T6MS: Transect 6: Main Street Permitted and Prohibited Uses in Mesa
The T6MS (Transect 6: Main Street) district in the City of Mesa is designed to facilitate high-intensity, mixed-use development that supports transit and a vibrant urban environment. Most residential and commercial uses are permitted in this zone, provided they are located on upper floors or behind ground-floor commercial storefronts; however, auto-centric uses like drive-thrus and heavy service facilities are strictly prohibited [Section 11-58-11, Section 11-58-3.A].
General Use Regulations for Mesa T6MS
In the Mesa T6MS designation, the "Main Street" character is preserved by requiring active ground-floor frontages. Many uses permitted in this district are subject to Footnote 2, which mandates that the use is allowed only on upper floors or behind an allowed ground-floor use [Table 11-58-3.A].
Permitted Residential and Residential-Support Uses
The City of Mesa allows for dense living options in the T6MS district, focusing on multi-unit structures rather than detached housing [Section 11-58-11].
| Use Classification | Permission Level | Additional Requirements |
|---|---|---|
| Multi-Unit Residence | Permitted | Allowed only on upper floors or behind ground-floor use [Note 2] |
| Family Community Residence | Permitted | Allowed only on upper floors or behind ground-floor use [Note 2] |
| Transitional Community Residence | Permitted | Allowed only on upper floors or behind ground-floor use [Note 2] |
| Accessory Dwelling Unit | Permitted | Allowed only on upper floors or behind ground-floor use [Note 2] |
| Home Occupations | Permitted | Must occur within a main building; subject to Note 2 |
| Day Care Center | Permitted | Allowed only on upper floors or behind ground-floor use [Note 2] |
| Small Day Care Home | Permitted | Allowed only on upper floors or behind ground-floor use [Note 2] |
Permitted Commercial and Service Uses
Commercial activities in the T6MS district are intended to be pedestrian-oriented. Larger footprints or 24-hour operations typically require additional administrative or council-level oversight [Table 11-58-3.A].
| Use Classification | Permission Level | Additional Requirements |
|---|---|---|
| General Retail (Standard) | Permitted | Permission changes to AUP or SUP as floor area increases |
| Eating & Drinking Establishments | Permitted | Full-service, bars, and lounges are permitted |
| Outdoor Eating Areas | Permitted | Subject to specific standards in Section 11-31-19 |
| Personal Services | Permitted | Subject to AUP if floor area exceeds 10,000 sf |
| Business & Professional Offices | Permitted | Allowed by right [Note 2 applies to certain sub-types] |
| Medical/Dental Office or Clinic | Permitted | Allowed by right |
| Hotel, Hostel, or Inn/Lodge | Permitted | Allowed by right |
| Theater, Cinema, or Performing Arts | Permitted | AUP required if floor area exceeds 10,000 sf |
| Bank/Financial Services | Permitted | Includes Drive-Up ATM/Teller Windows |
| Artists' Studios | Permitted | Allowed by right |
| On-site Production of Items Sold | AUP | Administrative Use Permit required |
Permitted Public, Semi-Public, and Educational Uses
| Use Classification | Permission Level | Additional Requirements |
|---|---|---|
| Civic Space | Permitted | Subject to standards in Chapter 62 |
| Public Schools (K-12, College, Trade) | Permitted | Allowed by right |
| Private Schools (K-12, College, Trade) | CUP | Council Use Permit required |
| Place of Worship | AUP / SUP / CUP | Permission tier based on square footage |
| Library or Museum | AUP / CUP | AUP for ≤ 5,000 sf; CUP for > 5,000 sf |
| Public Safety Facility | P / SUP | P for ≤ 1,000 sf; SUP for > 1,000 sf |
| Parking Facility (Public/Commercial) | Permitted | Allowed by right |
Prohibited Uses in the Mesa T6MS District
To ensure the T6MS district maintains its high-intensity urban character and walkability, the City of Mesa explicitly prohibits several uses that are considered incompatible with the "Main Street" vision [Table 11-58-3.A].
- Residential: Single-unit detached residences and Boarding Houses.
- Auto-Oriented: Drive-thru facilities (for restaurants or retail), pick-up window facilities, and pawn shops.
- Industrial/Utility: Recycling collection facilities and heavy industrial production.
- Service/Medical: Hospitals (which are directed toward specific medical zones), and social service facilities.
- Animal Services: Small animal day care and boarding.
- Lodging: Bed and Breakfast Inns (as these are reserved for lower-density residential districts).
- Misc: Tattoo and body piercing parlors.
Specific Use Standards
- Ground Floor Restrictions: In the T6MS district, any use identified with "Note 2" cannot occupy the primary street-facing ground floor space. This space must be occupied by an "allowed ground floor use," typically retail or restaurant, to maintain pedestrian interest [Section 11-58-3, Note 2].
- Building Form: All uses must be contained within allowed building types for T6MS, which include Main Street Mixed-Use, Mid-Rise, and High-Rise structures [Section 11-58-11.B].
- Wireless Facilities: Stealth wireless telecommunications facilities are not permitted by right but may be allowed through the approval of a Special Use Permit (SUP) [Table 11-58-3.A].
Sections Cited
- Section 11-3-1 Districts Established
- Section 11-58-3 Land Use Regulations (Transect Zones)
- Table 11-58-3.A Composite Use Table
- Section 11-58-11 T6 Main Street (T6MS) Standards
- Section 11-58-12 Additional Standards for All Transect Zones
- Section 11-31-19 Outdoor Eating Areas
- Section 11-62 Civic Space Standards