City of Mesa Bonus Intensity Zone (BIZ) Overlay District Requirements
The City of Mesa Bonus Intensity Zone (BIZ) Overlay District allows for increased residential density and the modification of standard development regulations to facilitate unique, innovative developments of superior quality. These incentives are granted proportionately based on the project's adherence to specific sustainability, site selection, and design criteria that provide a significant social or economic benefit to the City of Mesa [Section 11-21-1, 11-21-3].
Purpose and Intent of the BIZ Overlay
The primary objective of the Bonus Intensity Zone (BIZ) is to provide the City of Mesa with a mechanism to vary residential densities and other development standards, such as height and setbacks, to encourage superior quality in project design. The City of Mesa uses this district to promote pedestrian activity, establish unique land use regulations for specific areas, and encourage the conservation of natural resources and renewable energy production [Section 11-21-1].
Land Use and Development Standards
The Bonus Intensity Zone (BIZ) is an overlay district used in conjunction with an underlying base zoning district. It permits the same uses as the underlying district, though the City of Mesa City Council may specifically exclude certain land uses via a development agreement prior to or concurrently with the adoption of the overlay [Section 11-21-2].
Development standards in the Bonus Intensity Zone (BIZ) default to the requirements of the underlying base district—including minimum lot area, maximum density, height, and setbacks—unless the City Council specifically modifies them during the approval process [Section 11-21-3].
Criteria for Development Standard Modifications
The City of Mesa may approve modifications to underlying standards based on the degree of compliance with the following categories of criteria:
| Category | Requirements |
|---|---|
| Superior Design | The project must provide distinctive, superior quality designs as specified in Section 11-31-32 [Section 11-21-3(B)(1)]. |
| Environmental Performance | Projects must address site selection, energy efficiency, and transportation standards [Section 11-21-3(B)(2)]. |
| National Standards | Documentation that the building meets or exceeds recognized standards such as LEED Silver, Green Globes, or the International Green Construction Code [Section 11-21-3(B)(3)]. |
Environmental Performance Standards
To qualify for the intensity bonuses provided by the Bonus Intensity Zone (BIZ), the City of Mesa requires developers to meet specific environmental performance thresholds.
Site Selection and Design
The City of Mesa prioritizes the redevelopment of distressed properties and the utilization of existing infrastructure.
| Criterion | Standard |
|---|---|
| Brownfield/Greyfield | Redevelopment of economically distressed, damaged, or contaminated sites [Section 11-21-3(B)(2)(a)]. |
| Transit Proximity | Locations within 1/2 mile of a planned light rail line or 1/4 mile of an existing/planned bus stop [Section 11-21-3(B)(2)(a)]. |
| Non-Residential Bicycle Storage | Secure storage must be provided within 200 yards of the building entrance [Section 11-21-3(B)(2)(b)]. |
| Residential Bicycle Storage | On-site secure storage must be provided for a minimum of 15% of the residents [Section 11-21-3(B)(2)(b)]. |
| Preferred Parking | Priority parking locations for low-emission, carpool, or vanpool vehicles [Section 11-21-3(B)(2)(b)]. |
Energy Efficiency and Conservation
Buildings within the City of Mesa Bonus Intensity Zone (BIZ) are expected to be designed to mitigate the urban heat island effect and reduce energy consumption. Requirements include:
- Passive Solar Design: Utilizing day-lighting strategies and building envelopes to reduce winter heat loss and summer heat gain [Section 11-21-3(B)(2)(b)].
- Energy Certification: Buildings should be designed to earn the EPA ENERGY STAR or reach LEED Silver (or equivalent) levels [Section 11-21-3(B)(2)(b)].
- Vegetation Restoration: Greenfield sites must protect or restore natural areas with native vegetation to encourage biodiversity [Section 11-21-3(B)(2)(b)].
Supplemental Regulations for the BIZ District
The City of Mesa Zoning Ordinance applies specific supplemental rules to land developed under the Bonus Intensity Zone (BIZ):
- Lot Consolidation: A BIZ development may consist of one or more buildings located on individual or multiple lots [Section 11-21-4(A)].
- Open Space: Common open space is considered an essential element of the BIZ plan and must provide efficient and desirable usage [Section 11-21-4(B)].
- Site Access: Every structure containing residential, commercial, or industrial units must have direct access to a public street, a recorded access easement, or a common area (such as a court or walkway) [Section 11-21-4(C)].
- Property Association: Common areas must be owned and maintained by a property owner’s association with legally recorded covenants and restrictions [Section 11-21-4(C)].
Plan Review and Phasing
Applications for the Bonus Intensity Zone (BIZ) follow the same procedures as zoning amendments under Article 7 of the City of Mesa Zoning Ordinance [Section 11-21-5(A)].
Phasing Requirements
If a BIZ project is built in phases, the developer must provide a phasing plan. This plan ensures that all necessary elements, including parking, drainage, and common open spaces, are constructed concurrently with the buildings for that specific phase. If the City of Mesa determines that construction is not conforming to the approved phasing plan, the City may halt further building permits until a supplemental plan is approved [Section 11-21-5(C)(1)].
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-21-1: Purpose
- Section 11-21-2: Land Use Regulations
- Section 11-21-3: Development Standards
- Section 11-21-4: Supplemental Regulations
- Section 11-21-5: Review of Plans
- Section 11-31-32: Superior Design
- Section 11-70: Conditional Use Permits