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PLANNING AND ZONING BOARD STUDY SESSION MINUTES August 26, 2026 The Planning and Zoning Board of the City of Mesa met in the Study Session room at City Hall, 20 East Main Street, on August 26, 2026, at 3:00 p.m. BOARD PRESENT BOARD ABSENT STAFF PRESENT Troy Peterson, Chairperson Jeff Pitcher, Vice Chairperson Jayson Carpenter, Boardmember Chase Hales, Boardmember Misty Klann, Boardmember* Genessee Montes, Boardmember* Alexis Kay Wagner, Boardmember Evan Balmer Kirstin Dvorchak Danika Heying Mary Kopaskie-Brown Cassidy Welch (*Participated in the meeting through the use of video conference equipment) Chairperson Peterson conducted a roll call. 1. Call meeting to order. 2. Review and discuss items listed on the Public Hearing agenda for August 26, 2026. Staff Planner, Charlotte Bridges, reviewed agenda Item 3-a, ZON26-00411 "ER2", 8.7± acres located approximately 630± feet south of the southwest corner of North Greenfield Road and East McDowell Road. Development Plan Review and Special Use Permit. This request will allow for an approximately 155,597± square foot industrial development. (District 1). on the Planning and Zoning Board Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 1) Ms. Bridges displayed site photos and presented the site plan, which proposes the construction of a single-story, 155,597 square foot building featuring a two-story office portion on the east end. Access points include a primary northern entrance, a southern truck entrance, and a western connection to Norcroft. Ms. Bridges explained that the applicant is requesting an SUP to reduce the required parking spaces from 280 spaces to 238 spaces, referencing the parking study included in the Board packet. She cited two key justifications: an unaccounted for parking overlap resulting from approximately 25% of the workforce utilizing both office and manufacturing spaces, and peak-use data showing a peak demand of 231 spaces, leaving seven excess spaces with the proposed allocation. (See Pages 3 through 8 of Attachment 1) Ms. Bridges presented the alternative landscape plan request along Greenfield Road, explaining that the required 15-foot landscape yard contains an 8-foot public utility easement and a 5-foot sidewalk, preventing tree planting on-site and necessitating tree placement within the right-of- way. She noted the applicant addressed the required six design principles and compensated Planning and Zoning Board Study Session August 26, 2026 Page 2 them by providing increased foundation base landscaping beyond minimum requirements around the rest of the building. (See Page 9 of Attachment 1) Ms. Bridges reported that the Design Review Board evaluated the building elevations in August and requested no building modifications, recommending only an updated landscape plan incorporating climbing vines on trellises along the north and west elevations. She highlighted the building's tilt-panel construction, noting form liners on the east elevation, a glass curtain wall along Greenfield Road, and a second-story balcony with a large plaza area at the northeast office corner. Ms. Bridges reviewed the south elevations, rendering materials, and colors. She reported that the applicant conducted a citizen participation meeting on July 23, attended solely by the applicant and Planning staff, with no public comments received. Ms. Bridges concluded by finding the application complies with the 2050 Mesa General Plan, Chapter 69 for Development Plan Review, and Chapter 70 for Special Use Permits, recommending approval with conditions. (See Pages 10 through 18 of Attachment 1) Staff Planner, Charlotte Bridges, reviewed agenda Item 4-a, ZON24-00708 "Park North", 5± acres located approximately 270± feet east of the northeast corner of South Power Road and East Guadalupe Road. Rezone from Limited Commercial with Planned Area Development Overlay (LC-PAD) to Multiple Residence-3 with a Planned Area Development Overlay (RM-3- PAD) and Site Plan Review. This request will allow for a 78-lot attached single residence development. (District 6). on the Planning and Zoning Board Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 2) Ms. Bridges presented the site plan, highlighting 21 side-by-side units along the outer perimeter sharing common central walls, and front-to-back units in the site interior sharing rear first-floor walls. Site access will feature a newly constructed bridge across Guadalupe Road, with secondary emergency access through the commercial parcel to the west. She outlined the proposed development agreement, noting the applicant will coordinate with the Parks and Recreation Department to plant trees in adjacent Brady Park, incorporate interior landscaping including cypress trees, and work with the Maricopa County Flood