Supporting Document (ea226095...)

Item 6
CITY COUNCIl
9*1
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REPORT
Meeting Date: November 10,2026
General Plan Element: Public Services & Facilities
General Plan Goal: Provide and maintain utility and infrastructure systems
ACTION
WM 2766 Northsight-AZ1B02A-S
UP-0008-2026
Request to consider the following:
1. Adopt Resolution No. 13775 a Conditional Use Permit for a new Type 4 Alternative
Concealment Wireless Communication Facility (WCF), concealed within a 67-foot-tall
artificial eucalyptus tree, with associated ground mounted equipment, located at 15355 N.
Northsight Boulevard with Highway Commercial (C-3) zoning.
Goal/Purpose of Request
The applicant’s request is to construct a new WCF to provide additional wireless coverage and
capacity in this area of Scottsdale in the design of a 67-foot-tall artificial Eucalyptus tree that has
the ability to add additional carriers.
Key Items for Consideration
• Wireless Communication Facility Conditional Use Permit Criteria (CUP)
• The Type 4 facility is subject to a CUP because the proposed height exceeds the maximum
allowable building height of thirty-six (36) in the C-3 zoning district.
• Faux tree WCF will have the ability to collocate multiple wireless carriers.
• Planning Commission heard this case on September 23, 2026 and recommended approval
with a vote of 7-0
OWNER________________
Wal-Mart Stores Inc.
702 SWe*"-Street
Bentonville, AR 72716-6209
Action Taken _

Planning Commission Report | WM 2766 Northsight-AZ1B02A-S UP-0008-2026
APPLICANT CONTACT
Joe Banko
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Kimley-Horn
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561-608-8872
Joe.banko@kimley-horn.com o
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LOCATiON O
15355 N Northsight Boulevard SliliE
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BACKGROUND
General Plan
The General Plan Land Use Element designates the property as Mixed Use Neighborhoods, with a
Regional Use Overlay. This category is intended for human-scale, relatively compact
development in locations with strong access to multiple transportation modes and major regional
services. It generally supports higher density residential development, office, retail, and a mix of
residential and nonresidential uses.
Zoning
The site is zoned Highway Commercial (C-3). The C-3 zoning district allows for commercial uses,
as well as wireless communication facilities. When the proposed height exceeds the maximum
allowable building height, a CUP is required.
Context
The subject property is located on the Wal-Mart property at 15355 N Northsight Boulevard., which
is located in a commercial area west of the State Route 101 Freeway between E. Frank Llpyd
Wright Boulevard and E Raintree Drive. This property was constructed in 1999. Please refer to
context graphics attached.
Adjacent Uses and Zoning
• North: Commerical retail center zoned C-3
• South: Wal-Mart building zoned C-3
• East: Wal-Mart building zoned C-3
• West: Home Depot property zoned C-3
Other Related Policies, References:
Scottsdale General Plan 2035, as amended
Zoning Ordinance
Case 5-ZN-1998: Rezoned subject property from C-2to C-3 in 1998.
APPLiCANFS PROPOSAL
Development Information
The development proposal includes constructing a new sixty-seven (67) foot tall alternative
concealment wireless communication facility in the design of an artificial Eucalyptus tree, with
Page 2 of 6

Planning Commission Report | WM 2766 Northsight-AZ1B02A-S UP-0008-2026
associated screen ground-mounted equipment, located in the northwestern portion of the
subject property. The proposed faux tree pole is 63-feet in height. Both the proposed tower and
the associated ground-mounted equipment will be located within a 751 square foot compound
screened by an 8-foot-tall split face CMU block wall. There will be a sliding gate installed for
access into the compound. The construction will occur within an existing parking lot landscape
island and no existing parking spaces will be removed.
Location and height requirements for WCF’s are determined by the carrier’s coverage objective
for the area, existing topography, capacity requirements dictated by the permanent and transient
population (passing traffic and time of day usage) and the distance of adjacent WCF’s within the
network. This portion of Scottsdale has high cellular traffic, due to the adjacent commercial
development and freeway, and is needed for additional wireless coverage and capacity.
• Existing Use: Wal-Mart parking lot landscape island
• Proposed Use: WCF with associated ground-mounted equipment.
• Parcel Size: 25.21 acres
• WCF Height Allowed by-right: 36-feet
• WCF Height Proposed with CUP: 63-feet to top of pole, 67-feet to top of branches and
lightning rod.
IMPACT ANALYSIS
Conditional Use Permit
Conditional Use Permits, which may be revocable, conditional, or valid for a specified time period,
may be granted only when expressly permitted after the Planning Commission has made a
recommendation and City Council has found as follows:
A. That the granting of such Conditional Use Permit will not be materially detrimental to the
public health, safety or welfare. In reaching this conclusion, the Planning Commission and
the City Council’s consideration shall include, but not be limited to, the following factors:
1. Damage or nuisance arising from noise, smoke, odor, dust, vibration or illumination.
• The proposed WCF produces no damage or nuisance from noise, smoke, dust,
vibration or illumination. The WCF equipment cabinet will contain air
conditioning units to cool the radio equipment, but the noise impacts should
be minimal due to its location and the screen wall.
2. Impact on surrounding areas resulting from an unusual volume or character of traffic.
• Once constructed, the proposed WCF use will not create any traffic once
constructed. The site is unmanned and there will only be occasional visits from
service technicians as needed.
B. The characteristics of the proposed conditional use are reasonably compatible with the
types of uses permitted in the surrounding areas.
Page 3 of 6

