Study Session

PLANNING AND ZONING BOARD 
STUDY SESSION MINUTES 
  
June 10, 2026 
 
The Planning and Zoning Board of the City of Mesa met in the Study Session room at City Hall, 20 East 
Main Street, on June 10, 2026, at 3:32 p.m. 
 
BOARD PRESENT 
BOARD ABSENT 
STAFF PRESENT 
 
 
 
Benjamin Ayers, Chairperson 
Troy Peterson, Vice Chairperson 
Jamie Blakeman, Boardmember 
Jayson Carpenter, Boardmember 
Chase Farnsworth, Boardmember* 
Genessee Montes, Boardmember 
Jeff Pitcher, Boardmember 
 
 
 
 
 
Evan Balmer 
Kirstin Dvorchak 
Mary Kopaskie-Brown 
Danika Heying 
Cassidy Welch 
 
(*Participated in the meeting through the use of video conference equipment) 
 
 
 
Chairperson Ayers conducted a roll call. 
 
Chairperson Ayers excused Boardmember Farnsworth from the beginning of the meeting; he 
arrived at 3:42 p.m. 
 
1. 
Staff update. 
Updates were provided on the Code Amendments scheduled for introduction on June 24. 
Additionally, it was announced that a Special Meeting regarding a General Plan Amendment will 
be held off-site in July. 
 
2. 
Review and discuss items listed on the Public Hearing agenda for June 10, 2026. 
 
Senior Planner, Jennifer Merrill, reviewed agenda Item 3-a, ZON26-00333 "Faith Christian 
School," 9.9± acres located at 3761 South Power Road. Council Use Permit and 
amending Conditions of Approval Nos. 1, 2, 3, 4, 5, 8, 12 and 13 of Ordinance No. 4646. 
This request will allow for a Private School. (District 6) on the Planning and Zoning Board 
Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 1) 
 
Ms. Merrill explained that the request is for a Council Use Permit for a private school to operate 
within an existing 49,000-square-foot campus that was originally constructed as a charter 
school, as well as a modification of conditions from a 2006 approval. She noted that a private 
school entity is interested in purchasing the property, which prompted the request. She stated 
that the General Plan place type is Regional Employment Center with an Evolve growth 
strategy. She further explained that the majority of the parcel is zoned Light Industrial with two 
Planned Area Development overlays (LI-PAD-PAD), while the western flagpole portion of the

Planning and Zoning Board Study Session 
June 10, 2026 
Page 2 
property is zoned Limited Commercial with two Planned Area Development overlays (LC-PAD-
PAD). (See Pages 3 through 6 of Attachment 1) 
 
Ms. Merrill presented an existing site photograph looking east from Power Road, highlighting a 
vacant pad site at the front of the property that remains undeveloped, along with existing school 
signage and flagpoles. She reviewed the site plan, noting it was taken from building permit 
plans approved in 2014, and stated that no physical changes are proposed for the building or 
the site. She confirmed that access will remain from Power Road, and that existing parking and 
landscaping will be maintained as is. She also displayed the existing building elevations from 
the 2014 plans, reiterating that no modifications are proposed. (See Pages 7 through 10 of 
Attachment 1) 
 
Ms. Merrill reviewed the criteria for a Council Use Permit, per Chapter 70 of the Mesa Zoning 
Ordinance, stating that the request meets the four required criteria as detailed in the staff report. 
She reported that the applicant completed a citizen participation process, including public notice 
mailings to surrounding property owners, HOAs, and registered neighborhoods. She stated that 
neither staff nor the applicant received any public feedback or correspondence as a result of the 
outreach. She concluded that the proposal complies with the Mesa 2050 General Plan and 
Section 11-76 of the Mesa Zoning Ordinance and recommended approval with conditions. (See 
Pages 11 through 14 of Attachment 1) 
 
In response to a question from Boardmember Montes regarding potential traffic impacts due to 
another existing charter school across the street, Ms. Merrill explained that the applicant 
submitted a traffic statement. She stated that City transportation staff reviewed the document, 
expressed no concerns, and indicated that the proposal met all requirements and would not 
create any anticipated problems. Ms. Merrill and Boardmembers clarified that because the 
facility has already been operating as a school, any current traffic patterns are already 
established in the area. 
 
