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Planning and Zoning Report Date October 14, 2026 Case No. ZON25-00943 Project Name Waffle Flower Warehouse Rezone Rezone 2.4+ acres from Single Residence-90 (RS-90) to Light Industrial (LI) Request Site Plan Review Special Use Permit (SUP) Located at the northwest corner of East Thomas Road and North 54th Project Location Street Parcel No(s) 141-38-044 and 141-38-046 Project Area 2.4± acres Council District District 5 Single Residence-90 (RS- Existing Zoning 90) General Plan Local Employment Center Designation Applicant William Erwin, Erwin Architecture and Development Owner ZEE Properties, LLC Staff Planner Tulili Tuiteleleapaga-Howard, Planner II Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan, the review criteria for Site Plan Review outlined in Mesa Zoning Ordinance (MZO) Section 11-69-5, and the criteria for a Special Use Permit outlined in MZO Section 11-32-6(A) and MZO Section 11-70- 5(E). Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval for a rezoning for 2.4± acres from Single Residence-90 (RS- 90) to Light Industrial (LI), Site Plan Review, and Special Use Permit (SUP) to allow for the development of an approximately 18,000± square foot industrial building (Proposed Project). Concurrent Applications: Design Review: The Proposed Project is scheduled to be reviewed by the Design Review Board on October 13, 2026 (Case No. DRB26-00277). Site Context General Plan: The Placetype for the project site is Local Employment Center and the Growth Strategy is Evolve. Local Employment Centers should be developed with high-quality cohesive designs that provide smooth transitions between land uses and fit into the context of the surrounding neighborhood. Light Industrial is a principal land use in the Local Employment Center Placetype. The Proposed Project is consistent with the Local Employment Center Placetype and furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and applicable elements of the Mesa 2050 General Plan. Supporting General Plan Strategies: o LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. o LU4. Create design and development standards that improve the City’s visual quality, urban form, and function to enhance the quality of life for current and future generations. o ED3. Sustain a business climate that fosters entrepreneurs and small businesses. Sub-Area Plan: The project is located within the Falcon Field Sub Area, designated for Light Industrial uses. [2] The vision statement describes the Falcon Field Sub Area as a vibrant and progressive urban center than services as oasis of abundant, high-quality employment for professionals, technical experts, and highly skilled labor; regional entertainment that attracts the presence of distance visitors, local employees, and area residents; and aesthetic beauty, possessing scenic vistas, quality architecture, and a natural desert landscape. The Proposed Project furthers the vision of the Falcon Field Area Plan by providing a unique, high-quality manufacturing and employment opportunity. Zoning: The project site is currently zoned Single Residence-90 (RS-90). The Proposed Project includes a proposed rezone to Light Industrial (LI). Indoor Warehousing and Limited Manufacturing are permitted uses in the LI district. Surrounding Zoning & Use Activity: The proposed light industrial building is compatible with surrounding land uses, which include light industrial, truck services, and vacant land. Northwest North Northeast (Across 54th Street) RS-90 RS-90 RS-90 Single Residence Single Residence Vacant West Project Site East (Across 54th Street) RS-90 RS-90 RS-90 Industrial Vacant Truck Service Southwest South Southeast (Across Thomas Road) (Across Thomas Road) (Across 54th Street) LI-PAD-CUP LI-PAD-CUP RS-90 Vacant Vacant Vacant Site History: January 23, 1983: City Council annexed 2,335.2± acres, including the project site, into the City of Mesa (Ordinance No. 1682). May 16, 1983: City Council established City zoning of R1-90 (equivalent to current Single Residence-90 [RS-90]) on approximately 128± acres of recently annexed property, including the subject site (Case No. Z83-037; Ordinance No. 1710). Project/Request Details [3] Site Plan: Building Design: The 18,000 square foot industrial building will be a single-story structure situated in the northeast portion of the site. Along the south side of the building is the main entrance, with a private garden space on the east building face. Access: The site provides three (3) access points at the southwest, east, and northeast corners of the site. Primary access is provided for the public on the east from 54th Street. Secondary access is available from Thomas Road to the southwest, reserved primarily for truck deliveries and employees. A driveway aisle connects the two, allowing for vehicular access directly across the property south of the building. A third entry point is provided for SRP access at the