Attachment B - Staff Report - GPA-DV-1-23-3.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
*REVISED
August 3, 2023 
Application: 
GPA-DV-1-23-3 
Owner: 
TP Racing, LLLP 
Applicant: 
CT Investors 
Representative: 
Paul E. Gilbert, Beus Gilbert McGroder, PLLC 
Location: 
Approximately 1,200 feet east and 360 feet north of 
the northeast corner of 19th Avenue and Tierra 
Buena Lane 
Acreage: 
18.97 acres 
Current Plan Designation: 
Residential 2 to 5 dwelling units per acre (18.97 
acres) 
Requested Plan Designation: 
Mixed Use (Commercial / Commerce/Business 
Park) (18.97 acres) 
Reason for Requested Change: 
Minor General Plan Amendment to allow 
office/commerce park. 
Deer Valley Village Planning 
Committee Date Meeting Date: 
August 10, 2023 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The subject site is also part of a rezoning request which exceeds 10 acres and is
not consistent with the current General Plan Land Use Map designation,
therefore a minor General Plan Amendment to the Land Use Map is required.
ATTACHMENT B

Staff Analysis 
GPA-DV-1-23-3 
Page 2 
 
 
2) 
The proposed General Plan Land Use Map designation of Mixed Use 
(Commercial / Commerce/Business Park) is compatible with adjacent 
designations to the north and west. 
 
3) 
The companion Rezoning Case Z-31-23-3, as stipulated, includes standards that 
ensure an appropriate transition in design from the proposed use to the 
surrounding properties. 
 
BACKGROUND 
 
The subject site is 18.97 acres and is located approximately 1,200 feet east and 360 
feet north of the northeast corner of 19th Avenue and Tierra Buena Lane. The subject 
site is largely occupied with stables and mobile homes associated with the horse 
racetrack activities of Turf Paradise. The companion rezoning case Z-31-23-3 is 
requesting to rezone the subject site from S-1 SP (Ranch or Farm Residence, Special 
Permit) and C-2 SP (Intermediate Commercial, Special Permit) to CP/GCP (Commerce 
Park District/General Commerce Park Option) to allow commerce park uses. The 
General Plan Land Use Map designation of the subject site is Residential 2 to 5 dwelling 
units per acre. The proposed General Plan Amendment is to designate the site as 
Mixed Use (Commerce / Commerce/Business Park). 
 
SURROUNDING LAND USES 
 
NORTH 
North of the subject site is a horse racetrack and ancillary uses zoned S-1 SP 
(Approved C-2 SP) (Ranch or Farm Residence, Special Permit, Approved Intermediate 
Commercial, Special Permit) or CP/BP (Commerce Park District/Business Park Option) 
and approved CP/GCP (Commerce Park District/General Commerce Park Option).This 
area is designated as Mixed Use (Commercial / Commerce/Business Park) on the 
General Plan Land Use map.  
 
SOUTH 
South of the subject site is a former mobile home park which is vacant zoned C-2 SP 
(Intermediate Commercial, Special Permit) and S-1 (Ranch or Farm Residence). This 
area is designated as Residential 2 to 5 dwelling units per acre on the General Plan 
Land Use map.  
 
EAST 
East of the subject site is vacant land zoned S-1 (Ranch or Farm Residence). This area 
is designated as Residential 2 to 5 dwelling units per acre on the General Plan Land 
Use map.   
 
WEST 
West of the subject site are ancillary uses associated with the horse racetrack zoned S-
1 SP (Approved C-2 SP or CP/BP) (Ranch or Farm Residence, Special Permit,

Staff Analysis 
GPA-DV-1-23-3 
Page 3 
 
 
Approved Intermediate Commercial, Special Permit, or Commerce Park 
District/Business Park Option). This area is designated as Mixed Use (Commercial / 
Commerce/Business Park) on the General Plan Land Use map.  
 
  
Proposed General Plan Land Use Map, Source: City of Phoenix 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
• OPPORTUNITY SITES; LAND USE: Support reasonable levels of increased 
intensity, respectful of local conditions and surrounding neighborhoods. 
 
The proposed minor General Plan Amendment, along with the companion 
rezoning case, Z-31-23-3, would allow redevelopment of an underused site into a 
commerce park development that is compatible with the development planned in 
the area and respectful of local conditions by providing enhanced landscaping 
and detached sidewalks around the subject site. 
 
STRENGTHEN OUR LOCAL ECONOMY CORE VALUE 
• JOB CREATION (EMPLOYERS); LAND USE: Support General Plan Land 
Use Map and zoning changes that will facilitate the location of employment 
generating uses in each of the designated employment centers.

Staff Analysis 
GPA-DV-1-23-3 
Page 4 
 
 
* A portion of the subject site is within the North I-17 Major Employment Center 
and is compatible with the planned development on the remainder of the Turf 
Paradise site. The proposal will allow for an underutilized property to be 
redeveloped for employment generating uses within the North I-17 Major 
Employment Center. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
• CERTAINTY AND CHARACTER; LAND USE: Locate land uses with the 
greatest height and most intense uses within limits based on village 
character, land use needs, infrastructure and transportation system 
capacity. 
 
