City of Mesa Planning and Zoning Board Public Hearing - July 29, 2026

The City of Mesa Planning and Zoning Board held a public hearing on July 29, 2026, to consider a consent agenda and two related applications for the San Antonio Tire Shop at 1609 West University Drive. The board voted unanimously to recommend approval of a general plan amendment and a rezoning with conditions, including a requirement to address potential parking issues before the case goes to city council.

Consent Calendar

• Item 2: Approval of the minutes from the May 27, 2026, Planning and Zoning Board meeting.
• Item 3A: ZON 26-00333, Faith Christian School, a 9.9-acre site at 3761 South Power Road. Request for a council use permit and amendment of conditions of approval for a private school. The consent agenda was approved unanimously (7-0).

Public Comments & Testimony

• Reed Doan (466 North Pequet Lane, 57-year resident): Cited a chart showing deviations from code standards, including parking spaces reduced from 11 to 4 (36% of requirement) and drive aisle setbacks reduced from 50 feet to 18 feet (36%). Questioned the adequacy of neighborhood notification for the initial meeting.
• James Adamek (311 North Henkel): Opposed the general plan amendment, noting that the proposed urban center designation is an outlier as all surrounding areas are urban residential. Noted the high number of 15 zoning adjustments required, suggesting a square-peg-in-round-hole problem.
• Jose Hernandez (1612 West Bedford Street, property owner behind the shop): Raised concerns about limited parking forcing clients to park on residential streets (Bedford Street) and potential 24-hour noise.
• Wendy Madison (306 North Henkel): Expressed skepticism that the proposed site plan would fit on the 0.39-acre parcel, calling it false advertisement. Could not attend neighborhood meetings due to work.
• Edward Elke (440 North Choy Lane, 65-year resident): Opposed the need for a 24-hour tire shop in the neighborhood.
• Matt Taylor (near University and Henkel): Opposed 24-hour operation, citing existing issues with unattended individuals from nearby apartments at night.
• Don K. (1859 West 5th Street, since 1984): Opposed the project.
• Veronica Aaron (1604 West Bedford Street, directly behind the shop): Concerned about traffic exit, parking, night activity, and overall fit. Saw no need for a third 24-hour shop within a mile.
• Roxanne Jetson (336 North Henkel, 17-year resident): Noted ongoing parking overflow from apartments and Waymo stops. Argued the site is too small for the business and that promises made by the applicant have no guarantee of being kept.
• Tess Taylor (adjacent residential property owner): Presented a detailed four-point opposition: 1) Failure to meet burden of proof (no demonstrated public need, market study, or significant public benefit). 2) Site constraints on a 0.39-acre parcel with no parking or operational study. 3) Approving land, not the applicant — entitlements run with the land and could be transferred. 4) Long-term neighborhood impacts from increased vehicle activity, noise, lighting, and traffic. She requested denial of the applications.

Discussion Items

• Applicant Presentation (Alex Hayes): Representing the San Antonio Tire Shop, he explained the business has been operating for over a year with zero complaints. The site is a small infill parcel (0.39 acres) with two street frontages, requiring numerous deviations via the BIZ overlay to accommodate adaptive reuse. The proposed improvements include enhanced landscaping, breeze block screening, a mural, and removal of two curb cuts. Parking is reduced from 11 to 4 spaces based on operational experience (customers wait 15-25 minutes, no overnight storage). The applicants also seek approval for 24-hour operation to support a mobile tire service, but emphasized that overnight activity would be minimal (one person, occasional vehicle). They provided a good neighbor policy addressing noise, lighting, and outdoor storage.
• Board Questions and Deliberation:
  • Vice Chair Peterson asked about the good neighbor policy and parking enforcement. Staff suggested that if parking becomes an issue, code compliance or a shared parking agreement could be pursued. Chair Ayers proposed adding parking provisions to the good neighbor policy.
  • Board members discussed the applicant's track record (no complaints except a sign violation) and the fact that the zoning has been non-conforming for decades. The majority viewed the project as a positive adaptive reuse that would clean up a long-standing zoning issue and improve the corner.
  • Concern was raised about the 24-hour operation. The applicant clarified that standard hours are 8 a.m. to 8 p.m., but they want flexibility for occasional overnight stocking and mobile service support. Board member Farnsworth suggested defining allowable 24-hour operations (e.g., only stocking and destocking, not full service) to address neighbor concerns.
  • Staff recommended that parking be addressed via a separate stipulation rather than the good neighbor policy, to allow enforcement through the code. The board agreed to add a condition requiring staff to work out a parking solution (e.g., alternative compliance, shared parking) before the case goes to city council.

Key Outcomes

• Item 4A – General Plan Amendment (GPA 26-00111): Motion to approve the change from urban residential to urban center for the 0.39-acre site at 1609 West University Drive. Approved unanimously (7-0).
• Item 4B – Rezoning and Site Plan (ZON 25-00110): Motion to approve the rezoning from office commercial to limited commercial with a BIZ overlay and site plan review, subject to conditions. The motion included an additional requirement that staff work out a parking solution (if the four on-site spaces prove insufficient) before the case proceeds to city council. Approved unanimously (7-0).
• The board’s recommendations will be forwarded to the Mesa City Council for final decision.