The purpose of the Form-Based Code is to implement the vision, goals, and policies of the community for Traditional Neighborhood Development and urban centers. The standards set forth in this Code are intended to ensure that future development and redevelopment will reinforce an urban environment and active streetscape.

A.

The Form-Based Code (FBC) replaces the Zoning for parcels that have been mapped with a Transect Zone. See Chapter 57 (Regulating Plans) of this Title for the mapping of Transect Zones.

1.

Area of Initial Application. In its initial application, the Form-Based Code will be applied to the Downtown and Pioneer/ Temple Neighborhoods, as mapped in Chapter 57: Maps, once rezoning to the designated transect zone is made effective through completion of the opt-in process (Sub-sections C and D, below).

2.

Areas of Future Use. Rezoning requests for use of Form-Based Code and transect zones in other areas of the City shall be governed by Chapter 63: Smart Growth Community Plans (SGCP). As individual SGCPs become adopted by City Council in the future, the regulating plans for each SGCP shall be added to Chapter 57: Maps.

3.

Relationship of FBC to Zoning Ordinance. This Form-Based Code is a subpart of the Zoning Ordinance. All provisions of the Zoning Ordinance apply within the areas mapped with Transect Zones using FBC unless otherwise provided in Article 6: Form-Based Code of this Title.

4.

Applicability of Non-Transect Development Standards. The FBC shall be considered in combination with any applicable standards in Article 3: Overlay Districts and Chapter 31 of Article 3: 'Standards for Specific Uses' in the Zoning Ordinance. Requirements referenced in Chapter 30: 'General Site Development Standards' may be applicable when directly referenced as part of a requirement of Article 6: Form-Based Code.

B.

Other Agreements. If conflicts occur between the requirements of this FBC and applicable standards adopted by City Council as part of any other agreement, and determined by the Zoning Administrator in consultation with the City Attorney's Office to remain in effect, the more restrictive requirements shall apply.

C.

Council Option to Designate Transect and Non-transect Zones to Same Parcel. At the time of adoption of a regulating plan, the City Council may designate a parcel for both the existing non-transect zone (i.e., the current zoning designation) and a FBC transect zone (refer to Section 11-3-2 'Official Zoning District Map and District Boundaries' and associated map for non-transect zone boundaries and Chapter 57 of this Article: 'Maps' for applicable regulating plan). When this occurs, a property owner may continue to apply the standards of the non-transect zone (see Sub-section D, below) or, may choose to designate the site entirely for compliance with the requirements of the FBC transect zone, pursuant to the Opt In Procedures in Section D below, but in no case may the site be developed utilizing a mixed set of standards from both transect and non-transect zones at the same time, unless reference to a non-transect standard is specified in the transect requirement.

D.

Opt In Procedures. In those circumstances in which the City Council designates a parcel for both non-transect and transect zones, the property owner may choose to continue to comply with the existing non-transect zone requirements, or choose to comply with the FBC requirements applicable to the transect zone, but not both. When a property owner selects a transect zone, they shall sign before a notary public a "Form-Based Code Opt-In" form prepared by the Zoning Administrator and approved by the City Attorney's Office. Such form shall state that the FBC transect zone standards are now effective, and that the non-transect zone is no longer effective for that site. The City shall maintain an official record of the agreement in the files of Planning Division Office, and shall update the Official Zoning Map of the City (Section 11-3-2) to reflect the agreed change. The selected change will remain on the site until rezoned in the future.

Note: In circumstances in which transect and non-transect zones apply to the same site, development will be subject to the requirements of the non-transect zones, until a property owner opts in pursuant to the Opt In Procedure described in Section 11-56-2.D above. Th e following language describes the use of FBC requirements on existing development for properties designated with only transect zones (non-transect zones are not present), or after the owner of dual designated transect/non-transect property has chosen to opt in to the FBC requirements and therefore make the transect zone effective.

Development and land uses that were lawfully established, and exist within the FBC boundaries prior to the effective date of this FBC are affected by this code as follows:

A.

Complies with FBC. Existing development and land uses that comply with all applicable requirements of Article 6: Form-Based Code of this Title may continue to operate, and shall be altered or replaced only in compliance with Article 6: Form-Based Code.

B.

Non-compliance with FBC. Any development or land use that was lawfully built in conformance with non-transect zone requirements (the Zoning Ordinance), and does not comply with the requirements effective for the applicable transect zone, shall be considered as legal, but non-conforming, and may continue to operate in compliance with the City's regulations for non-conformities in the Zoning Ordinance (see Zoning Ordinance Chapter 36 'Nonconforming Uses, Structures and Lots'). Sites that are non-conforming relative to site development standards may redevelop, remodel or expand only in conformance with the following:

1.

Article 6 and Transect zone requirements. However, existing construction may stay in place without modification or demolition except what is necessary to accommodate the redevelopment, remodel or expansion.

2.

When the expansion, or remodeling of existing development amounts to an increase of 20 percent (20%) or less of the existing floor area, up to a maximum of 1000 square feet, then such remodeling or expansion may proceed in accordance with any conditions attached to the Zoning Clearance by the Planning Director.

3.

When expansion or remodeling of an existing development results in a larger building that exceeds a 20 percent (20%) increase of the existing floor area, or exceeds 1000 square feet, then such remodeling or expansion may only proceed in accordance with an approved Substantial Conformance Improvement Permit (SCIP), as per Chapter 73 of this Ordinance. Said SCIP application shall be reviewed prior to issuance of a Zoning Clearance.

A.

Processing and Procedures. The standards, permits, procedures, and other requirements of this Code shall be administered and enforced per Zoning Ordinance requirements, unless specifically stated otherwise in this FBC.

B.

Text amendments. Text amendments to this FBC, or to adopted regulating plans as listed in Chapter 57 'Maps', shall be processed in accordance with the procedures and standards found in Chapter 76 'Zoning Ordinance: Amendments to Map and Text' in the Zoning Ordinance.

C.

Rezoning of Parcels within Adopted Regulating Plans.

1.

Parcels within Adopted Regulating Plans - Rezone from One Transect Zone to Another Transect Zone. Amendments to the map shall be processed in accordance with the procedures and standards in Chapter 76 'Zoning Ordinance: Amendments to Map and Text' in the Zoning Ordinance.

2.

Properties Outside of Adopted FBC Mapped Area(s) - Rezone from a Non-transect Zone to a Transect Zone.

a.

Requests for Transect Zones outside of areas with adopted Regulating Plans shall include all Smart Growth Community Plan (Chapter 63) requirements when an application includes a request for a regulating plan and the project involves:

(1)

Parcels of 10-acres or greater, or

(2)

Parcels designated by City Council as a redevelopment site.

b.

Requests for Transect Zones on Parcels other than those described by Subsection C.2.a., above:

(1)

Parcels or project sites abutting and/or coterminous with an existing regulating plan may request rezoning to a transect zone in conformance with Chapter 76 'Zoning Ordinance: Amendments to Map and Text' in the Zoning Ordinance. Such rezoning to a transect zone shall be a natural extension of the standards adopted in the abutting and/or coterminous regulating plan and include the updating of that regulating plan to include the area being rezoned.

(2)

Other parcels may request rezoning to a transect zone only by determination of the Planning Director that a successful application will result in more complete conformance with goals and objectives as found in the Mesa General Plan, applicable sub-area plans, and other adopted Council policies, than the use of non-transect zones and requirements.

D.

Conditional Use Permit Procedures.

1.

Administrative Use Permit (AUP). Uses or activities of the FBC requiring an AUP shall be processed according to the requirements of Section 11-70-3 'Administrative Use Permit' of the Zoning Ordinance.

2.

Special Use Permit (SUP). Uses or activities of the FBC requiring a SUP shall be processed according to the requirements of Section 11-70-5 'Special Use Permit' of the Zoning Ordinance.

3.

Council Use Permit (CUP). Uses or activities of the FBC requiring a CUP shall be processed according to the requirements of Section 11-70-6 'Council Use Permit' of the Zoning Ordinance.

E.

Zoning Clearance - Review Process for FBC Compliant Projects.

1.

Zoning Clearance Required before Application for Building Permit. Prior to submitting a building permit request, an application for Zoning Clearance shall be filed with the Planning Director or designee, who shall then review the project for compliance with the requirements of FBC.

a.

