Bonus Intensity Zone (BIZ) Overlay Regulations in Mesa
The Bonus Intensity Zone (BIZ) overlay in the City of Mesa allows for the modification of base zoning district standards to permit greater development intensity and density. These modifications are granted by the City Council only when a project demonstrates superior architectural design and meets specific environmental performance criteria that provide significant social or economic benefits to the City of Mesa.
Overview of the BIZ Overlay
The Bonus Intensity Zone (BIZ) is an overlay-zoning district used in conjunction with an underlying base zoning district. It is intended to encourage unique, innovative developments of superior quality that promote walkability and sustainable development practices. While the City of Mesa City Council permits the same uses as the underlying base district, they may also choose to exclude specific land uses through a development agreement adopted prior to or concurrently with the BIZ overlay [Section 11-21-2].
Modification of Base Standards
The City of Mesa provides the City Council with the authority to approve modifications to the requirements of the underlying base zoning district. These modifications are granted proportionately based on the number of criteria met and the degree of compliance provided by the project [Section 11-21-3].
| Base Standard Subject to Modification | Nature of BIZ Modification |
|---|---|
| Minimum Lot Area | Can be reduced below base district minimums [Section 11-21-3]. |
| Maximum Density | Can be increased beyond the limits of the base district [Section 11-21-3]. |
| Maximum Building Height | Can be increased for projects of superior quality [Section 11-21-3]. |
| Minimum Setbacks | Can be varied or reduced from standard requirements [Section 11-21-3]. |
| Maximum Lot Coverage | Can be adjusted to allow for higher intensity footprints [Section 11-21-3]. |
Reductions to Lot Area
In the City of Mesa's residential districts, the BIZ overlay is specifically cited as a mechanism to allow for lot area reductions. New lots created in the RS (Residential Single Dwelling) and RSL (Residential Small Lot) districts that are smaller than the standard minimums require BIZ or PAD (Planned Area Development) approval [Section 11-5-3(A)(1)].
- RS-6 District: The standard minimum lot area of 6,000 square feet may be reduced via the BIZ overlay [Section 11-5-3(A)(1)(a)].
- RSL-4.5 District: The standard minimum lot area of 4,500 square feet may be reduced via the BIZ overlay [Section 11-5-3(A)(1)(b)].
Criteria for Modifications
To qualify for the "Bonus" intensity, the City of Mesa requires developers to meet standards in two primary categories: Superior Design and Environmental Performance.
Environmental Performance Standards
The degree of modification permitted for the City of Mesa base standards is directly tied to how many of the following environmental criteria the project satisfies [Section 11-21-3]:
| Performance Category | Requirement/Criteria in City of Mesa BIZ |
|---|---|
| Site Selection | Redevelopment of economically distressed properties (greyfields) or environmentally contaminated "brownfield" sites. |
| Transit Proximity | Location within 1/2 mile of a planned light rail line or 1/4 mile from a planned/existing bus stop. |
| Bicycle Storage | Commercial: within 200 yards of entrance. Residential: secure storage for minimum 15% of residents. |
| Energy Efficiency | Building design to meet ENERGY STAR, LEED Silver, or equivalent third-party criteria. |
| Vehicle Parking | Provision of priority location parking for low-emission, carpool, or vanpool vehicles. |
| Habitat Protection | Restoration of natural areas on-site with native vegetation. |
Superior Design Requirement
The City of Mesa requires BIZ projects to provide distinctive, superior quality designs as defined in Section 11-31-32. This includes a holistic approach to project design using high-quality materials, building forms that are responsive to the sub-area context, and the creation of "great public spaces" that are useful and well-integrated [Section 11-31-32].
Phasing and Implementation
For large projects in the City of Mesa, a BIZ development may be built in phases. However, the City of Mesa requires that all necessary infrastructure, drainage, and common open spaces shown on the approved site plan be constructed prior to or contemporaneously with the buildings for that specific phase [Section 11-21-5]. If the City of Mesa City Manager determines that construction is not conforming to the approved phasing plan, they may halt all further building construction and suspend existing permits until a revised or supplemental phasing plan is approved [Section 11-21-5].
Sections Cited
- Section 11-5-3: Development Standards for the RS and RSL District
- Section 11-21-1: Purpose (Bonus Intensity Zone Overlay District)
- Section 11-21-2: Land Use Regulations (Bonus Intensity Zone Overlay District)
- Section 11-21-3: Development Standards (Bonus Intensity Zone Overlay District)
- Section 11-21-5: Review of Plans (Bonus Intensity Zone Overlay District)
- Section 11-31-32: Superior Design