Alternative Compliance

VAL VISTA OIL
Formal Request for Alternative Compliance
City of Mesa Planning Division / Design Review Board
Case No. (Zoning): ZON26-00217 | Case No. (Design Review Board): DRB26-00327
1129 S. Val Vista Drive, Mesa, Arizona 85206
Date: September 24, 2026
To: City of Mesa Planning Division / Design Review Board - City of Mesa, Arizona
From: Tim Nielsen, Architect - Farnsworth Construction Co.
Address: 4447 E. Broadway Rd., Suite 109, Mesa, Arizona 85206
Phone: 480-797-7548
Email: trn.arch@gmail.com
Re: Formal Request for Alternative Compliance - Val Vista Oil
SECTION 1: PROJECT IDENTIFICATION
Project Name Val Vista Oil
Project Address 1129 S. Val Vista Drive, Mesa, Arizona 85206
Assessor Parcel Number (APN) 140-47-381B
Zoning District Limited Commercial (LC)
Case No. (Zoning) ZON26-00217
Case No. (Design Review Board) DRB26-00327
Applicant / Owner Tim Nielsen, Architect – Farnsworth Construction Co.
Applicant Contact Information 4447 E. Broadway Rd., Suite 109, Mesa, Arizona 85206 |
Phone: 480-797-7548 | Email: trn.arch@gmail.com
Project Description Val Vista Oil is a new first-of-its-kind automotive quick-
lube/oil change facility proposed as an infill development
within an existing 30-year-old commercial retail center.
The site is less than one-half (½) acre and is located
adjacent to an existing fuel center to the south. The
project introduces a fresh architectural identity to the
center while maintaining compatibility with the
surrounding commercial context along Val Vista Drive.
Val Vista Oil | Alternative Compliance Request | Case Nos. ZON26-00217 & DRB26-00327 | September 24, 2026
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SECTION 2: INTRODUCTION AND BASIS FOR REQUEST
This document constitutes the formal Alternative Compliance Request submitted in connection
with Case Nos. ZON26-00217 and DRB26-00327 for the Val Vista Oil development. The Mesa
Zoning Ordinance (MZO), Title 11, Chapter 6, Section 11-6-3, permits alternative compliance where
a proposed design meets or exceeds the intent of the applicable standard.
This request includes two (2) Alternative Compliance items, addressing:
• MZO §11-6-3-B.2.a.ii - Facade Articulation (West Elevation)
• MZO §11-6-3-B.5 - Building Materials
Each request is presented in accordance with the narrative requirements of MZO §11-6-5-C,
including: (i) identification of the applicable code section(s); (ii) description of the proposed
alternative and any numeric modification(s); (iii) explanation of how the proposal meets the intent
of the applicable development standard(s), General Plan Placetype, and any applicable Sub-area
Plan; (iv) demonstration of how the alternative is equivalent or superior to the required standard;
and (v) a statement of compliance with the approval criteria in Subsection C.
SECTION 3: ALTERNATIVE COMPLIANCE REQUEST - SUMMARY TABLE
MZO Code Standard Proposed Alternative Justification
MZO §11-6-3-B.2.a.ii - West elevation is only 25 ft. long Short wall length and recessed
Facade Articulation / with recessed corners of 3 ft. corners substantially reduce
West Elevation and 4 ft.; Applicant proposes uninterrupted wall plane; green
three (3) green screen panels screens provide articulation,
Requires façade matching the east elevation to softening, and visual interest
articulation and massing
break up massing. equivalent to or exceeding the
breaks at prescribed
intervals on building intent of the standard.
elevations visible from
streets or common areas.
MZO §11-6-3-B.5 — Stained split-face CMU base The proposed material palette
Building Materials matching the existing Safeway exceeds the quality of commonly
Shopping Center; articulated used faux products and creates a
Prescribes acceptable
masonry wainscot; two types of distinctive, high-quality
building material types and
quality standards for superior ornamental steel siding architectural expression
commercial development. systems; no simulated or faux appropriate for the Val Vista Drive
products. corridor.
