Attachment B - Staff Report - GPA-DSTV-1-24-2.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 21, 2025 
Application: 
GPA-DSTV-1-24-2 
Owner: 
64th & Mayo Bidder, LLC  
Applicant: 
JLB Partners, LLC 
Representative: 
Nick Wood, Snell & Wilmer, LLP 
Location: 
Northeast corner of 64th Street and Mayo Boulevard 
Acreage: 
50.20 acres 
Current Plan Designation: 
Commercial / Commerce/Business Park (32.24 
acres) 
Residential 5 to 10 dwelling units per acre (17.96 
acres) 
Requested Plan Designation: 
Commercial / Residential 15+ dwelling units per 
acre (50.20 acres) 
Reason for Requested Change: 
Minor General Plan Amendment to allow mixed-use 
multifamily residential and commercial uses 
Desert View Village Planning 
Committee Meeting Date: 
April 1, 2025 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposal will facilitate a mix of residential and commercial uses, contributing
to the land use mix in the area.
2)
The companion rezoning case, Z-87-D-03-2, proposes design and development
standards that will enhance connectivity in the immediate vicinity, including
enhanced shade and detached sidewalks, and buffer the proposed uses from the
adjacent residences.
ATTACHMENT B

Staff Analysis 
GPA-DSTV-1-24-2 
Page 2 
 
 
3) 
The subject site is appropriate for multifamily residential and commercial uses, as 
the site has access to an arterial street and is adjacent to a freeway interchange. 
 
BACKGROUND 
 
The subject site is a 50.20-acre vacant site located at the northeast corner of 64th 
Street and Mayo Boulevard with frontage along the Loop 101 freeway to the north. The 
current General Plan Land Use Map designations on the site are 32.24 acres of 
Commercial / Commerce/Business Park on the western portion and 17.96 acres of 
Residential 5 to 10 dwelling units per acre on the eastern portion. The applicant 
proposes to change the designation of the entirety of the site to Commercial / 
Residential 15+ dwelling units per acre to allow mixed-use multifamily residential and 
commercial uses. 
 
Companion Case Z-87-D-03-2 (64th & Mayo PUD) is a request to rezone the subject 
site from S-1 (Approved CP/BP PCD) (Ranch or Farm Residence, Approved Commerce 
Park District, Business Park Option, Planned Community District), S-1 (Approved R-3A 
PCD) (Ranch or Farm Residence, Approved Multifamily Residence District, Planned 
Community District), and S-1 (Ranch or Farm Residence) to PUD PCD (Planned Unit 
Development, Planned Community District) for a Major Amendment to the Paradise 
Ridge PCD to allow multifamily and single-family attached residential. Although the 
proposed PUD only allows residential use, this General Plan Amendment would allow 
commercial uses as an option in the future, which could be accomplished through an 
amendment to the PUD. 
 
SURROUNDING LAND USES 
 
North of the subject site is freeway right-of-way for the Loop 101 freeway designated as 
Transportation on the General Plan Land Use Map. East of the site, across 66th Street, 
is multifamily residential development designated Residential 5 to 10 dwelling units per 
acre. South of the site, across Mayo Boulevard, is single-family detached development 
and vacant land designated Residential 5 to 10 dwelling units per acre. West of the site, 
across 64th Street, is vacant land designated Commercial / Commerce/Business Park. 
 
 
Existing General Plan Land Use Map, Source: Planning and Development Department

Staff Analysis 
GPA-DSTV-1-24-2 
Page 3 
 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE & PLACES 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels 
of increased intensity, respectful of local conditions and surrounding 
neighborhoods.  
 
The proposal for additional residential and commercial uses is appropriate for 
this location on two arterial streets and a freeway, and the proposed PUD 
proposes development standards to prevent negative impacts on the adjacent 
residential properties. 
 
CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS 
 
• DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Communities should 
consist of a mix of land uses to provide housing, shopping, dining and 
recreational options for residents. 
 
The proposal will contribute to the mix of uses in the area by providing new 
residential and commercial uses. 
 
BUILD THE SUSTAINABLE DESERT CITY 
 
• TREES AND SHADE: DESIGN PRINCIPLE: Integrate trees and shade into 
the design of new development and redevelopment projects throughout 
Phoenix.  
 
The proposal, as regulated by the PUD Narrative of companion rezoning case Z-
87-D-03-2, includes development standards that require enhanced landscaping 
and shade, including detached sidewalks and minimum shade requirements for 
sidewalks and parking areas. This will help to provide shade for pedestrians and 
bicyclists in and around the community and to mitigate the urban heat island 
effect by covering hard surfaces, thus cooling the micro-climate around the 
vicinity. 
 
COMMUNITY INPUT SUMMARY 
 
At the time this staff report was written, staff has not received any community 
correspondence regarding this request. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-DSTV-1-24-2. The proposed land use map 
designation allows for commercial and multifamily residential development at an 
appropriate location. The companion rezoning case, Z-87-D-03-2, as stipulated, will

Staff Analysis 
GPA-DSTV-1-24-2 
Page 4 
 
 
enhance connectivity in the surrounding area and add standards to buffer the proposed 
uses from the nearby residences. 
 
Writer 
Anthony Grande 
March 21, 2025 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DSTV-1-24-2
50.20 +/-
2
Snell & Wilmer, LLP
DESERT VIEW
GENERAL PLAN AMENDMENT
Commercial / Residential 15+ du/ac ( 50.20 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Commercial / Commerce / Business Park ( 32.24 +/- Acres)
Residential 5 to 10 du/ac ( 17.96 +/- Acres)
68TH ST
66TH ST
64TH ST
MAYO BLVD
v
w
101
68TH ST
66TH ST
64TH ST
MAYO BLVD
v
w
101
Proposed Change Area
Commercial / Residential 15+ du/ac
REVISION DATE:
Proposed Change Area
Residential 2 to 5 du/ac
Residential 5 to 10 du/ac
Commercial
Transportation
Parks/Open Space - Publicly Owned
Commercial / Commerce / Business Park

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DSTV-1-24-2
50.20 +/-
2
Snell & Wilmer, LLP
DESERT VIEW
GENERAL PLAN AMENDMENT
Commercial / Residential 15+ du/ac ( 50.20 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Commercial / Commerce / Business Park ( 32.24 +/- Acres)
Residential 5 to 10 du/ac ( 17.96 +/- Acres)
68TH ST
66TH ST
64TH ST
MAYO BLVD
v
w
101
E E E E E E E E E E E E E
E E E E E E E E E E E E E
E E E E E E E E E E E E E
E E E E E E E E E E E E E
E E E E E E E E E E E E E
68TH ST
66TH ST
64TH ST
MAYO BLVD
v
w
101
Proposed Change Area
Commercial / Residential 15+ du/ac
REVISION DATE:
Proposed Change Area
Residential 2 to 5 du/acre
Residential 5 to 10 du/acre
Commercial
Transportation
E E E E E
E E E E E
E E E E E Parks/Open Space - Publicly Owned
Commercial / Commerce / Business Park