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Planning and Zoning Report Date October 28, 2026 Case No. ZON26-00614 Project Name Stonelake – Pecos Crossing Rezone from Employment Opportunity (EO) to Light Request Industrial with a Planned Area Development Overlay (LI- PAD). Project Location Northeast corner of East Pecos Road and South Sossaman Road Parcel No(s) 304-61-005B Project Area 35± acres Council District District 6 Employment Opportunity Existing Zoning (EO) General Plan Regional Employment Center Designation Applicant Matt Lubisich, Quarles & Brady LLP Owner SL7 Mesa Industrial LP Staff Planner Kwasi Abebrese, Planner II Recommendation Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan and the criteria in Chapter 22 of the Mesa Zoning Ordinance (MZO) regarding Planned Area Development (PAD) overlays. Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval for a rezoning for 35± acres from Employment Opportunity (EO) to Light Industrial with a Planned Area Development Overlay (LI-PAD) to allow for the additional use of outdoor storage to an existing industrial development (Proposed Project). In 2023, the owner of the project site opted into the Pecos Road Employment Opportunity Zone (PREOZ) to facilitate the development of an industrial project. On June 15, 2023, the Planning Director approved a site plan for the project site, which included four (4) speculative industrial buildings totaling approximately 511,706 square feet. Building permits have been issued for two (2) of these buildings and have since been constructed. Under the Pecos Road Employment Opportunity Zone, outdoor storage is not a permitted use. The applicant now seeks to modify the approved development to allow for areas for accessory outdoor storage. Therefore, the applicant is requesting to rezone the property from EO to LI-PAD, to allow for the addition of accessory outdoor storage areas within the screened truck courts and loading areas on the site, as well as accommodate the existing industrial development. Site Context General Plan: The Placetype for the project site is Regional Employment Center and the Growth Strategy is Evolve. Per the General Plan, Regional Employment Centers are areas that accommodate large employers such as high-tech companies and research parks, corporate headquarters, airports and universities. Regional Employment Centers also allow for smaller businesses, light industrial uses, and other employment-based activities that are part of a master planned, cohesive development. Warehousing and storage including outdoor storage are supporting land uses in the Regional Employment Center Placetype. The Light Industrial (LI) zoning district is consistent with the intent of the Regional Employment Center Placetype. The Proposed Project is consistent with the Regional Employment 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 ED1. Attract businesses and employers that create jobs with wages at or above the regional average. [2] o ED3. Sustain a business climate that fosters entrepreneurs and small businesses. Sub-Area Plan: The project site is also located within the Logistics and Commerce District of the Mesa Gateway Strategic Development Plan. The Logistics and Commerce District is intended for heavy industrial, light industrial, business parks, and commercial uses including manufacturing facilities, large warehouses, distribution facilities, planned employment parks and similar uses. The existing office, distribution, indoor warehousing and storage and manufacturing facility as well as proposed accessory outdoor storage are consistent with the intent of the Mesa Gateway Strategic Development Plan and will strengthen the Logistics and Commerce District by providing uses that are consistent with the air traffic existing in the area; which in turn furthers the implementation of the Vision, Guiding Principles, and Strategies of the Mesa 2050 General Plan. Zoning: The project site is located within an Employment Opportunity (EO) District, specifically within the Pecos Road Employment Opportunity Zone (PREOZ). The Proposed Project includes a rezone of the site from EO to Light Industrial with a Planned Area Development Overlay (LI-PAD). Per Section 11-7-1 of the MZO, the purpose of the LI District is to provide areas for limited manufacturing and processing, wholesaling, research, warehousing, and distribution activities that take place within enclosed buildings, with restricted outdoor storage as needed to support the primary uses. Per Section 11-7-2 of the MZO, the existing office, indoor warehousing and storage, distribution and manufacturing facility is permitted in the LI District. However, an accessory outdoor storage use is permitted in the LI District only if it is confined to the rear one-half of the lot. Surrounding Zoning & Use Activity: The existing industrial development and proposed accessory outdoor storage use are compatible with surrounding land uses, which include industrial developments and vacant land. Northwest North Northeast (Across Sossaman Road) PS GI-PAD GI-PAD Vacant Vacant Vacant West Project Site East (Across Sossaman Road) [3] PS EO GI-PAD Vacant Industrial Development Industrial Development Southwest South Southeast (Across Pecos Road) (Across Pecos Road) (Across Pecos Road) EO LI LI Industrial Development Industrial Development Vacant Site History: January 18, 1990: The City Council annexed 3,347± acres, including the project site, into the City of Mesa (Case No. A89-003; Ordinance No. 2473). March 5, 1990: The City Council approved a rezoning for 3,331± acres, including the project site, from Maricopa County Rural 43, Rural-43 AD IV, Rural-43 AD V, Rural 43 AD VI, IND-2, AD I, AD II, AD III to City of Mesa Suburban Ranch ([SR] equivalent to current Single Residence 43 [RS-43]), SR-AF (equivalent to current Single Residence 43 with an Airfield Overlay [RS-43-AF]), and M-2 (equivalent to current General Industrial [GI]) (Case No. Z90-007; Ordinance No. 2496). June 5, 2017: The City Council approved a rezone of 1,107± acres, including the project site, which established the ‘Pecos Road Employment Opportunity Zone’ to guide future development of employment and industrial uses (Case No. Z17-013; Ordinance