Attachment D - PC Memo - GPA-CC-SM-2-26-7-8 .pdf

$77$&+0(17 '
To: City of Phoenix Planning Commission Date: September 29, 2026
From: Enrique Bojórquez Gaxiola
Planner III
Subject: ITEM NO. 3 (GPA-CC-SM-2-26-7-8) – MAJOR AMENDMENT TO THE
GENERAL PLAN USE MAP FOR THE RIO SALADO DISTRICT
The purpose of this memo is to present a revised General Plan Land Use Map for case
GPA-CC-SM-2-26-7-8, following the September 8, 2026 South Mountain Village
Planning Committee (VPC) meeting, where a recommendation of approval by a vote of
12-0 was provided with a modification and direction to staff. Staff also proposes an
additional modification to the land use map as described below.
The Central City Village Planning Committee (VPC) heard this case on July 13, 2026
and recommended approval, by a 9-0 vote. The South Mountain Village Planning
Committee heard this case on July 14, 2026 and recommended denial, by a 12-2 vote.
At that time, the South Mountain Village Planning Committee expressed specific
concerns with the proposed land use map designation of “Mixed Use/
Commerce/Business Park” for an approximately 130-acre inactive mining pit located
between 16th Street and 24th Street, south of the Rio Salado. The South Mountain VPC
also expressed more general concerns with gentrification and displacement in the area.
At the August 6, 2026 Planning Commission hearing, staff requested to continue
General Plan Amendment case (GPA-CC-SM-1-26-7-8) for the Rio Salado District
Policy Plan and the accompanying General Plan Land Use Map Amendment case
(GPA-CC-SM-2-26-7-8) to the October 1, 2026, Planning Commission hearing and
remand both cases to the September 8, 2026 South Mountain VPC meeting for
additional input on potential land use map and/or policy plan changes, and to review
additional correspondence received leading up to and following the VPC hearings.
On September 8, 2026, the South Mountain VPC recommended approval of this case
by a 12-0 vote with a modification to the land use map for an approximately 130-acre
inactive mining pit located between 16th Street and 24th Street, south of the Rio
Salado, designating this area “Residential 10 to 15 dwelling units per acre / Mixed Use”.
The South Mountain VPC also provided staff with direction to continue exploring options
for residential uses in the area.
Additionally, staff proposes a revision to the land use map on an approximately 1-acre
parcel of land (Parcel No. 113-01-005C) owned by the City of Phoenix Parks and
Recreation Department adjacent to the Rio Salado Habitat Restoration Area, west of
Central Avenue. The Parks and Recreation Department has plans to improve this
property, known as the “Transformation Site”, for public use to activate this reach of the
Rio Salado Habitat Restoration Area. Thus, the existing land use map designation of

GPA-CC-SM-2-26-7-8
Planning Commission Backup Memo
September 29, 2026
Page 2 of 4
“Residential 10 to 15 dwelling unit per acre/Commercial” is recommended to change to
“Parks/Open Space-Publicly Owned” to better align with these plans for the site.
The map and table below show the approximate acreages for the proposed General
Plan Land Use Map designations following the Village Planning Committee
recommendation and additional revision proposed by staff on the city-owned parcel:
Current
Proposed Land Use Map Designation Previous Acreage Acreage
Residential 3.5 to 5 du/ac 58.6 58.6
Residential 5 to 10 du/ac 99.2 99.2
Residential 10 to 15 du/ac 252.8 252.8
Residential 15+ du/ac 390.2 390.2
Commercial 132.7 132.7
Commerce/Business Park 1063.8 1063.8
Public/Quasi-Public 41.2 41.2
Parks/Open Space - Publicly Owned 656.5 657.5
Commercial / Residential 15+ du/ac 98.7 98.7
Commercial / Commerce/Business Park 605.7 605.7
Commercial / Residential 10 to 15 du/ac 15.9 15.9
Mixed Use 308.2 306.8
Commercial / Public Quasi/Public 7.2 7.2
Mixed Use / Commerce/Business Park 491.7 365
Mixed Use/ Public/Quasi-Public 5.2 5.2
Commerce/Business Park / Residential
15+ du/ac 36.5 36.5
Transition Commerce/Business Park to
Residential 3.5 to 5 du/ac 92.1 92.1
Residential 0 to 1 du/ac /
Commerce/Business Park 7.2 7.2
Residential 10 to 15 du/ac / Mixed Use 0 127.1
Source: City of Phoenix Planning and Development Department

GPA-CC-SM-2-26-7-8
Planning Commission Backup Memo
September 29, 2026
Page 3 of 4
South Mountain VPC Recommended Land Use Map Change, Source: City of Phoenix
Planning and Development Department
Additional Land Use Map Change, Source: City of Phoenix Planning and Development
Department
A revised sketch map, attached to this memo, has been provided to reflect the changes
outlined in the acreage table above which compares the acreage proposed in the
previous staff report and the current memo.
Furthermore, following the September 8, 2026, South Mountain Village Planning
Committee meeting, staff have started to research examples of residential land uses
established on large-scale former mining pits. To date, only non-residential examples
have been identified, including solar farms, racetracks, recreation areas, and theme
parks, among other uses. These and other examples of non-residential uses are
identified in a “sand and gravel mining report” by Bloomberg Associates dated
September 2025, on file with the Planning and Development Department.

