Staff Report

City Council Staff Report 
Date 
July 20, 2026 
Case No.  
ZON25-00110 
Project Name 
San Antonio Tire Shop Rezone 
Request 
 
Rezone 0.4+ acre from Office Commercial (OC) to Limited 
Commercial with a Bonus Intensity Zone Overlay (LC-BIZ)  
 
Site Plan Review for a 4,015 square foot Minor Automobile 
Service and Repair development 
Project Location 
1609 West University Drive 
Parcel No(s) 
135-64-116 
 
Project Area 
0.4± acres 
Council District 
District 3 
Existing Zoning 
Office Commercial (OC) 
General Plan 
Designation 
Urban Residential 
Applicant 
All Right Builders, Inc. 
Owner 
Tres Hermanos, LLC 
Staff Planner 
Emily Johnson, Planner II 
Prop 207 Waiver 
Signed? 
Yes

[2] 
Recommendation 
Staff Recommendation: 
Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan, the criteria 
in Chapter 21 regarding Bonus Intensity Zone (BIZ) overlays, and the review criteria for Site Plan 
Review outlined in Mesa Zoning Ordinance (MZO) Section 11-69-5.  
Staff recommends approval with conditions. 
Planning & Zoning Board Recommendation: 
On June 10, 2026, the Planning and Zoning Board voted (7-0) to recommend that City Council 
approve the proposed project with an additional condition of approval related to overflow parking. 
Condition of approval No. 8 has been added below to address this concern. 
Staff agrees with the additional condition of approval proposed by the Planning and Zoning Board. 
Project Overview 
Request: 
The applicant is requesting approval for a rezoning for 0.4+ acre from OC to LC with a BIZ Overlay 
and Site Plan Review for a 4,015 square foot minor automobile repair development (Proposed 
Project).  
Concurrent Applications: 
 
Minor General Plan Amendment: Applicant has requested a Minor General Plan 
Amendment for the 0.4+ acre project site from Urban Residential with an Evolve Growth 
Strategy to Urban Center with an Evolve Growth Strategy. A public hearing was held by the 
Planning and Zoning Board on May 13, 2026, at which the Board recommended approval 
(GPA26-00111). 
Site Context 
General Plan:  
 
The Placetype for the project site is currently Urban Residential and the Growth Strategy 
is Evolve. 
 
Convenience Services land use, which includes minor automotive/vehicle service and 
repair facilities, is not identified as a principal or secondary land use in the Urban 
Residential Placetype. 
 
A Minor General Plan Amendment concurrent application has been submitted to change 
the Placetype Designation from Urban Residential with an Evolve Growth Strategy to 
Urban Center with an Evolve Growth Strategy.

[3] 
o The purpose of the Urban Center Placetype is to create compact mixed-use areas 
where many people live, work, and play and are typically located adjacent to transit 
or major arterials.  
o Urban Centers contain retail, personal services, public/semi-public uses, 
entertainment and recreation facilities, eating and drinking establishments, and 
convenience services.  
o The Proposed Project is located on a corner site, fronting West University Drive, an 
arterial roadway, across from other retail and convenience services is classified as 
convenience services in the 2050 Mesa General.  
 
The Proposed Project is consistent with the Urban Center Placetype and furthers the 
implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and 
applicable elements of the Mesa 2050 General Plan. 
 
Supporting General Plan Strategies: 
o N2. Promote adaptive reuse and infill as tools to rejuvenate and revitalize established 
neighborhoods. 
o LU2. Create opportunities for placemaking in neighborhoods that reinforce their unique 
character and sense of place. 
o LU3. Encourage infill and redevelopment to meet the community’s strategic needs. 
Sub-Area Plan: 
 
The Proposed Project is located within the Neighborhood Opportunity Area of the West 
Main Street Area Plan. 
 
The purpose of the West Main Street Area Plan is to provide for the increased needs of the 
community, and also to create a place that will continue to represent its people and 
community. Elements of placemaking, including people and values, integrated land uses, 
and street life, should be incorporated to enhance the sense of place. 
 
