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City Council Report Date January 26, 2026 Case No. ZON25-00210 Project Name The Lincoln Request Rezone from Planned Employment Park with a Planned Area Development overlay (PEP-PAD) to Multiple Residence 2 with a Planned Area Development overlay (RM-2-PAD) Site Plan Review for a 102-lot attached single residence development Project Location Approximately 340 feet west of the southwest corner of Hampton Avenue and Crismon Road Parcel No(s) 220-82-006 220-82-007 Project Area 9.1± acres Council District District 5 Existing Zoning Planned Employment Park with a Planned Area Development Overlay (PEP- PAD) General Plan Designation Urban Center Applicant Brennan Ray, Ray Law Firm Owner Virtua Mesa Crismon Owner, LLC Staff Planner Cassidy Welch, Principal Planner Proposition 207 Waiver Signed Yes [2] Recommendation Staff Recommendation: Staff finds that the Proposed Project is consistent with the Mesa 2050 General Plan, the criteria in Chapter 22 regarding Planned Area Development (PAD) overlays, and the review criteria for Site Plan Review outlined in MZO Section 11-69-5. Staff recommends approval with conditions. Planning & Zoning Board Recommendation: On January 14, 2026, the Planning and Zoning Board voted (6-0) to approve a Special Use Permit (SUP) to allow for commercial uses in residential districts to allow for a 1,250 square foot commercial space and to recommend that City Council approve the proposed project with an additional condition of approval requiring 8-foot rear yard fences for the lots adjacent to the freeway – which has been included in the PAD recommended by staff. Project Overview Request: The applicant is requesting approval for a rezoning for 9.1± acres from PEP-PAD to RM-2 with a new PAD overlay and Site Plan Review for a 102-lot attached single-residence development (Proposed Project). The Proposed Project was originally proposed and noticed on the Planning and Zoning Board agenda as a 113-lot attached single-residence development. Since placement on the Planning and Zoning Board agenda, the applicant has modified the plans to reduce the total number of proposed lots from 113 to 102 lots. Concurrent Applications: Minor General Plan Amendment: Planning and Zoning Board hearing was held on January 14, 2026, to review the request for Minor General Plan Amendment from Urban Center with an Evolve Growth Strategy to Urban Residential with an Evolve Growth Strategy (ZON25-00313). Preliminary Plat: A separate Preliminary Plat application, to be approved by the Planning Director, will be required for the proposed development. Site Context General Plan: The Placetype for the project site is currently Urban Center with an Evolve Growth Strategy. Single-family residential is not identified as a principal or secondary land use in the Urban Center Placetype and is therefore not consistent with the Urban Center Placetype. [3] The Proposed Project request includes a Minor General Plan Amendment to the Urban Residential Placetype with an Evolve Growth Strategy. The Proposed Project is consistent with the Urban Residential 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. Supporting General Plan Strategies: o N1. Promote complete communities in both existing and new neighborhoods. o N2. Promote adaptive reuse and infill as tools to rejuvenate and revitalize established neighborhoods. o H1. Create more opportunities for housing options. o H2. Sustain an adequate supply of attainable housing units to meet the needs of residents vulnerable to rising housing costs. o LU1. Promote a balance of land uses to enhance the quality of life for current and future generations. o LU3. Encourage infill and redevelopment to meet the community’s strategic needs. Zoning: The project site is currently zoned Planned Employment Park with a Planned Area Development overlay (PEP-PAD). The applicant is requesting to rezone the site to Multiple Residence 2 with a Planned Area Development overlay (RM-2-PAD). Attached single-residence is a permitted use in the RM-2 zoning district. Surrounding Zoning & Use Activity: The proposed attached single-residence development is compatible with surrounding land uses, which include a place of worship, single-residential, and commercial. Northwest (Across Hampton Avenue) RS-43-PAD Place of Worship North (Across Hampton Avenue) RS-43-PAD Place of Worship Northeast (Across Hampton Avenue) RS-43-PAD Place of Worship West RM-2-PAD Single Residential Project Site PEP-PAD Vacant East PEP Commercial Southwest (Across US-60 Freeway) RS-6-PAD Single Residential South (Across US-60 Freeway) RS-6-PAD Single Residential Southeast (Across US-60 Freeway) RS-6-PAD Single Residential [4] Site History: September 2, 1987: City Council annexed 1,090.8± acres, including the project site, into the City of Mesa and established a comparable zoning of R1-43 (equivalent to current RS-43) (Case No. A87-004; Ordinance No. 2249). October 18, 2010: City Council approved a rezoning for 38.6± acres, including the project site, from R1-43 (equivalent to current RS-43) to C-1 (equivalent to Neighborhood Commercial [NC]) and Planned Employment Park with a Planned Area Development overlay (PEP-PAD) to allow for a mixed-use business park (Case No. Z10-024; Ordinance No. 5008). August 27, 2018: City Council approved a rezoning for 13.8± acres, including the project site, from PEP-PAD to PEP-PAD and Site Plan Review to allow for an office and commercial development (Case No. ZON18-00149; Ordinance No. 5459). July 1, 2019: City Council approved a rezoning of 13.8± acres, including the project site, from PEP-PAD to PEP-PAD to allow for a group commercial center (Case No. ZON19- 00201; Ordinance No. 5517). Project/Request Details Site Plan: Building