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Board of Adjustment Report Date September 2, 2026 Case No. BOA26-00528 Project Name Reasonable Accommodation Request Request Special Use Permit (SUP) for Reasonable Accommodation to the spacing requirements to allow for a Community Residence within 1,200 feet of an existing Community Residence. Project Location 1338 West Lobo Avenue Parcel No(s) 305-07-160 Project Area 0.2 ± acres Council District District 3 Existing Zoning Single Residential 6 with a Planned Area Development Overlay (RS-6 PAD) General Plan Designation Traditional Residential Applicant Dennis Valentine Owner Seekwell LLC Staff Planner Tulili Tuiteleleapaga-Howard, Planner II Recommendation Staff finds that the requested Special Use Permit (SUP) meets the review criteria outlined in the City of Mesa Zoning Ordinance (MZO) Section 11-31-14(D)(1). Staff recommends approval with conditions. Project Overview [2] Request: • The applicant is requesting a Special Use Permit (SUP) for Reasonable Accommodation to the spacing requirements of Section 11-31-14(A)(1) of the MZO to allow a Community Residence within 1,200 feet of an another existing Community Residence. • A Community Residence is a residential living arrangement for five to 10 individuals with disabilities, excluding staff, living as a family in a single dwelling unit who are in need of the mutual support furnished by other residents of the Community Residence as well as the support services, if any, provided by the staff of the Community Residence. Residents may be self-governing or supervised by a sponsoring entity or its staff, which provides habilitative or rehabilitative services related to the residents’ disabilities. A Community Residence seeks to emulate a biological family to foster normalization of its residents and integrate them into the surrounding community. Its primary purpose is to provide shelter in a family-like environment. Medical treatment is incidental as in any home. Supportive interrelationships between residents are an essential component. Community Residence includes sober living homes and assisted living homes but does not include any other group living arrangement for unrelated individuals who are not disabled nor any shelter, rooming house, boarding house or transient occupancy. • The proposed Community Residence is an Assisted Living Home. • The existing Community Residence is a Sober Living Home. Concurrent Applications: • None Site Context General Plan: • The Placetype for the project site is Traditional Residential with a Sustain Growth Strategy. • Single-family residential is a principal land use. Zoning: • The project site is zoned Single Residence-6 with a Planned Area Development Overlay (RS-6 PAD). • Per Table 11-5-2 of the MZO, a Community Residence is permitted in the Single Residence zoning district subject to compliance with Section 11-31-14 of the MZO. [3] Surrounding Zoning & Use Activity: The proposed Community Residence is compatible with surrounding land uses, which include single residences. Northwest RS-6-PAD Single Residence North RS-6-PAD Single Residence Northeast RS-6-PAD Single Residence West RS-6-PAD Single Residence Project Site RS-6-PAD Single Residence East RS-6-PAD Single Residence Southwest RS-6-PAD Single Residence South RS-6-PAD Single Residence Southeast RS-6-PAD Single Residence Site History: • February 5, 1972: City Council annexed 1,768± acres, including the project site, into the City of Mesa (Ordinance No. 732). • February 13, 2017: The Zoning Administrator granted a proximity exception to allow the registration of a Group Home for the Handicapped (currently referred to as a Community Residence) on the grounds that it met the requirements of Section 11-31-14(A)(4) of the MZO at the time, which required, “A separation between such homes of 1,200 feet or by presence of significant intervening physical features between an existing group home for the handicapped and the proposed group home for the handicapped, such as arterial streets, canals, parks, or similar buffering features or developments.” • July 8, 2021: The City Council adopted text amendments to the MZO, which redefined Group Homes for the Handicapped as Community Residences, created and defined a Family Community Residence and established land use regulations for these new uses, changesd the occupancy allowance of Community Residence from six to 10 individuals to five to 10 individuals, established a process to allow a Community Residence that does not meet the spacing, occupancy or licensure requirements to request reasonable accommodation through a SUP (Ordinance No. 5632). Project/Request Details Site Plan: • Location: West of Alma School Road and south of Baseline Road. • Subdivision: Identified as Lot 1069 of the Dobson Ranch Unit Three subdivision. • Building: Maricopa County Assessor records indicate there is an existing single residence with 3,130 square feet of livable area and 240 square feet of patio area on a lot with 8,721 square feet of area. Special Use Permit: Per Section 11-31-14(D) of the City of Mesa Zoning Ordinance, a Community Residence that does not meet the spacing, occupancy or licensure requirements may request a reasonable accommodation through the SUP process. The accommodation being sought must be reasonable and necessary to afford individuals with disabilities an equal opportunity to use and [4] enjoy housing. Per Section 11-31-14(D)(1) of the MZO, an SUP to the spacing requirements shall be granted only if the Board of Adjustment