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kimley-horn.com
2046 Riverview Auto Dr Suite 400, Mesa, AZ 85201
480 207 2666
H A W E S C R O S S I N G
VILLAGE 7
City of Mesa, Arizona
Rezone and Major General Plan Amendment Narrative
Case#: ZON26-00160 and GPA26-00161
Revised June 2026
Prepared for:
Reserve 100, LLC, the land developing entity for:
3321 E. Baseline Road
Gilbert AZ 85234
ASLD KE No. 053-126086-00-100 and KE No. 053-126088-00-100
Prepared by:
2046 Riverview Auto Drive, Suite 400,
Mesa, Arizona 85201
Telephone: 602-313-7206
Contact: Keith Nichter
1744 South Val Vista Drive, Suite 217
Mesa, AZ 85204
Telephone: 480-461-4670
Contact: Sean Lake or Vanessa MacDonald
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Table of Contents
A. Introduction ......................................................................................................................... 2
B. Site Context ......................................................................................................................... 3
C. Existing Land Use Designations .......................................................................................... 3
D. Requests .............................................................................................................................. 6
E. Major General Plan Amendment Request ....................................................................... 7
F. General Plan Analysis ......................................................................................................... 9
G. General Plan Amendment Approval Criteria ................................................................ 13
H. Rezoning Request ............................................................................................................. 16
I.
Hawes Crossing PAD Conformance ............................................................................... 18
J. Infrastructure and Utilities ................................................................................................. 20
K. Public Utilities and Services .............................................................................................. 20
L. Ownership and Maintenance ......................................................................................... 21
M. Phasing .............................................................................................................................. 21
N. Conclusion ........................................................................................................................ 21
O. Project Team ..................................................................................................................... 22
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A. Introduction
Pew & Lake, PLC (the “Applicant”), on behalf of Blandford Homes, and with the permission of
the Arizona State Land Department (the “Property Owner”), is pleased to submit this Rezoning
and Major General Plan Amendment request, in preparation of a future Arizona State Land
Department auction, for Hawes Crossing Village 7 (the “Project”). As seen on Figure 1 - Context
Aerial, the Project is located within the City of Mesa (the “City”) on State Trust Land (No APN’s)
situated on the south side of E. Elliot Road, on the west side of the Loop 202 Freeway (the “Site”).
Village 7 is approximately 153.5 acres and is west of the freeway.
Figure 1 – Context Aerial
The Site represents one of the eight villages that make up the Hawes Crossing Planned Area
Development (PAD), a mixed-use master planned community approved in 2019 in case
numbers ZON17-00606 and ZON17-00607. The land use requests applicable to Village 7 present
an opportunity to build upon the success and momentum of the Hawes Crossing residential
community, and will allow the development of a high-quality, single-family residential
community that is consistent with the character of the surrounding area and the City’s 2050
General Plan (“General Plan”).
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The requests, if approved, will provide the opportunity to reconfigure Village 7 in response to the
many developed and approved projects in the area. These applications seek to reduce the size
of the Mixed-Use areas in Village 7, eliminate the Light Industrial and replace it with a residential
use, thereby maintaining the area’s residential “for-sale” character. This reconfiguration will
complete the pattern of development that has evolved in this area.
B. Site Context
The area surrounding the Project is a mixture of undeveloped land, and developed residential
(under construction), industrial and commercial uses. The Site is currently vacant with relatively
flat topography sloping from northeast to southwest.
Table 1 – Surrounding Context
LOCATION
CURRENT USE
Site
Vacant Land / Undeveloped
North
Industrial Development (Amazon)
East
Loop 202 / Vacant Land (Village 8 Northern Portion)
South
Industrial / Vacant Dairy Uses
West
Vacant / Multi-/Single-Family Residential (Village 2 Under
Construction)
C. Existing Land Use Designations
GENERAL PLAN
As seen in Figure 2 - Existing General Plan Land Use, the City’s General Plan map identifies Hawes
Crossing Village 7 as a combination of the Urban Center and Local Employment Center
placetypes.
