Fiesta Mall site development project moves forward. What to know

By: Maritza Dominguez

Developers of the former Fiesta Mall site surpassed a major hurdle Tuesday after Mesa’s planning and zoning board gave them the green light to rezone the area.

The project is now dubbed Fiesta Redefined and aims to reinvent the 80 acres that was once a premier mall in its heyday.

Since 2015, Verde Investments worked to acquire the entire Fiesta Mall property which was once owned by five different landlords. It began demolishing the shopping mall in July 2023.

The rezone request seeks to change its land designation from a commercial to an infill development district. The zoning change could provide a more flexible path to build out the development. The vision developers announced in October 2023 has largely remained the same.

It’s a project that will bring high housing density, high-end retail and open green space for residents. The infill development plan dove into how it will develop the site. The city and site owners are still in negotiations for a development agreement.

That agreement could shed light on whether the developer will request any tax incentives, reimbursements, or fee waivers from the city.

The rezone request could come to the City Council in December.

Mayor John Giles, in the past, has indicated the urgency to wrap up a zoning request and development agreement before the council has a change of guard.

The approval from the board marks a step forward for the site that has long sat vacant.

How developers aim to develop 80 acres

The Fiesta Mall site, along Alma School Road and Southern Avenue, is one of the largest vacant land sites in West Mesa.

City documents state the developers want “a vibrant mix of uses that is flexible enough to react to market demands and force.”

Fiesta Redefined will be an “open and airy” development with all the shopping usually associated with a high-end mall, David Leibowitz, a spokesperson for Verde Investments, told The Arizona Republic.

The development will be less about cars and have a larger focus on pedestrian and bike traffic, Leibowitz said.

Verde Investments will begin recruiting for other users once it gets the final greenlight from the City Council.

Scottsdale’s Kierland Commons was referred to as an inspiration for Fiesta Redefined so much so Nelsen Partners was tapped to design the project.

The plan identifies developing a maximum of 4,000 residential units and 1.1 million square feet of “non-residential” land use.

As residential units are constructed, the developer will be subjected to building specific square footage of non-residential uses to ensure the site is built out “harmoniously,” said Evan Balmer, a city planner, told the board.

For example, if Verde Investments wants to surpass 700 housing units on the site, it must have a minimum of 25,000 square feet of non-residential uses and a minimum of three points of publicly accessible non-residential amenities on at least 500 square feet.

The developer has also created a point system it also has to meet at each phase. A bike repair station or a library stand would grant developers one point, and a park or community garden three points.

The “village green” space on one acre of land in the middle of the development will be a traditional park with “shade ramadas, picnic areas, event lawns, play areas, and pedestrian pathways,” the document states.

Some businesses are prohibited at Fiesta Redefined, including any auto-related companies such as car washes or repair shops. Storage facilities are also banned from developing on the site.

The site has no prohibitions or any requirements for affordable housing.

Board member Chase Farnsworth said he hoped there was an incentive for the developers to include affordable housing.

Final Thoughts: For those moving from out of state, the Fiesta Redefined project presents an exciting opportunity to be part of a newly revitalized community in the heart of Mesa. With its focus on high-end retail, luxury housing, and open green spaces, this development promises a modern, pedestrian-friendly environment reminiscent of Scottsdale’s Kierland Commons. As one of the largest redevelopment projects in West Mesa, Fiesta Redefined aims to blend residential and commercial spaces seamlessly, creating a dynamic, livable neighborhood. Whether you're seeking convenience, amenities, or a walkable lifestyle, this new urban hub could be the perfect place to call home.