No. 5386). February 13, 2023: The project site was rezoned through the opt-in process from Agricultural (AG) to Employment Opportunity (EO) District (Case No. ZON22-01309). June 15, 2023: The Planning Director approved a site plan to allow for the development of four (4) industrial buildings on the project site (Case No. ADM22- 01228). January 22, 2026: The Planning Director approved a site plan and minor design review modifications as well as a request to allow for the implementation of the proposed industrial project in three (3) phases (Case No. ADM25-00781). Project/Request Details Site Plan: Building Design: The approved site plan shows four industrial buildings ranging from approximately 81,059 square feet to 243,634 square feet with a total size of approximately 511,706 square feet and a maximum height of 46 feet. Per the plan, each building includes a truck court with associated loading and service areas at the rear of the building. The Proposed Project would allow for the addition of accessory outdoor storage within the existing screened truck courts and loading areas. [4] The truck courts and loading areas as well as the outdoor storage yards will be screened by an eight-foot-high masonry wall with gates in accordance with Sections 11-30-13(C) and 11-30-7(C) of the MZO. Access: Access to the site is provided from two main drive aisles from East Pecos Road, specifically on the south side of the project site as well as from one drive aisle connecting directly to South Sossaman Road on the west side of the site. Parking: Per Table 11-32-3(A) of the Mesa Zoning Ordinance (MZO), a total of 571 parking spaces are required for the existing industrial development. The approved site plan shows a total of 783 parking spaces provided at the north, east, west, and south sides of the project site as well as a total of 51 truck parking spaces provided at the rear of the buildings. Landscaping: The approved landscape plan features a landscaped foundation base and parking area that includes several tree species and a multitude of shrubs. This meets the landscaping requirements outlined in Sections 11-33-4 and 11-33-5 of the MZO. In addition, a landscaped yard is provided at the northern, eastern and western perimeters of the site, which includes a variety of trees and shrubs in accordance with Section 11-33-3 of the MZO. Planned Area Development Overlay: Per Section 11-22 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. As part of this request, the applicant is requesting deviations from certain development standards in the LI zoning district regarding the required maximum building height to accommodate the already constructed buildings and the permitted locations for accessory outdoor storage areas. The following table includes the proposed deviations for the project site: Development Standards MZO Required PAD Proposed Maximum Building Height – MZO Section 11-7-3 40 feet 50 feet [5] Development Standards MZO Required PAD Proposed Permitted Location of Outdoor Permitted only if all activities Permitted only if all Storage Areas – MZO Section pertaining to the activities pertaining to the 11-7-3, footnote 5 manufacturing or processing manufacturing or of the products are processing of the products conducted entirely within an are conducted entirely enclosed building. Accessory within an enclosed building. outdoor storage permitted Accessory outdoor storage only if confined to the rear permitted outside the rear one-half of the lot one-half of the lot within the screened truck courts and loading areas. The approved industrial site offers creative, high-quality development for both residents and the surrounding area, which exceeds the minimum requirements of the MZO in the following areas:. Landscaping along East Pecos Road as well as the northern and eastern perimeters of the site that exceed the requirements of the MZO and are designed in a way that provides visual interest and enhances the streetscape of the area as well as screen the project site from adjacent industrial developments. A minimum of 5,151 square feet of common open space is required for the existing industrial development. A total of approximately 21,915 square feet of common open space and amenity areas are provided adjacent to the buildings. Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighborhoods. Neighborhood Meeting: A neighborhood meeting was held on September 21, 2026. There were no attendees. 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 has not received any phone calls or emails with questions on the Proposed Project. [6] Conditions of Approval Staff recommends approval of the proposed request subject to the following conditions: 1. Compliance with site plan approved with Case No. ADM25-00781. 2. Compliance with all requirements of Design Review (Case No. DRB22-01227). 3. All proposed outdoor storage areas shall be screened by an 8 foot tall masonry wall with gates in accordance with Section 11-30-7(C) of the MZO. 4. All exterior mechanical equipment, whether on a roof, on the side of a structure, or on the ground, shall be screened from public view. 5. The addition of any new signage on the site will require the review and approval of a separate permit per Section 11-47-3 of the MZO. 6. Compliance with all City development codes and regulations, except the modification to the development standards as approved with this PAD overlay as shown in the following table: Development Standards PAD Approved Maximum Building Height – MZO Section 11-7-3 50 feet Permitted Location of Outdoor Permitted only if all Storage Areas – MZO Section activities pertaining to the 11-7-3, footnote 5 manufacturing or processing of the products are conducted entirely within an enclosed building. Accessory outdoor storage permitted outside the rear one-half of the lot within the screened truck courts and loading areas. Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – Site Plan Exhibit 4 – Landscape Plan Exhibit 5 – Elevations [7] Exhibit 6 – Wall Plan Exhibit 7 – Outdoor Storage Exhibit Exhibit 8 – Citizen Participation Plan Exhibit 9 – Citizen Participation Report Exhibit 10 – Citizen Comment (If applicable) Exhibit 11 – Power Point Presentation [8]