After 7 years and this confusing hour, Kusi Appiah - the City of Mesa's Planning & Zoning Director - had to speak up right from the start if there was to be no drama and/or no show-down in The Lower Chambers for what was posted as a PUBLIC HEARING on the Planning & Zoning Board's meeting schedule.
These parcels on the Outer Fringes - and the Inner Loops - have a long history with multiple owners and 'changing hands'. The Jordan Rose Law Group has pushed these through the development process.
Introduction: Pew & Lake, PLC, on behalf of Signal Butte 24, LLC (successor to Freedom Communities,
LLC), is pleased to submit this narrative statement in support of a General Plan Minor
Amendment, and Rezoning for the approximately 89 acres and Preliminary Plat
Amendment for Destination Gateway.
The Property is located at the southwest and
southeast corners of Signal Butte Road and Williams Field Road in Mesa
PHASING
The development phasing of the parcels in this application will be based upon unknown
future real estate market conditions and the timing of City of Mesa approvals.
Like the
previous approval, the Property will continue to be developed in a several phases, subject
to City of Mesa approval. Each “Parcel” delineated on the Site Plan is conceptually a phase,
the order of which has not yet been determined.
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PROJECT NARRATIVE 17 PAGES (see link below)
Signal Butte Rd. & Williams Field Rd.
Minor General Plan Amendment,
Rezone, and
Preliminary Plat Amendment
Submitted by:
Pew & Lake, PLC
Sean B. Lake
1744 S. Val Vista Drive, Suite 217
Mesa, AZ 85204
DESTINATION GATEWAY
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RELATED CONTENT:
destination at gateway in mesa targeted for 700 + homes
May 31, 2019 - Located east of the Phoenix-Mesa Gateway Airport and south of the 3,200-acre Eastmark community, the planned development is being called Destination at Gateway.
Jun 13, 2019 - Located at Signal Butte Road and Williams Field Road in Mesa, the site is part of a development called Destination at Gateway. Originally ...
CBRE completed the $19.55 million land sale of 174 acres near Phoenix-Mesa Gateway Airport in Mesa, Ariz.
Jason Hyams and Dave Headstream of CBRE’s Land Services Group represented the seller, Woodlands, Texas-based Eugene DeMuro. The buyer was Signal Butte 24 LLC, formed by W Holdings and Freedom Communities, LLC.
Located at Signal Butte Road and Williams Field Road in Mesa, the site is part of a development called Destination at Gateway. Originally planned for industrial, the land was recently approved and zoned for a mixed-use development and is pre-platted for 709 single-family homes, a for rent housing component and retail.
The land is located south of Eastmark and Cadence, two premier master-planned communities in the East Valley. Today, nearly one-third of Phoenix metro residents live in the East Valley, and population growth in the East Valley is projected to more than double the U.S. annual rate of growth (0.8 percent) over the next five years, according to CBRE Research.
“The location of this site coupled with the planned expansion of State Route 24 in the area, make this a premier spot for a mixed-use development comprised of retail and housing,” said CBRE’s Hyams. “After a several year process working with the buyer, seller and other parties to approve this use, we are thrilled to see this transaction come to a close.”
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3. Development Requests
Requests for a General Plan Minor Amendment, Rezoning (Conventional), and Preliminary
Plat are concurrently being made to the City of Mesa.
The parcels where a rezoning is
requested are shown in Table 2 and Figure 2
It is understood that additional land use processes will be also be necessary prior to
development of the Property.
For example, any commercial or multi-family residential
development will require Site Plan Review and Design Review, subject to the applicable
requirements in the Mesa Zoning Ordinance and new Quality Design Guidelines.
Also,
Subdivision Technical Review will be required after approval of the Preliminary Plat.
4. Existing and Surrounding Conditions
The subject parcels are currently vacant. The overall Property is surrounded by either
gradually developing residential uses directly to the north near the western portion of the
project area (e.g. Eastmark and Cadance) and the Destination at Gateway single-family
community abutting the Property’s eastern boundary.
The Property is also bound to the
west by unincorporated property once used as the GM proving grounds.
Directly to the
south is the future Williams Gateway Freeway (“SR 24”).
- The proposed request for the Property grew out of significant events that have transpired in the past year relating to traffic improvements and major planning policy changes by Queen Creek, in conjunction with Mesa, Maricopa County, the State Land Department, and Apache Junction.
- When the previous PAD zoning was originally submitted for approval, the information available on transportation planning, future traffic patterns, and development in the vicinity was limited, conceptual in nature, and relatively uncertain.
- A July 15, 2019 article noted that Queen Creek partnered with Mesa to extend Signal Butte Road and Meridian Road to from Combs Road to the SR 24 (July 15, 2019, “Signal Butte Extension to Offer Regional Connectivity,” Queen Creek Independent, queencreekindependent.com). Figure 6 below summarizes these capital improvements, which is based on traffic studies in Queen Creek.