For reference, the Urban Center placetype contains retail, personal services, public/semi-public
uses, entertainment and recreation facilities, eating and drinking establishments, convenience
services and limited multi-family residential. The Local Employment Center placetype includes
a variety of low intensity business operations that are compatible with residential uses. Typical
uses are retail, offices, medical facilities, research and development centers, and other small-
scale employment-focused activities.
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Figure 2 - Existing General Plan Land Use
ZONING
As shown in Figure 3 – Existing Zoning Map, the Property lies within the Hawes Crossing Planned
Area Development. Hawes Crossing was approved in April of 2020 (ZON17-00607) and is
comprised of multiple zoning districts in various “Villages”. Village 7 is comprised of
approximately 153.5 acres and currently contains Mixed-Use (+/-56.8 acres), Light Industrial (+/-
73.2 acres) and Limited Commercial (+/-23.5 acres) zoning districts.
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Figure 3 - Existing Zoning Map
SURROUNDING ENTITLEMENTS AND USES
To the north of Hawes Crossing Village 7, there is a huge Amazon distribution center on land
zoned for Light Industrial. South of Village 7 is a recently zoned RSL 2.5 residential property and
a County property zoned for industrial uses. West and south of Village 7 there are residential uses
in Village 2 that are in various stages of development and construction.
Table 2- Surrounding Entitlements
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Hawes Crossing Village 7
LOCATION
EXISTING GENERAL PLAN PLACETYPE
EXISTING ZONING
Site
Urban Center & Local Employ. Center
MU, LC & LI PAD
North
Regional Employment Center
LI
East
Regional Center
GC & MU PAD
South
Local Employment Center
RSL 2.5 PAD/IND-2 (County)
West
Urban Center and Urban Residential
MU, RM-5, RSL-4.0 & RSL-2.5 PAD
D.
Requests
The specific requests to the City of Mesa addressed in this narrative are:
•
Rezoning of approximately 102.9 acres in the southern portion of Hawes Crossing
Village 7 from Mixed-Use (+/-29.7 acres), and Light Industrial (+/-73.2 acres), to
Residential Small Lot Single Dwelling District (RSL-2.5/PAD). To ensure consistency
with the surrounding residential character, a maximum density of 4.5 DU/AC will
be included in the rezoning.
•
A General Plan Amendment to change the Land Use Placetype of approximately
102.9 acres in the southern portion of Hawes Crossing Village 7 from Urban Center
and Local Employment Center, to the Urban Residential Placetype.
•
Rezoning of approximately 50.6 acres in the north portion of Hawes Crossing
Village 7 from Limited Commercial (+/-23.5 acres) & Mixed-Use (+/-27.1 acres)
PAD to approximately 27.8 acres of Limited Commercial (LC/PAD) and
approximately 22.8 acres of Mixed-Use (MU/PAD).
These requests, if approved, will facilitate further residential development in Hawes Crossing.
These requests are consistent with the General Plan 2050 goals of the City, including the need
to create additional opportunities for housing, while also building upon the success and
momentum of the Hawes Crossing residential development.
The zoning district propose for the southern portion of Village 7 is consistent with the requested
Urban Residential placetype, as shown in Figure 4 – Proposed General Plan Land Use. This zoning
district preserves the mainly residential character of Hawes Crossing, while preserving
opportunities of commercial and mixed uses along the Elliot Road frontage. This new
configuration will provide current and future residents of Hawes Crossing with convenient access
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to goods, services, and dining within a short, comfortable walk or convenient drive of their
home.
Ultimately, following this approval, the successful bidder for the Property will be responsible for
maintaining conformance with the overall Hawes Crossing master studies during future
preliminary plat or site plan applications. Additionally, any modifications to development
standards for the underlying zoning districts will require approval of a PAD Amendment request.
