Attachment B - Staff Report - GPA-NM-1-22-5.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 8, 2022 
Application: 
GPA-NM-1-22-5 
Applicant/Representative: 
Jason Morris, Withey Morris, PLC 
Location: 
Approximately 350 feet south of the southwest 
corner of 22nd Avenue and Dunlap Avenue 
Acreage: 
5.11 acres 
Current Plan Designation: 
Industrial (5.11 acres) 
Requested Plan Designation: 
Mixed Use (5.11 acres) 
Reason for Requested Change: 
To allow proposed multifamily residential use 
Village Planning Committee Date: North Mountain – March 15, 2022 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Mixed Use allows for a
mix of land uses including multifamily residential which is consistent with the
vision for transit oriented development as identified in the 19North Transit
Oriented Development Policy Plan.
2)
The companion rezoning case, Z-88-22-5, proposes multifamily residential
development which, as stipulated, is an appropriate land use for areas near light
rail.
3)
The proposed General Plan Land Use Map designation of Mixed Use is
compatible with the uses developed and planned in the vicinity of the site.
BACKGROUND 
The subject site is 5.11 acres located approximately 350 feet south of the southwest 
corner of 22nd Avenue and Dunlap Avenue. The companion Rezoning Case No. Z-88-
22-5 is requesting to rezone the subject site from IND.PK (Industrial Park) to R-5
ATTACHMENT B

Staff Analysis 
GPA-NM-1-22-5 
Page 2 of 3 
 
(Multifamily Residence District) to allow for the adaptive reuse of an older office building 
into multifamily residential.   
 
The subject site is located within 0.25 miles of light rail and within the 19North Transit 
Oriented Development Policy Plan and the areas studied for the Transit Oriented 
Development Strategic Policy Framework. The vision contained in these plans supports 
a mix of land uses both horizontally and vertically to promote walkability and access to 
transit.  
 
SURROUNDING LAND USES 
 
North of the subject site is an 
underutilized commercial office 
which is designated as Industrial. 
South of the subject site are two 
commercial office buildings 
designated as Industrial. East of 
the subject site across 22nd 
Avenue is an underutilized 
commercial office which is 
designated as Industrial.  West of 
the subject site and north of 
Townley Drive is undeveloped 
and designated as Commercial. 
West of the subject site and 
south of Townley Drive is a 
commercial office which is 
designated as Industrial. 
Existing General Plan Land Use Map, Source: Planning and 
Development Department 
 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
 
• TRANSIT ORIENTED DEVELOPMENT; LAND USE PRINCIPLE; Encourage 
high-density housing and high intensity employment uses to locate 
adjacent or close to transit stations per adopted transit district plans. 
 
The proposed General Plan Amendment would allow the adaptive reuse 
conversion of an underutilized commercial office to multifamily housing within 
close proximity to light rail in a manner that is aligned with the 19North Transit 
Oriented Development Policy Plan. 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels of 
increased intensity, respectful of local conditions and surrounding 
neighborhoods.

Staff Analysis 
GPA-NM-1-22-5 
Page 3 of 3 
 
The proposed minor General Plan Amendment, along with its companion 
rezoning case would allow the development of new residential that is compatible 
with the surrounding neighborhoods and aligned with the city’s vision for transit 
oriented development.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-NM-1-22-5. The proposed land use map 
designation allows for development that supports transit oriented development and 
advances the purpose and intent of the 19North Transit Oriented Development Policy 
Plan. The companion rezoning case, Z-88-22-5, as stipulated, will further advance goals 
related to walkability, transit-orientation, and tree shade in areas near light rail. 
 
Author 
Nick Klimek 
March 8, 2022 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Map

ALICE AVE
DUNLAP AVE
23RD AVE
22ND AVE
Maricopa County Assessor's Office
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-NM-1-22-5
5.11 +/-
5
Jason Morris
North Mountain
GENERAL PLAN AMENDMENT
Mixed Use ( 5.11 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Industrial ( 5.11 +/- Acres)
ALICE AVE
DUNLAP AVE
23RD AVE
22ND AVE
Proposed Change Area
Mixed Use
REVISION DATE:
Proposed Change Area
Residential 15+ du/ac
Commercial
Industrial

ALICE AVE
DUNLAP AVE
23RD AVE
22ND AVE
Maricopa County Assessor's Office
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
5.11 +/-
5
Jason Morris
North Mountain
GENERAL PLAN AMENDMENT
Mixed Use ( 5.11 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Industrial ( 5.11 +/- Acres)
ALICE AVE
DUNLAP AVE
23RD AVE
22ND AVE
Proposed Change Area
Mixed Use
REVISION DATE:
Proposed Change Area
Residential 15+ du/ac
Commercial
Industrial
GPA-NM-1-22-5