Attachment C - VPC Summaries - GPA-SM-2-25-8.pdf
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Village Planning Committee Meeting Summary GPA-SM-2-25-8 Date of VPC Meeting July 14, 2026 Request From Residential 1 to 2 dwelling units per acre Request To Residential 5 to 10 dwelling units per acre Proposal Single-family residential (detached and attached) Location Approximately 995 feet south of the southeast corner of 15th Avenue and Baseline Road VPC Recommendation Approval, per the staff recommendation VPC Vote 11-3 VPC DISCUSSION: Item Nos. 4 (GPA-SM-2-25-8) and 5 (Z-112-25-8) are companion cases and were heard concurrently. Two members of the public registered to speak in opposition of this item and one member of the public registered to speak and did not indicate support or opposition. STAFF PRESENTATION Samuel Rogers, staff, presented the request, the location of the subject site, the surrounding context, the General Plan Land Use Map designation, the site plan, the staff recommendation, and the staff findings. Committee Member Mark Beehler asked about Stipulation No. 5 regarding improvements to 15th Avenue. Mr. Rogers explained that the applicant requested the stipulation in response to community traffic concerns, explained that improvements to 15th Avenue will extend past the subject site, and stated that the applicant could speak further to the requirements of the stipulation. Committee Member Lee Coleman stated that the detached single-family lots look skinny and asked how the homes will fit on the properties. Mr. Rogers explained that he would defer to the developer. Patrice Marcolla, with the applicant team, explained that homes are 30 feet wide with 5-foot side setbacks. APPLICANT PRESENTATION Ashley Marsh, representing the applicant, stated that she is excited about the opportunity to bring homeownership options to the area through two different housing ATTACHMENT C South Mountain Village Planning Committee Meeting Summary GPA-SM-2-25-8 July 14, 2026 Page 2 of 4 typologies, described the area, and explained the General Plan Amendment request. Ms. Marsh described the surrounding zoning and explained that the PUD allows both detached and attached homes within a single community. Ms. Marsh stated that when the applicant met with the VPC in November the project included attached homes along 15th Avenue and detached homes farther east, explained that the applicant received input regarding circulation concerns and school-traffic issues, and stated that the development team revised the plan to provide a single access point. Ms. Marsh described the stipulation related to Gary Way, explained that gates have been added in response to community feedback, and stated that the composition of the development had been changed to include detached single-family homes along the Western Canal. Ms. Marsh stated that the open-space area was expanded in response to VPC comments, stated that the number of detached homes was increased, and the number of attached homes was decreased. Ms. Marsh stated that one-third of the detached homes are one-story units, stated that guest-parking spaces were added throughout the site, displayed the proposed elevations, and explained that the PUD allows for a taller wall adjacent to a property owner who requested increased privacy. Ms. Marsh explained that the applicant is improving right-of-way that is not directly in front of the property, described the proposed multi-use trail easement (MUTE), and summarized the proposed improvements. QUESTIONS FROM THE COMMITTEE Committee Member Ralph Thompson II asked about home prices. Ms. Marsh stated that attached homes will be approximately $400,000, and detached homes will range from the high $400,000s to low $500,000s. Committee Member Mark Beehler asked how landscaping will be addressed. Ms. Marsh described the shading and landscaping are requirements. PUBLIC COMMENT Julie Stromberg stated that she moved to the area 30 years ago, explained that she is a botanist and urban farmer, and explained that agricultural uses keep the area cool, livable, and help sustain local wildlife. Ms. Stromberg stated that the proposed high-density development is not consistent with the area’s agricultural history and does not help keep the area cool and quiet. Ms. Stromberg stated that if the development moves forward, she recommends native plantings and stated that she would be happy to work with the developer. Mathew Chew stated that his property is directly south of the project, described his property’s deed restrictions, stated that the 150 homes proposed would have one entrance, and explained that based on the number of homes, approximately 500 residents and 300 vehicles could generate 1,000 additional trips on 15th Avenue each day. Mr. Chew stated that 15th Avenue is unimproved and described issues when South Mountain Village Planning Committee Meeting Summary GPA-SM-2-25-8 July 14, 2026 Page 3 of 4 school is starting and ending. Mr. Chew stated that the neighborhood had obtained speed humps on South Mountain Avenue and stated that the traffic situation is difficult. Brittany Conklin stated that she lives near the project and is not opposed. Ms. Conklin stated that she appreciates the developer taking community feedback and stated that during