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Project Narrative
Rezoning (from RS-90 to LI/Light Industrial) (4.08 +/- acres),
Council Use Permit (RV/Boat Outdoor Storage) (14.36 +/- acres),
Minor General Plan Amendment (14.36 +/- acres)
Located at the southeast corner of Higley & Thomas Roads for the Mesa
Premier RV & Boat Storage facility.
APN: 141-38-048 and 047A
Prepared By:
Russell J. Skuse
Alveare, Inc.
10668 S. Monica Ridge Way Unit Z2
South Jordan, UT 84095
Phase II
Case #’s: ZON24-01027 & ZON24-0673
Phase I: Past Approvals
Case #: ZON21-00080
Case #: DRB21-01173
Case #: PMT22-18676
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Mesa, AZ September 3, 2025
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Development Team
Owner / Developer
R&S Development Group, LLC
6724 Epping Forest Way N
Jacksonville, FL 32217
ATTN: Clark Stahl & Ali Stahl
Email: allisonraustahl@gmail.com
Civil Engineer / Applicant
RS Consulting
Alveare, Inc.
10668 S. Monica Ridge Parkway Unit Z2
South Jordan, UT 84095
ATTN: Russell Skuse & Taylor Dahle P.E.
Email: rjskuse@gmail.com, taylordahle@gmail.com
Attorney
Pew & Lake, PLC
1744 S. Val Vista Drive, Suite 217
Mesa, AZ 8204
ATTN: Reese Anderson
Email: reese.anderson@pewandlake.com
Mesa RV II
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INTRODUCTION AND PROJECT OVERVIEW:
It is with great excitement that we propose the expansion of Mesa Premier RV & Boat
Storage Phase II, a beautiful new facility serving the RV & Boat storage needs for
residents of Mesa, Arizona and surrounding area. Specifically, this request is to add an
additional 4.08-acre parcel of excess land from ADOT to the already approved 10.28 acre
RV & boat storage facility approved by the City Council on January 9, 2023 via Case No.
ZON21-00080.
This Project Narrative describes both the existing conditions and approvals and the
addition of approximately 4.08-acres located at the southeast corner of Higley Road and
Thomas Road (a.k.a. NEC Loop 202 Red Mountain Freeway & Higley Road; hereinafter,
collectively, the “Property”). Specifically, we are requesting the following:
▪ Approval of a Minor General Plan Amendment for 14.36 +/- acres from the Local
Employment Center placetype, to the Industrial placetype.
▪ Rezoning of the 4.08 acre parcel from RS-90 (Single-family Residential) to LI (Light
Industrial) to allow the 4.08- acre expansion area to be combined with and developed
consistent with the already approved storage facility.
▪ Modification of an existing Council Use Permit (CUP) to include the additional 4.08
acre parcel, to allow for the development of a a 640-space outdoor recreational
vehicle (“RV”) and boat storage facility (the “Project”) in the LI zoning district. As
depicted in the provided site plan, the overall project will consist of 640-spaces, which
is comprised of 414 previously approved spaces (see Case No. ZON21-00080) and
226 spaces proposed in the 4-acre expansion area.
▪ Approval of the Site Plan and a Planned Area Development to approve the overall site
design, landscape plan, site screening, office building and other elements of the
Project.
In 1985, the City Council approved conceptual Light Industrial (LI) zoning on the property
under case number Z85-014. The conceptual zoning did not grant any development
rights to the property; thereby necessitating both the prior and this rezoning request.
PROPERTY DESCRIPTION AND SITE CONDITIONS:
The 4.08-acre parcel proposed as the expansion area was recently sold by the Arizona
Department of Transportation (“ADOT”) as excess right-of-way ("ROW") from the
construction of the Loop 202 Red Mountain Freeway and is not necessary for freeway
storm water retention (Sales No. L-C-147). ADOT will retain ownership and maintenance
of the adjacent channel and retention areas located to the south and west separating the
property from Loop 202 and S. Higley Rd.
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The excess Property is being coordinated with ADOT to ensure the remaining freeway
retention areas function properly with the existing drainage facilities.
Like the previously approved Phase I property, the 4.08-acre expansion area is not visible
(see provided photos) from the Loop 202 Red Mountain Freeway, and has only limited
visibility from Higley Road and the adjacent overpass.
The terrain of the Property varies from approximately 25-30 feet below the grade of the
Higley Road and Thomas Road intersection, rising eastward to approximately the same
grade as Thomas Road. This creates a natural screening of the Property, ideal for the
proposed RV and Boat Storage use.
The lower areas of the Property are significantly vegetated and will be landscaped
pursuant to City of Mesa requirements. The existing plant material will be salvaged where
possible, and additional landscape material and a decorative wall will be placed along the
Thomas Road frontage to assist in screening.
The area has varying terrain with numerous hills and small valleys, due to the proximity
of the Salt River, which is located approximately one mile to the northeast. The area is
dominated by industrial type uses, such as sand and gravel operations near the Salt
River, with scattered single-family residential uses. To the southwest is Falcon Field, and
flyovers are a common occurrence (which we fully support!).
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Adjacent uses and zoning (where applicable) are as follows:
South:
Retention areas for Loop 202 / Red Mountain Freeway
West:
Higley Road; further to the west is a sand and gravel operation, zoned GI
(Heavy Industrial). Sand and gravel operations are also located at the
southwest corner of the Loop 202 and Higley Road.
East:
Vacant / undeveloped area, zoned PEP
North:
Thomas Road, with an Industrial / Commerce Park zoned LI (PAD) and
scattered industrial (zoned LI) and large-lot residential (zoned RS-90) uses
PROJECT OVERVIEW:
A Pre-Submittal meeting was held for Phase II of the project on November 2, 2023, under
Record ID #PRS23-00876. As previously noted, Phase I was approved by the City
Council on January 9, 2023 via Case No. ZON21-00080.
With the addition of the 4-acre parcel, the entire property is designed to capture and
complement the natural beauty of the surrounding area. Existing vegetation and
materials are incorporated into the design, and the natural terrain of the property will be
maintained.
The overall design of the expansion area will be consistent with the Phase I approvals
while enhancing the landscaping along Thomas Road, Higley Road and Loop 202 is of
high-quality and very aesthetically pleasing. The intended goal is to create a “park-like”
setting where area residents are proud to visit and store their toys.
Mesa Premier RV & Boat Storage facility has been designed per the City of Mesa “Quality
Development Design Guidelines” and other design criteria and guidelines, as discussed
throughout this Project Narrative.
Customers entering the site from Thomas Road, will first encounter an on-site 1,571
square foot office, designed with 360-degree architecture that includes a reception area,
a viewing/waiting area with tables and chairs, lavatories, a wash station, air/water
services and dump station (when sewer is available) interior to the project. Caretaker
quarters are not presently proposed but may occur if needed.
The Mesa Premier RV & Boat Storage facility will provide safe and secure outdoor storage
for operational recreational vehicles and vessels. All vehicles must be well maintained
and in good operational condition. Storage of inoperable vehicles will not be allowed nor
will onsite major vehicle repairs (other than routine maintenance).
Access to Phase II of the Property is planned via the approved Phase I plans onto Thomas
Road, towards the eastern end of the Property offset from the 54th Street roadway
intersection.
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This entrance to the facility will be gated/controlled, with card access, designed with
ample space for queueing and a turnaround area. No additional roadway dedications or
improvements are anticipated along Thomas Road, currently built as a minor arterial with
two paved lanes in each direction, a continuous center turn lane, detached sidewalk, and
streetlights.
Shade canopies are proposed for the storage spaces consistent with existing approvals,
many of which are “solar ready”, depending on location and angle, and as approved by
the Mesa Falcon Field Airport regarding any concerns with reflectivity.
ECONOMIC IMPACT:
The southeast corner of Higley and Thomas Roads, makes this Property a prime location
for low intensity uses such as RV and boat storage. That corner is subject to limited
visibility, having low topography beneath adjacent major roadways and a freeway. These
constraints limit the desirability viability for typical industrial buildings. The low traffic
demand supports new growth to the north for other employment-based uses outline in the
Mesa 2050 General Plan.
An internal market analysis indicates that there is a shortage of RV and boat storage
facilities in the surrounding area, with less than 200 spaces available within an 8-mile
radius, all of which are currently occupied. There are over a dozen RV and boat sales
establishments within a 10-minute drive of the Property along Main Street. The Project
intends to support that strong economic sales industry with a storage facility located
outside of the sales corridor. The location follows the General Intensity 2050 map in the
Mesa 2050 General Plan.
An Economic and Fiscal Impacts report, prepared by the well-respected local economist
Rounds Consulting Group, indicates the initial and long-term positive economic impact of
the proposed storage facility. The executive summary (emphasis added) indicates the
following:
“The proposed RV & Boat Storage facility will produce significant economic activity
for the City of Mesa and generate sizeable new tax revenues for public
expenditures. Not only will the project generate impacts because of the initial
investment and construction of the facility (construction impact), but the project will
also produce significant ongoing impacts during annual operations (operations
impact).”
A summary of the economic and fiscal impacts is as follows:
Summary of Economic and Fiscal Impacts
Construction 1
Operations 2
Jobs 3
63
8
Wages 4
$3,980,200
$382,300
Economic Output 5
$9,720,300
$1,144,300
Tax Revenues 6
$27,400
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1) Total impact from the initial investment and construction
2) Annual impact from operations once at full capacity in Year 4
3) Total direct, indirect, and induced full-time equivalent jobs
4) Total direct, indirect, and induced wages
5) Total direct, indirect, and induced economic output
6) Total primary and secondary City of Mesa tax revenues.
Note: In 2020 dollars. May not sum to totals due to rounding.
Further, the report states the following regarding additional positive impacts of the
proposed facility:
“In addition to the impacts, the storage facility will generate additional economic
activity and tax revenues for the city due to customer flow from other parts of the
metro area. For instance, customers of the RV & Boat Storage will utilize nearby
gas stations, service shops, and purchase recreational vehicles from local dealers.
The new sales that are created by customers of the RV & Boat Storage facility
allow for local businesses to expand their operations and generate additional tax
revenues for the City of Mesa beyond what is calculated in this analysis.
Local recreational vehicle dealers have also expressed that a growing concern for
prospective buyers is a shortage of storage in Mesa. Additional storage facilities
will help ease this concern and foster new taxable sales similar to the previous
example.
