June 3, 2026, Board of Adjustment Study Session.

BOARD OF ADJUSTMENT 
STUDY SESSION MINUTES 
 
June 3, 2026 
 
The Board of Adjustment of the City of Mesa met in the Study Session room at City Hall, 20 East Main 
Street, on June 3, 2026, at 5:00 p.m. 
 
BOARD PRESENT 
BOARD ABSENT 
STAFF PRESENT 
 
Alexis Wagner, Chairperson 
Troy Glover 
Todd Trendler 
Janice Paul 
 
 
Shelly Allen, Vice Chairperson 
Gerson Barrera 
 
 
Kelly Whittemore 
Jennifer Merrill 
Cassidy Welch 
Vanessa Felix 
 
  
 
1.  
Call meeting to order. 
 
 
 
Chairperson Wagner conducted a roll call. 
 
Chairperson Wagner excused Vice Chairperson Allen and Boardmember Barrera from the 
entire meeting.  
 
2. 
Staff update. 
Development Services Director Nana Appiah attended the meeting to thank Chair Wagner for 
her service and leadership, noting her role in guiding the board through complex cases. He 
presented a plaque from the Mayor and also acknowledged Vice Chairperson Allen’s service. 
Staff echoed their appreciation. 
 
3. 
Review and discuss items listed on the Public Hearing agenda for June 3, 2026. 
 
Senior Planner Jennifer Merrill noted that one item needed to be removed from the consent 
agenda. The owner and applicant for Item 3F, Case BOA26-00182 (Spilsbury Future Site), 
requested a continuance. The case will be continued to the July 1, 2026 meeting. 
 
Chairperson Wagner stated for the record that Item 3-a, BOA25-00815, RV Service Building, 
was continued to a date uncertain.  
 
Planner ll Chloe Durfee Daniel reviewed agenda Item 3-b, BOA25-01000. "Power Village," 
9.8± acres located at the northwest corner of East Broadway Road and South Power 
Road. Substantial Conformance Improvement Permit (SCIP). This request will allow for 
modifications to an existing Group Commercial Center. (District 2)), on the Board of 
Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 
1)

Board of Adjustment Study Session  
June 3, 2026 
Page 2 
Ms. Durfee Daniel presented Case BOA-2501000 (Power Village), a request for a Substantial 
Conformance Improvement Permit for a 9.8-acre commercial site at Broadway Road and South 
Power Road. The site is currently vacant, and the proposal would retain most existing buildings 
while adding updated landscaping and incorporating both returning commercial space and 
small-scale commercial recreation uses. (See Page 1 through Page 7 of Attachment 1) 
 
Ms. Durfee Daniel explained that existing parking remains nonconforming, with 480 spaces 
provided where 596 are required, and this deficiency is included in the SCIP request. The site 
has five access points, and the landscape plan includes new trees and shrubs. Required 
neighborhood outreach was completed, and no comments or objections were received. (See 
Page 8 through Page 12 of Attachment 1) 
 
Ms. Durfee Daniel confirmed that the proposal complies with the 2050 Mesa General Plan and 
meets the findings required for a SCIP under the zoning ordinance. (See Page 13 through Page 
16 of Attachment 1) 
 
Planner ll Kwasi Abebrese reviewed agenda Item 3-c, BOA26-00041. "Mountainside 
Fitness CSP Amendment," 3.8± acres located at 9311 East Cadence Parkway. Special Use 
Permit (SUP). This request will allow for a Modification to a Comprehensive Sign Plan. 
(District 6)), on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint 
presentation. (See Attachment 2) 
 
Mr. Abebrese presented Case BOA-26-00041 (Mountainside Fitness CSP Amendment), a 
request for a Special Use Permit to modify the existing Comprehensive Sign Plan for a 3.8-acre 
commercial recreational facility within the Cadence Commercial Center. The site lies between 
State Route 24 and Cadence Parkway and is consistent with the mixed-use community district 
goals of the Mesa Gateway Strategic Development Plan. The existing building is approximately 
40,000 square feet, and the request focuses solely on updates to attached signage. (See Page 
1 through Page 5 of Attachment 2) 
 
Mr. Abebrese explained that the amendment would increase the maximum aggregate sign 
area from 186.4 sq. ft. to 278 sq. ft. by retaining the existing 160-sq-ft west-facing sign and 
adding a new 118-sq-ft sign on the south elevation, visible from State Route 24. Elevations of 
both the existing and proposed signs were shown. Staff stated that the request meets the 
criteria of the Mesa Zoning Ordinance, the Cadence Community Plan, and the 2050 Mesa 
General Plan. (See Page 6 through Page 11 of Attachment 2) 
 
Mr. Abebrese added the applicant completed required citizen participation, and staff received 
one comment from a resident concerned about parking impacts. Staff clarified that parking 
issues fall outside the scope of this sign-related request, and no further objections were 
received. Staff recommended approval with conditions. (See Page 11 through Page 14 of 
Attachment 2) 
 
