Attachment B - Staff Report - GPA-EST-1-26-7.pdf

ATTACHMENT B
GENERAL PLAN AMENDMENT
STAFF ANALYSIS
September 30, 2026
Application: GPA-EST-1-26-7
Owner: Walter Crutchfield, VP LB & 202, LLC
Applicant/Representative: Lindsay Schube, Gammage and Burnham,
PLC
Location: Southeast corner of 63rd Avenue and Lower
Buckeye Road
Acreage: 77.49
Current Plan Designation: Industrial
Requested Plan Designation: Mixed Use / Commerce/Business Park (50.01
acres)
Mixed Use / Commercial (27.48 acres)
Reason for Requested Change: A Minor General Plan Amendment to allow
possible mixed use, commercial, and/or
commerce park development
Planning Commission Hearing Date: October 1, 2026
Staff Recommendation: Approval
FINDINGS:
1) The proposed land use map designations provides a land use mix that is
appropriate given the site is adjacent to the Loop 202 freeway and within the
Village Core.
2) The companion rezoning case, Z-24-26-7, creates a unified zoning framework
through a Planned Unit Development (PUD) for the entire site. This General
Plan Amendment will provide for General Plan Land Use Map designations
that are consistent with the proposed PUD and will allow for possible future
mixed uses in the Village Core.
3) The companion rezoning case, Z-24-26-7, provides enhanced landscaping
and shade standards, and enhanced development and design standards to
make the proposal compatible with the surrounding land uses and
designations.

Staff Analysis
GPA-EST-1-26-7
Page 2 of 5
BACKGROUND:
The subject site is 77.49 acres located at the southeast corner of 63rd Avenue and
Lower Buckeye Road. The site currently consists of vacant agricultural land.
This request proposes a minor amendment to the General Plan Land Use Map to
allow possible mixed use, commercial, and/or commerce park developent. The
proposal will modify the land use map designation from Industrial to 27.48 acres of
Mixed Use / Commercial and 50.01 acres of Mixed Use / Commerce/Business Park.
General Plan Land Use Map Designation
Source: Planning and Development Department
The companion rezoning case Z-24-26-7
is requesting to rezone the site from
53.62 acres of CP/GCP (Commerce Park
District, General Commerce Park Option),
3.85 acres of C-2 (Intermediate
Commercial), and 8.12 acres of A-1 (Light
Industrial District) to PUD (Planned Unit
Development). The existing zoning is
depicted on the adjacent figure. Staff is
supportive of the companion rezoning
case because it would allow for
commercial and commerce park uses that
will activate the Estrella Village Core and
provide employment opportunities within
the Village.
Aerial Zoning Map
Source: Planning and Development Department

Staff Analysis
GPA-EST-1-26-7
Page 3 of 5
SURROUNDING LAND USES:
NORTH (across Lower Buckeye Road)
North of the subject site, acorss Lower Buckeye Road, is agricultural land desigated
Mixed Use.
EAST (across Loop 202 Freeway)
Across the Loop 202 Freeway is an electrical substation and freight facility
development designated as Industrial.
SOUTH
South of the subject site is a single-family residential development designated
Residential 5 to 10 dwelling uits per acre.
WEST (across the 63rd Avenue)
Several single-family residential subdivisions are located west of the subject site,
across 63rd Avenue, and are designated Residential 2 to 3.5 dwelling units per acre,
Residential 3.5 to 5 dwelling units per acre, and Mixed Use.
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES:
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• CERTAINTY AND CHARACTER; LAND USE PRINCIPLE: New
development and expansion or redevelopment of exising development in
or near residential areas should be compatible with exising uses and
consistent with adopted plans.
The proposed land use map designations will support the development of
commercial and employment uses within the Estrella Village Core. The
proposed designations are compatible with the Mixed Use designation across
Lower Buckeye Road and will serve the surrounding single-family by providing
retail and employment opportunities.

Staff Analysis
GPA-EST-1-26-7
Page 4 of 5
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
CORE VALUE; CERTAINTY AND CHARACTER; DESIGN PRINCIPLE:
Create new development or redevelopment that is sensitive to the scale
and character of the surrounding neighborhoods and incorporates
adequate development standards to prevent negative impact(s) on the
residential properties.
The companion rezoning case will create new development that is sensitive
with the scale and character of the surroudning neighborhoods including the
single-family residences to the west and south. The companion rezoning
request Z-24-26-7, proposes design standards to provide enhanced buffers
adjacent to existing single-family residential devleopment.
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Communities
should consist of a mix of land uses to provide housing, shopping,
dinning and recreational options for residents.
The proposed General Plan Land Use Map designations will allow for a mix of
uses including commercial, commerce park, and opportunity for mixed use.
The designations will provide commercial services, retail, recreational, and
employment opportunities for residents in the Estrella Village.
CONNECT PEOPLE AND PLACES
• CORES, CENTERS AND CORRIDORS; LAND USE PRINCIPLE: Locate
land uses with the greatest height and most intense uses within village
cores, centers and corridors based on village character, land use needs,
and transportation system capacity.
The proposed General Plan Land Use Map designations will allow a mix of
uses with the greatest employment opportunities wihin the Estrella Village
Core. The companion rezoning case, Z-24-26-7, proposes development that
incorporates commercial and commerce park employment uses within the
Core.
CONCLUSION AND RECOMMENDATION:
Staff recommends approval of GPA-EST-1-26-7. The request aligns with the goals
and policies of the General Plan and will result in land use designatiosn that will
maximize the property’s location in the Village core and adjacent to the Loop 202

Staff Analysis
GPA-EST-1-26-7
Page 5 of 5
freeway. Along with the companion rezoning case, Z-24-26-7, the General Plan
Amendment will allow for a compatible mix of land uses that will provide commercial
uses, recreational activities, and employment opportunities for the Estrella community.
Writer
Nayeli Sanchez Luna
September 30, 2026
Team Leader
Racelle Escolar
Exhibits
Sketch Maps (2 pages)