Project Narrative

Pecos Crossing
Project Narrative
Rezone from Pecos Road Employment Opportunity Zoning
(PREOZ) District to the Light Industrial (LI) District with a Planned
Area Development (PAD) Overlay
For an Existing 4-Building Industrial Development Complex
Located at the Northeast Corner of
South Sossaman Road and East Pecos Road
Parcel No. 304-61-005B
Prepared By:
Matt Lubisich, Esq.
Joshua Mike, AICP, MBA
Quarles & Brady LLP
2 N. Central Ave.
Phoenix, AZ 85004
Submittal Date: June 29, 2026
Resubmittal Date: September 11, 2026
Resubmittal Date: October 22, 2026

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TABLE OF CONTENTS
I. DEVELOPMENT TEAM 3
II. INTRODUCTION AND PROJECT OVERVIEW 4
III. PROPERTY INFORMATION AND EXISTING ZONING ENTITLEMENTS 4
IV. ENTITLEMENT REQUEST 6
V. CONCLUSION 7

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I. DEVELOPMENT TEAM
Developer
Stonelake Capital Partners
3200 Gracie Kiltz Lane, Suite 500
Austin, TX 78758
ATTN: Travis Eickenhorst, Partner
teickenhorst@stonelake.com
(512) 426-8073
Zoning Attorney / Applicant
Quarles & Brady LLP
2 N. Central Ave.
Phoenix, AZ 85004
ATTN: Matt Lubisich
matt.lubisich@quarles.com
(602) 229-5683
Civil Engineer
ATWELL, LLC
645 E. Missouri Ave., Suite 420
Phoenix, AZ 85012
ATTN: Dave Soltysik, PE
dsoltysik@atwell.com
(602) 297-8732

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II. INTRODUCTION AND PROJECT OVERVIEW
The law firm of Quarles & Brady LLP submits this rezoning application on behalf of Stonelake
Capital Partners (the "Applicant"). The Applicant requests to rezone the property, which operates
as an existing warehouse and distribution complex (with the final phase still to be constructed),
from the Pecos Road Employment Opportunity Zoning ("PREOZ") District to Light Industrial with
a Planned Area Development (“LI PAD”).
The City previously approved a site plan (Case Nos. ADM22-01228 and ADM25-00781) for a
warehouse and distribution complex (“Stonelake Industrial" or the “Development”) and Minor
Plat (Case No. ZON25-00528) to create 3 new parcels and 4 tracts (“Stonelake Minor Plat").
Applicant requests to rezone the Property from PREOZ to LI PAD to: (1) accommodate the
approved site plan for Stonelake Industrial; and (2) allow outdoor storage within the screened
truck court areas for the existing industrial facility. The requested PAD overlay modifies certain
development standards, including building setbacks, maximum building height, and outdoor
storage provisions, to align with the approved and partially constructed warehouse and
distribution complex on the Property.
III. PROPERTY INFORMATION AND EXISTING ZONING ENTITLEMENTS
The Project is located at 7730 East Pecos Road, at the Northeast Corner of East Pecos Road
and South Sossaman Road on Maricopa County Assessor Parcel No. 304-61-005B, consisting
of approximately 35.88 acres (the "Property").
Existing Zoning
The Property's zoning district is Pecos Road Employment Opportunity Zoning ("PREOZ") District.
The PREOZ district facilitates employment and industrial-related uses. While the PREOZ district
allows developers to move quickly through the entitlement process and establish developments
consistent with the City’s goals for this area, the PREOZ district also prohibits some typical
industrial uses such as accessory outdoor storage areas.
General Plan 2050
The Mesa General Plan 2050 ("GP 2050") designates the Property within the Regional
Employment Center Placetype designation and the Evolve Growth Strategy.
The GP 2050 includes placetypes, which describe the overall character, permitted zoning districts,
and typical land uses, while the Growth Strategies identify the expected changes the community
anticipates in various parts of the City.