Fee Payment. Payment of a fee for this service shall be in accordance with the adopted fee schedule for the Development and Sustainability Department.

b.

Design Review. Upon determination that one or both of the two following items is present, the Planning Director may elect to also review the project under the provisions of Design Review, Chapter 71 of this Title:

(1)

That the project largely conforms to the minimum requirements of the FBC, and may benefit from review and comments generated by the Design Review process to achieve full compliance, or

(2)

That the project conforms to the minimum requirements of the FBC, but fails to contribute to the creation of a visually interesting built environment that includes a variety of building styles and designs with well-articulated structures that present well designed building facades on all sides, rooflines, and building heights within a unifying context that encourages increased pedestrian activity and promotes compatibility among neighboring land uses within the same or different districts.

2.

Zoning Clearance Issuance. Upon successfully determining the project complies with the minimum requirements of the FBC, and/or Design Review, as may be applicable, the Planning Director or designee shall issue a Zoning Clearance, which shall then allow an application to be filed for a construction or a building permit in accordance with Title 4 of the Mesa City Code. Concurrent review of applications for building permit and FBC Zoning Clearance may be requested and allowed upon agreement by both the Planning Director and Building Official.

F.

Variances. In the event that an applicant believes special circumstances applicable to a property, including size, shape, topography, location, or surroundings, deprives such property of privileges enjoyed by other properties in the vicinity and under the identical transect zone classification, a variance may be requested in accordance with provisions set forth in Chapter 80 'Variances' of the Zoning Ordinance.

G.

Administrative Modifications to Form-Based Code Standards.

1.

Purpose and Intent. The purpose of this section is to provide an administrative process to allow minor administrative modifications to specific standards of Article 6: Form-Based Code (FBC). The intent of this section is to allow relief when the application of specific FBC standards creates practical difficulties developing the property and to allow flexibility in order to create high quality development while maintaining the intent of the Form-Based Code which focuses on physical form rather than the separation of uses as an organizing principle.

2.

Process for Requesting Administrative Modification. An applicant may only apply for an administrative modification under this section concurrently with an application for Zoning Clearance, Administrative Use Permit, Special Use Permit or Council Use Permit. An administrative modification may be requested for a single building or for a specified area. An application for an administrative modification must include a narrative that specifically identifies and describes the administrative modification sought.

3.

Administrative Decision Process and Review Criteria. After a submittal of a complete application for an administrative modification, the Planning Director will review the application in accordance with this section and will either approve as submitted, approve with conditions or modifications, or deny the request. The specific basis for approval or denial shall be established in the written decision. An administrative modification shall only be granted if the Planning Director determines that the requested modification strictly complies with subsection (4) of this section and conforms to all of the following findings:

a.

Conforms to the purpose and intent of the City's General Plan and Zoning Ordinance;

b.

Conforms to the intent of the transect zone for the proposed development;

c.

Does not change the intended building types and form within a transect zone;

d.

Results in a superior building design standard including pedestrian scale design; and

e.

Is necessary for the proposed development.

If the Planning Director determines the requested modification does not strictly comply with subsection (4) of this section and does not conform to all of the required findings, the request shall be denied.

4.

Administrative Modifications. An administrative modification is limited to and must comply with the following limitations and requirements:

a.

No more than a 10% reduction or increase in the required lot depth.

b.

No more than a 10% increase to the maximum build-to-line.

c.

No more than a 10% reduction of a required side and/or rear setback if adjacent to public right-of-way or public open space.

d.

No more than a 10% reduction to the required façade within the façade zone.

e.

Location of the private open space so long as the alternative location meets the intent of the transect.

f.

A reduction in the required ground floor building transparency if the project is located outside of the Downtown Pedestrian Area (DPA). Any reduction in the required ground floor building transparency shall include pedestrian scale design, building articulations and fenestrations, and superior façade materials such as brick, stone, architectural precast concrete, etc.

g.

No more than 10% increase or reduction of any other exterior design feature not specifically stated above.

The Planning Director may refer a request for an administrative modification to the design review board for review and recommendation. If referred to the Design Review Board, the applicant shall be required to address the recommendations of the Design Review Board. The Planning Director shall have the final authority to approve the request for administrative modifications. Any request for a modification other than those listed above are considered major and shall follow the processes established in the City's Zoning Ordinance.

5.

Appeals.

a.

Process. An applicant or property owner may appeal the Planning Director's decision to the Planning and Zoning Board in accordance with Section 11-77 of the Zoning Ordinance. If the Planning Director refers the request to the Design Review Board, an applicant or property owner may appeal the Design Review Board decision to City Council in accordance with Section 11-77 of the zoning ordinance.

b.

Evaluation of Administrative Modification Appeals. Appeals of an administrative modification decision shall be evaluated based on the required findings and criteria in this section.

(Ord. No. 5514, § 1, 7-8-19)

Form-Based Codes are an alternative approach to zoning that reinforces walkable, sustainable, mixed-use environments and development and builds upon the character of a place. Form-Based Codes foster predictable built results and a high-quality public realm by using physical form (rather than the separation of uses) as the organizing principle for the code. These codes are adopted into city or county law as regulations, not mere guidelines. Form-Based Codes are an alternative to conventional zoning.

A.

Form-Based Code Components.

1.

The Building Form Standards Chapter provides regulatory standards governing land use and building form within the transect zones. See Chapter 58 (Building Form Standards).

2.

The Building Type Standards Chapter supplements the Building Form Standards by providing a more detailed set of standards related to the appropriate massing and form applicable to the development of each building type. See Chapter 59 (Building Type Standards).

3.

The Private Frontage Standards Chapter supplements the Building Form Standards by setting forth the standards for the components of a building that provide an important transition and interface between the public realm (street and sidewalk) and the private realm (yard or building). See Chapter 60 (Private Frontage Standards).

4.

The Thoroughfare Standards Chapter provides the components of a thoroughfare and thorough fare assemblies that can be used to create walkable streets that balance the needs of vehicles, pedestrians and bicyclists. See Chapter 61 (Thoroughfare Standards).

5.

The Civic Space Standards Chapter provides a set of civic space types and their associated standards to use within the transect zones. See Chapter 62 (Civic Space Standards).

6.

The Smart Growth Community Plan Chapter provides standards for the application of Form-Based Code standards to reinforce walkable urban neighborhoods or create new walkable urban neighborhoods within the City of Mesa.

7.

The Definitions Chapter provides definitions for land use and specialized terms and phrases used in the Form-Based Code.

The Transect is an organizing principle often used in Form-Based Coding that focuses first on the intended character and type of place and second on the mix of uses within. This differs from the framework found in conventional or Euclidean zoning in which use, rather than form, is the primary focus. Transect-based zone districts are used to regulate the preservation, evolution, and creation of walkable places. The Rural-to-Urban Transect is a means for considering and organizing the human habitat in a continuum of intensity that ranges from the most rural condition to the most urban. It provides a standardized method for differentiating between the intentions for urban form in various areas using gradual transitions rather than harsh distinctions. The zones are primarily classified by the physical intensity of the built form, the relationship between nature and the built environment, and the complexity of uses within the zone.

The model transect for American cities is divided into six transect zones or T-zones: Natural (T1), Rural (T2), Sub-urban (T3), General Urban (T4), Urban Center (T5), and Urban Core (T6), together with a Special District (SD) designation for areas with specialized purposes (e.g., heavy industrial, transportation, entertainment, or university districts, among other possibilities).

The Transect can be applied at various scales across the City to meet the following principles:

A.

The City-Guiding Principles

1.

Preserve and enhance community character;

2.

Encourage appropriately-scaled infill and development;

3.

Encourage a system of extensive trails and bicycle routes that support patterns of development conducive to more frequent transit service;

4.

Preserve agriculture and open space at edges, maintaining a clear boundary;

5.

Reinforce a pattern of walkable neighborhoods: support existing walkable neighborhoods and retrofit those that are not walkable; and

6.

Support a range of vibrant human habitats along the transect.

B.

The Neighborhood-Guiding Principles

1.

Support a diversity of housing choices at the appropriate location along the transect;

2.

Encourage and incubate small local businesses;

3.

Place services within a safe, comfortable walking distance of homes; and

4.

