Here we go Loop-de-Loop!
We're talkin' here about massive developments in-the-works mostly in the "Outer Loops" that were up at a Public Hearing last week on Wednesday 20 March 2019 in front of the Mesa Planning & Zoning Board - nothing to get bored about in either the Outer or Outer Loops or the east-west tech corridors and industrial parks on the planning boards. Seriously - Take the time to find out.
Here are all the links you need > Digitize
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Two geographic hot spots: Scroll down to see new OZone Redhawk RHEOD
Northeast Mesa District 5 and Southeast Mesa District 6 There are Minutes available that will take you a long to take a look at - just enough extracted here for your interest. . .
Item 4-e: 187 acres
to create the Red Hawk Employment Opportunity Zone
Project Red Hawk
Employment Opportunity District Project Narrative [7 Pages]
Revised February 19, 2019
Introduction
Pew & Lake, PLC is pleased to provide this project narrative and related materials to the City of Mesa in support of the proposed Red Hawk Employment Opportunity District (RHEOD).
This Narrative is provided pursuant to Section 11-14-5(B) of the City of Mesa Zoning Ordinance (MZO) and is provided in addition to an RHEOD Development Plan and RHEOD Development Plan Map.
This document will establish how the proposed RHEOD complies with the purpose, intent and requirements of the City of Mesa 2040 General Plan as well as Chapter 14 of the MZO relating to the Employment Opportunity (EO) District.
Purpose of Request
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Playing the land market in the south East Valley has paid off for the speculators who moved in early. Although public records do not reveal exactly how much money the land dealers are making, court records and other documents show that tens of millions of dollars are changing hands in single transactions as the speculators sell off hundreds of acres they locked up a decade ago.Records also show the speculators are using some of that money to curry favor with the politicians who must approve their plans.
Development interests are the largest class of donors to political campaigns for city and town councils and county supervisors in the area
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The purpose of the request is to:
1. Expedite the entitlement processes for the development of this property to better attract high technology users to this site.
2. Establish site planning guidelines to ensure compliance with the City of Mesa General Plan.
3. Establish height limitations on the property to ensure compatibility with the adjacent residentially-zoned property to the north.
4. Establish edge treatments that will ensure compatibility with the adjacent residentially-zoned property to the north.
5. Create a parcel that, through the application of the EO zoning designation, is nearly “shovel ready” and will allow for a nimble development response to advances in technology and changing market conditions.
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> Compliance with Chapter 14: Employment Opportunity District
Section 11-14-2 of The City of Mesa Zoning Ordinance specifies that an Employment Opportunity District shall only be established for an area when the City Council finds that the property meets the following requirements:
1. That the property is located within an area designated Employment and/or Employment Mixed Use Activity in the Mesa General Plan 2.
The area is a minimum of 160 contiguous acres.
As noted above, the Red Hawk property is approximately 187 acres and is currently designated in the Mesa 2040 General Plan as Employment Mixed Use Activity District. Accordingly, this property is appropriate for designation as an Employment Opportunity District.
Amendment Procedure
Amendments to the approved RHEOD will follow the procedures outlined in Section 11-14-9 of the MZO.
Phasing
The RHEOD is designed to accommodate the construction of buildings over time in response to technological advances and market conditions.
Playing the land market in the south East Valley has paid off for the speculators who moved in early. Although public records do not reveal exactly how much money the land dealers are making, court records and other documents show that tens of millions of dollars are changing hands in single transactions as the speculators sell off hundreds of acres they locked up a decade ago.Records also show the speculators are using some of that money to curry favor with the politicians who must approve their plans.
