Base district · form based code · City of Mesa AZ
Transect 3: Neighborhood (Form-Based Code). The FBC REPLACES the base zoning regulations on a parcel that has opted in. Mini-Storage and all Warehousing and Storage uses are absent from the FBC composite use table and are therefore prohibited
Every verdict below is the base-district answer read out of the ordinance of record, with the section that says so. A use with no row is shown as unknown rather than folded into “no”.
Not allowed
Mini-Storage does not appear anywhere in the Form-Based Code composite use table. The FBC replaces base zoning on an opted-in parcel, so opting in extinguishes any storage entitlement
Permitted by right
Permitted. Allowed building types in T3N are limited to Carriage House, Single-Unit House (Village and Cottage), Bungalow Court, Duplex and Mansion Apartment, so the achievable product is small. The FBC sets no dwelling-units-per-acre cap; intensity is governed by building type, build-to lines and height
Not allowed
Absent from the FBC composite use table
Permitted by right
DERIVED. 'Middle Housing' is not a named use in the FBC. The FBC regulates by BUILDING TYPE, and Duplex, Townhouse (T4N and T4NF), Bungalow Court and Mansion Apartment are allowed building types in these transects, so the equivalent product is buildable. Confirm the mapping with Planning
Allowed, but only with a discretionary approval
DERIVED. These three transects carry no retail, eating-and-drinking or personal-services entitlement. The only non-residential use available is a professional or administrative office of 5,000 sf or less, and note 3 confines that to a Level 1 Historic Structure identified in the City of Mesa Historical Survey, 1984, by Special Use Permit
Not allowed
No storage use of any kind appears in the FBC composite use table
A blank cell means this dataset carries no number for that standard — read it as “go and look”, not as zero.
| Standard | Value | Field |
|---|---|---|
| Floor area ratio (FAR) | — | far |
| Maximum height | — | max_height_ft |
| Maximum site coverage | — | site_coverage |
| Minimum lot area | — | min_lot_area_sf |
| Minimum lot width | — | min_lot_width_ft |
| Minimum lot area per dwelling unit | — | min_lot_area_per_du_sf |
| Maximum density | — | max_du_per_acre_derived |
| Front setback | 15 ft | setback_front_ft |
| Street-side setback | 10 ft | setback_side_street_ft |
| Interior side setback | 5 ft | setback_side_interior_ft |
| Rear setback | 30 ft | setback_rear_ft |
Dimensional standards from MZO 11-58-3 (Table 11-58-3.A) / 11-58-4.
Standards notes. Height stated as 2 stories max (no foot limit stated). The FBC sets no lot area, lot coverage or dwelling-units-per-acre standard; intensity is controlled by building type (Chapter 59), build-to lines and frontage. Front and side street figures for T4NF and beyond are BUILD-TO LINE maxima, not minimum setbacks. Rear setback in T4NF, T4MS, T5N and T5MSF is 5 ft adjacent to T5N/T4N/T3N and 0 ft adjacent to all other transects and to an alley. Applies only in the Downtown and Pioneer/Temple regulating-plan area and to parcels that have executed a notarised Form-Based Code Opt-In (11-56-2(C))
No district in this dataset publishes a floor area ratio: intensity in this code is governed by lot coverage, height and — for residential — density or minimum lot area per dwelling unit. See the metro page for the provenance note on that.
Run the envelope this district allows, free, in about a minute — lot area, FAR or height, and the residual land value it supports.
The quick screen is free and needs no account. The sample study is the seven-page deliverable the Feasibility Desk produces.
base district only; overlay geometry not checked — an Airfield or Form-Based Code designation can flip answers
This is a base-district reading of the ordinance text, transcribed from the source below. It is not a Zoning Verification Letter, not a determination by the jurisdiction, not legal advice, and not a substitute for asking the planning department about a specific parcel. Overlays, recorded plan conditions, rezoning stipulations and parcel geometry are not checked here, and any one of them can change the answer on this page.
Verify locally before you spend money. Call the planning counter, pull the parcel's zoning-map designation and its case history, and confirm the section cited above still reads the way it reads here.
Full provenance, the source hashes and the known limitations for City of Mesa AZ →