Mesa, Arizona Zoning Map
Zoning, overlays and hazards on every parcel — and an answer to what the code actually lets you build. Compiled from current zoning data for all 49 districts.
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What's in the Mesa dataset
Every field below is available for any Mesa parcel, on the map and through the AI.
Zoning
- District code & full name
- Category & ordinance article
- Parcel boundary & APN
- All 49 districts mapped
Use classes, resolved
- Permitted by right
- Conditional or by appeal
- Restricted / prohibited
- Read per zoning district
Building controls
- Depth to height ratio
- Landscaping percentage of net area
- Max building height (ft)
- Max coverage
Overlays, hazards & AI
- Flood hazard & environmental layers
- Ask the AI about any parcel
- Powered by live parcel data
What can you build in Mesa's largest districts?
Setback, height, lot and coverage standards. 4 districts shown; all 49 are in the app.
General Commercial
- Min lot area
- 5000, Auto: 10000
- Min lot width
- 50, Auto: 100
- Front yard
- Varies by classification of adjacent street: (6 lane arterial: 15, 4 lane arterial: 15), Major and Midsection Collector: 15, Industrial and Commercial Collector: 20, Local Street: 20, Freeways: (Buildings: 30, Parking: 15 structures), Auto: (Varies by classification of adjacent street: (6 lane arterial: 30, 4 lane arterial: 20), Major or Midsection Collector: 25, Industrial and Commercial Collector: 20, Local Street: 20, Freeways: (Buildings: 30, Parking structures: 15))
- Side yards
- Interior side Adjacent to RS District: (1-story building: 25, 2 story building: 50, 3 story building: 75), Interior Side Adjacent to RM District: (1st story: 20, Each additional story: 15), Interior Side Adjacent to Non-residential District Each story: 15, Auto: (Interior Side Adjacent to RS District: (1-story building: 25, 2 story building: 50, 3 story building: 75), Interior Side and Rear Adjacent to RM District:(1st story: 20, Each additional story: 15))
- Rear yard
- Adjacent to RS District: (1-story building: 25, 2 story building: 50, 3 story building: 75), Adjacent to RM District: (1st story: 20, Each additional story: 15), Interior Side Adjacent to Non-residential District Each story: 15, Auto: (Adjacent to RS District: (1-story building: 25, 2 story building: 50, 3 story building: 75), Adjacent to RM District:(1st story: 20, Each additional story: 15))
- Max coverage
- 80
- Max height
- 30, Auto: 30 ft
Mixed Use
- Min lot area
- Urban: 5000
- Min lot width
- Urban: 50
- Front yard
- Urban: (5, Maximum Yard: 25), Auto: (Varies by classification of adjacent street: (6 lane arterial: 30, 4 lane arterial: 20), Major or Midsection Collector: 25, Industrial and Commercial Collector: 20, Local Street: 20, Freeways: (Buildings: 30, Parking structures: 15))
- Side yards
- Urban: (Interior Side Adjacent to RS District: (1-story building: 15, 2-story building: 25, 3-story building: 35), Interior Side and Rear Adjacent to RM District:(1st story: 15, Each additional story: 10)
- Rear yard
- Urban: (Adjacent to RS District: (1-story building: 15, 2-story building: 25, 3-story building: 35), Adjacent to RM District:(1st story: 15, Each additional story: 10))
- Max coverage
- Urban: 80
- Max height
- Urban: 45 ft
Agricultural
- Min lot area
- 43560
- Min lot width
- 400
- Front yard
- 30
- Side yards
- Interior each side: 60, Interior aggregate of 2 sides: 120, Street Side: 30
- Rear yard
- 60
- Max coverage
- —
- Max height
- 30 ft
General Industrial
- Min lot area
- 43560
- Min lot width
- 100
- Front yard
- Arterial Street: 15, Major or Midsection Collector: 20, Industrial and Commercial Collector: 20, Local Street: 20, Freeways: (Buildings: 30, Parking structures: 15)
- Side yards
- Adjacent to AG, RS, RSL or RM Districts: (1 ft of setback for each foot of building height with minimum 20 ft setback, Adjacent to Commercial and PEP Districts: 1 ft of setback for each foot of building height with minimum 20 ft setback, Adjacent to LI, GI, or HI Districts: 0 for a building setback)
- Rear yard
- Adjacent to AG, RS, RSL or RM Districts: (1 ft of setback for each foot of building height with minimum 20 ft setback, Adjacent to Commercial and PEP Districts: 1 ft of setback for each foot of building height with minimum 20 ft setback, Adjacent to LI, GI, or HI Districts: 0 for a building setback)
- Max coverage
- 90
- Max height
- 50 ft
Dimensional standards for all 49 Mesa districts
Plus permitted use classes, overlays and hazard layers per parcel.