- Another key change was also announced in July 2019 – Queen Creek approved the annexation of the State Trust Land located east of Meridian Road and south of the SR 24, which is nearby the Property. Similarly, Apache Junction has been approved by the State Land Department to annex the area north of the SR and east of Meridian Road next to the abutting Destination PAD area (Dyer, Richard “Annexation of State Trust Land Bridging Gap Between Queen Creek, Apache Junction,” Queen Creek Independent, September 2, 2019
(see page 8 ...)
When the property owner learned about these recent updates and plans to accelerate
funding of Signal Butte Roads connection to the SR 24 by 2022, it became apparent that
Signal Butte Road will end up becoming a key point in the region’s transformation.
Inasmuch as Signal Butte will become principal gateway into Mesa with more traffic than
was previously known, the effects of increased visibility on Signal Butte Road and the
Property resulted in what ultimately became the requests proposed in this application.
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Planning & Zoning Meeting - 5/27/2020
•May 27, 2020
Item 6-a
| File #: | PZ 20085 |
| Type: | PZ General Plan | Status: | Agenda Ready |
| In control: | Planning and Zoning Board - Public Hearing |
| On agenda: | 5/27/2020 |
| Title: | ZON20-00129 District 6. Within the 10600 to 11000 blocks of East Williams Field Road (south side); within the 6000 to 6200 blocks of South Signal Butte Road (west side); and within the 6000 to 6400 blocks of South Signal Butte Road (east side). Located south of Williams Field Road on the east and west sides of Signal Butte Road. (89± acres). Minor General Plan Amendment to change the Character Type from Neighborhoods to Mixed Use Activity District. This request will allow for a mixed-use development. Sean Lake, Pew & Lake, PLC, applicant Signal Butte 24, LLC, owner. (Companion case to zoning case ZON19-00805, associated with item 6-b). Continued from May 13, 2020. Planner: Cassidy Welch Staff Recommendation: Approval with conditions |
| Attachments: | 1. Vicinity Map, 2. Staff Report, 3. Prop. 207 Waiver, 4. Illustrative Master Plan, 5. General Plan Exhibit, 6. Narrative, 7. Citizen Participation Plan, 8. Citizen Participation Report, 9. Avigation Easement, 10. Presentation |
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item 6-b
| File #: | PZ 20086 |
| Type: | PZ Zoning - Discuss and Recommend | Status: | Agenda Ready |
| In control: | Planning and Zoning Board - Public Hearing |
| On agenda: | 5/27/2020 |
| Title: | ZON19-00805 District 6. Within the 10600 to 11000 blocks of East Williams Field Road (south side); within the 6000 to 6200 blocks of South Signal Butte Road (west side); and within the 6000 to 6400 blocks of South Signal Butte Road (east side). Located south of Williams Field Road on the east and west sides of Signal Butte Road. (89± acres). Rezone from RS-9-PAD, RS-6-PAD, RSL-2.5-PAD, RM-2-PAD and LC-PAD to GC-PAD; with a Council Use Permit to allow 100% residential uses on the first floor within a General Commercial zoning district; and modification of the Destination at Gateway PAD by removing 89± acres. This request will allow a mixed-use development. Sean Lake, Pew & Lake, PLC, applicant; Signal Butte 24, LLC, owner. (Companion case to General Plan amendment ZON20-00129, associated with item 6-a). Continued from May 13, 2020. Planner: Cassidy Welch Staff Recommendation: Approval with conditions |
| Attachments: | 1. Vicinity Map, 2. Staff Report, 3. Prop. 207 Waiver, 4. Illustrative Master Plan, 5. General Plan Exhibit, 6. Narrative, 7. Citizen Participation Plan, 8. Citizen Participation Report, 9. Avigation Easement, 1 0. Presentation |
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______________________________________________________________________________
26 March 2018
Planning & Zoning Meeting Wed 21 March 2018
18 Views
ITEMS FROM 2 YEARS AGO RELATED
ITEMS FROM 2 YEARS AGO RELATED
| File #: | PZ 18027 |
| Type: | PZ Zoning - Discuss and Recommend | Status: | Agenda Ready |
| In control: | Planning and Zoning Board - Public Hearing |
| On agenda: | 3/21/2018 |
| Title: | ZON17-00247 District 6. The 10600 through 11600 blocks of East Williams Field Road (south side) and the 6000 through 6400 blocks of South Signal Butte (both sides). Located on the south side of Williams Field Road from a quarter mile west of Signal Butte Road to Meridian Road; and located on the east and west sides of Signal Butte Road to approximately one-half mile south of Williams Field Road. (251± acres). Rezone from AG and GI-CUP to a Planned Area Development (PAD) Overlay with underlying RM-2, RSL- 2.5, RSL-4.5, RS-6, RS-7 and RS-9 for 236± acres and LC for 15± acres. This request will allow for the development of a master planned community. Sean Lake, Pew & Lake, PLC, applicant; Demuro Properties, owner. (Companion Case to ZON18-00142 and ZON18-00143, associated with Items 7-a and 7-b). Planner: Wahid Alam Staff Recommendation: Approval with conditions |
