Building Height Measurement and Regulations in the City of Mesa
In the City of Mesa, building height is generally calculated as the vertical distance from the average level of the highest and lowest points of the portion of the lot covered by the building to the mean point between the plate line and the highest roof ridge, or to the top of a parapet for flat roofs. Most residential and agricultural districts in the City of Mesa maintain a maximum building height of 30 feet, while height limits in commercial, industrial, and downtown districts vary based on specific sub-designations and proximity to residential zones. Certain architectural features and equipment, such as chimneys, solar panels, and flagpoles, are permitted to exceed these limits by specified percentages or fixed distances.
General Measurement Methodology
The City of Mesa Zoning Ordinance establishes specific rules for calculating the height of various structures to ensure consistency across all developments.
Main Buildings
For primary structures, the City of Mesa calculates height based on the following criteria:
- Starting Point: The average level of the highest and lowest point of the portion of the lot covered by the building [Section 11-2-3(E)(1)].
- Termination Point (Sloped Roofs): The mean point between the plate line (where the vertical wall attaches to the roof) and the highest point of the roof ridge [Section 11-2-3(E)(1)].
- Termination Point (Flat or Parapet Roofs): The top of the parapet wall or the surface of the flat roof [Section 11-2-3(E)(1)].
Other Structures
- Fences and Walls: Measured as the vertical distance from the ground level immediately under the structure to the top of the structure. For fences on retaining walls, height is measured from the ground level on the highest side of the fence and wall [Section 11-2-3(E)(2)].
- Decks: Height is determined by measuring from the ground to the top of the floor of the deck [Section 11-2-3(E)(2)].
- Billboards: Measured from the average elevation of the finished grade within an eight-foot radius of the sign base. If the natural grade is lower than the adjacent road, the height is measured from the top of the curb elevation [Section 11-25-4(D)(3)].
Height Standards by District
The City of Mesa prescribes maximum heights for each zoning district. Many districts allow for additional height through specific permits or designators.
| Zoning District Group | Specific District(s) | Maximum Height (Feet) | Maximum Stories |
|---|---|---|---|
| Agricultural | AG | 30 ft. | 2 |
| Single Residence | RS-6 through RS-90 | 30 ft. | - |
| Small Lot Single Residence | RSL-2.5 through RSL-4.5 | 30 ft. | 2 |
| Multiple Residence | RM-2, RM-3, RM-4 | 30 ft. - 40 ft. | - |
| Multiple Residence (Urban) | RM-3U, RM-4U, RM-5 | 50 ft. | - |
| Commercial | NC, LC, GC, OC | 30 ft. | - |
| Commercial (Urban) | NC-U, LC-U, OC-U | 35 ft. | - |
| Mixed Use (Urban) | MX-U | 45 ft. | - |
| Industrial/Employment | LI, GI, HI | 40 ft. - 50 ft. | - |
| Downtown Residence | DR-1, DR-2, DR-3 | 30 ft. - 40 ft. | - |
| Public and Semi-Public | PS | 30 ft. - 60 ft.* | - |
*In the PS district, height is limited to 30 ft. when within 60 ft. of RS, RSL, or DR-1 districts; otherwise, the limit is 60 ft. [Table 11-10-3].
Exceptions to Height Limits
The City of Mesa allows certain structures to exceed the maximum permitted building height for the district in which they are located, provided they are not used for sleeping quarters or advertising [Section 11-30-3].
- Skylights: May exceed the limit by up to 10 feet.
- Solar Panels: May exceed the limit by 20% of the base height limit.
- Chimneys: May exceed the limit by 20% of the base height limit (up to 10 feet) and are limited to 10% of the roof area.
- Elevator and Stair Towers: For multi-family and non-residential buildings, these may exceed the limit by up to 12 feet.
- Flagpoles: Generally no limit in most districts, except in the DC district where they are limited to 40 feet. In Airfield Overlay Districts, a Special Use Permit (SUP) is required if they exceed the maximum base district height.
- Data Centers: The maximum height for a Data Center, including all associated equipment, is strictly limited to 60 feet [Section 11-31-36(F)(3)].
Form-Based Code Measurements
For properties within the City of Mesa's Transect Zones (Article 6), height is measured primarily in stories.
- Measurement in Feet: In these zones, height in feet is measured to the eave of a sloped roof or the base of a parapet wall [Section 11-64-3].
- Stories: A story is defined as the portion of a building between the upper surface of any floor and the upper surface of the floor next above. A "Half Story" is a conditioned space resting primarily underneath the slope of a roof, often containing dormer windows [Section 11-87].
Sections Cited
- Section 11-2-3: Rules for Measurement
- Section 11-4-3: Development Standards (Agricultural)
- Section 11-5-3: Development Standards for the RS and RSL District
- Section 11-5-5: Development Standards for the RM District
- Section 11-6-3: Development Standards (Commercial)
- Section 11-8-4: Development Standards—Downtown Residence Districts
- Section 11-10-3: Development Standards (Public and Semi-Public)
- Section 11-25-4: Development Standards for Billboards
- Section 11-30-3: Exceptions to Height Limits
- Section 11-30-4: Fences and Freestanding Walls
- Section 11-31-36: Data Centers
- Section 11-64-3: Definitions of Specialized Terms and Phrases
- Chapter 87: Definitions