Create a framework of well-designed streets that are safe and secure for pedestrians and bicyclists.

C.

The Block and Building-Guiding Principles

1.

Build upon and reinforce the unique characteristics of Mesa;

2.

Ensure that each building plays a role in creating a better whole, not just a good building;

3.

Meet the changing needs of residents;

4.

Ensure that architecture and landscape grow from local climate, history, culture, and building practice; and

5.

Put civic buildings in important locations and make sure their form is appropriate to their civic stature.

This Chapter provides regulatory standards governing land use and building form within the transect zones. The standards in this Division are a reflection of the community's vision for implementing the intent of the General Plan to preserve natural areas, to create walkable mixed-use neighborhoods, and reinforce downtown Mesa. They are intended to ensure that proposed development is compatible with existing and future development on neighboring properties and produces an environment of desirable character, consistent with the Regional Plan.

A.

The standards within this Chapter shall apply to all proposed development within transect zones.

B.

For Nonconforming Uses, Structures, and Lots, See Chapter 36 (Nonconforming Uses, Structures, and Lots).

A.

The following three pages provide an overview of the Transect Zones.

B.

Table 11-58-3.A provides a composite use table for all Transect Zones.

Expand

T3N	T4N
T3 Neighborhood	T4 Neighborhood
Intent	Intent
To provide a walkable predominantly single-family neighborhood that integrates appropriate multifamily housing types such as duplexes, mansion apartments, and bungalow courts within walking distance to transit and commercial areas.	To provide high quality, medium residential building types such as townhouses, small courtyard housing, mansion apartments, duplexes, or fourplexes within walking distance to transit and commercial amenities.
Desired Form	Desired Form
Residential	Residential
General Use	General Use
Residential	Residential
Parking	Parking
Low to moderate Parking Requirements to promote walkability and minimize the visual impact on the neighborhood.	Low to moderate Parking Requirements to promote walkability and minimize the visual impact on the neighborhood. On street parking should be counted toward required parking.

 

Expand

T4NF	T4MS	T5N
T4 Neighborhood Flex Intent	T4 Main Street	T5 Neighborhood
Intent	Intent	Intent
To provide a flexible area that can accommodate smaller, neighborhood serving commercial uses in a main street form that allows for interim uses such as live/work and ground floor residential until the commercial corridor matures.	To integrate vibrant main-street commercial and retail environments into neighborhoods, providing access to day-to-day amenities within walking distance, creating potential for a transit stop, and serving as a focal point for the neighborhood.	To provide a medium- to high-density residential building types such as apartment houses, courtyard buildings, and mid-rise buildings that transition from lower density surrounding residential neighborhoods to the higher density mixed-use neighborhoods.
Desired Form	Desired Form	Desired Form
Live-Work/Commercial/Residential	Commercial/Shopfronts	Residential
General Use	General Use	General Use
Ground Floor Live/Work, Commercial, or Residential	Ground Floor Commercial	Residential
Upper Floor Residential or Commercial	Upper Floor Residential or Commercial
Parking	Parking	Parking
Low Parking Requirements to promote walkability; Commercial parking handled as a part of a Downtown Commercial District, off-street structured residential parking.	Low Parking Requirements to promote walkability, Commercial parking handled as a part of Downtown Commercial Distract, off-street structured residential parking.	Low Parking Requirements to promote walkability, off-street structured residential parking.

 

Expand

T5MSF	T5MS	T6MS
T5 Main Street Flex	T5 Main Street	T6 Main Street
Intent	Intent	Intent
To provide a flexible area that can transition from the commercial district to residential district by allowing a mixture of ground floor uses including live/work and ground floor residential that could transition to commercial space when the commercial corridor matures.	To integrate medium intensity vertical mixed use that can appropriately transition into the adjacent neighborhoods in central Mesa, near transit stops, or other pedestrian oriented urban area areas.	To enable designated areas within the core of central Mesa to evolve into higher intensity mixed use development that can support transit and provide a vibrant urban environment.
Desired Form	Desired Form	Desired Form
Live-Work/Commercial/Residential	Commercial/Shopfronts	Commercial/Shopfronts
General Use	General Use	General Use
Ground Floor Live/Work, Commercial, or Residential	Ground Floor Commercial	Ground Floor Commercial
Upper Floor Residential or Commercial	Upper Floor Residential or Commercial	Upper Floor Residential or Commercial
Parking	Parking	Parking
Low Parking Requirements to promote walkability; Commercial parking handled as a part of a Downtown Commercial District, off-street structured residential parking.	Low to no Parking Requirements to promote walkability; Commercial parking handled as part of a Downtown Commercial District, off-street structured residential parking.	Low to no Parking Requirements to promote walkability; Commercial parking handled as part of a Downtown Commercial District, off-street structured residential parking.

 

(Ord. No. 5576, § 1, 6-1-20; Ord. No. 5632, § 1, 7-8-21; Ord. No. 5758, § 1, 12-8-22; Ord. No. 5759, § 1, 12-8-22; Ord. No. 5813, § 1(Exh. 1), 10-16-23)

A.

Zone Intent and Description. To provide a walkable predominantly single-family neighborhood that integrates appropriate multifamily housing types such as duplexes, mansion apartments, and bungalow courts within walking distance to transit and commercial areas.

B.

Building Types.

Expand

C. Building Placement
Setbacks (Distance from Property Line/ROW)
Front	15' min. 1, 2 , 25' max. 2
Side Street	10' min.; 20' max.
Side	5' 3
Rear
Main Building	30'
Accessory Structure	5'
Facade within Facade Zone
Front	50% min.
Side Street	50% min.
Lot Size
Per Building Type Standards (see Chapter 59).
Miscellaneous
Only one Main Building and one Accessory Structure may be built on each lot.
1  Where existing adjacent buildings are in front of the regulated front setback, the building may be set to align with the facade of the front most immediately adjacent property.
2  For parcels within an identified historic district, the min. and max. setbacks shall be determined by the setbacks of the existing buildings along the block.
3  No side setback required along the common property line between duplex building types.
D. Building Form
Height
Main Building	2 Stories max.
Accessory Structure	1½ Stories max.
Ground Floor Ceiling	10' min. clear
Upper Floor (s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).

 

Expand

E. Encroachments and Frontage Types.
Allowed Encroachments4, 5
Front	10' max.
Side Street	10' max.
Side	2'-6" max.
Rear	2'-6" max.
Allowed Private Frontage Types6
Common Yard	Porch, Projecting
Porch, Engaged	Stoop
4  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
5  Encroachments are not allowed within a Street or Alley ROW or across a Property Line.
6  See Chapter 60 (Private Frontage Standards) for private frontage type descriptions and regulations.

 

Expand

F. Parking
Required Spaces
Residential Uses	1 space per unit min.
Location (Distance from Property Line/ROW)
Front Setback	50'
Side Street Setback	20'
Side Setback	5' 7
Rear Setback	5'
Miscellaneous
Parking Access Drive Width
Front	12' max.
Side Street/Alley	20' max.
7  No side setback required along the common property line between duplex building types.

 

G.

Allowed Uses.

(Ord. No. 5632, § 1, 7-8-21)

A.

Zone Intent and Description. To provide high quality, medium residential building types such as townhouses, small courtyard housing, mansion apartments, duplexes, or fourplexes within walking distance to transit and commercial amenities.

B.

Building Types.

Expand

C. Building Placement
Setbacks (Distance from Property Line/ROW)
Front	10' min.; 15' max. 1
Side Street	5' min.; 10' max.
Side
Main Building	5' 2
Accessory Structure	0'
Rear
Main Building	5'
Accessory Structure	5'
Facade within Facade Zone
Front	75%
Side Street	75%
Lot Size
Per Building Type Standards (see Chapter 59).
1  Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the facade of the front most immediately adjacent property.
2  No side setback required along the common property line between townhouse and/or duplex building types.
D. Building Form.
Height
Main Building	3 Stories max.
Accessory Structure	2 Stories max.
Ground Floor Finish Level	18" min.
Ground Floor Ceiling	10' min. clear
Upper Floor(s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).
Miscellaneous
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.

