Attachment C - VPC Summary - Z-32-23-3.pdf

City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Village Planning Committee Meeting Summary 
Z-32-23-3
Date of VPC Meeting 
September 20, 2023 
Request From  
Request To 
Proposed Use 
R1-10 
C-3
C-3 commercial use (self-service storage warehouse).
Location 
Approximately 360 feet east of the southeast corner of 
Cave Creek Road and Mescal Street 
VPC Recommendation 
Approval, per the staff recommendation with direction 
VPC Vote 
7-3-0
VPC DISCUSSION: 
Three members of the public submitted speaker cards with all wishing to speak and all 
in opposition.  
STAFF PRESENTATION 
Mr. Klimek, staff, provided an overview of the site, its policy context, the proposal, and 
the staff recommendation. 
APPLICANT PRESENTATION 
Mr. Marty Hall introduced himself as representing the owner and described the property 
and the request. There are presently two homes on the subject site which is zoned R1-
10, and the owner also owns the adjacent vacant site which is zoned C-3. The request 
is for C-3 and the current proposal is for self-service storage warehouse but noted that 
C-3 also permits multifamily at R-3 intensity which is also an option. The site is
presently served by septic which would be acceptable for self-service storage and for
multifamily development, the sewer would need to be extended from Cave Creek Road.
The owner has initiated an abandonment for the portion of Mescal Street leading up to
the site and that the request has conditional approval at this time; the next steps will be
an appraisal and purchase of the former right of way. Under the current zoning, the site
can be developed into approximately four homes but noted that is likely not the highest
and best use of the land. The request for C-3 would allow for the greatest flexibility and
allow for either R-3, which is adjacent to the southwest, or C-3, which is adjacent to the
ATTACHMENT C

North Mountain Village Planning Committee Meeting Summary 
September 20, 2023 
Page 2 of 4 
 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
west and northwest. He added that, at the request of staff, he reached out to the City to 
see if they had interest in purchasing the property and they did not.  
 
QUESTIONS FROM THE COMMITTEE 
 
Committee Member McBride asked for detail on attendance at the required 
neighborhood meeting. Mr. Hall responded that he complied with all requirements and 
that the meeting had no attendees.  
 
Committee Member Freeman asked if any responses have been received from the 
neighborhood. Mr. Hall responded that no responses have been received but that he’s 
connected with each of the adjacent property owners and has heard no concerns.  
 
Committee Member Gore stated that there are already too many self-service storage 
warehouses and asked how they evaluated the options of storage against multifamily. 
Mr. Hall responded that he does multifamily development and that there is a market. He 
indicated that he reached out to many of the self-service storage operations, and they 
indicated that there is pent-up demand. He added that storage could be developed with 
the existing septic while multifamily would require the sewer be extended from Cave 
Creek Road which would be costly. Mr. Hall stated that C-3 permits both storage and 
multifamily and the request would provide the greatest flexibility. Committee Member 
Gore asked rhetorically why the VPC should approve something just to provide more 
options to a landowner. 
 
Committee Member Veidmark asked about the number of housing units permitted on 
the site under R-3 / C-3 zoning. Mr. Hall responded that R-3 / C-3 allows for a density of 
14.5 dwelling units per acre. 
 
Acting Chair Krentz noted that C-3 is a very permissive zoning district. Mr. Hall stated 
that the subject site is adjacent to C-3 zoning and C-3 uses so that it what they chose to 
pursue.   
 
Committee Member Barraza noted that there are two residences on the subject site. 
He asked about what else is happening on the property. Mr. Hall responded that it is 
used for storage of old cars. Committee Member Barraza asked if vehicle storage was 
a permitted use in R1-10. Mr. Klimek responded that there are various nuisance codes 
that apply to inoperable vehicles. 
 
PUBLIC COMMENTS 
 
Mr. Andrew Dalton introduced himself as the owner of Dalton Air Conditioning which is 
located on Mescal Street. He expressed concern that the abandonment of the street 
may impact the ability for large trucks to access their site, which is a necessity of their 
business. He stated that he was not informed of the request. He expressed further 
concern that there are often children playing near the junction of Mescal and Cave 
Creek Road which may be a safety issue if additional traffic were added.

