Attachment B - Staff Report - GPA-EST-1-20-7.pdf

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
October 15, 2020 
Application: 
GPA-EST-1-20-7 
Applicant:       
    Brennan Ray, Burch and Cracchiolo, P.A. 
Owner: 
Empire Residential Communities Fund IV, c/o 
Shelby Duplessis 
Representative:    
 Brennan Ray, Burch and Cracchiolo, P.A. 
Location: 
Southeast corner of 107th Avenue and Southern 
Avenue 
Acreage: 
69.33 acres 
Current Plan Designation: 
Residential 1 to 2 dwelling units per acre (60.83 
acres) and Parks/Open Space-Public (8.50 acres) 
Requested Plan Designation: 
Residential 3.5 to 5 dwelling units per acre (69.33 
acres) 
Reason for Requested Change: 
Map Amendment to Residential 3.5 to 5 dwelling 
units per acre. 
Estrella Village Planning 
Committee Date: 
October 20, 2020 
Staff Recommendation: 
Denial as filed, approval of Residential 2 to 3.5 
dwelling units per acre 
FINDINGS: 
1)
The Residential 2 to 3.5 dwelling units per acre land use designation,
recommended by staff is consistent with the proposed R1-10 zoning and allows
for a gradual density transition along the Salt River.
Attachment B

Staff Analysis 
GPA-EST-1-20-7 
Page 2 
 
 
2) 
The companion rezoning case, Z-1-20-7, as stipulated, proposes development 
that is consistent in scale and character with land uses in the general area. 
 
3) 
The subject site is approximately one-quarter mile south of the proposed State 
Route 30 (SR-30) freeway alignment that will serve as a major transportation 
corridor for this part of the Phoenix Metropolitan region. Thus, a gradual increase 
in residential density from the existing land use designation is appropriate. 
However, the increase in land use designation from 1 to 2 dwelling units per acre 
to 3.5 to 5 dwelling units per acre does not allow for a gradual density transition 
within this area of the Estrella Village. 
 
4) 
The subject site exceeds 10 acres, which requires a minor General Plan 
Amendment to the Land Use Map.  
 
 
BACKGROUND 
 
The subject site is located on the southeast corner of 107th Avenue and Southern 
Avenue and is currently utilized for residential and agricultural purposes. The 
companion Rezoning Case No. Z-1-20-7 is requesting to rezone the subject site from S-
1 (Ranch or Farm Residence) to R1-10 (Sigle-Family Residence District) for a single-
family subdivision. The development, as proposed by the applicant, would include 279 
lots at a density of approximately 4.24 dwelling units per acre. The site is located 
approximately one-quarter mile to the south of the proposed SR-30 freeway alignment 
and will provide additional housing choices along this regional transportation corridor. 
 
In 1999, the City of Phoenix approved the Estrella Village Plan which identified goals, 
objectives and strategies pertaining to growth, the village core, protection of residential 
neighborhoods, housing and employment, and urban design among other elements. 
This plan identified the land use designation of the subject site as 0 to 2 dwelling units 
per acre and the southern portion within the Rio Salado Area of Influence. The plan 
identifies the southwest portion of the village, where the subject site is located, as an 
area with large lot residential uses in order to protect existing 1.5 and 2 acre properties. 
The plan also identifies the need to review the area’s development potential as Village’s 
development buildout approaches. Furthermore, the Estrella Village Plan “Growth” 
Goal, identifies the desire to promote Rio Salado oriented development.  
 
In mid-2020, the subject property was annexed into the City of Phoenix from 
unincorporated Maricopa County under Annexation No. 495 to be followed by a zoning 
district assignment of S-1 (Ranch or Farm Residence), the equivalent to the pre-existing 
county zoning. Currently, the site has a land use map designation of Residential 1 to 2 
dwelling units per acre in the Phoenix General Plan Land Use Map. 
 
This General Plan Amendment, as recommended by staff, will allow for a land use map 
designation that is consistent with the existing zoning designations in the general area,

Staff Analysis 
GPA-EST-1-20-7 
Page 3 
 
 
east of 99th Avenue and north of the Sunland Avenue alignment. This general plan land 
use amendment will allow for an appropriate transition between the existing land use 
designations in the area of 1 to 2 dwelling units per acre and the proposed land use 
designation of 2 to 3.5 dwelling units per acre.  
These land use map designations, 
as requested, would further 
diversify the land uses in this part 
of the Estrella Village in a manner 
consistent with development 
patterns based on the existing 
zoning and general plan land use 
map designations in the general 
area. 
 
 
 
 
Figure A. (Left) Aerial Exhibit, Source: 
Hilgart Wilson, dated December 2019 
 
 
 
 
 
 
 
 
As of the writing of this staff report, the Arizona Department of Transportation (ADOT) 
had determined a preferred SR-30 freeway alignment located approximately one-
quarter mile to the north of the site. The SR-30 freeway will serve as a major 
transportation route in this part of the region, connecting the residents of this 
development proposed by this general plan land use map amendment via the existing 
arterial street network in the area. 
 
