Six layers governing APN 138-41-023, the confirmed T6MS transect, the EPS utility-conflict register, the three-step FBC entitlement path, building-code feasibility, and the full primary-source appendix index (A–O). T6MS confirmed in writing by the Office of Urban Transformation, June 2, 2026 (Appendix O).
APN 138-41-023 is governed by six distinct regulatory instruments that apply simultaneously — DC base zone, DE overlay (applied separately), the FBC overlay (T6MS confirmed), the Central Main Plan, GP 2050 Downtown placetype, and recorded plat + title encumbrances. Form — not use — is the binding constraint. Mid-Rise § 11-59-13(E) caps upper-floor depth at 65′, which drives every revised GBA figure for Concepts B and C.
Every layer below is reproduced as a primary-source appendix in this section (A–O). The single most important confirmation — T6MS for APN 138-41-023 — is in writing from the Office of Urban Transformation (Appendix O); no transect ambiguity remains.
Confirmed in writing by Jeff Robbins, Redevelopment Program Administrator, Office of Urban Transformation, City of Mesa, June 2, 2026, per the FBC Regulating Plan, MZO Title 11, Art. 6. See Appendix O.
| Standard | T6MS — confirmed |
|---|---|
| Max height | 135′ (155′ if >25% affordable; no max. for LEED) |
| Stories (by right) | 4+ encouraged; up to 8 (Mid-Rise) |
| Build-to line | 100% of front (Front 0′ max.; 100% defined by building) |
| Ground-floor depth | 50′ min. |
| Office >10,000 SF | P — permitted by right |
| Frontage types | Shopfront, Terrace, Gallery, Arcade |
| Parking — residential | No min.; 1/unit max. |
| Review path | Design review board (4+ stories); admin if office P by right |
Schedule-critical pre-development items. Items 1 and 5 carry the longest lead times and should be initiated first — both are City pre-development obligations on a City-initiated P3, not developer risks. See Appendix F.
| Item | Confirmed conflict | Location | Risk | Action / lead time |
|---|---|---|---|---|
| 1 | AT&T Transcontinental Fiber | West side of S. Center St. | Highest | Contact AT&T on relocation feasibility before RFP. May refuse relocation or require extreme lead times. |
| 5 | Google Fiber vault | Within parcel — NE corner | Schedule-critical | City-initiated relocation, 6–18 months. Resolve or commit to resolving before RFP issuance. |
| 9 | Valley Metro light rail — underground electric | W. Main St. | Coordination | Obtain written coordination letter confirming excavation and connection restrictions before RFP. |
| 11 | 84″ master storm drain | W. Main St. centerline | Coordination | Constrains W. Main frontage/utility tie-in. Confirm connection points at pre-app. |
The gating sequence for Concepts B and C under the FBC overlay (Title 11, Ch. 56–64). Concept A operates under the DC base zone + IEBC 2024 and does not require FBC opt-in.
T6MS confirmed in writing (Appendix O). No pre-application meeting required to resolve the transect boundary. Proceed to Step 2.
Administrative election of the Form-Based Code. Activates T6MS transect standards as the governing form standard; DC remains the underlying base zone of record. The opt-in adds a form layer; it does not change the base zone.
Concept C (5–6 stories): admin review likely — office >10K SF P by right in T6MS (no SUP). Concept B (6–8 stories): design review board.
City of Mesa adopts the 2024 ICC family and the 2023 NEC with local amendments (Mesa Municipal Code, Title 4). Mid-rise mixed-use feasible via podium construction or full steel/concrete framing for taller variants. Height governed by transect + design review — not a hard code cap.