Control District to install shrubs and ground cover along Guadalupe Road. (See Pages 3 through 11 of Attachment 2) Ms. Bridges reviewed elevation options, noting three distinct facade varieties for each of the two building types, and displayed renderings of the internal streetscape. She referenced requested modifications to development standards outlined in the staff report and confirmed the chain-link fence on site borders the Flood Control District. Ms. Bridges reported that an April 5 neighborhood meeting yielded 11 attendees who expressed support for the current layout over the previous proposal, with one supportive email received and no subsequent public inquiries. Staff concluded that the request complies with the 2040 Mesa General Plan, Chapter 22 for PAD Overlay, and Chapter 69 for Site Plan Review, recommending approval with conditions. (See Pages 12 through 32 of Attachment 2) In response to an inquiry from Boardmember Hales regarding pedestrian connectivity, Ms. Bridges confirmed that two pedestrian access points—located on the west and east boundaries—will connect to the adjacent park as part of the development agreement with the Parks and Recreation Department. In response to questions from Vice Chairperson Pitcher regarding parking allocations, Ms. Bridges clarified that all units include two covered garage spaces to meet single-family requirements. She noted that to satisfy the 2.1 ratio for multiple residence developments, the plan provides 16 distributed guest parking spaces, supplemented by 18-foot driveways at the interior front-to-back units that can accommodate additional non-counted visitor parking. Planning and Zoning Board Study Session August 26, 2026 Page 3 Addressing additional inquiries from Vice Chairperson Pitcher and Boardmember Wagner regarding site access alignment and traffic safety along Guadalupe Road, Ms. Bridges and Transportation Director Erik Guderian, confirmed that the main access driveway aligns directly with the school driveway to the south to eliminate conflicting left-turn movements, verifying that a single primary ingress/egress point alongside the secondary emergency access route is sufficient for the development's projected traffic volume. Planning Director, Mary Kopaskie-Brown and Senior Planner, Mallory Ress reviewed agenda Item 4-b, ZON25-00891 "Legacy Park", 196.3± acres located at the northeast corner of South Ellsworth Road and East Williams Field Road. Rezone from Light Industrial to Planned Community District (PC). This request will allow for the development of a mixed-use planned community. (District 6). on the Planning and Zoning Board Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 3) Ms. Kopaskie-Brown presented the key site elements forming the core spine of the project, including a central walkable pedestrian boulevard with ground-floor retail and concealed parking, an applicant-built and maintained public park featuring a lake, trail system, and seating, and a resort hotel with dining and event space. Ms. Kopaskie-Brown detailed the surrounding framework, including office uses along SR-24 and residential uses along Ellsworth Road, emphasizing that uses maintain flexibility to shift over time. (See Pages 5 through 8 of Attachment 3) Ms. Ress reviewed district-specific design and development standards, including street-fronting architectural requirements for the boulevard (Chapter 5), general site guidelines (Chapter 6), multi-family integration requirements like architecturally integrated garages, entry courtyards, and connected open space systems (Chapter 7), and public-realm orientation and shaded pedestrian connectivity for vertical mixed-use, commercial, and office spaces (Chapters 8–10). (See Pages 9 through 11 of Attachment 3) Ms. Ress presented conceptual circulation plans featuring public and private street networks operating at a 25-mph speed limit, highlighting a grade-separated connection to the south toward the Arizona Athletic Grounds. She explained that micro-mobility and bicycle routes are routed around the core pedestrian zone via a multi-use trail along SR-24 and bike lanes on Ellsworth and Williams Field Roads, supported by on-site parking facilities. Ms. Ress reviewed three height zones (150 feet, 94 feet, and 86 feet), noting building heights remain subject to Mesa Gateway Airport overlay restrictions, navigation easements, and noise attenuation requirements. Staff confirmed that the Queen Creek Unified School District reported sufficient capacity for future residents, city emergency services will coordinate with development pace, and all required infrastructure technical reports (water, sewer, drainage) have been reviewed. Ms. Ress noted an August 12 neighborhood meeting yielded four attendees in support with no concerns raised, and recommended approval