Setback and Build-To Line Requirements for the Mesa T6MS District
In the City of Mesa, the T6MS (Transect 6: Main Street) district is designed for high-intensity, urban mixed-use development, requiring buildings to be placed directly at the property line with a 0-foot maximum build-to line for both front and side street frontages. Interior side and rear setbacks for the main building are a 0-foot minimum, while parking facilities must be set back at least 30 feet from the front property line at the ground level.
Building Placement and Build-To Lines
The City of Mesa Form-Based Code utilizes "Build-to Lines" (BTL) rather than standard setbacks for primary frontages in the T6MS district. A Build-to Line is the maximum distance from a property line or right-of-way where a building façade must be placed [Section 11-64-3(B)].
In the T6MS district, the primary building must adhere to the following placement standards:
| Placement Category | Requirement |
|---|---|
| Front Build-to Line (BTL) | 0' maximum |
| Side Street Build-to Line (BTL) | 0' maximum |
| Interior Side Setback | 0' minimum |
| Rear Setback | 0' minimum |
On corner lots in the T6MS district, the Build-to Line must be defined by a building for at least the first 50 feet from the corner [Section 11-58-11, Footnote 1]. Additionally, the entire Build-to Line must be defined by a building or a 24-inch to 36-inch high stucco or masonry wall, except for driveways, entryways, and walkways [Section 11-58-11, Footnote 1].
Encroachments
The City of Mesa allows certain architectural elements to encroach beyond the defined build-to lines or into required yards within the T6MS district, provided they meet specific height and safety requirements.
| Encroachment Area | Maximum Encroachment |
|---|---|
| Front | 14' maximum |
| Side Street | 14' maximum |
| Rear | 5' maximum |
Encroachments are generally only allowed within the Right-of-Way (ROW) and public alleys within the Downtown Pedestrian Area if they maintain a minimum 14-foot clear height and receive an encroachment permit from the City of Mesa [Section 11-58-11, Footnote 3].
Parking Setbacks and Location
Parking within the T6MS district is strictly regulated to ensure it does not interfere with the urban, pedestrian-oriented character of Main Street. Parking must be located behind the building and is subject to the following setbacks from the property line or Right-of-Way:
| Parking Location | Requirement |
|---|---|
| Front Setback (Ground Floor) | 30' minimum |
| Front Setback (Upper Floors) | 0' minimum |
| Side Setback | 0' minimum |
| Rear Setback | 0' minimum |
All garages in the T6MS district must be screened from the front and the street by habitable space [Section 11-58-11]. For non-residential uses, a limited number of surface parking spaces along an alley may be approved at the discretion of the Planning Director [Section 11-58-11, Footnote 3].
Sections Cited
- Section 11-58-11: T6 Main Street (T6MS) Standards
- Section 11-64-3: Definitions of Specialized Terms and Phrases (Build-to Line)