Attachment B - VPC Summary - PHO-1-26--Z-92-23-8.pdf
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Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Date of VPC Meeting May 12, 2026 Date of Planning Hearing Officer Hearing May 20, 2026 Request Legislative review of the conceptual site plan, elevations, and landscape plan per Stipulation 1. Location Southeast corner of 19th Avenue and Baseline Road VPC Recommendation Approval, with a modification VPC Vote 14-0 VPC DISCUSSION & RECOMMENDED STIPULATIONS: Committee Members Manish Gupta, Darlene Jackson, Fatima Muhammad Roque, and Trent Marchuk joined during this item bringing quorum to 14 members present (10 needed for quorum). One member of the public registered to speak and did not indicate support or opposition. STAFF PRESENTATION Samuel Rogers, staff, provided an introduction and overview of the proposal, identifying the size, location, zoning, adjacent land uses, and General Plan Land Use Map designation. Mr. Rogers discussed the PHO (Planning Hearing Officer) process, history of the site, and explained the request. APPLICANT PRESENTATION David Richert, representing the applicant, introduced himself, provided background on his history with the City of Phoenix, displayed the site plan, and described the proposed commercial project. Mr. Richert reviewed the building elevations, color palette, and material selections, and presented the landscape plan. Mr. Richert displayed the parcel map, described potential future users, discussed infrastructure needs, and summarized proposed signage and lighting for the site. QUESTIONS FROM THE COMMITTEE Committee Member George Brooks asked whether there is a car wash across the street and asked whether there is a need for another car wash on the subject site. Mr. ATTACHMENT B South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 2 of 14 Richert stated that the decision is driven by competition and discussed by-right zoning allowances. Committee Member Ralph Thompson II noted that the applicant had listed potential restaurants they had not yet heard from and asked about the project timeline. Mr. Richert stated that WinCo will construct much of the major site infrastructure, explained that additional users will follow, and estimated that full build-out could take approximately five years. Chair Arthur Greathouse III asked Mr. Richert to discuss the process of attracting tenants and the importance of having an anchor. Mr. Richert explained the calculations developers make when distributing infrastructure costs across future tenants and discussed maintenance and enforcement considerations. Committee Member Trent Marchuk thanked Mr. Richert for his advocacy for the area, shared that his wife is born and raised in South Phoenix, and explained that many locals embrace the name “South Phoenix”. Committee Member Trent Marchuk asked what happened with Fry’s, a previous potential tenant. Mr. Richert stated that Fry’s did not provide a reason, noted that Fry’s has another store in the general area, and stated that WinCo considers the site a strong opportunity. Committee Member Marchuk asked whether the corner is still targeted for a sit-down restaurant. Mr. Richert explained the rationale behind the proposed stipulation language, discussed a potential user, and stated that the location could be attractive for a local business. Vice Chair Emma Viera suggested that area could consider a district identity similar to Mesa’s Asian District and suggested a potential food-oriented district. Committee Member Marchuk asked whether residential uses previously planned as part of the larger rezoning area are still anticipated. Mr. Richert confirmed that residential development is still planned and described mitigation measures for compatibility between commercial and future residential uses. Committee Member Greg Brownell expressed concern about the large number of trees proposed, noted the potential water demand, and explained the risk of losing trees if not properly maintained. Committee Member Brownell asked whether the developer could form a partnership with SRP regarding water costs in the event the anchor tenant leaves. Mr. Richert discussed commercial associations and potential water-recycling efforts. Committee Member Brownell noted that the property is served by SRP irrigation and described how nurseries in South Mountain manage SRP irrigation rights. Mr. Richert stated that the SRP water rights would be turned over to the City of Phoenix and stated that he would work with City staff. South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 3 of 14 Committee Member Kay Shepard described another shopping center that is a strong example of walkable design. Mr. Richert asked Committee Member Shepard to share photos and stated he would provide his contact information. Committee Member Manish Gupta noted that WinCo is an employee-incentivized company and offers prices lower than many competitors. Committee Member Brooks described a NASA infrastructure heat-mapping tool and encouraged the applicant to incorporate heat-mitigation strategies. Mr. Richert stated that he supports creative heat-mitigation methods, stated that building standards already