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City Council Staff Report
Date
April 6, 2026
Case No.
ZON25-00942
Project Name
Rio Salado 25
Request
Rezone 3.1+ acres from General Commercial (GC) to General
Commercial with a new Bonus Intensity Zone Overlay (GC-BIZ)
Council Use Permit to modify the requirements for residential uses
in commercial districts
Site Plan Review for a 54,725 square foot Hotel and 36 Unit Multiple
Residence building
Project Location
Located at the northwest corner of West Rio Salado Parkway and North
Cubs Way
Parcel No(s)
135-38-001N and 135-38-
001M
Project Area
3.1± acres
Council District
District 3
Existing Zoning
General Commercial (GC)
General Plan
Designation
Local Employment Center
Applicant
Jonathan Boyd, Boyd Development
Owner
Rio Salado 25, LLC
Staff Planner
Josh Grandlienard, Senior Planner
Proposition 207
Waiver Signed
Yes
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Recommendation
Staff Recommendation:
Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan, the criteria
in Chapter 21 of the Mesa Zoning Ordinance (MZO) regarding Bonus Intensity Zone (BIZ)
overlays, the review criteria for Site Plan Review outlined in Section 11-69-5 of the MZO, and the
review criteria for a Council Use Permit outlined in Sections 11-31 and 11-70 of the MZO.
Staff recommends approval with conditions.
Planning & Zoning Board Recommendation:
On March 11, 2026, the Planning and Zoning Board voted (6-0) to recommend that City Council
approve the proposed project.
Project Overview
Request:
The applicant is requesting approval for a rezoning for 3.1+ acres from GC to GC with a Bonus
Intensity Zone Overlay, a Council Use Permit and Site Plan Review for a 54,725 square foot Hotel
and a 36-unit multiple residence building (Proposed Project).
Concurrent Applications:
Minor General Plan Amendment: Planning and Zoning Board hearing is scheduled for
March 11, 2026, to review the request for Minor General Plan Amendment for the project
site from Local Employment Center with an Evolve Growth Strategy to Urban Center with
an Evolve Growth Strategy for the project site (GPA26-00147).
Design Review: Design Review Board reviewed the proposed elevations and landscape
plan at their February 10, 2026, work session and provided minor comments that do not
impact the site plan (DRB25-00936).
Site Context
General Plan:
The Placetype for the project site is Local Employment Center, with the Growth Strategy
for the project site is Evolve.
The applicant is requesting a Minor General Plan Amendment to the Urban Center
Placetype. Under the Mesa 2050 General Plan an Entertainment and Recreation use,
which include hotels, is identified as a principal land use and Multi-Family Residential is
identified as a supporting land use.
The Proposed Project is consistent with the Urban Center Placetype and furthers the
implementation of, and is not contrary to, the Vision, Guiding Principles, Strategies, and
applicable elements of the Mesa 2050 General Plan.
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o The proposed site plan achieves the urban design characteristics of the urban center
Placetype by placing buildings on the street corner of Price Road and Rio Salado as
well as highlighting the primary building entrances as well as providing gathering
spaces for their uses that enhance the proposed pedestrian areas.
Supporting General Plan Strategies:
o N2. Promote adaptive reuse and infill as tools to rejuvenate and revitalize established
neighborhoods.
o LU2. Create opportunities for placemaking in neighborhoods that reinforce their
unique character and sense of place.
o LU3. Encourage infill and redevelopment to meet the community’s strategic needs.
o HAC4. Expand Mesa’s reputation as an arts and culture tourism leader in Arizona.
o ED5. Promote Mesa as a regional commercial, entertainment, and tourist destination.
Zoning:
The project site is zoned General Commercial (GC).
A Hotel and Multiple Residence are permitted uses within the GC District, if a Council
Use Permit is provided for the Multiple Residence Use.
Surrounding Zoning & Use Activity:
The proposed hotel and multiple residence are compatible with surrounding land uses, which
include places of multiple residences, spring training facilities, and vacant land.
