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Planning and Zoning Report Date September 23, 2026 Case No. ZON21-00066 Project Name Greenfield Multifamily Rezone 1.9± acres from Single Residence-35 (RS-35) to Multiple Residence-3 with a Planned Area Development Overly (RM-3-PAD) Request Site Plan Review for a 30-unit multiple residence development Approximately 2,025 feet north of the northwest corner of East Brown Project Location Road and North Greenfield Road Parcel No(s) 141-32-003 Project Area 1.9± acres Council District District 2 Single Residence-35 (RS- Existing Zoning 35) General Plan Neighborhood Character Designation Area, Suburban sub-type Applicant Tim Boyle, Atmosphere Architects Owner Johnstar LLC Staff Planner Jennifer Merrill, Senior Planner Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2040 General Plan, the criteria in Chapter 22 regarding Planned Area Development (PAD) overlays, and the review criteria for Site Plan Review outlined in the Mesa Zoning Ordinance (MZO) Section 11-69-5. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval for a rezoning for 1.9± acres from RS-35 to RM-3-PAD, and Site Plan Review for a two- and three-story, 30-unit multiple residence development (Proposed Project). Concurrent Applications: Design Review: The Design Review Board discussed the proposed elevations and landscape plan at their meeting on March 8, 2022, and again on March 10, 2026 (DRB21- 00065). Site Context General Plan: Based on the filing date of the application, the Proposed Project was reviewed using the 2040 Mesa General Plan. Per the Mesa 2040 General Plan, the project site is located within the Neighborhood Character Area and is within the Suburban sub-type. The primary focus of the Neighborhood character type is to provide safe places for people to live where they can feel secure and enjoy their surrounding community. The Neighborhood Character Area can contain a wide range of housing options and often has associated non- residential uses such as schools, parks, places of worship, and local serving businesses. The Suburban sub-type is primarily single residence in nature with most lots ranging in size from 6,000 sq. ft. to 18,000 sq. ft. As part of a total neighborhood area, this character type may also contain areas of duplexes and other multi-residence properties and commercial uses along arterial frontages and at major street intersections. The Proposed Project is consistent with the Neighborhood Suburban character area. Per the Mesa 2040 General Plan, RM-3 is a secondary zoning district, and multiple residence is a primary land use. A majority of the surrounding area has already developed or is zoned for primary land uses or zoning districts, and the character and form of the proposed development is consistent with the Neighborhood Suburban character area. Supporting General Plan Strategies: o Housing P1: Encourage a range of housing options in all areas of the city in order to allow people to stay in their neighborhood as their housing needs change. o Redevelopment P2: Encourage and facilitate infill development that improves the quality of the neighborhood. Zoning: The project site is zoned Single Residence-35 (RS-35). The request is to rezone to Multiple Residence-3 with a Planned Area Development overlay (RM-3-PAD). [2] Multiple Residence is a permitted use within the RM-3 District. Surrounding Zoning & Use Activity: The proposed multiple residence development is compatible with surrounding land uses, which include single residence, offices, pet boarding, and vacant land. Northwest North Northeast (across canal) (across Greenfield Rd.) RS-35-PAD LI LI-PAD Single Residence Pet Boarding Facility Offices West Project Site East (across canal) (across Greenfield Rd.) RS-15 RS-35 NC & OC Single Residence Vacant Vacant, Mobile Home Park Southwest South Southeast (across canal) (across canal) (across Greenfield Rd.) RS-15 RS-15 OC Single Residence Single Residence Offices Site History: November 4, 1978: City Council annexed 1,633.1± acres, including the project site, into the City of Mesa (Ordinance No. 1193). March 8, 2022: The Design Review Board discussed the original design of the proposed development at their Work Session. Three neighbors who live in the neighborhood to the west of the project site voiced concerns about the height of the three-story buildings, as well as noise, traffic and crime that they believe will increase if apartments are constructed there. The Board supported the architectural design including the use of stucco on the exterior walls and the metal frames around the balconies. Meeting minutes are included as Exhibit 9. November 12, 2025: The Planning and Zoning Board considered this request at their public hearing which included five written comment cards in opposition from individuals who did not wish to speak, and 10 individuals who spoke in opposition to this request. Their concerns included privacy impacts to the neighbors southwest of the canal, increases in density, increases in traffic on Greenfield Road, impacts to property values, and noise. The