Project Narrative

VIEW 202 MULTIFAMILY REZONE
(ZON26-00126 and GPA26-00248)
Mesa, Arizona
21.62 acres
Rezone and Minor General Plan Amendment Narrative
Submitted by:
Sean Lake/Vanessa MacDonald
Pew & Lake, PLC
1744 South Val Vista Drive, Suite 217
Mesa, AZ 85204
480-461-4670
On behalf of:
Sunbelt Investments Holdings, Inc.
Submitted to:
The City of Mesa
Planning & Zoning Division
September 25, 2026

Table of Contents
Introduction ..................................................................................................................... 3
Existing Land Use Designations, Zoning and Uses ......................................................... 3
Surrounding Context ....................................................................................................... 5
Requests ......................................................................................................................... 6
Proposed Land Use and Zoning ...................................................................................... 6
Proposed General Plan Amendment ............................................................................... 8
General Plan Analysis ..................................................................................................... 8
Council Use Permit (CUP) Analysis................................................................................. 9
Conclusion .................................................................................................................... 11

Introduction
Pew & Lake, PLC (the “Applicant”) on behalf of Sunbelt Investment Holdings, Inc.,
(“Sunbelt”), is pleased to submit this project narrative to the City of Mesa (the “City”) for
a request for a Rezone and General Plan amendment on nearly 22 acres of property
located at the southwest corner of Starfire Avenue and Ellsworth Road (the “Property”).
The Property is shown below and is comprised of two parcels known as Maricopa County
Assessor parcel numbers 304-31-045A and 304-31-045B. The boundary of the entire
parcel is shown below, outlined in red.
It is Sunbelt’s desire to ultimately develop this property in a manner that is compatible
with the existing and proposed uses in the immediate vicinity.
Existing Land Use Designations, Zoning and Uses
As shown in the graphics on the next page, the Property (outlined in red) has a Land Use
placetype of Urban Residential and is surrounded by land with a Regional Employment
Center placetype.

City of Mesa General Plan 2050 Existing Land Use Map
The vacant Property is split between two zoning districts: 17.5 acres is currently zoned
Multiple Residence-4 (RM-4) and slightly over 4 acres is zoned Limited Commercial (LC),
as shown in the graphic on the following page. The Property is also subject to a Planned
Area Development (PAD) Overlay. The PAD applicable to the Property was approved in
June of 2020 in Ordinance No. 5575 and is called the Ellsworth & Point 22 PAD.

City of Mesa Existing Zoning Map
Surrounding Context
As shown in the graphic below, the Property has frontage along Ellsworth Road and is
adjacent to several existing industrial buildings. North of the Property is Super Radiator
Coils, an engineering and production company specializing in heat transfer components,
located in the Warner Gateway 202 light industrial development. To the west of the
Property are two industrial buildings that serve Safelite Auto Glass, a moving and storage
company, and a distributor of water treatment chemicals. As development has occurred
in this area since the zoning was approved in 2020, it has become apparent that the
properties west of Ellsworth Road are most appropriate for industrial and commercial
development, while the properties east of Ellsworth Road, in the Eastmark community, are
appropriate for residential and neighborhood-serving uses.

Surrounding Context and Uses
Requests
The specific request to the City of Mesa is for approval of the following:
• A Rezone of 17.08 acres of property to Light Industrial,
• A Rezone of 4.54 acres of property to Limited Commercial, and
• A Council Use Permit (CUP) to allow a large format retailer in the
LI zoning district.
Proposed Land Use and Zoning
Sunbelt is interested in removing the multifamily entitlements on this property to allow it
to develop uses that are consistent with other existing and approved uses in the
immediate vicinity. To allow for the development of uses that are marketable, viable and

profitable, Sunbelt is seeking Light Industrial (LI) and Limited Commercial (LC) zoning on
the Property, shown in a preliminary configuration depicted below.
Proposed Zoning
Additionally, to further enhance the flexibility of development potential, we will be seeking
a Council Use Permit (CUP) to allow for a Large Commercial Development in the LI zoning
district. A Large Commercial development is defined in the zoning ordinance as a single
building over 25,000 square feet, or four or more individual buildings that combined, have
over 25,000 square feet. The required criteria for approval of a CUP is discussed later in
this narrative.
Finally, these properties will still be required to comply with the Ellsworth & Point 22
Design Guidelines. Future Design Review approvals will use the Guidelines as the basis
on which future development will be approved.

Proposed General Plan Amendment
To affect these zoning changes, a minor General Plan Amendment is also required. The
General Plan land use placetype most appropriate for the uses envisioned on this property
is Local Employment Center and is depicted below.
Proposed General Plan Placetype
General Plan Analysis
The proposed Local Employment Center placetype includes Retail, Office, Medical
Facilities and Light Industrial as Principal Land Uses. Supporting Land Uses include Public
Facilities and Easting/Drinking Establishments.

