April 1, 2026, Board of Adjustment Study Session.
Extracted text (via pymupdf)
21048 characters
BOARD OF ADJUSTMENT STUDY SESSION MINUTES April 1, 2026 The Board of Adjustment of the City of Mesa met in the Study Session room at City Hall, 20 East Main Street, on April 1, 2026, at 4:30 p.m. BOARD PRESENT BOARD ABSENT STAFF PRESENT Alexis Wagner, Chairperson Shelly Allen, Vice Chairperson Troy Glover Todd Trendler Janice Paul Gerson Barrera Charlotte McDermott Kirstin Dvorchak Cassidy Welch Jennifer Merrill Kellie Rorex 1. Meeting called to order and roll call. Chairperson Wagner called the meeting to order at 4:32 p.m. and conducted a roll call. Chairperson Wagner noted Boardmember Trendler and Boardmember Barrera arrived to the meeting at 4:34 p.m. 2. Staff update. Assistant City Attorney II Kirstin Dvorchak was present as an alternate for Deputy City Attorney Kelly Whittemore. 3. Review and discuss items listed on the Public Hearing agenda for April 1, 2026. Sr Planner Kellie Rorex reviewed agenda Item 4-a, (BOA25-00058. "Destination at Gateway CSP," 125± acres located at the southeast and southwest corners of East Williams Field Road and South Signal Butte Road. Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP). (District 6)), on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 1) Ms. Rorex provided an overview of the request for signage deviations at the Destination at Gateway site, including increased height for nine detached signs, a modification to the 2:1 ratio, and exclusion of wayfinding signs from the CSP. The site is appropriately zoned, the proposal aligns with approved design guidelines, and no public concerns were raised. Staff found the request meets all applicable criteria and recommended approval with conditions. (See Attachment) Planner ll Kwasi Abebrese reviewed agenda Item 4-c, (BOA25-00836. "The Nox," 3± acres located approximately 298 feet west of the northwest corner of East Ray Road and East Seaver Avenue. Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP). (District Board of Adjustment Study Session April 1, 2026 Page 2 6)), on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 2) Mr. Abebrese presented a request for a Special Use Permit and Comprehensive Sign Plan for The Knox, a proposed music and entertainment venue. The request includes deviations for additional and larger detached and attached signs. The proposal is consistent with applicable plans, no public comments were received, and staff recommended approval with conditions. Sr Planner Kellie Rorex reviewed agenda Item 4-e, (BOA25-00927. "AZ Motorsport SUP," 2.0± acres located at 25 South Val Vista Drive. Special Use Permit (SUP) for a parking reduction for a Automobile/Vehicle Sales facility. (District 2)), on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 3) Boardmembers asked questions regarding the parking arrangement for the auto sales use, specifically how spaces are allocated between vehicle display and customer parking. Sr Planner Kellie Rorex clarified that while 40 spaces are required by code, the request allows most to be used for display, with 13 reserved for customers. She also added that the case originated from a code compliance issue after the business had been operating for several years. The use could be revisited if there is a significant change or a new use occupies the site. Prior to the presentation for BOA26-00082, the Assistant City Attorney ll Kirstin Dvorchak reminded the Board that the upcoming request for a Special Use Permit for a transitional community residence is an administrative decision, limited to the specific criteria outlined in the zoning ordinance. The Board must base its decision solely on whether those criteria are met. The Assistant City Attorney ll Kirstin Dvorchak also noted that the Fair Housing Act applies, requiring that decisions and discussions not be based on assumptions about individuals with disabilities. Additionally, the Board was informed of the option to enter into executive session for the item if needed. Sr Planner Kellie Rorex reviewed agenda Item 4-f, (BOA26-00082. "Skybridge Harmony Homes," 0.2± acres located at 5848 South Hassett. Special Use Permit (SUP) to allow a Transitional Community Residence. (District 6)), on the Board of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See Attachment 4) Staff Sr Planner Kellie Rorex presented a request for a Special Use Permit for a transitional community residence at 5848 South Hassett in a single-family residential district. The proposal meets zoning and General Plan requirements, includes a good neighbor policy, and is compatible with surrounding uses without