Mesa T3N Zoning: Transect 3 Neighborhood District Guide
The T3N Neighborhood District in the City of Mesa is a residential-focused zone designed to foster walkable neighborhoods primarily consisting of single-family homes and small-scale multi-unit housing. The district limits building heights to a maximum of two stories and requires a minimum front setback of 15 feet while enforcing a maximum lot width of 75 feet to maintain a consistent neighborhood scale [Section 11-58-4].
Purpose and Intent
The primary purpose of the T3N Neighborhood District is to implement the City of Mesa’s vision for a vibrant, walkable, and mixed-use urban environment within the downtown area and its surrounding communities [Section 11-56-1]. The T3N district specifically aims to provide a walkable, predominantly single-family neighborhood character. It is intended to integrate appropriate multifamily housing types—such as duplexes, mansion apartments, and bungalow courts—all within a comfortable walking distance to transit and commercial hubs [Section 11-58-4.A].
General Character and Building Types
The general character of the T3N Neighborhood District is defined by its building forms. Unlike traditional zoning, which focuses strictly on land use, the City of Mesa's Transect zones emphasize the physical relationship between buildings and the street. The T3N district allows for the following specific building types [Section 11-58-4.B]:
- Carriage House: A secondary structure typically located at the rear of a lot, providing small residential or home-office space.
- Single Unit House (Village and Cottage): Medium to small detached structures on individual lots.
- Bungalow Court: A series of small, detached units arranged around a shared internal court.
- Duplex: A small-to-medium structure consisting of two side-by-side or stacked units sharing a common wall.
- Mansion Apartment: A medium-sized structure that consists of three to six units but is designed to appear as a large single-family home.
Permitted Land Uses
The City of Mesa regulates land use in the T3N district through a composite use table. While primarily residential, the district allows for specific civic and home-based activities [Table 11-58-3.A]:
| Category | Land Use | Permission |
|---|---|---|
| Residential | Single-Unit Residence | Permitted (P) |
| Residential | Multi-Unit Residence | Permitted (P) |
| Residential | Home Occupation | Permitted (P) |
| Residential | Small/Large Day Care Home | Permitted (P) |
| Civic | Civic Space (Parks/Plazas) | Permitted (P) |
| Public | Public Safety Facility (≤1,000 sf) | Permitted (P) |
| Industrial | Recycling / Manufacturing | Prohibited (-) |
| Commercial | Retail / Office / Restaurants | Prohibited (-) |
Development Standards
The T3N Neighborhood District utilizes specific measurements to ensure the "Transect" transition from rural to urban remains cohesive. These standards govern how a building sits on its lot and how much of the lot it can occupy [Section 11-58-4.C-G].
Lot and Building Form Standards
| Standard | Requirement |
|---|---|
| Minimum Lot Width | 50 feet [Section 11-58-4.B] |
| Maximum Lot Width | 75 feet [Section 11-58-4.B] |
| Minimum Lot Depth | 50 feet [Section 11-58-4.B] |
| Maximum Lot Depth | 150 feet [Section 11-58-4.B] |
| Maximum Building Height (Main) | 2 Stories [Section 11-58-4.D] |
| Max Building Height (Accessory) | 1.5 Stories [Section 11-58-4.D] |
| Minimum Parking Spaces | 1 space per unit [Section 11-58-4.G] |
Setbacks and Encroachments
Building placement is strictly controlled to maintain the street wall and neighborhood "feel" [Section 11-58-4.C]:
| Setback Location | Minimum | Maximum |
|---|---|---|
| Front Setback | 15 feet | 25 feet |
| Side Street Setback | 10 feet | 20 feet |
| Side Setback (Interior) | 5 feet | N/A |
| Rear Setback | 30 feet | N/A |
Architectural elements such as porches, stoops, and balconies are allowed to "encroach" into these setbacks to encourage interaction with the public realm. In the T3N district, a front encroachment may extend up to 10 feet from the building facade, while a side encroachment is limited to 2.5 feet [Section 11-58-4.E].
Public Frontage and Connectivity
Thoroughfares in the City of Mesa T3N district are designed to prioritize pedestrian comfort. The public frontage typically includes a 5-foot minimum sidewalk and a 5-foot continuous planter for street trees [Table 11-61-9.F]. Blocks within the T3N Neighborhood District are limited to a maximum perimeter of 2,400 feet and a maximum individual block face length of 900 feet to ensure a fine-grained, walkable street network [Table 11-63-6.A].
Sections Cited
- Section 11-56-1: Purpose (Form-Based Code)
- Section 11-58-3: Land Use Regulations
- Section 11-58-4: T3 Neighborhood (T3N) Standards
- Table 11-58-3.A: Composite Use Table
- Table 11-61-9.F: Public Frontage Standards
- Table 11-63-6.A: Block Size