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

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
November 10, 2025 
Application: 
GPA-NG-2-24-1 
Applicant: 
Mike Hifler, Pulte Homes 
Representative: 
Carolyn Oberholtzer, BFSO 
Owner: 
Arizona State Land Department c/o Mark Edelman 
Location: 
Southwest corner of I-17 and Loop 303 
Request: 
Amendment to the Street Classification Map to 
update several arterial street alignments within the 
application area (proposed NorthPark development) 
North Gateway Village Planning 
Committee Meeting Date: 
November 13, 2025 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed alignments of the arterial streets within the proposed NorthPark
development area are generally consistent with previous alignments.
2)
The proposed termination of Dixileta Drive at 67th Avenue will not affect street
connectivity of Dixileta Drive within the City of Peoria to the west.
BACKGROUND 
The Street Classification Map was first adopted in 1961. The Street Classification Map 
was last updated in 2018 with additions and deletions of new platted roadways. The 
Street Classification Map provides information on the City’s street network, identifying 
the alignment and minimum right-of-way standards for existing and planned streets. 
This request is part of the proposed NorthPark development, which has a companion 
General Plan Amendment case to amend the General Plan Land Use Map, City Trail 
System Map, and the Infrastructure Limit Line (GPA-NG-1-24-1); and a companion 
ATTACHMENT B

Staff Analysis 
GPA-NG-2-24-1 
Page 2 of 4 
 
 
rezoning case to rezone the site to PUD (Planned Unit Development) for a master 
planned community including open space, residential, mixed use, commercial, 
commerce park, and industrial (Z-139-24-1).  
 
The request includes minor realignments of Dixileta Drive, 43rd Avenue, 51st Avenue, 
and 67th Avenue. Additionally, the request proposes to terminate Dixileta Drive at 67th 
Avenue, rather than continuing further west. The City of Peoria General Plan 2040 
envisions Dixileta Drive terminating at Lake Pleasant Parkway on the City of Peoria 
side, so there will be no need for connecting Dixileta Drive between jurisdictions.  
 
The proposal maintains the major arterial street designations for 43rd Avenue, 51st 
Avenue, 67th Avenue, and Dixileta Drive. All these major streets, except for 67th 
Avenue, are classified on the Street Classification Map as a Cross Section A, which 
calls for 140 feet of total right-of-way, including a median and three travel lanes in either 
direction (six total), and detached sidewalks. Sixty Seventh Avenue is classified on the 
Street Classification Map as a Cross Section B, which calls for 130 feet of total right-of-
way, including a median and three travel lanes in either direction (six total), and 
detached sidewalks. 
 
As shown on the 1997 Street Classification Map, 51st Avenue was designated as a 
major arterial street, running north-south through the proposed site and connecting 
south, over the CAP canal, to Happy Valley Road. In the 2004 Approved Master Streets 
Plan for Stetson Valley (the subdivision south of the subject site), the plans reference 
51st Avenue at ultimate build out as described in Cross Section A, with three travel 
lanes in either direction and a median, and a future connection crossing the CAP canal. 
 
 
 City of Phoenix 1997 Street Classification Map 
 Source: Street Transportation Department

Staff Analysis 
GPA-NG-2-24-1 
Page 3 of 4 
 
 
 
2004 Approved Stetson Valley Master Street Plan 
Source: Planning and Development Department 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; SAFE NEIGHBORHOODS- TRAFFIC; DESIGN PRINCIPLE: Provide access 
by major streets, with internal circulation handled by a local street system that 
discourages through-traffic and provides safe pedestrian travel. Use local and 
collector streets, plus feeder bus lines, to bring people into the cores, centers or 
corridors. 
 
The proposal will provide an adequate system of major streets for the flow of traffic in 
the area. The companion rezoning case, Z-139-24-1, requires detached sidewalks 
along all major streets for safe pedestrian travel. Additionally, the companion General 
Plan Amendment, GPA-NG-1-24-1, includes an update to the City Trail System Map to 
provide a robust urban trail system throughout the proposed NorthPark development 
that would provide safe multi-modal travel. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE; CONNECTED NEIGHBORHOODS; DESIGN PRINCIPLE: Design and 
connect neighborhoods via streets, sidewalks and trails, and discourage the 
abandonment of streets, sidewalks and alleys that compromise connectivity. 
 
The companion cases Z-139-24-1 and GPA-NG-1-24-1 include a robust network of 
multi-use trails, shared-use paths, separated bike lanes, and detached sidewalks to 
support and encourage connectivity and multi-modal transportation throughout the 
proposed NorthPark development.

Staff Analysis 
GPA-NG-2-24-1 
Page 4 of 4 
 
 
COMMUNITY INPUT SUMMARY 
At the time this staff report was written, staff has received 199 letters of opposition or 
concerns and nine general inquiries. Concerns include density, traffic, crime, safety, 
water, proposed industrial uses, environmental impact, potential for nuisances, the heat 
island effect, loss of recreational space, loss of wildlife habitat, wildlife displacement, 
and loss of the Sonoran Preserve. Additionally, staff has received four letters of support. 
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-NG-2-24-1. The request will further the goals of the 
General Plan and is consistent with the transportation needs of the surrounding area. 
 
Writer 
Adrian Zambrano 
November 10, 2025 
 
Team Leader 
Racelle Escolar 
 
Exhibits  
Sketch Map 
Community Correspondence (538 pages)

APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-NG-2-24-1
1
HILGARTWILSON, LLC
NORTH GATEWAY
GENERAL PLAN AMENDMENT
Revised Street Alignment
51st Ave
43rd Ave
67th Ave
Dixileta Dr
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ
85003
(602) 262-6882
Street Alignment
51st Ave
43rd Ave
67th Ave
Dixileta Dr
DIXILETA DR
51ST AVE
43RD AVE
67TH AVE
DOVE VALLEY RD
CAREFREE HWY
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REVISION DATE:
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N/A
11/4/2025