Attachment C - VPC Summaries - Z-47-25-1.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-47-25-1 
INFORMATION ONLY 
 
Date of VPC Meeting 
August 19, 2025 
Request From 
PSC (Approved PSCOD) 
Request To 
PUD 
Proposal 
Retail and commercial uses 
Location 
Approximately 210 feet east of northeast corner of 
43rd Avenue and Bell Road 
 
VPC DISCUSSION: 
 
No members of the public registered to speak on this item.  
 
Nick Wood, representing the applicant with Snell & Wilmer introduced himself. Mr. 
Wood oriented the committee to the site stating that it was located on the northeast 
corner of 43rd Avenue and Bell Road. Mr. Wood stated that the site consisted of 
approximately six acres and is part of a consolidated shopping center. Mr. Wood stated 
his client often receives calls from apartment developers and that six acres is about the 
right size for a 300-unit apartment complex; however, the owner wishes to keep the 
center as commercial while revitalizing the center. Mr. Wood stated that they discussed 
the option of C-2, which allows a large number of uses. Mr. Wood highlighted the 
neighboring properties and stated that during their initial neighborhood meeting, twenty-
five to thirty people attended and expressed concerns over the potential for apartments 
and the loss of the shopping center. Mr. Wood stated that the proposed PUD includes a 
list of prohibited uses and described the uses that are currently on the property. Mr. 
Wood outlined the General Plan Land Use designation and that the current PSC zoning 
was approved in 2004 and is an archaic zoning designation. Mr. Wood presented the 
site data as well as a comparison between the existing and proposed zoning standards 
stating that the existing setbacks adjacent to the existing residential are being 
maintained while the setback along Bell Road is increasing. Mr. Wood stated that C-2 
would have given them more flexibility with more permissive development standards 
and would have allowed 14.25 dwelling units per acre. Mr. Wood stated that multifamily 
is a prohibited use under the PUD and highlighted the prohibited uses. 
 
QUESTIONS FROM THE COMMITTEE 
 
Committee Member James Sutphen asked if they would be installing electric vehicle 
infrastructure per the Phoenix code. Mr. Wood stated that the code does not require  
 
ATTACHMENT C

Deer Valley Planning Committee 
Meeting Summary 
Z-47-25-1 – Information Only 
Page 2 of 2 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona  85003-1611 • (602) 262-6882 
installation of electric vehicle infrastructure and that a number of his clients do so 
anyway but has not been discussed. Chair Gregory Freeman stated that the proposed 
zone change was to allow for the clean-up of the site as opposed to its redevelopment. 
Mr. Wood stated that was the case. 
 
Committee Member Ricardo Romero asked what led up to the proposed PUD zoning. 
Mr. Wood stated the outdated PSC zoning includes certain restrictions and that the 
owner is looking at what can happen in the future and wants the flexibility that is built 
into the PUD. Committee Member Romero asked about the ownership of the two 
adjacent buildings. Mr. Wood stated that the only properties that are part of the rezone 
effort are within the boundary and that the adjacent buildings are not affected. Vice 
Chair Braden Lopez-Biggs asked if the larger complex was under one owner or 
several. Mr. Wood stated they were separate owners. Committee Member Gerrald 
Adams asked if there was a shared parking agreement and if that would be maintained. 
Mr. Wood stated there was an agreement and that it would be maintained. 
 
Committee Member Ozzie Virgil asked about a property line configuration. Mr. Wood 
stated that it was adjacent to a patio area.  
 
Chair Freeman asked when they anticipate coming back to the committee. Mr. Wood 
stated they anticipated being back in one to two months. Chair Freeman referred to the 
neighborhood outreach already completed and asked if they had been in conversations 
with the various tenants regarding this rezone. Mr. Wood stated that was left up to the 
owner as they have the various relationships.