Answering Boardmember Carpenter's inquiry regarding student capacity, Ms. Merrill stated that 
staff do not anticipate any changes to the existing enrollment numbers. 
 
In response to Chairperson Ayers’ question confirming the purpose of the application, Ms. 
Merrill and staff clarified that the item is before the Board because of the transition from a 
charter school to a private school, which requires a Council Use Permit under current city code 
due to the change in operational designation. 
 
There were no further questions from the Board, Chair Ayers concluded the study session for 
this item. 
 
Principal Planner, Cassidy Welch, reviewed agenda item 4-a, GPA26-00111 "San Antonio 
Tire Shop" 0.4± acres located at 1609 West University Drive. Minor General Plan 
Amendment to change the Placetype from Urban Residential to Urban Center. (District 3). 
on the Planning and Zoning Board Public Hearing agenda and displayed a PowerPoint 
presentation. (See Attachment 2) 
 
Ms. Welch presented Agenda Item GPA26-00111, a request for a Minor General Plan 
Amendment to change the Placetype from Urban Residential to Urban Center for an 
approximately 4.4-acre parcel located at 1609 West University Drive, on the south side of 
University Drive and west of Longmore. She noted that the property is currently zoned OC – 
Office Commercial. As part of a tandem request, the applicant is proposing to rezone the site to 
LC – Limited Commercial with a Bonus Intensity Zone (BIZ) Overlay to allow a minor automobile

Planning and Zoning Board Study Session 
June 10, 2026 
Page 3 
repair use, which is permitted in the LC district. Ms. Welch explained that the Urban Residential 
Placetype supports a diverse mix of uses but does not identify minor automobile repair as a 
principal or supporting land use. The applicant therefore seeks a change to Urban Center, 
where convenience services, including minor auto repair are considered principal uses. (See 
Pages 3 through 5 of Attachment 2) 
 
Ms. Welch reviewed the request against the General Plan approval criteria and found it 
consistent. The applicant completed the required Citizen Participation Plan, notifying property 
owners within 1,000 feet and registered neighborhoods. A neighborhood meeting in June 2025 
had no attendees; a second meeting in April 2026 included residents with questions regarding 
parking, lighting, noise, and the proposed use. Staff recommended approval with conditions. 
Ms. Welch offered to answer questions or proceed to the zoning request. (See Pages 6 
through 12 of Attachment 2) 
 
Boardmembers agreed to proceed. 
 
Principal Planner, Cassidy Welch, reviewed agenda item 4-b, ZON25-00110 "San Antonio 
Tire Shop" 0.4± acres located at 1609 West University Drive. Rezone from Office 
Commercial (OC) to Limited Commercial with a Bonus Intensity Zone Overlay (LC-BIZ) 
and Site Plan Review. This request will allow for an approximately 4,015± square foot 
Minor Automobile Repair facility. (District 3). on the Planning and Zoning Board Public 
Hearing agenda and displayed a PowerPoint presentation. (See Attachment 3) 
 
Ms. Welch explained that this case is the associated zoning request to the previously discussed 
Minor General Plan Amendment. She noted that the application was submitted prior to the City's 
recent zoning text amendments and aims to bring the existing building and business operations 
into full compliance with the zoning ordinance. She presented an existing photograph of the site, 
confirming that the business is currently operating on the property. 
 
Ms. Welch reviewed the proposed site plan, stating that the applicant will maintain the existing 
building and canopy while introducing several site enhancements. The proposed improvements 
include closing two existing driveways closest to the intersection—the easternmost driveway on 
University Drive and the northernmost driveway on Longmore—and installing new landscaping 
and a revised traffic circulation pattern. She explained that customers will enter from University 
Drive, route to the west and south of the building, and exit onto Longmore. She also noted that 
the development provides four parking spaces. For the proposed landscape plan, Ms. Welch 
highlighted the addition of a variety of trees, including Desert Museum Palo Verde and Canary 
Island Palm, along with a selection of shrubs and desert flora such as agave, organ pipe, 
ocotillo, and cacti. (See Pages 7 through 9 of Attachment 3) 
 
