Mesa Off-Street Parking Standards for Residential Small Lot (RSL) Districts
In the City of Mesa, residential projects within the RSL-2.5, RSL-3.0, and RSL-4.5 districts require a minimum of two off-street parking spaces per dwelling unit, though no additional parking is required for Accessory Dwelling Units. For non-residential or commercial uses permitted within these districts (such as schools, places of worship, or day care centers), the City of Mesa generally mandates a minimum of four on-site spaces, with specific ratios like one space per 375 square feet for general office or retail activities. All vehicles in RSL districts, except those for single-family residences, must be able to enter and exit a property in a forward motion.
Residential Parking Requirements
The primary use in the Residential Small Lot Single Dwelling Districts (RSL-2.5, 3, and 4) is single-family detached housing. The City of Mesa established the following requirements for these residential developments:
| Residential Use Type | Minimum Parking Requirement |
|---|---|
| Single Residence (Detached or Attached) | 2 spaces per dwelling |
| Accessory Dwelling Unit (ADU) | 0 spaces (no additional parking required) |
| Assisted Living Home (5 to 10 residents) | 1.0 space per room or dwelling unit plus 2 additional spaces |
| Family Community Residence | Same as Single Residence (2 spaces) |
Tandem Parking: In RSL districts, the two required spaces for a single residence may be arranged in tandem (one behind the other) only upon approval by the Zoning Administrator [Section 11-32-3(A)].
Garage and Carport Requirements:
- Setbacks: Garages in RSL districts must be set back at least 20 feet from the front property line. If a garage is accessed by an alley or a common drive shared by three or more lots, the setback is 13 feet from the construction centerline [Table 11-5-3.A.2].
- Dimensions: A single-car garage must have minimum interior dimensions of 10 feet wide by 22 feet long. A double-car garage must be at least 20 feet wide by 22 feet long [Section 11-32-4(F)].
Commercial and Public Use Parking Requirements
While the RSL districts are primarily residential, the City of Mesa allows certain non-residential and limited commercial uses, often subject to a Special Use Permit (SUP) or Council Use Permit (CUP). These uses must provide at least four on-site parking spaces unless otherwise specified [Section 11-32-2(E)].
| Non-Residential Use Type | Minimum Parking Requirement |
|---|---|
| General Offices, Retail, and Services | 1 space per 375 square feet |
| Day Care Centers | 1 space per 375 square feet |
| Places of Worship | 1 space per 75 sq. ft. of public assembly area + 1 per 600 sq. ft. of other areas |
| Schools (K-9th Grade) | 1 space per 75 feet of assembly space + 1 per 600 sq. ft. of other areas |
| Schools (High School/College/Trade) | 1 space per 200 square feet |
| Restaurants (Full Service) | 1 space per 75 sq. ft. (indoor) and 1 per 200 sq. ft. (outdoor) |
| Hospitals | 1 space per 400 square feet |
Parking Area Design and Logistics
The City of Mesa enforces specific design standards for all off-street parking areas within the Residential Small Lot Single Dwelling Districts to ensure safety and neighborhood compatibility:
Space and Aisle Dimensions
Standard parking spaces must be 9 feet wide by 18 feet deep. However, for non-residential projects with at least 10 required spaces, up to 20% of the total may be designated as "Compact" spaces, measuring 8 feet wide by 16 feet deep [Section 11-32-2(D) and Table 11-32-2-H-1].
Paving and Circulation
- Paving: All required parking spaces, driveways, and maneuvering areas must be paved with asphalt, concrete, masonry, or paving stone to withstand repeated traffic. Single residences and agricultural uses are generally exempt from this specific paving material requirement [Section 11-32-2(C)].
- Forward Motion: For all uses other than single-family residences, parking areas must be designed so that vehicles approach the street or alley in a forward motion [Section 11-32-2(C)].
- Landscaping: For parking lots containing 10 or more spaces, landscape islands must be installed at each end of a row and between every 8 contiguous parking spaces [Section 11-33-4(B)].
Shared and Off-Site Parking
For non-residential uses, the Zoning Administrator may approve an Administrative Use Permit for shared parking if the involved uses have different peak hours. Additionally, off-site parking may be permitted on a separate lot if it is located within 660 feet of the entrance to the use being served [Section 11-32-5].
Sections Cited
- 11-3-1: Districts Established
- 11-5-2: Land Use Regulations (Residential Districts)
- 11-5-3: Development Standards for the RS and RSL Districts
- 11-32-1: Purpose and Applicability (Parking)
- 11-32-2: General Regulations and Standards (Parking)
- 11-32-3: Parking Spaces Required
- 11-32-4: Parking Area Design
- 11-32-5: Shared Parking
- 11-33-4: Interior Parking Lot Landscaping