require reflective materials, explained he could incorporate the latest techniques, and added that improvements along the Rio Salado could also support heat mitigation. Committee Member Brooks emphasized that retrofitting heat mitigation after construction is more costly and encouraged innovation early in the process. Committee Member Mark Beehler asked whether the developer is requesting to remove the Village Planning Committee (VPC) from the review process. Mr. Richert described the proposal. Chair Greathouse stated that stipulations could require the developer to return for review. Mr. Richert stated that the applicant is not trying to remove the VPC from the process and described the value of the Committee’s input. Committee Member Beehler asked what would happen if WinCo backs out and expressed concern that undesirable uses could replace the proposed tenants. Committee Member Marcia Busching asked whether the applicant had any objection to providing pedestrian access on Beautiful Lane. Mr. Richert stated that such access would likely be required when the residential development is proposed and that the team would note the request. Committee Member Busching recommended modifying Stipulation No. 1 to remove the word “approved,” change a reference “WinCo” to “Major A” site, and clarify that “lots” refers to the lots depicted on the site plan. Mr. Richert stated that the applicant team supports the proposed changes and noted that WinCo had requested their name be included in the stipulation. Committee Member Busching recommended adding a pedestrian access point at 17th Street and Beautiful Lane connecting east and south. Committee Member Marchuk asked about adding a stipulation preventing excessive pruning of trees. Mr. Richert discussed landscape maintenance practices and stated that delivery-timing information is not currently available in relation to pedestrian access. Mr. Richert suggested that a stipulation requiring a Comprehensive Sign Package could be added. Committee Member Marchuk asked about the corner user. Mr. Richert stated that the site plan is conceptual and potential users for the corner may change. Mr. Rogers described the landscape ordinance requirements and enforcement for maintenance, South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 4 of 14 explained that specific users for the corner cannot be stipulated, and confirmed that a stipulation requiring a Comprehensive Sign Package could be added. Committee Member Shepard described landscape maintenance best practices. Committee Member Beehler asked what benefits the South Mountain Village offers the developer to justify making the requested changes. Committee Member Busching stated that if she were the developer, she might not want to invest in designing a site that could later be changed. Chair Greathouse stated that the applicant is seeking feedback early and need some flexibility. Committee Member Marchuk asked whether recent state law related to administrative design review affects the discussion. Mr. Rogers explained that the state law is the reason the stipulation language must be modified. Chair Greathouse asked whether the Committee should stipulate future review and comment of the plans. Mr. Rogers confirmed that they could. Committee Member Brownell noted that other hearing bodies will review the case after the VPC, stated that the City Council office is the primary point of influence, stated that the Committee still has authority to make recommendations, and that the VPC is in a reasonable position to approve the request. Vice Chair Viera expressed support for having cases return for review and comment. PUBLIC COMMENT JoAnne Jensen stated where she lives, explained that she was asked by the community to negotiate with the developer during earlier discussions, stated that the group had previously established a good balance, and expressed concern that community comments and ideas may not be carried forward. Ms. Jensen noted that there is significant community attention on this project, explained that the project will have major impacts on the area, expressed concerns regarding truck traffic, lighting levels, and the proposed 15-foot light-pole height. Ms. Jense stated that she serves on the Laveen VPC, emphasized the importance of the VPC role, and stated that it is unfortunate when the VPC is cut out of the process. Ms. Jensen stated that the presence of four gas stations and a car wash in the area does not make the site appear desirable and thanked the Committee for its time. APPLICANT RESPONSE Mr. Richert explained that lighting levels cannot be too low for safety reasons but that lighting can be shielded and stated that if trucks exit onto 19th Avenue truck-related issues should be minimized. FLOOR/PUBLIC DISCUSSION CLOSED: MOTION, DISCUSSION, AND VOTE South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 5 of 14 Chair Greathouse summarized the major goals of the project, noted that this is the largest site the Committee will see developed, and summarized the concerns raised by both the Committee and the public. Committee Member Marchuk stated that an 8-foot sound wall should be required and asked whether the Committee wanted to require