Northwest
SR101 Pima Freeway
North
GC
City of Mesa Parking Lot
Northeast
(Across Cubs Way)
GC
Sloan Park
West
SR101 Pima Freeway
Project Site
GC
Vacant
East
(Across Cubs Way)
GC
Sloan Park
Southwest
SR101 Pima Freeway
South
(Across Rio Salado Parkway)
City of Tempe
Multiple Residence
Southeast
(Across Rio Salado Parkway)
City of Tempe
Multiple Residence
Site History:
June 4, 2007: City Council approved a rezoning for 129.8± acres, including the project
site, from PF (Public Facilities) to C-3 (equivalent to current General Commercial (GC)).
While portions of the larger 129.8± acre rezoning included a Council Use Permit and a
Bonus Intensity Zone overlay, those were not applied to the subject site, which was zoned
GC and did not include a specific site plan (Case No. Z07-035, Ordinance No. 4707).
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Project/Request Details
Site Plan:
Building Design: The 54,725 square foot Hotel will be a four-story structure situated in
the western portion of the site. The primary entrance to the hotel is located on the east
side of the building and an amenity area, including a pool, is proposed on the north side
of the building. The 36-unit multiple residence building is located in the northeastern
portion of the site and includes an outdoor patio amenity, sports court, soccer field and
putting green.
Access: The site is accessed primarily from an entrance from Rio Salado Parkway with
a secondary access from Cubs Way.
Parking: Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), 179 parking spaces
are required. This request includes a reduction within the BIZ request to reduce the
required parking spaces to 159 as shown on the site plan. The proposed site plan
includes all required parking for the hotel use, while a reduction is being requested only
for the multiple residence use on this site, which is intended for player housing. In addition
to the secured parking area shown on the proposed site plan, an existing secured parking
area is located at the adjacent Spring Training facility for use by players and staff. All
resident parking will be within the proposed secured parking lot or within the existing
secured parking lot for the spring training facility, and will not impact the existing public
parking for the hotel located on the west side of the project site or the public parking
located to the north of the project site.
Landscaping: The site features landscaped areas located along the perimeter of the
site, across the front of the building and within the parking area.
Open Space: The proposed multiple residence building includes 120 square feet of
private open space for all three bedroom units and a minimum of 60 square feet provided
for all units. In addition to the common space amenities outside of the building, a player’s
lounge and classrooms are located on the first floor of the multiple residence building.
Bonus Intensity Zone Overlay:
Per Section 11-21 of the MZO, the purpose of a BIZ overlay is to provide for variation from the
application of residential densities and other development standards to allow greater intensity of
development and encourage unique, innovative developments of superior quality. The BIZ
overlay must demonstrate that the resulting development will further the goals and objectives of
the General Plan, Specific Plans, and Council policies and will provide significant social or
economic benefits to the City.
Development Standards
MZO Required
BIZ Proposed
Maximum Building Height –
MZO Table 11-6-3.A
30 feet
65 feet
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Development Standards
MZO Required
BIZ Proposed
Minimum Setbacks to Building
and Parking Areas–
MZO Table 11-6-3.A
Front and Street Facing Side
(adjacent
to
Rio
Salado
Parkway)
Side and Rear adjacent to non-
residential district, per story
15 feet
60 feet (15 feet per story)
11 feet
7 feet (north side)
2.5 feet (east side)
2.5 feet (west side)
Required Landscape Yards –
MZO
Section
11-33-3
(B)(2)(a)(ii)
Non-Single
Residence
Adjacent to other Non-Single
Residence Districts
15 Feet
0 Feet
Perimeter Landscaping –
MZO Table 11-33-3.A.4
Arterial Streets
Local Streets
1 Tree and 6 Shrubs per 25
Linear Feet of Street
Frontage
1 Tree and 4 Shrubs per 25
feet of Street Frontage
0 Trees and Shrubs
required within the
proposed landscape
yards
Required Parking Spaces by
Use – MZO Table 11-32-3.A
- Multiple Residence
2.1 spaces per unit (76
spaces)
1.29 spaces per unit (56
spaces)
Required Parking Spaces by
Use – MZO Section 11-32-3(D)
- Covered Parking
1 covered parking space
per unit
11 covered parking
spaces on site
Minimum Private Open Space
–
MZO Section 11-5-5(A)(3)(a) –
Sizing
-
Two
and
Three
Bedroom Units
100 square feet of private
open space per two
bedroom unit and 120
square feet of private open
