This Chapter provides regulatory standards for land use and building form within the Transect Zones.

(Ord. No. 5948, § 1, 7-1-25)

The purpose of the Form-Based Code is to implement the community's vision for a vibrant, walkable, mixed-use urban environment in downtown Mesa and surrounding areas. The standards outlined in the following chapters are intended to:

A.

Preserve and enhance community character.

B.

Encourage appropriately-scaled infill and development.

C.

Reinforce a pattern of walkable neighborhoods and retrofit those that are not walkable.

D.

Support a diverse range of housing options at appropriate locations along the Transect.

E.

Foster and sustain small local businesses.

F.

Establish a framework of well-designed streets that are safe and accessible for pedestrians and cyclists.

(Ord. No. 5948, § 1, 7-1-25)

A.

The Form-Based Code (FBC) replaces the zoning regulations for parcels designated with a Transect Zone.

1.

Area of Initial Application. In its initial application, the FBC was applied to the Downtown and Pioneer/Temple Neighborhoods as a floating zone, as shown on Map 11-56-2.A.1 below. The rezoning to a designated transect zone is made effective through completion of the opt-in process (Subsections C and D, below).

2.

Areas of Future Use. FBC and transect zones may be established in other areas of the City as set forth in Chapter 63: Smart Growth Community Plans (SGCP).

3.

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

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. 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.

MAP 11-5602.A.1: DOWNTOWN AND PIONEER/TEMPLE NEIGHBORHOODS REGULATING PLAN

B.

Designation of Transect Zones, Status of Existing Zoning Districts, and Optional Use of Floating Zone. When adopting a regulating plan, the City Council may change the existing zoning district to a transect zone or retain the existing zoning district until such time as a property owner chooses to opt-in to the transect zone (floating zone).

1.

When a floating zone is adopted, if the existing zoning district is retained, a property owner may continue to apply the standards of the non-transect zone to the entire parcel (see Subsection D, below) or, may choose to designate the entire parcel as, and apply the standards of a transect zone, pursuant to the Opt-in Procedures in this Section.

2.

In no case may a parcel be developed using a mixed set of standards from both transect and non-transect zones at the same time, unless a transect requirement makes reference to a non-transect standard.

C.

Opt-In Procedures. To opt-in, a property owner 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.

1.

Such form shall state that the Transect Zone standards are in effect for the identified parcel(s) as of the signature date of the Opt-in Form.

2.

The requirements of the previous zoning district are no longer applicable for that site.

3.

Any future development shall conform with the standards of the FBC.

D.

Other Agreements. If conflicts occur between the requirements of this FBC and applicable standards adopted by City Council as part of any other agreement, the more restrictive requirements shall apply.

(Ord. No. 5948, § 1, 7-1-25)

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 only be altered or replaced 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 nonconforming, and may continue to operate in compliance with the City's regulations for nonconformities 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 or expand only in conformance with the following:

1.

Existing structures may stay in place without modification or demolition, except as necessary to accommodate redevelopment or expansion.

2.

When the expansion of an existing development amounts to an increase of 20% or less of the existing floor area, up to a maximum of 1,000 square feet, then such expansion may proceed in accordance with any conditions attached to the Zoning Clearance by the Planning Director.

3.

When expansion of an existing development amounts to a 21% or greater increase of the existing floor area, or the total floor area exceeds 1,000 square feet, then such 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.

(Ord. No. 5948, § 1, 7-1-25)

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, shall be processed in accordance with the procedures and standards found in Chapter 76: Amendments to Zoning Map.

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 floating zone (Transect Zones) as shown on Map 11-56-2.A.1 shall be processed in accordance with the procedures and standards in Chapter 76: Amendments to Map.

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:

i.

Parcels of ten (10) acres or greater; or

ii.

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:

i.

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: Amendments to Zoning Map 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.

ii.

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. Uses or activities of the FBC requiring an Administrative Use Permit, Council Use Permit, Special Use Permit, or Temporary Use Permit shall be processed according to the requirements of Chapter 70: Conditional Use Permits.

E.

Zoning Clearance - Review Process for FBC Compliant Projects.

1.

Zoning Clearance Required before Application for Building Permit. Prior to submitting a building permit, an application for a Zoning Clearance shall be filed with the Development Services Department, 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 Planning Division fee schedule.

b.

Design Review. Upon determination that one (1) or both of the two (2) 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:

i.

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

ii.

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 façades 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. Zoning Clearance is issued after the Planning Director, or designee, determines the project complies with the minimum requirements of the FBC and Design Review, if applicable. Zoning Clearance allows 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.

3.

Zoning Clearance Modification. Any modification to an issued Zoning Clearance shall be reviewed according to the review process in Subsection (1) above.

F.

Variances. In the event that an applicant believes special circumstances applicable to a property, a variance may be requested in accordance with provisions set forth in Chapter 80: Variances.

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 FBC 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.

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

a.

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

b.

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.

c.

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

d.

No more than a 20% reduction to the ground floor and upper floor ceiling heights for building types with 12 or less units.

e.

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.

f.

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

4.

Administrative Decision Process and Review Criteria. An administrative modification can be approved as submitted, approved with conditions or modifications, or denied. The basis for approval or denial will be included in the written decision. An administrative modification shall only be granted if the Planning Director determines that the requested modification strictly complies with Subsection (3) 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.

e.

Is necessary for the proposed development.

5.

Administrative Modification Request Referral. 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 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 is considered major and shall follow the processes established in the Zoning Ordinance.

6.

Appeals.

a.

Process. The applicant, the property owner, or any other person aggrieved by a decision 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 Chapter 77: Appeals of the Zoning Ordinance.

b.

Evaluation of Administrative Modification Appeals. Appeals of an administrative modification decision are reviewed using the same standards and criteria required for the decision.

(Ord. No. 5948, § 1, 7-1-25)

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).

(Ord. No. 5948, § 1, 7-1-25)

Table 11-58-3.A provides the land use regulations for all Transect Zones.

• "P" designates permitted uses.

• "AUP" designates use classifications permitted on approval of an Administrative Use Permit.

• "SUP" designates use classifications permitted on approval of a Special Use Permit.

• "CUP" designates use classifications permitted on approval of an Council Use Permit.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permit.

• "(x)" a number in parenthesis refers to limitation following the table.

• "-" designates a prohibited use.

Separate requirements exist for ground floor uses, uses on upper floor(s), and uses behind an allowed ground floor use.

(Ord. No. 5948, § 1, 7-1-25)

Expand

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
Allowed Building Types	Carriage House Single Unit House, Village Single Unit House, Cottage Bungalow Court Duplex Mansion Apartment	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Setbacks (Distance from Property Line/ROW)
Main Building
Front	15' min. 1, 2 , 25' max. 2
Side Street	10' min.; 20' max.
Side	5' min. 3
Rear	30' min.
Accessory Structure
Front	15' min. 4
Side Street	10' min.
Side	5' min. 3
Rear	5' min.
Accessory Dwelling Unit 5		See Section 11-31-3: Accessory Dwelling Unit
Façade within Façade Zone
Front	50% min.
Side Street	50% min.
Miscellaneous
Only one Main Building and one Accessory Structure may be built on each lot.
D. Building Form
Height
Main Building	2 Stories max.
Ground Floor Ceiling	10' min. clear
Upper Floor(s) Ceiling	9' min. clear
Accessory Structure	1½ stories max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
Footprint
Per Building Type Standards (see Chapter 59).
E. Encroachments
Allowed Encroachments
Front	10' max. 6
Side Street	10' max. 6
Side	2'-6" max. 6
Rear	2'-6" max. 6
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types
F. Private Frontage Types
Allowed Private Frontage Types	Common Yard Porch, Engaged Porch, Projecting Stoop	See Chapter 60: Private Frontage Standard for private frontage type descriptions and regulations
G. Parking
Required Spaces
Residential Uses	1 space per unit min. 7
Location (Distance from Property Line/ROW)
Front Setback	20' min. 8
Side Street Setback	15' min. 8
Side Setback	5' min.
Rear Setback	5' min.
Parking Access Drive
Width	12' max.
Footnotes:
1. Where existing adjacent buildings are located closer to the street than the regulated front setback, a new building may be aligned with the façade of the front most immediately adjacent property.
2. For parcels within a designated historic district, the minimum and maximum front setbacks are determined by the setbacks of the existing buildings along the block.
3. No side setback required along the common property line between townhouse and/or duplex building types or for accessory structures when in conjunction with a townhouse or duplex building type.
4. Accessory Structures may not be placed in front of the main building regardless of the minimum setback.
5. Only allowed in conjunction with Single-Unit House, Village: Single-Unit, Cottage, and Duplex Building Types.
6. Encroachments are not allowed within a street or public alley, or across a property line.
7. No additional parking is required for Accessory Dwelling Units.
8. Parking must be placed at least five (5) feet behind the building's façade.

