All right. Hello everyone. Welcome to the April 9th, 2025 city of Mesa Planning and Zoning Board public hearing. Uh we're going to begin with a roll call. Chairs is present. Uh vice chair Pitcher here. Board member Peterson here. Board member Blakeman here. Board member Carpenter here. And we'll excuse board member Montes and Farnsworth today. And so as we begin, we'll begin with a consent agenda. And these items will all be read into and acted on in one motion. There's only one thing on there, but um and uh these will not be discussed individually. So um actually, who's reading? Board member Peterson's reading today. Thank you. Items for the consent agenda for the April 9th plan and zoning board meeting are item 2A, minutes from the March 26, 2025 planning and zoning board meeting. And item 3A, 024-00913, Medina Station, parcel B, 10.3 acres located approximately 775 ft east of the southeast corner of South Signal B Road and East Southern Avenue. Site plan reviewed to allow for a 353 unit multiple residence development and recommendation is approval with conditions. And that concludes the consent agenda. All right. Thank you, board member Peterson. Chair, board, just for the record, uh, item 3A is for final action by the board. Oh, do I need to say anything or you're good? Okay, good. Uh, with that, is there a motion to approve the consent agenda? Is read. Motion to approve. Is there a second? Second. All right. All in favor? Board member Blakeman, what is your vote on that? I. And with that, that item passes unanimously. Thank you. We will now move into the uh first case that we're going to discuss, actually the only case, which is item 4 A, which is uh ZN24-01020. And we'll invite the staff and applicant to come on up. Come on up. Chair and board members, this is zoning case number Z24. Excuse me. Let me close that. Always do this wrong. Sorry. No that's Cassid's. Okay, try this again. Planning and zoning board members. This is zoning case co24-01020 and this is a request to reszone the subject property from LC district limited commercial district to multiple residents 2 with a planned area development overlay. It's also a request for site plan review and it would allow for a 45 unit multiple residence development. The location of the property is at the southwest corner of Sausen Road and Main Street. The 2050 general plan designates this area as a neighborhood center place type with an evolved growth strategy. So for neighborhood centers, the the purpose is to provide for small, walkable, lowintensity commercial development, but it also allows for multiple residence uses when they're supporting uses that integrate through improved connectivity and provide convenient access to goods, services, dining to create a complete community. So once again, the zoning case is limited commercial and the proposal is to reszone the property to multiple residents too with a planned area development overlay. And in the RM2 district, the maximum density is 15 dwelling units per acre. The proposed density for this project is 12.8 dwelling units per acre. So this is a photo of the property looking west from Sashaman Road. And then this is looking south from Sau Monrone at kind of at the east side of the project site. This is looking south from Sausen Road towards the center of the project site. And then this is looking south from Sausan Road at the west side of the project site. And then this photo is taken from the property to the west of the subject property and it's looking east towards Sausmen. So, the site plan submitted shows 45 three-bedroom, twostory units. Primary access is provided in the center of the property to Main Street. This lines up with the median cut that is in Main Street. And then a second access is provided on Sausen Road, but that access will be for emergency vehicles and solid waste vehicles only. On site, the project is providing 105 parking spaces. That includes a a singlecar garage for each unit for a total of 45 garage spaces. And then the remaining 60 spaces are surface parking. The landscape plan shows perimeter trees, shrubs, ground cover. It also shows internal landscaping in the landscape medians and in the foundation bases. And this is a site rendering. So there's several modifications that the applicant is requesting to accommodate the development of this project on the subject property. Those modifications are outlined in the staff report along with the justifications that they've provided for the project. I'd be happy to go through those if you would like me to or answer questions about them at this time. I know we reviewed them already. Does anyone want No, I think you're good to go ahead. So, the next section of the presentation is regarding alternative compliance. The applicant has requested alternative compliance to the zoning ordinance requirement that buildings in this zoning district have at least two kinds of primary exterior materials that are distinctly different in masonry pattern with each of the required materials covering at least 25% of the exterior walls of the building. So I'll just quickly go through the elevations. So these are the elevations looking from the outside of the project. So looking, you know, at the at the elevations that are going to face the street. And these these are also looking the top two are in more interior views and the bottom two are are south elevation views. These are all interior elevation views. And then once again, these are exterior elevation views. And to our alternative compliance. So as justification for the alternative compliance, the applicant is citing that the quality that they're providing is equal to or greater than what the code would require because they are incorporating five distinct primary materials in their elevations. They include stucco, the brick and let's see, masonry as well as no, excuse me, not