Thus, the overall impact on the city is likely to be 10% to 15% higher than what is
tabulated.”
The Project will result in 5 employees of the storage facility with an average $40,000
annual salary and an additional 3 indirect employees supporting the facility with an
average $56,000 annual salary. This represents a respectable wage for high-quality,
long-term employment outlined in the adopted goals, policies and objectives of the Mesa
2050 General Plan, as discussed later in this Narrative.
A copy of the final report, dated December 17, 2020, was provided with the initial submittal
and is included with this re-submittal.
REZONING:
The request for LI ("Light Industrial") zoning for Phase II is consistent with the approved
Phase I rezoning, council use permit and design review by means of; ZON21-00080,
DRB21-01173 and conforms with the proposed General Plan 2050 Industrial placetype.
The purpose of the LI zoning district is for land that “can be used to buffer General
Industrial uses from other less intense uses. This district also provides for a full range of
commercial activities…” We note that due to proximity to the Falcon Field Airport, the
Property is located within the Airport Overflight Area Three (“AOA 3”) of the Airfield
Overlay District.
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As proposed, the request for the LI zoning district and the proposed Mesa Premier RV
and Boat Storage facility meets this purpose statement, is consistent with this overlay
designation, and is providing a well-designed and landscaped facility.
Further, the location is not conducive to more intense, light industrial uses that generally
require visibility, generate traffic, and require significant grading to accommodate larger
buildings. The Property is certainly not conducive for residential under the existing single-
family RS-90 zoning due to the adjacent roadways and being subject to significant
overflights from the nearby Falcon Field. We are extremely proud to provide any support
we can to our military!
We also note that a Council Use Permit (“CUP”) is required to allow RV and boat storage.
This application includes a request for a CUP, as well as for Site Plan approvals, as
discussed further in this Project Narrative.
Development Standards:
The development standards of the proposed LI zoning district are all maintained or
exceeded with the Project. A comparison between the LI standards and the proposed
development are as follows:
Standard
LI (Light Industrial)
Development Standard
As Proposed
Minimum Site Area (acres)
1.0
4.08
Minimum Lot Width (feet)
100
100
Minimum Lot Depth (feet)
100
100
Maximum Lot Coverage (%)
90
90
Maximum Height (feet)
40
13
Front & Street-Facing Side (feet)
15 (adjacent to arterial)
15
Interior Side & Rear (feet) –
Adjacent to RS zoning
1’ setback / 1’ height,
minimum 20
20
Interior Side & Rear (feet) –
Adjacent to GI & LI zoning
0
0
Minimum Separation between
Buildings
0
0
In addition, the project will comply with the existing approved Phase I requirements for a
CUP, the Quality Development Design Guidelines, as well as other requirements and
development criteria related to storage identified in the Mesa Zoning Ordinance ("MZO").
COUNCIL USE PERMIT (CUP):
Per Table 11-7-2 of the MZO (Employment Districts/Use Regulations), a facility zoned LI
that proposes outdoor storage of recreational vehicles and boats requires a Council Use
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Permit (“CUP”). The criteria for the approval of a CUP are noted under Section 11-70-6
of the MZO, which states that a CUP shall only be granted if the project conforms to all of
the following criteria.
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.
Mesa 2050 General Plan
As shown below, the Mesa 2050 General Plan currently designates the Property as a
Local Employment Center placetype.
Our request is to change the General Plan Local employment Center Placetype to the
Industrial placetype, as shown in the graphic on the next page:
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The Mesa 2050 General Plan states that industrial areas are intended for high-
intensity industrial activities, including warehousing and storage. The General Plan
specifies that Industrial areas should have excellent access to arterial roadways and
freeways, so that heavy truck traffic and distribution needs should be accommodated.
The Industrial placetype plays an important role in the City’s employment base. The
General Plan also specifies that industrial areas should employ mitigation strategies
to ensure uses that are compatible with other commercial or residential areas. One
of the Principal Land Uses in the Industrial placetype is warehousing and storage.
This proposed use meets the vision for the Industrial placetype described in the 2050
General Plan. Located at the intersection of a Freeway off-ramp, and two arterials
(Thomas and Higley), the placetype is appropriate for the proposed use at this location
that encompasses the already approved RV and boat storage project. Finally, as
noted previously, the approved RV and boat storage area contains a wall and
landscaping along Thomas Road to mitigate the visual effects of the property along
the Thomas Road frontage. Along the 202 Freeway frontage, the varied topography
of the site itself provides natural visual mitigation. The site is barely perceptible from
the 202 Freeway and is not even visible until a motorist has exited off the freeway and
is waiting for the light at Higley Road.
The Growth Strategy for this property is Evolve, as shown below on the Mesa 2050
General Plan Growth Strategy Map.
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Industrial placetypes with an Evolve growth strategy include: 1) areas with vacant or
underutilized land that can support new development; 2) older development with
structures nearing the end of their lifespan, and/or 3) blighted land. Industrial
properties with the Evolve growth strategy are encouraged to redevelop with uses that
support investment in the area, elevate the quality of the urban environment, and
bolster economic development. Industrial areas should be of high-quality design and
provide smooth transitions between land uses. The proposed project will be
consistent with the Industrial/Evolve property on the west side of Higley Road. There
are no residential neighbors that require buffering, and this proposed use will be an
excellent use of this bypassed, remnant ADOT property. The economic benefits of this
project have been previously discussed in this narrative.
For the reasons outlined above, this CUP modification request is consistent with the
City of Mesa 2050 General Plan.
Falcon Field Sub-Area Plan:
The Property is also located within the Falcon Field Sub-Area Plan, adopted by the
City of Mesa on April 2, 2007, states that it has an “aviation driven focus…” The
proposed rezoning to LI, and the non-residential and low-occupancy nature of the
proposed RV and boat storage facility, serves to maintain this focus. In addition, we
received a Determination of No Hazard to Air Navigation on March 13, 2023 from the
FAA and submitted with PMT23-12551 for Building Plan permitting.
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The Property is designated for Light Industrial land uses, depicted below:
The Falcon Field Sub-Area Plan notes the following “Image Building Strategies” which
are exemplified with this proposal as follows:
IB-1. Scenic Vistas: “The northern portion of the subarea is blessed with views
of Red Mountain and the natural desert. The vast majority of this view shed should
be maintained as unobstructed views north of the Red Mountain Freeway (Loop
202) for the benefit of visitors, existing development, and future development…”
The proposed RV and boat storage facility will continue to render much of the Property
below the grade of the adjacent roadways and certainly below the views of Red
Mountain and surrounding areas. The maximum height of any structure (13-feet for
the shade canopies) will not adversely interfere with these views for existing and
proposed development.
IB-4. Landscape Design Guidelines: Establish and implement sub-area specific
landscape design guidelines for streetscape, gateway areas, public, and private
property throughout the sub-area…”
While we are not aware of any specific landscape design guidelines related to the
Falcon Field Sub-Area Plan, the proposed development utilizes existing mature
vegetation where appropriate, and supplements landscaping along the perimeter of
the Property to provide for substantial site screening.
PROPERTY
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Further, the Falcon Field Sub Area Plan provides the following statements which
support both the rezoning and the proposed RV and boat storage use:
“Future land use designations within the Sub-Area, as established by the Mesa
2025 Land Use Plan, have some potential compatibility issues north of Loop 202
between the Higley Rd and Greenfield Rd alignments…”
We note that at the time of the approval of the Falcon Field Sub-Area Plan, the Mesa
2025 General Plan designated the Property as Business Park. The Falcon Field Sub-
Area Plan specifically recommends changing the land use type from Business Park to
Light Industrial.
“Slightly less than half of the land area with the R1-90 zoning designation is located
adjacent to Loop 202 on the north and south sides between Higley Road and
Recker Road… the overwhelming majority of this R1-90 land is vacant and zoned
inconsistent with the Mesa 2025 Land Use Plan [and the Mesa 2040 General
Plan]."
While these R1-90 districts are not located within the primary impact areas of the
airport, some of these vacant lands are close enough to potentially generate
complaints. Furthermore, the portions of R1-90 districts adjacent to Loop 202
interchanges and more intense zoning districts are ideally suited for employment
generating uses – some of which might provide retail, services, and entertainment to
area businesses, employees, and the region.
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.
MZO Section 11-7-1: Purpose: “Employment Districts” (including the requested LI
zoning district)
(1) Designate land for industrial, office, and research and development use to
provide a range of employment opportunities in Mesa.
(2) Provide for the appropriate location of businesses that may have the potential
to generate off-site impacts, while providing compatibility in use and form.
(3) Provide appropriate buffers between employment and residential uses to
preserve both employment feasibility and residential quality; and
(4) Provide diverse options for types of employment-oriented areas, ranging from
landscaped sites in campus-like settings, to mixed-use commercial and
industrial areas, to industrial-only areas, to sites that are still well designed, but
convey a minimalist or utilitarian approach, the entire range of which may
contribute to providing the appropriate context for a successful business
environment.
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MZO Section 11-7-1B.2: Specific purpose of the LI zoning district
Provide areas for limited manufacturing and processing, wholesaling, research,
warehousing, and distribution activities take place within enclosed buildings, with
restricted accessory outdoor storage as needed to support the primary uses. Light
Industrial areas can be used to buffer General Industrial uses from other less
intense uses. This district also provides for a full range of commercial activities,
generally on a limited scale, including high-impact commercial uses, outdoor
display and outdoor sale. Individual developments include well-designed buildings
on sites that may or may not have campus-like settings, and areas visible to the
general public include well-designed landscape areas.”
The requested RV and boat storage facility conforms to the LI zoning district, and, as
noted in CUP criteria #1, advances the Industrial placetype and Evolve growth
strategy.
3) The proposed project will not be injurious or detrimental to the adjacent or
surrounding properties in the area of the proposed project or improvements in
the neighborhood or to the general welfare of the City.
The natural features of the Property, such as the existing topography, will not be
injurious or detrimental to adjacent or surrounding property owners as the terrain and
plant materials which serve as buffers to preserve the views and aesthetics.
Further, the adjacent property owner to the south and west is ADOT, which maintains
a drainage and retention area between the Property and Loop 202/Higley Road. Other
properties in the area are separated from the Property by either Loop 202 on the south,
Higley Road on the west, or Thomas Road along the north and east. The property
directly to the east is zoned Planned Employment Park (“PEP”).