Planning Commission Report | WM 2766 Northsight-AZ1B02A-S UP-0008-2026
• The proposed use is located in a commercial area. The nearest multi-family
residential development is located approximately one-third of a mile to the
south, and the nearest single-family residential property is located over 0.40
miles to the east across the SR-101 Freeway.
C. The additional conditions specified in Section 1.403, as applicable, have been satisfied.
The proposal meets the provisions for Wireless Communication Facility (WCF) Type 4 as
identified in Zoning Ordinance Section 1.403.X., including:
1. All wireless communication facility use permits shall be granted for a maximum of five
(5) years from the date of City Council approval. The applicant shall.be responsible for
initiating a review of the approved wireless communication facility and shall
demonstrate that changes in technology, that are economically feasible, have not
eliminated the need for the Use Pernriit.
• Applicant acknowledged the current code requirement.
2. To the degree a proposed WCF meets height requirements set forth in this Ordinance,
no use permits shall be granted when heights are found to be intrusive, obtrusive or out
of character with the area.
• Although the proposed faux tree will be 67 feet in height and taller than the
existing desert trees in the vicinity, it is designed to resemble a eucalyptus tree,
which should blend more naturally with the surrounding landscape than a faux
pine tree or a generic steel monopole. The applicant’s original plan for this
facility was a streel monopole along the eastern side of the property, closer to
the SR-101 freeway southbound frontage road. Staff requested a more
^ camouflaged design in a less visible location.
3. Antennas and pole diameters shall be harmonious with the,existing context and not be
intrusive or obtrusive on the landscape and views.
<
• Antennas will be placed within socks that are textured and colored to match
the tree branches. Staff is stipulating that branches extend a minimum of 12-
inches beyond the antennas for better concealment. The pole will contain faux
bark from the ground up to the first branch attachment.
4. The WCF shall blend into its setting and, to the extent that it is visible, not be intrusive
on the landscape or obtrusive on views.
• The applicant’s original plan for this facility was a 70-foot-tall steel monopole
along the eastern side of the property, closer to the SR-101 freeway
southbound frontage road. Staff requested a shorter and more camouflaged
design in a less visible location, which led the applicant to relocate the
proposal to the subject location and modify the design. Staff is stipulating a
minimum branch count to improve the appearance. Staff is also including a
stipulation requiring that the branches be replaced if damaged by inclement
weather or fading from the sun.
Page 4 of 6

Planning Commission Report | WM 2766 Northsight-AZ1B02A-S UP-0008-2026
Transportation
There will be no impact to the number of existing parking stalls.
Water/Sewer
The facility will not utilize existing water and sewer facilities.
Fire/POlice
The proposed WCF will not have an impact on public safety. The improved wireless coverage and
capacity will assist public safety.
Open Space
This WCF has a minimal impact on provided open space and parking lot landscaping on the
property.
Community Involvement
The City of Scottsdale promotes public participation in the development of the built environment.
The applicant has complied with the city’s suggested best practices for public outreach. The
applicant notified property owners within 750-feet, installed a white project under consideration
sign, and held an online neighborhood, meeting via Teams on June 3, 2026. No public comment
('
has been received as of the drafting of this report.
Other Boards and Comrnissions
Planning Commission:
Planning Commission heard this case on September 23,2026 and recommended approval with a
7-0 Vote.
Recommended Approach:
Staff recommended that the Planning Commission find that the Conditional Use Permit criteria
have been met and make a recommendation to City Council for approval, per the attached
stipulations.
RECOMMENDATION
Recommended Approach:
Adopt Resolution No. 13775 a Conditional Use Permit for a new Type 4 Alternative Concealment
Wireless Communication Facility (WCF), concealed within a 67-foot-tallartificial eucalyptus tree,
with associated ground mounted equipment, located at 15355 N. Northsight Boulevard with
Highway Commercial (C-3) zoning.
RESPONSIBLE DEPARTMENT
Planning and Development Services
Current Planning Services
STAFF CONTACT
Page 5 of 6

