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City Council ZON25-00110 Mary Kopaskie-Brown, Planning Director Evan Balmer, Assistant Planning Director July 27, 2026 1 Request DEVELOPMENT SERVICES – PLANNING DIVISION 2 • Rezone from OC to LC-BIZ • Site Plan Review • Minor General Plan Amendment (GPA26-00111) Location DEVELOPMENT SERVICES – PLANNING DIVISION 3 • 1609 W University Dr • 0.4± parcel • South of University Dr • West of Alma School Rd General Plan • Current Placetype – Urban Residential, Evolve Growth Strategy • Proposed Placetype – Urban Center, Evolve Growth Strategy • Convenience Services 4 DEVELOPMENT SERVICES – PLANNING DIVISION Zoning 5 • Existing – OC • Proposed – LC-BIZ • Minor Automobile Repair is permitted in LC district DEVELOPMENT SERVICES – PLANNING DIVISION 6 Site Photos Looking southwest from University and Longmore DEVELOPMENT SERVICES – PLANNING DIVISION • Existing 4,015 SF Minor Auto Repair Facility and canopy • 4 parking spaces • Enter from University and exit to Longmore 7 Site Plan DEVELOPMENT SERVICES – PLANNING DIVISION • Trees: Desert Museum Palo Verde, Canary Island Palm • Shrubs: Octopus Agave, Organ Pipe, Parry’s Agave, Red Hesperaloe, Ocotillo, Golden Barrel Cactus etc. 8 Landscape Plan DEVELOPMENT SERVICES – PLANNING DIVISION 9 Renderings Looking southwest from University and Longmore DEVELOPMENT SERVICES – PLANNING DIVISION 10 Renderings Looking south DEVELOPMENT SERVICES – PLANNING DIVISION Customer Area 11 Bonus Intensity Zone DEVELOPMENT SERVICES – PLANNING DIVISION Development Standard MZO Required BIZ Proposed Minimum Building and Parking Area Setbacks – MZO Table 11-6- 3.A Front and Street-Facing Side Interior Side and Rear 15’ 25’ 10’ (east property line to building) 14’ (east property line to parking area) 23’ (west property line to building) 5’ (west property line to parking area) 22’ (South property line to building) 12 Bonus Intensity Zone DEVELOPMENT SERVICES – PLANNING DIVISION Development Standard MZO Required BIZ Proposed Auto Service Bays – MZO Section 11-30-9(G)(2)(d) When bay doors are less than 200 feet from an adjacent street and the bay doors are less than perpendicular to a street, screening shall be provided at least 6’ high 3’ screen wall Parking Areas – MZO Section 11-30- 9(H)(7) A setback of at least 10 feet shall be provided between the screen wall and the right-of-way 0’ Automobile/Vehicle Repair – MZO Section 11-31-6(A) Minimum lot size is 1 acre, unless part of a larger group commercial center 0.4± acres Size of Parking Spaces and Maneuvering Aisles – MZO Section 11-32-2(J) One-way drive aisles that do not provide access to parking or lading spaces shall be at least 12-feet wide 11’ 13 Bonus Intensity Zone DEVELOPMENT SERVICES – PLANNING DIVISION Development Standard MZO Required BIZ Proposed Required Parking Spaces by Use – MZO Table 11-32.3.A 11 spaces 4 spaces Setback of Cross Drive Aisles – MZO Section 11-32-4(A) Parking spaces along main drive aisles connecting directly to a street and drive aisles that cross such main drive aisles shall be set back at least 50 feet from the property line abutting the street 18’ Perimeter Landscaping – MZO Table 11-6-3.A Front and Street-Facing Sides shall be Landscaped According to Ch. 33 15’ 12’ (minimum north property line) 11’ (minimum east property line) 14 Bonus Intensity Zone DEVELOPMENT SERVICES – PLANNING DIVISION Development Standard MZO Required BIZ Proposed Required Number of Plants by Street Type – MZO Table 11-33-3.A.4 1 Tree and 6 Shrubs per 25 Linear Feet of Street Frontage Two 36-inch box trees and three 24- inch box trees Two 36-inch box trees and two 24-inch Ocotillo (east property line) Required Landscape Yards – MZO Section 11-33—(B)(1)(a)(i) Landscaping