As a final comment, the owner has significantly cleaned up the Property since its
purchase, eliminating and thinning dead and overgrown plant materials, removing
trash, and removing previous opportunities for unwanted encampments.
4) Adequate public services, public facilities and public infrastructure are
available to serve the proposed project.
The Property and proposed use have excellent access to Thomas Road via an
existing driveway. Thomas Road is paved adjacent to the Property, with two lanes in
each direction, a continuous center turn land, and curb, gutter and detached sidewalk.
RV and boat storage facilities have notoriously low traffic generation, and it is not
expected that the Project will have any impact on Thomas Road.
The Project will provide water services via a connection to an existing 16” DIP
waterline in Thomas Road and install a looped system if required by the City of Mesa.
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In regard to wastewater service, the City of Mesa notes that the area requires a lift
station, which is expected to be constructed in the 2024 bond cycle; therefore, the
Project will be served by an onsite septic system until sewer is available pursuant the
approved, executed and recorded Development Agreement (2023-0061470).
Further, as a non-residential use, the proposed development has no impact on public
facilities such as schools, libraries, etc.
SITE PLAN & PLANNED AREA DEVELOPMENT:
Both the Site Plan, and Planned Area Development requests are designed to be
consistent with past approvals (ZON21-00080, DRB21-01173 and PMT22-18676) for this
project. We have taken great care in the design of the site, with consideration of the
existing topography and mature vegetation, drainage, access, and trying to maximize the
limited available land.
Included in these considerations are the adopted “Quality Development Design
Guidelines” and other development standards and requirements of the MZO. This
attention to detail is evidenced in the site plan, landscape plan, office exhibits and other
provided information regarding the design of the Property and its proposed use as a RV
and boat storage facility.
Site Plan & Planned Area Development Review:
As noted throughout this Project Narrative, the Property has significant topographic
constraints, the Property drops rapidly from east to west, with an over 20-foot difference
in grade. Simply “flattening” the Property doesn’t work, as there is a large open drainage
channel on the adjacent ADOT property; the type of retaining walls that would be needed
are cost prohibitive.
Nonetheless, we believe that the site plan can be designed aesthetically pleasing and
functional for an outdoor storage use, such as the proposed Mesa Premier RV and Boat
Storage facility. It is uniquely capable of working with the existing topography with
minimal grading and using the topography for screening of portions of the Property.
In addition to this “natural” screening, an 8-foot-high wall plus landscaping will be placed
along the Thomas Road frontage. Additional screening and landscaping are unnecessary
for Higley Road, which rises above any obstructed views with the adjacent overpass. A
landscape plan – both in color and in black & white – is included with this submittal.
The entire property is designed to capture and complement the natural beauty of the
surrounding area. Existing vegetation and materials are incorporated into the design, and
the natural terrain of the property will be maintained. The office, security walls, signage,
and overall design is of high-quality and very aesthetically pleasing. The intended goal
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is to create a “park-like” setting where area residents are proud to visit and store their
toys.
The Overall Project (Phase I & Phase II) proposes 640-storage spaces of six (6) different
sizes for recreational vehicles and boats:
▪ 11’ x 30’ (70 spaces)
▪ 11’ x 40’ (4 spaces)
▪ 11’ x 45’ (39 spaces)
▪ 12’ x 25’ (12 spaces)
▪ 12’ x 35’ (509 spaces (7 ADA))
▪ 12’ x 50’ (6 spaces)
Total = 640 spaces
Shade canopies are proposed for the interior storage spaces only while excluding spaces
along the perimeter of the development; these will have a maximum height of
approximately 13-feet (for a 45-foot-long space), less height for shorter spaces. We note
that a portion of the shade canopies may be “solar ready”, depending on location and
angle, as approved by the Mesa Falcon Field Airport regarding any reflectivity.
Stored vehicles along the perimeter of the development will meet the setback
requirements of Section 11-30-7 of the MZO, which requires a 1:1 setback / height ratio.
Access to the approximately 14.36-acre Property will be via an existing driveway off
Thomas Road (offset from 54th Street) as approved with PMT22-18676. This Project
access will be gated, with sufficient turn-around area to meet City of Mesa requirements.
Interior to the site and adjacent to the vehicular entrance is the proposed 1,571 square
foot office building.
Quality Development Design Guidelines compliance:
The Quality Development Design Guidelines (“Guidelines”) adopted by the City of Mesa
in December 2019, are “intended to support the goals and policies of the 2040 Mesa
General Plan and supplement the provisions of the MZO. These principles and guidelines
apply to all development types and planning areas within the City. This includes
proposals for new development and redevelopment of sites, including exterior alterations
to existing buildings…” These guidelines are intended to clarify expectations and set
clear objectives regarding quality development for developers and architects as they
design their projects. They are also intended to assist City staff and decision-makers in
evaluating projects…”
As a new development, proposed for LI zoning, these guidelines have been reviewed and
incorporated into the proposed Project. Guidelines and criteria specifically related to
“storage” are noted in both the Commercial and Industrial chapters of the Guidelines.
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Commercial guidelines (Chapter 4) applicable to the proposed development and to
storage, which are also not included within the Industrial chapter, are noted below.
Quality Development Design Guidelines Section 4.A.4.f: “Use landscaping to
screen less-desirable areas from public view (i.e., trash enclosures, parking areas,
storage areas, loading areas public utilities, and mechanical equipment).”
As shown on the preliminary landscape plan, extensive landscaping is provided
throughout the development, with an emphasis along the Thomas Road frontage, which
is the most-visible property line due to the existing topography and adjacent ADOT
drainage facility. In addition, pursuant meetings with staff and the councilperson,
landscaping has been extended to the intersection of Higley Road, to Loop 200 and our
southern boundary adjacent to the ADOT drainage facility.
Quality Development Design Guidelines Section 4.A.7.a: “Loading, storage, and
service facilities must be screened from public view. Screening materials, colors, and
finishes should be designed as an integral part of the site architecture. Landscaping
or other methods of screening may also be utilized.”
As noted above, screening of storage areas, such as landscaping and perimeter walls,
are complementary to the overall project design and all storage areas are screened to the
extent possible given the existing topography of the Property and its relationship to the
perimeter streets.
Industrial Guidelines (Chapter 5) applicable to the proposed development and to storage,
which are not also included within the Commercial chapter, are noted below. The
guidelines address development criteria such as Site Design (building placement and
orientation, parking, loading, and vehicular access, landscaping and shading, and exterior
lighting) and Architectural Design (including design, entrances, massing and scale,
façade articulation, materials and colors, signage, and service areas and utilities).
The design of the Project, as demonstrated with the submittal materials and exhibits
utilizes the above criteria in regard to landscaping and shading, vehicular access, the
entrance, exterior lighting, and other design elements. Given the “open” nature of this
project and only one, 1,571 square foot building, not all of the guidelines for site and
architectural design apply as they would to the scale of a more traditional industrial use
(such as building placement and orientation, massing, and façade articulation).
Quality Development Design Guidelines Section 5.A: “Industrial developments
should be designed to minimize potential visual impacts due to its scale, location of
industrial/mechanical equipment, and outdoor storage. These visual impacts can be
mitigated through proper site planning and the placement and design of buildings,
screen walls, and landscaping.”
Quality Development Design Guidelines Section 5.A.3 (Landscaping and Shading):
“Open spaces on industrial developments are necessary to accommodate retention
Mesa RV II
Mesa, AZ September 3, 2025
Page 18 of 21
needs and enhance the overall quality of the development. Furthermore, landscaping
and programming of the open space serves employees, visitors, and neighbors on
nearby lots by creating attractive environments. Landscaped open spaces improve
morale and create comfortable, outdoor places, which encourages healthy lifestyles.
All new developments should include usable outdoor open space. “Human-scaled”
development that incorporates site design and amenities such as courtyards, plazas,
shaded arcades and functional landscaped areas that link adjoining buildings and take
advantage of outdoor as well as indoor space is encouraged. These features can be
located in areas with recessed facades or setbacks in excess of minimum standards.
These areas may be designed for use by employees and/or customers. Pedestrian
features such as benches, tables, fountains, artwork, and landscaping should be
incorporated as focal points or relaxation areas for industrial developments.”
The site has been designed to work with the existing contours of the Property, with the
goal to minimize grading and take advantage of the natural screening.
The proposed storage facility also incorporates significant landscaping throughout the
storage areas. Note an emphasis at the southwest corner, which is used in part for
retention by the Project and also ADOT for Loop 202. Just offsite is part of a drainage-
way that also has significant mature landscaping. The onsite area will be cleaned up of
dead/dying and poor-quality plant material so that the remaining plants can better thrive.
Additionally, and where possible, plant materials will be salvaged and relocated to other
areas of the development.
In addition, the project complies with the Quality Development Design Guidelines, as well
as other requirements and development criteria related to storage as listed in Sections
11-7-3, 11-22-1, 11-30-7, and 11-33-5 of the MZO.
Section 11-7-3 of the MZO addresses the development standards applicable to projects
within the LI zoning district. As demonstrated earlier in this Project Narrative, the
proposed Project meets or exceeds all the applicable development standards of the LI
zoning district, as well as the applicable requirements and recommendations of
Subsection B (Site Planning and Design Standards), such as Character and Image,
Massing and Scale, Building Entrances, Access, Circulation and Parking, and Materials
and Colors. Many of these requirements and recommendations are the same or similar
to those of the Quality Development Design Guidelines.
MZO addresses outdoor storage in Section 11-30-7, identifying where it is
permitted/prohibited and design objectives such as screening and setbacks. Open
storage of vehicles outside of a building (considered collectively as a general activity) for
more than 24 hours must conform to the standards of this Section.
Section 11-30-7 (Outdoor Storage)
Design objective: Maintain an attractive environment for the community, adjacent
businesses and residents while allowing open storage of goods, materials, machines,
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Mesa, AZ September 3, 2025
Page 19 of 21
equipment, and vehicles or parts when necessary for business purposes in specific
locations.”
Through screening and significant frontage landscaping our intent is to enhance the
Property and streetscape, and through proper site plan design, take advantage of existing
topography.