masonry, the hardy board. So it's stucco, hard, hardy board, brick and then they are counting their concrete, tile and their glazing. And what they said is an example is that each elevation will have at least one primary material that exceeds the 25% requirement. And then the combination or the aggregate sum of the remaining materials will um be at least 25% to to provide that other 25% requirement for one material. So in total they'll have no material. They'll have at least one primary material that meets or exceeds that 25% and then once again the combination of the other materials will meet or exceed the remaining 25%. And so they also gave the example that the stucco on any elevation will never exceed 60%. The hardy board never exceeds 48%. And then the brick never exceeds 25%. Concrete roof tile never exceeds 26% of an elevation. So the remaining materials on the elevations will make up the remaining percentages of those elevations. So the applicant did complete a citizen participation process. As a part of that process, they held a neighborhood meeting. Approximately 330 neighbors attended that meeting. They did raise concerns at the meeting primarily around traffic compatibility with the south to the single family residents to the south. And then they did this neighborhood did prepare a petition that has been submitted. Um, it was signed by 453 residents from the from the neighborhood to the south and that will go forward to the city council for consideration. Let's see. Um, as a as a part of the as a part of the system participation report, the applicant outlined some of the concerns that were expressed at the meeting and in their discussions with the neighbors. And then they've also provided uh um information on how they're trying to address those concerns um from the neighbors. So for example um they provided a good a good neighbor policy that talks about um the lease agreement barring residents the residents of the proposed project from using amenities from in the neighborhood to the south. They have provided site line of sight drawings in your packet to help show what the view will be from like the second story windows of the pro proposed project looking south into that single family neighborhood. And then um they have proposed um that they will be constructing an 8-ft wall along their side of the that south property line on their property to help with that um separation. They've also indicated that the developer of this project will is developing this as a as a long-term outset. So it's not expected that they will you know immediately turn over this project to some other company. They provided a a instrument estimate of the rent that will be charged for these units that to help better understand the quality that's expected in these units. And then they've also indicated that their lease agreement will help control the number of occupants that are in each unit, but also that this we do have a city ordinance that would limit the occupants into no more than four unrelated occupants in a unit. So they also completed the notification requirements for the public hearing by sending notification letters to all the residents within 1,000 ft. the HOA representatives within a half mile and registered near ne neighborhoods within a mile. And so in summary, staff is finds that the project complies with the 2050 Mesa general plan. It complies with chapter 22 of the zoning ordinance for a planned area development overlay and it complies with chapter 69 of the zoning ordinance for site plan review. I'd be happy to answer any questions you might have about the project. Thank you, Charlotte. So, I think what we'll do, um, the C there, uh, bring up the Do you want to do a presentation now? Do you want to wait till comment? I'll kind of leave that up to you a little bit. Uh, now if that's okay, please come on up. So, I'll have the applicant do their presentation. Is that right? Did I do it? Good afternoon, chairs and members of the board. My name is John Gillespie. I'm a attorney with the Rose Law Group, uh 7144 East Stson, uh Scottsdale, Arizona. Uh pleasure to be with you, uh this afternoon and um grateful that we have a really looks like a nice turnout from from our neighbors to the south. Um we've really appreciated um working with with your staff on this project. Um there's a lot of variables involved and and as well doing our best to coordinate with with our neighbors um and be cognizant of of kind of the impact that that could uh be presented to their properties. Uh this this is a 45 unit town home style multif family project um proposed at the corner of Sausan Road and Main Street. This is a challenged commercial corner. It's been zoned for commercial since uh 1985. That's 40 years that the property owners have have looked to to utilize the land and have been unsuccessful at at using their property. Um there's challenges for commercial development. The the narrowness of the site, the small uh infill nature of a 3.5 acre site, the uh the access onto Sassamemen uh which we are uh preventing access into the residential development, but a commercial developer, they they want to see access onto both major arterials and and there's a limitation um just with the proximity to the intersection for Sausman access. Um that's why we we think that the city of Mesa has um readily uh reviewed our request um economic development department and the planning department um uh recommend approval of of this project and we're I I want to go through just a few of the the main considerations because while while the project makes a lot of sense for the city, we need to be cognizant of of our our neighbors and that's what we've we've tried to do with this project. So here here's the site plan. Charlotte did a good job going over it. There's a single access on the north there onto Main Street. No other access onto