Mesa approves Culdesac's 27-acre project with 1K homes and retail space

By Angela Gonzales

Mesa City Council has approved an agreement with Tempe-based Culdesac to develop a 27-acre vacant parcel near University and Mesa drives in downtown Mesa.

Called Site 17, the undeveloped city-owned land has been on the city's drawing board for years, Mesa Mayor Mark Freeman said.

"This land has been vacant for more than 20 years," Freeman said in a statement. "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.”

Culdesac is expected to begin construction in 2027 on a project that eventually will include 1,000 residential units, along with retail and commercial space that will total anywhere between 25,000 and 50,000 square feet. The entire project is expected to be fully built out by 2034.

The housing units will include rental apartments and condominiums, along with for-sale townhomes. The first phase will start with 140 for-sale townhomes and live-work units.

The development also will feature plazas, flexible commercial spaces for small businesses and amenities to encourage a "car-lite" lifestyle. Culdesac's plan also includes shaded pedestrian and bike pathways, sustainable building practices and active open space accessible to the public.

The development agreement also includes public realm improvements.

"Over the past two decades, many visioning conversations about a future for Site 17 never materialized," Mesa City Manager Scott Butler said in a statement. "This partnership will finally activate the site and create economic momentum by generating sales tax from commercial activity and utilities to new residents."

In 2023, Mesa issued a request for proposals to select a developer for Site 17. By April 2024, City Council approved a memorandum of understanding, allowing the city and Culdesac to set terms for negotiations on the site.

This Mesa project is a bit different from Culdesac's first project in Tempe.

In 2019, Culdesac, which at the time was based in San Francisco, chose Tempe to develop its first car-less neighborhood.

At the time, the company estimated the project on a 16-acre site at 2025 E. Apache Blvd. would cost $140 million to develop, and include more than 1,000 residential units.

By 2020, Culdesac moved its headquarters to Tempe.

Today, Culdesac Tempe is home to more than 350 residents and 23 local businesses, according to its website.

Final Thoughts:
Mesa City Council has officially approved Culdesac’s plan to transform the long-vacant 27-acre Site 17 near University and Mesa drives into a vibrant mixed-use community. The project will bring 1,000 residential units, 25,000–50,000 square feet of retail and commercial space, public plazas, and open space to downtown Mesa. Phase 1 will include 140 for-sale townhomes and live-work units, with construction set to begin in 2027. Designed to promote a “car-lite” lifestyle, the development will feature shaded pedestrian and bike pathways, sustainable building practices, and public amenities. City officials expect the project to spur economic momentum and fully activate the site by 2034.