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Planning and Zoning Report Date October 28, 2026 Case No. GPA26-00248 Project Name View 202 – Minor GPA Minor General Plan Amendment from Urban Residential with an Request Evolve Growth Strategy to Local Employment Center with an Evolve Growth Strategy Located at the southwest corner of South Ellsworth Road and East Project Location Starfire Avenue 304-31-045A and 304-31- Parcel No(s) 045B Project Area 21.6± acres Council District District 6 Multiple Residence-4 with a Planned Area Development Overlay (RM- Existing Zoning 4-PAD) and Limited Commercial with a Planned Area Development Overlay (LC-PAD) General Plan Urban Residential Designation Applicant Sean Lake, Pew & Lake, PLC Owner Todd Holzer, Sunbelt Land Holdings, LP Staff Planner Chloe Durfee Daniel, Planner II Recommendation Staff finds that the proposal furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and applicable elements of the 2050 Mesa General Plan, including the General Plan amendment criteria outlined in Chapter 5. Staff recommends adoption. Project Overview Request: The applicant is requesting a Minor General Plan Amendment to change the designation for the 21.6± acre project site from the Urban Residential Placetype with an Evolve Growth Strategy to the Local Employment Center Placetype with an Evolve Growth Strategy. (Proposed Project) The subject request is made concurrently with a request to rezone the project site from Multiple Residential-4 with a Planned Area Development Overlay (RM-4-PAD) and Limited Commercial with a Planned Area Development Overlay (LC-PAD) to Light Industrial with a Planned Area Development Overly (LI-PAD) and Limited Commercial with a Planned Area Development Overlay (LC-PAD) and a Council Use Permit to allow for a Large Commercial Development within the LI zoning district (Case No. ZON26-00126). Per Chapter 3 of the Mesa 2050 General Plan, the purpose of the current General Plan Placetype designation, Urban Residential, is to provide for a mix of low-, medium-, and high-density housing types as well as non-residential uses provided through horizonal or vertical mixed use developments. The requested LI-PAD District is not identified as being consistent with the Urban Residential Placetype. As a result, the applicant is requesting to change the Placetype designation to Local Employment Center, which is consistent with the LI zoning district. Per Table 2 (Placetype Change – Minor and Major Criteria) of the Mesa 2050 General Plan, the requested change is a Minor General Plan Amendment. Concurrent Applications: Rezoning and Council Use Permit: Planning and Zoning Board hearing is scheduled for the same hearing date, October 28, 2026, as the Proposed Project to review the request to rezone 17.1± acres from Multiple Residence-4 with a Planned Area Development Overlay (RM-4-PAD) and Limited Commercial with a Planned Area Development Overlay (LC-PAD) to Light Industrial with a Planned Area Development Overlay (LI-PAD), rezone 4.5± acres from RM-4-PAD and LC-PAD to Limited Commercial with a Planned Area Development Overlay (LC-PAD), and a Council Use Permit for Large Commercial Development in the LI zoning district (Case No. ZON26-00126). Site Context General Plan: The applicant is requesting to change the Placetype designation from Urban Residential to Local Employment Center. Per Chapter 3 of the 2050 General Plan, the purpose of the Local Employment Center Placetype is to provide areas for a variety of low intensity business operations that is compatible with nearby residential uses. Principal uses include retail, medical, office, and light industrial uses. Supporting General Plan Strategies: o LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. [2] 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. o N1. Promote complete communities in both existing and new neighborhoods. General Plan Amendment Approval Criteria Analysis: Approval Criteria – Chapter 5 of the Mesa 2050 General Plan (pg. 135): 1. Whether the proposed amendment will result in a shortage of land for other planned uses, such as, whether the change will result in a substantial and undesirable reduction in the amount of available land for employment or housing: The proposed amendment will not result in a shortage of land for other planned uses. While it reduces the amount of land designated for its current use, large amounts of residential areas are located to the east across Ellsworth Road and are largely developed with single-family homes and related uses. The amendment supports the City’s broader objective of creating complete communities by enabling commercial development in a location that is already compatible with surrounding land uses. 2. Whether events after the adoption of the General Plan have changed the character or condition of the area, making the proposed amendment appropriate: Since the adoption of the Mesa 2050 General Plan, the city adopted regulations governing the development of Battery Energy Storage Systems (BESS) facilities, including separation requirements from residential land uses. There is an existing SRP substation at the west end of Starfire Avenue, approximately 1,300 feet west of the subject site. Under separate applications, the property owners are requesting to develop two parcels adjacent to the existing substation for BESS facilities. To meet the separation requirement from residential land uses, the existing RM-4-PAD zoning on a portion of the subject property would need to be rezoned. Additionally, the existing zoning on the property was approved by the City Council in 2020. The intent of the 2020 zoning case (Case No. ZON18-00483) was to create a mixed-use development with residential, commercial and industrial zoning districts. However, in the time since approval, the west side of Ellsworth Road in this area has developed almost exclusively with industrial land uses. Given the context and development patterns in the immediate vicinity, the RM-4 zoning district no longer furthers the vision for the area. To facilitate the rezone requested with Case No. ZON26-00126, the applicant is requesting to change the Placetype from Urban Residential to Local Employment Center. 