Attachment B - Staff Report - GPA-CC-SM-2-26-7-8.pdf

ATTACHMENT B
GENERAL PLAN AMENDMENT
STAFF ANALYSIS
July 13, 2026
Application: GPA-CC-SM-2-26-7-8
Applicant: City of Phoenix Planning Commission
Representative: City of Phoenix Planning and Development
Department
Location: Area generally bounded by Interstate 17 on the
north, 32nd Street on the east, Broadway Road on
the south, and 19th Avenue on the west
Acreage: 4,364 acres +/-
Current Plan Designation: Residential 3.5 to 5 dwelling units per acre (130.7
acres), Residential 5 to 10 du/ac (89.3 acres),
Residential 10 to 15 du/ac (464.7 acres), Residential
15+ du/ac (174.1 acres), Commercial (235.7 acres),
Commerce/Business Park (1,762.9 acres),
Commerce / Park-Open Space (66.3 acres),
Public/Quasi-Public (34.7 acres), Residential 10 to
15 du/ac / Public/Quasi-Public (21.7 acres),
Parks/Open Space - Publicly Owned (869.1 acres),
Parks/Open Space - Privately Owned (162.5 acres),
Parks/Open Space / Residential 10 to 15 du/ac
(19.5 acres), Commercial / Residential 15+ du/ac
(5.2 acres), Commercial / Commerce/Business Park
(14.3 acres), Commercial / Residential 10 to 15
du/ac (34.2 acres), Commercial Recreation /
Parks/Open Space (17.9 acres), Transition
Residential 3.5 to 5 du/ac to Industrial (108.3 acres),
Transition Commerce/Business Park to Residential
10 to 15 du/ac (152.1 acres)
Requested Plan Designation: Residential 3.5 to 5 du/ac (58.6 acres), Residential 5
to 10 du/ac (99.1 acres), Residential 10 to 15 du/ac
(252.8 acres), Residential 15+ du/ac (390.2 acres),
Commercial (132.7 acres), Commerce/Business
Park (1,063.8 acres), Public/Quasi-Public (41.2
acres), Parks/Open Space - Publicly Owned

Staff Analysis
GPA-CC-SM-2-26-7-8
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(656.5 acres), Commercial/Residential 15+ du/ac
(98.7 acres), Commercial/Commerce/Business Park
(605.7 acres), Commercial/Residential 10 to 15
du/ac (15.9 acres), Mixed Use (308.2 acres),
Commercial/Public Quasi/Public (7.2 acres), Mixed
Use / Commerce/Business Park (491.7 acres),
Mixed Use /Parks/Open Space - Publicly Owned
(5.2 acres), Commerce/Business Park/Residential
15+ du/ac (36.5 acres), Transition Residential 3.5 to
5 du/ac to Commerce/Business Park (92.1 acres),
and Residential 0 to 1 du/ac / Commerce/Business
Park (7.2 acres)
Reason for Requested Change: Major General Plan Amendment to update the
General Plan Land Use Map to support the goals of
the Rio Salado District Policy Plan (GPA-CC-SM-1-
26-7-8)
Village Planning May 11, 2026 – Central City Village (Information)
Committee Dates: May 12, 2026 – South Mountain Village
(Information)
July 13, 2026 – Central City Village
July 14, 2026 – South Mountain Village
Staff Recommendation: Approval
FINDINGS
1) The proposed land use designations are consistent with the Rio Salado District
Policy Plan (GPA-CC-SM-1-26-7-8).
2) The proposed mix of land use designations support multiple policies of the 2025
General Plan, including prioritizing a mixture of ‘active’ land uses that serve
existing and future residents and tourists (Policy No. 5).
3) The proposed land use update is a component of companion case GPA-CC-SM-
1-26-7-8, which contains goals, strategies, actions, and design standards to
guide development in accordance with the community vision. In addition, the
proposed land use map amendment furthers local and regional plans or
initiatives including the South Central Transit Oriented Development Community
Plan, Housing Phoenix Plan, 2021 Climate Action Plan, Maricopa Association of
Government’s Rio Reimagined Active Transportation Study, and the Rio
Reimagined vision.