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Regional Employment Center Placetype
• The Regional Employment Center Placetype accommodates centers that have
excellent access to major arterial roadways that can accommodate high traffic
volumes, including moderate truck traffic.
o How Stonelake Development Complies: While the Property was
approved and construction began prior to the ratification of the GP2050,
the Stonelake Industrial Property aligns with the characteristics for the
Regional Employment Center with access to major arterial roadways that
accommodate freight traffic, proximity to the Mesa Gateway Airport, and
urban design characteristics.
Evolve Growth Strategy
• The Evolve Growth Strategy recognizes industrial uses that may see continued
development as they build out, with older structures presenting opportunities for
improved design.
o How Stonelake Development Complies: The approved 4-building
development is constructed to be an industrial development that can
withstand the future progression of development and can be adapted and
modified with each new user and tenant. The proposed PAD overlay
accommodates outdoor storage within the screened truck courts to provide
the operational flexibility needed to adapt the facility as tenants change
over time.
Mesa Gateway Strategic Development Plan
The Property falls within the Logistics and Commerce District of the Mesa Gateway Strategic
Development Plan, which is a policy document outlining the vision and goals to guide how the
area functions, looks, and operates as well as improve financial and environmental sustainability.
The Logistics and Commerce District focuses on bringing heavy industrial, light industrial,
business park, and commercial uses to the areas south of the Phoenix-Mesa Gateway Airport
("Airport") with high-quality development and architecture. The Project implements the following
goals outlined in the Mesa Gateway Strategic Development Plan.
A. Goal 1: Maximize Potential of Phoenix-Mesa Gateway Airport
1. How Stonelake Development Complies: The Development is an optimal land
use option, converting the historically agricultural property to warehouse and
distribution activities that will support the Airport.
2. How Stonelake Development Complies: The Development closes out the
Northeast Corner of Pecos Road and Sossaman Road and complement the
existing land uses and adjacent developments.
B. Goal 2: Job Creation
1. How Stonelake Development Complies: As a multiple-building, multi-tenant
development, the Applicant will provide opportunities for a variety of new

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businesses seeking to be within close proximity to the Airport and near the growing
residential areas of Southeast Mesa.
C. Goal 3: Connectivity - Transportation/Transit
1. How Stonelake Development Complies: Specific attention is given to the major
arterial intersection of Pecos Road and Sossaman Road to ensure safe truck
movements.
D. Goal 4: Sustainable Development
1. How Stonelake Development Complies: The Project includes energy-efficient
LED lighting inside the warehouse and outside the buildings, clerestory windows
in the warehouse that will maximize natural light and minimize the need for
electricity for interior lighting, and energy-efficient roofing insulation to minimize the
need for HVAC in the warehouse and offices.
Approved Site Plan
The industrial complex is designed with flexibility to accommodate the land uses permitted in the
LI zoning district. The City of Mesa approved the current site plan as part of Case No. ADM22-
01228 for a Group Commercial, Office, or Industrial (Group C-O-I) Development with four
warehouse/distribution buildings with associated parking, semi-trailer parking area, and site
infrastructure in compliance with the development standards associated with the PREOZ district,
which are the same as the General Industrial ("GI") zoning district. The setback and development
standards were applied to the overall perimeter boundary.
Subsequently, the City approved a minor modification to the design for Building A and then a
minor modification to accommodate a construction phasing plan. The approved site plan is
included with the rezoning application.
The overall layout, circulation, and stormwater retention are designed around accommodating
four different building areas: (1) Building A - 243,634 SF; (2) Building B - 105,954 SF; (3) Building
C - 81,059 SF; and (4) Building D - 81,059 SF. Each building includes fully screened truck court
areas.
IV. ENTITLEMENT REQUEST
As part of the proposed Development, the Applicant is requesting the following approvals from
the City of Mesa:
• Rezone from PREOZ to LI PAD
• Modify a few specific development standards to accommodate the approved site plan.

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Rezoning and Proposed PAD Standards
The Applicant is proposing to modify a few development standards with the LI zoning district using
the PAD overlay to: (1) apply the development standards to the overall perimeter boundary, not
new internal parcel boundaries; (2) accommodate the approved site plan; and (3) allow the
outdoor storage within the screened truck courts for the existing industrial facility.
The proposed development standards, which differ from the LI zoning district, are bold and
highlighted in the tables below.
Table 1: Proposed LI PAD Development Standards
Proposed LI PAD
Standard LI Standards
Standards
Max Building Height (ft) 40 50
Permitted only if all activities
pertaining to the manufacturing
Permitted only if all activities
or processing of the products
pertaining to the manufacturing
or processing of the products are conducted entirely within
are conducted entirely within an an enclosed building.
Outdoor Storage enclosed building.
Accessory outdoor storage
Accessory outdoor storage permitted outside the rear one-
permitted only if confined to the half of the lot within the
rear one-half of the lot
screened truck courts and
loading areas.
V. CONCLUSION
Applicant respectfully requests approval to rezone the Property from PREOZ to LI PAD. The
proposed Development conforms with the General Plan 2050 goal to attract a wider variety of
industrial businesses and employment opportunities in Southeast Mesa. Stonelake Capital
Partners will bring high-demand industrial uses to help address the balance between jobs and
housing near the Mesa Gateway Airport, filling a significant need for job creation in the area.