(Continued)
Val Vista Oil | Alternative Compliance Request | Case Nos. ZON26-00217 & DRB26-00327 | September 24, 2026
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SECTION 4: DETAILED ALTERNATIVE COMPLIANCE NARRATIVE
MZO §11-6-3-B.2.a.ii - Facade Articulation / West Elevation
i. Applicable Code Section and Development Standard
MZO §11-6-3-B.2.a.ii requires façade articulation and massing breaks at prescribed intervals on
building elevations visible from streets or common areas.
ii. Proposed Alternative / Numeric Modification
The west elevation is only twenty-five (25) feet in total length, with recessed corners of three (3)
feet and four (4) feet at each end. The Applicant proposes three (3) green screen panels to
introduce articulation equivalent to the intent of the standard.
iii. Intent of the Standard, General Plan Placetype, and Sub-area Plan
The General Plan identifies this corridor as a Commercial Placetype, emphasizing pedestrian
comfort, visual interest, and high-quality design. The recessed corners and green screens provide
layered massing, shade, and seasonal variation consistent with these goals.
iv. Equivalent or Superior Design
The combination of recessed corners and green screens provides articulation superior to a minor
plane change, offering vegetation, texture, and softened massing.
v. Compliance with Approval Criteria (MZO §11-6-5-C)
The alternative creates no adverse impacts, is the minimum necessary, and provides superior
design benefits including shade, softened massing, and improved pedestrian comfort.
________________________________________
MZO §11-6-3-B.5 - Building Materials
i. Applicable Code Section and Development Standard
MZO §11-6-3-B.5 prescribes acceptable building material types and quality standards for
commercial development.
ii. Proposed Alternative / Numeric Modification
The Applicant proposes a stained split-face CMU base matching the existing Safeway Shopping
Center, an articulated masonry wainscot, and two types of superior ornamental steel siding
systems.
iii. Intent of the Standard, General Plan Placetype, and Sub-area Plan
The Commercial Placetype emphasizes durable, high-quality materials that enhance corridor
identity. The proposed palette meets this intent and aligns with the established material character
of the surrounding center.
Val Vista Oil | Alternative Compliance Request | Case Nos. ZON26-00217 & DRB26-00327 | September 24, 2026
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iv. Equivalent or Superior Design
Stained split-face CMU provides superior durability, reduced maintenance, and visual continuity.
Ornamental steel siding systems offer enhanced architectural interest and long-term performance.
v. Compliance with Approval Criteria (MZO §11-6-5-C)
The alternative creates no adverse impacts, is the minimum necessary, and provides superior
material quality and corridor cohesion.
SECTION 5: FINDINGS OF FACT
Finding No. 1 - Compliance with MZO §11-6-5-C(1): No Adverse Impacts
The requested alternatives do not create adverse impacts on safety, access, visibility, glare, privacy,
noise, drainage, heat island effect, pedestrian comfort, or accessibility.
Finding No. 2 - Compliance with MZO §11-6-5-C(2): Minimum Necessary Alternative
Each proposed alternative represents the minimum necessary modification to achieve the design
intent while maintaining full compliance with all other applicable MZO standards.
Finding No. 3 - Compliance with MZO §11-6-5-C(3): Equivalent or Superior Quality / Public
Benefit
The proposed alternatives provide equivalent or superior quality and functionality, including
enhanced shade, softened massing, improved streetscape, and durable materials.
Finding No. 4 - Facade Articulation Compliance
The recessed corners and three green screen panels achieve or exceed the design intent of MZO
§11-6-3-B.2.a.ii.
Finding No. 5 - Material Quality Compliance
The stained split-face CMU, articulated masonry, and ornamental steel siding systems meet or
exceed the quality standards of MZO §11-6-3-B.5.
Finding No. 6 - Authentic Material Use
No simulated or faux materials are proposed.
(Continued)
Val Vista Oil | Alternative Compliance Request | Case Nos. ZON26-00217 & DRB26-00327 | September 24, 2026
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SECTION 6: FORMAL REQUEST FOR APPROVAL
The Applicant respectfully requests approval of the Alternative Compliance Requests associated
with:
• MZO §11-6-3-B.2.a.ii - Facade Articulation (West Elevation)
• MZO §11-6-3-B.5 - Building Materials
The Applicant remains available to provide supplemental materials, attend hearings, or respond to
staff or Board questions.
SECTION 7: EXHIBITS LIST
Exhibit Description
A Site Plan (fully dimensioned)
B Building Elevations - All Four Sides (colored, fully dimensioned)
C Landscape Plan
D Grading, Drainage, and Utilities Plan
E Three-Dimensional Colored Renderings
F Materials and Finish Board
Val Vista Oil | Alternative Compliance Request | Case Nos. ZON26-00217 & DRB26-00327 | September 24, 2026
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