Attachment B - Staff Report - GPA-SM-13-23-8.pdf

*REVISED 6/10/24
GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
May 8, 2024 
Application: 
GPA-SM-13-23-8 
Owner: 
River View Growers LLC, et. al. 
Representative: 
Natalie Maikoski, EPS Group Inc. 
Location: 
Southeast corner of 19th Avenue and Baseline 
Road 
Acreage: 
104.99 acres 
Current Plan Designation: 
Residential 1 to 2 dwelling units per acre (76.38 
acres) and Residential 2 to 3.5 dwelling units per 
acre (28.61 acres) 
Requested Plan Designation: 
Residential 2 to 3.5 dwelling units per acre (38.60 
acres), Residential 10 to 15 dwelling units per acre 
(14.69 acres), Residential 15+ dwelling units per 
acre (16.67 acres), and Commercial (35.03 acres) 
Reason for Requested Change: 
Minor General Plan Amendment to allow for a future 
mix of uses including commercial, office, multifamily 
and single-family residential uses. 
South Mountain Village Planning 
Committee Date Meeting Date: 
May 14, 2024 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed Residential 2 to 3.5 dwelling units per acre land use designation is
compatible with adjacent designations to the east and south.
2)
The proposed Commercial land use designation is appropriate for the site as it
is located at the intersection of two arterial streets, 19th Avenue and Baseline
Road.
ATTACHMENT B

Staff Analysis 
GPA-SM-13-23-8 
Page 2 
 
 
 
3) 
The companion Rezoning Case Z-92-23-8, as stipulated, includes standards that 
ensure consistency in design and character with the adjacent residentially zoned 
properties. 
 
BACKGROUND 
 
The subject site is 104.99 acres located at the southeast corner of 19th Avenue and 
Baseline Road and is currently agricultural land. The companion rezoning case Z-92-23-
8 is requesting to rezone the subject site from S-1 (Ranch or Farm Residence) and R1-
10 (Single-Family Residence District) to C-2 (Intermediate Commercial), R-4 
(Multifamily Residence District), R-3 (Multifamily Residence District), and R1-10 (Single-
Family Residence District) to allow commercial, office, multifamily residential, and 
single-family residential uses.  
 
The General Plan Land Use Map designation of the subject site is Residential 2 to 3.5 
dwelling units per acre and Residential 1 to 2 dwelling units per acre. The proposed 
General Plan Amendment is to designate the site as Residential 2 to 3.5 dwelling units 
per acre, Residential 10 to 15 dwelling units per acre, Residential 15+ dwelling units per 
acre, and Commercial. 
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site, across Baseline Road, are single-family residences and 
commercial uses zoned S-1 (Ranch or Farm Residence), R1-8 (Single-Family 
Residence District), and C-2 (Intermediate Commercial). This area is designated as 
Commercial and Residential 1 to 2 dwelling units acre on the General Plan Land Use 
map.  
 
SOUTH 
South of the subject site is a single-family residential subdivision zoned R1-18 (Single-
Family Residence District) and south of the subject site, across South Mountain 
Avenue, is agricultural land and a single-family residential subdivision zoned R1-10 
(Single-Family Residence District), and S-1 (Approved R-18) (Ranch or Farm 
Residence, Approved Single-Family Residence District). The area to the south, adjacent 
to the subject site, is designated Residential 1 to 2 dwelling units per acre and the area 
to the south, across South Mountain Avenue, is designated Residential 2 to 3.5 dwelling 
units acre and Residential 1 to 2 dwelling units acre on the General Plan Land Use 
map. 
 
EAST 
East of the subject site are single-family residences and vacant land zoned S-1 (Ranch 
or Farm Residence), S-1 SP (Ranch or Farm Residence, Special Permit), and R1-10 
(Single-Family Residence District). This area is designated as Residential 2 to 3.5

Staff Analysis 
GPA-SM-13-23-8 
Page 3 
 
 
dwelling units acre and Residential 1 to 2 dwelling units acre on the General Plan Land 
Use map.   
 
WEST 
West of the subject site, across 19th Avenue, is a gas station, vacant land, a mobile 
home development, and single-family residences zoned C-2 (Intermediate Commercial), 
S-1 (Ranch or Farm Residence), and R1-10 (Single-Family Residence District). This 
area is designated as Commercial, Residential 2 to 3.5 dwelling units acre and 
Residential 1 to 2 dwelling units acre on the General Plan Land Use map.  
 
  
Existing and Proposed General Plan Land Use Map, Source: City of Phoenix

Staff Analysis 
GPA-SM-13-23-8 
Page 4 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS  
• 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-92-23-8, the proposal will 
include design and development standards to encourage walking, bicycling, and 
transit use. These standards include the provision of shaded bicycle parking, 
shade throughout the development, and a multi-use trail that connects the 
development with the existing multi-use trails to the north along Baseline Road 
and to the south along South Mountain Avenue.  
 