Table 11-30-7 (Open Storage Regulations by District and Location) states that outdoor
storage is permitted within the LI zoning district, but that it cannot be placed in front or
street-facing side yards. Within our Project, no storage occurs within these yards (defined
as the setback area).
The Project also meets the screening and setback requirements of this Section, by
providing a combination screening berm/wall of at least 8-feet in height, landscaping
outside and inside of the berm/wall, and meeting the applicable storage setback/height
ratio of 1:1.
Section 11-33-5 (Foundation Base)
All buildings shall provide a foundation base of plant materials such as trees, shrubs,
ground covers, and/or accent plants and hardscape such as decorative pavement
adjacent to the exterior walls of any buildings, and that pedestrian areas and building
entrance plazas should include shading with trees and shade structures.
The Project meets this requirement, as indicated on the preliminary landscape plan
included with this submittal.
Section 11-22-1 of the MZO addresses the purpose of the Planned Area Development
Overlay as demonstrated earlier in this Project Narrative, the proposed Project meets or
exceeds all of the applicable development standards for the PAD Overlay while providing
equivalent or superior standards.
Section 11-22-1 (Planned Area Development Overlay District)
The purpose of the Planned Area Development Overlay (PAD) District is to permit
flexibility in the application of zoning standards and requirements where it can be
demonstrated that the proposed development provides equivalent or superior
standards in a creative way to meet the intent of the underlaying zoning district
and general plan. This overlay district allows for innovative design and flexibility in
projects of sufficient size that are planned for development as a cohesive unit and
may also be used to organize a development in phases by using conceptual
development plans and deferring specific site plan approval to a future date. The
intent of this district is to provide for creative, high-quality development
incorporating:
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Mesa, AZ September 3, 2025
Page 20 of 21
The following Table and Alternative Design Requests detail the Required MZO Standard
and the Proposed deviations from that standard.
As previously demonstrated, due to the topographic constraints, ADOT drainage and
excess right-of-way; the Project optimized the site through minimizing grading impacts,
addressing drainage requirements and limiting extreme retaining wall heights. Our client
is requesting approval of the minor offsite grading on both ADOT and the City of Mesa
property for design purposes and excessive cost to the Project. The alternatives
proposed are due to the existing ADOT drainage facility that was left incomplete, altering
the development of our property together with the surplus right-of-way that was
relinquished to the City if Mesa and sold to R&S Development Group LLC for the Project.
The request for alternative design considerations is not self-imposed, they are
unavoidable due to existing conditions while not compromising the Quality Development
Design Guidelines. The deviations are indicated on the site plan as referenced by staff
and we respectfully request to be approved with the Site Plan review by means of the
Planned Area Development Overlay.
Planned Area Development Modifications
Through carefully design considerations, deviations for wall height of eight feet (8’)
where three and a half feet (3.5’) is max adjacent to a right-of-way(s), reducing the
landscaping to five (5’) where thirty (30’) is required, and eliminating the
Mesa RV II
Mesa, AZ September 3, 2025
Page 21 of 21
landscaping requirements adjacent to right-of-way(s) on both the west and
southern property boundaries based on the off-site grading (per plan) with
landscaping (Higley frontage) and natural hydroseeding being designed into the
Project, described above and shown on the Site/Landscaping Plans accordingly.
CONCLUSION
As provided by this Project Narrative, as well as the exhibits and plans submitted to the
city, the request for Rezoning, modification of a Council Use Permit, and Site Plan
approval meets all of the necessary criteria set forth in the Mesa 2040 General Plan, Sub-
area Plans, and Mesa Zoning Ordinance for the Light Industrial Zoning and a Boat and
Recreational Vehicle Storage facility.
Mesa Premier RV & Boat Storage will utilize a parcel location with constraints that limit
developing traditional industrial buildings. The location outside of the sales corridor along
Main Street is optimal to support the strong RV and boat sales industry within Mesa, AZ.
The Project will provide a needed storage facility to meet growing customer demands of
residential neighborhoods with limited storage options.
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BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
GHL
GHL
GHL
GHL
GHL
GHL
GHL
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
BB
BB
BB
BB
AV
AV
AV
AV
AV
AV
LS
AV
AV
AV
AV
AV
LS
AV
AV
AV
AV
AV
LS
AV
LS
AV
AV
AV
AV
AV
AV
AV
AV
BPV
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
OCO
OCO
OCO
OCO
OCO
GBC
GBC
OCO
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
MGT
MGT
MGT
MGT
MGT
MGT
MGT
ARG
ARG
ARG
ARG
AGA
AGA
AGA
AGA
AGA
AGA
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
OCO
OCO
OCO
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
GBC
GBC
GBC
GBC
GBC
GBC
GBC
GBC
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
AGA
MGT
MGT
MGT
MGT
STR
STR
STR
STR
STR
STR
PPP
PPP
PPP
PPP
PPP
SVT
SVT
BUL
BUL
BUL
BUL
BUL
BUL
BUL
BUL
BUL
BUL
BUL
BUL
STR
STR
STR
STR
STR
STR
STR
STR
STR
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
MGT
MGT
MGT
GDS
ICE
GDS
GDS
GDS
GDS
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
PPP
PPP
PPP
SVT
SVT
SVT
MGT
GDS
GDS
GDS
BUL
BUL
BUL
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
PPP
PPP
PPP
PPP
MES
MES
PAY
PAY
PAY
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
YUC
BUL
BUL
BUL
BUL
BUL
PAY
PAY
PAY
PAY
PAY
PAY
PAY
GDS
GDS
GDS
MGT
BUL
BUL
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
PPP
PPP
PPP
PPP
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
PAY
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
ICE
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
OCO
BB
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
BB
BB
BB
BB
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
BB
BB
BB
CRE
CRE
CRE
CRE
CRE
BB
BB
BB
BB
BB
CRE
CRE
CRE
CRE
CRE
CRE
CRE
BB
BB
BB
BB
BB
BB
BB
BB
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
PAY
PAY
PAY
PAY
PAY
PDC
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
FOT
OCO
MES
PDC
PDC
PDC
PDC
BPV
BPV
BPV
FOT
MES
MES
MES
PDC
PDC
PDC
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
CRE
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
BB
MES
MES
MES
MES
MES
MES
BB
MES
0
50'
100'
SCALE: 1" = 50'
THOMAS ROAD
HIGLEY ROAD
1.
LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR VERIFYING QUANTITIES OF
ALL MATERIALS FOR BIDDING AND INSTALLATION PURPOSES. IF
DISCREPANCIES EXIST, THE PLAN SHALL DICTATE QUANTITIES TO BE USED.
2.
OMIT WEED BARRIER FABRIC FROM ALL ROW TREE PLANTING AREAS.
3.
PLANT MATERIAL TO BE INSTALLED PER PLANT LEGEND. IF SUBSTITUTIONS
ARE WANTED, PROPOSED CHANGES MUST BE SUBMITTED TO THE
LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO PLANTING.
4.
TOPSOIL TO BE IMPLEMENTED AT THE FOLLOWING DEPTHS:
4.1.
6" DEPTH IN ALL PLANTER BED AREAS
4.2.
4" DEPTH IN ALL TURF SOD AREAS
4.3.
4" DEPTH IN ALL NEW SEED AREAS.
4.4.
2" DEPTH IN ALL RESTORATION AREAS THAT WERE PREVIOUSLY
VEGETATED.
5.
EDGING SHALL BE IMPLEMENTED BETWEEN ALL VARYING LANDSCAPE
MATERIALS SUCH AS TURF GRASS AND BARK MULCH, BARK MULCH AND ROCK
MULCH, TURF GRASS AND BROADCAST SEED, ETC. EXACT TYPE OF EDGING
SHALL BE INDICATED ON THE PLANS. IF NO EDGING IS INDICATED ON THE
PLANS A 6" X 6" SLIP FORMED, SQUARE CONCRETE CURB SHALL BE USED.
6.
LANDSCAPE ROCK AND BARK MULCH COLOR AND TYPE TO BE APPROVED BY
OWNER. SUBMIT SAMPLES FOR APPROVAL PRIOR TO INSTALLATION. MULCH
MATERIAL SHALL BE IMPLEMENTED IN ALL PLANTER BED AREAS INDICATED
ON THE PLANS AT THE FOLLOWING DEPTHS:
6.1.
SHREDDED BARK MULCH : 4"
6.2.
1-2" DIAMETER FRACTURED STONE : 4"
6.3.
2-4" DIAMETER FRACTURED STONE: 4"
6.4.
1-2" COBBLE MULCH: 4"
6.5.
2-4" COBBLE MULCH: 6"
6.6.
PULL MULCH MIN. OF 3" AWAY FROM BASE OF ALL PERENNIALS AND
SHRUBS AND MIN. 6" AWAY FROM ALL TREES.
7.
INSTALLATION SHALL COMPLY WITH ALL NATIONAL, STATE AND LOCAL LAWS
AND ORDINANCES.
8.
ALL MATERIALS SHALL BE NEW AND WITHOUT FLAWS OR DEFECTS OF THE
QUALITY AND PERFORMANCE SPECIFIED, AND SHALL MEET THE
REQUIREMENTS OF THIS SYSTEM. USE MATERIALS AS SPECIFIED, NO
SUBSTITUTIONS SHALL BE PERMITTED WITHOUT WRITTEN PERMISSION OF
THE OWNER OR LANDSCAPE ARCHITECT
9.
BASE PLAN & LOCATION OF EXISTING EQUIPMENT ARE SCHEMATIC IN NATURE.
FIELD VERIFY ALL BASE & EXISTING ELEMENTS PRIOR TO CONSTRUCTION &
PROVIDE NECESSARY ADJUSTMENTS.
12.
ALL PLANTS SHALL BE WATERED THOROUGHLY TWICE DURING THE FIRST 24
HOUR PERIOD AFTER PLANTING. ALL PLANTS SHALL THEN BE WATERED ON A
REGULAR SCHEDULE DURING THE FIRST GROWING SEASON.
13.
THE CONTRACTOR SHALL WARRANTY ALL PLANT MATERIAL FOR ONE-YEAR
AFTER DATE OF FINAL ACCEPTANCE.
