Mesa approves ‘transformative’ Culdesac development

The Mesa City Council has approved an agreement with Culdesac to transform Site 17 — a vacant 27-acre property on the southwest corner of University Drive and Mesa Drive — into a mixed-use community that will bring new housing, retail and economic activity to the heart of downtown.

“The Culdesac project at Site 17 is an important step in adding new housing to downtown Mesa,” Mayor Mark Freeman said in a release. “This land has been vacant for more than 20 years, and this development will give families more options, including for-sale housing, create opportunities for small businesses, and help downtown remain a place where people choose to live, work, and invest.”

The project will deliver approximately 1,000 residential units in three phases — including for-sale townhomes, condominiums and rental apartments — alongside 25,000 to 50,000 square feet of retail and commercial space. With a design emphasizing walkability, community and open space, the development will feature plazas, flexible commercial spaces for small businesses and amenities that encourage a car-lite lifestyle.

“Over the past two decades, many visioning conversations about a future for Site 17 never materialized. This partnership will finally activate the site and create economic momentum by generating sales tax from commercial activity and utilities to new residents. At the same time, we are partnering with a strong developer to create the housing stock we need in Mesa and the East Valley,” Mesa City Manager Scott Butler said in the release. “Culdesac Mesa demonstrates that the City is serious about creating communities that reflect our values: diverse housing options, sustainable design and developments that strengthen our City economically and socially.”

Located steps from light rail stations and cultural anchors such as the Mesa Arts Center, the project complements surrounding neighborhoods while creating new ownership and rental opportunities. Phase I will begin with approximately 140 for-sale townhomes and live-work units.

“Last night’s council vote is a transformational step forward and a time for celebration,” District 4 Councilmember Jenn Duff, who represents downtown Mesa, said in the release. “We are thrilled to welcome Culdesac to downtown Mesa. Site 17 has long been the missing piece in downtown Mesa’s growth. With Culdesac, we are building a neighborhood that brings people, energy, and economic vitality right into the core of our City.”

Culdesac’s plans include car-lite design, shaded pedestrian and bike pathways, sustainable building practices, and active open space accessible to the public

“Culdesac Mesa builds on the momentum already making downtown Mesa such a special place,” Ryan Johnson, CEO and Co-Founder of Culdesac, said in the release. “We’re proud to contribute homeownership opportunities and thriving shops that celebrate the uniquely local spirit of downtown. This project shows what’s possible when cities prioritize a culture of belonging, transportation freedom, and vibrant local retail.”

Construction of Phase I is expected to commence in 2027 following planning and zoning approvals, with full buildout anticipated by 2034.