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Text Amendment for Urban Corridor Zoning District by: Red Pine Investments, LLC Case No.: Submitted: I. INTRODUCTION Red Pine Investments, LLC (“Red Pine”) proposes a text Amendment to add Single- Family Attached Dwellings as a permitted use within the City of El Mirage's (the City’s) Urban Corridor (UC) zoning district (the “Amendment”). The City's Urban Corridor district was designed to create vibrant, mixed-use developments along major transportation routes. However, a significant gap exists: the current code doesn't permit single-family attached dwellings like townhomes and rowhouses. This limitation restricts the ability to meet modern housing demands and create walkable neighborhoods that successful urban corridors require. The proposed Amendment presents a strategic opportunity to enhance El Mirage's housing options while advancing the City's established development goals. This Amendment also addresses growing housing needs while promoting smart development along major transportation corridors—a change that would bring immediate benefits to the community and align with proven successful models across the Phoenix metropolitan area. II. PROPOSED AMENDMENT Red Pine requests to amend Section 154.052 and the Table of Allowed Uses for All Zoning Districts to include “ˆDwelling, Single-Family Attached” as a “P” permitted use in the Urban Corridor zoning district as is shown below: III. JUSTIFICATION While the Urban Corridor district currently permits multi-family residential and mixed- use developments, the addition of single-family attached dwellings would create an additional housing option. The Phoenix metropolitan area faces a critical shortage of mid-density housing options. This housing type serves as a vital bridge between traditional single-family homes and higher-density apartment complexes, offering several distinct advantages over currently permitted residential uses. Single-family attached dwellings fill this gap perfectly, offering an additional homeownership opportunities that appeal to both young professionals and downsizing residents. These properties typically maintain their value well while providing the density needed to support thriving commercial districts. Unlike apartment complexes, attached single-family homes can provide individual ownership opportunities, allowing residents to build equity while enjoying the benefits of a more maintenance-friendly lifestyle. Typically townhomes/rowhouses offer private entrances, P individual outdoor spaces, and a stronger sense of personal identity compared to multi-family units, while still maintaining the density benefits that support vibrant commercial corridors. The introduction of townhomes and rowhouses would also create a more gradual transition in building scale and density. Where current regulations create a stark contrast between single-family neighborhoods and multi-story apartment buildings, attached single- family homes provide an intermediate scale that helps blend these different development patterns. This transitional housing type helps maintain neighborhood character while achieving the density goals of the Urban Corridor district. Furthermore, attached single-family developments typically achieve densities of 8-20 units per acre—an ideal range that supports transit viability and commercial services without the parking and traffic impacts associated with higher-density apartment complexes. These communities help create sustainable neighborhoods while remaining compatible with surrounding development patterns. IV. GENERAL PLAN SUPPORT This Amendment aligns seamlessly with the City's established planning objectives. The change would support diversification of housing options throughout the community. It would enhance commercial corridor vitality through increased residential density. The Amendment implements smart growth principles and supports transit-oriented development. Perhaps most importantly, it promotes efficient use of existing infrastructure. The proposed Amendment to add Single-Family Attached Dwellings as a permitted use within the Urban Corridor zoning district strongly aligns with numerous goals and policies established in the El Mirage 2020 General Plan: Land Use & Growth Element GOAL LU-1: Manage the use of land so growth, development, and redevelopment occur in an orderly and balanced manner that considers social, economic, natural and imposed constraints. Policy LU-1.1: Promote the sustainable use of limited land resources by encouraging mixed- use and compact development along major transportation corridors and in areas outside of the 65 Ldn. • Response: Single-family attached dwellings represent an efficient land use pattern that supports compact development along key transportation corridors, maximizing limited developable land within the City. Policy LU-1.2: Promote diverse housing opportunities that accommodate a variety of lifestyles and income levels. • Response: The Amendment directly addresses this policy by introducing a currently unavailable housing typology in the Urban Corridor that serves a critical market segment between traditional single-family homes and multi-family apartments. Policy LU-1.3: Protect and enhance the unique character and identity of established single- family neighborhoods. • Response: Single-family attached dwellings provide an appropriate transition between higher-density corridors and existing single-family neighborhoods, protecting established neighborhood character. GOAL LU-2: Use high-quality community design to create vibrant and active places. Policy LU-2.1: Foster new development that compliments the established land use type, intensity or density, character, and scale of the surrounding area. • Compliance: Attached single-family homes provide an intermediate density (8-20 units/acre) that creates a more gradual transition in building scale between existing single-family neighborhoods and higher-density development. Policy LU-2.3: Support development proposals that provide enhanced connectivity to public spaces, commercial uses, schools, and adjacent neighborhoods. • Compliance: The proposed housing type supports a density that enhances walkability and connectivity to surrounding uses while maintaining a residential character. Circulation Element GOAL CR-1: Provide a safe, convenient, and efficient multimodal transportation network. Policy CR-1.3: Connect neighborhoods, school sites, activity centers and recreational sites with sidewalks, trails, and bikeways. • Compliance: The housing density supported by this Amendment creates the critical mass needed to justify enhanced pedestrian and bicycle infrastructure investments. Economic Development Element GOAL ED-2: Promote small and emerging businesses as well as retail opportunities to meet the needs of residents. Policy ED-2.1: Identify and promote key opportunity sites for retail/restaurant development. • Compliance: The increased residential density provided by attached single-family developments supports commercial viability along Urban Corridors with built-in customer bases. GOAL ED-3: Ensure that development efforts further the economic development intent of the surrounding planning area. Policy ED-3.2: Encourage the growth of diverse housing types including "missing middle" housing opportunities in order to cater to target workforce populations. • Compliance: Single-family attached dwellings represent a quintessential "missing middle" housing type that provides attainable homeownership opportunities for workforce populations. Policy ED-3.3: Promote compatible mixed-use and employment generating land uses on infill sites and in prime development locations, particularly locations along high-capacity transportation corridors. • Compliance: This Amendment supports appropriate density on infill sites along designated transportation corridors, utilizing existing infrastructure efficiently. V. CONCLUSION Red Pine Investments’ proposed text Amendment to add single-family attached dwellings to the Urban Corridor district represents a strategic opportunity to enhance housing diversity, support commercial corridors, and implement smart growth principles. This proven housing type will help create the vibrant, walkable neighborhoods the community desires while maintaining the character and quality residents expect. By adopting this Amendment, the City can meet current housing demands while building the foundation for sustainable, long-term growth along its major transportation corridors. We request your approval.