| If you want to know | Go to | What you'll find | Primary source |
|---|---|---|---|
Base zoning | Mesa GIS · gis.mesaaz.gov | Base zone is DC (Downtown Core) — Title 11, Art. 6. The DE (Downtown Events) overlay is applied separately under Ch. 24 — not a combined designation. Confirmed in writing by Jeff Robbins, Office of Urban Transformation, June 2, 2026 (Appendix O). | Title 11, Art. 6 / Ch. 24 · Appendix O · Appendix A |
FBC transect — confirmed | FBC Regulating Plan · MZO Title 11, Art. 6 | Transect is T6MS (T6 Main Street) — confirmed in writing by the Office of Urban Transformation (Robbins, June 2, 2026) per the FBC Regulating Plan, MZO Title 11, Art. 6. No pre-application meeting is required to resolve the transect. See Appendix O. The Mesa GIS Planning & Zoning viewer renders multiple layers simultaneously; any T5MSF label visible in frame applies to adjacent parcels, not APN 138-41-023. | § 11-58-11 (Appendix I) · Appendix O (written confirmation) |
Permitted uses | Mesa City Code § 11-58-3(A), Table 11-58-3.A | Find the use in the left column; read across to the T6MS column (the confirmed transect for this parcel). Office > 10,000 SF is P by right in T6MS — no Special Use Permit required.P · permitted by rightPUA · Administrative Use PermitPUS · Special Use PermitPUC · Council Use Permit— · prohibited | § 11-58-3(A), Table 11-58-3.A (Appendix M) |
Building height — T6MS | Mesa City Code § 11-58-11(D) | T6MS (confirmed): 135′ maximum; 155′ if >25% affordable / senior; no maximum for LEED-certified buildings. 4-story minimum encouraged; up to 8 stories under Mid-Rise (§ 11-59-13). No transect boundary resolution required (Appendix O). | § 11-58-11(D) (Appendix I) |
Building footprint | Mid-Rise building type · § 11-59-13 | Floors 1–2: 150′ maximum depth. Floors 3 and above: 65′ maximum depth regardless of transect. This is the controlling massing constraint on the parcel and drives every revised GBA figure in this platform. | § 11-59-13(E) (Appendix K) |
Frontage requirements | Mesa City Code Ch. 60 · Shopfront frontage type | 75% minimum ground-floor glazing; 2′ maximum between glazing panels; awning minimum 4′ depth at 8′ clear height. The Central Main Plan (p. 68) independently requires an awning or arcade along the public ROW at this location. | Title 11, Ch. 60 (Appendix L) · Central Main Plan, Map 5, p. 68 (Appendix G) |
Subarea plan designation | Central Main Plan, Map 5, p. 68 | Parcel is designated Modern Downtown — the plan's highest-intensity character type. Requires a 4-story minimum, full street wall, structured parking, awning/arcade along the ROW, and over 90% lot coverage. The existing single-story building has been plan-inconsistent since 2012. | Central Main Plan, Map 5, p. 68 (Appendix G) |
Title status | CTG-08005555, Apr. 7, 2026 · Old Republic National Title | Two recorded Deeds of Trust totaling $1,838,000. SBA is the beneficiary of the second DOT — SBA consent is required for any GPLET, ground lease, or major financing event. 2025 property taxes are delinquent. | CTG-08005555, Sch. B Items 8–17 (Appendix E) |
Utility conflicts | EPS Group Due Diligence Report, May 5, 2026 | Item 1: AT&T transcontinental fiber on the west side of S. Center (highest risk). Item 5: Google Fiber vault within the parcel at the NE corner — 6–18 month relocation. Item 9: Valley Metro underground electric on W. Main. Item 11: 84″ master storm drain in the W. Main centerline. Items 1 and 5 are City pre-development obligations, not developer risks. | EPS Group DD Report (Appendix F) |
Independent verification | Appendices A–O | Every source document is reproduced as an appendix below. Every citation in this platform includes the specific code section, ordinance number, date, and page reference. Nothing here is asserted without a traceable primary source — and the single most important confirmation (T6MS) is in writing from the Office of Urban Transformation (Appendix O). | Primary-source audit · ZFramework · June 2026 |
Six city-side risks that can stall or unwind a P3 if not pre-cleared. Each carries a named owner, a mitigation, and an outside date. Concept-specific construction risks live in the Council Brief (§ 4.1.5).
