well good afternoon and welcome to the January 11 2023 city of Mesa Planning and Zoning Board Herring today we will begin with a roll call make sure we've got a quorum I am board member Crockett Vice chair Ayers here board member Allen is absent board member sarkissian here board member Peterson here board member pitcher here and board member Montez here all right we've got our we've got our Quorum so we will we will push ahead as you heard on the introduction we have a consent agenda and so the items that are on the consent agenda will be voted together as a group and not discussed individually so if there is an item there are some items that are coming off consent those are items agenda items three B 3D and 4C so if you're here for those items they're off consent and we'll be discussing those individually if you would like to speak to any of those items you'll need to fill out one of these blue speakers slips and get them up to Pamela's as quickly as you can um we do have some comments on let's see on item 4A uh we have a comment card by Margaret mausch mayor and uh she is in she is in favor and does not wish to speak and of that project and then uh agenda item 3A is uh the Haas Crossing item there is uh we've got Lucas van sustine that says uh he is in favor of the item and does not wish to speak so we wanted to include those in the record uh I don't see anything Pamela do we have any other blue cards that have come in on any of the other items on consent no additional blue cards okay great then read those comments in so board member Montez has graciously volunteered or been volunteered to uh I don't know if we could say volunteers with that I'll turn it over to her to get go through our consent agenda okay items on the consent agenda approval of minute from previous meetings to a minutes from the December 14 2022 study session and regular meeting item 3A Zone 22 Dash oh did I say Zeon no say zon oh sorry z-o-n-22-010112 Haws Crossing oh did I say wrong I'm sorry zero one zero one two Haws Crossing mixed use phase one District Six within the 7900 to 8 400 blocks of Elliott Road Southside and within the 3600 through 3700 blocks of cell 79th Street East Side and within the 3800 through 3700 blocks of South Haws Road West Side located west of Haws Road and East of Sussman road on the south side of Elliott Road site plan review and special use permit this request will allow allow for multiple multiple residents development staff recommendations approval with conditions board member Montes on this item can you re-read in the address range for Haas Road it sounds like you read that incorrectly did I read it incorrectly sorry okay so 36 3600 through 3 700 blocks of 79th Street East Side within the 3600 through 3700 blocks of South Haws Road West Side perfect thank you okay you're welcome okay item three c z o n 22-01061 gravity energy drinks district one within the 100 block of West McKellips Road north side and within the two thousand blocks of North Center Street West Side located north of McKellips Road and West of Center Street site plan review this request will allow for a restaurant with drive-through site recommendations approval with conditions put it in item four a z o n 22-00916 Boomerang headquarters District 2 within the 2500 to 2600 blocks of East Southern Avenue North Side located west of Lindsay Road on the north side of Southern Avenue rezoned from single residence 43 rs-43 to office commercial with a bonus intensity Zone overlay oc-biz and site review this request will allow for an office development site Rec staff recommendations approval with conditions item 4B 0122-00921 the block district 6 within the 7100 to 7600 blocks of East Elliott Road South Side and within the 3600 to 4200 blocks of South Sossaman Road West Side located west of Sossaman Road on the south side of Elliott Road rezone from agriculture to light industrial with the planned area development overlay and site plan review this request will allow for the development of an industrial Business Park site recommendations continue to the February 9 2023 planning oh February 8th sorry adding dates 2023 planning and zoning board meeting item 4D z o n 22-010 Legacy Gateway hotels district 6 within the 9600 to 9900 blocks of East Williams Field Road North Side located north of Williams Field and west of the state route 24 Gateway freeway Council use permit site plan review and special use permit this request will allow for the development of multiple hotels and a retail pad staff recommendations approval with conditions item 5A the block of Elliott district 6 within the 7100 to 7600 blocks of Elliott Road and within the 3600 to 4200 blocks of South susuban Road located west of Sussman road on the south side of Elliott Road preliminary Platte this request will allow for the development of an industrial Business Park staff recommendations continue to the February 8 2023 planning and zoning board meeting item 5B Legacy Gateway hotels district 6 within the 9600 to 9900 blocks of West Williams Field Road located north of williamsfield and west of the state route 24 Gateway freeway preliminary Platt this request will allow for the developmental of multiple hotels and a retail pad staff recommendation approval with conditions thank you board member Montez you're welcome uh can I have someone move our consent agenda so moved do I have a second second all right let's go ahead and cast our vote chair could you just clarify its move to approve the consent agenda so we'll move to approve the consent agenda second and board member sarkissian how are you voting on this yes I and vice chair Ayers hi all right by your vote of six eyes with board member Allen you have passed the consent agenda I'll now turn the time over to assistant director Nettles for staff presentations on the remaining items on the agenda all right chair board members so the the first item off of consent is item 3B zon 22-01020 and Sean will be making that presentation good afternoon chair members of the board this is case 012201020 the request before you is site plan review of an initial site plan to allow for an industrial development associated with Costco Wholesale the location of the site is generally located north of Elliott Road East of the Ellsworth Road it has front edge on three different streets 94th Place Peterson Avenue and 96th Street as shown on the map the karate area designation for the site is employment so this character area is intended for job generating uses and as such Li is listed as a primary zoning District in that character area and the use which is distribution and storage is also listed as as a primary use for that character area the zoning currently is light industrial Li with a PID PID overlay there's two PID overlays ones tied to the LA Roadtech Corridor and the others tied to a development master plan that was approved in the mid-2000s for a large master planned Industrial Development the proposed use is allowed by Wright in the underlying zoning District which is Li sa say photo looking south from Peterson Avenue and here's an image of the site plan so the applicant's proposing a 72 000 square foot building there's loading bays and trailer parking on the South Side the South elevation there's access primary access from 96th Street and then secondary access for employees and visitors from Peterson Avenue the site will be screened by an eight-foot screen wall and has articulation on all Street facing sides 84 parking spaces are provided and complies with the parking requirements so forth in the code the landscape plan was reviewed last night at designer view work session the board had some comments and we'll work with the landscape architect to make those changes but overall the landscape plan complies with the landscape standards in chapter 33. and the elevations as well were reviewed and complied mostly with our design guidelines and we'll work with the Architects for the board's comments the designer reports comments and here's a rendering of the corner entrance so property owners were notified within a thousand feet in HOAs and registered neighborhoods the applicant sent a letter initial letter on November 8th 2022 one response was received from a proper error to the South who had concerns and questions