Mesa City Zoning Code

The purpose of the Agricultural (AG) District is to protect and preserve agricultural lands and related activities in their present character. The intent of this district is to protect agricultural lands from incompatible land uses and urban encroachment. This district encourages the use of land for local food production. This district may also be used as a means to limit premature development, or to assure development of property takes place when suitable infrastructure and adopted plans are in place to support development of the area in a manner consistent with the applicable General Plan designation.

In Table 11-4-2, the land use regulations for each Agricultural zoning district are established by letter designations as follows:

• "P" designates use classifications permitted in the Agriculture District.

• "SUP" designates use classifications permitted on approval of a Special Use Permits.

• "CUP" designates use classifications permitted on approval of a Council Use Permits.

• "(x)" a number in parentheses refers to a limitation following the table.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permit.

Use classifications not listed are prohibited. The "Additional Use Regulations" column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ordinance.

(Ord. No. 5249, 10-6-14; Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 1, 12-8-22; Ord. No. 5814, § 1(Exh. 1), 10-16-23; Ord. No. 5976, § 1, 1-12-26)

Table 11-4-3 prescribes the Development Standards for the AG district.

(Ord. No. 4754, 9-4-07)

A.

Fences and Freestanding Walls.

1.

"Corral fences" for the keeping of livestock are permitted consistent with the standards provided in Section 11-30-4(A)(2), Corral Fences.

2.

In addition, all fences, freestanding walls, and corral fences shall meet the standards of Section 11-30-4, Fences and Freestanding Walls and Section 11-30-14, Visibility of Intersections.

B.

Animal Keeping. Animal-keeping is subject to the following standards in the AG District:

1.

Aviaries and Apiaries.

a.

Buildings or hives for apiaries may not be closer than 75 feet to any neighboring residence.

b.

Pens and structures for aviaries may not be closer than 40 feet to any neighboring residence.

2.

Poultry, Bird, and Egg Farms. Poultry, bird, and egg farms are subject to the following standards:

a.

Pens, buildings, and enclosures other than open pasture may not be located closer than 200 feet to any residential, commercial, or employment district.

3.

Livestock. Commercial breeding, raising, training, and grazing of horses, cattle, sheep, goats, ostriches, and other livestock is subject to the following standards:

a.

Sites must be at least 10 acres in area.

b.

Notwithstanding any other provision of this Ordinance, the number of livestock shall be limited to no more than the maximum number permitted by Title 8, Chapter 6, Article 4(IV) of the Mesa City Code, unless a Special Use Permit is approved by the Zoning Administrator acting as a Hearing Officer, or by the Board of Adjustment.

c.

Pens, corrals, and similar structures may not be closer than 40 feet to any neighboring residence.

d.

Barns, stables and similar buildings used to house animals, not including shade structures open at minimum on 3 sides, may not be closer than 75 feet to any neighboring residence.

4.

With regard to items 1 through 3 of this subsection B, in the event that an animal pen, corral or other structure is located outside of the required separation distance when constructed, and subsequent construction is placed closer than the required separation specified, the item constructed first does not have to move its location unless it is expanded, enlarged, or moved.

C.

Plant Nurseries and Garden Centers. Plant Nurseries and Garden Centers oriented principally towards retail trade require approval of a Special Use Permit and are subject to the following standards:

1.

With or without a garden center, plant nurseries that cater principally towards retail trade shall be located on sites with direct frontage on a street designated by the Mesa General Plan as an arterial or as a mid-section collector.

2.

Total floor area for all buildings, except greenhouses used to raise or display plants, shall not exceed 10,000 square feet.

3.

Items displayed outdoors are limited to plants, soils, gravel, soil amendments and fertilizer.

4.

Development standards shall comply with requirements of the GC-A district, see Table 11-6-3 B.

D.

Building Projections into Required Yards. Building projections of a single residence may extend into required yards, subject to the following standards:

1.

No projection may extend into a public utility easement or closer than 2 feet to an interior lot line.

2.

Awnings, eaves, overhangs, or basement window wells may encroach up to 3 feet into any required yard.

3.

Vestibules, bay windows, nooks, chimneys, or similar wall projections with or without footings may encroach not more than 3 feet into any required front or rear yard and not more than 2 feet into any required side yard, provided the aggregate width of all such projections adjacent to any yard does not exceed 1/3 of the length of the building wall.

4.

Staircases may encroach:

a.

Up to 3 feet into any required front yard;

b.

Up to 10 feet into any required rear yard; and

c.

Up to 2 feet into any side.

5.

Attached open porches, open patios, open carports or open balconies may encroach up to 10 feet into a required rear yard. Such open structures may include window screens, knee walls, and other partial enclosures as specified in the Building Code for patio covers.

(Ord. No. 5544, § 2, 12-9-19)

Agriculture-based entertainment and educational related activities, such as corn mazes, facility tours, petting zoos and farm animal exhibits, are permitted as an accessory use in the AG district subject to review and approval of a Special Use Permits in accordance with Chapter 70, Conditional Use Permits. Evaluation of the Special Use Permit shall be based on a review of the following items to assure the entertainment and educational related activities remain compatible with and not detrimental to surrounding land uses:

A.

Development Plan. A finding that an acceptable Development Plan has been submitted for review and consideration. Such Development Plan shall adequately address issues relating to vehicle access, traffic circulation, and pedestrian safety.

B.

Parking. Parking, which shall be dustproof, and provided at a minimum ratio of 1 space per 1,000 square feet of designated entertainment area.

C.

Accessory Use. The entertainment and educational activities shall remain as an accessory activity, and the primary uses for the site shall remain agricultural related activities as permitted under Section 11-4-2.

D.

Applicable Policies. The use is found to be in compliance with the General Plan, and with applicable Sub Area Plans, Neighborhood Plans and other recognized development plans or policies, and will be compatible with surrounding uses; and

E.

Operational Plan. A finding that an acceptable operational plan in narrative form has been submitted for review and consideration, which includes, but is not limited to, descriptions of acceptable measures to ensure ongoing compatibility with adjacent uses. Such policies shall include, but are not limited to measures that control: dust, vectors, litter, noise and light. The Operational Plan shall also include the name and telephone number of the manager or person responsible for the operation of the facility; and complaint response procedures, including investigation, remedial action, and follow-up.

(Ord. No. 4262, 8-16-04; Ord. No. 5996, § 4, 3-9-26)

Administrative Use Permits, Special Use Permits, and Council Use Permits shall follow the standards established in Chapter 70 of this Ordinance. All other uses and development shall comply with the review procedures, standards and criteria established in Article 7, Administration.

(Ord. No. 4262, 8-16-04)

A.

General Purpose of Residential Districts. The purposes of the residential districts are to:

1.

Provide for the orderly, well-planned, and balanced growth of residential neighborhoods.

2.

Provide for a variety of housing types in a range of densities.

3.

Promote the development of residential neighborhoods with well-designed transportation links to educational, employment, commercial and recreational destinations, and which encourage multiple methods of transportation, including walking, biking, and the use of public transit.

4.

Establish design standards to help create distinct and attractive residential neighborhoods, upgrade the quality of multi-family housing, and ensure that new residential development is well integrated with surrounding neighborhoods.

5.

Provide for appropriate public and quasi-public uses such as parks, playgrounds, religious facilities, and day care centers where they are compatible with and preserve and/or improve the quality of life in residential neighborhoods.

6.

Provide development patterns that encourage energy conservation and provide opportunities for renewable energy production.

B.

Specific Purposes of Each District.

1.

RS Single Residence. To provide areas for detached single residence housing at densities of up to 7 units per net acre. Designators (-90, -43, -35, -15, -9, -7 and -6) are used to denote the minimum lot size in thousands of square feet. This district also provides for community residences, assisted living homes, day care group homes, park and recreation facilities, and civic and institutional uses such as churches and places for religious assemblies that are appropriate in a residential environment. Non-residential uses of a strictly limited scale under the specific conditions listed may also be allowed.

2.

RSL Small Lot Single Residence. To provide areas for small-lot single dwelling development at densities of up to 17 units per net acre, subject to development standards to ensure land use compatibility. Designators (-4.5, -4.0, -3.0 and -2.5) are used to denote the minimum average lot size in thousands of square feet. This district also allows for community residences, assisted living homes, family day care, park and recreation facilities, and civic and institutional uses.

3.

RM Multiple Residence. To provide areas for a variety of housing types at densities of up to 43 units per gross acre. Designators (-2, -3, -4, and -5) are used to denote variations in the maximum allowed development intensity (See Table 11-5-5). Appropriate types of dwelling units include small-lot single residences, townhouses, cluster housing, and multiple residence housing. This district also provides for community residences, assisted living facilities, residential home-based day care, boarding house manufactured home parks and subdivisions, recreational vehicle parks and subdivisions, park and recreation facilities, limited and small-scale residential support (including limited scale mixed-use commercial) activities, and civic and institutional uses such as churches and places for religious assembly that are appropriate in a residential environment.

(Ord. No. 5541, § 2, 12-9-19; Ord. No. 5632, § 2, 7-8-21)

In Table 11-5-2, the land use regulations for each Residential Zoning District are established by letter designations as follows:

• "P" designates use classifications permitted in the Residential District.

• "SUP" designates use classifications permitted on approval of a Special Use Permits.

• "CUP" designates use classifications permitted on approval of a Council Use Permits.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permits.

• "(x)" a number in parentheses refers to a limitation following the table.

Use classifications not listed are prohibited. The "Additional Use Regulations" column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ordinance.

(Ord. No. 5541, § 2, 12-9-19; Ord. No. 5592, § 2, 12-1-20; Ord. No. 5593, § 2, 12-1-20; Ord. No. 5632, § 1, 7-8-21; Ord. No. 5759, § 1, 12-8-22; Ord. No. 5813, § 1(Exh. 1), 10-16-23; Ord. No. 5814, § 1(Exh. 1), 10-16-23; Res. No. 12269, § 2, 9-23-24; Ord. No. 5883, § 3, 10-7-24; Ord. No. 5989, § 1, 12-8-25; Ord. No. 5876, § 2, 1-12-26)

A.

Zoning District Standards. Tables 11-5-3.A.1 and 11-5-3.A.2 prescribe the development standards for the RS and RSL Districts. The "Additional Standards" column lists additional standards that apply in some or all districts. Section numbers in this column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that directly follow the table.

