Study Session Minutes

BOARD OF ADJUSTMENT 
STUDY SESSION MINUTES 
 
May 6, 2026 
 
The Board of Adjustment of the City of Mesa met in the Study Session room at City Hall, 20 East Main 
Street, on May 6, 2026, at 5:00 p.m. 
 
BOARD PRESENT 
BOARD ABSENT 
STAFF PRESENT 
 
Alexis Wagner, Chairperson 
Shelly Allen, Vice Chairperson 
Todd Trendler 
Janice Paul 
Gerson Barrera  
 
Troy Glover 
 
 
 
Kelly Whittemore 
Jennifer Merrill 
Cassidy Welch 
Vanessa Felix 
 
  
 
1.  
Call meeting to order. 
 
 
 
Chairperson Wagner conducted a roll call. 
 
Chairperson Wagner excused Boardmember Glover from the entire meeting.  
 
2. 
Staff update. 
No update. 
 
3. 
Review and discuss items listed on the Public Hearing agenda for May 6, 2026. 
 
Chairperson Wagner asked whether the agenda items needed to be taken in a specific order 
and whether it was necessary to note previously continued items before proceeding.  
 
Deputy City Attorney Kelly Whittemore responded that the Board may proceed in any order as 
long as the items are properly listed on the agenda. Staff further clarified that if there are 
continued items, those may be noted either at the beginning or the end of the meeting, and 
either approach is acceptable for the record. 
 
 
Planner ll Chloe Durfee Daniel reviewed agenda Item 4-b, BOA25-00857. "Mesa Station," 0.7± 
acres located at 245 South Power Road. Substantial Conformance Improvement Permit 
(SCIP) to allow for deviations from certain development standards to allow for the 
redevelopment of a Service Station and Automobile/Vehicle Washing facility. (District 2)), 
on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. 
(See Attachment 1) 
 
Ms. Durfee Daniel presented a request for a Substantial Conformance Improvement Permit for a 
0.7-acre site located at 245 South Power Road, on the east side of Power Road north of 
Broadway Road. The site is within the Urban Center place type and part of the Evolve growth

Board of Adjustment Public Hearing 
May 6, 2026 
Page 2 
strategy area in the Mesa 2050 General Plan, where convenience services are identified as a 
principal land use. (See Attachment 1 Page 1 through Page 6) 
 
Ms. Durfee Daniel provided an overview of the proposed development includes a 6,905-square-
foot car wash and service station and a 4,470-square-foot gas canopy. The project requires 18 
parking spaces; four are provided onsite, while the remaining spaces are accommodated 
through a shared parking and cross-access agreement with the adjacent property, including 
shared access to Power Road. The landscape plan incorporates a mix of trees and shrubs, 
including fruitless olive, rosewood, mastic, and additional shrub varieties. Ms. Durfee Daniel 
noted that most of the building elevations already exist and that the proposal is intended to bring 
the site into substantial conformance to the greatest extent feasible. (See Attachment 1 Page 7 
through Page 10) 
 
Ms. Durfee Daniel added the applicant completed the required citizen participation process, 
including notification of property owners within 500 feet, HOAs, and registered neighborhoods. 
Ms. Durfee Daniel reported receiving no calls or emails in response to the proposal. Ms. Durfee 
Daniel reviewed the applicable Substantial Conformance Improvement Permit requirements and 
the existing deviation summary, which is detailed in the staff report. Staff concluded that the 
project is consistent with the Mesa 2050 General Plan and meets the required findings for 
approval of a Substantial Conformance Improvement Permit under Section 11-73-3. (See 
Attachment 1 Page 11 through Page 15) 
 
Ms. Durfee Daniel reviewed agenda Item 4-c, BOA25-01000. "Power Village," 6.7± acres 
located at the northwest corner of East Broadway Road and South Power Road. 
Requesting a Substantial Conformance Improvement Permit (SCIP) to allow deviations 
from certain development standard to allow for modifications to an existing Group 
Commercial Center. (District 2)), on the Board of Adjustment Public Hearing agenda and 
displayed a PowerPoint presentation. (See Attachment 2) 
 
Ms. Durfee Daniel provided an overview of BOA25-01000, a request for a Substantial 
Conformance Improvement Permit for Power Village, a 9.8-acre commercial center located at 
the northwest corner of East Broadway Road and South Power Road. The site is located within 
the Local Employment Center place type and the Evolve Growth Strategy area. Retail is a 
principal land use for the site, and entertainment and recreation, proposed as one of the major 
tenant uses, is also an allowed land use within the designation. (See Attachment 2 Page 1 
through Page 5) 
 
