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September 2025 - Development Community Newsletter
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Mesa City Council has recently adopted several text amendments to the City’s Zoning Ordinance pertaining to a wide range of topics.
The amendments relating to Data Centers and Planned Area Development (PAD) Overlay Districts will:
- Add a definition for Data Center and modify the definition of Indoor Warehousing and Storage.
- Modify land use tables to permit Data Centers as an accessory use in Commercial and Employment Districts, and as a principal use in the General Industrial (GI) and Heavy Industrial (GI) zoning districts, subject to approval of a Planned Area Development (PAD) Overlay District.
- Establish specific use standards (i.e. application requirements, development standards, operational standards, etc.) for Data Centers.
- Modify PAD Overlay Districts regulations to allow land uses not otherwise permitted in a base zoning district to be allowed through PAD approval.
The amendments relating to Accessory Dwelling Units (ADUs), Detached Accessory Buildings and Home Occupations will:
- Exclude ADUs from the total detached accessory building size limit for lots.
- Permit the gross floor area of all detached accessory buildings to exceed the gross floor area of the home through approval of a Special Use Permit.
- Clarify setback rules for converting existing structures to ADUs.
- Refine the definition for Home Occupation.
- Add a definition for Home Addition.
The amendments to the Form-Based Code (FBC) are intended to:
- Enhance clarity and usability of the FBC by reformatting chapters and refining text to better articulate the purpose of requirements and goals.
- Reduce the need for variances by modifying standards to better reflect Mesa's urban form and address inconsistencies with other development standards and requirements.
The amendments related to Marijuana Facilities will:
- Increase the permissible size of Medical Marijuana Dispensaries and Dual Licensee Facilities from 2,500 square feet to 5,000 square feet.
- Remove the specific size requirements for storage areas and customer waiting areas in Medical Marijuana Dispensaries and Dual Licensee Facilities.
- Remove the standard which restrict home delivery of marijuana products to just medical marijuana qualifying patients from Medical Marijuana Dispensaries.
The amendments related to subdivisions or the division of land will:
- Allow for the administrative approval (without a public hearing) for the division of land.
- Create a Minor Plat procedure to allow for the division of 10 or fewer parcels, lots, or tracts of land without requiring a Preliminary Plat.
- Clarify the procedures and eligibility for plat revisions.
- Remove outdated exhibits and/or exhibits contained within the City’s Engineering Design Standards Manual.
- Update definitions.
The amendments pertaining to Adaptive Reuse Permits address modifications made by the state legislature to A.R.S. § 9-462.10. The amendments specifically:
- Modify terms within Chapter 81 (Adaptive Reuse Permit) to reflect eligibility of Existing Commercial, Office, and Mixed-use Parcels rather than buildings
- Modify the Adaptive Reuse Permit application cap
- Change the zoning districts in which Adaptive Reuse Permits are allowed
- Clarify the applicable development standards
- Modify the definitions for Adaptive Reuse, Adaptive Reuse Permit, Low-Income Housing, Moderate Income Housing, and Multiple Residence Reuse
- Remove the definition of Existing Commercial, Office, and Mixed-use Building
- Add a definition of Existing Commercial, Office, and Mixed-use Parcel
The amendments to allow conventional construction in Manufactured Home and RV subdivisions will:
- Allow a property owner within a Manufactured Home or RV Subdivision to:
- Build a conventionally built dwelling unit on their lot
- Construct an addition to their unit which may include habitable space
- Construct an Accessory Dwelling Unit
- Require compliance with development standards for:
- Manufactured Home and RV Subdivisions
- Accessory Dwelling Units
- Require compliance with Building Codes
- Require Compliance with Subdivision Regulations
The text amendment does not:
- Require property owners to replace their units with conventionally built units
- Apply to Manufactured Home and RV Parks
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Advisory Board & Special Meetings
The September Planning and Zoning Board meetings, the Oct. 1 Board of Adjustment meeting and the Oct. 2 Special Meeting will be held at the former Council Chambers, 57 E. First St. All advisory board meetings starting Oct. 7 will be held at the new City Hall Council Chambers, 20 E. Main St.
Sept. 23 at 3pm
Planning and Zoning Board (Special Meeting for Major General Plan Amendment Requests).
