Mesa applies transit-oriented zoning around Valley Metro Light Rail stations on Main Street, supporting higher density, mixed use, and reduced parking minimums. The Gilbert Road extension brought light rail deeper into Mesa in 2019.
Valley Metro Rail extended from Phoenix into Mesa along Main Street, with the Gilbert Road extension opening in 2019 adding three Mesa stations. Around these stations, Mesa adopted Form-Based Code and overlay districts that allow taller buildings, mixed use, and lower parking ratios than typical East Valley zoning. The intent is to capture transit-supportive density downtown and along Main Street while protecting adjacent single-family neighborhoods through transition standards. Site plan review and design review apply within the overlay.
Projects within station areas that ignore overlay standards are denied at site plan review; existing nonconforming uses may continue but cannot expand without compliance.
Mesa, AZ
Mesa overlays subarea and specific plans on top of base Title 11 zoning to guide growth around downtown, Falcon Field, the Light Rail extension, and master-p...
Mesa, AZ
Mesa offers density bonuses in select zoning districts and specific plans for projects providing affordable housing, structured parking, or public open space...
Mesa, AZ
Mesa maintains an expanding network of bike lanes, multi-use paths, and canal trails connecting to Tempe and the regional system. State law in ARS Title 28 g...
See how Mesa's transit-oriented communities (toc) rules stack up against other locations.
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