 

Expand

E. Encroachments and Frontage Types.
Allowed Encroachments3, 4
Front	10' max.
Side Street	5' max.
Side	2'-6" max.
Rear	2'-6" max
Allowed Private Frontage Types5
Porch, Engaged	Forecourt
Porch, Projecting	Dooryard
Stoop
3  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
4  Encroachments are not allowed within a Street or Alley ROW or across a Property Line.
5  See Chapter 60 (Private Frontage Standards) for private frontage type descriptions and regulations.
F. Parking.
Required Spaces
Residential Uses	1/1,000 sf min. 6
Location (Distance from Property Line/ROW)
Front Setback	30'
Side Street Setback	10'
Side Setback	5' 7
Rear Setback	5'
Miscellaneous
Parking Access Drive Width
Front	12' max.
Side Street/Alley	20' max.
6  No parking spaces required for the first 2,000 sf of residential use or for affordable or senior housing units.
7  No side setback required along the common property line between townhouse and/or duplex building types.

 

G.

Allowed Uses.

(Ord. No. 5632, § 1, 7-8-21)

A.

Zone Intent and Description. To provide a flexible area that can accommodate smaller, neighborhood serving commercial uses in a main street form that allows for interim uses such as live/work and ground floor residential until the commercial corridor matures.

B.

Building Types.

Expand

C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0'min.; 15' max. 1, 2
Side Street	0'min.; 15' max.
BTL Defined by a Building
Front, Lots <50' wide	100%
Front, Lots ≥50'wide	75% min. 3
Side Street	50% min. 3
Building Facade at Front BTL	75% min.
Setbacks (Distance from Property Line/ROW)
Side	0'
Rear
Adjacent to T5N, T4N or T3N	5'
Adjacent to All Other Zones	0'
Adjacent to Alley	0'
Lot Size
Per Building Type Standards (see Chapter 59).
1  Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the facade of the front most immediately adjacent property.
2  The exact location of the BTL, within the range listed above shall be established by the first building along each block frontage to receive planning department approval. All subsequent buildings along that block frontage shall match the first building's BTL.
3  On corner lots, the BTL must be defined by a building for the first 30' from the corner.
Miscellaneous
A building form with a chamfered corner is permitted only if a corner entry is provided.
Entire ROW shall be defined by a building or a 24" to 42" high hedge, fence or stucco or masonry wall.
D. Building Form.
Height
Main Building	20' min.; 3 stories max. 4
Ground Floor Finish Level
Residential BTL/Setback <8'	24" min.
Residential BTL/Setback ≥8'	18" min.
Commercial	6" max.
Ground Floor Ceiling
Residential	10' min. clear
Commercial	14' min. clear
Upper Floor(s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space
Residential	20' min.
Commercial	30' min.
4  Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
Miscellaneous
Distance Between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Upper Floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Any street facade wider than 75' shall be designed to read as a series of building no wider than 50' each.
E. Encroachments & Frontage Types
Allowed Encroachments5, 6
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types7
Porch, Projecting	Dooryard
Porch, Engaged	Shopfront
Stoop	Gallery
Forecourt	Arcade
5  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
6   Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed within an Alley ROW or across a Property Line.
7 See Chapter 60 (Private Frontage Standards) for descriptions and regulations.
F. Parking.
Required Spaces
Residential Uses	1/1,000 sf min. 8
Retail and Service Uses	2/1,000 sf min. 9
Off-site parking within 1,200' may be used to meet parking requirements for non-residential uses.
Shared Parking may be used to meet parking requirements.
Location (Distance from Property Line/ROW)
Front Setback	30'
Side Street Setback	0' (from BTL)
Side Setback	0'
Rear Setback
Adjacent to T5N, T4N or T3N	5'
Adjacent to all other Zones	0'
Adjacent to Alley	0'
Miscellaneous
Parking Access Drive Width
Front	12' max.
Side Street/Alley	20' max.
All garages shall be screened from the Front and the Street by habitable space.
8  No parking spaces required for the first 2,000 sf of residential use or for affordable or senior housing units.
9  No parking spaces required for lodging uses and ground floor uses less than 5,000 sf.

 

(Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 13, 12-8-22)

A.

Zone Intent and Description. To integrate vibrant main-street commercial and retail environments into neighborhoods, providing access to day-to-day amenities within walking distance, creating potential for a transit stop, and serving as a focal point for the neighborhood.

B.

Building Types.

Expand

C. Building Placement.
Build-to Lines (Distance from Property Line/ROW)
Front	0'
Side Street	0'
BTL Defined by a Building
Front, Lots <50' wide	100%
Front, Lots ≥50' wide	75% min. 1
Side Street	50% min. 1
Building Facade at Front BTL	100%
Setbacks (Distance from Property Line/ROW)
Side	0'
Rear
Adjacent to TSN, T4N or T3N	5'
Adjacent to All Other Zones	0'
Adjacent to Alley	0'
Lot Size
Width	100' max. 3
Miscellaneous
A building form with a chamfered corner is permitted only if a corner entry is provided.
Entire BTL shall be defined by a building or a 24" to 42" high stucco or masonry wall.
1  On corner lots, the BTL must be defined by a building for the first 30' from the corner.
2  By-passed parcels may exceed max. lot width.
3  See Chapter 59: Building Type Standards for additional lot size regulations per Building Type.
D. Building Form.
Height
Main Building	20' min.; 3 Stories max. 5
Ground Floor Finish Level	6" max.
Ground Floor Ceiling	14' min. clear
Upper Floor (s) Ceiling	9' min.
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space
Commercial, Front	50' min.
Commercial, Side Street	30' min
Miscellaneous
Distance between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Upper Floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Any street facade wider than 75' shall be designed to read as a series of buildings no wider than 50' each.
4  4 stories max. permitted for buildings with more than 25% affordable or senior housing or for LEED (or equivalent) certified buildings.
5 Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
E. Encroachments & Frontage Types.
Allowed Encroachments6, 7
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types8
Forecourt	Gallery
Shopfront	Arcade
6  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
7  Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed within an Alley ROW or across a Property Line.
8  See Chapter 60 (Private Frontage Standards) for descriptions and regulations.
F. Parking.
Required Spaces
Residential Uses	1/1,000 sf min. 9
Retail and Service Uses	2/1,000 sf min. 10
Off-site parking within 1,200' may be used to meet parking requirements for non-Residential uses.
Shared Parking may be used to meet parking requirements.
Location (Distance from Property Line/ROW)
Front Setback
Ground Floor	50'
Upper Floors	30'
Side Street Setback	0'
Side Setback	0'
Rear Setback
Adjacent to T5N, T4N or T3N	5'
Adjacent to all other Zones	0'
Adjacent to Alley	0'
Miscellaneous
Parking Access Drive Width
Front	12' max.
Side Street/Alley	20' max.
All garages shall be screened from the Front and the Side Street by habitable space.
9  No parking spaces required for the first 2,000 sf of residential use or for affordable or senior housing units.
10  No parking spaces required for lodging uses and ground floor uses less than 5,000 sf.

 

(Ord. No. 5514, § 1, 7-8-19; Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 13, 12-8-22)

A.

Zone Intent And Description. To provide a medium- to high-density residential building types such as apartment houses, courtyard buildings, and mid-rise buildings that transition from lower density surrounding residential neighborhoods to the higher density mixed-use neighborhoods.

B.

Building Types.

