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Planning and Zoning Report Date September 23, 2026 Case No. ZON25-00895 Project Name Terrible’s Commercial Development Rezone from Planned Employment Park with a Planned Area Development Overlay (PEP-PAD) to Limited Commercial (LC) Request Site Plan Review Special Use Permit Approximately 190 feet south of the southwest corner of South Crismon Project Location Road and East Hampton Avenue. Parcel No(s) 220-82-003 Project Area 1.3± acres Council District District 5 Planned Employment Park with a Planned Area Existing Zoning Development Overlay (PEP-PAD) General Plan Urban Center Designation Applicant Tim Rasnake, Archicon Architecture & Interiors LLC Owner KFH CRISMON & HAMPTON LLC Staff Planner Chloe Durfee Daniel, Planner II Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan, the review criteria for Site Plan Review outlined in MZO Section 11-69-5, the development standards in Chapter 31 Sections 25 and 11 for Service Stations and Convenience Markets and meets the Special Use Permit criteria in Section 11-31-25(I) and Section 11-70-5(E) of the MZO. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval for a rezoning from Planned Employment Park with a Planned Area Development Overlay (PEP-PAD) to Limited Commercial (LC), Site Plan Review, and Special Use Permit to allow for a convenience store with accessory fuel sales (Proposed Project). Concurrent Applications: Design Review: The Proposed Project was heard by the Design Review Board during their work session on August 11, 2026, to review the proposed elevations and landscape plan (DRB25-00903). The Design Review Board provided the following feedback: o Include additional articulation to both the height and materials proposed for the gas canopy. o Consolidate the materials shown on the building by removing either the stone or tile. o To provide additional architectural interest, include additional depth to the materials proposed for the building. Site Context General Plan: The Placetype for the project site is Urban Center and the Growth Strategy for the project site is Evolve. Convenience Services are identified as a principal land use and the Limited Commercial zoning district is identified as a principal zoning district in the Urban Center Placetype. Urban Centers are compact, mixed-use areas where many people live, work, and play and are typically located adjacent to transit or major arterials. Their compact form supports pedestrian-oriented development and mixed-use areas. 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 LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. [2] o LU3. Encourage infill and redevelopment to meet the community’s strategic needs. Zoning: The project site is zoned Planned Employment Park with a Planned Area Development Overlay (PEP-PAD) but is proposing to rezone to Limited Commercial. A Convenience Market with Accessory Fuel Sales is permitted within the Limited Commercial (LC) District with the approval of a Special Use Permit. Surrounding Zoning & Use Activity: The proposed Convenience Market with Accessory Fuel Sales is compatible with surrounding land uses, which include retail, drive-thru restaurants, hotel, multifamily, and vacant land. Northwest North Northeast RM-2-PAD-PAD PEP-PAD (Across S. Crismon Rd.) Vacant/Multifamily Retail LC Drive-thru Restaurant West Project Site East RM-2-PAD-PAD PEP-PAD (Across S. Crismon Rd.) Vacant/Multifamily Vacant LC Drive-thru Restaurant Southwest South Southeast RM-2-PAD-PAD PEP-PAD (Across S. Crismon Rd.) Vacant/Hotel Drive-thru Restaurant LC Retail Site History: September 2, 1987: City Council annexed 1,091± acres, including the project site, into the City of Mesa (Ordinance No. 2249). October 5, 1987: City Council established comparable zoning for 1,119.3± acres, including the project site, from Maricopa County RURAL-43 and R1-8 to City of Mesa Suburban Ranch (equivalent to current Single Residence-43 [RS-43]) and Single Residence-9 (RS- 9) (Case No. Z87-066; Ordinance No. 2271). October 18, 2010: City Council approved a Rezoning from RS-43 to C1 (equivalent to current Neighborhood Commercial [NC]) and Planned Employment Park with a Planned Area Development Overlay (PEP-PAD)), a Council Use Permit, and Site Plan for 38.6± acres for development of a high-density mixed-use business park with ancillary retail uses exceeding the amount allowed in the PEP zoning district (Case No. Z10-024; Ordinance No. 5008). [3] August 27, 2018: City Council approved a Rezoning from PEP-PAD with a Council Use Permit to PEP-PAD for 13.9± acres to allow for an office and commercial development (Case No. ZON18-00149; Ordinance No. 5459). July 1, 2019: City Council approved a Rezoning from PEP-PAD to PEP-PAD and Site Plan Review for 13.9± acres to allow for a group commercial and office development (Case No. ZON19-00201; Ordinance No. 5517). August 11, 2026: The Design Review Board reviewed the building elevations and landscape plan for the Proposed Project. Staff is working with the applicant to address the recommendations (DRB26-00903). Project/Request Details Site Plan: Building Design: The 4,689 square foot Convenience Store is situated on the western portion of the site with a 4,156 square foot Fuel Canopy located in the center of the site. Along the east side of the building is the main entrance with an amenity and along the west side of the building are benches, wall art, and landscaping facing the residential development to the west of the site. There are pedestrian pathways that fully circle the building, connect to the residential site to the west, and to the public sidewalk along Crismon Road. Access: The site has access to shared drives to the north and south that connect to Crismon Road as well as to the surrounding uses. Parking: Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), 13 parking spaces are required, and 15 parking spaces are provided located east of the building. Landscaping: The Proposed Project is fully landscaped as required per Section 11-33 of the MZO and provides landscaping near and around pedestrian amenity spaces. Additional landscaped areas are located along the perimeter of the site as well as across the front, sides, and rear of the building and within the parking area. Section 11-31-11 of the MZO includes specific standards for Convenience Markets and Section 11-31-25 of the MZO includes specific standards for Service Stations. The Proposed Project is in conformance with all additional standards required for the uses proposed. Special Use Permit: This request includes a Special Use Permit (SUP) to allow for an accessory service station per section 11-7-2 of the MZO. Approval Criteria - Section 11-31-25(I): [4] 1. The use is found to be in compliance with the General Plan, applicable Sub Area Plans, and other recognized development plans or policies, and will be compatible with surrounding uses; Convenience Services, which include service stations, are a principal land use in the Urban Center Placetype. As discussed previously, Urban Centers are intended to be compact, mixed-use areas. The proposed project furthers the goals of the Urban Center Placetype by providing connectivity to surrounding uses, particularly to the recently approved single family development, The Lincoln, located directly to the west of the Proposed Project. 