Off-Street Parking Standards for T5 Transect Districts in Mesa, Arizona
In the City of Mesa, the T5N, T5MSF, and T5MS districts prioritize a walkable urban environment by eliminating minimum off-street parking requirements for the first 2,000 square feet of residential use and the first 5,000 square feet of ground-floor non-residential use. For larger projects, residential parking is capped at a maximum of one space per unit, while commercial retail and service uses generally require two spaces per 1,000 square feet. Unique to these transect zones, developers may count adjacent on-street parking spaces toward their total required off-street parking count [Section 11-58-12].
Required Parking Ratios
The City of Mesa regulates parking in Transect 5 districts through a combination of minimum requirements for commercial uses and maximum caps for residential uses to prevent over-parking and encourage pedestrian activity.
Parking Ratios for T5N, T5MSF, and T5MS
| Use Type | Minimum Requirement | Maximum Allowance |
|---|---|---|
| Residential Uses | None (See Exemptions) | 1.0 space per unit |
| Retail and Service Uses | 2 spaces per 1,000 sq. ft. | Not specified |
| Ground Floor Non-Residential (< 5,000 sf) | None | Not specified |
Note: No parking spaces are required for the first 2,000 square feet of residential use, or for affordable housing units, senior housing units, or Accessory Dwelling Units in these districts [Section 11-58-8, 11-58-9, 11-58-10].
Parking Location and Setbacks
The City of Mesa strictly regulates where parking can be placed on a lot within T5 districts to maintain the "street wall" and protect the pedestrian experience.
Parking Placement Standards
| Standard | T5N (Neighborhood) | T5MSF (Main Street Flex) | T5MS (Main Street) |
|---|---|---|---|
| Front Setback | 30' minimum | 30' minimum | 1,200' (Podium) / 30' (Upper) |
| Side Street Setback | 0' from BTL | 0' from BTL | 0' minimum |
| Side Setback | 0' minimum | 0' minimum | 0' minimum |
| Rear Setback | 0' minimum | 0' minimum | 0' minimum |
| Façade Placement | 5' behind building façade | 5' behind building façade | 5' behind building façade |
In all Transect 5 districts, all garages must be screened from the front and the street by habitable space [Section 11-58-8, 11-58-9, 11-58-10].
Shared and On-Street Parking Credits
To further the goals of the City of Mesa General Plan, the FBC allows for significant flexibility in how parking requirements are met:
- On-Street Credit: On-street parking spaces immediately adjacent to the lot or parcel may be counted toward the minimum required off-street parking [Section 11-58-12].
- Conditions for Credit: To qualify for on-street credit, the parking must be legal, parallel or angled head-in, and the spaces must remain public rather than being designated for the exclusive use of the development [Section 11-58-12].
- Shared Parking: Shared parking arrangements may be used to meet requirements through a recorded parking agreement [Section 11-58-8].
- Off-Site Parking: For non-residential uses, off-site parking located within 1,200 feet of the site may be utilized to meet requirements [Section 11-58-8].
Bicycle Parking Requirements
The City of Mesa mandates the provision of secure bicycle parking for all new developments in Transect 5 zones, with the exception of residential buildings containing four units or fewer.
- Ratio: Bicycle parking must be provided at a minimum ratio of one (1) space for every ten (10) vehicular spaces [Section 11-58-12].
- Maximum Requirement: No project is required to provide more than 20 bicycle spaces [Section 11-58-12].
- Location: Bicycle parking must be located in a secure environment and in close proximity to entrances or other high-activity areas [Section 11-58-12].
Design and Screening Standards
Surface parking lots in the City of Mesa T5 districts must be designed to minimize their visual impact:
- Screening: All surface parking areas along a street or civic space that are not located behind buildings must be screened by a hedge, fence, or wall. This screening must be at least 3'6" in height [Section 11-56-4].
- Structured Parking: Exposed structured parking must be architecturally integrated into the building façade composition [Section 11-56-4].
- Access: Parking spaces should be accessed from an alley where one is available. On corner lots, all drives should be accessed from the alley or a side street [Section 11-56-4].
- Drive Width: The maximum parking access drive width is 12 feet [Section 11-58-8].
Sections Cited
- Section 11-56-4: Permit Processing, Rezoning and Administration
- Section 11-58-8: T5 Neighborhood (T5N) Standards
- Section 11-58-9: T5 Main Street Flex (T5MSF) Standards
- Section 11-58-10: T5 Main Street (T5MS) Standards
- Section 11-58-12: Additional Standards for All Transect Zones