Attachment B - Staff Report - GPA-EST-3-22-7.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 17, 2023 
Application: 
GPA-EST-3-22-7 
Applicant/Representative: 
 George Pasquel III, Withey Morris, PLC 
Owner: 
AT Properties, LLC, et al.    
Location: 
Southeast corner of 99th Avenue and Lower 
Buckeye Road 
Acreage: 
11.02 acres 
Current Plan Designation: 
Residential 15+ dwelling units per acre 
Requested Plan Designation: 
Commercial  
Reason for Requested Change: 
Amend the General Plan Land Use Map to allow 
commercial uses 
Estrella Village Planning 
Committee Meeting Date: 
March 21, 2023 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The companion rezoning case, Z-142-D-98-7, exceeds 10 gross acres when
combined with the acreage of all abutting zoning on the same side of the street
and within 150 feet, thus a General Plan Amendment is required.
2)
The companion rezoning case, Z-142-D-98-7, proposes intermediate commercial
zoning on a portion of the site, and would allow commercial uses for existing and
future residents of the area.
3)
The proposed land use designation is appropriate for the site as it proposes
access to two arterial streets, Lower Buckeye Road and 99th Avenue.
ATTACHMENT B

Staff Analysis 
GPA-EST-3-22-7 
Page 2 of 4 
 
 
BACKGROUND 
 
The subject site is 11.02 gross acres and is located on the southeast corner of 99th 
Avenue and Lower Buckeye Road. The subject site currently contains numerous 
commercial uses including retail shops, restaurant, and fuel station. The companion 
rezoning case Z-142-D-98-7 is requesting to rezoning a portion of the site from C-1 
PCD (Neighborhood Retail, Planned Community District) to C-2 SP PCD (Intermediate 
Commercial, Special Permit, Planned Community District) to allow for a self-service 
storage warehouse and all underlying C-2 uses. The General Plan Land Use Map 
designation of the subject site is Residential 15+ dwelling units per acre. The proposed 
General Plan Amendment is to designate the site as Commercial.  
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site, across  Lower Buckeye Road, are numerous commercial uses 
including retail stores and restuaruants zoned C-2 (Intermediate Commercial). This area 
is designated as Commercial on the General Plan Land Use map.  
 
SOUTH 
South of the subject site is a single-family residential subdivision zoned R-3A PCD 
(Multifamily Residence District, Planned Community Distrrict) and R1-6 PCD PRD 
(Single-Family Residence District, Planned Community District, Planned Residential 
District). This area is designated as Residential 15+ dwelling units per acre and 
Residential 2 to 3.5 dwelling units per acre on the General Plan Land Use map. There is 
also a vacant lot that is part of the commercial center zoned C-1 PCD and designated 
as Residential 15+ dwelling units per acre on the General Plan Land Use map.    
 
EAST 
East of the subject site is a single-family residential subdivision zoned R-3A PCD 
(Multifamily Residence District, Planned Community Distrrict) and S-1 (Approved R-2 
PCD) (Farm or Ranch Residence, approved Multifamily Residence District, Planned 
Community District). This area is designated as Residential 15+ dwelling units per acre 
and Residential 2 to 3.5 dwelling units per acre.   
 
WEST 
West of the subject site, across 99th Avenue, is a retail store and restaurant zoned C-2 
PCD (Intermediate Commercial, Planned Community District). This area is designated 
as Commercial.

Staff Analysis 
GPA-EST-3-22-7 
Page 3 of 4 
 
 
 
 
Existing and Proposed General Land Use Designation Maps 
Source: City of Phoenix Planning and Development Department
 
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 provides a reasonable level of intensity that is respectful to local 
conditions. There are numerous commercial uses on all four sides of the 
intersection of 99th Avenue and Lower Buckeye Road. The companion rezoning 
case, Z-148-D-98-7, will allow for commercial uses that will be compatible with 
the surrounding land uses and serve the surrounding residential subdivisions.

Staff Analysis 
GPA-EST-3-22-7 
Page 4 of 4 
 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
 
• DIVERSE NEIGHBORHOODS; DESIGN PRINCIPLE: Communities should 
consist of a mix of land uses to provide housing, shopping, dining and 
recreational options for residents.  
 
The proposed General Plan Land Use Map designation will further reinforce the 
site as an important location for shopping, dining, and services.  
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
 
• SAFE NEIGHBORHOODS, TRAFFIC; LAND USE PRINCIPLE: Locate major 
traffic-generating land uses on major streets in areas planned for such 
uses, or near parkway and freeway access and transit centers or light rail 
transit stations, and avoid use of local streets.  
 
The proposed General Plan Land Use Map designation will allow for traffic-
generating uses on this site to have easy access to two arterial streets (Lower 
Buckeye and 99th Avenue), thus avoiding residential local streets.   
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-EST-3-22-7. The proposed land use map 
designation allows for future commercial development of this site, appropriately located 
along two arterial streets (Lower Buckeye and 99th Avenue). The companion rezoning 
case, Z-142-D-98-7, as stipulated, will require enhanced elevations and bicycle 
standards.  
 
Writer 
Nayeli Sanchez Luna  
March 17, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

KINGMA
ST
PAYSO
RD
CORDE
RD
LOWER BUCKEYE RD
97TH LN
99TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-3-22-7_BW
11.02 +/-
7
George Pasquel, III
Estrella
GENERAL PLAN AMENDMENT
Commercial ( 11.02 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 15+ du/ac ( 11.02 +/- Acres)
KINGMAN
ST
PAYSON
RD
CORDES
RD
LOWER BUCKEYE RD
97TH LN
99TH AVE
REVISION DATE:
Proposed Change Area
Residential 2 to 3.5 du/acre
Residential 15+ du/acre
Commercial
Proposed Change Area
Commercial

KINGMA
ST
PAYSO
RD
CORDE
RD
LOWER BUCKEYE RD
97TH LN
99TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-3-22-7
11.02 +/-
7
George Pasquel, III
Estrella
GENERAL PLAN AMENDMENT
Commercial ( 11.02 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 15+ du/ac ( 11.02 +/- Acres)
KINGMAN
ST
PAYSON
RD
CORDES
RD
LOWER BUCKEYE RD
97TH LN
99TH AVE
REVISION DATE:
Proposed Change Area
Residential 2 to 3.5 du/ac
Residential 15+ du/ac
Commercial
Proposed Change Area
Commercial