14.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE VERIFICATION AND
AVOIDANCE OF ALL UNDERGROUND UTILITIES DURING THE INSTALLATION OF
LANDSCAPE AND IRRIGATION ELEMENTS. SHOULD ANY DAMAGE OCCUR TO
UNDERGROUND UTILITIES THE CONTRACTOR SHALL REPLACE OR REPAIR THE
DAMAGE AT NO ADDITIONAL COST TO THE OWNER.
GENERAL LANDSCAPE NOTES
GENERAL LANDSCAPE REQUIREMENT
CALCULATION
REQUIRED
PROVIDED
50% LIVE COVERAGE IN LANDSCAPE AREAS
TOTAL LANDSCAPE AREA - 121,182 SF
TOTAL TREES - 80 (AVERAGE COVERAGE
OF 450 SF) = 36,000 SF
TOTAL SHRUBS - 309 (AVERAGE COVERAGE
OF 11 SF) = 3,399 SF
39,790 SF
OF LIVE
COVERAGE
SYMBOL
DESCRIPTION
QTY
STEEL EDGER, TO BE USED IN PLANTING BEDS,
BETWEEN ROCK MUCHES & HYDROSEED AREAS
SYMBOL
DESCRIPTION
QTY
2-4` DECORATIVE LANDSCAPE BOULDER. MATCH COLOR TO
164
OTHER LANDSCAPE ROCK USED ON SITE
SYMBOL
DESCRIPTION
QTY
MOUNTAIN VISTA BROWN - 1" DECORATIVE LANDSCAPE
21,540 SF
ROCK
SUNSET GOLD - 1/2" DECORATIVE LANDSCAPE ROCK
17,319 SF
EXISTING LANDSCAPE ROCK/CHAT TO REMAIN
4,607 SF
TOTAL BUILDING FOUNDATION
BUILDING FOUNDATION LANDSCAPING
TOTAL FOUNDATION = 158 LF
MEASUREMENT
REQUIREMENT
PROVIDED
NORTH BUILDING FOUNDATION
(MIXED VISIBILITY, NO PUBLIC ENTRANCE)
TOTAL FOUNDATION: 46 LF
7 LF NOT VISIBLE, 39 LF VISIBLE
SOUTH BUILDING FOUNDATION
(MIXED VISIBILITY, NO PUBLIC ENTRANCE,
PARKING ADJACENT)
TOTAL FOUNDATION: 46 LF
14 LF NOT VISIBLE, 32 LF VISIBLE
EAST BUILDING FOUNDATION
(VISIBLE FROM ROW, HAS PUBLIC ENTRANCE)
TOTAL FOUNDATION: 38 LF
WEST BUILDING FOUNDATION
(NOT VISIBLE, NO PUBLIC ENTRANCE)
TOTAL FOUNDATION: 38 LF
NO REQUIREMENT
15' MIN LANDSCAPE AREA
1 TREE REQUIRED - 33% L/S
10' MIN LANDSCAPE AREA
1 TREE REQUIRED - 25% L/S
5' MIN LANDSCAPE AREA
1 TREE REQUIRED - 25% L/S
-
47' AVERAGE FROM FOUNDATION TO BACK OF SIDEWALK
1 TREE, 141 SHRUBS/CACTI/GRASSES/PERENNIALS
100% L/S WALL
40' FROM FOUNDATION TO BACK OF CURB LANDSCAPE AREA
1 TREE, 74 SHRUBS/GRASSES/PERENNIALS - 63% L/S WALL
NO LANDSCAPING PROVIDED / AREA BEHIND
6' HIGH MASONRY WALL - SEE ARCHITECT PLANS FOR DETAIL
10' FROM FOUNDATION TO BACK OF CURB LANDSCAPE AREA
10 SHRUBS/GRASSES/PERENNIALS - 70% L/S WALL
-
STREET FACING SETBACK LANDSCAPE YARDS
MEASUREMENT
REQUIREMENT
PROVIDED
ADJACENT TO THOMAS ROAD (NORTH PL)
(65' PAVEMENT WIDTH, COLLECTOR /
INDUSTRIAL / COMMERCIAL STREETS)
~1150 LF OF FRONTAGE
4 TREES AND 24 SHRUBS PER 100 LF
48 TREES AND 288 SHRUBS
ADJACENT TO NEW ACCESS ROAD (EAST PL)
(PUBLIC OR PRIVATE STREETS)
~430 LF
4 TREES AND 24 SHRUBS PER 100 LF
20 TREES AND 120 SHRUBS
SOUTH AND WEST PL -
ADOT PARCEL ABUTS THESE PROPERTY LINES.
NO STREET FACING YARD REQUIRED.
20 TREES AND 154 SHRUBS/CACTI/
GRASSES/PERENNIALS
52 TREES AND 841 SHRUBS/CACTI/
GRASSES/PERENNIALS
REQUIRED SIZES PROVIDED SIZES
MINIMUM 25%
OF 36" BOX
TREES OR
LARGER. 50%
OF TREES
SHALL BE 24"
BOX. NO
TREES
SMALLER
THAN 15 GAL.
SMALLEST TREE
IS 24" BOX.
24" BOX = 45
(56% OF TREES)
36" BOX = 35
(44% OF TOTAL
TREES)
~1,938 LF
33 SHRUBS ALONG WEST HIGLEY RD
56 SHRUBS ON ADOT PROPERTY
153 CACTI/SHRUBS
TOTAL 90,152 SF OF HYDROSEEDING AREA
ON OVERALL SITE PLAN
GROUND COVERS
BOTANICAL / COMMON NAME
QTY
REMARKS
SEED MIX "A"
90,152 SF
TOTAL HYDROSEEDING - = 90,152 SF
141,270 SF
OF LIVE
COVERAGE
RIP RAP SLOPE STABILIZATION 12,172 SF
882
THOMAS ROAD
GROUND COVER SCHEDULE
PHASE 2
ADOT PROPERTY OFF SITE IMPROVEMENTS
(ACCESS ROAD AND CONCRETE CHANNEL)
PHASE 1
(NOT A PART)
ZON21-00080
DRB21-01173
PMT22-18676
PHASE 1
(NOT A PART)
ZON21-00080
DRB21-01173
PMT22-18676
REVISIONS
REV #
DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
10668 S. MONICA RIDGE WAY UNIT Z2
SOUTH JORDAN, UT 84095
702-580-1146
rjskuse@gmail.com
X
DATE
MESA PREMIER RV & BOAT STORAGE - PHASE 2
THOMAS ROAD AND HIGLEY ROAD
MESA, AZ
PRELIMINARY LANDSCAPE PLAN
PAGE 5
C.4.0
12/06/2024
N
26.9'
5.5'
19.7'
48.2'
17.6'
15'
TOTAL GRASSES - 35 (AVERAGE COVERAGE
OF 11 SF) = 385 SF
TOTAL CACTI/SUCCULENTS - 874 (AVERAGE
COVERAGE OF 11 SF)
= 10,488 SF
TOTAL GROUNDCOVER - 141 (AVERAGE
COVERAGE OF 6 SF)
= 846 SF
TREES
COMMON / BOTANICAL NAME
SIZE
QTY
Blue Palo Verde
36" Box
13
Parkinsonia florida
Olive Tree, Fruitless
24" Box
19
Olea europaea 'Swan Hill'
Velvet Mesquite
36" Box
22
Prosopis velutina
Chitalpa, Pink Dawn
24" Box
26
Chitalpa tashkentensis 'Pink
Dawn'
SHRUB
Brittle Brush
5 Gal
166
Encelia farinosa
Creosote
5 Gal
104
Larrea tridentata
Sage, Texas Ranger
5 Gal
40
Leucophyllum frutescens
GRASSES
Bull Grass
1 Gal
29
Muhlenbergia emersleyi
Slender Veldt Grass
1 Gal
6
Pennisetum spathiolatum
GROUNDCOVER
Ice Plant, Rocky Point
1 Gal
141
Delosperma 'Rocky Point'
CACTI / SUCCULENTS
COMMON / BOTANICAL NAME
SIZE
QTY
Agave, Century Plant
10 Gal
143
Agave americana
Argentine Saguaro
24" Box
7
Echinopsis terscheckii
Aloe Vera 'True Aloe'
1 Gal
116
Aloe barbadensis miller
Golden Barrell Cactus
1 Gal
308
Echinocactus grusonii
Gray Desert Spoon
5 Gal
52
Dasylirion wheeleri
Hesperaloe, Giant
5 Gal
30
Hesperaloe funifera
BPV
MES
PDC
FOT
STR
CRE
BB
SVT
BUL
ICE
GBC
AGA
GDS
PPP
GHL
PAY
AV
LS
MGT
OCO
ARG
YUC
CACTI / SUCCULENTS (CONT.)
COMMON / BOTANICAL NAME
SIZE
QTY
Lady Slipper
1 Gal
21
Euphorbia macrocarpus
Mexican Grass Tree
10 Gal
17
Dasylirion longissimum
Ocotillo
6' Ht
50
Fouquieria splendens
Yucca, Pale
1 Gal
59
Yucca Pallida
Prickly Pear Cactus, Purple
5 Gal
49
Opuntia santa-rita
Yucca, Red
1 Gal
22
Hesperaloe parviflora
SITE MATERIALS SCHEDULE
5' BOUNDARY TO WALL
REVISIONS
10668 S. MONICA RIDGE WAY UNIT Z2
SOUTH JORDAN, UT 84095
702-580-1146
rjskuse@gmail.com
DATE
MESA PREMIER RV & BOAT STORAGE - PHASE 2
THOMAS ROAD AND HIGLEY ROAD
MESA, AZ
12/06/2024
REV #
DATE
PRELIMINARY
NOT FOR
CONSTRUCTION
PRELIMINARY WALL ELEVATIONS
PAGE 7
C.4.2
X
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MATERIALS BOARD
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12x35
12x35
11x30
11x26
11x26
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11x26
11x26
11x26
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11x26
11x26
11x26
11x26
11x26
11x26
12x35
12x35
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12x35
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11x45
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12x35
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12x25
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11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
OWNER: ADOT
OWNER:
ADOT
OWNER: ADOT
11x40
11x40
11x40
11x40
>
>
>
>
>
>
>
>
>
>
>
>
>
SD
ABANDONED TO CITY
OF MESA, PER
RESOLUTION
2017-11-A-062,
RECORDED 11/27/17,
DOC 2017-0874324,
M.C.R.