The architectural elevations and renderings were presented, outlining proposed building 
improvements that include paint modifications and a new mural on the east elevation facing 
Longmore. Ms. Welch detailed the proposed materials, including stucco in a variety of colors 
and a blue-painted finish for the existing metal canopy. She also noted the inclusion of a parking 
screen wall constructed of concrete masonry unit (CMU) breeze block. (See Pages 10 through 
14 of Attachment 3) 
 
Ms. Welch outlined the requested BIZ overlay standards, explaining that the overlay is 
necessary to accommodate deviations from specific development standards due to existing site 
constraints. The requested deviations include reductions in building and parking setbacks, 
modified standards for automotive service bays, a reduction in total required parking from 
eleven spaces to four spaces, and reductions in both perimeter landscaping widths and total

Planning and Zoning Board Study Session 
June 10, 2026 
Page 4 
landscaping amounts. Ms. Welch stated that the applicant’s citizen participation and 
neighborhood notification processes were conducted concurrently for both the general plan 
amendment and the zoning request. She reported that the applicant held two neighborhood 
meetings, which were attended by the same residents. Ms. Welch concluded that staff found the 
development complies with the 2050 Mesa General Plan, Chapter 69 for site plan review, and 
Chapter 21 for a BIZ overlay, and recommended approval with conditions. (See Pages 15 
through 23 of Attachment 3) 
 
In response to Vice Chair Peterson’s question regarding the history and current use of the site, 
Ms. Welch explained that the existing business, San Antonio Tires, is seeking a rezone to bring 
the property into legal compliance with the zoning ordinance. She stated that the business has 
been operating at this location for approximately two years, though the building itself is older 
and has hosted a variety of past users. 
 
Vice Chair Peterson inquired about the application of the General Plan and why an amendment 
was required if the automotive use existed prior to the plan's adoption. Ms. Welch clarified that 
the current tire shop is not considered a legal non-conforming use because the activity was 
never permitted under the property's original Office Commercial (OC) zoning district. She 
explained that while legal non-conforming use could typically continue under the General Plan, 
the necessity of a rezoning application triggers a mandatory consistency review, thereby 
requiring the associated General Plan amendment. 
 
Planning Director Mary Kopaskie-Brown added that General Plan place types designate the 
overarching character of an area rather than individual lots, and because the applicant requires 
a rezone, the city must evaluate the proposal against the designated Urban Residential place 
type. 
 
Vice Chair Peterson asked for clarification on how long the site had been non-compliant. Ms. 
Welch explained that when a property remains vacant for longer than one year, it loses its legal 
non-conforming status and must be brought into compliance with current code upon re-
occupancy. She noted that because this site experienced a period of vacancy prior to San 
Antonio Tires taking over, it could no longer be grandfathered in. Vice Chair Peterson requested 
the exact dates of the vacancy period and asked how staff verifies such timelines. Ms. Welch 
stated she did not have the specific dates on hand but would provide them prior to the public 
hearing. She explained that staff verifies vacancy periods utilizing historical Google Street View 
imagery, utility and tax records, and direct confirmation from the property owner. 
 
Vice Chair Peterson and Boardmembers raised concerns regarding the requested parking 
reduction, noting that the site provides only four parking spaces where eleven are required by 
code. Boardmembers expressed concern over the lack of a detailed parking strategy in the 
applicant’s Good Neighbor Policy, specifically regarding employee parking and where customer 
vehicles would wait to be picked up. Ms. Welch responded that staff would provide additional 
operational details prior to the public hearing. She noted that vehicles undergoing minor tire or 
brake repairs would be stationed inside the service bays rather than in the parking lot. She 
added that the applicant anticipates a customer vehicle rotation of approximately every 30 
minutes, and based on this operational model, the applicant has stated that the four designated 
spaces are adequate to meet daily business and customer needs. 
 
There were no further questions from Boardmembers. 
 
 
3. 
Adjourn.

Planning and Zoning Board Study Session 
June 10, 2026 
Page 5 
 
Without objection, the Planning and Zoning Board Study Session adjourned at 3:58 p.m. 
 