for Non-Single Residence Uses Adjacent to Single Residence Uses less than 5 Acres 20’ 5’ (minimum west property line) 6’ (minimum south property line) Landscape Islands – MZO Section 11-33-4(B)(2) Landscape islands shall be a minimum of 8’ wide and 15’ in length for single-row parking Sizes vary; minimum 3’ wide 15 Bonus Intensity Zone DEVELOPMENT SERVICES – PLANNING DIVISION Development Standard MZO Required BIZ Proposed Landscape Island Plant Material – MZO Section 11-33-4(D) 1 shade tree and 3 shrubs shall be provided for every 15-foor parking island 0 Trees Foundation Base – MZO Section 11- 33-5(A) Exterior Walls with a Public Entrance Exterior Walls without a Public Entrance, not Adjacent to Parking Stalls 15’ 5’ 5’ minimum (north elevation) 4’ (west elevation) 0’ minimum (south elevation) 16 Bonus Intensity Zone DEVELOPMENT SERVICES – PLANNING DIVISION Development Standard MZO Required BIZ Proposed Landscape Area in Foundation Base – MZO Section 11-33-5(B)(1) 1 Tree Per 50 Linear Feet or Less of Exterior Wall Length 6 trees 0 Trees Plant Material Within Foundation Base – MZO Section 11-33-5(B)(3) Exterior Walls Visible from Public Parking or ROW with Public Entrances 33% Landscaped 0% (north elevation) • Notified property owners within 1,000’, HOAs, and registered neighborhood • Neighborhood meeting held June 12, 2025, no attendees • Neighborhood meeting held April 29, 2026, questions and concerns with parking, light, noise, use 17 DEVELOPMENT SERVICES - PLANNING DIVSION Notification 18 Comments - Planning and Zoning Board Hearing DEVELOPMENT SERVICES - PLANNING DIVSION • Parking Concerns. • Concerning 24-Hour Operations, Noise, Light, and Operational Disruption. • Public Safety. • Existing Code Violations and Visual Blight. • Failure to Meet the Burden of Proof, Public Necessity, or Market Demand. • Failure to Demonstrate Need for a General Plan Amendment and Consistency with Area Plans. 19 Updates DEVELOPMENT SERVICES - PLANNING DIVSION • The applicant is no longer requesting 24-hour operations at this location. • Operating hours of 8:00am – 8:00pm • Good Neighbor Policy updated • Police calls for service: • San Antonio Tires – One call on April 27, 2025. No police report written • Pineda Tires – One call on November 28, 2025. No police report written • Code Compliance • San Antonio Tires – Case opened March 2024 for unpermitted use • Pineda Tires – Cases opened in 2021 for unpermitted use, unpermitted construction and sign code violations. Additional case in March 2024 for sign code violations 20 Findings Complies with the 2050 Mesa General Plan Complies with Chapter 69 of the MZO for Site Plan Review Complies with Chapter 21 of the MZO for a BIZ Overlay DEVELOPMENT SERVICES - PLANNING DIVSION 21 Recommendation Staff recommends Approval with Conditions Planning and Zoning Board recommends Approval with Conditions (7-0) with an additional condition of approval related to off-site parking. DEVELOPMENT SERVICES – PLANNING DIVISION Planning and Zoning Board City of Mesa 22 23 DEVELOPMENT SERVICES – PLANNING DIVISION 24 DEVELOPMENT SERVICES – PLANNING DIVISION 25 DEVELOPMENT SERVICES – PLANNING DIVISION Code Compliance San Antonio Tires • March 2024 – A code case was opened related to non-permitted use of the building. This complaint started the rezoning process. Pineda Tires • January and September 2021 – Three complaints related to unpermitted construction, unpermitted use and sign code violations. • March 2024 – One complaint related to excessive window signage. 26 Elevations DEVELOPMENT SERVICES – PLANNING DIVISION 27 Elevations DEVELOPMENT SERVICES – PLANNING DIVISION 28 Materials & Colors • Existing building and canopy • Stucco DEVELOPMENT SERVICES – PLANNING DIVISION