The proposal will allow for the redevelopment of the site into commerce park 
uses (per companion Rezoning Case Z-31-23-3) which is consistent with the 
surrounding zoning of the larger Turf Paradise site and in close proximity to two 
major arterial streets, 19th Avenue and Bell Road. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-DV-1-23-3. The land use map designation, as 
requested, would further diversify land uses in this part of the Deer Valley Village in a 
manner consistent with development patterns, existing zoning and General Plan Land 
Use Map designations in the general area. Furthermore, the requested land use map 
designation and companion rezoning case will allow for compatible land uses that will 
provide employment opportunities in the Deer Valley Village. 
 
Writer 
Matteo Moric 
August 3, 2023 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Maps (2 pages) 
Correspondence (2 pages)

4TH ST
3RD ST
2ND ST
1ST ST
TIERRA BUENA LN
CAVE CREEK SHORE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DV-1-23-3
 +/-
3
CT Investors c/o James Watson
Deer Valley
GENERAL PLAN AMENDMENT
Mixed Use (Commercial / Commerce / Business Park) ( 18.97 +/- 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 5 du/ac ( 18.97 +/- Acres)
4TH ST
3RD ST
2ND ST
1ST ST
TIERRA BUENA LN
CAVE CREEK SHORE
Proposed Change Area
Mixed Use (Commercial /
Commerce / Business Park)
REVISION DATE:
Proposed Change Area
Residential 2 to 5 du/ac
Residential 5 to 10 du/ac
Residential 5 to 15 du/ac
Parks/Open Space -
Publicly Owned
Mixed Use (Commercial /
Commerce / Business Park)
18.97

4TH ST
3RD ST
2ND ST
1ST ST
TIERRA BUENA LN
CAVE CREEK SHORE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-DV-1-23-3_BW
 +/-
3
CT Investors c/o James Watson
Deer Valley
GENERAL PLAN AMENDMENT
Mixed Use (Commercial / Commerce / Business Park) ( 18.97 +/- 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 5 du/ac ( 18.97 +/- Acres)
4TH ST
3RD ST
2ND ST
1ST ST
TIERRA BUENA LN
CAVE CREEK SHORE
Proposed Change Area
Mixed Use (Commercial /
Commerce / Business Park)
REVISION DATE:
Proposed Change Area
Residential 2 to 5 du/acre
Residential 5 to 10 du/acre
Residential 5 to 15 du/acre
E E E E E
E E E E E
E E E E E Parks/Open Space -
Publicly Owned
Mixed Use (Commercial /
Commerce / Business Park)
18.97

1
Matteo Moric
Subject:
FW: Review & Comment on General Plan Amendment in the Deer Valley Village (GPA-DV-1-23-3)
Attachments:
GPA-DV-1-23-3.pdf
From: mjb cartof.com <mjb@cartof.com>  
Sent: Monday, June 26, 2023 12:08 PM 
To: Matteo Moric <matteo.moric@phoenix.gov> 
Subject: FW: Review & Comment on General Plan Amendment in the Deer Valley Village (GPA‐DV‐1‐23‐3) 
 
Dear Matteo— 
                I have reviewed the proposed GPA change and feel that it is inappropriate for the area.  In the “Applicant 
Analysis Questions”  the Applicant failed to directly answer Questions 2 and 3—two very key questions.   
The subject property  is bordered on 2 sides by residential, and is not on a main street.  The property to the 
north should provide sufficient additional commerce park property for the area, without the need for a GPA.   
With the need for housing in the City, there is no justifiable reason to amend the GPA/rezone to do anything 
other than make it the 2‐3.5 du/acre ad 3.5‐5 du/ac that it was designated.  
 
Marcia Busching, Planning Commission member  
 
From: Geno Koman [mailto:geno.koman@phoenix.gov]  
Sent: Thursday, June 15, 2023 9:45 AM 
Subject: Review & Comment on General Plan Amendment in the Deer Valley Village (GPA‐DV‐1‐23‐3) 
 
Attached for your review is an amendment to the General Plan for Phoenix that has been filed: 
 
DEER VALLEY VILLAGE 
Application GPA-DV-1-23-3 at approximately 500 feet east of the northeast corner of 19th Avenue and 
Tierra Buena Lane. Request for a Map Amendment to change the General Plan land use designation 
on approximately 27.2 acres from Residential 2 to 3.5 du/acre and Residential 3.5 to 5 du/acre to 
Mixed Use, Commercial and Commerce Park / Business Park to allow office commerce park. 
 
This application is proceeding concurrently with a rezoning request (Z-31-23-3) for the same property, 
approximately 28 acres from S-1 to CP / GCP to allow commerce park. 
 
Please forward your comments prior to June 29, 2023 to: 
 
Matteo Moric 
Village Planner 
City of Phoenix Planning & Development Department 
200 West Washington Street, 3rd Floor 
Phoenix, AZ 85003-1611 
602-261-8235 
matteo.moric@phoenix.gov 
 
Should you have any questions or concerns, please contact the Planning & Development Department 
at 602-262-7811.

2
Thank you, 
Geno Koman 
Secretary II 
City of Phoenix Planning and Development Department 
200 West Washington Street, 3rd Floor 
Phoenix, Arizona 85003 
Phone: 602-495-2076 
geno.koman@phoenix.gov