Planner ll Emily Johnson reviewed agenda Item 3-d, BOA26-00157. "Living Word Church," 
15.7± acres located at 3520 East Brown Road. Special Use Permit (SUP) for a 
Comprehensive Sign Plan (CSP). (District 1)), on the Board of Adjustment Public Hearing 
agenda and displayed a PowerPoint presentation. (See Attachment 3) 
 
Ms. Johnson presented Case BOA26-00157, a request for a Special Use Permit to establish a 
Comprehensive Sign Plan for the Living Word Church located at 3520 East Brown Road, at the 
corner of Brown and Val Vista. The site is zoned Agricultural, where places of worship are 
permitted, and the General Plan designates the area as Rural Residential with a

Board of Adjustment
City of Mesa

BOA25-01000
Power Village
Chloe Durfee Daniel

Request
DEVELOPMENT SERVICES
3
•
Substantial Conformance 
Improvement Permit (SCIP)

Location
DEVELOPMENT SERVICES
4
•
9.8± parcel
•
Northwest corner of E Broadway 
Road and South Power Road

General Plan
•
Local Employment Center 
Placetype
•
Evolve Growth Strategy
•
Retail is a principal land use
•
Entertainment and Recreation is 
not a listed land use
5
DEVELOPMENT SERVICES

6
Site Photos
Looking northeast towards the site
DEVELOPMENT SERVICES

• 59,531 sq. ft. of 
retail/commercial space
• 47,243 sq. ft. of Small Scale 
Commercial Recreation
• 480 parking spaces existing
• 596 parking spaces required
• 5 access points onto 
Broadway Rd., Power Rd., 
and Baywood Ave.  
7
DEVELOPMENT SERVICES
Site Plan

• Trees: Fruitless Olive, 
Smoothie Cascalote, Red 
Push etc. 
• Shrubs: Green Cloud, Bird of 
Paradise, Valentine Emu 
Bush, Orange Jubilee, Red 
Yucca etc.
8
DEVELOPMENT SERVICES
Landscape Plan

9
DEVELOPMENT SERVICES
Elevations

10
DEVELOPMENT SERVICES
Elevations

11
DEVELOPMENT SERVICES
Renderings
Looking northwest

• Notified property owners 
within 500’, HOAs, and 
registered neighborhood 
• Staff has not received any 
calls or emails regarding the 
Proposed Project.
12
DEVELOPMENT SERVICES
Citizen Participation

13
DEVELOPMENT SERVICES
Substantial Conformance 
Improvement Permit (SCIP)
Per Section 11-73-3, a SCIP shall not be granted unless the Zoning Administrator, acting as a Hearing 
Officer, or Board of Adjustment shall find upon sufficient evidence that:
A.
The entire development site will be brought into substantial conformance. Substantial conformance shall mean 
physical improvements to the existing development site which constitute the greatest degree of compliance with 
this Ordinance that can be attained without causing or creating any of the following conditions:
1.
The demolition or reconstruction of existing buildings or other significant structures (except signs); or
2.
The cessation of the existing conforming use, or the preclusion of any other lawful, permitted use.
3.
The creation of new non-conforming conditions.
B.
The improvements authorized by the SCIP will result in a development that is compatible with, and not 
detrimental to, adjacent properties or neighborhoods. That approval was obtained by means of fraud or 
misrepresentation of a material fact;

14
DEVELOPMENT SERVICES
Substantial Conformance 
Improvement Permit (SCIP)
Existing Deviations:
▪Landscape Setbacks
▪Interior Parking Lot Landscaping
▪Foundation Base
▪Parking

15
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Meet the SCIP findings of 11-73-3

16
DEVELOPMENT SERVICES
Recommendation
Approval with conditions

Board of Adjustment
City of Mesa

Board of Adjustment
City of Mesa

BOA26-00041
Mountainside Fitness CSP 
Amendment
Kwasi Abebrese, Planner II

Request
DEVELOPMENT SERVICES
3
•
Special Use Permit  
•
To allow for a modification 
to a Comprehensive Sign 
Plan

Location
DEVELOPMENT SERVICES – PLANNING DIVISION
4
•
3.8± parcel
•
9311 East Cadence Parkway
•
North of SR-24 Gateway Freeway
•
South of Cadence Parkway

General Plan
•
Mixed Residential Placetype
•
Evolve Growth Strategy
5
DEVELOPMENT SERVICES

Zoning
6
DEVELOPMENT SERVICES
•
Planned Community (PC)
•
Cadence Community Plan
•
Community Commercial Land 
Use Group (LUG)
•
Phase 2 of Development Unit 1
•
Existing CSP was approved in 2020 
(Case No. BOA20-00226)

7
Site Photos
Looking north towards the site from the SR-24 Freeway
DEVELOPMENT SERVICES

• One existing 160 sq. ft. 
attached sign at the west 
side of the building
• Addition of one 118 sq. ft. 
attached sign at the south 
elevation of the building
• Increase in the maximum 
aggregate sign area from 
186.4 sq. ft. to 278 sq. ft.
8
DEVELOPMENT SERVICES
Sign Plan
N