space for three bedroom
units
60 square feet of private
open space per unit
Minimum Private Open Space
Above Ground Level –
MZO
Section
11-5-
5(A)(3)(e)(i)(2)
–
Minimum
Width
8 feet wide
5 feet wide
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Per MZO Section 11-21-3(B), The City Council may approve modifications to the underlying
district standards proportionate to number of items and degree of compliance for projects that
comply with a combination of the criteria for the BIZ. This includes a combination of either:
Criteria (1) Providing distinctive, superior quality designs. (See Section 11-31-32,
Superior Design) and Criteria (2) Addressing environmental performance standards; or
Criteria (1) Providing distinctive, superior quality designs. (See Section 11-31-32,
Superior Design) and Criteria (3) Providing documented evidence that the building(s) will
meet or exceed nationally recognized environmental performance standards. For
purposes of this criterion, buildings that are designed to earn Green Globes, LEED™
Silver, or to be in compliance with the International Green Construction Code and/or
equivalent third-party criteria, are considered to be energy efficient and no higher
standard shall be required.
Projects with fewer modifications will comply with a lower percentage of the criteria requirements
in their request for the BIZ overlay. Projects with a higher number, and greater deviation from, the
adopted standards are required to comply with a higher percentage of criteria in their request for
the BIZ overlay.
The Proposed Project includes a list of modifications to development standards and is required
to comply with a lower percentage of criteria as staff evaluates the project and makes a
recommendation.
The following summarizes an evaluation of each criteria for the BIZ overlay request.
1. Provide distinctive, superior quality designs. (See Section 11-31-32, Superior Design)
Per MZO Section 11-31-32, for a project to reflect Superior Design it will incorporate
all of the following elements:
A. Holistic Approach to Project Design. Varied, high-quality, regionally-appropriate
building materials, used in distinctive building forms, building massing and detailing
that result in a note-worthy example of holistic site design, architecture,
landscaping and signage; and
The Proposed Project includes the required proportions of regionally
appropriate building materials, used in distinctive building forms and
detailing including a mix of rectangular and cantilevered forms with
consistent elements and detailing between the two proposed uses on site.
B. Responsive Approach to Site and Sub-Area Context. Architectural and
landscape architecture details and features that reflect the character defined in
Sub-Area Plans or the General Plan's Placetype urban design characteristics, that
are harmonious with adjacent development patterns, integrate with the physical
conditions of the immediate site, and create a unique sense of place; and
The Proposed Project design includes varied architectural forms that are
harmonious with the area within the district near the Cubs Spring Training
Facility and the proposed brick for the Cubs Players Facility is consistent in
color with the existing brink for Sloan Park.
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C. Sustainable Design. Site design, architecture and landscaping features that
address the local climate to reduce summer sun penetration and provide summer
sunshade protection for pedestrians, promote energy and water conservation,
promote the preservation or creation of open space, provide for and encourage the
use of multiple modes of transportation, utilize existing infrastructure, and create
the opportunity for social interaction; and
The Proposed Project provides increased open space on the northern side
of the property, which will be screened from direct summer sun from the
South and will be able to provide additional shading for the onsite amenities.
Paved areas are broken up with landscaping and shaded foundation areas,
and high-efficiency windows also reduce the heat impact on the site.
D. Exceeds Standards. Provision of details and features that exceed the criteria and
standards specified in Sections 11-5-3, 11-5-5, 11-6-43, 11-6-4 (as applicable), 11-
7-3, 11-8-5, 11-8-6 and Chapters 30 through 34, where applicable; and
The Proposed Project exceeds standard requirements through enhanced
architectural, landscape, and site design. Foundation base calculations
exceed base requirements through use of averaging on all sides of the
buildings. Material quality and façade articulation including varied parapet
heights, brick and stucco banding, metal accents, glazing, and shade
canopies further elevate the project above baseline commercial standards.
