|
|
Development Advisory Forum Newsletter - February 2026 Edition
City of Mesa Development Services Department
|
|
|
The City of Mesa continues to modernize its development review process, cutting red tape and consolidating department review functions to deliver faster approvals and greater transparency for builders, businesses, investors and residents.
The changes are initial steps that follow comprehensive stakeholder engagement efforts and an evaluation of City processes, both of which identified opportunities to better align and streamline processes across the City’s development review functions.
The result is a significant overhaul of Mesa's development review approach. Improvements include consolidated review teams, dedicated support staff and new technology that gives applicants real-time visibility into their project status, all while maintaining safety, design and community standards.
Key Improvements
Centralized, Faster Reviews: Mesa has consolidated civil plan reviews for water, sewer and solid waste into the Development Services Department, creating a one-stop shop for applicants. This reduces handoffs between departments and improves coordination. New real-time dashboards provide visibility into review timelines.
Expanded Applicant Support and Concierge Services: The City has added a Development Ombudsman to serve as a single point of contact for navigating the review process and resolving issues quickly. Mesa also established an Office of Urban Transformation to provide concierge-style support for projects in redevelopment areas, guiding applicants from concept through completion.
Data-Driven and Continuous Improvement: A three-month evaluation of the City’s processes identified key opportunities for improvement and removed redundancies. A new Project Manager for Data Management and Workflow Improvement will oversee ongoing refinements, while citywide reviews continue to eliminate redundancies across departments.
Modernized Codes and Pro-Growth Policies: Mesa has adopted the 2024 International Building and Fire Code and approved multiple zoning code updates to expand housing options, enable adaptive reuse of existing buildings and streamline approvals.
Additional policy updates are underway, including an infill development ordinance, expanded administrative review authority and caps on review cycles to promote accountability and timely project delivery.
For more information, visit www.mesaaz.gov or contact the Development Services Department.
The City of Mesa has adopted the 2024 International Codes (I-Codes), which took effect Jan. 8, 2026. Developed by the International Code Council (ICC), these nationally recognized building and fire safety standards are essential to ensuring safe, sustainable and resilient development across our community.
By adopting the 2024 editions, Mesa stays aligned with the best practices while continuing to meet the evolving needs of our residents, builders and businesses.
More information about the amendments is available on the City of Mesa’s website.
|
Advisory Board Meetings
Feb. 25 at 4pm
Planning and Zoning Board
March 3 at 5pm
Historic Preservation Board
March 4 at 5:30pm
Board of Adjustment
March 10 at 4:30pm
Design Review Board
March 11 at 4pm
Planning and Zoning Board
March 25 at 4pm
Planning and Zoning Board
April 1 at 5:30pm
Board of Adjustment
April 7 at 5pm
Historic Preservation Board
April 8 at 4pm
Planning and Zoning Board
April 14 at 4:30pm
Design Review Board
April 22 at 4pm
Planning and Zoning Board
City Council Meetings
All City Council meetings start at 5:45pm in the Upper Level Council Chambers of City Hall, 20 E. Main St.
- Feb. 23
- March 9
- March 23
- April 6
- April 20
Community Events and Public Meetings
March 4 from 6pm to 7:30pm
FY 2026-27 Proposed Budget Public Meeting. Northeast Public Safety Facility, 1333 N. Power Road.
March 7 from 10am to 4pm
Baseball Block Party at Main and Macdonald.
March 10 from 6pm to 7:30pm
FY 2026-27 Proposed Budget Public Meeting. The Post, 26 N. Macdonald.
March 11 from 6pm to 7:30pm
FY 2026-27 Proposed Budget Public Meeting. Gateway Library, 5036 S. Eastmark Pkwy.
March 28 from 9am to 2pm
CycloMesa, Plaza at Mesa City Center, 56 E. Main St.
