Attachment C - VPC Summary - Z-104-L-75-3.pdf

ATTACHMENT C
Village Planning Committee Meeting Summary
Z-104-L-75-3
Date of VPC Meeting May 4, 2026
Request From C-2 PCD
Request To CP/BP PCD
Major Amendment to the Northgate PCD to allow office
Proposal
and warehousing
Location Southeast corner of Interstate 17 and Grandview Road
Approval, per the staff recommendation with
VPC Recommendation
modifications and direction
VPC Vote 13-0
VPC DISCUSSION:
No members of the public registered to speak on this item.
STAFF PRESENTATION
Robert Kuhfuss, staff, presented the land use, zoning, and General Plan information
on the site and surrounding area. Mr. Kuhfuss depicted the proposed site layout and
other information and noted that the existing parking garage would be removed. Mr.
Kuhfuss noted there would be no access from either the Interstate 17 frontage road or
from Parkview Lane. Mr. Kuhfuss stated there would be minimal changes to the
exterior of the existing building and would defer to the applicant for more details. Mr.
Kuhfuss stated that the proposed site plan met the development standards for the
proposed zoning district. Mr. Kuhfuss stated there were a number of city plans,
overlays, and initiatives that were addressed in the recommended stipulations of
approval and provided an overview of the recommended stipulations. Mr. Kuhfuss
stated that no letters of support or opposition had been received. Mr. Kuhfuss
presented staff’s findings and recommendation for approval subject to the stipulations
outlined in the staff report.
APPLICANT PRESENTATION
Shane Ross, representing the applicant with Tiffany & Bosco, P.A., thanked staff for
their work on drafting the stipulations. Mr. Ross provided information regarding the
site and its surrounding area, as well as the current and proposed zoning. Mr. Ross
stated that while the current C-2 zoning includes a large number of uses that are
permitted by-right, C-2 zoning does not allow for the type of warehousing use that is
sought for this site. Mr. Ross provided an overview of WareSpace stating that it was a
privately owned, co-warehousing space provider, being a mix of co-office and self-
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882

Deer Valley Planning Committee
Meeting Summary
Z-104-L-75-3
Page 2 of 6
storage geared towards providing small businesses with the ability to expand their
businesses without intense capital expense. Mr. Ross stated that a similar
WareSpace facility opened in south Phoenix earlier this year and this site would be an
expansion into the north valley market. Mr. Ross provided additional details as to
what is being offered to the market in terms of space size and shared amenities such
as a kitchen and restrooms, office space, and loading bays. Mr. Ross provided an
image depicting the proposed changes to the elevations, stating that the building’s
exterior would be refreshed. Mr. Ross displayed an image of the site plan noting that
the southern edge included considerable buffering and no access in deference to the
neighbors to the south. Mr. Ross reiterated that the existing parking structure would
be removed and noted that loading bays would be added to accommodate deliveries.
Mr. Ross stated that the maximum building height would be 26 feet. Mr. Ross
displayed an image depicting the large number of uses allowed under the current
zoning compared to the relatively small number of uses allowed under the proposed
zoning and reiterated the need to have warehousing as a permitted use. Mr. Ross
stated they were in agreement with the stipulations as outlined in the staff report.
QUESTIONS FROM THE COMMITTEE
Vice Chair Susan Herber asked if there would be any changes to the site’s ingress
or egress. Mr. Ross stated that access would only be from Grandview Road. Vice
Chair Susan Herber asked about the buffer zone located along the site’s southern
edge. Mr. Ross stated there were no proposed changes.
Committee Member Ricardo Romero asked about the proposed floor plan and if
there were any structural changes planned. Mr. Ross stated the building had been
used as a call center and would need an interior remodel. Committee Member
Romero asked for additional information regarding the end user. Mr. Ross stated
there was currently a lease with the owner of the building and that the land was state
trust land under the control of the State Land Department. Mr. Ross stated the intent
was for WareSpace to become the owner of both the building and the land. Mr. Ross
stated that the end users would include businesses that have outgrown their current
space and could range from someone running a drop-shipment business from their
house to a real estate staging company. Mr. Ross stated that WareSpace has a
screening process through their website. Committee Member Romero asked how
large the facility would be. Mr. Ross stated it would be about 130,000 square feet.
Committee Member Gerrald Adams asked how the city could be sure there were no
hazardous materials being stored on site and if each tenant would be required to
come to the city to pull a permit. Mr. Kuhfuss stated that it was his understanding
that the applicable building codes would govern what types of items could be stored
and what type of fire protection systems would be in place but there was no permit
requirement for individual tenants to occupy a space. Committee Member Gregory
Freeman stated that he works in commercial real estate and that the issue is often
handled through the lease agreement. Mr. Ross stated that his client has an internal
screening process that follows strict requirements and prohibits the storage of
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882