E. Great Public Spaces. Details and features that create attractive, comfortable
environments for pedestrians; ensure safe, useful and well-integrated open or
public spaces; and include high quality amenities.
The Proposed Project includes well-designed public spaces that enhance
the pedestrian experience. The proposed hotel site will directly connect into
the existing pedestrian network, placing additional emphasis along the
eastern side of the site for the amenities adjacent to the multiple residence
building. The amenities provided for the multiple residence includes a sports
court, putting green, soccer field, in addition to a covered patio area which
includes BBQ grills.
Based on the above discussion, staff finds that the Proposed Project complies with
Criteria 1 required for approval of a BIZ overlay.
2. Address environmental performance standards outlined below:
a. Site selection criteria. Sites shall meet one or more of the following criteria.
i.
Redevelop and rehabilitate economically distressed properties (particularly
greyfield sites), damaged sites or environmentally contaminated ‘brownfield’ sites.
The project site is an infill parcel that is currently vacant.
The Proposed Project meets this Criteria.
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ii. Utilize areas with existing utility and transportation infrastructure and existing
community services. This criterion is preferred for higher density and higher
intensity development, when feasible.
The site has access to City of Mesa utilities and direct access to Rio Salado
Parkway and Cubs Way. Both of these roadways include detached sidewalks
that connect the proposed development to adjacent neighborhoods.
The Proposed Project meets this Criteria.
iii. Utilize locations within ½ mile of a planned light rail line or ¼ mile from an existing
or planned bus stop. This criterion is preferred for higher density and higher
intensity development, when feasible.
There is an existing westbound bus stop located on the east side of the
intersection of Rio Salado Parkway and Cubs Way, approximately 200 feet
from the Proposed Project. There is an existing eastbound bus stop on the
south side of Rio Salado Parkway, approximately 450 feet from the Proposed
Project.
The Proposed Project meets this Criteria.
b. Site design criteria. Designing the site to facilitate alternative modes of transportation
and to reduce onsite environmental impacts.
i.
Provide safe and secure storage for bicycles. For residential projects, safe and
secure bicycle storage areas shall be provided on-site for a minimum 15% of the
residents.
The proposed development includes bicycle racks for the hotel use, with
bike storage for 100% of the multiple residence use located interior to the
structure.
The Proposed Project meets this Criteria.
ii. Include priority location parking for low-emission vehicles in parking areas.
The Proposed Project does not include priority parking for low emission
vehicles.
The Proposed Project does not meet this Criteria.
iii. Provide priority location parking spaces for carpool or vanpool vehicles.
The Proposed Project does not include priority parking for carpool or
vanpool vehicles.
The Proposed Project does not meet this Criteria.
iv. Provide the number of parking spaces designed to serve a development site
consistent with the number of spaces required to meet the minimum parking ratio.
Parking spaces over the minimum number is discouraged.
Per Table 11-32-3.A of the MZO, 179 parking spaces are required for the
proposed development. The site plan submitted shows 159 parking spaces
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being provided on site. Since the applicant is requesting a parking
reduction, this request does not qualify via this criteria.
The Proposed Project does not meet this Criteria.
v.
For greenfield sites, protect or restore natural areas on site with native vegetation
to encourage biodiversity and for enjoyment by people. For previously developed
sites, restore areas with native or adapted vegetation to encourage biodiversity
and for enjoyment by people. The size of the space should be appropriate for the
size of the site and the activity level or use of the site.
Although the site is currently undeveloped, native vegetation was removed
many years ago with prior development done for a County Animal Shelter.
The landscape plan for the Proposed Project includes drought tolerant and
regionally appropriate plant species.
The Proposed Project meets this Criteria.
vi. Design the project to be energy efficient including, but not limited to, designed to
reduce summer heat gain, reduce winter heat loss, utilize day lighting strategies
and provide the opportunity for occupants to take advantage of renewable energy.
The design also mitigates the effects of solar exposure for users and pedestrians.
