Attachment B - Staff Report - GPA-SM-1-25-8.pdf

City of Phoenix — Formal (2025-09-03)

Extracted text (via pymupdf) 17172 characters

GENERAL PLAN AMENDMENT
STAFF ANALYSIS
June 2, 2025
Application:
GPA-SM-1-25-8
Owner:
Mundall Fam. Revocable Trust c/o Danny Mundall
and Georgia Mundall
Applicant/Representative:
Brian Greathouse, Burch & Cracchiolo, P.A.
Location:
Approximately 1,130 feet east of the northeast
corner of 23rd Avenue and Baseline Road
Acreage:
14.37 acres
Current Plan Designation:
Residential 1 to 2 dwelling units per acre (5.29
acres), Residential 2 to 3.5 dwelling units per acre
(8.90 acres), and Residential 3.5 to 5 dwelling units
per acre (0.18 acres)
Requested Plan Designation:
Residential 10 to 15 dwelling units per acre (14.37
acres)
Reason for Requested Change:
Minor General Plan Amendment to allow for
multifamily residential.
South Mountain Village Planning
Committee Date Meeting Date:
June 10, 2025
Staff Recommendation:
Approval
FINDINGS:
1)
The proposed Residential 10 to 15 dwelling units per acre land use designation is
a compatible transition between the single-family residential development to the
west and the commercial development to the east.
2)
The proposed multifamily residential land use designation is appropriate for the
site as it is located on an arterial street, Baseline Road.
ATTACHMENT B

Staff Analysis
GPA-SM-1-25-8
Page 2

3)
The companion Rezoning Case Z-31-25-8, as stipulated, includes standards that
ensure consistency in design and character with the adjacent area.

BACKGROUND

The subject site is 14.37 acres located approximately 1,130 feet east of the northeast
corner of 23rd Avenue and Baseline Road and is currently agricultural land. The
companion rezoning case Z-31-25-8 is requesting to rezone the subject site from S-1
(Ranch or Farm Residence) to R-3 (Multifamily Residence District) to allow multifamily
residential.

The General Plan Land Use Map designation of the subject site is Residential 1 to 2
dwelling units per acre, Residential 2 to 3.5 dwelling units per acre, and Residential 3.5
to 5 dwelling units per acre. The proposed General Plan Amendment is to designate the
site as Residential 10 to 15 dwelling units per acre.

SURROUNDING LAND USES

NORTH
North of the subject site are single-family residential subdivisions zoned R1-10 (Single-
Family Residence District) and R1-8 (Single-Family Residence District). This area is
designated as Commercial and Residential 2 to 3.5 dwelling units acre on the General
Plan Land Use map.

SOUTH
South of the subject site, across Baseline Road, is a single-family subdivision zoned S-1
(Approved R1-10) (Ranch or Farm Residence, Approved Single-Family Residence
District) and single-family homes zoned S-1 (Ranch or Farm Residence). This area is
designated as Residential 1 to 2 dwelling units acre on the General Plan Land Use map.

EAST
East of the subject site are single-family homes zoned S-1 (Ranch or Farm Residence)
and a commercial development zoned C-2 (Intermediate Commercial). This area is
designated as Commercial and Residential 1 to 2 dwelling units per acre on the General
Plan Land Use map.

WEST
West of the subject site is a single-family subdivision zoned R1-8 (Single-Family
Residence District). This area is designated as Residential 3.5 to 5 dwelling units acre
on the General Plan Land Use map.

Staff Analysis
GPA-SM-1-25-8
Page 3

Existing and Proposed General Plan Land Use Map, Source: City of Phoenix

Staff Analysis
GPA-SM-1-25-8
Page 4

RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES

CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE
VALUE; HEALTHY NEIGHBORHOODS; DESIGN PRINCIPLE: Establish
design standards and guidelines for parking lots and structures, setback
and build-to lines, blank wall space, shade, and other elements affecting
pedestrians, to encourage pedestrian activity and identify options for
providing pedestrian-oriented design in different types of development.

As stipulated in the companion Rezoning Case Z-31-25-8, the proposal includes
design and development standards to encourage walking, bicycling, and transit
use. These standards include the provision of bicycle parking, shade throughout
the development, and a multi-use trail along Baseline Road.

CONNECT PEOPLE AND PLACES CORE VALUE
• BICYCLES; DESIGN PRINCIPLE: Development should include convenient
bicycle parking.

As stipulated in Rezoning Case Z-31-25-8, the proposal will encourage bicycling
and transit use and leverage its proximity to the adjacent commercial
development by including enhanced bicycle parking and infrastructure.

BUILD THE SUSTAINABLE DESERT CITY
• DESIGN PRINCIPLE: Integrate trees and shade into the design of new
development and redevelopment projects throughout Phoenix.