SURROUNDING LAND USES 
 
The proposed general plan land use amendment is located in the southwest portion of 
the Estrella Village generally bounded by Southern Avenue to the north, Salt River to 
the south, 107th Avenue to the west and 103rd Avenue alignment to the east. North of 
the site, the General Plan Land Use Map designation of Residential 1 to 2 dwelling units 
per acre within unincorporated Maricopa County (county island) with large lot residential 
uses. Further north, the General Plan Land Use Map designation transitions to 
Residential 2 to 3.5 dwelling units per acre, zoned R1-10, within the SR-30 freeway 
alignment.

Staff Analysis 
GPA-EST-1-20-7 
Page 4 
 
 
South of the subject site is the Salt River, where properties are designated as 
Residential 1 to 2 dwelling units per acre and Parks or Open Space – Publicly Owned. 
These properties are zoned S-1 (Ranch or Farm Residence) and RE-43 (One-Family 
Residence). Properties south of the subject site are vacant and undeveloped. 
 
 
West of the property is 
unincorporated Maricopa 
County within the planning 
boundaries of the City of 
Avondale, which has 
designated the properties west 
of the subject site as Rural 
Low Density Residential. 
Properties west of the site are 
zoned RU-43 (Rural-43) per 
Maricopa County. Properties 
west of the site are used for 
agricultural and rural 
purposes. 
 
 
 
 
 
 
 
 
 
 
 
 
 
East of the subject site, the General Plan Land Use Map has designated properties as 
Residential 1 to 2 dwelling units per acre. These properties are used for agricultural and 
rural purposes, and in majority located within unincorporated Maricopa County (county 
island). The zoning for these unincorporated properties is RU-43 (Rural-43) per 
Maricopa County. On the northeast corner of 99th Avenue and Southern Avenue is the 
site of a proposed subdivision zoned R1-10 (Single-Family Residence) and designated 
by the General Plan Land Use Map as Residential 2 to 3.5 dwelling units per acre. 
 
 
 
 
 
Figure B. (Left) Existing Land 
Use Map, Source: Hilgart Wilson

Staff Analysis 
GPA-EST-1-20-7 
Page 5 
 
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
CONNECT PEOPLE AND PLACES 
• CANALS AND TRAILS; DESIGN PRINCIPLE: Provide multi-use trail 
connections where appropriate. 
 
The proposed rezoning case companion of this General Plan Amendment will 
provide for a multi-use trail connection from Southern Avenue south towards the 
Salt River. This trail connection will serve to connect residents in the area with 
recreational opportunities along the Salt River when these facilities are 
developed in the future and will further the city’s vision to reimagine and revitalize 
the Rio Salado area. Furthermore, as stipulated, other pathways will be provided 
within this development to allow for other recreational opportunities as this 
project is constructed. 
 
 
• OPPORTUNITY SITES; LAND USE PRINCIPLE: Support reasonable levels 
of increased intensity, respectful of local conditions and surrounding 
neighborhoods. 
 
The site is adjacent to two minor arterial streets as classified by Maricopa County 
and is located approximately one-quarter mile south of the proposed alignment of 
the SR-30 freeway, a major transportation corridor. This proposed amendment 
will locate a single-family residential use adjacent to major streets and adjacent 
to other existing residential uses in the area. This amendment will support an 
increase in density on the property from Residential 1 to 2 dwelling units per acre 
to Residential 2 to 3.5 dwelling units per acre land use designation, as 
recommended by staff, as the general area presently has similar land use 
designations to the ones proposed. Furthermore, the proximity of the SR-30 
freeway, not envisioned in the Estrella Village Plan for this area, to this 
development will help serve the increased density of homes proposed by this 
development. 
 
CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS 
 
• 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. 
 
As stipulated via companion Case No. Z-1-20-7, the proposed residential 
subdivision will incorporate stipulations to prevent negative impacts on existing 
residential properties. These stipulations include the screening along the site’s 
perimeter using a solid wall and enhanced landscaping along the north, 
limitations on the building height and increased lot widths along the northern

Staff Analysis 
GPA-EST-1-20-7 
Page 6 
 
 
perimeter of the site to reduce the number of lots within proximity to county 
properties. Furthermore, the two ingress and egress points to the site are 
presently located next to 107th Avenue and Southern Avenue, minor arterial 
streets as classified by Maricopa County, thus there are no impacts to local 
streets. 
 
• CELEBRATE OUR DIVERSE COMMUNITIES AND NEIGHBORHOODS CORE 
VALUE: DIVERSE NEIGHBORHOODS; LAND USE PRINCIPLE: Include a 
mix of housing types and densities where appropriate within each village 
that support a broad range of lifestyles. 
 
The proposed General Plan Amendment will further diversify the existing land 
use map designations in this part of the city by allowing a residential subdivision 
at a minor arterial street intersection as classified by Maricopa County and 
proposing a variety of lot sizes. This will help to provide diverse housing 
opportunities in this area to both current and future residents. 
 
