January 7, 2026, Board of Adjustment Study Session.

City of Mesa — City Council Study Session (2026-05-21)

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BOARD OF ADJUSTMENT
STUDY SESSION MINUTES
January 7, 2026
The Board of Adjustment of the City of Mesa met in the Study Session room at City Hall,
20 East Main Street, on January 7, 2026, at 5:00 p.m.
BOARD PRESENT
BOARD ABSENT
STAFF PRESENT
Alexis Wagner, Chairperson
Shelly Allen, Vice Chairperson
Troy Glover
Janice Paul
Todd Trendler
Gerson Barrera
Jennifer Merrill
Cassidy Welch
Kelly Whittemore
Chairperson Wagner called the meeting to order at 5:00 p.m. and conducted a roll call.
Chairperson Wagner excused Boardmember Barrera from the entire meeting.
1.
Staff update.
There were no staff updates.
2.
Review and discuss items listed on the Public Hearing agenda for January 7, 2026.
Principal Planner Cassidy Welch reviewed agenda Item 4-a, (BOA24-00870. "Medina Station
CSP," 46± acres located at the southeast corner of Southern Avenue and Signal Butte
Road. Requesting a Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP).
(District 5)), on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint
presentation. (See Attachment 1)
Ms. Welch provided an overview of the proposed SUP for a CSP for the Medina Station project.
She presented a map of the site location and pointed out that the General Plan designation is
Regional Center – Evolve, and explained that the principal land uses are retail, restaurants and
other associated commercial uses. (See Pages 3 through 5 of Attachment 1)
Ms. Welch confirmed that the property is zoned Limited Commercial with a Planned Area
Development overlay (LC-PAD), and that the proposed use is permitted in that zoning district.
She presented an existing photo of the subject site from Signal Butte Road. (See Pages 6 and 7
of Attachment 1)
Ms. Welch added the sign plan proposes allowing sign widths up to 80% of the associated
building elevation or tenant frontage. Major Tenant A is permitted up to 8 signs, with two signs

Board of Adjustments Study Session
January 7, 2026
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up to 300 square feet (SF) and the remainder up to 180 SF, for a maximum total of 840 SF, with
no signage on the east elevation. Major Tenant B is permitted up to 3 signs, including one up to
624 SF and the remainder up to 180 SF, with a maximum total of 985 SF, also with no signage
on the east elevation. (See Pages 8 through 14 Attachment 1)

Planner ll Charlotte Bridges reviewed agenda Item 4-b, (BOA25-00602 "Fulsome Greenbriar,"
1± acres located at 955 South Palo Verde Street. Requesting a Variance to reduce the
minimum lot width, a Variance to allow a detached structure to encroach into the
required rear yard setback, and a Special Use Permit (SUP) to allow a detached structure
to exceed the height of the primary building. (District 5)), on the Board of Adjustment Public
Hearing agenda and displayed a PowerPoint presentation. (See Attachment 2)

Ms. Bridges presented Board of Adjustment Case BOA25-00602 for the property located at 955
South Palo Verde Street, which is within the Mixed Residential place type under the 2050
General Plan and zoned RS-15. The request included three components: a variance to reduce
the minimum lot width for both the existing lot and a proposed flag lot, a variance to allow an
existing detached garage to encroach into the required rear yard setback, and a special use
permit to allow the detached garage to exceed the height of the primary residence. (See Pages
3 through 7 Attachment 2)

Ms. Bridges further explained the three components: a variance reducing the required lot width
from 110 feet to about 88.21 feet to allow access to the flag lot with a 20-foot-wide access strip;
a variance to allow the detached garage to encroach into the rear yard setback, which would
otherwise be required to be 30 feet under current standards; and a special use permit to allow
the accessory structure to exceed the height of the primary dwelling due to updated ordinance
requirements. She noted two public comments in opposition, primarily related to concerns about
potential future development between existing homes. Staff concluded that all requests meet
the applicable review criteria and are consistent with the 2050 Mesa General Plan, and
recommended approval. (See Pages 8 through 12 Attachment 2)

The question was raised by Vice Chairperson Allen as to whether the rear parcel was a
buildable lot when the property was under County jurisdiction prior to annexation into the City.

Ms. Bridges explained that the strip of land along the east side of the property, which extends
down toward Southern Avenue, was previously a Maricopa County Flood Control District
easement. The easement was later deemed no longer necessary by the Flood Control District,
and adjacent property owners were allowed to purchase portions directly adjoining their
properties. The applicant acquired the subject portion through this process. Ms. Bridges clarified
that this area was not a buildable lot at the time it was part of the flood control easement.