Local Employment Centers are characterized by a variety of low intensity business
operations that don’t include residential uses but are compatible with them. Typical uses
include offices, medical facilities, research and development centers, and other small-scale
employment-focused activities. Local Employment Centers generate low to moderate
traffic volumes and are often found along collector or arterial streets. Many times, a Local
Employment Center will have a business park-like setting and incorporate elements that
minimize negative impacts on surrounding properties.
By creating more Light Industrial property at this location, and maintaining commercial
opportunities along the arterial frontage, Sunbelt will be able to complete the pattern of
development already established on the south side of Starfire Avenue, while reconfiguring
the size of the commercial property along Ellsworth to create more marketable
opportunities for commercial users.
The existing residential zoning and General Plan designations on this property have
proven to be inappropriate, particularly as the surrounding properties have developed. It
has become abundantly clear to Sunbelt, surrounding property owners and City Staff that
residential development at this location is not viable, and would not provide a livable
residential environment for future residents, sandwiched in between industrial buildings,
and limited commercial uses. Successful development depends on the ability to
objectively evaluate a real estate portfolio, and pivot from pre-conceived ideas to more
realistic designations. With this minor General Plan Amendment request, Sunbelt is
retooling its offerings in this area to respond to market demands and provide
opportunities for this area to develop in a way that will advance the City’s vision and
expectations.
Council Use Permit (CUP) Analysis
As shown in Table 11-7-2 of the Mesa Zoning Ordinance, a Large Commercial
Development proposed to be located in the Light Industrial zoning district requires
approval of a Council Use Permit.
While a specific, large format commercial user hasn’t been identified, it is easy to evaluate
the standard CUP criteria against the operating characteristics of typical large-format
users. Typical users include Costco, Sam’s Club, grocery stores and fitness centers.
Pursuant to City of Mesa Zoning Ordinance Section 11-70-6(D), prior to approval of a
Council Use Permit, the City Council must determine that a project meets certain criteria.
Each criterion is shown below in italics, with the way in which this proposed CUP meets
each one in bold text.

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.
RESPONSE: As previously noted, the removal of this project from a
residential land use placetype is consistent with the City’s vision for this
area. The proposed Local Employment placetype will complete the pattern
of Land Use designations west of Ellsworth Road and will allow for further
industrial development of the property, or a large format commercial use.
By granting the requested CUP, for a large commercial development at this
location, Sunbelt will retain maximum flexibility to attract a range of
commercial users. Individuals within the City have expressed a desire for a
large retail user at this location, and to entice such a user, an approved CUP
will allow for development of the property upon Development Plan Review
approval for an Initial Site 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.
RESPONSE: The Limited Commercial zoning district allows a large
commercial development by right. Light Industrial allows it only upon the
approval of a CUP. While this property will have two zoning districts the
CUP, if approved will allow the property to be developed for two distinct
uses, or as one, cohesive development. The size of the LI property, at slightly
over 17 acres, will be self-limiting in the size and type of user that can
successfully develop at this location. For example, a Walmart store requires
almost 18 acres of property, without a fuel center. A Costco with a fuel
center requires about 19 acres. Realistically, this location would be most
suitable for a niche Grocer like Sprouts or Trader Joes, or a fitness Center
such as EOS Fitness.
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; and
RESPONSE: A large commercial development would have little-to-no-
impact on the adjacent industrial or commercial users. The closest
residential development is across Ellsworth Road, and any traffic generated
from this development would be directed to Ellsworth Road, a major arterial
that could accommodate any traffic that could be generated from a large
commercial development.

4. Adequate public services, public facilities and public infrastructure are available to
serve the proposed project.
RESPONSE: This Property is within a part of the City that has undergone
explosive growth in recent years. That growth has required extensive
improvements to water, drainage and sewer infrastructure, and the widening
of Ellsworth Road. Fire Station #221 is on Point Twenty-Two Boulevard, across
Ellsworth Road, which would provide fire and medical response when
necessary. This development will not produce any increase in residents, so will
not require other public services like schools, libraries or community facilities.
Additionally, Chapter 31 of the Zoning Ordinance establishes standards for Specific Uses
and Activities. Section 11-31-16D, establishes standards and regulations for Large
Commercial Developments. The standards found in 11-31-16D are in addition to the
regular site development standards for Commercial Developments found in Section 11-
6-3 (Development Standards) and Section 11-6-4 (Site Planning and Design Standards).
The criteria outlined for a CUP for a specific Large Commercial Development are site and
user specific and rely upon the review and approval of a Site Plan, Plan of Operation and
Good Neighbor Policy. Since Development Plan Review is not being requested at this
time, the Applicant and Property Owner anticipate that a Condition of Approval will be
placed on the future Zoning Ordinance for this case that requires an update to the Good
Neighbor Policy and Plan of Operation that have been submitted with this application.
Conclusion
The requested land use changes will provide a range of benefits for the City of Mesa.
Foremost, the existing multifamily entitlements will be removed from this location, which
will underscore the idea that future residential development in this area should take place
east of Ellsworth Road. The new designations will also allow for the established pattern
of development in the area to be continued, and to allow the vision for this important
part of the City to be completed in a way that will enhance the southeast Mesa
community.
The Applicant and Sunbelt respectfully request approval of the Council Use Permit,
Rezoning and Minor General Plan amendment requests.