1.

Additional Lot Width and Depth.

a.

At Local or Collector Street Intersections.

i.

Additional lot width equivalent to 10% of the standard lot width for the zoning district shall be provided on lots located at the intersection of:

(1)

Two (2) local streets; or

(2)

A local street and collector street.

ii.

Street-facing side lot lines separated from street right-of-way by a dedicated tract of land with a width of 10 or more feet are excluded from this requirement.

b.

At Arterial and Collector or Arterial and Local Street Intersections.

i.

Additional lot width equivalent to 15% of the standard lot width for the zoning district shall be provided on corner lots located at the intersection of:

(1)

Two (2) collector streets;

(2)

Two (2) arterial streets; or

(3)

A collector and arterial street.

ii.

Street-facing side lot lines separated from street right-of-way by a dedicated tract of land with a width of 15 or more feet are excluded from this requirement.

c.

Lots With Two (2) or More Intersection Corners. For lots that have more than one (1) corner adjacent to an intersection, the additional lot width required will be based on the highest classified intersection.

d.

Lot Depth Adjacent to Arterial Street. Where the rear lot line of a lot in the RS-7 or RS-6 District directly abuts the right-of-way of an arterial street:

i.

The minimum lot depth shall be increased by an additional 10 feet; except:

ii.

Rear lot lines separated from arterial street right-of-way by a dedicated tract of land with a depth of 10 or more feet are excluded from this requirement.

2.

Additional Standards for Rear Setbacks.

a.

Rear Setback Adjacent to Arterial Street. A rear setback adjacent to an arterial street shall be at least 30 feet in depth. This requirement shall not apply if the residential lot is separated from the arterial street by a landscape tract, stormwater retention basin, or privately owned and maintained recreation open space that is at least 10 feet in depth.

b.

Rear Setback Adjacent to Alley or Canal. When a rear lot line abuts an alley or canal right-of-way at least 16 feet in depth, the rear setback may be measured from the centerline of that alley or canal right-of-way, provided the resulting reduction does not exceed 10 feet.

3.

Zero-Lot-Line Developments. Zero-lot-line developments are permitted in the RS-6, RS-7, and RSL Districts as follows. Use benefit easements shall not be used to establish, satisfy, or replace any required setback or access provision for zero-lot-line developments.

a.

In zero-lot-line developments, no interior side setback is required on one (1) side of a lot if the opposite side setback is at least equal to or greater than the minimum aggregate setback stated in Table 11-5-3.A.1 or Table 11-5-3.A.2, or 10 feet, whichever is greater.

b.

Where a zero-side setback is used, the abutting property must be held under the same ownership at the time of initial construction, or the owner of the property abutting the zero-side setback must sign an agreement that permanently grants consent in writing to such zero setback.

c.

Owners of zero-lot-line developments must provide permanent access and maintenance easement providing the owner of the zero-lot-line structure with access to the adjacent lot to maintain the structure. A copy of the easement shall be provided to the City prior to recording the document in the Maricopa County Recorder's Office.

4.

Limitation on Paving of Street-Facing Setbacks.

a.

RS Districts. No more than 50% of any required front or street-facing side setback may be covered with a paved surface.

b.

RSL Districts. No more than 80% of any required front or street-facing side setback may be covered with a paved surface.

5.

Third Story Structures in RSL Districts. A Single Residence dwelling unit in an RSL Zoning District may have a third story subject to the following:

a.

The third story is located inside a roof that is pitched at a vertical to horizontal ratio of at least 1 to 3 (1:3). The third story may include dormers that are not more than 15 feet in depth or width and located wholly below the ridge of the roof. The roofs of dormers shall have a minimum slope of 1 to 6 (1:6); or

b.

The horizontal area of the third story (measured from exterior walls) does not exceed 60% of the footprint of the building, and the third story is set back a minimum of eight (8) feet from the front exterior wall(s) of lower stories, or set back at least five (5) feet from the front exterior wall and five (5) feet on at least one (1) side exterior wall of lower stories.

6.

RSL Open Space Requirements. The open space requirement in the RSL Districts may be satisfied in one (1) of the following ways:

a.

Private Open Space Option. A minimum of 400 square feet of open space is provided on each lot. The following criteria apply to the provision of private open space:

i.

The open space may be contained in one (1) or multiple areas. No single space shall be smaller than 80 square feet.

ii.

To count toward the required open space, the open space must have a minimum depth of at least six (6) feet as an upper story balcony, eight (8) feet as a porch or patio and 10 feet as a courtyard or lawn area.

iii.

Items such as covered porches or patios, open on two (2) sides; or designated courtyards with two (2) sides defined by a knee wall of not more than three (3) feet in height may be considered as open space when located in front and street-side facing setbacks, provided the minimum dimension of the open space in any direction is:

(1)

Ten (10) feet in the RSL-4.5, 4.0, and 3.0 Districts; and

(2)

Eight (8) feet in the RSL-2.5 District.

b.

Combined Private and Common Open Space Option. A development may satisfy open space requirements through a combination of private open space on each lot and common open space areas, subject to the following:

i.

For properties zoned RSL 4.5 or 4.0, the open space requirement may be met by providing at least 350 square feet of private open space on each lot and providing common open space areas to serve the development at the rate of 100 square feet per lot.

ii.

For properties zoned RSL-3.0 or 2.5, the open space requirement may be met by providing at least 280 square feet of private open space on each lot and providing common open space areas to serve the development at a rate of 120 square feet per lot.

iii.

Minimum open space dimension standards provided in Subsection (6)(a) above, apply to the size and location of the on-lot open space.

iv.

To qualify as common open space, all of the following standards must be met:

(1)

The area shall have a minimum of two (2) pedestrian access points and shall not be enclosed or otherwise restricted from use by the residents of the subdivision;

(2)

The common area must be at least 0.25 acres in size with a minimum usable width of at least 75 feet in any direction;

(3)

The open space must be at least 50% open to the sky. At least 75% of open space areas that are open to the sky and not otherwise used as active recreation facilities shall be landscaped and maintained with live plant materials;

(4)

Open space areas shall be improved with facilities that provide for active and/or passive recreation, such as benches, paths, playground equipment, ball courts, picnic tables, and barbecue facilities; and

(5)

At least 75% of the required open space shall be located within 1,320 feet of the geometric center of the development site, measured to the nearest edge of the open space.

7.

Encroachments. Building projections may extend into required setbacks, subject to the following standards:

a.

No projection may extend into a public utility easement or closer than three (3) feet to an interior lot line.

b.

Awnings, eaves, overhangs, or basement window wells may encroach up to three (3) feet into any required setback.

c.

Vestibules, bay windows, nooks, chimneys, or similar wall projections with or without footings may encroach not more than three (3) feet into any required front or rear setback and not more than two (2) feet into any required side setback, provided the aggregate width of all such projections adjacent to any yard does not exceed one-third (⅓) of the length of the building wall.

d.

Staircases may encroach up to three (3) feet into any required front setback, and up to 10 feet into any required rear setback.

e.

Attached open porches, open patios, open carports or open balconies may encroach into a required rear setback, but shall be no closer than 15 feet to a rear property line, except in the RS-6 and RS-7 Districts, where these structures may encroach to within 10 feet of the rear property line. Such open structures may include window screens, knee walls, and other partial enclosures as specified in the Mesa Building Code for patio covers.

f.

In RS Districts only, enclosed livable rooms may encroach up to 10 feet into a required rear setback for up to one-half (½) the width of the building, provided a minimum of 10 feet remains between the building face and the rear property line.

FIGURE 11-5-3.A(1): BUILDING PROJECTION

(Ord. No. 5593, §§ 3, 4, 12-1-20; Ord. No. 5858, § 1, 7-1-24; Ord. No. 5989, § 2, 12-8-25; Ord. No. 5996, § 1, 3-9-26)

A.

Neighborhood Character and Image. Residential subdivisions of five (5) acres or more shall comply with the following requirements:

1.

Connectivity. Residential subdivisions shall provide vehicular, pedestrian and bicycle connectivity to adjacent schools, parks, places of work or services, and abutting residential developments.

a.

All development shall be designed in accordance with the City of Mesa Standard Details and Specifications, Engineering Design Standards Manual, Land Division Regulations, and transportation facilities identified by the City's Transportation Plan.

b.

The street or roadway pattern shall be designed with regard to topography and existing natural features.

c.

Streets stubbed or platted to the boundary of previously approved Development Plans shall be incorporated and continued, to provide for logical, orderly, and convenient movement from one neighborhood to the next.

d.

Sidewalks, trails, and greenbelts shall be utilized to provide pedestrian/bicycle connections between neighboring subdivisions and major activity areas.

2.

Entryway Monumentation Feature. Provide at least one (1) entryway monumentation feature at two (2) neighborhood access points where a street intersects an arterial or collector street. Each entryway monumentation feature shall include at least three (3) of the following:

a.

Monument signage.

b.

Specialty pavement delineating the primary entryway, such as stamped asphalt, brick, stone, pavers, or colored concrete. Specialty pavement within the public right-of-way shall be approved by the City Transportation Department.

c.

Enhanced perimeter wall details, such as but not limited to, decorative panels, lighting, architectural tower or arch feature, or a decorative gate.

d.

Enhanced landscape treatment with a defined landscaped area of at least 200 square feet that includes a minimum of three (3) trees with a minimum 36-inch box size and decorative shrubs, perennials, ornamental grasses, or specimen plants. At least 60% of this landscaped area must contain live plant material.

e.

Public art elements, such as but not limited to, sculptural features or thematic elements that reflect neighborhood history, culture, or surrounding natural features.

f.

Landscaped median or entry island.

g.

Monument or gateway lighting features, such as but not limited to, uplighting, halo lighting, or illuminated columns.

h.

Neighborhood identity markers, such as but not limited to, branded poles, pylons, or similar vertical elements.

i.

Decorative landscape wall or seat wall integrated with planting, in lieu of a perimeter wall.

j.

Water feature.

k.

Additional entryway monumentation feature approved by the Planning Director.

3.

Architectural Variation. Developments shall provide architectural variety through the use of distinct building elevations, exterior materials, roof lines, garage placement, and building placement. Such variation in buildings shall not consist solely of combinations of the same building features.

a.