Staff Analysis
GPA-CC-SM-2-26-7-8
Page 3 of 9
BACKGROUND
The subject site is approximately 4,364 acres generally bounded by Interstate 17 on the
north, 32nd Street on the east, Broadway Road on the south, and 19th Avenue on the
west. The companion case GPA-CC-SM-1-26-7-8 is requesting to establish the Rio
Salado District Policy Plan, and this proposed general plan amendment would update
the General Plan Land Use Map to support the Rio Salado District Policy Plan goals,
objectives, and actions.
The existing General Plan Land Use Map designations of the area is Parks/Open Space
– Publicly Owned, Parks/Open Space – Privately Owned, Commercial Recreation /
Parks/Open Space, Residential 3.5 to 5 dwelling units per acre/5 to 10 dwelling units
per acre/10 to 15 dwelling units per acre/15+ dwelling units per acre, Parks/Open
Space/Residential 10 to 15 dwelling units per acre, Residential 10-15 dwelling units per
acre/Public/Quasi-Public, Transition Commerce/Business Park to Residential 10 to 15
dwelling units per acre, Public/Quasi-Public, Residential 10 to 15 dwelling units per
acre/Commercial, Residential 15+ dwelling units per acre/Commercial, Commercial,
Commercial/Commerce/Business Park, Parks-Open Space/Commerce/Business Park,
Commerce/Business Park, Transition Residential 3.5 to 5 dwelling units per acre to
Industrial, and Industrial.
The proposed General Plan Amendment is to designate the area Residential 3.5 to 5
du/ac, Residential 5 to 10 du/ac, Residential 10 to 15 du/ac, Residential 15+ du/ac,
Commercial, Commerce/Business Park, Public/Quasi-Public, Commercial / Residential
15+ du/ac, Parks/Open Space - Publicly Owned, Commercial / Commerce/Business
Park, Commercial / Residential 10 to 15 du/ac, Mixed Use, Commercial / Public/Quasi-
Public, Commerce/Business Park, Mixed Use / Public/Quasi-Public,
Commerce/Business Park / Residential 15+ du/ac, Transition Residential 3.5 to 5 du/ac
to Commerce/Business Park, and Residential 0 to 1 du/ac / Commerce/Business Park.
Rio Salado District Policy Plan Area, Source: City of Phoenix

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EXISTING LAND USES
Existing land uses in the seven-square mile area are diverse and range from single-
family residential, multi-family, commercial, public/quasi-public, and industrial. North of
the Rio Salado are significant industrial uses with some commercial uses along arterial
streets. A small share of residential uses is found in clusters along 7th Avenue and 16th
Street. South of the Rio Salado are a mix of residential, commercial, public/quasi-public,
and industrial uses. Residential neighborhoods are generally located south of Elwood
Street while commercial uses are located primarily along arterial streets and highways.
Industrial uses exist primarily along the banks of the Rio Salado, Broadway Road, and
east of 28th Street.
SURROUNDING LAND USES
NORTH
North of the subject site, across the Interstate 17 freeway, is the Phoenix Sky Harbor
Airport and a mix of single-family residential zoned R1-6 (Single-Family Residence
District), R-3 (Multi-Family Residence District), and R-5 (Multi-Family Residence
District—Restricted Commercial); commercial uses zoned R-4 (Multi-Family Residence
District), C-2 (Intermediate Commercial District), and C-3 (General Commercial District);
while industrial uses are zoned A-1 (Light Industrial District) and A-2 (Industrial District).
Some vacant parcels are zoned R1-6 (Single-Family Residence District), R-3 (Multi-
Family Residence District), R-5 (Multi-Family Residence District—Restricted
Commercial), and C-2 (Intermediate Commercial District). This area is designated as
Residential 3.5 to 5 dwelling units per acre, Commerce/Business Park, Commercial,
Industrial, Transition Residential 3.5 to 5 dwelling units per acre to Industrial,
Parks/Open Space – Publicly Owned, and Public/Quasi-Public on the General Plan
Land Use Map.
SOUTH
South of the subject site, across Broadway Road, is a mix of single-family, multi-family,
commercial, and few industrial uses zoned R-5 (Multi-Family Residence District—
Restricted Commercial), PAD-14 (Planned Area Development), C-1 (Neighborhood
Retail District), C-2 (Intermediate Commercial District), C-3 (General Commercial
District), CP/GCP (Commerce Park/General Commerce Park District); and vacant
property zoned R1-6, R-4, R-5, C-2, C-3, CP/GCP, and WU T5:6 (Walkable Urban
Code Transect). This area is designated as Residential 3.5 to 5 dwelling units per acre,
Residential 5 to 10 dwelling units per acre, Residential 10 to 15 dwelling units per acre,
Residential 15+ dwelling units per acre, Commercial / Residential 5 to 10 dwelling units
per acre, Commercial, Parks / Open Space-Publicly Owned, Commerce/Business Park,
Public / Quasi-Public, and Industrial on the General Plan Land Use Map.
EAST
East of the subject site, across 32nd Street (south of the Interstate 10 freeway) are
commercial and industrial uses zoned R-5 (Multi-Family Residence District—Restricted

