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Planning and Zoning Board
Meeting Minutes
Mesa City Council Chambers – Upper Level, 20 East Main Street
Date: December 10, 2025 Time: 4:00 p.m.
MEMBERS PRESENT:
MEMBERS ABSENT:
Benjamin Ayers
Genessee Montes
Troy Peterson
Jeff Pitcher*
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:
Mary Kopaskie-Brown
Evan Balmer
Rachel Phillips
Cassidy Welch
Kirstin Dvorchak
Kellie Rorex
Chloe Durfee Daniel
Kwasi Abebrese
Alexis Wagner
Danika Heying
Call Meeting to Order.
Chair Ayers declared a quorum present, Boardmember Montes was absent; the meeting was
called to order at 4:58 pm.
1
Take action on all consent agenda items.
It was moved by Boardmember Carpenter, seconded by Boardmember Farnsworth, that the
consent agenda items be approved.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
Items on the Consent Agenda
2
Approval of minutes from previous meetings.
*2-a Minutes from November 12, 2025, Planning and Zoning Board Meeting.
3
Take action on the following zoning cases:
*3-a
ZON25-00827. “Cadence DU3 Multi-Residence” 17± acres located at the southwest
corner of Crismon Road and Williams Field Road. Site Plan Review for a 302-unit
multiple residence development and a Special Use Permit to allow for a parking
reduction. (District 6)
Planner: Kellie Rorex
Staff Recommendation: Approval with Conditions
The Board recommends to approve case ZON25-00827 conditioned upon:
1. Compliance with the final site plan as submitted with this request.
2. Compliance with all requirements of Design Review.
3. Compliance with all applicable City development codes and regulations.
4. Compliance with Ordinance numbers 5115 and 5603 and the adopted Pacific Proving
Grounds North Community Plan (Cadence Community Plan).
5. Compliance with Cadence at Gateway Development Unit 3 Development Unit Plan.
6. Compliance with all requirements of Chapter 19 of the Zoning Ordinance including:
a. Owner must execute the City’s standard Avigation Easement and Release for
Phoenix-Mesa Gateway Airport prior to or concurrently with the recordation of
the final subdivision map or the issuance of a building permit, whichever
occurs first.
b. Due to the proximity to Phoenix-Mesa Gateway Airport, any proposed
permanent, or temporary structure, as required by the FAA, is subject to an
FAA filing, for review in conformance with CFR Title 14 Part 77 (Form 7460) to
determine any effect to navigable airspace and air navigation facilities. A
completed form with a response by the FAA must accompany any building
permit application for structure(s) on the property.
c. Provide written notice to future property owners that the project is within one
mile of Phoenix-Mesa Gateway Airport.
d. Prior to issuance of any building permit, provide documentation by a registered
professional engineer or registered professional architect demonstrating
compliance with the noise level reductions required in Section 11-19-5 of the
Mesa Zoning Ordinance.
e. All final subdivision plats must include a disclosure notice in accordance with
Section 11-19-5(C) of the Zoning Ordinance which must state in part: “This
property, due to its proximity to the Phoenix-Mesa Gateway Airport, will
experience aircraft overflights, which are expected to generate noise levels
that may be of concern to some individuals.
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
7. Provide a 4-foot x 4-foot sign at the entrance to the sales office for this development,
with notice to all prospective buyers that the project is within an Overflight Area for
Phoenix Mesa Gateway Airport as specified in Section 11-19-5 of the Zoning
Ordinance.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
*3-b
ZON25-00324 "Circle K - Pecos & Sossaman," 6.3± acres located at the
southeast corner of East Pecos Road and South Sossaman Road. Site Plan
Review and Special Use Permit (SUP). This request will allow for a 5,200±
square foot Service Station development. (District 6)
Planner: Chloe Durfee Daniel
Staff Recommendation: Approval with Conditions
The Board recommends to approve case ZON25-00827 conditioned upon:
1.
Compliance with the final site plan as submitted.
2.
Compliance with all requirements of Design Review Case No. DRB25-00325.
3.
Compliance with all applicable City development codes and regulations.
4.
Installation of all off-site improvements and street frontage landscaping during the
first phase of construction.
5.