Planner ll Kwasi Abebrese reviewed agenda Item 4-c, (BOA25-00812. "HonorHealth Four
Peaks Medical Center CSP," 50± acres located at 1301 South Crismon Road. Requesting
a Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP). (District 5)), on the
Board of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See
Attachment 3)

Mr. Abebrese detailed in his presentation the request is for a Special Use Permit to modify an
existing Comprehensive Sign Plan. The proposed changes include revisions to four detached
monument signs along Crismon Road, East Hampton Avenue, and South Eastern Avenue, as
well as 13 internal directional and wayfinding signs throughout the campus. The primary
modification includes increasing the height of the main campus monument sign at Crismon
Road and East Hampton Avenue from approximately 9 feet 8 inches to 15 feet, while reducing

Board of Adjustments Study Session
January 7, 2026
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its sign area from 93 to 52.3 square feet. Additional monument signs are proposed to increase
in height from 11 to 12 feet with a reduction in sign area. (See Pages 3 through 9 Attachment 3)

Mr. Abebrese noted that, with the exception of the primary campus monument sign height
increase, all other proposed signage modifications meet ordinance requirements. No public
comments were received from surrounding property owners. Staff concluded that the request
meets the Comprehensive Sign Plan and Special Use Permit criteria and is consistent with the
2050 General Plan, and recommended approval with conditions. (See Pages 10 through 17
Attachment 3)

Deputy City Attorney Kelly Whittemore noted that the next item is related to a “legacy recovery”
case previously considered at a special meeting on July 29, 2025 where the Board upheld the
Zoning Administrator’s decision on a zoning appeal. Staff explained that the current request is
different, as it is a Special Use Permit to allow a transitional community residence at the same
location.

Staff also reminded the Board that Special Use Permits are an administrative action with limited
discretion, governed by criteria outlined in Section 11-31-14 of the zoning ordinance. The
applicable standards would be reviewed in the staff report and presentation. Additionally, Ms.
Whittemore provided guidance regarding the federal Fair Housing Act, noting that it prohibits
discrimination based on disability, which includes physical and mental impairments as well as
conditions such as alcoholism and drug addiction. Staff explained that a community residence is
defined as a residential setting for five to ten persons with disabilities living in a family-like
environment within a single-family dwelling. The Board was encouraged to ensure that
questions and comments remain focused on the applicable criteria and not based on
assumptions about residents or their disabilities. Finally, Ms. Whittemore noted that the agenda
allows the Board to vote on entering executive session for items on the agenda, including
agenda item 4-d.

Planner ll Emily Johnson reviewed agenda Item 4-d, (BOA25-00843. "Legacy Recovery
Center," 0.5± acres located at 2338 East Minton Street. Requesting a Special Use Permit
(SUP) to allow a Transitional Community Residence. (District 1)), on the Board of
Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment
4)

Ms. Johnson stated that a Good Neighbor Policy had been submitted as required under the
applicable zoning ordinance provisions and was included in the staff report as Exhibit 4. She
explained that this policy is part of the required submittal materials for the Special Use Permit
and outlines how the applicant intends to address community impacts and maintain
communication with surrounding neighbors. Ms. Johnson concluded that, based on the analysis
provided, the request complies with the Mesa 2050 General Plan and meets the required
findings for approval of a Special Use Permit under Section 1131.14(B) of the zoning ordinance,
and therefore recommended approval with conditions. Staff also noted they were available to
respond to any questions from the Board. (See Pages 3 through 11 Attachment 4)

Vice Chairperson Allen asked for clarification on the difference between the prior case and the
current request, noting that the Board previously upheld the Planning Director’s decision and
inquiring what the property use was prior to the current proposal for a transitional living
community.

