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 B

Mixed-Use Residential.

6 stories (T5MSF) or 8 stories (T6MS) of boutique residential over multi-tenant ground-floor F&B and a rooftop bar.

Code pathDC/DE + FBC opt-in · T6MS or T5MSF* · Design Review Board (T6MS) / admin review (T5MSF)
EntitlementHighest entitlement complexity · ~36–42 months to open
MassingW. MAIN STL6 · Roof BarL5 · ResidentialL4 · ResidentialL3 · ResidentialL2 · ParkingL1 · F&B + LobbyCONCEPT BMixed-Use Residential
§ 2.2.1Program at a glance
Total GBA SF
~67,250 / ~81,875
T5MSF (6 sty) / T6MS (8 sty)
Upper floor plate SF
~8,125
125′ × 65′ · § 11-59-13(E)
Residential units
21–40
T5MSF: ~21–24 · T6MS: ~35–40
Structured stalls
30
L2 podium
Max height
75′ / 135′
§ 11-58-9(D) / § 11-58-11(D)
Rooftop SF
~5,000
Bar / restaurant
§ 2.2.2Floor-by-floor program
Level / UseDetail
L1 · GroundMulti-tenant F&B + lobby/core · ~18,125 SF (125′ × ~145′) · Shopfront frontage · § 11-59-13(E) floors 1–2: 150′ max. depth
L2 · PodiumStructured parking (30 stalls) + core · ~18,125 SF · § 11-59-13(G): structured garage required
L3 · Residential~8,125 SF (125′ × 65′) · § 11-59-13(E): floors 3+ at 65′ max. depth
L4 · Residential~8,125 SF · § 11-59-13(E)
L5 · Residential~8,125 SF · § 11-59-13(E)
L6 · Residential~8,125 SF · T5MSF floor 6 requires 10′ front setback per § 11-59-15(C)
L7 · Residential (T6MS only)~8,125 SF · § 11-58-11(D)
L8 / Roof · AmenityAmenity bar / restaurant · ~5,000 SF · § 11-59-13(H): rooftop open space encouraged
§ 2.2.3Code + zoning notes
  • 01Shopfront frontage on Main: 75% min. glazing (§ 11-60), direct sidewalk entry, no parking between building face and ROW.
  • 02L2 parking podium facing Main must satisfy FBC frontage activation — decorative screening or liner retail required.
  • 03Rooftop A-2 program requires separate egress stair, 100 psf live load, A-2 sprinkler coverage.
  • 04Upper-floor plates capped at 65′ depth per § 11-59-13(E) — the controlling GBA constraint. Earlier 96–102K SF figures used full parcel depth and overstated GBA by 35–52%.
  • 05All GBA / unit figures contingent on T6MS / T5MSF transect confirmation in writing from Mesa Planning per Title 11, Ch. 57.
§ 2.2.4Economic activation
Permanent jobs
30–50 permanent FTE
Construction jobs
240–440 construction jobs
Annual city revenue
$200–400K annual TPT
Transaction Privilege Tax
Compare across all threeOpen side-by-side comparison →