Legacy Park: 196 Acres at Ellsworth & Williams Field Rezoned for Mixed-Use

Mesa just approved the rezoning of 196.3 acres at the northeast corner of South Ellsworth Road and East Williams Field Road from Light Industrial to Planned Community District, clearing the way for a major mixed-use development called Legacy Park. This is the kind of move that reshapes entire corridors, and if you own property anywhere near the Gateway Airport district, you need to understand what just happened.

The Gateway Corridor Keeps Getting Bigger

The Legacy Park rezoning (ZON25-00891) represents another significant piece of the puzzle in what's becoming one of Mesa's most active development zones. We're talking about 196.3 acres, not some small infill parcel. To put that in perspective, that's roughly 280 football fields worth of land now cleared for mixed-use development instead of warehouses or light manufacturing.

The same application package includes annexation of the 196.3 acres (ANX25-00893) into the city proper, handled by Dennis Newcombe and Gammage and Burnham on behalf of Pacific Proving, LLC and Mesa BA Land. That's the legal machinery that lets Mesa actually govern and service the property once development starts.

But there's more. Mesa also approved annexation of an additional 5.2 acres at the southwest corner of East Williams Field Road and State Route 24 (ANX25-00682), also initiated by Pacific Proving, LLC through the same legal team. That smaller parcel sits right at the SR 24 interchange, which means it's primed for visibility and access. Five acres might sound small, but at that corner, it's prime real estate for something that needs to catch eyes from the highway.

What "Planned Community District" Actually Means Here

The rezone from Light Industrial to Planned Community District (PC) is the key move. PC zoning in Mesa gives developers flexibility to mix uses, which means you could see retail, office, residential, hospitality, or some combination all on one site. It's not a blank check, but it's a lot more flexible than straight industrial zoning.

For a 196-acre site, that flexibility matters enormously. The developer isn't locked into one use type. They can respond to market demand as the project phases in over years. That's why these rezones often precede actual master plans by months or even years.

What This Means for Gateway Corridor Property Values

If you own land or buildings near Ellsworth and Williams Field, this rezone just made your property more valuable, at least on paper. You're now adjacent to a mixed-use development zone instead of an industrial one. That changes the character of the corridor.

For sellers in nearby residential areas, mixed-use development can cut both ways. It brings foot traffic, retail, and jobs, which is good for property values. It also brings traffic, construction, and noise, which some neighbors won't love. The net effect depends heavily on what Legacy Park actually builds and how it's designed.

For commercial property owners nearby, this is a signal that the corridor is transitioning from pure industrial to something more diverse. If you're still zoned industrial, your property might be worth more to a developer looking to aggregate land, or it might become less desirable if the market shifts toward mixed-use. Either way, it's worth getting a fresh appraisal and thinking about your long-term hold.

The Bigger Picture: Williams Field Is Becoming the East Valley's Next Major Hub

This isn't the first big rezone along Williams Field. The corridor has been consolidating for the past few years as smaller industrial parcels get rolled into larger, higher-value mixed-use projects. Legacy Park is part of that trend.

What makes this particular site significant is its size and location. At 196.3 acres, it's large enough to support a real mixed-use district, not just a shopping center or office park. The Ellsworth and Williams Field intersection is also highly visible and accessible, with SR 24 just a few blocks south. That makes it attractive to national retailers and hospitality brands.

The annexation of the 5.2-acre parcel at SR 24 and Williams Field suggests the developer is thinking about visibility and highway access too. That corner is perfect for a hotel, a restaurant, or a retail anchor that needs to be seen from the freeway.

Timing and What Comes Next

Rezoning approval doesn't mean shovels are going in the ground tomorrow. Developers typically spend 6 to 18 months after rezoning approval working on a detailed master plan, traffic studies, environmental reviews, and financing. You might not see major construction activity until 2027 or 2028.

That said, the rezone is the hard part. Once you have PC zoning in place, the path to development is clear. Individual phases can move faster because the underlying land use question is already settled.

What to do next

If you own property in the Gateway corridor or nearby residential areas, now is the time to understand how this development might affect your property's value and your neighborhood's character.

Check the full rezone and annexation applications on Mesa City Legistar for ZON25-00891 and ANX25-00893 to see if a preliminary master plan has been filed. Sometimes developers include conceptual site plans that show what they're actually planning to build.
If you're considering selling, get a fresh home value estimate for your property using MesaHomes' home value tool. Properties near major mixed-use developments often see value appreciation, but timing matters.
Book a 15-minute consultation with a licensed Arizona Realtor who works the Gateway corridor to discuss how this development might affect your specific property and neighborhood. Schedule a call here.

This is educational content, not legal advice. Consult a licensed Arizona Realtor for your specific situation.