Board discussed concerns including: o Lack of trees and landscaping along the canal; o Privacy impacts to the neighbors southwest of the canal; o Unclear maintenance responsibilities for private yards; and o The most recent neighborhood meeting had been more than three years prior to the November 12, 2025, Planning and Zoning Board hearing. Meeting minutes are included as Exhibit 10. April 14, 2026: The Design Review Board discussed a revised design of the proposed development at their Work Session. The revisions included changing the color scheme from blue and white to tans and browns, reductions in size to the units, and elimination of the balconies along the canal. Five individuals voiced concerns about the height of the three- story buildings, the architectural design not being compatible with the area, and that trees [3] will not offer sufficient screening from neighbors southwest of the canal. The Board recommended additional architectural interest/articulation for the second story of the two- story units, corrections to the landscape plan, and a thicker material for the roof (architectural shingles). Meeting minutes are included as Exhibit 11. Project/Request Details Site Plan: Building Design: Five residential buildings are arranged around a central amenity and guest parking area, listed clockwise below: o Six-unit, two-story building along the north property line; o Five-unit, three-story building along Greenfield Road; o Four-unit, three-story building along Greenfield Road; o Eight-unit, two-story building along the southwest property line / canal; and o Seven-unit, two-story building along the southwest property line/canal. Since the 2026 Design Review Board meeting, the applicant has addressed the DRB comments as follows: o Provided an additional paint color to be used for the garage doors; o Provided an additional stucco pop-out along the second story of the two-story units; o Modified the roofline for the two-story units to provide additional variation; and o Changed the roof material from asphalt shingle to architectural asphalt shingle. Planning has provided a condition of approval (Condition No. 5) to require an additional material or architectural element to the second story of the two-story units (i.e. window planter boxes, awning, accent material, etc.). Planning has provided a condition of approval (Condition No. 5) to require more variation to the roofline of the three-story units fronting onto Greenfield Road. Access: The Proposed Project is accessed from South Greenfield Road. The main entry, located at the south end of the site, is gated for vehicles. Pedestrian paths connect the public sidewalk with each of the units. The paths located along the private drive are to be constructed of pavers or stamped concrete (Condition No. 4). A second gated driveway provides access for solid waste and emergency vehicles. Parking: Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), 63 parking spaces are required. The proposal includes an attached two-car garage for each unit, and 15 visitor parking spaces, for a total of 75 on-site parking spaces. Landscaping: The project site includes landscaping along the property lines, exclusive of many of the private open spaces. Additional landscaped areas are located adjacent to the pool and guest parking areas. At the November 12, 2025 public hearing, the Planning and [4] Zoning Board expressed a concern regarding the lack of landscaping along the canal. Landscaping is not provided in the rear yards of 11 of the 15 two-story units that back to the canal because those yards will not be accessible to landscape crews for maintenance; however, trees were added to four of those yards that do have maintenance access. Condition of Approval No. 6 requires a hose bibb in each of the rear yards, to enable tenants to maintain live landscaping. Planned Area Development Overlay: Per Section 11-22 of the MZO, the purpose of a PAD overlay is to permit flexibility in the application of zoning standards and requirements where it can be demonstrated that the proposed development provides equivalent or superior standards in a creative way to meet the intent of the underlaying zoning district and general plan. Development Standards MZO Required PAD Proposed Maximum Lot Coverage (% of lot) – MZO Table 11-5-5 70% 72% Minimum Yards – MZO Table 11-5-5 -Front and Street-Facing Side 20 feet 6’-1” -Interior Side and Rear: 3 or more units on lot -North property line 15 ft. per story (30 ft. total) 6’-11.5” per story (13’-5” total) -West property line 15 ft. per story (30 ft. total) 3’-11” per story (7’-10” total) Minimum Separation Between Buildings on Same Lot – MZO Table 11-5-5 - Three-story building 35 feet 8’ - Two-story building 30 feet 7’-6” Attached Garages – MZO When multiple garage When multiple garage Section 11-5-5(B)(4)(f)(iii) doors are located within doors are located within one (1) building, the one (1) building, the maximum number of maximum number of garage doors adjacent to garage doors adjacent to one another shall be one another shall be limited to three (3), unless