T6MS (Transect 6: Main Street) Zoning District Guide for Mesa, Arizona
The T6MS District in the City of Mesa facilitates high-intensity vertical mixed-use development within the urban core, requiring buildings to maintain a minimum height of four stories and a maximum height of up to 135 feet. This zoning classification prioritizes transit-oriented growth and pedestrian activity by mandating that 100% of the building facade be placed at the front build-to line, effectively creating a continuous "street wall" environment [Section 11-58-11]. Within the T6MS District, the City of Mesa permits a diverse range of commercial and residential uses while strictly regulating building form to ensure a vibrant, walkable downtown atmosphere.
Purpose and Intent
The primary objective of the T6MS: Transect 6: Main Street district is to enable designated areas within the central core of the City of Mesa to evolve into high-intensity, mixed-use environments. The T6MS District is designed to support the City's investment in transit infrastructure and provide a vibrant urban setting where residents can live, work, and access amenities within walking distance [Section 11-58-11]. The standards of the T6MS District are specifically calibrated to reinforce a pattern of high-density urbanism that transitions seamlessly into adjacent neighborhoods while maintaining the most intense development scale in the Mesa Transect system [Section 11-56-1].
General Character
The T6MS District represents the highest density of the City of Mesa's form-based zones. It is characterized by:
- Vertical Mixed-Use: Encouragement of ground-floor commercial or retail uses with residential or office space located on upper floors [Section 11-58-11].
- Urban Core Setting: A "Main Street" feel where buildings are located directly at the sidewalk edge (0-foot maximum front setback).
- Pedestrian Priority: Enhanced streetscapes with specific frontage types such as Shopfronts, Galleries, and Arcades that provide shade and engagement with the public realm [Section 11-60-9].
- Transit Orientation: Development patterns optimized for use with light rail and bus systems.
Permitted Land Uses
The City of Mesa utilizes a composite use table to define what activities are allowed within the T6MS District.
Residential and Public Assembly Uses
| Use Classification | T6MS Permission Level | Additional Regulations |
|---|---|---|
| Multi-Unit Residence | Permitted (P) | Section 11-58-3 |
| Boarding House | Permitted (P) | Section 11-58-3 |
| Community Residence | Permitted (P) | Section 11-31-14 |
| Civic Space | Permitted (P) | Section 11-62 |
| Library or Museum | Admin. Use Permit (AUP) | Section 11-58-3 |
| Place of Worship (<= 5,000 sf) | Admin. Use Permit (AUP/P) | Section 11-58-3 |
| Accessory Dwelling Unit | Prohibited (-) | Section 11-31-3 |
Commercial and Service Uses
| Use Classification | T6MS Permission Level | Additional Regulations |
|---|---|---|
| General Retail | Permitted (P) | Section 11-58-3 |
| Restaurants (Full/Limited) | Permitted (P) | Section 11-58-3 |
| Bars, Clubs, and Lounges | Permitted (P) | Section 11-58-3 |
| Bank and Financial Services | Permitted (P) | Section 11-58-3 |
| Personal Services | Permitted (P) | Section 11-58-3 |
| Business Support Services | Permitted (P) | Section 11-58-3 |
| Tattoo and Body Piercing | Permitted (P) | Section 11-58-3 |
| Hotels and Motels | Permitted (P) | Section 11-58-3 |
| Small Indoor Recreation | Permitted (P) | Section 11-58-3 |
Development Standards
The T6MS District employs strict form-based standards to ensure the physical environment remains consistent with high-intensity urban design goals.
Building Placement and Setbacks
| Standard | T6MS Requirement |
|---|---|
| Front Build-to Line (BTL) | 0 feet minimum; 0 feet maximum |
| Side Street BTL | 0 feet minimum; 0 feet maximum |
| Side Setback | 0 feet minimum |
| Rear Setback | 0 feet minimum |
| Building Facade at Front BTL | 100% of the building width |
| Building Facade at Side Street BTL | 80% minimum |
Building Height and Massing
| Standard | T6MS Requirement |
|---|---|
| Minimum Height | 4 Stories |
| Maximum Height (Standard) | 135 feet |
| Maximum Height (Affordable Housing) | 155 feet (requires >25% affordable units) |
| Maximum Height (LEED Gold) | No Maximum |
| Ground Floor Ceiling Height | 14 feet minimum (clear) |
| Upper Floor Ceiling Height | 9 feet minimum (clear) |
Parking and Access Requirements
In the T6MS District, the City of Mesa reduces typical parking burdens to encourage a transit-ready environment.
- Residential Parking: There is no minimum parking requirement for residential uses, and a maximum of 1 space per unit is allowed [Section 11-58-11].
- Commercial Parking: Retail and service uses require a minimum of 2 spaces per 1,000 square feet [Section 11-58-11].
- Exemptions: No parking is required for the first 2,000 square feet of residential use or for ground-floor non-residential uses under 5,000 square feet [Section 11-58-11, Footnotes 4 & 7].
- Screening: All garages must be screened from the front and the street by habitable space. Surface parking is restricted, and a limited number of spaces along an alley may be approved by the Planning Director [Section 11-58-11, Footnote 3].
Frontage and Encroachments
To promote pedestrian comfort, the T6MS District allows specific architectural features to encroach into the public realm:
- Allowed Frontage Types: Shopfront, Terrace, Gallery, and Arcade are the primary permitted interfaces [Section 11-60-9 through 11-60-12].
- Awnings and Overhangs: Must have a minimum 14-foot clear height if they encroach into the right-of-way within the Downtown Pedestrian Area [Section 11-58-11, Footnote 8].
- Continuous Street Wall: Building facades must be defined by a building or a 24" to 36" high stucco or masonry wall to ensure a consistent urban edge [Section 11-58-11, Footnote 1].
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-56-1: Purpose (Form-Based Code)
- Section 11-58-3: Land Use Regulations
- Table 11-58-3.A: Composite Use Table
- Section 11-58-11: T6 Main Street (T6MS) Standards
- Section 11-60-9: Shopfront
- Section 11-60-10: Terrace
- Section 11-60-11: Gallery
- Section 11-60-12: Arcade
- Section 11-31-3: Accessory Dwelling Unit
- Section 11-31-14: Community Residences
- Section 11-62: Civic Space Standards