Mesa Planned Area Development (PAD) Overlay District Requirements
The Planned Area Development (PAD) Overlay District in the City of Mesa requires a minimum site area of 5 acres, though smaller parcels may be considered if the project includes at least 20 dwelling units. This overlay district is designed to provide flexibility from standard zoning regulations to encourage innovative, high-quality development that meets or exceeds the goals of the City of Mesa General Plan [Section 11-22-1, 11-22-3].
Purpose and General Intent
The City of Mesa establishes the Planned Area Development (PAD) Overlay District to permit flexibility in the application of zoning standards. It is intended for projects of sufficient size to be planned as a cohesive unit, allowing for creative land planning and the organization of development into phases through conceptual plans. A core requirement is that the proposed development must provide equivalent or superior standards in a creative manner to meet the intent of the underlying zoning and the General Plan [Section 11-22-1].
Developments within the City of Mesa PAD Overlay District should exemplify:
- Innovative, high-quality, and cohesive development.
- Accessible and integrated open space and amenities.
- A balanced mix of compatible land uses.
- The use of sustainable property owners' associations and maintenance of common property through recorded covenants and restrictions [Section 11-22-1].
Land Use and Development Standards
The PAD Overlay District must be used in combination with one or more underlying base zoning districts. The City Council has the authority to modify land use regulations within the district as follows:
| Requirement Category | Standard/Provision |
|---|---|
| Minimum Site Area | 5 acres (unless the project has at least 20 dwelling units) |
| Land Use Permissions | Can permit, prohibit, or restrict the same uses as the base zone, or permit additional uses not otherwise allowed |
| Density (RS Zones) | 0.48 to 7.26 units/net acre depending on the specific RS sub-district |
| Default Standards | Standards of the underlying base zone apply unless specifically modified by the PAD approval |
| Specific Use Standards | If a PAD permits a use not allowed in the base zone, it must comply with City of Mesa Chapter 31 (Standards for Specific Uses and Activities) |
| Private Agreements | PAD regulations prevail unless a private agreement/easement is more restrictive |
[Section 11-22-2, 11-22-3, Table 11-5-3.A.1]
Application and Approval Requirements
All applications for a PAD Overlay in the City of Mesa must include comprehensive planning documents. These requirements ensure the project aligns with the community's long-term vision.
Required Application Components
- Graphic Depictions: A land use plan drawn to scale showing dimensions, acreage of the overall site, and the acreage of each underlying zoning district.
- Site Plans and Elevations: Detailed drawings showing typical lot sizes, building placement, and building heights (for specific review requests).
- Narrative: A description explaining how the project complies with the Mesa General Plan and the PAD Purpose statements.
- Phasing Plan: If the project will be developed in stages, a phasing plan must be included.
- Amenities: Locations of commonly owned property, including open space and recreational facilities [Section 11-22-5].
Conceptual vs. Specific Plans
The City of Mesa allows applicants to seek either conceptual or specific approval:
- Conceptual Plans: These permit generalized plans describing land uses and ranges of intensity (such as floor area ratios or units per acre). These require a subsequent "Specific Plan" approval before development can begin.
- Specific Plans: These require detailed drawings of the proposed development, including site plans, landscape plans, and building elevations [Section 11-22-5].
Phased Development
The City of Mesa Development and Sustainability Department Director oversees phased developments. If construction does not proceed at a rate commensurate with the approved plan, the Director may withhold further construction permits until the project is brought back into compliance or a supplemental phasing plan is approved [Section 11-22-5].
Sections Cited
- Section 11-5-3 (Development Standards for RS and RSL)
- Section 11-22-1 (Purpose)
- Section 11-22-2 (Land Use Regulations)
- Section 11-22-3 (Development Standards)
- Section 11-22-5 (Review of Plans)
- Section 11-31-3 (Accessory Dwelling Units)