For developments containing three (3) to nine (9) lots, there shall be at least two (2) different types of building elevations.

b.

For projects containing 10 to 39 lots, there shall be at least three (3) different building elevations.

c.

An additional building elevation shall be provided for each additional 40 lots.

d.

No two (2) of the same building elevation with the same floor plan shall be located next to each other or across the street from one another.

B.

Massing and Scale. Buildings shall contain varied massing and architectural elements and techniques shall be utilized to reduce the apparent massing and scale of buildings, provide shading, and define different uses and activities in the house.

1.

Façade Articulation.

a.

Front Façade. The front façade of buildings shall have at least one (1) change in building plane, excluding the garage.

b.

Two-story Dwellings on Corner Lots. No second-story street-facing wall shall run in a continuous plane of more than 20 feet without a window, or without a projection, offset, or recess of the building wall at least one (1) foot in depth.

FIGURE 11-5-4.B(1): TWO-STORY DWELLINGS ON CORNER LOT

C.

Primary Entrances. Primary entrances shall consist of either a covered front porch or portico, awning, recess, or stoop as specified below.

1.

Covered Front Porch. A covered front porch with a minimum depth of six (6) feet and a minimum length of eight (8) feet.

a.

Measuring Front Porch Depth.

i.

The required porch depth shall be measured from the building façade to outside of the support post;

ii.

The total clear furniture area shall be a minimum of four (4) feet by six (6) feet.

FIGURE 11-5-4.C(1): COVERED FRONT PORCH MEASUREMENTS

2.

Portico, Awning, Recess, or Stoop. A portico, awning, recess, or stoop measuring at least four (4) by four (4) feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.

D.

Garage Frontage and Location. To prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of a house to be dominant, the following standards shall apply:

1.

Front Loaded Garages. Where a garage door is parallel to the front property line of the lot, the following shall apply:

a.

Lots Greater Than or Equal to 50 Feet Wide.

i.

The aggregate width of garage doors shall not exceed 50% of the aggregate width of the front building elevation;

ii.

The garage shall be located at least three (3) feet behind the primary wall facing the street; and

iii.

A covered front porch, patio, or porte-cochere whose aggregate width is 20% of the aggregate width of the front building elevation may be considered the primary wall facing the street.

FIGURE 11-5-4.D(1): GARAGE FRONTAGE AND LOCATION

b.

Lots Less Than 50 Feet Wide.

i.

The aggregate width of garage doors shall not exceed 60% of the aggregate width of the front building elevation; and

ii.

The garage shall be located at least three (3) feet behind the primary wall or covered front porch (at least eight (8) feet wide and six (6) feet deep) facing the street.

2.

Side Loaded Garages. Where garages are oriented with side entry doors, the street-facing façade shall incorporate windows and architectural detailing to maintain the appearance of habitable living space.

3.

Garages With Three (3) or More Doors. Garages with three (3) or more doors, or designed to accommodate three (3) or more non-tandem parked cars, are permitted only on lots 75 feet wide or greater, and at least one (1) garage front must be separated from the remaining garage fronts by at least two (2) feet. This requirement does not apply to the following:

a.

Side or rear loaded garages in which the garage doors are oriented parallel to or within 10 degrees of parallel to the front property line, or oriented perpendicular to an alley located adjacent to the rear property line.

b.

Garages set a distance of 1.5 times the minimum front setback for garages and carports, based on the requirement for each zoning district, from the front property line, as specified by Table 11-5-3A.1 and Table 11-5-3.A.2.

E.

Driveways—Maximum Number and Width.

1.

Lots Less Than 75 feet Wide.

a.

A maximum of one (1) driveway up to 20 feet wide is permitted.

b.

One (1) additional driveway up to 10 feet wide is permitted, if it leads to an interior side setback that is at least 12 feet in width.

2.

Lots Greater Than or Equal to 75 Feet Wide.

a.

A maximum of one (1) driveway up to 30 feet wide is permitted; or

b.

One (1), 20-foot driveway and one (1) additional 10-foot driveway if it leads to an interior side setback that is at least 12 feet in width.

FIGURE 11-5-4.E(1): DRIVEWAYS

F.

Windows.

1.

On front facades, windows shall either:

a.

Contain window trim on at least two (2) sides that is at least two (2) inches in depth; or

b.

Be recessed at least four (4) inches from the outside plane of the surrounding exterior wall.

2.

On buildings that are two (2) stories or greater in height, all façades facing a street, alley, open space, or park shall provide windows on the upper-stories that constitute at least 10% of the façades area.

G.

Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for the Arizona climate.

1.

Primary Exterior Building Materials. Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, siding, natural and synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.

2.

Minimum Use of Primary Materials.

a.

Publicly Visible Façades. Building façades facing a street, alley, open space, or park shall contain at least two (2) kinds of primary exterior building materials.

b.

The use of any one (1) material shall not exceed 85% of each façade.

c.

Primary Material Calculation. Primary building material coverage shall be calculated by measuring the area of each façade, excluding fenestration, pedestrian and vehicular openings, and other elements that are not part of the vertical façade plane. The percentage of each primary building material shall be calculated by dividing the area covered by that material by the resulting façade area.

3.

Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 15% of a building façade.

4.

Change in Materials.

a.

Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections), and shall not occur mid-field on a flat wall surface, except where brick or stone veneer is used as wainscoting, it shall be wrapped a minimum of two (2) feet around side walls.

b.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.

H.

Factory-Built Buildings. Factory-built buildings designed, manufactured and approved for residential purposes as dwelling units and attached to permanent foundations are permitted in all Residential Districts, if such buildings are installed in conformance with all applicable provisions of the Mesa City Code including applicable development standards.

(Ord. No. 5996, § 1, 3-9-26)

A.

Zoning District Standards. Table 11-5-5 prescribes the development standards for the RM Districts. Section numbers in this column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that directly follow the table.

B.

Additional Standards.

1.

Additional Setback Adjacent to RS District. Where a lot located in an RM District is adjacent to the RS District, the following shall apply:

a.

A single-story building on the RM-zoned lot shall be setback from the RS District property line at least 25 feet.

b.

Multiple story buildings shall be setback a minimum of 15 feet of setback for each story (i.e., two-story buildings must be setback at least 30 feet; three-story buildings must be setback, 45 feet), except in the RM-5 District, in which the minimum setback is limited to 25 feet from a RS District, with no additional setback per story.

c.

At least 20 feet of the depth of such setbacks must be landscaped consistent with the standards of Chapter 33, Landscaping, and shall remain free from parking, driveways, and encroachment by any structures that are not part of the landscaping design.

d.

On lots of five (5) acres or more, at least 25 feet of the depth of such setbacks must be landscaped and free from parking or encroachments.

2.

Setback Adjacent to Canal. A setback of at least 15 feet shall be maintained along property lines that abut a canal.

3.

Zero Setback for Attached Single Residences. Attached Single Residence structures may have zero-setback on both sides of the structure.

a.

The minimum interior side setback shall be 10 feet on the end units.

b.

Any portion of the building not placed on a zero-setback line shall maintain a minimum of 10-foot building setback.

c.

Where a zero-side setback is used, the abutting property must be held under the same ownership at the time of initial construction, or the owners of the abutting property must sign an agreement that grants consent in writing to such zero setback. Additionally, owners of zero-lot-line developments must provide a maintenance easement providing the owner of the zero-lot-line structure with access to the zero side to maintain the structure. A copy of the easement shall be provided to the City and recorded in the Maricopa County Recorder's Office prior to recording a plat.

4.

Limitation on Paving of Street-Facing Setbacks. No more than 50% of any required front or street-facing side setback may be covered with a paved surface.

FIGURE 11-5-5.B(1): SETBACK ADJACENT TO RS DISTRICT

5.

Additional Building Separation Requirements. Buildings shall be arranged in a manner that addresses privacy issues for individual units and allows sufficient separation so that daylight and air is available for each residential unit.

a.

Non-Parallel Buildings. For non-parallel buildings, the minimum building separation requirement shall be calculated by determining the open area that would be required between any two (2) buildings if they were parallel and met the minimum requirement; then ensuring that the same or greater total open area is available between the two (2) buildings. At no time shall any points of the buildings be closer than 10 feet.

b.

Ground Floor Separation. Ground floor building separation distance may be reduced up to 20% if the upper floor steps back an equal distance. For example, if the required building separation between two (2), three (3) story buildings is 35 feet, the ground floor units may be separated by 28 feet provided the upper stories are stepped back so that the building separation for upper stories is no less than 42 feet.

6.

Standards for Required Open Space. Provide residents with both private and public outdoor space that may be used for social, recreational, aesthetic, and economic purposes.

a.

Proportion of Private and Common Open Space. Open space may be provided in any combination of private and common open space, as long as studio and one (1) bedroom units have at least 60 square feet of private open space, two (2) bedroom units have at least 100 square feet of private open space and three (3) bedroom or more have at least 120 square feet of private open space.

b.

Surfacing. Surfaces provided for outdoor activities shall allow convenient use for outdoor activities. Such surface may be any combination of lawn, garden, brick, flagstone, wood planking, concrete, or other serviceable, dust-free surface.

c.

Slope. The slope of required open space areas shall not exceed 10%.

d.

Exclusive Dedication. Off-street parking and loading areas, driveways, and service areas shall not be counted as usable open space.

7.

Additional Standards for Private Open Space.

a.

Accessibility and Location. Private open space shall be accessible to only one (1) living unit by a doorway to a habitable room or hallway. Multiple spaces may be provided for individual living units to meet the aggregate open space requirement, provided at least one (1) private open space meets the minimum dimensions below:

i.

Private open space located at the ground level (e.g., yards, decks, patios) shall have no dimension less than 10 feet.

ii.

Above-ground private open space (e.g., balconies) shall be a minimum of 60 square feet and shall not be less than eight (8) feet wide or less than six (6) feet deep.

b.

Openness. Open space shall be at least 50% covered and shall have at least one (1) exterior side that is open and unobstructed between three (3) and eight (8) feet above its floor level.

8.

Additional Standards for Common Open Space.

a.

Accessibility. Common open space shall be located no more than 400 feet from the main entrance of any dwelling unit it is intended to serve, as measured along accessible pedestrian routes.

b.

