Attachment B - Staff Report - GPA-AL-1-20-5

GENERAL PLAN AMENDMENT 
STAFF ANALYSIS 
September 11, 2020 
Application: 
GPA-AL-1-20-5 
Applicant/Representative: 
Taylor Earl, Earl & Curley 
Location: 
An area generally bounded by 35th Avenue to I-17, 
and Missouri Avenue to Camelback Road; plus a 
property approximately 130 feet east of the 
southeast corner of 27th Avenue and Camelback 
Road; and a property at the southwest corner of 
29th Avenue and Camelback Road 
Acreage: 
31.06 acres 
Current Plan Designation: 
Residential 3.5 to 5 dwelling units per acre (1.05 
acres), Residential 10 to 15 dwelling units per acre 
(14.86 acres), Residential 15+  dwelling units per 
acre (4.97 acres), and Commercial (10.18 acres). 
Requested Plan Designation: 
Public / Quasi Public (31.06 acres) 
Reason for Requested Change: 
Amend the General Plan Land Use Map to allow for 
the expansion of Grand Canyon University  
Village Planning Committee Date: Alhambra – September 22, 2020 
Staff Recommendation: 
Approval 
FINDINGS: 
1)
The proposed General Plan Land Use Map designation of Public/Quasi Public is
compatible with the uses developed and planned in the vicinity of the site.
2)
The request will allow redevelopment of older and underutilized properties for
campus uses.
3)
Public / Quasi Public is an appropriate land use designation for a site that
maintains good access to arterial streets and Interstate 17.
Attachment B

Staff Analysis 
GPA-AL-1-20-5 
Page 2 of 4 
 
 
 
BACKGROUND 
The subject site is generally bounded by the 35th Avenue alignment on the west, 
Missouri Avenue on the north, Black Canyon Highway (Interstate 17) on the east, and 
Camelback Road on the south, with several properties just south of Camelback Road. 
This request would amend the existing General Plan Land Use Map designation from 
Residential 3.5 to 5 dwelling units per acre, Residential 10 to 15 dwelling units per acre, 
Residential 15+ dwelling units per acre, and Commercial to Public / Quasi-Public.  
 
Figure A: Site Locator Map 
Source: Planning and Development Department 
 
Rezoning case Z-3-D-10-5 is a companion to this General 
Plan Amendment request and is running concurrently. 
The request to rezone is the fourth major amendment to 
the Grand Canyon University and expands the boundary, 
adds permitted uses, and changes development 
standards. 
 
 
Significant additional sites now included in the request are a large parcel at the 
northeast corner of 31st Avenue and Camelback Road and a collection of parcels 
situated between 27th and 29th Avenues. These sites are a combination of vacant and 
occupied properties located within close proximity to the core of the campus. The

Staff Analysis 
GPA-AL-1-20-5 
Page 3 of 4 
 
proposed General Plan Amendment will allow for Grand Canyon University to expand 
and redevelop the area. 
 
EXISTING LAND USES 
The application area is scattered throughout the periphery of the existing Grand Canyon 
University Campus which is generally used for, and designated as, Public / Quasi Public 
university campus. The included sites can generally be described by geographic cluster: 
 
Camelback Road Corridor (Mariposa Street to the Medlock Avenue 
alignment) 
The land use character of the Camelback Road corridor is predominately 
commercial and university uses, especially along the north side with some single-
family neighborhoods to the south. There are seven parcels contained in the 
request that are located in this corridor. 
 
27th Avenue Corridor (27th Avenue to the 27th Drive alignment) 
The land use character of the 27th Avenue corridor from Camelback Road to 
Missouri Avenue is commercial and university land uses. Much of the land along 
the north side of Colter Avenue to Missouri Avenue is included in the request. 
 
Core Campus (the 27th Drive alignment to the 31st Avenue alignment) 
The above described areas include the core campus of GCU in addition to the 
single-family and multifamily neighborhoods located adjacent to the campus. The 
request includes several collections of properties ranging from single vacant lots 
to a multifamily complex. Generally, the sites included in the request are adjacent 
to either residential or campus uses.  
 