subject to conditions. (See Pages 12 through 18 of Attachment 3) Ms. Kopaskie-Brown and City Attorney, Kirstin Dvorchak, distributed revised conditions of approval to the board, explaining that the updated text simplifies the traffic impact statement (TIS) requirements to avoid redundancy between conditions and the formal TIS document, while combining former conditions 4 and 10. Chairperson Peterson confirmed that the applicant and legal counsel were involved in drafting and fully agree with the revised conditions of approval distributed to the board. In response to inquiries from Chairperson Peterson, Ms. Kopaskie-Brown verified that water, sewer, and drainage master reports are final, whereas the TIS remains in draft form to allow Planning and Zoning Board Study Session August 26, 2026 Page 4 ongoing coordination with adjacent site developments, including Gateway Crossing and Arizona Athletic Grounds. Transportation Director, Erik Guderian, confirmed staff has a high comfort level with Phase 1 access points and internal street networks, while long-term reviews continue with ADOT and city staff to address broader corridor traffic along Ellsworth and Williamsfield Roads. In response to questions from Vice Chairperson Pitcher, Transportation Director Erik Guderian confirmed that traffic impact reviews will be finalized prior to site plan submittals. In response to concerns raised by Boardmember Klann regarding pedestrian safety across SR- 24, Mr. Guderian clarified that non-motorized crossing over SR-24 is routed via Ellsworth Road or Williams Field Road. He emphasized that a subterranean pedestrian tunnel under Williams Field Road will connect Legacy Park directly to neighboring developments east of Arizona Athletic Grounds (AAG) to facilitate safe pedestrian flow between hotels, retail, and event spaces. In response to inquiries from Boardmember Hales: • Outdoor Dining: Ms. Ress confirmed outdoor dining is permitted in the right-of-way via a city encroachment agreement, subject to proof of insurance and a mandatory clear pedestrian path of at least six feet. • Build-to Line: Ms. Ress explained that "build-to lines" along the boulevard are measured from the defined pedestrian zone rather than standard property lines to maintain a flexible, consistent urban street edge. • Amenities: Ms. Ress noted that while general streetscape lists offer flexibility, specific sub- districts (such as vertical mixed-use) mandate a minimum number of distinct pedestrian amenities. Applicant representative Susan Demmett noted that an accompanying Development Agreement legally binds the developer to deliver an upscale lifestyle commercial center. • Shading Requirements: Ms. Ress confirmed that 50% shade requirements apply to general street frontages, pedestrian paths, and park sidewalks, measured at 3:00 p.m. on the summer solstice or defaulting to Mesa Zoning Ordinance (MZO) standard interpretations. • Bicycle Infrastructure: Ms. Ress clarified that internal streets will feature a 25 mph speed limit for shared vehicular and bicycle travel, with dedicated bike parking placed at key entry points along the pedestrian oriented boulevard core. Addressing questions from Boardmember Carpenter regarding on-site billboards, Ms. Kopaskie- Brown and applicant legal counsel Susan Demmett explained that existing billboards along SR 24 and Ellsworth Road are carved out to remain in Maricopa County. Two billboards along Williamsfield Road will be annexed into the City of Mesa as non-conforming uses and subsequently removed once project construction commences. Chairperson Peterson commended the applicant, consulting team, and city staff for the comprehensive scope of the Planned Community District document, noting that its qualitative design guidelines will effectively drive high-quality development alongside market forces. 3. Planning Director’s Update. Ms. Kopaskie-Brown noted that due to the significance of ZON25-00891, City Council will consider the case on Monday, August 31st with final action anticipated on September 14th. 4. Adjourned. It was moved by Chairperson Peterson, seconded by Vice Chairperson Pitcher, that the Study Session be adjourned. Planning and Zoning Board Study Session August 26, 2026 Page 5 Upon tabulation of votes, it showed: AYES –Peterson, Pitcher, Carpenter, Hales, Klann, Montes, Wagner NAYS – None ABSENT– None Without objection, the Planning and Zoning Board Study Session adjourned at 4:06 p.m. I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the Planning and Zoning Board Study Session meeting of the City of Mesa, Arizona, held on the 26th day of August 2026. I further certify that the meeting was duly called and held and that a quorum was present. __________________________________________ TROY PETERSON, CHAIRPERSON DH (Attachments - 3)