Expand

C. Building Placement.
Build-to Lines (Distance from Property Line/ROW)
Front	0' min.; 15' max. 1, 2
Side Street	0'min.; 15' max.
BTL Defined by a Building
Front	60% min. 3
Side Street	60% min. 3
Setbacks (Distance from Property Line/ROW)
Side	0'
Rear
Adjacent to T5N, T4N or T3N	5'
Adjacent to All Other Zones	0'
Adjacent to Alley	0'
Lot Size
Per Building Type Standards (see Chapter 59).
Miscellaneous
Entire ROW shall be defined by a building or a 24" to 42" high fence or stucco or masonry wall.
1  Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the facade of the front most immediately adjacent property.
2  The exact location of the BTL within the range listed above shall be established by the first building along each block frontage to receive planning department approval. All subsequent buildings along that block frontage shall match the first building's BTL.
3  On corner lots, the BTL must be defined by a building for the first 50' from the corner.
D. Building Form.
Height
Main Building	2 Stories min.; 55' max. 4
Ground Floor Finish Level
Residential BTL/Setback <8'	24" min.
Residential BTL/Setback ≥8'	18" min.
Ground Floor Ceiling	10' min. clear
Upper Floor (s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space	20' min.
Miscellaneous
Distance between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Upper Floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Any street facade wider than 100' shall be designed to read as a series of buildings no wider than 75' each.
4  Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
E. Encroachments and Frontage Types.
Allowed Encroachments5, 6
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types7
Stoop	Dooryard
Forecourt
5  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
6  Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed within an Alley ROW or across a Property Line.
7  See Chapter 60 (Private Frontage Standards) for descriptions and regulations.
F. Parking.
Required Spaces
Residential Uses	No min.; 1/unit max.
Off-site parking within 600' may be used to meet parking requirements for Residential uses.
Location (Distance from Property Line/ROW)
Front Setback	30'
Side Street Setback	0' (from BTL)
Side Setback	0'
Rear Setback
Adjacent to T4N or T3N	5'
Adjacent to all other Zones	0'
Adjacent to Alley	0'
Miscellaneous
Parking Access Drive Width
Front	20' max.
Side Street/Alley	20' max.
% of Frontage along Front	20% max.
All garages shall be screened from the Front and the Street by habitable space.

 

(Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 13, 12-8-22)

A.

Zone Intent and Description. To provide a flexible area that can transition from the commercial district to residential district by allowing a mixture of ground floor uses including live/work and ground floor residential that could transition to commercial space when the commercial corridor matures.

B.

Building Types.

Expand

C. Building Placement.
Build-to Lines (Distance from Property Line/ROW)
Front	0' min.; 10' max. 1,2
Side Street	0' min.; 10' max.
BTL Defined by a Building
Front, Lots <50' wide	100%
Front, Lots ≥50' wide	75% min. 3
Side Street	60% min. 3
Setbacks (Distance from Property Line/ROW)
Side	0'
Rear
Adjacent to T5N, T4N or T3N	5'
Adjacent to All Other Zones	0'
Adjacent to Alley	0'
No side setback required along the common property line between Townhouse building types.
Lot Size
Per Building Type Standards (see Chapter 59).
1  Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the facade of the front most immediately adjacent property.
2  The exact location of the BTL within the range listed above shall be established by the first building along each block frontage to receive planning department approval. All subsequent buildings along that block frontage shall match the first building's BTL.
3  On corner lots, the BTL must be defined by a building for the first 50' from the corner.
Miscellaneous
A building form which a chamfered corner is permitted if a corner entry is provided.
Entire ROW shall be defined by a building or a 24" to 42" high stucco or masonry wall.
D. Building Form.
Height
Main Building	2 Stories min.; 55' max. 4, 5
Ground Floor Finish Level
Residential BTL/Setback <8'		24" min.
Residential BTL/Setback ≥8'		18" min.
Commercial		6" max.
Ground Floor Ceiling
Residential	10' min. clear
Commercial	14' min. clear
Upper Floor(s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space
Residential	20' min
Commercial	30' min.
4  65' max. permitted for buildings with more than 25% affordable or senior housing; 85' max. for LEED (or equivalent) certified buildings.
5  Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
Miscellaneous
Distance Between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Upper Floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
Any street facade wider than 100' shall be designed to read as a series of buildings no wider than 75' each.
E. Encroachments & Frontage Types.
Allowed Encroachments6, 7
Front	14' max.
Side Street	14' max.
Rear	5' max.
Allowed Frontage Types8
Stoop	Terrace
Forecourt	Gallery
Dooryard	Arcade
Shopfront
6  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
7  Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed within an Alley ROW or across a Property Line.
8  See Chapter 60 (Private Frontage Standards) for descriptions and regulations.
F. Parking Required Spaces.
Required Spaces
Residential Uses	No min.; 1/unit max.
Retail and Service Uses	2/1,000 sf min. 9
Off-site parking within 600' may be used to meet parking requirements for Residential uses.
Off-site parking within 1,200' may be used to meet parking requirements for non-Residential uses.
Shared Parking may be used to meet parking requirements.
Location (Distance from Property Line/ROW)
Front Setback	30'
Side Street Setback	0' (from BTL)
Side Setback	0'
Rear Setback
Adjacent to T5N, T4N or T3N	5'
Adjacent to all other Zones	0'
Adjacent to Alley	0'
Miscellaneous
Parking Access Drive Width
Front, ≤40 spaces	12' max.
Front, >40 spaces	20' max.
Side Street/Alley	20' max.
% of Frontage along Front	20% max.
All garages shall be screened from the Front and the Street by habitable space.
9  No parking spaces required for lodging uses and ground floor uses less than 5,000 sf.

 

(Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 13, 12-8-22)

A.

Zone Intent and Description. To integrate medium intensity vertical mixed use that can appropriately transition into the adjacent neighborhoods in central Mesa, near transit stops, or other pedestrian oriented urban area areas.

B.

Building Types.

Expand

C. Building Placement.
Build-to Lines (Distance from Property Line/ROW)
Front	0'
Side Street	0'
BTL Defined by a Building Front
Front	100%
Side Street	60% min. 1
Setbacks (Distance from Property Line/ROW)
Side	0'
Rear	0'
Lot Size
Width	50' min. 2
Miscellaneous
A building form with a chamfered corner is permitted if a corner entry is provided.
Entire ROW shall be defined by a building or a 24" to 36" high stucco or masonry wall.
1  On corner lots, the BTL must be defined by a building for the first 50' from the corner.
2  See Chapter 59: Building Type Standards for additional lot size regulations per Building Type.
D. Building Form.
Height
Main Building	3 Stories min.; 85' max. 3, 4
Ground Floor Finish Level	6" max.
Ground Floor Ceiling	14' min. clear
Upper Floor (s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space
Front	50' min.
Side Street	30' min.
Miscellaneous
Distance Between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Upper Floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades
Any street facade wider than 150' shall be designed to read as a series of buildings no wider than 100' each.
3  Stories min. permitted in the Historic Downtown Overlay (See Regulating Plan); 105' max. permitted for building with more than 25% affordable or senior housing; 135' max. or for LEED (or equivalent) certified buildings.
4  Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
E. Encroachments & Frontage Types.
Allowed Encroachments5, 6
Front	14' max.
Side Street	14' max.
Allowed Frontage Types 7
Stoop	Terrace
Forecourt	Gallery
Dooryard	Arcade
Shopfront
F. Parking.
Required Spaces
Residential Uses	No min.; 1/unit max.
Retail and Service Uses	2/1,000 sf min. 8
Off-site parking within 600' may be used to meet parking requirements for Residential uses.
Off-site parking within 1,200' may be used to meet parking requirements for non-Residential uses.
Shared Parking may be used to meet parking requirements.
5  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
6  Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed within an Alley ROW or across a Property Line.
7  See Chapter 60 (Private Frontage Standards) for descriptions and regulations.
8  No parking spaces required for lodging uses and ground floor uses less than 5,000 sf.
Location (Distance from Property Line/ROW)
Front Setback
Ground Floor	50'
Upper Floors	30'
Side Street Setback
Ground Floor	30'
Upper Floors	0'
Side Setback	0'
Rear Setback	0'
Miscellaneous
Parking Access Drive Width
Front, ≤40 spaces	12' max.
Front, >40 spaces	20' max.
Side Street/Alley	20' max.
% of Frontage along Front	20% max.

 

(Ord. No. 5576, § 2, 6-1-20; Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 13, 12-8-22)

A.

Zone Intent and Description. To enable designated areas within the core of central Mesa to evolve into higher intensity mixed use development that can support transit and provide a vibrant urban environment.

B.

Building Types.