creating overconcentration. One neighbor comment was received, and a minor clarification was made to the staff report. Ms. Rorex found the request meets all required criteria and recommended approval with conditions. Sr Planner Jennifer Merrill clarified a revision to the staff report regarding treatment timelines. The staff report was updated to note that residents are not formally discharged prior to leaving the facility. Ms. Merrill also clarified that there is no minimum six-month stay requirement for residents. Board of Adjustment BOA25-00058 Destination at Gateway CSP April 1, 2026 Kellie Rorex, Senior Planner Request • Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) Location • East of Signal Butte Road • North of 24 Gateway Freeway • West of Mountain Road General Plan Regional Center – Evolve • Major retail, national chains, specialty shops, and a wide range of services and amenities that draw consumers from across the City and greater metropolitan area. Zoning • General Commercial with a Planed Area Development overlay (GC- PAD) • Light Industrial with a Planned Area Development overlay (LI-PAD) • The Destination at Gateway development is a permitted use in the GC-PAD and LI-PAD zoning districts. Site Photo Looking north from 24 Gateway Freeway offramp (Signal Butte) Site Photo Looking north from 24 Gateway Freeway (Mountain Road) Sign Plan – Detached Signs Development Standards MZO Allowance CSP Proposed Detached Signage Height - 11-43-3.D.3 12-feet 5 signs at 14 feet 4 signs at 20 feet Detached Signage Design Guidelines – 11-43-2.B The sign copy should not exceed a horizontal-to-vertical ratio of two to one (2:1). Exceeds 2:1 Ratio for main entry monument sign only (as shown in the CSP) Detached Signage Design Guidelines – 11-43-2.C No detached permanent sign is allowed within seventy-five (75) feet of any other detached permanent sign on the same parcel or Group C-O-I Development site. Wayfinding signs do not apply Sign Plan Sign Plan Color & Materials Sign Colors and Materials Destination at Gateway Design Guidelines Colors and Materials 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 Board of Adjustment BOA25-00836 The Nox CSP April 1, 2026 Kwasi Abebrese, Planner II Request • Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) Location • East of Power Road • North of Ray Road • North of Seaver Avenue • South of the Loop 202 San Tan Freeway General Plan Industrial – Evolve • Intended for high-intensity industrial activities such as manufacturing, warehousing and storage, freight and distribution Mesa Gateway Strategic Development Plan • Located within the Airport/Campus District • Envisioned as a mixed-use district centered around educational opportunities, research functions and airport related uses Zoning • Light Industrial with a Planned Area Development Overlay (LI-PAD) • Commercial Recreation facilities are permitted in the LI District Site Photo Looking north towards the site from Seaver Avenue Sign Plan – Detached Signs Proposed: • A maximum sign area of 90.79 sq. ft. • Allow a separation distance of 36 ft. between two detached signs N Sign Plan – Attached Signs Proposed: • A maximum of 7 signs • A maximum sign area of 834.06 sq. ft. Sign Plan Monument Sign Sign Plan Attached Signs Sign Plan Attached Signs 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 Board of Adjustment BOA25-00927 April 1, 2026 Charlotte Bridges, Planner II Request • Special Use Permit • To allow for a parking reduction for an automobile/vehicle sales and leasing use Location • 25 South Val Vista Drive • Southeast corner of Val Vista Drive and Main Street General Plan Urban Center Placetype with a Sustain Growth Strategy • Convenience services, which includes Automobile/Vehicle Sales and Leasing uses, is a principal land use Zoning • General Commercial • Automobile/Vehicle Sales and Leasing is a permitted use Site Photo Looking South from Main Street Site Photo Looking east from Val Vista Drive Site Plan • Existing Building = 14,823 SF, includes: • 11,045 SF of interior automobile display area • 3,778 SF of office, support and storage area • Required: 40 parking spaces • Provided: 52 parking space • Requesting: o 13 customer parking spaces (highlighted in yellow) o 39 vehicle display spaces Main Street Val Vista Drive Citizen Participation • Notified property owners within 500’, HOAs and registered neighborhoods • Staff has not received any phone calls or emails regarding the Proposed Project Approval Criteria Section 11-70-5.E SUP 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 SUP findings of Section 11-70-5.E of the MZO Staff recommends Approval with