about the the proposed building design the architect worked with that property owner and uh substantial changes to the elevations were made between first and second submittal and that and those concerns have been alleviated so Steph finds that uh the request complies with the 2040 Mesa General plan the Gateway strategic development plan and then chapter the review criteria in chapter 69 for site plan review and our recommendation is approval with conditions as outlined on the staff report thank you thank you Sean are there questions on this from board members for Sean I I do have some questions but I want to see if anyone else has any so Sean what when when you what is the purpose of the Elliott Road Tech overlay or the that you can that an entity can opt into sure the I think it boils down to um shortening the entitlement process for developers there's an offset there's a trade-off to that there's standards that need to be met if you decide to opt into that technology Corridor overlay but overall I think it's to speed up the entitlement process and does it limit in any way the uses that are allowed on on property chair yes um a handful of uses and those and those uses are outlined in the ordinance for the Elliott Road Tech Corridor um this use would not would not be allowed if the property owner opted in okay and the and the property owner has not opted in on this one is that correct sure okay um and so the concern I have on this is you know Mesa has invested many millions of dollars in developing that Elliott Road Tech Corridor and you know while I love Costco and I love you know having them in Mesa I I'm not loving the idea of of having them use this space on what is the highly desirable Elliott Road Tech Corridor so we have a site plan review before us and in the site plan review criteria is there I mean is there any basis to look at you know the the Elliott Road Tech Corridor um I mean is there any is there any basis to support opposing the the site plan based on the concerns that I have sure um good good question there's a lot of criteria to look at in that section of the code and looking at that during our review we did not find a criteria a basis to to recommend denial within that criteria okay and anyone else have any questions on this one besides me okay thank you let me uh let me invite the applicant up now Ms McNair would you please come forward and state your name and and address for the record and then if you'd like to make a presentation this is the time to do it thank you chair Crockett board members my name is Mary Grace McNair I'm with the law firm abuse Gilbert McGruder and I represent Costco in this application for site plan review with me here today are Christine Lasley she's the director of real estate development for Costco and Seth Katz he's also with Costco in-house and then I also have our architect our outside architect Brett Ryan with Ware Malcolm and someone from his office as well my planner from Bruce Gilbert Marcella is also here today so this has been a pretty big effort on our part to meet all of staff's requirements and requests and to check in on building a really really nice development and mdo Warehouse in Mesa this will be the first ground up mdo Warehouse in Arizona for Costco so it's a big deal they're excited to join the community in this way and they've made a lot of they made a really nice developed designed a really nice building here for to go at this corner um I want to address the site plan review um criteria first off and I appreciate staff's work on that and this is something we talked to Sean about and um and the principal planner Evan Ballmer about quite a lot in our initial reviews and we pointed out that we have not opted in to the Elliott Road technology Corridor overlay pad overlay which does allow you to streamline the process however I wanted to point out that 1169 5A says that one of the criteria is that the project is consistent with and conforms to the adopted General plan and any applicable sub-area or neighborhood plans and then it says right there in the code except no analysis of the use if it is permitted in the zoning District on the property so we're permitted under Li and so the Elliott Road technology corridor plan would fall under this General plan neighborhood and sub-area plans that you're supposed to analyze however in this case because the use is allowed by the underlying zoning and we haven't opted into that overlay it says except no analysis of the use if it is permitted in the zoning District on the property so that is the most close Criterion to be considered with regard to um with regard to the use on the property so I just wanted to go over that before we start in and I'm going to skip a lot of slides in my presentation because much of it was about the design for drb last night so we'll mostly talk about the site plan and and I'm open to any questions and also my client will be happy to answer any questions and can I ask you quickly what does mdo stand for it stands for merchandise delivery operation okay thank you for that so yeah we'll get to that um as we go through so we're not going to cover every one of those so we'll just go on so this is across this is a single merchandise transfer building um basically what happens here it's going to employ about 75 employees full-time and basically what happens here is that when you order something online from Costco and you live in the general Phoenix area it your product is usually it will be a large or bulky product like a refrigerator I'll just use that as an example so I order a refrigerator from my home and I live in Scottsdale and I I order it from Costco or I go into the Costco near me and they order it online then that refrigerator goes to a direct Center a direct distribution center and then it comes out to this merchandise delivery operation in Mesa and they they will unbox it check it um set it up for an appointment with a person with me who ordered it and then they'll cue it for delivery and then they have um some they have people come on carriers come on and deliver those products out to basically the Metro Phoenix area and they will haul away take away your old refrigerator and bring you the new one so that's what this is designed to do it also has Corporate Offices so that we can have a um office presence and then or in the building um right now it's zoned Ally as I mentioned and the um there's nothing on it it's a vacant um I don't know what that banging is that's distracting sorry sorry about that is that coming from our system no problem no problem while you're looking just a quick question how many mdos is this did you say this is the first mdo that oh it's my yeah it's the first one in Arizona from the ground up now they have converted other um existing facilities to mdos I believe here but this will be the first one that we're designing from the ground up to work here in Arizona and will it serve the entire Valley or the East Valley what's the the entire Valley the entire Valley um so it's the our proposal is consistent with all of the requirements sorry apologies about half of Phoenix I'm told sorry about that thank you we want to be really precise so we don't want to lead you wrong um um so the first Mesa Commerce Center are the design guidelines that we're following and of course the design guidelines in the LI district and so we meet all of those requirements Sean was uh Sean really put us through our Paces so we made a lot of changes to our site plan and so let's get to those so there's the site plan um you've got um as Sean mentioned to primary access is from the sorry primary access is from the um 96th Street or 94th Street and then at the north side of the building onto Peterson we had a secondary access the building is going to be 75 000 square feet maximum occupancy is 151 occupants it's 34 feet in height at 40 feet at the parapit all these things meet the zoning code requirements setbacks exceed the minimums required as Sean told you we had one um access is from 96th Street and secondary access on the North um the truck docks you have access from the side of the site as you can see the orientation of the building and the screening provide physical and physical visual separation between the distribution