Staff Analysis
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Commercial), CP/GCP (Commerce Park/General Commerce Park District), CP/BP
(Commerce Park/Business Park District), Ind. Pk (Industrial Park), A-1 (Light Industrial
District), A-2 (Industrial District). This area is designated as Commerce Business Park
on the General Plan Land Use Map.
WEST
West of the subject site are industrial uses zoned A-2 (Industrial District). This area is
designated as Commerce Business Park, Industrial, Public/Quasi-Public, and
Parks/Open Space-Publicly Owned on the General Plan Land Use Map.
The maps and tables below show a comparison between the existing and proposed
General Plan Land Use Map designations:

Staff Analysis
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Existing Land Use Map Designation Acreage
Residential 3.5 to 5 du/ac 130.7
Residential 5 to 10 du/ac 89.3
Residential 10 to 15 du/ac 464.7
Residential 15+ du/ac 174.1
Commercial 235.7
Commerce/Business Park 1762.9
Commerce / Park-Open Space 66.3
Public/Quasi-Public 34.7
Residential 10 to 15 du/ac / Public/Quasi-Public 21.7
Parks/Open Space - Publicly Owned 869.1
Parks/Open Space - Privately Owned 162.5
Parks/Open Space / Residential 10 to 15 du/ac 19.5
Commercial / Residential 15+ du/ac 5.2
Commercial / Commerce/Business Park 14.3
Commercial / Residential 10 to 15 du/ac 34.2
Commercial Recreation / Parks/Open Space 17.9
Transition Residential 3.5 to 5 du/ac to Industrial 108.3
Transition Commerce/Business Park to Residential 10 to 15 du/ac 152.1

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Proposed Land Use Map Designation Acreage
Residential 3.5 to 5 du/ac 58.6
Residential 5 to 10 du/ac 99.2
Residential 10 to 15 du/ac 252.8
Residential 15+ du/ac 390.2
Commercial 132.7
Commerce/Business Park 1063.8
Public/Quasi-Public 41.2
Parks/Open Space - Publicly Owned 656.5
Commercial / Residential 15+ du/ac 98.7
Commercial / Commerce/Business Park 605.7
Commercial / Residential 10 to 15 du/ac 15.9
Mixed Use 308.2
Commercial / Public Quasi/Public 7.2
Mixed Use / Commerce/Business Park 491.7
Mixed Use/ Public/Quasi-Public 5.2
Commerce/Business Park / Residential 15+ du/ac 36.5
Transition Commerce/Business Park to Residential 3.5 to 5 du/ac 92.1
Residential 0 to 1 du/ac / Commerce/Business Park 7.2
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES
This major general plan amendment furthers several goals and policies of the General
Plan as described below:
SURROUNDING NEIGHBORHOODS
Design: Encourage the development of height transition and design standards that
support new development while enhancing the integrity and livability of established
neighborhoods.
Design: Encourage new development to maintain the existing streetscape patterns to
preserve the character of the area.
TRANSIT ORIENTED DEVELOPMENT
Land Use: Develop land use and design regulations governing land close to transit
centers and light rail stations, to maximize the potential for ridership.
LOCAL AND SMALL BUSINESS
Land Use: Facilitate adaptive reuse of older, underutilized properties to create
mechanisms for new local and small businesses to operate, thrive and grow.