onto Saus and it's um 45 units. The parking uh is provided above the city's requirement. So the city requires 2.1 per unit. Um we've gone above the requirement there at 2.33. A lot of times these days people are asking for reductions because of public transportation or um alternative um modes of of uh transportation. And and we think that we just want to make sure that that we're well parked uh for this project. And so that's why we've proposed that with a mix of of our our garage unit and uh covered and uncovered um spaces throughout the site. Uh we do propose a common a nice common amenity area. Uh as soon as as you're entering into the site, uh you'll be greeted with with a um playground area with with turf area, barbecue, um and and open uh open areas to be able to be used by residents. We designed this area with the idea of, okay, 45 units is is is a relatively small complex, but we want to make sure that there's enough to keep um our residents satisfied and happy and and be able to uh to use uh the amenities of of um in their community and and that's uh that's why we focused on on a good amenity package for for the design. So, we took some initial steps um just proposing the development, putting it together that we thought that neighbors would would care about. And one of those was um there's a 40 foot setback from the neighbors property line to our buildings. Uh the city of Mesa requires 30 feet uh when there's a transition from a single family zone property to a multif family zone property. And so we've gone above that requirement uh in order to uh uh to try to create a nice buffer there. We focused all of our parking interior to the site as opposed to pushing parking up to the property line. The design of the site is to keep um vehicles interior using the buildings kind of as a shield um to to the exterior of the site. Uh the building design, really nice building design, uh conceded with this project. And one of the key components that we looked at was, okay, let's not do an upper story balcony. Um it's a two-story project. We've got plenty of uh ground floor open space, private uh open space for residents on the ground floor. And so um we are not doing upper upper level balconies for um to try to be sensitive to to neighbor concerns. to heighten the architectural interest. Uh the architect on this project, his name's Colin Canyon with uh President's Design. Actually, last year he had a project that won City of Mesa best architecture award. So, uh not the same architecture being done on this project, but we're really proud of the work that he's done um to provide good architectural interest with a variety of materials uh building uh movement and undulation that that we think um is very pleasing to the eye. It's not a stucco dominant design. It's um it's a it's a modern and beautiful building that that we thought that would help um to uh to make a nice transition between these uses. So, just to highlight a couple of those again, um that's showing the single access point and then on the on the south where there's the public alley and um and the 20 ft uh rear yards of our units. uh these building elevations. Uh you you can't see too closely the some of the the gray elements here. On the top there is the main street view. So someone on Main Street, they're going to be seeing a mixture of of block and and Hardy board and concrete tile and brick and and stucco. Similar look from the south side from the neighbor view of um a wide variety of of nice um architectural interest. This uh this elevation here is meant to show the building composition and to show the nice building elements. I'll show a rendering later on that kind of shows some of the the landscape elements. So, this isn't actually what will be seen from the southside because there's going to be a bunch of trees uh uh put in, but this is just to show that the building itself has really had a lot of thought put into it. So, after our neighborhood meeting, which was a good neighborhood meeting, we we followed up on some concerns that we received at that meeting. Um, and then we uh we really endeavored to work with with Mesa East uh individual property owners, but as well the the board has been really great to work with. And I and I think they've really done an a really good job communicating their residents concerns and questions and um and pushing the developer on a few of these aspects. And so I wanted to highlight a few of those things that that the board uh communicated and requested from us and that the developers uh doing um with this development. So on the south side, instead of typically putting in a 6ft wall uh for the the community, we're increasing that wall to 8 ft. Um so that's a that's an increase that uh helps with with buffering. And just to to describe that again, so there's an existing wall on the Mesa East community that that wall doesn't get touched at all. That stays the same. There's a there's a 20- foot alley that I think um a lot of people were surprised to see, oh wait, that's a public alley. But it's a public alley that's been there for 40 years. Illmaintained. Um the the development though will um I I was just talking with the um Mesa East team and I I want to make it clear that the development here does not have uh an obligation to solely maintain that alley, but we are uh taking that obligation on. So, we will um throw down a decomposed granite in that alley. Uh we'll have to work with the city of Mesa to coordinate that that effort, of course, because the city has utilities in there and um we'll have to meet their standards, but the developer is going to take that on to to um put down that granite and then we can take on the the maintenance obligations as well. So, we'll work with the the Mesa East HOA to to improve the alley, maintain the alley, and um and so that's not a surprise to the neighbors