Attachment C - VPC Summary - Z-162-24-8.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-162-24-8
*REVISED
*Date of VPC Meeting
March 11, 2025 
Request From
R-4 RSIOD and C-3 RSIOD
Request To
C-3 RSIOD
Proposal
Fabrication, office and warehouse
Location
Approximately 230 feet east of the southeast corner of 
7th Street and Elwood Street 
VPC Recommendation 
Denial 
VPC Vote 
15-0
One member of the public register to speak on this item 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, the staff findings, and concluded by presenting the proposed 
stipulations. 
APPLICANT PRESENTATION 
Mario Mangiamele, representing the applicant, introduced himself and presented details 
of the subject site, including its surrounding zoning, location, acreage, and General Plan 
Land Use Map designation. Mr. Mangiamele described the surrounding land uses and 
zoning designations, explained that the request is consistent with the General Plan Land 
Use Map designation, outlined the proposed use, and displayed the conceptual site plan 
and elevations. Mr. Mangiamele stated that the rezoning is not for a speculative user but 
rather for the relocation of a family-owned and operated business. Mr. Mangiamele 
described the public outreach efforts and outlined the proposed stipulations. 
QUESTIONS FROM THE COMMITTEE 
Committee Member Greg Brownell thanked the applicant team for their presentation, 
stated that the business should remain in Scottsdale, stated that there is no guarantee 
that employees will live in the area, and expressed concern that showing the property as 
ATTACHMENT C

South Mountain Village Planning Committee 
Meeting Summary 
Z-162-24-8 
March 11, 2025 
Page 2 of 5 
 
compliant with the General Plan Land Use Map is misleading, as the map has not been 
updated since 2015. Committee Member Brownell emphasized the need to preserve 
residential zoning and explained the difficulties regarding residential development near 
the Rio Salado. 
 
Committee Member Lee Coleman asked whether the fabrication would be conducted 
indoors or outdoors, whether slabs would be produced on-site, and whether the business 
would be open to the public or operate as a wholesale entity. Mr. Mangiamele stated that 
fabrication would take place indoors, explained that slabs would be secured and then 
custom fabricated from those slabs, and stated that the office would be open to the public 
for sales. Committee Member Coleman asked if the buildings would be made of steel. Mr. 
Mangiamele stated that the proposed structures would be composed of steel and CMU 
block. 
 
Committee Member Mark Beehler echoed Committee Member Brownell's comments, 
stated that he does not support losing residential zoning, and expressed concern over 
commercial and warehouse encroachment in the area. Committee Member Beehler 
stated that there has been no community feedback indicating a desire for more 
warehouses in the area. 
 
Committee Member Trent Marchuk referenced a prior case at 12th Street and Jones, 
stating that the committee remembers that case, stated that residential development 
should be prioritized west of 12th Street, and asked staff about the compatibility of the 
proposal with the nearby AZ Fresh development. Mr. Rogers explained that the applicant 
team reviewed the AZ Fresh Development and the 12th Street and Jones case for design 
inspiration, explained that the proposal includes improvements such as a shaded 
detached sidewalk, explained that the request is compatible with the adjacent industrial 
and commercial zoning districts, stated the request is in alignment with City policies, and 
explained it is at the VPC’s discretion if they think the land use is not appropriate in the 
location.  
 
Committee Member Marchuk suggested that access from 7th Street would be 
preferable and stated that rezoning from residential is a short-sighted, expressed 
dissatisfaction with the proposed building elevations, and suggested collaboration with a 
community member who has worked with a developer to enhance a different project’s 
aesthetics. 
 
Committee Member Coleman stated that another steel building is not needed in the 
area. 
 
Committee Member Tamala Daniels inquired about potential environmental and 
material hazards, listed common risks associated with fabrication, and asked what 
mitigation measures were planned. Mr. Mangiamele stated that noise concerns would be

South Mountain Village Planning Committee 
Meeting Summary 
Z-162-24-8 
March 11, 2025 
Page 3 of 5 
 
mitigated as all fabrication would be conducted indoors and explained that the business 
must comply with state and federal environmental requirements. 
 
PUBLIC COMMENT 
 
Justin Francis echoed Committee Member T. Daniel’s concerns regarding 
environmental hazards and inquired about the business' hours of operation. Mike Kern, 
representing the applicant team, stated that operating hours would be 6 AM to 4 PM, with 
a six-hour shift on Saturdays, clarified that all operations would take place indoors, and 
noted that the company has operated for 45 years without environmental issues. Mr. M. 
Kern emphasized the applicant's commitment to being a good neighbor. Philip Kern, 
representing the applicant team, stated that while some chemicals, such as hydraulic 
fluids, are used, precautions are taken to ensure public safety compliance, explained that 
granite waste is recycled separately from other waste products, stated that employee 
safety is a high priority, and stated that many of the company’s employees reside in the 
area. 
 