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ARTS, CULTURE, AND ENTERTAINMENT
Land Use: Create a greater sense of place and draw people downtown by concentrating
areas in downtown with synergetic activities
CONNECT PEOPLE AND PLACES CORE VALUE
• Rio Reimagined: Promote a Mix of Uses, Create Walkable Neighborhoods,
Develop and Implement a Rio Reimagined Community Plan, Celebrate the
Unique Identity of Neighborhoods Along Rio Salado, Promote Rio Salado
as a Local and Regional Destination, Reconnect to Nature, Improve Quality
of Life.
The proposed land use mix furthers the goal of achieving an active and vibrant
Rio Salado District by supporting various residential densities and commercial
uses in addition to supporting policies outlined in PlanPHX 2025 General Plan for
Rio Reimagined:
o Policy 1: Develop and implement a Rio Reimagined Strategic Planning
Program.
o Policy 2: Develop a series of Rio Reimagined Community Plans that
identify place types and character areas.
o Policy 3: Support public investment in art and infrastructure in and around
Rio Reimagined.
o Policy 5: Prioritize a mixture of ‘active’ land uses that serve existing and
future residents and attracts tourists.
o Policy 9: Encourage public-private partnerships between the City and
private entities on redevelopment of City-owned land within the Rio
Reimagined Corridor in alignment with the community vision and needs.
COMMUNITY INPUT SUMMARY
As of the writing of this report, no letters specifically pertaining to the Major General
Plan Land Use Map amendment case (GPA-CC-SM-2-26-7-8) have been received.
However, five letters were received and attached to the report for companion case
GPA-CC-SM-1-26-7-8 regarding the Rio Salado District Policy Plan. In summary, the
letters received expressed concerns on the proposed land uses around the river that
allow apartments, lack of recognition for the value of ongoing or future aggregate
operations or related uses in the area, goals to transition 50-percent of the area to a
non-industrial zoning, and the potential to devalue or create land-use conflicts for
existing operators in the area. The letters received also expressed support for habitat
restoration, improving the river area, adding public spaces, affordable housing,
displacement protections, solutions to homelessness, and expanding investments or
benefits beyond the Rio Salado District area along the South Central corridor. One of
the letters also supports thoughtful investment in the area to implement the vision, and

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outlines several requests and questions related to future notification of zoning changes
or city-led redevelopment projects, public paseo and scenic drive alignments, and
clarification on the effects of plan adoption.
The Rio Salado District Engagement Report (2025) details the community outreach
strategy, community workshop overview, and key takeaways from the community
engagement process that informed the proposed Major General Plan Land Use Map
amendment.
CONCLUSION AND RECOMMENDATION
Staff recommends approval of GPA-CC-SM-2-26-7-8. The proposed General Plan Land
Use map designations, as shown in the attached exhibit support the community vision
outlined in the Rio Salado District Policy Plan and in character with existing land uses or
development patterns in the surrounding area. The land use map designations, as
proposed, will further implement the Rio Salado District Policy Plan in concurrent case
GPA-CC-SM-1-26-7-8. Approval of the request, and concurrent case GPA-CC-SM-1-
26-7-8, will support the development of underutilized properties, provide additional
flexibility to developers for housing and commercial options that are compatible with the
land use designations and zoning districts in the general area, and the broader RIO
PHX, 2025 General Plan, and regional Rio Reimagined vision.
Writers
Enrique Bojórquez Gaxiola
Chris Monahan
July 13, 2026
Team Leader
Joél Carrasco
Exhibits
Sketch Maps (2 pages)

