Extracted text (via pymupdf_layout)
22782 characters
City Council Staff Report Date September 28, 2026 Case No. ZON24-00708 Project Name Park North Rezone 5.0+ acres from Limited Commercial with a Planned Area Overlay (LC-PAD) to Multiple Residence-3 with a Planned Area Development Overlay (RM-3-PAD) Request Site Plan Review for a 78-lot attached single residence development Approximately 270 feet east of the northeast corner of South Power Project Location Road and East Guadalupe Road Parcel No(s) 304-05-982A Project Area 5.0± acres Council District District 6 Limited Commercial with a Existing Zoning Planned Area Development Overlay (LC-PAD) Mesa 2040 General Plan: General Plan Neighborhood Character Designation Area Applicant Rob Stephan, Excolo Development Owner EXDEV Park North, LLC Staff Planner Charlotte Bridges, Planner II Prop 207 Waiver Yes signed? 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 Section 11-69-5. Staff recommends approval with conditions. Planning & Zoning Board Recommendation: On August 26, 2026, the Planning and Zoning Board voted (7-0) to recommend that City Council approve with conditions the proposed project. Project Overview Request: The applicant is requesting approval for a rezoning for 5.0± acres from Limited Commercial with a Planned Area Development Overlay (LC-PAD) to Multiple Residence-3 with a Planned Area Development Overlay (RM-3-PAD) and Site Plan Review approval for a 78-lot, two-story, attached single residence development (Proposed Project). Concurrent Applications: Design Review: The Design Review Board reviewed the building elevations and landscape design at their August 11, 2026 meeting and provided comments related to the proposed landscape palette. Staff will work with the applicant to address these comments prior to the submittal of any building permit (Case No. DRB24-00707). Preliminary Plat: A separate Preliminary Plat application, to be approved by the Planning Director, is required for the Proposed Project (SUB26-00320). Site Context General Plan: The subject request was originally submitted on August 5, 2024, and was reviewed under the Mesa 2040 General Plan, which was in effect at the time the application was submitted. The Mesa 2040 General Plan identified the subject property is within the Neighborhood Character Area with a Suburban Sub-Type. Per Chapter 7 of the 2040 Mesa General Plan, the intent of the Neighborhood Character Area is to provide safe places for people to live where they feel secure and enjoy their surrounding community. In the Suburban Sub-Type, single residence is a primary use, and the RM-3 district is considered a secondary zoning district. [2] Per the 2040 Mesa General Plan, (page 7-6), secondary zoning districts are intended to support primary zoning districts and are only permitted after the primary zoning district and primary land use requirements are satisfied. The proposed RM-3 District is consistent with the 2040 Mesa General Plan since the majority (greater than 55%) of the subject Suburban Sub-type character area is established with primary zoning districts and, because single residence is a primary land use, this project supports the surrounding uses of the character area. The Proposed Project conforms with the goals and objectives of the Mesa 2040 General Plan by adding to the mixture of housing types, providing additional population to help support commercial development in the area and contributing to the vitality of the character area. Staff reviewed the request and determined it is consistent with the criteria for review outlined in Chapter 15 (pg. 15-1) of the Mesa 2040 General Plan. Zoning: The project site is zoned LC-PAD. The applicant is requesting to rezone the project site to RM-3-PAD. Single residence uses are permitted in the RM-3 District. The project site is within the Airfield Overflight Area 3 (AOA 3) Overlay; a single residence use is permitted use in the AOA3 District. Surrounding Zoning & Use Activity: The proposed attached single residence development is compatible with surrounding land uses, which include commercial development to the west, park facilities to the north and east, and a public school across Guadalupe Road to the south. Northwest North Northeast LC RS-6 RS-7 Christopher J. Brady Park Christopher J. Brady Park Christopher J. Brady Park West Project Site East