Land Use and Development Standards for the PEP Zoning District in Mesa
The Planned Employment Park (PEP) district in the City of Mesa is a campus-style zoning designation requiring a minimum site area of 2.5 acres and a maximum lot coverage of 90%. This district primarily permits professional offices, research and development facilities, and light assembly within enclosed buildings, while strictly prohibiting heavy industrial activities, general manufacturing, and outdoor storage.
Purpose and Intent of the PEP District
The City of Mesa established the PEP: Planned Employment Park to facilitate professional and medical office parks, research and development facilities, light manufacturing, and data processing centers. These uses are intended to be integrated into a "campus setting" along with ancillary restaurants, retail, and other supportive establishments that serve the primary employment uses [Section 11-7-1(B)(1)].
Allowed and Conditionally Permitted Uses
The City of Mesa regulates land uses within the PEP district through several designations: Permitted (P), Special Use Permit (SUP), Council Use Permit (CUP), and Temporary Use Permit (TUP).
Employment and Industrial Uses
- Handicraft/Custom Manufacturing: Permitted if conducted entirely within an enclosed, sound-attenuated facility [Section 11-86-5].
- Limited Manufacturing: Permitted if conducted within an enclosed building [Section 11-7-2].
- Research and Development: Permitted [Table 11-7-2].
- Wholesale: Permitted [Table 11-7-2].
- Data Center: Permitted, provided it meets the specific standards for digital data operations and infrastructure [Section 11-31-36].
Commercial and Service Uses
- Offices (Business, Professional, Medical, Dental): Permitted [Table 11-7-2].
- Banks and Financial Institutions: Permitted [Table 11-7-2].
- Restaurants (Full and Limited Service): Permitted [Table 11-7-2].
- Hotels and Motels: Permitted, subject to Airport Overflight Area (AOA) limitations [Table 11-7-2].
- Personal Services: Permitted, provided the individual use is 5,000 square feet or less [Table 11-7-2].
- Large Commercial Development: Permitted, provided no individual retail store exceeds 10,000 square feet and the group development does not exceed 50,000 square feet [Table 11-7-2].
- Automobile Rentals: Subject to a Special Use Permit [Table 11-7-2].
- Service Station: Subject to a Special Use Permit [Table 11-7-2].
- Veterinary Services: Permitted [Table 11-7-2].
Public and Semi-Public Uses
- Hospitals: Permitted [Table 11-7-2].
- Places of Worship: Permitted [Table 11-7-2].
- Schools (Colleges, Trade, and Public K-12): Permitted [Table 11-7-2].
- Government Offices: Permitted [Table 11-7-2].
- Clubs and Lodges: Permitted [Table 11-7-2].
Prohibited Uses
The PEP district in the City of Mesa prohibits uses that are incompatible with a campus environment or that produce significant off-site impacts. Prohibited uses include:
- General Manufacturing: Including cement plants, meat slaughterhouses, and metal smelting [Table 11-7-2].
- Heavy Industrial: Including oil refineries and hazardous waste disposal [Table 11-7-2].
- Marijuana Facilities: All cultivation, infusion, and medical/dual-licensee dispensaries are prohibited in PEP [Table 11-7-2].
- Outdoor Storage: Storage of vehicles or commercial goods in open lots is prohibited [Table 11-7-2].
- Towing and Impound Yards: Prohibited [Table 11-7-2].
- Mini-Storage and Boat/RV Storage: Prohibited [Table 11-7-2].
- Commercial Recreation: Both small-scale (bowling, gyms) and large-scale (amusement parks) are prohibited [Table 11-7-2].
Technical Development Standards
The City of Mesa enforces specific lot and building standards for the PEP district to ensure the intended campus character is maintained.
Lot and Density Standards
| Standard | PEP Requirement |
|---|---|
| Minimum Site Area | 2.5 acres |
| Minimum Lot Width | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Lot Coverage | 90% |
| Maximum Building Height | Plan Specific |
| Minimum Front Setback | 15 feet |
| Interior Side/Rear Setback (adjacent to Residential) | 1 foot per foot of building height (minimum 20 feet) |
Minimum Off-Street Parking Requirements
| Use Type | Required Parking Spaces |
|---|---|
| General Offices, Retail, and Services | 1 space per 375 square feet |
| Industrial Uses | 1 space per 600 square feet |
| Warehousing and Storage | 1 space per 900 square feet |
| Data Centers | 1 space per 5,000 sq. ft. (first 200k), 1 per 10,000 sq. ft. thereafter |
| Hospitals | 1 space per 400 square feet |
Accessory Use Regulations
In the PEP district, accessory uses must be secondary to the primary employment use. Data centers may qualify as an accessory use if they occupy no more than 10% of the total gross floor area of all buildings on the site [Section 11-31-36]. Portable storage containers (PSC) are allowed during construction or for temporary periods with an Administrative Use Permit, but may not be used for permanent storage [Section 11-30-16].
Sections Cited
- Section 11-7-1: Purpose (Employment Districts)
- Section 11-7-2: Land Use Regulations (Employment Districts)
- Section 11-7-3: Development Standards (Employment Districts)
- Section 11-30-16: Portable Storage Containers (PSC)
- Section 11-31-36: Data Centers
- Section 11-32-3: Parking Spaces Required
- Section 11-86-5: Employment and Industrial Use Classifications