Compliance with the Operational Plan submitted with this request.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
4
Discuss and make recommendations to the City Council on the following cases:
*4-a
ZON24-00525 "202 RV Valet Storage Expansion", 15.5± acres located at 8839 East
Main Street. Rezone from General Commercial with Planned Area Development
Overlay (GC-PAD) to GC with a new PAD Overlay, Site Plan Review and Council Use
Permit (CUP). This request will allow for a 58,845± square foot Boat and RV Storage
facility. (District 5)
Planner: Kwasi Abebrese
Staff Recommendation: Approval with Conditions
The Board recommends to approve case ZON24-00525 conditioned upon:
1. Compliance with the final site plan as submitted.
2. Compliance with all requirements of Design Review (Case No. DRB24-00524).
3. Execute and comply with the development agreement, DA25-00036, and all future
amendments to it.
4. 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 Proposed
Setback of Cross Drive Aisles –
MZO Section 11-32-4
15 feet
Maximum Lot Coverage –
MZO Table 11-6-3.A
94%
Building Form and Location:
-Front and Street-Facing Side:
Setback :Freeways –
MZO Table 11-6-3.A
0 feet
Building Form and Location:
Interior Side and Rear Setback
adjacent to RS District (1-story
building) – MZO Section 11-6-
3.A
-
Interior Side
45 feet
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
Development Standards
PAD Proposed
Building Form and Location:
-Interior Side and Rear Setback
adjacent to Non-Residential
District – MZO Section 11-6-3.A
-
Interior Side
0 feet
Landscaping for Non-Single
Residence Uses Adjacent to
Single Residence Uses –
MZO Section 11-33-3(B)(1)(a)
and (c)
-
Width
-
Number of Plants
0 feet
Zero trees and shrubs
Landscaping for Non-Single
Residence Uses Adjacent to
Other Non-Single Residence
Uses –
MZO Section 11-33-3(B)(2)(a)(ii)
and (c)
-
Width
-
Number of Plants
0 feet
Zero trees and shrubs
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
*4-b
ZON25-00397 "Department of Child Safety of Arizona," 3± acres located at the
northeast corner of East University Drive and North 80th Street. Site Plan Modification
and amending the Conditions of Approval No. 1 and 4 of Ordinance No. 2354. This
request will allow for a 24,000± square foot Office development. (District 5)
Planner: Kwasi Abebrese
Staff Recommendation: Approval with Conditions
The Board recommends to approve case ZON25-00397 conditioned upon:
1.
Compliance with the final site plan as submitted.
2. Compliance with all requirements of Design Review Case No. DRB25-00398.
3. Prior to the submittal of any building permit, apply for and receive approval for an
Administrative Use Permit to allow the number of parking spaces to exceed 125% of
the minimum required parking spaces.
4. Prior to the issuance of any building permit, record a lot combination (for parcel no(s):
218-08-100A and 218-08-100B) with Maricopa County.
5. Compliance with all applicable City development codes and regulations.
Installation of all off-site improvements and street frontage landscaping during the first
phase of construction.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
5 Review, discuss, and make a recommendation to the City Council regarding the
following:
5-a
ZON25-00210. "The Lincoln," 9.1± acres located approximately 340 feet west of the
southwest corner of Hampton Avenue and Crismon Road. 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),
Special Use Permit and Site Plan Review to allow for a 113-lot attached single
residence development. (District 5)
Planner: Cassidy Welch
Staff Recommendation: Continued to the January 14, 2026 Planning and
Zoning Board meeting.
The Board recommends to continue case ZON25-00210 to the January 14, 2026
Planning and Zoning Board meeting.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
5-b
ZON25-00313. "The Lincoln," 9.1± acres located 340 feet west of the southwest
corner of Hampton Avenue and Crismon Road. Minor General Plan Amendment to
change the Placetype from Urban Center to Urban Residential. (District 5)
Planner: Cassidy Welch
Staff Recommendation: Continued to the January 14, 2026 Planning and
Zoning Board meeting.
The Board recommends to continue case ZON25-00313 to the January 14, 2026
Planning and Zoning Board meeting.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
Items not on the Consent Agenda
6 Discuss and make a recommendation to the City Council on the following General
Plan amendment and related zoning case:
6-a
Proposed amendments to Chapters 66 and 67 of the Mesa City Code pertaining to the
organization and duties of the Planning and Zoning Board and the Design Review
Board. The amendments include, but are not limited to: modifying the membership and
qualifications of the Planning and Zoning Board; repealing in its entirety Section 11-66-
2: Planning and Zoning Board and adopting a new “Section 11-66-2: Planning and
Zoning Board;” repealing in its entirety Section 11-66-6: Design Review Board and
adopting a new “Section 11-66-6: Design Review Board;” and modifying appeal bodies.