Mesa, Arizona Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Category | Permitted Uses | Details |
|---|---|---|---|
AD-2 Airport District | Special | - | Standards & uses → |
AG Agricultural | Agriculture |
| Standards & uses → |
DB-1 Downtown Business District 1 | Mixed |
| Standards & uses → |
DB-2 Downtown Business District 2 | Mixed |
| Standards & uses → |
Showing 4 of 49 districts
Start from what you're trying to build
Each one runs against the live Mesa dataset and returns the districts, standards and approvals involved.
Where can I build multifamily in Mesa?
24 of 49 districts permit multifamily - by right, conditionally, or by variance.
Run it →Which sites allow a warehouse?
3 industrial districts (GI, HI, LI) with height and access limits.
Run it →What does GC actually permit?
The full standards for one district, read straight from the source.
Run it →How is Mesa zoned?
Mesa's zoning sits in Title 11 of the city's Code of Ordinances, and the district roster runs to 49 entries. The structure is unusually clean for a city of Mesa's size: a set of conventional base zones, and a separate form-based code that governs the older core on entirely different terms.
The residential base zones read directly from their symbols. In the RS districts the numeral is the minimum lot size in thousands of square feet - RS-6 states 6,000, RS-9 states 9,000, RS-15 states 15,000, RS-43 states 43,560, one acre, and RS-90 states 90,000. The RSL districts, for small-lot subdivisions, work differently and are easy to misread: RSL-4.0 sets an average lot area of 4,000 square feet across the subdivision but allows an individual lot of 3,500. The number is a subdivision average, not a floor for every lot.
Mesa's second system is the Form-Based Code, which regulates by transect rather than by use. Eight transect zones run from T3N, the least intense neighbourhood setting, through T4N, T4NF and T4MS, to T5N, T5MS and T5MSF, and finally T6MS at the centre. "MS" marks a main street setting and "N" a neighbourhood one. In these zones the controlling questions are building form, height and how the frontage meets the street, rather than a list of permitted uses.
The rest of the roster covers commercial, employment and industrial zones, a downtown group, and public and institutional categories. Across the 49 districts, 28 permit single-family housing, 24 permit multifamily, 18 permit an accessory dwelling and 42 permit commercial use.
Mesa zoning: frequently asked questions
Where is Mesa's zoning ordinance?
Title 11 of the Mesa Code of Ordinances. It contains both the conventional base zones - residential, commercial, employment, industrial and public - and a separate form-based code covering the transect zones used in and around the older core.
What do RS and RSL mean in Mesa zoning?
RS is a single-residence district where the numeral is the minimum lot size in thousands of square feet: RS-6 states 6,000 square feet, RS-15 states 15,000, and RS-43 states 43,560, which is one acre. RSL is the small-lot equivalent, and its numeral is an average rather than a minimum - RSL-4.0 sets a 4,000 square foot average across the subdivision while permitting individual lots of 3,500.
What are Mesa's T3N, T4 and T5 zones?
They are transect zones under Mesa's form-based code, which regulates the shape of buildings rather than listing permitted uses. There are eight: T3N, T4N, T4NF, T4MS, T5N, T5MS, T5MSF and T6MS, running from the least intense neighbourhood setting up to the most urban. "N" denotes a neighbourhood context and "MS" a main street one, so T4MS and T4N share an intensity but expect very different buildings.
How many zoning districts does Mesa have?
49. They break down into the residential RS and RSL families, multifamily RM districts, commercial and employment zones, three industrial categories, a downtown group, the eight form-based transect zones, and public, institutional and agricultural districts.
Can you build multifamily in Mesa?
In many districts, yes. Of the 49 districts, 24 permit multifamily housing and 18 permit an accessory dwelling unit, against 28 that permit single-family. The transect zones are the exception to reading these counts literally: they set what a building must look like and how it meets the street, so the form standards can constrain a project as much as the use permission does.
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Zoning data is pre-development intelligence, not legal advice. Verify with the Mesa planning department before acquisition or design.