Expand

C. Building Placement.
Build-to Lines (Distance from Property Line/ROW)
Front	0'
Side Street	0'
BTL Defined by a Building
Front	100%
Side Street	80% min. 1
Setbacks (Distance from Property Line/ROW)
Side	0'
Rear	0'
Lot Size
Width	50' min. 2
1  On corner lots, the BTL must be defined by a building for the first 50' from the corner.
2  See Chapter 59: Building Type Standards for additional lot size regulations per Building Type.
D. Building Form.
Height
Main Building	4 Stories min.; 135' max. 3
Ground Floor Finish Level	6" max.
Ground Floor Ceiling	14' min. clear
Upper Floor(s) Ceiling	9' min. clear
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space	50' min.
Miscellaneous
Distance Between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Upper Floors shall have a primary entrance along the front.
Loading docks, overhead doors, and other service entries may not be located on street-facing facades.
3  155' max. for buildings with more than 25% affordable or senior housing; No max. for LEED (or equivalent) certified buildings.
E. Encroachments & Frontage Types.
Allowed Encroachments4, 5
Front	14' max.
Side Street	14' max.
Allowed Frontage Types6
Shopfront	Gallery
Terrace	Arcade
4  Maximum allowed encroachments, see Frontage Types for further refinement of the allowed encroachments for frontage elements.
5  Encroachments into the ROW require the approval of an encroachment permit. Encroachments are not allowed within an Alley ROW or across a Property Line.
6  See Chapter 60 (Private Frontage Standards) for descriptions and regulations.
F. Parking.
Required Spaces
Residential Uses	No min.; 1/unit max.
Retail and Service Uses	2/1,000 sf min. 7
Off-site parking within 600' may be used to meet parking requirements for Residential uses.
Off-site parking within 1200' may be used to meet parking requirements for non-Residential uses.
Shared Parking may be used to meet parking requirements.
Location (Distance from Property Line/ROW)
Front Setback
Ground Floor	50'
Upper Floors	30'
Side Street Setback
Ground Floor	30'
Upper Floors	0'
Side Setback	0'
Rear Setback	0'
Miscellaneous
Parking Access Drive Width
Front, ≤40 spaces	12' max.
Front, >40 spaces	20' max.
Side Street/Alley	20' max.
% of Frontage along Front	20% max.
7  No parking spaces required for lodging uses and ground floor uses less than 5,000 sf.

 

(Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 13, 12-8-22)

A.

Open Space Standards for All Zones.

1.

The Civic Space Standards set forth in Chapter 62 (Civic Space Standards) provide the regulations for the Civic and Open Space within the Form-Based Code Transect Zones.

B.

Landscape Standards.

1.

See Chapter 33 (Landscaping) for Landscaping Standards on private lots within the Form-Based Code Transect Zones.

2.

Unbuilt spaces on private lots, including front yards, rear yards, and courtyard spaces, should, to the maximum extent possible, provide pervious surfaces and landscape in order to encourage soft edges and transitions between the public and private realms, reduce heat island effect, and aid in compliance with the Stormwater Quality Standards. Landscape treatments should use drought tolerant and native species and be in keeping with the an urban environment to accommodate active and passive uses and the effective use of compact spaces.

C.

Lighting Standards.

1.

All lighting shall comply with the standards found in the Mesa Lighting and Electrical Code, Title 4, Chapter 4 of the Mesa City Code.

2.

All lighting shall comply with § 11-30-5 of this Zoning Code.

3.

All Outdoor lighting for sport courts/fields shall require a Special Use Permit (SUP).

D.

Parking Requirements.

1.

All on-street parking spaces adjacent to the lot may be used to meet parking requirements.

2.

No parking spaces are required for Accessory Structures that are 500 sf or less.

3.

Bicycle parking shall be provided and in a secure environment, except in residential buildings with 4 units or less.

4.

Bicycle parking shall be provided at a minimum ratio of 1 bicycle space for every 10 vehicular spaces with a maximum requirement of 20 bicycle spaces. The bicycle parking spaces provided shall be accessible in the same manner as their equivalent vehicular spaces (publicly or privately accessible).

5.

For every 10 publicly accessible bicycle parking spaces provided, the required commercial parking spaces may be reduced by one space with a maximum reduction of 15 percent of the required vehicular parking spaces.

E.

Parking Space Design.

1.

All parking spaces must be accessible from a public ROW.

2.

Except for designated disabled parking spaces, no parking spaces shall be required to be individually accessible. Tandem, stacking and valet parking may be used to meet parking requirements.

3.

Parking spaces may be directly accessed from an alley.

4.

On lots with alleys, all drives shall be accessed only from the alley.

5.

On corner lots, all drives shall be accessed only from the alley or side street.

6.

Shared drives are encouraged between adjacent lots to minimize curb cuts along the street.

7.

Off-street parking spaces do not have to be covered.

8.

Vehicles parked off-street may not encroach on a sidewalk.

9.

Underground parking may be placed up to the ROW or Property Line.

10.

Underground parking shall not be visible to pedestrians from a Public way.

11.

Parking spaces shall generally be designed according to the dimensions in 11-32-2.H (Size of Parking Spaces and Maneuvering Aisles).

12.

If park-lifts or mechanically-ventilated garages are used next to Residential uses, the noise and vibration of the mechanical systems shall be mitigated.

13.

All surface parking areas along a Street or Civic Space that are not behind buildings shall be screened by a 3'6" tall min. hedge, fence, or wall in character with the building at the ROW.

14.

All exposed structured parking shall be architecturally incorporated into the facade composition.

15.

On corner lots less than 100' wide, maximum length of 60' of parking podium or garage is allowed along a Side Street.

16.

The minimum number of parking spaces required for buildings within ¼ mile of transit may be reduced by 20%.

17.

Temporary parking lots that will be replaced by a permanent building or structure are not subject to the parking location regulations in the Building Form Standards, but shall comply with all landscaping requirements.

18.

At least 10% of the area of an off-street parking with more than 30 spaces shall be reserved for landscaping.

19.

All off-street parking lots with 10 or more surface parking spaces shall meet the landscaping requirements of 11-33-4 (Interior Parking Lot Landscaping).

This Chapter sets forth the standards applicable to the development of each building type. These standards supplement the standards for each zone that the building types are allowed within. These standards are intended to ensure development that reinforces walkability, relationships within built environment, and the highly-valued existing character and scale of Mesa's historic neighborhoods and downtown. Additionally, these standards are intended to allow creation of new developments that create new walkable neighborhoods.

A.

The standards within this Chapter shall apply to all proposed development within transect zones and shall be considered in combination with the standards for the applicable zone in Chapter 58 (Building Form Standards) and Chapter 60 (Private Frontage Standards).

B.

The standards set forth in this Chapter shall be used in non-transect zones with the "U" designator as guidelines and may be used in all other non-transect zones as guidelines.

A.

This section provides an overview of the allowed building types. The names of the building types are not intended to limit uses within a building type. For example, a single-unit house may have non-residential uses within it, such as a cafe or an office.

B.

The Lot Size Standards for each building type designate the range of lot sizes that the given building type is allowed to be built on. If the lot is smaller or larger than the allowed lot size, a different building type must be selected.

TABLE 11-59-3.A BUILDING TYPES GENERAL BUILDING TYPE

Expand

	Building Type	Transect Zones
	Carriage House: This Building Type is a secondary structure typically located at the rear of a lot. This structure provides habitable/occupiable space for a small residential unit, home office space, or other small commercial or service use that may be above a garage or at ground level. This Type is important for providing affordable housing opportunities and incubating small businesses within walkable neighborhoods.
	Single-Unit House, Village: This Building Type is a medium-sized detached structure on a medium-sized lot that incorporates one unit. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street.
	Single-Unit House, Cottage: This Building Type is a small detached structure on a small lot that incorporates one unit. It is typically located within a primarily single-family residential neighborhood in a walkable urban setting, potentially near a neighborhood main street. This Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	Bungalow Court: This Building Type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street. The shared court takes the place of a private rear yard and becomes an important community-enhancing element of this Type. This Type is appropriately scaled to fit within primarily single-family or medium-density neighborhoods. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	Duplex: This Building Type is a small to medium-sized structure that consists of two side-by-side or stacked dwelling units, both facing the street, and within a single building massing. This Type has the appearance of a medium to large single-family home and is appropriately scaled to fit within primarily single-family neighborhoods or medium-density neighborhoods. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	Townhouse: This Building Type is a small to medium-sized attached structure that consists of three to eight dwelling units placed side-by-side. This Type is typically located within medium-density neighborhoods or in a location that transitions from a primarily single-family neighborhood into a neighborhood main street. This type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. Syn: Rowhouse
	Mansion Apartment: This Building Type is a medium structure that consists of three to six side-by-side and/or stacked dwelling units, typically with one shared entry or individual entries along the front. This type has the appearance of a medium sized family home and is appropriately scaled to fit in sparingly within primarily single-family neighborhoods or into medium density neighborhoods. This Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	Apartment House: This Building Type is a medium- to large-sized structure that consists of seven to 12 side-by-side and/or stacked dwelling units, typically with one shared entry. This Type is appropriately scaled to fit in within medium-density neighborhoods or sparingly within large lot predominantly single-family neighborhoods. This Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	Courtyard Building: This Building Type is a medium- to large-sized structure that consists of multiple side-by-side and/or stacked dwelling units accessed from a courtyard or series of courtyards. Each unit may have its own individual entry, or up to three units may share a common entry. This Type is appropriately scaled to fit in sparingly within primarily single-family or medium-density neighborhoods. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	Main Street Mixed-Use: This Building Type is a small- to medium-sized structure, typically attached, intended to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses. Smaller versions of this Type include live/work units. This Type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability.
	Mid-Rise: This Building Type is a medium- to large-sized structure, 4 to 8 stories tall, built on a large lot that incorporates structured parking. It can be used to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses; or may be a single-use building, typically service or residential, where ground floor retail is not appropriate. This Type is a primary component of an urban downtown providing high-density buildings.
	High-Rise: This Building Type is a large-sized structure, more than 8 stories tall, built on a large lot that incorporates a structured parking. It is used to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses. This Type is a primary component of an urban downtown providing high-density buildings.

