uses within the City of

Staff Analysis 
GPA-RV-1-22-1 
Page 3 of 5 
 
 
Phoenix jurisdiction designated as Commercial. The Maricopa County General Plan 
Land Use Map designation is New River Area for the southeast portion.   
 
EAST 
East of the subject site is undesignated vacant land within Maricopa County jurisdiction. 
The Maricopa County General Plan Land Use Map desgination is New River Area Plan.  
 
WEST 
West of the subject site, across the I-17 freeway, is primarily a single-family residential 
subdivision designated as Residential 3.5 to 5 dwelling units per acre on the General 
Plan Land Use Map. The freeway is currently designated as Commercial; however, this 
will be updated in a future General Plan Land Use Map amendment to reflect the 
transportation use. 
 
 
Existing General Plan Land Use Map 
Source: Planning and Development Department

Staff Analysis 
GPA-RV-1-22-1 
Page 4 of 5 
 
 
 
Proposed General Plan Land Use Map 
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 proposal provides a reasonable level of intensity that is respectful to local 
conditions. The companion rezoning case, Z-8-22-1, includes stipulations for 
enhanced landscaping, to ensure future development will be compatible with the 
surrounding area’s character.  
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
 
• 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 request facilitates additional residential options along the 1-17 Freeway and 
allows additional housing opportunities in the Village that will help alleviate the 
housing crisis.

Staff Analysis 
GPA-RV-1-22-1 
Page 5 of 5 
 
 
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. 
 
The proposal, as stipulated in the companion rezoning case Z-8-22-1, will 
provide enhanced shade and landscape setback standards. The shade trees will 
help provide a thermally comfortable environment for site users.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-RV-1-22-1 as filed. The request aligns with the 
goals and policies of the General Plan and will result in land use designations that will 
maximize the property’s location adjacent to a freeway. Along with the companion 
rezoning case, Z-8-22-1, the General Plan Amendment will allow a compatible mix of 
land uses that will provide additional housing in the Rio Vista Village.  
 
Writer 
Nayeli Sanchez Luna and Adrian Zambrano 
May 9, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

SONORAN ARROYO LN
CIRCLE MOUNTAIN RD
44TH DR
44TH AVE
§¨¦
17
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
114.58 +/-
1
Withey Morris Baugh, PLC, Adam Baugh
Rio Vista
GENERAL PLAN AMENDMENT
Residential 5 to 10 du / acre (64.52 +/- Acres)
Residential 10 to 15 du / acre ( 31.07 +/- Acres)
Residential 15+ du / acre ( 18.99 +/- Acres)
Remove Infrastructure Phasing 
Overlay ( 114.58 +/- 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/ac ( 68.93 +/- Acres)
Commercial ( 45.65 +/- Acres)
Infrastructure Phasing Overlay ( 114.58 +/- Acres)
CIRCLE MOUNTAIN RD
SONORAN ARROYO LN
44TH DR
44TH AVE
§¨¦
17
REVISION DATE:
GPA-RV-1-22-1
5/09/2023
Proposed Change Area
Residential 5 to 10 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Proposed Change Area
Residential 0 to 1 du/ac
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Commercial
Parks/Open Space - Future 1 du/ac
Mixed Use (Commercial / Commerce /
Business Park)
Undesignated Area

SONORAN ARROYO LN
CIRCLE MOUNTAIN RD
44TH DR
44TH AVE
§¨¦
17
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
114.58 +/-
1
Withey Morris Baugh, PLC, Adam Baugh
Rio Vista
GENERAL PLAN AMENDMENT
Residential 5 to 10 du / acre (64.52 +/- Acres)
Residential 10 to 15 du / acre ( 31.07 +/- Acres)
Residential 15+ du / acre ( 18.99 +/- Acres)
Remove Infrastructure Phasing 
Overlay ( 114.58 +/- 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/ac ( 68.93 +/- Acres)
Commercial ( 45.65 +/- Acres)
Infrastructure Phasing Overlay ( 114.58 +/- Acres)
CIRCLE MOUNTAIN RD
SONORAN ARROYO LN
44TH DR
44TH AVE
§¨¦
17
REVISION DATE:
GPA-RV-1-22-1
5/09/2023
Proposed Change Area
Residential 5 to 10 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Proposed Change Area
Residential 0 to 1 du/acre
Residential 2 to 3.5 du/acre
Residential 3.5 to 5 du/acre
Commercial
E E E E E
E E E E E
E E E E E
Parks/Open Space - Future 1 du
Mixed Use (Commercial / Commerce / 
Business Park)
Undesignated Area