um or to their um their uh you know, cost projections that they would be expecting. One of the other big things uh that we did is is we're really creating a nice landscape transition. So, uh typically you would put in 31 trees uh per the city requirements on that south side. We're bumping that up to 47 trees, uh, two trees in each of our rear yards, um, so that, um, that it really provides a nice landscape transition. And we're going to put half of those trees, about 20 of them, in as 36 in box trees. So, we're upsizing it so that it it grows um, gets to maturity faster. And, um, that's a that's an obligation that the developer uh, heard from the neighbors that that was desired and we're we're meeting it. We developed this good neighbor policy uh because uh we think it's important to give another another piece of teeth to enforcing our lease provisions. So, we do have um a lot of provisions that have kind of come out of our discussion with the Mesa East HOA um including, you know, limitations on on subleasasing, uh limitations on the number of persons that can occupy units, um control for uh parking, uh control for amenities so that our residents can't use the Mesa East. Uh it's it's a long way to get to that gated pool, but it is um a concern that was raised. And so we want to make sure that our lease and that good neighbor policy said our residents can't can't use the Mesa East HOA facilities. Um we uh we heard concerns about traffic and and the city uh didn't raise any concerns about traffic to us, but we heard it from the neighbors. And so we engaged a traffic engineer to analyze it, to study it, to do a statement, and to to give their professional opinion. And um that's included in your packet. But the key takeaway is that um if this site were to develop as commercial, it would produce at least five times the traffic that a residential development would would produce. and and that's a at a conservative estimate of say you put in, you know, a medical office with with a a coffee shop and and a retail store. That's what we heard from the neighbors. You know, what if what if that got developed? Um and we've heard even a preference for that type of a development, commercial development. And so from a traffic perspective, we did the the study to show a residential development actually protects your interests uh more because uh it is a much lower traffic generator. And so we were happy to do that work and we think it's it's a good win for u for the HOA to to recognize that. We also said, hey, you know, how are people going to get to the site and are they going to cut through because we're we're hearing complaints that the existing commercial development uh people cut through on Abene and and other uh roads through the site. And so what we did was we had the traffic engineer look at that and say, "What what makes the traffic sense of of how cars are going to move here?" And because we have that full access on Main Street, uh we're different than the commercial developments. And um the expectation is that most if not all of our traffic will be coming through Main Street and not through the Mesa East HOA. Uh we we also the sighteline exhibit, which I'll show here, just to to further illustrate just this buffer that we're looking to to establish to the existing manufactured homes to the south. And um at a minimum there's going to be 60 ft between where the existing home manufactured home is to our our building uh because there's a 20 foot buffer on the Mesa East side of the line. And um and then as well just this visual is showing if someone in their upper story again there's no balcony. um with the amount of landscape tree and the wall configuration, uh there's going to be significant visual obstruction uh between the the two sites. And this is a rendering to kind of show, hey, if you're standing in the backyard of of a manufactured home, what am I going to see? And this, I think, just really describes you're going to see nice architecture with really heavy landscaping and and a wall configuration that minimizes view concerns. And with that, I'm I'm happy to take any questions now or um I know uh Dean from the the Mesa East HOA has um some comments he'd like to make and and I'm happy to come up again and answer any questions that might be raised after public comment. Questions for the applicant? You can after anything, Troy? Jamie, anything for the applicant at all? No, I have no comments. All right. Thank you, Jamie. So, go ahead. Um, I actually have to drop drop off this call. Are we okay with that? Yeah, I think we're good. Okay, Alexis, he's jumping off the call. All right, I think we're good. We'll go ahead and have public comment and then we'll invite you back up. All right, with that, we'll move over to the public comment and uh we have a few here that people that would like to speak. So, what we'll do is I'll go through this list. I'll call you up. Uh we'd ask you to as you come up, please state your name and your address. Uh and then each of you will have three minutes to speak. And I'm just going to go by the order that I have in the stack. And I apologize right now. I'm going to mess up names. I'm not the sharpest tool in the shed. So let me do my best. Uh Dean Sen or Sen, I tried. You sound good. Thank you. I'm Dean Senny. president of the Maester East Property Owners Association. And as you know, a lot of our residents signed a petition. We're opposed to this project. And so, I just going to hit a few highlights on it. Hopefully, it doesn't take up too much time. But Macy East is a wellestablished 55 plus retirement community as provides a quiet age restricted living environment. The introduction of multif family dwellings with no age restrictions would fundamentally alter the character of our neighborhood. And next is the development would lead to higher traffic. I know John's been