Project Narrative

September 28, 2026
City of Mesa Planning Department
55 N. Center St.
Mesa, Arizona 85201
Monogram Aerospace
4250 E Oasis St, Mesa, AZ 85215
Parcel numbers: 141-25-151
Project Narrative
Monogram Aerospace is planning an expansion and interior improvement to an existing building
located at 4250 East Oasis Street. The proposed expansion will add approximately 57,632 FT to the
existing 42,258 SF.
The property (Parcel Number 141-25-151) is located within the City of Mesa and is zoned L-I (Light
Industrial). The proposed use includes office, manufacturing, warehousing, distribution, and storage.
Surrounding properties include a warehouse with a shared property line to the north,
office/warehouse uses to the east, a warehouse across East Oasis Street to the south, and auto
repair/warehouse uses across North Omaha.
Monogram Aerospace, a division of PennAero, specializes in the manufacturing of externally
threaded structural fasteners.
Industrial Project Overview
This facility expansion will accommodate the installation of approximately 16 new CNC machines,
along with the necessary supporting infrastructure and additional office space within the existing
building, including restrooms. The new addition will mainly include manufacturing and QC rooms.
The existing approximately 42,258 SF building is a one-story facility with an additional approximately
5,267 SF second floor, and the proposed expansion of approximately 57,632 SF will match the
existing building. The project will also include additional parking on the south side.
The existing landscaping at the Visitor/Employee Amenity area is being restored by the owner to
comply with the applicable standards.
The site currently includes two existing driveways on East Oasis Street, which primarily serve
standard vehicle traffic, along with a total of 60 standard parking stalls and 4 ADA-accessible stalls.
In addition, the driveway on North Omaha has been modified to a width of 30 feet, and both the
North Omaha and North Oakland driveways will serve truck and standard vehicle traffic. All
driveways are fully screened by existing 8-foot-high masonry walls.
Site Plan
The architectural site plan is included with this submittal and identifies both existing and proposed
conditions. The plans show turning radii, setbacks, existing landscape areas, parking screen walls,
site details and lot coverage requirements.
N:\2026\26105.00 Monogram Aerospace\4. Milestones\Municipal\2026 0928 3RD City Submittal PDR & SCIP\Progress\26105.00 Monogram Aerospace Project
Narrative 2026 0929.docx
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(SUP) Parking Reduction Request
Per Table 11-32-3(A) of the Mesa Zoning Ordinance, 177 parking spaces are required for the
proposed development. We respectfully request a Special Use Permit (SUP) to reduce the number
of parking spaces from 177 to 109. The Parking Analysis performed by Southwest Traffic and
Engineering included in this submittal supports this reduction.
Substantial Conformance Improvement Permit (SCIP)
The following is a list of all existing non conformities.
1. MZO Sec. 11-32-6 Parking reduction:
a. A deviation from the required parking is requested. See attached parking study.
2. MZO Sec. 11-32-4(A) 50’ setback for parking spaces along main drive aisle:
a. The existing 38’ parking setback does not meet this requirement. A deviation from
this requirement is requested.
Landscape – see attached (needed from Flannagan)
Justification of compatibility Statement
The following table identifies the Existing Nonconformities and addresses the SCIP requirements.
11-73-3 A SCIP shall not be granted unless the Zoning Administrator, acting as a Hearing
Officer, or Board of Adjustment shall find upon sufficient evidence that:
A. The entire development site will be brought into B The
substantial conformance. Substantial conformance improvements
shall mean physical improvements to the existing authorized by
development site which constitute the greatest the SCIP will
degree of compliance with this Ordinance that can result in a
be attained without causing or creating any of the development
following conditions: that is
compatible with,
and not
detrimental to,
Existing adjacent
Nonconformities properties or
neighborhoods.
1. The demolition or 2. The 3. The
reconstruction of cessation of creation of
existing buildings or the existing new non-
other significant conforming conforming
structures (except use, or the conditions.
signs); or preclusion of
any other
lawful,
permitted use.
MZO Sec. 11-32-6 No No cessation Case # Yes
Parking reduction demo/reconstruction of existing ZON26-
of existing building conforming 00593 has
will occur use will occur been
created, no
new
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deviations
are being
requested
MZO Sec. 11-32- No No cessation Case #
4(A) 50’ setback for demo/reconstruction of existing ZON26-
parking spaces of existing building conforming 00593 has Yes
along main drive will occur use will occur been
aisle created, no
new
deviations
are being
requested
MZO Section 11-32- No No cessation Case # Yes
2(H)(1), parking demo/reconstruction of existing ZON26-
spaces shall be 9’ of existing building conforming 00593 has
wide and 18’ deep will occur use will occur been
created, no
new
deviations
are being
requested
MZO Section 11-33- No The only Case # Yes
4(B), Parking lot demo/reconstruction altered parking ZON26-
landscape islands of existing building area is being 00593 has
will occur brought up to been
current created, no
conformance new parking
via installation stalls are
of the being
relocated trash proposed.
enclosure
MZO Section 11-33- The foundation of No cessation Case # Yes
5(B)(3), plant the existing building of existing ZON26-
material within the will not be altered conforming 00593 has
foundation base with the addition of use will occur. been
any new landscape The west and created, no
area. south reduction or
elevations of alteration of
the proposed the
addition will foundation
provide the planting
required requirements
percentages of is being
landscape requested.