For purposes of this criterion, buildings that have efficient HVAC systems,
incorporate passive solar heating, cooling and day lighting strategies within an
efficient building envelope, as recommended by the Department of Energy's
Energy Efficiency and Renewable Energy (EERE) section, including buildings
designed to earn the EPA ENERGY STAR or designed to meet LEED™ Silver or
equivalent third-party criteria are considered to be energy efficient and no higher
standard shall be used
The architectural design proposed includes shaded entries at all pedestrian
entries, which help to mitigate the effects of solar exposure for employees
and visitors to the site. This increased shading of the windows also reduces
heat gain within the building.
The Proposed Project meets this Criteria.
c. Provide documented evidence that the building(s) will meet or exceed nationally
recognized environmental performance standards. For purposes of this criterion,
buildings that are designed to earn LEED™ Silver, Green Globes, and/or equivalent
third-party criteria, and no higher standard shall be required. Avoid sites considered
inappropriate, such as prime farmland, land identified as habitat for endangered
species, and wetlands or riparian areas associated with wildlife.
The building proposed for the site is not designed to LEED standards.
The Proposed Project does not this Criteria.
d. Utilize areas with existing utility and transportation infrastructure and existing
community services. This criterion is preferred for higher density and higher intensity
development, when feasible.
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The site is in close proximity to existing utility infrastructure and is located to
support the surrounding area of schools, commercial spaces and residential
areas with additional commercial uses.
The Proposed Project meets this Criteria.
e. Redevelop and rehabilitate economically distressed properties (particularly greyfield
sites), damaged sites or environmentally contaminated 'brownfield' sites.
While the site is not considered a greyfield or brownfield site, it is not operating
at its highest and best economic use. The development of this site will be a
positive economic benefit both within the immediate area as well as the larger
City of Mesa.
The Proposed Project meets this Criteria.
f. Utilize locations within ½ mile of a planned light rail line or ¼ mile from an existing or
planned bus stop. This criterion is preferred for higher density and higher intensity
development, when feasible.
The Proposed Project is near to a westbound bus station on Rio Salado
Parkway, located on the east side of the intersection of Rio Salado Parkway and
Cubs Way, with an eastbound route located across the street on Rio Salado
Parkway.
The Proposed Project meets this Criteria.
3. Provide documented evidence that the building(s) will meet or exceed nationally
recognized environmental performance standards. For purposes of this criterion, buildings
that are designed to earn Green Globes, LEED™ Silver, or to be in compliance with the
International Green Construction Code and/or equivalent third-party criteria, are
considered to be energy efficient and no higher standard shall be required.
The building proposed for the site is not designed to LEED standards.
The Proposed Project does not this Criteria.
Based on the above analysis, staff finds that the Proposed Project is consistent with the purpose
of a BIZ overlay as outlined in MZO Section 11-21. The BIZ overlay provides for variation from
the application of residential densities and other development standards to allow greater intensity
of development and encourage unique, innovative developments of superior quality.
The Proposed Project is a small, mid-block, urban infill parcel, which has been vacant for many
years. It is anticipated to demonstrate the unique, innovative design and superior quality required
by Section 11-21 of the MZO to justify the number of requested deviations.
Council Use Permit:
This request includes a Council Use Permit to reduce the minimum commercial floor area
requirements for projects which include residential uses in commercial districts per Section 11-
31-31 of the MZO.
Required: Multiple-story buildings
o 60% of the gross floor area (GFA) of all buildings is reserved for commercial use.
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o 65% of the ground floor of each building is reserved for commercial use.
o Maximum residential density is 25 du/ac.
Proposed: Multiple-story buildings
o 46% of the GFA is reserved for commercial uses.
o 52% of the ground floor is dedicated to commercial uses.
o Density of 12 units per acre.
Approval Criteria - Section 11-31-31(F):
1. Approval of the proposed project will advance the goals and objectives of and is
consistent with the policies of the General Plan and any other applicable City plan
and/or policies: The applicant is requesting a minor General Plan Amendment to change
the existing Placetype from Local Employment to Urban Center. If approved, the
proposed Project will comply with the General Plan, supporting the existing surrounding
commercial uses and by providing housing for Spring Training staff.
