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City Council Staff Report Date May 4, 2026 Case No. GPA25-00233 Project Name Haven at Hawes Request Major General Plan Amendment to change the Placetype from Local Employment Center to Urban Residential Project Location Located at the southeast corner of South Hawes Road and East Mesquite Street Parcel No(s) 304-31-005A Project Area 38± acres Council District District 6 Existing Zoning Maricopa County Light Industrial (IND-2) General Plan Designation Local Employment Center Applicant Sean Lake, Pew & Lake, PLC Owner Stewart Development II, LLC Staff Planner Jennifer Merrill, Senior Planner [2] Recommendation Staff Recommendation: Staff finds that the Proposed Project furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and applicable elements of the 2050 Mesa General Plan, complies with Mesa Zoning Ordinance (MZO) Section 11-75-1, and complies with the General Plan amendment criteria outlined in Chapter 5 of the Mesa 2050 General Plan. Staff recommends adoption. Planning & Zoning Board Recommendation: On March 25, 2026, the Planning and Zoning Board voted (6-0) to recommend that City Council adopt the proposed amendment. Project Overview Request: The applicant is requesting a Major General Plan Amendment to change the designation for the 38± acre site from the Local Employment Center Placetype with an Evolve Growth Strategy to the Urban Residential Placetype with an Evolve Growth Strategy (Proposed Project). Per Chapter 3 of the Mesa 2050 General Plan, the purpose of the Local Employment Center Placetype is to provide a variety of low intensity business operations that are compatible with residential uses. Typical uses found in the Placetype include offices, medical facilities, research and development centers, and other small-scale employment-focused activities. A concurrent request by the applicant for a rezoning (ZON25-00234) to allow single-family residential use(RSL-2.5-PAD zoning) is not consistent with the Local Employment Center Placetype. The applicant is requesting to change the Placetype designation to Urban Residential. The requested rezoning is consistent with the Urban Residential Placetype where various low-, medium-, and high-density housing types, including single-family detached and attached homes, townhomes, and multi-family, are typically found. Per Table 2: Placetype Change – Minor and Major Criteria of the Mesa 2050 General Plan, the requested change is a Major General Plan Amendment. Per Section 11-75-3(B)(1), all General Plan Amendments are subject to two public hearings by the Planning and Zoning Board in conformance with A.R.S § 9-461.06. A Special Meeting was held for the Proposed Project on September 23, 2025, at the Dobson Ranch Public Library, 2425 South Dobson Road. A second Special Meeting was held for the Proposed Project on March 25, 2026, at Mesa City Hall. Concurrent Applications: Annexation: The blank annexation petition was recorded July 21, 2025 and City Council held a public hearing on August 18, 2025. The annexation petition has been signed, recorded, and is ready for adoption by the City Council (Case No. ANX25-00231). Rezoning: The Planning and Zoning Board public hearing for the rezoning was held on March 25, 2026 (Case No. ZON25-0234). [3] Preliminary Plat: A separate Preliminary Plat application, to be approved by the Planning Director, is required for the Proposed Project (SUB26-00136). Site Context General Plan: The applicant is requesting to change the Placetype designation from Local Employment Center to Urban Residential. Per Chapter 3 of the 2050 General Plan, the purpose of the Urban Residential Placetype is to create a diverse mixture of uses where commercial, residential, and public/semi- public uses coexist. Urban Residential areas can accommodate low-, medium-, and high-density housing types, including single-family detached and attached homes, townhomes, and multi- family. The Proposed Project, and concurrent applications, are consistent with the Urban Residential Placetype. The Proposed Project furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, and Strategies of the 2050 Mesa General Plan. General Plan Amendment Approval Criteria Analysis: Approval Criteria – Chapter 5 of the Mesa 2050 General Plan (pg. 135): 1. Whether the proposed amendment will result in a shortage of land for other planned uses, such as whether the change will result in a substantial and undesirable reduction in the amount of available land for employment or housing: The Proposed Project will not result in a shortage of land for other planned uses. While the Proposed Project reduces the amount of Local Employment Placetype land, approximately 100± acres directly east and north remain designated under the Local Employment Center Placetype. These lands are vacant or developed with light industrial uses. The Proposed Project supports the City’s broader objective of increasing housing by enabling residential development in a location that is already compatible with surrounding land uses. 2. Whether events after the adoption of the General Plan have changed the character or condition of the area, making the proposed amendment appropriate: Since adoption of the Mesa 2050 General Plan in November 2024, properties to the west of are now under development for single family residential. Hawes Crossing Village 5 is adjacent to the south and includes 130 single family residential units. City Council recently approved a Major General Plan Amendment to change the Placetype to Urban Residential and a rezoning request. Given the surrounding land uses and zoning patterns, the Proposed Project is appropriate and consistent with the existing context. 