1368
1370
1372
1374
1376
1378
1380
1382
1372
1374
1376
1378
1380
1382
1384
1386
1388
1390
1392
1394
1386
1388
1390
1392
1394
1396
1392
1392
1394
1394
(1364)
(1366)
(1368)
(1370)
(1372)
(1374)
(1376)
(1378)
(1380)
(1356)
(1358)
(1360)
(1362)
(1360)
(1362)
(1364)
(1366)
(1368)
(1370)
(1372)
(1374)
(1376)
(1378)
(1380)
(1382)
(1384)
(1386)
(1388)
(1376)
(1376)
(1378)
(1378)
(1380)
(1380)
(1382)
(1382)
(1384)
(1384)
(1386)
(1386)
(1388)
(1388)
(1390)
(1390)
(1392)
(1394)
(1396)
(1398)
(1400)
(1396)
(1398)
(1400)
(1400)
(1364)
(1364)
(1366)
(1366)
(1368)
(1368)
(1370)
(1372)
(1374)
(1376)
(1378)
(1380)
(1382)
(1384)
(1386)
(1368)
(1370)
(1372)
(1374)
(1376)
(1378)
(1380)
(1382)
(1384)
(1386)
(1388)
(1390)
(1392)
(1394)
(1376)
(1378)
(1380)
(1382)
(1384)
(1386)
(1388)
(1390)
(1392)
(1394)
4.00%
4.00%
4.14%
4.38%
2.53%
2.53%
3.10%
1.82%
3.62%
3.62%
2.91%
2.91%
3.52%
2.94%
2.91%
3.29%
1.08%
1.58%
1.62%
2.58%
SD
SD
SD
SD
18'' SD
30'' SD
30'' SD
30'' SD
30'' SD
30'' SD
30'' SD
30'' SD
30'' SD
FF:1398.00
0
50'
100'
SCALE: 1" = 50'
THOMAS ROAD
HIGLEY ROAD
EXISTING
CONCRETE
CHANNEL
EXISTING
HEADWALL
RIPRAP SWALE
6'
28'
NOTES:
2" ROUNDED MORTAR CAP
8" MASONRY WALL - SEE
STRUCTURAL DETAIL 107/S4.1
FINISHED GRADE
CONCRETE FOOTING - SEE
STRUCTURAL FOR SIZE AND
REINFORCING
WALL MATERIAL - SEE
ARCHITECTURAL
SEE
STRUCTRUAL
SEE
STRUCTRUAL
8' MAX
2"
SCALE:
01
-
8' BLOCK WALL
NTS
EXISTING STORM DRAIN OUTLET.
TO BE RELOCATED.
EXISTING STORM DRAIN OUTLET.
TO REMAIN IN PLACE.
CUT/FILL VOLUMES (PRELIMINARY)
VOLUME CUT (CY) VOLUME FILL (CY) VOLUME NET (CY)
1,352
64,586
63,134 (FILL)
UNDERGROUND
DETENTION
(SIZE TBD)
ABOVE GROUND
RETENTION POND
(SIZE TBD)
PROPOSED OUTLET
FROM OFF-SITE FLOWS
PROPOSED STORM DRAIN LINE
TO REDIRECT OFF-SITE FLOWS
AWAY FROM SITE.
PRELIMINARY OFF-SITE
DRAINAGE AREA. DESIGN
TO BE COORDINATED AND
APPROVED WITH ADOT
PROPOSED CONCRETE CHANNEL
(PER ADOT PLANS)
PHASE BOUNDARY LINE
ABOVE GROUND RETENTION POND
FOR CITY AND DEVELOPMENT
(SIZE TBD)
PHASE 12
PHASE 1
(NOT A PART)
ZON21-00080
DRB21-01173
PMT22-18676
PHASE 1
(NOT A PART)
ZON21-00080
DRB21-01173
PMT22-18676
PRELIMINARY
NOT FOR
CONSTRUCTION
10668 S. MONICA RIDGE WAY UNIT Z2
SOUTH JORDAN, UT 84095
702-580-1146
rjskuse@gmail.com
MESA PREMIER RV & BOAT STORAGE - PHASE 2
THOMAS ROAD AND HIGLEY ROAD
MESA, AZ
PRELIMINARY GRADING & DRAINAGE PLAN
PAGE 3
C.2.0
N
REVISIONS
REV #
DATE
DATE
09/03/2025
#
pp
pp
pp
S
S
S
S
S
S
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
8'' SS
BEL
BEL
BEL
BEL
BEL
BEL
BEL
S
8'' SS
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BEL
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
BFO
W
2'' W
2'' W
FO
FO
FO
FO
WV
WV
WV
WV
WV
IRR
IRR
IRR
IRR
IRR
IRR
IRR
WV
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
OH
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
W
WV
WV
WV
WV
OWNER: ADOT
PARCEL: 141-38-044
EX. MONITORING WELL
FUTURE SEWER
CONNECTION
(TO BE BUILT BY
OTHERS)
AC
TOP
TOP
TOP
TOP
TOP
TOP
TOP
TOP
TOP
TOP
HWM
HWM
HWM
HWM
11x26
11x26
11x26
11x26
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12x35
12x35
12x35
12x35
12x35
12x35
12x35
12x35
12x35
12x35
12x35
11x30
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
11x26
12x35
12x35
12x35
12x35
12x35
12x35
12x35
12x35
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
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11x45
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11x45
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11x45
11x45
11x45
11x45
11x45
11x45
11x45
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11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
11x45
12x35
12x35
12x35
12x25
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
11x30
OWNER: ADOT
OWNER:
ADOT
OWNER: ADOT
11x40
11x40
11x40
11x40
>
>
>
>
>
>
>
>
>
>
>
>
>
SD
8'' W
8'' W
S
8'' SS
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
8'' W
FUTURE SEWER CONNECTION
(TO BE BUILT BY OTHERS)
OWNER: DUANE AND BARBARA WIRTH TRUST
PARCEL: 141-38-034A
ZONING:RS-90
OWNER: ADOT
PARCEL: 141-38-018D
ZONING:R1-90
OWNER: ADOT
PARCEL: 141-38-044
ZONE:RS-90
0
50'
100'
SCALE: 1" = 50'
THOMAS ROAD
HIGLEY ROAD
FIRE LINE
FIRE HYDRANT
WITH BOLLARDS
FIRE HYDRANT
WITH BOLLARDS
WATER SERVICE LINE
EX. WATER LINE
LIGHT POLE
LIGHT POLE
FIRE LINE
SEPTIC TANK
SEPTIC FIELD
SEWER LINE FROM BUILDING
PROPANE TANK
EX. POWER POLE AND
OVERHEAD LINES. TO
BE REMOVED (TYP)
PROPOSED BURIED
ELECTRICAL LINE
FIRE HYDRANT R500' (TYP)
STREET A
(PRIVATE)
FIRE HYDRANT
WITH BOLLARDS
FIRE HYDRANT
WITH BOLLARDS
FIRE HYDRANT
WITH BOLLARDS
FIRE HYDRANT
WITH BOLLARDS
PROPOSED BURIED
FIBER OPTIC LINE
PHASE 2
ADOT PROPERTY OFF SITE IMPROVEMENTS
(ACCESS ROAD AND CONCRETE CHANNEL)
PHASE 1
(NOT A PART)
ZON21-00080
DRB21-01173
PMT22-18676
PHASE 1
(NOT A PART)
ZON21-00080
DRB21-01173
PMT22-18676
PRELIMINARY
NOT FOR
CONSTRUCTION
10668 S. MONICA RIDGE WAY UNIT Z2
SOUTH JORDAN, UT 84095
702-580-1146
rjskuse@gmail.com
MESA PREMIER RV & BOAT STORAGE - PHASE 2
THOMAS ROAD AND HIGLEY ROAD
MESA, AZ
PRELIMINARY UTILITY PLAN
PAGE 4
C.3.0
N
REVISIONS
REV #
DATE
DATE
09/03/2025
#
Citizen Participation Plan
Mesa Premier RV & Boat Storage
Purpose:
The purpose of this Citizen Participation Plan is to provide the City of Mesa staff with information
regarding the efforts to be made by the applicant to inform citizens and property owners in the
vicinity concerning the applicant’s requests to the City of Mesa for a Rezoning, Minor General
Plan Amendment, Modification of an existing Council Use Permit and Major Site Plan
Modification Preliminary Specific Site Plan, Council Use Permit, Minor General Plan
Amendment, and Preliminary Plat to allow for RV & Boat Storage facility. The property is further
identified on the Maricopa County Assessor’s Map as parcel numbers 141-38-048 and 047A.
We provided opportunities for citizen participation; the applicant will ensure that those affected
by this application have had an adequate opportunity to learn about and comment on the
proposed plan. The applicant provided neighborhood notice for a neighborhood meeting and
future public hearings.
Contact Information:
Coordinating the Citizen Participation Activities are as follows:
Russell J. Skuse
RS Consulting
106668 S. Monica Ridge Way Unit Z2
South Jordan, UT 84095
(702) 580-1146 (cell)
rjskuse@gmail.com
Action Plan:
To provide effective citizen participation in conjunction with this application, the following
actions have and will be taken to provide opportunities to understand and address any real or
perceived impacts that members of the community may have relating to the proposed
development:
1. A contact list was provided by the City of Mesa for citizens and agencies in this area
including:
a. All property owners within 1000+ feet from parent parcel, but may include more;
b. Registered neighborhood associations within 1 mile of the subject property
and Homeowners Associations within 1/2 mile of the project (lists provided
by the City).
2. A neighborhood meeting was held by the applicant on November 30, 2021 to provide
an opportunity for members of the public to discuss the proposed project. An
attendance/participation list and a summary of the meeting were provided with this
application and submitted to the city.
3. The notification list for the planning and zoning commission meeting will include the
above-referenced contact list of all property owners within 1000+ ft. of the subject
property, HOAs within ½ mile, and neighborhood associations within 1 mile (The HOAs
and registered neighborhood contact lists provided by the City of Mesa). A copy of the
notification letter for the neighborhood meeting and contact list has been submitted to
the city. The notification letters were mailed to attached list of surrounding property
owners on September 4, 2025 for the upcoming September 24, 2025 P&Z meeting.