The Proposed Project is consistent with the West Main Street Area Plan because it will 
enhance the existing environment, build upon existing activities that enhance new 
development by contributing to a mixed-use setting, and project the neighborhood identity 
through an enhanced streetscape. 
Zoning:  
 
The project site is zoned Office Commercial (OC). 
 
The applicant is requesting to rezone the site to Limited Commercial with a Bonus Intensity 
Zone Overlay (LC-BIZ). 
 
Minor Automobile Service and Repair is a permitted use within the LC District and is subject 
to the additional development standards for Automobile, Vehicle Repair, Major and Minor 
in Section 11-31-6.

[4] 
Surrounding Zoning & Use Activity: 
The Proposed Project is compatible with surrounding land uses, which include places of worship, 
medical offices, motels, and vacant land. 
Northwest 
(Across University Dr.) 
RS-6 
Single Residential 
North 
(Across University Dr.) 
LC 
Commercial  
Northeast 
(Across University Dr.) 
LC 
Commercial  
West 
RS-6 
Single Residential 
Project Site 
OC 
Minor Automobile Service 
and Repair 
East 
(Across Longmore) 
LC 
Minor Automobile Service and 
Repair 
Southwest 
(Across Bedford St. Alley) 
RS-6 
Single Residential 
South 
(Across Bedford St. Alley) 
RS-6 
Single Residential 
Southeast 
(Across Longmore) 
RM-4/RS-6 
Place of Worship 
Site History: 
 
July 21, 1958: City Council annexed 706.3± acres, including the project site, into the City 
of Mesa (Ordinance No. 358). 
 
On May 17, 1982, City Council approved a rezoning of the 1.7 acres site north of the project 
site, across West University Drive, from C-1 to C-2 (Case No. Z82-027, Ordinance No. 
1597). This case shows the zoning on the proposed project site was C-1.    
Project/Request Details 
Site Plan: 
 
Building Design:  
o The 4,015 square foot Minor Automobile Service and Repair facility is a single-story 
structure situated on the southern portion of the site.  
o Along the north side of the building is the main entrance, bay doors, and a 320 square-
foot customer-waiting area with a pedestrian path, leading out to the public sidewalk 
along University Drive, shaded by an existing canopy.  
 
Access:  
o The site currently has four driveways; two on University Drive and two along 
Longmore.  
o The Proposed Project includes closing the larger, northernmost driveway access on 
Longmore and the easternmost driveway on University Drive.

[5] 
o The remaining drive on University Drive will be entry only and the remaining drive on 
Longmore exit only.   
 
Parking:  
o Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), 11 parking spaces are 
required.  
o The applicant is proposing 4 parking spaces as part of the BIZ request.  
o The Planning and Zoning Board acknowledged that the use has operated with 4 
spaces without documented complaints but expressed concern about future 
neighborhood impacts. In response, Condition of Approval No. 8 has been added. 
o The legal parking requirement would remain 11 spaces, but the 4 proposed spaces 
would be deemed sufficient unless the proposed project causes adverse 
neighborhood parking impacts or vehicle queuing in a public roadway or on 
neighboring property. If either occurs, the property owner must obtain approval for an 
alternative parking arrangement, such as shared, off-site, or valet parking. 
o Enforcement of adverse neighborhood parking impacts may be difficult because 
members of the public are generally permitted to park lawfully on public streets, so 
the concerns raised by the Board may not result in any vehicle citations. In addition, 
it may be difficult to establish that a particular vehicle is associated with the proposed 
project because any citation would ordinarily be issued to the vehicle owner rather 
than the applicant or property owner. By contrast, roadway queuing is more readily 
observed, documented, and linked to the project’s operations and therefore more 
directly addresses the Board’s concerns regarding vehicle congestion. 
 
Landscaping:  
o Landscaped areas are located along the perimeter of the site as well as across the 
sides and rear of the building.  
o The applicants are requesting modifications to the landscaping requirements under 
the BIZ request as described below. 
 