April 12 from 10am to 2pm
Celebrate Mesa at Pioneer Park, 526 E. Main St.
|
|
|
Mesa has adopted several amendments to its zoning regulations pertaining to “Middle Housing” as required by HB 2721 which became law in 2025. Arizona cities with 75,000 or more residents must allow Middle Housing (duplexes, triplexes, fourplexes and townhomes) on single-family zoned lots within one mile of the Central Business District or Downtown and on at least 20% of any new single-family development that is greater than 10 contiguous acres in size.
Among the required amendments:
- Duplex, Triplex, Fourplex and Townhouse building types can only be detached and semi-attached when used for Middle Housing
- Development standards are the same as the underlying zoning district except only 1 parking space is required per Middle Housing unit
- When located within 1 mile of downtown, applicants must submit a Middle Housing application confirming eligibility along with a plot plan demonstrating full compliance with all applicable development standards
- For new single residence developments, applicants must submit the Middle Housing Application and a site plan as part of their zoning or land division application
The new state law does not exempt historic districts or historic landmarks. The city amendment clarifies that Middle Housing projects located within a Mesa Historic District (HD) or Historic Landmark Overlay District (HL) are also subject to all procedures and standards for HD and HL Overlays specified in Title 11, Chapter 74 of the Zoning Code.
City Council recently approved an ordinance that realigns the duties and responsibilities of the Planning and Zoning (P&Z) Board and the Design Review Board to improve efficiencies of the development review process and better align their functions are recommending bodies.
Amendments to the City Code allow for the appointment of three alternate members to the P&Z Board, helping ensure a full board is available to make recommendations and maintain a quorum when needed. This also helps build a pipeline of trained candidates for future full board appointments.
The ordinance updates the P&Z Board qualifications to support future changes to site plan review and design review processes:
- Three design professionals, including one contractor or developer
- Four community representatives
- Three alternates, with at least one design professional or contractor/developer
Alternate members would serve terms identical to regular Board members (up to two three-year terms) and would be eligible for future appointment to the Board.
In addition, the ordinance clarifies and aligns the respective roles of the Planning and Zoning Board, the Design Review Board, and the Planning Director. The Planning Director may approve projects that fully comply with development and design standards and do not involve rezoning or other discretionary actions, such as a Planned Area Development Overlay or Special Use Permit.
The Design Review Board will continue to review projects involving deviations through Alternative Compliance, City Council–directed items, and referrals from the Planning Director, and projects which require Design Review approval from previous approvals. The Planning and Zoning Board will continue to review rezoning requests, Bonus Intensity Zone Overlays, Council Use Permits, Special Use Permits, and project-specific design guidelines and standards.
A future ordinance will address potential consolidation of site plan and design review processes.
The City of Mesa is currently accepting applications to serve on several of the City Advisory Boards and Committees.
City Advisory Boards and Committees provide professional expertise and industry insight to staff, and in many cases provide direct, informed recommendations to the Mayor and City Council on development-related and community issues.
Current vacancies include:
- Building Board of Appeals
- 1 seat – Experienced Architect licensed by the State of Arizona
- 1 seat – Plumbing or Mechanical Contractor registered by the State of Arizona
- Board of Adjustment – 1 seat
- Design Review Board – 2 seats
- Historic Preservation Board – 1 seat
Board appointments are open to any Mesa resident interested in serving our City. This civic engagement and public service is an essential function to ensure the City goals are reached. Details on eligibility requirements and the application process are available on the city’s website.
Developers, design professionals, contractors, and other industry partners are encouraged to apply. We also ask that you share this opportunity within their organizations and professional networks to help us fill the current vacancies.
Please contact the City Clerk’s Office at 480-644-2099 if you have any questions.
|
|
|
The Development Services Department held its third annual Land Development Excellence Awards during a recent breakfast meeting of the Development Advisory Forum. Five awards were presented.
Best Redevelopment Project: Beverly Apartments at 120 N. Beverly
The Beverly Apartments is a thoughtfully designed redevelopment of a multi-family development located within the Beverly Street neighborhood. Its building height, setbacks, landscaping, and overall site design help preserve the character of the surrounding neighborhood while providing an appropriate transition to higher-density developments that exist-and are anticipated within the West Main Street Corridor.
