Attachment B - Staff Report - GPA-MV-1-19-5.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
March 30, 2020 
Application: 
GPA-MV-1-19-5 
Owner: 
City of Glendale, City of Phoenix, RLD II Loan LLC, 
et al 
Applicant/Representative: 
Shelby Duplessis, EMC Management 
Location: 
Northwest and northeast corners of Ball Park 
Boulevard and Camelback Road; and the northwest 
corner of 107th Avenue and Camelback Road 
Acreage: 
80.98 acres 
Current Plan Designation: 
Park/Open Space-Publicly Owned (54.28 acres) and 
Residential 3.5 to 5 dwelling units per acre (26.70 
acres) 
Requested Plan Designation: 
Residential 10 to 15 dwelling units per acre (18.02 
acres) 
 Mixed Use (62.96 acres) 
Reason for Requested Change: 
Map amendment from Park/Open Space-Public and 
Residential 3.5 to 5 dwelling units per acre to 
Residential 10 to 15 dwelling units per acre and 
Mixed Use 
Village Planning Committee Date: Maryvale – April 8, 2020 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The companion rezoning case (Z-69-19-5) proposes multifamily residential at a
density of 10.77 dwelling units per acre. The proposal exceeds 10 acres and is
not consistent with the existing General Plan Land Use Map designations.
Attachment B

Staff Analysis 
GPA-MV-1-19-5 
Page 2 of 5 
 
Therefore, a General Plan amendment is required to amend the Land Use Map 
designation.  
 
2) 
The proposal for higher density residential and mixed use is appropriate given 
that the site is near Camelback Road, an arterial street, and the Camelback 
Ranch baseball training complex. 
 
3) 
The proposed land use designations are compatible with the surrounding land 
use pattern in the area. 
 
BACKGROUND 
 
The subject site is generally located north of Camelback Road in between 107th 
Avenue and to the west of Ball Park Boulevard. The subject site was annexed into the 
City of Phoenix on July 22, 1987 under Annexation No. 131. The site was used as 
agricultural land and is now vacant. The surrounding area has developed into the 
Camelback Ranch baseball training complex.   
 
 
 
 
Source: City of Phoenix Planning and Development Department

Staff Analysis 
GPA-MV-1-19-5 
Page 3 of 5 
 
Source: City of Phoenix Planning and Development 
Department 
On March 1, 1989 the Phoenix City Council changed the General Plan Land Use Map 
for approximately 38.85 acres at the northwest and southwest corners of 107th Avenue 
and Camelback Road (GPA-SA-MV-2-88-5) from Residential 2 to 5 dwelling units per 
acre to Commercial to serve the residences in the Camelback Ranch Planned 
Community District. In 1998 the Phoenix City Council (GPA-MV-2-97-5) voted to change 
the General Plan Land Use Map designation for the northwest corner of 107th Avenue 
and Camelback Road from Commercial back to Residential 2 to 5 dwelling units per 
acre to reflect a rezoning request for single-family residences at the site.  
 
The subject site to the west of the Camelback Ranch baseball training facility has been 
designated Parks/Open Space and Residential 3.5 to 5 dwelling units per acre on the 
General Plan Land Use Map since their annexation in 1987 and reaffirmed with General 
Plan Amendment GPA-SA-MV-03-92.  
 
SURROUNDING LAND USES 
 
The current General Plan Land Use Map designations for the subject site are 
Residential 3.5 to 5 dwelling units per acre (26.70 acres) and Parks/Open Space-
Publicly Owned (54.28 acres). The subject site is currently vacant.

Staff Analysis 
GPA-MV-1-19-5 
Page 4 of 5 
 
Subject Site A 
 
General Plan Land Use Designation 
Zoning 
North 
Parks/Open Space-Publicly Owned  
S-1, S-1 PCD, S-1 SP 
South Residential 3.5 to 5 dwelling units per acre 
R1-6 PCD 
East 
Parks/Open Space-Publicly Owned, Residential 3.5 
to 5 dwelling units per acre 
S-1 SP 
West 
Parks/Open Space-Publicly Owned 
S-1 
 
Subject Site B 
 
General Plan Land Use Designation 
Zoning 
North 
Parks/Open Space-Publicly Owned, Residential 3.5 
to 5 dwelling units per acre 
S-1 PCD 
South Parks/Open Space-Publicly Owned, Residential 3.5 
to 5 dwelling units per acre, Residential 5 to 10 
dwelling units per acre 
S-1 SP, R1-6 PCD, R-
2 PCD 
East 
Parks/Open Space-Publicly Owned, Residential 3.5 
to 5 dwelling units per acre 
S-1 SP 
West 
Parks/Open Space-Publicly Owned 
S-1 
 