RELATIONSHIP TO GENERAL PLAN CORE VALUES AND PRINCIPLES 
 
STRENGTHEN OUR LOCAL ECONOMY 
 
• EDUCATION AND TRAINING FACILITIES (HIGHLY SKILLED WORKFORCE); 
LAND USE PRINCIPLE: Support the expansion of education and training 
facilities where appropriate. 
 
The proposed General Plan Amendment will allow the redevelopment of aging 
residential and commercial properties as part of the Grand Canyon University 
expansion to encourage additional educational opportunities and social services 
in the west valley. 
 
• ENTREPRENEURS AND EMERGING ENTERPRISES: LAND USE 
PRINCIPLE: Encourage land uses that promote the growth of entrepreneurs 
or new businesses in Phoenix in appropriate locations. 
 
The proposed General Plan Amendment will allow the expansion of the Grand 
Canyon University Campus and facilitate the growth of its entrepreneurship

Staff Analysis 
GPA-AL-1-20-5 
Page 4 of 4 
 
focused programs. A university campus creates an environment that is conducive 
to the types of experimentation and innovation necessary for technologic and 
economic prosperity.  
 
CONCLUSION AND RECOMMENDATION 
 
Staff recommends approval of GPA-AL-1-20-5. The approval of this request will support 
the development of Grand Canyon University as a cohesive campus and advance the 
previously described Core Values contained in the Phoenix General Plan. 
 
Author 
Nick Klimek 
September 11, 2020 
 
Team Leader 
Samantha Keating 
 
Exhibits  
Sketch Map

COLTER ST
MARIPOSA ST
27TH AVE
26TH AVE
MISSOURI AVE
MONTEBELLO AVE
29TH AVE
GEORGIA AVE
CAMELBACK RD
33RD AVE
32ND AVE
27TH DR
31ST AVE
33RD AVE
31ST AVE
34TH AVE
MARSHALL AVE
27TH AVE
30TH DR
35TH AVE
28TH AVE
§¨¦
17
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-AL-1-20-5
31.06 +/-
5
Taylor Earl, Earl & Curley
Alhambra
GENERAL PLAN AMENDMENT
Public/Quasi Public (31.06 +/- 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 ( 1.05 +/- Acres)
Residential 10 to 15 du/ac ( 14.86 +/- Acres)
Residential 15+ ( 4.97 +/- Acres)
Commercial ( 10.18 +/- Acres)
29TH AVE
27TH AVE
MARIPOSA ST
MISSOURI AVE
33RD AVE
31ST AVE
35TH AVE
31ST AVE
MONTEBELLO AVE
CAMELBACK RD
COLTER ST
GEORGIA AVE
28TH AVE
§¨¦
17
Proposed Change Area
Residential 3.5 to 5 du/acre
Residential 10 to 15 du/acre
Residential 15+ du/acre
Commercial
Industrial
Public/Quasi-Public
Transportation
E E E E
E E E E
E E E E
Parks/Open Space - Publicly Owned
Proposed Change Area
Public/Quasi-Public

MISSOURI AVE
CAMELBACK RD
27TH DR
35TH AVE
§¨¦
17
APPLICATION NO:
VILLAGE:
APPLICANT:
COUNCIL DISTRICT:
ACRES:
EXISTING:
PROPOSED CHANGE:
GPA-AL-1-20-5
31.06 +/-
5
Taylor Earl, Earl & Curley
Alhambra
GENERAL PLAN AMENDMENT
Public/Quasi Public ( 31.06 +/- 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 ( 1.05 +/- Acres)
Residential 10 to 15 du/ac ( 14.86 +/- Acres)
Residential 15+ ( 4.97 +/- Acres)
Commercial ( 10.18 +/- Acres)
27TH AVE
MISSOURI AVE
35TH AVE
CAMELBACK RD
§¨¦
17
Proposed Change Area
Residential 3.5 to 5 du/ac
Residential 10 to 15 du/ac
Residential 15+ du/ac
Commercial
Industrial
Parks/Open Space - Publicly Owned
Public/Quasi-Public
Transportation
Proposed Change Area
Public/Quasi-Public