Allowed and Prohibited Uses in Mesa Downtown Business Districts (DB-1 and DB-2)
The Downtown Business District 1 (DB-1) in the City of Mesa provides for general retailing, services, and medium-density residential developments, whereas the Downtown Business District 2 (DB-2) is designed for a combination of intensive commercial, light manufacturing, and warehouse-related uses. While the City of Mesa allows most residential and consumer services in the DB-1 district by right, the DB-2 district often requires Council Use Permits for residential uses and specifically excludes lodging such as hotels and motels. Technical standards within these districts are often governed by specific proximity requirements, such as a 1,200-foot separation for pawn shops and mandatory screening for industrial storage areas [Section 11-8-1].
Overview of the Downtown Business Districts
The City of Mesa establishes two distinct Downtown Business Districts to manage the transition between the core urban center and peripheral commercial zones.
- DB-1 (Downtown Business District 1): Focuses on providing a major component of the Downtown Area through retailing, services, and medium-density residential uses [Section 11-8-1].
- DB-2 (Downtown Business District 2): Intended for intensive commercial activities and light manufacturing, specifically those requiring access to arterial streets or railways [Section 11-8-1].
Land Use Regulations for DB-1 and DB-2
In the City of Mesa, land uses are categorized as Permitted (P), permitted upon approval of a Special Use Permit (SUP), permitted upon approval of a Council Use Permit (CUP), or permitted as a Temporary Use (TUP). Uses marked with a dash (—) are strictly prohibited [Section 11-8-3].
Residential and Housing Uses
Residential development in the Mesa Downtown Business Districts is generally intended to be integrated into the urban fabric, often requiring specific permits in the more industrial DB-2 district.
| Proposed Use | DB-1 | DB-2 | Additional Use Regulations |
|---|---|---|---|
| Single Residence - Attached | P | CUP | [Section 11-31-31] |
| Multiple Residence | P (16) | P/CUP (16) | [Section 11-31-31], [Chapter 81] |
| Assisted Living Home (up to 10) | P | CUP | [Section 11-31-14] |
| Assisted Living Center (> 10) | CUP | CUP | [Section 11-31-28] |
| Family Community Residence | P | CUP | [Section 11-31-14] |
| Transitional Community Residence | P | CUP | [Section 11-31-14] |
| Home Occupations | P (9) | — | [Section 11-31-33] |
| Accessory Dwelling Unit | P | P | [Section 11-31-3] |
(16) Indicates use is permitted if an existing non-conforming residential use is currently located on the lot.
Public, Semi-Public, and Educational Uses
The City of Mesa encourages various civic and educational institutions to locate within the Downtown Business Districts to support the downtown population.
| Proposed Use | DB-1 | DB-2 | Additional Use Regulations |
|---|---|---|---|
| Clubs and Lodges | P | P | |
| Colleges or Universities (Public & Private) | P | P | [Section 11-31-24] |
| Commercial Trade Schools (Public & Private) | P | P | [Section 11-31-24] |
| Industrial Trade Schools (Private) | — | SUP | [Section 11-31-24] |
| K-12 Schools (Public & Private) | CUP | CUP | [Section 11-31-24] |
| Community Center | P | P | |
| Community Gardens | P | P | [Section 11-31-10] |
| Day Care Centers | P | P | |
| Government Offices | P (2) | P | |
| Hospitals and Clinics | P (3) | P (3) | [Section 11-31-15] |
| Nursing and Convalescent Homes | CUP | CUP | [Section 11-31-28] |
| Places of Worship | P | P | [Section 11-31-22] |
| Public Safety Facilities | P | P |
Commercial and Service-Oriented Uses
Mesa distinguishes between standard retail and more intensive, automobile-oriented commercial activities.
