This is a re-submittal of plans from November 2020 by Suburban Land Reserve Inc. >
On November 5, 2018, the Planning Director approved the zoning clearance request for the subject site to allow the multiple-building, mixed-use development on 4.55+ net acres
(Case No. ADM18-00742).
Preliminary Plat:
Section 9-6-2 of the Mesa Subdivision standards requires approval of all subdivision plats located in the City to be processed through four progressive stages.
Review and approval of a Preliminary Plat is the second stage in the series of the progressive stages.
PROJECT DESCRIPTION
The applicant is requesting approval of a Preliminary Plat titled “The Grove on Main Condominium,” to create a condominium plat in the T5MSF zoning district.
The subject property is located at the southeast corner of Mesa Drive and Main Street and is currently being developed as a mixed-use project consisting of apartments, retail, and semi-public uses.
The condominium style plat will allow a condominium association to own the common elements within the mixed-use development and provide for their maintenance and upkeep.
According to the application, the common elements include
- ground-level pedestrian spaces,
- amenities,
- landscaping, and
- the subterranean parking structure.
| File #: | PZ 21071 |
| Type: | PZ Preliminary Plat | Status: | Agenda Ready |
| In control: | Planning and Zoning Board - Public Hearing |
| On agenda: | 6/9/2021 |
| Title: | “The Grove on Main Condominium” District 4. (ZON20-00364) Within the 0 to 100 block of South Mesa Drive (east side), the 0 to 100 block of South Udall (east and west sides), and the 0 to 100 block of South LeSueur (west side). Located east of Mesa Drive and south of Main Street. (4.6+ acres). Preliminary Plat. Noel Griemsmann, Snell & Wilmer L.L.P., applicant; Suburban Land Reserve Inc., owner. Planner: Jennifer Gniffke Staff Recommendation: Approval with conditions |
| Attachments: | 1. Vicinity Map, 2. Staff Report, 3. Narrative, 4. Preliminary Plat, 5. Presentation |
“The Grove on Main Condominium” District 4.
(ZON20-00364)
==============================
31 May 2018 - MESA, ARIZONA News Release
31 May 2018 - MESA, ARIZONA
News ReleaseRedevelopment Plans Announced for Area Near Mesa Arizona Temple
Follows recent announcement of temple renovation
Plans have been announced to redevelop 4.5 acres of land along the Main Street light rail corridor in Mesa, Arizona, an area located just west of the Mesa Arizona Temple of The Church of Jesus Christ of Latter-day Saints. A new mixed-use community will replace vacant lots and buildings near the temple, which is currently closed for renovation.
A bird's-eye view of an area in downtown Mesa, Arizona, that will be redeveloped.2018 by Intellectual Reserve, Inc. All rights reserved. 3 / 7
Download Photos “We’ve been planning this project for years,” said Matt Baldwin, real estate development director for City Creek Reserve (CCRI), an investment affiliate of the Church. “We’ve talked with city and county government leaders, city planning staff and other local developers. We want to enhance and beautify this block, but we also want to make sure what we’re proposing is what downtown Mesa needs,” he added.
Plans have been announced to redevelop 4.5 acres of land along the Main Street light rail corridor in Mesa, Arizona, an area located just west of the Mesa Arizona Temple of The Church of Jesus Christ of Latter-day Saints. A new mixed-use community will replace vacant lots and buildings near the temple, which is currently closed for renovation.
| A bird's-eye view of an area in downtown Mesa, Arizona, that will be redeveloped.2018 by Intellectual Reserve, Inc. All rights reserved. | 3 / 7 |
“We’ve been planning this project for years,” said Matt Baldwin, real estate development director for City Creek Reserve (CCRI), an investment affiliate of the Church. “We’ve talked with city and county government leaders, city planning staff and other local developers. We want to enhance and beautify this block, but we also want to make sure what we’re proposing is what downtown Mesa needs,” he added.
This week in Mormon Land: City Creek South?
You could call it City Creek South or City Creek Lite.
The real estate investment arm of the LDS Church has announced plans to erect a new mixed-use development near the faith’s Mesa Temple, which is being renovated.
The Utah-based church completed a similar — albeit much larger — project in the heart ofSalt Lake City with its City Creek Center.
The Mesa makeover, covering 4.5 acres along a light rail line, would include 12,500 square feet of ground-floor shops, 240 apartments, 12 town homes, 70,000 square feet of landscaped open space and underground parking.
“We’ve been planning this project for years,” Matt Baldwin, real estate development director for City Creek Reserve, said in a news release. “We’ve talked with city and county government leaders, city planning staff and other local developers. We want to enhance and beautify this block, but we also want to make sure what we’re proposing is what downtown Mesa needs.”
. . .The Arizona Republic has reported that not everyone is pleased with the redevelopment proposal for the admittedly run-down historic district. Preservationists are lamenting, for instance, the 1950s bungalows that would be lost in the process.
If city regulators sign off on the plan, construction is expected to begin in September with completion set for late 2020 or early 2021.
