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Council introduces annexation, rezoning for Blandford Homes 'Carmelo' in Desert Uplands amid resident concerns
Summary
Councilmembers moved to introduce annexation and rezoning for a Blandford Homes project called Carmelo in the city’s Desert Uplands; residents raised concerns about lot size, traffic and lighting, while staff described mitigation measures including open space and one-story perimeter lots.
The Mesa City Council voted to introduce annexation and rezoning items related to a proposed development known as Carmelo by Blandford Homes and set the matter for subsequent hearing/action.
The project, on a parcel described by staff as about 29 acres in the Desert Uplands subarea, has prompted repeated public comment focused on density, lot sizes and traffic at the Hawes and McDowell intersection. Residents asked the council to preserve larger lot sizes and limit two‑story homes near existing one-acre and larger properties.
Evan, a planning department representative, described the Desert Uplands approach and two ways to meet its standards: large-lot development (about 35,000 square feet or one acre) with disturbance envelopes, or higher lot density (e.g., RS‑15) combined with preserved common open space. "In this scenario, the applicant is under that RS‑fifteen density. They're providing just over 20% of the site as open space," Evan said, adding the developer arranged open space along Hawes to mitigate impacts on nearby neighbors.
Assistant Transportation Director Eric Guderian told the council McDowell Road is under county jurisdiction and reported traffic counts the county recorded in 2019 at about 4,000 vehicles per day on McDowell in that area. "For a roadway like that, that's not a lot of traffic," Guderian said, noting the roadway's capacity and the city's practice to align driveways across from one another to reduce conflict points.
Councilmember Go Forth, whose district includes the site, said the applicant reduced units from earlier proposals and that the project’s overall density is consistent with the city's general plan and prior actions: "The applicant went from 81 homes per acre down to 65 ... closer to that 2 dwelling units per acre overall," she said (note: residents in public comment gave differing counts and asked for RS‑35 standards to apply).
Planning staff noted that the Planning and Zoning Board added a condition limiting perimeter lots on Culver and Waterbury to single‑story construction. Councilmembers discussed dark‑sky lighting requirements and traffic mitigation; staff said the city's dark‑sky and Desert Uplands guidelines include lighting shielding requirements.
After public comment from neighbors and the applicant's representatives, the council voted to introduce items 9A and 9B for formal public hearing and action at a later date.