Location. Common open space shall be located within the same development as the units served. It may not be located within the required front or street-facing side setback. Up to 20% of common open space may be located on the roof of a building.

c.

Minimum Dimensions. Common open space shall have no dimension less than 15 feet.

d.

Openness. Common open space shall be unroofed and unobstructed, except for facilities that enhance its usability, such as armadas or playground shade structures, and except that up to 25% of ground-level common open space may be covered by a balcony projecting from a higher story.

e.

Amenities. Common open space shall include amenities for the everyday use and enjoyment of residents of the development.

i.

Amenities Required. Multiple Residence and Single Residence-attached developments containing five (5) or more dwelling units shall provide amenities from Table 11-5-5.B.2 to meet the minimum point value specified in Table 11-5-5.B.1, unless an alternative amenity is approved in accordance with Subsection (iii) below.

ii.

Amenity Types. Table 11-5-5.B.2 below lists amenity types, the minimum standard (where applicable), and the point value. A proposed amenity may be counted only once toward the required minimum point total, except that regulation-sized sports courts of different types may each be counted separately.

iii.

Alternative Amenities. Additional amenities not listed above may be approved by the Planning Director. Upon approval, the Planning Director shall assign a point value based on the amenity's comparability in function, scale, and resident benefit to those listed in Table 11-5-5.B.2.

9.

Encroachments. To facilitate the use of architectural features, building projections may extend into required setbacks, subject to the following standards:

a.

Entry porches, balconies and patios may encroach no more than 10 feet into a required street side setback, 20 feet or greater in depth (measured from property line to building).

b.

No projection may extend into a public utility easement or closer than two (2) feet to an interior lot line.

c.

Awnings, eaves, overhangs, or basement window wells may encroach up to three (3) feet into any required setback.

d.

Vestibules, bay windows, nooks, chimneys, or similar wall projections with or without footings may encroach no more than three (3) feet into any required front or rear setback and no more than two (2) feet into any required side setback, provided the aggregate width of all such projections does not exceed one-third (⅓) of the length of the building wall.

e.

Staircases may encroach up to three (3) feet into any required front setback, and up to 10 feet into any required rear setback.

(Ord. No. 5541, § 2, 12-9-19; Ord. No. 5593, § 5, 12-1-20; Res. No. 12269, § 3, 9-23-24; Ord. No. 5883, § 3, 10-7-24; Ord. No. 5928, §§ 1, 2, 2-3-25; Ord. No. 5996, § 1, 3-9-26)

A.

Character and Image.

1.

Entryway Monumentation Feature. Provide at least one (1) entryway monumentation feature at the primary entryway into a development. The primary entryway shall be the entrance accessing the street with the highest functional classification. Where multiple entrances access streets of the same highest functional classification, the Planning Director shall determine which entrance shall be the primary entryway for the purposes of this section. The entryway monumentation feature shall include at least three (3) of the following:

a.

Monument signage.

b.

Specialty pavement delineating the primary entryway, such as stamped asphalt, brick, stone, pavers, or colored concrete. Specialty pavement within the public right-of-way shall be approved by the City Transportation Department.

c.

Enhanced perimeter wall details, such as but not limited to, decorative panels, lighting, architectural tower or arch feature, or a decorative gate.

d.

Enhanced landscape treatment with a defined landscaped area of at least 200 square feet that includes a minimum of three (3) trees with a minimum 36-inch box size and decorative shrubs, perennials, ornamental grasses, or specimen plants. At least 60% of this landscaped area must contain live plant material.

e.

Public art elements, such as but not limited to, a sculptural features or thematic elements that reflect neighborhood history, culture, or surrounding natural features.

f.

Landscaped median or entry island.

g.

Monument or gateway lighting features, such as but not limited to, uplighting, halo lighting, illuminated columns.

h.

Neighborhood identity markers, such as but not limited to, branded poles, pylons, or similar vertical elements.

i.

Decorative landscape wall or seat wall integrated with planting, in lieu of a perimeter wall.

j.

Water feature.

k.

Additional entryway monumentation feature approved by the Planning Director.

2.

Architectural Variation. Where adjacent to existing multiple residence dwellings, unique massing and architectural design shall be provided to avoid the appearance of large contiguous developments.

B.

Massing and Scale. Buildings shall contain varied massing and architectural elements and techniques shall be utilized to reduce the apparent massing and scale of buildings, provide shading, and define different uses and activities in the building.

1.

Façade Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and to avoid long, uninterrupted wall planes.

a.

Publicly Visible Façades. All street-facing and publicly visible façades shall have at least one (1) horizontal projection or recess of at least four (4) feet in depth, or two (2) projections or recesses of at least 2.5 feet in depth, for every 25 horizontal feet of wall.

b.

Two or More Story Buildings. If located on a building with two (2) or more stories, the articulated elements must be greater than one (1) story in height and may be grouped rather than evenly spaced in 25-foot modules so long as the total amount of articulation meets or exceeds that which would be required if no grouping occurred.

c.

Building entrances, front porches, and projections such as stoops, bays, overhangs, fireplaces, and trellises count towards this requirement.

2.

Varied Roof Form. Roof forms shall be integrated into the building design and varied within a development through the use of offsets; changes in slope, angle, or direction; and elements such as dormers, towers, or parapets.

3.

Roof Articulation. Roof articulation is required to provide architectural interest at the skyline and accentuate appropriate building elements.

a.

No more than two (2) side-by-side units may be covered by one (1) unarticulated roof.

b.

Flat roofs in excess of 100 feet shall provide vertical modulation of two (2) or one-tenth ( 1/10 ) of the wall height, whichever is greater.

4.

Balconies, Bay Windows, and Other Projections or Recesses. Buildings shall incorporate balconies, bay windows, entry porches or other projections and recesses across 30% of the length per floor of the façade.

a.

Windows. Windows shall either:

i.

Contain window trim on at least two (2) sides of all windows that is at least two (2) inches in depth; or

ii.

Be recessed at least four (4) inches from the outside plane of the surrounding exterior wall.

b.

Balconies. Balconies shall be at least four (4) feet wide and three (3) feet deep if not used to meet private open space requirements.

5.

Façade Detailing and Materials. Each side of a building that is visible from a public right-of-way, private street, parking lot, or common open space shall be designed with a complementary level of detailing and quality of materials.

C.

Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for the Arizona climate

1.

Primary Exterior Building Materials.

a.

Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, siding, synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.

b.

Variations in the color, finish, or texture of a material (e.g., form-board concrete, smooth stucco vs sand stucco, etc.) shall not be considered separate or distinct materials for the purpose of meeting the material requirements of this section.

c.

Glazing may be considered as a primary exterior building material only when it is installed as an architectural glazing system (e.g., curtainwall, structural glass wall) and comprises more than 30% of an individual building façade. Standard window systems, storefront glazing, and other non-architectural fenestration shall not qualify as a primary exterior building material for the purposes of this requirement.

2.

Minimum Use of Primary Materials.

a.

Each building façade shall incorporate at least two (2) different primary exterior materials.

b.

Primary exterior materials shall cover no less than 75% of each building façade.

c.

Each primary building material used to satisfy Subsection (2)(a) above shall cover at least 25% of that façade.

d.

Primary Material Calculation.

i.

Primary building material coverage shall be calculated by measuring the area of each façade, excluding non-architectural fenestration, storefront systems, pedestrian and vehicular openings, mechanical equipment, and signage.

ii.

The percentage of each primary building material shall be calculated by dividing the area covered by that material by the resulting façade area.

3.

Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 25% of a building façade.

4.

Change in Materials.

a.

Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections), and shall not occur mid-field on a flat wall surface.

b.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.

D.

Building Entrances. Primary building entrances shall be clearly defined, shaded, and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements and are appropriately scaled for people.

1.

Dwelling Unit Access.

a.

Ground Floor Access. Exterior entrances to units shall be in the form of individual or shared entrances at the ground floor of the building.

b.

Upper Story Access. Individual entrances for units above the ground floor shall be provided via an interior corridor.

2.

Orientation. All units located along public rights-of-way shall have the primary entrance to the building, or individual unit entrances, facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-residence housing is located on four (4) or six (6) lane streets carrying high traffic volumes. In such cases, the project may be oriented around courtyards or open space.

3.

Projection or Recess. Building entrances and individual exterior unit entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and minimum horizontal area of 50 square feet.

FIGURE 11-5-6.D(1): BUILDING ENTRANCE PROJECTION OR RECESS

E.

Access, Circulation, and Parking. The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development.

1.

Directness and Continuity. Walkways within the site shall be located and aligned to provide continuous connection between buildings, and various site amenities such as play areas, club houses, pools, mailboxes, etc. Walkways shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access.

2.

Off-site Access.

a.

Walkways shall provide direct connections to trails, parks, schools, transit stops or other public amenities adjacent to the development.

b.

Drive aisles leading to main entrances shall have walkways on both sides of the drive aisle.

3.

Parking Area Design.

a.

Parking areas shall be located to the side or rear of buildings, except visitor parking may be located between a building and the adjacent street.

b.

The total frontage of parking areas visible from the street, including visitor parking, shall not exceed 30% of the lot frontage.

FIGURE 11-5-6.E(1): PARKING AND
GARAGE FRONTAGE LIMITATION

4.

Location of Parking Spaces.

a.

Tenant Parking. Required parking spaces shall be arranged to provide at least one (1) parking space per unit within 200 feet of the dwelling units they are intended to serve.

b.

Guest Parking. Guest parking spaces shall be distributed proportionally to the dwelling unit locations that they are intended to serve.

5.

Attached Garages.

a.

In one (1) story buildings that include livable floor area, walls containing garage doors shall be set back a minimum of three (3) feet from the front façade of the building.

b.

In multi-story buildings that include livable floor area, garage doors located below upper-story living space shall be recessed at least three (3) feet from the upper story facade.

c.

When multiple garage doors are located within one (1) building, the maximum number of garage doors adjacent to one another shall be limited to three (3), unless there is a break in the building façade between garage doors consisting of a projected building entrance or a recess at least six (6) feet wide and three (3) feet deep.

6.

Detached Garages.

a.

Detached garages shall use exterior materials, colors, roof forms, roof materials, and architectural details that are the same as the principal buildings on the lot or within the development.

b.