North Mountain Village Planning Committee Meeting Summary 
September 20, 2023 
Page 3 of 4 
 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
 
Ms. Julia Taggert introduced herself as a representative of the Sunnyslope Historical 
Society. She stated that the mountain preserve is historic and contains historical value 
that is yet to be discovered. There is a nearby property at 1165 Cave Creek Road that 
belonged to Angel Revilla which is currently being evaluated for the National Register of 
Historic Places. 
 
Ms. Stacie Hurst introduced herself as the Chair of the Phoenix Mountain Preservation 
Council and explained that the development pattern along Cave Creek Road was 
originally residential and neighborhood commercial. The character gradually eroded into 
heavy commercial through piece-meal requests made to the city which, when approved, 
then served as precedent for further change. She concluded by stating that the sign was 
hidden from almost everyone, that the land should become mountain preserve, and that 
the change offers no benefit to the community. 
 
Committee Member O’Hara asked Mr. Klimek where the notification sign can go. Mr. 
Klimek responded that it typically must be placed on the property. 
 
Committee Member Baraza asked Ms. Taggert if the nomination for Angel’s property 
has been submitted and, if approved, if it will impact what can be done on adjacent 
properties. Ms. Taggert responded that the nomination has been filed. 
 
APPLICANT RESPONSE 
 
Mr. Hall stated that he has met with Mr. Dalton’s parents to discuss the rezoning and 
the abandonment and that they were ok with the idea and that the conditional approval 
for the abandonment requires that access be maintained to the Dalton property so truck 
access will be maintained. He stated that the two homes on the subject site are neither 
historic nor viable.  
 
Committee Member Barraza asked for detail on the status of the abandonment 
request. Mr. Hall responded that the abandonment is conditionally approved and that 
they were advised to wait for the rezoning to finalize the process. The conditions require 
an appraisal for the purchase of the abandoned property. The owner currently has 
approval from all impacted property owners and has an agreement with the adjacent 
multifamily property to purchase their portion of the property. 
 
FLOOR/PUBLIC DISCUSSION CLOSED: MOTION, DISCUSSION, AND VOTE. 
 
MOTION:  
Committee Member Freeman moved to deny the Z-32-23. Committee Member Gore 
seconded the motion. 
 
DISCUSSION:

North Mountain Village Planning Committee Meeting Summary 
September 20, 2023 
Page 4 of 4 
 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882 
Committee Member Freeman stated the proposal is speculative and should expect 
more of applicants on behalf of the impacted neighbors.  
 
Committee Member O’Connor stated that the site is challenged by utility and street 
access and is therefore not the “worst plan.” He added that, if this motion fails, he will 
make a motion to approve subject to working with the adjacent property owner 
regarding access. 
 
Committee Member Gore stated that this is the “worst plan” because the city does not 
need more self-storage, and this reduces the residential density near Sunnyslope.  
 
Committee Member O’Hara stated that the current use is a glorified junkyard and that 
the supply of self-storage indicates that there is still demand. Multifamily would require a 
sewer extension which is costly. 
 
Committee Member Gore stated that the market for self-storage is slowing and that 
many of the major players are holding their money and evaluating changes to the 
market. 
 
VOTE: 3-7-0, motion to deny fails with Committee Members, Freeman, Gore, and 
Larson in favor; Barraza, McBride, O’Connor, O’Hara, Veidmark, Whitney, and Acting 
Chair Krentz in opposition; and none in abstention 
 
MOTION:  
Committee Member O’Connor moved to approve Z-32-23 per the staff recommendation 
with the direction that the applicant shall coordinate with the owners of Dalton Air 
Conditioning. Committee Member O’Hara seconded the motion. 
 
DISCUSSION: 
 
Committee Member Barraza stated that he hopes the owner does not construct self-
storage but indicated they have property rights and under C-3 will have flexibility. 
 
VOTE: 7-3-0, motion to approve Z-32-23-3 per the staff recommendation and with 
direction passes with Committee Members Barraza, McBride, O’Connor, O’Hara, 
Veidmark, Whitney, and Acting Chair Krentz in favor; Freeman, Gore, and Larson in 
opposition; and none in abstention. 
 
STAFF COMMENTS REGARDING VPC RECOMMENDATION & STIPULATIONS: 
None.