Planning Commission Report | WM 2766 Northsight - AZ1B02A-S UP-0008-2026
Keith Niederer
Telecom Policy Coordinator
480-312-2953
kniederer@scottsdaleaz.gov
Approved By
Nitdcrtr
10/12/2026
Keith Niederer, Report Author Date
10/16/2026
Tim Curtis, AlCP, Current Planning Director Date
Planning Commission Liaison
Phone: 480-312-4210 Email: tcurtis@scottsdaleaz.gov
10/21/2026
Erin Perreault, AlCP, Senior Director Date
Planning and Development Services
Phone: 480-312-7093 Email: eperreault@scottsdaleaz.gov
ATTACHMENTS
1. Context Aerial
2. Resolution No. 13775
Exhibit 1: Aerial Close Up
Exhibit 2: Stipulations
Exhibit A to Exhibit 2: Plans
Exhibit 3: Additional Information
3. Existing Zoning Map
4. Photo Simulations
5. Community Involvement
6. City Notification Map
7. Planning Commission Draft Meeting Minutes September 23,2026
Page 6 of 6

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ATTACHMENT 1

RESOLUTION NO. 13775
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SCOTTSDALE,
MARICOPA COUNTY. ARIZONA, APPROVING A CONDITIONAL USE
PERMIT FOR A TYPE 4 WIRELESS COMMUNICATION FACILITY (WCF)
FOR TWO NEW TYPE 4, ALTERNATIVE CONCEALMENT WIRELESS
COMMUNICATION FACILITIES (WCF), IN THE DESIGN OF 67-FOOT-TALL
FAUX EUCALYPTUS TREE WITH ASSOCIATED GROUND-MOUNTED
EQUIPMENT ON A +/-25.21-ACRE SITE WITH HIGHWAY COMMERCIAL
DISTRICT (C-3) ZONING LOCATED AT 15355 N. NORTHSIGHT BLVD.
WHEREAS, the Planning Commission held a public hearing on September 23'^, 2026;
and
NOW. THEREFORE, LET IT BE RESOLVED, by the City Council of the City of
Scottsdale, Maricopa County, Arizona, as follows:
Section 1. That the City Council finds:
a) that the granting of this conditional use permit per stipulations set forth on
Exhibit 2 will not be materially detrimental to the public health, safety or
welfare based on, but not limited to, the following factors: damage or
nuisance arising from noise, smoke, odor, dust, vibration or illumination
and impact on surrounding areas resulting from an unusual volume or
character of traffic;
b) that the characteristics of the proposed conditional use are reasonably
compatible with the types of uses permitted in the surrounding areas and
that this Wireless Communication Facility (WCF) meets the additional
following criteria for a WCF:
1. The use permit is granted for a maximum of 5 years and the
Applicant is required to initiate any required further review as
specifically set forth in the Zoning Ordinance and is
responsible for removing the WCF once the use permit has
ended or expired.
2. The height of the WCF is found not to be intrusive, obtrusive or
out of character with the surrounding area.
3. The antennas and pole diameters of the WCF are found to be
harmonious with the existing context and not intrusive or
obtrusive on the landscape or views.
4. The shape of the WCF is found to blend into its setting and, to
the extent that it is visible, is not intrusive in its setting or
obtrusive to views.
5. The WCF is found to blend into its setting and, to the extent
that it is visible, is not intrusive on the landscape or obtrusive
on views.
Section 2. That a description of the conditional use permit is set forth in Case No.
UP-0008-2026. The property that is subject to the conditional use permit is shown on Exhibit 1
19593577 Resolution No. 13775
Page 1 of 2
ATTACHMENT 2

and the conditional use permit approval is conditioned upon compliance with all of the
stipulations that are set forth in Exhibit 2 and Exhibit 3. All exhibits are incorporated herein by
reference.
PASSED AND ADOPTED by the Council of the City of Scottsdale, Maricopa County.
Arizona this______ of__________ , 2026.
ATTEST: CITY OF SCOTTSDALE, an Arizona
municipal corporation
By:. By:.
Ben Lane Lisa Borowsky
City Clerk Mayor
APPROVED AS TO FORM;
By:.
Luis E.\S^taella, City Attorney
By: Joe Padilla, Deputy City Attorney
Resolution No. 13775
19593577 Page 2 of 2

