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PLANNING AND ZONING
STUDY SESSION MINUTES
April 22, 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 April 22, 2021, at 3:30 p.m.
BOARD PRESENT
BOARD ABSENT
STAFF PRESENT
Benjamin Ayers, Chair
Troy Peterson, Vice Chair
Jamie Blakeman*
Jayson Carpenter
Genessee Montes*
Jeff Pitcher
Chase Farnsworth
Mary Kopaskie-Brown
Evan Balmer
Kirstin Dvorchak
Danika Heying
(*Participated in the meeting through the use of video conference equipment)
1.
Meeting called to order and roll call.
Chairperson Ayers conducted a roll call.
Chairperson Ayers excused Boardmember Farnsworth from the entire meeting.
2.
Review and discuss items listed on the Study Session agenda for April 22, 2026.
Planner II Emily Johnson reviewed agenda Item 3-a, (ZON25-00870. "Ascension," 40± acres
located at the northeast corner of East Brown Road and North 32nd Street. Rezone from
Agricultural (AG) to Single Residence-15 with a Planned Area Development Overlay (RS-
15-PAD). This request will allow for a 47-lot single residence development. (District 1)., on
the Planning and Zoning Board Study Session agenda and displayed a PowerPoint
presentation. (See Attachment 1)
Ms. Johnson explained that staff evaluated the request for consistency with both the 2050 Mesa
General Plan and the Citrus Sub-Area Plan. She stated that the General Plan place type is
Rural Residential with a Sustained Growth Strategy, which is characterized by large-lot single-
family residential development. While the proposed RS-15 zoning district is not specifically
contemplated within the Rural Residential place type, she noted that the General Plan allows for
a consistency review and minor deviations when the proposed zoning district falls within the
same base district category.
Ms. Johnson further explained that the site is located within the Citrus Sub-Area Plan, which
envisions the area developing as a low-density, large-lot housing area zoned RS-35. She stated
that the proposed density of 1.27 dwelling units per acre is not consistent with the Citrus Sub-
Area Plan and that staff included a condition requiring the project to conform to the maximum
density permitted by the RS-35 district, which is 1.24 dwelling units per acre. She noted that
compliance would require the removal of one lot from the proposal.
Planning and Zoning Board Study Session
April 22, 2026
Page 2
Ms. Johnson presented the existing zoning and site conditions, noting that the property is
currently zoned Agricultural and showed an existing photograph of the site looking northeast
from the corner of Brown Road and 32nd Street. She explained that the proposal includes 47
residential lots with typical lot sizes of approximately 22,500 square feet and larger northern lots
at approximately 25,000 square feet. She also reviewed the proposed access points from Brown
Road and 32nd Street.
Ms. Johnson reviewed the landscape and amenity plans, noting that the project meets and
exceeds the Citrus Sub-Area Plan landscaping requirements. She highlighted the inclusion of a
central amenity area, pocket park, open space connections, pedestrian trails, and enhanced
landscaping throughout the development. She also stated that a future product review process
would evaluate the architectural elevations, landscaping, and compliance with current City
design standards.
Ms. Johnson outlined the PAD overlay standards requested for the project, explaining that the
overlay allows flexibility in zoning standards when equivalent or superior standards are
demonstrated. She stated that the proposal exceeds multiple RS-15 development standards,
including lot area, width, and depth requirements, and incorporates enhanced community entry
features, perimeter wall articulation, trellises, and additional landscaping elements intended to
contribute to the overall quality of the development.
Ms. Johnson stated that the applicant conducted neighborhood outreach, including notification
to property owners within 1,000 feet, HOAs, and registered neighborhood groups, and held an
in-person neighborhood meeting on October 16, 2025, attended by six residents. She reported
that one blue card in support of the project had been submitted and that staff had not received
additional public comment. Ms. Johnson concluded that staff found the proposal consistent with
the 2050 Mesa General Plan and compliant with Chapter 22 requirements for a PAD overlay
and recommended approval with conditions.
Brennan Ray, applicant representing Tri Pointe Homes, reviewed agenda Item ZON25-00635,
“Ascension,” and addressed the Board while displaying a presentation. (See Attachment 2)
Mr. Ray stated that the project is consistent with surrounding development, noting large-lot
custom subdivisions to the north and east and more traditional residential neighborhoods to the
west and south. He explained that the proposal aligns with the intent of the Citrus Sub-Area
Plan and emphasized the quality of the proposed development.
Mr. Ray focused his comments on staff Condition No. 1, which would require the project to
reduce density to comply with the RS-35 standard of 1.24 dwelling units per acre. He stated that
the proposed density of 1.27 dwelling units per acre exceeds the standard by approximately
0.03 dwelling units per acre, or one lot, and requested removal of the condition. He further
explained that the site’s edge location within the Citrus Sub-Area Plan creates a transitional
condition between surrounding development intensities.