Conditions Board of Adjustment Board of Adjustment BOA26-00082 April 1, 2026 Charlotte Bridges, Planner II Request • Special Use Permit to allow for a Transitional Community Residence Hassett Location • 5848 S Hassett • East of Signal Butte Road • North of Williams Field Road • Located on the west side of Hassett General Plan Mixed Residential Placetype with a Sustain Growth Strategy • Single-family residential is a principal land use Mixed Residential Mixed Residential Zoning • Single Residence-6 with a Planned Area Development Overlay • Single residence use permitted • Transitional Community Residences require approval of a SUP RS-6 Site Photos Looking west from Hassett Citizen Participation • Notified property owners within 150 feet • Spreadsheet from neighbor Staff Report Update • Treatment plans are written for a length of six months and renewed every six months until a resident achieves sufficient clinical stability for step-down placement. Once clinically discharge-ready, they may continue to stay at the home for up to two years while they are waiting to be placed in a FlexCare program. [The tenancy in a traditional owner-occupied single-family home is relatively permanent with a lower occupancy turnover rate and tenancy in a Transitional Community Residence is more akin to multiple-family residential uses with a higher turnover rate. To promote stability for residents and ensure compatibility with the residential uses allowed by right in an RS single residence zoning district, City staff recommends a condition of approval requiring a minimum length of stay of at least six months (see the Conditions of Approval below).] 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 Board of Adjustment BOA26-00112 Mid-Mesa Medical CSP April 1, 2026 Sergio Solis, Planner I Request • Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP) Location • East of Lindsay Rd. • West of 32nd St. • North of Southern Ave. General Plan Traditional Residential – Sustain • Small-scale offices are supportive uses in this Placetype when located along arterial roadways and designed to be compatible with and connected to the surrounding neighborhood Zoning • Office Commercial (OC) • Business Offices are permitted in the OC District Site Photo Looking south towards the project site Site Plan Sign Plan – Detached Signs Development Standard MZO Allowance CSP Proposed MZO §11-43-3-C-2 Detached Signs Allowances: Maximum Height Maximum Aggregate Sign Area (attached and detached combined) 8 feet (96 in.) 32 square feet 11 feet – 4 inches (136 in.) 200 square feet (detached sign only) Sign Plan Sign Plan Rendering Color & Materials 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 Board of Adjustment BOA26-00218 April 1, 2026 Charlotte Bridges, Planner II Request • Variance from the Form- Based Code Standards • Allow a mid-rise, hotel development Location • Northeast corner of Centennial Way and Main Street General Plan Downtown Placetype with a Evolve Growth Strategy • Entertainment and recreation uses (including a hotel) are considered principal land uses Central Main Street Area Plan – Downtown/Modern Downtown • Hotel is a supported land use Zoning • Transect 5 Main Street (T5MS) • T5MS Building Form • Mid-Rise Building Type • Shopfront & Dooryard Private Frontage Standards Site Photos Looking north from Main Street Site Photo Looking east from Centennial Way Site Plan • 88,887 SF, 5-story hotel • Pedestrian entrance on Centennial Way and Main Street • Main entrance on northeast side through courtyard • One-way access from Centennial Way to Main Street • Parking provided in Hibbert parking garage Building 1 Landscape Plan Main Street Centennial Way Request Variances • T5MS Building Form, Height: o Ground Floor Ceiling (A) o Upper Floor Ceilings (B) A B Request Variances • Mid-Rise Building Type, Building Size, Massing and Height, Footprint: o Floors 1-2-Depth (C): o Floors 3+ Depth (D): C & D Request Variances • Mid-Rise Building Type, Open Space, Courtyard(s): o Width (E): E Request Variances • Private Frontage Types, Dooryard, Size: o Length (F) o Distance between glazing (G) o Ground floor transparency (H) F G H Request Variances • Private Frontage Types, Storefront, Size: o Distance between glazing (I) o Ground floor transparency (K) o Depth of recessed entries (L) K I L Citizen Participation • Notified property owners within 500 feet • No emails or phone calls 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. Findings Complies with the 2050 Mesa General Plan Meets required findings for a Variance in Section 11-80-3 of the MZO Staff recommends Approval with Conditions Board of Adjustment