Mesa Downtown Residence Districts (DR-1, DR-2, and DR-3) Overview
The Downtown Residence Districts (DR-1, DR-2, and DR-3) in the City of Mesa are urban-oriented residential zones designed to protect stable neighborhoods while encouraging the redevelopment of underutilized sites at various intensities. These districts allow for residential densities up to 40 dwelling units per net acre in the DR-3 zone, with maximum building heights ranging from 30 feet in DR-1 and DR-2 to 40 feet in DR-3 [Section 11-8-1, Table 11-8-4]. Most non-residential uses are excluded from these districts to maintain a distinct residential character within the Mesa Downtown Area [Section 11-8-1].
Purpose and General Character
The City of Mesa established the Downtown Residence Districts to support the vitality of the city's original square mile and surrounding areas. The primary goal of these districts is to maintain a sense of place by protecting existing residential uses while providing a framework for the enhancement of blighted or underutilized properties. The three sub-designations represent different levels of development intensity [Section 11-8-1]:
- DR-1, DR-2, and DR-3: These districts focus on urban-oriented residential living. They are intended to foster strong pedestrian linkages between neighborhoods and the business, cultural, and entertainment core of Downtown Mesa.
- Intensity Levels: The numerical designators (-1, -2, and -3) distinguish the allowed intensity and density of development, with DR-3 allowing for the highest level of multi-family residential concentration [Section 11-8-1].
Permitted Land Uses
The City of Mesa limits land uses in the Downtown Residence Districts primarily to residential types, with very few public or semi-public exceptions. The following table outlines the permissions for various uses [Table 11-8-3]:
| Proposed Use | DR-1 | DR-2 | DR-3 |
|---|---|---|---|
| Residential Uses | |||
| Single Residence (Detached) | P | P | P |
| Single Residence (Attached) | — | P | P |
| Multiple Residence | P (16) | P (16) | P (16) |
| Assisted Living Home (up to 10 residents) | P | P | P |
| Assisted Living Center (> 10 residents) | — | — | CUP |
| Community Residence (Family or Transitional) | P | P | P |
| Day Care Group Home (Small or Large) | P / — | P / SUP | P / SUP |
| Public & Semi-Public Uses | |||
| Community Gardens | P | P | P |
| Community Center | — | SUP | SUP |
| Parks and Recreation Facilities (Public) | P | P | P |
| Places of Worship | P | P | P |
| Schools (K-12, Public) | P | P | P |
| Schools (K-12, Private) | CUP | CUP | CUP |
| Commercial & Other Uses | |||
| Bed and Breakfast Inns | SUP | P | P |
| Home Occupations | P | P | P |
| Accessory Dwelling Units | P | P | P |
(Key: P = Permitted; SUP = Special Use Permit; CUP = Council Use Permit; — = Prohibited; (16) = Permitted if an existing non-conforming residential use is located on the lot)
Development Standards
Development within the Mesa Downtown Residence Districts must adhere to specific standards regarding lot size, density, and building placement to ensure compatibility with the urban environment.
Density and Lot Standards
The City of Mesa regulates the minimum lot area based on the number of units and the specific district [Table 11-8-4]:
| Standard | DR-1 | DR-2 | DR-3 |
|---|---|---|---|
| Min. Lot Area (1 dwelling unit) | 6,000 sq. ft. | 6,000 sq. ft. | 6,000 sq. ft. |
| Min. Lot Area (2 dwelling units) | NA | 11,000 sq. ft. | 7,000 sq. ft. |
| Max. Density (units/net acre) | NA | 12 | 40 |
| Maximum Building Height | 30 ft. | 30 ft. | 40 ft.* |
*The Planning & Zoning Board may approve additional height through site plan review [Table 11-8-4].
Minimum Setbacks
Setbacks are required to maintain a consistent streetscape and provide transitions between different housing types [Table 11-8-4]:
| Setback Location | DR-1 | DR-2 | DR-3 |
|---|---|---|---|
| Front | 15 ft. | 15 ft. | 10 ft. |
| Street Side | 10 ft. | 10 ft. | 10 ft. |
| Interior Side (1-story) | 5 ft. | 5–10 ft. | 10 ft. |
| Interior Side (2-story) | 5 ft. | 5–15 ft. | 15 ft. |
| Rear (1-story) | 15 ft. | 15 ft. | 10 ft. |
| Rear (2-story) | 20 ft. | 20 ft. | 20 ft. |
Transitional and Supplemental Standards
The City of Mesa applies additional regulations to ensure that higher-intensity developments in the DR-3 district do not negatively impact adjacent lower-intensity DR-1 or DR-2 areas.
- Transitional Setbacks: For residential structures in the DR-3 district adjacent to DR-1 or DR-2, the City of Mesa requires a 15-foot front-yard setback for the first 40 feet of lot street frontage to match the lower-intensity zones [Section 11-8-4(A)].
- Roof Profiles: In the DR-3 district, the height and profile of new residential roofs must complement and be compatible with the roof profiles of residential structures in the adjacent DR-1 or DR-2 districts [Section 11-8-4(A)].
- Open Space: Single-family developments in all three districts must provide a minimum of 400 square feet of private outdoor space per unit. Multi-family developments in DR-2 and DR-3 must provide 200 square feet per unit, excluding required front or side yards [Section 11-8-4(B)].
- Screening: When a new multiple residence is constructed or converted from a single residence in these districts, a 6-foot-high masonry privacy wall must be constructed along the property lines separating it from any adjacent single residence [Section 11-8-4(D)].
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-8-1: Purpose (Downtown Districts)
- Section 11-8-2: Applicability
- Section 11-8-3: Land Use Regulations (Downtown Districts)
- Section 11-8-4: Development Standards—Downtown Residence Districts
- Section 11-8-7: Supplemental Regulations for all Downtown Districts