future review and comment for subsequent development phases. Chair Greathouse stated that such a requirement should be included. Committee Member Darlene Jackson stated that the area needs something to soften the design and bring the development together, expressed hope that the trees can be retained, and explained that while there is community concern about the car wash use, landscaping can help soften the appearance. Committee Member Jackson stated that she likes the proposal and is glad to see WinCo locating in the area. Committee Member Marchuk stated that urgent care had been discussed as a potential use. Mr. Richert stated that urgent care would be an allowed use and asked that Committee Members send him potential user leads. Committee Member Marchuk stated that there is community interest in a medical use. MOTION Committee Member Marcia Busching made a motion to recommend approval of PHO-1-26--Z-92-23-8 with a modification. Committee Member Kay Shepard seconded the motion. Committee Member Mark Beehler requested a friendly amendment to the motion to require that truck traffic only access the commercial site from 19th Avenue and Baseline Road. Committee Member Busching and Committee Member Shepard accepted the friendly amendment. VOTE 14-0, motion approval of PHO-1-26--Z-92-23-8 with a modification, passed with Committee Members Beehler, Brooks, Brownell, Busching, Coleman, F. Daniels, Gupta, Jackson, Marchuk, Muhammad Roque, Shepard, Thompson, Viera, and Greathouse in favor. Committee Member Fatima Muhammad Roque asked about EV charging. Mr. Rogers explained that a requirement regarding EV parking was included as a stipulation on the original rezoning case. Committee Member Brooks asked about modifying the stipulation regarding EV charging. Mr. Rogers explained that the stipulation regarding EV charging is not a part of the PHO request and cannot be modified. VPC RECOMMENDED STIPULATIONS: OVERALL SITE South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 6 of 14 1. THAT THE APPROVED The conceptual site plan, DATED FEBRUARY 27, 2026 FOR THE TOTAL COMMERCIAL C-2 SITE BE FOLLOWED AND BE APPLIED TO THE WINCO SITE MAJOR A SITE AND ALL FUTURE LOTS DEPICTED ON THE CONCEPTUAL SITE PLAN DATED FEBRUARY 27, 2026. THE elevations, and landscape plan (SEE PALETTE OF COLORS AND BUILDING MATERIAL AS SHOWN ON ATTACHMENTS DATED FEBRUARY 27, 2026) BE APPLIED TO THE WINCO SITE AND ALL for future development of the site DEPICTED ON THE CONCEPTUAL SITE PLAN DATE STAMPED FEBRUARY 27, 2026. shall be reviewed and approved by the Planning Hearing Officer through the public hearing process, including review by the South Mountain Village Planning Committee, for stipulation modification prior to preliminary site plan approval. This is a legislative review for conceptual purposes only. A COMPREHENSIVE SIGN PACKAGE SHALL BE REQUIRED FOR THE SITE THAT INCLUDES SIGNAGE THAT REQUIRES TRUCK TRAFFIC ENTER AND EXIT THE COMMERCIAL SITE FROM ONLY 19TH AVENUE AND BASELINE ROAD. THE APPLICANT SHALL RETURN TO THE SOUTH MOUNTAIN VILLAGE PLANNING COMMITTEE FOR REVIEW AND COMMENT OF THE FINAL SITE PLAN, ELEVATIONS, COLORS AND PALETTES, AND LANDSCAPE PLAN FOR ANY PARCEL NOT PREVIOUSLY PRESENTED PRIOR TO FINAL SITE PLAN APPROVAL. ANY IMPROVEMENTS SHALL USE MATERIALS AND DESIGNS FOR HEAT MITIGATIONS. Specific development standards and requirements will be determined by the Planning Hearing Officer and the OF THE Planning and Development Department. 2. The sidewalk along Baseline Road shall be a minimum of 6 feet in width and detached with a minimum 10-foot-wide landscape strip located between the sidewalk and back of curb and planted to the following standards, as approved by the Planning and Development Department. a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees planted 20 feet on center, or in equivalent groupings, that provide shade to a minimum 50. b. Drought tolerant vegetation to achieve a minimum of 75% live coverage. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment for installing the required plants. 3. The sidewalk along 19th Avenue shall be a minimum of 6 feet in width and detached with a minimum 10-foot-wide landscape strip located between the sidewalk and back of curb and planted to the following standards, as approved by the Planning and Development Department. South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 7 of 14 a. Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees planted 20 feet on center, or in equivalent groupings, that provide shade to a minimum 50 percent. b. Drought tolerant vegetation to achieve a minimum of 75% live coverage. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment for installing the required plants. 4. The sidewalk along South Mountain Avenue shall be a minimum of 5 feet in width and detached with a minimum 5-foot-wide landscape strip located between the sidewalk and back of curb and planted with minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, shade trees planted 20 feet on center, or in equivalent groupings, that provide shade to a minimum 50%, as approved by the Planning and Development Department. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment for installing the required plants. 