talking about that. We we talked about having a traffic study, which he had done, which I didn't know was was taken care of, but we have a lot of motorcycles that run through Abalene. Right now, they take the shortcut because they don't want to do the signal light up on Sausin and they cut through and they go over to the Legends Bar. So, we do get a lot of traffic. So, if anything, we could put in some speed bumps probably to probably reduce that if if need be. The introduction of high malt highdensity multif family adjacent to our community could ne negatively affect the property values for existing homeowners many of whom have invested their in total retirement into their homes. The proposed multif family development is is inconsistent with the surrounding land use which um primarily consist of single family age restricted residents and commercial retail businesses. The differing uses could create conflicts related to safety, noise, parking, and overall community harmony. So, we're worried about the influx of younger families. They could put additional pressure on local infrastructure roads emergency services, and recreational facilities, which are not designated according to an increase in the non senior residents. And then we had the issue about the water runoff, and that was Denise had that on hers also, and I brought that up to John today. There's a there's a waterway and Main Street is the highest area adjacent to our property. So, in a water runoff comes down and it runs under there's a little little path there and it actually drains into 7426 East Abalene. There's a a waterway there and there's a block openings under the wall where that water runs through and it comes down uh Abalene goes over to 74th Street down Baywood and then there's it jumps dumps into the canal on the end of Baywood. So that could increase if that's not taken care of. We could have a lot of water run off with all the hard surfaces that are there. So Sam Muddlin and I had met with John on some of these issues before. And uh the 8ft wall uh we had talked about and I'm glad to see that that's going to go in there. The other thing that came up today was that alleyway. We didn't realize it was an alleyway. Macy East has been there for 50ome years and we've never taken care of an alleyway. So, you were talking about divide the alleyway in half and we'd have part of it and the maintenance could be a real problem if um we had to take 10 foot and they have 10 foot, but John was talking and we talked after you had met there that they would take over that that piece of the alley and they would do the work on it cuz we've never done anything within all the years. We never even knew we we had an alleyway we were supposed to take care of and it's growed up with brush and trees and everything. So, it is a mess. So, that's that's something that could be done. So with these concerns, we urge that the city planning and zoning and the city council reject the proposed project that that is uh planned for that corner. So thank you questions. No, you're good. Thank you, Mr. Appreciate you coming up. Uh next I have uh Robert Kamo. Very good. I did good on that one. Good. Gold Star Day. All right. My name is Robert Ko. I live at 7532 East Abalene, right across the wall. And you're right, those trees that are in the alleyway are not being taken care of. Okay? And I'm out there trimming those sticky things all the time and I don't like it. Okay? So if those could go, I'd be happy. Okay? And secondly, we are a retired community. Okay? And my background is I spent in the Marine Corps. I spent with the fire department in California. I also uh was the president of association 132 unit condo complex. Okay. The owners were not a problem. The renters on the other hand and this is going to be an all rental outfit. Okay. And you're not going to have a manager on site to deal with it. Okay. And you're saying you restrict four people per unit. Okay. As a condo president, I can tell you they ignore that. Okay. They stuff six and seven people in there and there's not going to be anybody on site to know that. Okay? And you're not going to be able to take care of it. Having somebody offsite to complain to is bull. Okay? It's that simple. Okay? I've got a lot of experience in this area. Okay? And it's a pain. Okay? Renters are not fun. And I don't know what the rent's going to be at. Okay? But if it's not outrageous, you're going to get low-income people that can barely do it. There's going to be drugs and who knows what else. Okay? I'm not being ridiculous here. It's the truth. Okay. I've seen it happen. Okay. So, anyway, as an owner, you know, across the wall, I am really against this idea. Okay. Why the city or whoever owns the property can't find it to be used as a storage area or a retirement community location makes no sense because we're all retirees. Across the street on Sausman, we have two more communities that are retirement. It's a retirement area. We don't need young people who don't know how to act. Okay. And I'm sorry. That's just the way I feel. Okay. Renters are a pain. Okay. And that's all I got to say. All right. Thank you, Mr. Kamo. Um, okay. This one I'm going to probably do real bad on. Brad. How do you say your last name? Got it. Call. Call. Oh, there we go. I apologize, Mr. Call. No apologies. Um, uh, I actually live at 7450 East Abalene next to my esteemed neighbor. And I I have to say I'm an advocate of those scrubby brushes that come in. I I don't mind them. I actually think they're quite beautiful. I think this um this whole project is totally uncharacteristic of the neighborhood. I I think it would be a drastic sea change. I don't see a lot of well anything much positive coming by it. I do see Abalene of which we live on as probably uh will be a repository for a lot of car traffic and I mean park cars when you have 48 what 45 units you'll have maybe four people what is that 120 people they're going to have guests they're going to have parties younger I'm assuming uh like some of us did party we know and you're going to they're going to have a place they're going to need a place to park I think what what is there a hundred places right now. I maybe there's 45, right? So, uh 105 and I think we're going to have a tremendous spillover. Uh I'm also somebody who grew up in Tucson, Arizona, and I can tell you an 8- foot wall was a challenge as a child that I gladly took up. I think they're coming over the wall and I right Yeah, they're coming. and I think you have an opportunity to uh address this. Thank you. Thank you very much. We appreciate your comments. Um Jeffrey Stormquist. Is it Stramquist? Yeah, I'm Jeffrey Stumquist. I'm a property owner and occupant at 258 South 74th Place. 