Extracted text (via pymupdf_layout)
6748 characters
Planning and Zoning Report Date October 28, 2026 Case No. ZON26-00217 Project Name Val Vista Oil Major Site Plan Modification to allow an approximately 2,200+ square Request foot Minor Automobile Repair facility. Located approximately 250± feet north of the northeast corner of Project Location South Val Vista Drive and East Southern Avenue Parcel No(s) 140-47-381B Project Area ±0.45 acres Council District District 2 Existing Zoning Limited Commercial (LC) General Plan Urban Center Designation Applicant Tim Nielsen, Farnsworth Construction Co. Owner Stonebridge 2 LLC Staff Planner Tulili Tuiteleleapaga-Howard, Planner II Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan and the review criteria for Site Plan Review outlined in Mesa Zoning Ordinance (MZO) Section 11-69-5. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval of a Major Site Plan Modification to develop an approximately 2,200+ square foot Minor Automobile Repair facility on an approximately 0.45± acre site in the Limited Commercial (LC) zoning district (Proposed Project). Concurrent Applications: Design Review: The Design Review Board meeting is scheduled for October 13, 2026, to review the proposed elevations and landscape plan (DRB26-00327). Site Context General Plan: The Placetype for the site is Urban Center and the Growth Strategy is Evolve. Urban Centers should transform into mixed-use activity centers that include varied commercial uses such as retail or dining, a variety of housing choices, and recreational opportunities. Convenience Services, including oil change facilities are a principal land use in the Urban Center Placetype. The Proposed Project is consistent with the Urban 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 LU3. Encourage infill and redevelopment to meet the community’s strategic needs. 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. Zoning: The project site is zoned Limited Commercial (LC). Minor Automobile Repair is a permitted land use in the LC district. Surrounding Zoning & Use Activity: The proposed Minor Automobile Service facility is compatible with surrounding land uses, which include commercial and retail uses. [2] Northwest North Northeast (Across Val Vista Dr.) LC LC LC Restaurant Retail Retail West Project Site East (Across Val Vista Dr.) LC LC LC Parking Retail Retail Southwest South Southeast (Across Val Vista Dr.) LC LC LC Service Station Parking Retail Site History: April 21, 1975: City Council annexed 2,236.2± acres, including the project site, into the City of Mesa (Ordinance No. 926). August 17, 1981: City Council approved a conceptual rezoning for 93± acres, including the project site, from AG and SR (equivalent to current Single Residence [RS]) to R1-9 (equivalent to current Single Residence-9 [RS-9]), R-3 (equivalent to current Multiple Residence-3 [RM-3]), RS (equivalent to current Single Residence [RS]), and C-2 (equivalent to current Limited Commercial [LC]) (Case No. Z81-014; Ordinance No. 1508). June 21, 1993: City Council approved a time limit extension on approximately 22.87± acres, including the subject site, to develop a 178,400 square foot shopping center with five pad buildings (Case No. Z93-019; Ordinance No. 2794). June 15, 1998: City Council approved a Site Plan Modification on approximately 12.5± acres, including the subject site, for the development of a Safeway, retail shops, and pad buildings (Case No. Z98-039; Ordinance No. 3488). Project/Request Details Site Plan: Building Design: The 2,200± square foot building is a one-story two-bay oil change facility situated in the center of the site. Along the south side of the building is the main entrance for vehicle service. Parking spaces are located to the east. Access: The site has two access points from within the overall commercial center: parking spaces are accessed from the north entry, and vehicle service is accessed from the east entry. An “exit only” driveway is also available north of the site. [3] Parking: Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), six parking spaces are required. Six parking spaces are provided for the project site, with one additional ADA parking space. Additionally, when the commercial center was originally approved in 1998, 386 parking spaces were required and 599 spaces were provided. While the Proposed Project would eliminate 24 parking spaces, the overall center will still exceed the minimum parking required. Landscaping: The building features a landscaped front yard along South Val Vista Drive. Additional landscaped areas are located along the perimeter of the site as well as across the building foundation base and within the parking area. Minor Automobile Repair Requirements: The project site is part of a larger group commercial center and is screening the auto service bay doors and parking areas as required by Section 11-31-6 of the MZO. No automotive parts or equipment will be kept outside, and all work will be completed within the auto service bays with sound attenuation measures. Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighbors. Required Notification: Property owners within 500 feet, HOAs within ½ mile, and registered neighborhoods within one mile of the subject site were notified of the public hearing. As of the time of writing this staff report, Staff has not received any feedback regarding the Proposed Project. Conditions of Approval Staff recommends approval of the Major Site Plan Modification subject to the following conditions: 1. Compliance with the final site plan as submitted. 2. Compliance with all requirements of Design Review Case No. DRB26-00327. 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 [4] Exhibit 3 – Site Plan Exhibit 4 – Landscape Plan Exhibit 5 – Grading and Drainage Plan Exhibit 6 – Elevations Exhibit 7 – Citizen Participation Plan Exhibit 8 – Citizen Participation Report Exhibit 9 – Comments Exhibit 10 – Power Point Presentation [5]