Subject Site C 
 
General Plan Land Use Designation 
Zoning 
North 
Residential 3.5 to 5 dwelling units per acre 
S-1 SP 
South Commercial, Residential 5 to 10 dwelling units per 
acre 
C-2 PCD, R-2 PCD 
East 
Residential 1 to 2 dwelling units per acre 
RE-35 
West 
Residential 3.5 to 5 dwelling units per acre 
S-1 SP 
 
The Camelback Ranch baseball facility is located between Sites B and C and was 
approved by the Phoenix City Council on July 2, 2007 (Z-SP-10-07). Parcels to the 
south of the subject sites are part of the Camelback Ranch Planned Community District 
originally approved by the Phoenix City Council on September 7,1988 (Z-108-88). To 
the west of Sites A and B is the Agua Fria River.  
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES CORE VALUE 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels 
of increased intensity, respectful of local conditions and surrounding 
neighborhoods. 
 
The proposal will provide a reasonable level of increased intensity that is 
compatible with the neighboring uses and will complement the land use pattern in 
the area.  The requested land use designations provide for additional housing 
and retail choices for Maryvale residents.

Staff Analysis 
GPA-MV-1-19-5 
Page 5 of 5 
 
 
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 proposal via accompanying rezoning case Z-69-19-5, will be sensitive in 
scale and character to the surrounding neighborhoods and uses. The proposal is 
consistent with the intensity of the Camelback Ranch Spring Training Facility 
adjacent to the subject site.  
 
• CELEBRATE OUR DIVERSE COMMUNITIES & NEIGHBORHOODS; CLEAN 
NEIGHBORHOODS; LAND USE PRINCIPLE: Facilitate the acquisition of 
vacant, underutilized and blighted parcels for appropriate redevelopment, 
compatible with the adjacent neighborhood character and adopted area 
plans. 
 
The proposal will allow future development of several underutilized parcels to be 
a mixture of housing, retail and entertainment uses (mixed use) that is 
compatible with the adjacent neighborhood character.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-MV-1-19-5. Approval of this General Plan 
Amendment will further the goals of the General Plan and will support the development 
of underutilized sites with uses that will provide additional opportunities for higher 
density residential development and mixed use land uses in Maryvale. 
 
Writer 
Sarah Stockham 
March 30, 2020 
 
Team Leader 
Samantha Keating 
 
Exhibits  
Sketch Map (2 pages)

CAMELBACK RD
107TH AVE
108TH AVE
BALL PARK BLVD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-MV-1-19-5
80.98 +/-
5
Shelby Duplessis
Maryvale
GENERAL PLAN AMENDMENT
Residential 10 to 15 du/ac ( 18.02 +/- Acres)
Mixed Use ( 62.96 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Parks/Open Space-Public du/ac ( 54.28 +/- Acres)
Residential 3.5 to 5 du/ac ( 26.70 +/- Acres)
MARIPOSA DR
107TH AVE
M
CAMELBACK RD
BALL PARK BLVD
MA
Proposed Change Area
Residential 1 to 2 du/ac
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Residential 5 to 10 du/ac
Commercial
Parks/Open Space - Publicly Owned
Proposed Change Area
Residential 10 to 15 du/ac
Mixed Use

CAMELBACK RD
107TH AVE
108TH AVE
BALL PARK BLVD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-MV-1-19-5_BW
80.98 +/-
5
Shelby Duplessis
Maryvale
GENERAL PLAN AMENDMENT
Residential 10 to 15 du/ac ( 18.02 +/- Acres)
Mixed Use ( 62.96 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Parks/Open Space-Public du/ac ( 54.28 +/- Acres)
Residential 3.5 to 5 du/ac ( 26.70 +/- Acres)
MARIPOSA DR
107TH AVE
M
CAMELBACK RD
BALL PARK BLVD
MA
Proposed Change Area
Residential 1 to 2 du/acre
Residential 2 to 3.5 du/acre
Residential 3.5 to 5 du/acre
Residential 5 to 10 du/acre
Commercial
E E E E
E E E E Parks/Open Space - Publicly Owned
Proposed Change Area
Residential 10 to 15 du/acre
Mixed Use