5. A minimum of 10% of the required shrubs, shall be a milkweed or other native nectar species, and shall be planted in groups of three or more, as approved by the Planning and Development Department. 6. A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the south side of Baseline Road and a minimum 10-foot-wide multi-use trail (MUT) shall be constructed within the easement in accordance with the MAG supplemental detail and as approved or modified by the Planning and Development Department. 7. A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along the north side of South Mountain Avenue and a minimum 10-foot-wide multi-use trail (MUT) shall be constructed within the easement in accordance with the MAG supplemental detail and as approved or modified by the Planning and Development Department. 8. A minimum of 5.25 acres shall be reserved for open space, as shown on the conceptual landscape plan date stamped November 13, 2023. 9. Where pedestrian walkways cross a vehicular path, the pathway shall be constructed of decorative pavers, stamped or colored concrete, or other pavement treatments that visually contrasts parking and drive aisle surfaces, as approved by the Planning and Development Department. South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 8 of 14 10. All perimeter walls visible from street right-of-way shall include material and/or textural differences, such as stucco and/or split face block with a decorative element, such as tile or stamped designs, as approved by the Planning and Development Department. 11. A minimum of two green infrastructure (GI) techniques for stormwater management shall be implemented per the Greater Phoenix Metro Green Infrastructure and Low-Impact Development Details for Alternative Stormwater Management, as approved or modified by the Planning and Development Department. 12. Commercial landscaping and common areas shall be maintained by permanent and automatic/water efficient WaterSense labeled irrigation controllers or similar smart controller to minimize maintenance and irrigation water consumption for all on and offsite landscape irrigation. 13. Natural turf shall only be utilized on individual single-family lots (behind the front yard); required retention areas (bottom of basin), and functional turf areas located on properties for uses such as parks and residential common areas, as approved by the Planning and Development Department. 14. A minimum 50 feet of right-of-way shall be dedicated for the east side of 19th Avenue, adjacent to the development. 15. A minimum 30 feet of right-of-way shall be dedicated for the north side of South Mountain Avenue, adjacent to the development. 16. A minimum 50 feet of right-of-way shall be dedicated for the full width of all public local streets, internal to the development. 17. A minimum 5-foot-wide sidewalk shall be constructed on both sides of all public local streets. 18. Right-of-way shall be dedicated for the connection of the internal road network to Gary Way on the southeastern boundary of the site. 19. Crosswalks shall be placed across internal roadways separating residential and commercial land at significant pedestrian crossings, as determined by the Street Transportation Department. 20. Improvements to Baseline Road shall be consistent with the Arterial CM cross section including the construction of a raised median. 21. A Traffic Impact Analysis (TIA) shall be submitted to the City for this development. No preliminary approval of plans shall be granted until the study South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 9 of 14 is reviewed and approved by the Street Transportation Department. The TIA shall include signal warrant analysis for 19th Avenue and South Mountain Avenue. If the approved TIA determines that a signal is warranted at this intersection, the developer shall be required to fund 100% of the cost and construct the signal. If the TIA does not warrant the signal, the developer shall be required contribute 25% of traffic signal cost in an escrow account to the Street Transportation Department. 22. All existing electrical utilities within the public right-of-way shall be undergrounded, adjacent to the development. The developer shall coordinate with the affected utility companies for their review and permitting. 23. Existing SRP facilities along 19th Avenue are to be relocated outside of City right-of-way. Contact SRP to identify existing land rights and establish the appropriate process to relocate the facility. Relocations that require additional dedications or land transfer require completion prior to obtaining plat and/or civil plan review approval. 24. Replace unused driveways with sidewalk, curb, and gutter. Also, replace any broken or out-of-grade curb, gutter, sidewalk, and curb ramps on all streets and upgrade all off-site improvements to be in compliance with current ADA guidelines. 25. All streets within and adjacent to the development shall be constructed with paving, curb, gutter, sidewalk, curb ramps, streetlights, median islands, landscaping and other incidentals, as per plans approved by the Planning and Development Department. All improvements shall comply with all ADA accessibility standards. 