Mesa, Arizona Off-Street Parking Standards for the HI: Heavy Industrial District
In the City of Mesa HI: Heavy Industrial district, residential uses—permitted only through an Adaptive Reuse Permit—require up to 2.1 spaces per unit, while general commercial and office projects typically require 1 space per 375 square feet of gross floor area. All off-street parking must be paved, located outside of required front yards, and generally cannot exceed 125% of the minimum required number of spaces [Section 11-32-2, Table 11-32-3.A, Section 11-32-3.C].
Residential Parking Requirements in the HI District
While the HI: Heavy Industrial district is primarily intended for manufacturing and distribution, the City of Mesa allows "Multiple Residence" uses within this district under specific conditions, such as the approval of an Adaptive Reuse Permit [Section 11-86-2, Table 11-7-2]. The number of required spaces depends on the project's proximity to major transit infrastructure.
| Use Type | Minimum Parking Requirement |
|---|---|
| Multiple Residence (Typical) | 2.1 spaces per Dwelling Unit |
| Multiple Residence (within 1/4 mile of Bus Rapid Transit or Light Rail) | 1.4 spaces per unit (for 9 or fewer units) |
| 1.3 spaces per unit (for 10-25 units) | |
| 1.2 spaces per unit (for 26 or more units) | |
| Live-Work Units | 2.1 spaces per unit |
| Assisted Living Home (up to 10 residents) | Same as Single Residence (typically 2 spaces) |
| Residential Care, General | 1.0 space per room or unit plus 2 additional spaces |
[Table 11-32-3.A]
Commercial Parking Requirements in the HI District
Commercial uses permitted or conditionally permitted in the City of Mesa HI: Heavy Industrial district must provide parking based on the specific classification of the business activity.
| Use Type | Minimum Parking Requirement |
|---|---|
| General Offices, Retail, and Services | 1 space per 375 square feet |
| Medical and Dental Offices / Outpatient Clinics | 1 space per 200 square feet |
| Restaurants (Full Service) | 1 space per 75 sq. ft. (indoor) + 1 space per 200 sq. ft. (outdoor) |
| Banks and Financial Institutions | 1 space per 375 square feet |
| Hotels and Motels | 1 space per room/suite plus requirements for ancillary uses |
| Veterinary Services / Pet Stores | 1 space per 375 square feet |
| Automobile Repair (Major or Minor) | 1 space per 375 square feet (includes service bays) |
| Hospitals | 1 space per 400 square feet |
[Table 11-32-3.A]
General Site Development Standards for Parking
The City of Mesa imposes several mandatory design and location standards for all parking facilities within the HI: Heavy Industrial district to ensure safety and efficient circulation [Section 11-32-1]:
- Location Restrictions: Required parking and loading areas for commercial or residential projects in the HI: Heavy Industrial district cannot be located within the required Front Yard of the lot. They must be placed on the same lot as the use or a contiguous lot incorporated into the development site [Section 11-32-2.A].
- Paving and Marking: All parking spaces, driveways, and maneuvering areas must be paved with asphalt, concrete, masonry, or paving stone to withstand repeated vehicular traffic. All spaces must be permanently marked [Section 11-32-2.C].
- Maximum Parking Allowance: To prevent excessive land consumption, the number of spaces provided cannot exceed 125% of the minimum required, with few exceptions (such as structured parking or when an Administrative Use Permit is granted) [Section 11-32-3.C].
- Standard Stall Dimensions: Standard parking spaces must be at least 9 feet wide by 18 feet deep for 90-degree parking. Maneuvering aisles for two-way traffic must be a minimum of 24 feet wide [Table 11-32-2-H-1].
- Compact Parking: Up to 20% of required spaces may be "compact" (8 feet by 16 feet) if the site has at least 10 required spaces [Section 11-32-2.D].
Shared and Reduced Parking Provisions
Mesa allows for flexibility in the HI: Heavy Industrial district through shared parking or proximity to transit:
- Shared Parking: Non-residential uses or mixed-use projects with different peak operating hours may share parking via an Administrative Use Permit, potentially supplying up to 100% of required parking from an adjacent lot within 660 feet [Section 11-32-5].
- Transit Reductions: Projects (excluding residential) can reduce their total parking count by 10% if located within 1,320 feet of a light rail or bus rapid transit stop, or by 5% if located between 1,320 and 2,640 feet away [Section 11-32-6.C].
Sections Cited
- Table 11-7-2 Employment Districts Land Use Regulations
- Section 11-32-1 Purpose and Applicability (Parking)
- Section 11-32-2 General Regulations and Standards
- Table 11-32-2-H-1 Standard Parking Space and Aisle Dimensions
- Section 11-32-3 Parking Spaces Required
- Table 11-32-3.A Required Parking Spaces By Use
- Section 11-32-5 Shared Parking
- Section 11-32-6 Parking Reductions
- Section 11-86-2 Residential Use Classifications