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INFAMOUS SITE 17: City Officials Promise "A Car-Lite Lifestyle"

The term “car lite” encompasses a variety of multimodal transportation lifestyles, featuring little dependence (but not NO dependence) on a car.  It typically looks like sharing one car within a household or only using a car when absolutely necessary.

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City of Mesa Approves Transformative Culdesac Development at Site 17

September 9, 2025 at 12:52 pm 

The Mesa City Council has approved a landmark agreement with Culdesac to transform Site 17-an underutilized 27-acre property along the Valley Metro light rail line-into a vibrant, 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," said Mayor Mark Freeman. 

"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 approximately1,000 residential units - including for-sale townhomes, condominiums, and rental apartments - alongside 25,000 to 50,000 square feet of retail and commercial space. 

AZCentral

Next step for Mesa's Site 17: Culdesac's 'car-light' development

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," said Mesa City Manager Scott Butler. 

"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 in a high-quality, sustainable environment. 

• Phase I will begin with approximately 140 for-sale townhomes and live-work units, welcoming new residents who will put down roots in downtown Mesa.

"Last night's council vote is a transformational step forward and a time for celebration," said District 4 councilmember Jenn Duff, who represents downtown Mesa. 

"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. 

• The development agreement also includes significant public realm improvements, ensuring the neighborhood is well-integrated with our growing downtown.

"Culdesac Mesa builds on the momentum already making downtown Mesa such a special place," said Ryan Johnson, CEO and Co-Founder of Culdesac. 

"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 build-out anticipated by 2034.

 

INSERT>

COUNCIL STUDY SESSION 08.28.2025 

ITEM 1A PRESENTATION 

Agenda
1-a Hear a presentation and discuss a proposed ground lease, development agreement, and purchase options between the City of Mesa and RN 1 Real Estate, LLC (AKA, Culdesac) for the approximately 25-acres of City-owned land at the southwest corner of University and Mesa Drives and the next steps for development of the property.
1-b Hear a presentation and discuss an update on the 2024 Bond funded dining, retail and urban farming education improvements at the Historic Sirrine House.
2 Acknowledge receipt of minutes of various boards and committees.
3 Current events summary including meetings and conferences attended.
4 Scheduling of meetings.

 

File #:

25-0702

Type:

Presentation

Status:

Agenda Ready

In control:

City Council Study Session

On agenda:

8/28/2025

Title:

Hear a presentation and discuss a proposed ground lease, development agreement, and purchase options between the City of Mesa and RN 1 Real Estate, LLC (AKA, Culdesac) for the approximately 25-acres of City-owned land at the southwest corner of University and Mesa Drives and the next steps for development of the property.

Attachments:

1. Presentation

 

___________________________________________________________________________

How China Builds Entire Cities in 30 Days — What America Takes 30 Years

YouTube

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How China Builds Entire Cities in 30 Days —What America Takes 30 Years To Finish

Uploaded: Sep 13, 2025

29 March 2022 

STIGMATIZED INFAMOUS SITE 17: 

A Relic of Downtown Bulldozing + Bad Urban Land-Use Planning

Intro: It was and is a recurring wrecking-ball wreck leaving behind a vacant 27-acre scar all in the name of urban renewal when the city of Mesa seized the properties using Eminent Domain.

It was a futile attempt to "whitewash" segregation in the neighborhood named North Town, next to Rendezvous Park.

However it came to be known as The Mesa Verde Resort Debacle

30 years ago the City of Mesa spent $6,000,000 to demolish a neighborhood that created a "wrecking-ball nightmare.

 
This public statement made last year:
"The City of Mesa wishes to transform 27 acres of city-owned land at the SWC of University and Mesa Drive into 'a vibrant and cohesive urban mixed-use project' and is requesting a partner to help with that vision . . ."

NICE SPIN ON THAT LIP-SERVICE at the same time city officials were talking with Salt Lake City developers for years.

According to the RFQ, “At 27-acres, this site would be the largest parcel to be developed in the downtown area and could be the largest single development opportunity within downtown for many years to come.”

 

 featured top story

Can city boondoggle be a downtown boon?

By Scott Shumaker, Tribune Staff Writer Mar 27, 2022            

City planners laid out their vision of how residential, commercial and office space would be distributed on the downtown site. (City of Mesa) +

By Scott Shumaker, Tribune Staff Writer Updated 16 hrs ago

"Mesa City Council hopes this is the year to finally turn a downtown boondoggle into a boon for downtown. Council recently heard the latest development plan for 27 acres of city-owned land just north of Main Street near Phoenix Marriott Mesa that Mesa acquired through eminent domain, leveling 63 homes at a taxpayer cost of $6 million.