LC-PAD LC RS-7 Commercial Development Vacant Christopher J. Brady Park Southwest South Southeast (Across Guadalupe Road) MCFCD canal MCFCD canal MCFCD canal (Across Guadalupe Road) (Across Guadalupe Road) PS PS Highland Junior High Highland Junior High (Gilber Unified School) (Gilber Unified School) [3] Site History: August 21, 1983: City Council annexed 1,855± acres, including the site, into the City of Mesa (Ordinance No. 1731). November 2, 1983: City Council rezoned 30± acres of recently annexed property, including the project site, from Maricopa County-43 to City of Mesa Single Residence-7 (R1-7) (equivalent to Single Residence-7 [RS-7]) Conceptual Limited Commercial (C-2) (equivalent to current Limited Commercial [LC]) to allow for a future shopping center (Case No. Z83-128, Ordinance No. 1765). December 6, 2010: City Council rezoned the project site from RS-7 (Conceptual LC) to LC-PAD and approved a site plan to allow for development of medical office buildings. Construction of the medical offices did not commence within two years of approval and therefore the site plan expired (Case No. Z10-028; Ordinance No. 5010). June 2, 2025: City Council voted to “continue to a future date for additional review” a request to rezone the project site from LC-PAD to LC-PAD with a Council Use Permit (LC-PAD-CUP) and Site Plan Review to allow for a 120-unit multiple residence development (Ordinance No. 5940, Case No. ZON24-00708). Subsequently, the applicant submitted the revised plans for the Proposed Project (78-lot, two-story, attached single residence development). Project/Request Details Site Plan: Building Design: The Proposed Project consists of two building types for a total of 39 buildings, which contain two, attached single residences for a total of 78 attached single residences. o The first building type is the “Side by Side”. o It consists of two, two-story single residences that share a common side wall. o The proposed “Side by Side” plans include three facade variations with a double car garage facing the private access drive, the primary entry located on the side elevation, a covered patio on the rear elevation and additional livable area on the second floor. o The site plan indicates 21 “Side by Side” buildings located along the east, north and west perimeter of the project site. o The second building type is the “Front to Back”. o It consists of two, two-story single residences that are attached at the first floor rear wall. o The proposed “Front to Back” plans include three façade variations with a double car garage facing the private access drive, the primary entry located on the side elevation and additional livable area on the second floor. [4] o The site plan indicates 18 “Front to Back” buildings located in the center of the project site. Access: o Primary access to the project site is from Guadalupe Road via a new bridge across the Maricopa County Flood Control District (MCFCD) canal. o A secondary access to Guadalupe Road through the commercial development to the west via a private access easement will be gated for emergency access only. Internal to the site, a private street provides access to individual residences. o The applicant will work with City of Mesa Parks and Recreation to provide gated, pedestrian access to Christopher J. Brady Park at the west and east corners of the project site. Parking: o Section 11-32-3 of the Mesa Zoning Ordinance (MZO) requires two covered parking spaces for each single residence. o The plans indicate a double car garage is incorporated into the design of each attached single residence for a total of 156 garage spaces. o Additionally, two parking spaces are provided on the driveways of the “Front to Back” units for total of 72 driveway spaces. o The parking spaces provided in the driveway will allow for additional guest parking spaces for those residences. o Seven guest parking spaces are provided along the north side of the centrally located amenity area, four guest parking spaces are located along the east side of the block of “Front to Back” residences and five guest parking spaces are located to the west of the block of “Front to Back” residences. o In total, 156 garage spaces, 72 driveway spaces and 16 guest parking spaces are provided for the Proposed Project. Landscaping: o The landscaping includes trees, shrubs and inert ground cover