3. The degree to which the proposed amendment will impact the whole community or a portion of the community by: [4] a. Altering acceptable existing land use patterns in a significant way that is contrary to the Vision, Guiding Principles, or Strategies identified in the General Plan: The Proposed Project is consistent with the Vison, Guiding Principles and Strategies, and applicable elements identified in the 2050 Mesa General Plan. The Proposed Project is consistent with the existing and proposed Urban Residential Placetype to the west and south of the subject site. b. Requiring larger or more extensive improvements to roads, sewer, or water systems than are necessary to support the prevailing land uses which may negatively impact development of other lands: The Proposed Project and concurrent applications will require the applicant to make improvements to roads, and water and sewer systems. These improvements have been anticipated as part of the development of the adjacent Hawes Crossing master planned area. Water and sewer service will be provided through connections to the City of Mesa’s existing infrastructure. Offsite improvements will be determined through coordination with the City’s Engineering and Transportation Departments during future planning stages. c. Adversely impacting existing uses due to increased traffic congestion that is not accommodated by planned roadway improvements or other planned transportation improvements such as nonmotorized transportation alternatives and transit: The Proposed Project will not adversely affect surrounding development with increased traffic congestion. The Proposed Project includes half-street improvements along both Hawes Road and Mesquite Street, as well as pedestrian paths connecting with the public sidewalks, to allow non-vehicular access to surrounding developments. 4. Whether the proposed amendment is consistent with the Vision, Guiding Principles, or Strategies of the General Plan: The Proposed Project is consistent with the Vision, Guiding Principles, Strategies, and applicable elements of the Mesa 2050 General Plan including the following Strategies: N1. Promote complete communities in both existing and new neighborhoods. N4. Use neighborhood planning to engage local communities and define neighborhood-specific character, values, and policies. N5. Improve street and open space network connectivity within neighborhoods and to local-serving amenities. CM1: Design an integrated transportation network that safely and efficiently moves people and goods. CM2: Provide a complete, connected, and safe network of on- and off-street active transportation infrastructure. H1. Create more opportunities for housing options. H2. Sustain an adequate supply of attainable housing units to meet the needs of residents vulnerable to rising housing costs. [5] LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. LU2. Create opportunities for placemaking in neighborhoods that reinforce their unique character and sense of place. 5. Whether the proposed amendment constitutes an overall improvement to the General Plan and the City of Mesa: The Proposed Project facilitates the development of additional residential units located between Hawes Crossing and existing light industrial uses. This is an improvement to both the General Plan and the City of Mesa. 6. The extent to which the benefits of the proposed amendment outweigh any of the impacts identified by these criteria: The Proposed Project represents a significant investment in the area and fosters development of vacant property. The addition of a residential neighborhood with high- quality recreational amenities in this area helps to fulfill a number of strategies identified in the General Plan by creating additional housing opportunities. Mesa Gateway Strategic Development Plan: The Proposed Project is located within the Inner Loop District of the Mesa Gateway Strategic Development Plan. This area will contain a high-quality, mixed-use environment that is compatible with the Mesa Gateway airport including a medium-density residential character with a mix of commercial and office use as well as light industrial uses. The Proposed Project is consistent with the Mesa Gateway Strategic Development Plan and will strengthen the area by adding to its residential density and variety of housing types, and creating a sense of place. The Proposed Project furthers the Vison, Guiding Principles and Strategies identified in the 2050 Mesa General Plan. Citizen Participation The applicant conducted a citizen participation process, notifying surrounding property owners within 1,000 feet, and surrounding HOAs and registered neighbors, and invited them to a neighborhood meeting. Neighborhood Meeting: A virtual neighborhood meeting was held on July 28, 2025. No neighbors or interested parties attended this meeting. Required Notification: Property owners within 1,000 feet of the subject site were notified of the public hearing. Staff has not received any questions or comments on the Proposed Project. [6] Staff Recommendation The requested Major General Plan Amendment to change the Placetype from Local Employment Center to Urban Residential furthers the implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and applicable elements of the 2050 Mesa General Plan, and conforms to the General Plan Amendment criteria outlined in Chapter 5 and Section 11-75-1 of the Zoning Ordinance. Staff recommends adoption. Exhibits Exhibit 1 - Presentation Exhibit 2 - Resolution Exhibit 3 - Resolution Map Exhibit 4 - Vicinity Map Exhibit 5 - Site Plan Exhibit 6 - Minutes Exhibit 7 - Submittal Documents