Entertainment and Recreation is identified as a principal land use, and multiple residence
is identified as a secondary use, and General Commercial is a principle zoning district
within the Urban Center Placetype. The focus of the Urban Center Placetype is to create
compact mixed use areas where many people live, work and play. Urban Centers are
typically located adjacent to transit or major arterials. Their Compact form supports
pedestrian-oriented development and vertical mixed-use. The project site is located on
the edge of the existing Regional Center for the Cub’s Sloan Park and associated spring
training facility and has been designed to be cohesively integrate with the existing facility.
By providing additional supporting uses to help to supplement the existing Regional
Center for the Cub’s Spring Training, the proposed project is consistent with the intent of
the Urban Center Placetype of the Mesa 2050 General Plan.
2. An acceptable Operational Plan in narrative form has been submitted for review
and consideration, which includes, but is not limited to, acceptable evidence of
compliance with all zoning, building, and fire safety regulations: The proposed Hotel
will function independently from the Multiple Residence and will be operated to their end
user’s normal conditions. The Proposed Multiple Residence will be utilized by the
Chicago Cubs’ Baseball teams as player housing for existing major and minor league
players to live in during their spring training as well as additional Fall League and other
related Baseball development schedules throughout the Cubs’ Organization.
3. Good Neighbor Policy which includes, but is not limited to, descriptions of
acceptable measures to ensure ongoing compatibility with adjacent uses which
shall include, but are not limited to, the name and telephone number of the
manager or person responsible for the operation of the facility; complaint
response procedures, including investigation, remedial action, and follow-up; and
litter control measures: The proposed Multiple Residence use includes a Building
Administrative office which will be operated by the proposed manager of the building to
operate within. Any proposed concerns or other elements that would need to be rectified
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can be brought to the Building Administrator. All proposed functions for the Multiple
Residence will occur on site, or directly to the east on the spring training facility.
4. Conformance with Development Standards: If the proposed Bonus Intensity Zone
Overlay is approved, the Proposed Project will be in substantial conformance with City
development standards, including landscaping, parking, and design guidelines.
5. Zoning District Intent: The property is zoned General Commercial and the intent of the
General Commercial district is to provide indoor retail, limited outdoor display and related
service-oriented businesses that serve a large surrounding residential trade area within
a 4- to 5-mile radius. Other supporting uses may include, but are not limited to,
commercial lodging, automotive, restaurant, and movie uses, as well as office uses and
public- and semi-public uses. The Proposed Project aligns with the intent of the General
Commercial district by providing new on-site destinations for lodging to support the larger
commercial area, as well as the multiple residence for players to support the existing
Spring Training Facility located directly to the east of the project site.
Approval Criteria - Section 11-70-6(D):
1. Approval of the proposed project will advance the goals and objectives of and is
consistent with the policies of the General Plan and any other applicable City plan
and/or policies: The applicant is requesting a minor General Plan Amendment to change
the existing Placetype from Local Employment to Urban Center. If approved, the
proposed Project will comply with the General Plan, supporting the existing surrounding
commercial uses and by providing highly specific housing for specific demographic.
Entertainment and Recreation is identified as a principal land use, where multiple
residence is identified as a secondary use, and General Commercial is a principle zoning
district within the Urban Center Placetype. The focus of the Urban Center Placetype is to
create compact mixed use areas where many people live, work and play. Urban Centers
are typically located adjacent to transit or major arterials. Their Compact form supports
pedestrian-oriented development and vertical mixed-use. The project site is located on
the edge of the existing Regional Center for the Cub’s Sloan Park and associated spring
training facility and has been designed to be cohesively integrate with the existing facility.
By providing an additional supporting uses to help to supplement the existing Regional
Center for the Cub’s Spring Training, the proposed project is consistent with the intent of
the Urban Center Placetype of the Mesa 2050 General Plan.
2. The location, size, design, and operating characteristics of the proposed project
are consistent with the purposes of the district where it is located and conform
with the General Plan and with any other applicable City plan or policies: If the
proposed Bonus Intensity Zone Overlay and Minor General Plan Amendment are
approved, the Proposed Project will be in substantial conformance with City development
standards, including landscaping, parking, and design guidelines. The proposed project
aligns with the intent of the GC zoning District, which is to provide indoor retail, limited
outdoor display and related service-oriented businesses that serve a large surrounding
residential trade area within a 4- to 5-mile radius.