| Risk | Why it matters | Mitigation | Owner | Outside date |
|---|---|---|---|---|
| Utility relocation (Google Fiber vault, AT&T fiber) | Vault confirmed within parcel at NE corner (EPS Item 5); transcontinental AT&T fiber (Item 1). Either can add 6–18 months and 7-figure cost to B / C. | Open relocation track at Council authorization — not at developer selection. Cost-share framework published in RFQ. | Mesa Utilities · OUT | T + 12 mo. |
| Title — Special Warranty Deed exposure | Deed (Doc. 2023-0552381) is Special, not General. Title Guarantee CTG-08005555 Sch. B is the only backstop. SBA $828K DOT (Doc. 2023-552386/388) status unconfirmed. | Written release / subordination from SBA before any conveyance. Tax delinquency cleared concurrently. | City Attorney · Title | T + 4 mo. |
| GPLET — SBA + ASLD consent timing | 8 vs. 25-year structure is a Council decision, not a developer ask. Consent from State Land and any junior lienholders adds 60–120 days; misses an RFP window if started late. | Pre-clear consent letters in parallel with transect determination. Publish 8 vs. 25 yr decision tree before RFP. | OED · City Attorney | T + 6 mo. |
| FBC opt-in / transect determination | Although T6MS is confirmed in writing (Appendix O), the opt-in is filed by the developer and is a gating administrative step for B / C entitlement. | Pre-application memo with code path (FBC, IEBC 2024, parking, frontage, utilities) issued before RFP — single document, all departments. | Planning · Building | T + 3 mo. |
| Surface lot lease termination | 28-stall lessee occupies the site today. Termination cost and vacancy date drive the developer's mobilization schedule. | Quantify exposure pre-RFP; negotiate exit aligned to selected concept mobilization. Budget line item in OUT pre-development. | Real Estate · OUT | T + 9 mo. |
| Parking deficit · shared-use MOU | B and C both undersupply parking against suburban norms; C is thinnest at ~30 stalls. Without a published shared-use MOU with the City garage, financing tightens. | Template MOU with City garage published as RFP exhibit; ratios and pricing fixed before bids. | Transportation · OUT | T + 6 mo. |
Observations offered alongside the navigation guide — not findings, but framings.
T6MS confirmed by Jeff Robbins, Office of Urban Transformation, June 2, 2026 (Appendix O). The FBC Regulating Plan map (MZO Title 11, Art. 6) places the parcel entirely within T6MS. No pre-application meeting is required to resolve the transect — Concepts B and C proceed directly to the FBC opt-in election and design review.
DC (Downtown Core) is the sole base zone designation for APN 138-41-023. DE (Downtown Events) is a standalone overlay applied over DC — not a combined 'DC/DE' designation. § 11-24-3(A) eliminates the annual cap on Special Events within the DE district, an operational asset for rooftop programming, outdoor dining, and Mesa Arts Center cross-events.
The City adopted the Central Main Plan in 2012 to catalyze TOD development on this corridor. The plan requires a minimum 4-story building at this location with full street wall, structured parking, and awning/arcade. The existing single-story building has been plan-inconsistent for 14 years. Concepts B and C deliver what the plan has required since adoption.
Step 1 (transect) is complete (Appendix O). The remaining gating items before RFP issuance are: SBA consent on the $828K DOT (60–120 days, Appendix E); cure of delinquent 2025 first-installment taxes; Google Fiber vault relocation (6–18 months, Appendix F Item 5); AT&T transcontinental fiber feasibility (Appendix F Item 1); Valley Metro coordination letter (Items 9 and 11); existing-tenant termination cost quantification (Sch. B Item 17). These are City pre-development obligations.
Fifteen reproduced primary sources — instrument, date, items confirmed, governing code section. Every zoning designation, code citation, FBC standard, title fact, and utility conflict in this platform is reproduced below. The single most important prior uncertainty — the T6MS transect — is confirmed in writing by the City (Appendix O). All entries confirmed as of June 5, 2026.
Zoning layer (DC base + DE overlay), FBC transect layer (T6MS), GP 2050 Downtown placetype, Central Main Plan boundary, Opportunity Zone (Tract 421400).
Evidence base for every regulatory designation on the parcel. Note the layer-stacking behavior — the FBC Regulating Plan map governs over the GIS label display; the controlling transect is confirmed T6MS (Appendix O).
Legal description (E. 125′ of Lot 6, Block 11, ex. S. 10′); owner of record (1WM LLC); dimensions; transfer date.
Confirms current ownership, the legal description, and the S. 10′ exclusion as the W. Main Street alley public ROW. Special — not General — Warranty makes the title guarantee (Appendix E) essential.
W. Main alley ROW; south 10′ excluded from parcel; platted right-of-way framework; original street grid and block/lot layout.
Foundational legal document — confirms the W. Main alley is a permanent public ROW dedicated at original platting, not a private easement.
Replat reconfirming the alley ROW; current parcel configuration. Certified by S.M. Musse, City Engineer; J.G. Peterson, Mayor.