Perimeter garages that face public right-of-way or private property shall be designed in accordance with Subsections B and C above.

(Ord. No. 5996, § 1, 3-9-26)

Editor's note— Ord. No. 5996, § 1, adopted March 9, 2026, repealed the former § 11-5-6, and enacted a new § 11-5-6 as set out herein. The former § 11-5-6 pertained to site planning and design standards for the RM districts and derived from Ord. No. 5541, § 2, 12-9-19; Ord. No. 5928, §§ 3, 4, 2-3-25.

A.

Purpose and Applicability.

1.

Purpose. Alternative Compliance may be used to satisfy the Site Planning and Design Standards in Section 11-5-4 and Section 11-5-6 when conditions may exist where strict compliance is impractical or impossible, or when alternative approaches achieve equivalent or superior design outcomes through innovative site planning, architectural solutions, or other means.

2.

Applicability. Alternative Compliance may be requested for any application subject to the Site Planning and Design Standards of Section 11-5-4 and Section 11-5-6. It may not be used to alter development standards or requirements of other sections of this Zoning Ordinance, and it shall not result in an increase in intensity or lot coverage.

B.

Application. Requests for Alternative Compliance may be accepted for any application to which Site Planning and Design Standards apply. A written request must be provided in conjunction with the applicable land use application describing the following:

1.

The code section(s) and development standard(s) for which Alternative Compliance is being requested;

2.

The proposed alternative or offset(s), including any numeric modification(s) from the development standard;

3.

An explanation on how the proposal meets the intent of the applicable development standard(s), the applicable General Plan Placetype, and any other applicable Sub-area Plan;

4.

An explanation on how the alternative is equivalent or superior to the required development standard, or how the proposed offset(s) produce superior design; and

5.

A statement of how the proposal meets the approval criteria in Subsection C below.

C.

Approval Criteria. The review authority may approve Alternative Compliance only upon finding that the request meets all of the following:

1.

The alternative does not create adverse impacts on safety, access, visibility, glare, privacy, noise, drainage, heat island effect, and does not reduce pedestrian comfort or accessibility.

2.

The proposed alternative or tradeoff is the minimum necessary to achieve the intent while maintaining overall compliance with all other applicable standards.

3.

The proposal either:

a.

Provides equivalent or superior quality and functionality; or

b.

Provides offsetting public benefits (e.g., improved streetscape, enhanced shade/canopy, open space, sustainability features).

(Ord. No. 5996, § 1, 3-9-26)

Editor's note— Ord. No. 5996, § 1, adopted March 9, 2026, repealed § 11-5-8, which pertained to comprehensive youth residence and derived from Ord. No. 5541, § 2, 12-9-19.

Editor's note— Ord. No. 5996, § 2, adopted March 9, 2026, repealed § 11-5-9, which pertained to review of plans and derived from Ord. No. 5541, § 2, 12-9-19.

A.

General Purposes of Commercial and Mixed-Use Districts. The purposes of the Commercial and Mixed-Use Districts are to:

1.

Provide for the orderly, well-planned, and balanced growth of commercial areas.

2.

Plan for and allow office and commercial development to expand the variety of goods and services to meet the needs of Mesa residents and those living within Mesa's market area.

3.

Allow mixed-use commercial/residential development, where consistent with the General Plan, to promote less reliance on automobiles for mobility and result in a reduction in vehicle miles traveled.

4.

Establish development standards that improve the visual quality of commercial and mixed-use development and create a unified, distinctive, and attractive character along commercial streets.

5.

Contribute to the pedestrian environment with standards that promote ground-floor visibility, orientation of buildings to the street, shaded connectivity, opportunities for community interaction, and pedestrian access across parking lots and between commercial centers and adjacent land uses.

6.

Integrate new development into existing or planned context, as appropriate, address transitions, and provide appropriate buffers between commercial and residential uses.

7.

Encourage improvements, such as architectural features and landscaping to mitigate air and storm water pollution and reduce the effects of the urban heat island.

8.

Encourage commercial and mixed-use developments to include improvements, such as landscaping, to mitigate air and storm water pollution, to provide shade to reduce the effects of the urban heat island, and to consider solar orientation to take full advantage of sun angles and reduce potential energy consumption.

B.

Specific Purposes of Each District.

1.

Neighborhood Commercial (NC). To provide areas for locally oriented retail and service uses that serve the surrounding residential trade area within a ½ to two (2) mile radius. Typical uses include, but are not limited to retail stores, grocery stores and anchored shopping centers, drug stores, restaurants and cafes, gas stations, and convenience stores. Other compatible uses include small-scale medical and professional offices, personal services, as well as public and semi-public uses. Large commercial development buildings are not appropriate in the Neighborhood Commercial District.

2.

Limited Commercial (LC). To provide areas for indoor retail, entertainment, and service-oriented businesses that serve the surrounding residential trade area within a one (1) to 10-mile radius. Typical uses include, but are not limited to, grocery stores and additional large commercial developments, anchored tenant shopping centers with additional drug stores, fast-food restaurants, hardware and building supply stores, gas stations with convenience stores, and restaurants and cafes. Other typical uses include, but are not limited to, those anchors and large commercial developments that are typically located within a regional mall, retail outlet, or power center. Other compatible uses include medical and professional offices, as well as public and semi-public uses.

3.

General Commercial (GC). To provide indoor retail, limited outdoor display and related service-oriented businesses that serve a large surrounding residential trade area within a four (4) to five (5) mile radius. This district accommodates a wide range of commercial uses, such as lodging, restaurants, convenience services, entertainment uses, offices, and public and semi-public uses. The district also accommodates low intensity employment uses such as light assembly, custom manufacturing, mini-storage, and research and development.

4.

Office Commercial (OC). To provide areas for small-scale medical and professional offices intended to serve the community and remain compatible with adjacent residential areas.

5.

Mixed-Use (MX). To provide areas for a variety of purposes including employment centers, retail and service commercial uses, medical and professional offices, and residential uses at densities of 15 to 25 units per acre. Residential densities in excess of 25 dwelling units per acre may be appropriate in selected locations.

(Ord. No. 5996, § 1, 3-9-26)

In Table 11-6-2, which follows, the land use regulations for each Commercial and Mixed-Use zoning district are established by letter designations as follows:

• "P" designates use classifications permitted in Commercial Districts.

• "SUP" designates use classifications permitted on approval of a Special Use Permit.

• "CUP" designates use classifications permitted on approval of a Council Use Permit.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permit.

• "(x)" a number in parentheses refers to limitation following the table.

• "—" designates a prohibited use.

All activities shall be conducted entirely within an enclosed building with no outside storage or display, unless otherwise specified. Use classifications not listed are prohibited. The "Additional Use Regulations" column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ordinance.

;adv=q;(Ord. No. 5996, § 1, 3-9-26)

A.

Zoning District Standards. Table 11-6-3(A) prescribes the development standards for the commercial districts. The "Additional Standards" column lists additional standards that apply in some or all commercial districts. Section numbers in this column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that directly follow the table.

(Ord. No. 5996, § 1, 3-9-26)

A.

Character and Image.

1.

Shared Characteristics.

a.

In multiple building developments, each individual building shall include predominant characteristics shared by each building so that the buildings within the development appear to be part of a cohesive, planned area, yet are not monotonous in design.

b.

Compatibility shall be achieved through techniques such as, the replication of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, or the use of building materials that have color shades and textures that are similar to or complimentary to those existing on, or in the immediate area of, the subject property.

2.

No Established Theme or Stand-alone Development. Where there is no established or consistent neighborhood or area character or unifying theme, or where the existing character is not desirable to continue, because it does not reflect a design theme consistent with the development standards as described in this Chapter, the proposed development shall be designed to establish character and a sense of place through the strategic use of architectural elements, building form, materials, landscaping, lighting, etc. which creates a cohesive theme or style for future developments and buildings within the area to follow.

3.

Corporate Architecture. Where the proposed architecture of a building or structure is the result of a franchise style, prototypical or franchise architectural design, including materials and color, shall be modified if necessary to meet these development standards and set a standard, or contribute to a high-level of quality for future developments and buildings within the area.

4.

Pad Developments. Freestanding pad development site design shall be complementary to the surrounding center in terms of building scale, materials, colors, and other architectural details.

B.

Massing and Scale. The design of buildings shall avoid the appearance of a single, large, dominant building mass by using design techniques that include stepping back portions of the building facade, breaking up the mass into smaller elements and/or using material changes.

1.

Wall Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and to avoid long interrupted wall planes.

a.

Publicly Visible Façades. Street-facing and other publicly visible façades (including those visible from parking lots, open space, or adjoining private properties), shall provide articulation for every 50 linear feet of wall length as follows:

i.

One (1) horizontal projection or recess of at least four (4) feet in depth; or

ii.

Two (2) horizontal projections or recesses, at least 2.5 feet in depth each.

b.

Non-publicly Visible Façades. Side or rear façades that are not publicly visible shall provide articulation for every 50 linear feet of wall length by any combination of the following:

i.

One (1) horizontal projection or recess of at least four (4) feet in depth, or two (2) horizontal projections or recesses, at least 2.5 feet in depth each;

ii.

Change in color accompanied by a distinct change in texture, pattern, or coursing;

iii.

Windows or fenestration (false windows and door openings) defined by frames, sills, or lintels;

iv.

Trellises with climbing plants; or

v.

Projecting fins or louvres extending at least six (6) inches from the wall plane.

c.

Building Projections into Setbacks. Appropriate separation shall be maintained between buildings on adjacent properties to allow for light, air, and circulation while recognizing the need to allow minor projections that improve the effectiveness of environmental or aesthetic features.

i.

Awnings, eaves, overhangs, and light shelves may encroach up to three (3) feet into any required yard but shall not be closer than two (2) feet to any property line.

ii.

Building projections shall be no closer than 15 feet to any property line adjacent to sites located in the RS and RSL Districts.

2.

Roof Articulation. Roof articulation is required to provide architectural interest at the skyline and accentuate appropriate building elements.

a.

Varied Roof Form or Height. Roof forms shall be integrated into the building design and vary over different parts of the building. Each building shall provide at least two (2) changes in height or roof form, achieved through changes in pitch, plane, and orientation.

b.

