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Planning and Zoning Report Date October 28, 2026 Case No. ZON25-00660 Project Name Gateway Crossing Site Plan Review for 33.8± acres of Gateway Crossing Council Use Permit for a Large Commercial Development in the Light Industrial Zoning District Council Use Permit for a Hotel in the Airport Overflight Area 2 Request (AOA-2) Special Use Permit to exceed the maximum height allowance in the Light Industrial District Special Use Permit for a Service Station Site Plan Review Located at the southwest corner of East Williams Field Road and the Project Location East 24 Gateway Freeway. Parcel No(s) 313-25-859P and 313-25-961 Project Area 36.7± acres Council District District 6 Existing Zoning Light Industrial (LI) General Plan Regional Center Designation Applicant Dennis Newcombe; Gammage & Burnham, PLC Owner Pacific Proving LLC Staff Planner Kellie Rorex, Senior Planner Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan, the review criteria for a Council Use Permit (CUP) per Mesa Zoning Ordinance (MZO) Section 11-70-6, the review criteria for a Special Use Permit (SUP) per MZO Section 11-70-5 and meets the review criteria for Site Plan Review outlined in MZO Section 11-69-5. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting Site Plan Review, a CUP for Large Commercial Development (Anchor Tenant and Shops buildings) in the LI Zoning District, a CUP for two (2) hotels within an AOA-2, a SUP for a Service Station, and a SUP to exceed the permitted height within the LI District to allow for a 36.7± acre development (Proposed Project) called Gateway Crossing. Concurrent Applications: Design Review: Design Review Board meeting is scheduled for October 13, 2026, to review the proposed elevations, alternative compliance requests, and landscape plan (DRB25-00684). Minor Land Division: A Minor Plat was submitted to the City for review to subdivide the land within the Proposed Projects boundaries (SUB26-00639). Administrative Use Permit (AUP): An AUP was submitted to the City for review to exceed required parking within the Proposed Project by over 125% (ADM26-00560). Signage: o The applicant has submitted an application for a Comprehensive Sign Plan for detached signage within the Proposed Project (BOA26-00559). o The applicant has submitted a CUP application for a Freeway Landmark Monument Sign adjacent to the 24 Gateway Freeway (ZON26-00744). Site Context General Plan: The Placetype for the site is Regional Center and the Growth Strategy is Evolve. Entertainment and recreation, eating and drinking establishments, and retail are all identified as Principal Land Uses within the Regional Center Placetype. The Proposed Project is consistent with the Regional 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: [2] o LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. o LU5. Encourage the development of vibrant activity centers in Downtown and throughout the City. Sub-Area Plan: The site is also located within the Logistics and Commerce District of the Mesa Gateway Strategic Development Plan. Per the Plan, heavy industrial, light industrial, business park, and commercial uses will be predominant within the Logistics and Commerce District. This district should provide a high-quality employment environment that is compatible with increasing over-flight activities associated with Mesa Gateway Airport. The proposed commercial center will provide service sector employment opportunities in the area that are compatible with over flight activities associated with Mesa Gateway Airport, as well as the existing sports park. The requests are consistent with the goals of the Mesa Gateway Strategic Development Plan. Zoning: The project site is zoned Light Industrial (LI). Hotels within the LI District require a CUP when in the AOA 2 Overflight Area. General Retail Sales are permitted within the LI District. Eating and Drinking Establishments with a Drive Thru Facility require a Council Use Permit in the LI District, however, the applicant has provided a Drive-Thru Council Use Permit Waiver, allowing the uses without a CUP. Large Commercial Development requires a CUP within the LI District. Service Stations require an SUP within the LI District. The property is also located within the Airport Overflight Area Two (AOA 2), due to its proximity to the Mesa Gateway Airport. Per Sections 11-19-4 and 11-7-2of the MZO, there are no restrictions for the proposed uses in the AOA 2, except for the CUP being requested. Mesa Gateway Airport staff reviewed the proposed project and had no concerns. Surrounding Zoning & Use Activity: The proposed commercial center is compatible with surrounding land uses, which include a sports complex, a future mixed-use Planned Community, and multiple residence. Northwest North Northeast PC PC PC (Across Williams