Second plat reference cited in the deed Exhibit A. With Appendix C, establishes continuous 95+ year recognition of the W. Main alley as public ROW.
Two DOTs: First Fidelity Bank $1.01M + U.S. SBA $828K; Assignment of Rents; existing tenant (Sch. B Item 17); 2025 first-installment property taxes delinquent (Sch. B Item 8).
Most complete title snapshot available. SBA consent required for any GPLET, ground lease, or major financing event. Schedule B Items 8 and 17 are both pre-development obligations the City should resolve before RFP.
Item 1: AT&T transcontinental fiber (highest risk); Item 5: Google Fiber vault NE corner within parcel (6–18 mo. relocation); Item 9: Valley Metro underground electric on W. Main; Item 11: 84″ master storm drain in W. Main centerline.
Items 1 and 5 are the gating schedule risks for Concepts B and C. The Google Fiber vault relocation is a City pre-development obligation, not a developer risk — resolve or commit before RFP issuance.
Modern Downtown character type; 4-story minimum; full street wall; structured parking; awning/arcade required; >90% lot coverage.
The existing single-story building has been plan-inconsistent since 2012. Modern Downtown standards are Council-adopted, not aspirational. Concepts B and C are plan-anticipated; A is the lowest-capex activation.
T5 Main Street Flex transect: 75′ max. height (105′ LEED Gold); 2-story min.; BTL 0–10′; office >10K SF requires SUP (PUS).
Applies to adjacent parcels — included for boundary context and GIS layer-stacking reference. Not the controlling transect for APN 138-41-023 (which is T6MS, Appendix O).
Confirmed controlling transect for APN 138-41-023. 135′ max. height (no max. for LEED; 155′ if >25% affordable); 100% build-to line; 50′ min. ground-floor depth; structured parking required; office >10K SF P by right.
Single most important code citation in the package. T6MS confirmed in writing per Appendix O; all GBA, story counts, and use-by-right determinations for Concepts B and C are now final.
Downtown Events overlay applied separately over DC base zone — not a combined designation. § 11-24-3(A): unlimited annual special events under standard Special Event License.
Corrects any reading of DE as a restriction. It is an operational asset — unlimited event programming, rooftop activations, outdoor dining, and Mesa Arts Center cross-programming across all three concepts. Cross-ref: Appendix O for DC/DE distinction.
Mid-Rise (§ 11-59-13): 4–8 stories; 100% lot coverage; structured parking. Floors 1–2: 150′ max. depth. Floors 3+: 65′ max. depth (§ 11-59-13(E)).
The 65′ upper-floor depth cap on a 125′ × 155′ lot is the controlling massing constraint and the basis for every revised GBA / unit count / NLA figure for Concepts B and C.
Shopfront: 75% min. ground-floor glazing, 2′ max. between panels, awning 4′ depth / 8′ clear. Terrace, Gallery, Arcade also available in T6MS.
Defines the W. Main frontage standard for all three concepts. The Central Main Plan independently requires an awning or arcade — the FBC Shopfront standard satisfies it.
Office >10,000 SF: P by right in T6MS; PUS in T5MSF. Decisive use determination for Concept C administrative-review entitlement path.
Combined with confirmed T6MS (Appendix O), this is the use determination that makes Concept C an admin-review path — not a Special Use Permit hearing.
SCIP threshold: expansion >20% of existing floor area OR >1,000 SF. On the 4,000 SF existing building, trigger is ~800 SF of enclosed addition.
Governs Concept A scope limits. Keeps adaptive-reuse activation under the SCIP threshold while preserving the option for later FBC opt-in on Concepts B or C.
(1) APN 138-41-023 is T6MS per the FBC Regulating Plan, MZO Title 11, Art. 6; (2) the base zone is DC only — DE is a separately applied overlay, not a combined designation. FBC Regulating Plan map excerpt + full email reproduced.
Resolves the single most important prior uncertainty in the package. With T6MS confirmed in writing, no pre-application meeting is required to settle the transect — Concepts B and C proceed directly to FBC opt-in and design review.
All 15 primary source documents confirmed and verified. Every regulatory finding in this package is traceable to one or more of the appendices above. Prepared by ZFramework™ · 1 West Main · Downtown Mesa, AZ · Revised · June 2026.
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