Courtesy Intellectual Reserve Inc.) Plans have been announced to redevelop 4.5 acres of land near the Mesa Arizona Temple. This rendering offers a southeast view of the mixed-use community.
______________________________
11-PAGE PRESENTATION (PowerPoint Slides)
Purpose
• To provide condominium ownership for common spaces in the development
Site Plan
• Site plan approved November 5, 2018 through the Zoning Clearance case ADM18-00742
NARRATIVE PROVIDED
Snell & Wilmer
ONE ARIZONA CENTER
400 E. VAN BUREN, SUITE 1900
PHOENIX, AZ 85004-2202
602.382.6000 P 602.382.6070
ALBUQUERQUE BOISE DENVER LAS VEGAS LOS ANGELES LOS CABOS ORANGE COUNTY PHOENIX PORTLAND RENO SALT LAKE CITY SAN DIEGO SEATTLE TUCSON WASHINGTON, D.C.
Cody White (602) 382-6823 cwhite@swlaw.com
November 5, 2020
Jennifer Gniffke
Planning Division City of Mesa
55 N. Center Street Mesa, Arizona 85201
Re: Condominium Plat for The Grove on Main, ZON20-00364
Dear Jennifer: On behalf of Suburban Land Reserve, I am pleased to resubmit for your review a condominium plat for The Grove on Main (the “Project”), located at the southeast corner of Main Street and Mesa Drive and otherwise known as Maricopa County Assessor’s Office parcel numbers 138-27-100 and 138-27-101 (the “Site”).
The intent of this condominium plat is to allow for simplified management of the common elements of the Project, which are currently under construction.
These elements include groundlevel pedestrian spaces and landscaping, as well as a subterranean parking structure that spans the majority of the Site.
Subsequent to the approval and recordation of this plat, a condominium declaration shall be recorded, and a condominium association established.
Ownership of the common elements as shown on this condominium plat will be retained by the condominium association.
Thank you for your assistance with this matter. We look forward to your prompt review of this resubmittal. Respectfully submitted,
Snell & Wilmer
Cody White
Please take a look at the 4-page Staff report
PLANNING DIVISION STAFF REPORT
Planning and Zoning Board June 9, 2021
CASE No.: ZON20-00364
PROJECT NAME: The Grove on Main Condominium Plat
Owner’s Name: Suburban Land Reserve Inc
Applicant's Name: Noel Griemsmann, Snell & Wilmer L.L.P.
Location of Request: Within the 0 to 100 block of South Mesa Drive (east side), the 0 to 100 block of South Udall (east and west sides), and the 0 to 100 block of South LeSueur (west side). Located east of Mesa Drive and south of Main Street.
Parcel No(s): 304-31-001Y & 304-31-002K
Request: Preliminary Plat.
This request will allow condominium ownership of the common elements of “The Grove on Main”.
Existing Zoning District: T5 Main Street Flex (T5MSF)
Council District: 4
Site Size: 4.6+ acres
Proposed Use(s): Mixed-Use (Commercial and Residential)
Existing Use(s): Mixed Use (Under Construction)
Hearing Date(s): June 9, 2021 / 4:00 p.m.
Staff Planner: Jennifer Gniffke, Planner l
Staff Recommendation: Approval with Conditions
HISTORY
> On July 10, 1930, the City Council approved a 550± acre annexation that included the subject site, and subsequently zoned the property to C-3, C-2, R-4 and R-2 (Ordinance No. 157).
> On September 8, 1987, the City Council approved an amendment to the Mesa Zoning Ordinance to create zoning districts for all properties within Mesa’s Town Center.
The subject property was zoned Downtown Core (DC) and Downtown Residence District 2 (DR-2)
(Case No. Z87-040; Ordinance No. 2254).
> On, June 14, 2012, the City Council approved an amendment to the zoning code adopting the Form-Based Code including an Opt-in Regulating Plan for the downtown area.
The Regulating Plan established form-based transects on properties in the downtown area to be applied through an opt-in process, allowing property owners to replace the traditional zoning district on their property with the form based transects.
The Regulating Plan designated the transects for the subject property as Transect 5 Main Street (T5MS), Transect 4 Neighborhood Flex (T4NF), and Transect 4 Neighborhood (T4N) (Ordinance No. 5099).
> On May 18, 2018, the subject property opted-in to the Form-Based Code.
Specifically, the opt-in rezoned the property from Downtown Core (DC) and Downtown Residence District 2 (DR-2) to Transect 5 Main Street (T5MS), Transect 4 Neighborhood Flex (T4NF), and Transect 4 Neighborhood (T4N)
(Case No. FBC-00020).
> On July 9, 2018, the City Council approved rezoning of the subject property from T5MS and T4NF to T5MSF to allow a mixed-use development
(Case No. ZON18-00375, Ordinance No. 5456).
> On November 5, 2018, the Planning Director approved the zoning clearance request for the subject site to allow the multiple-building, mixed-use development on 4.55+ net acres
(Case No. ADM18-00742).
