Narrative

H A W E S C R O S S I N G
V I L L A G E 6 ( R E M A I N D E R )
City of Mesa, Arizona
Rezone Narrative
Case#: ZON26-00162
Revised- March 2026
Prepared for:
Reserve 100, LLC, the land developing entity for:
3321 E. Baseline Road
Gilbert AZ 85234
ASLD KE No. 053-126088-00-100
Prepared by:
2046 Riverview Auto Drive, Suite 400,
Mesa, Arizona 85201
Telephone: 602-313-7206
Contact: Keith Nichter
&
1744 South Val Vista Drive, Suite 217
Mesa, AZ 85204
Telephone: 480-461-4670
Contact: Sean Lake or Vanessa MacDonald
kimley-horn.com 2046 Riverview Auto Dr Suite 400, Mesa, AZ 85201 480 207 2666

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Table of Contents
A. Introduction ......................................................................................................................... 2
B. Site Context ......................................................................................................................... 2
C. Existing General Plan and Zoning ...................................................................................... 3
D. Request ................................................................................................................................ 5
E. Rezoning Request ............................................................................................................... 6
F. Hawes Crossing PAD Conformance ................................................................................. 7
G. Gateway Strategic Development Plan ............................................................................ 8
H. Infrastructure and Utilities ................................................................................................... 8
I. Public Utilities and Services ................................................................................................ 8
J. Ownership and Maintenance ........................................................................................... 9
K. Phasing ................................................................................................................................ 9
L. Conclusion .......................................................................................................................... 9
M. Project Team ....................................................................................................................... 9
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A. Introduction
Pew & Lake, PLC (the “Applicant”), on behalf of Blandford Homes (the “Developer”) and with
the permission of the Arizona State Land Department (the “Property Owner”), is pleased to
submit this rezone request, in preparation of a future Arizona State Land Department auction,
for the remainder of Hawes Crossing Village 6 (the “Project”). As seen on Figure 1 - Context
Aerial, the Project is located within the City of Mesa (the “City”) on one parcel (APN:304-30-
001B) situated at the northwest corner of S. Hawes Road and E. Warner Road (the “Site”).
Figure 1 – Context Aerial
This approximately +/-46-acre Site is the remaining portion of Hawes Crossing Village 6 (+/-160
acres), which is one of eight villages that make up the larger +/-1,131.5-acre Hawes Crossing
Planned Area Development (PAD), a mixed-use master planned community approved in 2019
in case numbers ZON17-00606 and ZON17-00607. While the land uses in the original approval
were intentionally “weighted significantly towards employment”, this request presents an
opportunity to build upon the success and momentum of the Hawes Crossing residential
development and will allow the development of a high-quality, for-sale, single-family residential
community that is consistent with the character of the surrounding area and the City’s 2050
General Plan (“General Plan”).
B. Site Context
The area surrounding the Project is largely undeveloped land, industrial and outdoor storage
uses with single/multi-family residential development (Village 1 & 2) under construction to the
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north. The entire Site is currently vacant with relatively flat topography sloping from northeast to
southwest. The adjacent portion (+/-114.7 acres) of Hawes Crossing Village 6 recently received
approval (ZON23-01007) for a second PAD overlay and Specific Plan/Preliminary Plat to allow
for a high-quality 455-unit single-family residential community with a maximum of 4.1 dwelling
units per acre (du/ac). The Site and surrounding area land uses are outlined in the table below.
Table 1 – Surrounding Context
LOCATION CURRENT USE
Site Vacant Land / Undeveloped
Approved Single-Family Residential, +/-455-unit residential community @ 4.1
North
DU/AC
East Vacant Dairy Uses / Vacant Land
South Industrial / Vacant Dairy Uses
Approved Single-Family Residential, +/-455-unit residential community @ 4.1
West
DU/AC
C. Existing General Plan and Zoning
As seen in Figure 2 - Existing General Plan Land Use, the City’s General Plan Placetype Map
identifies Hawes Crossing Village 6 as Urban Residential. Urban Residential areas accommodate
a mix of land uses including various low, medium, and high-density housing types, including
single-family detached and attached homes. Small Lot Residence (RSL) zoning districts are
allowed within the Urban Residential Placetype.