74th Place is is kind of the continuation of 74th Street going south through Mesa East as people go from our north entrance to our south entrance. Pretty much most of the traffic where a lot of the traffic does. Um we have seen already some traffic going through there that every time when it happens we have neighbors that gasp. Um, I've got old people, including my wife, who must walk the streets because we do not have sidewalks at Macy's East. My wife walks the street with a cane, moves fairly slow, would not have time to get out of the way of a car of with a driver that is less than perfectly attentive to what they're doing in an area like ours. I don't think everybody is aware of what you have to do in a in a community of this nature to drive and to be careful and to and to watch for that. So, I'm opposed to anything that's going to increase that traffic level. Um, I have a problem with the amount of space that I see with the uh development. The fact that they're using the area adjacent to their entryway for their so-called recreational area makes me concerned about people living in that area worried about their kids dealing with traffic going in and out of their only entrance or exit out of their development. So, I'm concerned that they're going to be encouraging their kids literally to not play there and move perhaps into our area. We have a number of courts. We have a pool and different things like this. these issues have been addressed before, but that's a temptation for kids and and I would be concerned that we would have problems. And like a lot of my neighbors so far, I haven't found one person in Mesa East that isn't at least been in favor of this this development. And most of us have been there for a while, plan to be there for a long time. We're not we're not short haulers, we're long haulers. most of us have invested just about what we have or can invest for real estate in order to be uh citizens in that in that area. So I I guess I stand obviously opposed to the project. Thank you. Thank you, Mr. Shark. Appreciate it. I think I'll be all right on this one. Michael Smith, my subjects have already been brought up so I don't need to speak. You're good. Thank you, Mr. Smith. I appreciate that. And I'll do a right on this one too. Mike shift. There you go. Too many mic. Hi, my name is Blake Schiff. Uh 321 South 73rd Place Mesa. My concern is the safety of our seniors. The only exercise so many of our seniors get is a little walking. They like to walk early in the mornings and and then in the evenings when the weather's conducive anyway. Uh you know, if these are all working people, that's the time they're going to be going in and out. And supposedly they're not supposed to be using our area to go through. But human nature, it's the quickest way to get to Broadway. That's how they're going to do it. And that's about all I've got. Thank you. Thank you, Mr. Schiff. I appreciate it. And that is my last card here. So, I'll go ahead and invite the applicant back up if you're ready. Uh, chairs, thank you. I I uh neglected to share. I went back and looked at our civil drawings and and we've done a preliminary grading and drainage plan. There is an existing um flow of water that comes from Main Street and does go into the Mesa East community. Um the typical standard in uh Arizona is that you maintain historical flows. So if it's coming through one side, you got to exit it through through where it exits. Um but uh with the the plan of development that the uh civil engineer has devised here, we're going to be retaining that water. And so it will actually solve that issue that's been raised of of water going uh south into the the Macy's community. It'll go into our storm water basins. Um and so our our engineers looked at that. Um and so that's an improve improvement that will be made to um to the area. Um, I think there was a little bit of dispute as to who liked the the existing growth and trees in the alley right now. Um, but I uh I think it it is a positive that that maintenance obligation is going to be we're requesting it to be put on to us. And so the developer uh takes that on and um maintains the the trees that obviously we put in. And then um unfortunately uh the trees in the alley itself will likely um need to be trimmed back to to make sure that utility access is is available. And um but we we'll coordinate that with the Mesa East HOA as as to their preferences on that. Um the good neighbor policy uh does uh restrict uh parking and and um and the um the use of our parking to to being used within the community and not uh I don't see a a concern uh there of of overflow parking into surrounding streets at all. We're adjacent to to the major arterials. Um exiting our site, there's really no way that actually someone can get to Broadway. um turning left out of our site. The only way to get to Broadway would be to turn right out of our site onto Main Street and then right onto Sausin and go down to Broadway. So, um I hope