MX: Mixed Use District Guide for Mesa, Arizona
The MX: Mixed Use zoning district in Mesa, Arizona, provides for high-density, integrated developments that combine residential, retail, and professional employment centers. The Mesa Zoning Ordinance typically mandates residential densities between 15 and 25 units per acre within this district, though higher intensities may be permitted in specific locations to support the City’s urban development goals [Section 11-6-1].
Purpose of the MX District
The primary objective of the MX: Mixed Use district in the City of Mesa is to accommodate a diverse range of land uses in close proximity, fostering a vibrant environment for residents and businesses. The Mesa Zoning Ordinance identifies the following primary roles for the MX district:
- Integrated Land Use: To allow for a variety of purposes including employment centers, retail and service commercial uses, and medical or professional offices [Section 11-6-1].
- Residential Density: To provide housing options at densities typically ranging from 15 to 25 units per acre, with the potential for higher densities in selected urban contexts [Section 11-6-1].
- Adaptive Reuse: The district supports the conversion of existing buildings to multiple-residence or mixed-use projects through the Adaptive Reuse Permit process [Section 11-81-2].
Community Character and Designators
The general character of the MX district is heavily influenced by "Community Character Designators," which are applied to the base district to establish area-specific development standards:
Urban (-U)
This character designator is intended for Mesa neighborhoods where a close relationship between pedestrians and shops is desired. In the MX-U district, buildings are typically built close to the street and sidewalk to reinforce a safe and comfortable pedestrian environment. Auto-oriented uses are restricted in these areas [Section 11-3-1].
Auto-Oriented (-A)
Developments using this designator provide for easier automobile access. Buildings in an MX-A area are often located at the back or side of a site with parking fields situated in front. These standards include requirements for buffering adjacent residential areas to mitigate the impact of the parking lots [Section 11-3-1].
Permitted Land Uses in the MX District
The Mesa Zoning Ordinance establishes the following permissions for common use classifications in the MX district (subject to specific designators) [Table 11-6-2]:
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Multiple Residence | Permitted (P) | Subject to Note 21, 22 |
| Single Residence - Attached | CUP / P | Min. density of 15 du/acre [Note 16] |
| Live-Work Unit | Permitted (P) | Subject to Section 11-31-17 |
| General Retail | Permitted (P) | Subject to size limits |
| Restaurants (Full/Limited) | Permitted (P) | |
| Professional / Medical Offices | Permitted (P) | |
| Hotels and Motels | Permitted (P) | Subject to Note 21, 22 |
| Community Gardens | Permitted (P) | Subject to Section 11-31-10 |
| Places of Worship | Permitted (P) | Subject to Section 11-31-22 |
| Large Commercial Development | CUP | Subject to Section 11-31-16 |
Note: Accessory fuel sales are expressly prohibited in the MX district [Table 11-6-2, Note 13].
Development Standards
Physical development in the MX district is governed by specific height, setback, and density requirements. The following standards apply specifically to the MX-U (Urban) sub-designation [Table 11-6-3.B]:
| Standard | MX-U Requirement |
|---|---|
| Minimum Lot Area | 5,000 square feet |
| Minimum Lot Width | 50 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Building Height | 45 feet |
| Maximum Lot Coverage | 80% |
| Front Setback | 5 feet |
| Min. Residential Density | 15 dwelling units per net acre |
| Max. Residential Density | 25 dwelling units per net acre |
General Character Requirements
The Mesa Zoning Ordinance mandates that development in the MX district contributes to the unique character of the community through high-quality materials and site planning [Section 11-6-3]:
- Transparency: For MX-U developments, exterior walls facing front or street-facing lot lines must include windows or doors for at least 50% of the wall area between 2.5 and 7 feet above the sidewalk [Section 11-6-4].
- Building Orientation: Primary entrances must face the street or primary pedestrian areas to ensure a vibrant street life [Section 11-6-4].
- Parking Credits: In the MX district, non-residential uses may count on-street parking spaces located immediately adjacent to the property frontage toward their required off-street parking count [Section 11-32-3].
Sections Cited
- Section 11-3-1: Base Zones and Community Character Designators
- Section 11-6-1: Purpose of Commercial and Mixed-Use Districts
- Section 11-6-2: Land Use Regulations (Commercial Districts)
- Section 11-6-3: Development Standards (Commercial Districts)
- Section 11-6-4: Special Standards for Districts with -U Community Character Designator
- Section 11-31-10: Community Gardens
- Section 11-31-16: Large Commercial Development
- Section 11-31-17: Live/Work Units
- Section 11-31-22: Places of Worship
- Section 11-32-3: Parking Spaces Required
- Section 11-81-2: Adaptive Reuse Permit Applicability