within the central amenity area and common open spaces. o One tree is planted at the driveway of each “Front to Back” residence, while an additional tree is planted in front of each “Side by Side” building and shrubs marking the walkways leading to the front doors of the “Side by Side” residences. o Around the perimeter of the project site, the landscape plan indicates trees and shrubs are planted in the landscape yard along the west property line. o The applicant will work with MCFCD to provide shrubs and groundcover between the canal and Guadalupe Road for the length of the proposed project site’s frontage. [5] o They will also work with City of Mesa Parks and Recreation to provide trees in Christopher J. Brady park along the north and east sides of the proposed project site. Open Space: o Table 11-5-4 of the MZO requires a minimum of 175 square feet of open space per unit. o Section 11-5-5(A)(3)(a) of the MZO states open space may be provided in any combination of private and common open as long as units with three bedrooms have at least 120 square feet of private open space. o Both of the proposed building types have three bedrooms and the plans show 200 square feet of private open space provided in the rear yards of each “Side by Side” unit, while the private open space for the “Front to Back” units is provided in the side yard and is 540± square feet for each unit. o In addition to the private open space, approximately 15,358 square feet of common open space is provided throughout the development and includes a ramada, seating areas, barbeque equipment, corn hole boards and a tot lot. o The plan provides for approximately 607± square feet of open space per unit. 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. The following table includes the proposed deviations for the overall property: Development Standards MZO Required PAD Proposed Fences and Freestanding Walls Maximum Height – MZO Section 11-30-4(A)(1)(a): - Front Yards and Required Side Yards 3.5 feet 6 feet (existing chain (Guadalupe Road): link fence to remain) Screening – Parking Areas – MZO Section 11-30-9(H): Parking areas and drive Drive aisles will not aisles shall be screened be screened from from street(s) with Guadalupe Road masonry wall, berm or combination of walls/berms and densely planted landscaping or "vertical wire trellis panels". No more than 40 percent of the screening [6] Development Standards MZO Required PAD Proposed shall be accomplished with dense landscaping The following table includes the proposed deviations for the individual lots: “Side by Side” “Front to Back” Development Standards MZO Required Units Units PAD Proposed PAD Proposed Minimum Lot Area – 6,000 square feet 1,575 square feet 1,984 square feet MZO Table 11-5-5: Minimum Lot Depth – 94 feet 63 feet 64 feet MZO Table 11-5-5: Maximum Lot Coverage – 70% 83% 88% MZO Table 11-5-5: Minimum Yards – MZO Table 11-5-5: - Front and Street-Face 20 feet 3 feet, 6-inches to 12 feet to livable and Side: garage and livable 18 feet to garage - Rear: 1 or 2 units on lot: 15 feet 9 feet, 6-inches 0 feet Maximum Building Coverage – MZO Table 11-5-5: 50% 69% 53% Setback adjacent to RS District – MZO Section 11-5-5(A)(1)(a): 30 feet 10 feet, 8-inches NA - North Property Line: (minimum 15 feet per story) Meets Code - East Property Line: 30 feet 9 feet, 5-inches (minimum 15 feet per story) Attached Single Residences, End Units – MZO Section 11-5- 5(A)(1)(c)(i): 10 feet 4 feet NA Meets Code Attached Single Residences, Minimum Setback for Building Not Placed on a Zero- Setback Line – MZO Section 11-5- 5(A)(1)(c)(ii): 10 feet 4 feet 0 feet (units adjacent to common open space area) [7] “Side by Side” “Front to Back” Development Standards MZO Required Units Units PAD Proposed PAD Proposed Additional Standards for Private Open Space, Accessibility and Location – MZO Section 11-5- 5(A)(3)(e)(i)(1): - Minimum dimension for 10 feet 9 feet, 5 inches NA ground level private open space: Meets Code Additional Standards for Private Open Space, Accessibility and Location – MZO Section 11-5- 5(A)(3)(e)(ii): - Minimum percent of At least 50% of 42% (50 square feet) 0% of 120 square feet covered private open 120 square feet of 120 square feet space: Site Planning and Design Standards, Building Entrance, – MZO Section 11-5- 5(B)(3)(c): Projection or Recess – Unit entrance