4. Those who provide contact information to the applicant will be added to the public
hearing notification list. A meeting summary and outline of the comments and issues
provided to the applicant has been submitted to the City Staff along with the Citizen
Participation Report for this case.
5. For public hearing notice, the applicant has completed with City requirements, which
requires posting a minimum of one (1) 4’ x 4’ sign(s) on the property. Pursuant staff,
two (2) signs were needed, and were coordinated by Planning Staff. The sign(s) were
placed on the property on September 9, 2025, on or before the Wednesday two weeks
prior to the Planning & Zoning Board meeting in accordance with City requirements. A
notarized document with attached photograph of the sign(s) has been submitted to the
Planning Staff to be kept in the case file.
Completed/Ongoing Schedule:
Formal Submittal
November 2024
Planning & Zoning Meeting Notice Mailed
September 4, 2025
Neighborhood Meeting
November 30, 2021
Public Hearing Notice Letter & Site Posting
Sept 4 & Sept. 9, 2025
Planning and Zoning Hearing
September 24, 2025
City Council Study Session
TBD
City Council Introduction
TBD
City Council Final Action
TBD
Notice of Public Meeting
Planning & Zoning Board Hearing
Dear Neighbor,
Meeting Date: September 24th, 2025
Time: 3:45 p.m.
Location: Lower-Level City Council Chambers - 57 E. 1st Street
Proposed development: Mesa Premier Boat & RV Storage – Phase II
Address: Southeast corner of Higley Rd and Thomas Rd
Parcel Number: 141-38-048
*Please note: More information regarding the required Citizen Participation Process can be found online at:
Citizen Participation Process - City of Mesa*
We have applied for a PAD rezoning and Minor General Plan Amendment and modification of an
existing Council Use Permit (CUP) for the property located at the above listed address. This
request is for the development of Phase II of the previously approved Mesa Premier RV & Boat
Storage. The case numbers assigned to this project are ZON24-01027 and ZON25-00673.
This letter is being sent to all property owners within 1,000 feet of the property at the request of the
City of Mesa Planning Division. Enclosed for your review is a copy of the site plan and elevations of
the proposed development. If you have any questions regarding this proposal, please call me at
(702) 580-1146 or e-mail me at rjskuse@gmail.com.
This application will be scheduled for consideration by the Mesa Planning and Zoning Board at their
meeting held on September 24 , 2025 in the City Council Chambers located at 57 East First Street.
The meeting will begin at 4:00 p.m. You are invited to attend this meeting and provide any input you
may have regarding this proposal.
The public can attend the meeting either in-person or electronically and telephonically. The live
meeting may be watched on local cable Mesa channel 11, online at Mesa11.com/live or
www.youtube.com/user/cityofmesa11/live, or listened to by calling 888-788-0099 or 877-853-
5247 (toll free) using meeting ID 825 0808 5605 and following the prompts.
If you want to provide a written comment or speak telephonically at the meeting, please submit an
online comment card by scanning the QR code below or visiting
https://www.mesaaz.gov/government/advisory-boards-committees/planning-zoning-
board/online-meeting-comment-card at least 1 hour prior to the start of the meeting. If you
want to speak at the meeting, you will need to indicate on the comment card that you would like to
speak during the meeting, and you will need to call 888-788-0099 or 877-853-5247 (toll free) using
meeting ID 825 0808 5605 and following the prompts, prior to the start of the meeting. You will
be able to listen to the meeting; and when the item you have indicated that you want to speak on is
before the Board, your line will be taken off mute and you will be given an opportunity to speak.
For help with the online comment card, or for any other technical difficulties, please call 480-644-
2099.
The City of Mesa has assigned this case to Josh Grandlienard, AICP of their Planning Division staff.
He can be reached at 480-644-4691or joshua.grandlienard@mesaaz.gov , should you have any
questions regarding the public hearing process. If you have sold this property in the interim, please
forward this correspondence to the new owner.
Sincerely,
Russell J. Skuse
Principal, RS Consulting
Alveare, LLC
Citizen Participation
Notice of Neighborhood Meeting
Proposed Development: Mesa Premier RV & Boat Storage Phase II
Address: Southeast corner of Higley Rd and Thomas Rd
Parcel Number: 141-38-047A, 048
Meeting Date: November 30, 2021
Time: 6:00 p.m.
Location: Zoom
Dear Neighbor,
On behalf of our client R&S Development, we held a neighborhood meeting at 6:00 pm on the evening of
November 30, 2021 via an online Zoom meeting regarding a Council Use Permit application for the
southeast corner of Higley Road and Thomas Road.
The initial neighborhood meeting is a part of the process to provide information to the neighborhood while
obtaining input and discussing our plans to develop the proposed a RV & Boat Storage facility the location
provided. The proposal for this meeting will consist of a council use permit application for the site.
After our initial neighborhood meeting, the Citizen Participation Report will be submitted to the City of Mesa,
the application receives initial staff reviews, and the item is forwarded to the Planning and Zoning
Commission and then City Council. Together with the City of Mesa, we will provide additional information
for the day and time to attend.
We look forward to your participation.
For additional information concerning the design of the proposed development or the Design Review
process, please contact the Mesa Planning Division at 55 North Center, or call the Mesa Planning Division
Office at 480-644-2385.
Sincerely,
Applicant: Russell J. Skuse
RS Consulting
Email: rjskuse@gmail.com
Cell: (702) 580-1146
Cc: Mesa Boat & RV Storage
AEE LAND HOLDING (MESA) LP
1185 W GEORGIA ST #1045
VANCOUVER, BC V6E4E6
APN: 141-400-10
AFG INC
10645 N TATUM BLVD STE C200670
PHOENIX, AZ 85028
APN: 141-380-10K
AGGREGATE INDUSTRIES LAND COMPANY INC
6211 ANN ARBOR RD
DUNDEE, MI 48131
APN: 141-37-001H
ARIZONA DEPARTMENT OF TRANSPORTATION
205 S 17TH AVE STE 612E
PHOENIX, AZ 85007-3212
APN: 141-40-004, 141-38-044,141-40-003L
141-40-003S, 141-37-001L
ROGER & BARBARA A BARRIENTOS
3655 S HASSETT
MESA, AZ 85212
APN: 141-38-006X
BOYLE FAMILY LLC
1261 E FAIRFIELD
MESA AZ 85203
APN:141-38-006E
BOYLE FAMILY LLC
745 N STAPLEY DR
MESA AZ 85203
APN:141-38-042
WILLIAM G II & DIANA S CUMMARD
3211 N 91ST STREET
MESA AZ 85207
APN:141-38-042
DUANE AND BARBARA WIRTH TRUST
344 E HOPE ST
MESA AZ 85203
APN: 141-38-034A, 141-38-018D
ELITE AIR CONDITIONING SOLUTIONS LLC
3115 N NEVADA ST STE 2
CHANDLER, AZ 85225
APN: 141-40-002A
HIGLEY 202 INDUSTRIAL LLC
4505 E VIRGINIA ST
MESA, AZ 85215
APN: 141-38-009N
MICHAEL D & MARNA IZZO
733 E GALVIN ST
PHOENIX, AZ 85086
APN: 141-38-003K
LAFAYETTE CIRCLE LLC
PO BOX 1029
MESA AZ 85211
APN: 141-38-030A, 141-38-028, 141-38-029
DENNIS LEWIS
3923 N HIGLEY RD.
MESA AZ 85205
APN: 141-38-003M
MARK ALAN PROPERTIES LLC
2223 E VIRGINIA ST
MESA AZ 85213
APN:141-38-012V
CITY OF MESA
20 E MAIN ST STE 650
MESA AZ 85211
APN: 141-40-009
NORTHRIM DEVELOPMENT LLC
4446 E UNIVERSITY DR UNIT 110
MESA AZ 85205
APN: 141-38-021
MARA A POTTHOFF
3575 E BARBARITA AVE
GILBERT AZ 85234
APN: 141-38-023
RED ACORN MANAGEMENT LLC
2929 N POWER RD 101
MESA AZ 85215
APN: 141-38-022
RED MOUNTAIN COMMERCE CENTER ASSOC.
5515 E REDMONT CIR
MESA AZ 85215
APN: 141-38-032, 033
REX BRYANT PHILLIPS LIVING TRUST
3737 N 54TH ST
MESA AZ 85215
APN: 141-38-006Y
SALK LLC
PO BOX 4241
MESA AZ 85211
APN: 141-38-016A
SUGARLOAF HOLDINGS LLC
PO BOX 21141
MESA AZ 85277
APN: 141-38-038
SUNSHINE ACRES CHILDREN'S HOME INC
3405 N HIGLEY RD
MESA AZ 85201
APN: 141-40-001A, 141-40-014, 141-40-006
TRI CITY READY MIX INC
745 N STAPLEY DR
MESA AZ 85203
APN: 141-38-039
STEPHEN E. WRIGHT
3919 N HIGLEY RD
MESA AZ 85215
APN: 141-38-003L
COUNCILMEMBER ALICIA GOFORTH
ANTONIA MEJIA
PO BOX 1466
MESA AZ 85211-1466
CITY OF MESA DEVELOPMENT SERVICES
ATTN: JOSHUA GRANDIENARD, AICP
CITY OF MESA DEVELOPMENT SERVICES
ATTN: MARC HERSHBERG
1000’ Radius from Parcels 141-38-048 & 141-38-047A
Citizen Participation Report
Mesa Premier RV & Boat
Storage
Purpose:
The purpose of this Citizen Participation Report is to provide the City of Mesa staff with
information regarding the efforts to made by the applicant to inform citizens and property
owners in the vicinity concerning the applicant’s requests to the City of Mesa for a Rezoning,
Minor General Plan Amendment, Modification of an existing Council Use Permit and
Major Site Plan Modification Preliminary Specific Site Plan, Council Use Permit,
Minor General Plan Amendment, and Preliminary Plat to allow for RV & Boat Storage
facility. The property is further identified on the Maricopa County Assessor’s Map as parcel
numbers 141-38-048 and 047A.
We provided opportunities for citizen participation; the applicant will ensure that those
affected by this application have had an adequate opportunity to learn about and
comment on the proposed plan. The applicant provided neighborhood notice for a
neighborhood meeting and future public hearings.
