Off-Street Parking Requirements for the LI: Light Industrial District in Mesa
In the City of Mesa, residential projects within the LI: Light Industrial district typically require 2.1 spaces per dwelling unit, while standard commercial and retail uses require one space per 375 square feet of gross floor area. These requirements are subject to reductions if the project is located within a quarter-mile of a bus rapid transit or light rail station. All parking facilities in the LI district must adhere to specific design standards, including a 9-foot by 18-foot standard stall size and a 25-foot maximum height for lighting fixtures.
Required Off-Street Parking Ratios
The City of Mesa identifies specific parking ratios for various land uses permitted within the LI: Light Industrial district. These ratios are based on the type of use and, for non-residential projects, the gross floor area (GFA).
| Land Use Type | Minimum Parking Requirement |
|---|---|
| Residential Uses | |
| Multiple Residence (Standard) | 2.1 spaces per dwelling unit |
| Multiple Residence (within 1/4 mile of BRT/Light Rail) | 1.2 to 1.4 spaces per unit (based on project size) |
| Live-Work Units | 2.1 spaces per unit |
| Assisted Living Home (5 to 10 residents) | 1.0 space per room or unit plus 2 additional spaces |
| Commercial Uses | |
| General Offices, Retail, and Services | 1 space per 375 square feet |
| Medical and Dental Offices | 1 space per 200 square feet |
| Restaurants, Full or Limited Service (no drive-thru) | 1 space per 75 sq. ft. (indoor) + 1 per 200 sq. ft. (outdoor) |
| Eating Establishments (with drive-thru) | 1 space per 100 sq. ft. (indoor) + 1 per 200 sq. ft. (outdoor) |
| Hotels and Motels | 1 space per room or suite plus ancillary use requirements |
| Service Stations | 1 space per 375 square feet |
| Automobile Rentals / Sales and Leasing | 1 space per 375 square feet |
[Table 11-32-3.A]
Parking Reductions and Credits
The City of Mesa provides opportunities for developers in the LI: Light Industrial district to reduce their parking burden through specific site characteristics:
- Transit Reductions: For non-residential uses, the total number of required spaces may be reduced by 10% if the site is within a quarter-mile (1,320 feet) of a light rail or bus rapid transit stop. A 5% reduction applies if the site is within a half-mile (2,640 feet) [Section 11-32-6(C)].
- On-Street Credits: For non-residential uses, on-street parking spaces located immediately adjacent to the frontage of the property may be counted toward the required off-street parking count [Section 11-32-3(F)].
- Shared Parking: Multiple uses with different peak demand periods may apply for an Administrative Use Permit to share parking facilities, potentially reducing the total number of required spaces by up to 100% for one of the uses [Section 11-32-5].
Design and Development Standards
Parking facilities in the LI: Light Industrial district must be designed to ensure safety and efficient circulation for the City of Mesa.
Parking Stall and Aisle Dimensions
The City of Mesa requires standard parking spaces to be 9 feet wide by 18 feet deep for 90-degree parking [Table 11-32-2-H-1]. Compact spaces, which can comprise up to 20% of the total required parking, must be 8 feet by 16 feet [Section 11-32-2(D)].
Location and Setbacks
In the LI district, parking areas must be located on the same lot as the use they serve or on a contiguous lot incorporated into the development site. Off-street parking is prohibited in the required front yard of residential uses [Section 11-32-2(A)]. For commercial or industrial buildings, parking must be set back at least 15 feet from the property line along freeways [Section 11-7-3].
Landscaping and Screening
Parking lots in the LI: Light Industrial district must include interior landscaping to mitigate heat and improve aesthetics:
- Landscape Islands: Must be installed at each end of a row of stalls and between every 8 contiguous parking spaces [Section 11-33-4(B)].
- Screening: Parking areas located between a building and a street must be screened by a masonry wall or berm between 2.5 and 3.5 feet high. This screening must be separated from the building by at least 10 feet [Section 11-7-3(B)].
Lighting Standards
Lighting for parking areas in the LI district must be shielded to prevent light spillage onto adjacent properties. The maximum height for detached lighting fixtures is 25 feet, unless the fixture is within 50 feet of a residential district, in which case the height is restricted to 15 feet [Table 11-30-5].
Bicycle and Motorcycle Parking
All developments in the LI: Light Industrial district (except residential buildings with 4 or fewer units) must provide bicycle parking. The standard requirement is 3 spaces or 1 space per 10 vehicle spaces provided, whichever is greater [Section 11-32-8(A)]. Motorcycle or scooter parking may be substituted for a portion of the required vehicle parking in lots with more than 50 spaces [Section 11-32-8(B)].
Sections Cited
- Section 11-7-2: Land Use Regulations
- Section 11-7-3: Development Standards
- Section 11-30-5: Lighting and Illumination
- Section 11-32-2: General Regulations and Standards
- Section 11-32-3: Parking Spaces Required
- Section 11-32-4: Parking Area Design
- Section 11-32-5: Shared Parking
- Section 11-32-6: Parking Reductions
- Section 11-32-8: Bicycle and Motorcycle Parking
- Section 11-33-4: Interior Parking Lot Landscaping