limited to five (5), unless there is a break in the there is a break in the building façade between building façade between garage doors. The break garage doors. The break shall contain a major shall contain a major architectural feature, such architectural feature, as a building entrance or such as a building equivalent feature. entrance or equivalent feature. [5] Development Standards MZO Required PAD Proposed Pedestrian Access – MZO Section 11-32-4(G)(3)(d) Where a pedestrian Where a pedestrian -Separation walkway is parallel and walkway is parallel and adjacent to an auto travel adjacent to an auto travel lane, it must be raised and lane, it must be separated from the auto constructed of pavers or travel lane by a raised curb stamped concrete. at least 6 inches high, decorative bollards, or other physical barrier. Bicycle Parking – MZO Section 11-32-8(A)(1)(a) -Spaces Required Bicycle parking is required Bicycle parking is not for multi-unit residential required buildings and nonresidential development. Unless otherwise expressly stated, buildings and uses subject to bicycle parking requirements must provide at least 3 bicycle parking spaces or at least 1 bicycle space per 10 on-site vehicle parking spaces actually provided, whichever is greater (8 spaces required) Perimeter Landscaping – MZO Table 11-33-3.A.4: Required Number of Plants by Street Type -Arterial streets: 1 Tree and 6 23 trees 17 trees Shrubs per 25 Linear Feet of 138 shrubs 56 shrubs Street Frontage (4 trees and 24 shrubs per 100') Required Landscape Yards – MZO Section 11-33-3(B)(2)(a)(ii) -Width: north and west property Properties that are not part Properties that are not lines of a group C-O-I part of a group C-O-I Development, as defined in Development, as defined Chapter 87, must provide a in Chapter 87, must 15-foot landscape yard provide a 0-foot except where a cross- landscape yard except access drive aisle occurs where a cross-access within the required drive aisle occurs within landscape yard. the required landscape yard. [6] Development Standards MZO Required PAD Proposed Required Landscape Yards – MZO Section 11-33-3(B)(2)(c) -Number of Plants, north and 27 trees 19 trees west property lines: A minimum 178 shrubs 102 shrubs of three (3) non-deciduous trees and 20 shrubs per 100 linear feet of adjacent property line shall be provided. In the event of fractional results, the resulting number will be rounded to the next highest whole number. The Proposed Project offers a compact, efficiently designed residential development which will offer benefits for future residents and the surrounding area and provides equivalent or superior standards for creative, high-quality development, providing: 30 new three-bedroom residential units with attached garages; Private open space that exceeds the minimum size requirements of the MZO by 265%, and overall open space that exceeds the minimum requirements of the MZO by 204%; Amenity areas that include a swimming pool, dog park, and a mural (Condition No. 8); and 15 guest parking spaces provided (3 required). Impact Analyses School Impact: The Mesa Public School District reviewed the project and found that the local public schools have capacity to serve the students generated from this development. The estimated demand on local schools is shown below: Elementary: 6 students (Bush) Junior High: 2 students (Stapley) High School: 4 students (Mountain View) Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighbors. Neighborhood Meetings: The applicant has held a total of four neighborhood meetings: May 13, 2021: This meeting was held virtually and no neighbors attended. April 14, 2022: This meeting was held virtually and one neighbor attended. The neighbor expressed concerns regarding visibility of yards from across the canal. In response to [7] these concerns, and the similar concerns expressed at the Design Review Board meeting held March 8, 2022, the applicant made the following changes: o The number of units was reduced from 38 to 30, and o The units along the southwest property line were limited to two-story. March 2, 2026: This meeting was held in-person at a neighbor’s home, and 25 neighbors attended. The proposed development had been revised in response to the concerns expressed at the Planning and Zoning Board meeting held November 12, 2025. Neighbors expressed continued concerns over noise, traffic, crime, potential impacts on property values, and privacy. One neighbor also expressed concern that the three-story buildings along Greenfield Road could be at risk of airplane collision from Falcon Field. May 29, 2026. This meeting was held in-person at the Red Mountain Library, and three neighbors attended. Neighbors expressed continued concerns regarding noise, potential impacts on property values, and privacy; however, one resident acknowledged the efforts made to accommodate previous concerns. Required Notification: Property owners within 1,000 feet of the project site were notified of the public hearing. Staff has received two phone calls and three emails regarding the Proposed Project; one neighbor expressed support and two expressed opposition to the request. The other inquiries were requests for information. The emails are included in the packet materials. Conditions of Approval Staff recommends approval of the request, subject to the following conditions: 1. Compliance with the site plan dated September 1, 2026, as submitted. 