Deer Valley Planning Committee
Meeting Summary
Z-104-L-75-3
Page 3 of 6
hazardous materials on site. Mr. Ross stated that the requested zoning does not allow
for the storage of hazardous materials.
Vice Chair Herber asked if the applicant was aware of any blight or encampment
issues on the property. Mr. Ross stated he had heard there were issues in the past
but was not aware of any current issues and that activating the site would minimize
the potential for that to occur.
Committee Member Leon Thomas asked why the water efficiency program was
limited to 10 years and what happens when that time expires. Mr. Kuhfuss stated
that he was not sure, but the 10-year time frame was a standard time frame. Mr.
Kuhfuss stated that it was his understanding that after the 10-year time frame is over,
the owner is not obligated to commit to the program. Committee Member Thomas
asked what the implications were for requiring participation the program in perpetuity.
Mr. Kuhfuss stated that he did not have an answer to that question.
Committee Member Sandra Hoffman stated that Stipulation No. 9 was unclear in
that it did not specify what needed to be replenished and expressed concerns
regarding the ability of the landscape reviewer and the civil inspector to gauge
compliance with the stipulation as worded. Mr. Ross stated that he had discussed
this with the Street Transportation Department and had similar questions. Mr. Ross
stated that his understanding was that if a tree was missing, or there were other gaps,
they would need to replace it. Mr. Ross stated that he was not sure of the timing of
the stipulation and that it was his understanding that the stipulation was a standard
stipulation used in these situations. Mr. Ross stated that they were open to
suggestions on how to make that stipulation clearer.
Committee Member Fareed Bailey stated that he had a similar question as posed
by Committee Member Thomas and had already been addressed. Committee
Member Bailey asked if Waste Management was one of the prior occupants of this
facility. Mr. Ross stated that he was unsure if Waste Management had occupied the
site but was aware that a call center had occupied the site previously. Committee
Member Bailey stated that he was encouraged by the proposed adaptive reuse.
Committee Member Romero asked about the size of loading bays and if there would
be any retail traffic associated with the site. Mr. Ross stated that the loading bays
were intended to handle traditional load pallets and that the Traffic Impact Analysis
showed there would be less traffic with the proposed zoning verses commercial uses
allowed under the current zoning, even with potential truck traffic. Mr. Ross stated the
parking area was intended for the use of the tenants and their employees as opposed
to a typical retail operation where customers come to the site to shop.
Committee Member Keith Gray stated that Committee Member Hoffman’s question
was answered in Stipulation No. 2. Committee Member Hoffman stated that her
impression is that Stipulation No. 2 addresses the on-site condition whereas
Stipulation No. 9 relates to the right-of-way. Committee Member Gray stated that
adding similar language to Stipulation 9 might be a solution. Mr. Ross stated that
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882

