Off-Street Parking Standards for the Infill Development Districts (ID-1 and ID-2)
In the City of Mesa, off-street parking requirements for the ID-1 and ID-2 Infill Development Districts are primarily governed by a project-specific Infill Incentive Plan (IIP). While the ID-1 District typically defaults to the parking standards of a referenced base zoning district, the ID-2 District allows for unique standards and waivers to be established within its custom development plan to encourage the redevelopment of underutilized properties [Section 11-12-3, 11-12-4].
Regulatory Framework for Infill Parking
The City of Mesa utilizes the Infill Development Districts to provide flexibility for "by-passed" or abandoned parcels. Because these sites often have unique physical constraints, the parking requirements are not strictly fixed but are instead established through the following methods:
- ID-1 Districts: Parking regulations are established by referencing a base zoning district (such as Limited Commercial or Multiple Residence) within the specific Infill Incentive Plan. These base standards apply unless the City Council approves specific modifications during the rezoning process [Section 11-12-3(A), 11-12-4(A)].
- ID-2 Districts: Specific development standards, including parking ratios and design, are established uniquely for the district through the approval of the custom IIP [Section 11-12-4(B)].
- Waivers and Incentives: The City of Mesa allows the IIP to include waivers from standard municipal requirements and deviations from general development standards to facilitate project viability [Section 11-12-5(G)].
- Development Incentive Permits (DIP): For smaller tracts (up to 2.5 or 5 acres), a DIP may be approved to provide further modifications to onsite parking and landscaping design [Section 11-72-1, 11-72-2].
Baseline Off-Street Parking Ratios
If a project's Infill Incentive Plan does not specify alternative ratios, the standard requirements of the City of Mesa Zoning Ordinance apply. The following table outlines the baseline requirements for common residential and commercial uses often found in infill projects:
| Use Classification | Standard Requirement (Minimum) |
|---|---|
| Residential: Single-Family | 2 spaces per dwelling unit [Section 11-32-3] |
| Residential: Accessory Dwelling Unit | No parking space required [Section 11-32-3] |
| Residential: Multi-Family (Typical) | 2.1 spaces per dwelling unit [Section 11-32-3] |
| Residential: Multi-Family (Near Transit) | 1.2 to 1.4 spaces per unit (based on unit count) [Section 11-32-3] |
| Commercial: General Office/Retail | 1 space per 375 square feet of GFA [Section 11-32-3] |
| Commercial: Restaurant (Indoor) | 1 space per 75 square feet of indoor area [Section 11-32-3] |
| Commercial: Restaurant (Outdoor) | 1 space per 200 square feet of outdoor seating [Section 11-32-3] |
| Commercial: Medical/Dental Office | 1 space per 200 square feet of GFA [Section 11-32-3] |
| Independent Industrial Buildings | 1 space per 600 square feet of GFA [Section 11-32-3] |
Alternative Compliance and Shared Parking
To support the goal of walkable urbanism in the City of Mesa, several flexibility measures are available for infill projects:
Shared Parking
An Administrative Use Permit (AUP) may be approved to allow different non-residential uses to share the same parking spaces if they have different peak operating hours (e.g., an office building used during the day and a theater used at night). The facility must be located within 660 feet of the use it serves [Section 11-32-5].
Transit Reductions
Infill projects located near transit may receive a reduction in the total number of required spaces:
- 10% Reduction: For sites within a 1/4 mile radius of a light rail station or bus rapid transit stop [Section 11-32-6(C)].
- 5% Reduction: For sites within a 1/2 mile radius of such transit locations [Section 11-32-6(C)].
Maximum Parking Limits
To prevent "parking blight," the City of Mesa limits surface parking to no more than 125% of the required minimum. Exceeding this limit requires an Administrative Use Permit and additional internal landscaping [Section 11-32-3(C)].
Sections Cited
- Section 11-12-1: Purpose (Infill Development Districts)
- Section 11-12-3: Land Use Regulations
- Section 11-12-4: Development Standards
- Section 11-12-5: Infill Incentive Plan (IIP)
- Section 11-32-3: Parking Spaces Required
- Section 11-32-5: Shared Parking
- Section 11-32-6: Parking Reductions
- Section 11-72-1: Purpose and Applicability (DIP)
- Section 11-72-2: Incentives