finds that the applicant has demonstrated that the proposed use meets all of the following criteria: 1. The proposed use will not interfere with the community integration of the residents of any existing community residences, assisted living homes, or assisted living centers, or their ability to interact with neighbors without disabilities; and the presence of other community residences, assisted living homes, or assisted living centers will not interfere with the community integration and interaction of the residents of the proposed use; • The proposed Community Residence (Assisted Living Home) and the nearest registered Community Residence (Sober Living Home) are approximately 850 feet apart, measured as per Section 11-2-3(D) of the MZO: in a straight line from the nearest parcel line of the existing Sober Living Home to the nearest wall of the proposed Assisted Living Home, which crosses over adjacent properties. The distance required to travel along the street is approximately 1,056 feet and would require an individual to pass West Lobo Avenue. • The proposed Assisted Living Home is for individuals 55 years of age or older who require supervisory care. The facility will serve a maximum of 10 residents. Based on the distance between the proposed Assisted Living Home and the different care and demographics of the existing Sober Living Home, staff does not believe the proposed Assisted Living Home will interfere with the integration of its residents in the community. Similarly, the presence of the existing Sober Living Home, which operates as a facility offering alcohol-free or drug-free housing, will not interfere with the community integration and interaction of residents of the proposed Assisted Living Home based on the distance between the two facilities and the fact that the two facilities are serving two different populations. Also, due to the location of the proposed Assisted Living Home and existing Sober Living Home, it would be unlikely that the residents at each property would be aware of the other sites. 2. The proposed use in combination with any existing community residents, assisted living homes, or assisted living centers will not alter the residential character of the surrounding neighborhood by creating or intensifying an institutional atmosphere or by creating or intensifying a de facto social service district by clustering or concentrating community residences, assisted living homes, or assisted living centers; and; • The closest existing Sober Living Home resides 1,056 feet (walking distance) to the south. • There are currently two (2) Community Residences within the square mile bound by Baseline Road, Guadalupe Road, Alma School Road, and Dobson Road. The proposed Assisted Living Home will be the third. The combination of the proposed Assisted Living Home with the existing Sober Living Home within the required 1,200 feet will not alter the residential character of the surrounding neighborhood by creating an institution atmosphere or a de facto social service district. 3. The proposed use complies with all other development standards in this Chapter. • The proposed Assisted Living Home will apply for a license with the Arizona Department of Health Services in compliance with Section 11-31-14(A)(3) of the MZO. [5] • The applicant is requesting an SUP for Reasonable Accommodation to spacing requirements to allow a Community Residence within 1,200 feet of an existing Community Residence. If approved, the Community Residence will comply with all other development standards of Section 11-31-14 of the MZO. Findings: A. The request is consistent with the goals of the General Plan, and is in conformance with the RS zoning district designation on the property. B. The proposed use will not interfere with the community integration of any other existing community residences or their ability to interact with neighbors without disabilities. C. The presence of other community residences will not interfere with the community integration of the residents of the proposed use. D. The proposed use in combination with any existing community residences will not alter the residential character of the surrounding neighborhood by creating or intensifying an institutional atmosphere or by creating or intensifying a de facto social service district by clustering or concentrating community residences, assisted living homes, or assisted living centers. E. The proposed use complies with all other development standards of this Chapter. F. This request conforms with the criteria for the granting of a SUP as outlined in Section 11- 31-14(D)(1) of the Mesa Zoning Ordinance. Required Notification The applicant provided letters to surrounding property owners within 150 feet of the project site, notifying them of the public hearing. At the time of this report, staff has not received any communications providing support or opposition to the project. Conditions of Approval Staff recommends approval of the Special Use Permit (SUP) for Reasonable Accommodations to the spacing requirements to allow for a Community Residence within 1,200 feet of an existing Community Residence, subject to the following conditions: 1. Approval of a Community Residence registration for the project site in accordance with Section 11-31-14 of the MZO. 2. Compliance with all applicable City development codes and regulations. Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – SUP Justification Statement Exhibit 4 – Site Plan Exhibit 5 – Separation Map Exhibit 6 – Power Point Presentation