 

(Ord. No. 5948, § 1, 7-1-25)

Expand

A. Zone Intent and Description
To provide high quality, medium-density residential building types such as townhouses, small courtyard housing, mansion apartments, duplexes, or fourplexes, all within walking distance to transit and commercial areas.
B. Building Types
Allowed Building Types 1 :	Carriage House Single-Unit House, Village Single-Unit House, Cottage Bungalow Court Duplex Townhouse Mansion Apartment Apartment House Courtyard Building Mid-Rise Main Street Mixed-Use	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Setbacks (Distance from Property Line/ROW)
Main Building
Front	10' min.; 15' max. 1
Side Street	5' min.; 10' max.
Side	5' min. 2
Rear	5' min.
Accessory Structure
Front	10' min. 3
Side Street	5' min.
Side	5' min. 2
Rear	5' min.
Accessory Dwelling Unit 4		See Section 11-31-3: Accessory Dwelling Unit
Façade within Façade Zone
Front	75%
Side Street	75%
D. Building Form
Height
Main Building	4 stories max. 5
Ground Floor Finish Level	18" min.
Ground Floor Ceiling	10' min. clear
Upper Floor(s) Ceiling	9' min. clear
Accessory Structure	2 stories max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
Footprint
Per Building Type Standards (see Chapter 59).
Miscellaneous
Loading docks, overhead doors, and other service entries may not be located on street-facing façades.
E. Encroachments
Allowed Encroachments
Front	10' max. 6
Side Street	5' max. 6
Side	2'-6" max. 6
Rear	2'-6" max. 6
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types
F. Private Frontage Types
Allowed Private Frontage Types	Porch, Engaged Porch, Projecting Stoop Forecourt Dooryard	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
G. Parking
Required Spaces
Residential Uses	1/1,000 sf min. 7
Location (Distance from Property Line/ROW)
Front Setback	15' min. 8
Side Street Setback	10' min.
Side Setback	5' min.
Rear Setback	5' min.
Parking Access Drive
Width	12' min. 9
Footnotes:
1. Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the façade of the front most immediately adjacent property.
2. No side setback required along the common property line between townhouse and/or duplex building types or for accessory structures when in conjunction with a townhouse or duplex building type.
3. Only allowed in conjunction with Carriage House and Single-Unit House, Single-Unit House, Village, and Cottage Building Types.
4. Accessory Structures may not be placed in front of the main building regardless of the minimum setback.
5. Five (5) stories maximum permitted for buildings with more than 25% affordable or senior housing or for LEED Gold (or equivalent) certified buildings.
6. Encroachments are not allowed within a street, public alley, or across a property line.
7. No parking spaces required for the first 2,000 sf of residential use, affordable housing units, senior housing units, or Accessory Dwelling Units.
8. Parking must be placed at least five (5) feet behind the building's façade.
9. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

Expand

A. Zone Intent and Description
To provide flexible areas that can accommodate smaller, neighborhood-serving commercial uses in a main street form while allowing for interim uses such as live/work and ground floor residential until the commercial corridor matures.
B. Building Types
Allowed Building Types	Carriage House Single-Unit House, Cottage Bungalow Court Duplex Townhouse Mansion Apartment Apartment House Courtyard Building Mid-Rise Main Street Mixed Use	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0' min.; 15' max. 1, 2
Side Street	0' min.; 15' max.
Build-to Lines Defined by a Building
Front, Lots <50' wide	100% 3
Front, Lots ≥50' wide	75% min. 3, 4
Side Street	50% min. 3, 4
Building Façade at Front BTL	75% min.
Setbacks (Distance from Property Line/ROW)
Main Building
Side	0' min.
Rear
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to All Other Transect Zones	0' min.
Adjacent to Alley	0' min.
Accessory Structure
Side	0' min.
Rear
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to all other Transect Zones	0' min.
Adjacent to Alley	0' min.
Accessory Dwelling Unit 5		See Section 11-31-3: Accessory Dwelling Unit
Miscellaneous
A building form with a chamfered corner is permitted only if a corner entry is provided.
D. Building Form
Height
Main Building	20' min.; 4 stories max. 6
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 7
Commercial	14' min. clear
Upper Floor(s) Ceiling	9' min. clear
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
Footprint
Per Building Type Standards (see Chapter 59).
Depth, Ground-Floor Space
Residential	20' min.
Commercial	15' min.
Distance Between Entries
Ground Floor	100' max.
Miscellaneous
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 façades.
E. Encroachments
Allowed Encroachments
Front	14' max. 8
Side Street	14' max. 8
Rear	5' max. 8
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types
F. Private Frontage Types
Allowed Frontage Types	Porch, Projecting Porch, Engaged Stoop Forecourt Dooryard Shopfront Gallery Arcade	See Chapter 60: Private Frontage Standards for descriptions and regulations
G. Parking
Required Spaces
Residential Uses	1/1,000 sf min. 9, 11
Retail and Service Uses	2/1,000 sf min. 10, 11, 12
Location (Distance from Property Line/ROW)
Front Setback	5' min. 13
Side Street Setback	0' min. from BTL
Side Setback	0' min.
Rear Setback
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to all other Transect Zones	0' min.
Adjacent to Alley	0'
Parking Access Drive
Width	12' min. 14
Miscellaneous
All garages shall be screened from the front and the street by habitable space.
Footnotes:
1. Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the façade 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 Division approval. All subsequent buildings along that block frontage shall match the first building's BTL.
3. Entire BTL shall be defined by a building or a 24" to 42" high hedge, fence or stucco or masonry wall, except for entry ways, driveways, and walkways.
4. On corner lots, the BTL must be defined by a building for the first 30' from the corner.
5. Only allowed in conjunction with Single-Unit House, Village; Single-Unit, Cottage, and Duplex Building Types.
6. Five (5) stories maximum permitted for buildings with more than 25% affordable or senior housing or for LEED Gold (or equivalent) certified buildings. Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
7. A 14' ground floor ceiling height is required for both residential and commercial uses in Mid-rise and Main Street Mixed Use Building Types.
8. Encroachments only allowed within the ROW and public alleys within the Downtown Pedestrian Area. Encroachments must have a minimum 14' clear height and approval of an encroachment permit.
9. No parking spaces required for the first 2,000 sf of residential use, for affordable housing units, senior housing units, or Accessory Dwelling Units.
10. No parking spaces required for ground floor, non-residential uses less than 5,000 sf.
11. Shared parking may be used to meet parking requirements through a recorded parking agreement.
12. Off-site parking within 1,200' may be used to meet parking requirements for non-residential uses.
13. Parking must be placed at least five (5) feet behind the building's façade.
14. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

Expand

A. Zone Intent and Description
To integrate vibrant main-street commercial and retail environments into neighborhoods, providing access to daily amenities within walking distance, creating opportunities for transit stops and serving as a focal point for the neighborhood.
B. Building Types
Allowed Building Types:	Main Street Mixed Use Mid-Rise	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0' max.
Side Street	0' max.
Build-to Lines Defined by a Building
Front, Lots <50' wide	100%
Front, Lots ≥50' wide	75% min. 1, 2
Side Street	50% min. 1, 2
Building Façade at Front BTL	100%
Setbacks (Distance from Property Line/ROW)
Main Building
Side	0' min. 3
Rear
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to All Other Transect Zones	0' min.
Adjacent to Alley	0' min.
Accessory Dwelling Unit 4		See Section 11-31-3: Accessory Dwelling Unit
Miscellaneous
A building form with a chamfered corner is permitted only if a corner entry is provided.
D. Building Form
Height
Main Building	20' min.; 4 Stories max. 5, 6
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	15' min
Distance Between Entries
Ground Floor	50' max.
Miscellaneous
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 façades.
E. Encroachments
Allowed Encroachments
Front	14' max. 7
Side Street	14' max. 7
Rear	5' max. 7
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types.
F. Private Frontage Types
Allowed Frontage Types	Forecourt Shopfront Gallery Arcade	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
G. Parking
Required Spaces
Residential Uses	1/1,000 sf min. 8, 9
Retail and Service Uses	2/1,000 sf min. 9, 10, 11
Location (Distance from Property Line/ROW)
Front Setback
Ground Floor	50' min.
Upper Floors	30' min.
Side Street Setback	0' min.
Side Setback	0' min.
Rear Setback
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to all other Transect Zones	0' min.
Adjacent to Alley	0' min.
Parking Access Drive
Width	12' min. 12
Miscellaneous
All garages shall be screened from the front and the street by habitable space.
Footnotes:
1. Entire BTL shall be defined by a building or a 24" to 42" high stucco or masonry wall, except for entryways, driveways, and walkways.
2. On corner lots, the BTL must be defined by a building for the first 30' from the corner.
3. No side setback required along the common property line between townhouse and/or duplex building types or for accessory structures when in conjunction with a townhouse or duplex building type.
4. Only allowed in conjunction with the Duplex Building Type.
5. Six (6) stories maximum permitted for buildings with more than 25% affordable or senior housing or for LEED Gold (or equivalent) certified buildings.
6. Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
7. Encroachments only allowed within the ROW and public alleys within the Downtown Pedestrian Area. Encroachments must have a minimum 14' clear height and approval of an encroachment permit.
8. No parking spaces required for the first 2,000 sf of residential use, for affordable housing units, senior housing units, or Accessory Dwelling Units.
9. Shared parking may be used to meet parking requirements through a recorded parking agreement.
10. No parking spaces required for ground floor, non-residential uses less than 5,000 sf.
11. Off-site parking within 1,200' may be used to meet parking requirements for non-residential uses.
12. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

