Study Session

PLANNING AND ZONING BOARD
STUDY SESSION MINUTES
September 23, 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 September 23, 2026, at 3:30 p.m.
BOARD PRESENT BOARD ABSENT STAFF PRESENT
Troy Peterson, Chairperson Misty Klann, Boardmember Evan Balmer
Jeff Pitcher, Vice Chairperson* Kirstin Dvorchak
Jayson Carpenter, Boardmember Danika Heying
Chase Hales, Boardmember Cassidy Welch
Genessee Montes, Boardmember*
Justin Trexler, 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 September 23, 2026.
Senior Planner, Jennifer Merrill reviewed agenda Item 3-a, ZON25-00895. "Terrible's
Commercial Development," 1.3± acres located approximately 190± feet south of the
southwest corner of South Crismon Road and East Hampton Avenue. Rezone from Planned
Employment Park with a Planned Area Development Overlay (PEP-PAD) to Limited
Commercial (LC), Major Site Plan Modification and Special Use Permit. This request will allow
for an approximately 4,689± square foot Convenience Market with Accessory Service Station.
(District 5). on the Planning and Zoning Board Public Hearing agenda and displayed a
PowerPoint presentation. (See Attachment 1)
Ms. Merril presented request ZON25-00895. She explained that the applicant is requesting a
rezoning from Planned Employment Park with a Planned Area Development overlay (PEP-PAD)
to Limited Commercial (LC), along with a Special Use Permit (SUP) and Site Plan Review to
allow a convenience store with an accessory fuel canopy. Ms. Merrill noted that the
convenience market with a fuel canopy requires an SUP within the LC district and found the
convenience services use aligns with the Urban Center General Plan place type and the Evolve
growth strategy designation. She displayed site photos looking north from the interior roadway
and west from Crismon Road. Ms. Merrill highlighted pedestrian connections extending from
Crismon Road to the north and south of the store, as well as a connection to the west linking to
The Lincoln, an approved attached single-family residential development. Access to the site is
provided via two main access points off shared drive aisles connecting to Crismon Road. (See
Pages 3 through 8 of Attachment 1)

Planning and Zoning Board Study Session
September 23, 2026
Page 2
Ms. Merrill reviewed the landscape plan, noting plant species including Red Push Pistache,
Medjool Date Palm, Valentine Emu Bush, Green Cloud Sage, Baja Ruellia, Lantana, and Red
Yucca. She noted the landscaping reflects the plan previously presented to the Design Review
Board. Ms. Merrill presented the building and fuel canopy elevations and renderings, pointing
out laser-cut metal art panels on the south and west elevations, along with materials consisting
of porcelain wall tile, Nichia wood siding, and stucco. She concluded by stating staff
recommends approval subject to conditions. See Pages 9 through 16 of Attachment 1)
In response to an inquiry from Vice Chairperson Pitcher regarding shared access easements for
the north, south, and west drive aisles, staff confirmed that shared access is existing and
applicable to the property, requiring no additional consent or stipulations.
Senior Planner, Jennifer Merrill, reviewed agenda Item 3-b, ZON21-00066. "Greenfield
Multifamily," 1.9± acres located approximately 2,025± feet north of the northwest corner of
East Brown Road and North Greenfield Road. Rezone from Single Residence-35 (RS-35) to
Multiple Residence-4 with a Planned Area Development Overlay (RM-4-PAD) and Site Plan
Review. This request will allow for a 30-unit multiple residence development (District 2). on the
Planning and Zoning Board Public Hearing agenda and displayed a PowerPoint presentation.
(See Attachment 2)
Ms. Merrill presented request ZON21-00066 for Greenfield Multifamily, located on a site of just
under two acres north of Brown Road on the west side of Greenfield Road, with its northern
edge aligning with McLellan Road. She explained that the applicant is requesting a rezoning
from Single Residence 35 (RS-35) to Multiple Residence 3 with a Planned Area Development
overlay (RM-3-PAD), along with Site Plan Review to allow a 30-unit residential development.
Ms. Merrill noted the project was evaluated under the Mesa 2040 General Plan's Neighborhood
Suburban character area, which identifies RM-3 as a secondary zoning district and multiple-
family residential as a primary land use along arterial streets. She displayed a site photo looking
west from Greenfield Road. (See Pages 3 through 6 of Attachment 2)
Ms. Merrill presented the site plan, which contains 30 three-bedroom units across five buildings
consisting of two-story and three-story elevations. She noted the nine three-story units front
Greenfield Road, while two-story units face north and back up to the canal. Site features include
attached two-car garages, 75 parking spaces (exceeding the 63 required), a central amenity
area with a swimming pool and ramada, and a dog park with a mural at the northwest corner.
She reviewed the landscape plan, which incorporates species such as Mesquite, Mulga Acacia,
Ghost Gum, Texas Mountain Laurel, Purple Leaf Plum, Hopseed Bush, Valentine Bush, Texas
Ranger, Bottlebrush, and Gold Lantana. Ms. Merrill detailed the requested PAD modifications,
including increased lot coverage, reduced building separations, reduced perimeter and street
landscaping, increased attached garages in a row without an architectural break, modified
pedestrian walkways, and the elimination of bicycle parking due to garage storage. She noted
justification provided by the applicant, including 15 guest parking spaces, expanded open
space, and enhanced amenities. She outlined DRB feedback from April, noting the applicant
upgraded roof materials to architectural shingles, adjusted second-floor elevations, and varied
rooflines. She stated that Condition of Approval No. 5 was added to ensure higher architectural
quality, and reported staff recommends approval subject to conditions. (See Pages 7 through
21 of Attachment 2)
Boardmembers questioned staff regarding site elevations, perimeter wall specifications, public
input, and PAD modifications. Ms. Merrill clarified that the applicant would install a six-foot solid
CMU wall along the canal boundary rather than a view fence. Addressing neighborhood

Planning and Zoning Board Study Session
September 23, 2026
Page 3
impacts, she confirmed the adjacent canal and properties to the southwest sit at a lower grade,
but noted the applicant addressed privacy concerns by eliminating second-story balconies,
shifting buildings two feet further from the canal, splitting the canal-adjacent building into two
sections, and adding four trees within rear yards. She confirmed the two-story building heights
measure under 29 feet, which aligns with standard single-family residential height allowances.
She also reviewed recent citizen engagement, noting two neighborhood meetings were held
since November to address concerns regarding noise, traffic, crime, and privacy, and confirmed
that updated public comments were provided to the Board.
3. Planning Director’s Update.
Economic Development Meeting attendance.
4. Adjourned.
It was moved by Boardmember Carpenter, seconded by Boardmember Trexler, that the Study
Session be adjourned.
Upon tabulation of votes, it showed:
AYES –Peterson, Pitcher, Carpenter, Hales, Montes, Trexler, Wagner
NAYS – None
ABSENT– Klann
Without objection, the Planning and Zoning Board Study Session adjourned at 4:02 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 23rd day of
September 2026. I further certify that the meeting was duly called and held and that a quorum was
present.
__________________________________________
TROY PETERSON, CHAIRPERSON
DH
(Attachments - 2)