Minor Automobile/Vehicle Service and Repair Requirements:  
o The Minor Automobile Service and Repair land use has additional development 
standards in Section 11-31-6 of the MZO.  
o The minimum lot size of this use shall be one acre and auto service bays shall be 
screened per Section 11-30-9(F).  
o Because of the size of the existing lot and the orientation of the existing building, the 
applicants are requesting modifications to these standards in the BIZ request.  
 
The Proposed Project includes a new 40-inch-high CMU breeze block screen wall along 
University Drive and Longmore to screening the parking areas as required per Section 11-
30-9(H), and litter and noise requirements will be met as outlined in the Good Neighbor 
Policy.

[6] 
Bonus Intensity Zone Overlay: 
Per Section 11-21 of the MZO, the purpose of a BIZ Overlay is to provide for variation from the 
application of residential densities and other development standards to allow greater intensity of 
development and encourage unique, innovative developments of superior quality. The BIZ 
Overlay must demonstrate that the resulting development will further the goals and objectives of 
the General Plan, Specific Plans, and Council policies and will provide significant social or 
economic benefits to the City.  
Development Standards 
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: Adjacent 
to RS District 
 
 
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) 
Auto Service Bays – MZO 
Section 11-30-9(F)(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

[7] 
Development Standards 
MZO Required 
BIZ Proposed 
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’ 
Required Parking Spaces by Use 
– MZO Table 11-32.3.A 
11 spaces 
11 spaces (4 spaces may 
conditionally satisfy 
requirement per 
Condition of Approval No. 
8.) 
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 (s 
Landscaped According to Ch. 33) 
 
 
15’ 
 
 
12’ (minimum north 
property line) 
11’ (minimum east 
property line) 
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)

[8] 
Development Standards 
MZO Required 
BIZ Proposed 
Required Landscape Yards – 
MZO Section 11-33-3(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 
One island 3 feet wide 
and 18 feet long 
Landscape Island Plant Material 
– MZO Section 11-33-4(D)(1)(a) 
 
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) 
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)(a) 
Exterior Walls Visible from Public 
Parking or ROW with Public 
Entrances 
 
 
33% Landscaped 
 
 
0% (north elevation) 
Per MZO Section 11-21-3(B), the City Council may approve modifications to the underlying district 
standards proportionate to the number of items and degree of compliance for projects that comply 
with a combination of the criteria for the BIZ. This includes a combination of either:

[9] 
 
Criteria (1) Providing distinctive, superior quality designs (See Section 11-31-32, 
Superior Design) and Criteria (2) Addressing environmental performance standards; 
or 
 
Criteria (1) Providing distinctive, superior quality designs (See Section 11-31-32, 
Superior Design) and Criteria (3) Providing documented evidence that the 
building(s) will meet or exceed nationally recognized environmental performance 
standards. For purposes of this criterion, buildings that are designed to earn Green 
Globes, LEED™ Silver, or to be in compliance with the International Green 
Construction Code and/or equivalent third-party criteria, are considered to be 
energy efficient and no higher standard shall be required.  
Projects with fewer modifications will comply with a lower percentage of the criteria requirements 
in their request for the BIZ Overlay. Projects with a higher number, and greater deviation from, the 
adopted standards are required to comply with a higher percentage of criteria in their request for 
the BIZ Overlay. 
The following summarizes an evaluation of each criteria for the BIZ Overlay request. 
1. Provide distinctive, superior quality designs. (See Section 11-31-32, Superior Design) 
Per MZO Section 11-31-32, for a project to reflect Superior Design it will incorporate 
all of the following elements: 
A. Holistic Approach to Project Design. Varied, high-quality, regionally-appropriate 
building materials, used in distinctive building forms, building massing and detailing 
that result in a note-worthy example of holistic site design, architecture, 
landscaping and signage; and  
The Proposed Project incorporates high-quality, context appropriate 
materials and architectural detailing that creates a cohesive and visually 
distinctive development. The upgrades to the building, including a custom 
mural and decorative CMU breeze block wall, contributes to an overall high-
quality project. The landscaping was designed to incorporate low-water-use 
xerophytic species, including cacti and other arid-adapted plants, that 
conserve resources while reflecting the site’s overall modernist, mid-century 
design. 
B. Responsive Approach to Site and Sub-Area Context. Architectural and 
landscape architecture details and features that reflect the character defined in 
Sub-Area Plans or the General Plan's Placetype urban design characteristics, that 
are harmonious with adjacent development patterns, integrate with the physical 
conditions of the immediate site, and create a unique sense of place; and  
The Proposed Project reflects the existing development pattern along this 
section of University Drive, which consists primarily of small-scale 
commercial and some automotive service uses serving adjacent 
neighborhoods. The proposed improvements, including the custom mural, 
decorative CMU breeze block wall, desert landscaping, and improved 
vehicular and pedestrian circulation, elevate the architectural and landscape

