PC: Planned Community District Regulations in Mesa
The Mesa PC: Planned Community District is designed for large-scale, unified developments of at least 160 contiguous acres that integrate residential and non-residential land uses. Under the City of Mesa zoning code, this district provides flexibility for innovative, high-quality development that complies with the General Plan while utilizing a project-specific Community Plan to establish unique land use and design standards.
Purpose and Intent of the PC District
The primary objective of the PC: Planned Community District in Mesa is to accommodate comprehensively planned developments that encourage innovative and sustainable land uses [Section 11-11-1]. The City of Mesa uses this district to achieve several goals:
- Flexibility: Allowing for high-quality development that may have unique opportunities or constraints not addressed by standard zoning [Section 11-11-1(B)].
- Sustainability: Promoting energy conservation, sustainable design, and environmental improvements like the reduction of the urban heat island effect [Section 11-11-1(C), (E)].
- Mixed-Use Integration: Ensuring that Mesa neighborhoods contain an appropriate mix of employment, office, retail, and residential uses in village centers or urban cores [Section 11-11-1(F), (G)].
- Cohesive Patterns: Providing reasonable assurances to the City of Mesa and developers that large-scale projects can be carried out in phases while maintaining a cohesive pattern [Section 11-11-1(I), (J)].
District Character and Establishment Standards
Establishment of a PC: Planned Community District in Mesa requires the adoption of a specific "Community Plan," which serves as the actual zoning for the property. This plan must include a map, land use regulations, and design guidelines [Section 11-11-2(A)].
| Requirement Category | PC District Standard |
|---|---|
| Minimum District Area | 160 contiguous acres [Section 11-11-2(B)] |
| General Plan Consistency | Must be located in areas designated as mixed residential, urban residential, or various center placetypes [Section 11-11-2(A)] |
| Default Development Standards | Standards from the Zoning Ordinance district most nearly approximating the use apply if the Community Plan is silent [Section 11-11-3(E)] |
| Development Phasing | Initiation and completion dates for phases must be in increments no greater than 3 years [Section 11-11-3(B)(6)] |
| Open Space Goal | Must include provisions for schools, parks, and recreational facilities interconnected with public spaces [Section 11-11-3(C)(5)] |
Permitted Land Uses and LUGs
Unlike standard districts in Mesa, the PC District does not have a pre-defined list of permitted uses. Instead, the permitted and conditional uses are established within the project’s unique Community Plan [Section 11-11-2(C)].
Land Use Groups (LUGs)
Uses in the PC District are organized into Land Use Groups (LUGs). The Community Plan must provide a narrative describing the intent for each group and specify where they are located on the Development Unit Land Use Plan [Section 11-11-2(C)(3)].
Land Use Budget
The City of Mesa requires every PC District to maintain a "Land Use Budget" that sets the minimum and maximum ranges for development intensity across the site:
- Residential Uses: Measured in total Dwelling Units (DU) and overall density (DU/AC) [Section 11-11-2(C)(2)(a-b)].
- Non-Residential Uses: Measured in Gross Floor Area (GFA) and Floor Area Ratio (FAR) [Section 11-11-2(C)(2)(c-d)].
Design and Development Guidelines
The character of a PC District in Mesa is further defined by mandatory "Community Plan Design Guidelines." These guidelines must include:
- Architectural Concepts: Illustrations of proposed styles and thematic design elements [Section 11-11-4(A)(7)].
- Streetscapes: Plans for the urban design of thoroughfares and transit corridors [Section 11-11-4(A)(7)].
- Landscape Concepts: Thematic designs for landscaping that go beyond the general site development standards found in Chapter 30 of the Mesa Zoning Ordinance [Section 11-11-4(A)(7)].
- Civic Spaces: Allocation of at least five percent of the project area for civic spaces, which may include public schools, fire stations, or parks [Section 11-11-4(A)(4)].
Site Plan Review Requirements
All developments within a PC District in Mesa, except for individual single-residence units, are required to undergo a Site Plan Review [Section 11-11-6(B)]. The Planning Director reviews these plans to ensure they are consistent with the adopted Community Plan, the project's Land Use Budget, and the unique Design Guidelines established for that specific development unit [Section 11-11-6(D)].
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-11-1: Purpose and Intent
- Section 11-11-2: Land Use and Development Regulations
- Section 11-11-3: Application Requirements
- Section 11-11-4: Community Plan Required
- Section 11-11-6: Site Plan Review