PROJECT DESCRIPTION
The applicant is requesting approval of a Preliminary Plat titled “The Grove on Main Condominium,” to create a condominium plat in the T5MSF zoning district.
The subject property is located at the southeast corner of Mesa Drive and Main Street and is currently being developed as a mixed-use project consisting of apartments, retail, and semi-public uses.
The condominium style plat will allow a condominium association to own the common elements within the mixed-use development and provide for their maintenance and upkeep.
According to the application, the common elements include
- ground-level pedestrian spaces,
- amenities,
- landscaping, and
- the subterranean parking structure.
The proposed Preliminary Plat shows the parcels which generally follow the outlines of building structures.
General Plan Character Area Designation and Goals:
The Mesa 2040 General Plan character area designation on the property is Neighborhood and is within a Station Area of the Transit District.
- Per Chapter 7 of the General Plan, the primary focus of the Neighborhood character type is to provide safe places for people to live where they can feel secure and enjoy their surrounding community.
- Neighborhoods can contain a wide range of housing options and often have associated nonresidential uses such as schools, parks, places of worship, and local serving businesses.
Per the Plan, the focus of the Transit District is to develop a mixed-use, pedestrian-oriented, urban environment, particularly within walking distance of transit stops.
The site is also located within the Temple/Pioneer Park Neighborhood Planning Area of the Central Main Plan.
Objectives for the future of the neighborhood include providing a unique, high-quality environment to attract new businesses and residential development to the surrounding area and growing a diverse mix of activities for community residents.
Overall, the request is consistent with the review criteria outlined in Chapter 15 (pg. 15-1&2) of the Mesa 2040 General Plan.
The approved development adds to the mix of residential uses in 3 this area and includes pedestrian-oriented streetscapes along Main Street, Mesa Drive, Udall and Lesueur.
The proposed Preliminary Plat supports the approved development by defining the ownership of the common spaces in the development.
Zoning District Designations:
The subject property is zoned T5 Main Street Flex (T5MSF). Per Section 11-58-3 of the Mesa Zoning Ordinance (MZO) the intent of the T5MSF transect is to provide a flexible area that can transition from the commercial district to residential district by allowing a mixture of ground floor uses including live/work and ground floor residential that could transition to commercial space when the commercial corridor matures.
The commercial and multi-unit residential uses on the site conform to the intent of the T5MSF transect.
Preliminary Plat:
Section 9-6-2 of the Mesa Subdivision standards requires approval of all subdivision plats located in the City to be processed through four progressive stages.
Review and approval of a Preliminary Plat is the second stage in the series of the progressive stages.
This review includes the evaluation of the overall site, including
- utilities layout,
- ADA compliance, and
- retention requirements.
The Preliminary Plat is reviewed and approved by the Planning and Zoning Board.
Per Section 9-6-2 of the City’s subdivision regulations, all plats are subject to Final Plat approval through the City Council.
The proposed request meets the review criteria for approval of a Preliminary Plat outlined in Section 9-6-2 of the Mesa Subdivision Regulations.
Surrounding Zoning Designations and Existing Use Activity:
Compatibility with Surrounding Land Uses:
The subject property is located immediately south of the light rail station and a park and ride lot at Mesa Drive and Main Street.
To the east of the property is the Mesa Arizona Temple grounds.
Multi-residential and single residential uses are located to the immediate south and commercial development is to the west, across Mesa Drive.
Approval of a Preliminary Plat for the Northwest (across Main Street and Mesa Drive) Downtown Core (DC) Auto Sales lot North (across Main Street) Downtown Core (DC) Park and Ride lot Northeast (across Main Street and Lesueur) Downtown Residence (DR-2) Pioneer Park West (across Mesa Drive) Downtown Core (DC) Park, Restaurant
Subject Property T5 Main Street Flex (T5MSF)
Multi-Unit Residential Currently under construction East (across Lesueur)
Downtown Residence (DR-2) Mesa Arizona Temple Southwest (across Mesa Drive) Downtown Core (DC) Vacant, Commercial Strip Center South T4NF &T4N Multi-Unit Residential
Currently under construction Southeast (across Lesueur) Downtown Residence (DR-2) Mesa Arizona Temple 4 establishment of condominium ownership of the common areas on the property will not be out of character with the surrounding area.
Staff Recommendation: The subject request is consistent with the General Plan and meets the review criteria for approval of a Preliminary Plat outlined in Section 9-6-2 of the Mesa Subdivision Regulations.
Therefore, staff recommends approval with the following conditions:
Conditions of Approval:
1. Compliance with the Preliminary Plat submitted.
2. Compliance with all City development codes and regulations.
3. Compliance with all requirements of the Subdivision Regulations.
Exhibits:
Exhibit 1-Staff Report
Exhibit 2-Vicinity Map
Exhibit 3-Application Information
3.1 Project Narrative
3.2 Preliminary Plat
