Study Session Minutes

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 Public Hearing 
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 Public Hearing 
April 1, 2026 
Page 3 
Planner l Sergio Solis reviewed agenda Item 4-h, (BOA26-00112. "Mid-Mesa Medical 
Building Comprehensive Sign Plan," 1.1+ acres located at 3155 East Southern Avenue. 
Special Use Permit (SUP) for a Comprehensive Sign Plan (CSP). (District 2)), on the Board 
of Adjustment Public Hearing agenda and displayed a PowerPoint presentation. (See 
Attachment 5) 
 
Staff Planner l Sergio Solis presented a request for a Special Use Permit and Comprehensive 
Sign Plan for Mid Mesa Medical, located near Southern Avenue and Lindsay Road. The 
proposal includes a detached monument sign with deviations to increase the height and total 
sign area. The design is consistent with the existing building, no public comments were 
received, and staff found the request meets all applicable criteria. Approval with conditions was 
recommended. 
 
Sr Planner Kellie Rorex reviewed agenda Item 4-i, (BOA26-00218. "AC Hotel," 0.9± acres 
located at 104 East Main Street. Variance from the Form Based Code standards to allow 
for a Hotel development. (District 4)), on the Board of Adjustment Public Hearing agenda and 
displayed a PowerPoint presentation. (See Attachment 6) 
 
Staff Sr Planner Kellie Rorex provided an overview for a request for variances to Form-Based 
Code standards for a five-story hotel in downtown Mesa at Centennial Way and Main Street. 
The proposal includes deviations to building form, height, massing, courtyards, and frontage 
standards. No public comments were received. 
 
Sr Planner Kellie Rorex clarified that both the auto body building and the small house on the site 
will be demolished as part of the proposal. Existing on-site parking being referenced by the 
Board is either located on an adjacent parcel or off-site street parking and is not part of the 
project’s parking plan, which instead includes a limited number of on-site spaces and leased 
spaces in the nearby Hibbert garage. 
 
Ms. Rorex also explained that under the form-based code, reduced parking requirements are 
intentional to support a more pedestrian-oriented downtown environment, with additional 
parking provided through shared public or leased garages. 
 
4. 
Adjourn. 
 
Without objection, the Board of Adjustment Study Session adjourned at 5:08 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 1st day of April 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

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