Images depict examples of what's possible on a rezoned site and are not representations of the final Culdesac Mesa development.
Images depict examples of what's possible on a rezoned site and are not representations of the final Culdesac Mesa development.
Culdesac Mesa will be a walkable downtown neighborhood where you can live, spend time with neighbors, walk to a local business on Main Street, or take the light rail to get anywhere in the Valley. Adding homes downtown builds on the great momentum already underway, and brings more people out to support the shops and restaurants that make downtown Mesa special.
We want to hear from you. Whether you're a neighbor, a future resident, or a local business owner, we'd love to know what would add to this corner of downtown.
Meet the team in person, tune in remotely, or catch up on the latest from the project.
Come any time between 6:30 and 8:00 pm; presentation at 7:00 pm. Stop by to see site plans and renderings and talk with the project team. Get directions ↗
Culdesac is a real estate developer and neighborhood manager that builds walkable, mixed-use communities designed around a culture of belonging, transportation freedom, and thriving local economies.
We built Culdesac Tempe, the first truly walkable neighborhood built from scratch in the U.S., now home to over 350 residents and 20+ local businesses directly on the light rail.
Come by Culdesac Tempe anytime for a coffee, boutique shops, or even a haircut. See our full list of Culdesac Tempe shops here.
Images depict examples of what's possible on a rezoned site and are not representations of the final Culdesac Mesa development.
Buildings start low along the southern edge, where townhomes match the scale of the historic homes just across the street. As you walk north toward University Drive, the streets fill in with apartments and places to gather. It's a gradual step up that lets the new neighborhood sit comfortably with the existing community.
Plans are conceptual and subject to refinement through the community engagement and review process.
While the buildings are on their way, we'll start using the space for the community. Think weekend markets, movie nights, a food truck or two, the occasional fitness class. Let us know what you'd like to see.
Images depict examples of what's possible on a rezoned site and are not representations of the final Culdesac Mesa development.
This 27-acre site in the heart of Downtown Mesa, known as Site 17, has been a focus of long-term planning by the City of Mesa for more than two decades. It sits at the intersection of University Drive and Mesa Drive, surrounded by a city that has been steadily investing in its downtown through arts, culture, light rail, and the expansion of Arizona State University.
In 2019, Mesa City Council adopted the Transform 17 plan, a community-driven framework that envisioned this site as a walkable, mixed-use neighborhood connecting to Downtown, light rail, and surrounding destinations.
In 2023, Mesa selected Culdesac to develop the site. A Development Agreement was adopted by City Council in October 2025, and we're now working closely with the City to bring the plan to life.
The request is to rezone the property to Infill Development District-2 (ID-2) to set the stage for a thoughtful redevelopment of a 26-acre underutilized/vacant site on the edge of Downtown Mesa. The rezoning of the property will provide a clear path toward a compact, walkable neighborhood that reinforces the vitality of Downtown, broadens homeownership opportunities, and creates fertile ground for local businesses to thrive. Read the full zoning narrative ↗
*dates subject to change
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