Bed and Breakfast and Short-Term Lodging Regulations in Mesa
The City of Mesa regulates transient lodging primarily through the classification of Bed and Breakfast Inns and Hotels/Motels. In the City of Mesa, Bed and Breakfast Inns are permitted by right in Multiple Residence (RM) and certain Downtown Residence (DR-2, DR-3) districts, while they require a Special Use Permit (SUP) in all Single Residence (RS) and the Downtown Residence 1 (DR-1) districts [Table 11-5-2, Table 11-8-3]. These facilities are generally limited to five guest rooms and, in residential districts, require an on-site resident manager or owner [Section 11-31-8, Section 11-50-2].
Permitted Zoning Districts for Bed and Breakfast Inns
The following table outlines where the City of Mesa allows Bed and Breakfast Inns and the type of authorization required.
| Zoning District Group | Specific District(s) | Authorization Level |
|---|---|---|
| Single Residence | RS-6, RS-7, RS-9, RS-15, RS-35, RS-43, RS-90 | Special Use Permit (SUP) |
| Multiple Residence | RM-2, RM-3, RM-4, RM-5 | Permitted (P) |
| Downtown Residence | DR-1 | Special Use Permit (SUP) |
| Downtown Residence | DR-2, DR-3 | Permitted (P) |
| Commercial | NC, LC, GC, OC, MX | Varies (Typically regulated as Hotels/Motels) |
Technical Standards for Bed and Breakfast Inns
The City of Mesa imposes specific development and operational standards for Bed and Breakfast Inns to ensure they remain compatible with surrounding residential neighborhoods.
| Feature | Requirement |
|---|---|
| Maximum Guest Rooms | 5 rooms [Section 11-50-2] |
| Minimum Lot Area (RS/DR Districts) | 15,000 square feet [Section 11-31-8] |
| Residency Requirement | On-site resident owner or manager required in RS and DR districts [Section 11-31-8] |
| Parking Location | Must be behind the Front Yard building setback; RM districts prohibit parking in required landscape areas [Section 11-31-8] |
| Signage | Maximum 1 attached sign, no larger than 4 square feet; internal illumination is prohibited [Section 11-31-8] |
| Outdoor Separation | Decks, pools, and outdoor buildings must be at least 20 feet from abutting Single Residence lots [Section 11-31-8] |
Short-Term Rentals and Other Lodging Classifications
While the City of Mesa Zoning Ordinance does not use the specific term "Airbnb," these uses fall under the following classifications based on the nature of the stay and the building type:
Bed and Breakfast Inns (B&B)
A Bed and Breakfast Inn in the City of Mesa is defined as a converted single-residence or multi-residence dwelling providing no more than five guest rooms for lodging on a "less than weekly basis." Food service must be incidental and provided only to lodgers and residents [Section 11-50-2, Section 11-86-4].
Hotels and Motels
For larger-scale short-term operations or those without a resident manager, the City of Mesa utilizes the Hotel/Motel classification. This includes establishments where the majority of guest stays are for 30 days or less. In Multiple Residence (RM) districts, Hotels and Motels require a Special Use Permit [Section 11-86-4, Table 11-5-2].
Hostels
The City of Mesa defines a Hostel as a facility providing simple dormitory or sleeping rooms for stays of under 29 days. These are typically supervised by resident house-parents or managers [Section 11-86-4].
Operational Requirements and Special Use Permit Criteria
When an application for a Bed and Breakfast Inn requires a Special Use Permit in the City of Mesa, the following criteria are evaluated:
- Historic Significance: Preference is given to sites located within an Approved Historic or Historic Landmark Overlay District [Section 11-31-8].
- Proximity to Arterials: Sites should be within 300 feet of a major arterial street to minimize traffic impacts on local residential streets [Section 11-31-8].
- Neighboring Compatibility: The facility must demonstrate that it will not negatively impact adjacent properties and that its scale is limited to what is necessary for the intended result [Section 11-31-8].
Sections Cited
- Section 11-5-2: Land Use Regulations (Residential Districts)
- Section 11-8-3: Land Use Regulations (Downtown Districts)
- Section 11-31-8: Bed and Breakfast Inns
- Section 11-50-2: Definitions: A through C (Bed & Breakfast Inn)
- Section 11-86-4: Commercial Use Classifications (Lodging, Hotels and Motels, Hostels)