Rio PHX discussions the community expressed desire for development but not at the cost of livability. Ms. Conklin stated that she understands traffic concerns, noted dangerous driving behavior on Baseline Road, and stated that thoughtful development is needed. Ms. Conklin stated that it feels unusual to have townhomes directly across from detached homes and suggested waiting on the proposal. Committee Member Kassandra Alvarez stated that the development would be a great project along the Rio Salado. APPLICANT RESPONSE Ms. Marsh stated that the development should not be designed around the 30-minute school-traffic window and stated that the team has gone above and beyond to add improvements beyond the property frontage. Ms. Marsh stated that 15th Avenue is a minor collector, that any development will generate additional traffic, that the roadway is designed to accommodate traffic and will be improved as development occurs, and described proposed improvements along 15th Avenue. Ms. Marsh stated that the applicant has a local plant list but welcomes additional direction and reiterated that the project provides homeownership opportunities. FLOOR/PUBLIC DISCUSSION CLOSED: MOTION, DISCUSSION, AND VOTE Committee Member Manish Gupta asked how wide 15th Avenue is. Ms. Marsh stated that the existing width is 26 feet and will be widened to 44 feet. Committee Member Gupta asked how school-traffic issues would be addressed and stated that people drive very fast on Baseline Road. Ms. Marsh displayed drone footage of school drop-off time, described the circulation plan, and explained that dedicated lanes and right-of-way improvements will alleviate concerns. Ms. Marsh displayed footage taken seven minutes after school begins and stated that the roadway is quiet after drop-off. Committee Member Darlene Jackson stated that there will still be 500 additional residents, explained that Rio Montana Area Plan states that balance should be promoted and distinctive equestrian character retained, and asked how the history of the area will be respected. Ms. Marsh stated that the equestrian heritage is respected through the landscape buffer and stated that the home designs incorporate agricultural and equestrian influences. Committee Member Jackson asked what those influences look like. Ms. Marsh stated that the homes will utilize farmhouses architecture. Committee Member Jackson asked whether a western-style gate could be provided. Ms. Marcolla stated that the team intends to show design elements consistent with the South Mountain Village Planning Committee Meeting Summary GPA-SM-2-25-8 July 14, 2026 Page 4 of 4 area. Committee Member Jackson stated that the project could be excellent if it emphasizes the best attributes of the surrounding area. Committee Member Greg Brownell stated that in the film Gladiator there are two horses at an entrance and suggested that similar elements could be incorporated. Motion: Committee Member Tamala Daniels made a motion to recommend approval of GPA- SM-2-25-8. Committee Member Greg Brownell seconded the motion. Vote: 11-3, motion to recommend approval of GPA-SM-2-25-8 passed with Committee Members Alvarez, Beehler, Brownell, F. Daniels, T. Daniels, Falcon, Gupta, Jackson, Shepard, Viera, and Greathouse in favor and Committee Members Brooks, Coleman, and Thompson, opposed. Committee Member Alvarez commended the applicant team on their public outreach, stated that she understands the traffic issues, stated that traffic issues are present everywhere, and stated that she is not generally a fan of rezoning agricultural land but is supportive if the applicant works with the neighbors. Committee Member Alvarez encouraged the applicant team to develop similar projects adjacent to the Rio Salado. Committee Member George Brooks explained that he leans more towards not supporting the proposal. Committee Member T. Daniels reminded the VPC that there are other successful PUDs within the South Mountain Village with a similar mix of housing types. Committee Member Gupta stated that he votes yes with the traffic conditions in mind. STAFF COMMENTS REGARDING VPC RECOMMENDATION: None. Village Planning Committee Meeting Summary GPA-SM-2-25-8 INFORMATION ONLY Date of VPC Meeting October 14, 2025 Request From Residential 1 to 2 dwelling units per acre Request To Residential 5 to 10 dwelling units per acre Proposal Single-family residential (detached and attached) Location Approximately 995 feet south of the southeast corner of 15th Avenue and Baseline Road VPC DISCUSSION: Item No. 5 (GPA-SM-2-25-8) and Item No. 6 (Z-112-25-8) are companion cases and were heard together. Four members of the public registered to speak on this item, in opposition. APPLICANT PRESENTATION Ashley Z. Marsh, representing the applicant, introduced herself and the development team, explained the presentation is for information only, explained the process, and stated the team is expecting feedback and will return at a later date. Ms. Marsh noted the project is early in the process, described Meritage Homes, described the subject site, explained there is a lot of growth in the area, and described some of the surrounding developments. Ms. Marsh described the rezoning request, explained what Planned Unit Developments (PUDs) are, described the