Attachment E - PC Summary - Z-103-25-8.pdf

REPORT OF PLANNING COMMISSION ACTION 
November 6, 2025 
ITEM NO: 10 
DISTRICT NO.: 8 
SUBJECT:
Application #:
Z-103-25-8
Location: 
Approximately 570 feet west of the northwest corner of 27th Avenue and 
Baseline Road
From:
S-1
To:
C-2
Acreage: 
1.89 
Proposal:
Commercial uses - bank and restaurant
Applicant:
Tim Rasnake, Archicon Architecture & Interiors, LC
Owner: 
Baseline Land, LLC
Representative: 
Mitchell Mastrin, Archicon Architecture & Interiors, LC
ACTIONS: 
Staff Recommendation: Approval, subject to stipulations. 
Village Planning Committee (VPC) Recommendation: 
Laveen 10/20/2025 Approval, per the staff recommendation, with a modification and additional 
stipulations. Vote: 10-0. 
Planning Commission Recommendation: Approval, per the staff memo dated October 31, 2025. 
Motion Discussion: N/A 
Motion details: Vice-Chairman Boyd made a MOTION to approve Z-103-25-8, per the staff 
memo dated October 31, 2025. 
Maker: Boyd 
Second: Jaramillo 
Vote: 8-0 
Absent: Gorraiz 
Opposition Present: No 
Findings: 
1.
The proposal will develop vacant property and provide commercial services adjacent to
an arterial street.
2.
As stipulated, the proposal supports efforts from various plans and initiatives including
the Shade Phoenix Plan, Transportation Electrification Action Plan, and Phoenix Climate
Action Plan.
3.
The stipulated landscaping planting standards are above the typical requirement and will
contribute to making the proposal compatible with the surrounding land uses.
ATTACHMENT E

Stipulations: 
1.
The development shall be in general conformance with the site plan date stamped 
October 6, 2025, as modified by the following stipulations and approved by the Planning 
and Development Department.
 
2.
THE DEVELOPMENT SHALL BE IN GENERAL CONFORMANCE WITH THE 
ELEVATIONS DATE STAMPED OCTOBER 22, 2025, AS MODIFIED BY THE 
FOLLOWING STIPULATIONS AND APPROVED BY THE PLANNING AND 
DEVELOPMENT DEPARTMENT. 
 
2. 
3.
All perimeter street facing building elevations shall contain architectural features that 
reflect modern agrarian architecture AND SHALL CONSIST OF A MINIMUM 25% NON-
STUCCO ACCENT MATERIAL including, but not limited to, detailing such as pitched 
roof elements, variation in window size, overhang canopies and exterior accent materials 
such as metal, wood, and stone, as approved by the Planning and Development 
Department.
 
4.
THE LANDSCAPE PLAN AND SIGN PLAN SHALL BE PRESENTED FOR REVIEW 
AND COMMENT TO THE LAVEEN VILLAGE PLANNING COMMITTEE PRIOR TO 
FINAL PRELIMINARY SITE PLAN APPROVAL. 
 
3.
5.
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 contrast parking and drive aisle surfaces, as 
approved by the Planning and Development Department.
 
4.
6.
A minimum of 25% of uncovered surface parking lot 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.
 
5.
7.
Large canopy evergreen trees shall be planted within the north landscape setbacks, as 
approved by the Planning and Development Department. 
 
6.
8.
The east, north, and west perimeter landscape setbacks shall be planted with minimum 
2-inch caliper, large canopy, drought-tolerant, shade trees planted 20 feet on center, or 
in equivalent groupings, 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.
 
7.
9.
Bicycle parking shall be provided, consistent with Section 1307.H of the Phoenix Zoning 
Ordinance.
 
8.
10. 
A 30-foot-wide multi-use trail easement (MUTE) shall be dedicated along 
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.
 
9.
11. 
A minimum of two green stormwater infrastructure (GSI) elements for stormwater 
management shall be implemented, as approved or modified by the Planning and 
Development and/or Street Transportation departments. This includes but is not limited 
to stormwater harvesting basins, bioswales, permeable pavement, etc., per the Greater 
Phoenix Metro Green Infrastructure and Low Impact Development Details for Alternative 
Stormwater Management.

10. 
12.
Prior to final site plan approval, documentation shall be provided that demonstrates a 
commitment to participate in the City of Phoenix Businesses Water Efficiency Program 
for a minimum of 10 years, or as approved by the Planning and Development 
Department.
 
11. 
13. 
A minimum of 10% of the required vehicle parking spaces shall include EV Ready 
infrastructure.
 
12.
14. 
A minimum 6-foot-wide detached sidewalk separated by a minimum 10-foot-wide 
landscape area shall be constructed on the north side of Baseline Road, and planted as 
follows:
 
a. 
Minimum 2-inch caliper, single-trunk, large canopy, drought-tolerant, 
shade trees, planted 20 feet on center, or in equivalent groupings. 
 
b. 
Drought-tolerant shrubs, accents and vegetative groundcovers 
maintained to a maximum height of 24 inches 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.
 
13. 
15. 
All mitigation improvements shall be constructed and/or funded as identified in the 
accepted Traffic Impact Analysis dated May 23, 2025. 
 
14. 
16. 
All existing electrical utilities within the public right-of-way shall be  
undergrounded, adjacent to the development, or as otherwise approved by  
the Street Transportation Department and the Planning and Development  
Department. The developer shall coordinate with the affected utility 
companies for their review and permitting. 
 
15. 
17. 
Existing SRP facilities along Baseline Road are to be relocated outside of City right-of-
way, unless otherwise approved by the Street Transportation Department. Relocations 
that require additional dedications or land transfer require completion prior to obtaining 
plat and/or civil plan review approval.
 
16. 
18. 
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. 
 
17. 
19. 
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. 
 
18. 
20. 
If determined necessary by the Phoenix Archaeology Office, the applicant shall conduct 
Phase I data testing and submit an archaeological survey report of the development 
area for review and approval by the City Archaeologist prior to clearing and grubbing, 
landscape salvage, and/or grading approval.
 
19. 
21. 
If Phase I data testing is required, and if, upon review of the results from the Phase I 
data testing, the City Archaeologist, in consultation with a qualified archaeologist,

determines such data recovery excavations are necessary, the applicant shall conduct 
Phase II archaeological data recovery excavations. 
20. 
22.
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. 
 
21. 
23.
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.
This publication can be made available in alternate format upon request. Please contact 
Saneeya Mir at 602-686-6461, saneeya.mir@phoenix.gov, TTY: Use 7-1-1.