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area according
to their
respective
conditions.
The north and
east
elevations of
the proposed
addition
conform to the
0% landscape
area
requirement of
a loading area.
Building Design, Alternative Design Criteria Section 11-7-5
The project team respectfully requests use and acceptance of Development Standards/
Alternative Compliance per MZO 11-7-5, for the following portions of this industrial project that
are not in strict compliance with design standards:
- Sections 11-7-4 (C)(1)(a) Publicly Visible Façades. Street-facing and publicly visible
façades (viewed from right-of-way or private property), shall have at least one (1) horizontal
projection or recess of at least four (4) feet in depth, or two (2) projections or recesses of at
least 2.5 feet in depth, for every 50 horizontal feet of wall.
This area of the building is used for warehouse and manufacturing purposes. The wall articulation
requirement has several impacts on the usable floor area. This creates irregular internal column
lines, loss of straight rows for forklift travel and racking. Additionally, this reduces the gross-to-net
efficiency for this type of space.
Based upon the Section 11-7-5(C) Approval Criteria, we find the following:
No adverse impacts:
The proposed panel treatment does not affect safety, access, visibility, glare, privacy, noise,
drainage, heat island effect, or pedestrian comfort/accessibility. The façade remains consistent with
the existing building’s massing and orientation and introduces no new conditions on the site.
Minimum necessary deviation:
The alternative departs from the prescribed panel depth only to the extent necessary to maintain
construction and architectural consistency with the existing tilt-up building. The proposed spacing
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exceeds the ordinance’s minimum frequency requirement, and all other applicable design standards
continue to be met.
Equivalent or superior quality:
The approx. 9” concrete panel projections provide three-dimensional articulation of the façade using
the same construction method and material as the existing building. With projections occurring more
frequently than required (45-foot vs. 50-foot intervals), the façade achieves a comparable rhythm
and visual interest, while producing a cohesive, unified building design between new and original
construction.
Building Design, Alternative Compliance Section 11-7-5 (North wall elevation)
The project team respectfully requests use and acceptance of Development Standards/
Alternative Compliance per MZO 11-7-5, for the following portions of this industrial project that
are not in strict compliance with design standards:
- Sections 11-7-4 (C)(1)(b), Non-publicly Visible Façades. For side or rear walls not publicly
visible from right-of-way or private property, articulation may be provided by any
combination of the following for every 50 horizontal feet of wall:
- i.One (1) horizontal projection or recess of at least four (4) feet in depth, or two (2)
projections or recesses of at least 2.5 feet in depth;
- ii.Change in color accompanied by a distinct change in texture, pattern, or coursing;
- iii.Windows or fenestration (false windows and door openings) defined by frames, sills, or
lintels;
- iv.Trellises with climbing plants; or
- v. Projecting fins or louvres extending at least four (4) inches from the wall plane.
The project team requests Alternative Compliance for the north wall elevation, a non-publicly visible
façade not viewed from right-of-way. In lieu of strict compliance with the dimensional standard under
§11-7-4(C)(1)(b)(i), the proposed design combines two of the ordinance’s own articulation methods:
(1) vertical projections of 2 feet in depth at approximately 40-foot intervals — more frequent than the
50-foot spacing required, though at a reduced depth than the 4-foot/2.5-foot standard — and (2)
false window openings formed by form liners integrated into the concrete tilt-up panels, consistent
with §11-7-4(C)(1)(b)(iii).
Based upon the Section 11-7-5(C) Approval Criteria, we find the following:
No adverse impacts: The proposed wall treatment does not affect safety, access, visibility, glare,
privacy, noise, drainage, heat island effect, or pedestrian comfort/accessibility. As a non-publicly
visible elevation, the wall is not viewed from the right-of-way or adjacent private property, further
limiting any potential impact.
Minimum necessary deviation: The reduced projection depth is offset by increased frequency (40-
foot vs. 50-foot intervals) and is paired with a second, independent articulation method — false
window openings via form liners — expressly recognized under §11-7-4(C)(1)(b)(iii). All other
applicable design standards continue to be met.
