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City Council
ZON25-00635
May 18, 2026
Mary Kopaskie-Brown, Planning Director
Evan Balmer, Assistant Planning Director
1
• Rezone from AG to RS-
15-PAD
• To allow for a 47-lot
single-family residential
subdivision
Request
2
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
3
General Plan
• Single-Family Residential is a Principal
land use
• Characterized by large lot, single-family
residential developments and
agricultural uses
• Supported Zoning Districts – AG, RS-90,
RS-43, RS-35, LR, and PS
Rural Residential - Sustain
Rural Residential
Traditional Residential
Traditional Residential
4
Sub-Area
• Adopted as a resolution by City Council
in 2003
• Intent for the area is to continue
development as single residence
districts zoned RS-35
• Low-density, large-lot housing
• Condition 1 is related to compliance
with the RS-35 density, 1.24 du/ac
Citrus Sub-Area Plan
5
Zoning
• Agricultural (AG)
• Proposed: Single Residence-15
with a Planned Area
Development Overlay (RS-15-
PAD)
6
Site Photos
Looking northeast from the corner of Brown Rd and 32nd St
7
Proposed Lot Layout
• 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
8
Development Standard
MZO Required
PAD Proposed
Maximum Building Coverage –
40%
50%
Maximum Height – MZO Table 11-5-
3.A.1 (added by P&Z Board)
30 feet
Restrict lots 40-47 to be single
story for the primary unit
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
9
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
10
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
11
Citizen Participation
• Notified property owners within
1000 feet, HOAs and registered
neighborhoods
• In-Person Neighborhood Meeting:
October 16, 2025 – 6 residents
attended
• 1 blue card in support, no
correspondence received by staff
12
Findings
Complies with the 2050 Mesa General Plan
Criteria in Chapters 22 for a Planned Area Development Overlay
Staff recommends Approval with Conditions
Planning and Zoning Board recommends Approval with Conditions (6-0) with:
•
Modification of the PAD table to restrict primary structures on lots 40 through 47 to a single story in height.
Staff has added this as a condition of approval to their recommendation.
•
Removal of the Staff recommended Condition of Approval No.1 – a maximum density of 1.24 dwelling units
per acre - per the Citrus Subarea Plan - resulting in a 46-lot single residence development
13
14
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
15
Landscaping & Amenities
• Two rows of Red Pistache and two
rows of citrus trees are provided along
Brown Rd and rows of trees 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
16
Open Space Plan
17
Circulation Plan
18
Entry Feature
19
Wall Plan
20
Rural Residential
Traditional Residential
Zoning Districts
AG, RS-90, 43, 35, LR, PS
RS-43, 35, 15, 9, 7, 6, RSL-
4.5, RM-2, OC, NC, LR, PS
Single-Family
Density
1.3 du/ac
7.26 du/ac
Land Use
Large lot, single family
residential and
agricultural uses
Single-family homes on
medium or large lots
Rural Residential
Traditional Residential
Traditional Residential
21
RS-15
Ascension
RS-35
Min Lot Area
15,000 SF
22,500 SF
35,000 SF
Min Lot Width
110’
125’
130’
Min Lot Depth
120’
180’
150’
Min Lot Depth
Abutting Arterial St
150’
180’
150’
Interior Side Min
Setback
7’
10’
10’
Street Side Setback
10’
15’
10’
Max Density in PAD
2.9
1.27
1.24
22