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3. The proposed project will not be injurious or detrimental to the adjacent or
surrounding properties in the area, nor will the proposed project or improvements
be injurious or detrimental to the neighborhood or to the general welfare of the
City: The Proposed Project will not be injurious or detrimental to surrounding properties
or the welfare of the city. While the proposed use of the Hotel as well as the proposed
Multiple Residence will increase traffic compared to the existing vacant parking use, the
existing Roadway Section of Rio Salado Parkway has been designed to expeditiously to
move traffic through off peak hours. The proposed use is unlikely to create new trips
during spring training due to locating additional lodging near the stadium to reduce the
need to travel along Rio Salado Parkway during Peak Spring Training hours.
4. Adequate public services, public facilities and public infrastructure are available
to serve the proposed project: The applicant will be required to install necessary offsite
improvements and/or upgrades to support the Proposed Project. The applicant is working
with City of Mesa Parks and Recreation staff to create an enhanced landscape feature
along the length of the project’s frontage of Cubs Way as a part of their public access
easement.
Citizen Participation
The applicant conducted a Citizen Participation process, notifying surrounding property owners,
HOAs, and registered neighbors.
Required Notification:
Property owners within 1,000 feet, HOAs within ½ mile, and registered neighborhoods
within one mile of the subject site were notified of the public hearing.
Staff received general questions about the use during the Design Review Board process,
where concerns about the proposed traffic were raised. Staff will update the board on any
additional comments received after writing this report.
Conditions of Approval
Staff recommends approval of the rezone, Council Use Permit and Site Plan Review, subject to
the following conditions:
1.
Compliance with the final site plan as submitted.
2.
Compliance with all applicable City development codes and regulations.
3.
Compliance with all conditions of DRB25-00936.
4.
Installation of all off-site improvements and street frontage landscaping during the first
phase of construction.
5.
Compliance with the Plan of Operation and Good Neighbor Policy submitted.
6.
Prior to the submittal of any building permit, record a lot combination or a lot line
adjustment to combine APNs 135-38-001N and 135-38-001M.
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7.
Compliance with all City development codes and regulations, except the modification to
the development standards as approved with this BIZ Overlay as shown in the following
table:
Development Standards
BIZ Approved
Maximum Building Height –
MZO Table 11-6-3.A
65 feet
Minimum Setbacks to Building and
Parking Areas–
MZO Table 11-6-3.A
Front and Street Facing Side (adjacent
to Rio Salado Parkway)
Side and Rear adjacent to non-
residential district, per story
11 feet
7 feet (north side)
2.5 feet (east side)
2.5 feet (west side)
Required Landscape Yards –
MZO Section 11-33-3 (B)(2)(a)(ii)
Non-Single Residence Adjacent to
other Non-Single Residence Districts
0 Feet
Perimeter Landscaping –
MZO Table 11-33-3.A.4
Arterial Streets
Local Streets
0 Trees and Shrubs required
within the proposed landscape
yards
Required Parking Spaces by Use –
MZO Table 11-32-3.A
- Multiple Residence
1.29 spaces per unit (56 spaces)
Required Parking Spaces by Use –
MZO Section 11-32-3(D)
- Covered Parking
11 covered parking spaces on site
Minimum Private Open Space –
MZO Section 11-5-5(A)(3)(a) – Sizing -
Two and Three Bedroom Units
60 square feet of private open
space per unit
Minimum Private Open Space Above
Ground Level –
MZO Section 11-5-5(A)(3)(e)(i)(2) –
Minimum Width
5 feet wide
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Exhibits
Exhibit 1 - Presentation
Exhibit 2 - Ordinance
Exhibit 3 - Ordinance Map
Exhibit 4 - Vicinity Map
Exhibit 5 - Site Plan
Exhibit 6 - Minutes
Exhibit 7 - Submittal Documents