Field Road) (Across Williams Field Road (Across Williams Field Road Planned Mixed-Use and 24 Gateway Freeway) and 24 Gateway Freeway) Community Residential Multiple Residence West Project Site East [3] LI LI LI Sports Park Vacant (Across 24 Gateway Freeway) Multiple Residence Southwest South Southeast LI LI/LR LI Sports Park Sports Park Sports Park/Vacant Site History: April 5, 2021: City Council annexed a 337.0± acre site into the City of Mesa and assigned 295.3± acres of the 337± acres, including the project site, a zoning designation of Light Industrial; with the remaining 41.7± acres assigned a zoning designation of Agricultural (AG) (Ordinance No. 5610). April 5, 2021: City Council approved the rezoning of 41.7± acres of a 337.0± acre site from Agricultural (AG) to Leisure and Recreation (LR); Special Use Permits; and Site Plan Review for the 337.0± acre property, which includes the subject site. This request allowed for the development of a recreation facility (Case No. ZON20-00846; Ordinance No. 5611). September 14, 2026: City Council annexed a 5.2± acre site into the City of Mesa and assigned it a Light Industrial Zoning designation. The 5.2± acre strip is included within the Proposed Project site. (Case No. ANX25-00682; Ordinance No. 6029). Project/Request Details Site Plan: The proposed site plan includes five main development areas: o Anchor: The 166,000-square-foot anchor building, located at the southeast corner of the site, qualifies as a Large Commercial Development under the Mesa Zoning Ordinance, which is defined as commercial buildings exceeding 25,000 square feet or commercial centers containing four or more buildings with a combined gross floor area exceeding 25,000 square feet. Large Commercial Developments are required to provide distinctive and extended foundation base area at customer entrances (MZO Section 11-31-16), adhere to the development standards for commercial and mixed-use districts (MZO Section 11-6-3), and comply with Pedestrian Connection requirements (MZO Section 11-30-8 and 11-32-4(G)(3)). The anchor building provides a large 30-foot awning over its main customer entrance at the northwest corner of the building and exceeds the 900 square foot extended foundation base area required per code. The site also provides multiple pedestrian pathways from the building through the parking field and to other development on site. o Service Station: A service station associated with the anchor building is located at the southwest corner of the proposed project. The service station is covered by a large canopy that matches the design of the anchor building. Trash cans are provided [4] at each pump, and a 10% increase in landscape material is provided around the service station to meet the requirements of MZO Section 11-31-25 for service stations. o Shops A and B: Two multi-tenant shop buildings are located in the center of the site. Shops A is 15,550 square feet, and Shops B is 12,400 square feet. The area between the two buildings includes a large outdoor gathering space with a 620-square-foot patio attached to Shops A, an 815-square-foot patio attached to Shops B, and an additional shaded plaza area with tables and chairs totaling 2,214 square feet. West of Shops A is a 1,100-square-foot patio and a 2,959-square-foot open space area featuring plant boxes and seat walls. North of Shops B is an additional 744-square- foot patio. o Hotel A and Hotel B: Hotel A and Hotel B are located in the north-central portion of the site. Hotel A has a total floor area of 70,863 square feet and includes 109 proposed rooms, while Hotel B has a total floor area of 90,321 square feet and includes 103 proposed rooms. Both hotels are proposed to be 55 feet in height, exceeding the 40-foot maximum height permitted within the LI District. Under Case ZON20-00846, a Special Use Permit was approved to allow a maximum building height of 58 feet. As part of the subject request, the applicant is requesting an increase in the maximum allowable building height to 65 feet. According to the project narrative, the additional height is intended to accommodate dimensional changes that may be required by a future end user. o Future Drive Thrus: The site plan submitted includes two future drive-thru pads located adjacent to Willimas Field Road. Both pads will be required to complete the Development Plan Review process in accordance with MZO Section 11-69 and demonstrate full compliance with all MZO requirements, including all drive-thru requirements outlined in Section 11-31-18 of the MZO.. Access: Primary vehicular access to the site will be provided by a proposed signalized intersection along Williams Field Road. The access drive will bisect the northern portion of the site and connect to an internal east-west drive serving all development areas on site. Secondary vehicular