 

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	A. Description
	Single-Unit House, Village: This Building Type is a medium-sized detached structure on a medium-sized lot that incorporates one unit. It is typically located within a primarily single-residence residential neighborhood in a walkable urban setting, potentially near a neighborhood main street.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size1
Width	50' min.; 75' max.
Depth	75' min.; 150' max.
Area 2	5,000 sf min.
C. Number of Unit
Units	1 max.
D. Building Size and Massing
Height
Per Building Form Standards based on transect zone
Main Body
Width	48' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure(s)
Width	24' max.
Depth	30' max.
1  By-passed parcels may exceed lot width, depth and area.
2  Smaller or larger lot size permitted only if building type is already existing on lot at time of code adoption.
E. Allowed Frontages
Porch, Engaged
Porch, Projecting
F. Pedestrian Access
Main Entrance Location	Front
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
Width	20' min.
Depth	20' min.
Area	500 sf min.
Required street setbacks and driveways shall not be included in the private open space area calculation.
Required private open space may be allowed in locations compatible with the building type and form, subject to zoning clearance review.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A. Description
	Single-Unit House, Cottage: This Building Type is a small detached structure on a small lot that incorporates one unit. It is typically located within a primarily single-residence neighborhood in a walkable urban setting, potentially near a neighborhood main street. This Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size1
Width	30' min.; 50' max.
Depth	50' min.; 150' max.
Area 2	2,500 sf min.
C. Number of Units
Units	1 max.
D. Building Size and Massing
Height
Per Building Form Standards based on transect zone.
Main Body
Width	36' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure
Width	24' max.
Depth	30' max.
Only one accessory structure is allowed per lot.
1 By-passed parcels may exceed lot width, depth and area.
2  Smaller or larger lot size permitted only if building type is already existing on lot at time of code adoption.
E. Allowed Frontages
Porch, Projecting
Stoop
F. Pedestrian Access
Main Entrance Location	Front
G. Vehicle Access and Parking
Parking shall be accessed from a side street or alley.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
Width	15' min.
Depth	15' min.
Area	300 sf min.
Required street setbacks and driveways shall not be included in the private open space area calculation.
Required private open space may be allowed in locations compatible with the building type and form, subject to zoning clearance review.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A. Description
	Bungalow Court: This Building Type consists of a series of small, detached structures, providing multiple units arranged to define a shared court that is typically perpendicular to the street and defined on three sides by buildings. The shared court takes the place of a private rear and becomes an important community-enhancing element of this Type. This Type is appropriately scaled to fit within primarily single-residence or medium density neighborhoods. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size1
Width	75' min.; 150' max.
Depth	100' min.; 150' max.
C. Number of Units
Units	3 min.; 9 max.
D. Building Size and Massing Height
Height
Height	1½ Stories max.
Main Body
Width	32' max.
Depth	24' max.
Secondary Wing(s)
Width	24' max.
Depth	12' max.
Accessory Structure
Width	24' max.
Depth	24' max.
1  By-passed parcels may exceed max. lot with and depth.
E. Allowed Frontages
Porch, Projecting
Stoop
F. Pedestrian Access
Main Entrance Location	Front
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
Width	20' min.
Depth	20' min.
Area	400 sf min.
Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5514, § 1, 7-8-19)

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	Duplex: This Building Type is a small to medium-sized structure that consists of two side-by-side or stacked dwelling units, both facing the street, and sharing one common party wall. This Type has the appearance of a medium to large single-residence home and is appropriately scaled to fit within primarily single-residence neighborhoods or medium density neighborhoods. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size2
Width 3	50' min.; 75' max.
Depth	100' min.; 150' max.
C. Number of Units
Units	2 max.
D. Building Size and Massing
Height
Per Building Form Standards based on transect zone.
Main Body
Width	48' max.
Secondary Wing(s)
Width	30' max.
Accessory Structure(s)
Width
Individual unit ownership	24' max.
Shared between units	48' max.
Depth	30' max.
1 Side-by-side duplexes may have a shared Property Line
2 By-passed parcels may exceed lot width and depth.
3 Total width of lot(s) if there is a shared Property Line
E. Allowed Frontages
Porch, Engaged	Stoop
Porch, Projecting
F. Pedestrian Access
Main Entrance Location	Front 4
Each unit shall have an individual entry facing the street on or no more than 10' behind the front facade.
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
Width	15' per unit, min.
Depth	15' per unit, min.
Area	300 sf min.
Required street setbacks and driveways shall not be included in the private open space area calculation.
Required private open space may be allowed in locations compatible with the building type and form, subject to zoning clearance review.
4  On corner lots, each unit shall front a different street.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A. Description
	Townhouse: This Building Type is a small to medium-sized attached structure that consists one or three or more dwelling units placed side-by-side. This Type is typically located within medium density neighborhoods or in a location that transitions from a primarily single-residence neighborhood into a neighborhood main street. This type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability. Syn: Rowhouse
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size2
Width	18' min. per unit
Depth	80' min.
C. Number of Units
Units	3 min.; 8 max.
D. Building Size and Massing
Height
Per Building Form Standards based on transect zone
Main Body
Width	18' min.; 36' max.
Secondary Wing(s)
The footprint area of the Secondary Wing(s) may not exceed the footprint area of the Main Body.
Accessory Structure(s)
Width	24' max.
Depth	30' max.
The footprint area of an Accessory Structure may not exceed the footprint area of the Main Body.
2  By-passed parcels may exceed lot width and depth.
E. Allowed Frontages
Porch	Dooryard
Stoop
F. Pedestrian Access
Main Entrance Location	Front
Each unit shall have an individual entry facing a street.
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
When accessed from the front, a single shared drive shall be used.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
Width	8' min.
Depth	8' min.
Area	100 sf min.
Required street setbacks and driveways shall not be included in the private open space area calculation.
Required private open space may be allowed in locations compatible with the building type and form, subject to zoning clearance review.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A. Description
	Mansion Apartment: This Building Type is a medium structure that consists of three to six side-by-side and/ or stacked dwelling units, typically with one shared entry or individual entries along the front. This type has the appearance of a medium sized residence home and is appropriately scaled to fit in sparingly within primarily single-residence neighborhoods or into medium density neighborhoods. This Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size1
Width	50' min.; 100' max.
Depth	100' min.; 150' max.
C. Number of Units
Units	3 min.; 6 max.
D. Building Size and Massing
Height
Per Building Form Standards based on transect zone.
Main Body
Width	48' max.
Depth	36' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure(s)
Width	48' max.
Depth	30' max.
The footprint area of an Accessory Structure may not exceed the footprint area of the Main Body.
1  By-passed parcels may exceed lot width and depth.
E. Allowed Frontages
Porch, Engaged	Stoop
Porch, Projecting	Dooryard
F. Pedestrian Access
Main Entrance Location	Front
Each unit may have an individual entry.
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
Width	8' min.
Depth	8' min.
Area	100 sf min.
Required street setbacks and driveways shall not be included in the private open space area calculation.
Required private open space may be allowed in locations compatible with the building type and form, subject to zoning clearance review.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A. Description
	Apartment House: This Building Type is a medium-to-large-sized structure that consists of seven to 12 side-by-side and/or stacked dwelling units, typically with one shared entry. This Type is appropriately scaled to fit in within medium density neighborhoods or sparingly within large lot predominantly single-residence neighborhoods. This Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size1
Width	75' min.; 150' max.
Depth	100' min.; 150' max.
C. Number of Units
Units	7 min.; 12 max.
D. Building Size and Massing
Height
Per Building Form Standards based on transect zone.
Main Body
Width	60' max.
Depth	50' max.
Secondary Wing(s)
Width	48' max.
Depth	36' max.
Accessory Structure(s)
Width	48' max.
Depth	30' max.
The footprint area of an Accessory Structure may not exceed the footprint area of the Main Body.
1  By-passed parcels may exceed lot width and depth.
E. Allowed Frontages
Porch, Projecting	Forecourt
Stoop	Dooryard
F. Pedestrian Access
Main Entrance Location	Front
Units located in the Main Body shall be accessed by a common entry along the front.
On corner lots, units in a secondary wing may front the side street.
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be enclosed, covered or open.
H. Private Open Space
No private open space requirement.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A. Description
	Courtyard Building: This Building Type is a grouping of small structures or an individual medium-to-large-sized structure that is oriented around a shared courtyard or series of courtyards. The units consists of multiple side-by-side and/or stacked dwelling units primarily accessed directly from a courtyard. This Type is primarily applicable for medium-density neighborhoods, but is also appropriately scaled to fit in sparingly within primarily single-residence neighborhoods. It enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
	B. Lot
	Lot Size1
	Width	75' min.; 200' max.
	Depth	100' min.
	C. Number of Units
	Units	4 min.; 24 max.
General Note: Photos on this page are illustrative, not regulatory.