2. Compliance with all requirements of Design Review Case No. DRB21-00065. 3. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. 4. The pedestrian walkways located adjacent to Buildings A, B and C, as shown on the site plan, shall be constructed of pavers or stamped concrete. 5. Prior to approval of Case No. DRB21-00065, provide updated building elevations that include an additional material or architectural element on the second story of the two-story units and additional variation to the roofline of the three-story units fronting onto Greenfield Road 6. Provide a hose bibb in each of the rear yards. 7. Prior to obtaining a Certificate of Occupancy, provide a mural on the cement block wall facing the swimming pool in the amenity area. [8] 8. Compliance with all City development codes and regulations, except the modifications to the development standards as approved with this PAD Overlay as shown in the following table: Development Standards MZO Required PAD Proposed Maximum Lot Coverage (% of lot) – MZO Table 11-5-5 70% 72% Minimum Yards – MZO Table 11-5-5 -Front and Street-Facing Side 20 feet 6’-1” -Interior Side and Rear: 3 or more units on lot -North property line 15 ft. per story (30 ft. total) 6’-11.5” per story (13’-5” total) -West property line 15 ft. per story (30 ft. total) 3’-11” per story (7’-10” total) Minimum Separation Between Buildings on Same Lot – MZO Table 11-5-5 - Three-story building 35 feet 8’ - Two-story building 30 feet 7’-6” Attached Garages – MZO When multiple garage When multiple garage Section 11-5-5(B)(4)(f)(iii) doors are located within doors are located within one (1) building, the one (1) building, the maximum number of maximum number of garage doors adjacent to garage doors adjacent to one another shall be one another shall be limited to three (3), unless limited to five (5), unless there is a break in the there is a break in the building façade between building façade between garage doors. The break garage doors. The break shall contain a major shall contain a major architectural feature, such architectural feature, as a building entrance or such as a building equivalent feature. entrance or equivalent feature. Pedestrian Access – MZO Section 11-32-4(G)(3)(d) Where a pedestrian Where a pedestrian -Separation walkway is parallel and walkway is parallel and adjacent to an auto travel adjacent to an auto travel lane, it must be raised and lane, it must be separated from the auto constructed of pavers or travel lane by a raised curb stamped concrete. at least 6 inches high, decorative bollards, or other physical barrier. [9] Development Standards MZO Required PAD Proposed Bicycle Parking – MZO Section 11-32-8(A)(1)(a) -Spaces Required Bicycle parking is required Bicycle parking is not for multi-unit residential required buildings and nonresidential development. Unless otherwise expressly stated, buildings and uses subject to bicycle parking requirements must provide at least 3 bicycle parking spaces or at least 1 bicycle space per 10 on-site vehicle parking spaces actually provided, whichever is greater (8 spaces required) Perimeter Landscaping – MZO Table 11-33-3.A.4: Required Number of Plants by Street Type -Arterial streets: 1 Tree and 6 23 trees 17 trees Shrubs per 25 Linear Feet of 138 shrubs 56 shrubs Street Frontage (4 trees and 24 shrubs per 100') Required Landscape Yards – MZO Section 11-33-3(B)(2)(a)(ii) -Width: north and west property Properties that are not part Properties that are not lines of a group C-O-I part of a group C-O-I Development, as defined in Development, as defined Chapter 87, must provide a in Chapter 87, must 15-foot landscape yard provide a 0-foot except where a cross- landscape yard except access drive aisle occurs where a cross-access within the required drive aisle occurs within landscape yard. the required landscape yard. Required Landscape Yards – MZO Section 11-33-3(B)(2)(c) -Number of Plants, north and 27 trees 19 trees west property lines: A minimum 178 shrubs 102 shrubs of three (3) non-deciduous trees and 20 shrubs per 100 linear feet of adjacent property line shall be provided. In the event of fractional results, the resulting number will be rounded to the next highest whole number. [10] Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – Site Plan & Details Exhibit 4 – Landscape Plan Exhibit 5 – Preliminary Grading and Drainage Plan Exhibit 6 – Elevations & Floorplans Exhibit 7 – Citizen Participation Plan Exhibit 8 – Citizen Participation Report Exhibit 9 – P&Z Meeting Minutes Exhibit 10 – DRB Meeting Minutes Exhibit 11 – Previous P&Z Meeting Citizen Comment (prior to November 12, 2025) Exhibit 12 – DRB Meeting Citizen Comment (prior to April 14, 2026) Exhibit 13 – Power Point Presentation [11]