Dobson Ranch Library Dobson Program Room 2425 South Dobson Road
Sept. 24 at 4pm
Planning and Zoning Board
Upper Level Council Chambers
Oct. 1 at 5:30pm
Board of Adjustment
Lower Level Council Chambers
Oct. 1 at 6pm
Special Public Meeting about Battery Energy Storage Systems (BESS)
The ‘Mark at Eastmark', The Classroom
10100 E Ray Rd, Mesa, AZ 85212
Oct. 2 at 5:30pm
Special Public Meeting about Building and Fire Safety Codes
Old Upper Level Council Chambers 57 E 1st St, Mesa, AZ 85201
Oct. 7 at 5pm
Historic Preservation Board
Lower Level Council Chambers (New Council Chambers)
Oct. 13 at 6pm
Special Public Meeting about Battery Energy Storage Systems (BESS)
Virtual Zoom Meeting
Oct. 14 at 4:30pm
Design Review Board
Lower Level Council Chambers (New Council Chambers)
Oct. 22 at 4pm
Planning and Zoning Board
Upper Level Council Chambers (New Council Chambers)
Nov. 4 at 5pm
Historic Preservation Board
Lower Level Council Chambers (New Council Chambers)
Nov. 5 at 5:30pm
Board of Adjustment
Lower Level Council Chambers (New Council Chambers)
Nov. 18 at 4:30pm
Design Review Board
Upper Level Council Chambers (New Council Chambers)
Nov. 12 at 4pm
Planning and Zoning Board
Upper Level Council Chambers (New Council Chambers)
Dec. 10 at 4pm
Planning and Zoning Board
Upper Level Council Chambers (New Council Chambers)
City Council Meetings
All City Council meetings start at 5:45pm in the Upper Level Council Chambers of the new City Hall, 20 E. Main St.
- Sept. 22
- Oct. 6
- Oct. 20
- Nov. 3
- Nov. 17
- Dec. 1
- Dec.8
Community Events
Oct. 11 5pm – 9pm
Celebrate Mesa
At Red Mountain Multi-Use Fields South
905 N. Sunvalley Blvd.
Oct. 25-26 10am – 5pm
Dia de los Muertos
Mesa Arts Center
1 E. Main St.
Nov. 11 11am – 1pm
East Valley Veterans Parade
Downtown Mesa
Nov. 15 10am – 2pm
Gateway Library Grand Opening
5036 S. Eastmark Parkway
Nov. 28 5pm – 10pm
Merry Main Street Kickoff
Downtown Mesa
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The City of Mesa is considering adoption of the 2024 edition of International Codes (I-Codes) in January 2026. These are the latest edition published by the International Code Council (ICC) as nationally recognized building and fire codes. Mesa’s draft local amendments to the codes will be available on the Development Services website in the coming weeks. Mesa Building Code - City of Mesa
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We are excited to open nominations to the development community for this year’s Land Development Excellence Awards recognizing outstanding development projects and contributions within our community. The nomination period runs from September 1 through September 30.
Nominations must be submitted using our Microsoft Form: https://forms.office.com/g/NZd1z0ecHc
When completing the form, please select one award category for the nominated project.
Award Categories and Criteria:
- Best Approved Building Elevations – Recognizes cohesive, innovative, and contextually compatible architectural design approved by the City.
- Best Approved Site Plan – Honors site layouts that are efficient, community-oriented, and preserve natural features and open space.
- Best Overall Project Concept – Acknowledges Council-approved projects (concept/entitlement stage) that demonstrate high-quality design, durability, and innovation.
- Best Application Submittal Document – Rewards clear, comprehensive, and compelling application materials that effectively communicate project value.
- Best Infill or Redevelopment Project – Highlights creative, context-sensitive redevelopment that enhances neighborhood character and sets a model for future projects.
- Best Overall Completed Project – Celebrates completed developments that achieve intended goals, show lasting quality, and contribute to Mesa’s long-term identity.
Award Recognition: Winners will be honored at our Annual Awards Breakfast in December, where we will celebrate the achievements and lasting impact of these exceptional projects.
Your nominations help us shine a spotlight on projects that exemplify excellence, high-quality design, and collaboration in shaping our community.
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The City of Mesa Development Services Department supports small businesses through the development and permitting process. We would like to introduce our new Small Business Assistant Alec Sanchez. Alec is excited to help small business owners, who may not have experience with zoning codes or construction, navigate the development process. Examples include assistance with obtaining permits, certificates of occupancy, signage and home-based businesses.
Each Wednesday, Alec meets with clients at Mesa Business Builder (MBB) @ The Studios, 59 E. 1st St. MBB @ The Studios, which opened in May 2024, is a hub for innovation and collaboration for small businesses, entrepreneurs, industry associations and other groups who benefit from the diverse offerings
Alec has been with Development Services for 3 years, serving as a Permit Technician and, most recently, as a Development Information Specialist (DIS). For more information, visit the Small Business Assistance webpage, https://www.mesaaz.gov/business/development-services/small-business-assistance or email smbz@mesaaz.gov or call 480-644-5600
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Diamond Don’s
Diamond Don’s is a new restaurant in downtown Mesa, located at 42 S. Macdonald, with a unique vibe that is part of Salt Mine Studio Oasis. It’s part upscale steakhouse with live music and is a tribute to Don Salter, the record executive behind the diamond-certified studio. Salt Mine, which has attracted artists like Dionne Warwick, Lil Wayne, Megadeath, Alice Cooper and Yes, is where musicians have gone platinum ten times!
The construction project converted an existing space adjacent to an open courtyard used for events and has added an enclosed kitchen, bar and dining area plus a sliding door to connect to the courtyard. As Don would say “it’s a place where legendary sound meets legendary flavor!”
