Different capital paths, different return profiles. GBA figures revised per Mesa City Code § 11-59-13(E) (65′ max. upper-floor depth) and contingent on T6MS / T5MSF transect confirmation by Mesa Planning. Cost ranges are placeholders pending OPC.
* Zoning paths and project costs are contingent on T6MS / T5MSF transect confirmation via written letter from Mesa Planning per Title 11, Ch. 57. Cost ranges are order-of-magnitude placeholders pending OPC and do not include lease termination cost.
| Concept A Adaptive Reuse | Concept B Residential | Concept C Office | |
|---|---|---|---|
| Use | Adaptive Reuse F&B | Mixed-Use Residential | Mixed-Use Office |
| Stories | 1 | 6 (T5MSF) / 8 (T6MS) | 5 (T5MSF) / 6 (T6MS) |
| Total GBA (revised) | ±4,000 SF | ~67,250 / ~81,875 SF | ~57,500 / ~65,625 SF |
| Upper floor plate | — | ~8,125 SF · 125′ × 65′ (§ 11-59-13(E)) | ~8,125 SF · 125′ × 65′ (§ 11-59-13(E)) |
| Key output | 115–135 seats | 21–24 units (T5MSF) / 35–40 units (T6MS) | ~13.8K / ~17.1K SF office NLA |
| Ground F&B | ±4,000 SF | ~18,125 SF L1 multi-tenant + lobby | ~18,125 SF L1 multi-tenant + lobby |
| Structured parking | 28 existing surface | 30 stalls | 30 stalls |
| Rooftop amenity | None | ~5,000 SF bar / restaurant | ~4,500–5,000 SF bar / restaurant |
| Zoning path | DC/DE + IEBC 2024 | DC/DE + FBC · T6MS DRB / T5MSF admin* | DC/DE + FBC · T6MS by-right / T5MSF + SUP* |
| Office >10K SF use | n/a | n/a | P in T6MS · PUS in T5MSF (§ 11-58-3(A)) |
| Project cost* | $1.5–3.0M | $40–55M | $30–40M |
| Time to open | 12–18 months | 36–42 months | 30–36 months |
| Entitlement risk | Lowest | Highest | Mid-low |
| Capital return driver | Cash-on-cash F&B | Multifamily yield + sale | Office NOI + sale |
Transaction Privilege Tax at Mesa's current 2.0% retail/restaurant rate, sized to projected F&B and rooftop revenue at full occupancy. Illustrative; formal fiscal impact study recommended.
Single chef-driven destination in the existing envelope under DC/DE + IEBC. Lowest capital exposure; cleanest cash-on-cash story; quickest measurable change on Main Street.
Highest GBA and the play that best suits a multifamily capital partner. Directly advances Mesa 2050 strategies H1, H4 (housing in proximity to transit), and CM4. Requires FBC opt-in and transect confirmation.
Boutique creative office in a market that is short on it. Office >10K SF is permitted by right in T6MS; SUP-only in T5MSF — transect letter governs the entitlement path.
Optimize for optionality. The Downtown Code permits all three. The right call is the one that matches Mesa's near-term placemaking horizon, the capital appetite at the table, and the tempo of the Main Street block.