that that helps to uh provide a little bit of the the movement context that that we think makes the most sense um from our residents perspective. Uh it was asked the question about rents. We we do have a projection that our our units will rent today for about $2,400 um dollars a month, which is a significant a significant amount. Um we know there's a a strong housing need in the city of Mesa. Um and we want to provide help to provide a diverse housing product in the city. Um, but it is a market rate rent that we're proposing and $2,400 is is um the expectation on our per proform. Um, I'm grateful for the comments and I'm grateful that we have a good dialogue with with um with HOA and and the members. Uh there's a lot of considerations that go into this and we look forward to to continued dialogue and working together as neighbors to to address concerns um if if we should get approved tonight. and um a recommended approval tonight. Um and with that, I'll take any questions that that the board might have. Questions? Go ahead. Thanks. I appreciate it. Um there there were a couple of points that I want to make sure are addressed that were brought up. Uh one is the number of the people in the units and and how that's that's regulated. I know there was a concern about um you know how that that there may be you know a number of of of people in the units and I'm just wondering how that's addressed. So let let's I'll I'll pick off each one just to make sure they're addressed. Uh so staff has shared that the city of Mesa has a standard that no more than four unrelated persons can reside in in a single unit. um that doesn't apply to families and that would my family would already exceed that because I got four stinky little kids. Um but the uh um the good neighbor policy is another uh condition of approval that just enforces that that if that does get violated then a renter would be uh violating their lease and they'd be subject to to expulsion. So So that would be addressed in the lease. in the lease agreement as well as the good neighbor policy from so from the city's perspective it's going to use the good neighbor policy as the way to enforce that um and then from uh you know from our side the lease provision is the way that we we enforce it. Okay. The the second issue was noise. I know you we I think we've addressed parking you know in the in the number of spaces or more than are required. So there's really not an incentive that I see that they would go elsewhere to park especially, you know, as far as the the neighborhood uh behind them. But tell talk about noise. How do you address that? That is another um item uh member pitcher that's uh provided for in this good neighbor policy that um noise levels have to be within the standards of the city of Mesa. So, um, if if our if our neighbors, uh, throw a party and and are out at night, then, you know, they're they're breaking that policy, we'd be held to those those same standards of of, um, of the city of Mesa in terms of of noise control. Um, I did mention how really the design of our our project is is focusing a lot of the activity interior to um to the residential uh, project and the community. Um that is that is by design. Um and so in terms of of noise again the management team in uh can enforce the lease provisions to uh to manage for noise and and we fully intend to to be a good neighbor um in in in that aspect of controlling for sound. And it's it's better for our residents too. We you know if there's an unruly resident we we don't want them as as well because it's bad for our tenants. Is there going to be someone that that the if if one of these issues comes up that the residents could call or you know uh yeah member pitcher there will be a direct contact uh with the development team uh and the the managing the management team this is uh Elliot Barkin is the developer of this project and and he will uh be holding it as a long-term asset is his his intent and so his management team will be the direct point of contact and the good neighbor policy has the contact information actually um available that anyone can call and and has that direct number. Great. Sorry. Sorry to take up a little time. I'm just uh the the other was uh traffic flow. I think you addressed that as far as the you know the access only being on on Maine. Um the the final comment that was brought up was the use of the facilities. I noticed, you know, in looking at, you know, an aerial of the development, there's some very nice facilities that that are there and and I think there's a concern that that, you know, some of the other people will use it. So, I I how how's that being addressed? So, I've been to the facility is it is a really nice facility that Macy East has there with pool and pickle ball courts and and um and it's gated. So, I when I went and met with with the board, it had to be um I had to get in because I'm I'm not a resident with access to it. And so, um the good neighbor policy uh requires that and gives a clear disclosure being made to our residents that there is a an age restricted community to the south and you are not permitted to use their common facilities. And so that's that's a a disclosure that when a resident is going in and looking at their their lease, it's going to be a single page that says here's your disclosure. Um there's there's a community to the south and you're not allowed to use their facilities. If you do, you're subject to removal. Okay. Thank you. That's all I had. Any other questions from the board? Just one question. Go for it. I'm just curious with the site plan, the buildings that are along the south that will neighbor the the East Mesa HOA or Mesa East, I apologize. Are there private yards behind each of these uh units? Like, so there's be walls that go north south there. Yeah. So, it's an enclosed private space area for each of our our residents. 