Deer Valley Planning Committee
Meeting Summary
Z-104-L-75-3
Page 4 of 6
could be an option. Mr. Kuhfuss stated that the committee could direct staff to seek
further clarity on Stipulation No. 9 as part of the motion. Chair Braden Lopez-Biggs
asked Committee Member Hoffman if her desire for additional clarification was only
for Stipulation No. 9 and not Stipulation No. 2. Committee Member Hoffman stated
that Stipulation No. 2 was very clear.
PUBLIC COMMENTS
None
APPLICANT RESPONSE
None
COMMITTEE DISCUSSION
Committee Member Freeman stated that the proposed use is the missing middle of
warehousing and business spaces and is a perfect fit for the community. Committee
Member Freeman stated that Mr. Ross had presented to the Bell Road business
Alliance multiple times and that this was the kind of outreach that he expects.
Committee Member Adams stated that the proposal would help fill a gap for
businesses looking to expand but do not have the capital necessary to buy their own
facility.
Chair Lopez-Biggs stated that he is in agreement with both statements.
MOTION:
Vice Chair Susan Herber motioned to recommend approval of Z-104-L-75-3, per the
staff recommendation. Committee Member Fareed Bailey seconded the motion.
Chair Lopez-Biggs asked Vice Chair Herber if she would be willing to entertain a
possible amendment to the motion. Vice Chair Herber stated that she would consider
an amended motion. Committee Member Sandra Hoffman asked Vice Chair Herber
if she would be amenable to a friendly amendment to modify Stipulation No. 12 to
remove the 10-year minimum time frame and to provide direction for staff to provide
clarity on Stipulations No. 2 and 9. Vice Chair Herber amended her motion per
Committee Member Hoffman’s suggestion. Committee Member Bailey agreed to the
amended motion.
VOTE:
13-0, motion to recommend approval of Z-104-L-75-3, per the staff recommendation
with a modification to Stipulation No. 12 to remove the 10-year minimum time frame
and to provide direction to staff to provide clarity on Stipulations No. 2 and 9 passed
with committee members Adams, Bailey, Clark, Davenport, Freeman, Gray, Hoffman,
Romero, Sutphen, Thomas, Virgil, Herber, and Lopez-Biggs in favor and none
opposed.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882

Deer Valley Planning Committee
Meeting Summary
Z-104-L-75-3
Page 5 of 6
VPC RECOMMENDED STIPULATIONS
1. The developer shall update and comply with all applicable master development plans
prior to the issuance of the preliminary site plan approval, as approved by the Planning
and Development Department.
2. Required 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.
The existing trees located along Paradise Lane may be used to meet this requirement.
3. A minimum of 25% of the required surface parking areas shall be shaded, as approved
by the Planning and Development Department. Shade may be achieved by structures
or by minimum 2-inch caliper, drought-tolerant, shade trees, or a combination thereof.
4. 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.
5. A minimum of 10% of the required parking spaces shall include Electric Vehicle (EV)
Capable infrastructure, as approved by the Planning and Development Department.
6. A minimum of four bicycle parking spaces shall be provided through Inverted U and/or
artistic racks located near the front of the offices and installed per the requirements of
Section 1307.H of the Phoenix Zoning Ordinance, as approved by the Planning and
Development Department. Artistic racks shall adhere to the City of Phoenix Preferred
Designs in Appendix K of the Comprehensive Bicycle Master Plan.
7. A minimum of one of the required bicycle parking spaces shall include standard
electrical receptacles for electric bicycle charging capabilities, as approved by the
Planning and Development Department.
8. Vehicular ingress and egress shall be prohibited on Paradise Lane.
9. Existing streetscape beginning at back of curb shall be replenished with the approved
landscaping and trees along Grandview Road and Paradise Lane, as approved by the
Planning and Development Department.
10. 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.
11. 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.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882

Deer Valley Planning Committee
Meeting Summary
Z-104-L-75-3
Page 6 of 6
12. Prior to final site plan approval, documentation shall be provided that demonstrates a
commitment to participate in the City of Phoenix Business Water Efficiency Program
for a minimum of 10 years IN PERPETUITY, or as approved by the Planning and
Development Department.
13. 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.
14. 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.
STAFF COMMENTS REGARDING VPC RECOMMENDATION
Regarding Stipulation No. 12, the committee expressed concerns over the 10-year time
limit and suggested that participation in the program be perpetual in nature; however,
Stipulation No. 12 contains standard language, including the 10-year time frame, which
was agreed upon by both the Water Services Department and the Planning and
Development Department, as it would best capture the intent of the program without
being burdensome to the property owner.
City of Phoenix • Planning & Development Department
200 West Washington Street, 3rd Floor • Phoenix, Arizona 85003-1611 • (602) 262-6882