Equivalent or superior quality: By combining more frequent vertical articulation with form-lined false
window openings, the proposed design achieves visual interest and wall articulation through multiple
complementary methods, consistent with the ordinance’s intent to break up long expanses of blank
wall on non-publicly visible façades that is consistent with the existing building architecture.
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Building Design, Alternative Design Criteria Section 11-7-5 (West / North wall elevation
parapet)
The project team respectfully requests use and acceptance of Development Standards/
Alternative Compliance per MZO 11-7-5, for the following portions of this industrial project that
are not in strict compliance with design standards:
- Section 11-7-4(C)(3), a. Varied Roof Form or Height. Roof forms shall be integrated
- into the building design and vary over different parts of the building. Each building shall
- provide at least two (2) changes in height or roof form, achieved through changes in pitch,
- plane, and orientation.
- b. Flat Roofs. Flat roofs or façades with a horizontal eave, fascia, or parapet, in excess of
100
- feet in length, shall provide vertical modulation that is the greater of either:
- Two (2) feet; or
- One-tenth ( 1/10 ) the height of the supporting wall height, not to exceed one-third (⅓) of
- the wall height.
- c. Parapet Detailing. All parapets must have details such as cornices, moldings, trim, or
- variations in brick coursing.
The project team requests Alternative Compliance for the west/north wall elevation parapet
treatment. The proposed design matches the existing building’s established parapet condition rather
than introducing a differing treatment on the addition, providing vertical modulation of 2 feet at
approximately 40-foot intervals, consistent with the existing building. Parapet detailing likewise
matches the existing building’s cornice, molding, and trim treatment.
Based upon the Section 11-7-5(C) Approval Criteria, we find the following:
No adverse impacts: The proposed parapet treatment does not affect safety, access, visibility, glare,
privacy, noise, drainage, heat island effect, or pedestrian comfort/accessibility. The design continues
an established building condition already present on site.
Minimum necessary deviation: The proposed 2-foot vertical modulation meets the ordinance’s
baseline dimensional standard under §11-7-4(C)(3)(b), and the parapet detailing satisfies §11-7-
4(C)(3)(c) by matching the existing building’s cornice and trim treatment. The alternative is limited to
maintaining consistency with the existing structure rather than departing from the ordinance’s
underlying intent.
Equivalent or superior quality: Matching the existing parapet treatment produces a unified, cohesive
building form between the existing structure and the expansion, avoiding a visually disjointed roofline
that mismatched treatments would create. This continuity supports the ordinance’s intent of
integrated roof form while reinforcing the architectural identity already established on site.
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Building Design, Alternative Design Criteria Section 11-7-5 (West/South/North wall elevation –
materials)
The project team respectfully requests use and acceptance of Development Standards/
Alternative Compliance per MZO 11-7-5, for the following portions of this industrial project that
are not in strict compliance with design standards:
- Section 11-7-4(D)(2)(a),
- i.Each publicly visible building façades shall incorporate at
- least two (2) different primary exterior building materials.
- ii.Primary exterior materials shall
- cover no less than 75% of each building façade.
- iii.Each primary building material used to
- satisfy Subsection (2)(a)(i) above shall cover at least 25% of that façade.
The project team requests Alternative Compliance for the materials standard on the west, south, and
north wall elevations. Consistent with the design intent to match the existing building, the proposed
façades are predominantly concrete tilt-up panel, matching the existing manufacturing and
warehouse construction, rather than incorporating a second primary material at the 25% threshold
required by §11-7-4(D)(2)(a). In lieu of a second primary material, the design achieves visual
variation through a varied paint scheme, false window openings formed by form liners cast into the
concrete panels, and horizontal and vertical reveals across the façade.
Based upon the Section 11-7-5(C) Approval Criteria, we find the following:
No adverse impacts: The proposed materials approach does not affect safety, access, visibility,
glare, privacy, noise, drainage, heat island effect, or pedestrian comfort/accessibility.
Minimum necessary deviation: The single primary material is necessary to maintain visual and
architectural consistency with the existing tilt-up building. Rather than departing further from the
ordinance’s intent, the design offsets the single-material condition with multiple secondary
treatments — paint variation, form-lined false windows, and reveals — that introduce texture,
pattern, and articulation across the façade.
Equivalent or superior quality: The combination of paint scheme variation, false window detailing,
and horizontal/vertical reveals achieves the visual interest and material articulation intended by the
two-material standard, while preserving a cohesive architectural relationship with the existing
building that introducing an unrelated second material would disrupt. Additional reveals have been
provided to create more texture at the base of the building.
INCLUDED IN THIS SUBMITTAL:
• Property Owner Authorization
• Project Narrative
• Citizen Participation Plan
• Site Plan and details
• Building Elevations
• Landscape Plan
• Photometric Plan and cut sheet details.
• Grading, Drainage, and Utilities Plan
• Materials Board
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