Attachment B - Staff Report - GPA-DV-1-21-1

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
April 6, 2021 
Application: 
GPA-DV-1-21-1 
Applicant:       
George Pasquel III, Withey Morris, PLC 
Owner: 
DV 20 AC Limited Liability Partnership 
Representative:         
     George Pasquel III, Withey Morris, PLC 
Location: 
Southeast corner of I-17 and Pinnacle Peak Road 
Acreage: 
44.00 acres 
Current Plan Designation: 
Industrial (44.00 acres) 
Requested Plan Designation: 
Mixed Use (Commercial / Commerce Park/Business 
Park / Residential 5-10 / Residential 15+) (44.00 
acres) 
Reason for Requested Change: 
Minor General Plan Amendment to a mix of 
Commercial, Commerce/Business Park, Residential 
5 to 10, and Residential 15+ dwelling units per acre 
Deer Valley Village Planning 
Committee Date: 
April 8, 2021 
Staff Recommendation: 
Approval 
FINDINGS: 
1) The companion rezoning case, Z-3-21-1, proposes development that is
consistent in scale and character with land uses in the surrounding area to the
north and south.
2) The Mixed Use (Commercial/Commerce Park/Business Park/Residential 5-10
and Residential 15+ du/ac) land use designation will permit new zoning to be
applied to the site that maximizes opportunities within the Deer Valley Major
Employment Center.
Attachment B

Staff Analysis 
GPA-DV-1-21-1 
Page 2 
 
 
3) The Mixed Use (Commercial / Commerce Park/Business Park / Residential 5-10 
/ Residential 15+) land use designation will establish compatible uses in close 
proximity to the Deer Valley Airport and surrounding properties. 
 
BACKGROUND 
 
The subject site is located on the southeast corner of Interstate 17 (I-17) and Pinnacle 
Peak Road. The site is occupied by a seven-story hotel and four-story office building, 
which have surface parking areas. These two building are located on the far 
northwestern portion of the site. The companion Rezoning Case No. Z-3-21-1 is a 
request to allow R-3 DVAO zoning for residential uses on the southern half of the site.  
 
Currently the site has 
a land use map 
designation of 
Industrial. The 
requested land use 
map designation will 
allow for alternative 
housing choices in the 
area. Recent 
development 
suggests the I-17 
corridor area north of 
Williams Drive is 
evolving from strictly 
commercial uses to a 
mixture of housing 
choices and 
commercial uses. The 
General Plan Land 
Use Map designation 
north of Williams 
Drive is Industrial. 
The proposed land 
use map change will 
serve as a 
continuation of the 
proposed land use 
designations to the north of the subject site. The area 
has seen increased request for investment for multi-
family development north of Pinnacle Peak Road. Requested land use change is 
concentrated at the western edge of the Deer Valley Overlay to ensure proposed land 
uses are compatible with ongoing airport operations. 
 
Aerial Map, Source: Withey Morris

Staff Analysis 
GPA-DV-1-21-1 
Page 3 
 
 
Maps of the existing and proposed General Plan Land Use Map designations can be 
found attached to this report.                                     
 
This General Plan Amendment proposes a Mixed Use land use map designation of 
Commercial / Commerce Park/Business Park / Residential 5-10 dwelling units per acre / 
Residential 15+ dwelling unit per acre. This Mixed Use designation will allow 
commercial, commerce park and residential land uses to locate on the site.  
 
EXISTING CONDITIONS AND SURROUNDING LAND USES 
 
The southern half of the subject site is generally flat and undeveloped. There are two 
existing commercial building on the northwest quadrant of the site. The table below 
(Figure 2) provides a summary of the surrounding General Plan (GP) Land Use Map 
designations, existing land uses and zoning.  
 
Location  
GP Land Use  
Existing Land Uses 
Zoning  
North 
(across 
Pinnacle 
Peak Road) 
Residential 5 to 10 
dwelling units per 
acre 
Multifamily Residential    
 R-2 DVAO  
South 
Industrial 
Commercial office/vacant 
land/warehouse uses 
A-1 DVAO and 
Industrial Park 
East 
(across 
23rd 
Avenue) 
Industrial  
Warehouse uses and 
vacant land 
A-1 DVAO 
West 
(Across I-
17) 
Industrial and 
Transportation 
Vacant land 
 
C-1 DVAO, RE-43 
DVAO 
Surrounding Land Use Designations, Land Use and Zoning 
 
The site is adjacent to the Interstate 17 Freeway and falls within the boundaries of the 
Maricopa Association of Government’s Deer Valley Employment Center. This proximity 
to the Interstate 17 Freeway and location within an Employment Center reinforces the 
site’s capacity to support land uses associated with industry, employers and supportive 
housing. The proposed Mixed Use designation supports a mix of land uses that will 
maximize the area’s transportation infrastructure assets and will support the addition of 
more residential and employers to the area.  
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PPRINCIPLES 
 
Connect People and Places Core Value  
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Promote and encourage 
compatible development and redevelopment with a mix of housing types in

Staff Analysis 
GPA-DV-1-21-1 
Page 4 
 
 
neighborhoods close to employment centers, commercial areas, and where 
transit or transportation alternatives exist. 
 
The proposed request supports by proposing multifamily residential that is 
compatible in scale and intensity with the surrounding area and properties 
adjacent to the site. The development is located in a mixed-use corridor where 
adjacent properties are multifamily or commercial. The project site is also within a 
designated employment center. The concentration of people near employment 
uses promotes the sustainability of nearby commercial uses. The addition of the 
opportunity to add additional housing choices is consistent with the goals of the 
Housing Phoenix Plan. 
 
BUILD THE SUSTAINANLE DESERT CITY CORE VALUE 
 
The rezoning case proposes landscaping around all four sides of the building and 
courtyards. Detached sidewalks along 23rd Avenue framed with landscape strips 
will provide thermal comfort for pedestrians. The proposal also requires that a 
minimum of 75 percent of public pedestrian pathways be shaded. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-DV-1-21-1 as filed. The request aligns with the 
goals and polices of the General Plan and will result in a land use designation that will 
continue to support surrounding uses while maximizing the property’s location in an 
Employment Center.   
 
Writer 
 
David Simmons 
April 6, 2021 
 
Exhibits  
Sketch Map (1 page)

§¨¦
17
23RD AVE
PARKSIDE LN
PINNACLE PEAK RD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DV-1-21-1
44.00 +/-
1
City of Phoenix Planning and Development Department
Deer Valley
GENERAL PLAN AMENDMENT
Mixed Use (Commercial/
Commerce Park/Business Park/
Residential 5 to10/Residential 15+) ( 44.00 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Industrial ( 44.00 +/- Acres)
§¨¦
17
23RD AVE
PARKSIDE LN
PINNACLE PEAK RD
Proposed Change Area
Residential 5 to 10 du/ac
Mixed Use (Commercial / Commerce Park)
Commerce/Business Park
Industrial
Parks/Open Space - Publicly Owned
Public/Quasi-Public
Transportation
Proposed Change Area
Mixed Use (Commercial/
Commerce Park/Business Park/
Residential 5 to 10 / 15+)