Flat Roofs. Flat roofs or façades with a horizontal eave, fascia, or parapet, in excess of one hundred feet in length, shall provide vertical modulation that is the greater of either:

i.

Two (2) feet; or

ii.

One-tenth ( 1/10 ) the height of the supporting wall height, not to exceed one-third (⅓) of the wall height.

c.

Parapet Detailing. All parapets must have detailing such as cornices, moldings, trim, or variations in brick coursing.

d.

Height Transitions in Multi-Building Developments. Multiple building developments shall be configured to locate the tallest and largest structures within the core of the site and provide a gradual decrease in building height and mass towards adjacent residential land uses.

FIGURE 11-6-4.B(1): MASSING & SCALE

C.

Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for Mesa's climate.

1.

Primary Exterior Building Materials.

a.

Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.

b.

Variations in the color, finish, or texture of a material (e.g. form-board concrete, smooth stucco vs sand stucco, etc.) shall not be considered separate or different materials for the purpose of meeting the material requirements of this section.

c.

Glazing may be considered a primary exterior building material only when it is installed as an architectural glazing system (e.g., curtainwall, structural glass wall) and comprises more than 30% of an individual building façade. Standard window systems, storefront glazing, and other non-architectural fenestration shall not qualify as a primary building material for the purposes of this requirement.

2.

Minimum Use of Primary Materials.

a.

Publicly Visible Façades.

i.

Each publicly visible building façade (including those visible from parking lots, open space, or adjoining private properties) shall incorporate at least two (2) different primary building materials.

ii.

Primary exterior materials shall cover no less than 75% of each building façade.

iii.

Each primary building material used to satisfy Subsection (2)(a)(i) above shall cover at least 25% of that façade.

b.

Non-publicly Visible Façades. Side or rear façades that are not publicly visible shall incorporate a primary building material(s) on at least 50% of the façade.

c.

Primary Material Calculation. Primary building material coverage shall be calculated by measuring the area of each façade, excluding non-architectural fenestration, storefront systems, pedestrian and vehicular openings, mechanical equipment, and signage. The percentage of each primary building material shall be calculated by dividing the area covered by that material by the resulting façade area.

3.

Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 25% of a building façade. Pre-engineered metal buildings are not allowed in the commercial and mixed-use districts.

4.

Change in Materials.

a.

Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections), and shall not occur mid-field on a flat wall surface.

b.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.

5.

Roof Materials. All visible pitched roofs shall consist of metal seam, clay tile, concrete tile, or a similar grade of roofing material.

D.

Base and Top Treatments. All façades shall have:

1.

A recognizable "base" consisting of (but not limited to):

a.

Thicker walls, ledges or sills;

b.

Integrally textured materials such as stone or other masonry;

c.

Integrally colored and patterned materials such as smooth finished stone or tile; or

d.

Lighter or darker colored materials, mullions or panels; or planters.

2.

A recognizable "top" consisting of (but not limited to):

a.

Cornice treatments, other than just colored "stripes" or "bands," with integrally textured materials such as stone or other masonry or differently colored materials;

b.

Sloping roof with overhangs and brackets; or

c.

Stepped parapets.

E.

All Sided Architecture. Architectural detailing shall be applied to all sides of a building. While detailing may vary based on orientation and context; all façades visible from a street, parking lot, or open space shall incorporate a level of architectural quality, materials, articulation, and detailing equivalent to the primary façade.

F.

Colors.

1.

Buildings larger than 10,000 square feet shall use two (2) exterior colors on every façade that is publicly visible.

2.

Predominant façade colors shall be low reflectance, subtle, neutral or earth tone colors.

3.

The use of high-intensity colors as the predominant building color, such as black or fluorescent colors, are prohibited.

4.

Building trim and accent areas may feature brighter colors. Accent colors shall cover no more than five percent (5%) of street-facing façades.

5.

Changes in building color shall occur at the inside corners where wall planes change, or be separated by a façade element or architectural detail.

G.

Building Entrances. Primary building entrances shall be clearly defined, shaded, and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements and are appropriately scaled for people.

1.

Entry Definition. Entries shall have a roofed projection or recess with a minimum depth of five (5) feet and minimum horizontal area of 50 square feet.

2.

Orientation. Primary entries shall face the street or primary pedestrian areas.

H.

Access, Circulation, and Parking.

1.

Parking Area Design. Parking areas shall be located to the side or rear of buildings; except for Large Commercial Developments which sure subject to the requirements of Section 11-31-16 of the Zoning Ordinance.

2.

Location of Parking Spaces. In commercial and mixed-use projects, a minimum of 50% of the required parking spaces shall be located within 300 feet of the building served.

3.

Screening of Parking Areas. Parking areas located between a building and street shall be screened with a 2.5- to 3.5-foot-high berm or screening wall.

FIGURE 11-6-4.H(1): SCREENING OF PARKING AREA

(Ord. No. 5996, § 1, 3-9-26)

A.

Purpose and Applicability.

1.

Purpose. Alternative Compliance may be used to satisfy the Site Planning and Design Standards in Section 11-6-4 when conditions may exist where strict compliance is impractical or impossible or when alternative approaches achieve equivalent or superior design outcomes through innovative site planning, architectural solutions, or other means.

2.

Applicability. Alternative Compliance may be requested for any application subject to the Site Planning and Design Standards of Section 11-6-4. It may not be used to alter development standards or requirements of other sections of this Zoning Ordinance, and it shall not result in an increase in intensity or lot coverage.

B.

Application. Requests for Alternative Compliance may be accepted for any application to which Site Planning and Design Standards apply. A written request must be provided in conjunction with the applicable land use application describing the following:

1.

The code section(s) and development standard(s) for which Alternative Compliance is being requested;

2.

The proposed alternative or offset(s), including any numeric modification(s) from the development standard;

3.

An explanation on how the proposal meets the intent of the applicable development standard(s), the applicable General Plan Placetype, and any other applicable Sub-area Plan;

4.

An explanation on how the alternative is equivalent or superior to the required development standard, or how the proposed offset(s) produce superior design; and

5.

A statement of how the proposal meets the approval criteria in Subsection C below.

C.

Approval Criteria. The review authority may approve Alternative Compliance only upon finding that the request meets all of the following:

1.

The alternative does not create adverse impacts on safety, access, visibility, glare, privacy, noise, drainage, heat island effect, and does not reduce pedestrian comfort or accessibility.

2.

The proposed alternative or tradeoff is the minimum necessary to achieve the intent while maintaining overall compliance with all other applicable standards.

3.

The proposal either:

a.

Provides equivalent or superior quality and functionality; or

b.

Provides offsetting public benefits (e.g., improved streetscape, enhanced shade/canopy, open space, sustainability features).

(Ord. No. 5996, § 1, 3-9-26)

A.

General Purpose of Employment Districts. The purposes of the Employment Districts are to:

1.

Designate land for industrial, office, and research and development uses to provide a range of employment opportunities in Mesa.

2.

Provide for the appropriate location of businesses that may have the potential to generate off-site impacts, while providing compatibility in use and form.

3.

Provide appropriate buffers between employment and residential uses to preserve both employment feasibility and residential quality.

4.

Provide diverse options for types of employment-oriented areas, ranging from landscaped sites in campus-like settings, to mixed-use commercial and industrial areas, to industrial-only areas, to sites that are still well designed, but convey a minimalist or utilitarian approach, the entire range of which may contribute to providing the appropriate context for a successful business environment.

B.

Specific Purposes of Each District.

1.

Planned Employment Park (PEP). To provide areas where professional and medical office parks, research and development facilities, and light manufacturing in a campus setting with ancillary restaurants, retail and other supportive establishments.

2.

Light Industrial (LI). To provide areas for limited manufacturing and processing, wholesaling, research, warehousing, and distribution activities take place within enclosed buildings, with restricted accessory outdoor storage as needed to support the primary uses. Light Industrial areas can be used to buffer General Industrial uses from other less intense uses. This district also provides for a full range of commercial activities, generally on a limited scale, including high-impact commercial uses, outdoor display and outdoor sale. Individual developments include well-designed buildings on sites that may or may not have campus-like settings, and areas visible to the general public include well-designed landscape areas.

3.

General Industrial (GI). To provide areas for manufacturing, processing, assembly, research, wholesale, and storage, and similar activities that require separation from residential uses due to noise, vibration, use of hazardous materials, or other characteristics. These activities principally take place indoors, but may also include some outdoor activities. This district also permits a full range of commercial activities.

4.

Heavy Industrial (HI). To provide areas that are set aside principally for manufacturing, assembly, wholesaling, distribution and storage activities, with limited amounts of moderately scaled commercial activities provided only to the extent necessary to support industrial related activities. HI activities may take place indoors or outdoors. Land uses in this district include those activities that may adversely affect surrounding uses because of the aftereffects of the manufacturing, assembly and/or production process.

(Ord. No. 5996, § 1, 3-9-26)

In Table 11-7-2, which follows, the land use regulations for each Employment Zoning District are established by letter designations as follows:

• "P" designates use classifications permitted.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permit.

• "SUP" designates use classifications permitted on approval of a Special Use Permit.

• "CUP" designates use classifications permitted on approval of a Council Use Permit.

• "(x)" a number in parentheses refers to limitation following the table.

"SE" designates use classifications that are not allowed by right but are permitted if approved through a particular review procedure.

• "—" designates a prohibited use.

Use classifications not listed are prohibited. The "Additional Use Regulations" column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ordinance.

(Ord. No. 5996, § 1, 3-9-26)

A.

Zoning District Standards. Table 11-7-3 prescribes the development standards for the Employment Districts. The "Additional Standards" column lists additional standards that apply in some or all Employment Districts. Section numbers in this column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that directly follow the table.

(Ord. No. 5996, § 1, 3-9-26)

A.

Character and Image.

1.

Shared Characteristics.

a.

In multiple building developments, each individual building shall include predominant characteristics shared by each building so that the buildings within the development appear to be part of a cohesive, planned area, yet are not monotonous in design.

b.

Compatibility shall be achieved through techniques such as, the replication of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, or the use of building materials that have color shades and textures that are similar to or complimentary to those existing on, or in the immediate area of, the subject property.

2.