Expand

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
Allowed Building Types	Apartment House Courtyard Building Bungalow Cour Mid-Rise	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0' min.; 15' max. 1, 2
Side Street	0' min.; 15' max.
Build-to Lines Defined by a Building
Front	60% min. 3, 4
Side Street	60% min. 3, 4
Setbacks (Distance from Property Line/ROW)
Side	0' min.
Rear
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to All Other Transect Zones	0' min.
Adjacent to Alley	0' min.
D. Building Form
Height
Main Building	2 Stories min.; 55' max. 5
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.
Distance between Entries
Ground Floor	50' max.
Miscellaneous
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 façades.
E. Encroachments
Allowed Encroachments
Front	14' max. 6
Side Street	14' max. 6
Rear	5' max. 6
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types.
F. Private Frontage Types
Allowed Frontage Types	Stoop Forecourt Dooryard	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
G. Parking
Required Spaces
Residential Uses	No min.; 1/unit max. 7
Location (Distance from Property Line/ROW)
Front Setback	30' min.
Side Street Setback	0' min. from BTL
Side Setback	0' min.
Rear Setback
Adjacent to T4N or T3N	5' min.
Adjacent to all other Transect Zones	0' min.
Adjacent to Alley	0' min.
Parking Access Drive
Width	12' min. 8
% of Frontage along Front	20% max.
Miscellaneous
All garages shall be screened from the front and the street by habitable space.
Footnotes:
1. Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the façade 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. Entire BTL shall be defined by a building or a 24" to 42" high fence or stucco or masonry wall, except for entry ways, driveways, and walkways.
4. On corner lots, the BTL must be defined by a building for the first 50' from the corner.
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.
6. Encroachments only allowed within the ROW and public alleys within the Downtown Pedestrian Area. Encroachments must have a minimum 14' clear height and approval of an encroachment permit.
7. Off-site parking within 600' may be used to meet parking requirements for residential uses.
8. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

Expand

A. Zone Intent and Description
To provide a flexible area that transitions from the commercial districts to residential districts by allowing for 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
Allowed Building Types	Apartment House Courtyard Building Main Street Mixed-Use Mid-Rise	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0' min.; 10' max. 1,2
Side Street	0' min.; 10' max.
Build-to Lines Defined by a Building 3
Front, Lots <50' wide	100%
Front, Lots ≥50' wide	75% min. 4
Side Street	60% min. 4
Setbacks (Distance from Property Line/ROW)
Main Building
Side	0' min.
Rear
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to All Other Transect Zones	0' min.
Adjacent to Alley	0' min.
Miscellaneous
A building form with a chamfered corner is permitted if a corner entry is provided.
D. Building Form
Height
Main Building	2 Stories min.; 75' max. 5, 6
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	15' min.
Distance Between Entries
To Ground Floor	50' max.
To Upper Floor(s)	100' max.
Miscellaneous
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 façades.
E. Encroachments
Allowed Encroachments
Front	14' max. 7
Side Street	14' max. 7
Rear	5' max. 7
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types.
F. Private Frontage Types
Allowed Frontage Types	Stoop Forecourt Dooryard Shopfront Terrace Gallery Arcade	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
G. Parking.
Required Spaces
Residential Uses	No min.; 1/unit max. 8, 9
Retail and Service Uses	2/1,000 sf min. 9, 10, 11
Location (Distance from Property Line/ROW)
Front Setback	30' min.
Side Street Setback	0' min. (from BTL)
Side Setback	0' min.
Rear Setback
Adjacent to T5N, T4N or T3N	5' min.
Adjacent to all other Transect Zones	0' min.
Adjacent to Alley	0' min.
Parking Access Drive
Width	12 min. 12
% of Frontage along Front	20% max.
Miscellaneous
All garages shall be screened from the front and the street by habitable space.
Footnotes:
1. Where existing adjacent buildings are in front of the regulated BTL, the building may be set to align with the façade 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 Division approval. All subsequent buildings along that block frontage shall match the first building's BTL.
3. Entire BTL shall be defined by a building or a 24" to 42" high stucco or masonry wall, except for entry ways, driveways, and walkways.
4. On corner lots, the BTL must be defined by a building for the first 50' from the corner.
5. 85' maximum permitted for buildings with more than 25% affordable or senior housing; 105' maximum for LEED Gold (or equivalent) certified buildings.
6. Within 20' of the rear property line, buildings may not be more than a half-story taller than the allowed height of adjacent buildings.
7. Encroachments only allowed within the ROW and public alleys within the Downtown Pedestrian Area. Encroachments must have a minimum 14' clear height and approval of an encroachment permit.
8. Off-site parking within 600' may be used to meet parking requirements for residential uses.
9. Shared parking may be used to meet parking requirements through a recorded parking agreement.
10. No parking spaces are required for lodging uses and ground floor uses less than 5,000 sf.
11. Off-site parking within 1,200' may be used to meet parking requirements for non-residential uses.
12. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Zone Intent and Description
To integrate medium-intensity, vertically mixed-uses that seemlessly transition into adjacent neighborhoods in central Mesa, near transit stops, or other pedestrian-oriented urban area areas.
B. Building Types
Allowed Building Types	Main Street Mixed-Use Mid-Rise High-Rise	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0' max.
Side Street	0' max.
Build-to Lines Defined by a Building Front
Front	100% 1
Side Street	60% min. 1, 2
Setbacks (Distance from Property Line/ROW)
Main Building
Side	0' min.
Rear	0' min.
Lot Size
Width	50' min. 3
Miscellaneous
A building form with a chamfered corner is permitted if a corner entry is provided.
D. Building Form
Height
Main Building	4 Stories min.; 105' 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	15' min.
Distance Between Entries
Ground Floor	50' max.
Miscellaneous
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 façades
E. Encroachments
Allowed Encroachments
Front	14' max. 5
Side Street	14' max. 5
Rear	14' max. 5
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types.
F. Private Frontage Types
Allowed Frontage Types	Stoop Forecourt Dooryard Shopfront Terrace Gallery Arcade	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
G. Parking
Required Spaces
Residential Uses	No min.; 1/unit max. 6, 7
Retail and Service Uses	2/1,000 sf min. 7, 8, 9
Location (Distance from Property Line/ROW)
Front Setback
Ground Floor	50' min.
Upper Floors	15' min. 10
Side Street Setback
Ground Floor	15' min.
Upper Floors	0' min. 10
Side Setback	0' min.
Rear Setback	0' min.
Parking Access Drive
Width	12' min. 11
% of Frontage along Front	20% max.
Miscellaneous
All garages shall be screened from the front and the street by habitable space.
Footnotes:
1. Entire BTL shall be defined by a building or a 24" to 36" high stucco or masonry wall, except for entry ways, driveways, and walkways.
2. On corner lots, the BTL must be defined by a building for the first 50' from the corner.
3. Two (2) stories minimum permitted in the Historic Downtown Overlay (See Regulating Plan); 135' maximum permitted for buildings with more than 25% affordable or senior housing; 155 maximum for LEED Gold (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.
5. Encroachments only allowed within the ROW and public alleys within the Downtown Pedestrian Area. Encroachments must have a minimum 14' clear height and approval of an encroachment permit.
6. Off-site parking within 600' may be used to meet parking requirements for residential uses.
7. Shared parking may be used to meet parking requirements through a recorded parking agreement.
8. No parking spaces required for lodging uses and ground floor uses less than 5,000 sf.
9. Off-site parking within 1,200' may be used to meet parking requirements for non-residential uses.
10. Parking located above the ground floor may occupy the entire floor space and is not required to be set back.
11. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