Sr Planner Jennifer Merrill clarified that the July item before the Board was an appeal of a
Planning Director’s interpretation that the facility met the criteria for a transitional community

Board of Adjustment

BOA24-00870
Medina Station CSP
January 7, 2026
Cassidy Welch, Principal Planner

Request
• Special Use Permit (SUP)
for a Comprehensive Sign
Plan (CSP)

Location
• South of Southern Ave
• East of Signal Butte Rd
• North of US-60 Freeway

General Plan
Regional Center – Evolve
• Commercial uses, including Retail,
Eating and Drinking Establishments
and Entertainment and Recreation,
are principal land uses

Zoning
• Limited Commercial with a
Planed Area Development
overlay (LC-PAD)
• Large commercial development,
retail, restaurants and drive-thru
facilities are permitted uses

Site Photo
Looking southeast towards the site from Signal Butte Road

Sign Plan – Attached Signs
Proposed:
• Increase of sign width to 80% of the width of the occupancy or building elevation;
• Major Tenant A:
• Max. 8 signs
• Max. 300 SF each for two signs; Max. 180 SF all other signs
• Max. 840 SF aggregate sign area
• No signs on east elevation
• Major Tenant B:
• Max. 3 signs
• Max. 624 SF for one sign; Max. 180 SF all other signs
• Max. 985 SF aggregate sign area
• No signs on east elevation

Sign Plan – Attached Signs
Proposed:
• Major Tenant C:
• Max. 2 SF of aggregate sign area per front foot of building occupancy
• Max. 3 signs for occupancies with 80 feet or less of front foot of building occupancy
and 3 elevations
• Window Signs may cover up to 30% of the area of the window
• External and visible raceways are not permitted

Sign Plan

Citizen Participation
• Notified property owners within 500 feet
• No comments received from neighboring property owners

Approval Criteria
Section 11-46-3(D) CSP Criteria
The site contains unique or unusual physical conditions that would limit
or restrict normal sign visibility.
The development exhibits unique characteristics of land use, that
represent a clear variation from conventional development.
The proposed signage incorporates special design features that
reinforce or are integrated with the building architecture.

Approval Criteria
Section 11-70-5(E) Special Use Permit Criteria
Project will advance the goals and objectives of the General Plan and other City
plan and/or policies;
Location, size, design, and operating characteristics are consistent with the
purposes of the district where it is located and conform with the General Plan and
any other applicable City plan or policies;
Project will not be injurious or detrimental to the surrounding properties, the
neighborhood, or to the general welfare of the City; and
Adequate public services, public facilities and public infrastructure are available.

Findings
Complies with the 2050 Mesa General Plan
Meets the CSP criteria of Section 11-46-3(D) of the MZO
Meets the SUP findings of Section 11-70-5(E) of the MZO
Staff recommends Approval with Conditions

Board of Adjustment

BOA25-00602
January 7, 2026
Charlotte Bridges, Planner II

Requests
• Variance to reduce the minimum
lot width;
• Variance to allow a detached
structure to encroach into the
required rear yard setback; and
• Special Use Permit to allow a
detached structure to exceed the
height of the primary building.

Location
• 955 South Palo Verde Street
• Located East of South Sossaman
Road
• North of East Southern Avenue

General Plan
Mixed Residential
• Primarily single-family homes and
agricultural uses on large lots with
densities up to 1.3 du/ac
• Single-family residential is a
principal land use
• RS-15 and RS-6 Districts are
supported zoning districts
Mixed Residential

Zoning
Lot 1: Single Residence-15 (RS-15)

Lot 2: Single Residence-6 (RS-6)

Site Photos
Looking south towards the site from South Palo Verde

Site Plan
• Lot 1 area: 23,071 sq. ft.
• Lot 2 area: 25,059 sq. ft.
• Lot 1: Existing primary residence:
3,730 sq. ft. and height to peek of
roof is 14 feet, 3-inches
• Lot 1: Existing detached Covered
Patio: 345 sq. ft.
• Lot 1: Existing detached garage:
1,600 sq. ft. and height to peak of
roof is 17 feet, 8-inches

Citizen Participation
• Property owners located
within 150 feet of the subject
site were notified
• No phone calls or emails have
been received

Approval Criteria
Section 11-80-3 Variance Criteria
There are special circumstances applicable to the property, including its size, shape,
topography, location, or surroundings, and
That such special circumstances are pre-existing, and not created by the property owner
or appellant; and
The strict application of the Zoning Ordinance will deprive such property of privileges
enjoyed by other property of the same classification in the same zoning district; and
Any variance granted will assure that the adjustment authorized shall not constitute a
grant of special privileges inconsistent with the limitations upon other properties in the
vicinity and zone in which such property is located.