operations and the other the rest of the building pedestrians are connected via a walkway from the site to Peterson there above so now I'm going to skip some of the design slides because we have a lot of them but we chose really nice materials we these went through several iterations to get that nice looking rendering that you see there [Music] um we had some details and there's the Landscaping plan we meet every requirement of the zoning code and the design standards for landscaping are met we are we are Landscaping the entire site even though we're only building the 76 000 square foot um warehouse at the beginning of the process and the design summary is that there are we use three colors throughout we have variation in the architectural details of materials and finishing and we've varied the roof lines so that it looks good as Sean mentioned to you the neighbor to the South asked us um about putting some better Landscaping in at the and doing some improvements on the facade of the south side and that was at a previous iteration so we made those changes that person is satisfied incidentally he sent me an email last night and said great presentation at the Dr board thank you for making the changes that we requested so that's really in closing we're seeking design approve we were we sought design approval last night but now we're seeking um the site plan review the site plan review approval is there anything else we can tell you about Costco's operations or the setup of this that would help you overcome your objection I understand your objection I really do chair it I understand that the Elliott Road technology Corridor is there and the city wants that to develop with high tech uses this property owner has not opted in and there's only one property owner in the Elliott Road technology quarter that has opted in and has taken advantage of that um those streamlined provisions and so okay I'll rest right there thank you thank you the only the only follow-up question I think I had is you mentioned that there are some offices at this facility or these are these just local offices is this a any type of corporate office that should be there that will they will employ people who run the operations at the mdo correct okay so yeah there will be about come on for sure sorry yes there will be permanent employees there Christine Lasley director of real estate for Costco there will be a regional office representing this area that's going to be housed within this facility so it's going to be more employees than what's usually in our typical Market delivery operation than Neil okay thank you for that all right any other questions or on this one thank you now we don't have any speaker slips on this do we do we need to open this for public comment and then close it for public comment okay then at this time I'll open the hearing for any comment from the public I don't believe we have any speaker slips on this so I'll go ahead and then close public comment and now I'll entertain any discussion on this one from board members if we have any discussion or or I guess ultimately a motion on this one board member pitcher yeah I I also concur with chairman Crockett you know we love Costco go to Costco spend lots of money at Costco the the concern I have is is the use in this area because it really is a you know an area that the city has tried to set aside for high-wage technology related jobs um unfortunately like like in law school uh they they tell us that uh there there's what's called a grumbling approval and I I'm I'm afraid that that's where we are because they have this this by right okay thank you any other comments on this one all right I will entertain motions at this point move to approve zon 22-01020 Costco building District Six within the 9400 to 9 600 blocks of East Peterson Avenue within the 3400 Block of South 94th Place and within the 3400 Block of South 96th Street located north of Valley Road and East of Ellsworth Road site plan review this request will allow for an industrial development right uh motion for approval with conditions okay I have a motion is there a second a second thank you board member Ayers uh let's go ahead and vote Jessica's and I remember sarkissian is votes I thank you board member Ayers all right all right okay so with your vote of five eyes one no and board member Allen uh absent you have passed this item okay sure our next item off of consent is item 3D which is 0 and 22-01064 and Chloe will be making that presentation good afternoon board and chair this is zon22-01064 this is a site plane review and special use permit request to allow a restaurant with a drive-through the site is located south of McKellips Road and East of Lindsay Road you can see the designation of the site on this map there is large lot Parcels to the South and vacant Parcels directly surrounding and then a school to the Southwest zoning District that this project is located in is neighborhood commercial which does require special use permit for drive-throughs it is located within the neighborhood character area for the general plan which has a goal to provide safe places for people to live and enjoy the surrounding community here is the site photo looking south from McKellips Road at the vacant parcel this parcel does include a 756 square foot building that is a drive-through only facility there are drive-throughs on both sides of the building to the East and the West and the site does provide 14 parking spaces which per code is over the 25 percent of the required parking ratio amount and will require an administrative use permit after this approval this is the landscape plan that was discussed last night at the design review board meeting with no comments or changes and here are some of the renderings from the elevations staff will be working with the applicant to provide and resolve the comments from that last night's meeting with the design review board per section 11-78-5e for special use permit required findings number one approval of the proposed product will advance the goals and objectives of and is consistent with the policies of the general plan and any other applicable City plans and or policies to the location size design and operating characteristics of the proposed project are consistent with the proposed the purpose of the district where it is located and conformed with the general plan and any other applicable plans and or policies three of the proposed project will not be injurious or detrimental to the adjacent or surrounding properties in the area the greater neighborhood or the general welfare of the city and four adequate Public Services public facilities and public infrastructure are available to serve the proposed project the applicant did notify Property Owners within 1000 feet HOAs and registered neighborhoods and they did also hold one neighborhood meeting with one attendee who asked a few questions but was overall excited for the project staff has received several phone calls asking about what the project consists of and where the boundary lines of the project are furthering that there were no question further questions or concerns once they were given that that information the project does comply with the 2040 Mesa General plan the criteria in chapter 69 for the site plane review and complies with the review criteria in Chapter 70 of the mesa's learning ordinance for special use permit overall staff does recommend approval with conditions and I'd be happy to answer any questions thank you are there questions for Chloe on this one from board members not seeing anything okay thank you we'll invite the applicant up now to speak to this item would you please state your name and business address for the record sure my name is Jerry plank I am with ARCA Khan I am the architect record of this job I'm at 5055 East Washington Street in Phoenix and thank you very much for talking about this so we have worked obviously very hard there's some empty land immediately to the east of us on this property we worked and it's my understanding we got pulled off because you're concerned about traffic and traffic congestion and those kind of issues if you look at the site plan and can we get the site plan back up there and how do I do that which way do I go back sorry hit the