Permitted Zoning Districts for Single-Family Residences in the City of Mesa

The City of Mesa allows for the development of single-family residential homes in a variety of base zoning districts and transect zones, ranging from large-acreage agricultural plots to small-lot urban configurations. While the Residential Single Dwelling (RS) and Residential Small Lot (RSL) districts are the primary zones for these homes, the City of Mesa also permits single-family dwellings in certain Multiple Residence (RM), Downtown (DR), and mixed-use commercial districts under specific conditions [Section 11-5-1, Section 11-6-2, Section 11-8-3].

Primary Residential Base Districts

The City of Mesa categorizes its primary single-family zones by the minimum lot size required for a detached residence. These districts are designed to provide for detached single residence housing at various densities [Section 11-5-1].

RS: Residential Single Dwelling Districts

The RS districts provide for detached single-family homes at densities up to 7 units per net acre. The numeric designator in the district name represents the minimum lot size in thousands of square feet [Section 11-5-1].

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
Max. Height (ft.)	30	30	30	30	30	30	30
Front Setback (ft.)	22	22	22	22	15	10	10

[Table 11-5-3.A.1]

RSL: Residential Small Lot Single Residence

The RSL districts allow for small-lot single dwelling development at densities up to 17 units per net acre. These districts are intended to ensure land use compatibility while providing higher-density single-family options [Section 11-5-1].

Standard	RSL-4.5	RSL-4.0	RSL-3.0	RSL-2.5
Min. Avg. Lot Area (sq. ft.)	4,500	4,000	3,250	2,500
Min. Individual Lot Area (sq. ft.)	4,000	3,500	2,750	2,000
Max. Height (ft.)	30	30	30	30
Front Setback - Building (ft.)	15	15	15	12

[Table 11-5-3.A.2]

Additional Base Districts Allowing Single Residences

Beyond the dedicated single-family zones, the City of Mesa allows single residences in the following districts:

Agricultural (AG) District: Single residences are permitted by right on lots with a minimum area of 10 acres and a maximum height of 30 feet [Table 11-4-2, Table 11-4-3].
Multiple Residence (RM) Districts: Detached single residences are permitted in RM-2, RM-3, and RM-4 sub-districts. However, the City of Mesa expressly prohibits detached single residences in the RM-5 District [Table 11-5-2, Note 12].
Downtown Residence (DR) Districts: Single-family detached homes are permitted by right in DR-1, DR-2, and DR-3. Single-family attached homes are also permitted in DR-2 and DR-3 [Table 11-8-3].
Commercial and Mixed-Use Districts: Attached single residences are allowed with a Council Use Permit (CUP) or as a permitted use in the NC, LC, GC, and MX districts, provided they meet specific "Residential Uses in Commercial Districts" standards [Table 11-6-2].

Form-Based Code Transect Zones

Within the City of Mesa Form-Based Code areas, single-family residential homes are permitted through specific "Building Types" known as the Single Unit House (Village or Cottage) and the Carriage House [Section 11-59-4, Section 11-59-5].

The following Transect Zones allow "Single-Unit Residences":

T3N (Transect 3: Neighborhood): Permitted [Table 11-58-3.A].
T4N (Transect 4: Neighborhood): Permitted [Table 11-58-3.A].
T4NF (Transect 4: Neighborhood Flex): Permitted [Table 11-58-3.A].

In these City of Mesa Transect Zones, the Carriage House is the only detached accessory dwelling unit (ADU) permitted and must be located at the rear of a lot already containing a primary residence [Section 11-59-3].

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