Approval Criteria
Section 11-70-5.E Special Use Permit Criteria
Project will advance the goals and objectives of the General Plan and other City
plan and/or policies;
Location, size, design, and operating characteristics are consistent with the
purposes of the district where it is located and conform with the General Plan and
any other applicable City plan or policies;
Project will not be injurious or detrimental to the surrounding properties, the
neighborhood, or to the general welfare of the City; and
Adequate public services, public facilities and public infrastructure are available.

Findings
Complies with the 2050 Mesa General Plan
Meets required findings in Section 11-70-5.E of the MZO for a Special
Use Permit
Staff recommends Approval with Conditions

Board of Adjustment

BOA25-00812
HonorHealth Four Peaks Medical Center CSP
January 7, 2026
Kwasi Abebrese, Planner II

Request
• Special Use Permit (SUP)
to allow for modifications
to an existing
Comprehensive Sign Plan
(CSP)

Location
• 1301 South Crismon Road
• North of Hampton Avenue
• South of Southern Avenue

General Plan
Regional Employment Center –
Evolve
• Areas that accommodate large
employers such as hospitals and
medical centers, corporate
headquarters, and research parks

Zoning
• Neighborhood Commercial with a
Bonus Intensity Zone Overlay (NC-
BIZ)
• Medical facilities including
hospitals are permitted in the NC
District

Site Photo
Looking east towards the site from Crismon Road

Site Photo
Looking northeast towards the site from Hampton Avenue

Sign Plan – Detached Signs
Proposed:
• Existing Campus Monument Sign at the
intersection of Crismon Road and Hampton
Avenue
• Increase in height from 9 feet 8 inches to 15
feet
• Reduction in sign area from 93 sq. ft. to 52.3
sq. ft.
• Existing Entry Monument Signs along Crismon
Road and Hampton Avenue
• Increase in height from 11 feet to 12 feet
• Reduction in sign area from 93 sq. ft. to 71
sq. ft.

Sign Plan – Detached Signs
Proposed:
• Existing monument sign on Southern Avenue
• Reduction in height from 11 feet to 6 feet
• Reduction in sign area from 93 sq. ft. to 28
sq. ft.
• Existing directional signs
• Reduction in height from 5 feet 8 inches to
4 feet
• Reduction in sign area from 29 sq. ft. to
18.7 sq. ft.

Sign Plan
Campus Monument Sign

Sign Plan
Entry Monument Sign

Sign Plan
Directional Monument Sign
Internal Directional Sign

Citizen Participation
• Notified property owners within
500 feet
• No comments received from
neighboring property owners

Board of Adjustment

BOA25-00843
January 7, 2026
Emily Johnson, Planner II

Request
• Special Use Permit to allow for a
Transitional Community
Residence

Location
• 2338 E Minton St
• East of Gilbert Rd
• South of McDowell Rd
• Located on the north side
of Minton St

General Plan
Traditional Residential
Placetype with a Sustain
Growth Strategy
• Single-family residential is a
principal land use
Traditional Residential
Traditional Residential

Zoning
• Single Residence-15
• Single residence use permitted
• Transitional Community
Residences require approval of
a SUP
RS-6

Site Photos
Looking north from Minton Street

Citizen Participation
• Required to notify property
owners within 150 feet
• Notified property owners
within 500 feet and HOAs,
and Registered
Neighborhoods within 1 mile
• Email from Mesa Public
Schools

Approval Criteria
Per Section 11-31-14(B):
The proposed use will be compatible with the residential uses allowed as of right in the zoning
district; and
The proposed use in combination with any existing community residences, assisted living
homes, and assisted living centers will not result in a clustering of such uses or alter the
residential character of the surrounding neighborhood by creating or intensifying an
institutional atmosphere; and
The proposed use will not interfere with normalization and community integration of the
residents of any existing community residences, assisted living homes, or assisted living centers,
and that the presence of other existing community residences, assisted living homes, or assisted
living centers will not interfere with normalization and community integration of the residents of
the proposed use;

Approval Criteria
Per Section 11-31-14(B):
The applicant has submitted a "good neighbor policy" in narrative form that includes:
(a) A description of acceptable measures to ensure ongoing compatibility with
adjacent uses;
(b)The name and telephone number of the manager or person responsible for
the operation of the facility;
(c) Complaint response procedures including investigation, remedial action, and
follow-up procedures; and
(d)The proposed use complies with all other development standards in this
Chapter.

Findings
Complies with the 2050 Mesa General Plan
Meets required findings for a SUP in Section 11-31-14(B) of the
MZO
Staff recommends Approval with Conditions

Board of Adjustment