Mr. Ray reviewed surrounding zoning and development patterns and stated that the proposal
provides an appropriate transition between adjacent neighborhoods and would not establish a
precedent for future development within the sub-area. He also described neighborhood
outreach efforts, including a pre-meeting with nearby Legacy community residents, who
primarily raised concerns regarding buffering along the northern property line. In response,trees
andcant committed to maintaining a setback along the irrigation ditch, providing a landscape
Planning and Zoning Board Study Session
April 22, 2026
Page 3
buffer with trees, and limiting the northern row of lots to one-story homes. Mr. Ray concluded by
requesting approval consistent with staff’s recommendation, excluding Condition No. 1.
In response to Vice Chair Peterson’s question regarding the Citrus Sub-Area Plan, Planning
Director Mary Kopaskie-Brown explained that the sub-area plans remain active City policy
adopted by City Council and continue to guide development unless formally amended or
repealed. She noted that while updates were considered during the General Plan process, they
were not completed, and the Citrus Sub-Area Plan remains in effect. She added that staff has
generally applied the plan by referencing the RS-35 density of 1.24 dwelling units per acre, and
the recommended condition was included to align the project with that standard by removing
one lot.
Vice Chair Peterson asked whether staff had concerns beyond the minor density difference. Ms.
Johnson responded that staff found the project consistent with the General Plan and sub-area
policies overall, noting the site design, landscaping, and open space were well addressed.
Assistant Planning Director Evan Balmer added that staff is generally supportive of the project,
with the primary remaining issue being consistency with the sub-area density.
Board Member Pitcher asked whether recommending 1.27 dwelling units per acre would conflict
with City policy. Ms. Kopaskie-Brown clarified that it would not violate code but would represent
a departure from established City policy and practice. She reiterated that staff has generally
applied the 1.24 standard in prior cases.
Board Member Pitcher also asked about remaining parcels within the sub-area. Mr. Balmer
responded that only a limited number remain, with this site being the largest remaining
undeveloped parcel, along with a few smaller infill-type sites in the area
Planner II Chloe Durfee Daniel reviewed agenda Item 3-b, (ZON25-00578. "New Life
Fellowship Hall Building," 0.6± acres located approximately 1,770± feet east of the
northeast corner of West Broadway Road and South Dobson Road. Site Plan Review.
This request will allow for an approximately 6,421± square foot Place of Worship. (District
3)., on the Planning and Zoning Board Study Session agenda and displayed a PowerPoint
presentation. (See Attachment 3)
Ms. Durfee Daniel explained that the site is located within the Local Employment Center –
Evolve place type in the 2050 Mesa General Plan, which supports public and semi-public uses
as supporting land uses alongside low-intensity business operations and commercial uses. She
further stated that the proposal is consistent with the West Main Street Sub-Area Plan by
supporting infill and redevelopment within the area.
Ms. Durfee Daniel confirmed that the property is zoned Light Industrial with a Planned Area
Development overlay (LI-PAD) and noted that a place of worship is an allowed use within the
zoning district. She presented an existing site photograph looking north from Broadway Road at
the currently vacant pad site.
Ms. Durfee Daniel reviewed the proposed site plan, explaining that the project includes a 6,421-
square-foot support building associated with the existing place of worship located immediately
east of the site. She noted that parking for the building would be provided both on-site and
through shared parking within the larger industrial center, with access provided from Broadway
Road through a shared drive aisle. She also reviewed the proposed landscape plan and
architectural renderings.
Planning and Zoning Board Study Session
April 22, 2026
Page 4
Ms. Durfee Daniel stated that the project was reviewed by the Design Review Board and that
updated renderings were submitted incorporating the Board’s recommendations, including
modifications to the building canopy and other minor design enhancements.
Ms. Durfee Daniel stated that the applicant conducted neighborhood outreach, including
notification to property owners within 1,000 feet, HOAs, and registered neighborhood groups,
and held an in-person neighborhood meeting in February attended by one neighbor. She
reported that staff had not received any additional correspondence regarding the request. Ms.
Durfee Daniel concluded that the proposal complies with the 2050 Mesa General Plan and
Chapter 69 requirements for site plan review and that staff recommends approval with
conditions.
Ms. Kopaskie-Brown stated that agenda item 3-c, (ZON25-00626. "NTT Mesa PH10" 173±
acres located at the northeast corner of East Pecos Road and the future South Crismon
Road alignment. Council Use Permit, Major Site Plan Modification and amending
Conditions of Approval Nos. 1 and 2 of Ordinance 5869. This request will allow for an
approximately 2,257,581± square foot Data Center development. (District 6), would be
continued to the May 13, 2026, Planning and Zoning Board meeting.
3.
Adjourn.
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 Board of
Adjustment Study Session meeting of the City of Mesa, Arizona, held on 22nd day of April 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 & Zoning
Board
ZON25-00635
Ascension
April 22, 2026
Emily Johnson, Planner II
• Rezone from AG to RS-
15-PAD
• To allow for a 47-lot
single-family residential
subdivision
Request
Location
• At the northeast corner of Brown Rd
and 32nd St
• On the north side of Brown Rd, east
of 32nd St, and west of Miramar
General Plan
• Single-Family Residential is a
Principal land use
• Characterized by large lot, single-
family residential developments
Rural Residential - Sustain
• Guidelines include low-density
developments zoned RS-35 and
additional citrus / broad leaf
plantings
Citrus Sub-Area Plan
Zoning
• Agricultural (AG)
• Proposed: Single Residence-15
with a Planned Area
Development Overlay (RS-15-
PAD)
Site Photos
Looking northeast from the corner of Brown Rd and 32nd St
Preliminary Plat
• 47 lots proposed
• Typical lots – 22,500 sq. ft.
