T6MS / T5MSF transect letter
Written confirmation from Mesa Planning of transect boundary on APN 138-41-023 per Title 11, Ch. 57. Gating item — all GBA, story count, and use-by-right claims contingent on this letter.
1 West Main is a single-story commercial building on the SE corner of S. Center and W. Main — adjacent to the Mesa Arts Center, one block from the Center/Main light rail station, and at the geographic center of the City's highest-priority placemaking corridor. The City of Mesa is the prospective conveying party; partner selection will run through an RFQ / RFP under A.R.S. § 9-521 et seq.
Disposition or encumbrance of City-owned real property requires formal procurement authorization. The applicable instrument — RFQ, RFP, or negotiated development agreement — must be authorized by City Council prior to any binding commitment. Prospective partners should confirm Council authorization status and the governing instrument with Mesa Economic Development before investing in response preparation.
The title record for APN 138-41-023 (CTG-08005555, Appendix E) reflects a recorded U.S. Small Business Administration Deed of Trust ($828,000, Doc. 2023-552386/388, Schedule B Item 14). The City must confirm in writing whether this encumbrance survived acquisition or was released at transfer. If surviving, SBA consent is required before any GPLET development agreement, ground lease, or major financing event can be structured — a minimum 60–120 day process. No development agreement should be executed without written SBA confirmation.
Sources: A.R.S. § 9-521 et seq. (municipal property disposal) · A.R.S. § 42-6201 et seq. (GPLET — fee title conveyance) · Mesa City Code Title 2 (procurement) · CTG-08005555 Sch. B Item 14 · Doc. 20230552381.
* Transect boundary location on APN 138-41-023 to be confirmed in writing by Mesa Planning per Title 11, Ch. 57. Source: Mesa GIS (queried May 28, 2026); Special Warranty Deed Doc. 20230552381.
The highest-amenity intersection in downtown Mesa. Civic, cultural, educational, and transit infrastructure within a five-minute walk. The site reads differently at street level than at city level.
Less than a quarter of developable potential — at Mesa's most prominent downtown corner.
The regulatory stack governing this parcel has six confirmed layers. Every concept, every GBA figure, and every entitlement path in this platform reads against this stack — not against a simplified two-layer summary.
| # | Instrument | Description | Primary source |
|---|---|---|---|
| 1 | DC/DE Base Zone | Title 11, Art. 6 + Ch. 24 — Downtown Core with Downtown Events Overlay | Mesa GIS COM ZONING 'DC DE' |
| 2 | FBC Overlay | T6MS / T5MSF — Title 11, Ch. 56–64 | Mesa GIS Form Based Code Zoning layer |
| 3 | Central Main Plan | Modern Downtown character type — Map 5, p. 68 | Adopted Jan. 23, 2012 |
| 4 | Mesa 2050 General Plan | Downtown Placetype — Evolve Growth Strategy | Mesa GIS GP 2050 layer |
| 5 | Platted Encumbrances | W. Main St. Alley ROW — southern boundary, permanent | Book 3 / Pg 11; Book 23 / Pg 18 |
| 6 | Title Encumbrances | First DOT ($1.01M), SBA DOT ($828K), Assignment of Rents, tenant, delinquent 2025 taxes | CTG-08005555, Sch. B Items 8–17 (Apr. 7, 2026) |
These are City-side pre-development actions, not developer contingencies. None are confirmed as resolved.
Written confirmation from Mesa Planning of transect boundary on APN 138-41-023 per Title 11, Ch. 57. Gating item — all GBA, story count, and use-by-right claims contingent on this letter.
Confirm in writing whether the SBA $828K DOT (Doc. 2023-552386/388) survived City acquisition or was released. If surviving, no GPLET, ground lease, or DA can be structured without SBA consent. 60–120 days minimum.
Vault confirmed within the parcel boundary at the NE corner (EPS Group, Item 5). Relocation: 6–18 months. Schedule-critical for Concepts B and C.
Outstanding tax obligation per CTG-08005555 Sch. B. Must clear before partner conveyance.
Initiate feasibility review with AT&T regarding the transcontinental fiber line identified in the EPS Group due diligence.
Coordination on ROW, electric, and platform proximity at Center/Main station. Required for streetscape and curbline design.
Existing tenant(s) confirmed per CTG-08005555 Sch. B Item 17 — unrecorded leases and/or month-to-month tenancies. City should obtain lease terms from 1WM LLC, quantify termination or relocation cost, and disclose in the RFP. Material pro-forma input for every concept.