Ms. Durfee Daniel presented an existing site photo looking northeast toward the property and 
noted that the site has been vacant for an extended period. The proposal includes 
approximately 59,531 square feet of retail and commercial space, along with a 47,243-square-
foot anchor tenant space intended for small-scale commercial recreation. (See Attachment 2 
Page 6) 
 
Ms. Durfee Daniel added the site currently contains 480 parking spaces. Based on the proposed 
mix of uses and land use types, 596 parking spaces would normally be required. The parking 
reduction is included as part of the SCIP request, and the applicant submitted a parking study 
as part of the application materials. (See Attachment 2 Page 7) 
 
Ms. Durfee Daniel explained that the site includes five access points connecting to Broadway 
Road, Power Road, and Baywood Avenue. Proposed landscaping includes a variety of trees 
and shrubs, including fruitless olive and Red Push pistache trees, along with other shrub

Board of Adjustment Public Hearing 
May 6, 2026 
Page 3 
varieties. Building elevations and renderings of the proposed redevelopment were also 
presented. (See Attachment 2 Page 8 through Page 11) 
 
Ms. Durfee Daniel summarized the requested SCIP deviations, which include landscape 
setbacks, interior parking lot landscaping, foundation landscaping requirements, and parking 
standards. Staff stated that the project otherwise meets applicable requirements and 
recommended approval with conditions. (See Attachment 2 Page 12 through Page 16) 
 
Vice Chairperson Allen raised a question regarding the parking layout, specifically about the 
omission of the required parking islands between spaces. It was noted that including all required 
islands would further reduce the parking count beyond the proposed 490 spaces. 
 
Ms. Durfee Daniel responded that, because the recreation and entertainment land use is not 
classified as a listed primary or supporting use, requiring full landscape islands would eliminate 
additional parking spaces and create a new nonconforming condition on the site. She explained 
that this would necessitate a Special Use Permit, which would require compliance with the 
General Plan and would likely not meet the necessary findings. Staff stated that they worked 
with the applicant to incorporate landscaping in ways permitted by code while maintaining the 
most straightforward approval process possible. 
 
Chairperson Wagner requested clarification on the acreage identified in the agenda description, 
asking whether the referenced 6.7 acres represented only the portion of the overall 9.8-acre site 
included in the application. 
 
Ms. Durfee Daniel explained that the original application did not include an additional parcel, 
which is why the earlier agenda language referenced 6.7 acres. She clarified that the updated 
9.8-acre figure reflects the inclusion of the additional parcel located on the southwest corner of 
the site. Ms. Durfee Daniel confirmed that the 9.8 acres encompasses the entire area shown on 
the screen and reflected in the current GIS mapping. 
 
Senior Planner, Jennifer Merrill asked Ms. Durfee Daniel whether modifications were proposed 
for the western parcel included in the request. 
 
Ms. Durfee Daniel confirmed that the entire western area was included as part of the SCIP 
application. She also confirmed that 9.8 acres was the correct site area and that the 6.7-acre 
figure was outdated. 
 
Deputy City Attorney Kelly Whittemore expressed concern related to a potential public notice 
issue due to the discrepancy in acreage descriptions. It was noted that the agenda description 
may not have provided sufficient notice to the public regarding the full extent of the property 
involved. Ms. Whittemore made a recommendation to continue the item and re-notice it for 
consideration at the following month’s meeting on June 3, 2026. 
 
Ms. Durfee Daniel reviewed agenda Item 4-e, (BOA26-00230. "Fry’s #55 Fuel Center," 7.6± 
acres located at 6838 East Baseline Road. Revocation of a Special Use Permit (SUP) for a 
Service Station. (District 6)), on the Board of Adjustment Public Hearing agenda and 
displayed a PowerPoint presentation. (See Attachment 3) 
 
Ms. Durfee Daniel presented Board of Adjustment case BOA26-00230 for Fry’s Fuel Center, 
located at 6838 East Baseline Road on a 7.6-acre site north of Baseline Road and east of 
Power Road. The request involved the revocation of an existing special use permit for a service 
station that is no longer in operation. She explained that the site is designated within the

Board of Adjustment Public Hearing 
May 6, 2026 
Page 4 
Neighborhood Center place type under the Mesa 2050 General Plan and that convenience 
services are not a listed land use within that designation. The removal of the service station was 
described as furthering compliance with the General Plan. (See Attachment 3 Page 1 through 
Page 5) 
 
Ms. Durfee Daniel added the proposal includes demolition of the abandoned 4,961-square-foot 
service station structure and the addition of landscape islands, landscaping diamonds, and 
improvements to the site, including an access point onto Baseline Road at the southwest portion 
of the property. She reviewed the landscape plan, noting a variety of proposed and existing 
vegetation, including Palo Verde and Arizona velvet mesquite trees, along with additional 
shrubs. (See Attachment 3 Page 6 through Page 8) 
 
Ms. Durfee Daniel stated that property owners within 500 feet, homeowners associations, and 
registered neighborhoods were notified of the request and that no public comments or inquiries 
had been received. Staff explained that the revocation request met the required findings for a 
special use permit revocation, specifically that the use in question had ceased to exist. She 
concluded that the project complied with the Mesa 2050 General Plan and met the findings 
required under Section 11-67-11(D), and recommended approval with conditions. (See 
Attachment 3 Page 9 through Page 12) 
 
Vice Chairperson Allen inquired whether the gas station had been inactive or out of service for 
more than one year, as it relates to revocation requirement. 
 