Expand

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 foster a vibrant urban environment.
B. Building Types
Allowed Building Types	Main Street Mixed-Use Mid-Rise High-Rise	See Chapter 59: Building Type Standards for descriptions and regulations
C. Building Placement
Build-to Lines (Distance from Property Line/ROW)
Front	0' max.
Side Street	0' max.
Build-to Lines Defined by a Building
Front	100%
Side Street	80% min. 1
Setbacks (Distance from Property Line/ROW)
Side	0' min.
Rear	0' min.
Lot Size
Width	50' min.
D. Building Form
Height
Main Building	4 Stories min.; 135' max. 2
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.
Distance Between Entries
Ground Floor	50' max.
Miscellaneous
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 façades.
E. Encroachments
Allowed Encroachments
Front	14' max. 3
Side Street	14' max. 3
Rear	0' max. 3
Miscellaneous
See Chapter 60: Private Frontage Standards for additional encroachment standards specific to frontage types.
F. Private Frontage Types
Allowed Frontage Types	Shopfront Terrace Gallery Arcade	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
G. Parking.
Required Spaces
Residential Uses	No min.; 1/unit max. 4, 5
Retail and Service Uses	2/1,000 sf min. 5, 6, 7
Location (Distance from Property Line/ROW)
Front Setback
Ground Floor	50' min.
Upper Floors	30' min.
Side Street Setback
Ground Floor	30' min.
Upper Floors	0' min.
Side Setback	0' min.
Rear Setback	0' min.
Parking Access Drive
Width	12' min. 8
% of Frontage along Front	20% max.
Footnotes:
1. On corner lots, the BTL must be defined by a building for the first 50' from the corner.
2. 155' maximum for buildings with more than 25% affordable or senior housing. No maximum for LEED (or equivalent) certified buildings.
3. Encroachments only allowed within the ROW and public alleys within the Downtown Pedestrian Area. Encroachments must have a minimum 14' clear height and approval of an encroachment permit.
4. Off-site parking within 600' may be used to meet parking requirements for residential uses.
5. Shared parking may be used to meet parking requirements through a recorded parking agreement.
6. Off-site parking within 1,200' may be used to meet parking requirements for non-residential uses.
7. No parking spaces required for ground floor uses less than 5,000 sf.
8. Maximum parking access drive width to be determined by Solid Waste and Fire access requirements.

 

(Ord. No. 5948, § 1, 7-1-25)

A.

Open Space Standards for All Transect Zones. The Civic Space Standards set forth in Chapter 62: Civic Space Standards provide the regulations for civic and open space within the FBC Transect Zones.

B.

Landscape Standards.

1.

See Chapter 33: Landscaping for landscaping standards on private lots within the FBC Transect Zones.

2.

Unbuilt areas on private lots, such as front yards and rear yards, should remain pervious and be landscaped in order to encourage soft edges and transitions between the public and private realms, reduce the heat island effect, and aid in compliance with the stormwater quality standards, to the maximum extent possible.

3.

Landscape treatments shall be limited to low-water-use plants, including those drought-tolerant plants listed by the Arizona Department of Water Resources for the Phoenix Active Management Area.

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 Section 11-30-5 of this Zoning Code.

3.

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

D.

Parking Requirements.

1.

Vehicle Parking. On-street parking spaces adjacent to the lot or parcel may be counted toward the minimum required off-street parking, subject to the following conditions:

a.

Only legal, parallel or angled head-in parking spaces along the lot frontage may be counted.

b.

The space must be located entirely along the frontage of the subject property.

c.

Spaces shall not be located within 30 feet of an intersection or 25 feet of a driveway.

d.

Spaces must remain public parking spaces and may not be designated for the development.

2.

Bicycle Parking.

a.

Required Spaces. Bicycle parking shall be provided at a minimum ratio of one (1) bicycle space for every 10 vehicular spaces with a maximum requirement of 20 bicycle spaces.

b.

Design and Location. Required bicycle parking spaces must:

i.

Be located in close proximity to entrances and other high activity areas that are highly visible, active, and well-lighted, without interfering with pedestrian movements or located within a building.

ii.

Consist of anchored racks or lockers that cannot be easily removed, be of solid construction, and be resistant to rust, corrosion, hammers, and saws.

iii.

Be designed so as not to cause damage to the bicycle.

iv.

Allow both the bicycle frame and the wheels to be locked using a standard U-lock.

v.

Maintain a separation of at least 24 inches from the nearest wall.

c.

Credit. For every 10 publicly accessible bicycle parking spaces provided, the required commercial parking spaces may be reduced by one (1) space with a maximum reduction of 15% of the required vehicular parking spaces.

E.

Parking Space Design.

1.

All parking spaces must be accessible from a public right-of-way.

2.

Except for designated accessible parking spaces, no parking spaces shall be required to be individually accessible.

3.

Tandem, stacking, and valet parking may be used to meet parking requirements.

4.

Parking spaces may be directly accessed from an accessible alley.

5.

On lots adjacent to an alley, all drives shall be accessed only from the alley.

6.

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

7.

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

8.

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

9.

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

10.

Underground parking may be placed up to the right-of-way or property line.

11.

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

12.

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

13.

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

14.

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

15.

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

16.

On corner lots less than 100 feet wide, a maximum length of 60 feet of parking podium or garage is allowed along a side street.

17.

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

18.

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.

19.

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 Section 11-33-4: Interior Parking Lot Landscaping.

(Ord. No. 5948, § 1, 7-1-25)

This Chapter outlines the development standards for Building Types and supplement the regulations for each permitted Transect Zone and the City of Mesa's Quality Development Design Guidelines. The names of the Building Types do not limit uses within a building. For example, a single-unit house may have non-residential uses within it, such as a cafe or an office.

(Ord. No. 5948, § 1, 7-1-25)

The standards within this Chater shall apply to all proposed development within Transect Zones and shall be considered along with the standards for the applicable Transect Zone in Chapter 58: Building Form Standards and Chapter 60: Private Frontage Standards.

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Carriage House: A secondary structure, typically located at the rear of a lot, which provides habitable or occupiable space for an Accessory Dwelling Unit, detached garage, storage, home office, or small commercial/service use. Carriage houses play an important role in supporting affordable housing and nurturing small businesses in walkable neighborhoods, contributing to both community livability and economic vitality.
(All photos are illustrative, not regulatory)
B. Permitted Transects.
C. Lot Requirements.
Allowed on lots when accompanying the following building types: Single-Unit House, Village; Single-Unit House, Cottage; Duplex, Townhouse; and Mansion Apartment
D. Number of Units.
Accessory Structure	1 max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
E. Building Size, massing, and height
Main Body
Height		See Chapter 58: Building Form Standards
Width	36' max. 1, 2
Depth	30' max. 1, 2
Separation from main building	6' min. 3
F. Frontage Requirements.
Allowed Private Frontages 4	Stoop	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations	Side street, alley, or internal to the lot 5
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.
All parking spaces provided shall be separate from the principal building and may be enclosed, covered, or open.
H. Private Open Space.
The private open space requirements shall be determined by the main building on the lot.
No additional private open space is required for a Carriage House.
Footnotes:
1. Carriage Houses shall not have a larger footprint than the main building on the lot.
2. Standards do not apply to Accessory Dwelling Units.
3. Carriage House may be connected to the main building by uninhabitable space such as a breezeway.
4. Carriage Houses are not required to have a Frontage Type.
5. The main entrance may not be through a garage.