access is proposed west of the site, also along Williams Field Road, via a non-signalized driveway that will continue south into the sports park. Pedestrian Access: The site includes two pedestrian networks. The primary pedestrian pathway connects all proposed buildings to one another and to the public right-of-way (ROW). This pathway is six feet wide and enhanced with landscaping along its edges and additional shade tree coverage. The secondary pedestrian pathway connects buildings to parking areas and open space areas. This pathway is concentrated around the buildings, is five feet wide, and includes primarily ground cover vegetation along its edges. Parking: Per MZO Table 11-32-3(A), 818 parking spaces are required for all proposed uses on site, and 1,457 spaces are being provided. The proposed parking supply exceeds 125% of the maximum number of parking spaces permitted on site and therefore requires an Administrative Use Permit (AUP) pursuant to MZO Section 11-32-3(C). The AUP is subject [5] to review and approval by the Planning Director. The applicant has submitted an AUP application for the additional parking, which is currently under review (ADM26-00560). Landscaping: The Landscape Plan includes several tree species, including Seedless Desert Willow, Chitalpa, Red Push Pistache, and Evergreen Elm. Proposed shrubs include, but are not limited to, Aloe, Bougainvillea, Yellow Bird of Paradise, and Yellow Yucca. Artificial turf is also proposed throughout the project, particularly along the ROW, within open space areas, and within the 100-foot SRP easement along the west side of the property. The use of artificial turf provides the appearance of landscaping in areas where easements and utilities may limit traditional landscaping options, as well as in areas intended for gathering and activities. Open Space: Open space areas are provided in select locations throughout the site where customers and visitors are expected to congregate. The primary open space areas include a 2,680-square-foot area between the two future drive-thru pads that features a shaded ramada; a 1,100-square-foot area west of Shops A that includes planter boxes and seat walls; a 2,214-square-foot area between Shops A and B that includes a ramada and seating areas; and a 907-square-foot plaza south of the two hotels. These areas provide shaded gathering spaces and seating opportunities for future customers and visitors. Council Use Permit – Large Commercial Development: This request includes a Council Use Permit to allow a Large Commercial Development in the LI Zoning District. The Proposed Project complies with the additional standards for Large Commercial Development outlined in Section 11-31-16 of the MZO: Approval Criteria - Section 11-31-16(D): 1. The project complies with the General Plan and any other applicable Plans and/or policies: The Proposed Project complies with the General Plan, by providing a balance of land uses to enhance the quality of life for current and future generations. Retail is also a Principal Land use within the Regional Center Placetype. 2. A Plan of Operation has been submitted, which includes, but is not limited to, acceptable evidence of compliance with all zoning, building, and fire safety regulations: A Plan of Operation was provided, ensuring compliance with zoning, building, and fire safety regulations. 3. A "Good Neighbor Policy" in narrative form has been submitted, which includes, but is not limited to, descriptions of acceptable measures to ensure ongoing compatibility with adjacent uses, including sound attenuation, lighting control measures, and vehicular access and traffic control. Such policies shall include, but are not limited to: a. The name and telephone number of the position, manager or person responsible for the operation of the facility; b. Complaint response procedures, including investigation, remedial action, and follow-up; and c. Litter control measures. [6] A Good Neighbor Policy was submitted, detailing measures to ensure compatibility with adjacent uses, including maintaining the viability of commercial activity. 4. Evidence that the building or site is in or will be brought into substantial conformance with all current City Development Standards, including, but not limited to, landscaping, parking, screen walls, signage, and project-specific design guidelines: The Proposed Project is in substantial conformance with City development standards, including landscaping, parking, and design guidelines. 