[10] 
quality, contributing to a unique sense of place, while maintaining 
compatibility with adjacent development. 
C. Sustainable Design. Site design, architecture and landscaping features that 
address the local climate to reduce summer sun penetration and provide summer 
sunshade protection for pedestrians, promote energy and water conservation, 
promote the preservation or creation of open space, provide for and encourage the 
use of multiple modes of transportation, utilize existing infrastructure, and create 
the opportunity for social interaction; and 
The Proposed Project incorporates several features that respond to the 
desert climate and promote pedestrian comfort and sustainability. The 
existing canopy structure, which will be retained and painted a project 
appropriate Blue Bauble color, will be used to create an open space for 
customers to wait. It will provide shade coverage for the customer waiting 
area outside of the building’s entrance and shade the pedestrian path that 
leads out to the public sidewalk on W University Drive. The landscaping 
emphasizes low-water-use species that are native and regionally adapted 
reinforcing the desert character, enhancing biodiversity, and reducing 
maintenance requirements. 
D. Exceeds Standards. Provision of details and features that exceed the criteria and 
standards specified in Sections 11-5-3, 11-5-5, 11-6-43, 11-6-4 (as applicable), 11-
7-3, 11-8-5, 11-8-6 and Chapters 30 through 34, where applicable; and 
The Proposed Project exceeds the design objectives of the MZO by 
providing a custom mural on the east elevation along Longmore, which is 
not required by code, and by providing a highly decorative, breeze block 
parking screen wall, both of which contribute to an enhanced overall look on 
the project site. More than the required number of shrubs are also being 
provided along both street frontages and include, but not limited to, a mix of 
Octopus Agave, Organ Pipe, Parry’s Agave, and Golden Barrel Cactus. 
E. Great Public Spaces. Details and features that create attractive, comfortable 
environments for pedestrians; ensure safe, useful and well-integrated open or 
public spaces; and include high quality amenities. 
The Proposed Project includes well-designed open space that enhances the 
pedestrian and customer experience. The existing canopy will provide year-
round shade and weather protection, and the addition of a 3-inch raised path 
on site will contribute to a safe pedestrian experience. The closing of the 
northernmost driveway out to Longmore and the easternmost along 
University Drive will also allow for a safer, more organized, and usable 
parking area, contributing to the overall comfort for visitors to the project 
site. 
Based on the above discussion, staff finds that the Proposed Project complies with 
Criteria 1 required for approval of a BIZ overlay. 
2. Address environmental performance standards outlined below:

[11] 
a. Site selection criteria. Sites shall meet one or more of the following criteria. 
i. 
Redevelop and rehabilitate economically distressed properties (particularly 
greyfield sites), damaged sites or environmentally contaminated ‘brownfield’ sites. 
The Proposed Project represents the redevelopment and rehabilitation of an 
aging commercial property, originally developed as a gas station. The 
proposed investment revitalizes a long-standing commercial corner that has 
experienced 
physical 
deterioration 
and 
through 
the 
proposed 
improvements, will transform the property into a productive and attractive 
neighborhood-serving business. 
The Proposed Project meets this Criteria. 
ii. Utilize areas with existing utility and transportation infrastructure and existing 
community services. This criterion is preferred for higher density and higher 
intensity development, when feasible.  
The site has access to City of Mesa utilities and direct access to West 
University Drive and North Longmore which include public sidewalks that 
connect the proposed development to adjacent commercial developments 
and residential neighborhoods. 
The Proposed Project meets this Criteria. 
iii. Utilize locations within ½ mile of a planned light rail line or ¼ mile from an existing 
or planned bus stop. This criterion is preferred for higher density and higher 
intensity development, when feasible. 
The Proposed Project is not within ½ mile of a planned light rail line or ¼ 
mile from an existing or planned bus stop. 
The Proposed Project does not meet this Criteria. 
b. Site design criteria. Designing the site to facilitate alternative modes of transportation 
and to reduce onsite environmental impacts.  
i. 
Provide safe and secure storage for bicycles. For commercial, employment or 
institutional projects, bicycle storage areas shall be within 200 yards of the building 
entrance and shall have a designated and convenient pedestrian access route 
connecting the storage area to the building. 
The Proposed Project provides safe and convenient bicycle parking, 
allowing customers and employees to securely store bicycles within a short, 
approximately 10 feet, and direct walking distance of the building entrance. 
The storage is directly accessible from pedestrian path on site that lead to 
both street frontages. 
The Proposed Project meets this Criteria. 
ii.   Include priority location parking for low-emission vehicles in parking areas. 
The Proposed Project does not include priority parking for low emission 
vehicles. 
The Proposed Project does not meet this Criteria.

[12] 
iii. Provide priority location parking spaces for carpool or vanpool vehicles. 
The proposed development does not identify priority parking locations for 
carpool or vanpool vehicles on the site plan. 
The Proposed Project does not meet this Criteria. 
iv. Provide the number of parking spaces designed to serve a development site 
consistent with the number of spaces required to meet the minimum parking ratio. 
Parking spaces over the minimum number is discouraged. 
Per Table 11-32-3A of the MZO, 11 parking spaces are required for the 
proposed development. The site plan submitted shows 4 parking spaces 
being provided on site. Based on the limited number of employees and the 
operational details provided, the four parking spaces proposed will provide 
adequate parking for employees and customers. The reduction in parking is 
requested in this BIZ. 
The Proposed Project does not meet this Criteria. 
v. For greenfield sites, protect or restore natural areas on site with native vegetation 
to encourage biodiversity and for enjoyment by people. For previously developed 
sites, restore areas with native or adapted vegetation to encourage biodiversity 
and for enjoyment by people. The size of the space should be appropriate for the 
size of the site and the activity level or use of the site. 
     The current site, and many of the surrounding commercial sites, have 
underutilized, minimally landscaped, or missing landscape areas. The 
Proposed Project will redevelop existing landscape areas and create new, 
enhanced landscape yards throughout the site. This includes closing in the 
northernmost driveway along Longmore and the easternmost driveway 
along University Drive to create a landscape area that defines the corner, 
creating a landscape yard between the building and right-of-way along the 
east elevation, and adding foundation base landscaping along the west and 
south elevations where storage used to be.  
The landscape plan incorporates low-water-use xerophytic species, 
including cacti and other arid-adapted plants. The landscaping emphasizes 
the preservation and integration of native and regionally adapted species 
and existing native vegetation is preserved where feasible and 
complemented by supplemental plantings selected to reinforce the desert 
character, enhance biodiversity, and reduce maintenance requirements. 
The Proposed Project meets this Criteria. 
vi.  Design the project to be energy efficient including, but not limited to, designed to 
reduce summer heat gain, reduce winter heat loss, utilize day lighting strategies 
and provide the opportunity for occupants to take advantage of renewable energy. 
The design also mitigates the effects of solar exposure for users and pedestrians. 
For purposes of this criterion, buildings that have efficient HVAC systems, 
incorporate passive solar heating, cooling and day lighting strategies within an 
efficient building envelope, as recommended by the Department of Energy's 
Energy Efficiency and Renewable Energy (EERE) section, including buildings 
designed to earn the EPA ENERGY STAR or designed to meet LEED™ Silver or

