Study Session Minutes

PLANNING AND ZONING BOARD 
STUDY SESSION MINUTES 
  
May 27, 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 May 27, 2026, at 3:32 p.m. 
 
BOARD PRESENT 
BOARD ABSENT 
 
STAFF PRESENT 
Benjamin Ayers, Chairperson 
Troy Peterson, Vice Chairperson* 
Jamie Blakeman, Boardmember 
Genessee Montes, Boardmember 
Jeff Pitcher, Boardmember* 
 
Jayson Carpenter, Boardmember 
Chase Farnsworth, Boardmember 
 
 
 
 
Evan Balmer 
Charlotte McDermott 
Cassidy Welch 
Danika Heying 
 
(*Participated in the meeting through the use of video conference equipment) 
 
 
 
Chairperson Ayers conducted a roll call. 
 
Chairperson Ayers excused Boardmember Carpenter from the entire meeting. 
 
1. 
Staff update. 
Review of Major General Plan Amendments and Current Board Member Appointments. 
 
2. 
Review and discuss items listed on the Public Hearing agenda for May 27, 2026. 
 
Assistant Planning Director, Evan Balmer, reviewed agenda Item 3-a, ZON26-00051 
“Cannon Beach Hotel,” 1.3± acres located at the southeast corner of South Power Road 
and East Warner Road. Special Use Permit. This request will allow for an approximately 
110,000± square foot Hotel development. (District 6) on the Planning and Zoning Board 
Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 1) 
 
Mr. Balmer presented the case for a Special Use Permit (SUP) to allow an increase in height for 
an approximately 110,000 square foot, five-story hotel. The subject property spans 
approximately 1.3 acres located at the southeast corner of Power Road and Warner Road. The 
project site sits on the west side of the wave pool within the larger 39-acre Cannon Beach 
mixed-use development, which is currently about 70% to 80% completed. He noted the General 
Plan place type is a regional employment center with an evolved growth strategy. (See Pages 3 
through 5 of Attachment 1) 
 
Mr. Balmer displayed the specific site plan and landscape plan for the hotel, noting that the 
amenity area faces east toward the wave pool. He reported that the project went before the 
Design Review Board at their May agenda and received positive feedback, with only minor 
comments regarding swapping out certain plant species for more regionally appropriate options. 
(See Pages 6 through 9 of Attachment 1)

Planning and Zoning Board Study Session 
May 27, 2026 
Page 2 
Mr. Balmer highlighted the building elevations, explaining that the hotel was previously 
approved for up to 65 feet under a Planned Area Development (PAD) overlay, and the current 
roof deck design sits at 61 feet. However, because the property is located within Airfield 
Overflight Area 2 (AOA 2), Section 11-33 of the Mesa City Code requires a Special Use Permit 
for mechanical penthouses to encroach above the allowed height limit. The penthouse is 
currently designed at 71 feet, but the applicant is requesting approval for up to 75 feet to 
maintain flexibility during final design. Staff reviewed the required findings, confirming the 
request is consistent with the General Plan and zoning ordinance, and recommended approval 
with conditions. (See Pages 10 through 21 of Attachment 1) 
 
In response to questions from Chair Ayers regarding whether Cannon Beach operates under 
specific design guidelines, Mr. Balmer clarified that a PAD was established for Cannon Beach in 
2020. He noted that while it contains general design themes carried through to this project, the 
guidelines represent an earlier, less prescriptive iteration than what the Board typically sees 
today. 
 
In response to questions from Board Member Montes regarding standard height allowances, Mr. 
Balmer explained that outside of an airfield overflight area, the zoning ordinance allows 
mechanical penthouses to encroach 10 feet above the roofline by right through standard 
permitting. A Special Use Permit is required solely due to the property's location within the 
airport's designated overflight zones. 
 
Chair Ayers and staff noted that airspace regulations require certain height and permitting 
processes around the airport. Staff confirmed that the proposed penthouse remains lower than 
the maximum height of other buildings previously approved at Cannon Beach and noted that the 
applicant must file Form 7460 with the Federal Aviation Administration (FAA). Mr. Balmer added 
that the airport has expressed no concerns regarding the project. 
 
Board Member Pitcher expressed support for the project, noting satisfaction with the continued 
positive momentum of the development. No further questions by the Board. 
 
3. 
Adjourn. 
 
Without objection, the Planning and Zoning Board Study Session adjourned at 3:41 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 27th day of May 
2026. I further certify that the meeting was duly called and held and that a quorum was present. 
 
 
 
__________________________________________ 
BENJAMIN AYERS, CHAIRPERSON 
 
DH 
(Attachments - 1)