wrong thing that was the site plan okay well it doesn't show the one I have what we did is we worked with traffic there's some existing driveways across the way and those two existing driveways where we put our driveway is in between those two driveways if we slide our driveway to the east or to the West we start to conflict with the driveways across the street as they come out and make their turn going the opposite direction so ours has slid over and then they also the Traffic Engineers also ask us to put this across access agreement you see that leads into the other lot we don't know what's going there yet but we believe it's going to be developed into another type of restaurant use or pad use of this kind of thing with that access allows them to use our entrance and not have another entrance that conflicts with the one across the street on theirs so the only entrance to the one to the east of us is is ours and then we did a couple things to do traffic control we are a drive-through only there's no walk up to ours and there's no squawk boxes which everybody loves to these locations we have 480 let me get this right 486 feet of drive through space 23 cars so we looked at moving that to the back of the space so cars could Stack Up control themselves on the lot which a lot of other of these kind of uses have a lot of spillage as we call it where they they're spilling out in the parking lot they're spilling out into the road because they didn't do adequate drive-throughs we we worked very hard to get these guys a substantial drive through different than everything else we meet the 50-foot criteria throat that the city wants and if you look at that's from the right-of-way to our throat and then out to the street curve is another 15 feet or more between that so our throat's about 65 feet deep to come in and if you look at where our drive-through is if you notice it's in the next aisle over not directly aligned with ours so we can stack cars out if we get super busy right we can stack cars down that lane without conflicting with anybody coming in or anybody getting through the cross access of that so that was thought about as part of this design so I think I'll close it there and answer any questions you have I tried to address what I think I understood the problem was so yeah thank you for that you're welcome uh questions for Mr Planck on this one board member pitcher thank you he um the the concern I see is is when people come out of of the drive through so the double barrel drive-through I'm pointing to my screen I know exactly where you're talking about where they merge together you got that choke point there and then they come out and do we have a choke point then going out that way well I think we get to meet her how they come in and out because we don't meet her how they come in but we get to meet her how they come out based on how do you do that well it's how we deliver drinks right we don't we have to we have a certain way that we deliver drinks so how we deliver the drinks doesn't mean I come and get four cars at once right I give this car and the way we work is we don't have drive-through Windows if you haven't if you've looked at our elevations they're actually sliding glass doors they actually carry the product to the car and hand it to them and The Way We Were since we don't have squawk boxes there's additional people in shade structures along the path around the back that hold iPads very similar to Chick-fil-A they take orders take take the payments to do that I don't think traffic has looked at this at length we we've worked with them very hard on the site plan traffic didn't believe it was that big of a problem with how they came out and made that move I think you're asking if they come out and make that left hand move back to the road um it's never come up until now to be frank and then can I follow up with a question on that when we were in our study session downstairs staff indicated that they asked you to flip the the layout of the property um what wouldn't that tend to address the concern that board member pitcher has raised and and can you explain why why you weren't happy or willing to do that well some of it had to do with the property next door the property next door and working with traffic they weren't going to get an entrance the property to the east can't get an entrance onto the Main Street and in doing that if we flipped our building over there we we created a much more difficult problem I think traffic wise at that connection point where traffic wanted internally the connection into the adjoining property it created a much bigger problem so we pushed our building the farthest to the west to get it out of that that's what we considered that choke point to make it to the site as that site develops to the east of us and do you know how this that property is going to develop to the east I don't at this point but if you look down to the east of there there's very similar uses down the way Sonic I think is down there uh another Filibertos is down there I think it's going to be very similar to something like that and they're just going to be lined up there but we're we're working with traffic we're controlling how much is getting out on the street and where and then how we conflict with already established Drive aisles across the street um are there other questions for the applicant on this not seeing any right now okay well thank you you're welcome let me uh go ahead and open our public hearing and see if there's any public comment on this Pamela I don't think we have any blue cards on this item do we okay then I will I will close the public comment public hearing and uh have some discussion amongst the board here on this one what chair and board members um have the traffic engineer that is able to join the zoom call if you had questions I just need to provide him the link so if you had any questions for him he's available board member pitcher would that be helpful dead sorry that'd be great yeah let's do Pamela would you mind sending me the link real quick foreign thank you someone needs to play the Jeopardy music while we're waiting here sorry we're passing things around here looks like we have someone that's joined us here so we are waiting on Peter Vargas I'm not sure if he's he looks like he's on looks like he's connected now Peter can you hear me this is board member Crockett Peter can you hear us come on looks like you're on mute Peter he said his sound isn't working he's working on it right now okay members if you wanted to have any discussion I can let you know when he's ready I'm sorry say that again if you wanted to have any discussion I could let you know when he's ready a little bit in transportation okay and in e-session talking about what kind of interested if you had any other discussion that you wanted to have in the meantime I can let you know we could go into executive session um okay okay uh are there any other questions on this while we're waiting um yeah we do have some chocolate up here on the dies um I might just quickly ask Mr plank uh what what type of uh a business is this is this a new a new business to Mesa It's A New Concept they have a series of stores in Seattle a whole bunch of them up there I don't know exactly how many Community right now 32 and they identified this Market there's four of them coming into Mesa okay we approved one on consent tonight oh so the one just up you're kind of uh hitting McKellips Road pretty hard right yes aren't you you approved one on consent and you pulled us off that pulled the second one off consent and we have two more coming in in the next month or two and so they're all over the valley our Podium It's A New Concept they do energy drinks and coffee but they concentrate on energy drinks is what they concentrate on so it's a little different concept than the coffee concept they started in Seattle they're very very very successful up there all right thank you for that well we're still waiting for Mr Vargas yeah he disappeared off my screen he said he was going to try to re-re-enter in okay I'm getting more and if I keep answering you know I think primarily it's just the it's the access issue and and the ability move the ability to move around the property so um and I think you'd