PEP: Planned Employment Park District in Mesa
The PEP: Planned Employment Park District in Mesa is a high-standard base zoning district designed for professional office parks, research and development facilities, and light manufacturing integrated within a campus-style environment. Development in the PEP District requires a minimum site area of 2.5 acres and allows for high-intensity land usage with a maximum lot coverage of 90% [Table 11-7-3]. While primarily focused on employment, the district permits various supportive commercial uses and requires specific employee amenities, such as dedicated common open space for buildings exceeding 30,000 square feet [Section 11-63-8].
Purpose and General Character
The primary intent of the PEP: Planned Employment Park District is to establish areas for professional and medical office parks, research and development facilities, light manufacturing, and data centers in Mesa [Section 11-7-1]. The PEP District emphasizes a "campus setting" where employment uses are integrated with ancillary supportive establishments like restaurants and retail to create a cohesive environment.
The general character of the PEP District is defined by high-quality design and site planning. Mesa regulations require that developments contribute to a unique sense of place through the strategic use of architectural elements, building forms, and landscaping. Large developments are expected to provide common open space for employees and visitors to ensure the environment is functional and aesthetically pleasing [Section 11-7-3].
Permitted Land Uses
The PEP District in Mesa allows a broad range of employment-centric uses, along with limited residential and commercial options intended to support the primary workforce.
Employment and Industrial Uses
The core uses permitted in the PEP District include:
- Research and Development: Facilities focused on scientific research and high-technology product testing [Section 11-86-5].
- Light Manufacturing: Manufacturing, assembly, or processing conducted entirely within enclosed buildings [Section 11-86-5].
- Data Centers: Permitted as a principal use, subject to specific performance standards and potential Council approval if part of a PAD overlay [Section 11-31-36].
- Wholesale: Establishments for the bulk sale of goods to other professional businesses.
Commercial and Supportive Uses
To serve the employment base, Mesa permits the following in the PEP District:
- Offices: Business, professional, medical, and dental offices.
- Retail and Services: General retail, banks, financial institutions, and personal services.
- Eating and Drinking Establishments: Full-service restaurants, bars, and cafes.
- Medical Facilities: Hospitals and clinics (clinics typically require a Special Use Permit) [Table 11-7-2].
Residential and Other Uses
- Multiple Residence: Permitted only through an Adaptive Reuse Permit [Table 11-7-2].
- Live-Work Units: Allowed with a Special Use Permit (SUP) [Section 11-31-17].
- Civic and Public Uses: Government offices, public safety facilities, and public schools are generally permitted by right.
Development Standards
Mesa establishes specific physical requirements to maintain the campus-like quality of the PEP District.
| Standard | PEP District Requirement |
|---|---|
| Minimum Site Area | 2.5 acres |
| Minimum Lot Width | 100 feet |
| Minimum Lot Depth | 100 feet |
| Maximum Lot Coverage | 90% |
| Maximum Building Height | Plan Specific |
| Front Setback (Arterial) | 15 feet |
| Front Setback (Local Street) | 20 feet |
| Interior Side and Rear Setback | 1 foot of setback for every foot of building height (minimum 20 feet) |
| Minimum Separation Between Buildings | Plan Specific (0 feet if not specified) |
Source: [Table 11-7-3]
Parking and Circulation
Parking in the PEP District must be designed to minimize visual impact. Mesa requires that parking spaces generally be located to the side or rear of buildings to maintain the architectural frontage of the campus [Section 11-7-3].
| Use Classification | Required Parking Spaces |
|---|---|
| General Offices, Retail, and Services | 1 space per 375 square feet |
| Industrial / Manufacturing | 1 space per 600 square feet |
| Data Center | 1 space per 5,000 sq. ft. (first 200,000), then 1 per 10,000 sq. ft. |
| Hospitals | 1 space per 400 square feet |
| Warehousing and Storage | 1 space per 900 square feet |
Source: [Table 11-32-3.A]
Site Planning and Design Standards
The PEP District in Mesa is subject to "All Side Architecture" requirements, meaning that all building elevations visible from public vantage points must feature architectural detailing equivalent to the primary facade [Section 11-7-3].
Employee Amenities
Mesa mandates that any building in the PEP District with a Gross Floor Area (GFA) of 30,000 square feet or larger must provide common open space at a rate of 1% of the building's GFA. These areas must be improved with site furniture (benches, tables), planters, or other amenities to support the needs of the employees [Section 11-7-3].
Screening
All mechanical equipment, whether located on the roof, the ground, or the side of the building, must be screened from public view. Screening must be architecturally integrated with the building using opaque and durable materials [Section 11-30-9].
Sections Cited
- Section 11-7-1: Purpose
- Section 11-7-2: Land Use Regulations
- Section 11-7-3: Development Standards
- Section 11-30-9: Screening
- Section 11-31-17: Live-Work Units
- Section 11-31-36: Data Centers
- Section 11-32-3.A: Required Parking Spaces By Use
- Section 11-63-8: Neighborhood Centers/Main Streets
- Section 11-86-5: Employment and Industrial Use Classifications