 

(Ord. No. 5948, § 1, 7-1-25)

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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 (1) unit. It is typically located within a primarily single residence residential neighborhood in a walkable urban setting, potentially near a neighborhood main street.
(All photos are illustrative, not regulatory)
B. Permitted Transects.
C. Number of Units.
Single-Unit House, Village	1 max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
D. Building Size and Massing
Main Body
Height		See Chapter 58: Building Form Standards
Width	48' max. 1
Secondary Wing(s)
Width	30' max. 1
Depth	30' max. 1
Accessory Structure(s)
Width	24' max. 1
Depth	30' max. 1
E. Frontages
Allowed Private Frontages	Porch, Engaged Porch, Projecting	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations.
Entrance Locations	Front
F. 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.
G. Private Open Space
Width	20' min.
Depth	20' min.
Area	500 sf min. 2
Footnotes:
1. Standards do not apply to Accessory Dwelling Units.
2. Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5948, § 1, 7-1-25)

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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 (1) unit. It is typically located within a primarily single residence neighborhood in a walkable urban setting, potentially near a neighborhood main street. This Building Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Single-based Unit House, Cottage	1 max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
Accessory Structure	1 max.
D. Building Size, Massing, and Height
Main Body
Height		See Chapter 58: Building Form Standards
Width	36' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure
Width	24' max. 1
Depth	30' max. 1
E. Frontage Requirements
Allowed Private Frontages	Stoop Porch, Projecting	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations.
Entrance Locations	Front
F. Vehicle Access and Parking
Parking shall be accessed from a side street or alley.
Parking spaces may be enclosed, covered or open.
G. Private Open Space
Width	15' min.
Depth	15' min.
Area	300 sf min. 2
Footnotes:
1. Standards do not apply to Accessory Dwelling Units.
2. Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Bungalow Court: This Building Type consists of a series of small, detached structures, which provide multiple units arranged to define a shared court that is typically perpendicular to the street and defined on three (3) sides by buildings. The shared court takes the place of a private rear and becomes an important community-enhancing element of this Building Type. A Bungalow Court 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.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Units	3 min.; 9 max.
D. Building Size, Massing, and Height
Main Body
Height	1½ stories max.
Width	32' max.
Depth	24' max.
Secondary Wing(s)
Width	24' max.
Depth	12' max.
Accessory Structure
Width	24' max. 1
Depth	24' max. 1
E. Frontage Requirements
Allowed Private Frontages	Porch, Projecting Stoop	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations	Front
F. Vehicle Access and Parking
Parking shall be accessed from the alley, side street or front.
Parking spaces may be accessed from the front only when there is no adjacent alley or side street.
Parking spaces may be enclosed, covered, or open.
G. Private Open Space
Width	20' min.
Depth	20' min.
Area	400 sf min. 2
Footnotes:
1. Standards do not apply to Accessory Dwelling Units.
2. Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Duplex: This Building Type is a small-to-medium-sized structure that consists of two (2) side-by-side or stacked dwelling units, both facing the street, and sharing one (1) common party wall. A Duplex 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.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Duplex	2 max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
D. Building Size, Massing, and Height
Main Body
Height		See Chapter 58: Building Form Standards
Width	48' max.
Secondary Wing(s)
Width	30' max.
Accessory Structure(s)
Width
Individual unit ownership	24' max. 2
Shared between units	48' max. 2
Depth	30' max. 2
E. Frontage Requirements.
Allowed Private Frontages	Porch, Engaged Porch, Projecting Stoop	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations	Front 3, 4
F. Vehicle Access and Parking
Parking shall 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.
G. Private Open Space
Width	15' per unit min.
Depth	15' per unit min.
Area	300 sf min. 5
Footnotes:
1. Total width of lot(s) if there is a shared property line.
2. Standards do not apply to Accessory Dwelling Units.
3. On corner lots, each unit shall front a different street.
4. Each unit shall have an individual entry facing the street on or no more than 10' behind the front façade.
5. Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Townhouse: This Building Type is a small-to-medium-sized attached structure that consists of one (1) or three (3) or more dwelling units placed side-by-side. A Townhouse 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
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Units	3 min.; 8 max.
Accessory Dwelling Unit		See Section 11-31-3: Accessory Dwelling Unit
D. Building Size, Massing, and Height
Main Body
Height		See Chapter 58: Building Form Standards
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.
Width	24' max. 1
Depth	30' max. 1
Miscellaneous
The footprint area of an accessory structure may not exceed the footprint area of the main body.
E. Frontage Requirements
Allowed Private Frontages	Porch Dooryard Stoop	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations	Front 2
F. Vehicle Access and Parking
Parking shall 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.
G. Private Open Space
Width	8' min.
Depth	8' min.
Area	100 sf min. 3
Footnotes:
1. Standards do not apply to Accessory Dwelling Units.
2. Each unit shall have an individual entry facing a street.
3. Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Mansion Apartment: This Building Type is a medium structure that consists of three (3) to six (6) side-by-side and/or stacked dwelling units, typically with one (1) shared entry or individual entries along the front. A Mansion Apartment has the appearance of a medium-sized single residence home and is appropriately scaled to fit in sparingly within primarily single residence neighborhoods or into medium-density neighborhoods. This Building Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Units	3 min.; 6 max.
D. Building Size and Massing
Main Body
Height		See Chapter 58: Building Form Standards
Width	48' max.
Depth	36' max.
Secondary Wing(s)
Width	30' max.
Depth	30' max.
Accessory Structure(s)
Width	48' max. 1, 2
Depth	30' max. 1, 2
E. Frontage Requirements.
Allowed Private Frontages	Porch, Engaged Porch, Projecting Stoop Dooryard	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations	Front 3
F. Vehicle Access and Parking
Parking shall 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.
G. Private Open Space
Width	8' min.
Depth	8' min.
Area	100 sf min. 4
Footnotes:
1. Standards do not apply to Accessory Dwelling Units.
2. The footprint area of an accessory structure may not exceed the footprint area of the main body.
3. Each unit shall have an individual entry.
4. Required street setbacks and driveways shall not be included in the private open space area calculation.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Apartment House: This Building Type is a medium-to-large-sized structure that consists of seven (7) to 12 side-by-side and/or stacked dwelling units, typically with one (1) shared entry. An Apartment House is appropriately scaled to fit in within medium-density neighborhoods or sparingly within large lot predominantly single residence neighborhoods. This Building Type enables appropriately-scaled, well-designed higher densities and is important for providing a broad choice of housing types and promoting walkability.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Units	7 min.; 12 max.
D. Building Size, Massing, and Height
Main Body
Height		See Chapter 58: Building Form Standards
Width	60' max.
Depth	50' max.
Secondary Wing(s)
Width	48' max.
Depth	36' max.
Accessory Structure(s)
Width	48' max. 1, 2
Depth	30' max. 1, 2
E. Frontage Requirements
Allowed Private Frontages	Porch, Projecting Forecourt Stoop Dooryard	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations	Front 3, 4
F. Vehicle Access and Parking
Parking shall 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.
G. Private Open Space
No private open space requirement.
Footnotes:
1. Standards do not apply to Accessory Dwelling Units.
2. The footprint area of an accessory structure may not exceed the footprint area of the main body.
3. Units located in the main body shall be accessed by a common entry along the front.
4. On corner lots, units in a secondary wing may front the side street.

 

(Ord. No. 5948, § 1, 7-1-25)