No Established Theme or Stand-alone Development. Where there is no established or consistent neighborhood or area character or unifying theme, or where the existing character is not desirable to continue, because it does not reflect a design theme consistent with the development standards as described in this Chapter, the proposed development shall be designed to establish character and a sense of place through the strategic use of architectural elements, building form, materials, landscaping, lighting etc. which creates a cohesive theme or style for future developments and buildings within the area to follow.

3.

Corporate Architecture. Where the proposed architecture of a building or structure is the result of a franchise style, prototypical or franchise architectural design, including materials and color, shall be modified if necessary to meet these development standards and set a standard, or contribute to a high-level of quality for future developments and buildings within the area.

B.

Employee and Visitor Amenities. Development within the Employment District shall provide common open space and amenities for the useful enjoyment of employees and visitors to the site. Common open space shall be located adjacent to buildings and be furnished with eating areas, site furniture (such as benches, tables, waste receptacles, planters), or other amenities.

1.

Buildings 30,000 square feet or larger, shall provide common open space at a rate of 1% per building gross floor area (GFA). A collection of smaller buildings linked by common walls is considered one (1) building.

2.

Multiple areas of common open space are encouraged; however, the minimum size of any one (1) common open space shall be 300 square feet with a minimum dimension of 15 feet in any direction.

3.

At least 50% of common open space must be open to the sky.

4.

At least 75% of the open space area must be landscaped and maintain live plant material if the area is not otherwise used as active recreation facilities.

C.

Massing and Scale. Buildings shall contain varied massing and architectural elements and techniques shall be utilized to reduce the apparent massing and scale of buildings, provide shading, and define different uses and activities in the buildings.

1.

Façade Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and to avoid long, uninterrupted wall planes.

a.

Publicly Visible Façades. Street-facing and publicly visible façades (viewed from right-of-way or private property), shall have at least one (1) horizontal projection or recess of at least four (4) feet in depth, or two (2) projections or recesses of at least 2.5 feet in depth, for every 50 horizontal feet of wall.

b.

Non-publicly Visible Façades. For side or rear walls not publicly visible from right-of-way or private property, articulation may be provided by any combination of the following for every 50 horizontal feet of wall:

i.

One (1) horizontal projection or recess of at least four (4) feet in depth, or two (2) projections or recesses of at least 2.5 feet in depth;

ii.

Change in color accompanied by a distinct change in texture, pattern, or coursing;

iii.

Windows or fenestration (false windows and door openings) defined by frames, sills, or lintels;

iv.

Trellises with climbing plants; or

v.

Projecting fins or louvres extending at least four (4) inches from the wall plane.

2.

Building Projections into Setbacks. Appropriate separation shall be maintained between buildings on adjacent properties to allow for light, air, and circulation while recognizing the need to allow minor projections that improve the effectiveness of environmental or aesthetic features.

a.

Awnings, eaves, overhangs, light shelves and basement window wells may encroach up to three (3) feet into any required setback, but shall not be closer than two (2) feet to any property line.

b.

Building projections shall be no closer than 15 feet to any property line adjacent to sites located in the RS and RSL Districts.

3.

Roof Articulation. Roof articulation is required to provide architectural interest at the skyline and accentuate appropriate building elements.

a.

Varied Roof Form or Height. Roof forms shall be integrated into the building design and vary over different parts of the building. Each building shall provide at least two (2) changes in height or roof form, achieved through changes in pitch, plane, and orientation.

b.

Flat Roofs. Flat roofs or façades with a horizontal eave, fascia, or parapet, in excess of 100 feet in length, shall provide vertical modulation that is the greater of either:

i.

Two (2) feet; or

ii.

One-tenth ( 1/10 ) the height of the supporting wall height, not to exceed one-third (⅓) of the wall height.

c.

Parapet Detailing. All parapets must have details such as cornices, moldings, trim, or variations in brick coursing.

d.

Height Transitions in Multi-Building Developments. Multiple building developments shall be configured to locate the tallest and largest structures within the core of the site and provide a gradual decrease in building height and mass towards adjacent residential land uses.

D.

Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for the Arizona climate.

1.

Primary Exterior Building Materials.

a.

Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.

b.

Variations in the color, finish, or texture of a material (e.g. form-board concrete, smooth stucco vs sand stucco, etc.) shall not be considered separate or distinct materials for the purpose of meeting the material requirements of this section.

c.

Glazing may be considered as a primary exterior building material only when it is installed as an architectural glazing system (e.g., curtainwall, structural glass wall) and comprises more than 30% of an individual building façade. Standard window systems, storefront glazing, and other non-architectural fenestration shall not qualify as a primary building material for the purposes of this requirement.

2.

Minimum Use of Primary Materials.

a.

Publicly Visible Façades.

i.

Each publicly visible building façades shall incorporate at least two (2) different primary exterior building materials.

ii.

Primary exterior materials shall cover no less than 75% of each building façade.

iii.

Each primary building material used to satisfy Subsection (2)(a)(i) above shall cover at least 25% of that façade.

b.

Non-publicly Visible Façades. For side or rear walls not publicly visible from rights-of-way or private property, primary exterior materials shall cover no less than 50% of each building façade.

c.

Primary Material Calculation. Primary building material coverage shall be calculated by measuring the area of each façade, excluding non-architectural fenestration, storefront systems, pedestrian and vehicular openings, mechanical equipment, and signage. The percentage of each primary building material shall be calculated by dividing the area covered by that material by the resulting façade area.

3.

Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 25% of a building façade.

4.

Change in Materials.

a.

Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections), and shall not occur mid-field on a flat wall surface.

b.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.

5.

Roof Materials. All visible pitched roofs shall consist of metal seam, clay tile, concrete tile, or a similar grade of roofing material.

E.

All Sided Architecture. Architectural detailing shall be applied to all sides of a building. While detailing may vary based on orientation and context, all façades visible from a street, parking lot, or open space shall incorporate a level of architectural quality, materials, articulation, and detailing equivalent to the primary façade.

F.

Colors.

1.

Buildings larger than 10,000 square feet shall use at least two (2) exterior colors on every façade that is publicly visible.

2.

Changes in building color shall occur at the inside corners where wall planes change, or be separated by a façade element or architectural detail.

G.

Building Entrances. Primary building entrances shall be clearly defined, shaded, and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements and are appropriately scaled for people.

1.

Entry Definition. Entries shall have a roofed projection or recess with a minimum depth of five (5) feet and minimum horizontal area of 50 square feet.

2.

Orientation. Primary entries shall face the street or primary pedestrian areas.

H.

Access, Circulation, and Parking.

1.

Parking Area Design.

a.

Parking areas, including areas used for the parking and storage of commercial trucks and trailers, shall be located to the side or rear of buildings, except;

b.

A maximum of two (2) rows of required off-street parking may be located between the building and adjacent street.

2.

Location of Parking Spaces. A minimum 25% of the required parking spaces shall be provided within 200 feet of the building served, with the balance of the required parking within 400 feet.

(Ord. No. 5996, § 1, 3-9-26)

A.

Purpose and Applicability.

1.

Purpose. Alternative Compliance may be used to satisfy the Site Planning and Design Standards in Section 11-7-4 when conditions may exist where strict compliance is impractical or impossible, or when alternative approaches achieve equivalent or superior design outcomes through innovative site planning, architectural solutions, or other means.

2.

Applicability. Alternative Compliance may be requested for any application subject to the Site Planning and Design Standards of Section 11-7-4. It may not be used to alter development standards or requirements of other sections of this Zoning Ordinance, and it shall not result in an increase in intensity or lot coverage.

B.

Application. Requests for Alternative Compliance may be accepted for any application to which Site Planning and Design Standards apply. A written request must be provided in conjunction with the applicable land use application describing the following:

1.

The code section(s) and development standard(s) for which Alternative Compliance is being requested;

2.

The proposed alternative or offset(s), including any numeric modification(s) from the development standard;

3.

An explanation on how the proposal meets the intent of the applicable development standard(s), the applicable General Plan Placetype, and any other applicable Sub-area Plan;

4.

An explanation on how the alternative is equivalent or superior to the required development standard, or how the proposed offset(s) produce superior design; and

5.

A statement of how the proposal meets the approval criteria in Subsection C below.

C.

Approval Criteria. The review authority may approve Alternative Compliance only upon finding that the request meets all of the following:

1.

The alternative does not create adverse impacts on safety, access, visibility, glare, privacy, noise, drainage, heat island effect, and does not reduce pedestrian comfort or accessibility.

2.

The proposed alternative or tradeoff is the minimum necessary to achieve the intent while maintaining overall compliance with all other applicable standards.

3.

The proposal either:

a.

Provides equivalent or superior quality and functionality; or

b.

Provides offsetting public benefits (e.g., improved streetscape, enhanced shade/canopy, open space, sustainability features).

(Ord. No. 5996, § 1, 3-9-26)

A.

General Purposes. The Downtown Districts are intended to promote the development and redevelopment of land within the Downtown Area to ensure the future growth and vitality of the original square mile and adjacent areas. The regulations of this Chapter are also intended to promote sustainable development patterns and encourage the development of high-intensity land uses where appropriate and where such uses add to the visual image and sense of place of Mesa's Downtown.

B.

Specific Purposes of Each District.

1.

Downtown Residence Districts (DR-1, DR-2, DR-3). In order to maintain a viable downtown area, stable residential neighborhoods must be protected and enhanced. The purpose of the DR Districts is to protect existing residential uses and to encourage the redevelopment of blighted or under-utilized sites for new residential usage. It is also the purpose of these districts to encourage pedestrian linkages between residential neighborhoods and the business, cultural and entertainment core of Downtown. It is the intent of the DR Districts to retain a real and perceived sense of neighborhood in urban-oriented residential areas by excluding most non-residential uses. It is also the intent of these districts to enhance the quality of residential neighborhoods through establishing compatible architectural and site design elements and regulating residential densities. The numerical designators -1, -2, and -3 are applied to the DR Districts to represent different development intensities.

2.

Downtown Business District 1 (DB-1). The purpose of the DB-1 District is to provide for general retailing, services, and medium-density residential uses. It is the intent of this district to allow multiple residences, professional offices, and commercial uses as a major component of the Downtown Area.

3.

Downtown Business District 2 (DB-2). The purpose of the DB-2 District is to provide for a combination of intensive commercial, light manufacturing, and related uses. The intent of the district is to provide a suitable location for those commercial and manufacturing uses which may require arterial street or railway access.

