Attachment B - Staff Report - GPA-EST-2-24-7.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
February 14, 2024 
Application: 
GPA-EST-2-24-7 
Applicant:    
 Stephanie Watney, Withey Morris Baugh, PLC 
Representative: 
Jason Morris, Withey Morris Baugh, PLC 
Owner: 
Property Reserve Arizona LLC c/o Brett Hopper 
Location: 
Approximately 1,170 feet north of the northwest 
corner of 67th Avenue and Lower Buckeye Road 
Acreage: 
112.32 acres 
Current Plan Designation: 
Residential 3.5 to 5 dwelling units per acre (96.44 
acres), Mixed Use (Commercial / 
Commerce/Business Park) (11.48 acres) and 
Industrial (4.40 acres) 
Requested Plan Designation: 
Commerce/Business Park (112.32 acres) 
Reason for Requested Change: 
Minor General Plan Amendment to allow for a 
commerce park development   
Estrella Village Planning 
Committee Meeting Date: 
February 20, 2024 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed Commerce/Business Park land use designation will help maximize
employment opportunities within the Estrella Village.
2)
The companion rezoning case, Z-8-24-7, as stipulated, will provide extensive
building and landscape setbacks adjacent to the future multifamily development
and a proposed school location to the south.
ATTACHMENT B

Staff Analysis 
GPA-EST-2-24-7 
Page 2 of 4 
 
 
 
3) 
The proposed Commerce/Business Park land use designation will be a 
compatible transition from the Industrial designation to the north to the 
Residential designation to the south.  
 
BACKGROUND 
 
The subject site is 112.32 gross acres and is located approximately 1,170 feet north of 
the northwest corner of 67th Avenue and Lower Buckeye Road. The subject site is 
currently vacant. The companion rezoning case Z-8-24-7 is requesting to rezone the 
site from RE-35 (Single-Family Residence District) and R1-8 (Single-Family Residence 
District) to CP/GCP (Commerce Park District/ General Commerce Park Option) to allow 
a commerce park development.  
 
This request proposes a minor amendment to the General Plan Land Use Map to allow 
for commerce park uses. The proposal will modify the land use designation from 96.44 
acres of Residential 3.5 to 5 dwelling units per acre, 11.48 acres of Mixed Use 
(Commercial / Commerce/Business Park), and 4.40 acres of Industrial to 112.32 acres 
of Commerce/Business Park.  
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site, are numerous warehouses and some outdoor storage 
designated Industrial and Mixed Use (Commercial / Commerce/Business Park).  
 
SOUTH 
South of the subject site is vacant land proposed as multifamily residential and a 
property belonging to a school district designated Residential 3.5 to 5 dwelling units per 
acre.   
 
EAST 
A single-family residential development is located east of the subject site, across 67th 
Avenue, designated as Residential 3.5 to 5 dwelling units per acre.  
 
WEST 
To the west of the subject site, across 71st Avenue, is a single-family residential 
development designated Residential 3.5 to 5 dwelling units per acre. A warehouse is 
located northwest of the subject site, across 71st Avenue and is designated Industrial.

Staff Analysis 
GPA-EST-2-24-7 
Page 3 of 4 
 
 
 
Existing and Proposed General Land Use Designation Maps 
Source: City of Phoenix Planning and Development Department
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
 
• ENTREPRENEURS AND EMERGING ENTERPRISES; LAND USE 
PRINCIPLE: Encourage land uses that promote the growth of 
entrepreneurs or new businesses in Phoenix in appropriate locations.  
 
This General Plan Amendment request, with the companion rezoning request, Z-
8-24-7, will support a variety of employment uses adjacent to 67th Avenue, an 
arterial street. The development will provide a place for businesses to operate 
and grow within the Estrella Village.  
 
• 
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 provides a reasonable level of intensity that is respectful to local 
conditions. The companion rezoning case, Z-8-24-7, includes stipulations such 
as enhanced elevations, landscape buffers with enhanced landscaping 
standards, and large building setbacks to ensure the proposal will be compatible 
with the surrounding uses.  
 
• Safe Neighborhoods, Traffic: Land Use: Locate major traffic-generating 
land uses on major streets in areas planned for such uses, or near parkway 
and freeway access and transit centers or light rail transit stations, and 
avoid use of local streets.  
 
The proposed General Plan Land Use Map designation and companion rezoning 
case would place proposed traffic-generating employment uses adjacent to 67th 
Avenue. Furthermore, the proposed development will be required to build out 
Durango Street which will deviate traffic to the north portion of the subject site,

Staff Analysis 
GPA-EST-2-24-7 
Page 4 of 4 
 
 
away from proposed and existing residential uses.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-EST-2-24-7. The proposed land use map 
designation will maximize the property’s opportunity for development and serve as a 
buffer from the industrial uses to the north and the proposed residential uses to the 
south. Along with the companion rezoning case, Z-8-24-7, the General Plan 
Amendment will allow land uses that will provide employment opportunities for the 
Estrella community.  
 
Writer 
Nayeli Sanchez Luna  
February 14, 2024 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages)

71ST AVE
67TH AVE
LOWER BUCKEYE RD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
112.32 +/-
7
Withey Morris Baugh, PLC
Estrella
GENERAL PLAN AMENDMENT
Commerce / Business Park ( 112.32 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 3.5 to 5 du/ac ( 96.44 +/- Acres)
Mixed Use (Commercial / Commerce /
Business Park) (  11.48 +/- Acres)
Industrial ( 4.40 +/- Acres)
71ST AVE
67TH AVE
LOWER BUCKEYE RD
Proposed Change Area
Commerce / Business Park
REVISION DATE:
GPA-EST-2-24-7
Proposed Change Area
Residential 2 to 3.5 du/acre
Residential 3.5 to 5 du/acre
Commercial
Industrial
Public/Quasi-Public
E E E E E
E E E E E
E E E E E Parks/Open Space - Privately Owned
Mixed Use (Commercial / Commerce / 
Business Park)

71ST AVE
67TH AVE
LOWER BUCKEYE RD
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-2-24-7
112.32 +/-
7
Withey Morris Baugh, PLC
Estrella
GENERAL PLAN AMENDMENT
Commerce / Business Park ( 112.32 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 3.5 to 5 du/ac ( 96.44 +/- Acres)
Mixed Use (Commercial / Commerce /
Business Park) (  11.48 +/- Acres)
Industrial ( 4.40 +/- Acres)
71ST AVE
67TH AVE
LOWER BUCKEYE RD
Proposed Change Area
Commerce / Business Park
REVISION DATE:
Proposed Change Area
Residential 2 to 3.5 du/ac
Residential 3.5 to 5 du/ac
Commercial
Industrial
Public/Quasi-Public
Parks/Open Space - Privately Owned
Mixed Use (Commercial / Commerce/
Business Park)