5. Evidence that the project is designed to: a. Provide paved parking and on-site circulation in a manner that minimizes impacts on adjacent sites; and b. Minimize dust, fugitive light, glare, noise, offensive smells, and traffic impacts on neighboring residential sites. The Proposed Project aligns with the zoning district’s intent and is part of a larger mixed- use project, providing a full range of commercial activities for nearby residents. Approval Criteria - Section 11-70-6(D): 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 provides additional wholesale and retail options to balance land uses in the area and enhance the quality of life for Mesa residents and visitors. 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 intent of the zoning district and is part of a larger mixed-use project that includes retail, food and beverage uses, and hospitality options for visitors. 3. The proposed project will not be injurious or detrimental to the adjacent or surrounding properties in the area of the proposed project or improvements in 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. Council Use Permit – Hotels in AOA-2: This request includes a Council Use Permit to allow Hotels within the AOA-2 area. Per Table 11- 7-2 of the MZO, hotels are permitted with the approval of a CUP when located in the AOA-2. Approval Criteria - Section 11-70-6(D): 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 [7] and/or policies: The Proposed Project complies with the General Plan, Entertainment and Recreation, which includes Hotel uses, are a Principal Land Use in the Regional Center Placetype. 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 intent of the zoning district and is part of a larger mixed-use project, that provides a balance of land uses. 3. The proposed project will not be injurious or detrimental to the adjacent or surrounding properties in the area of the proposed project or improvements in 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. Special Use Permit – Height Increase for Hotels: This request includes a Special Use Permit (SUP) to exceed the maximum height allowance of 40 feet in the LI Zoning District to 65 feet for the two proposed hotels. Per MZO Section 11-30- 3(B), height exceptions in an AOA area require a SUP. 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. Hotels are a Principal Land Use within the Regional Center Placetype and are often designed to a height that exceeds the height requirement of the underlying zoning. 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 intent of the zoning district and is part of a larger mixed-use project, including retail and food and beverage sales. 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. Special Use Permit – Service Station: [8] This request includes a Special Use Permit (SUP) for a Service Station accessory to a large retail user. The Proposed Project complies with the additional standards for Service Stations outlined in MZO Section 11-31-25. Approval Criteria - Section 11-31-25(I): 1. The project complies with the General Plan and any other applicable Plans and/or policies: The Proposed Project complies with the General Plan, Convenience Services, including Service stations, are a Principal Land Use within the Regional Center Placetype. 2. A Plan of Operation has been submitted, which includes, but is not limited to, acceptable evidence of compliance with all zoning, building, and fire safety regulations: A Plan of Operation was provided, ensuring compliance with zoning, building, and fire safety regulations. 3. A "Good Neighbor Policy" in narrative form has been submitted, which includes, but is not limited to, descriptions of acceptable measures to ensure ongoing compatibility with adjacent uses, including sound attenuation, lighting control measures, and vehicular access and traffic control. Such policies shall include, but are not limited to: a. The name and telephone number of the position, manager or person responsible for the operation of the facility; b. Complaint response procedures, including investigation, remedial action, and follow-up; and c. Litter control measures. A Good Neighbor Policy was submitted, detailing measures to ensure compatibility with adjacent uses, including maintaining the viability of commercial activity. 4. Evidence that the building or site is in, or will be brought into substantial conformance with all current City Development Standards, including, but not limited to, landscaping, parking, screen walls, signage, and project-specific design guidelines: The Proposed Project is in substantial conformance with City development standards, including landscaping, parking, and design guidelines. 5. Evidence that the project is designed to: a. Provide paved parking and on-site circulation in a manner that minimizes impacts on adjacent sites; and b. Minimize dust, fugitive light, glare, noise, offensive smells, and traffic impacts on neighboring residential sites. The Proposed Project aligns with the zoning district’s intent and is part of a larger mixed- use project. The service station is associated with the large commercial anchor proposed for the site. Approval Criteria - Section 11-70-5(E): [9] 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. 