I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the Planning 
and Zoning Board Study Session meeting of the City of Mesa, Arizona, held on the 10th day of June 
2026. I further certify that the meeting was duly called and held and that a quorum was present. 
 
 
 
__________________________________________ 
BENJAMIN AYERS, CHAIRPERSON 
 
DH 
(Attachments - 3)

Planning and Zoning Board
City of Mesa

ZON26-00333
Faith Christian School
Jennifer Merrill, Senior Planner

Request
DEVELOPMENT SERVICES – PLANNING DIVISION
3
•
CUP for a Private School
•
Modification of Conditions of 
Approval from Case No. Z06-088, 
Ordinance No. 4646

Location
DEVELOPMENT SERVICES – PLANNING DIVISION
4
•
3761 South Power Road
•
9.9± parcel
•
South of Elliot Road
•
East side of Power Road

General Plan
•
Regional Employment Center 
Placetype
•
Evolve Growth Strategy
5
DEVELOPMENT SERVICES – PLANNING DIVISION

Zoning
•
LI-PAD-PAD & LC-PAD-PAD
6
DEVELOPMENT SERVICES

7
Site Photos
DEVELOPMENT SERVICES – PLANNING DIVISION
Looking East from Power Road

• Existing 49,036 sq. ft. school 
building
• Accessed from Power Road
• Existing parking and 
landscaping to remain
• No physical changes to the  
building and site
8
Site Plan
(no proposed changes)
DEVELOPMENT SERVICES – PLANNING DIVISION

9
Elevations 
(no proposed changes)
DEVELOPMENT SERVICES – PLANNING DIVISION

10
Elevations
(no proposed changes)
DEVELOPMENT SERVICES – PLANNING DIVISION

11
DEVELOPMENT SERVICES
Council Use Permit (CUP)
Per MZO Section 11-70-6, a CUP shall only be granted if the approving body determines that 
the project as submitted or modified conforms to all of the following criteria:
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;
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;
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
4. Adequate public services, public facilities and public infrastructure are available to serve 
the proposed project.

• Notified property owners 
within 1,000’, HOAs, and 
registered neighborhood 
• Staff and the applicant have 
not received any feedback 
from the neighbors
12
DEVELOPMENT SERVICES
Notification

13
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Complies with Section 11-70-6 of the MZO for Council Use Permit

14
Recommendation
Approval with conditions
DEVELOPMENT SERVICES – PLANNING DIVISION

Planning and Zoning Board
City of Mesa

Planning and Zoning Board
City of Mesa

GPA26-00111
San Antonio Tire
Emily Johnson, Planner II

Request
DEVELOPMENT SERVICES – PLANNING DIVISION
3
•
Minor General Plan Amendment
•
From Urban Residential Placetype 
to Urban Center Placetype

Location
DEVELOPMENT SERVICES – PLANNING DIVISION
4
•
1609 W University Dr
•
0.4± parcel
•
South of University Dr
•
West of Alma School Rd

5
DEVELOPMENT SERVICES
Zoning
•
Existing – OC
•
Proposed – LC-BIZ
•
Minor Automobile Repair is 
permitted in LC district

6
DEVELOPMENT SERVICES – PLANNING DIVISION
General Plan
•
Current Placetype – Urban 
Residential
•
Provide for areas that contain a 
diverse mix of uses where 
commercia, residential, and 
public/semi public coexist
•
Convenience Service not a principal 
or supporting land use

7
DEVELOPMENT SERVICES – PLANNING DIVISION
General Plan
•
Proposed Placetype – Urban Center
•
Contains retail, personal services, 
public/semi-public uses, 
entertainment and recreation 
facilities, and convenience services
•
Convenience Service is a principal 
land use

8
DEVELOPMENT SERVICES – PLANNING DIVISION
GPA Approval Criteria
1.
Whether the amendment will result in a shortage of land for other planned uses
2.
Whether events after the adoption of the General Plan have changed the 
character or condition of the area, making the amendment appropriate
3.
The degree to which the proposed amendment will impact the community by:
a.
Altering existing land use patterns in a significant way that is contrary to the 
Vision, Guiding Principals, or Strategies of the General Plan
b. Requiring larger or more extensive improvements to roads, sewer or water 
systems that may negatively impact development of other lands
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

