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PLANNING AND ZONING PUBLIC HEARING MEETING MINUTES September 23, 2026 The Planning and Zoning Board of the City of Mesa met in the Council Chambers at City Hall, 20 East Main Street, on September 23, 2026, at 4:06 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. Take action on all Consent Agenda items. All items listed with an asterisk (*) are on the consent agenda which means they will be considered as a group by the Board and will be enacted in one motion. There will be no separate discussion of these items unless a Boardmember or a citizen so requests, in which event the item will be removed from the consent agenda and considered as a separate item. If a citizen wants an item removed from the consent agenda, a request must be made prior to the Board’s vote on the consent agenda. It was moved by Boardmember Carpenter, seconded by Boardmember Wagner, that the consent agenda items be approved. Upon tabulation of votes, it showed: AYES –Peterson, Pitcher, Carpenter, Hales, Montes, Trexler, Wagner NAYS – None ABSENT– Klann Chairperson Peterson declared the motion carried unanimously by those present *2. Approval of minutes of previous meetings as written. *2-a. Minutes from the Study Session and Public Hearing meetings held on September 9, 2026. Planning and Zoning Board Public Hearing September 23, 2026 Page 2 3. Discuss and make a recommendation to the City Council on the following amendments: 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), Site Plan Review and Special Use Permit. This request will allow for an approximately 4,689± square foot Convenience Market with Accessory Service Station. (District 5). Staff Planner: Chloe Durfee Daniel Recommendation: Approval with Conditions 3-b See: Items not on the Consent Agenda 4. Items not on the Consent Agenda 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-3 with a Planned Area Development Overlay (RM- 3-PAD) and Site Plan Review. This request will allow for a 30-unit multiple residence development. (District 2). Staff Planner: Jennifer Merrill Recommendation: Approval with Conditions The following citizens addressed the Board in opposition to case number ZON21-00066 • Wendy Wise, Mesa resident • Daren Jensen, Mesa resident • Janet Cotie, Mesa resident • Chase Wennersten, Mesa resident • Loralee Langilde, Mesa resident • Rich Vales, Mesa resident • Lenore Dai, Mesa resident • Ginger Blum, Mesa resident • Jason Oaks, Mesa resident • Mark Hunksaker, Mesa resident The above speakers offered a series of comments in opposition to case number ZON21- 00066 including but not limited to the following: • Concern regarding the high density and three-story scale of the proposed 30-unit development, stating it is completely out of character with the surrounding lower-density, single-family neighborhood on half-acre to one-acre lots. • Privacy and security concerns for homes directly west across the canal, noting that second- story windows and elevated site grades will allow direct sightlines into neighboring backyards and windows despite the removal of rear balconies. • Potential traffic concerns on Greenfield Road, added vehicle noise, and overflow parking spilling into adjacent neighborhood streets due to insufficient guest parking or high tenant vehicle counts. Planning and Zoning Board Public Hearing September 23, 2026 Page 3 • Safety risks associated with the property's proximity to Falcon Field Airport, citing recent local aircraft crashes and issues with placing higher-density housing under flight pathways. • Reduced property setbacks and intense site utilization attempt to fit too many units onto less than two acres, requesting instead a lower-density single-story commercial or residential buffer use that aligns with established zoning. Andy Funk and Michael Miller, applicants, along with Jacob Cluff, project architect, presented updates on the proposed 30-unit townhome development. Mr. Funk explained that two neighborhood outreach meetings were held—one at a resident's home and another at the Red Mountain Public Library—to directly address neighbor concerns regarding privacy, height, and noise. They detailed several site modifications implemented since the previous meeting, including replacing the western view fence along the canal with a full-height CMU block privacy wall, removing second-story rear balconies to eliminate potential view corridors into neighboring yards, increasing building setbacks, and adding structural gaps between buildings to incorporate additional tree landscaping. They further noted that the team fully adopted Design Review Board recommendations by shifting to a traditional architectural style, adjusting color palettes, and modifying rooflines without increasing upper-level living space. Mr. Miller highlighted spatial context, noting that distance from proposed structures to neighboring residences across the canal ranges between 136 and 345 feet. Addressing traffic and site circulation, he stated that all access is directed onto Greenfield Road, supported by an 80-foot entry driveway to allow adequate vehicle queuing, along with two-car attached garages and 15 guest parking spaces. In response to Board inquiry regarding three-story structures along Greenfield Road, Mr. Funk explained that right-of-way constraints made a compressed footprint necessary, adding that these buildings will serve as an effective acoustic buffer against arterial traffic noise. Mr. Cluff confirmed that site grading complies with FEMA regulations and stormwater will be managed via underground retention and dry wells. Boardmember Hales expressed support for three-bedroom, two-car garage rental units to address broader housing shortages, noting that residential uses generate less traffic than single-story commercial options and that the canal provides over 100 feet of separation from neighboring homes. Boardmember Wagner noted that the applicant made good-faith privacy adjustments by reorienting balconies inward toward the pool, observing that arterial corridors are the appropriate location for higher-density residential developments. Boardmember Trexler and Vice Chairperson Pitcher voiced concerns regarding the excessive number of requested modifications to the base RM-3 districts standards under the PAD overlay, as well as the overall site density along the canal. Boardmember Montes acknowledged the applicant's four-year history of design adjustments and noted the challenge of developing a long-vacant infill parcel. Chairperson Peterson expressed opposition to the introduction of three-story structures in an area lacking similar height precedent, noting a direct contradiction between the applicant's emphasis on strong landscaping buffers and their requested PAD modifications reducing required trees and landscape yards. o-story neighborhood context. It was moved by Boardmember Carpenter, seconded by Boardmember Montes, that case ZON21-00066 be approved. Upon tabulation of votes, it showed: AYES – Carpenter, Hales, Montes, Wagner NAYS – Peterson, Trexler, Pitcher ABSENT– Klann Chairperson Peterson declared the motion carried unanimously by those present Planning and Zoning Board Public Hearing September 23, 2026 Page 4 5. Adjourn. It was moved by Boardmember Trexler, seconded by Boardmember Carpenter, 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 Public Hearing adjourned at 5:25 p.m. I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the Planning and Zoning Board Public Hearing meeting of the City of Mesa, Arizona, held on 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 – 1)