Land Use Regulations for Mesa Residential Single Dwelling Districts (RS-6, 7, 9, 15, 35, 43, and 90)
The Residential Single Dwelling Districts in the City of Mesa are primarily designated for detached single-family housing at densities up to seven units per net acre, with specific lot size minimums ranging from 6,000 to 90,000 square feet. While primarily residential, the City of Mesa allows for limited institutional, public, and minor commercial uses either by right or via a Special Use Permit, provided they satisfy stringent location and size requirements. Use of these properties is also subject to airport overflight restrictions if the land is located within designated Airport Overflight Areas [Section 11-5-1(B)(1), Table 11-5-2].
Purpose and District Intent
In the City of Mesa, the RS districts are established to provide areas for detached single residence housing. The numerical designators (-6, -7, -9, -15, -35, -43, and -90) represent the minimum required lot size in thousands of square feet. For example, a property in the RS-6 district must have a minimum lot area of 6,000 square feet, while a property in the RS-90 district requires at least 90,000 square feet [Section 11-5-1(B)(1)].
Residential Land Use Classifications
Residential uses in the City of Mesa RS districts are strictly limited to single-family structures and specific care-related living arrangements.
| Proposed Use | Permission Level | Additional Regulations/Limitations |
|---|---|---|
| Single Residence | Permitted (P) | Detached only; subject to airport overflight rules [Table 11-5-2] |
| Assisted Living Home (5–10 residents) | Permitted (P) | Subject to Section 11-31-14 [Table 11-5-2] |
| Family Community Residence | Permitted (P) | Subject to Section 11-31-14 [Table 11-5-2] |
| Transitional Community Residence | Special Use Permit (SUP) | Subject to review [Table 11-5-2] |
| Comprehensive Youth Residence | Special Use Permit (SUP) | Permitted in RS-90 only; minimum 20 acres [Section 11-5-8] |
| Small Day Care Group Home (up to 4) | Permitted (P) | Subject to airport overflight rules [Table 11-5-2] |
| Large Day Care Group Home (5–10) | Permitted (P) | Subject to Section 11-31-13 [Table 11-5-2] |
| Manufactured Home Subdivisions | Permitted (P) | Subject to airport overflight rules [Table 11-5-2] |
| Multiple Residence | Prohibited (—) | Not allowed in any RS district [Table 11-5-2] |
| Boarding House | Prohibited (—) | Not allowed in any RS district [Table 11-5-2] |
Public and Semi-Public Use Classifications
The City of Mesa permits various civic and educational uses within RS districts to ensure community services are accessible to residential neighborhoods.
| Proposed Use | Permission Level | Additional Regulations/Limitations |
|---|---|---|
| Community Gardens | Permitted (P) | Subject to Section 11-31-10 [Table 11-5-2] |
| Cultural Institutions | Permitted (P) | Only if owned/operated by the City of Mesa [Note 23] |
| Parks and Recreation Facilities, Public | Permitted (P) | [Table 11-5-2] |
| Places of Worship | Permitted (P) | Subject to Section 11-31-22 [Table 11-5-2] |
| Athletic Facilities (Church Accessory) | Special Use Permit (SUP) | [Table 11-5-2] |
| Day Care (Church Accessory) | Special Use Permit (SUP) | [Table 11-5-2] |
| Public Safety Facilities | Permitted (P) | Only if owned/operated by the City of Mesa [Note 23] |
| Colleges or Universities (Public) | Permitted (P) | [Table 11-5-2] |
| Colleges or Universities (Private) | Council Use Permit (CUP) | Subject to Section 11-31-24 [Table 11-5-2] |
| K-12 Schools (Public) | Permitted (P) | [Table 11-5-2] |
| K-12 Schools (Private) | Council Use Permit (CUP) | Subject to Section 11-31-24 [Table 11-5-2] |
| Community Center | Special Use Permit (SUP) | [Table 11-5-2] |
Commercial Use Classifications
Commercial activities in the City of Mesa RS districts are generally restricted. However, specific small-scale services may be allowed via a Special Use Permit if the property is located at specific types of intersections.
| Proposed Use | Permission Level | Additional Regulations/Limitations |
|---|---|---|
| Boarding Stables | Special Use Permit (SUP) | RS-90 and RS-43 only; minimum 10 acres [Note 3] |
| Bed and Breakfast Inns | Special Use Permit (SUP) | Subject to Section 11-31-8 [Table 11-5-2] |
| Restaurants (Full or Limited Service) | Special Use Permit (SUP) | Only at arterial/local/collector intersections; max 2,000 sq. ft. [Note 11] |
| Business and Professional Offices | Special Use Permit (SUP) | Only at arterial/local/collector intersections; max 2,000 sq. ft. [Note 10] |
| Medical and Dental Offices | Special Use Permit (SUP) | Only at arterial/local/collector intersections; max 2,000 sq. ft. [Note 10] |
| Personal Services | Special Use Permit (SUP) | Only at arterial/local/collector intersections; max 2,000 sq. ft. [Note 11] |
| Plant Nurseries and Garden Centers | Special Use Permit (SUP) | RS-43 and RS-90 only [Note 7] |
| General Retail | Special Use Permit (SUP) | Only at arterial/local/collector intersections; max 2,000 sq. ft. [Note 11] |
| RV Storage Yard | Special Use Permit (SUP) | Only in a previously established PAD [Note 20] |
Specific Accessory and Temporary Use Permissions
The City of Mesa provides for specific accessory uses that support the primary residential function of the property.
| Proposed Use | Permission Level | Additional Regulations/Limitations |
|---|---|---|
| Accessory Dwelling Unit | Permitted (P) | Subject to Section 11-31-3 [Table 11-5-2] |
| Animal Keeping | Permitted (P) | Subject to Section 11-31-4 [Table 11-5-2] |
| Farm Stands | Special Use Permit (SUP) | RS-43 and RS-35 only [Note 5] |
| Home Occupations | Permitted / SUP | SUP required for expanded options in RS-90/43 [Note 17] |
| Outdoor Display | Permitted (P) | Subject to Section 11-31-20 [Table 11-5-2] |
| Portable Storage Containers (Temporary) | Permitted (P) | During construction/loading/unloading [Note 21] |
| Portable Storage Containers (Permanent) | Permitted (P) | RS-43 and RS-90 only [Note 22] |
Prohibited Uses
Any use not explicitly listed as "P", "SUP", "CUP", or "TUP" is prohibited in the Residential Single Dwelling Districts. Notable prohibited uses include:
- Multiple-Family Housing: Apartments, duplexes, and townhomes are not allowed in RS districts [Table 11-5-2].
- Industrial Uses: Manufacturing, warehousing, and heavy industrial activities [Chapter 7].
- Automobile Sales/Service: Automobile rentals, repair shops, and car washes [Table 11-5-2].
- Social Services: Hospitals, clinics, and social service facilities (unless specific exceptions for assisted living apply) [Table 11-5-2].
- Adult Uses: Any adult-oriented businesses.
Sections Cited
- Section 11-5-1: Purpose
- Section 11-5-2: Land Use Regulations
- Table 11-5-2: Residential Districts
- Section 11-5-8: Comprehensive Youth Residence
- Section 11-31-3: Accessory Dwelling Unit
- Section 11-31-4: Animal Keeping
- 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 11-31-22: Places of Worship
- Section 11-31-24: Schools