November 5, 2025, Board of Adjustment Study Session.

Board of Adjustment 
Study Session Minutes 
Mesa City Council Chambers - Lower Level, 20 East Main Street 
Date: November 5, 2025 Time: 5:00 p.m.  
MEMBERS PRESENT: 
MEMBERS ABSENT: 
Chair Alexis Wagner   
Boardmember Troy Glover 
 
Vice Chair Shelly Allen  
Boardmember Gerson Barrera 
Boardmember Heath Reed   
Boardmember Todd Trendler  
Boardmember Janice Paul 
(*Boardmembers and staff participated in the meeting through the use of audio conference 
equipment)     
STAFF PRESENT:    
  OTHERS PRESENT: 
Kelly Whittemore 
  Cassidy Welch 
Charlotte Bridges 
Chloe Durfee Daniel 
Vanessa Felix 
1 
Call meeting to order. 
Chair Wagner excused Boardmember Glover and Boardmember Barrera was absent, and 
declared quorum present, and the Study Session was called to order at 5:00 p.m.  
2 
Staff Update. 
No Update.  
3 
Review and discuss items on the agenda for the November 5, 2025 Board of Adjustment 
Hearing.  
*3-a 
Staff member Chloe Durfee Daniel presented case BOA25-00403 to the Board.
See attached presentation. 
Staff confirmed all lots are privately owned and in use. 
Staff explained that all lots that opted out or did not respond to the subject request would be 
required to come in individually should they desire to request a similar modified front setback.

City of Mesa - Board of Adjustment – November 5, 2025 - Study Session Minutes 
- 2 - 
*3-b 
Staff member Charlotte Bridges presented case BOA25-00471 to the Board.
See attached presentation. 
Staff clarified that the facility is a dispensary and there will be no cultivation or infusion on site. 
Staff also confirmed that the facility meets the separation distance between dispensaries.  
*3-c 
BOA25-00602 continued to December 3, 2025 Board of Adjustment meeting.
4 
Adjournment. 
Boardmember Paul motioned to adjourn the Study Session. The motion was seconded by 
Boardmember Reed.   
Vote: 5-0  
AYES –Wagner – 
– Allen – 
– Reed – 
– Trendler – 
– Paul 
NAYS – 
– None 
ABSENT – 
– Glover –
 
– Barrera  
ABSTAINED – 
– None 
Th
The Study Session was adjourned at 5:12 
12 p.m. 
Respectfully submitted,  
Alexis Wagner
Chair Wagner

BOA25-00403
November 5, 2025
Chloe Durfee Daniel, Planner II

Request
• Minor modifications to a 
PAD overlay to allow for a 
reduction to the required 
front setback of 225 corner 
lots from 20 feet to 4 feet

Location
• Located at the northwest 
corner of E. Broadway Road 
and S. Higley Road

Urban Residential - Evolve
• Urban Residential areas contain a 
diverse mixture of uses where 
commercial, residential, and 
public/semi-public uses coexist. 
• Single-Family Residential is a 
principal land use
General Plan

• Existing: 
o Multiple Residence with 
a Planned Area 
Development Overlay 
(RM-2-PAD)
Zoning

Site Photos
Looking from E. Main Street

• The existing corner front setback is 
20 feet
• Proposed corner front setback of 4 
feet
Site Plan

Blue designates lots 
a part of this request
Red designates excluded lots

Citizen Participation
• Notified property owners within 
500 feet
• Multiple calls and emails were 
received requesting information 
but none in opposition

Findings
Complies with the 2050 Mesa General Plan 
Staff recommends Approval with Conditions

BOA25-00471
Mint Dispensary
November 5, 2025
Charlotte Bridges, Planner II

Request
• Substantial Conformance 
Improvement Permit
• To allow deviations from 
certain development 
standards for the expansion 
of a marijuana dispensary

Location
• 330 East Southern Avenue
• Approximately 170 feet west 
of the northwest corner of 
Mesa Drive and Southern 
Avenue.

General Plan
Local Employment Center- 
Evolve
• Retail is a principal land use
• The subject property is zoned Limited 
Commercial (LI), which consistent 
with Local Employment Center 
placetype
Local Employment Center
Evolve

Zoning
• A marijuana dispensary use is 
permitted in the LI District, subject 
to compliance with Section 11-31-
34 of the MZO.

Site Photo
Looking north from Southern Avenue

Site Plan
• Raze existing 2,500 SF building on the east side 
of project site
• 2,500 SF building on west side of project site to 
remain
• 2,588  SF addition to north side of the west 
building
• 2 building suites: a 769 SF medical office and 
4,319 SF marijuana dispensary
• One access from Southern Avenue and one 
access from Wilbur 
• 16 parking spaces required, 50 parking spaces 
provided, requires approval of an AUP to exceed 
125% of required number of parking spaces

Landscape Plan

Site Rendering

SCIP Development Standards
Development Standard
MZO Requirements
Applicant Proposal
MZO Table 11-7-3 – Minimum lot area:
 
1 acre
.95± acre lot
(combined lot area of 
existing .49 and .46 lots) 
MZO Table 11-7-3 -- Setback to building and parking 
area, and landscape yard to a local street:
 Wibur
20 Feet
19 Feet to existing building
MZO Table 11-7-3 – Setback to building and parking 
area adjacent to a non-residential district and MZO 
Section 11-33-3(B)(2)(ii) – Landscape Yard
 
 East Property Line
15 Feet
1-foot, 4-inches, minimum

SCIP Development Standards
Development Standard
MZO Requirements
Applicant Proposal
MZO Section 11-32-4(A) – Distance from property line 
to first on-site parking space or cross drive aisle along 
main drive aisle:
 Wilber
 Southern Avenue
50 Feet
50 Feet
26 Feet, 10-inches
38 Feet, 2-inches
MZO Section 11-33-3(B)(2)(c) – Perimeter landscape 
material requirements:
 East Property Line (182 linear feet)
6 trees, 37 shrubs
(3 trees and 20 shrubs per 100 
linear feet)
0 trees, 0 shrubs

Approval Criteria
Section 11-73-3 SCIP Criteria
Significant alterations to the site would need to occur to bring the 
site into full conformance with current MZO development standards
Full compliance would discourage redevelopment of the site
No new non-conforming conditions will be created
Proposed request is compatible with, and not detrimental to, 
adjacent properties or neighborhood

Findings
Complies with the Mesa 2050 General Plan
Meets the SCIP findings of Section 11-73-3 of the MZO
Staff recommends Approval with Conditions