The proposal, as stipulated in Rezoning Case Z-31-25-8, includes enhanced
landscape setbacks, shaded parking, shaded pedestrian pathways, and a wide
landscape detachment for the public sidewalk that will be planted with shade
trees that will shade the public and private sidewalks to 75 percent. These
improvements will create a comfortable pedestrian environment along Baseline
Road and make the walk to nearby destinations more safe and comfortable.

COMMUNITY INPUT SUMMARY

As of the writing of this report three letters of opposition have been received. Concerns
raised were regarding traffic impacts, prioritization of corporate profit, impacts on
electric grid and water supply, lack of sustainability measures, rental properties vs.
homeownership, the property management company, impacts on property values,
safety, infrastructure, and the long-term stability of the area.

CONCLUSION AND RECOMMENDATION

Staff recommends approval of GPA-SM-1-25-8. The proposed General Plan Land Use

Staff Analysis
GPA-SM-1-25-8
Page 5

map designation of Residential 10 to 15 dwelling units per acre is consistent in
character with existing land uses in the surrounding area. The land use map
designation, as requested, will provide an appropriate transition between the adjacent
commercial and single-family residential uses.

As stipulated, the concurrent case Z-31-25-8 will enhance the compatibility with the land
use pattern in the surrounding area. Approval of the request, with concurrent case Z-31-
25-8, will support the development of this underutilized property and provide additional
housing options that are compatible with the land use designations and zoning districts
in the general area.

Writer
Samuel Rogers
June 2, 2025

Team Leader
Racelle Escolar

Exhibits
Sketch Maps (2 pages)
Correspondence (13 pages)

CAUTION: This email originated outside of the City of Phoenix.
Do not click links or open attachments unless you know the sender and were
expecting this email.
Report Suspicious
Outlook
Case Nos GPA-SM-8-25 and Z-31-25
From Joseph Melton <meltjoe@aol.com>
Date Thu 5/8/2025 9:53 AM
To
Samuel S Rogers <samuel.rogers@phoenix.gov>
Dear Samuel Rogers,
I am writing to express my opposition to the proposed zoning changes; case numbers GPA-SM-
8-25 and Z-31-25. As a property owner adjacent to the proposed development, I have
significant concerns regarding the impact on property values, personal enjoyment, and safety.
After attending the neighborhood meeting my concerns have been amplified. It appears Taylor
Morrison has more interest in their own profits than the long-term benefits to our community.
The proposed change from the current residential zoning to 10-15 dwelling units per acre
appears to prioritize corporate profit over community welfare. The addition of 188 dwelling units
will likely exacerbate traffic congestion, strain our already limited electric grid and water supply,
and negatively affect surrounding property values.
Taylor Morrison’s plan to develop the Yardly rental units rather than homes for sale raises
further concerns with their commitment to our community’s well-being. I understand the logic
behind rental units vs individual homes backing up to retail/commercial space, however the
number of dwellings is concerning. Homeowners typically have a greater vested interest in their
communities compared to renters, and rental communities often experience higher crime rates.
In South Phoenix, this could lead to increased crime and reduced property values, issues we
are already facing.
The development will also add over 200 vehicles to the already congested Baseline Road and
potentially obstruct views of South Mountain. As an HOA board member in Addison Park, I have
witnessed the negative impact of rental properties on our community, including increased
damage and crime. The property manager they have chosen, GreyStar has horrible reviews
and reputation per online research and the Better Business Bureau.
Per the meeting, Taylor Morrison is anticipating to charge between $1800-$2300 per month for
750 sq foot 1-2 bedroom homes. My neighbors property is a 3 bedroom 2 bath 1392 sq ft single
family residence and they’re struggling to find tenants for $2100 per month. The previous
tenants were destructive and disrespectful to the community and have lead the owner to now
trying to sell the property.
5/8/25, 10:13 AM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwBGAAAAAADQz%2F7E8ZzVSY3…
1/2

It does not sound like Taylor Morrison is realistic to the demographic of who their tenants will be
in this South Mountain area and it concerns me that the long term impact will be reduced rental
prices and/or Taylor Morrison selling out to a large conglomerate from out of state who will let
the property go to the way-side.
I urge you to decline this zoning change request. If Taylor Morrison is willing to put their money
where their mouth is and can guarantee that property values will not decrease while offering
compensation for any devaluation, I would reconsider my stance.
Please feel free to reach out to me with any questions. Thank you greatly for considering my
concerns.
Sincerely,
Joe Melton
Meltjoe@AOL.com
(414) 737-3921
7265 S. 22nd Ave, PHX AZ
5/8/25, 10:13 AM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwBGAAAAAADQz%2F7E8ZzVSY3…
2/2