| Proposed Use | DB-1 | DB-2 | Additional Use Regulations |
|---|---|---|---|
| General Retail Sales | P (15) | P (15) | |
| Pawn Shops | CUP (8) | CUP (8) | [Section 11-31-21] |
| Tattoo and Body Piercing Parlors | P | P | |
| Restaurants (Full & Limited Service) | P | P | [Section 11-31-18] |
| Bars, Clubs, and Lounges | P | P | |
| Banks and Financial Institutions | P | P | |
| Hotels and Motels | P | — | |
| Live-Work Unit | P | P | [Section 11-31-17] |
| Personal Services | P (15) | P (15) | |
| Business and Professional Offices | P (15) | P (15) | |
| Medical and Dental Offices | P (15) | P (15) |
(8) Indicates the facility must be at least 1,200 feet from any other use in the same classification. (15) Indicates the use is only permitted in conjunction with non-residential uses.
Automobile, Employment, and Storage Uses
These high-intensity uses are largely restricted to the DB-2 designation within the Downtown Business Districts.
| Proposed Use | DB-1 | DB-2 | Additional Use Regulations |
|---|---|---|---|
| Auto Rental | — | SUP/CUP | [Section 11-31-5] |
| Auto Repair (Minor) | — | SUP/CUP | [Section 11-31-6] |
| Auto Washing | — | SUP/CUP | [Section 11-31-7] |
| Service Station | — | SUP/CUP (15) | [Section 11-31-25] |
| Handicraft/Custom Manufacturing | — | P | |
| Light Cabinet Assembly | — | P | |
| Research and Development | — | P | |
| Contractors' Yards | — | SUP (13) | [Section 11-30-7] |
| Indoor Warehousing and Storage | — | CUP | |
| Mini-Storage | — | CUP | |
| Heliports | SUP (14) | SUP (14) |
(13) Indicates the use is permitted only in the rear half of the lot and must be fully screened by an 8-foot-high masonry wall. (14) Indicates the facility may be as large as 6,000 square feet in the DB-2 district with an SUP.
Prohibited Uses
The following uses are explicitly prohibited by the City of Mesa in both the DB-1 and DB-2 districts unless otherwise specified by an approved site plan or pre-existing non-conforming status:
- Small and Large Home Day Care in DB-2 [Section 11-8-3].
- Cultural Institutions [Section 11-8-3].
- Accessory Automobile Rentals in DB-2 [Section 11-8-3].
- Large Vehicle and Equipment Sales and Rental in both districts [Section 11-8-3].
- Bed and Breakfast Inns in both districts [Section 11-8-3].
Specific Use Standards
The Downtown Business Districts are subject to additional performance standards:
- Acoustics: Several uses, including kennels and pet stores, must be confined to completely enclosed, sound-attenuated facilities [Section 11-8-3, Note 4].
- Projections: Building projections in the City of Mesa may extend up to 3 feet into required yards but must not extend closer than 2 feet to an interior lot line [Section 11-8-7].
- Screening: Any non-residential use in the City of Mesa must provide a 6-foot masonry wall with an appropriate finish when adjacent to residential districts or uses [Section 11-8-5].
Sections Cited
- Section 11-8-1 - Purpose (Downtown Districts)
- Section 11-8-3 - Land Use Regulations (Downtown Districts)
- Section 11-8-5 - Development Standards—Downtown Business Districts
- Section 11-8-7 - Supplemental Regulations for All Downtown Districts
- Section 11-30-7 - Outdoor Storage
- Section 11-31-3 - Accessory Dwelling Unit
- Section 11-31-5 - Automobile Rentals
- Section 11-31-6 - Automobile/Vehicle Repair
- Section 11-31-7 - Automobile/Vehicle Washing
- Section 11-31-10 - Community Gardens
- Section 11-31-14 - Community Residences
- Section 11-31-15 - Hospitals and Clinics
- Section 11-31-17 - Live/Work Units
- Section 11-31-18 - Drive-Thru and Pick-Up Window Facilities
- Section 11-31-21 - Pawn Shops
- Section 11-31-22 - Places of Worship
- Section 11-31-24 - Schools
- Section 11-31-28 - Assisted Living Centers
- Section 11-31-31 - Residential Uses in Commercial Districts
- Section 11-31-33 - Home Occupations