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Mesa, Arizona Downtown Business Districts (DB-1 and DB-2) Guide

Jurisdiction: Mesa•Code Version: July 2025

The Downtown Business Districts in the City of Mesa are designed to foster a vibrant urban environment by mixing commercial, professional office, and residential uses. Downtown Business District 1 (DB-1) supports general retailing and medium-density residential development at a maximum of 40 units per acre, while Downtown Business District 2 (DB-2) accommodates more intensive commercial and light manufacturing activities [Section 11-8-1, Table 11-8-5].

Purpose of the DB-1 and DB-2 Districts

The City of Mesa establishes these districts to support the growth and vitality of the original square mile of the municipality. Each sub-district has a specific focus:

  • Downtown Business District 1 (DB-1): This district is intended to provide for general retailing, services, and medium-density residential uses. Its primary goal is to allow multiple residences, professional offices, and commercial uses to function as major components of the City of Mesa’s downtown area [Section 11-8-1].
  • Downtown Business District 2 (DB-2): This district is intended for a combination of intensive commercial, light manufacturing, and related uses. The City of Mesa specifically designates this area for uses that may require access to arterial streets or railways [Section 11-8-1].

General Character and Applicability

The City of Mesa applies the DB-1 and DB-2 regulations to the Downtown Area, generally bounded by University Drive, Broadway, Country Club Drive, and Mesa Drive [Section 11-8-2]. The districts promote an urban character where mixed-use development is encouraged to create a sense of place. Development in these districts often features high-intensity land uses and pedestrian-oriented design elements to ensure the visual image of the City of Mesa’s core is maintained and enhanced [Section 11-8-1].

Permitted Land Uses

The City of Mesa allows a wide range of uses within the Downtown Business Districts, with some variations between DB-1 and DB-2.

Residential Uses

  • Multiple Residence: Permitted by right in both DB-1 and DB-2 (though DB-2 may require a Council Use Permit depending on specific conditions) [Table 11-8-3].
  • Single Residence (Attached): Permitted in DB-1; requires a Council Use Permit in DB-2 [Table 11-8-3].
  • Live-Work Units: Permitted by right in both DB-1 and DB-2 [Table 11-8-3].

Commercial and Office Uses

  • General Retail: Permitted by right in both districts [Table 11-8-3].
  • Business and Professional Offices: Permitted by right in both districts [Table 11-8-3].
  • Restaurants (Full Service and Limited Service): Permitted by right in both districts [Table 11-8-3].
  • Hotels and Motels: Permitted in DB-1; prohibited in DB-2 [Table 11-8-3].
  • Medical and Dental Offices: Permitted by right in both districts [Table 11-8-3].

Industrial and Manufacturing Uses

  • Light Cabinet Assembly: Prohibited in DB-1; permitted by right in DB-2 [Table 11-8-3].
  • Handicraft/Custom Manufacturing: Prohibited in DB-1; permitted by right in DB-2 [Table 11-8-3].
  • Manufacturing (Limited): Prohibited in DB-1; permitted by right in DB-2 [Table 11-8-3].

Development Standards

The City of Mesa mandates specific physical standards for the Downtown Business Districts to ensure compatible development and urban form.

Standard DB-1 District DB-2 District
Maximum Height 50 feet 40 feet
Minimum Front Setback 15 feet* 15 feet*
Interior Side Setback (Not adjacent to residential) 0 feet 0 feet
Interior Side Setback (Adjacent to residential) 10 feet 10 feet
Maximum Residential Density 40 units/net acre Plan Specific (via CUP)
Minimum Open Space 200 sq. ft. per unit Plan Specific
Parking Access Drive Width (Front) 12 feet maximum 12 feet maximum

*The front setback may be reduced to 10 feet when the property is located on an arterial street and is not adjacent to a residential use [Table 11-8-5].

Supplemental Regulations

The City of Mesa provides additional rules for the Downtown Business Districts to manage transitions and infrastructure:

  • Parking Interconnectivity: In both DB-1 and DB-2, the City of Mesa encourages parking areas to be interconnected to allow vehicular access between parcels, thereby avoiding numerous driveway cuts along street rights-of-way [Section 11-8-7].
  • Off-Site and Shared Parking: Required parking may be provided off-site in a private or municipal garage or lot. Shared parking between different commercial or mixed-use projects is also permitted if the peak operating hours do not conflict [Section 11-8-7].
  • Intrusion on Adjacent Residential: Multi-storied structures with windows facing residential districts must use methods like increased setbacks or window placement to limit intrusion into the privacy of residential areas [Section 11-8-5].
  • Screening and Walls: A 6-foot masonry wall with a mortar wash or stucco finish must be installed when commercial development in these districts is adjacent to residential uses [Section 11-8-5].

Sections Cited

  • Section 11-3-1: Districts Established
  • Section 11-8-1: Purpose
  • Section 11-8-2: Applicability
  • Section 11-8-3: Land Use Regulations
  • Section 11-8-5: Development Standards—Downtown Business Districts
  • Section 11-8-7: Supplemental Regulations for All Downtown Districts

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