Mesa Limited Commercial (LC) District Land Use Guide
The Limited Commercial (LC) district in Mesa is established to support indoor retail, entertainment, and service-oriented businesses that serve a regional trade area within a one-to-ten-mile radius. While the district primarily facilitates commercial activities like grocery stores, regional malls, and restaurants, it also allows for residential integrations such as multiple-family dwellings and assisted living facilities, typically requiring a Council Use Permit to ensure compatibility with the surrounding commercial environment [Section 11-6-1].
Purpose of the Mesa LC District
The primary intent of the LC district is to provide a location for large-scale commercial developments, including anchored shopping centers, fast-food establishments, and hardware stores. The City of Mesa requires that most activities within this district be conducted entirely within enclosed buildings, with specific exceptions for outdoor seating and certain automotive services [Section 11-6-1, Section 11-6-2].
Allowed and Conditional Uses
Land uses in the Mesa LC district are categorized by whether they are permitted by right (P), require a Special Use Permit (SUP), require a Council Use Permit (CUP), or require a Temporary Use Permit (TUP). Any use not explicitly listed in the Mesa Zoning Ordinance is prohibited [Section 11-6-2].
Residential and Healthcare Uses
Residential uses in the Mesa LC district are often conditioned upon being part of a mixed-use project or meeting specific density requirements [Section 11-31-31].
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Single-Residence Attached | CUP/P | Section 11-31-31 |
| Multiple-Residence | CUP/P | Chapter 81 |
| Assisted Living Home (5-10 residents) | CUP/P | Section 11-31-14 |
| Assisted Living Center (>10 residents) | CUP/P | Section 11-31-28 |
| Community Residence (Family/Transitional) | CUP/P | Section 11-31-14 |
| Boarding House | SUP | Section 11-31-31 |
| Skilled Nursing Facility | CUP/P | — |
| Social Service Facility | CUP | Section 11-31-26 |
Public and Semi-Public Uses
The LC district accommodates various community and institutional services intended to serve the Mesa public [Table 11-6-2].
| Use Classification | Permission Level |
|---|---|
| Clubs and Lodges | P |
| Community Center | P |
| Cultural Institutions | P |
| Day Care Centers | P |
| Government Offices | P |
| Hospitals and Clinics | P |
| Nursing and Convalescent Homes | CUP/P |
| Parks and Recreation Facilities (Public) | P |
| Places of Worship | P |
| Schools (Public, Private, Trade, K-12) | P |
Commercial, Retail, and Service Uses
This category represents the core functionality of the Mesa LC district. Note that many large-scale or intensive uses require additional oversight [Table 11-6-2].
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| General Retail | P | — |
| General Market / Supermarket | P | Section 11-31-16 (if >25k sq. ft.) |
| Restaurants (Full/Limited Service) | P | — |
| Bars, Clubs, and Lounges | P | — |
| Hotels and Motels | P | — |
| Convenience Market | P/SUP | Section 11-31-11 |
| Large Commercial Development | P | Section 11-31-16 |
| Pawn Shops | CUP | Section 11-31-21 |
| Funeral Parlors and Mortuaries | P | — |
| Veterinary Services | P | — |
| Pet Stores | P | — |
| Bank / Financial Institutions | P | — |
| Medical and Dental Offices | P | — |
| Business and Professional Offices | P | — |
| Live-Work Units | SUP/P | Section 11-31-17 |
Automotive and Transportation Uses
Automotive uses in the Mesa LC district are strictly regulated to mitigate impacts on the regional character [Section 11-31-5, Section 11-31-25].
| Use Classification | Permission Level | Additional Regulations |
|---|---|---|
| Automobile Service and Repair (Minor) | P | Section 11-31-6 |
| Automobile Rentals (Accessory) | SUP | Section 11-31-5 |
| Automobile Rentals (Primary) | SUP | Section 11-31-5 |
| Service Station | SUP | Section 11-31-25 |
| Automobile Washing | SUP | Section 11-31-7 |
| Heliports | CUP | — |
| Parking Facility (Public/Commercial) | P | — |
Prohibited Uses
The following uses are specifically prohibited (marked with a "—") or not listed as allowed within the Mesa LC district [Table 11-6-2]:
- Automotive: Automobile Sales and Leasing; Heavy Vehicle Repair; Large Vehicle and Equipment Sales/Service/Rental.
- Industrial: Handicraft/Custom Manufacturing; Light/General/Heavy Manufacturing; Research and Development.
- Storage/Warehousing: Wholesale; Boat and Recreational Vehicle Storage; Outdoor Storage (as a primary use).
- Marijuana Facilities: Cultivation, Infusion, or Medical Marijuana Dispensaries (unless specifically permitted in other sections not applicable here) [Section 11-31-34].
Technical Standards for Residential Integration
When residential uses are integrated into the Mesa LC district, they must adhere to specific floor area and density standards to preserve the commercial integrity of the site [Section 11-31-31].
| Standard Category | Requirement |
|---|---|
| Max Density (NC district context) | 15 dwelling units per acre |
| Max Density (LC and GC districts) | 25 dwelling units per acre |
| Commercial Floor Area (Single-Story) | Min. 60% of GFA must be reserved for commercial uses |
| Commercial Floor Area (Multi-Story) | Min. 60% of total GFA AND 65% of ground floor must be commercial |
Sections Cited
- Section 11-6-1: Purpose (Commercial and Mixed-Use Districts)
- Section 11-6-2: Land Use Regulations (Commercial Districts)
- Section 11-31-5: Automobile Rentals; Automobile/Vehicle Sales and Leasing
- Section 11-31-6: Automobile/Vehicle Repair, Major and Minor
- Section 11-31-7: Automobile/Vehicle Washing
- Section 11-31-11: Convenience Markets
- Section 11-31-14: Community Residences
- Section 11-31-16: Large Commercial Development
- Section 11-31-17: Live/Work Units
- Section 11-31-21: Pawn Shops
- Section 11-31-25: Service Stations
- Section 11-31-26: Social Service Facilities
- Section 11-31-28: Assisted Living Centers, Nursing and Convalescent Homes
- Section 11-31-31: Residential Uses in Commercial Districts
- Section 11-31-34: Marijuana Facilities
- Section 11-86-4: Commercial Use Classifications