• 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 proposal will contribute to a mix of land uses by providing a commercial area 
at the corner of 19th Avenue and Baseline Road, a single-family area along the 
southern and eastern perimeters of the site, and a multifamily area as a transition 
between the commercial and single-family areas. As stipulated in the Rezoning 
Case Z-92-23-8, the proposal will provide enhanced connectivity within the site 
and to nearby developments by including sidewalk crossings to connect the 
residential and commercial areas, multi-use trails along Baseline Road and 
South Mountain Avenue, and shaded and detached sidewalks along Baseline 
Road, 19th Avenue, and South Mountain Avenue. 
 
CONNECT PEOPLE AND PLACES CORE VALUE 
• BICYCLES; DESIGN PRINCIPLE: Development should include convenient 
bicycle parking. 
 
As stipulated in the Rezoning Case Z-92-23-8, the proposal will include shaded 
bicycle parking to encourage bicycling and transit use by leveraging its proximity 
to nearby commercial developments, educational institutions, neighborhoods, 
and the multi-use trails along Baseline Road and South Mountain Road. 
 
BUILD THE SUSTAINABLE DESERT CITY 
• DESIGN PRINCIPLE: Integrate trees and shade into the design of new 
development and redevelopment projects throughout Phoenix.

Staff Analysis 
GPA-SM-13-23-8 
Page 5 
 
 
The proposal, as stipulated in the Rezoning Case Z-92-23-8, will include 
detached sidewalks with landscaping along Baseline Road, 19th Avenue, and 
South Mountain Avenue that will be planted with shade trees; shaded public and 
private sidewalks; and shaded bicycle and vehicle parking areas. These 
improvements will create a comfortable pedestrian environment through the 
development and along Baseline Road, 19th Avenue, and South Mountain 
Avenue, reduce the urban heat island affect, and make the walk to nearby 
destinations safer and more comfortable. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-SM-13-23-8. The proposed General Plan Land Use 
map designations of Residential 2 to 3.5 dwelling units per acre, Residential 10 to 15 
dwelling units per acre, Residential 15+ dwelling units per acre, and Commercial is 
consistent in scale and character with existing land uses in the surrounding area. The 
land use map designation, as requested, would further diversify the land uses in this 
part of the South Mountain Village in a manner consistent with development patterns 
based on the existing zoning and General Plan Land Use Map designations in the 
general area. Furthermore, the requested land use map designations provide a 
transition between the adjacent commercial and single-family residential uses.  
 
As stipulated, the concurrent case Z-92-23-8 will enhance the compatibility with the land 
use pattern in the surrounding area. Approval of the request, with concurrent case Z-92-
23-8, will support the development of this underutilized property with uses that are 
compatible with the land use designations and zoning districts in the general area. 
 
Writer 
Samuel Rogers 
May 8, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

BASELINE RD
15TH AVE
SOUTH MOUNTAIN AVE
19TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-SM-13-23
104.99 +/-
8
Natalie Maikoski
South Mountain
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 du/ac ( 38.60 +/- Acres)
Residential 10 to 15  du/ac ( 14.69 +/- Acres)
Residential 15+ du/ac ( 16.67 +/- Acres)
Commercial ( 35.03 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 2 to 3.5 du/ac ( 28.61  +/- Acres)
Residential 1 to 2 du/ac ( 76.38 +/- Acres)
19TH AVE
15TH AVE
SOUTH MOUNTAIN AVE
BASELINE RD
Proposed Change Area
Residential 2 to 3.5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
REVISION DATE:
Proposed Change Area
Residential 1 to 2 du/ac
Residential 2 to 3.5 du/ac
Commercial
Public/Quasi-Public
Parks/Open Space - Publicly Owned
Mixed Use (Agricultural)

BASELINE RD
15TH AVE
SOUTH MOUNTAIN AVE
19TH AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-SM-13-23
104.99 +/-
8
Natalie Maikoski
South Mountain
GENERAL PLAN AMENDMENT
Residential 2 to 3.5 du/ac ( 38.60 +/- Acres)
Residential 10 to 15  du/ac ( 14.69 +/- Acres)
Residential 15+ du/ac ( 16.67 +/- Acres)
Commercial ( 35.03 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 2 to 3.5 du/ac ( 28.61  +/- Acres)
Residential 1 to 2 du/ac ( 76.38 +/- Acres)
19TH AVE
15TH AVE
SOUTH MOUNTAIN AVE
BASELINE RD
Proposed Change Area
Residential 2 to 3.5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
REVISION DATE:
Proposed Change Area
Residential 1 to 2 du/ac
Residential 2 to 3.5 du/ac
Commercial
Public/Quasi-Public
Parks/Open Space - Publicly Owned
Mixed Use (Agricultural)