| Attachments: | 1. Vicinity Map, 2. Staff Report, 3. Conceptual Site Plan, 4. Proposed Design Guidelines, 5. Narrative, 6. Citizen Participation Plan, 7. Citizen Participation Report, 8. Phoenix-Mesa Gateway Airport Comments.pdf, 9. COM Economic Development Comments.pdf |
| ile #: | PZ 18026 |
| Type: | PZ Zoning - Discuss and Recommend | Status: | Agenda Ready |
| In control: | Planning and Zoning Board - Public Hearing |
| On agenda: | 3/21/2018 |
| Title: | ZON18-00143 District 6. The 10600 through 10800 blocks of East Williams Field (south side) and the 6000 through 6200 blocks of South Signal Butte Road (west side). Located south of Williams Field Road and west of Signal Butte Road (28± acres). Rezone from Maricopa County RU-43 to City of Mesa AG. This request will establish city zoning on recently annexed property. City of Mesa, applicant; Demuro Properties, owner. (Companion Case to ZON18-00142 and ZON17-00247, associated with Items 7-a and 7-c). Planner: Wahid Alam Staff Recommendation: Approval with conditions |
| Attachments: | 1. Vicinity Map, 2. Staff Report |
| PZ 18028 | 6-a | PZ General Plan | ZON18-00142 District 6. The 10600 through 11600 blocks of East Williams Field Road (south side) and the 6000 through 6400 blocks of South Signal Butte (both sides). Located on the south side of Williams Field Road from approximately one-quarter mile west of Signal Butte Road to Meridian Road; and located on the east and west sides of Signal Butte Road approximately one-half mile south of Williams Field Road. (251± acres). Minor General Plan amendment to change the Character Type from Employment to Neighborhood. This request will allow for the development of a master planned community. Sean Lake, Pew & Lake, PLC, applicant; Demuro Properties, owner. Planner: Wahid Alam Staff Recommendation: Adoption |
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Discuss and make a recommendation to the City Council on the following zoning cases:
Within the 2400 block of North Val Vista Drive (east side). Located south of McDowell Road on the east side of Val Vista Drive. (4.6± acres). Rezoning from RS-35 to RS-35 PAD; and Site Plan Review. This request will allow for the development of a single residence subdivision.
- Joe Burke, Allen Consulting Engineers, applicant;
- NuSash Investments, owner. (Continued from December 11, 2019)
Planner: Kellie Rorex
Staff Recommendation: Tabled
Staff Recommendation: Tabled
Item *4-a
(33± acres).
> Modifying portions of an approved zoning district designations with a PAD overlay in the Destination at Gateway PAD.
> Specifically, rezoning from RS-9-PAD, RSL-2.5-PAD, and RM-2-PAD to LC-PAD, RM-3-PAD, and RSL-4.5-PAD with major modifications to the PAD overlay
> and Site Plan Review.
> Also consider the preliminary plat for “Destination at Gateway - Parcel 15”.
This request will allow for major modifications to Destination at Gateway PAD.
- Sean Lake, Pew & Lake, PLC, applicant
- Signal Butte 24, LLC, owner.
Planner: Cassidy Welch
Staff Recommendation: Approval with conditions
Staff Recommendation: Approval with conditions
*4-c
January 8, 2020Planning and Zoning Board - Public Hearing Meeting Agenda - Final
(33± acres). Preliminary Plat.
Sean Lake, Pew & Lake, PLC, applicant
Signal Butte 24, LLC, owner.
(Companion case to ZON19-00805, associated with item *4-c)
Planner: Cassidy Welch
Staff Recommendation: Approval with conditions
Staff Recommendation: Approval with conditions
*5-b
January 8, 2020Planning and Zoning Board - Public Hearing Meeting Agenda - Final
__________________________________________________________________________________________________
4 Discuss and make a recommendation to the City Council on the following zoning cases:
PZ 20075 ZON20-00129 District 6.
Within the 10600 to 11000 blocks of East Williams Field Road (south side); within the 6000 to 6200 blocks of South Signal Butte Road (west side); and within the 6000 to 6400 blocks of South Signal Butte Road (east side). Located south of Williams Field Road on the east and west sides of Signal Butte Road.
(89± acres).
Minor General Plan Amendment to change the Character Type from Neighborhoods to Mixed Use Activity District.
