In the City of Mesa, Transect 5 districts (T5N, T5MSF, and T5MS) utilize a combination of Build-to Lines (BTL) for building facades and minimum setbacks for side and rear property lines. The T5N and T5MSF districts require building facades to be placed within a 0 to 15-foot or 0 to 10-foot range from the front property line respectively, while the T5MS district mandates a strict 0-foot maximum front build-to line. Parking setbacks in these Mesa districts are significantly deeper, reaching up to 50 feet for ground-floor parking in the Main Street (T5MS) zone.
T5N: Transect 5 Neighborhood Standards
The T5N district in the City of Mesa is intended to provide medium-density residential building types, such as townhouses and mansion apartments, within walking distance of transit [Section 11-58-8]. Building placement in the T5N district is governed by specific Build-to Lines and setbacks to ensure a consistent street wall.
Building Placement and Setbacks for T5N
| Feature |
Requirement |
| Front Build-to Line (BTL) |
0 ft. min.; 15 ft. max. |
| Side Street Build-to Line (BTL) |
0 ft. min.; 15 ft. max. |
| Side Setback (Interior) |
0 ft. min. |
| Rear Setback (Adjacent to T5N, T4N, or T3N) |
5 ft. min. |
| Rear Setback (Adjacent to All Other Transect Zones) |
0 ft. min. |
| Rear Setback (Adjacent to Alley) |
0 ft. min. |
Parking Setbacks for T5N
| Parking Location |
Requirement |
| Front Setback |
30 ft. min. |
| Side Street Setback |
0 ft. min. from BTL |
| Side Setback |
0 ft. min. |
| Rear Setback (Adjacent to T4N or T3N) |
5 ft. min. |
| Rear Setback (Adjacent to all other Zones/Alleys) |
0 ft. min. |
T5MSF: Transect 5 Main Street Flex Standards
The T5MSF district in Mesa, Arizona, serves as a transition area allowing for a mixture of ground-floor uses, including live/work and residential, that can evolve into commercial spaces over time [Section 11-58-9]. The building placement standards are slightly more restrictive regarding the maximum distance from the street compared to the T5N zone.
Building Placement and Setbacks for T5MSF
| Feature |
Requirement |
| Front Build-to Line (BTL) |
0 ft. min.; 10 ft. max. |
| Side Street Build-to Line (BTL) |
0 ft. min.; 10 ft. max. |
| Side Setback (Interior) |
0 ft. min. |
| Rear Setback (Adjacent to T5N, T4N, or T3N) |
5 ft. min. |
| Rear Setback (Adjacent to All Other Transect Zones) |
0 ft. min. |
| Rear Setback (Adjacent to Alley) |
0 ft. min. |
Parking Setbacks for T5MSF
| Parking Location |
Requirement |
| Front Setback |
30 ft. min. |
| Side Street Setback |
0 ft. min. (from BTL) |
| Side Setback |
0 ft. min. |
| Rear Setback (Adjacent to T5N, T4N, or T3N) |
5 ft. min. |
| Rear Setback (Adjacent to all other Zones/Alleys) |
0 ft. min. |
T5MS: Transect 5 Main Street Standards
The T5MS district is designed to integrate medium-intensity vertical mixed-use developments near Mesa's transit stops and pedestrian-oriented urban areas [Section 11-58-10]. This district requires the highest level of street engagement, mandating that buildings be placed directly at the property line.
Building Placement and Setbacks for T5MS
| Feature |
Requirement |
| Front Build-to Line (BTL) |
0 ft. max. |
| Side Street Build-to Line (BTL) |
0 ft. max. |
| Side Setback (Interior) |
0 ft. min. |
| Rear Setback |
0 ft. min. |
Parking Setbacks for T5MS
| Parking Location |
Ground Floor Requirement |
Upper Floors Requirement |
| Front Setback |
50 ft. min. |
30 ft. min. |
| Side Street Setback |
30 ft. min. |
0 ft. min. |
| Side Setback |
0 ft. min. |
0 ft. min. |
| Rear Setback |
0 ft. min. |
0 ft. min. |
Additional Placement Regulations
In all Transect 5 districts in the City of Mesa, the following supplemental rules apply:
- Contextual Alignment: If existing adjacent buildings are located in front of the regulated Build-to Line, a new building may be aligned with the facade of the front-most immediately adjacent property [Section 11-58-11].
- Corner Lots: On corner lots, the Build-to Line must be defined by a building for at least the first 50 feet from the corner [Section 11-58-10].
- Garage Screening: All garages must be screened from the front and the side street by habitable space [Section 11-58-8, 11-58-9, 11-58-10].
- Alley Access: Parking access should be primarily from an alley when one is available [Section 11-58-10].
Sections Cited
- Section 11-58-8: T5 Neighborhood (T5N) Standards
- Section 11-58-9: T5 Main Street Flex (T5MSF) Standards
- Section 11-58-10: T5 Main Street (T5MS) Standards
- Section 11-58-11: T6 Main Street (T6MS) Standards (referenced for specific T5-related footnotes)