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Planning and Zoning Report Date October 28, 2026 Case No. ZON26-00126 Project Name View 202 – Multifamily Rezone Rezone of 17.1± acres of property from RM-4-PAD and LC-PAD to LI-PAD Request Rezone of 4.5± acres from RM-4-PAD and LC-PAD to LC-PAD Council Use Permit to allow for a Large Commercial Development within the LI zoning district Located at the southwest corner of South Ellsworth Road and East Starfire Project Location Avenue 304-31-045A and 304- Parcel No(s) 31-045B Project Area 21.6± acres Council District District 6 Multiple Residence-4 with a Planned Area Development Overlay (RM-4-PAD) and Limited Existing Zoning 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 Proposed Project is consistent with the Mesa 2050 General Plan, the criteria in Chapter 22 regarding Planned Area Development (PAD) overlays, the review criteria for Large Commercial Developments outlined in MZO Section 11-31-16, and the criteria for a Council Use Permit per MZO Sections 11-31-16(F) and 11-70-6(D). Staff recommends approval with conditions. Project Overview Request: The applicant is requesting approval for a rezoning of 17.1± acres of property from RM-4-PAD and LC-PAD to LI-PAD, a rezoning of 4.5± acres from RM-4-PAD and LC-PAD to LC-PAD and a Council Use Permit to allow Large Commercial Development within the LI zoning district (Proposed Project). This request will reconfigure the LC portion of the site to be adjacent to Ellsworth Road, rather than just the southeastern corner of Proposed Project, to create a more viable commercial site. Concurrent Applications: Minor General Plan Amendment: Planning and Zoning Board hearing is scheduled for the same hearing date, October 28, 2026, as the Proposed Project to review the request for Minor General Plan Amendment from the Urban Residential Placetype with an Evolve Growth Strategy to the Local Employment Center Placetype with an Evolve Growth Strategy (Case No. GPA26-00248). Site Context General Plan: The Placetype for the project site is Urban Residential and the Growth Strategy for the entire project site is Evolve. The applicant has submitted an application, Case No. GPA26- 00248, requesting a minor General Plan Amendment from the Urban Residential Placetype to the Local Employment Center Placetype. Per the 2050 Mesa General Plan, Light Industrial and Retail are identified as Principal Land Uses and the LI and LC zoning districts are listed zoning districts in the Local Employment Center Placetype. The Proposed Project is consistent with the Local 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: [2] o LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. 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. 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. Zoning: The project site is zoned Multiple Residence-4 with a Planned Area Development Overlay (RM-4-PAD) and Limited Commercial with a Planned Area Development Overlay (LC- PAD). The Proposed Project includes a rezoning request to LI-PAD and LC-PAD. Large Commercial Development is a permitted use within the LC District and is a permitted use in the LI District with the approval of a Council Use Permit. The Proposed project is located in the Airfield Overflight Area 3 (AOA3). There are no additional use restrictions for properties in the AOA3 beyond those in the base district. Surrounding Zoning & Use Activity: The proposed rezoning is compatible with surrounding land uses, which include industrial, vacant land, and residential. Northwest North Northeast (Across Starfire Ave) (Across Starfire Ave) (Across Ellsworth Road) LI-PAD LI-PAD PC Vacant Vacant/Industrial Vacant/Residential West Project Site East LI-PAD RM-4-PAD/LC-PAD (Across Ellsworth Road) Industrial Vacant PC Vacant/Residential Southwest South Southeast [3] (Across Point Twenty Two (Across Point Twenty Two (Across Ellsworth Road and Blvd) Blvd) Point Twenty Two Blvd) LI LI/LC PC Industrial Industrial/Vacant Vacant Site History: November 16, 2000: City Council annexed 1,171± acres, including the project site, into the City of Mesa (Case No. A99-004; Ordinance No. 3815). May 7, 2001: City Council established City zoning on recently annexed property from Maricopa County ADII, ADIII, and Rural 43 to City of Mesa M-1 (equivalent to current Light Industrial (LI)) and Agriculture (AG) (Case No. Z00-087; Ordinance No. 3885). June 1, 2020: City Council approved a rezoning for 74± acres, including the project site, from AG, LI, and PEP-PAD to LI-PAD, LC-PAD, and RM-4-PAD to allow for a mixed-use development (Case No. ZON18-00483; Ordinance No. 5575). January 13, 2021: The Planning and Zoning Board approved a Site Plan to allow for an industrial development that includes the project site (Case No. ZON20-00705). Project/Request Details Site Plan: Site Plan: Development Plan Review is not part of the subject request. All future development will be required to go through the Development Plan Review process per Section 11-69 of the MZO. Large Commercial Developments are subject to specific development standards in 11-31-16. Those standards are reviewed with the development plan review. Design Guidelines: The previously approved Design Guidelines that are a part of the existing PAD have been updated as a part of this review. The Design Guidelines include the following elements: o Color and material palette o Consistent screen wall and parking area lighting standards o Increased parking island landscape requirements o Unified streetscape design o Increased pedestrian connection standards o Architectural design standards 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 [4] development provides equivalent or superior standards in a creative way to meet the intent of the underlaying zoning district and general plan. The existing PAD overlay is being maintained and includes Design Guidelines that have been updated to reflect the changes in zoning and uses for the project site while still applying design standards across the View 202 development. As noted above, the design guidelines increase the overall quality of existing and future development on the site by providing enhanced, uniform standards relating to architectural design, materials and colors, landscape design and pedestrian connectivity. Council Use Permit: This request includes a Council Use Permit to allow for a potential future Large Commercial Development located in the LI zoning district per Section 11-31-16 of the MZO. Any potential future Large Commercial Development will comply with all of Section 11-31-16 of the MZO as required. Approval Criteria - Section 11-31-16(F): 1. The project complies with the General Plan and any other applicable Plans and/or policies. The proposed zonings and potential future Large Commercial Development comply with the General Plan and the Gateway Strategic Development Plan. 2. A Plan of Operation has been submitted, which includes, but is not limited to, acceptable evidence of compliance with all zoning, building, and fire safety regulations. A Plan of Operations has been submitted that provides that the future user(s) of the site will comply with all zoning, building, and fire safety regulations. 