This redevelopment will deliver 40 new affordable housing units within walking distance of light rail, directly supporting the City’s investment in transit and its goal to expand affordable housing options, strengthen neighborhoods, and improve quality of life for residents.
|
|
|
Best Application Submittal: St. Vincent de Paul, 2352 W. Main St.
St. Vincent de Paul is a clear example of how a detailed, well-prepared submittal can move through the development review process quickly and efficiently. They processed three concurrent Planning and Zoning cases and successfully stayed on track with their projected 3-4 month approval timeline. This efficiency is largely the result of complete, well organized, and thorough application material clearly communicating the project’s intent, design, and community value. Their responsiveness to comments further minimized revisions and kept the project progressing without delay.
|
Best Approved Elevations: Desert Sky Dermatology, 7205 E. Baseline Road
Desert Sky Dermatology's site design, architectural forms, plants, and building materials were carefully designed and selected for this site.
The negative solar orientation to the west has been mitigated by angling the building form with southern and northern exposures. Additional solar protection includes clever sunscreens at these glass exposures.
A large plaza accented with plants and plant vessels usher pedestrians from the adjacent drop-off or from convenient parking to the entry. Patients are welcomed into the clinic under a soaring curved entry placed at the center of the west facing zig-zagged building forms.
Building materials have been selected which are compatible with the Arizona Sonoran Desert. The building colors are comprised of natural unpainted materials.
|
Best Site Plan: Main 45 Townhomes, 7527 E. Main St.
The Main 45 development features 45 townhome units organized around a central open space and community amenities. The welcoming common area features a covered ramada, grilling stations and a turf lawn designed for family-oriented activities.
The building architecture is a contemporary style that incorporates varied rooflines, well-proportioned massing, and a sophisticated mix of materials.
This community represents well-considered infill development, appropriately positioned between commercial uses, an arterial roadway, and nearby manufactured home communities. Its location along an arterial street and immediate access to public transit make the site particularly well-suited for multi-family housing and support the City’s broader land use and mobility goals.
|
Best Overall Completed Project: Reserve at Red Rock – Blandford Homes Master Planned Community, northwest corner of Recker Road and Thomas Road
Reserve at Red Rock is a resort-style residential community that encompasses 136 acres, including a 28-acre public trail park, with nearly half the site preserved as open space.
The overall design highlights the natural environment and frames the surrounding mountain views, including Red Mountain, Camelback Mountain, and the McDowell Mountains. The thoughtful arrangement of three series of well-designed single-family homes, recreational amenities, and open space follow the existing terrain and preserve two jurisdictional delineated washes on site.
|
Cambria Groundbreaking
Construction is underway on Cambria Hotel Mesa, 3501 S. Ellsworth Road. The four-story, 107-room upscale hotel will feature a rooftop restaurant and bar which will be open to the public, along with a lobby bar, outdoor pool, state-of-the-art fitness center, grab-and-go market and EV charging stations. Renderings show a contemporary aesthetic designed to appeal to both business and leisure travelers seeking an elevated stay experience. It is scheduled to open in 2027.
|
Residences on Main
Residences on Main, located on the northwest corner of Country Club Drive and Main Street, will be downtown Mesa’s newest midrise community. Developed by Chicanos Por La Causa, Residences on Main will offer 198 market-rate energy-efficient units (studio, 1, 2 and 3 bedrooms) plus commercial suites on the ground level.
Community amenities will include a resort style pool, clubhouse, fitness studio, bark park, bike storage and EV charging stations. The location provides easy access to public transportation.
Residences on Main will be nearing completion this spring.
|
Cabana Mesa Drive
Cabana Mesa Drive is a new attainable apartment community currently under construction at the former hospital site located at 515 N. Mesa Drive in Mesa. Developed by Greenlight Communities, the six-acre infill project will deliver 180 rental homes designed to serve Mesa’s workforce, with a mix of studio, one-, and two-bedroom apartments. The community is situated near downtown Mesa with convenient access to light rail, employment centers, and local amenities.
