Guide to Allowed and Prohibited Uses in Mesa RSL-2.5, 3, and 4 Districts
The Residential Small Lot Single Dwelling Districts (RSL-2.5, RSL-3.0, and RSL-4.0) in Mesa, Arizona, are designed to facilitate high-density single-family housing, allowing up to 17 units per net acre. These districts prioritize a mix of small-lot detached homes and community-oriented residential facilities, while strictly limiting commercial activities to home-based businesses and specific institutional uses.
Permitted and Conditional Uses in RSL Districts
In the City of Mesa, land use in the RSL-2.5, 3, and 4 districts is governed by specific designations: P (Permitted), CUP (Council Use Permit), SUP (Special Use Permit), and TUP (Temporary Use Permit). Any use not explicitly listed in the zoning ordinance is prohibited [Section 11-4-2].
Residential and Community Uses
The primary function of these Mesa districts is to provide for diverse housing needs through small-lot configurations [Section 11-5-1].
| Use Classification | Permission Status | Additional Regulations |
|---|---|---|
| Single Residence | Permitted (P) | [Section 11-5-2] |
| Accessory Dwelling Unit (ADU) | Permitted (P) | Subject to AOA restrictions [Section 11-5-2] |
| Family Community Residence | Permitted (P) | [Section 11-31-14] |
| Assisted Living Home (5-10 residents) | Permitted (P) | [Section 11-31-14] |
| Small Day Care Group Home (up to 4) | Permitted (P) | [Section 11-5-2] |
| Large Day Care Group Home (5–10) | Permitted (P) | [Section 11-31-13] |
| Transitional Community Residence | Special Use Permit (SUP) | [Section 11-5-2] |
| Manufactured Home Parks | Permitted (P) | [Section 11-34-3] |
Public, Semi-Public, and Institutional Uses
Mesa allows various public and educational facilities within RSL districts to support the residential population, though some require higher-level discretionary approval.
| Use Classification | Permission Status | Additional Regulations |
|---|---|---|
| Community Gardens | Permitted (P) | [Section 11-31-10] |
| Parks and Recreation Facilities (Public) | Permitted (P) | [Section 11-5-2] |
| Places of Worship | Permitted (P) | [Section 11-31-22] |
| Schools (Public K-12) | Permitted (P) | [Section 11-5-2] |
| Schools (Private K-12) | Council Use Permit (CUP) | [Section 11-31-24] |
| Colleges or Universities (Private) | Council Use Permit (CUP) | [Section 11-31-24] |
| Commercial/Industrial Trade Schools | Council Use Permit (CUP) | [Section 11-31-24] |
| Cultural Institutions | Permitted (P) | [Section 11-5-2] |
Accessory and Temporary Uses
These uses are allowed in Mesa's RSL districts provided they remain incidental to the primary residential use.
| Use Classification | Permission Status | Additional Regulations |
|---|---|---|
| Home Occupations | Permitted (P) | [Section 11-31-33] |
| Outdoor Display | Permitted (P) | [Section 11-31-20] |
| Portable Storage Containers | Permitted (P) | [Section 11-30-16] |
| Temporary Outdoor Entertainment | Temporary Use (TUP) | [Section 11-31-30] |
| Temporary Outdoor Sales | Temporary Use (TUP) | [Section 11-31-30] |
Prohibited Uses
The City of Mesa explicitly prohibits several uses in the RSL-2.5, 3, and 4 districts to maintain the residential character of the neighborhoods. Key prohibited uses include:
- Multiple Residence: Standard apartment complexes and multi-unit buildings are not permitted [Table 11-5-2].
- Boarding Houses: These are strictly prohibited in RSL districts [Table 11-5-2].
- Commercial Sales and Service: General retail, restaurants, and personal services are prohibited unless they qualify as a Home Occupation [Table 11-5-2].
- Automobile/Vehicle Services: Car rentals, sales, and major/minor repairs are not allowed [Table 11-5-2].
- Industrial Uses: All forms of manufacturing, warehousing, and storage (except personal accessory storage) are prohibited [Table 11-7-2].
- Animal Keeping: Unlike the RS (Single Residence) districts, the RSL districts do not list animal keeping as a permitted use [Table 11-5-2].
Technical Development Standards
To accommodate the small-lot nature of these districts, the City of Mesa enforces specific dimensional requirements that differ from standard single-family zones.
| Standard | RSL-4.0 | RSL-3.0 | RSL-2.5 |
|---|---|---|---|
| Min. Individual Lot Area (sq. ft.) | 3,500 | 2,750 | 2,000 |
| Min. Lot Width - Interior (ft.) | 35 | 30 | 25 |
| Max. Lot Coverage (%) | 75% | 80% | 80% |
| Max. Building Height (ft.) | 30 | 30 | 30 |
| Max. Number of Stories | 2 | 2 | 2 |
| Min. Front Yard - Building Wall (ft.) | 15 | 15 | 12 |
| Min. Rear Yard (ft.) | 20 | 20 | 15 |
Note: A third story may be permitted in RSL districts if it is located inside a pitched roof with specific ratio and dormer requirements [Section 11-5-3(A)(4)].
Sections Cited
- Section 11-4-2: Land Use Regulations
- Section 11-5-1: Purpose (Residential Districts)
- Section 11-5-2: Land Use Regulations (Residential Districts)
- Section 11-5-3: Development Standards for the RS and RSL Districts
- Section 11-30-16: Portable Storage Containers
- Section 11-31-10: Community Gardens
- Section 11-31-13: Large Day Care Group Homes
- Section 11-31-14: Community Residences
- Section 11-31-20: Outdoor Display
- Section 11-31-22: Places of Worship
- Section 11-31-24: Schools
- Section 11-31-30: Temporary Uses
- Section 11-31-33: Home Occupations