2. A finding that a plan of operation has been submitted, which includes, but is not limited to, acceptable evidence of compliance with all zoning, building, and fire safety regulations; A Plan of Operations has been submitted that provides that the Proposed Project is compliant of all zoning, building, and fire safety regulations. 3. A finding that a "good neighbor policy" in narrative form has been submitted, which includes, but is not limited to, descriptions of acceptable measures to ensure ongoing compatibility with adjacent uses, including sound attenuation, lighting control measures, and vehicular access and traffic control. Such policies shall include, but are not limited to, the name and telephone number of the position, manager or person responsible for the operation of the facility; complaint response procedures, including investigation, remedial action, and follow-up; and litter control measures; and A Good Neighbor Policy has been submitted and addresses all processes for site maintenance and how complaints will be addressed. In addition, the Good Neighbor Policy includes operational information including, hours of operation, number of employees and number of shifts per day. 4. Evidence that acceptable documentation is present demonstrating that the building or site proposed for the use is in, or will be brought into, substantial conformance with all current City Development Standards, including, but not limited to, Landscaping, parking, screen walls, signage, and design guidelines. The Proposed Project is in compliance with all applicable development standards including landscaping, parking, screen walls and all development standards specific to Service Stations outlined in MZO Section 11-31-25. 5. Evidence that acceptable documentation is present demonstrating that the building or site proposed for the use shall adequately provide paved parking and on-site circulation in a manner that minimizes impacts on adjacent sites; and existing or proposed improvements to the site shall minimize dust, fugitive light, glare, noise, offensive smells and traffic impacts on neighboring residential sites. The Proposed Project is in conformance with all parking and circulation requirements of the Mesa Zoning Ordinance. The primary access to the site will be from Crismon Road [5] with all parking and fueling activities occurring east of the convenience store building. The location of the building on the west side of the site adjacent to the recently approved residential development serves to buffer the residential use from impacts related to lighting, glare, noise, offensive smells and traffic impacts. In addition, the proposed building includes enhanced landscaping, seating areas and pedestrian connection to the residential development, which will foster and enhance the pedestrian network between the uses in the larger development. Approval Criteria - Section 11-70-5(E): 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; As previously discussed, the Proposed Project complies with the General Plan and the purpose of the Urban Center Placetype by supporting growth and contributing to the mixture of uses in the surrounding area. 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; Convenience Markets and Service Stations are permitted in the LC district with the approval of a Special Use Permit. The Proposed Project aligns with the intent of the zoning district by providing supporting retail and service uses within the context of a larger mixed- use area that includes residential uses, retail restaurants and a medical campus in close proximity to the site. 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; The Proposed Project will not be injurious or detrimental to surrounding properties or the welfare of the city. 4. Adequate public services, public facilities and public infrastructure are available to serve the proposed project. All needed utilities and infrastructure are available to the site. The applicant will be required to install necessary offsite improvements and/or upgrades to support the Proposed Project. Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighbors. [6] 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 neighborhood comments on the Proposed Project. Conditions of Approval Staff recommends approval of the rezoning from Planned Employment Park with a Planned Area Development Overlay (PEP-PAD) to Limited Commercial (LC), Site Plan Review, and Special Use Permit, subject to the following conditions: 1. Compliance with the final site plan as submitted. 2. Compliance with all requirements of Design Review Case No. DRB25-00903. 3. Compliance with all applicable City development codes and regulations. 4. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. 5. Prior to the submittal of any building permit, submit to the Planning Director for review and approval the design of shade structures to cover the two benches proposed on the west side of the building. 6. Provide a minimum of two unique designs for the metal laser cut panels located on the south and west building elevations. Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – Site Plan Exhibit 4 – Site Details Exhibit 5 – Landscape Plan Exhibit 6 – Grading and Drainage Report Exhibit 7 – Elevations and Floorplan Exhibit 8 – Plan of Operations and Good Neighbor Policy Exhibit 9 – Citizen Participation Plan Exhibit 10 – Citizen Participation Report Exhibit 11 – Neighbor Comment Letter Exhibit 12 – Applicant Response Letter to Neighbor Comment Letter Exhibit 13 – Power Point Presentation [7] [8]