Maximum Building Height for Residential Houses in Mesa
In the City of Mesa, the standard maximum height for a single-family residential house is 30 feet in most single-dwelling and small-lot districts. However, this limit varies significantly depending on the specific zoning district, with some multiple-residence and downtown districts allowing heights of 40 to 50 feet, and certain high-rise transect zones allowing residential structures up to 135 feet [Table 11-5-3.A.1, Table 11-30-3].
Standard Residential and Agricultural Districts
The City of Mesa prescribes a consistent 30-foot height limit for detached single-family houses within the primary residential and agricultural zones. While the height is generally restricted to 30 feet, the City of Mesa allows for a maximum of two stories in these districts [Table 11-4-3].
| Zoning District Group | Specific Districts | Maximum Height (Feet) | Maximum Stories |
|---|---|---|---|
| Agricultural District | AG | 30 | 2 |
| Residential Single Dwelling | RS-90, RS-43, RS-35, RS-15, RS-9, RS-7, RS-6 | 30 | — |
| Residential Small Lot | RSL-4.5, RSL-4.0, RSL-3.0, RSL-2.5 | 30 | 2 (See Note) |
Note on RSL Districts: A third story may be permitted in the City of Mesa RSL districts if it is contained within a pitched roof (at least a 1:3 ratio) or if the third story does not exceed 60% of the building footprint and is set back at least eight feet from the front exterior walls [Section 11-5-3(A)(4)].
Multiple Residence and Downtown Districts
For high-density residential developments, the City of Mesa allows increased building heights to accommodate more intensive land uses. These limits range from 30 feet in low-intensity multiple-residence zones to 50 feet in urban-character districts [Table 11-5-5].
| Zoning District | District Name/Description | Maximum Height (Feet) |
|---|---|---|
| RM-2 | Multiple Residence | 30 |
| RM-3 | Multiple Residence | 40 |
| RM-4 | Multiple Residence | 40 |
| RM-3U | Multiple Residence (Urban) | 50 |
| RM-4U | Multiple Residence (Urban) | 50 |
| RM-5 | Multiple Residence | 50 |
| DR-1 | Downtown Residence | 30 |
| DR-2 | Downtown Residence | 30 |
| DR-3 | Downtown Residence | 40 |
In the City of Mesa Downtown Residence (DR) districts, the Planning and Zoning Board has the authority to approve additional height beyond these standards through a site plan review [Table 11-8-4].
Form-Based Code (Transect Zones)
Residential building heights within the City of Mesa transect zones are governed by specific building types and the intensity of the transect. These districts range from "Neighborhood" (T3) to "Main Street" (T6) contexts [Section 11-59-1].
| Transect Zone | Building Type Example | Maximum Height Standards |
|---|---|---|
| T3N | Single-Unit House | 2 Stories Max |
| T4N | Townhouse | 34 Stories Max |
| T5N | Apartment House | 2 Stories Min; 55 Feet Max |
| T5MS | Main Street Mixed-Use | 34 Stories Min; 105 Feet Max |
| T6MS | High-Rise | 4 Stories Min; 135 Feet Max |
Note: The "34 stories" notation in the T4 and T5 transect tables likely refers to a range of 3 to 4 stories as indicated by the specific foot/story correlations in the City of Mesa development standards [Section 11-59-14, Section 11-59-15].
Height Measurement and Exceptions
The City of Mesa defines building height as the vertical distance from the average level of the highest and lowest points of the portion of the lot covered by the building. This is measured to the mean point between the plate line and the highest point of a sloped roof, or to the top of the parapet for flat roofs [Section 11-2-3(E)(1)].
Certain architectural and functional features are permitted to project above the established height limits in the City of Mesa [Section 11-30-3]:
| Structure Type | Maximum Allowed Projection Above District Limit |
|---|---|
| Skylights | 10 feet |
| Solar Panels | 20% of base height limit |
| Chimneys | 20% of base height limit (up to 10 feet) |
| Elevator/Stair Towers | 12 feet (multi-family/non-residential only) |
| Flagpoles | No limit (except 40 ft total in DC District) |
Sections Cited
- 11-2-3 Rules for Measurement
- 11-4-3 Development Standards - Agricultural District
- 11-5-3 Development Standards for the RS and RSL District
- 11-5-5 Development Standards for the RM District
- 11-8-4 Development Standards - Downtown Residence Districts
- 11-30-3 Exceptions to Height Limits
- 11-59-1 Building Type Standards Purpose
- 11-59-4 Single-Unit House, Village
- 11-59-8 Townhouse
- 11-59-14 High-Rise
- 11-59-15 Additional Standards for Mid-Rise and High-Rise Buildings