CAUTION: This email originated outside of the City of Phoenix.
Do not click links or open attachments unless you know the sender and were
expecting this email.
Report Suspicious
Outlook
Opposition to Proposed Zoning Changes – Case Numbers GPA-SM-8-25 and Z-31-25
From Melissa Campos <mccampos19@gmail.com>
Date Tue 5/13/2025 7:10 PM
To
Samuel S Rogers <samuel.rogers@phoenix.gov>
Cc
Melissa Campos <mccampos19@gmail.com>
2 attachments (7 MB)
Opposition to Proposed Zoning Changes – Case Numbers GPA-SM-8-25 and Z-31-25.docx; Article PDF.pdf;
Hello Samuel,
I hope this email finds you well.
Attached are my concerns/opposition regarding this rezoning case and supporting
research - please feel free to reach out to me with any questions or concerns.
Thank you,
--
Melissa Campos
5/21/25, 10:56 AM
Mail - Samuel S Rogers - Outlook
https://outlook.office365.com/mail/inbox/id/AAMkADNkMzc1MjA2LTRjOTktNGNjNi04OWVkLTM5NzllZmM4N2U4MwBGAAAAAADQz%2F7E8ZzVSY3…
1/1

Dear Samuel Rogers -
I am writing to express my strong opposition to the proposed zoning changes identiﬁed as GPA-
SM-8-25 and Z-31-25. As a property owner in Addison Park, a neighboring community, I have
signiﬁcant concerns about the potential negative impact on property values, safety,
infrastructure, and the long-term stability of the area—particularly if the proposed Yardly by
Taylor Morrison development fails to meet its projected proﬁtability.
After attending the recent neighborhood meeting, I left with the distinct impression that Taylor
Morrison is prioritizing short-term proﬁt over the long-term health and cohesion of the
surrounding community. Many of the concerns voiced by residents, including myself, were not
meaningfully addressed during the meeting. I raised the following key issues, which remain
unresolved:
1. Traﬃc and Infrastructure Concerns
•
There are no concrete plans to mitigate increased traﬃc, such as installing a traﬃc signal
between 19th and 27th Avenue on Baseline.
•
The proposed single entry and exit point for the community will create bottlenecks,
especially with turning lanes, similar to the current congestion we experience at Addison
Park’s entrance at 23rd Avenue.
2. Lack of Sustainability Measures
•
The proposed homes lack energy-eﬃcient features such as solar panels or commitments
to energy-saving materials.
•
With the proposed density, this development will place additional strain on local utilities
and contribute to pollution and resource depletion in an already stressed area.
3. Target Renter Proﬁle and Market Mismatch
•
The projected rent range ($1,800–$2,300/month for 750 sq ft units) is aimed at young
professionals with white-collar jobs. As someone who ﬁts that demographic, I can attest
that the location lacks proximity to major employment hubs, entertainment, and
essential amenities.
•
This misalignment suggests the development may struggle to attract and retain its
intended audience. When proﬁtability declines, what happens next? Will Taylor
Morrison sell oﬀ the property to the highest bidder—potentially resulting in
unregulated, lower-quality ownership or management?
4. Transparency and Accountability

•
Yardly, a two-year-old oﬀshoot of Taylor Morrison, has no established track record and is
outsourcing property management to Greystar—a third-party entity that is not BBB
accredited.
•
A recent article in Builder magazine highlights the industry’s ﬁnancial challenges,
referencing “temporarily dampened rent growth” and increasing operating expenses.
These trends raise red ﬂags about the long-term viability of this project.
5. Density and Misuse of Zoning Flexibility
•
Previous re-zoning eﬀorts proposed approximately 50 fewer units than this plan. The
current unit-per-acre density appears excessive and proﬁt-driven, not community-
centered.
6. Comparative Site Selection
•
When I asked about other Yardly projects in the Phoenix market, representatives were
unprepared to respond. Upon reviewing the data myself during the meeting, I noted
that other Yardly communities:
1. Were not situated between existing, established residential communities; and
2. Were located in areas without the signiﬁcant traﬃc congestion we currently
experience.
3. Multi-point entrance and exit for each community vs the proposed only have one
entry/exit – further raising safety concerns
(Screenshots and comparisons of lot access and layout are attached for
reference.)
Requested Follow-Up from Taylor Morrison
In preparation for the next community meeting, I respectfully request Taylor Morrison provide
written responses and supporting documentation for the following:
1. 2024 and year-to-date 2025 occupancy rates for all Phoenix Yardly properties
2. Default rates and percentage of missed rent payments
3. Average duration of vacant units
4. Written guarantees or commitments to neighboring communities regarding ownership
stability, speciﬁcally in the event of a sale within the next 20 years

I urge you to decline the zoning change request based on the unresolved issues, lack of
transparency, and the disproportionate impact this project could have on our community.
Please feel free to contact me directly should you have any questions or require further
information. Thank you for your time and for considering the concerns of the residents most
aﬀected by this proposal.
Sincerely,
Melissa Campos
602 377 5603 / mccampos19@gmail.com