Allowed and Prohibited Land Uses in Mesa T3N: Transect 3: Neighborhood
The T3N: Transect 3: Neighborhood zoning designation in Mesa is intended to provide a walkable, predominantly single-family residential environment that integrates specific multifamily building types like duplexes and mansion apartments within walking distance of transit. Residential uses such as single-unit and multi-unit dwellings are generally permitted by right, while non-residential uses like professional offices are strictly limited to Level 1 Historic Structures and require a Special Use Permit [Section 11-58-4]. Most commercial, industrial, and high-intensity recreation uses are prohibited in this district to maintain the neighborhood character [Table 11-58-3.A].
Overview of the T3N District
The T3N district in the City of Mesa is structured around the concept of "Transects," which are based on a continuum of urban character. T3N represents a low-intensity neighborhood environment. The City of Mesa permits a specific range of building types in this zone, including Carriage Houses, Village and Cottage Single Unit Houses, Bungalow Courts, Duplexes, and Mansion Apartments [Section 11-59-4].
Permitted and Conditional Land Uses
Land use in the T3N district is governed by the City of Mesa’s Composite Use Table. Uses are categorized as Permitted (P), permitted with an Administrative Use Permit (AUP), permitted with a Special Use Permit (SUP), permitted with a Council Use Permit (CUP), or permitted with a Temporary Use Permit (TUP).
Residential and Home-Based Uses
The T3N district is primarily residential. Most standard residential living arrangements are permitted by right in the City of Mesa.
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Single-Unit Residence | P | [Section 11-58-4] |
| Multi-Unit Residence | P | [Section 11-58-4] |
| Accessory Dwelling Unit | P | [Section 11-31-3] |
| Family Community Residence | P | [Section 11-31-14] |
| Transitional Community Residence | P | [Section 11-31-14] |
| Home Occupation (Main Bldg $\le$ 300 sf, $\le$ 2 employees) | P | [Section 11-31-33] |
| Home Occupation (Main Bldg > 300 sf, > 2 employees) | SUP | [Section 11-31-33] |
| Home Occupation (Accessory Struct $\le$ 600 sf, $\le$ 4 employees) | P | [Section 11-31-33] |
| Home Occupation (Accessory Struct > 600 sf, > 4 employees) | SUP | [Section 11-31-33] |
| Small Day Care Home (up to 5) | P | [Section 11-31-13] |
| Large Day Care Home (6 to 10) | P | [Section 11-31-13] |
Public, Civic, and Institutional Uses
Mesa allows for various community-supporting facilities in the T3N zone, though larger facilities often require discretionary permits to ensure they do not disrupt the neighborhood.
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Civic Space | P | [Section 11-62] |
| Community Gardens | P | [Section 11-31-10] |
| Library or Museum ($\le$ 5,000 sf) | P | [Table 11-58-3.A] |
| Library or Museum (> 5,000 sf) | CUP | [Table 11-58-3.A] |
| Meeting Facility, public or private ($\le$ 5,000 sf) | P | [Table 11-58-3.A] |
| Meeting Facility (5,001 to 20,000 sf) | SUP | [Table 11-58-3.A] |
| Meeting Facility (> 20,000 sf) | CUP | [Table 11-58-3.A] |
| Place of Worship ($\le$ 5,000 sf) | P | [Table 11-58-3.A] |
| Place of Worship (5,001 to 20,000 sf) | SUP | [Table 11-58-3.A] |
| Place of Worship (> 20,000 sf) | CUP | [Table 11-58-3.A] |
| Schools, K-12 (Public) | P | [Section 11-31-24] |
| Schools, K-12 (Private) | CUP | [Section 11-31-24] |
| Public Safety Facility ($\le$ 1,000 sf) | P | [Table 11-58-3.A] |
| Public Safety Facility (> 1,000 sf) | SUP | [Table 11-58-3.A] |
Commercial and Service Uses
Commercial activity is highly restricted in the T3N district. The City of Mesa generally only allows office uses if the property is a designated historic structure.
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Bed and Breakfast | P | [Section 11-31-8] |
| Office: Professional, administrative ($\le$ 5,000 sf) | SUP | Only in Level 1 Historic Structures [Note 3, Table 11-58-3.A] |
| Stealth Wireless Telecommunications Facility | SUP | [Section 11-35] |
| Temporary Event Parking | SUP | [Section 11-31-29] |
| Temporary Outdoor Entertainment | TUP | [Section 11-31-30] |
Prohibited Uses
Any use not explicitly listed as permitted or conditionally permitted in the City of Mesa Zoning Ordinance for the T3N district is prohibited. Major categories of prohibited uses include:
- Retail and Trade: General retail, pawn shops, and shopping centers are not allowed [Table 11-58-3.A].
- Eating and Drinking: Restaurants, bars, clubs, and lounges are prohibited [Table 11-58-3.A].
- Automotive: Service stations, automobile rentals, and vehicle repair shops are not permitted [Table 11-58-3.A].
- Industrial: Manufacturing, warehousing, and recycling collection facilities are prohibited [Table 11-58-3.A].
- Recreation: Bowling centers, golf driving ranges, gyms, and theaters are prohibited [Table 11-58-3.A].
- Services: Tattoo parlors, social service facilities, and standard commercial day care centers are not allowed [Table 11-58-3.A].
- Storage: Mini-storage and outdoor storage of materials are prohibited [Table 11-58-3.A].
Sections Cited
- Section 11-31-3: Accessory Dwelling Unit
- Section 11-31-8: Bed and Breakfast Inns
- Section 11-31-10: Community Gardens
- Section 11-31-13: Large Day Care Group Homes
- Section 11-31-14: Community Residences
- Section 11-31-24: Schools
- Section 11-31-29: Temporary Parking Lots
- Section 11-31-30: Temporary Uses
- Section 11-31-33: Home Occupations
- Section 11-35: Antennas and Wireless Communications Facilities
- Section 11-58-4: T3 Neighborhood (T3N) Standards
- Section 11-59-4: Single-Unit House, Village
- Section 11-62: Civic Space Standards
- Table 11-58-3.A: Composite Use Table