Long Range Planning

We welcome your input on the following proposed zoning text amendments currently under development.

Public Input Comment Form

Battery Energy Storage System (BESS) Text Amendments

Upcoming Meetings 

Planning and Zoning Board Meeting
October 22, 2025
4:00 p.m.
City Hall Council Chambers
20 E. Main Street

City Council Introduction
December 1, 2025
5:45 p.m.
City Hall Council Chambers
20 E. Main Street

City Council Action
December 8, 2025
5:45 p.m.
City Hall Council Chambers
20 E. Main Street

Proposed Amendment Details

Mesa is considering amendments to Chapters 4, 5, 6, 7, 8, 10, 31, 86, and 87 of the MZO relating to Battery Energy Storage Systems (BESS).

The proposed text amendments would:

• Define "Battery Energy Storage System (BESS)," "Battery Energy Storage System Facility (BESS Facility)," "Augmentation," and "Nameplate Capacity."
• Modify land use tables and footnotes to allow BESS as an accessory use in all Agricultural, Residential, Commercial, Downtown, and Industrial Districts and as a principal use in the GI and HI District with approval of a PAD.
• Establish eligibility requirements and development standards for BESS including separation distances, screening requirements, and fire access standards.
• Establish application requirements for BESS Facilities including operational plans, emergency response procedures, and mandatory neighborhood meetings.
• Create ongoing operational requirements for sound monitoring, ownership change notifications, and facility augmentation procedures.

Draft Ordinance: BESS Draft Ordinance(PDF, 264KB)

Public Meeting Information:
Virtual Public Meeting
Held October 13, 2025
Public Meeting Recording
Passcode: !w9w&Fgp

Administrative Review Text Amendments

Upcoming Meetings

Planning and Zoning Board Meeting
October 22, 2025
4:00 p.m.
City Hall Council Chambers
20 E. Main Street

City Council Introduction
December 1, 2025
5:45 p.m.
City Hall Council Chambers
20 E. Main Street

City Council Action
December 8, 2025
5:45 p.m.
City Hall Council Chambers
20 E. Main Street

Proposed Amendment Details

In accordance with HB 2447, the proposed text amendments establish objective, measurable standards to enable administrative review of qualifying applications. Specifically, the amendments would:

• Standardize development criteria by creating new objective standards and revising existing ones so they are objective and applied consistently across chapters.
• Amend minor and major modification criteria for Site Plan Review and Design Review.
• Align timelines by updating expiration and extension provisions for certain application types.
• Retire obsolete zoning designators by removing the “U” and “A” zoning character designations.

Draft Ordinance: (Coming soon)

Public Meeting Information:
Virtual Public Meeting
Public Meeting Recording
Passcode: 4Sf%?.nb

Middle Housing Text Amendments

Upcoming Meetings

Planning and Zoning Board Meeting
October 22, 2025
4:00 p.m.
City Hall Council Chambers
20 E. Main Street

City Council Introduction
December 1, 2025
5:45 p.m.
City Hall Council Chambers
20 E. Main Street

City Council Action
December 8, 2025
5:45 p.m.
City Hall Council Chambers
20 E. Main Street

Proposed Amendment Details

In accordance with House Bill 2721, the proposed text amendments would allow Middle Housing  (i.e.. duplex, triplex, fourplex, and townhomes) on a parcel zoned for single-family residential within 1 mile of the city’s central business district or downtown and on up to 20% of a new residential development. Specifically, the proposed text amendments:

• Create definition for Middle Housing, Duplex, Triplex, Fourplex, Townhouse, and various structure attachment types (attached, detached, semi-detached).
• Establish a new land use classification for Middle Housing.
• Establish Middle Housing as a permitted land use in the RS, RSL, and certain Downtown zoning districts (DR-1, DR-2, DR-3).
• Create new Middle Housing regulations, covering eligibility criteria, development standards, and application procedures.
• Create a new minimum parking requirement for Middle Housing.

Draft Ordinance: Middle Housing Draft Ordinance(PDF, 458KB)

Public Meeting Information:
Virtual Public Meeting
Public Meeting Recording
Passcode: 4Sf%?.nb

Nonconforming and Procedurally Conforming Text Amendments

Proposed Amendment Details

Mesa is considering amendments to Chapter 36 of the MZO relating to the Nonconforming Uses, Structures, and Lots.

The proposed text amendments would:

• Reorganize Chapter 36 by topic so the regulations are easier to understand and apply.
• Add clear definitions for nonconforming uses, lots/parcels, structures, and sites, distinguishing between lawful and unlawful cases and clarifying which standards apply.
• Add provisions to define and regulate legal procedurally conforming uses and structures that were lawfully built but later reclassified by the Zoning Administrator.
• Set an objective cap on reconstruction of damaged nonconforming structures to prevent nonconformities from continuing indefinitely.
• Add a new section to establish rules for nonconforming sites, allowing maintenance and improvements that gradually bring them into compliance.

Draft Amendment: Draft Amendment(PDF, 230KB)

 (PDF, 230KB)Public Meeting Slides(PDF, 2MB)

Public Input Comment Form

• Zoning Ordinance
• Subdivision Regulations
• Building Code 
• Fire Regulations

Regulating Plans

• Avalon Crossing Community Plan
• Cadence Community Plan
• Eastmark Community Plan
• Elliot Road Technology Corridor(PDF, 3MB)
• Hawes Crossing Planned Area Development
• Pecos Road Employment Opportunity Zone(PDF, 504KB)

Newly Adopted Text Amendments

Employment Opportunity (EO) District Text Amendments

Amendments to Chapter 14 of the MZO relating to the Employment Opportunity (EO) District.