26. The property owner shall record documents that disclose the existence, and operational characteristics of Phoenix Sky Harbor Airport to future owners or tenants of the property. The form and content of such documents shall be according to the templates and instructions provided which have been reviewed and approved by the City Attorney. 27. In the event archaeological materials are encountered during construction, the developer shall immediately cease all ground-disturbing activities within a 33- foot radius of the discovery, notify the City Archaeologist, and allow time for the Archaeology Office to properly assess the materials. 28. Prior to final site plan approval, the landowner shall execute a Proposition 207 waiver of claims form. The waiver shall be recorded with the Maricopa County Recorder's Office and delivered to the City to be included in the rezoning application file for record. South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 10 of 14 C-2, R-3, AND R-4 ZONED SITES (Commercial and Multifamily) 29. All uncovered surface parking spaces shall be shaded to achieve a minimum 25% shade with either structural shade, minimum 2-inch caliper size, single- trunk, large canopy, drought-tolerant, shade trees, or a combination of the two, as approved by Planning and Development Department. 30. A minimum of 2% of the required parking spaces shall include EV Installed infrastructure. A minimum of 5% of the required parking spaces shall include EV Capable spaces. 31. Site lighting shall be provided at building entrances/exits, and in public assembly and parking areas, as approved by the Planning and Development Department. 32. All public and private pedestrian pathways including sidewalks shall be shaded to a minimum 75%, as approved by the Planning and Development Department. 33. Pressure regulating sprinkler heads and drip lines shall be utilized in any turf areas to reduce water waste. 34. Only landscape materials listed in the Phoenix Active Management Area Low- Water-Use/Drought-Tolerant Plant List shall be utilized, as approved or modified by the Planning and Development Department. C-2 ZONED SITES 35. Drive-through windows adjacent to a perimeter street shall be screened by a minimum four-foot-tall mound, or other comparable screening, as approved by the Planning and Development Department. 36. Bicycle parking spaces shall be provided per the requirements of Section 1307.H of the Phoenix Zoning Ordinance through inverted U and/or artistic racks located near the office and installed per the requirements of Section 1307.H of the Phoenix Zoning Ordinance. Artistic racks shall adhere to the City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle Master Plan. 37. Bicycle parking spaces shall be shaded by a structure, landscaping, or a combination of the two to provide a minimum of 75% shade, as approved by the Planning and Development Department. South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 11 of 14 38. A minimum of 5% of the provided bicycle parking spaces shall include standard electrical receptacles for electric bicycle charging capabilities, as approved by the Planning and Development Department. 39. Prior to final site plan approval, documentation shall be provided that demonstrates a commitment to participate in the Water Efficiency Checkup program for a minimum of 15 years, or as approved by the Planning and Development Department. R-3 AND R-4 ZONED SITES (Multifamily) 40. Bicycle infrastructure shall be provided as described below, located in open space areas, near entrances of buildings, or in a secure location inside the building and installed per the requirements of Section 1307.H of the Phoenix Zoning Ordinance. Bicycle parking spaces shall be provided through inverted U and/or artistic racks. Artistic racks shall adhere to the City of Phoenix Preferred Designs in Appendix K of the Comprehensive Bicycle Master Plan, as approved by the Planning and Development Department a. The developer shall provide secure bicycle parking per Section 1307 of the Zoning Ordinance. b. Guest bicycle parking shall be provided at a minimum rate of 0.05 spaces per dwelling unit, up to a maximum of 50 spaces required. c. A bicycle repair station (“fix it station”) shall be provided and maintained on site within an amenity area or near a primary site entrance. The bicycle repair station (“fix it station”) shall be provided in an area of high visibility and separated from vehicular maneuvering areas, where applicable. The repair station shall include, but not be limited to: i. Standard repair tools affixed to the station; ii. A tire gauge and pump affixed to the base of the station or the ground; iii. A bicycle repair stand which allows pedals and wheels to spin freely while making adjustments to the bike. 41. A minimum of 10% of the provided bicycle parking spaces shall include standard electrical receptacles for electric bicycle charging capabilities, as approved by the Planning and Development Department. R-3 ZONED SITES South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 12 of 14 42. Perimeter fencing adjacent to 19th Avenue shall be a minimum of 50% open view fencing, as approved by the Planning and Development Department. 