Site Plan Review Process

Overview

Site Plan Review entails the review of development plans for compliance with the Mesa’s development standards, design standards, design guidelines, General Plan, and other policies.  

The main steps in the process are:

Step 1: Pre-Submittal Conference

A Pre-Submittal application is required prior to filing an application for Site Plan Review. Pre-Submittal applications are due each Monday by 12:00 p.m. and must be submitted via the DIMES portal.

Staff will review the Pre-Submittal application for compliance with all appropriate standards, codes, specifications, and requirements and provide written review comments within ten calendar days.

Applicants will have the option to attend a Pre-Submittal Conference to discuss the provided comments. Pre-Submittal Conferences are typically a half-hour and held each Tuesday morning. Conferences may be requested to be held in person or electronically.

Please note that a Pre-Submittal does not constitute a complete review or guarantee that all issues are identified.

Required Documents:

• Application - submitted through the DIMES portal  
• Project Narrative - describing the proposed project and design intent
• Fully dimensioned site plan

Desired Documents:

The following are desired items to be reviewed at the Pre-Submittal stage:

• Building Elevations
• Landscape Plan
• Photometric Plan
• Site Details

Step 2: Application Submittal

Application for a Site Plan Review and Site Plan Modification may be submitted at any point after a Pre-Submittal Conference has been completed.

Complete applications and fees must be submitted electronically via the DIMES portal. Applications are due each Monday by the end of the business day.

The applicant is responsible for the accuracy and completeness of all information submitted. Incomplete applications will NOT be accepted.

Required Documents:

• Application - submitted through the DIMES portal
• Property Owner Authorization(PDF, 162KB)
• Project Narrative - describing the proposed project and design intent
• ALTA/NSPS Land Title Survey - showing the location of existing utilities including water mains, sanitary sewer mains, storm sewer, cable, electric, gas, and telephone; location of all existing structures on the subject lot; and any recorded easements or deed restrictions
• Citizen Participation Plan - describing the residents, neighborhoods and homeowners’ associations that may be impacted and how the applicant intends to inform and engage the public in their development plans
• Site Plan - fully dimensioned site plan showing the location and area of site development features building including but not limited to, buildings, structures, drive aisles, parking spaces, sidewalks, etc.
• Landscape Plan - showing the location, type, and size of all proposed landscaping. Provide a plant list, which includes the quantities of all proposed landscape material, common botanical names, and their square foot equivalencies (Table 11-33-2-E)
• Building Elevations - fully dimensioned, colored elevations showing sufficient detail to convey the architectural content for all proposed building and structures including building height, pitch of roof, percentage of openings, building materials and colors, and architectural elements
• Photometric Plan - including cut sheet details
• Grading Drainage, and Utilities Plan - showing dimensions and locations of all easements, physical lines, and other equipment and apparatus for providing water, sanitary sewer, fire protection, electricity, natural gas and other utility services. Show grades and cross- sections of all streets, alleys and sidewalks

Step 3: Staff Review

Staff will review the Site Plan for compliance with all appropriate standards, codes, specifications, and requirements and provide written comments within 8 working days of the next closest formal submittal listed on the Planning & Zoning Board Calendar(PDF, 372KB). This comment letter will identify requirements that need to be resolved before a public hearing is scheduled.

The applicant will revise pertinent documents to address review comments and provide a written comment response letter stating how each review comment was addressed.

This process repeats until all requirements are met.

Step 4: Public Notice

The applicant is responsible for providing public notice for both an Administrative Site Plan Review and a Site Plan Review requiring public hearing.  

Administrative Site Plan Review Notice

Reminder to notice - Once the application has been deemed complete City staff will email the applicant the public notice letter template and upload to the case file a list of names and addresses of property owners, associations, and interested parties that must receive public notice.

Notice content - The public notice must contain the following information:

• A general description of the proposed project.
• The location of the project site.
• The identity of the hearing body or officer (i.e., Planning Director).
• The names of the applicant or the owner of the property that is the subject of the application.
•  A copy of the site plan and elevations.
• A statement that any interested person or authorized agent may provide written comment.
• The date written comment must be provided by.
• A statement describing how to submit written comments.