said that you didn't have an opportunity to have much of a discussion with with traffic engineering on this we did discuss it with them and what happened is they really wanted that cross-access agreement because we weren't going to get another one off of McKellips okay especially for the the blank parcel since we don't know who's going there and so we agreed to put the cross access in to allow them to go over there so if we had flipped our site you could see that that site to the east of us in traffic that would have been trapped because they weren't going to get an Easter entrance off McKellips I see okay so we flipped ours over to the West so we could make that connection because traffic really wanted that connection so that's where it really came from so you're talking about the one that's labeled future driveway connection to East Corrections going to be correct okay um Peter I see you connecting yes we don't have him yet ah Peter are you there all right so I'm gonna go ahead and give you we'll give this another minute or two and if it doesn't work maybe we'll forge on Forge ahead yeah chair board members you know I I would like to get the transportation department to be able to speak to that because it's my understanding that access to that property the East would not be restricted I believe that we do have to provide access to that lot but I think the preference was that they had a shared access to reduce a number of curb cuts um and and I saw I saw a sign that went up on that property uh within the last few months I got these scents that that East property was maybe going to be multi-family but I don't I don't know do you know what is there anything that's um it would be one of those flag Lots in the back that there's a there's a we might uh yeah please come step up and state your name and business address for the record thank you so much thank you so much my name is Travis Carter I'm with Glenwood we're the property owner and so I can I think I can address and answer some of the questions that you've been having here so I just wanted to read an email between between us and Peter Vargas who was the traffic engineer um he said per our discussion we will plan and this was me responding to him we had a phone call it said per our discussion we will plan for the future connectivity to the pad to the east of us from our pad and plan on using our access Drive shown on submittal for both pads and so what what it was is it was exactly they didn't want to have a bunch of curb Cuts along the kellips and so what they asked us to do is uh to have the the curb cut and that we that we showed on our plan and then add that internal access drive that would allow the pad to the east of us to be able to give back and forth onto Mckellips and so that was basically take you through through dialogue and discussion with traffic engineering Peter Vargas that's per his recommendation is what we ended up with us on this site plan and I I saw a sign that went up on the property it was a black sign with green lettering I think it said something about Insight or does that ring a bell with you it does not there there is a there is a sign on there that does um say gravity coming soon that's it so this is this project this is this project okay yeah it's so so this is one is identified the one behind us is still vacant and the one to the east of us is still vacant as far as we know and you're the owner of all that property no we are just the owner of the one pad just the one pad okay oh you're more than welcome thank you and uh so Peter are you there so assistant director Nettles what's your pleasure on this it's able to just speak your phone speakerphone let me he's responding right now he was going to try to join the phone but let's see yeah okay it looks like he's not going to be able to get on he's having issues so okay I apologize for that no no worries I guess we'll uh we'll just push ahead then um are there any other questions on this item okay any in any other discussion on it doesn't look like it so I will entertain a motion at this time if there is one move to approve zon 22-01064 gravity energy drinks district one within the 2900 block of East McKellips Road located south of Lindsay Road on the south side of McKellips Road located east of Valencia sorry located east of Lindsay Road on the south side of McKellips Road site plan review and a special use permit this request will allow for a restaurant what they drive through reckon I'll second that yeah movement is for approval with conditions Vice chair Ayers we have a second uh from from Vice chair Ayers so let's go ahead and vote uh board member sarkissian vote board member circusian I'm here hi hi all right by your vote of five eyes one no and one absent you have passed uh agenda item 3D [Applause] all right I think we are um you're on 4C Chris all right board members next item is 4C which is zon 22-00977 and Josh will be making that presentation yes so this is zon22-00977 also known as Mountain Bridge lot 16. uh this specifically is a resume request from neighbor commercial with the planned area development to rs9biz is to allow for conceptual site plan to allow for the development of a single residence neighborhood uh provide a little additional context to this site it was originally annexed in 1986 at that time it was giving a residential zoning which it held until 2015. at 2015 when the Sevilla neighborhood just to the west of this site was developed as part of a pad they did identify this site as a possible neighborhood commercial at that time it was purely conceptual there's no site plan at all as part of that original approval for this parcel and then throughout the past seven years there's uh not Benny or I guess eight years in at this point it's 2023 uh that there has not been any interest specifically for any kind of commercial uses in this area based off of the records I I was able to review this is the only kind of pre-submittal or any kind of formal submittal that we've had on this site and just to reiterate this location is on the southwest corner specifically mckelps Road as well as Ellsworth Road it is located within the ncpad which was done with that severe portion that that allowed for the rs-15 pad just to the west and the because of the lot size specifically that is why it is proposed for a Biz because it does not meet the requirements of a pad for its size of area uh specifically the general plan in this area is neighborhood uh within that is to provide for a wide variety of housing which these single residents does provide as part of that uh here specifically is the site view from mckelps Road as well as Ellsworth Road uh the proposal is for seven Lots uh with the biz there is proposed minimum lot size of six thousand square feet with access off of the private Street Jaeger which is on that southwest corner of the site uh here's the current conceptual site plan as we mentioned with the additional condition uh in our study session uh staff will work with the applicant to finalize the landscape plan as part of the preliminary plat uh to make sure the there's more of a uh entryway uh to the community in that northeast corner while also making sure there's not any conflicts with the water line easement and pufe in that area they have provided for a total of nine different elevation types as well as housing types as part of this development which meets that requirements or the preference of the biz to have a higher quality design and as part of that there's provided nine types for seven Lots uh specifically Biz again is for that reduced lot size in order to get the 6000 square feet lot size is the minimum width had to be reduced down to 50. but the overall length has been maintained as well uh there's additional building setbacks reduction uh for the front uh for specifically uh front livable areas as well as side loaded garages for 10 feet front garages of 18 feet Street side setback down to five feet with a minimum eight feet landscape track so that would create about a 13 foot setback interior minimum setback of five feet with an aggregate of 10 feet and then an interior rear of 15 feet if there is that maintained and Landscape foot that would be 25 feet total and same with the rear yard for 15 with the minimum