9
DEVELOPMENT SERVICES – PLANNING DIVISION
GPA Approval Criteria
4. Whether the proposed amendment is consistent with the Vision, Guiding 
Principles, or Strategies of the General Plan
5. Whether the proposed amendment constitutes an overall improvement to 
the General Plan and the City of Mesa
6. The extent to which the benefits of the proposed amendment outweigh 
any of the impacts identified by these criteria

• Notified property owners 
within 1,000’, HOAs, and 
registered neighborhood 
• Neighborhood meeting held 
June 12, 2025, no attendees
• Neighborhood meeting held 
April 29, 2026, 
questions/concerns with 
parking, light, noise, use 
10
DEVELOPMENT SERVICES
Notification

11
DEVELOPMENT SERVICES
Findings
Complies with the amendment criteria in Chapter 5 of the 2050 
Mesa General Plan and Chapter 75 of the Mesa Zoning 
Ordinance

12
Recommendation
Approval with conditions
DEVELOPMENT SERVICES – PLANNING DIVISION

Planning and Zoning Board
City of Mesa

Planning and Zoning Board
City of Mesa

ZON25-00110
San Antonio Tire Shop Rezone
Emily Johnson

Request
DEVELOPMENT SERVICES – PLANNING DIVISION
3
•
Rezone from OC to LC-BIZ
•
Site Plan Review
•
Minor General Plan Amendment 
(GPA26-00111)

Location
DEVELOPMENT SERVICES – PLANNING DIVISION
4
•
1609 West University Drive
•
0.4± parcel
•
South of University Dr
•
West of Alma School Rd

General Plan
•
Current Placetype – Urban 
Residential, Evolve Growth Strategy
•
Proposed Placetype – Urban 
Residential, Evolve Growth Strategy
•
Convenience Services 
5
DEVELOPMENT SERVICES – PLANNING DIVISION

Zoning
6
DEVELOPMENT SERVICES
•
Existing – OC
•
Proposed – LC-BIZ
•
Minor Automobile Repair is 
permitted in LC district

7
Site Photos
Looking southwest from University and Longmore
DEVELOPMENT SERVICES – PLANNING DIVISION

• Existing 4,015 SF Minor Auto 
Repair Facility and canopy
• 4 parking spaces
• Enter from University and 
exit to Longmore
8
Site Plan
DEVELOPMENT SERVICES – PLANNING DIVISION

• Trees: Desert Museum Palo 
Verde, Canary Island Palm
• Shrubs: Octopus Agave, 
Organ Pipe, Parry’s Agave, 
Red Hesperaloe, Ocotillo, 
Golden Barrel Cactus etc.
9
Landscape Plan 
DEVELOPMENT SERVICES – PLANNING DIVISION

10
Elevations
DEVELOPMENT SERVICES – PLANNING DIVISION

11
Elevations
DEVELOPMENT SERVICES – PLANNING DIVISION

12
Renderings
Looking southwest from University and Longmore
DEVELOPMENT SERVICES – PLANNING DIVISION

13
Renderings
Looking south
DEVELOPMENT SERVICES – PLANNING DIVISION
Customer Area

14
Materials & Colors
• Existing building and 
canopy
• Stucco
DEVELOPMENT SERVICES – PLANNING DIVISION

15
Bonus Intensity Zone
DEVELOPMENT SERVICES – PLANNING DIVISION
Development Standard
MZO Required
BIZ Proposed 
Minimum Building and Parking 
Area Setbacks – MZO Table 11-6-3.A
Front and Street-Facing Side
Interior Side and Rear
15’
25’
10’ (east property line to building)
14’ (east property line to parking 
area)
23’ (west property line to building)
5’ (west property line to parking 
area)
22’ (South property line to building)

