Study Session

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 Evan Balmer
Jeff Pitcher, Vice Chairperson Kirstin Dvorchak
Jayson Carpenter, Boardmember Danika Heying
Chase Hales, Boardmember Mary Kopaskie-Brown
Misty Klann, Boardmember* Cassidy Welch
Genessee Montes, Boardmember*
Alexis Kay Wagner, Boardmember
(*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)