INSERT: Streaming video upload of the actual City Council Study Session

INSERT: Excerpt from earlier post

WHAT HAPPENED?

Developer Requested to Transform Mesa Site

Posted on May 17, 2019 by Monica Tapia 

". . . On May 6, the City of Mesa issued a Request for Qualifications for a developer to help redevelop the currently vacant Opportunity Zone site, also known as Transform 17 >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>

The conceptual masterplan for Transform 17, as recommended by Mesa City Council on March 21, shows

If Mesa succeeds in bringing the long-dreamed redevelopment into reality with the city’s latest partner on the project, Miravista Holdings, it would make the third decade the charm for a prime piece of real estate that has long sat vacant.

The city started purchasing property at the southwest corner Mesa and University Drives in 1996 and eventually acquired homes through eminent domain in order to make way for a 12-story water-park resort proposed by a Canadian developer.

But the planned Mesa Verde water resort died after the developer failed to secure funding.

The Infamous Site 17: Downtown Mesa's Biggest Urban Eyesore/Downtown Development Wreck 

This is a reminder - a strong reminder and a call-to-action - to GET INVOLVED in fixing this 30-year old scar in the downtown landscape and to WATCH OUT for the Mesa Grande/ANA (Action Neighborhood Alliance)

Here's an excerpt from a post on this blog site two years ago:
 

18 November 2016

Here We Go Again With That "Downtown Vision Thing"

Who wants to go here to take Mesa to the next level? Is this what works for Mayor John Giles or is there another direction?
At tonight's Mesa City Council Study Session for Monday, Nov 21, 2016,one item stands out on the Final Agenda, but first some background to put things into perspective . . .

16 years later fast-forward to this Monday, November 21, 2016 where Director of Downtown Transformation, Jeff McVay, will be making a presentation of the results of months of online surveys and community meetings to a study session of the Mesa City Council. Real estate developers' perspectives are included also.

16 years ago demolition bulldozed the site, with reporter Gary Nelson calling the 30 acres " a vast scar of empty real estate" in an article from 3 years ago. . .

Link to another post 20 Oct 2018 > https://mesazona.blogspot.com/2018/10/infamous-site-17-urban-eminent-domain.html

_________________________________________________________________________
It's the result of bad urban planning when city officials only listened to real estate developer speculation schemes that demolished more than 60 homes to destroy a neighborhood leaving 27 acres vacant, ugly and un-used and it's city-owned. City officials now own the damage done and have hired a group of consultants who tried to transform a part of downtown Gilbert's Heritage Area.
The history here on this infamous site - and all the problems - simply cannot be ignored now. . . Jeff McVay, the city's so-called "Director of Downtown Transformation" failed miserably two years wasting time-and-money on citizen input sessions that got nowhere.
Did the community already provide input on this site?
_________________________________________________________________________
BLOGGER NOTE: I only attended one of the workshops two years ago, observing the domination and control by the Mesa Grande/ANA (Action Neighborhood Alliance).
Likewise, once again, at the Steering Committee the same complaint was voiced for actions by the Mesa Grande/ANA (Action Neighborhood Alliance)
_________________________________________________________________________
 Yes! There were two community meetings and a survey conducted in the summer of 2016. After those meetings, Mesa City Council asked that a consultant be hired to create conceptual master plans for the property with more community input. The consultant, Crandall Arambula, was hired in September 2018 and has received all of the input from 2016 for review.
This is their promise to fulfill the ____ contract:
“We will provide the Mesa community with maximum value for investment. We are passionate about assisting communities through our depth of experience and research, and we are committed to the long-term success of this project. The measure of that success will ultimately be the development of a vibrant community that is harmonious with greater Downtown Mesa. We look forward to working with you.”
________________________________________________________________

What makes your MesaZona blogger turn red is this statement just a few days ago made by Mesa Mayor John Giles: 
"The city is not in the business of owning remnant, undeveloped pieces of properties, . . . " 
WTF????
How wrong can Giles get spouting bullshit like that with blinders on when Site 17 has been an ugly eyesore for more than 30 years. He sees only what he wants to see and lacks any vision whatsoever unless it's fed to as bait.
_________________________________________________________________________

Some people who attended the first presentation have told me they were "disappointed" and that's putting it mildly to say the least!
Here's a link to the workshop six weeks ago where attendees were told to only submit written comments: https://www.mesaaz.gov/about-us/city-projects/downtown-transformation/university-mesa 
Slick-and-slippery: The Process

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