Downtown Core (DC) Zoning District in Mesa, Arizona
The Downtown Core (DC) district serves as the high-intensity urban heart of the City of Mesa, prioritizing a vibrant mix of residential, commercial, and civic activities. The City of Mesa requires a minimum density of 20 units per acre for exclusive multi-family residential projects in this district, while building heights and specific setbacks are typically determined on a project-by-project basis through approval by the Planning and Zoning Board [Table 11-8-3, Section 11-8-6].
Purpose and Intent
The primary purpose of the Downtown Core (DC) zoning district is to encourage the highest intensity of land uses within the City of Mesa. The City of Mesa designed this district to provide significant incentives for the redevelopment of under-utilized or bypassed properties, transforming them into vital activity areas [Section 11-8-1]. The DC district is intended to serve as a vibrant focal point for the community, ensuring that development enhances the visual image of the core area while accommodating residents, businesses, employees, and visitors [Section 11-8-1].
General Character and Applicability
The Downtown Core (DC) district is characterized by an urban form that emphasizes pedestrian connectivity and high-density development. It is specifically applicable to the "original square mile" of Mesa and its immediate surroundings.
Boundaries
The City of Mesa defines the Downtown Area as the region bounded by [Section 11-8-2]:
- University Drive (North)
- Broadway (South)
- Country Club Drive (West)
- Mesa Drive (East)
- Specific extensions along Second Street, Second Avenue, and LeSueur.
Properties within 300 feet of these boundaries are also included if at least half of the property falls within the specified area [Section 11-8-2].
Urban Designator
The DC district is associated with the Urban (-U) community character designator. This designation requires the City of Mesa to enforce building design standards that provide a close relationship between pedestrians and shops, such as ground-floor transparency and building entrances oriented toward the street or public sidewalks [Section 11-3-1(C), Section 11-6-4].
Permitted Land Uses
The City of Mesa permits a broad range of high-intensity uses in the Downtown Core (DC) district, emphasizing multi-family living and regional commerce.
| Use Category | Permission Status in DC District | Additional Regulations/Notes |
|---|---|---|
| Multiple Residence | Permitted (P) | Minimum 20 units/acre for exclusive residential projects [Note 1, Table 11-8-3] |
| Assisted Living Home | Permitted (P) | Up to 10 residents [Table 11-8-3] |
| Assisted Living Center | Conditional (CUP) | Greater than 10 residents [Table 11-8-3] |
| Hotels and Motels | Permitted (P) | Subject to standard lodging requirements [Table 11-8-3] |
| General Retail | Permitted (P) | Includes shops, department stores, and groceries [Table 11-8-3] |
| Restaurants | Permitted (P) | Full service and limited service [Table 11-8-3] |
| Offices | Permitted (P) | Business, professional, medical, and dental [Table 11-8-3] |
| Cultural Institutions | Permitted (P) | Museums, libraries, and galleries [Table 11-8-3] |
| Pawn Shops | Prohibited (-) | Not allowed in the DC district [Table 11-8-3] |
| Single Residence | Prohibited (-) | Detached single-family is generally not permitted [Table 11-8-3] |
Technical Development Standards
Unlike other districts with fixed dimensions, the City of Mesa allows for flexible development standards in the Downtown Core (DC) to accommodate unique urban projects.
| Standard | DC District Requirement |
|---|---|
| Minimum Lot Area | Plan Specific (Determined by Planning & Zoning Board) |
| Maximum Building Height | Determined by Planning & Zoning Board |
| Minimum Setbacks | Plan Specific (Determined by Planning & Zoning Board) |
| Maximum Density | Determined by Planning & Zoning Board |
| Residential Density (Min) | 20 units/acre (for exclusive residential projects) |
| Ground Floor Transparency | Required for buildings facing public streets (typically 50% min) |
| Building Orientation | Primary entrances must face the street or primary pedestrian areas |
[Source: Section 11-8-6, Table 11-8-3, Section 11-6-4]
Parking and Circulation
The City of Mesa encourages reduced reliance on automobiles within the Downtown Core (DC) district through various parking credits and alternative requirements.
- On-Street Credit: For non-residential uses, the City of Mesa allows one on-street parking space to be substituted for each required off-street space if located immediately adjacent to the property [Section 11-32-3(F)].
- Transit Reduction: The minimum number of required parking spaces may be reduced by 10% for sites within a 1/4 mile of a bus rapid transit or light rail station [Section 11-32-6(C)].
- Shared Parking: Different uses with varying peak hours may share parking facilities via an Administrative Use Permit to reduce the total amount of land dedicated to pavement [Section 11-32-5].
| Use Type | Minimum Parking Standard |
|---|---|
| Multiple Residence | 2.1 spaces per Dwelling Unit |
| General Office / Retail | 1 space per 375 square feet |
| Hospitals | 1 space per 400 square feet |
| Theaters / Assembly | 1 space per 75 square feet |
[Source: Table 11-32-3.A]
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-8-1: Purpose (Downtown Districts)
- Section 11-8-2: Applicability (Downtown Districts)
- Section 11-8-3: Land Use Regulations (Downtown Districts)
- Section 11-8-6: Development Standards—Downtown Core District
- Section 11-32-3: Parking Spaces Required
- Section 11-32-5: Shared Parking
- Section 11-32-6: Parking Reductions
- Section 11-6-4: Special Standards for Districts with -U Community Character Designator