Page 1 of 2
GENERAL PLAN AMENDMENT
CITY OF PHOENIX X PLANNING & DEVELOPMENT DEPARTMENT X 200 W WASHINGTON ST X PHOENIX, AZ X 85003 X (602) 262-6882
APPLICATION NO: GPA-CC-SM-2-26-7-8 ACRES: 4,363.35 +/- REVISION DATE:
VILLAGE: Central City / South Mountain COUNCIL DISTRICT: 7 / 8 7/9/2026
APPLICANT: City of Phoenix Planning Commission
EXISTING:
Residential 0 to 1 Commercial /
du/ac Residential 15+
Residential 1 to 2 du/ac Van Buren St
du/ac Commercial /
Residential 2 to Commerce/
3.5 du/ac Business Park
Residential 3.5 to Commercial /
5 du/ac Residential 10 to §¨¦
Residential 5 to 15 du/ac 10
10 du/ac Commercial Buckeye Rd
Residential 10 to Recreation /
15 du/ac Parks/Open
Space
Residential 15+ Mixed Use §¨¦ 17
du/ac
Commercial Commercial /
Residential 5 to
Industrial 10 du/ac
Commerce/ Mixed Use
Business Park (Agricultural)
Commerce / Commercial /
Park-Open Public Quasi/
Space Public
Public/Quasi- Transition
Public Residential 3.5 to
Residential 10 to 5 du/ac to Broadway Rd
15 du/ac / Public/ Industrial
Quasi-Public Transition
Parks/Open Commerce/
Space - Publicly Business Park to
Owned Residential 10 to
15 du/ac
Parks/Open Ave
Space - Privately Residential 2 to
Owned 3.5 / MUA Ave St St
Parks/Open Transportation Central
Space / Streets 19th 16th 32nd
Residential 10 to
15 du/ac GPA Boundary
Designation Acres (ac.) Designation Acres (ac.)
Residential 3.5 to 5 du/ac 130.73 Parks/Open Space - Publicly Owned 869.12
Residential 5 to 10 du/ac 89.34 Parks/Open Space - Privately Owned 162.51
Residential 10 to 15 du/ac 464.71 Parks/Open Space / Residential 10 to 15 19.47
du/ac
Residential 15+ du/ac 174.14
Commercial / Residential 15+ du/ac 5.20
Commercial 235.73
Commercial / Commerce/Business Park 14.33
Commerce/Business Park 1762.86
Commercial / Residential 10 to 15 du/ac 34.20
Commerce / Park-Open Space 66.32
Commercial Recreation / Parks/Open 17.86
Public/Quasi-Public 34.69
Space
Residential 10 to 15 du/ac / Public/Quasi- 21.73
Transition Residential 3.5 to 5 du/ac to 108.29
Public
Industrial
Transition Commerce/Business Park to 152.12
Residential 10 to 15 du/ac

Page 2 of 2
GENERAL PLAN AMENDMENT
CITY OF PHOENIX X PLANNING & DEVELOPMENT DEPARTMENT X 200 W WASHINGTON ST X PHOENIX, AZ X 85003 X (602) 262-6882
APPLICATION NO: GPA-CC-SM-2-26-7-8 ACRES: 4,363.35 +/- REVISION DATE:
VILLAGE: Central City / South Mountain COUNCIL DISTRICT: 7 / 8 7/9/2026
APPLICANT: City of Phoenix Planning Commission
PROPOSED:
Residential 3.5 to 5 Mixed Use
du/ac Commercial /
Residential 5 to 10 Public Quasi/Public Van Buren St
du/ac Mixed Use /
Residential 10 to Commerce/
15 du/ac Buisness Park
Residential 15+ Mixed Use / Public/
du/ac Quasi-Public §¨¦ 10
Commercial Commerce/ Buckeye Rd
Commerce/ Business Park /
Business Park Residential 15+
du/ac
Public/Quasi-Public Transition §¨¦ 17
Parks/Open Space Residential 3.5 to 5
- Publicly Owned du/ac to
Commercial / Commerce/
Residential 15+ Business Park
du/ac Residential 0 to 1
Commercial / du/ac / Commerce/
Commerce/ Buisness Park
Business Park Streets
Commercial / GPA Boundary
Residential 10 to
15 du/ac Broadway Rd
Ave
Ave St St
Central
19th 16th 32nd
DESCRIPTION Acres DESCRIPTION Acres
Residential 3.5 to 5 du/ac 58.56 Commercial / Commerce/Business Park 605.69
Residential 5 to 10 du/ac 99.18 Commercial / Residential 10 to 15 du/ac 15.94
Residential 10 to 15 du/ac 252.76 Mixed Use 308.19
Residential 15+ du/ac 390.24 Commercial / Public Quasi/Public 7.20
Commercial 132.68 Mixed Use / Commerce/Business Park 491.73
Commerce/Business Park 1063.83 Mixed use / Public/Quasi-Public 5.22
Public/Quasi-Public 41.19 Commerce/Business Park / Residential 15+ du/ 36.51
ac
Parks/Open Space - Publicly Owned 656.48
Transition Residential 3.5 to 5 du/ac to 92.07
Commercial / Residential 15+ du/ac 98.69 Commerce/Business Park
Residential 0 to 1 du/ac / Commerce/Buisness 7.19
Park