This request will allow for a mixed-use development.
Sean Lake, Pew & Lake, PLC, applicant
Signal Butte 24, LLC, owner.
(Companion case to General Plan amendment ZON19-00805, associated with item *4-b).
Planner: Cassidy Welch
Staff Recommendation: Continue to May 27, 2020 *4-a
PZ 20075 ZON20-00129 District 6.
Within the 10600 to 11000 blocks of East Williams Field Road (south side); within the 6000 to 6200 blocks of South Signal Butte Road (west side); and within the 6000 to 6400 blocks of South Signal Butte Road (east side). Located south of Williams Field Road on the east and west sides of Signal Butte Road.
(89± acres).
Minor General Plan Amendment to change the Character Type from Neighborhoods to Mixed Use Activity District.
This request will allow for a mixed-use development.
Sean Lake, Pew & Lake, PLC, applicant
Signal Butte 24, LLC, owner.
(Companion case to General Plan amendment ZON19-00805, associated with item *4-b).
Planner: Cassidy Welch
Staff Recommendation: Continue to May 27, 2020 *4-a
PZ 20076 ZON19-00805 District 6.
Within the 10600 to 11000 blocks of East Williams Field Road (south side); within the 6000 to 6200 blocks of South Signal Butte Road (west side); and within the 6000 to 6400 blocks of South Signal Butte Road (east side). Located south of Williams Field Road on the east and west sides of Signal Butte Road.
(89± acres).
Within the 10600 to 11000 blocks of East Williams Field Road (south side); within the 6000 to 6200 blocks of South Signal Butte Road (west side); and within the 6000 to 6400 blocks of South Signal Butte Road (east side). Located south of Williams Field Road on the east and west sides of Signal Butte Road.
(89± acres).
- Rezone from RS-9-PAD, RS-6-PAD, RSL-2.5-PAD, RM-2-PAD and LC-PAD to GC
- with a Council Use Permit to allow 100% residential uses on the first floor of within a General Commercial zoning district
- and modification of the Destination at Gateway PAD by removing 89± acres.
This request will allow a mixed-use development.
- Sean Lake, Pew & Lake, PLC, applicant
- Signal Butte 24, LLC, owner.
(Companion case to General Plan amendment ZON20-00129, associated with item *4-a).
Planner: Cassidy Welch
Staff Recommendation: Continue to May 27, 2020
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PLEASE NOTE:
To decrease COVID-19 exposure, the City Council Chambers is closed, but public participation will be available electronically and telephonically and listening to the meeting will be available telephonically.
Members of the Planning and Zoning Board will conduct their study session meeting via a telephonic conferencing platform, and the live meeting will be accessible telephonically.
The live meeting may be listened to by calling 888-788-0099 or 877-853-5247 (toll free) using meeting ID 530 123 2921 and following the prompts.
Public participation will be available electronically and telephonically.
You will be able to listen to the meeting; and when the item you have indicated that you want to speak on is before the Board, your line will be taken off mute and you will be given an opportunity to speak.
You will be able to listen to the meeting; and when the item you have indicated that you want to speak on is before the Board, your line will be taken off mute and you will be given an opportunity to speak.
For help with the online comment card, or for any other technical difficulties, please call 480-644-2099.
________________________________________________________________
To decrease COVID-19 exposure, the City Council Chambers is closed, but public participation will be available electronically and telephonically and listening to the meeting will be available telephonically.
Members of the Planning and Zoning Board will conduct their study session meeting via a telephonic conferencing platform, and the live meeting will be accessible telephonically.
The live meeting may be listened to by calling 888-788-0099 or 877-853-5247 (toll free) using meeting ID 530 123 2921 and following the prompts.
- If you want to provide a written comment or speak telephonicallyat the meeting, please submit an online comment card at least 1 hour prior to the start of the meeting.
- If you want to speak at the meeting, you will need to indicate on the comment card that you would like to speak during the meeting, and you will need to call 888-788-0099 or 877-853-5247 (toll free) using meeting ID 530 123 2921 and following the prompts, prior to the start of the meeting.
You will be able to listen to the meeting; and when the item you have indicated that you want to speak on is before the Board, your line will be taken off mute and you will be given an opportunity to speak.
- Applicants and their representatives that have items on the Board agenda and who want to be able to comment on their item or be able to answer questions should fill out this online comment card at least 1 hour prior to the start of the meeting and call 888-788-0099 or 877-853-5247 (toll free) using meeting ID 530 123 2921 and following the prompts, prior to the start of the meeting.
You will be able to listen to the meeting; and when the item you have indicated that you want to speak on is before the Board, your line will be taken off mute and you will be given an opportunity to speak.
For help with the online comment card, or for any other technical difficulties, please call 480-644-2099.
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