600 square ft is the minimum on on each of those, which is uh the city of Mesa requires 120 square ft typically for private open space. um for for a multif family. So, we're we're far exceeding that, really creating really more of a um a closer feel to what you know what's to the south of us. And so, that will be a nice enclosed area um for our residents and and as well the landscaping there is um is to be maintained by the the community still. Um, and I I somewhat to note that when I've walked the site and looked, obviously our our neighbors have their backyards as well. Um, the uh I've noticed about half of those I think have an enclosed gate and really what I would say, you know, really use that backyard and the other half I think obviously use it for it's their property and and they um have various uses of it. But I don't see any pools back there. I don't see any um real strong activity. Um so it it kind of a similar aspect where I don't think there's going to be um uh heightened interaction of you know hand and oranges over the wall type thing. I'm curious with the trees that are going to be planted there. Will they be inside those enclosed yards? Yes. The the two trees would be inside each of those 600 square foot Okay. walls and and our landscape architects looked at the the canopy growth and and the the area needed to maintain those trees and and they um they know that's that's enough space to grow a nice tree there. Thank you. Anything else from the board? Any questions at all for staff or applicants from anybody? No. All right. I think appreciate it. So with that, I'll go ahead and close the public hearing. uh opening up this to board discussion if anyone would also like to make a motion. Anybody have anything you want to kind of discuss on this one? No, I'm sorry. Um I I think the the applicant answered my question sufficiently and in and the uh the public's uh concerns as as far as what you know these four or five concerns that that we heard. I think that there seems to be a very much a reliance on the good neighbor policy. So u I think that uh with that um I I think that these these concerns have been been satisfied. Anything else? You're good. You're good. I think so for myself kind of looking at this case. I think there's several points that I wanted to kind of go through real quickly. From a from a zoning perspective, this is a site that's been sitting empty for quite some time. uh 40 years is is quite a length of time for a for a property to be sitting. So from an a use perspective, I think this this is a a better use than it's sitting vacant, not doing anything. Vacant lots tend to bring undesirable kind of issues, let's say. Um so from a from a zoning and a use stand, I think that's good. Um from the site plan, I think the density here is actually really appropriate for what it is, right? I think um you're not trying to put 10 pounds in a 5B bag. I think I really appreciate that. Um I appreciate the uh the site plan itself. I think the parking as you said. I think one of the concerns I did have was the reliance on garages, but knowing that both within the good neighbor policy and within the lease that they're restricting that you're not going to see the storage use, those types of things. So the parking is also something that I think is good. Uh traffic was another one we talked about. I think the flow, the way that they're working through, you have the service entry uh off the side, so you're not really utilizing that that side of the site at all. Every all the access goes off Main Street. Actually makes some sense. And then as a board, from a design perspective, I know u within our purview, we're limited on that, but as a design, you know, from a design perspective, I think they've done a really good job on the site plan, uh the buildings themselves to to create a project that actually looks pretty good. Uh I actually applaud that. I also want to applaud the applicant for having those view section diagrams. It's not something we always see and they're very helpful to kind of illustrate um what's going on and and kind of the what what they're trying to do basically with the within the good neighbor policy as well. Uh so with that, I'm actually I'm in support of the project. I think it's a it's a good project for what for where we're located. Anything else? So I'll go ahead then. I'll make a motion to uh approve uh item 4 A Z24-01020 southwest corner of Sausan and Maine 3.5 plus minus acres located at the southwest corner of South Sasson Road in East Main Street reszone from a limited commercial to multiple residents 2 with a planned area development overlay and site plan review for a 45 unit multiple residence development staff recommendation is approval of conditions and again I would move that we approve item 4 A chair ers, you may want to add an additional step to um say in compliance with the good neighbor policy because that is not a stipulation right now. This way we're stpping the case to that policy that they're agreeing to. Thank you. That's actually a great point. Yes. So, uh added into this uh recommended approval and this motion is the added stipulations that we've discussed which is the good neighbor policy. Um compliance with the good neighbor policy as submitted. Yeah, compliance with the good neighbor policy as submitted. There we go. Is there a second? I'll second. Second. All right. And we'll look for a vote. And Jamie is not here. All right. That motion passes. So, thank you everybody for turning out uh for today's meeting. Um and now we will see is there any update from staff that we need to hear. Chair, there is no additional upstate update. Okay. I'll look for a motion to dis Go ahead. I'm going to move to I move to adjurnn. Is there a second? Second. All right. All in favor and we are journed. Thank you everyone for being here.