CONCLUSION AND RECOMMENDATION 
 
The staff recommendation for GPA-EST-1-20-7 is to deny the request as filed and 
approve the General Plan Land Use as Residential 2 to 3.5 dwelling units per acre. 
The proposed land use map designation is consistent in scale and character with 
existing land uses in the surrounding area. The subject site is approximately one-
quarter mile south of the proposed SR-30 freeway alignment that will serve as a major 
transportation corridor for this part of the Phoenix Metropolitan region thus a gradual 
increase in residential density from the existing land use designation is appropriate. 
However, the increase in land use designation from 1 to 2 dwelling units per acre to 3.5 
to 5 dwelling units per acre, as requested by the applicant, does not allow for a gradual 
density transition within this area of the Estrella Village. As stipulated, the companion 
rezoning case, Z-1-20-7, will provide compatibility and consistency with the land use 
pattern in the surrounding area, in addition to buffering adjacent rural uses. Approval of 
the request will support the development of this vacant site with uses that are 
compatible with the land use designations and zoning districts in the general area.  
 
Writer 
Enrique Bojórquez-Gaxiola 
October 15, 2020 
 
Team Leader 
Samantha Keating 
 
Exhibits  
Sketch Maps (2 pages) 
Community Correspondence (1 page)

107TH AVE
5TH LN
GRAHAM TRL
CHAMBERS ST
103RD AV
GROV
S
SOUTHERN AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-1-20-7
69.33 +/-
7
Brennan Ray
Estrella
GENERAL PLAN AMENDMENT
Residential 3.5 to 5 du/ac ( 69.33 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 1 to 2 du/ac ( 60.83 +/- Acres)
Parks/Open Space-Public ( 8.50 +/- Acres)
107TH AVE
SOUTHERN AVE
Proposed Change Area
Residential 1 to 2 du/ac
Residential 2 to 3.5 du/ac
Parks/Open Space - Publicly Owned
Proposed Change Area
Residential 3.5 to 5 du/ac

107TH AVE
SOUTHERN AVE
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-EST-1-20-7_BW
69.33 +/-
7
Brennan Ray
Estrella
GENERAL PLAN AMENDMENT
Residential 3.5 to 5 du/ac ( 69.33 +/- Acres)
X
X
X
X
X
CITY OF PHOENIX
PLANNING & DEVELOPMENT DEPARTMENT
200 W WASHINGTON ST
PHOENIX, AZ 
85003
(602) 262-6882
Residential 1 to 2 du/ac ( 60.83 +/- Acres)
Parks/Open Space-Public ( 8.50 +/- Acres)
107TH AVE
06TH LN
05TH LN
GRAHAM TRL
3RD AVE
CHAMBERS ST
SOUTHERN AVE
Proposed Change Area
Residential 1 to 2 du/acre
E E E E
E E E E Parks/Open Space - Publicly Owned
Proposed Change Area
Residential 3.5 to 5 du/acre

From:
M Busching (Cartof)
To:
Kristi Trisko
Cc:
Nick Klimek
Subject:
RE: Review & Comment on General Plan Amendment in the Estrella Village (GPA-EST-1-20-7)
Date:
Tuesday, February 25, 2020 4:42:58 PM
Kristi--
I am concerned that:
-- the density is too high
--if I read it correctly, even the general plan only proposed 2-3.5 du/acre
--it will be completed surrounded by R-43 zoning
--it takes away from current open space
--it requires a general plan amendment
-- it is not near any main thoroughfares
-- it shows little/nothing in the way of amenities
--one of the 2018 goals of the Estrella Village was to “ensure tha development along the Salt River
bottom is consistent in scale and character with existing properties in the surrounding area”.  It
does not appear to do that.
-- Another 2018 goal was to “ensure that new development respects scenic view corridors.” I don’t
know that the 2 story houses do that.
--it has 2 story houses abutting the wetlands
I haven’t driven it yet, and so my opinion may change, but at least I thought I’d get you some comments.
 
Marcia Busching
(602) 980-2362
 
From: Kristi Trisko [mailto:kristi.trisko@phoenix.gov] 
Sent: Tuesday, February 25, 2020 8:21 AM
Subject: Review & Comment on General Plan Amendment in the Estrella Village (GPA-EST-1-20-7)
 
Attached for your review is an amendment to the General Plan for Phoenix that has been
filed:
ESTRELLA VILLAGE
Application GPA-EST-1-20-7 located in the Southeast corner of 107th Avenue and Southern
Avenue. Request for a Map Amendment to change the General Plan land use map
designation on approximately 65.8 acres from Residential 1 to 2 and Parks/Open Space to
Residential
3.5 to 5.
This application is proceeding concurrently with a rezone request for the same property,
approximately 65.8 acres from County Rural-43 (Pending S-1) to R1-10.
ü  Application Reference: Z-1-20-7
Please forward your comments prior to March 16, 2020 to:
Kristi Trisko
Planner III
City of Phoenix Planning & Development Department
200 West Washington Street, 3rd Floor