Age-Specific (AS) Overlay District Requirements in Mesa, Arizona
The Mesa Age-Specific (AS) Overlay District is designed to create residential environments tailored to the unique needs of senior citizens and retirees through age-restricted housing and specialized services. This overlay requires that at least one person aged 55 or older occupies every occupied dwelling unit and limits residency for those under 55 to a maximum of 90 days. Establishment of this district in the City of Mesa requires a minimum of 40 contiguous acres and a petition supported by 100% of the property owners within the proposed boundaries.
| Requirement Category | Standard/Requirement |
|---|---|
| Minimum Occupancy Age | At least one person 55 years of age or older per occupied dwelling unit |
| Under-55 Residency Limit | 90 days maximum (without an Administrative Use Permit) |
| Minimum District Size | 40 contiguous acres |
| Property Owner Consent | 100% of owners within the proposed district must sign the petition |
| Administrative Use Permit Duration | 1 year maximum (renewable) |
| Base Zoning Requirement | Must be used in conjunction with an underlying residential zoning district |
Purpose and Application of the AS Overlay
The City of Mesa established the Age-Specific (AS) Overlay District to support planned residential developments that are advertised and sold under specific age-restricted conditions [Section 11-20-1]. The Mesa Zoning Ordinance applies this overlay in conjunction with an underlying residential base zone, meaning the Age-Specific (AS) Overlay District permits the same land uses as the base district while adding specialized occupancy and operational requirements [Section 11-20-2].
Occupancy and Residency Regulations
The City of Mesa enforces strict occupancy standards within the Age-Specific (AS) Overlay District to ensure the community maintains its intended character for seniors.
Primary Occupancy
Every dwelling unit within the Age-Specific (AS) Overlay District, if occupied, must have at least one resident who is 55 years of age or older [Section 11-20-2].
Residency for Persons Under 55
Individuals who do not meet the 55-year-old age requirement are prohibited from residing in any dwelling unit within the Age-Specific (AS) Overlay District for more than 90 days [Section 11-20-2]. However, the City of Mesa allows for exceptions through an Administrative Use Permit (AUP) if the following criteria are met:
- Previous Occupancy: The residence was occupied by a person 55 or older within the 12 months preceding the application [Section 11-20-2(1)(a)].
- Relationship: The applicant under 55 is a spouse or a blood relative of the previous 55+ occupant, or is listed as a recipient of the estate or trust of that occupant [Section 11-20-2(1)(b)].
AUPs issued for residency in the Age-Specific (AS) Overlay District are valid for up to one year and may be renewed by the City of Mesa [Section 11-20-2(2)].
Requirements for District Establishment
The City of Mesa City Council will only approve an application for Age-Specific (AS) overlay zoning if the applicant submits specific documentation and meets acreage thresholds.
Minimum Size and Consent
Mesa requires that any parcel or group of parcels intended for the Age-Specific (AS) Overlay District must consist of at least 40 contiguous acres. Additionally, 100% of the property owners within the proposed district must sign a petition requesting the designation [Section 11-20-3].
Required Documentation
Applicants must provide the City of Mesa with the following materials during the application process:
- Age Restrictions: Legal documentation proving that the property will be developed, sold, or rented under specific age restrictions [Section 11-20-3(A)(2)].
- Facilities and Services: Proof of the existence and availability of services and facilities specifically designed to meet the physical and social needs of older persons [Section 11-20-3(A)(3)].
Sections Cited
- Section 11-20-1: Purpose
- Section 11-20-2: Land Use Regulations
- Section 11-20-3: Supplemental Regulations