Mesa Limited Commercial (LC) Zoning District Guide
The LC: Limited Commercial district in the City of Mesa is established to accommodate indoor retail, entertainment, and service-oriented businesses that serve a regional trade area within a one to ten-mile radius. Key regulations for the LC district include a minimum lot area of 10,000 square feet and a standard maximum building height of 30 feet, though these parameters shift when the City of Mesa applies specific "Urban" or "Auto" community character designators to the property.
Purpose of the LC District
The City of Mesa intent for the LC: Limited Commercial district is to provide a dedicated space for large-scale and anchored commercial developments. This includes regional malls, power centers, grocery-store-anchored shopping centers, and retail outlets [Section 11-6-1(B)(2)].
The LC district is specifically designed to support:
- Regional Trade: Serving a broad consumer base within a 10-mile radius.
- Diverse Services: Incorporating fast-food restaurants, hardware stores, building supply stores, and professional or medical offices.
- Institutional Integration: Allowing for public and semi-public uses such as hospitals, clinics, and educational facilities [Section 11-6-1(B)(2)].
Permitted Land Uses in the LC District
The City of Mesa categorizes land uses in the LC district as Permitted (P), permitted with a Special Use Permit (SUP), or permitted with a Council Use Permit (CUP). Below is a summary of common uses in the LC district [Table 11-6-2]:
| Use Category | Permission Level | Additional Regulations |
|---|---|---|
| Retail Sales (General) | P | Mandatory for stores under 25,000 sq. ft. |
| Grocery Stores/General Market | P | Applies even if GFA exceeds 25,000 sq. ft. |
| Restaurants (Full/Limited Service) | P | Outdoor eating areas allowed per Section 11-31-19 |
| Medical and Dental Offices | P | - |
| Banks and Financial Institutions | P | Drive-thru facilities require a CUP |
| Hotels and Motels | P | Subject to specific performance standards |
| Large Commercial Development | P | Defined as centers over 25,000 sq. ft. |
| Service Stations | SUP | Subject to Section 11-31-25 |
| Mini-Storage | CUP | - |
| Multiple Residence | CUP/P | Minimum density requirements apply |
LC District Development Standards
All construction within the LC district must adhere to specific "Standard" regulations unless the property is governed by an overlay or a specific community character designator [Section 11-6-3(A)].
Base Development Standards (LC)
| Standard | Requirement |
|---|---|
| Minimum Lot Area | 10,000 square feet |
| Minimum Lot Width | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Lot Coverage | 80% |
| Maximum Building Height | 30 feet |
| Front Setback | 15 to 30 feet (varies by street classification) |
| Interior Side Setback (Adj. to RS District) | 25' (1-story), 50' (2-story), 75' (3-story) |
| Interior Side Setback (Adj. to RM District) | 20' (1st story) |
[Source: Table 11-6-3.A]
Community Character Designators
The City of Mesa recognizes that the LC district may require different scales depending on the surrounding neighborhood. To manage this, the Municipality uses two primary designators [Section 11-3-1(C)]:
Urban (-U) Character
The LC-U designation is applied to areas where the City of Mesa desires an urban character. Buildings are built close to the street and sidewalk to foster a relationship between pedestrians and shops. In these areas, the maximum height is increased to 35 feet, and the front setback is typically reduced to 0 feet to create a "street wall" [Section 11-3-1(C)(1) and Table 11-6-3.B].
Auto-Oriented (-A) Character
The LC-A designation is used for areas providing easy automobile access. These sites typically feature large commercial buildings located at the back or side of a lot with expansive parking areas located in the front [Section 11-3-1(C)(2)].
Parking and Landscaping Requirements
The City of Mesa requires that all LC district developments provide adequate on-site parking and landscaping to mitigate the impact of commercial intensity on adjacent residential areas.
- Parking Ratios: General retail, service, and office uses in the LC district typically require one parking space per 375 square feet of gross floor area [Table 11-32-3.A].
- Landscape Buffers: When an LC district property abuts a residential (RS) district, the City of Mesa requires a minimum 20-foot to 25-foot landscape yard, depending on the size of the commercial site [Section 11-33-3(B)].
- Screening: All mechanical equipment and service areas must be screened from public view using opaque and durable materials that integrate with the building’s architecture [Section 11-30-9].
Sections Cited
- Section 11-3-1: Districts Established
- Section 11-6-1: Purpose (Commercial and Mixed-Use Districts)
- Table 11-6-2: Commercial Districts Land Use Regulations
- Table 11-6-3.A: Development Standards - Commercial Districts
- Table 11-6-3.B: Development Standards - Commercial Districts with Character Designators
- Section 11-30-9: Screening
- Table 11-32-3.A: Required Parking Spaces By Use
- Section 11-33-3: Perimeter Landscaping