3. The degree to which the proposed amendment will impact the whole community or a portion of the community by: a. Altering acceptable existing land use patterns in a significant way that is contrary to the Vision, Guiding Principals, or Strategies identified in the General Plan: The Proposed Project does not alter land use patterns in a [3] significant way and is consistent with the Vison, Guiding Principles and Strategies identified in the 2050 Mesa General Plan. b. Requiring larger or more extensive improvements to roads, sewer or water systems than are necessary to support the prevailing land uses that may negatively impact development of other lands: All required infrastructure needed for the Proposed Project are available in Ellsworth Road. If it is determined at the time of Development Plan Review that larger or more extensive improvements are needed, the applicant would be required to make those improvements at their expense. This request is tied to two associated requests for Battery Energy Storage System Facilities, which are also being reviewed at the same Planning and Zoning Board Hearing, which will increase capacity for, and stabilize, the energy grid in the surrounding area. c. Adversely impacting existing uses due to increased traffic congestion that is not accommodated by planned roadway improvements or other planned transportation improvements such as nonmotorized transportation alternatives or transit: The Proposed Project will not adversely affect surrounding development due to increased traffic congestion that is not accommodated by the existing roadway allowances. Ellsworth Road, in its existing condition, has the capacity to service the anticipated potential users for the site. 4. Whether the proposed amendment is consistent with the Vision, Guiding Principles, or Strategies of the General Plan: The proposed amendment is consistent with the Vision, Guiding Principles, Strategies, and applicable elements of the Mesa 2050 General Plan. Specifically, Strategies: LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. 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.. N1. Promote complete communities in both existing and new neighborhoods. 5. Whether the proposed amendment constitutes an overall improvement to the General Plan and the City of Mesa: The proposed amendment constitutes an overall improvement to both the General Plan and the City of Mesa by better aligning the Placetype with the existing development patterns in the area and creating the potential for additional commercial opportunities along Ellsworth Road. 6. The extent to which the benefits of the proposed amendment outweigh any of the impacts identified by these criteria: The Proposed Project represents a significant investment in the area. The addition of a high-quality commercial and retail development in this area helps to fulfill a number of strategies identified in the General Plan by creating complete communities and providing nearby commercial options to established neighborhoods. Additionally, the proposed project and concurrent rezoning allows for [4] Battery Energy Storage System Facility development in the area, which will help stabilize and potentially increase the energy grid capacity in the area. Mesa Gateway Strategic Development Sub-Area Plan: The project site is located within the Mesa Gateway Strategic Development Plan and is within the Mixed-Use Community Area the plan. As the proposed zonings and potential Large Commercial Development will support the nearby residential in the surrounding area by providing complete community needs in close proximity to the residences who need them. The Proposed Project is consistent with the Mesa Gateway Strategic Development Plan and the Mixed-Use Community Area within the Plan; in these ways this furthers the Vison, Guiding Principles, and Strategies identified in the 2050 Mesa General Plan. 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 May 12, 2026, where the attendee asked a question about the following: If the owner already had the electrical infrastructure in place for the site. The applicant provided the following response to the attendee questions: The applicant was unsure if there were any issues with getting electrical access to the site but the BESS Facilities going up nearby should help with any potential shortages. No opposition to the request was expressed. 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 no questions or comments on the Proposed Project. Recommendation The requested Minor General Plan Amendment to change the Placetype from Urban Residential to Local Employment Center furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and applicable elements of the 2050 Mesa General Plan, and conforms to the General Plan Amendment criteria outlined in Chapter 5 and Section 11-75-1 of the Zoning Ordinance. Staff recommends adoption. [5] Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – General Plan Amendment Map Exhibit 3 – Project Narrative Exhibit 4– Citizen Participation Plan Exhibit 5 – Citizen Participation Report [6]