with 10 landscape yard behind it for a total of 25. uh also because of the housing product uh they've requested a reduction in the uh front-facing garage shall be recessed from instead of three feet to two feet as well as making sure that they have the ability to do three car garages as well as to uh reduce the minimum depth of that facade in order to meet the requirements because of the way the lots are configured it's a little tighter than they typically would be and then specifically for the elevation material calculations just for the Spanish elevations only due to the architectural style of that Spanish style it doesn't really allow for a secondary material over 15 percent but as part of those three elevations they have provided at least three architectural elements that meet the intent of that section uh overall uh at the time of this presentation staff did not receive any comments I believe we did have a couple of blue cards tonight but prior to this meeting I did not receive any through my process um as well as uh throughout the citizen participant patient plan they had uh overall you know wanted to make sure that it maintained the desert feel as well as that I just wanted to add a little additional context with the aerial uh that there are some existing driveway Cuts but they only allow for write-in right out access and are pretty limited on site for where they can do that which for why most likely there was an interest on that commercial property not only because of the lack of uh Ingress egress but also because of the major wash on that Southeast side in order to make sure we meet setbacks as required for that it limits the size of these of this lot specifically in order to develop in a commercial sense so based off of that staff finds that the overall site plan and complies with the 2040 General plan as well as the review criteria Within Chapter 69 for site plan review and then chapters 21 for the biz overlay happy to answer any questions great thank you Josh are there questions on this one not seeing any okay we'll uh invite the applicant up now to speak to us and chair and board members if I can make a point of clarification that this is just the rezone and that site plan is purely conceptual the applicant would have to come back at a later date for all the preliminary plot foreign Josh help me here stick in there click on actually to click on that one which one yeah all right scroll down USB drive theme there we go oh yeah just don't hold click just I was just going to drag it over the desktop and run it yeah all right there we go sorry about the technical difficulties there delay of my limited knowledge here uh my name is Sean Lake 1744 South Val Vista Mesa Arizona here on behalf of Blandford Homes the owner of this property we appreciate the opportunity to be here to discuss the last piece of Mountain Bridge we've all been pleased for those of us that have been in Mesa for a long time with what Mr blanford has done with this community it is a gorgeous Community as beautiful we really have enjoyed watching this develop over the years I really enjoy the homes going in the main entrance it's quite impressive quite a great project well this is the last piece this property is located at the intersection of mckillips and Ellsworth it's a challenging site because of the wash and The Limited accessibility it was originally as everybody can see the location of the site the access to the site is off of off of McKellips off of Ellsworth and there is also a Road off of Yeager to the West to this property that comes in from the back if it were to be developed as commercial those would be the three access points Jaeger Ellsworth and McKellips we are proposing a residential development that would close off access to Mckellips and Ellsworth and just have the access off of Jaeger to the West the current zoning of the property is neighborhood commercial to put that into perspective for such a small property if you read the zoning ordinance a neighborhood commercial is a use or a zoning District that is appropriate for retail stores grocery stores drug stores restaurants cafes gas stations and convenience stores that's what the neighborhood commercial definition in the city of Mesa zoning ordinance says this is a small site and it's really difficult to get that type of or those type of uses here if you look at this intersection for those of us that have been here you go a mile to the South you have a bastard shopping center and a Chevron that already provide a lot of those Services directly the South one mile on Ellsworth Road if you go to the west to Power Road Power and McKellips you have just about every service you can imagine which is about two miles a neighborhood commercial is supposed to serve within a half mile to two mile radius and so if you go to the to the West two miles you have Target I think there's a Home Depot there's a Circle K there's a lot of different restaurants and places to eat so a lot of these services are already being provided in this area at commercial intersections in looking at this site again here listing some of the uses on the PowerPoint that we don't we don't think those are appropriate uses here we think I'm going to tell a story and I don't do this very often so I'm gonna doing this 27 years that's actually accurate you don't tell stories very often I tell I don't use my wife very often okay in stories but uh this is one of those sites where I I was with the my wife we went out to dinner Power and McKellips and and uh got something to eat and I said hey honey let me take you over to a site that I'm working on so we hop in the car and we drive over to this site the sun was setting very romantic nothing happened but very romantic we drive onto the site and we sit there and she goes oh what are you gonna do with this site I said well it's Zone neighborhood commercial we could do a gas station a a a car wash a not a car wash I don't want to say that in Mesa a gas station a retail store a grocery store she goes you wouldn't dare first time my wife's ever said that to me you wouldn't dare do that on this site this is not a commercial location this really is a residential area if you sit here at night at Sunset it's dark it's quiet there's not a whole lot of traffic even though it is Mckellips and Ellsworth it is a residential area there are preserved residential mountains on the northeast corner and on Southeast corner you have Mountain Bridge on the northwest corner and this piece to really throw I think a commercial there is inappropriate I think what we are proposing to change this to residential use is is the best interest of this area so we are proposing to rezone this property from neighborhood commercial which doesn't have a development plan or anything on it it would just be a site plan approval to residential rs9 with a Biz we chose rs9paz Biz because it fit into the area but we chose the lot size because that's the lot sizes that are surrounding our lot sizes are a minimum of six thousand uh on upwards and much bigger as you can see some of the pie shaped Lots in into this project but directly south of us you have lots that are 4 500 square feet 5 800 square feet 6 100 square feet to the north of us you have 6 100 square feet to the to the east of us you've got lots that are you know 5 800 square feet 6 100 square feet so we chose the lot size because we wanted it to fit with what is happening in the area and then use the same homes that are currently being developed into the area that's why we chose this so in designing the site we've designed it to come off of Jaeger which is off of the West Side so that you kind of have this Enclave you finish in through this little gate so that there will be no pass-through traffic of Mountain Bridge out to Ellsworth Road so those people who live off of Yeager or backing up to Jaeger can rest assured that Yeager won't be a cut through traffic pass from all of Mountain Bridge to Ellsworth Road it will stop it will end and so there won't be any cut through traffic so that's a benefit to the community for those who live along Jaeger backing up or or entering onto their Community onto Jaeger so it will end here and then the this development will access off of Jaeger into the community for