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The VIG
The VIG chain neighborhood taverns has opened its first East Valley location at Dana Park. The “Mesa Modern” theme showcases custom tilework and old west-style leather to go with signature VIG elements including banquette seating and a copper-topped bar. The restaurant also includes a 2,500-square foot patio.
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Mesa Riverview Attracts 3 New Entertainment Venues
Taroko Sports
Taroko Sports Mesa is a nearly 18-thousand-square-foot complex includes state-of-the-art batting cages making baseball accessible for all skill levels. It also features a pitching mound, mini bowling, basketball pop-a-shot, electronic darts, 5D racing simulators, arcade games and a food and beverage area with over 100 seats and 12 large screen TVs. Mesa is the second location for Taroko Sports, a subsidiary of Taiwan’s TRK Corporation.
  Dink & Dine
Dink & Dine Pickle Park’s “sportstainment” complex retrofitted two existing retail buildings and connected them with a roof shade structure. Dink & Dine has outdoor pickle ball courts, a DJ, family-fun gaming activities and a dog park. The north building, formerly housing Toby Keith’s I Love This Bar & Grill, remains as a restaurant with top notch chefs. The south building offers indoor pickle ball courts and gaming activities.
  Slick City Action Park
Slick City Action Park’s newest indoor entertainment location debuts the company’s “Twin Turbo” slides featuring UV-reactive paint that makes them glow. Slick City has over a dozen indoor slides, a Junior Jungle for 5 year olds and younger, a bounce basketball court, a bounce dodgeball court and food and beverages. It’s located in a former Burlington store covering more than 42-thousand square feet.
 
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If you or your organization engages in construction activities within the City of Mesa, it is essential to be informed of applicable environmental requirements. The City must adhere to ordinances regulating Particulate Sources and Stormwater Pollution Control, and compliance with these standards extends to all parties initiating new projects.
To support your understanding of these responsibilities, we offer a dedicated webpage containing key resources, including the Environmental Requirements Manual, guidelines for land disturbance, erosion and sediment control information, the Low Impact Development (LID) Toolkit, and additional reference materials. We encourage you to review these documents thoroughly before beginning any construction activity to ensure full compliance with all regulatory obligations.
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The 2025 updates to the City of Mesa Standard Details and Amendments to Maricopa Association of Governments (MAG) Specifications are posted on the Engineering webpage https://www.mesaaz.gov/Business-Development/Engineering/Mesa-Design-Standards.
A list of updates is included with the standards. There are numerous minor edits and several new details, including new bus shelter details. In addition, the standard details have been reorganized and renumbered by category: General, Steets and Right-of-Way, Water, Sewer, Landscape, Irrigation, Dry Utilities, and Storm. For this update, both the new numbers and the “old” numbers are listed in the index and on the details.
The City of Mesa received public comments through Sept. 13. The updated standards effective in date will be emailed to the DAF later this month.
Great Employees
Five Development Services employees were recognized by Seth Carney, former City of Mesa GIS Supervisor, for their roles in shifting to digital copies of plans, including requesting CAD files, for GIS updates:
Demian Thomas – “Demian is always prompt in requesting CAD files and keeps me in the loop along the way…I appreciate all that Demian does to go above and beyond to help him team and customers!”
Pablo (Andy) Hernandez – “I do my best to find a contact to reach out to for CAD files regarding approved plans and addendums but when I can’t track that information down, I know I can reach out directly to Andy to get us the CAD files we need.”
Heather Omta – “We saw some opportunities for improvements and Heather really helped kick off the updates to the Quarter Section Map Process. She was always great to work with, and she simply got stuff done!”
Omar Soto – “He took ownership of the Quarter Section Map Request process and has made other improvements to make the process more streamlined and straightforward…. I have nothing but positive things to say about Omar, his work ethic, and his dedication to make the City of Mesa a better place to work, live and play.”
The following comments were submitted online at the Happy or Not Machine in the lobby:
“Permit Technician II Alina (Macias) was helpful and provided detailed information upon request. Definitely recommend to speak with her when visiting this location”
“The staff at city of Mesa is very helpful. I had great experience. Thank you all for your help”
“Excellent. The (customer service) staff was very courteous and efficient”
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New/Promoted Employees
Byron Duarte is a new Permit Technician II
Meg Eaton is the new City Archaeologist
Tye Hodson has been promoted from Senior Planner to Development Services Project Manager
Omar Soto has been promoted from Management Assistant I to Management Assistant II
Noah Bulson has been promoted from Planning Technician to Planner I
Jessica Garman has been promoted from Police Department Traffic Coordinator to Development Services Management Assistant I
Kendra Shumway has been promoted from Building Inspector II to Senior Building Plans Examiner
Jennifer Castaneda has been promoted from Permit Technician II to Development Information Specialist
Alec Sanchez has been promoted from Development Information Specialist to Small Business Assistant
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Permitting 480-644-4273 | Planning 480-644-4726 | Building Inspections 480-644-2428
mesaaz.gov/business/development-services
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