E. Major General Plan Amendment Request
As previously noted, the requested General Plan amendment seeks to change the land use
designations in the southern portion of Village 7 from the Urban Center and Local Employment
Center placetypes, to the Urban Residential placetype. As shown in Figure 4, the land use
designation of the northern portion of Village 7 will remain as Urban Center.
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Figure 4 - Proposed General Plan Land Use
As shown in Table 3, a number of the principal land uses currently allowed in Village 7 will remain
the same. The proposed amendment in Village 7 removes some of the more intense office and
commercial uses and introduces residential uses to the Village. The proposed amendment has
been carefully chosen to be compatible with the existing development in the area.
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Table 3- Land Use Comparison
V7 Southern Portion-Existing (+/-102.9 acres)
V7 Southern Portion-Amended (+/-102.9 ac.)
Urban Center (+/-29.7
acres)
Regional Employ.
Center (+/-73.2
ac.)
Urban Residential (+/-102.9 acres)
ALLOWED PRIN. L/U:
ALLOW. PRINC.
L/U:
ALLOWED PRINCIPAL LAND USES:
• Public/Semi-Public
• Business Office
• Single-Family Residential
• Retail
• Medical
Facilities
• Multi-Family Residential
• Personal Services
• Light Industrial
• Retail
• Eating & Drinking
Est.
• Personal Services
• Entertainment &
Rec.
• Eating and Drinking Establishments
• Conv. Services
• Business Office
• Business Office
• Medical Facilities
F. General Plan Analysis
The Core Values, Guiding Principles and Strategies identified in the City of Mesa General Plan
aim to shape the future of the places we live, work, play, and learn. The Core Values provide a
framework for how the General Plan is organized. These Core Values—The People, The Land,
and The Economy—contain important elements, such as housing, transportation, and
economic development, which drive the function and success of the City of Mesa.
This proposal is consistent with the specific elements of the General Plan mentioned above.
Shown below, in bold text, are the implementation strategies outlined in the General Plan. How
this request implements those strategies is shown in italics.
HOUSING ELEMENT
H1. Create more opportunities for housing options.
RESPONSE: The proposed major General Plan amendment and concurrent rezoning for Village
7 will allow for the development of new housing options with a mix of high-quality single-family
home sizes, elevations and types.
H2. Sustain an adequate supply of attainable housing units to meet the needs of residents
vulnerable to rising housing costs; and
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H3. Create more opportunities for high-end and executive housing to meet the needs of Mesa’s
expanding economy
RESPONSE: Increasing the supply of housing within Hawes Crossing with a mix of types and sizes
will contribute to a diverse range of housing options to accommodate residents from various
socio-economic backgrounds.
CIRCULATION AND MOBILITY ELEMENT
CM1. Design an integrated transportation network that safely and efficiently moves people and
goods; and
CM2. Provide a complete, connected, safe network of on- and off-street active transportation
infrastructure.
RESPONSE: This Project will use the general street layout that matches the approved Circulation
Master Plan from the surrounding Hawes Crossing Village 7 Specific Plan (ZON23-01007), using
the approved intersection points on Hawes Road and Elliot Road for primary access. Any
changes to proposed access points or street cross-sections will be coordinated with City staff
through subsequent formal approvals, when the successful bidder of the Site will be responsible
for identifying conformance with the overall Hawes Crossing master studies during future
preliminary plat and/or site planning application(s).
PARKS AND OPEN SPACE ELEMENT
PO1. Provide a diverse range of neighborhoods, community, and regional parks within one-half
mile of all residential areas; and
PO3. Continue to provide inclusive park and recreation programs for all residents, including
underrepresented populations & PO4. Maintain the long-term viability of park and recreation
facilities through ongoing maintenance and investment
RESPONSE: This Project will build upon the high-quality open spaces and amenities approved
within the Hawes Crossing PAD. Open space corridors and pedestrian connectivity between
neighborhoods and open spaces should be encouraged, reducing the need for automobile
use. These open space amenities and corridors will be coordinated with City Staff through future
subsequent formal submittals and will provide a cohesive open space network that extends
throughout the Villages and the entire Hawes Crossing PAD. Similarly, proposed urban plazas,
which are intended to be formal open space areas located in the public domain accessed
directly from collector and arterial streets, will be coordinated with City staff at a later date.