[13] 
equivalent third-party criteria are considered to be energy efficient and no higher 
standard shall be used 
The architectural design proposed includes shaded walkways and 
pedestrian entries, which help to mitigate the effects of solar exposure for 
employees and visitors to the site. 
The Proposed Project meets this Criteria. 
c. Provide documented evidence that the building(s) will meet or exceed nationally 
recognized environmental performance standards. For purposes of this criterion, 
buildings that are designed to earn LEED™ Silver, Green Globes, and/or equivalent 
third-party criteria, and no higher standard shall be required. Avoid sites considered 
inappropriate, such as prime farmland, land identified as habitat for endangered 
species, and wetlands or riparian areas associated with wildlife. 
The building on the site exists and is not designed to LEED standards. 
             The Proposed Project does not this Criteria. 
d. Utilize areas with existing utility and transportation infrastructure and existing 
community services. This criterion is preferred for higher density and higher intensity 
development, when feasible. 
The site is in close proximity to existing utility infrastructure and is located on 
an existing commercial site. 
The Proposed Project meets this Criteria. 
e. Redevelop and rehabilitate economically distressed properties (particularly greyfield 
sites), damaged sites or environmentally contaminated 'brownfield' sites. 
The Proposed Project represents the redevelopment and rehabilitation of an 
aging commercial property, originally developed as a gas station. The proposed 
investment revitalizes a long-standing commercial corner that has experienced 
physical deterioration and through the proposed improvements, will transform 
the property into a productive and attractive neighborhood-serving business. 
The Proposed Project meets this Criteria. 
f. Utilize locations within ½ mile of a planned light rail line or ¼ mile from an existing or 
planned bus stop. This criterion is preferred for higher density and higher intensity 
development, when feasible. 
The Proposed Project is located approximately 200 feet from an eastbound bus 
stop located on University Drive and approximately 80 feet from a westbound 
bus stop located on the north side of University Drive.  
             The Proposed Project meets this Criteria. 
3. Provide documented evidence that the building(s) will meet or exceed nationally 
recognized environmental performance standards. For purposes of this criterion, buildings 
that are designed to earn Green Globes, LEED™ Silver, or to be in compliance with the 
International Green Construction Code and/or equivalent third-party criteria, are 
considered to be energy efficient and no higher standard shall be required. 
The building on the site exists and is not designed to LEED standards.

[14] 
The Proposed Project does not this Criteria. 
Based on the above analysis, staff finds that the Proposed Project is consistent with the purpose 
of a BIZ overlay as outlined in MZO Section 11-21 and meets criteria 1 and 2 of Section 11-21-
3(B) by providing distinctive, superior quality designs and addressing environmental 
performance standards.  
Citizen Participation 
The applicant conducted a Citizen Participation process, notifying surrounding property owners, 
HOAs, and registered neighbors.  
Neighborhood Meeting: 
A neighborhood meeting was held on June 12, 2025, and there were no attendees present at that 
meeting.  
A second neighborhood meeting was held on April 29, 2026, where attendees raised 
questions/concerns about the following: 
 
The requested parking reduction and potential for off-site parking 
 
Noise and light pollution associated with the 24-hour operation 
 
The need for a tire shop and the compatibility with the residential neighborhood 
 
On-site operations on the site including maneuverability  
 
Services being offered beyond tire repair in the future 
 
If this use was not there, would the site deteriorate instead of contributing to neighborhood 
revitalization  
Required Notification: 
 
Property owners within 1,000 feet, HOAs within ½ mile, and registered neighborhoods 
within one mile of the subject site were notified of the public hearing.  
 