northeast corner of the property north of the building, connecting to the drive aisle from Thomas Road. Parking: Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), 30 parking spaces are required. As part of this request, the applicant is requesting a Special Use Permit for a parking reduction to allow for 19 parking spaces on site, which will be located south of the building. Landscaping: The building features a landscaped foundation base across the front of the building, as well as a serenity garden to the east. Additional landscaped areas are located along the perimeter of the site, within the parking area, and across Thomas Road and 54th Street rights-of-way. Special Use Permit: This request includes a Special Use Permit (SUP) to reduce the minimum parking required per Table 11-32-3.A of the MZO. Required: Industrial uses at a ratio of 1 space per 600 square feet o 30 total parking spaces Proposed: Industrial o 19 total parking spaces o 11 space reduction Approval Criteria - Section 11-32-6(A): 1. Special conditions—including but not limited to the nature of the proposed operation; proximity to frequent transit service; transportation characteristics of persons residing, working, or visiting the site—exist that will reduce parking demand at the site: Per the documents provided, 5-7 employees are anticipated on a daily basis. Additionally, retail activities are not anticipated on site, which will limit the number of visitors to the site. 2. The use will adequately be served by the proposed parking: The Proposed Project will provide 19 parking spaces, exceeding the anticipated demand of 5-7 parking spaces as determined by the user. The surplus ensures sufficient parking availability to accommodate its needs. [4] 3. Parking demand generated by the project will not exceed the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area: The Proposed Project will not impact on-street parking, as Thomas Road and 54th Street do not provide on-street parking. Approval Criteria - Section 11-70-5(E): 1. Approval of the proposed project will advance the goals and objectives of and is consistent with the policies of the General Plan and any other applicable City plan and/or policies: The Proposed Project complies with the General Plan and Falcon Field Sub Area Plan, supporting high-quality employment uses. 2. The location, size, design, and operating characteristics of the proposed project are consistent with the purposes of the district where it is located and conform with the General Plan and with any other applicable City plan or policies: The Proposed Project aligns with the zoning district’s purpose and intent in location, size, and design, and conforms with the General Plan and Falcon Field Sub Area Plan. 3. The proposed project will not be injurious or detrimental to the adjacent or surrounding properties in the area, nor will the proposed project or improvements be injurious or detrimental to the neighborhood or to the general welfare of the City: The Proposed Project will not be injurious or detrimental to surrounding properties or the welfare of the city. 4. Adequate public services, public facilities and public infrastructure are available to serve the proposed project: The applicant will be required to install necessary offsite improvements and/or upgrades to support the Proposed Project. Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighbors. 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. As of the writing of this report, Staff has not received any feedback on the Proposed Project. Conditions of Approval Staff recommends approval of the Rezoning, Site Plan Review, and Special Use Permit, subject to the following conditions: 1. Compliance with the final site plan as submitted. 2. Compliance with all requirements of Design Review Case No. DRB26-00277. 3. Compliance with Development Agreement No. DA26-00007. [5] 4. Compliance with all applicable City development codes and regulations. 5. Dedicate the right-of-way and easements required under the Mesa City Code at the time of application for a building permit, at the time of recordation of the subdivision plat, or at the time of the City's request for dedication, whichever comes first. 6. Compliance with all requirements of Chapter 19 of the Zoning Ordinance including: a. Owner must execute the City’s standard Avigation Easement and Release for Falcon Field Airport prior to or concurrently with the recordation of the Final Plat or the issuance of a building permit, whichever occurs first. b. Due to the proximity to Falcon Field 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 2 miles of Falcon Field 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.” 7. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – Site Plan Exhibit 4 – Landscape Plan Exhibit 5 – Civil Plan Exhibit 6 – Elevations Exhibit 7 – Wall Elevation Details Exhibit 8 – Citizen Participation Plan and Report Exhibit 10 – Power Point Presentation [6]