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PO2. Integrate bicycle and pedestrian pathways into the City’s parks and open space system
RESPONSE: Connectivity, in the form of both pedestrian and bicycle circulation is a common
theme interwoven throughout the Hawes Crossing PAD with an interconnected trail and path
network designed to provide connection with exterior/adjacent networks. Trails are planned
throughout Hawes Crossing Village 7, including a combination of paved and unpaved trails and
sidewalks. These Projects, as coordinated with City staff through future subsequent formal
approvals, will look to accommodate similar connectivity that will add to the trail and open
space network of Hawes Crossing.
LAND USE AND URBAN DESIGN ELEMENT
LU1. Promote a balance of land uses to enhance the quality of life for current and future
generations
RESPONSE: The proposed amendment represents an enhancement to the General Plan by
updating land use designations to better align with current development patterns and the
needs of the community. Redesignating the southern portion of Village 7 to the Urban
Residential placetype supports a more balanced distribution of housing and employment
opportunities in an area where substantial employment and commercial opportunities still exist.
This amendment strengthens the City’s capacity to develop well-planned mixed-use
communities that promote the opportunity for future generations to live, work and play in the
same community.
LU4. Create design and development standards that improve the City’s visual quality, urban
form, and function to enhance the quality of life for current and future generations
RESPONSE: The proposed Village 7 single-family residential land use will be designed to create
high-quality developments within the larger Hawes Crossing PAD. The variety in lot sizes and
housing styles, combined with attention to detail in amenities and open spaces, will offer future
residents a desirable neighborhood with convenient access to nearby commercial amenities,
accommodating various lifestyles.
GREAT NEIGHBORHOODS ELEMENT
N1. Promote complete communities in both existing and new neighborhoods
RESPONSE: Consistent with the General Plan’s goals and strategies, this amendment request
supports the development of a complete community by placing new housing in proximity to
employment opportunities while preserving Mixed-Use and Limited Commercial land uses, in the
northern portion of Village 7, along Elliot Road. The proposed amendment supports policies
aimed at maintaining a balance between jobs and housing, increasing housing choices in a
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designated growth area, and fostering a well-integrated neighborhood that is supported by
infrastructure and open space. This major General Plan amendment reinforces the City’s long-
range planning objectives and reflects the General Plan’s intent to remain responsive to
evolving development patterns while maintaining a complete mixed-use development.
N3. Continue to provide code compliance programs to ensure neighborhoods are clean and
well-maintained
RESPONSE: All common areas and private onsite improvements including walls, landscaping
and recreational amenities within Hawes Crossing Village 7 will be dedicated to a Homeowner’s
Association (HOA)/Property Owner’s Association (POA) or on-site management company that
will administer the ownership and maintenance of those elements. They will enforce established
CC&Rs to ensure long-term maintenance, compliance with City codes, and a consistent
neighborhood appearance. Public infrastructure, including the public street system, will be
maintained by the City of Mesa and the corresponding utility providers.
N4. Use neighborhood planning to engage local communities and define neighborhood
specific character, values, and policies
RESPONSE: This proposal will follow a required Citizen Participation Plan (CPP), a document that
describes the outreach efforts that will be made by the applicant to residents, neighborhoods
and homeowners’ associations that may be impacted by the proposed requests. The CPP also
details how the applicant intends to inform and engage the public in their development plans.
Prior to any public hearings, a Citizen Participation Report is provided to the City that summarizes
all of the outreach efforts undertaken by the applicant and summarizes any concerns about
the land use requests articulated by adjacent residents and interested stakeholders.