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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 consist of multiple side-by-side and/or stacked dwelling units primarily accessed directly from a courtyard. A Courtyard Building 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.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Units	4 min.; 24 max.
D. Building Size and Massing
Main Body/Secondary Wing(s)
Height	2 stories min.; 4 stories max. 1	See Chapter 58: Building Form Standards
Width	100' max.
Depth	40' max.
Accessory Structure(s)
No accessory structures are allowed.
E. Frontage Requirements
Allowed Private Frontages	Porch, Projecting Shopfront Stoop Forecourt Gallery Arcade Dooryard	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations
Main Entry 2
Ground Floor Units	Accessible directly off of a courtyard or a street.
Upper Floor Units	Stairs accessing upper floors may serve no more than three units.
Courtyards	Accessible from the front. 3
F. Vehicle Access and Parking
Parking shall 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.
Pedestrian connections should link all buildings to the public right-of-way, courtyards, and parking areas.
G. Private Open Space
No private open space requirement.
Courtyard(s)
Width	20' min.; 50' max. 4
Width-to-Height Ratio	1:2 min. to 2:1 max. 4
Depth	20' min.; 150' max. 4
Depth-to-Height Ratio	1:1 to 3:1 4
Area (total)	400 sf min.; 50 sf/unit min. 4
Footnotes:
1. Height must also comply with Building Form Standards.
2. Each unit may have an individual entry.
3. Passages through buildings (zaguans) and between buildings should be provided to connect multiple courtyards.
4. Buildings must define a minimum of two (2) courtyard edges. Courtyard edges not defined by building should be defined by a six (6) foot stucco or masonry wall.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
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 Building Type include live/work units. This Building 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.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Number of Units
Units	2 min.
D. Building Size and Massing
Main Body
Height	2 stories min.; 4 stories max. 1	See Chapter 58: Building Form Standards
Width	150' max.
Depth	65' max.
Secondary wing(s)/Accessory Structure(s)
Width	100' max. 2
Depth	65' max. 2
Separation from main body	10' min.
E. Frontage Requirements
Allowed Private Fronages	Dooryard Forecourt Gallery Arcade Shopfront Terrace	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations
Main Body 2
Upper Floor Units	Accessed by a common entry along the front.
Ground Floor Units	May have individual entries along the front or side street.
Secondary Wing/Accessory Structure Units	On corner lots, units may front the side street.
F. 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-ender.
G. Private Open Space
No private open space requirement.
Footnotes:
1. Height must also comply with Building Form Standards.
2. A secondary wing/accessory structure shall have a smaller footprint, a narrower width, and a depth than the main body.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Mid-Rise: This Building Type is a medium-to-large-sized structure, four (4) to eight (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 Building Type is a primary component of an urban downtown providing high-density buildings.
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Lot Requirements
Lot Coverage	100% max.
D. Number of Units
Unrestricted
E. Building Size, Massing, and Height
Height	4 stories min.; 8 stories max. 1	See Chapter 58: Building Form Standards
Footprint
Floors 1—2
Width	200' max. 2
Depth	150' max. 2
Floors 3+
Depth	65' max. 2
F. Frontage Requirements
Allowed Private Fronages	Dooryard Shopfront Gallery Arcade Terrace	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations
Upper Floor Units	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 shall 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 shall be in a structured garage. 3
H. Open Space
No private open space requirement.
Building rooftops, including parking structures, should be used to provide open space.
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
Footnotes:
1. Height must also comply with Building Form Standards.
2. The floorplate of any floor may not be larger than the floor below.
3. A limited number of surface parking spaces along an alley may be approved by the Planning Director.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
High-Rise: This Building Type is a large-sized structure, more than eight (8) stories tall built on a large lot that incorporates 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. It is a primary component of an urban downtown providing high-density buildings
(All photos are illustrative, not regulatory)
B. Permitted Transects
C. Lot Requirements
Lot Coverage	100% max.
D. Number of Units
Unrestricted
E. Building Size, Massing, and Height
Height	8 stories min.	See Chapter 58: Building Form Standards
Footprint
Floors 1—5
Width	300' max. 1
Depth	300' max. 1
Floors 6—8
Floorplate	80% of lot max. 1
Floors 9+
Residential Floorplate	15,000 sf max. 1
Commercial Floorplate	30,000 sf max. 1
F. Frontage Requirements
Allowed Private Fronages	Shopfront Dooryard Gallery Terrace	See Chapter 60: Private Frontage Standards for private frontage type descriptions and regulations
Entrance Locations
Upper Floor Units	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 shall be in a structured garage. 2
H. Private Open Space
No private open space requirement.
Building rooftops, including parking structures, should be used to provide open space.
Footnotes:
1. The floorplate of any floor may not be larger than the floor below.
3. A limited number of surface parking spaces along an alley may be approved by the Planning Director.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. High-Rise/Mid-Rise Buildings in T6MS
Front/Side Street Setback
Floors 9+	10' min.
Side/Rear Setback
Abutting T6
Floors 1—8	0' min.
Floors 9+	30' min.
Abutting T5
Floors 1—5	0' min.
Floors 6—8	10' min.
Floors 9+	30' min.
Abutting T4
Floors 1—5	10' min.
Floors 6—8	10' min.
Floors 9+	30' min.
B. High-Rise/Mid-rise Buildings in T5MS
Front/Side Street Setback
Floors 6+	10' min.
Side/Rear Setback
Abutting T6/T5
Floors 1—5	0' min.
Floors 6—8	10' min.
Floors 9+	30' min.
Abutting T4
Floors 1—5	10' min
Floors 6—8	20' min.
Floors 9+	30' min.
Abutting T3
Floors 1—2	10' min.
Floors 3—5	20' min.
Floors 6+	30' min.
C. High-Rise/Mid-Rise Buildings in T5MSF/T5N
Front/Side Street Setback
Floors 69+	10' min.
Side Setback
Abutting T6/T5/T4
Floors 1—5	0' min.
Floors 6—8	10' min.
Floors 9+	30' min.
Abutting T3
Floors 1—5	10' min.
Floors 6—8	20' min.
Floors 9+	30' min.
Rear Setback
Abutting T6/T5/T4
Floors 1—5	10' min.
Floors 6—8	20' min.
Floors 9+	30' min.
Abutting T3
Floors 1—2	10' min.
Floors 3—5	20' min.
Floors 6+	30' min.
D. Mid-Rise Buildings in T4MS
Front/Side Street Setback
Floors 4+	10' min.
Side Setback
Floors 1—3	0' min.
Floors 4+	10' min.
Rear Setback
Abutting T6/T5/T4
Floors 1—3	10' min.
Floors 4+	20' min.
Abutting T3
Floors 1—2	10' min.
Floor 3	20' min.
Floors 4+	30' min.

 

(Ord. No. 5948, § 1, 7-1-25)

This Chapter sets forth the standards applicable to the development of private frontages. Private frontages are 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). These standards supplement the standards for each Transect Zone that the frontage types are allowed within.

(Ord. No. 5948, § 1, 7-1-25)

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 59: Building Type Standards.