9
DEVELOPMENT SERVICES
Sign Plan
West Elevation

10
DEVELOPMENT SERVICES
Sign Plan
Proposed Sign

11
DEVELOPMENT SERVICES
Special Use Permit (SUP)
Per MZO Section 11-70-5, a SUP shall only be granted if the approving body determines that 
the project as submitted or modified conforms to all of the following criteria:
1.
Approval of the proposed project will advance the goals and objectives of and is 
consistent with the policies of the General Plan and any other applicable City plan and/or 
policies;
2. The location, size, design, and operating characteristics of the proposed project are 
consistent with the purposes of the district where it is located and conform with the 
General Plan and with any other applicable City plan or policies;
3. The proposed project will not be injurious or detrimental to the adjacent or surrounding 
properties in the area, nor will the proposed project or improvements be injurious or 
detrimental to the neighborhood or to the general welfare of the City; and
4. Adequate public services, public facilities and public infrastructure are available to serve 
the proposed project.

• Notified property owners 
within 500 feet
• No comments received from 
neighboring property owners
12
DEVELOPMENT SERVICES
Notification

13
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Complies with Section 4.7 of Phase 2 of the Development Unit 
1 Plan
Meets the review criteria of Chapter 15 of the Cadence 
Community Plan
Meets the SUP findings of Section 11-70-5(E) of the MZO

14
DEVELOPMENT SERVICES
Recommendation
Approval with conditions

Board of Adjustment
City of Mesa

Board of Adjustment
City of Mesa

BOA26-00157
Living Word Church CSP
Emily Johnson

Request
DEVELOPMENT SERVICES
3
•
Special Use Permit (SUP) for a 
Comprehensive Sign Plan(CSP)

Location
DEVELOPMENT SERVICES – PLANNING DIVISION
4
•
3520 East Brown Road
•
15.7± parcel
•
North of Brown Road
•
West of Val Vista Drive

5
DEVELOPMENT SERVICES
General Plan
•
Rural Residential Placetype
•
Sustain Growth Strategy
•
Public/Semi-Public is a principal 
land use

6
DEVELOPMENT SERVICES
Zoning
•
Zoned Agricultural (AG)
•
Places of Worship are permitted

7
Site Photos
Looking east on Brown Rd towards the site
DEVELOPMENT SERVICES

8
Site Photos
Looking west on Brown Rd towards the site
DEVELOPMENT SERVICES

9
DEVELOPMENT SERVICES
Sign Plan
•
Exceed allowable signage along a 
street front, 1 permitted 
•
2 detached signs proposed
•
Exceed the maximum square 
footage of 32 SF
•
Max sign is proposed at 44 SF
•
Non-Illuminated signs in AG
•
Both signs are illuminated

10
Signage
Monument A
DEVELOPMENT SERVICES
Monument C

11
DEVELOPMENT SERVICES
Special Use Permit (SUP)
Per MZO Section 11-70-5, a SUP shall only be granted if the approving body determines that 
the project as submitted or modified conforms to all of the following criteria:
1.
Approval of the proposed project will advance the goals and objectives of and is 
consistent with the policies of the General Plan and any other applicable City plan and/or 
policies;
2. The location, size, design, and operating characteristics of the proposed project are 
consistent with the purposes of the district where it is located and conform with the 
General Plan and with any other applicable City plan or policies;
3. The proposed project will not be injurious or detrimental to the adjacent or surrounding 
properties in the area, nor will the proposed project or improvements be injurious or 
detrimental to the neighborhood or to the general welfare of the City; and
4. Adequate public services, public facilities and public infrastructure are available to serve 
the proposed project.

12
DEVELOPMENT SERVICES
Comprehensive Sign Plan (CSP)
Per MZO Section 11-46-3, the Board of Adjustment may approve a CSP containing 
elements which exceed the permitted height, area, and number of signs specified in 
this Sign Ordinance if the CSP conforms to the required findings in 11-70-5 of the 
Zoning Ordinance and upon a finding that:
1.
The development site contains unique or unusual physical conditions, such as 
topography, proportion, size, or relation to a public street that would limit or restrict 
normal sign visibility; or
2. The proposed or existing development exhibits unique characteristics of land use, 
architectural style, site location, physical scale, historical interest, or other 
distinguishing features that represent a clear variation from conventional 
development; or
3. The proposed signage incorporates special design features such as lighting, 
materials and craftsmanship, murals, or statuaries that reinforce or are integrated 
with the building architecture.

• Notified property owners 
within 500’, HOAs, and 
registered neighborhood 
• Online comment cards have 
been received
• One email with questions on 
Electronic Message Display
13
DEVELOPMENT SERVICES
Notification

14
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Meet the CSP criteria of Section 11-46-3(D) in the MZO
Meets the SUP findings of Section 11-70-5(E) in the MZO

15
DEVELOPMENT SERVICES
Recommendation
Approval with conditions

Board of Adjustment
City of Mesa