N5. Improve street and open space network connectivity within neighborhoods and to local
amenities
RESPONSE: Primary access to Village 7 will be provided via existing arterial roadways with
anticipated traffic adequately supported by the future internal transportation networks.
Proposed half-street improvements and a well-designed internal circulation and trail system will
contribute to safe and efficient vehicle and pedestrian movement. Ultimately, following this
approval, the successful bidder of the Site will be responsible for identifying conformance with
the overall Hawes Crossing master studies during future preliminary plat and/or site planning
application(s).
ECONOMIC DEVELOPMENT ELEMENT
ED1. Attract businesses and employers that create jobs with wages at or above the regional
average
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RESPONSE: The Hawes Crossing development is conveniently situated near existing and planned
commercial centers, offering businesses access to a nearby high-quality, skilled workforce.
Businesses that may choose to locate in the commercial portion of Village 7 will have access to
residents from within Hawes Crossing and workers from Amazon and the many other industrial
buildings in southeast Mesa.
ED2. Invest in Mesa’s workforce development
RESPONSE: Additional residential development, conveniently located near established industry
and transportation corridors, will attract a local workforce looking to take advantage of high-
quality development with nearby access to the surrounding employment and commercial uses.
ED3. Sustain a business climate that fosters entrepreneurs and small businesses
RESPONSE: The increase in residential units will expand the customer base for local businesses
and services of all types and sizes, acting as a primary driver for the success of future
employment and commercial opportunities while contributing to Mesa's overall economic
growth.
ED4. Protect and promote Mesa’s airports as a global connection for tourism and business
development
RESPONSE: The location of the site, near the Mesa Gateway Airport, creates new opportunities
for workforce housing, especially for individuals who may travel for work and need easy access
to the airport.
G. General Plan Amendment Approval Criteria
The General Plan serves as a guiding policy framework that outlines the City’s long-range goals
and expectations, offering clarity and certainty for residents, property owners, developers, and
decision-makers. While it establishes a stable vision, the General Plan must also be adaptable
to evolving conditions and subject to ongoing review and possible amendment. To support this
balance, the Plan includes specific Amendment Approval Criteria used to evaluate proposed
changes and ensure they remain consistent with the community’s overarching objectives. The
following section evaluates the proposed amendment against these criteria, demonstrating
that it promotes orderly and well-planned growth, is consistent with the City’s planning policies,
and supports a balanced approach to future development. Shown below, in bold text, is each
criterion, followed by the applicant response.
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1.
Whether the proposed amendment will result in a shortage of land for other
planned uses, such as, whether the change will result in a substantial and undesirable
reduction in the amount of available land for employment or housing.
RESPONSE: The proposed amendment will not result in an inadequate supply of land for
the land uses being amended by this application. The subject property is situated within
Hawes Crossing, an area that contains substantial vacant land designated for
employment and commercial development. Large areas identified as local and regional
employment centers remain available along Loop 202, preserving the City’s ability to
accommodate future employment growth.
The requested amendment for Village 7 presents an opportunity to build upon the
success and momentum of the Hawes Crossing residential development, enhancing the
long-term potential for future development of a high-quality single-family residential
community while keeping +/-50.6 acres of Mixed-Use and Commercial land uses within
the northern portion of the Village. This request is compatible with surrounding land use
designations and maintains a balanced distribution of land uses while providing
additional housing opportunities in proximity to current and planned employment areas
without causing a significant or unfavorable reduction in the City’s employment land
inventory.
2.
Whether events after the adoption of the General Plan have changed the
character or condition of the area, making the proposed amendment appropriate.