16
Bonus Intensity Zone
DEVELOPMENT SERVICES – PLANNING DIVISION
Development Standard
MZO Required
BIZ Proposed 
Auto Service Bays – 
MZO Section 11-30-9(G)(2)(d)
When bay doors are less than 200 feet 
from an adjacent street and the bay 
doors are less than perpendicular to a 
street, screening shall be provided at 
least 6’ high
3’ screen wall
Parking Areas – MZO Section 11-30-
9(H)(7)
A setback of at least 10 feet shall be 
provided between the screen wall and 
the right-of-way
0’
Automobile/Vehicle Repair – MZO 
Section 11-31-6(A)
Minimum lot size is 1 acre, unless part 
of a larger group commercial center
0.4± acres
Size of Parking Spaces and 
Maneuvering Aisles – MZO Section 
11-32-2(J)
One-way drive aisles that do not 
provide access to parking or lading 
spaces shall be at least 12-feet wide
11’

17
Bonus Intensity Zone
DEVELOPMENT SERVICES – PLANNING DIVISION
Development Standard
MZO Required
BIZ Proposed 
Required Parking Spaces by Use – 
MZO Table 11-32.3.A
11 spaces
4 spaces
Setback of Cross Drive Aisles – 
MZO Section 11-32-4(A)
Parking spaces along main drive 
aisles connecting directly to a street 
and drive aisles that cross such main 
drive aisles shall be set back at least 
50 feet from the property line 
abutting the street
18’
Perimeter Landscaping – MZO 
Table 11-6-3.A
Front and Street-Facing Sides shall 
be Landscaped According to Ch. 
33
15’
12’ (minimum north property line)
11’ (minimum east property line)

18
Bonus Intensity Zone
DEVELOPMENT SERVICES – PLANNING DIVISION
Development Standard
MZO Required
BIZ Proposed 
Required Number of Plants by 
Street Type – MZO Table 11-33-3.A.4
1 Tree and 6 Shrubs per 25 Linear 
Feet of Street Frontage
Two 36-inch box trees and three 24-
inch box trees
Two 36-inch box trees and two 24-inch 
Ocotillo (east property line)
Required Landscape Yards – MZO 
Section 11-33—(B)(1)(a)(i)
Landscaping for Non-Single 
Residence Uses Adjacent to Single 
Residence Uses less than 5 Acres
20’
5’ (minimum west property line)
6’ (minimum south property line)
Landscape Islands – MZO Section 
11-33-4(B)(2)
Landscape islands shall be a 
minimum of 8’ wide and 15’ in length 
for single-row parking
One island 3 feet wide and 18 feet 
long

19
Bonus Intensity Zone
DEVELOPMENT SERVICES – PLANNING DIVISION
Development Standard
MZO Required
BIZ Proposed 
Landscape Island Plant Material – 
MZO Section 11-33-4(D)
1 shade tree and 3 shrubs shall be 
provided for every 15-foor parking 
island
0 Trees
Foundation Base – MZO Section 11-
33-5(A)
Exterior Walls with a Public 
Entrance
Exterior Walls without a Public 
Entrance, not Adjacent to Parking 
Stalls
15’
5’
5’ minimum (north elevation)
4’ (west elevation)
0’ minimum (south elevation)

20
Bonus Intensity Zone
DEVELOPMENT SERVICES – PLANNING DIVISION
Development Standard
MZO Required
BIZ Proposed 
Landscape Area in Foundation 
Base – MZO Section 11-33-5(B)(1)
1 Tree Per 50 Linear Feet or Less of 
Exterior Wall Length
6 trees
0 Trees
Plant Material Within Foundation 
Base – MZO Section 11-33-5(B)(3)
Exterior Walls Visible from Public 
Parking or ROW with Public 
Entrances
33% Landscaped
0% (north elevation)

• Notified property owners 
within 1,000’, HOAs, and 
registered neighborhood 
• Neighborhood meeting held 
June 12, 2025, no attendees
• Neighborhood meeting held 
April 29, 2026, 
questions/concerns with 
parking, light, noise, use 
21
DEVELOPMENT SERVICES
Notification

22
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Complies with Chapter 69 of the MZO for Site Plan Review
Complies with Chapter 21 of the MZO for a BIZ Overlay

23
Recommendation
Approval with conditions
DEVELOPMENT SERVICES – PLANNING DIVISION

Planning and Zoning Board
City of Mesa