Although not subject to recommendation of the Board, the discussion may also cover
related, proposed amendments to Chapter 1 of Title 2 of the Mesa City Code pertaining
to the Planning and Zoning Board.
Planner: Rachel Phillips
Staff Recommendation: Adoption
Boardmember Carpenter made a motion to approve the proposed amendments to
Chapters 66 and 67 of the Mesa City Code pertaining to the organization and duties of
the Planning and Zoning Board and the Design Review Board.
The Board recommends to adopt proposed amendments.
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
6-b
Proposed amendments to Chapters 1, 2, 3, 4, 5, 6, 7, 8, 11, 12, 14, 20, 21, 22, 30, 31,
32, 33, 34, 35, 42, 46, 56, 63, 66, 67, 69, 70, 71, 72, 73, 80, 81, 86, and 87 of Title 11
of the Mesa City Code pertaining to administrative review in compliance with A.R.S. §
9-500.49. The amendments replace, amend, and update procedures for submission,
review, approval, modification, expiration, and enforcement for land use applications
associated with administrative approval, along with corresponding revisions needed to
align related provisions for consistency. The amendments replace, amend, and update
development standards citywide to incorporate technical updates and objective
standards in compliance with A.R.S. § 9-500.49. The amendments also include related
changes in terminology and definitions, modifications to rules of measurement, and
updates to alternative compliance.
Planner: Rachel Phillips
Staff Recommendation: Adoption
Summary:
The following citizen offered a series of comments in opposition to the proposed text
amendment.
•
Adam Baugh, Withey Morris Baugh
The proposed code amendments prompted a discussion regarding the timing of public
notice and the interpretation of “change of use” within the proposed code amendments.
Adam Baugh shared concerns regarding these points, staff explained that the
development review process has not changed; projects only return to City Council
when a change of use is tied to a site plan that was previously approved and stipulated
by ordinance. The recent code revisions are intended to clarify, not expand, when a
change of use constitutes a major site plan amendment—specifically when the change
requires modification of an approved site plan, not when a simple tenant change occurs
without site impacts. Board members expressed ongoing confusion about how “change
of use” is defined, concerns about redevelopment impacts, litigation risk, and whether
sufficient public review time was provided. Staff noted that similar issues have been
litigated and upheld in the past, confirmed that most tenant changes remain
administrative, and emphasized that public input will continue through upcoming
Council study sessions and hearings. There was consensus that additional clarification
language around “change of use” should be developed and included as part of the
Board’s recommendation to City Council.
Vice Chair Peterson made a motion to approve the proposed amendments to Chapters
1, 2, 3, 4, 5, 6, 7, 8, 11, 12, 14, 20, 21, 22, 30, 31, 32, 33, 34, 35, 42, 46, 56, 63, 66, 67,
69, 70, 71, 72, 73, 80, 81, 86, and 87 of Title 11 of the Mesa City Code pertaining to
administrative review in compliance with A.R.S. § 9-500.49. The motion was seconded
by Boardmember Pitcher.
The Board recommends to adopt proposed amendments with conditions.
1. Staff must clarify the meaning of "change of use" in Section 11-69-5 (and related
sections) before the amended text advances to City Council.
MINUTES OF THE DECEMBER 10, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
Vote (6-0; Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Ayers, Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
MINUTES OF THE NOVEMBER 12, 2025, PLANNING & ZONING BOARD MEETING
* * * * *
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
7
Adjournment.
Boardmember Farnsworth motioned to adjourn the meeting. The motion was seconded
by Boardmember Carpenter.
Vote (5-0; Chair Ayers and Boardmember Montes, absent)
Upon tabulation of vote, it showed:
AYES – Peterson, Pitcher, Blakeman, Carpenter, Farnsworth
NAYS – None
The public hearing was adjourned at 6:18 pm.
The City of Mesa is committed to making its public meetings accessible to persons with
disabilities. For special accommodations, please contact the City Manager's Office at
(480) 644-3333 or AzRelay 7-1-1 at least 48 hours in advance of the meeting.
Si necesita asistencia o traducción en español, favor de llamar al menos 48 horas antes
de la reunión al (480) 644-2767.
Respectfully submitted,
___________________________________
Benjamin Ayers
Planning and Zoning Board Chair