RESPONSE: Since the adoption of the 2050 General Plan, the Hawes Crossing Master-
Planned Community (MPC) is currently seeing significant success by major real estate
benchmarks, achieving significant milestones in residential sales, builder investment, and
commercial development as of early 2026. Hawes Crossing is currently ranked in the top
30 selling MPC’s in the United States, which has drawn high builder demand. Similarly,
employment-related development within and surrounding Hawes Crossing, which has
become more concentrated along the Loop 202 corridor and near Phoenix-Mesa
Gateway Airport, has attracted large-scale employers making this a desired location to
live work and play. To continue this trend, retailers and service-oriented businesses
generally require a minimum number of residents within a trade area to be successful.
City officials have noted that Hawes Crossing’s ability to attract top-tier restaurants and
retail depends on building the residences first to establish a reliable customer base. With
extensive land remaining for employment uses, the addition of high-quality residential will
be a primary driver for the success of future employment and commercial opportunities.
3.
The degree to which the proposed amendment will impact the whole community
or a portion of the community by:
a. Altering acceptable existing land use patterns in a significant way that is
contrary to the Vision, Guiding Principles, or Strategies identified in the General
Plan.
RESPONSE: The proposed amendment will not substantially change established
land use patterns in the area. Village 7 is envisioned as a high-quality residential
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community that is compatible with the surrounding Urban Residential, Mixed-Use
and Limited Commercial land use designations. Consistent with the General Plan’s
goals, the amendment supports the development of complete communities by
placing new housing in proximity to employment opportunities while preserving
Mixed-Use and Limited Commercial land uses, in the northern portion of Village 7,
along major street corridors.
b. Requiring larger or more extensive improvements to roads, sewer, or water
systems than are necessary to support the prevailing land uses which may
negatively impact development of other lands.
RESPONSE: This land use change will not require larger or more extensive
improvements to roads, sewer, or water systems than are necessary to support the
prevailing land uses. Ultimately, following this approval, the successful bidder of
the Site will be responsible for identifying conformance with the overall Hawes
Crossing master studies during future preliminary plat and/or site planning
application(s).
c. Adversely impacting existing uses due to increased traffic congestion that is not
accommodated by planned roadway improvements or other planned
transportation improvements such as nonmotorized transportation alternatives
and transit.
RESPONSE: Development of the Site is not expected to negatively affect
surrounding land uses. Primary access will be provided via Hawes Road, and the
anticipated traffic can be adequately supported by future internal transportation
networks. Proposed half-street improvements and a well-designed internal
circulation and trail system will contribute to safe and efficient vehicle and
pedestrian movement. Ultimately, following this approval, the successful bidder of
the Site will be responsible for identifying conformance with the overall Hawes
Crossing master studies during future preliminary plat and/or site planning
application(s).
4.
Whether the proposed amendment is consistent with the Vision, Guiding Principles,
or Strategies of the General Plan.
RESPONSE: The proposed amendment is aligned with the General Plan’s overall vision,
guiding principles, and implementation strategies. It advances the goal of creating
complete communities by adding residential opportunities near major employment
areas and established transportation corridors. The amendment supports policies aimed
at maintaining a balance between jobs and housing, increasing housing choices in a
designated growth area, and fostering well-integrated neighborhoods supported by
infrastructure and open space. This major General Plan amendment reinforces the City’s
long-range planning objectives and reflects the General Plan’s intent to remain
responsive to evolving development patterns.
5.
Whether the proposed amendment constitutes an overall improvement to the
General Plan and the City of Mesa.
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RESPONSE: The proposed amendment represents an enhancement to the General Plan
by updating land use designations to better align with current development patterns and
the needs of the community. Redesignating the southern portion of Village 7 to Urban
Residential supports a more balanced distribution of housing and employment
opportunities in an area where substantial employment and commercial opportunities
still exist. This amendment strengthens the City’s capacity to develop well-planned
mixed-use communities that promote the opportunity for residents to live, work and play
in the same community. Achieving this requires a balance of jobs and the resident
workforce.
6.
The extent to which the benefits of the proposed amendment outweigh any of the
impacts identified by these criteria.