Staff received no public comment regarding the Proposed Project. 
Public Comments – Planning and Zoning Board Hearing: 
Ten citizens spoke in opposition to the request. Their concerns included the following: 
 
Parking provided on the site is not sufficient for the proposed use 
 
Opposition to the 24-hour operations proposed 
 
The use will serve as an unwanted late-night gathering hub 
 
The existing visual blight and inconsistency with the zoning district 
 
The applicant has not demonstrated the need for the proposed use in this location or 
consistency with the General Plan

[15] 
Conditions of Approval 
Staff recommends approval of the Rezone and Site Plan Review, subject to the following 
conditions: 
1. Compliance with the final site plan, landscape plan and elevations as submitted. 
2. Compliance with the Good Neighbor Policy submitted.  
3. All noise generating activities, including, but not limited to, tire installations and repairs, 
shall be conducted within the fully enclosed building. 
4. All exterior lighting shall conform to Section 11-30-5 of the Mesa Zoning Ordinance. 
5. Outdoor storage of goods and equipment shall not be permitted.  
6. Compliance with all applicable City development codes and regulations, except the 
modifications to the development standards as shown in the following BIZ Overlay table: 
Development Standards 
BIZ Approved 
Minimum Building and Parking 
Area Setbacks – MZO Table 11-6-
3.A 
Front and Street-Facing Side 
 
 
 
Interior Side and Rear: Adjacent to 
RS District 
 
 
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) 
Auto Service Bays – MZO Section 
11-30-9(F)(2)(d) 
 
3’ screen wall 
Parking Areas – MZO Section 11-
30-9(H)(7) 
0’ 
Automobile/Vehicle Repair – MZO 
Section 11-31-6(A) 
0.4± acres

[16] 
Development Standards 
BIZ Approved 
Size of Parking Spaces and 
Maneuvering Aisles – MZO Section 
11-32-2(J) 
 
11’ 
Required Parking Spaces by Use – 
MZO Table 11-32.3.A 
11 spaces (4 spaces may 
conditionally satisfy 
requirement per Condition of 
Approval No. 8.) 
Setback of Cross Drive Aisles – 
MZO Section 11-32-4(A) 
18’ 
Perimeter Landscaping – MZO 
Table 11-6-3.A 
Front and Street-Facing Sides 
shall be Landscaped According to 
Ch. 33 
 
 
12’ (minimum north property 
line) 
11’ (minimum east property line) 
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 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 
 
 
 
5’ (minimum west property line) 
6’ (minimum south property 
line) 
Landscape Islands – MZO Section 
11-33-4(B)(2) 
One island 3 feet wide and 18 
feet long 
Landscape Island Plant Material – 
MZO Section 11-33-4(D) 
0 trees

[17] 
Development Standards 
BIZ Approved 
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 
 
 
5’ minimum (north elevation) 
4’ (west elevation) 
0’ minimum (south elevation) 
Landscape Area in Foundation 
Base – MZO Section 11-33-5(B)(1) 
1 Tree Per 50 Linear Feet or Less 
of Exterior Wall Length 
 
 
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 
 
 
0% (north elevation) 
 
7. Installation of all off-site improvements and street frontage landscaping during the first 
phase of construction. 
8. On a conditional basis, four (4) parking spaces will be considered to satisfy the parking 
requirement, so long as: (a) the reduced on-site parking requirement does not create 
adverse parking impacts on surrounding streets, properties, or the adjacent neighborhood; 
or (b) services offered on-site do not result in customer vehicles queuing or waiting in the 
public right-of-way or adjacent property. A violation of subsection (a) or (b) may be shown 
by the City’s Civil Hearing Officer entering a judgment finding a responsible party 
responsible for a civil violation of the Mesa City Code. If a violation of subsection (a) or (b) 
is established, four (4) parking spaces will not be considered to satisfy the parking 
requirement, and the property owner shall obtain the applicable alternative compliance 
permit, shared parking approval, off-site parking approval, or other required parking 
approval within thirty (30) days, unless a longer period is approved by the Zoning 
Administrator. If the violation is based solely on subsection (b), the property owner may 
instead discontinue the service causing the off-site queuing, in which case four (4) parking 
spaces may continue to satisfy the parking requirement if the Zoning Administrator 
determines the discontinuance resolves the off-site queuing. 
Exhibits 
Exhibit 1 - Presentation

[18] 
Exhibit 2 - Ordinance 
Exhibit 3 - Ordinance Map  
Exhibit 4 - Vicinity Map  
Exhibit 5 - Site Plan  
Exhibit 6 - Minutes  
Exhibit 7 - Submittal Documents