City of MesaOffice of Urban TransformationZMunicipal · 1 West Main
§ 02Three Futures

Three concepts. One envelope.

Each concept is sized for a distinct return profile and entitlement path. Toggle to read the capital, code, and activation logic for each — then compare them side-by-side.

CONCEPT A1 story
Adaptive Reuse
CONCEPT B8 storys
Mixed-Use Residential
CONCEPT C6 storys
Mixed-Use Office
Concept A

Adaptive Reuse.

Chef-driven destination F&B in the existing envelope.

Code pathDC/DE base zone · IEBC 2024 · no FBC opt-in
EntitlementLowest entitlement risk · ~12–18 months to open
MassingW. MAIN STL1 · F&BCONCEPT AAdaptive Reuse
§ 2.1.1Program at a glance
GBA SF
±4,000
Existing envelope
Total seats
115–135
Indoor + outdoor
On-site stalls
28
Existing surface
Project range
$1.5–3.0M*
*Placeholder · OPC pending
Annual revenue
$2.5–5M
Projected
Time to open
12–18 mo
Target
§ 2.1.2Floor-by-floor program
Level / UseDetail
Indoor dining65–75 seats · ~2,200–2,600 SF net
Outdoor patio50–60 seats · ~1,850 SF (1,500 E + 350 N)
Bar counterIncluded in indoor seat count
Kitchen / BOH35–45% gross floor allocation
Total leasable~5,850 SF including outdoor
§ 2.1.3Code + zoning notes
  • 01Conversion from M to A-2 occupancy triggers IEBC Ch. 10 change-of-occupancy review.
  • 02Required scope: NFPA 13 sprinkler, ADA path-of-travel, structural review for occupant load, kitchen exhaust per IMC 2024 / IFC 2024.
  • 03Existing 28 surface stalls preliminarily satisfy DC/DE base zone A-2 ratio (~22 stalls at 1/100 SF net dining). Confirm at pre-app.
  • 04FBC nonconformity threshold: SCIP triggered at 800 SF of expansion (20% of 4,000 SF existing). Open-air patio may not count toward this trigger — confirm at pre-application per § 11-56-3.
  • 05DE Overlay (Title 11, Ch. 24) is a baked-in zoning designation, not an add-on — supports unlimited special events under a Special Event License.
§ 2.1.4Economic activation
Permanent jobs
15–25 FTE
Construction jobs
12–20 construction jobs
Annual city revenue
$50–100K annual Mesa TPT
Transaction Privilege Tax
Compare across all threeOpen side-by-side comparison →