Off-Street Parking Requirements for the EO: Employment Opportunity District in Mesa
In the City of Mesa, off-street parking requirements for the EO: Employment Opportunity District are primarily established by the project-specific EO Development Plan approved by the City Council. If a specific plan does not define unique parking standards, the project must adhere to default City of Mesa standards for the zoning district or use that most nearly approximates the development. Notable for commercial projects in the EO District is the ability to substitute adjacent on-street parking spaces for required off-street spaces.
Governing Authority for the EO District
The EO: Employment Opportunity District is a specialized "floating zone" intended to facilitate large-scale, high-quality employment developments [Section 11-14-1]. Unlike standard base zones, the development standards—including off-street parking—are dictated by a specific EO Development Plan [Section 11-14-3(C)].
EO Development Plan and Default Standards
Every property rezoned to the EO District must have an associated EO Development Plan. This plan expressly sets forth the General Development Standards for that specific site [Section 11-14-3(C)(1)].
If the approved EO Development Plan does not specify a unique parking standard, the following rules apply:
- Approximation Rule: The project must conform to the standards for the district or use most nearly approximating the proposed uses [Section 11-14-3(C)(2)].
- Default Base District: A default standard base zoning district (such as Light Industrial or General Commercial) is typically selected as part of the EO Development Plan to provide a fallback for any unspecified standards [Section 11-14-3(C)(2)(a)].
Default Off-Street Parking Ratios
When the EO Development Plan relies on the City of Mesa’s general requirements, the ratios are determined by the specific use classification as outlined in the general parking regulations [Table 11-32-3.A].
Residential Parking Requirements
| Use Classification | Minimum Parking Standard |
|---|---|
| Single Residence (Detached or Attached) | 2 spaces per dwelling (tandem allowed with approval) |
| Multiple Residence (Typical) | 2.1 spaces per Dwelling Unit |
| Multiple Residence (Within 1/4 mile of BRT/Light Rail) | 1.2 to 1.4 spaces per unit (varies by total unit count) |
| Live-Work Units | 2.1 spaces per unit |
| Accessory Dwelling Unit (ADU) | No parking space required |
| Boarding House / Assisted Living | 1.2 spaces per unit or 1.0 per room + 2 additional |
Commercial and Employment Parking Requirements
| Use Classification | Minimum Parking Standard |
|---|---|
| General Offices | 1 space per 375 square feet |
| Medical and Dental Offices | 1 space per 200 square feet |
| General Retail | 1 space per 375 square feet |
| Restaurants (No drive-thru) | 1 space per 75 sq. ft. (indoor) + 1 per 200 sq. ft. (outdoor) |
| Data Center | 1 space per 5,000 sq. ft. (first 200k) / 1 per 10,000 sq. ft. (after) |
| Hotels and Motels | 1 space per room/suite + ancillary use requirements |
| Industrial | 1 space per 600 square feet |
Special Provisions and Adjustments
On-Street Parking Credits
The City of Mesa allows for a reduction in off-street parking for non-residential uses within the EO: Employment Opportunity District. On-street parking spaces located immediately adjacent to the frontage of the property may be counted toward the required off-street parking total [Section 11-32-3(F)]. One on-street space may be substituted for each required off-street space, provided the credit is determined at the time of site plan approval.
Shared Parking
For mixed-use projects within an EO development, the Zoning Administrator may approve an Administrative Use Permit (AUP) for shared parking [Section 11-32-5]. This allows two or more uses with different peak parking periods (such as an office and a theater) to use the same spaces to meet their respective requirements, provided a shared parking plan is recorded.
Administrative Adjustments
The Planning Director has the authority to grant "Minor Adjustments" to the General Development Standards established in an EO Development Plan [Section 11-14-3(C)(3)]. A minor adjustment is defined as a change of less than 20% of the required number or dimension. To qualify, the adjustment must be consistent with the application of design requirements in the EO Development Plan and result in a building of superior architectural design [Section 11-14-3(C)(3)(a)(iii)].
Sections Cited
- Section 11-14-1, Purpose (Employment Opportunity District)
- Section 11-14-2, Applicability and Authority
- Section 11-14-3, Land Use Regulations and Development Standards
- Section 11-32-3, Parking Spaces Required
- Table 11-32-3.A, Required Parking Spaces By Use
- Section 11-32-5, Shared Parking