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 C

Mixed-Use Office.

Boutique creative office over ground-floor F&B. Entitlement path depends on transect — office >10K SF is permitted in T6MS, requires SUP in T5MSF.

Code pathDC/DE + FBC opt-in · T6MS (DRB) or T5MSF (admin + SUP)*
EntitlementT6MS: permitted by right · T5MSF: Special Use Permit (PUS) · ~30–36 months
MassingW. MAIN STL5 · Roof BarL4 · OfficeL3 · OfficeL2 · ParkingL1 · F&B + LobbyCONCEPT CMixed-Use Office
§ 2.3.1Program at a glance
Total GBA SF
~57,500 / ~65,625
T5MSF (5 sty) / T6MS (6 sty)
Upper floor plate SF
~8,125
125′ × 65′ · § 11-59-13(E)
Office NLA SF
~13.8K / ~17.1K
at 85% efficiency
Structured stalls
30
L2 podium
Office >10K SF use
P / PUS
T6MS / T5MSF · § 11-58-3(A)
Project range
$30–40M*
*Placeholder · OPC pending
§ 2.3.2Floor-by-floor program
Level / UseDetail
L1 · GroundF&B + lobby/core + flex · ~18,125 SF (125′ × ~145′) · Shopfront frontage
L2 · PodiumStructured parking (30 stalls) + core · ~18,125 SF · § 11-59-13(G)
L3 · OfficeBoutique creative · ~8,125 SF gross / ~6.9K NLA · § 11-59-13(E)
L4 · OfficeBoutique creative · ~8,125 SF gross / ~6.9K NLA
L5 · Office (T6MS) / Rooftop (T5MSF)Office or amenity bar · ~8,125 / ~5,000 SF
L6 · Rooftop (T6MS only)Amenity bar / restaurant · ~5,000 SF open-air
§ 2.3.3Code + zoning notes
  • 01Office use >10,000 SF is permitted by right (P) in T6MS and requires a Special Use Permit (PUS) in T5MSF per § 11-58-3(A). This single distinction is the most consequential use difference between transects for this concept.
  • 02Boutique, design-forward workspace positioning — not commodity B-class. Mesa office market is structurally short of this product.
  • 03Multi-tenant demising default; single-user identity floors preserved.
  • 04Entitlement path and total GBA cannot be finalized without T6MS / T5MSF transect confirmation letter from Mesa Planning per Title 11, Ch. 57.
§ 2.3.4Economic activation
Permanent jobs
100–200 office + 20–30 F&B FTE
Construction jobs
180–320 construction jobs
Annual city revenue
$200–400K annual TPT
Transaction Privilege Tax
Compare across all threeOpen side-by-side comparison →