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-47-25-1 
 
Date of VPC Meeting 
October 21, 2025 
Request From 
PSC (Approved PSCOD) 
Request To 
PUD 
Proposal 
Retail and commercial uses 
Location 
Approximately 210 feet east of northeast corner of 
43rd Avenue and Bell Road 
VPC Recommendation 
Approval, per the staff recommendation 
VPC Vote 
9-0 
 
VPC DISCUSSION & RECOMMENDED STIPULATIONS: 
 
One member 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 presented a slide explaining the 
perimeter setbacks and building height limitations. Mr. Kuhfuss presented an overview 
of the permitted and prohibited uses, and stated that while was no written opposition, 
staff had received a phone call early on expressing concerns over the possibility of 
marijuana facilities being located on the site. Mr. Kuhfuss stated there were a number of 
city plans, overlays, and initiatives that had been addressed in the body of the narrative 
report and explained the recommended stipulations of approval. Mr. Kuhfuss provided 
staff’s findings and recommendation for approval. 
 
APPLICANT PRESENTATION 
 
Nick Wood, representing the applicant with Snell & Wilmer, LLP, presented an 
overview of the site and the surrounding area. Mr. Wood provided an overview of the 
permitted and prohibited outlined under the PUD, and that no Special Permit uses 
would be allowed, further stating that the list had been tailored to address neighbor’s 
concerns. Mr. Wood stated that a future restaurant was being discussed for the 
westernmost portion of the site. Mr. Wood provided an overview of the proposed 
development standards and stated they were in agreement with the stipulations of 
approval.

Deer Valley Planning Committee 
Meeting Summary 
Z-47-25-1 
Page 2 of 2 
 
City of Phoenix • Planning & Development Department 
200 West Washington Street, 3rd Floor • Phoenix, Arizona  85003-1611 • (602) 262-6882 
QUESTIONS FROM THE COMMITTEE 
 
Vice Chair Braden Lopez-Biggs asked for clarification on the location of the future 
restaurant and how that might affect parking. Mr. Wood reiterated that it would be 
located in the westernmost portion of the site and that the overall site was currently 
overparked allowing for the additional parking demand. Chair Gregory Freeman asked 
if the proposed restaurant would be a coffee kiosk. Mr. Wood stated that might be the 
case. Vice Chair Lopez-Biggs asked if it could potentially be a Dutch Bros. Mr. Wood 
stated that it was a possibility; however, Dutch Bros. have their own traffic issues that 
would need to be addressed in order to not negatively affect the other tenants in the 
center. Committee Member Ricardo Romero asked if the restaurant would be a quick 
service restaurant. Mr. Wood stated that would be the case. Committee Member 
Romero asked about the timing of any redevelopment efforts. Mr. Wood stated there 
were no immediate plans for redevelopment. Chair Freeman stated that his recollection 
was there would be no more than 25% lot coverage. Mr. Wood stated that was correct. 
Vice Chair Lopez-Biggs asked about the 2,000 square foot provision as it pertains to 
Stipulations No. 2, 3 and 4. Mr. Kuhfuss stated that if there was 2,000 square feet or 
more of cumulative alterations on the site, additional right-of-way and improvements 
would be required. Mr. Wood confirmed that was the case. Chair Freeman stated that 
the 2,000 square foot threshold would not include interior tenant improvements. 
 
PUBLIC COMMENT 
 
Lee Piester stated that he has been a resident for 87 years and that he and his wife 
owned and operated the Hobby Bench that is located within the site for 35 years. Mr. 
Piester stated that as a tenant he knew nothing about the proposed rezone until he saw 
the sign posted on the site. Mr. Piester stated that he was initially concerned over the 
potential for residential on the site but gained a comfort level upon learning that 
residential would be prohibited by the PUD. Mr. Piester stated that he wanted further 
explanation on the potential or redevelopment of the site. 
 
APPLICANT RESPONSE 
 
Mr. Wood reiterated that there would be no residential on the site. Committee Member 
Romero asked about the timing of redevelopment of the site. Mr. Wood stated there 
were no immediate plans for redevelopment of the site. 
 
MOTION: 
Committee Ozzie Virgil motioned to recommend approval of Z-47-25-1, per the staff 
recommendation. Vice Chair Braden Lopez-Biggs seconded the motion.  
 
VOTE:  
9-0, motion to recommend approval of Z-47-25-1, per the staff recommendation, passes 
with Committee Members Herber, Hoffman, Hoover, Romero, Sutphen, Thomas, Virgil, 
Lopez-Biggs, and Freeman in favor, and none opposed. 
 
STAFF COMMENTS REGARDING VPC RECOMMENDATION 
None