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Common Yard: The building's main façade features a spacious, landscaped setback from the right-of-way, providing a buffer from traffic. The front yard is unfenced, creating a visually seamless connection with adjacent yards and contributing to a cohesive streetscape.
(All photos are illustrative, not regulatory)
B. Size
Depth	20' min.
C. Miscellaneous
Fences are not permitted in front yards including fences on side property lines
Common Yard Frontages may only be used in conjunction with another allowed private frontage type, such as porch.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Porch, projecting: The building's main façade features a modest setback from the right-of-way, creating a small front yard that may be defined by a fence or hedge to define the street edge. The projecting porch is open on three (3) sides, with all habitable space located behind the setback line.
(All photos are illustrative, not regulatory)
B. Size
Width, clear	10' min. 1
Depth, clear	8' min. 1
Height, clear	8' min.
Height, top of covering	2 stories max.
Furniture area, clear	4' × 6' min.
Path of travel	3' wide min.
Footnotes:
1. A Projecting Porch must have a roof that covers the entire porch.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Porch, engaged: The building's main façade features a modest setback from the right-of-way, creating a small front yard, often defined by a fence or hedge to clearly define the street edge. The engaged porch is attached to the building on two (2) sides, while the remaining two (2) sides are open.
(All photos are illustrative, not regulatory)
B. Size
Width, clear	10' min. 1
Depth, clear	8' min. 1
Height, clear	8' min.
Height, top of covering	2 stories max.
Furniture area, clear	4' × 6' min.
Path of travel	3' wide min.
C. Encroachments
Up to ⅖ of the building façade may project beyond the setback line into the encroachment area for this frontage type.
Footnotes:
1. An Engaged Porch must have a roof that covers the entire porch.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Stoop: The building's main façade is located near the right-of-way, with an elevated stoop that engages the sidewalk. The stoop is raised above the sidewalk to ensure privacy within the building. Stairs from the stoop may lead directly to the sidewalk or may be perpendicular to the sidewalk. Stoops are appropriate for residential uses with small setbacks.
(All photos are illustrative, not regulatory)
B. Size
Width, clear	5' min.; 8' max.
Depth, clear	5' min.; 8' max.
Height, clear	8' min.
Height, top of covering	1 story max.
Depth of recessed entries	6' max.
C. Miscellaneous
Stairs may be perpendicular or parallel to the building façade.
Ramps shall be parallel to façade or along the side of the building.
The entry door shall be covered or recessed to provide shelter from the elements.
All doors must face the street.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Forecourt: The building's main façade is at or near the right-of-way, with a small portion of the façade set back to create a small courtyard. This area can serve as an entry court, a shared garden space for apartment buildings, or as an additional shopping or restaurant seating area.
(All photos are illustrative, not regulatory)
B. Size
Width, clear	12' min.
Depth, clear	12' min.
Ratio, Height to Width	2:1 max.
C. Miscellaneous
Within Neighborhood and Flex zones, a Forecourt cannot be used on parcels with more than one (1) adjacent parcel using a Forecourt.
Within Main Street zones, a Forecourt cannot be used on a parcel if an adjacent parcel has a Forecourt.
The proportions and orientation of these spaces should be carefully considered for solar orientation and user comfort.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Dooryard: The transition from the public to private realm is defined by a low wall or hedge placed just behind the right-of-way with the main building façade setback a small distance, creating a small dooryard. The dooryard may be raised, sunken, or at grade, and is intended for ground floor residential in flex zones, live/work, and small commercial uses ≤2,500 sf.
(All photos are illustrative, not regulatory)
B. Size
Depth, clear	8' min.
Length	50' max.
Distance between glazing	4' max. 1
Ground floor transparency	50% min. 2, 3
Depth of recessed entries	5' max.
Path of travel	3' wide min.
Finish level above sidewalk	3'-6' max.
Finish level below sidewalk	6' max.
C. Miscellaneous
For Live/Work and Commercial Uses, these standards are to be used in conjunction with those for the Shopfront Frontage Type. In case of conflict between them, the Dooryard standards shall prevail.
Low walls (12"-36") used as seating are encourage.
Shall not be used for circulation for more than one (1) ground floor entry.
Footnotes:
1. May be increased if located outside of the Downtown Pedestrian Area, and superior building design standards are utilized including building wall articulation and changes in materials and colors, as reviewed with the Zoning Clearance.
2. For live/work and commercial uses only.
3. Minimum 40% if located outside the Downtown Pedestrian Area and superior, pedestrian-scale building design, with changes in color, material and texture is utilized, as reviewed with the Zoning Clearance.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Shopfront: The building's main façade is at or near the right-of-way with an at-grade entrance directly accessible from the public right-of-way. Designed primarily for retail use, it features substantial glazing at the sidewalk level and may include an awning that extends over the sidewalk. Shopfronts may be used in conjunction with other frontage types. Syn: Retail Frontage, Awning.
(All photos are illustrative, not regulatory)
B. Size
Distance between glazing	2' max. 1
Ground floor transparency	75% min. 2
Depth of recessed entries	5' max.
C. Awning
Depth	4' min.
Setback from curb	2' min.
Height, clear	8' min.
D. Miscellaneous
Residential windows shall not be uses.
Operable awnings are encouraged.
Open-ended awnings encourage.
Rounded and hooped awnings are discourage.
Shopfronts with accordion-style doors/windows or other operable windows that allow the space to open to the street are encouraged.
Footnotes:
1. May be increased if located outside of the Downtown Pedestrian Area, and superior building design standards are utilized including building wall articulation and changes in materials and colors, as reviewed with the Zoning Clearance.
2. May be reduced to 50% if located outside the Downtown Pedestrian Area and results in superior building wall articulation and design, with further reduction to 40% if pedestrian-scale design is utilized, with changes in color, material and texture, as reviewed with the Zoning Clearance.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Terrace: The building's main façade is at or near the right-of-way, with an elevated terrace providing public circulation along the façade. This design allows for at-grade access while allowing grade changes. Frequent steps leading up to the terrace are essential to avoid blank walls and ensure accessibility. Terraces may be used in historic industrial areas to mimic historic loading docks.
(All photos are illustrative, not regulatory)
B. Size
Depth, clear	8' min.
Finish level above sidewalk	3'6" max.
Length of terrace	150' max.
Distance between stairs	50' max.
C. Miscellaneous
These standards are to be used in conjunction with those for the Shopfront Frontage Type. In case of conflict between them, the Terrace standards shall prevail.
Low walls used as seating are encouraged.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Gallery: The building's main façade is at the right-of-way, and the gallery element extends over the sidewalk. Designed for buildings with ground-floor commercial uses, the gallery can be one (1) or two (2) stories high. The gallery provides primary circulation along the building frontage, projecting far enough from the building to provide both protection and adequate space for pedestrians.
(All photos are illustrative, not regulatory)
B. Size
Depth, clear	8' min. 1
Ground floor height, clear	11' min.
Upper floor height, clear	9' min.
Height, top of covering	3 stories max.
Setback from curb	3' min. 2
C. Miscellaneous
These standards are to be used in conjunction with those for the Shopfront Frontage Type. In case of conflict between them, the Terrace standards shall prevail.
Upper-story galleries facing the street must not be used to meet primary circulation requirements.
Footnotes:
1. Galleries must have a consistent depth along a frontage.
2. Galleries must project over a sidewalk.

 

(Ord. No. 5948, § 1, 7-1-25)

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A. Description
Arcade: A covered walkway with habitable space above, and often extending over, the right-of-way. The arcade serves as the primary circulation space along the frontage, projecting sufficiently from the building to provide protection and facilitate pedestrian movement. This design is typically used for buildings with ground floor commercial uses and is commonly found along public courtyards and paseos.
(All photos are illustrative, not regulatory)
B. Size
Depth, clear	12' min. 1
Ground floor height, clear	14' min. clear
Setback from edge of curb	3' min.
C. Miscellaneous
These standards are to be used in conjunction with those for the Shopfront Frontage Type. In case of conflict between them, the Terrace standards shall prevail.
Arcades with more than two (2) floors of habitable space above the colonnade may not encroach into the right-of-way and must be located so that it abuts the right-of-way.
Footnote:
1. Arcades must have a consistent depth along a frontage.

 

(Ord. No. 5948, § 1, 7-1-25)

A.

The intent of this Chapter is to provide a catalog of pre-approved thoroughfare assemblies and components that are appropriate to use within transect zones. These components can be combined to form thoroughfares that can be used in developments. The standards in this Chapter are intended to help minimize the amount of back-and-forth with the Planning Department, City Traffic Engineer, Fire Department, Solid Waste Management, and City Engineer.

B.

Application of thoroughfares will balance the needs of pedestrians with vehicles. To make a more pedestrian-friendly environment, design speeds will generally be lower and traffic congestion will generally be higher when compared to thoroughfares in other parts of the City.

A.

This Chapter describes thoroughfare assemblies, formulas, and components and assemblies approved for the development of thoroughfares in transect zones. It supplements the "Engineering Standards." Where these standards conflict with the "Engineering Standards", the standards of this Chapter shall prevail.

B.

These thoroughfare standards are applicable for the transformation of existing thoroughfares and the creation of new thoroughfares in any areas within the transect zones.

C.

The placement and use of thoroughfare assemblies is subject to review through the development of a Street Regulating Plan per Chapter 63 (Smart Growth Community Plans) Section 11-63-6 (Thoroughfares).

D.

Additional thoroughfare assemblies can be integrated into this Chapter as they are approved by the City.

Allowed throughfares shall follow the process diagram in Table 11-61-3.A (Allowed Thoroughfare Process Diagram) and are allowed by right or with the specified approvals as follows:

A.

Predefined thoroughfare assemblies found in Section 11-61-8 (Thoroughfare Assemblies) are allowed by right.

B.

Thoroughfares that meet the standards found in Table 11-61-9.A (Thoroughfare Formulas) and use only the predefined components in Tables 11-61-9.B-H are allowed By Right or By Review as follows (Thoroughfares allowed By Review are allowed if approved by the Director and City Traffic Engineer.):

1.

If all of the selected predefined components are allowed By Right, the thoroughfare is allowed By Right.

2.

If one or more of the selected predefined components is allowed By Review, the thoroughfare is allowed By Review.

C.

Thoroughfares that meet the standards found in Table 11-61-9.A (Thoroughfare Formulas) but do not use only the predefined components in Tables 11-61-9.B-H are allowed if approved by the Director, City Traffic Engineer, Fire Department, Solid Waste Management, and City Engineer.

D.

Thoroughfares that do not meet the standards in items A-C above are not allowed in any Transect zones.

Table 11-61-3.A: Allowed Thoroughfare Process Diagram

A.

Thoroughfares are intended for use by vehicular and pedestrian traffic and to provide access to lots and open spaces.

B.

Thoroughfares shall generally consist of vehicular lanes and public frontages.

C.

Thoroughfares shall be designed in context with the urban form and general intention of the transect zones through which they pass.

1.

Within the more urban transect zones (T3 through T6) pedestrian comfort shall be a primary consideration of the thoroughfare design. Design conflict between vehicular and pedestrian movement generally shall be decided in favor of the pedestrian.

2.

Within the most rural transect zones (T1 and T2) pedestrian comfort shall be a secondary consideration of the thoroughfare design. Design conflict between vehicular and pedestrian movement generally shall be decided in favor of the vehicle.

D.

The requirements for pedestrian and bicyclist safety, comfort and access shall establish thoroughfare movement type and design speed. The movement type and design speed shall be the primary consideration used to determine the dimensions of each thoroughfare element, such as vehicular lanes and turning (curb) radii.

E.

Thoroughfares shall be designed to accommodate the types of vehicles expected to use each thoroughfare on a daily basis. Occasionally, large vehicles are expected on all thoroughfares. All thoroughfares shall allow these vehicles to safely pass without major difficulty. It is expected that large vehicles may encroach on the opposing lane when making turning movements.