these little small little Enclave of seven Lots again with the homes that are being built in Mountain Bridge with you saw the architecture of the elevations Mr Blandford does an outstanding job doing very nice product and I think they will be very desirable at this location we think this is here's some of the elevations that I that Josh went through I don't think we I had about 10 of them but I'm only going to show a couple just because we all have seen uh Blandford development so we know that uh quality projects that he does there so again with with uh some of the walls and entry Gates and and so forth there will all be very very high end we did add a condition of approval that we would request that be added at condition number five and that is to agree to work with the city staff on the corner landscaping area and and how that entrance we don't have plans to put a monument there but we do have plans to enhance that area and add more Trees and Landscaping in that area to to soften it up as was pointed out in the study session so that it's not not just a water line easement but there are trees that kind of buffer that area there's existing landscape that exists there today and and that will stay and there will be more planted as those driveway approaches are removed along Ellsworth and mckillips so that's kind of a brief overview we think this is a great use of the land it fits the character that really is there this is not as much as I think a lot of people would like to have a quick trip at this location so that they can stop at it on their way to to and from Sorrel Lake I don't think that's appropriate here I think that that traffic is better to be used Bush Highway or Power Road and not push him over into this Mountain Bridge community so we think this is a good change to fit the character of the area so with that we would request your support thank you thank you Mr Lake are there questions for Mr Lake on this one I'm not seeing any so uh stand by we do have a little uh we do have some public comment on this I will go ahead and open the public hearing I have two blue uh speakers cards if there's someone else here to speak to this item please get one of these filled out quickly and get it up here to Pamela let's hear first from Lorraine Nelson it's Lorraine here this is I am opposed to this item I wish to speak is she possibly on the phone okay well let me move to the second comment or second uh speaker looks like Diane Desmond she is here please come to the podium state your name and your address for the record and then you'll have three minutes to tell us what you'd like us to hear thank you for letting me speak and I want to agree with Mr Lake about Blandford Homes I am a I'm in a butter to this property but I am also a third third time Blandford homeowner I have owned three of his houses and I really have nothing but good things to say about him except when it comes to this I directly a butt the back of this project Jaeger Road will be in my backyard not only will there be minimal traffic but there will be lights there'll be gate noise and I'm speaking for several of my neighbors right now who are out of town all of all of us that about that wash when we when we bought there we were aware that that property was commercial so it's not surprised to us that it would be developed and we paid anywhere from 25 to 35 000 lot premiums to back up to that wash no even knowing that there would be a commercial site so I guess I would say I'm disappointed that he because he couldn't sell that as commercial but he's now asking to change the rules and develop it residentially because the view that I have now will now be houses and we'll all be living in a construction site for for a couple of years while this is going on so so I don't really have any questions I I just wanted to make that comment and have that that sort of change of rules be considered that we bought that property knowing it would be developed commercially and we we all joked it would be great coffee shop or a little wine bar that we could all walk to but um when we definitely did not want another gas station so um that I guess that's my only comment is just to consider that okay thank you for that thank you okay and it looks like we have another speaker slip um is it Nathan wexel did I get that right yeah well good welcome and uh please state your name and address for the record and then you'll have three minutes Nathan weichel address is 1939 North Atwood I'm um in Mesa Arizona I'm at the corner of Jaeger and Estates everything's going to come through we got 23 houses I know basically everybody in in a Seville that's the neighborhood uh we get together a lot within um our neighborhood I know most of my neighbors in Seville I don't know this lady here she's on on the other side South um people in are generally in our aren't in favor of this we don't want more traffic coming through Jaeger and the way it was initially with with the commercial site that would have been a an open to go through in fact well it was open before Mr Blandford wouldn't finally uh put a a gate across Yeager we'd have people that had come through Mountain Bridge with their vehicles and stuff going out through this this wash area out into the mountains and we're in the corner there there's tons of traffic the fact of exactly what the representative went and said is exactly what we were like exactly um people are excited from the standpoint we don't won't have a gas station a grocery store dry cleaning kennels if you if you could control what the commercial would be but you can't so I'll take seven houses over a gas station anytime the only consideration we've already talked about it's not for here but as far as the construction is that the construction traffic could come in on through the uh the access that's going to be the emergency access so that the construction traffic doesn't come through but one way or the other there's going to be development but I'd rather see houses in theme with what's there then gas stations is commercial thank you thank you okay and let me just ask one more time last call for uh let's see it was it's okay it is Lorraine Nelson so Miss Nelson Mr chairman excuse me if I believe that she wrote comments on that online card and if she isn't present if you could just read it goes into the record all right that's a good good idea we brought our home in Canyon preserve we were told the reference property was zoned for commercial development namely a grocery store a grocery store is sorely needed there are many housing developments and Custom Homes from Thomas to Brown and Signal Butte to 202. please do not approve this housing subdivision we are in desperate need of a grocery store okay all right so uh that's all the comments I have so I'll go ahead and close the public hearing at this time invite Mr Lake back up uh to respond to anything that you would like to respond to in in our public comment uh Sean Lake let me just address a couple of points um I appreciate all the comments they're working with the neighbors we did have a good Outreach and and have a neighborhood meeting on site in in that area beautiful Clubhouse facility uh in a at there at Mountain Bridge and and I would say overwhelmingly people just would much prefer to see the residential over a commercial development now if they could guarantee it'd be a little Boutique a little wine bar you know very low scale and you can't really see it but you can't guarantee that but they would like to see residential and some of the reasons that they would prefer to see this is exactly what was pointed out stopping Jaeger if you can see on the map here Jaeger is currently improved on the south side of Seville almost to the point where you see the little bubble for the turnaround that's a paved street so it's been intended to access and as was pointed out until Mr blanford went west of there and put up a like a chain link fence to stop people people were cutting through using that road cutting across the dirt lot to get out to Ellsworth or to get out to the mountains or in ATVs and so that road was intended for that and so in working with the neighbors they don't want Jaeger to go through like you would have with a commercial development and so with a residential