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Planning and Zoning Report Date October 14, 2026 Case No. ZON26-00162 Project Name Hawes Crossing Village 6 Remainder Rezone from Multiple Residence-5 with a Planned Area Development Overlay (RM-5-PAD), Office Commercial with a Planned Area Development Overlay (OC-PAD), and Limited Request Commercial with a Planned Area Development Overlay (LC- PAD) to Residential Small Lot-2.5 with a Planned Area Development Overlay (RSL-2.5-PAD) Northwest corner of the South Hawes Road alignment and East Project Location Warner Road Parcel No(s) 304-30-001B Project Area 44± acres Council District District 6 Multiple Residence-5 with a Planned Area Development Overlay (RM-5-PAD), Office Commercial with a Planned Existing Zoning Area Development (OC- PAD), and Limited Commercial with a Planned Area Development (LC-PAD) General Plan Urban Residential Designation Applicant Sean Lake, Pew & Lake PLC Owner State of Arizona Staff Planner Josh Grandlienard, Senior Planner Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval for a rezoning from RM-5-PAD (15± acres), OC-PAD (9± acres), and LC-PAD (20± acres) to 44± acres of RSL-2.5 (Proposed Project). This request will allow for future residential development. Any future development on the site will be processed through the Specific Plan process in accordance with the Hawes Crossing Planned Area Development and associated development agreement. Site Context General Plan: The Placetype for the project site is Urban Residential with an Evolve Growth Strategy. The requested RSL-2.5-PAD zoning is identified as a primary district and single family residential is identified as a primary use in the Urban Residential Center Placetype. The purpose of the Urban Residential Placetype is to provide areas for a diverse mixture of uses where commercial, residential, and public/semi-public uses coexist. Urban Residential areas can accommodate various low-, medium-, and high-density housing types, including single-family detached and attached homes, townhomes, and multi- family. Single-family residential is a principal land use in the Urban Residential Placetype, that when integrated with high-quality open space and amenities, and located with convenient access to commercial areas that provide services and amenities, create a complete community. The Proposed Project is a part of a larger area designated with the Urban Residential Placetype where commercial opportunities located along Elliot Road help to support the proposed residential uses and provide for supportive commercial uses. In addition to this area, directly east of this site is a property zoned General Commercial, which will directly support this future residential use and form a complete neighborhood with a mixture of uses. The Proposed Project is consistent with the Urban Residential 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 H1. Create more opportunities for housing options. o LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. [2] o N1. Promote complete communities in both existing and new neighborhoods. o N5. Improve street and open space network connectivity within neighborhoods and to local amenities. Sub-Area Plan: The Proposed Project is located within the Inner Loop District of the Mesa Gateway Strategic Development Plan. This area will contain a high-quality, mixed-use environment that is compatible with the Mesa Gateway airport including a medium-density residential character with a mix of commercial and office use as well as light industrial uses. The subject property is part of the larger Hawes Crossing Planned Area Development, which will help to advance the Goals and Strategies of the Placetype as well as the larger Hawes Crossing development by providing additional housing opportunities to support future commercial uses located directly east of the subject property and north along Elliot Road. The Proposed Project is consistent with the Mesa Gateway Strategic Development Plan and will strengthen the area by adding to its residential density and variety of housing types and creating a sense of place. In these ways, this request furthers the Vison, Guiding Principles and Strategies identified in the 2050 Mesa General Plan. Zoning: The project site is zoned Multiple Residence 5 with a Planned Area Development (RM-5- PAD), Office Commercial with a Planned Area Development (OC-PAD), and Limited Commercial with a Planned Area Development (LC-PAD). At this time, specific uses and users have not been identified. Specific Plan approval, as outlined in the Hawes Crossing Development Agreement, will be required for all future development on the site. Surrounding Zoning & Use Activity: The proposed rezone is compatible with surrounding land uses, which include Single Family Residence, Industrial and Commercial uses. Northwest North Northeast RSL-4.0-PAD RSL-2.5-PAD (Across the South Hawes Single Family Subdivision Single Family Subdivision Alignment) RSL-2.5-PAD Single Family Subdivision West Project Site East RSL-2.5-PAD RM-5-PAD, OC-PAD and (Across the South Hawes Single Family Subdivision LC-PAD Alignment) Vacant GC-PAD Vacant [3] Southwest South Southeast (Across East Warner Road) (Across East Warner Road) (Across East Warner Road) AG RSL2.5-PAD and GC-PAD GC-PAD Outdoor Storage Single Family Subdivision Vacant Site History: April 20, 2020: City Council annexed 659± acres, including the project site, into the City of Mesa (Ordinance No. 5565, Case No. ANX19-00420). April 20, 2020: City Council approved a rezoning for 580± acres, including the project site, from AG to RSL-4.0, RSL-2.5, RM-5, LR, OC, LC, GC, LI, and MX with a PAD Overlay as a part of the Hawes Crossing PAD (Case No. ZON17-00607; Ordinance No. 5567). Project/Request Details Planned Area Development Overlay: The Proposed Project is located within the existing Hawes Crossing PAD. The applicant is not requesting a new PAD or additional deviations from Zoning Ordinance requirements. Any future development on the subject property will be required to comply with all the standards of the Hawes Crossing PAD. The intent of this rezone is to better align the property with development patterns in the area based on current market conditions. While the State of Arizona is the current property owner, the land will eventually be auctioned by the State and sold to a private party for development. The requested rezoning will ensure that future development of the property will be complementary to existing and proposed development in the area and further the vision of Hawes Crossing. Staff reviewed the request against the Hawes Crossing PAD and determined that the proposed rezoning is consistent with the overall Hawes Crossing PAD, existing and proposed development in the area, and the overall vision for the area. Per Section 11-22-1 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. Because the Proposed Project will keep what already exists through the Hawes Crossing PAD and is not requesting any further deviations, staff finds the Proposed Project meets the requirements of Title 11, Chapter 22. Citizen Participation [4] The applicant conducted a citizen participation process, notifying surrounding property owners within 1,000 feet, and surrounding HOAs and registered neighbors, and invited them to a neighborhood meeting. Neighborhood Meeting: A virtual neighborhood meeting was held on April 28, 2026. Two interested parties attended this meeting and were in support of the request. Required Notification: Property owners within 1,000 feet of the subject site were notified of the public hearing. Staff has not received any additional questions or comments on the Proposed Project. Conditions of Approval Staff recommends approval of the proposed Rezone, subject to the following conditions: 1. Compliance with all conditions of approval for Case No. ZON17-00607 (Ordinance No. 5567). 2. Compliance with the Hawes Crossing Development Agreement No. 3145 (Recorders No. 20200379927). 3. Compliance with all applicable City development codes and regulations. 4. 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 – Existing and Proposed Zoning Exhibit 4 – Citizen Participation Plan Exhibit 5 – Citizen Participation Report Exhibit 6 – Power Point Presentation [5]