dimensions for roofed projection or recess: 5 feet 3.5 feet 3.5 feet - Minimum depth: 50 square feet 25 square feet 25.4 square feet - Minimum horizontal area: Site Planning and Design Standards, Access, Circulation and Parking, – MZO Section 11-5- 5(B)(4)(f)(ii): - Attached Garages, Multi- At least 3 feet At least 2 feet from NA Story Buildings – Garage from upper story upper story facade doors located below upper façade Meets Code story living space shall be recessed: The Proposed Project offers creative, high-quality development for both residents and the surrounding area, providing: 1. Open Space A minimum 200 square feet of private open space is provided for each “Side by Side” unit and 540 square feet for each “Front to Back” unit (120 square of private open is required). [8] A total of 15,358 square feet of common open space (197± square feet per unit where 175 square feet is required). A combination of common and private open space equal to 49,582 square feet (607 square feet per unit). A centralized common amenity space that includes a ramada, barbeque station, seating nodes, tot lot and shade trees. 2. Park Connection A pedestrian connection to the commercial project to the west and the applicant will work with City of Mesa Parks and Recreation Department to provide a pedestrian connection from the Proposed Project to Christopher J. Brady Park at the west and east corners of the project site. 3. Landscaping 44 trees in Christopher J. Brady Park along the Proposed Project’s north and east property lines. Installation of shrubs and groundcover between the MCFCD canal and Guadalupe Road equivalent in the length of the project site’s south property line, which will improve the streetscape along Guadalupe Road, soften the impact of the drainage channel and help screen the parking spaces and drive aisles from public view. Impact Analyses School Impact: The Gilbert Public School District reviewed the project and found that the development will not negatively impact school capacity. The estimated demand on local schools shown below is within capacity: Elementary: 5-12 students (Superstition Springs) Middle School: 7-9 students (Highland Junior) High School: 5-8 students (Highland High) Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighbors. Neighborhood Meeting: A neighborhood meeting was held on March 5, 2026. Eleven residents attended the meeting and had questions related to the following; applicant responses are provided: [9] 4. Type of housing product - Several residents preferred the single family-attached units to the previously proposed apartments and comments were mostly positive. 5. Traffic and alignment of Guadalupe Road access - Offsetting the Proposed Project’s access on Guadalupe Road from the school’s access would create more conflicting traffic movements and may result in more U-turns. 6. Insufficient parking - The Proposed Project provides eight parking spaces in excess of the required 164 parking spaces, plus the driveways of the Front to Back units may be utilized for additional guest parking. 7. Is housing product for sale or rent? To be determined. Will depend on the market when the homes become available. 8. Building height - The Proposed Project is two-story and complies with maximum 40 foot height limit in the RM-3 District. 9. Concerns with three-bedroom units - Explained that three-bedroom units appeal to a broader housing market, whether it is because a household needs three bedrooms or it values additional space for uses such as a home office, guest room, or other flexible living space. 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 on email in support of the Proposed Project. A copy of the email is included in the Citizen Participation Report. Staff has not received any communications about the Proposed Project since the public notices were mailed. Conditions of Approval Staff recommends approval of the request with the following Conditions of Approval: 1. Compliance with the final site plan and plotting matrix as submitted. 2. Compliance with all requirements of Design Review Case No. DRB24-00707. 3. Execute and comply with the Development Agreement (DA24-00052), and all future amendments. 4. Prior to the issuance of any building permit, obtain approval of a Preliminary Plat and obtain approval of and record a Final Plat. 5. Compliance with all applicable City development codes and regulations. 6. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. 7. Compliance with all requirements of Chapter 19 of the Zoning Ordinance including: [10] a. Owner must execute the City’s standard Avigation Easement and Release for Phoenix- Mesa Gateway Airport prior to or concurrently with the recordation of the final subdivision map or the issuance of a building permit, whichever occurs first. b. Due to the proximity to Phoenix-Mesa Gateway Airport, any proposed permanent or temporary structure, as required by the FAA, is subject to an FAA filing for review in conformance with CFR Title 14 Part 77 (Form 7460) to determine any effect to navigable airspace and air navigation facilities. A completed form with a response by the FAA must accompany any building permit application for structure(s) on the property. c. Prior to the issuance of any building permit, provide documentation by a registered professional engineer or registered professional architect demonstrating compliance with the noise level reductions required in Section 11-19-5 of the Mesa Zoning Ordinance. d. Provide written notice to future property owners that the project is within three miles of Phoenix-Mesa Gateway Airport e. All final subdivision plats must include a disclosure notice in accordance with Section 11-19-5(C) of the Zoning Ordinance which must state in part: “This property, due to its proximity to Phoenix-Mesa Gateway Airport, will experience aircraft overflights, which are expected to generate noise levels that may be of concern to some individuals.” 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(s): The following table includes deviations for the overall property: Development Standards PAD Approved Fences and Freestanding Walls Maximum Height – MZO Section 11-30-4(A)(1)(a): - Front Yards and Required Side Yards 6 feet (existing chain link fence to remain) (Guadalupe Road): Screening – Parking Areas – MZO Section 11-30-9(H): Drive aisles will not be screened from Guadalupe Road The following table includes deviations for the individual lots: Development “Side by Side” Units “Front to Back” Units Standards PAD Approved PAD Approved Minimum Lot Area – 1,575 square feet 1,984 square feet MZO Table 11-5-5: Minimum Lot Depth – 63 feet 64 feet MZO Table 11-5-5: [11] Development “Side by Side” Units “Front to Back” Units Standards PAD Approved PAD Approved Maximum Lot Coverage – 83% 88% MZO Table 11-5-5: Minimum Yards – MZO Table 11-5-5: - Front and Street- Face Side: 3 feet, 6-inches to garage 12 feet to livable and 18 feet to and livable garage - Rear: 1 or 2 units on 9 feet, 6-inches 0 feet lot: Maximum Building Coverage – MZO Table 69% 53% 11-5-5: Setback adjacent to RS District – MZO Section 11-5- 5(A)(1)(a): - North Property Line: 10 feet, 8-inches NA Meets Code - East Property Line: 9 feet, 5-inches Attached Single Residences, End Units – MZO Section 11-5- 4 feet NA 5(A)(1)(c)(i): Meets Code Attached Single Residences, Minimum Setback for Building Not Placed on a Zero- Setback Line – MZO Section 11-5- 4 feet 0 feet (units adjacent to common 5(A)(1)(c)(ii): open space area) Additional Standards for Private Open Space, Accessibility and Location – MZO Section 11-5- 5(A)(3)(e)(i)(1): - Minimum dimension 9 feet, 5 inches NA for ground level private open space: Meets Code [12] Development “Side by Side” Units “Front to Back” Units Standards PAD Approved PAD Approved Additional Standards for Private Open Space, Accessibility and Location – MZO Section 11-5- 5(A)(3)(e)(ii): - Minimum percent of 42% (50 square feet) of 120 0% of 120 square feet covered private open square feet space: Site Planning and Design Standards, Building Entrance, – MZO Section 11-5- 5(B)(3)(c): Projection or Recess – Unit entrance dimensions for roofed projection or recess: - Minimum depth: 3.5 feet 3.5 feet - Minimum horizontal area: 25 square feet 25.4 square feet Site Planning and Design Standards, Access, Circulation and Parking, – MZO Section 11-5-5(B)(4)(f)(ii): - Attached Garages, Multi-Story Buildings At least 2 feet from upper NA – Garage doors story facade located below upper Meets Code story living space shall be recessed: Exhibits Exhibit 1 - Presentation Exhibit 2 - Ordinance with map Exhibit 3 - Vicinity Map Exhibit 4 - Site Plan Exhibit 5 - Minutes Exhibit 6 - Submittal Documents [13]