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Figure 2 - Existing General Plan Land Use
As seen in Table 2 – Surrounding Entitlements and Figure 3 – Existing Zoning Map, the existing
zoning (ZON17-00607), approved in April of 2020, for the Site is a PAD Overlay with multiple
underlying zoning districts, including +/-17 acres of Residential Multiple Dwelling District (RM-5
PAD), +/-9 acres of Office Commercial (OC PAD) and +/-20 acres of Limited Commercial (LC
PAD).
Table 2 – Surrounding Entitlements
LOCATION EXISTING GENERAL PLAN PLACETYPE EXISTING ZONING
Site Urban Residential RM-5, OC, LC PAD
North Urban Residential RSL-2.5 PAD, PAD
East Urban Residential and Urban Center GC & RSL-2.5 PAD
South Urban Residential RSL-2.5 PAD
West Urban Residential RSL-4.0 & RSL-2.5 PAD, PAD
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Figure 3 - Existing Zoning Map
D. Request
To facilitate the proposed residential land use, Hawes Crossing Village 6 (Remainder) requires a
change in zoning. The specific request to the City of Mesa is
• Rezone of approximately 46 acres of Property in Hawes Crossing Village 6 from Multiple
Residence (RM-5), Office Commercial and Limited Commercial to Residential Small Lot
RSL 2.5 (RSL-2.5 PAD), as seen in Figure 4 – Proposed Zoning Map.
This request is consistent with the existing General Plan Urban Residential placetype, which
allows for a diverse mixture of principal uses including single-family residential, allowing for prime
residential access to nearby commercial uses and regional centers. Additionally, to ensure
consistency with the surrounding character established within Hawes Crossing Village 6, a
maximum density of 4.1 du/ac is included in this proposed rezoning.
Ultimately, following approval of this rezoning request, the successful bidder of the Site will be
required to demonstrate conformance with the Hawes Crossing master studies during future
preliminary plat application(s).
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Figure 4 - Proposed Zoning Map
E. Rezoning Request
Consistent with other projects approved in the Hawes Crossing PAD, this proposed development
will add a mix of high-quality single-family home sizes, floorplans and elevations in the residential
portion of Hawes Crossing Village 6. This proposed community will provide variety in the look and
feel of the community. To avoid a monotonous streetscape, careful steps will be taken during
the preliminary plat process to ensure that floor plans and elevations are spaced appropriately
to further ensure the desired variation in the streetscape.
The Project has been designed to comply with all of the Development Standards for the RSL-2.5
zoning district as shown in Table 11-5-3.A.2 in the Mesa Zoning Ordinance. While there is no
maximum density prescribed for the RSL2.5 district, this project will have a maximum density of
4.1 dwelling units per acre (4.1 DU/AC).
To meet the City of Mesa’s higher level of detail and focus on the street scene, enhanced quality
standards will be applicable to this project including: endcap elevation enhancements /
porches on corner lots, extensive exterior paint palette, expanded exterior finish palette, tight
controls on floorplan/elevation/exterior colors to improve the street scene and eliminate
monotony, with an augmented landscape palette, all of which will be addressed within the
subsequent preliminary plat process.
Additionally, the maximum density of 4.1 DU/AC will ensure a quality development with ample
amounts of private and community open space.
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F. Hawes Crossing PAD Conformance
In addition to the rezone to RSL-2.5 PAD, this proposed development will comply with the intent
of the previously approved Hawes Crossing PAD. As seen in Figure 5 – Conceptual Development
Plan, this Project utilizes a bubble plan exhibit for high level analysis of the rezoning request. The
successful bidder of the Property at the ASLD land auction will be responsible for requesting any
modifications to RSL-2.5 development standards or proposed revisions to the Hawes Crossing
Circulation, Open Space and Trails plans, in coordination with City staff through the preliminary
plat process.
Figure 5 – Conceptual Development Plan
CIRCULATION PLAN
This Project will use the general street layout that matches the approved Circulation Master Plan
from the surrounding Hawes Crossing Village 6 Specific Plan (ZON23-01007), using the approved
intersection points on Hawes Road and Warner Road for primary access. Any changes to
proposed street cross-sections will be coordinated with City staff through subsequent formal
approvals.