Development interests are the largest class of donors to political campaigns for city and town councils and county supervisors in the area
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HISTORY/RELATED CASES
> February 22, 1990: Annexed to City of Mesa (Ord. #2842) April 2, 1990:
Rezoned from County Rural-43 to City AG (Case #Z90-009, Ord. #2511)
October 16, 2006: (adjacent to the north) City Council approval of a rezoning from AG to R1-6-PADDMP, R1-7-PAD-DMP, R1-9-PAD-DMP and C-1-PAD-DMP and the establishment of the Desert Place at Morrison Ranch (Residential) Development Master Plan. (Case #Z06-066, Ord. #4602)
November 20, 2006: City Council approval of a rezoning from AG to PEP-PAD-DMP and LI-PAD-DMP and the establishment of the Desert Place at Morrison Ranch (Industrial) Development Master Plan. (Case #Z06-083, Ord. #4633)
NEIGHBORHOOD PARTICIPATION: The applicant has completed a Citizen Participation Process, which included mailed letters to property owners within 1,000’ of the site, as well as HOAs and registered neighborhoods within a mile of the site. The applicant also held a neighborhood meeting on February 27, 2019 at Paloma Community Church located adjacent (east) to the site and across Sossaman Road.
As of writing this report, staff has not been contacted by any residents or property owners in the area to express support or opposition to the request. The applicant will be providing an updated Citizen Participation Report prior to the March 19, 2019 Study Session. Staff will provide an update of the citizen participation plan during the scheduled study session.
Location
The 187-acre, Project Red Hawk site is located at the northwest corner of Elliot and Sossaman Roads in the City of Mesa.
The property is identified by Maricopa County Assessor’s Parcel numbers: 304-05-018K, 304-05-018L, 304-05-019F, 304-05-019G, 304-05-019K, 304-05-020X, 304-05-022G and 304-05-022K, and is shown in the graphic below.
Existing General Plan Designation and Zoning Classification
Relationship to Surrounding Properties
As shown in the graphic below, the site is bound on the north by a 250-foot wide electrical transmission line easement corridor, including multiple 69 kV, 230 kV and 500 kV SRP transmission lines.
Beyond the easement corridor are single-family residential homes.
The site is also bound on the east by Sossaman Road, vacant agricultural property and a house of worship, on the south by Elliott Road and agricultural property that is still in Maricopa County and on the west by the RWCD canal and vacant agricultural property.
At the far northwest corner of the site is the Gilbert Public Schools transportation operations center.
SITE CONTEXT NORTH: Existing residential – zoned RS-9-PAD-PAD and an existing Gilbert Public Schools Maintenance and Operations yard – zoned PEP-PAD-PAD EAST: (across Sossaman Road) Existing Church with sports fields, zoned AG and vacant land – zoned LI and LC SOUTH: (across Elliot Road) Existing dairy farm, zoned in Maricopa County WEST: (across East Maricopa Floodway and RWCD Canal) Vacant – zoned RS-43 and existing self-storage facility, zoned LI
Existing Site Conditions/Topography
The site is presently vacant, having previously been used for agricultural purposes. It is mostly flat and unremarkable in its topography
| Type: | PZ Zoning - Discuss and Recommend | Status: | Agenda Ready |
| Title: | ZON19-00016 District 6. Within the 7100 to 7600 blocks of East Elliot Road (north side) and the 3100 to 3500 blocks of South Sossaman Road (west side). Located north of Elliot Road and west of Sossaman Road
(187± acres).
Rezone from LI-PAD-PAD and PEP-PAD-PAD to EO to create the Red Hawk Employment Opportunity Zone. This request will establish zoning to guide future development of employment and industrial uses. W. Ralph Pew, Pew & Lake, PLC, applicant; MBR Land I, an Arizona General Partnership, MBR Land I, LLP, B&K Land Investment Co., et al, and Morrison Ranch, Inc., owners. Planner: Lesley Davis Staff Recommendation: Approval with conditions |
CONDITIONS OF APPROVAL:
1. Compliance with the EO development plan dated March 12, 2019.
2. Compliance with all City development codes and regulations, except as modified by the Development Plan.
3. Compliance with all requirements of the Subdivision Regulations.
4. Compliance with all requirements of the Design Review.
5. Due to the proximity to Phoenix-Mesa Gateway Airport, any proposed permanent or temporary structure is subject to an FAA filing for review in conformance with CFR Title 14 Part 77 (Form 7460) to determine any effect to navigable airspace and air navigation facilities. If required, an FAA determination notice of no hazard to air navigation shall be provided prior to building permit issuance.
