Mesa Zoning Districts for High-Density Apartment Development
High-density apartment buildings in the City of Mesa are primarily permitted in the RM-5 Residential Multiple Dwelling District and the DR-3 Downtown Residence District, which allow maximum densities of 43 and 40 units per net acre, respectively. Additionally, the Downtown Core (DC) and T6MS Transect districts facilitate the highest intensities of residential development, including mid-rise and high-rise structures designed to support a vibrant, walkable urban environment. The City of Mesa also permits significant residential density within the MX Mixed Use district, particularly when integrated into employment or commercial centers.
Residential Multiple Dwelling Districts (RM)
The RM Multiple Residence Districts are established to provide for a variety of housing types at different densities. The City of Mesa uses numerical designators to indicate the maximum allowed development intensity within these districts [Section 11-5-1].
- RM-4 District: This district allows for a maximum density of 30 dwelling units per net acre. It is intended for mid-to-high density residential projects [Table 11-5-5].
- RM-5 District: This represents the highest density residential base zone in the City of Mesa, allowing for up to 43 dwelling units per net acre. It is intended for large-scale apartment complexes and multi-story residential buildings [Table 11-5-5].
Development Standards for RM High-Density Districts
The following standards apply to the highest density RM districts in the City of Mesa:
| Standard | RM-4 | RM-5 |
|---|---|---|
| Maximum Density (units/net acre) | 30 | 43 |
| Minimum Lot Area per Unit (sq. ft.) | 1,452 | 1,000 |
| Maximum Building Height (ft.) | 40 | 50 |
| Maximum Lot Coverage (%) | 70% | 70% |
| Minimum Open Space per Unit (sq. ft.) | 150 | 120 |
[Source: Table 11-5-5]
Downtown Residence and Core Districts
The City of Mesa Downtown Districts are specifically intended to promote high-intensity land uses and sustainable urban development patterns [Section 11-8-1].
- DR-3 (Downtown Residence 1): This district provides for the highest intensity of residential usage within the downtown residential areas, allowing a maximum density of 40 units per net acre [Section 11-8-1, Table 11-8-4].
- DC (Downtown Core): The City of Mesa encourages the highest intensity of land uses in this district. It is intended to serve as a vibrant focal point for the city, where residential density is used to support businesses, employees, and visitors [Section 11-8-1].
Development Standards for Downtown High-Density Districts
| Standard | DR-3 | DC |
|---|---|---|
| Maximum Density (units/net acre) | 40 | Plan Specific* |
| Maximum Building Height (ft.) | 40** | Plan Specific* |
| Minimum Open Space per Unit (sq. ft.) | 400/200*** | None Required |
*In the Downtown Core, the Planning & Zoning Board or City Council determines specific density and height during the project review process [Section 11-8-6]. **The Planning & Zoning Board may approve additional height through site plan review [Table 11-8-4]. ***Requirement is 400 sq. ft. for detached/attached units and 200 sq. ft. for multiple residence developments [Table 11-8-4].
Mixed Use (MX) and Transect Districts
The City of Mesa provides additional opportunities for high-density apartment living through specialized districts and Form-Based Code (FBC) areas.
MX Mixed Use District
The MX district is designed for areas with a variety of purposes, including employment centers and retail services. The City of Mesa permits residential densities in this district typically ranging from 15 to 25 units per acre, but densities may exceed 25 units per acre in selected locations [Section 11-6-1].
T6MS Transect District (Main Street)
Under the City of Mesa Form-Based Code, the T6MS district (Transect 6: Main Street) is intended for the highest intensity of mixed-use development. This district allows for "High-Rise" building types, which are defined as large-sized structures more than 8 stories tall [Section 11-59-14].
| T6MS Building Type | Minimum Height | Maximum Height |
|---|---|---|
| High-Rise Building | 8 Stories | 135' - 155'* |
| Mid-Rise Building | 3 Stories | 75' - 105'* |
*The maximum height depends on whether the building meets LEED Gold or similar sustainability/affordability standards [Section 11-59-15, Table 11-63-5.A].
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-5-1: Purpose (Residential Districts)
- Table 11-5-5: Development Standards - RM Residential Multiple Dwelling Districts
- Section 11-6-1: Purpose (Commercial and Mixed-Use Districts)
- Section 11-8-1: Purpose (Downtown Districts)
- Table 11-8-4: Development Standards - DR Downtown Residence Districts
- Section 11-8-6: Development Standards—Downtown Core District
- Section 11-59-14: High-Rise
- Section 11-59-15: Additional Standards for Mid-Rise and High-Rise Buildings
- Table 11-63-5.A: Required Allocation Mix of Transect Zones