43. Buildings adjacent to 19th Avenue shall have units oriented towards 19th Avenue and shall include individual porches or patios. 44. The maximum building height shall be limited to two stories or 30 feet. R-4 ZONED SITES 45. The maximum building height shall be limited to two stories or 30 feet. 46. The development within the R-4 area shall be limited to a maximum of 360 units. R1-10 ZONED SITES 47. Building elevations shall be developed to the following standards, as approved by the Planning and Development Department: a. Building elevations shall contain multiple colors, exterior accent materials and textural changes that exhibit quality and durability such as brick, stone, colored textured concrete or stucco, or other materials to provide a decorative and aesthetic treatment. b. A minimum of 50% of the elevations for each floor plan shall provide a covered front porch in the front yard with a minimum of 60 square feet in area at a depth of at least 6 feet. No porch shall terminate within the plane of a door or window. c. Pitched roofs shall be provided on all building elevations. 48. The maximum building height shall be limited to one story or 24 feet. 49. Lots along the south perimeter shall be a minimum of 160 feet in depth. 50. Lots shall be a minimum of 75 feet in width. 51. Prior to preliminary plat approval, documentation shall be provided that demonstrates participation in the Environmental Protection Agency’s WaterSense certification program, or an equivalent program, as approved by the Planning and Development and Water Services Departments. 52. A WaterSense inspection report from a third-party verifier shall be submitted that demonstrates successful participation in the Environmental Protection South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 13 of 14 Agency’s WaterSense certification program, or an equivalent program, prior to certificate of occupancy, as approved by the Planning and Development Department. 53. Participation in the City of Phoenix Homeowner’s Association Water Efficiency Program shall be incorporated into to Covenants, Conditions, and Restrictions for the subdivision, prior to final site plan approval. 54. Swimming pools on individual single-family lots shall be limited to 600 square feet in size. 55. Only landscape materials listed in the Phoenix Active Management Area Low- Water-Use/Drought-Tolerant Plant List shall be utilized in the common areas and within the front yards of individual residential lots, as approved or modified by the Planning and Development Department. R1-10, R-3, AND R-4 ZONED SITES (SINGLE-FAMILY AND MULTIFAMILY) 56. All landscape setbacks shall be planted with minimum 2-inch caliper, large canopy, drought-tolerant trees, 20 feet on center, or in equivalent groupings, with five 5-gallon shrubs per tree, as approved by the Planning and Development Department. Where utility conflicts exist, the developer shall work with the Planning and Development Department on alternative design solutions consistent with a pedestrian environment for installing the required plants. STAFF COMMENTS REGARDING VPC RECOMMENDATION: The VPC modification to Stipulation No. 1 included several elements that include text changes to improve clarity, a requirement for a Comprehensive Sign Package, that the applicant return to the VPC for review and comment of the final site plan, elevations, colors and palettes, and landscape plan, and that any improvements utilize use materials and designs for heat mitigations. Staff recommends that the portions of the modification regarding a Comprehensive Sign Package, review and comment of the final site plan, elevations, colors and palettes, and landscape plan, and the requirement to utilize materials and designs for heat mitigation be separated out of Stipulation No. 1 and be included as individual stipulations. See below for staff recommended language: 1. That the conceptual site plan, dated February 27, 2026 for the total commercial C-2 site be followed and be applied to the Major A Site and all future lots depicted on the conceptual site plan dated February 27, 2026. The elevations, and landscape plan (see palett of colors and building material as shown on attachments dated February 27, 2026) be applied to the WinCo site and all future development of the site depicted on the conceptual site plan date stamped February 27, 2026. Specific development standards and requirements South Mountain Village Planning Committee Meeting Summary PHO-1-26--Z-92-23-8 Page 14 of 14 will be determined by the Planning Hearing Officer of the Planning and Development Department. 2. A Comprehensive Sign Package shall be required for the site that includes signage that requires truck traffic enter and exit the commercial site from only 19th Avenue and Baseline Road, as approved by the Planning and Development Department. 3. The applicant shall return to the South Mountain Village Planning Committee for review and comment of the final site plan, elevations, colors and palettes, and landscape plan prior to final site plan approval for any parcel not previously presented. 4. Any improvements shall use materials and designs for heat mitigations.