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Resolution No. 13775
Exhibit 1
Page 1 of 1

Stipulations for the Conditional Use Permit
For a Type 4 Wireless Communication Facility
WM 2766 Northsight-AZ1B02A-S
Application Number: UP-0008-2026
These stipulations are in order to protect the public health, safety, welfare, and the City of
Scottsdale.
SITE DESIGN
1. CONFORMANCE TO CONCEPTUAL PLANS. Development shall conform with the conceptual
plans, attached as Exhibit A to Exhibit 2. Any proposed significant change to the conceptual
plans as determined by the Zoning Administrator shall be subject to additional public hearings
before the Planning Commission and City Council.
2. HEIGHT LIMITATIONS. Wireless Communication Facility (WCF) pole shall not exceed 55-feet in
height, with branches not exceeding 60-feet to top of tree.
3. DESIGN. Pole shall be clad with faux bark from the base of the pole to the height of the first branch
attachment. The balance of the pole shall be painted to blend with the color of the branches. No
climbing pegs are permitted.
4. BRANCHES. A minimum of four (4) branches per foot shall be installed. Branches shall be a mix of
four (4) to ten (10) feet in length. A branch quantity and branch layout exhibit shall be submitted
with the construction drawings to the satisfaction of City Staff.
5. ANTENNAS. Antennas shall be covered with socks that are colored and textured to match the tree
branches. Any tower mounted radio equipment shall be painted to match tree branches, no white
radio equipment is allowed. Antenna pipe mounts shall be trimmed to match height of antennas.
6. MAINTENANCE. The applicant shall perform periodic maintenance on the facility to keep it
looking in its original form. Any damage to the bark, branches and leaves, including color
fading, shall be repaired or replaced as soon as possible, or when directed by City staff.
Resolution No. 13775
Exhibit 2
Page 1 of 1

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Page 3 of 5
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Page 4 of 5
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> Page 5 of 5
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Scottsdale Revised Code Section 1.403
V. wireless communications facility (WCF) Type 4.
1. All use permits shaii be granted for a maximum of five (5) years from the date of
City Council approval. The applicant shall be responsible for initiating a review of
the approved wireless facility and shall demonstrate that changes in technology,
that are economically feasible, have not eliminated the need for the use permit. If
a new use permit is not granted, the applicant shall be responsible for the
removal of the facility. When a use permit Is granted for a co-location on a facility
with an existing use permit, the action of granting the new use permit shall
extend the existing use permit so that they will expire simultaneously.
2. To the degree a proposed WCF meets height requirements set forth in this
ordinance, no use permit shall be granted when heights are found to be intrusive,
obtmsive or out of character with the surrounding area.
3. Antennas and pole diameters shall be harmonious with the existing context and
not be intrusive or obtrusive on the landscape dr views.
4. The shape of the WCF shall blend witti other similar vertical objects and not be
intrusive in its setting or obtrusive to views.
5. The WCF shall blend into its setting and, to the extent that it is visible, not be
intrusive on the landscape or obtrusive on views.
Resolution No. 13775
Exhibits
Page 1 of 1

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ATTACHMENT 3

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Kimley»>Horn
May 18, 2026
Dear Property Owners and Interested Parties:
You are invited to attend an Open House meeting to discuss a Project Under
Consideration by Kimley-Horn and Associates.
Request: Approval of a conditional use permit for a new Type 4 Alternative Concealment
Wireless Communication Facility, designed as a 65' tall faux eucalyptus tree.
Pre-Application#: 905-PA-2025 AZ1B02A-S
Project Location: 15355 N Northsight Blvd, Scottsdale, AZ, 85260
Zoning: C-3 Highway Commercial
Applicant: Kimley-Horn and Associates on behalf of SBA Communications
Applicant Contact: Shahzad Mahmood, 561.404.9857, shahzad.mahmoodPkimlev-
horn.com
City Contact: Keith Niederer, 480-312-2953. KNiederer@ScottsdaleAZ.gov
Scheduled Open House
June 3,2026
5:30pm-6:30pm
Microsoft Teams Meeting (virtual)
Meeting ID: 232 140 002 498 894
Passcode: 6xY2pb7o
Dial in by phone - +1 984-204-1608.664787849# (US)
If you are unable to attend the Open House and would like to receive information on
the Project Under Consideration, please contact me at shahzad.mahmood@kimlev-
horn.com.
Please be aware that future public hearings will be held before the Scottsdale Planning
Commission and City Council to review this case. Specific meeting and hearing dates
have not vet been set. You will be notified at a later time identifying the date, time and
location of these meetings.
I would be happy to answer any questions or hear any concerns that you may have
regarding this proposal. You may reach me at 954 997 6161.
Sincerely,
Shahzad Mahmood
Kimley-Horn
954 997 6161
kimley-horn.com I 2046 Riverview Auto Drive, Suite 400, Mesa, AZ 85201 480 207 2666
ATTACHMENTS