The text amendments:

• Added provisions to allow flexibility that promotes unified, mixed-use development on land owned by political subdivisions of the State of Arizona. 

Adopted: September 22, 2025
Ordinance: 5962

Amendment: Chapter 14 Employment Opportunity District(PDF, 293KB)

Data Center and PAD Text Amendments

Amendments to Chapters 6, 7, 22, 21, 32, and 86 of the Mesa Zoning Ordinance related to Data Centers and Planned Area Development (PAD) Overlay Districts.

The text amendment 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.

Adopted: July 8, 2025
Ordinance: 5957
Adoption by Reference Document: Section 11-31-36 Data Centers(PDF, 226KB)  and Planned Area Development Overlay District Amendments(PDF, 115KB)

Form: Data Center Law Waiver(PDF, 168KB)

2025 Zoning Code Refinement Text Amendments

Amendments to Chapters 30, 31, and 87 of the MZO relating to Accessory Dwelling Units, Detached Accessory Buildings, and Home Occupations.

The text amendments 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.

Adopted: July 8, 2025
Ordinance: 5950
Staff Presentation: June 11, 2025 Zoning Code Refinement Presentation(PDF, 2MB)

Form-Based Code Text Amendments
Amendments to Chapters 56, 58, 59, 60, and 64 of the Mesa Zoning Ordinance, also known as the Form-Based Code (FBC).

The amendments:

• 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.

Adopted: July 1, 2025
Ordinance: 5948
Adoption by Reference Document: Form-Based Code Text Amendments(PDF, 10MB)

Marijuana Facilities Text Amendments
Amendments to Section 11-31-34 of the Mesa Zoning Ordinance related to Marijuana Facilities.

The text amendment 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.

Adopted: July 1, 2025
Ordinance: 5947

Subdivision (Land Division) Text Amendments
Amendments to Chapter 6 of the Public Ways and Property Ordinance (Title 9) related to subdivisions or the division of land.

The text amendment 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.

Adopted: July 1, 2025
Ordinance: 5949
Adoption by Reference Document: 2025 Chapter 6 Land Division Regulations(PDF, 4MB)

Adaptive Reuse Permit Text Amendments
Amendments to Chapter 81 and 87 of the Mesa Zoning Ordinance pertaining to Adaptive Reuse Permits.

The text amendment addresses modifications made by the state legislature to A.R.S. § 9-462.10. The amendments specifically:

• Modified terms within Chapter 81 (Adaptive Reuse Permit) to reflect eligibility of Existing Commercial, Office, and Mixed-use Parcels rather than buildings
• Modified the Adaptive Reuse Permit application cap
• Changed the zoning districts in which Adaptive Reuse Permits are allowed
• Clarified the applicable development standards
• Modified the definitions for Adaptive Reuse, Adaptive Reuse Permit, Low-Income Housing, Moderate Income Housing, and Multiple Residence Reuse
• Removed the definition of Existing Commercial, Office, and Mixed-use Building
• Added a definition of Existing Commercial, Office, and Mixed-use Parcel

Adopted: July 1, 2025
Ordinance: 5946

Manufactured Home and Recreational Vehicle (RV) Subdivisions Text Amendments 
Amendments to Chapters 34 and 87 of the Mesa Zoning Ordinance to allow conventional construction in Manufactured Home and RV Subdivisions.

The amendments:

• 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 proposed text amendment does not:

• Require property owners to replace their units with conventionally built units
• Apply to Manufactured Home and RV Parks

Adopted: June 2, 2025
Ordinance: 5943
Presentations:

•  Community and Cultural Development Committee(PDF, 1MB) - February 6, 2025
•  Community and Cultural Development Committee(PDF, 1MB) - March 24, 2025

• Quality Development Design Guidelines(PDF, 10MB)
• Fiesta District Design Handbook(PDF, 15MB)

Desert Uplands

• Desert Uplands Area Design Guidelines(PDF, 984KB)
• Desert Uplands Development Standards for Building Envelope Lots(PDF, 481KB)

• Mesa General Plan 2050(PDF, 126MB)
  • 2050 General Plan Placetype and Growth Strategy Map
  • Existing Conditions Appendix(PDF, 67MB)
  •  Public Outreach Appendix(PDF, 56MB)
  • Previous Plan -  Mesa General Plan 2040(PDF, 12MB)
• Balanced Housing Master Plan(PDF, 2MB)
  • Balanced Housing Plan Executive Summary(PDF, 434KB)

• Bicycle Master Plan(PDF, 18MB)
• Mesa Climate Action Plan
• MesaCONNECTED Transit Oriented Development Plan
• Parks, Recreation, and Commercial Facilities Comprehensive Plan(PDF, 16MB)
• SE Mesa Master Plan(PDF, 15MB) (water)
• Transit Master Plan(PDF, 7MB)
• Transportation Master Plan(PDF, 26MB)
• Water and Wastewater Master Plan

Sub-Area Plans 

• Citrus Sub-Area Plan(PDF, 340KB)  
• Lehi Sub-Area Plan (PDF, 2MB)
• Central Main Plan 
• Falcon Field Sub-Area Plan 
• Mesa Gateway Strategic Plan 
• West Main Street Area Plan 

Redevelopment Plans

• Mesa East Redevelopment Plan(PDF, 4MB)  
• Mesa West Redevelopment Plan(PDF, 5MB)
• Mesa Southwest Redevelopment Plan(PDF, 2MB)  
• Town Center Redevelopment Plan(PDF, 221KB)

• Environmental Requirements for Construction
• Mesa Design Standards
• Public Ways and Property Code
• Right-of-Way Management Code
  • Right-of-Way Management Group