RESPONSE: Consistent with the City’s vision for balanced and sustainable growth, the
proposed amendment facilitates the future development +/-102.9 acres of new housing
in close proximity to existing and planned employment centers. Locating residential
development near employment areas helps reduce commute distances, supports
multimodal transportation options, and contributes to improved quality of life for
residents.
The surrounding transportation and infrastructure network has been planned to
accommodate future growth in this area. Subject to future analysis, the amendment is
not expected to increase traffic, infrastructure demand, or service needs.
Overall, the amendment provides long-term community benefits by expanding the City’s
housing supply, supporting workforce retention and economic vitality, and fostering
cohesive, well-planned neighborhoods.
H. Rezoning Request
This proposal will require the northern portion of Village 7 to be developed in accordance with
the development standards and applicable guidelines within the approved Hawes Crossing
PAD, unless otherwise authorized by City Staff.
Consistent with other projects approved in the Hawes Crossing PAD, the proposed residential
development in the southern portion of Village 7 will add a mix of high-quality single-family home
sizes, floor plans and elevations in Hawes Crossing. This proposed community will provide variety
in the look and feel of the community. To avoid a monotonous streetscape, careful steps will be
taken during the preliminary plat process to ensure that floor plans and elevations are spaced
appropriately to further ensure the desired variation in the streetscape.
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Figure 5 - Proposed Zoning Map
The Project has been designed to comply with all of the Development Standards for the RSL-2.5
zoning district as shown in Table 11-5-3.A.2 in the Mesa Zoning Ordinance. While there is no
maximum density prescribed for the RSL-2.5 district, this project will have a maximum density of
4.5 dwelling units per acre (4.5 DU/AC).
Applicable within the RSL-2.5 district, to meet the City of Mesa’s higher level of detail and focus
on the street scene in Village 7, enhanced quality standards will be applicable to this project
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including: endcap elevation enhancements/porches on corner lots, an extensive exterior paint
palette, an expanded exterior finish palette, tight controls on floorplan/elevation/exterior colors
to improve the street scene and eliminate monotony, with an augmented landscape palette,
all of which will be addressed within the subsequent preliminary plat process. Additionally, the
maximum density of 4.5 DU/AC will ensure quality development with ample amounts of private
and community open space.
I. Hawes Crossing PAD Conformance
In addition to the rezoning and general plan amendment requests, this reconfiguration of
Village 7 will comply with the intent of the previously approved Hawes Crossing PAD. As seen in
Figure 6 – the Conceptual Development Plan, this Project is proposed using a bubble plan,
allowing a high-level analysis of the permitted land uses on the property. Ultimately, the
successful bidder for the Site will be responsible with identifying any proposed revisions to the
Hawes Crossing Circulation, Open Space and Trails plans, which will be coordinated with the
City through subsequent preliminary plat or site plan review applications, as discussed below.
As previously noted, any modifications to development standards for the underlying zoning
districts will require approval of a PAD amendment request. Master Plan updates, if required,
and submittal for their formal approval will occur at a later date by the successful bidder of the
Arizona State Land Department auction, when more detailed development plans are
prepared.
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Figure 6 – Conceptual Development Plan
CIRCULATION PLAN
This Project will use the general street layout that matches the approved Circulation Master Plan
from the surrounding Hawes Crossing Village 7 Specific Plan (ZON23-01007), using the approved
intersection points for primary access on Hawes Road with a minor shift to match the existing
Amazon full access point on Elliot Road.
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OPEN SPACE PLAN
This Project will build upon the high-quality open spaces and amenities approved within the
Hawes Crossing PAD. Open space corridors and pedestrian connectivity between
neighborhoods and open spaces will be encouraged, minimizing the need for automobile use.
These open space amenities and corridors will be coordinated with City Staff through future
submittals, to provide a cohesive open space network that extends from village to village, and
the entire Hawes Crossing PAD. Similarly, proposed urban plazas, which are intended to be
formal open space areas located in the public domain accessed directly from collector and
arterial streets, will be coordinated with City staff.