• Northern lots – 25,000 sq. ft. ( )
• Proposed Density – 1.27 du/ac
• Full access off Brown Rd and
secondary egress-only on 32nd St
Landscaping & Amenities
• Two rows of Red Pistache and two
rows of citrus trees are provided
along Brown Rd and at least one
row along 32nd and Miramar
• 1.42 ac amenity space, 0.61 ac
pocket park, and 6.46 ac open
space provided
• Each individual lot will have
additional landscaping per the
Citrus Sub-Area Plan
Development Standard
MZO Required
PAD Proposed
Maximum Building Coverage –
40%
50%
Fences and Freestanding Walls
– Within or along the required
side or rear yards
6’
7’
Fences and Freestanding Walls
– Maximum length of
continuous, unbroken and
uninterrupted fence or wall
Articulation shall be provided every 40’
through the use of columns, landscaping
pockets, and/or change to different materials
Articulation shall be provided
every 40’ through a variation in
wall type, wall, height, and wall
projections including trellises
Planned Area Development
Development Standard
MZO Required
PAD Proposed
Detached Accessory Buildings
or Structures – Structures over
15’ shall not be located within
any rear setback
Rear Setback – 30’
Lots not adjacent to Brown Rd –
15’ rear setback
Lots adjacent to Brown Rd – 30’
rear setback
Minimum Dimension for
Residential Enclosed Garages –
Double-car garage
At least 20’ wide and 22’ long
At least 20’ wide and 21’ long
Planned Area Development
Planned Area Development
• Exceeding RS-15 standards in minimum lot area, lot width, lot depth, lot
depth abutting an arterial street, interior side yard setbacks, and street
side yard setbacks
• Greater amounts of landscaping than specified by the Citrus Sub-Area
• A pedestrian trail connecting the entry to the amenity space and pocket
park with enhance stamped crosswalks
• Enhanced entry with water feature monument and landscaping
• Providing trellises along street frontages in combination with enhanced
perimeter walls
Open Space Plan
Circulation Plan
Wall Plan
Citizen Participation
• Notified property owners within
1000 feet, HOAs and registered
neighborhoods
• In-Person Neighborhood Meeting:
October 16, 2025 – 6 residents
attended
• No correspondence received by
staff
Findings
Complies with the 2050 Mesa General Plan
Criteria in Chapters 22 & 69 for PAD & Site Plan Review
Staff recommends Approval with Conditions
Planning & Zoning
Board
ASCENSION
Northeast Corner of 32nd Street and Brown Road
CONDITION NO. 1
• Citrus Sub-Area - Adopted on 2003
- Encourages RS-35 Density = 1.24
• No. 1 - Submit revised plans, including the Preliminary Plat, to be in
conformance with the 1.24 dwelling unit per acre density of the RS-35
zoning district prior to City Council approval.
• Request condition be deleted.
• Current Density 1.27 du/ac. A difference of 0.03. 1 lot.
CONDITION NO. 1
• No. 1 - Submit revised plans, including the Preliminary Plat, to be
in conformance with the 1.24 dwelling unit per acre density of the
RS-35 zoning district prior to City Council approval.
• Request condition be deleted.
• Current Density 1.27 du/ac. A difference of 0.03. 1 lot.
Request Planning & Zoning Board’s
Recommendation in accordance with Staff’s
Recommendation for Approval except that
Condition No. 1 be deleted.
Planning & Zoning
Board
ZON25-00578
New Life Fellowship
Hall Building
April 22, 2026
Chloe Durfee Daniel, Planner II
Request
• Site Plan Review
• To allow for a
6,421 square foot
Place of Worship
Location
• North side of Broadway Road
• East of Dobson Road
General Plan
• Public/Semi-Public is a Supporting land use
• Characterized by a variety of low-intensity
business operations and commercial uses
Local Employment Center - Evolve
• Consistent with the Industrial Corridor of
the West Main Street Area Plan by
supporting infill and redevelopment of the
area
West Main Street Sub-Area Plan
Zoning
• Light Industrial with a Planned Area
Development Overlay (LI-PAD)
• Place of Worship is an allowed use
Site Photo
Looking north from Broadway Road
Site Plan
•
6,421 sq. ft. building
•
Parking spaces shared with
group industrial development
•
Access from Broadway Road
from the southwest through
shared drive
Landscape Plan
Renderings
Renderings
Updated Renderings After DRB
Updated Renderings After DRB
Citizen Participation
• Notified property owners within
1000 feet, HOAs and registered
neighborhoods
• In-Person Neighborhood Meeting:
February 2026 – 1 neighbor
attended
• No correspondence received by
staff
Findings
Complies with the 2050 Mesa General Plan
Criteria in Chapters 69 for Site Plan Review
Staff recommends Approval with Conditions
Planning & Zoning
Board