Mesa Residential Multiple Dwelling Districts (RM-2, 3, 4, and 5) Overview
Mesa’s Residential Multiple Dwelling Districts provide for a broad range of housing densities, allowing between 15 and 43 dwelling units per net acre depending on the specific sub-district. These districts accommodate diverse housing forms including small-lot single residences, townhouses, and multi-story apartment complexes, with building heights ranging from a maximum of 30 feet in RM-2 to 50 feet in RM-5 [Section 11-5-1(B)(3)].
Purpose of the RM Multiple Residence Districts
The primary purpose of the RM Multiple Residence Districts in the City of Mesa is to provide areas for a variety of housing types at different levels of intensity. The districts are intended to support residential living while allowing for necessary civic and institutional supports, such as religious assemblies and park facilities, that are appropriate for a residential environment [Section 11-5-1(B)(3)].
The districts are distinguished by their maximum allowed development intensity, denoted by numerical designators (-2, -3, -4, and -5):
- RM-2: Lower-intensity multiple-residence housing (up to 15 units/acre).
- RM-3: Medium-intensity multiple-residence housing (up to 20 units/acre).
- RM-4: High-intensity multiple-residence housing (up to 30 units/acre).
- RM-5: The highest intensity multiple-residence housing (up to 43 units/acre).
General Character and Urban Designators
The general character of Mesa’s RM Districts is defined by a transition from traditional suburban layouts to more urban, pedestrian-oriented forms. Some RM areas utilize the Urban (-U) Community Character Designator. In the RM-3U and RM-4U districts, the City of Mesa enforces specific standards to create an attractive, safe urban environment where buildings are built close to the street and sidewalks to provide a close relationship between pedestrians and residences [Section 11-5-6].
Key character requirements for the RM-U districts include:
- Building Entrances: Main entries must be visible from the street and have a direct connection to the adjacent public street or a courtyard [Section 11-5-6(A)].
- Parking Placement: Parking areas must generally be located to the side or rear of buildings to avoid disrupting the street wall [Section 11-5-6(B)].
- Building Setbacks: Facades must be located no farther than the maximum setback distance to align the buildings in a predictable manner that creates a "street wall" [Section 11-5-6(C)].
Permitted Land Uses in RM Districts
The City of Mesa categorizes land uses in the RM Districts into permitted, conditionally permitted, and prohibited uses.
Residential Uses
- Single Residence: Permitted in RM-2, RM-3, and RM-4, but detached single residences are explicitly prohibited in the RM-5 District [Section 11-5-2, Note 12].
- Multiple Residence: Permitted in all RM districts [Table 11-5-2].
- Assisted Living Home (5–10 residents): Permitted in all RM districts [Table 11-5-2].
- Family Community Residence: Permitted in all RM districts [Table 11-5-2].
Public and Semi-Public Uses
- Community Gardens: Permitted in all RM districts [Table 11-5-2].
- Parks and Recreation Facilities: Public parks are permitted by right [Table 11-5-2].
- Places of Worship: Permitted, though they may be subject to additional intensity standards [Table 11-5-2].
- Social Service Facilities: Require a Council Use Permit (CUP) in the RM-3, RM-4, and RM-5 districts [Table 11-5-2].
Limited Commercial and Support Uses
Under specific conditions, certain commercial uses are allowed via a Special Use Permit (SUP) to serve the neighborhood:
- Day Care Centers: Permitted as an accessory activity for a Homeowner's Association (HOA) [Section 11-5-2, Note 8].
- Full Service Restaurants: May be allowed via SUP in some RM districts if the location is coterminous to an intersection of an arterial street and a local/collector street, and the area is less than 2,000 square feet [Section 11-5-2, Note 10].
Technical Development Standards
The City of Mesa prescribes specific standards for lot size, building height, and setbacks to ensure compatibility within neighborhoods.
Lot and Density Standards
| Standard | RM-2 | RM-3 | RM-4 | RM-5 |
|---|---|---|---|---|
| Minimum Lot Area (sq. ft.) | 7,200 | 6,000 | 6,000 | 6,000 |
| Max Density (dwelling units/net acre) | 15 | 20 | 30 | 43 |
| Minimum Lot Area per Unit (sq. ft.) | 2,904 | 2,183 | 1,452 | 1,000 |
| Maximum Building Height (ft.) | 30 | 40 | 40 | 50 |
| Maximum Lot Coverage (%) | 70% | 70% | 70% | 70% |
Yard Requirements (Setbacks)
| Yard Location | Standard Requirement |
|---|---|
| Front and Street-Facing Side | Varies by street classification (e.g., 30' for 6-lane arterial, 20' for local street) [Table 11-5-5]. |
| Interior Side and Rear | Single Story: 20'; Multiple Story: 15' per story [Table 11-5-5]. |
| Setback Adjacent to RS District | Single story: 25'; Multiple story: 15' setback for each story (min 30') [Section 11-5-5(A)(1)]. |
Open Space Requirements
The City of Mesa requires a minimum amount of usable open space per dwelling unit in the RM districts to ensure resident well-being [Table 11-5-5]:
- RM-2: 200 sq. ft. per unit.
- RM-3: 175 sq. ft. per unit.
- RM-4: 150 sq. ft. per unit.
- RM-5: 120 sq. ft. per unit.
Sections Cited
- 11-5-1: Purpose (Residential Districts)
- 11-5-2: Land Use Regulations (Residential Districts)
- 11-5-5: Development Standards for the RM District
- 11-5-6: Additional Standards for RM Districts with Urban Community Character Designator (-U)
- 11-32-3: Parking Spaces Required