Off-Street Parking Standards for the PEP: Planned Employment Park District in Mesa, AZ
Residential and commercial projects within the City of Mesa PEP: Planned Employment Park district must adhere to specific parking ratios, such as 2.1 spaces per unit for residential reuses and 1 space per 375 square feet for general offices. Parking areas in this district are prohibited within required front and street-facing side setbacks, which range from 15 to 20 feet depending on the adjacent street classification [Table 11-7-3]. Additionally, for projects with ten or more spaces, up to 20% of the total requirement may be met using compact stalls measuring 8 feet by 16 feet [Section 11-32-2(D)].
General Parking Standards for PEP Districts
In the City of Mesa, all off-street parking facilities must be constructed with a permanent surface of asphalt, concrete, or masonry [Section 11-32-2(C)]. The City of Mesa requires that all parking spaces be accessible from a street or alley via a driveway or aisle, ensuring that vehicles approach the public right-of-way in a forward motion [Section 11-32-2(C)].
Parking Space Dimensions
The City of Mesa defines the standard and compact dimensions for parking stalls within the PEP: Planned Employment Park district as follows:
| Stall Type | Minimum Width | Minimum Depth |
|---|---|---|
| Standard (90°) | 9 feet | 18 feet |
| Compact (90°) | 8 feet | 16 feet |
| Parallel | 9 feet | 22 feet |
Source: [Table 11-32-2-H-1, Table 11-32-2.H.2]
Required Parking Ratios by Land Use
The PEP: Planned Employment Park district is primarily intended for professional offices and light manufacturing, but it also allows for limited commercial and residential reuses. The City of Mesa mandates the following minimum parking ratios:
Residential and Specialized Residential Uses
Residential uses in the PEP district, such as Multiple Residence, are generally only permitted when part of an approved Adaptive Reuse Permit [Table 11-7-2, Footnote 3].
| Proposed Use | Minimum Parking Requirement |
|---|---|
| Multiple Residence (Typical) | 2.1 spaces per dwelling unit |
| Live-Work Unit | 2.1 spaces per unit |
| Caretaker's Residence | 1.2 spaces per unit |
| Assisted Living Home (5–10 residents) | 1.0 space per room plus 2 additional spaces |
Source: [Table 11-32-3.A]
Commercial and Office Uses
The following ratios apply to common commercial and professional services within the Planned Employment Park:
| Proposed Use | Minimum Parking Requirement |
|---|---|
| General Office | 1 space per 375 square feet of Gross Floor Area (GFA) |
| Medical and Dental Office | 1 space per 200 square feet of GFA |
| Bank / Financial Institution | 1 space per 375 square feet of GFA |
| Hotel / Motel | 1 space per room/suite plus ancillary use requirements |
| Restaurant (Full Service) | 1 space per 75 sq. ft. (indoor) and 1 per 200 sq. ft. (outdoor) |
| Convenience Market | 1 space per 375 square feet of GFA |
| Data Center | 1 space per 5,000 sq. ft. (first 200k) and 1 per 10,000 sq. ft. (thereafter) |
Source: [Table 11-32-3.A]
Location and Setback Requirements
The City of Mesa regulates the placement of parking areas in the PEP district to maintain the aesthetic and functional integrity of the employment park.
Parking Area Setbacks
Parking areas must be set back from property lines according to the following standards:
| Adjacent Feature | Minimum Setback Required |
|---|---|
| Arterial Street | 15 feet |
| Major or Midsection Collector | 20 feet |
| Local Street | 20 feet |
| Freeway | 15 feet |
| Adjacent to RS, RSL, or RM Districts | 1 ft. per foot of building height (min. 20 ft. setback) |
| Adjacent to Commercial or PEP Districts | 1 ft. per foot of building height (min. 20 ft. setback) |
Source: [Table 11-7-3]
Design and Landscaping Standards
The City of Mesa requires specific design elements for parking lots within the PEP district to reduce heat island effects and improve safety.
- Landscape Islands: Parking lot landscape islands must be installed at each end of a row of stalls and in between for every maximum of 8 contiguous parking spaces [Section 11-33-4(B)].
- Tree Requirements: At least 10 percent of the required trees for parking lot interiors must be 36-inch box size. The remainder must be at least 24-inch box size [Section 11-33-4(D)].
- Bicycle Parking: For commercial or institutional projects, bicycle storage must be provided at a minimum ratio of 1 space per 10 vehicular spaces, or a minimum of 3 spaces [Section 11-32-8].
- Lighting: Maximum standard height for parking lot light standards is 25 feet, unless adjacent to a residential use, where the height is restricted to 14 feet [Section 11-33-2(Q)].
Shared Parking and Reductions
In the PEP district, the City of Mesa may allow for shared parking arrangements between different land uses if their peak parking demands occur at different times. This requires the approval of an Administrative Use Permit (AUP) and the recordation of a legal agreement [Section 11-32-5].
Sections Cited
- Section 11-7-2 (Land Use Regulations - Employment Districts)
- Section 11-7-3 (Development Standards - Employment Districts)
- Section 11-30-13 (Truck Docks, Loading and Service Areas)
- Section 11-32-2 (General Regulations and Standards for Parking)
- Section 11-32-3 (Parking Spaces Required)
- Section 11-32-5 (Shared Parking)
- Section 11-32-8 (Bicycle and Motorcycle Parking)
- Section 11-33-2 (General Requirements for Landscaping)
- Section 11-33-4 (Interior Parking Lot Landscaping)