Villas at Red Mountain is a single-family residential development located at the southwest corner of Recker and Thomas Roads in northeast Mesa, and is approximately a quarter of a mile north of the Red Mountain Freeway (202). This project is 30 gross acres in size and consists of two parcels, APNs: 141-41-004B and -006J.
MINOR GENERAL PLAN AMMENDMENT
A Minor General Plan Amendment is being requested in conjunction with this development proposal, as it can be demonstrated that a change in conditions and circumstances has occurred predominately economically (with traditional brick and mortar commercial demand and type of development changes over the last ten years), as well as a significant analysis has been completed regarding the preservation of the Falcon Field Airport’s success, which does not render this parcel’s necessity of developing strictly as commercial and/or industrial. A residential component will be complimentary to the existing Red Mountain Ranch community in the immediate vicinity and provide an appropriate buffer to the transitioning future non-residential uses to the west.
Mesa’s 2040 General Plan defines the Mixed Use Activity District Focus as the following:
The Mixed Use Activity Districts are largescale (typically over 25 acres) community and regional activity areas that usually have a significant retail commercial component including shopping areas such as malls, power centers, or lifestyle centers that are designed and developed to attract customers from a large radius. These districts often include other uses such as office, entertainment and residential. Big box development is appropriate in these districts. The goal is to help [Mixed Use] districts be strong and viable centers of commercial activity that attract people to unique shopping and entertainment experiences.
Key to the stated intent are the words “strong and viable”. With the number of existing commercial developments, in less than a 2.5 mile radius from the site, additional commercial at this location is not only unnecessary, but as is already occurring, too many (similar) commercial uses close together canabalize the existing commercial businesses, making this mixed-use district location neither strong or viable.