Ms. Durfee Daniel clarified that the revocation criteria allow for either condition to be met either 
the use has ceased to exist or it has been suspended for one year or more. Staff explained that, 
in this case, the use has ceased to exist; therefore, the one-year duration criterion is not 
applicable. 
 
Chairperson Wagner stated for the record that Item 3A, BOA25-00815, RV Service Building, 
was continued to the June 3, 2026 meeting. She also noted that Item 3D, BOA26-00157, Living 
Word Church, was likewise continued to June 3, 2026. 
 
4. 
Adjourn. 
 
Without objection, the Board of Adjustment Study Session adjourned at 5:17 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 6th day of May 2026. I further 
certify that the meeting was duly called and held and that a quorum was present. 
 
 
 
__________________________________________ 
ALEXIS WAGNER, CHAIRPERSON 
 
vf

Board of Adjustment
City of Mesa

BOA25-00857
Mesa Station
Chloe Durfee Daniel

Request
DEVELOPMENT SERVICES
3
•
Substantial Conformance 
Improvement Permit (SCIP)

Location
DEVELOPMENT SERVICES
4
•
245 South Power Road
•
0.7± parcel
•
East side of South Power Road
•
North of East Broadway Road

General Plan
•
Urban Center Placetype
•
Evolve Growth Strategy
•
Convenience Services is a principal 
land use
5
DEVELOPMENT SERVICES

6
Site Photos
Looking east towards the site
DEVELOPMENT SERVICES

• 6,905 sq. ft. carwash and 
service station
• 4,470 sq. ft. of gas canopy
• 18 parking spaces required
• 4 parking spaces on site and 
the rest shared through 
cross parking
• Shared access to Power.  
7
DEVELOPMENT SERVICES
Site Plan

• Trees: Fruitless Olive, 
Rosewood, Mastic Tree etc. 
• Shrubs: Ocotillo, Creeping 
Fig, Coral Vine, Lady’s 
Slipper, Fire Cracker Plant 
etc.
8
DEVELOPMENT SERVICES
Landscape Plan

9
DEVELOPMENT SERVICES
Elevations

10
DEVELOPMENT SERVICES
Elevations

• Notified property owners 
within 500’, HOAs, and 
registered neighborhood 
• Staff has not received any 
calls or emails regarding the 
Proposed Project.
11
DEVELOPMENT SERVICES
Citizen Participation

12
DEVELOPMENT SERVICES
Substantial Conformance 
Improvement Permit (SCIP)
Per Section 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 substantial conformance. Substantial conformance shall mean 
physical improvements to the existing development site which constitute the greatest degree of compliance with 
this Ordinance that can be attained without causing or creating any of the following conditions:
1.
The demolition or reconstruction of existing buildings or other significant structures (except signs); or
2.
The cessation of the existing conforming use, or the preclusion of any other lawful, permitted use.
3.
The creation of new non-conforming conditions.
B.
The improvements authorized by the SCIP will result in a development that is compatible with, and not 
detrimental to, adjacent properties or neighborhoods. That approval was obtained by means of fraud or 
misrepresentation of a material fact;

13
DEVELOPMENT SERVICES
Substantial Conformance 
Improvement Permit (SCIP)
Existing Deviations:
▪Building Setback
▪Landscape Setbacks
▪Foundation Base
▪Parking

14
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Meet the SCIP findings of 11-73-3

15
DEVELOPMENT SERVICES
Recommendation
Approval with conditions

Board of Adjustment
City of Mesa

Board of Adjustment
City of Mesa

BOA25-01000
Power Village
Chloe Durfee Daniel

Request
DEVELOPMENT SERVICES
3
•
Substantial Conformance 
Improvement Permit (SCIP)

Location
DEVELOPMENT SERVICES
4
•
9.8± parcel
•
Northwest corner of E Broadway 
Road and South Power Road

General Plan
•
Local Employment Center 
Placetype
•
Evolve Growth Strategy
•
Retail is a principal land use
•
Entertainment and Recreation is 
not a listed land use
5
DEVELOPMENT SERVICES

