Land Use Regulations for Infill Development Districts (ID-1 and ID-2) in Mesa
Infill Development Districts in the City of Mesa are specialized zoning designations designed to facilitate the redevelopment of bypassed, underutilized, or abandoned properties. In an ID-1 district, allowed uses are determined by referencing an existing base zoning district (such as Limited Commercial or Multiple Residence), while ID-2 districts allow for a custom-tailored list of permitted activities and land uses established uniquely for that specific site through an approved Infill Incentive Plan (IIP).
Overview of Infill Development Districts
The City of Mesa established the Infill Development (ID) Districts to provide incentives for reinvestment in areas where traditional zoning may be too restrictive to allow for viable project turns. These districts utilize an "Infill Incentive Plan" (IIP) as the regulating document for all property development [Section 11-12-5].
ID-1: Standardized Infill
The ID-1 District is intended for smaller sites (typically less than 5 acres) that require relief from specific development standards rather than a complete overhaul of allowed uses. In the City of Mesa, land use regulations for a specific ID-1 property are established by referencing a base zoning district already defined in the Mesa Zoning Ordinance [Section 11-12-3].
ID-2: Custom Infill
The ID-2 District is intended for larger sites (2.5 acres or more) that require a more comprehensive modification of both development standards and land uses. For an ID-2 property, the allowed land uses and activities are established uniquely for that specific location [Section 11-12-3].
Permitted and Prohibited Uses
Because the Infill Development Districts are intended to be flexible, there is no single "master list" of uses that applies to every ID property in the City of Mesa. Instead, the "Infill Incentive Plan" (IIP) adopted at the time of rezoning defines the permissions.
Use Determination by District Type
| District Type | Method of Determining Allowed Uses | Examples of Use Authority |
|---|---|---|
| ID-1 | Reference to Base Zone: The adopting ordinance must state a base zone that governs the property [Section 11-12-3(A)]. | If the IIP references the "LC" district, all uses permitted in Limited Commercial are allowed in that ID-1. |
| ID-2 | Unique Establishment: Uses are established uniquely for the specific site based on the approved IIP [Section 11-12-3(B)]. | The IIP may list a specific mix of "Retail," "Residential," and "Light Industrial" tailored to that parcel. |
The Role of the Infill Incentive Plan (IIP)
For any project within a Mesa Infill Development District, the IIP serves as the governing law for what can be built.
- ID-1 Requirements: The application must identify which base zoning district (as listed in Section 11-3-1(A)) will establish the uses. Any use not permitted in that referenced base zone is prohibited unless a specific deviation is granted in the IIP [Section 11-31-36].
- ID-2 Requirements: The applicant has two options for defining uses:
- Provide a list of existing base districts or character designators that will apply.
- Submit a Specific Land Use Plan that lists every allowed land use and activity. Once chosen, this plan strictly governs the project, and any use not explicitly listed is prohibited [Section 11-12-5(D)].
General Use Guidelines
- Residential Modifications: Manufactured Home Subdivisions may be 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].
- Prohibited Uses: Any use not explicitly listed in the approved site-specific IIP (for ID-2) or the referenced base zone (for ID-1) is considered a prohibited use [Section 11-12-5].
Criteria for Establishing ID Uses
The City of Mesa City Council evaluates the proposed uses in an Infill Development District based on their ability to integrate with the surrounding context. To be approved, the proposed land uses in the IIP must:
- Conform to the purposes of the Infill Development District [Section 11-12-6].
- Be compatible with adjacent properties and the surrounding neighborhood [Section 11-12-6].
- Provide a mix of land uses (if applicable) that are well-integrated with the planned thoroughfare system and public facilities [Section 11-12-6].
Technical Requirements for Land Use Plans
| Requirement | Description |
|---|---|
| IIP Map | Must show the boundary and locations of different transit/circulation routes [Section 11-12-5(A)]. |
| Statement of Need | Must explain why the specific proposed uses are necessary for the district [Section 11-12-5(B)]. |
| Development Goals | Must describe the final developments envisioned for the property [Section 11-12-5(C)]. |
| Default Standards | If a specific use is not given its own standard in the IIP, it defaults to the standard most nearly approximating the use in the general Zoning Ordinance [Section 11-12-4]. |
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-12-1: Purpose (Infill Development Districts)
- 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 11-31-36: Data Centers
- Section 11-34-3: Zoning, Area, Density, Yard, Recreational, and Parking Regulations