General Plan Amendment (GPA) request, described the development plan, and explained that the project will bring for- sale development with attached and detached units within the same community. Ms. Marsh stated that 58 units will be detached and 94 units will be attached, explained there will be a 50-foot landscape setback along 15th Avenue with a pedestrian paseo, a central community space, and bike parking, displayed the elevations, explained the agrarian influences in the design, and described traffic improvements. QUESTIONS FROM THE COMMITTEE Committee Member Marcia Busching asked if the project would be a candidate for Missing Middle Housing. Samuel Rogers, staff, explained that the applicant has not indicated that they will be utilizing the Middle Housing provisions but are a candidate to use them. Mr. Rogers described the Middle Housing provisions. Ms. Marsh stated that they are not planning to utilize the Missing Middle tool. South Mountain Village Planning Committee Meeting Summary GPA-SM-2-25-8 - Information Only October 14, 2025 Page 2 of 3 Committee Member Darlene Jackson asked about ownership opportunities to generate wealth and inquired whether there is a plan to provide opportunities for moderate- and low-income families and local residents. Ms. Marsh stated there are programs for first-time home buyers and that the project is targeted at staying within FHA limits. Ms. Marsh stated that setting aside specific homes would violate Fair Housing laws. Committee Member Jackson asked if the development is going to help build generational wealth within the community. Ms. Marsh stated that this is a for-sale development. Committee Member Trent Marchuk expressed appreciation for the fee-simple, for-sale development. PUBLIC COMMENT Tina Griffin stated that she has lived in the area since 1976, explained she would never have thought the farmers would stopped farming, stated that she would like to see more open space and less density, stated that she does not want to see the back half of the property so dense, and suggested mixing attached and detached homes with more open space. Ms. Griffin stated that she is aware there is a lot of building around the area, stated that the surrounding developments have more space, and explained she would like the open look to continue on her street. Ms. Griffin expressed preference for more open space, less congestion, and all detached homes to create a uniform look with the surrounding area and stated that the back half of the proposal looks like an apartment complex. Stephanie Dunn stated that she is in opposition to the proposal, expressed a preference for R1-18 zoning rather than a PUD, stated that the surrounding area has consisted of large-lot properties for generations, expressed concern about congestion, and explained that 15th Avenue is barely one lane. Ms. Dunn expressed concern that two-story homes will block city views, stated that the project is not right for the area, and explained that the traffic study does not appear to have been done during school pick- up and drop-off times. David Eberle introduced himself, stated that the mailer was sent to an old address, suggested that the City verify that notices are sent to the correct addresses, and stated that he loves the open space and rural character but feels the project is too dense. Mr. Eberle described how the project is not in compliance with the principles of the South Mountain Character Plan, stated that 200 homes and 500 additional cars are too much traffic, and explained that impact fees need to account for the development’s impact. Randal King described existing traffic problems in the area, explained that the nearby school does not have buses and all students are driven, stated the area is caught in constant traffic jams, and stated that the road is not designed for a subdivision of this South Mountain Village Planning Committee Meeting Summary GPA-SM-2-25-8 - Information Only October 14, 2025 Page 3 of 3 size. APPLICANT RESPONSE Ashley Z. Marsh thanked attendees for their comments, stated that the project is early in the process, noted that 15th Avenue is a collector street, and explained that the PUD locks in the number of units and that any change would require a PUD amendment. Ms. Marsh stated that there have been a lot of changes in the area’s General Plan, stated that the project aligns with the area, reiterated the benefits of the project, and emphasized that it is a fee-simple, for-sale development. Ms. Marsh stated that the team is happy to address any questions. FLOOR/PUBLIC COMMENT CLOSED: COMMITTEE DISCUSSION Committee Member Tamala Daniels stated that the Village Planning Committee plans 20 years out, expressed appreciation that a builder is proposing a fee-simple, for-sale product, noted that there is a nearby PUD with a similar fee-simple model that has been good for the community, and stated that many projects brought to the Committee have been rental-based, but this project supports building wealth through homeownership. Committee Member Jackson asked if there has been any discussion about lowering the density and encouraged the community to stay involved and continue to negotiate with the developer. Ms. Marsh stated that this is the project the applicant is looking to build.