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Planning and Zoning Board
Study Session Minutes
Mesa City Council Chambers – Lower Level, 20 E. Main St.
Date: November 12, 2025 Time: 3:00 p.m.
MEMBERS PRESENT:
MEMBERS ABSENT
Troy Peterson
Benjamin Ayers
Jeff Pitcher*
Genessee Montes
Jamie Blakeman
Jayson Carpenter
Chase Farnsworth
(*Boardmembers and staff participated in the meeting through the use of telephonic and video
conference equipment)
STAFF PRESENT:
OTHERS PRESENT:
Rachel Phillips
Evan Balmer
Cassidy Welch
Kirstin Dvorchak
Joshua Grandlienard
Jennifer Merrill
Noah Bulson
Alexis Wagner
Danika Heying
1
Call meeting to order.
Vice Chair Peterson excused Chair Ayers and Boardmember Montes and declared a quorum
present; the meeting was called to order at 3:00 pm.
2
Review items on the agenda for November 12, 2025, regular Planning and Zoning Board
Hearing.
Staff Planner Joshua Grandlienard presented case ZON25-00599. See attached
presentation.
Staff confirmed that there will be two substations: the SRP substation on the south side and a
private substation on the north, both permitted under the Eastmark Community Plan.
Staff explained that the preferred access off Mesquite is primarily for SRP to reach their
substation, but alternate access could be arranged if necessary. Regarding the access
agreement, staff emphasized that the key requirement is ensuring access for the duration of the
MINUTES OF THE NOVEMBER 12, 2025, PLANNING & ZONING STUDY SESSION
*****
Note:Audio recordings of the Planning & Zoning Board Meetings are available in the Planning
Division Office for review. They are also “live broadcasted” through the City of Mesa’s website
at www.mesaaz.gov
project. The code already requires a recorded cross-access agreement, and if it ends, the project
would be out of compliance.
Case ZON24-00827 was continued to the December 10, 2025, Planning and Zoning Board
meeting.
Staff Planner Jennifer Merrill presented case ZON24-00998. See attached presentation.
Staff clarified that the project meets sustainability criteria through tiered planters irrigated with air
conditioner condensate and rainwater, north-south building orientation with shaded private open
spaces, and energy-efficient appliances. Fire access has been reviewed and addressed through
multiple design iterations. Staff also explained that the recommendation shifted from denial to
approval due to modifications to building elevations to reduce repetition and changes to ground-
floor patios, which now feature shorter walls to provide more open space and varied massing.
Staff Planner Jennifer Merrill presented case ZON21-00066. See attached presentation.
Staff clarified that the project has undergone several updates over the past few years, including
changes to unit counts, coordination with the canal authority, adjustments for overhead power
lines, and flood control considerations. No additional public meetings were held, and the project
does not need to return to Design Review, as the 2022 review found no significant concerns and
recent changes were not substantial.
Staff Planner Jennifer Merrill presented case ZON23-00065. See attached presentation.
In response to Vice Chair Peterson’s question, Applicant Mark Jones explained that SRP requires
a dedicated substation if energy use exceeds nine megawatts or the standard pole capacity. The
site is currently using approximately 5.6 megawatts, with solar contributing 1.5–1.8 megawatts. If
usage reaches nine megawatts, a substation would be required and must have road access.
Staff Planner Noah Bulson presented case ZON25-00309. See attached presentation
Staff confirmed that the application included a queuing and stacking study, as required by the
recent drive-thru code amendments. The study indicated that stacking is expected to remain
within the designated queuing area (up to the building's leading edge) 99% of the time. Staff noted
that any overflow would be directed back into the broader development’s parking and drive aisles,
preventing stacking onto Power Road. Additionally, staff required an egress point on the
southeastern portion of the site to allow vehicles to exit the queue if drivers choose not to wait.
Staff Planner Josh Grandlienard presented case ZON25-00598. See attached presentation
The Board had no questions for staff.
Staff Planner Rachel Phillips and Sean Pesek presented case MesaCONNECTED. See
attached presentation
Staff confirmed that retail analyses include a focus on food availability to address potential food
desert concerns and ensure walkable, mixed-use environments at targeted development nodes.
Additionally, staff explained that the project team has collaborated with multiple city
MINUTES OF THE NOVEMBER 12, 2025, PLANNING & ZONING STUDY SESSION
*****
Note:Audio recordings of the Planning & Zoning Board Meetings are available in the Planning
Division Office for review. They are also “live broadcasted” through the City of Mesa’s website
at www.mesaaz.gov
departments—including Economic Development, Transit Services, Urban Transformation, and
Transportation—throughout the process. Market studies have been conducted to assess current
conditions and explore future opportunities for funding, financing, and attracting employment and
other development.
Case ZON24-00210 was continued to the December 10, 2025, Planning and Zoning Board
meeting.
Case ZON24-00313 was continued to the December 10, 2025, Planning and Zoning Board
meeting.
3
Planning Director Update: Assistant Planning Director Evan Balmer noted that the December
10, 2025, meeting will feature the annual Ugly Christmas Sweater day, encouraging
Boardmembers to take part.
3-a
Balanced Housing Plan Follow-up – Year to Date Summary of Housing Entitlements.
4
Adjournment.
Vice Chair Peterson motioned to adjourn the study session. The motion was seconded by
Boardmember Farnsworth.
The study session was adjourned at 4:25 pm.
Vote (5-0; Chair Ayers and Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Peterson, Pitcher, Blakeman, Carpenter, Farnsworth,
NAYS – None
Respectfully submitted,
___________________________________
Benjamin Ayers
Planning and Zoning Board Chair