OPEN SPACE PLAN
This Project will contribute to the high-quality open spaces and amenities approved within
Hawes Crossing Village 6 Specific Plan (ZON23-01007). Additional open space corridors will
extend throughout the village to provide pedestrian connectivity between neighborhoods and
open space, thereby minimizing the need for automobile use. The open space amenities and
corridors will be coordinated with City Staff through future subsequent formal submittals and will
provide a cohesive open space network that extends throughout Village 6 and the entire Hawes
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Crossing PAD. Similarly, the design of proposed urban plazas, which are open space areas
located in the public domain accessed directly from collector and arterial streets, will be
coordinated with City staff at a later date.
TRAILS PLAN
Trails are planned throughout Hawes Crossing Village 6, including a combination of paved and
non-paved trails and sidewalks. This Project, as coordinated with City staff through future
subsequent formal approvals, will accommodate east/west and north/south connectivity that
will add to the trail and open space network of Hawes Crossing.
G. Gateway Strategic Development Plan
The Project is also located within the Inner Loop District of the Gateway Strategic Development
Plan. Consistent with this district Hawes Crossing Village 6 will promote walkability by having
shorter block lengths and perimeters and have greater connectivity to recreational and
commercial uses than typical suburban development. Additionally, the proposed development
will promote a variety of lot sizes and housing options subject to future approvals.
H. Infrastructure and Utilities
There are several approved, infrastructure and utility reports that are applicable to the entirety
of Hawes Crossing. They include the:
• Hawes Crossing Master Drainage Report
• Hawes Crossing Master Wastewater Report
• Hawes Crossing Master Water Report
After the approval of the Zoning and General Plan amendment discussed in this narrative, these
reports will be updated during the platting process to accommodate the proposed
development in Village 6. Any required updates to the plans required by the development of
Village 6 will be the responsibility of the successful bidder of the property at the ASLD land
auction.
I. Public Utilities and Services
Shown below are the public utility services available in Hawes Crossing, and the provider of
each service.
Service Provider
Water City of Mesa
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Wastewater City of Mesa
Solid Waste City of Mesa
Gas City of Mesa or Southwest Gas
Fire and Emergency Response Mesa Fire Department Station 212 or 219
Police Mesa Police Department
Elementary School Legacy Traditional School- East Mesa
Middle School Desert Ridge Junior High School
High School Desert Ridge High School
J. Ownership and Maintenance
All common areas and private onsite improvements including walls, landscaping and
recreational amenities located within Hawes Crossing Village 6 (Remainder) will be dedicated
to a Homeowner’s Association (HOA) that will administer the ownership and maintenance of
those elements. Public infrastructure, including the public street system, will be maintained by
the City of Mesa and the corresponding utility providers.
K. Phasing
Project phasing will be based upon real estate market conditions and coordinated with City
staff through subsequent preliminary plat application(s).
L. Conclusion
The proposed Hawes Crossing Village 6 (Remainder) single-family residential subdivision will be
designed to create a high-quality, for-sale neighborhood within the Hawes Crossing PAD. This
development will contribute to the diversity in lot sizes and housing styles that makes Hawes
crossing a desirable place to live in the city of Mesa. Attention to detail in the amenities and
open spaces will provide opportunities for future residents to enjoy home ownership in a
desirable neighborhood, in proximity to neighboring commercial services and nearby regional
centers. This proposed community conforms with the General Plan and goals of the City. The
approval of this rezoning request will benefit the surrounding non-residential uses by providing
additional residents into the Hawes Crossing community, providing a superior residential living
environment in an emerging and high-quality mixed-use corridor in southeast Mesa.
M. Project Team
PROPERTY OWNER
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Arizona State Land Department
Karen Dada, AICP
1110 W. Washington St.
Phoenix, AZ 85007
Kdada@azland.gov
DEVELOPER
Reserve 100, LLC, the land developing entity for
Blandford Homes
Pat Adler
3321 E. Baseline Road
Gilbert, AZ 85234
Padler@blandfordhomes.com
APPLICANT/LAND USE COUNSEL
Pew & Lake, PLC
Sean Lake/Vanessa MacDonald
1744 South Val Vista Drive, Suite 217
Mesa, AZ 85204
Sean.lake@pewandlake.com or Vanessa.Macdonald@pewandlake.com
PLANNING/ENGINEERING
Kimley-Horn
Keith Nichter/Brett Stroup
2046 Riverview Auto Drive, Suite 400
Mesa, AZ 85201
Keith.Nichter@Kimley-Horn.com or Brett.Stroup@Kimley-Horn.com
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