F.

Additional Design Considerations. Other factors that may need to be considered in the selection of an appropriate thoroughfare type in transect zones include the following:

1.

Topography. Thoroughfares that traverse steep slopes may need to incorporate additional design consideration for such elements as drainage facilities, additional width for bicycle lanes on the uphill side of the thoroughfare, etc.

2.

Parking. The provision of parking on site or on the thoroughfare may need to be considered in the selection of the appropriate thoroughfare type.

3.

Truck Access. Thoroughfares that provide access to high volumes of large trucks may need additional design considerations to mitigate potential negative effects on walkability.

4.

Bus Service. Thoroughfares that will serve as public transit or school bus routes may need additional design considerations, including, but not limited to, the location of bus stops.

5.

Fire/Emergency Access. Additional design considerations may be needed to accommodate Fire/Emergency Access, including, but not limited to, the location of rolled curbs and bulb-outs to accommodate fire truck outriggers.

G.

All lane dimensions shall be measured to the face of the curb. Where no curb and gutter is provided, the lane dimension shall be to the edge of the pavement. For Yield movement types, lane dimensions assume two-way traffic and are for a single lane accommodating two-way traffic.

H.

Shared lanes with sharrow markings on the travel lanes or a bicycle boulevard, a road shared by bicycles and vehicles, are allowed and may be required on streets with a design speed of 25 mph or less. Bike Lanes may also be required to provide continuity between neighborhoods or based on traffic volumes. See Table 11-61-9.B (Bicycle Facilities Standards) for minimum dimensions.

Movement types are intended to assist in the selection of the appropriate thoroughfare design for the necessary level of pedestrian and bicyclist safety and comfort at any given location. Design speed is the primary determinant of movement type. A list of approved movement types (along with their assigned lane widths and curb radii) is provided for each transect zone in Tables 11-61-9.A-D.

Following is a list of movement types:

A.

Yield. Drivers must proceed slowly, with extreme care, and must yield to approaching traffic when vehicles are parked on both sides of the thoroughfare creating essentially one through lane. A Yield Thoroughfare is the functional equivalent of traffic calming. In addition to Yield movement use on normal thoroughfares, this movement is used for Alleys and Rear Lanes. For these applications, the primary purpose is access to rear loaded driveways/access for residential and commercial property. The 12' travel lane for Rear Lanes can be configured for one-way or two-way operation. When used for two way travel, parking is required on both sides of street in order to facilitate the Yield Movement Type and drivers exiting garages or driveways will have to yield to those vehicles occupying the lane therefore the number of properties connected to the Rear Lane should be considered. Parking in Alleys and Rear Lanes should only occur in driveways or parking structures to allow access for trash collection, service trucks and emergency access. Design speed is less than 20 mph.

B.

Slow. Drivers can proceed carefully with an occasional stop to allow a pedestrian to cross or another car to park. The character of the thoroughfare should make drivers uncomfortable exceeding the design speed due to the presence of parked cars, sense of enclosure from buildings and street trees, tight turning radii, and other design elements. Design speed is 20-25 mph.

C.

Low. Drivers can generally expect to travel without delay at the appropriate design speed. Thoroughfare design supports safe pedestrian movement at the higher design speed. This movement type is appropriate for thoroughfares designed to traverse longer distances or connect to higher intensity locations. Design speed is 30-35 mph.

D.

Suburban. This is a conventional thoroughfare design in which drivers can expect a separation of modes, (i.e., bike lanes, walking paths and roads) allowing automobiles to travel unimpeded by pedestrians or walkability concerns. This movement type is rarely used in T3 through T6 transect zones, but may be needed when a thoroughfare crosses through T1 or T2 transect zones. Design speed may be above 35 mph.

The design criteria for Yield, Slow, and Low Thoroughfares shall be commensurate with local thoroughfares. Design speeds higher than 35 mph shall not be used in areas intended to support moderate or high levels of pedestrian or bicycle activity due to concerns with safety and comfort.

A.

Street design of narrow streets and compact intersections requires designers to pay close attention to the operational needs of transit, fire and rescue, waste collection and delivery trucks. For this reason, early coordination with transit, fire and rescue, waste collection and other stakeholder groups is essential.

B.

More regular encroachment of turning vehicles into opposing lanes will occur at compact intersections. Therefore, frequency of access, traffic volumes and the speeds on intersecting streets at those intersections must be considered when designing intersections. For fire and rescue, determination of the importance of that street for community access should be determined, e.g. primary or secondary access.

C.

The designer should use turning templates or software to evaluate intersections to ensure adequate operation of vehicles can occur. Location of on street parking around intersections should be evaluated during this analysis to identify potential conflicts between turning vehicles and on street parking. Bike lanes and on-street parking will increase the effective curb return radius, when curb extensions are not employed, by providing more room for the wheel tracking of turning vehicles.

A.

General to All Transect Zones

1.

The public frontage contributes to the character of the transect zone, and includes the types of sidewalk, curb, planter, and street trees.

2.

Public frontages shall be designed and allocated within transect zones as shown in Tables 11-61-9.E-F

3.

Within the public frontages, the prescribed types of public planting and public lighting shall be as shown in Tables 11-61-9.E-H. The spacing of the public planting may be adjusted with the approval of the Director to accommodate specific site conditions.

B.

Specific To Transect Zones T1, T2, T3

1.

The public frontage shall include trees of various species, naturalistically clustered, as well as understory.

2.

The introduced landscape shall consist primarily of native species requiring minimal irrigation, fertilization and maintenance. Lawn shall be permitted only with approval by the Director.

C.

Specific To Transect Zones T4, T5, T6

1.

The introduced landscape shall consist primarily of durable species tolerant of soil compaction.

2.

Above ground utility facilities shall be placed to minimize the impact on pedestrians.

D.

Specific To Transect Zones T4

1.

The public frontage shall include trees planted in a regularly-spaced allee pattern of single or alternated species with shade canopies of a height that, at maturity, clears at least one Story.

E.

Specific To Transect Zones T5, T6

1.

The public frontage shall include trees planted in a regularly-spaced allee pattern of single species with shade canopies of a height that, at maturity, clears at least one Story. At retail frontages, the spacing of the trees may be irregular, to avoid visually obscuring the shopfronts.

2.

Streets with a Right-of-Way width of 40 feet or less shall be exempt from the tree requirement.

A.

This section provides thoroughfare assemblies that have been approved by the City for use in transect zones.

B.

The tables in this section are added into the City of Mesa Engineering and Design Standards.

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Highway:	HW
Boulevard:	BV
Avenue:	AV
Commercial Street:	CS
Drive:	DR
Street:	ST
Road:	RD
Rear Alley:	RA
Rear Lane:	RL
Bicycle Trail:	BT
Bicycle Lane:	BL
Bicycle Route:	BR
Path:	PT
Passage:	PS
Transit Route:	TR

 

Table 11-61-8.A: Thoroughfare Assembly BV-130-84

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Application
Transect Zones	T5MSF, T5MS, T6MS
Movement Type	Low/Slow
Design Speed
Through Travel Lanes	35 mph
Local Travel Lanes	20 mph
Overall Widths
Right-of-Way (ROW) Width	130'
Pavement Width
Through Travel Lanes	44'
Local Travel	2@20'
Lane Assembly
Traffic Lanes
Through Travel Lanes	4@11'
Local Travel Lanes 1	2@12'
Parking Lanes	2@8', marked
Medians	2@8'
1  Local travel lanes shall be shared bicycle lanes.
Public Frontage Assembly
Frontage Type	Boulevard
Drainage Collection Type	Curb and Gutter
Planter Type	4'×4' Tree Well
Landscape Type	Trees at 30' o.c. Avg.
Lighting Type	Column/Double Column
Walkway Type	15' Sidewalk
Curb Type	Square

 

Table 11-61-8.B: Thoroughfare Assembly CS-100-60

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Application
Transect Zones	T4MS, T5MSF, T5MS
Movement Type	Slow
Design Speed	20 mph
Overall Widths
Right-of-Way (ROW) Width	100'
Pavement Width	60'
Lane Assembly
Traffic Lanes	2@12'
Bicycle Lanes	None
Parking Lanes	2@18', marked
Medians	None
Public Frontage Assembly
Frontage Type	Commercial Street
Drainage Collection Type	Curb and Gutter
Planter Type	4'×4' Tree Well
Landscape Type	Trees at 30' o.c. avg.
Lighting Type	Post, Column, or Double Column
Walkway Type	20' sidewalk
Curb Type	Square