Cabana Mesa Drive will include a clubhouse, fitness center, pool, dog park, and landscaped outdoor spaces. The development reflects the City’s continued investment in transit-oriented, infill housing that supports smart growth and economic vitality. Project completion is expected in January 2027.
|
The Planning Division is pleased to welcome a new Urban Designer to the Long-Range Planning Team. Richardson Jean-Baptiste, with 10 years of experience, joined the team in early December and brings both private and public sector experience.
Most recently, Richard worked in Orange County, Florida’s Placemaking and Community Development Section within the Planning Division, where he managed “Ready, Set, Orange,” an American Planning Association (APA) Florida award-winning initiative that provided free pre-designed ADU plans to eligible County residents.
In addition, he oversaw a Community Redevelopment Area (CRA)-funded project focused on neighborhood signage and streetscape improvements and provided urban design guidance for development review projects. Richard’s expertise will help the City achieve higher quality development from both City initiated projects and key development initiated throughout the City.
|
Heather Omta serves as the Development Services Developer Ombudsman for the City of Mesa, supporting development projects as they move through planning, permitting and construction. With experience across building code, zoning and development services, Heather helps developers navigate complexity and keep projects progressing toward key milestones.
Acting as a bridge between developers and City departments, Heather assists with coordinating reviews, resolving issues and identifying clear paths forward when projects encounter challenges. Whether the goal is reaching the next approval, aligning timelines or clearing obstacles late in the process, Heather works collaboratively to help projects stay on track.
Heather also supports ongoing communication between the City and the development community and leads special initiatives focused on improving processes and predictability for major development in Mesa.
|
|
|
The Mesa Historic Preservation Board and Mesa Historic Preservation Office invite local students to explore their City's past by participating in the annual Historical Essay and Visual Arts Contest. The 2026 theme, “Mesa Through Time: Honoring Our Past, Inspiring Our Future” aligns with the America 250 events organized and promoted by Mesa’s A250 Committee in celebration of the 250th birthday of the United States.
The contest is open to all students in kindergarten through twelfth grade, including those attending public, private, charter or home school programs.
The visual arts contest is open to students of all grade levels while the historical essay competition is open to students in grades four through twelve. New this year is the opportunity for groups of three to six students of any age range to participate in a group project instead of an individual entry. Registration is open through March 24.
More information about the contests, including entry forms, is available on the Historic Preservation Office’s webpage.
|
Great Employees
A Mesa homeowner, applying for his first residential building permit, praised several employees for their help. “The application was mildly difficult for a novice, but thanks to Byron (Duarte), Eric (Pina), Michelle (Benitez), Jeremy (Ross) and Alina (Macias) I was able to fix any errors I made…I have never experienced greater customer service, in any arena, than that provided by the aforementioned superstars. Please put something nice in their stockings.”
The following comments were submitted online at the Happy or Not machine in the lobby.
“Randy was very helpful and friendly”
“Excellent work from Byron. Wonderful experience”
“Great service for plan review and permit fees. Thanks to Eric, Diana, Byron”
“Dora was very helpful and professional. I am very happy with the service”
“Alyssa Diaz is amazing! Very friendly, professional and helpful!”
“Byron Duarte is amazing!
“Dora and rest of staff went above and beyond to help”
“Thank you, Alyssa, for being so kind and patient when assisting me to pay my fees and set up my account”
“I want to express my deep gratitude to Dora, Byron, Richard, Kendra for the outstanding service they provided me today. Everyone was a great listener and were so patient in their guidance regarding my problem. The team set the bar to the highest level of performance in customer care. I am very grateful”
|
|
New/Promoted Employees
Meg Eaton is the new City Archaeologist
Danika Heying is a new Administrative Support Assistant III
Richardson Jean-Baptiste is the new Principal Planner Urban Designer
Michelle Benitez has been promoted from Permit Tech II to Development Information Specialist
|
|
|
Permitting 480-644-4273 | Planning 480-644-4726 | Building Inspections 480-644-2428
mesaaz.gov/business/development-services
|
|
|
|
|