6
Site Photos
Looking northeast towards the site
DEVELOPMENT SERVICES

• 59,531 sq. ft. of 
retail/commercial space
• 47,243 sq. ft. of Small Scale 
Commercial Recreation
• 480 parking spaces existing
• 596 parking spaces required
• 5 access points onto 
Broadway Rd., Power Rd., 
and Baywood Ave.  
7
DEVELOPMENT SERVICES
Site Plan

• Trees: Fruitless Olive, 
Smoothie Cascalote, Red 
Push etc. 
• Shrubs: Green Cloud, Bird of 
Paradise, Valentine Emu 
Bush, Orange Jubilee, Red 
Yucca etc.
8
DEVELOPMENT SERVICES
Landscape Plan

9
DEVELOPMENT SERVICES
Elevations

10
DEVELOPMENT SERVICES
Elevations

11
DEVELOPMENT SERVICES
Renderings
Looking northwest

• Notified property owners 
within 500’, HOAs, and 
registered neighborhood 
• Staff has not received any 
calls or emails regarding the 
Proposed Project.
12
DEVELOPMENT SERVICES
Citizen Participation

13
DEVELOPMENT SERVICES
Substantial Conformance 
Improvement Permit (SCIP)
Per Section 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 substantial conformance. Substantial conformance shall mean 
physical improvements to the existing development site which constitute the greatest degree of compliance with 
this Ordinance that can be attained without causing or creating any of the following conditions:
1.
The demolition or reconstruction of existing buildings or other significant structures (except signs); or
2.
The cessation of the existing conforming use, or the preclusion of any other lawful, permitted use.
3.
The creation of new non-conforming conditions.
B.
The improvements authorized by the SCIP will result in a development that is compatible with, and not 
detrimental to, adjacent properties or neighborhoods. That approval was obtained by means of fraud or 
misrepresentation of a material fact;

14
DEVELOPMENT SERVICES
Substantial Conformance 
Improvement Permit (SCIP)
Existing Deviations:
▪Landscape Setbacks
▪Interior Parking Lot Landscaping
▪Foundation Base
▪Parking

15
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mesa General Plan
Meet the SCIP findings of 11-73-3

16
DEVELOPMENT SERVICES
Recommendation
Approval with conditions

Board of Adjustment
City of Mesa

Board of Adjustment
City of Mesa

BOA26-00230
Fry’s #55 Fuel Center
Chloe Durfee Daniel

Request
DEVELOPMENT SERVICES
3
•
Revocation of the existing Special 
Use Permit (SUP) for a Service 
Station to allow for the removal of 
a Service Station

Location
DEVELOPMENT SERVICES
4
•
6838 E Baseline Road
•
7.6± parcel
•
North of Baseline Road
•
East of Power Road

General Plan
•
Neighborhood Center Placetype
•
Evolve Growth Strategy
•
Convenience Services is not a listed 
land use within the Placetype
5
DEVELOPMENT SERVICES

6
Site Photos
Looking north towards the site
DEVELOPMENT SERVICES

• Removal of abandoned 
Service Station
• Removal of 4,961 total sq. ft.
• Addition of landscape 
islands and diamonds
• Access point onto Baseline 
Rd.  
7
DEVELOPMENT SERVICES
Site Plan

• Trees: Blue Palo Verde, 
Arizona Velvet Mesquite, 
Existing Trees to remain. 
• Shrubs: Brittlebrush, 
Candelilla, Autumn Sage, 
Yellow Lantana.
8
DEVELOPMENT SERVICES
Landscape Plan

• Notified property owners 
within 500’, HOAs, and 
registered neighborhood 
• Staff has not received any 
calls or emails regarding the 
Proposed Project.
9
DEVELOPMENT SERVICES
Citizen Participation

10
DEVELOPMENT SERVICES
Special Use Permit Revocation
Per Section 11-67-11(D) of the City of Mesa Zoning Ordinance, the Board of 
Adjustment may revoke a permit if any of the following are found:
1.
That approval was obtained by means of fraud or misrepresentation of a 
material fact;
2.
That the permittee or holder of the permit has failed to initiate construction or 
undertake the use in question within a 1-year period following the effective date 
of the permit or variance;
3.
That the use in question has ceased to exist or has been suspended for one year 
or more;
4.
That there is or has been a violation of or failure to observe the terms or 
conditions of the permit or the use has been conducted in violation of the 
provisions of this Ordinance, law or regulation; or
5.
That the use to which the permit or applies has been conducted in a manner 
detrimental to the public safety, health and welfare, or so as to be a nuisance.

11
DEVELOPMENT SERVICES
Findings
Complies with the 2050 Mes General Plan
Meet the SUP Revocation findings of 11-67-11(D)

12
DEVELOPMENT SERVICES
Recommendation
Approval with conditions

Board of Adjustment
City of Mesa