 

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D. Building Size and Massing
Height
Height	2 stories min.; 4 stories max. 2
Main Body/Secondary Wing(s)
Width	100' max.
Depth	40' max.
Accessory Structure(s)
No accessory structures are allowed.
E. Allowed Frontages
Porch, Projecting	Shopfront
Stoop	Gallery
Forecourt	Arcade
Dooryard
F. Pedestrian Access
The main entry of ground floor units is directly off of a courtyard or a street.
Courtyards shall be accessible from the front
Each unit may have an individual entry.
Stairs accessing upper floors may serve no more than three units
1  By-passed parcels may exceed lot width and depth.
2  Height must also comply with Building Form Standards.
Pedestrian connections should link all buildings to the public right-of-way, courtyards, and parking areas.
Passages through buildings (zagwans) and between buildings should be provided to connect multiple courtyards
G. Vehicle Access and Parking
Parking may be accessed from the alley, side street or front.
Parking may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be structured, tuck-under, or open.
H. Private Open Space
No private open space requirement.
I. Courtyard(s)
Width	20' min.; 50' max.
Width-to-Height Ratio	1:2 min. to 2:1 max.
Depth	20' min.; 150' max.
Depth-to-Height Ratio	1:1 to 3:1
Area (total)	400 sf min.; 50 sf/unit min.
Buildings must define a minimum of two courtyard edges.
Courtyard edges not defined by building should be defined by a 6' stucco or masonry wall.

 

(Ord. No. 5514, § 1, 7-8-19)

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	Main Street Mixed-Use: This Building Type is a small-to medium-sized structure, typically attached, intended to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses. Smaller versions of this Type include live/work units. This Type makes up the primary component of a neighborhood main street and portions of a downtown main street, therefore being a key component to providing walkability.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size1
Width	25' min.; 150' max.
Depth	100' min.; 150' max.
C. Number of Units
Units	2 min.
D. Building Size and Massing
Height
Height	2 stories min.; 4 stories max. 2
Main Body
Width	150' max.
Depth	65' max.
Secondary Wing(s)/Accessory Structure(s)
Width	100' max.
Depth	65' max.
Separation from Main Body	10' min.
A Secondary Wing/Accessory Structure shall have a smaller footprint, a narrower width, and a depth not greater than the Main Body.
1  By-passed parcels may exceed lot width and depth.
2  Height must also comply with Building Form Standards.
E. Allowed Frontages
Forecourt	Dooryard
Shopfront	Gallery
Terrace	Arcade
F. Pedestrian Access
Upper floor units located in the Main Body shall be accessed by a common entry along the front.
Ground floor units may have individual entries along the front or side street.
On corner lots, units in a secondary wing/accessory structure may front the side street.
G. Vehicle Access and Parking
Parking shall be accessed from a side street or alley.
Parking drives and access may be shared on adjacent lots.
On-site parking spaces may be enclosed or open.
Garages may be detached or tuck-under.
H. Private Open Space
No private open space requirement.

 

(Ord. No. 5514, § 1, 7-8-19)

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	A Description
	Mid-Rise: This Building Type is a medium to large-sized structure, 4 to 8 stories tall built on a large lot that incorporates structured parking. This building type can be used to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses; or may be a single use building, typically service or residential, where ground floor retail is not appropriate. This Type is a primary component of an urban downtown providing high density buildings.
	B. Lot
	Lot Size
	Width	100' min.; 200' max.
	Depth	100' min.; 150' max.
General Note: Photos on this page are illustrative, not regulatory.

 

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C. Number of Units
Unrestricted
D. Building Size and Massing
Height
Height	4 stories min.; 8 stories max. 1
Footprint
Floors 1—2
Width	200' max.
Depth	150' max.
Lot Coverage	100% max.
Floors 3+
Depth	65' max.
The floorplate of any floor may not be larger than the floor below.
E. Allowed Frontages
Shopfront	Dooryard
Gallery	Terrace
1  Height must also comply with Building Form Standards.
F. Pedestrian Access
Upper floor units shall be accessed by a common entry along the front.
Ground floor units may have individual entries along the front or side street.
G. Vehicle Access and Parking
Parking may be accessed from the front, alley or side street.
Parking may be accessed from the front only when there is no adjacent alley or side street.
On-site parking spaces may be in a structured garage. 2
H. Open Space
No private open space requirement.
Podium tops should be used to provide open space.
I. Courtyard(s)
Width	20' min.; 50' max.
Width-to-Height Ratio	1:2 to 2:1
Depth	20' min.; 150' max.
Depth-to-Height Ratio	1:1 to 3:1
2  A limited number of surface parking spaces along an alley may be approved by the Director.

 

(Ord. No. 5514, § 1, 7-8-19; Ord. No. 5547, § 1, 1-27-20)

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	A. Description
	High-Rise: This Building Type is a large-sized structure, more than 8 stories tall built on a large lot that incorporates a structured parking. This building type is used to provide a vertical mix of uses with ground-floor commercial, service, or retail uses and upper-floor commercial, service, or residential uses. This Type is a primary component of an urban downtown providing high density buildings.
General Note: Photos on this page are illustrative, not regulatory.

 

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B. Lot
Lot Size
Width	100' min.; 300' max.
Depth	100' min.; 300' max.
C. Number of Units
Unrestricted
D. Building Size and Massing
Height
Height	8 stories min.
Footprint
Floors 1—5
Width	300' max.
Depth	300' max.
Lot Coverage	100% max.
Floors 6—8
Floorplate	80% of lot max.
Floors 9+
Residential Floorplate	15,000 sf max.
Commercial Floorplate	30,000 sf max.
The floorplate of any floor may not be larger than the floor below.
E. Allowed Frontages
Shopfront	Dooryard
Gallery	Terrace
F. Pedestrian Access
Upper floor units shall be accessed by a common entry along the front.
Ground floor units may have individual entries along the front or side street.
G. Vehicle Access and Parking
Parking may be accessed from the front, alley or side street.
Parking may be accessed from the front only when there is no alley or side street.
On-site parking spaces may be in a structured garage. 1
H. Private Open Space
No private open space requirement.
Podium tops should be used to provide open space.
1  A limited number of surface parking spaces along an alley may be approved by the Director.

 

(Ord. No. 5514, § 1, 7-8-19; Ord. No. 5547, § 1, 1-27-20)