A neighborhood Open House meeting was conducted on June 3,2026, frorti 5:30 PM to
6:30 PM via Microsoft Teams, in accordance with the City of Scottsdale’s neighborhood
notification requirements. The meetingwas advertised through mailed notices sent to
property owners within the required radjus, as well as additional interested parties
identified by the City. The purpose of the meetingwas to present the proposed Conditional
Use Permit request for a new Type 4 Alternative Concealment Wireless Communication
Facility, designed as a 65-foot faux eucalyptus tree, located at 15355 N Northsight Blvd in
Scottsdale, Arizona.
No members of the public attended the Cpen House meeting, and no written, verbal, or
electronic comments were received prior to, during, or following the meeting. As a result,
there were no public concerns, questions, or opposition expressed regarding the proposed
project.
The applicant remains available to address any future questions or concerns that may arise
during the public.hearing process.
Shahzad Mahmood
Kimley-Horn
954 997 6161

City Notifications - Mailing List Selection Map
AZ1B02A-S WM 2766 Northsight
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Additional Notifications: Pulled Labels Map Legend:
July 13, 2026
Interested Parties List '— Site Boundary
Adjacent HOA’s
P&Z E-Newsletter
Facebook
Properties within 750-feet
Nextdoor.com
City Website-Projects in the hearing process
Postcards: 71 UP-0008-2026
ATTACHMENT 6

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SCOTTSDALE PLANNING COMMISSION
KIVA-CITY HALL
3939 DRINKWATER BOULEVARD
SCOTTSDALE, ARIZONA
WEDNESDAY, SEPTEMBER 23, 2026
•DRAFT SUMMARIZED MEETING MINUTES •
PRESENT: Joe Young, Chair
William Scarbrough, Vice Chair
George Ertel, Commissioner
Michal Ann Joyner, Commissioner
Doug Drake, Commissioner
Barney Gonzales, Commissioner
David Reid, Commissioner
ABSENT: None
STAFF: Tim Curtis
Joe Padilla
Becca Cox
Jack Kelly
Jason McWilliams
Keith Niederer
CALL TO ORDER
Chair Young called the regular session of the Scottsdale Planning Commission to order at 5:00 p.m.
ROLL CALL
A formal roll call was conducted confirming members present as stated above.
MINUTES REVIEW AND APPROVAL
1. Approval of the September 9, 2026 Regular Meeting Minutes.
Commissioner Drake made a motion to approve the September 9, 2026 Regular Meeting
Minutes. Second by Commissioner Joyner, the motion passed unanimously by a vote of
seven (7) to zero (0).
Consent Abenda
* Note: These are summary action minutes only. A complete copy of the meeting audio is available on the
Planning Commission page on ScottsdaleAZ.gov, search "Planning Commission”
ATTACHMENT 7

Planning Commission
Regular Meeting Minutes
September 23, 2026
Page 2 of 2
2. UP-0008-2026 (AZ1B02A-S WM 2766 Northsiaht)
Request by owner for approval of a Conditional Use Permit for a new Type 4 Alternative
Concealment Wireless Communication Facility (WCF) designed as a 67-foot-tall faux Eucalyptus
tree with associated ground-mounted equipment, located at 15355 N. Northsight Blvd. with
Highway Commercial (C-3) zoning. Staff contact person is Keith Niederer, 480-312-2953.
Applicant contact person is Joseph Banko, 561-608-8872.
Item No. 2; Moved to Regular Agenda. Vice Chair Scarbrough made a motion for
recommendation of approval to City Council for case UP-0008-2026 after finding that the
CUP criteria have been met and that the proposed Conditional Use Permit is consistent and
conforms with the adopted General Plan, per the attached stipulations. Second by
Commissioner Ertel, the motion passed unanimousiy by a vote of seven (7) to zero (0).
ADJOURNMENT
With no further business to discuss, the regular session of the Planning Commission
adjourned at 5:18 p.m.
* Note: These are summary action minutes only. A complete copy of the meeting audio is available on the
Planning Commission page on ScottsdaleAZ.gov, search “Planning Commission”