Mesa RS Residential Single Dwelling Districts: Zoning Guide
Mesa’s RS Residential Single Dwelling Districts are designed to provide high-quality detached single-family housing at densities reaching up to 7 units per net acre. These districts enforce strict minimum lot sizes ranging from 6,000 square feet in the RS-6 zone to 90,000 square feet in the RS-90 zone, while maintaining a uniform maximum building height of 30 feet. Beyond housing, the City of Mesa allows for community-integrated uses like parks, places of worship, and home occupations to ensure balanced neighborhood growth.
Purpose of the RS Districts
The primary objective of the City of Mesa RS Residential Single Dwelling Districts is to establish a residential environment centered on detached single-family homes. The numerical designators associated with each sub-district (6, 7, 9, 15, 35, 43, and 90) specifically represent the minimum required lot size in thousands of square feet [Section 11-5-1(B)(1)].
Beyond providing for housing diversity, the City of Mesa uses these districts to integrate community residences, assisted living facilities, and neighborhood-scaled civic or institutional uses that are compatible with a quiet residential character. Strictly limited non-residential uses, such as small-scale professional offices or retail, may be permitted under specific conditions at key street intersections to provide neighborhood services without disrupting the residential fabric [Section 11-5-1(B)(1)].
Permitted and Conditional Land Uses
The City of Mesa identifies specific land use permissions for the RS Residential Single Dwelling Districts. Uses are generally categorized as Permitted (P), Special Use Permit required (SUP), or Council Use Permit required (CUP) [Section 11-5-2].
Residential and Community Uses
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Single Residence | P | Subject to Airport Overflight rules [Section 11-19-2] |
| Accessory Dwelling Unit (ADU) | P | Subject to Section 11-31-3 |
| Family Community Residence | P | Limited to 5-10 residents [Section 11-31-14] |
| Assisted Living Home | P | 5 to 10 residents [Section 11-31-14] |
| Transitional Community Residence | SUP | Subject to Section 11-31-14 |
| Comprehensive Youth Residence | SUP | Allowed in RS-90 District only [Section 11-5-8] |
Public, Semi-Public, and Commercial Uses
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Community Gardens | P | Subject to Section 11-31-10 |
| Parks and Recreation Facilities | P | Public facilities |
| Places of Worship | P | Subject to Section 11-31-22 |
| Schools (K-12, Public) | P | Public educational facilities |
| Schools (K-12, Private) | CUP | Subject to Section 11-31-24 |
| Bed and Breakfast Inns | SUP | Subject to Section 11-31-8 |
| Boarding Stables | SUP | Allowed in RS-43 and RS-90 only; 10+ acres |
| Neighborhood Business/Office | SUP | Only at intersections; < 2,000 sq. ft. [Note 10/11] |
Development Standards
The City of Mesa mandates specific lot and building dimensions to maintain the established character of the RS Residential Single Dwelling Districts.
Lot and Density Standards
| Standard | RS-90 | RS-43 | RS-35 | RS-15 | RS-9 | RS-7 | RS-6 |
|---|---|---|---|---|---|---|---|
| Min. Lot Area (sq. ft.) | 90,000 | 43,560 | 35,000 | 15,000 | 9,000 | 7,000 | 6,000 |
| Min. Lot Width (ft.) | 150 | 130 | 130 | 110 | 75 | 65 | 55 |
| Min. Lot Depth (ft.) | 150 | 150 | 150 | 120 | 100 | 94 | 90 |
| Max. Lot Coverage | 40% | 40% | 50% | 50% | 60% | 60% | 60% |
Building Form and Location
For all RS Residential Single Dwelling Districts in the City of Mesa, the Maximum Building Height is limited to 30 feet [Table 11-5-3.A.1].
| Minimum Yard Requirements (ft.) | RS-90 | RS-43 | RS-35 | RS-15 | RS-9 | RS-7 | RS-6 |
|---|---|---|---|---|---|---|---|
| Front (Livable Area) | 22 | 22 | 22 | 22 | 15 | 10 | 10 |
| Front (Garage/Carport) | 30 | 30 | 30 | 30 | 25 | 20 | 20 |
| Interior Side (Minimum) | 20 | 10 | 10 | 7 | 7 | 5 | 5 |
| Interior Side (Aggregate) | 40 | 30 | 30 | 20 | 17 | 15 | 15 |
| Rear Yard | 30 | 30 | 30 | 30 | 25 | 20 | 20 |
Note on Rear Yards: In the RS-7 and RS-6 districts, if the rear lot line directly abuts an arterial street right-of-way, the minimum lot depth must be increased by 10 feet, and the rear yard must be at least 30 feet in depth [Section 11-5-3(A)(2)].
General Character and Design Standards
To preserve the visual quality of City of Mesa neighborhoods, the RS Residential Single Dwelling Districts are subject to specific design guidelines for new construction:
- Facade Articulation: The front facade of a building must have at least one change in the building plane, excluding the garage [Section 11-5-3(B)(2)].
- Garage Frontage: The aggregate width of garage doors cannot exceed 50% of the width of the front building elevation. Forward-facing garages must be set back at least 3 feet behind the primary street-facing wall of the house [Section 11-5-3(B)(4)].
- Window Design: All street-facing facades must include window trim or recesses at least 2 inches in depth on at least two sides of the window [Section 11-5-3(B)(6)].
- Building Materials: Structures must use at least two types of primary exterior materials (such as brick, stone, stucco, or wood). Any material used on the front must wrap at least 2 feet around the side walls [Section 11-5-3(B)(7)].
Parking and Landscaping
The City of Mesa requires a minimum of two covered parking spaces per dwelling unit in all RS Residential Single Dwelling Districts. These spaces may be placed in tandem if approved by the Zoning Administrator. Notably, no additional parking is required for an Accessory Dwelling Unit [Section 11-32-3.A].
Landscaping along arterial streets must include at least 1 tree and 6 shrubs per 25 linear feet of street frontage [Table 11-33-3.A.4]. Permanent fencing in front yards is limited to a maximum height of 3.5 feet, while side and rear yard fencing may reach 6 feet [Section 11-30-4].
Sections Cited
- Section 11-5-1: Purpose
- Section 11-5-2: Land Use Regulations
- Section 11-5-3: Development Standards for the RS and RSL District
- Section 11-5-8: Comprehensive Youth Residence
- Section 11-19-2: Runway Protection Zones and Airport Overflight Areas
- Section 11-30-4: Fences and Freestanding Walls
- Section 11-31-3: Accessory Dwelling Unit
- Section 11-31-8: Bed and Breakfast Inns
- Section 11-31-10: Community Gardens
- Section 11-31-14: Community Residences
- Section 11-31-22: Places of Worship
- Section 11-31-24: Schools
- Section 11-32-3: Parking Spaces Required
- Section 11-33-3: Perimeter Landscaping
- Section 11-86-2: Residential Use Classifications