Infill Development Districts (ID-1 and ID-2) in Mesa

The Infill Development Districts in Mesa are designed to facilitate the revitalization of by-passed, underutilized, or abandoned properties by offering flexible development standards and streamlined review processes. The ID-1 district is tailored for small sites of less than five acres, while the ID-2 district is intended for larger sites of 2.5 acres or more that require a more comprehensive modification of standard requirements [Section 11-12-1].

Purpose and Intent of Infill Development

The City of Mesa established the Infill Development Districts to stimulate reinvestment in areas where traditional zoning tools may not effectively address unique site challenges. The primary goals of these districts are to:

Encourage the use of innovative development approaches and sustainable practices [Section 11-12-1].
Promote an urban form with a mix of uses to increase pedestrian activity and reduce vehicle miles traveled [Section 11-12-1].
Utilize existing public infrastructure to improve the economic viability of the community [Section 11-12-1].

District Comparisons

The Mesa Zoning Ordinance distinguishes between the two infill districts based on site size and the degree of regulatory relief required for the project.

Feature	ID-1 Infill Development District	ID-2 Infill Development District
Primary Site Size	Small sites of less than 5 acres [Section 11-12-1].	Sites of 2.5 acres or more [Section 11-12-1].
Regulatory Focus	Relief from a few specific development standards [Section 11-12-1].	Comprehensive modification of standard development requirements [Section 11-12-1].
Land Use Basis	References an existing base zoning district (e.g., LC or GC) [Section 11-12-3].	Uses are uniquely established for the specific district [Section 11-12-3].

Eligibility and Applicability

To be eligible for rezoning to an Infill Development District, the City of Mesa must find that the property is a "by-passed parcel" and meets at least three of the following six criteria:

A high percentage of vacant, older, or dilapidated buildings.
A high percentage of vacant or underused parcels, or those with obsolete/inappropriate lot sizes.
The presence of nuisances or environmentally contaminated sites.
An absence of development and investment activity compared to other areas in Mesa.
A high occurrence of crime.
A continuing decline in population [Section 11-12-2].

Permitted Land Uses

The land uses permitted within the Mesa Infill Development Districts are governed by an Infill Incentive Plan (IIP), which serves as the regulating document for the site [Section 11-12-5].

ID-1 Districts: Permitted uses are established by referencing a standard Mesa base zoning district. For example, the adopting ordinance may specify that all uses allowed in the Limited Commercial (LC) district are permitted on the infill site [Section 11-12-3].
ID-2 Districts: Land uses are established uniquely for each specific project as part of the IIP approval process. This allows for highly customized mixed-use environments [Section 11-12-3].
Manufactured Home Subdivisions: These may be specifically approved as part of an infill site when used in conjunction with an ID-1 or ID-2 district, even if the project site is less than 10 acres [Section 11-34-3, Note 8].

The Infill Incentive Plan (IIP)

Every request for an Infill Development District in Mesa must be accompanied by an Infill Incentive Plan. This plan defines the objectives, standards, and incentives for the specific site.

Required IIP Components

An IIP must include the following elements for review by the City of Mesa:

IIP Map: Delineating boundaries, existing improvements, and proposed transit/circulation routes [Section 11-12-5].
Statement of Need: Explaining why the district is necessary and how the site meets eligibility criteria [Section 11-12-5].
Development Goals: A description or graphic vision of the final development [Section 11-12-5].
Design Guidelines: Illustrative concepts for architecture, streetscapes, and landscaping. If no specific standards are provided in the IIP, the requirements of the base district apply [Section 11-12-5].
Waivers and Procedures: The IIP may specify expedited zoning procedures or waivers for certain municipal fees to encourage development [Section 11-12-5].

Development Standards

In the ID-1 District, standard General Development Standards apply unless the City of Mesa specifically modifies them during the rezoning process. In the ID-2 District, development standards (such as setbacks, height, and parking) are uniquely established through the review and approval of the specific IIP [Section 11-12-4].

Sections Cited

Section 11-12-1: Purpose
Section 11-12-2: Applicability
Section 11-12-3: Land Use Regulations
Section 11-12-4: Development Standards
Section 11-12-5: Infill Incentive Plan (IIP)
Section 11-12-6: Review of ID District and Infill Incentive Plan
Section 11-34-3: Zoning, Area, Density, Yard, Recreational, and Parking Regulations