GPA-CC-SM-2-26-7-8
Planning Commission Backup Memo
September 29, 2026
Page 4 of 4
No additional correspondence from the community has been received regarding this
case since the last staff report was published.
Staff recommends approval, per the attached revised sketch map exhibits.
Enclosure:
Revised Sketch Maps (2 pages)

Page 2 of 2
GENERAL PLAN AMENDMENT
CITY OF PHOENIX 9 PLANNING & DEVELOPMENT DEPARTMENT 9 200 W WASHINGTON ST 9 PHOENIX, AZ 9 85003 9 (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 9/17/2026
APPLICANT: City of Phoenix Planning Commission
PROPOSED:
Residential 3.5 to 5 Commercial /
du/ac Public Quasi/Public
Residential 5 to 10 Mixed Use / Van Buren St
du/ac Commerce/
Residential 10 to Buisness Park
15 du/ac Mixed Use / Public/
Residential 15+ Quasi-Public
du/ac Commerce/ ]^‰ 10
Commercial Business Park /
Residential 15+ Buckeye Rd
Commerce/ du/ac
Business Park Transition
Public/Quasi-Public Residential 3.5 to 5 ]^‰ 17
Parks/Open Space du/ac to
- Publicly Owned Commerce/
Business Park
Commercial /
Residential 15+ Residential 0 to 1
du/ac du/ac / Commerce/
Buisness Park
Commercial /
Commerce/ Residential 10 to
Business Park 15 du/ac / Mixed
Use
Commercial /
Residential 10 to Streets
15 du/ac GPA Boundary B Broadway d Rd R Rd Rd
Mixed Use
Ave
Ave St St
Central
19th 16th 32nd
DESCRIPTION Acres (ac.) DESCRIPTION Acres (ac.)
Residential 3.5 to 5 du/ac 58.55 Commercial / Residential 10 to 15 du/ac 15.94
Residential 5 to 10 du/ac 99.18 Mixed Use 306.83
Residential 10 to 15 du/ac 252.76 Commercial / Public Quasi/Public 7.20
Residential 15+ du/ac 390.24 Mixed Use / Commerce/Business Park 365.02
Commercial 132.68 Mixed use / Public/Quasi-Public 5.22
Commerce/Business Park 1063.83 Commerce/Business Park / Residential 15+ 36.51
du/ac
Public/Quasi-Public 41.19
Transition Residential 3.5 to 5 du/ac to 92.07
Parks/Open Space - Publicly Owned 657.48 Commerce/Business Park
Commercial / Residential 15+ du/ac 98.70 Residential 0 to 1 du/ac / Commerce/ 7.19
Commercial / Commerce/Business Park 605.69 Buisness Park
Residential 10 to 15 du/ac / Mixed Use 127.07
S:\Department Share\Information Systems\PL GIS\GIS_Team\GPA\2026\GPA-CC-SM-1-26-7-8\GPA-CC-SM-2-26-7-8.aprx

9/18/2026 GIS\GIS_Team\GPA\2026\GPA-CC-SM-1-26-7-8\GPA-CC-SM-2-26-7-8.aprx Systems\PL Share\Information S:\Department
Dr Dr Dr Dr D Rd Rd Rd Rd Rd
y y y k k
rsitityty ay way
vers University University dwa adw d Broadway Broadway St St St 32nd 32nd nd 32nd 32
Univive oad road o Miles Miles
r Bro B
1 1
]^‰ ^‰^] 10
0.5 0.5
AREA)
St St St St 24th 24th 24th 24
0 0
DISTRICT 5
to /
/
3.5 Park du/ac
du/ac
Commerce/Business 15
Residential 1 to
to
0 10
Commerce/Buisness
SALADO to Use https://www.phoenix.gov/pdd/riophx
Transition Residential Residential
du/ac Park Mixed Streets
St St St St 16th 16th 16th
(RIO
/
Quasi/ Commerce/Buisness Park visit
Public/Quasi-Public
du/ac
Public please
/ 15+
AMENDMENT / / Commerce/Business
Use Use Use
Commercial Residential updates
Mixed Public Mixed Park Mixed
St St St S 7th 7th 7th 7t and
MAP to information
15+ 10
Publicly
USE ve Ave Ave Ave Ave ral ral Central ntra Cent Cen Ce - Residential Commerce/ Residential more
Space
/ / / For
Park
LAND
Parks/Open Commercial Commercial Commercial du/ac
Owned du/ac Business
15
Ave ve Ave Ave Av A 7th h 7th 7
]^‰ ^‰^] 17
GENERAL
du/ac du/ac du/ac Park
5 15 du/ac
to 10
to
3.5 to 10 15+
5
Commerce/Business Public/Quasi-Public
PROPOSED Residential Residential Residential Residential Commercial
Ave ve Ave Ave Av 19th 19th 19th