Design: The attached single residence development is comprised of 102 lots. Each unit is two-stories with an attached two-car garage on the ground floor. The proposed development is comprised of two unit types: rear-loaded and front-loaded. The proposed buildings feature modern farmhouse and ranch architectural styles. Access: The proposed development is gated and is accessed from a shared private drive aisle with the commercial development to the east of the project site. The shared drive is accessible from Hampton Avenue and Crismon Road. A network of pedestrian paths connects the units internally to resident amenities, as well as to Hampton Avenue and the adjacent commercial development. Parking: Per Table 11-32-3.A of the Mesa Zoning Ordinance (MZO), 204 parking spaces are required for the residential and four parking spaces are required for the commercial space for a total of 208 parking spaces. Per the submitted plans, 236 parking spaces are provided. Landscaping: The development includes a variety of landscape materials along the perimeter and within the amenity spaces. The amenity areas are shaded with landscaping and the private open spaces along the southern boundary adjacent to the freeway include additional trees as a buffer. Open Space: Per Table 11-5-5 of the MZO, the minimum open space per unit is 200 square feet. The proposed development provides a minimum of 273 square feet of private open space per unit. In addition, approximately 78,000 square feet of common open space is provided through amenity areas throughout the site. [5] Planned Area Development Overlay: Per Section 11-22 of the MZO, the purpose of a PAD overlay 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. Development Standards MZO Required PAD Proposed Minimum Lot Area – MZO Table 11-5-5 7,200 sq. ft. Front-Loaded Lots: 1,534 sq. ft Rear-Loaded Lots: 1,333 sq. ft. Minimum Lot Width – MZO Table 11-5-5 - Single-Residence Attached 36 feet Front-Loaded Lots: 26 feet Rear-Loaded Lots: 21 feet Minimum Lot Depth – MZO Table 11-5-5 - Single-Residence Attached 94 feet Front-Loaded Lots: 59 feet Rear-Loaded Lots: 62 feet Maximum Density – MZO Table 11-5-5 15 dwelling units per acre 13.2 dwelling units per acre Minimum Lot Area per Dwelling Unit – MZO Table 11-5-5 2,904 sq. ft. 1,333 sq. ft. Maximum Building Coverage – MZO Table 11-5-5 45% 70% [6] Development Standards MZO Required PAD Proposed Minimum Yards – MZO Table 11- 5-5 - Front Setback - Side Setback (End Units) - Rear Setback - Freeway Setback 20 feet 10 feet 15 feet 30 feet Front-Loaded Lots: 3 feet for garages, 0 feet for livable Rear-Loaded Lots: 13 feet for livable, 9 feet for patio 0 feet Front-Loaded Lots: 11 feet for livable, 6 feet for patio Rear-Loaded Lots: 3 feet for garages, 0 feet for livable 15 feet for livable, 10 feet for patio Maximum Fence Height – MZO Section 11-30-4 - Rear Yard, adjacent to freeway 6 feet 8 feet The Proposed Project offers high-quality development for both residents and the surrounding area, providing: Units engaging with Hampton Avenue and shared access drive A 1,250 square foot commercial space to support small, community-oriented business High-quality building elevations Enhanced perimeter landscaping Common and private open space that exceeds the requirements of the MZO. Citizen Participation The applicant conducted a Citizen Participation process, notifying surrounding property owners, HOAs, and registered neighbors. Neighborhood Meeting: A neighborhood meeting was held on May 21, 2025. There were no attendees for the neighborhood meeting. [7] 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. Neither Staff nor the applicant has received any communications regarding the Proposed Project. Conditions of Approval Staff recommends approval of the Rezone and Site Plan Review subject to the following conditions: 1. Compliance with the final site plan, landscape plan and elevations as submitted. 2. Compliance with all applicable City development codes and regulations. 3. Installation of all off-site improvements and street frontage landscaping during the first phase of construction. 4. Compliance with the Plan of Operation submitted. 5. Prior to the submittal of any building permit, submit for and obtain approval of both a Preliminary Plat and a Final Plat. 6. Prior to the issuance of any building permit, submit to the Planning Department revised elevations that reflect the changes in Exhibit 9. 7. Compliance with all City development codes and regulations, except the modification to the development standards as approved with this PAD Overlay as shown in the following table: Development Standards PAD Approved Minimum Lot Area – MZO Table 11-5-5 Front-Loaded Lots: 1,534 sq. ft Rear-Loaded Lots: 1,333 sq. ft. Minimum Lot Width – MZO Table 11- 5-5 - Single-Residence Attached Front-Loaded Lots: 26 feet Rear-Loaded Lots: 21 feet Minimum Lot Depth – MZO Table 11- 5-5 - Single-Residence Attached Front-Loaded Lots: 59 feet Rear-Loaded Lots: 62 feet Maximum Density – MZO Table 11-5- 5 13.2 dwelling units per acre [8] Development Standards PAD Approved Minimum Lot Area per Dwelling Unit – MZO Table 11-5-5 1,333 sq. ft. Maximum Building Coverage – MZO Table 11-5-5 70% Minimum Yards – MZO Table 11-5-5 - Front Setback - Side Setback (End Units) - Rear Setback - Freeway Setback Front-Loaded Lots: 3 feet for garages, 0 feet for livable Rear-Loaded Lots: 13 feet for livable, 9 feet for patio 0 feet Front-Loaded Lots: 11 feet for livable, 6 feet for patio Rear-Loaded Lots: 3 feet for garages, 0 feet for livable 15 feet for livable, 10 feet for patio Maximum Fence Height – MZO Section 11-30-4 - Rear Yard, adjacent to freeway Recommended by Planning and Zoning Board 8 feet 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