Deliver letter - No less than 15 days after the application has been deemed complete, the applicant must drop off the sealed and stamped public notices to the Planning Division no later than noon of that day. Staff will drop off the sealed and stamped public notices to the post office that same day.

Public Comment Period - The public will have 10 days from the date of the postmarked public notice to provide the applicant and/or city with comments. After the 10-day public comment period, approval of the application may be considered by the Planning Director.

Site Plan Review Requiring a Public Hearing

Reminder to notice - No less than 21 days prior to the scheduled public hearing, staff will email the applicant to remind them to post the site and provide a public notice letter template. Staff will provide the applicant with a list of names and addresses of property owners, associations, and interested parties that must receive public notice.

Notice content - The public notice must contain the following information:

• A general description of the proposed project.
• The location of the project site.
• The date, time, location, and purpose of the public meeting.
• The identity of the hearing body or officer (i.e., Planning & Zoning Board).
• The names of the applicant or the owner of the property that is the subject of the application.
•  A copy of the site plan and elevations.
• A statement that any interested person or authorized agent may appear and be heard at the public meeting.
• A statement describing how to submit written comments.

Deliver letter - No less than 15 days prior to the scheduled public hearing, the applicant must drop off the public notices to the Planning Division no later than noon. All notices must be sealed, stamped, and labeled with sending and return addresses. Staff will drop off the sealed and stamped public notices to the post office that same day.

Posting the project site - No less than 15 days prior to the public hearing the applicant must post a 4’ x 4’ sign on the property in a manner that is legible from public right-of-way. The posting must be printed so that the following are visible from a distance of 100 feet:

• The words “Zoning Hearing”
• Date and time of hearing
• Case number
• Request
• Applicant
• Applicant phone number
• Planning Division phone number

The applicant must provide staff with a notarized document containing a photo of the sign and date of posting.

Citizen Participation Report - Applicants must provide a written Citizen Participation Report describing the results of implementing their Citizen Participation Plan at least 30 days prior to the first scheduled public hearing.

The Citizen Participation Report shall include the following information:

• A summary of neighborhood meeting (if held) including when and where they were held, number of attendees, copies of sign-in sheets, and results achieved at the meeting(s).
• A summary of citizen concerns, issues and problems expressed during the citizen participation process, and how these have been addressed through changes or stipulations to the project.
• Copies of comment letters, petitions, and other pertinent information received from residents and other interested parties.

Failure to comply with the citizen participation requirements or a determination that such efforts were insufficient to provide adequate opportunities for citizen participation, may result in postponement, rescheduling, or denial of an application.

Step 5: Public Hearing & Entitlement

Administrative Site Plan Review Approval

Site Plans eligible for administrative approval are not required to go through the public hearing process.

Once all applicable standards, codes, specifications, and requirements have been met, the Planning Director will review and sign an Administrative Site Plan Review Approval Document.

The approval document, along with the final plans, will be uploaded to the case file within the DIMES system.

Planning & Zoning Board Site Plan Review Approval

Planning & Zoning Board hearings are typically held the second and fourth Wednesday of every month. A study session will occur before the hearing and typically take place at either 3:00 or 3:30 p.m. Planning & Zoning Board hearings take place at 4:00 p.m.

Staff will prepare a staff report describing the proposed project and compliance with codes and policies. Staff reports will be available and posted to the case file within the DIMES system the Thursday prior to the Board meeting.

Staff will prepare and present to the Board a presentation outlining the proposed project at the study session. The applicant is highly encouraged to attend the meeting to answer questions and participate in discussion.

Planning & Zoning Board

City Council Site Plan Review Approval

Site plans requiring City Council approval will first go to the Planning & Zoning Board for their recommendation and follow the process outlined above.

City Council hearings are typically held the first and third Monday of every month at 5:45 pm.

Introduction of Ordinances are typically scheduled for the month which follows the Planning & Zoning Board hearing. Public Hearings where action is taken by the Council are typically on the Monday two weeks after the introduction. Contact your case planner for the precise introduction and hearing dates.

City Council Meetings