3. A "Good Neighbor Policy" in narrative form has been submitted, which includes, but is not limited to, descriptions of acceptable measures to ensure ongoing compatibility with adjacent uses, including sound attenuation, lighting control measures, and vehicular access and traffic control. Such policies shall include, but are not limited to: a. The name and telephone number of the position, manager or person responsible for the operation of the facility; b. Complaint response procedures, including investigation, remedial action, and follow-up; and c. Litter control measures. A Good Neighbor Policy has been submitted that provides that the future user(s) of the site will ensure compatibility with adjacent uses through sound attenuation, lighting control measures, and vehicular access and traffic control as well as providing contact information, complaint response procedures, and litter control measures. 4. Evidence that the building or site is in, or will be brought into substantial conformance with all current City Development Standards, including, but not limited to, landscaping, parking, screen walls, signage, and project-specific design guidelines. [5] The future site will be in conformance with all current City Development Standards and project specific Design Guidelines. 5. Evidence that the project is designed to: a. Provide paved parking and on-site circulation in a manner that minimizes impacts on adjacent sites; and b. Minimize dust, fugitive light, glare, noise, offensive smells, and traffic impacts on neighboring residential sites. The future site will be designed to provide paved parking and on-site circulation in a manner that minimizes impacts on adjacent sites and will minimize dust, fugitive light, glare, noise, offensive smells, and traffic impacts on neighboring residential sites. Approval Criteria - Section 11-70-6(D): 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: The Proposed Project complies with the General Plan, and Mesa Gateway Strategic Development Plan providing potential commercial and industrial users to support the area and the nearby residential. 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: The Proposed Project aligns with the zoning district’s intent and is part of a larger mixed-use project, which could include both industrial and commercial users. 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: The Proposed Project will not be injurious or detrimental to surrounding properties or the welfare of the city. 4. Adequate public services, public facilities and public infrastructure are available to serve the proposed project: The applicant will be required to install necessary offsite improvements and/or upgrades to support the Proposed Project. 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, that should increase capacity for, and stabilize, the energy grid in the surrounding area. 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: [6] 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. Conditions of Approval Staff recommends approval of the Rezonings and the CUP, subject to the following conditions: 1. Development Plan Review is required for all development on the property. 2. All future development located in the LI-PAD zoning district shall provide an updated Good Neighbor Policy and Plan of Operations that meet the requirements of Section 11-31-16 at the time of Development Plan Review. 3. Compliance with the development agreement recorded with the Maricopa County Recorder’s Office as document number 2020-0500353, Development Agreement No. DA26-00005, and any future amendments. 4. Compliance with Section 11-31-16 for future Large Commercial Developments. This includes either: (a) if no future Development Plan has been approved, compliance with the Plan of Operation and Good Neighbor Policy as submitted; or if a future Development Plan has been approved, compliance with the updated Plan of Operation and Good Neighbor Policy required by Condition of Approval No. 2. 5. Compliance with Ordinance No. 5575, except modified with this request and compliance with the View 202 Design Guidelines Revised September 2026. 6. Prior to the issuance of any building permit, obtain approval of a Preliminary Plat and obtain approval and record a Final Plat. 7. Compliance with all applicable City development codes and regulations. 8. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. 9. Compliance with all requirements of Chapter 19 of the Zoning Ordinance including: a. Owner must execute the City’s standard Avigation Easement and Release for Mesa Gateway Airport prior to or concurrently with the recordation of the Final Plat or the issuance of a building permit, whichever occurs first. [7] b. Due to the proximity to Mesa Gateway Airport, any proposed permanent or temporary structure, as required by the FAA, is subject to an FAA filing for review in conformance with CFR Title 14 Part 77 (Form 7460) to determine any effect to navigable airspace and air navigation facilities. A completed form with a response by the FAA must accompany any building permit application for structure(s) on the property. c. Prior to the issuance of any building permit, provide documentation by a registered professional engineer or registered professional architect demonstrating compliance with the noise level reductions required in Section 11-19-5 of the Mesa Zoning Ordinance. d. Provide written notice to future property owners that the project is within 1 mile of Mesa Gateway Airport. e. All Final Plats must include a disclosure notice in accordance with Section 11-19- 5(C) of the Zoning Ordinance which must state in part: “This property, due to its proximity to Mesa Gateway Airport, will experience aircraft overflights, which are expected to generate noise levels that may be of concern to some individuals.” Exhibits Exhibit 1 – Vicinity Map Exhibit 2 – Project Narrative Exhibit 3 – View 202 Design Guidelines Exhibit 4 – Plan of Operations Exhibit 5 – Good Neighbor Policy Exhibit 6 – Citizen Participation Plan Exhibit 7 – Citizen Participation Report Exhibit 8 – Power Point Presentation [8]