Mesa Residential Multiple Dwelling (RM) Districts: Use and Regulation Guide
The Residential Multiple Dwelling (RM) districts in the City of Mesa provide for a variety of housing types, including townhouses and apartments, with maximum densities ranging from 15 to 43 units per gross acre. While RM-2, RM-3, and RM-4 districts allow for detached single residences, the RM-5 district specifically prohibits detached single-unit dwellings to ensure higher-intensity land use [Section 11-5-1(B)].
Purpose of the RM Districts
The City of Mesa established the Residential Multiple (RM) districts to facilitate orderly growth and provide a range of housing densities. These districts are intended to integrate high-quality multi-family housing with appropriate transportation links to employment and commercial centers. They also allow for limited, small-scale residential support and civic activities that remain compatible with a residential environment [Section 11-5-1].
- RM-2: Maximum density of 15 units per acre.
- RM-3: Maximum density of 20 units per acre.
- RM-4: Maximum density of 30 units per acre.
- RM-5: Maximum density of 43 units per acre.
Allowed and Conditional Uses
Land uses in the RM districts are classified as Permitted (P), permitted with a Special Use Permit (SUP), permitted with a Council Use Permit (CUP), or permitted with a Temporary Use Permit (TUP). If a use is not listed in the City of Mesa's classification table, it is prohibited [Section 11-5-2].
Residential Use Classifications
Residential uses focus on multi-family formats, though single-family options are allowed in most sub-districts.
| Use Classification | RM-2, 3, 4 | RM-5 | Additional Regulations |
|---|---|---|---|
| Multiple Residence | P | P | Subject to Airport Overflight rules [Section 11-19-2] |
| Single Residence (Detached) | P | — | Prohibited in RM-5 [Note 12] |
| Assisted Living Home (5-10 residents) | P | P | Section 11-31-14 |
| Assisted Living Center (>10 residents) | CUP | CUP | Section 11-31-28 |
| Boarding House | SUP | SUP | Limited to RM-4 [Note 2] |
| Family Community Residence | P | P | Section 11-31-14 |
| Transitional Community Residence | P | P | Section 11-31-14 |
| Day Care Group Home (up to 10) | P | P | Section 11-31-13 |
| Manufactured Home Park | P | P | Permitted only in RM-4 [Note 1] |
| RV Parks & Subdivisions | P | P | Permitted only in RM-4 [Note 1] |
Public and Semi-Public Use Classifications
These uses are allowed to serve the local residents of the Municipality, provided they maintain compatibility with the neighborhood.
| Use Classification | RM-2, 3, 4 | RM-5 | Additional Regulations |
|---|---|---|---|
| Community Gardens | P | P | Section 11-31-10 |
| Parks and Recreation Facilities | P | P | Noncommercial only |
| Places of Worship | P | — | Prohibited in RM-5 [Note 9] |
| Day Care Centers | P | P | Must be HOA amenity [Note 8] |
| Public Safety Facilities | P | P | Owned/Operated by City [Note 23] |
| Hospitals and Clinics | SUP | — | Permitted only in RM-4 [Note 2]; Prohibited in RM-5 |
| Schools (K-12, Public) | P | P | Section 11-31-24 |
| Schools (K-12, Private) | CUP | CUP | Section 11-31-24 |
| Social Services Facility | CUP | — | Prohibited in RM-5 [Note 9] |
| Cultural Institutions | P | — | Prohibited in RM-5 [Note 9] |
Commercial and Accessory Uses
Small-scale commercial activities are strictly limited and typically require a Special Use Permit (SUP) to ensure they do not disrupt Mesa's residential neighborhoods [Section 11-31-9].
| Use Classification | RM-2, 3, 4 | RM-5 | Additional Regulations |
|---|---|---|---|
| Bed and Breakfast Inns | P | — | Prohibited in RM-5 [Note 9] |
| Restaurants (Full/Limited) | SUP | — | Prohibited in RM-5 [Note 9]; Max 2,000 sq. ft. |
| Business and Professional Offices | SUP | — | Prohibited in RM-5 [Note 9]; Max 2,000 sq. ft. |
| Medical and Dental Offices | SUP | — | Prohibited in RM-5 [Note 9]; Max 2,000 sq. ft. |
| Personal Services | SUP | — | Prohibited in RM-5 [Note 9]; Max 2,000 sq. ft. |
| Retail Sales (General) | SUP | — | Prohibited in RM-5 [Note 9]; Max 2,000 sq. ft. |
| Accessory Dwelling Unit (ADU) | P | P | Section 11-31-3 |
| Home Occupations | P | P | Section 11-31-33 |
| Outdoor Display | P | P | Section 11-31-20 |
| Portable Storage Containers | P | P | Section 11-30-16 |
Key Use Limitations and Prohibitions
The City of Mesa applies several critical restrictions within the RM districts to protect the public health and safety:
- General Prohibitions: Any use not specifically listed as Permitted, SUP, CUP, or TUP is prohibited [Section 11-5-2].
- RM-5 Exclusions: The RM-5 district is designed for high-density urban living. Consequently, detached single residences, cultural institutions, social service facilities, and most small-scale commercial uses (like restaurants or offices) are prohibited in RM-5 [Table 11-5-2, Notes 9 and 12].
- Airport Overflight Areas: Uses are not permitted if the property is subject to the AOA 1 or AOA 2 overflight areas as defined by the Municipality [Section 11-19-2].
- Commercial Scale: Where commercial uses are allowed by SUP in RM-2, 3, or 4, they must be located at the intersection of an arterial and local/collector street and cannot exceed 2,000 square feet of gross floor area [Table 11-5-2, Notes 10 and 11].
- Parking Restrictions: Commercial vehicle storage is generally prohibited on residential lots if the vehicle exceeds a GVWR of 13,000 pounds [Section 11-32-2(B)].
Sections Cited
- Section 11-5-1: Purpose of Residential Districts
- Section 11-5-2: Land Use Regulations (Residential)
- Section 11-19-2: Runway Protection Zones and Airport Overflight Areas
- Section 11-30-16: Portable Storage Containers
- Section 11-31-3: Accessory Dwelling Units
- Section 11-31-9: Commercial Uses in Residential Districts
- Section 11-31-10: Community Gardens
- Section 11-31-13: Large Day Care Group Homes
- Section 11-31-14: Community Residences
- Section 11-31-24: Schools
- Section 11-31-28: Assisted Living Centers
- Section 11-31-33: Home Occupations
- Section 11-32-2: General Parking Regulations