TRAILS PLAN
Trails are planned throughout Hawes Crossing Village 7, including a combination of paved and
unpaved trails and sidewalks. These projects, as coordinated with City staff through the
necessary planning approvals, will promote similar connectivity that will enhance the trail and
open space network of Hawes Crossing.
J. Infrastructure and Utilities
There are several approved, infrastructure and utility reports that are applicable to the entirety
of Hawes Crossing. They include the:
•
Hawes Crossing Master Drainage Report
•
Hawes Crossing Master Wastewater Report
•
Hawes Crossing Master Water Report
After the approval of the Zoning and General Plan amendment discussed in this narrative, these
reports will be updated during the platting process to accommodate the proposed
development in Village 7. Any required updates to the plans required by the development of
Village 7 will be the responsibility of the successful bidder of the property at the ASLD land
auction.
K. Public Utilities and Services
Shown below are the public utility services available in Hawes Crossing, and the provider of
each service.
Service
Provider
Water
City of Mesa
Wastewater
City of Mesa
Solid Waste
City of Mesa
Gas
City of Mesa or Southwest Gas
Fire and Emergency Response
Mesa Fire Department Station 212 or 219
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Police
Mesa Police Department
Elementary School
Legacy Traditional School- East Mesa
Middle School
Desert Ridge Junior High School
High School
Desert Ridge High School
L. Ownership and Maintenance
All common areas and private onsite improvements including walls, landscaping and
recreational amenities within Hawes Crossing Village 7 will be dedicated to a Homeowner’s
Association (HOA)/Property Owner’s Association (POA) or on-site management company that
will administer the ownership and maintenance of those elements. Public infrastructure,
including the public street system, will be maintained by the City of Mesa and the corresponding
utility providers.
M. Phasing
Project phasing will be based upon real estate market conditions and coordination with City
staff through subsequent preliminary plat and/or site plan review application(s).
N. Conclusion
These rezoning and general plan amendment requests, if approved, will allow for the
rebalancing and reconfiguration of the uses on this property, by continuing the pattern of “for-
sale” residential development on the west side of the Loop 202 Freeway. This change will allow
for stronger positioning of the property to residential builders at a time when the ability of a
community to provide diverse housing opportunities is of paramount importance.
The Hawes Crossing Village 7 single-family residential subdivision contemplated in these requests
will be designed to create a high-quality, for-sale neighborhood within the Hawes Crossing PAD
while preserving the commercial opportunities along the Elliot Road frontage. The residential
development will contribute to the diversity in lot sizes and housing styles that makes Hawes
Crossing a desirable place to live in the City of Mesa. Attention to detail in the amenities and
open spaces will provide opportunities for future residents to enjoy home ownership in a
desirable neighborhood, in proximity to neighboring commercial services and nearby regional
centers.
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O. Project Team
PROPERTY OWNER
Arizona State Land Department
Karen Dada, AICP
1110 W. Washington St.
Phoenix, AZ 85007
Kdada@azland.gov
DEVELOPER
Reserve 100, LLC, the land developing entity for
Blandford Homes
Pat Adler
3321 E. Baseline Road
Gilbert, AZ 85234
Padler@blandfordhomes.com
APPLICANT/LAND USE COUNSEL
Pew & Lake, PLC
Sean Lake/Vanessa MacDonald
1744 South Val Vista Drive, Suite 217
Mesa, AZ 85204
Sean.lake@pewandlake.com or
Vanessa.Macdonald@pewandlake.com
PLANNING/ENGINEERING
Kimley-Horn
Keith Nichter/Brett Stroup
2046 Riverview Auto Drive, Suite 400
Mesa, AZ 85201
Keith.Nichter@Kimley-Horn.com or
Brett.Stroup@Kimley-Horn.com