Contact Information:
Coordinating the Citizen Participation Activities are as follows:
Russell J. Skuse
RS Consulting
106668 S. Monica Ridge Way Unit Z2
South Jordan, UT 84095
(702) 580-1146 (cell)
rjskuse@gmail.com
Action Plan:
Provide effective citizen participation in conjunction with this application, the following actions
have taken place to provide opportunities to understand and address any real or perceived
impacts that members of the community may have relating to the proposed development:
1.
A contact list was provided by the City of Mesa for citizens and agencies in this area
including:
a.
All property owners within 1000+ feet from parent parcel, but may include more;
b. Registered neighborhood associations within 1 mile of the subject property
and Homeowners Associations within 1/2 mile of the project (lists provided
by the City).
2.
A neighborhood meeting was held by the applicant on November 30, 2021 to provide
an opportunity for members of the public to discuss the proposed project. An
attendance/participation list and a summary of the meeting were provided with this
application and submitted to the city.
3.
The notification list for the planning and zoning commission meeting will include the
above-referenced contact list of all property owners within 1000+ ft. of the subject
property, HOAs within ½ mile, and neighborhood associations within 1 mile (The HOAs
and registered neighborhood contact lists provided by the City of Mesa). A copy of the
notification letter for the neighborhood meeting and contact list has been submitted to
the city. The notification letters were mailed to attached list of surrounding property
owners on September 4, 2025 for the upcoming September 24, 2025 P&Z meeting.
4.
Those who provide contact information to the applicant will be added to the public
hearing notification list. A meeting summary and outline of the comments and issues
provided to the applicant has been submitted to the City Staff along with the Citizen
Participation Report for this case.
5.
For public hearing notice, the applicant has completed with City requirements, which
requires posting a minimum of one (1) 4’ x 4’ sign(s) on the property. Pursuant staff,
two (2) signs were needed, and were coordinated by Planning Staff. The sign(s) were
placed on the property on September 9, 2025, on or before the Wednesday two weeks
prior to the Planning & Zoning Board meeting in accordance with City requirements. A
notarized document with attached photograph of the sign(s) has been submitted to the
Planning Staff to be kept in the case file.
Completed/Ongoing Schedule:
Formal Submittal
November 2024
Planning & Zoning Meeting Notice Mailed
September 4, 2025
Neighborhood Meeting
November 30, 2021
Public Hearing Notice Letter & Site Posting
Sept 4 & Sept. 9, 2025
Planning and Zoning Hearing
September 24, 2025
City Council Study Session
TBD
City Council Introduction
TBD
City Council Final Action
TBD
Page 1 of 1
2600 North Central Ave
Suite 550
Phoenix, AZ 85004
(801) 763-5299
www.horrocks.com
Citizen Participation Report
Neighborhood Meeting Minutes
Meeting Date: November 30, 2021
Time:
6:00 p.m.
Location: Zoom
Proposed Development: Mesa RV & Boat Storage
Address: Southeast corner of Higley Rd and Thomas Rd
Parcel Number: 14138047A
Provided is a brief overview of the neighborhood meeting minutes.
The Zoom meeting started promptly at 6pm and attended by; Russell Skuse, Horrocks
Engineers, Jerry Cook, Cook Associates, Architects and Clark Stahl, R&S Development
(Developer).
There were no responses from the eleven (11) mailed invites, two (2) letters were returned and
there were no neighbors present during the Zoom meeting. The meeting concluded at 6:20pm.
Sincerely,
Applicant: Russell J. Skuse
Associate II, Horrocks Engineers
Email: russell.skuse@horrocks.com
Phone: (602) 454-1800
Cell: (702) 580-1146
Cc: Mesa Boat & RV Storage
AEE LAND HOLDING (MESA) LP
1185 W GEORGIA ST #1045
VANCOUVER, BC V6E4E6
APN: 141-400-10
AFG INC
10645 N TATUM BLVD STE C200670
PHOENIX, AZ 85028
APN: 141-380-10K
AGGREGATE INDUSTRIES LAND COMPANY INC
6211 ANN ARBOR RD
DUNDEE, MI 48131
APN: 141-37-001H
ARIZONA DEPARTMENT OF TRANSPORTATION
205 S 17TH AVE STE 612E
PHOENIX, AZ 85007-3212
APN: 141-40-004, 141-38-044,141-40-003L
141-40-003S, 141-37-001L
ROGER & BARBARA A BARRIENTOS
3655 S HASSETT
MESA, AZ 85212
APN: 141-38-006X
BOYLE FAMILY LLC
1261 E FAIRFIELD
MESA AZ 85203
APN:141-38-006E
BOYLE FAMILY LLC
745 N STAPLEY DR
MESA AZ 85203
APN:141-38-042
WILLIAM G II & DIANA S CUMMARD
3211 N 91ST STREET
MESA AZ 85207
APN:141-38-042
DUANE AND BARBARA WIRTH TRUST
344 E HOPE ST
MESA AZ 85203
APN: 141-38-034A, 141-38-018D
ELITE AIR CONDITIONING SOLUTIONS LLC
3115 N NEVADA ST STE 2
CHANDLER, AZ 85225
APN: 141-40-002A
HIGLEY 202 INDUSTRIAL LLC
4505 E VIRGINIA ST
MESA, AZ 85215
APN: 141-38-009N
MICHAEL D & MARNA IZZO
733 E GALVIN ST
PHOENIX, AZ 85086
APN: 141-38-003K
LAFAYETTE CIRCLE LLC
PO BOX 1029
MESA AZ 85211
APN: 141-38-030A, 141-38-028, 141-38-029
DENNIS LEWIS
3923 N HIGLEY RD.
MESA AZ 85205
APN: 141-38-003M
MARK ALAN PROPERTIES LLC
2223 E VIRGINIA ST
MESA AZ 85213
APN:141-38-012V
CITY OF MESA
20 E MAIN ST STE 650
MESA AZ 85211
APN: 141-40-009
NORTHRIM DEVELOPMENT LLC
4446 E UNIVERSITY DR UNIT 110
MESA AZ 85205
APN: 141-38-021
MARA A POTTHOFF
3575 E BARBARITA AVE
GILBERT AZ 85234
APN: 141-38-023
RED ACORN MANAGEMENT LLC
2929 N POWER RD 101
MESA AZ 85215
APN: 141-38-022
RED MOUNTAIN COMMERCE CENTER ASSOC.
5515 E REDMONT CIR
MESA AZ 85215
APN: 141-38-032, 033
REX BRYANT PHILLIPS LIVING TRUST
3737 N 54TH ST
MESA AZ 85215
APN: 141-38-006Y
SALK LLC
PO BOX 4241
MESA AZ 85211
APN: 141-38-016A
SUGARLOAF HOLDINGS LLC
PO BOX 21141
MESA AZ 85277
APN: 141-38-038
SUNSHINE ACRES CHILDREN'S HOME INC
3405 N HIGLEY RD
MESA AZ 85201
APN: 141-40-001A, 141-40-014, 141-40-006
TRI CITY READY MIX INC
745 N STAPLEY DR
MESA AZ 85203
APN: 141-38-039
STEPHEN E. WRIGHT
3919 N HIGLEY RD
MESA AZ 85215
APN: 141-38-003L
COUNCILMEMBER ALICIA GOFORTH
ANTONIA MEJIA
PO BOX 1466
MESA AZ 85211-1466
CITY OF MESA DEVELOPMENT SERVICES
ATTN: JOSHUA GRANDIENARD, AICP
CITY OF MESA DEVELOPMENT SERVICES
ATTN: MARC HERSHBERG
1000’ Radius from Parcels 141-38-048 & 141-38-047A
Notice of Public Meeting
Planning & Zoning Board Hearing
Dear Neighbor,
Meeting Date: September 24th, 2025
Time: 3:45 p.m.
Location: Lower-Level City Council Chambers - 57 E. 1st Street
Proposed development: Mesa Premier Boat & RV Storage – Phase II
Address: Southeast corner of Higley Rd and Thomas Rd
Parcel Number: 141-38-048
*Please note: More information regarding the required Citizen Participation Process can be found online at:
Citizen Participation Process - City of Mesa*
We have applied for a PAD rezoning and Minor General Plan Amendment and modification of an
existing Council Use Permit (CUP) for the property located at the above listed address. This
request is for the development of Phase II of the previously approved Mesa Premier RV & Boat
Storage. The case numbers assigned to this project are ZON24-01027 and ZON25-00673.
This letter is being sent to all property owners within 1,000 feet of the property at the request of the
City of Mesa Planning Division. Enclosed for your review is a copy of the site plan and elevations of
the proposed development. If you have any questions regarding this proposal, please call me at
(702) 580-1146 or e-mail me at rjskuse@gmail.com.
This application will be scheduled for consideration by the Mesa Planning and Zoning Board at their
meeting held on September 24 , 2025 in the City Council Chambers located at 57 East First Street.
The meeting will begin at 4:00 p.m. You are invited to attend this meeting and provide any input you
may have regarding this proposal.
The public can attend the meeting either in-person or electronically and telephonically. The live
meeting may be watched on local cable Mesa channel 11, online at Mesa11.com/live or
www.youtube.com/user/cityofmesa11/live, or listened to by calling 888-788-0099 or 877-853-
5247 (toll free) using meeting ID 825 0808 5605 and following the prompts.
If you want to provide a written comment or speak telephonically at the meeting, please submit an
online comment card by scanning the QR code below or visiting
https://www.mesaaz.gov/government/advisory-boards-committees/planning-zoning-
board/online-meeting-comment-card at least 1 hour prior to the start of the meeting. If you
want to speak at the meeting, you will need to indicate on the comment card that you would like to
speak during the meeting, and you will need to call 888-788-0099 or 877-853-5247 (toll free) using
meeting ID 825 0808 5605 and following the prompts, prior to the start of the meeting. You will
be able to listen to the meeting; and when the item you have indicated that you want to speak on is
before the Board, your line will be taken off mute and you will be given an opportunity to speak.
For help with the online comment card, or for any other technical difficulties, please call 480-644-
2099.
The City of Mesa has assigned this case to Josh Grandlienard, AICP of their Planning Division staff.
He can be reached at 480-644-4691or joshua.grandlienard@mesaaz.gov , should you have any
questions regarding the public hearing process. If you have sold this property in the interim, please
forward this correspondence to the new owner.
Sincerely,
Russell J. Skuse
Principal, RS Consulting
Alveare, LLC