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 intent and is a Principal Land Use withing the Regional Center Placetype. 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. Neighborhood Meeting: A neighborhood meeting was held on June 25, 2026, with seven residents in attendance. The residents in attendance expressed support for the proposed project. 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. Staff received one email from a resident asking for more information regarding the neighborhood meeting. No concerns regarding the project were discussed. Conditions of Approval Staff recommends approval of the Site Plan as proposed, the Council Use Permit, and the 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. DRB25-00684. 3. Compliance with all requirements of Administrative Use Permit Case No. ADM26-00560, to exceed the maximum parking permitted on site. [10] 4. Compliance with Pre-Annexation Development Agreement recorded in the Official Records of the Maricopa County Recorder on April 13, 2021, as Instrument Number 2021-0413590 and re-recorded as Instrument Number 2021-0465460, as amended by the First Amendment to Pre-Annexation Development Agreement recorded on October 28, 2021, as Instrument Number 2021-1161077, and any future amendment, termination, or release thereof. 5. Execute and comply with development agreement, DA26-02415, and any future amendments. 6. On-site traffic mitigation measures identified in the final Traffic Impact Study, all off-site improvements, and street frontage landscaping shall be installed in the first phase of construction. 7. Compliance with the final Traffic Impact Study. Prior to the issuance of any permit, the final Traffic Impact Study must be approved at the sole discretion of the City Engineer and City Traffic Engineer. a. As an exception to this requirement, after conferring with the Building Official, Planning Director, City Engineer, and City Traffic Engineer, the Development Services Department Director may authorize certain work to proceed at the applicant’s sole risk before such approval if the Director determines that the final Traffic Impact Study is unlikely to differ from the current draft in a manner that would require the work to be modified, relocated, or reperformed. b. If the applicant proceeds with work at its sole risk and the final Traffic Impact Study requires revisions to previously approved documents or the modification, relocation, or reperformance of work that does not comply with the final Traffic Impact Study, the applicant shall complete such revisions or work at its sole cost and expense. The applicant shall also be responsible for any associated resubmittals, reviews, and fees. c. If a final Traffic Impact Study requires any amendment to the site plan or modifications any City standards, such amendments will be governed by the applicable amendment or modification process set forth in the MZO. 8. Compliance with all applicable City development codes and regulations. 9. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. 10. All future development on the site shall submit for Development Plan Review per Section Title 11, Chapter 69 of the MZO. 11. Prior to receiving a Certificate of Occupancy any development or parcel adjacent to an undeveloped edge or lot within Gateway Crossing, shall provide an extruded concrete curb and a 5 foot-wide landscape area along the entire undeveloped edge within the group commercial center, per MZO Section 11-33-2(K). 12. Prior to approval of any land division, a recorded cross access and shared parking agreement for all future parcels within “Gateway Crossing” shall be provided. [11] 13. Prior to the issuance of any building permit, provide a formal letter from SRP demonstrating approval of the landscaping and hardscape within the 100’ SRP easement. 14. 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 Mesa Gateway 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 Mesa Gateway 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 1 mile of Mesa Gateway Airport. e. All Final 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 Mesa Gateway Airport, will experience aircraft overflights, which are expected to generate noise levels that may be of concern to some individuals.” Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – Site Plan Exhibit 4 – Landscape Plan Exhibit 5 – Grading and Drainage Report and Utilities Report Exhibit 6 – Elevations and Renderings Exhibit 7 – Hardscape Plan Exhibit 8 – Wall Plan Exhibit 9 – Citizen Participation Plan Exhibit 10 – Citizen Participation Report Exhibit 11 – Drive Thru CUP Waiver Exhibit 12 – Good Neighbor Policy and Plan of Operation Exhibit 13 – Mesa Gateway Airport Response Exhibit 14 – Power Point Presentation [12]