Committee Member T. Daniels asked if only granite would be fabricated at the facility, 
inquired about the company's other location, and requested the business name. Mr. P. 
Kern explained that granite is the primary material, but other materials are used as well, 
stated that the business is currently located in Scottsdale, and stated the business 
operates under the name Old World Granite. 
 
Committee Member Coleman noted that 90 percent of similar businesses operate 
outdoors and struggle with dust control issues. Mr. P. Kern stated that all fabrication 
would be conducted indoors, emphasized that operations would be 100 percent wet to 
protect employees, and explained that the company employs robust water recycling 
methods. 
 
Committee Member Daniels asked why the applicant selected a site that is currently 
zoned residential. Mr. M. Kern stated that the company wanted to relocate, explained 
that the General Plan Land Use Map designates the site as commercial, explained that 
the property has split zoning, with a portion zoned C-3, stated the requested C-3 zoning 
district is compatible with the surrounding industrial and commercial zoning districts, 
stated that the his team believed the project would appropriate for the site, and stated 
that he thought the proposed building is well-designed. 
 
Committee Member Coleman inquired whether the property was a lot split from the 
property to the west and questioned how it received split zoning. Mr. M. Kern clarified 
that the site was not a lot split. 
 
Committee Member Daniels asked for the zoning breakdown of the site. Mr. Rogers 
stated that the site includes 2.89 acres zoned R-4 and 0.49 acres zoned C-3.

South Mountain Village Planning Committee 
Meeting Summary 
Z-162-24-8 
March 11, 2025 
Page 4 of 5 
 
 
APPLICANT RESPONSE 
 
Mr. Mangiamele stated that the applicant team did not intend to mislead or confuse the 
committee and that referencing the General Plan Land Use Map is standard when 
determining whether a rezoning request is appropriate. 
 
FLOOR/PUBLIC DISCUSSION CLOSED: MOTION, DISCUSSION, AND VOTE 
 
Committee Member Darlene Jackson expressed concern over increasing commercial 
encroachment in the area and emphasized the importance of proactive planning. 
 
Chair Arthur Greathouse III suggested discussing elevation improvements in case the 
project is approved at a subsequent hearing body. 
 
Committee Member Beehler requested clarification on Committee Member Jackson’s 
comments. Committee Member Jackson stated that commercialization is already 
occurring and cited residential-commercial adjacency north of Broadway as a relevant 
example. Committee Member Beehler stated that the best approach is to stop rezonings 
like the proposal. 
 
Committee Member Petra Falcon inquired about alternative site opportunities for the 
project. Committee Member Brownell stated that the project would be welcomed on a 
site already zoned C-3 and noted that the project may receive approval at the next stage. 
Committee Member Brownell expressed support for the project but not at the proposed 
location. 
 
Committee Member Kay Shepard stated that she understood the applicant’s site 
selection rationale due to General Plan Land Use Map compliance. Committee Member 
Brownell reiterated that the Land Use Map has not been updated in a long time. 
 
Committee Member Marcia Busching expressed that she likes the project and stated 
that she understands Committee Member Coleman’s concerns about the design but 
explained that she thinks the proposal is generally a good layout with good amenities. 
Committee Member Busching stated that the proposal is well-planned but in the wrong 
location due to its proximity to adjacent residential neighborhoods, AZ Fresh, and other 
nearby neighborhood resources. Committee Member Busching stated that the site is 
within a mile of the 3rd Street Bridge and questioning why industrial development would 
be encouraged in the area. 
 
Committee Member Marchuk stated that if the project moves forward, design 
considerations must be a priority and stated that he is leaning towards delaying the case.

South Mountain Village Planning Committee 
Meeting Summary 
Z-162-24-8 
March 11, 2025 
Page 5 of 5 
 
Mr. Rogers explained that a new State law limits rezoning case continuances, allowing 
only one continuance unless requested by the applicant. Mr. Rogers recommended 
saving the continuance for City Council. 
 
MOTION 
Committee Member Mark Beehler motioned to recommend denial of Z-162-24-8. 
Committee Member Greg Brownell seconded the motion.  
 
VOTE 
15-0, motion to recommend denial of Z-162-24-8 passed with Committee Members 
Committee Members Aldama, Beehler, Brooks, Busching, Coleman, F. Daniels, T. 
Daniels, Falcon, Holmerud, Jackson, Marchuck, Shepard, Thompson, and Greathouse in 
favor.  
 
STAFF COMMENTS REGARDING VPC RECOMMENDATION: 
 
None.