Planned Area Development (PAD) Overlay District Modifications in Mesa, Arizona
The Planned Area Development (PAD) Overlay District in the City of Mesa allows for the modification of base zoning district standards, including land uses, setbacks, and building heights, provided the proposed development offers equal or superior quality to conventional regulations. To qualify for these modifications, a project must generally have a minimum site area of 5 acres or include at least 20 dwelling units, and it must be developed in accordance with a City Council-approved preliminary development plan.
Purpose of the PAD Overlay District
The primary intent of the Planned Area Development (AF) Overlay District is to provide flexibility in the application of the City of Mesa Zoning Ordinance. This flexibility is granted when a developer can demonstrate that a project provides innovative design and an environment that meets the intent of the underlying zoning district and the General Plan more effectively than standard regulations [Section 11-22-1].
Key objectives of the Planned Area Development Overlay include:
- Supporting innovative and high-quality cohesive development.
- Facilitating creative land planning that may not be achievable under conventional zoning.
- Fostering design excellence to promote sustainable and well-connected communities [Section 11-22-1].
Modification of Land Use Regulations
The City of Mesa allows the Planned Area Development Overlay to significantly alter the permitted activities on a property compared to its base zoning. These modifications are codified through a development agreement or a specific ordinance [Section 11-22-2].
| Land Use Category | Modification Allowed by PAD Overlay |
|---|---|
| Existing Permitted Uses | The Planned Area Development may permit or prohibit the same land uses and activities as the underlying base zoning district [Section 11-22-2(A)]. |
| Additional Uses | The Overlay may permit additional land uses not otherwise allowed in the base district, unless specifically excluded by the Mesa City Council [Section 11-22-2(B)]. |
| Use Restrictions | The Overlay can restrict or prohibit specific land uses to ensure compatibility with surrounding areas and the community [Section 11-22-2(C)]. |
Modification of Development Standards
The Planned Area Development Overlay permits deviations from the "Zoning District Standards" found in the base zones. However, these modifications are not automatic and must meet specific criteria [Section 11-22-3].
Standards for Modification
Any modifications to development standards (such as maximum height, minimum lot area, or setbacks) must be determined by the City Council to be of equal or superior quality compared to the base standards. If the Planned Area Development Overlay is used to permit a land use that is not otherwise allowed in the base zone, that use must comply with the requirements set forth in Chapter 31 (Standards for Specific Uses and Activities) [Section 11-22-3].
Minimum Site Area Requirements
The City of Mesa establishes specific size thresholds for properties seeking to utilize the Planned Area Development Overlay:
- General Requirement: A minimum site area of 5 acres is required [Section 11-22-3(A)].
- Residential Exception: Sites smaller than 5 acres may be considered if the project includes a minimum of 20 dwelling units [Section 11-22-3(A)].
Relationship to the General Plan and Private Agreements
Every application for a Planned Area Development Overlay must be reviewed and evaluated for consistency with the City of Mesa General Plan [Section 11-1-5]. Furthermore, the provisions of the Planned Area Development Overlay apply regardless of any private agreements or covenants, unless the City of Mesa requirements are less restrictive. The City Council may authorize a Development Agreement to further define these standards, which must be recorded with the County Recorder's Office [Section 11-1-4(E)].
Implementation and Maintenance
Once a Planned Area Development Overlay is approved, all future use and development of the site must conform to the approved preliminary development plan and any conditions of approval [Section 11-1-6(E)]. Minor modifications to these approved plans may be authorized by the Mesa Planning Director [Section 11-1-6(E)].
Sections Cited
- Section 11-1-4: General Rules for Applicability of Zoning Regulations
- Section 11-1-5: Consistency with the General Plan
- Section 11-1-6: Effect on Previously Approved Projects and Projects in Progress
- Section 11-22-1: Purpose (Planned Area Development Overlay District)
- Section 11-22-2: Land Use Regulations (Planned Area Development Overlay District)
- Section 11-22-3: Development Standards (Planned Area Development Overlay District)
- Chapter 31: Standards for Specific Uses and Activities