TRANSECT ZONES
Mesa City Code § 11-63-5
in effect11-63-5: - TRANSECT ZONES
A. General.
1. Transect Zones established in Chapter 58 (Building Form Standards) shall be used for the regulating plan.
2. Modifications to Transect Zone Standards After Smart Growth Community Plan Approval.
a. Administrative Modifications. An Applicant may request administrative modifications to the Transect Zone standards in accordance with Section 11-56-3(G) of this Ordinance.
b. City Council approved modifications. Any modification to a Transect Zone standard that does not qualify as an administrative modification shall be processed as an amendment to the approved Smart Growth Community Plan and is subject to City Council approval.
B. Allocation of Transect Zones.
1. Any portion of a development site within one-quarter mile of a major transit stop may be considered transit-oriented development (TOD). Any sites outside this radius shall be considered a traditional neighborhood development (TND).
2. Community plans for complete new neighborhoods and smaller infill sites over 10 acres shall assign and map transect zones to each pedestrian shed according to the percentages allocated in the table on the following page.
3. For sites 10 acres or less, the Director shall determine the appropriate mix of Transect Zones and the location of the center of the pedestrian shed for the area to determine if a main street is needed on the site based on existing conditions. For these sites, property owners shall submit a letter of intent to apply a regulating plan to their site to the Director, and a Pre-Application Meeting shall be held prior to Preliminary Review. Following this meeting and the further review of the project area, the Director shall make this determination.
a. The criteria for determining the appropriate mix of Transect Zones are as follows:
(1) Proximity to existing or future transit stops;
(2) Scale and uses adjacent to site;
(3) Existing zoning and entitlement of property;
(4) Size of the site;
(5) Site constraints and opportunities;
(6) Ability of site to create a complete walkable neighborhood; and/or
(7) Role of this site in Smart Growth strategy for the larger city based on sector mapping or macro scale analysis.
4. Any TOD frontage along main streets shall have a T4 or T5 Main Street zone designation.
5. The Director may approve a variance for up to 15% for the transect zone allocation within Table 11-63-5.A (Required Allocation Mix of Transect Zones) as long as the proposed regulating plan meets the objectives of this Chapter.
Table 11-63-5.A Required Allocation Mix of Transect Zones
Transect Zone | Percentage of Land Assign to Zone
Minimum | Maximum
Traditional Neighborhood Development between 10 - 30 acres
T3 Neighborhood | no min. | 30% max.
T4 Neighborhood (T4N) | 25% min. | 70% max.
T4 Neighborhood Flex (T4NF) | 10% min. | 50% max.
T4 Main Street (T4MS) | 10% min. | 30% max.
T5 Neighborhood (T5N) | no min. | 35% max. 1, 2
T5 Main Street Flex (T5MSF) | no min. | 25% max. 1
T5 Main Street (T5MS) | no min. | 15% max. 1
T6 Main Street (T6MS) | NA | NA
Traditional Neighborhood Development greater than or equal to 30 acres
T3 Neighborhood | 10% min. | 30% max.
T4 Neighborhood (T4N) | 25% min. | 70% max.
T4 Neighborhood Flex (T4NF) | 10% min. | 50% max.
T4 Main Street (T4MS) | 10% min. | 30% max.
T5 Neighborhood (T5N) | no min. | 30% max. 2
T5 Main Street Flex (T5MSF) | no min. | 30% max.
T5 Main Street (T5MS) | no min. | 20% max.
T6 Main Street (T6MS) | NA | NA
Transit Oriented Development
T3 Neighborhood | NA | NA
T4 Neighborhood (T4N) | no min. | 20% max. 3
T4 Neighborhood Flex (T4NF) | no min. | 15% max.
T4 Main Street (T4MS) | no min. | 30% max.
T5 Neighborhood (T5N) | no min. | 80% max. 4
T5 Main Street Flex (T5MSF) | 10% min. | 75% max.
T5 Main Street (T5MS) | 10% min. 5 | 30% max. 6
T6 Main Street (T6MS) | NA | NA
End Notes:
1 Allocation of Transect Zone requires Director approval
2 Allocation of T5N requires the allocation of T5MSF or T5MS
3 Should primarily be used to transition TOD into an adjacent single-residence neighborhood if it abuts one.
4 With Director approval may be as high as 100% if the site is not along a major corridor and is not adjacent or backing onto single-residence parcels.
5 With Director approval may be as low as 0% if the site is not along a major corridor.
6 With Director approval may be up to 100% if the site is adjacent to the main street.
(Ord. No. 5948, § 2, 7-1-25)
Source: City of Mesa, Arizona, Mesa City Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/az/mesa/codes/code_of_ordinances?nodeId=COOR_TIT11ZOOR_ART6FOSECO_CH63SMGRCOPL_11-63-5TRZOFetched: 11/1/2026