By Roland Murphy for AZBEX
Following a brief summer hiatus, Mesa’s Planning and Zoning and Design Review boards have roared back into full activity this month.
In addition to several cases on their individual agendas, P&Z and DRB had three requests that appeared before both bodies last week. Taken all together, the three projects total 394 multifamily units and nearly 900KSF of new industrial development.
DRB reviewed and provided direction on the cases but took no action.
Millennium at Superstition Springs
Guardian Development Partners (The Guardian Companies) is requesting a site plan review and rezoning from “Planned Employment Park with Planned Area Development overlay and Council Use Permit to Multiple Residence 5 with a Planned Area Development overlay,” for an unusually shaped parcel at Baseline and Sunview roads.
The parcel is part of a 68-acre master planned site being sold by Tenet Healthcare Corp. Hines is planning to build approximately 677KSF of light industrial on an adjoining 55-acre section, and A.T. Still University – which is located across the street – has bought a four-acre parcel for future development and expansion. The site is adjacent to Tenet’s Abrazo Mesa Hospital, and the proposed colors and building materials for the apartment development are intended to reflect the hospital’s design character.
Officials with A.T. Still submitted a letter of support for the project, saying in part, “We ask that you also support the Millennium Superstition Springs multifamily project because we believe it will enhance our campus, benefit our students, contribute to the academic healthcare community, and continue the City of Mesa’s tradition of being an incredible place to live, work and play.”
Guardian’s proposal for Millennium at Superstition Springs calls for a 394-unit apartment community with four separate buildings. The development will feature an amenity courtyard with a pool and spa, dog park, barbeque area, “tot lot”, game lawn and multiuse lawn. Open space is planned at more than 76KSF, and the maximum proposed building height is 50 feet.
The planned unit mix calls for 17 studios, 152 one-bedroom, 183 two-bedroom and 42 three-bedroom apartments.
The narrative and requests go to great lengths to justify the proposal. Among the arguments raised:
- The site is not suitable for office or hotel because of its “compact size and island nature,” nor is it suitable for industrial since that use would compete with Hines’ development;
- There is a significant need for increased housing supply, both in Mesa generally and in the proposed area in particular based on projected demand and job growth;
- Mesa lacks diversity in its housing supply, particularly in multifamily, which has long favored less dense and more sprawling garden style development;
In summarizing its arguments, the narrative says, “The Guardian Mesa development is intended to be a well-integrated catalyst within the proposed Hines master-plan, and example of efficient, high-quality apartment development on targeted sites where the reasoning for rezoning is well-justified given the existing conditions of both the market and the location. For the reasons outlined above, this subject site should be considered as an exception to Mesa’s general aversion toward new apartment rezoning. This site is ideally positioned to provide a modern, well-amenitized, high-quality apartment community, is not taking land which could feasibly be developed for another property type in the near- or mid-term future, and compliments the already existing, and significant, housing shortage in the City of Mesa.”
Planning staff, however, were not swayed by the project’s justifications. The staff report to the Planning and Zoning Board recommended denial for multiple reasons, including an assertion that the proposal is not in keeping with the Mesa 2040 General Plan and the requested deviations from the zoning ordinance are not in keeping with the Planned Area Development overlay. The Medical Campus subtype in place for the property requires 80% of primary uses go toward healthcare, commercial or light industrial-type developments. Secondary uses, such as multiple residence, are secondary and can only make up to 20% of a development.
The P&Z Board’s Sept. 14 vote was a 3-3 tie.
Wentworth 80th
The larger of the two industrial proposals to go before both boards is a request from Wentworth Property “for Annexation, Rezoning, Site Plan Review, and Design Review for the approximately 59.2 acres located on the northwest corner of East Elliot Road and South 80th Street,” per the submitted narrative.
Wentworth owns the property to be annexed, so no additional signatures are needed. Following annexation, the company wants the site rezoned from Agricultural and General Commercial to Light Industrial with a Planned Area Development.
The site plan for Wentworth 80th calls for eight buildings totaling 772.8KSF with the following square footage breakdown:
- Building 1: 86,664;
- Building 2: 119,155;
- Building 3: 97,469;
- Building 4: 97,476;
- Building 5: 86,625;
- Building 6: 112,303;
- Building 7: 89,764, and
- Building 8: 83,332.
All building heights are planned for 50 feet.
The narrative summarizes the project benefits by saying, “Wentworth Mesa implements the vision and objectives of the Mesa General Plan for this employment designated area. As proposed, the project will bring economic development and land use advantages to the City through additional business growth, jobs, and fiscal benefits to support the City’s public initiatives. The conceptual plan integrates the built and natural environment through unifying landscaping elements along the project perimeter and internal driveways and parking areas. Site cohesion is achieved through the quality architectural and landscape themes that will promote internal consistency and harmony with the surrounding streets and land uses. The configuration and programming of the buildings and site layout aim to attract quality employers and users, which will lend to making this site competitive in today’s economy amidst continued growth in the surrounding communities.”
Staff recommended approval with conditions. The Planning and Zoning Board recommended the project on a 6-0 vote.
Gateway Quads (8150 Germann)
The third plan to go before both boards is a site plan review request from Chamberlain Development, a subsidiary of Sun State Builders, Inc., for a 122.7KSF office/warehouse speculative industrial development.
The long, narrow site on approximately 10 acres on Germann Road west of Hawes Road would feature four buildings of 30,680SF each. Maximum building heights would be 36’2”. Truck loading areas between buildings 1 and 2 and buildings 3 and 4 will be screened from view by an eight-foot masonry fence and gates, and an enhanced landscaped area east of buildings 1 and 2 is planned to provide a softened appearance along Germann.
Referred to in documents as both Gateway Quads and 8150 Germann, the site is surrounded by proposed industrial uses to the north, a self-storage facility to the east, a school under construction to the west, and a residential development across the Queen Creek border to the south.
Planning staff recommended the project for approval, and the Planning and Zoning Board approved it on a 6-0 vote.
