Mesa, AZ Age-Specific (AS) Overlay District Guide
The Age-Specific (AS) Overlay District in the City of Mesa modifies base residential standards primarily by restricting occupancy to persons 55 years of age or older and requiring a minimum project area of 40 contiguous acres. While it permits the same land uses as the underlying residential zone, it prohibits anyone under the age of 55 from residing in a dwelling unit for more than 90 days without a specific Administrative Use Permit [Section 11-20-2].
Purpose and Intent
The primary objective of the Age-Specific (AS) Overlay District is to establish and maintain a residential environment tailored to the unique lifestyle and needs of senior citizens and retirees. The City of Mesa utilizes this overlay for planned residential developments that are specifically developed, advertised, and sold under age-restricted conditions [Section 11-20-1].
Occupancy and Residency Restrictions
The City of Mesa enforces strict occupancy requirements within the Age-Specific (AS) Overlay District. These regulations act as a layer on top of the underlying base zoning district's standards.
The 55+ Requirement
Every occupied dwelling unit within the Age-Specific (AS) Overlay District must have at least one resident who is 55 years of age or older. The City of Mesa further restricts residency for individuals who do not meet this age threshold [Section 11-20-2].
The 90-Day Rule for Younger Residents
Individuals under the age of 55 are prohibited from residing in any dwelling unit within the district for more than 90 days unless they obtain an Administrative Use Permit. This permit is subject to specific evaluation criteria by the City of Mesa:
- The residence must have been occupied by at least one person aged 55 or older within the preceding 12 months.
- The applicant under age 55 must be a spouse or blood relative of the previous 55+ occupant, or be a designated recipient of the previous occupant's estate or trust [Section 11-20-2].
| Standard Category | Age-Specific (AS) Overlay Requirement |
|---|---|
| Primary Occupancy | Minimum 1 person aged 55+ per occupied unit |
| Residency Limit (Under 55) | 90 days maximum (without AUP) |
| AUP Duration | 1 year maximum (renewable) |
| Land Use Permissions | Same as underlying base residential district |
District Establishment and Site Standards
The City of Mesa requires specific thresholds and documentation to be met before a property can be designated with the Age-Specific (AS) Overlay.
Minimum Area and Ownership
The Age-Specific (AS) Overlay District can only be established on parcels consisting of 40 or more contiguous acres [Section 11-20-3]. To initiate the overlay designation, the City of Mesa requires:
- A petition signed by 100% of the property owners within the proposed district area.
- Legal documentation (such as CC&Rs) proving the property will be developed and sold under specific age restrictions.
- Evidence that facilities and services designed for the social and physical needs of older persons are available [Section 11-20-3].
Relationship to Base Zoning
The Age-Specific (AS) Overlay is always used in conjunction with an underlying residential zoning district. It does not replace the base district's standards for setbacks, building height, or lot coverage unless those are specifically modified by a separate process (such as a Planned Area Development). Instead, it adds the layer of age-restricted occupancy and residency rules to the existing development standards of the base zone [Section 11-20-2].
Sections Cited
- Section 11-20-1: Purpose
- Section 11-20-2: Land Use Regulations
- Section 11-20-3: Supplemental Regulations