development you're going to have significantly less traffic on Jaeger you're going to have significantly less traffic or activity on the site than you would have with a commercial development you're going to have far less lighting than you would have with a residential development than you would have with a commercial development and in this area at night lighting is a big deal a commercial development versus a residential development a residential will produce far less lighting so we think this is more compatible with the area less traffic and I think the view of I would if I were to look at my yard I would much rather look out my yard uh at a home or a subdivision and a community than I would a retail Shopping Center or a gas station or a convenience store or something else I think with the lights would be not only visual but it would be light pollution as well so we think this is a good plan we will work during permitting as was pointed out to make sure that the access is off of the arterials and not off of Jaeger so we'll work with the city on that as much as we can to make sure that that happens to not interrupt those neighbors that live there so with that we'd ask your support thank you and Mr Lake if I could just follow up I mean as the owner of the property Mr Blandford can control what what goes in there isn't that right absolutely you talk about a gas station going in there he couldn't he could sell it to someone to put a gas station there but he could also sell it to someone that would create a you know some some eateries and you know some Neighborhood Services support that area is that is that accurate absolutely they could create some type of unique it's really tough on a small piece like this as We Know for a Eatery type of a use they like Synergy they like to be where others are where the traffic is Dana Park is a good example Scottsdale Fashion Square is a good example eateries like Synergy they like traffic they like where people are and that's not this location this location is a quiet area the reason I brought up a gas station here is because it's a straight shot to Saguaro Lake as you go up over you over Ellsworth Road over usury up over backside and down you're into Saguaro Lake so there there will be people taking McKellips to do that type of thing so there might be use for that but we don't think that's the appropriate use here we think this is a much quieter less intense uh less intrusive a more compatible project uh probably uh I mean you guys know the numbers but I'm assuming he'll probably make less significant less money on this than he would if he just sold it to say a a gas user so Mr Blandford is trying to do the right thing here and uh sell it to the right person himself to do something quality and nice here yeah okay I appreciate that and he he does build a quality of development I'm very familiar with that development out there it's beautiful gorgeous other questions for Mr Lake Board member pitcher Mr Lake yes sir um can you tell me what the general size like of a Neighborhood Grocery Store would be from absolutely we've done quite a few grocery stores in the vet in in Mesa a Walmart Neighborhood Market will typically go on something about seven to eight Acres so if you look at the neighborhood market at horn and McKellips that's on about seven acres if you look at the Walmart Neighborhood Market at McKellips and Lindsay that's on about 12 acres because you have accessory shops that go with it they like to have accessory shops because that's you don't make money on the grocery store you make money on the shops that's what a grocery store goes on a larger grocery store um let's see like the fries down at St I'm the area that I live in that's why I'm identifying the fries at McKellips and Stapley that's probably on about 20 acres this is this is three to four what's the parking on like a neighborhood you know the smaller ones how many how many how many spaces would they Walmart likes to be at 5.0 per thousand and so at a neighborhood market would be about 45 000 square feet so whatever that math is so they they like a lot of parking okay and the uh you you touched on the uh the lighting that you'd have in there is there a way to direct this so there's not the the lighting that would affect the the neighbors that absolutely we with the desert Upland is the way Mr blanford has developed Mountain Bridge the lighting would be consistent here as what we've done with the rest what he's done with the rest of Mountain Bridge yeah protect that Lighting in this area I suggest you talk to the neighbors and make sure that the you know they're pointing the right way and not in their backyards yes sir okay any other questions all right thank you thank you any further discussion on this item okay is someone want to make a motion what's that yeah okay so I would just remind whoever makes the motion to include the condition of approval that was read into the record at study session can I just make a comment please go ahead board member sarkisian thanks so I live in this area not in the neighborhood but um in that near the intersection and I remember when we were rezoning it to Commercial and we were all very excited for that area because we would wanted some Services um we do have the supermarket down the street and you know we were hoping for a little Boutique thing there but um as we've been pointed out by Mr Lake and others is that the access issues off of Ellsworth is a major issue and that's going to totally deter that and as you head down McKellips it's not going to draw a commercial because that easterly direction you're heading down to like prison where it turns into Brown eventually and there's not it's not serving a population to go further than Ellsworth and so it's really difficult and even if we were to get a boutique hotel us use there or something or ice cream or wine shop the issue becomes is they're gonna have to pay for the development of that and a smaller entity like that is not going to be able to afford it to do to do that in my opinion and so I would love of course to have something there with quick access to where I live I don't believe that that is actually going to be a feasible use of that site and so therefore I would be fine with going back to the residential it was before okay thank you so I think board member pitcher was about to make a motion here I was about to I I vote to approve zon 22-00977 Mountain Bridge parcel 16 District 5 within the 9000 to 9200 block blocks of East McKellips roads and within the 1800 to 2000 blocks of North Ellsworth Road located south of McKellips Road and West of Ellsworth Road rezone from neighborhood commercial with a plan area development overlay to single residence nine with a bonus intensity overlay this allow this request will allow for the development of a single residence subdivision including the um is it the landscape buffer around the the you can just say the motion is to approve with conditions including the condition right into the record so the staff recommendation is to approve with conditions including the the condition about the additional Landscaping uh on the uh on the corner on the intersection of Ellsworth and McKellips correct as right into the record during success sorry another record okay all right so you want to you need those exactly what am I saying as read into the record as read into the record during study session I'm sorry as read into the record or the parties to the states there you go okay thank you um all right I have a motion is there a second a second all right board member Montez thank you let's go ahead and vote board member sarkissian how do you vote and board member heirs aye all right by your vote of five eyes one no and one board member absent you have passed agenda item for C I believe that brings us to the end of the agenda uh assistant director Nettles anything else we need to discuss on the agenda today no nothing else on the agenda okay then I will uh entertain a motion to adjourn motion to adjourn do I have a second second right would you please vote board member sarkissian hi bye does anyone ever gonna say no yeah I think Boardman sarkisian voted yes twice all right thank you everyone we'll see you next month thank you [Music] [Music]