4.

Downtown Core District (DC). The purpose of the Downtown Core District is to encourage the highest intensity of land uses to be developed, redeveloped and maintained within the Downtown. It is also the purpose of the DC District to provide incentives for the development or redevelopment of under-utilized and bypassed properties within Downtown and to promote the development of a vital, vibrant activity area. The regulations for the DC District are intended to ensure that higher-intensity land uses are appropriate for the fulfillment of the purpose of the Downtown Core District as a vibrant focal point for the city. At the same time, the Downtown Core District is created to serve residents, businesses, employees and visitors and to ensure that the visual image of the core of the Mesa Downtown will be maintained and enhanced.

(Ord. No. 5996, § 1, 3-9-26)

In Table 11-8-2, which follows, the land use regulations for each Downtown District are established by letter designations as follows:

• "P" designates use classifications permitted in downtown districts.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permit

• "SUP" designates use classifications permitted on approval of a Special Use Permit.

• "CUP" designates use classifications permitted on approval of a Council Use Permit.

• "(x)" a number in parentheses refers to limitation following the table.

• "—" designates a prohibited use.

Use classifications not listed are prohibited. The "Additional Use Regulations" column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ordinance.

(Ord. No. 5996, § 1, 3-9-26)

Table 11-8-3.A prescribes the development standards for the DR Districts. The "Additional Standards" column lists additional standards that apply in some or all districts. Section numbers in this column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that directly follow the table.

A.

Transitional Standards. For a residential structure in the DR-3 District that is adjacent to the DR-1 District or the DR-2 District, the following shall apply:

1.

Front Yard Setback. The required front yard setback shall be the same as that in the DR-1 and DR-2 Districts, i.e. 15 feet. This 15-foot front yard setback shall be required for the first 40 feet of lot street frontage adjacent to the DR-1 or DR-2 District.

FIGURE 11-8-3.A(1): TRANSITION TO
RESIDENTIAL STRUCTURE IN DR-3 DISTRICT

2.

Roof Profile.

a.

Height. The height of new residential structures in the DR-3 District shall be no more than 10 feet greater than the height of the existing residential structure in the DR-1 or DR-2 Districts.

b.

Roof Form. The roof of the new residential structures in the DR-3 District shall have the same form (i.e. gable, gambrel, hip, mansard, parapet, pitched, and shed) as the adjacent existing residential structure in the DR-1 or DR-2 Districts.

FIGURE 11-8-3.A(2): TRANSITION TO RESIDENTIAL
STRUCTURE ROOF PROFILE

B.

Multiple Residence and Single Residence-Attached Open Space Requirements. Multiple Residence developments in the DR-2 and DR-3 Districts shall have a minimum of 200 square feet of open space for each dwelling unit. The required front and side setbacks shall not count towards this requirement.

1.

Proportion of Private and Common Open Space. Required open space shall be provided in one (1) of the following ways:

a.

At least 200 square feet of private open space or patio area attached to the individual unit;

b.

A private balcony or deck of at least 60 square feet in area adjacent to the individual dwelling unit and the remainder of the open space (140 square feet per unit) provided in a usable common open space; or

c.

If no individual private open space is provided adjacent to a dwelling unit, 300 square feet of common open space per dwelling unit shall be provided.

2.

Surfacing. Surfaces provided for outdoor activities shall allow convenient use for outdoor activities. Such surface may be any combination of lawn, garden, brick, flagstone, wood planking, concrete, or other serviceable, dust-free surface.

3.

Slope. The slope of required open space areas shall not exceed 10%.

4.

Exclusive Dedication. Off-street parking and loading areas, driveways, and service areas shall not be counted as usable open space.

a.

Amenities. Common open space shall include amenities for the everyday use and enjoyment of residents of the development.

i.

Amenities Required. Multiple Residence and Single Residence-attached developments containing five (5) or more dwelling units shall provide amenities from Table 11-8-3.B.2 to meet the minimum point value specified in Table 11-8-3.B.1, unless an alternative amenity is approved in accordance with Subsection (iii) below.

ii.

Amenity Types. Table 11-8-3.B.2 below lists amenity types, the minimum standard (where applicable), and the point value. A proposed amenity may be counted only once toward the required minimum point total, except that regulation-sized sports courts of different types may each be counted separately.

iii.

Alternative Amenities. Additional amenities not listed above may be approved by the Planning Director. Upon approval, the Planning Director shall assign a point value based on the amenity's comparability in function, scale, and resident benefit to those listed in Table 11-8-3.B.2.

C.

Multiple Residence Screening. Whenever a new Multiple Residence is constructed, or floor area is added to an existing Single Residence to convert it to a Multiple Residence use, a privacy wall shall be constructed along the property lines separating the Multiple Residence use, its parking areas, and driveways from any adjacent existing Single Residence.

1.

Exception. Conversion of an existing Single Residence to a Multiple Residence use, without increasing floor area does not invoke the screening requirement.

2.

Wall Design.

a.

Materials. The privacy wall shall be of masonry construction with stucco, mortar wash, or other finish to match that of the main building.

b.

Height. The privacy wall shall be six (6) feet in height.

c.

Location. The privacy wall shall extend along interior side lot lines to the front setback of the main building or to the front setback of the existing adjacent residence, whichever is closer to the street right-of-way, but shall not extend into the front setback without being reduced in height to a maximum of three (3) feet.

d.

Fences and Freestanding Walls Standards. All other standards of Section 11-30-4 shall apply.

D.

Encroachments. Building projections may extend into required setbacks, subject to the following standards:

1.

No projection may extend into a public utility easement or closer than two (2) feet to an interior lot line.

2.

Awnings, eaves, overhangs, or basement window wells may encroach up to three (3) feet into any required setback.

3.

Vestibules, bay windows, nooks, chimneys, or similar wall projections with or without footings may encroach not more than three (3) feet into any required front or rear setback and not more than two (2) feet into any required side setback, provided the aggregate width of all such projections adjacent to any yard does not exceed one-third (⅓) of the length of the building wall.

4.

Staircases may encroach up to three (3) feet into any required front setback, and up to 10 feet into any required rear setback.

5.

Attached open porches, open patios, open carports or open balconies may encroach into a required rear setback, but shall be no closer than 10 feet to a rear property line. Such open structures may include window screens, knee walls, and other partial enclosures as specified in the Mesa Building Code for patio covers.

6.

On single-story structures, enclosed livable rooms may encroach up to 10 feet into a required rear setback for up to one-half (½) the width of the building, provided a minimum of 10 feet remains between the building face and the rear property line.

FIGURE 11-8-3.D(1): BUILDING PROJECTION

(Ord. No. 5996, § 1, 3-9-26)

A.

Massing and Scale. Buildings shall contain varied massing and architectural elements and techniques shall be utilized to reduce the apparent massing and scale of buildings, provide shading, and define different uses and activities in the building.

1.

Façade Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and to avoid long, uninterrupted wall planes.

a.

Single Residence Projects.

i.

Front Façade. The front façade of buildings shall have at least one (1) change in building plane, excluding the garage.

ii.

Two-story Dwellings on Corner Lots. No second-story street-facing wall shall run in a continuous plane of more than 20 feet without a window, or without a projection, offset, or recess of the building wall at least one (1) foot in depth.

b.

Multiple Residence Projects.

i.

Publicly Visible Façades. All street-facing and publicly visible façades (including those visible from parking lots, open space, or adjoining private properties), shall provide articulation for every 25 linear feet of wall length as follows:

(1)

One (1) horizontal projection or recess of at least four (4) feet in depth; or

(2)

Two (2) horizontal projections or recesses, at least 2.5 feet in depth each.

ii.

Two or More Story Buildings. If located on a building with two (2) or more stories, the articulated elements must be greater than one (1) story in height and may be grouped rather than evenly spaced in 25-foot modules so long as the total amount of articulation meets or exceeds that which would be required if no grouping occurred.

iii.

Building entrances, front porches, and projections such as stoops, bays, overhangs, fireplaces (if projecting horizontally from the wall), and trellises count towards this requirement.

2.

Varied Roof Form. In Multiple Residence projects roof forms shall be integrated into the building design and varied within a development through the use of offsets; changes in slope, angle, or direction; and elements such as dormers, towers, or parapets.

3.

Roof Articulation. In Multiple Residence projects roof articulation is required to provide architectural interest at the skyline and accentuate appropriate building elements.

a.

No more than two (2) side-by-side units may be covered by one (1) unarticulated roof.

b.

Flat roofs in excess of 100 feet shall provide vertical modulation of two (2) or one-tenth ( 1/10 ) of the wall height, whichever is greater.

4.

Balconies, Bay Windows, and Other Projections or Recesses. Multiple Residence buildings shall incorporate balconies, bay windows, entry porches or other projections and recesses across 30% of the length per floor of the façade.

a.

Windows. Windows shall either:

i.

Contain window trim on at least two (2) sides of all windows that is at least two (2) inches in depth; or

ii.

Be recessed at least four (4) inches from the outside plane of the surrounding exterior wall.

b.

Balconies. Balconies shall be at least four (4) feet wide and three (3) feet deep if not used to meet private open space requirements.

B.

Windows. On buildings that are two (2) stories or greater in height, all façades facing a street, alley, open space, or park shall provide windows on the upper-stories that constitute at least 10% of the façades area and the windows shall either:

1.

Contain window trim on at least two (2) sides of all windows that is at least two (2) inches in depth; or

2.

Be recessed at least four (4) inches from the outside plane of the surrounding exterior wall.

C.

Primary Entrances. Primary building entrances shall be clearly defined, shaded, and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements and are appropriately scaled for people.

1.

Single Residence Projects. Single Residences shall provide either a covered front porch or portico, awning, recess, or stoop as specified below.

a.

Covered Front Porch. A covered front porch with a minimum depth of six (6) feet and a minimum length of eight (8) feet.

i.

Measuring Front Porch Depth.

(1)

The required porch depth shall be measured from the building façade to outside of the support post;

ii.

The total clear furniture area shall be a minimum of four (4) feet by six (6) feet.

FIGURE 11-8-4.C(1): COVERED FRONT PORCH
MEASUREMENTS

b.

Portico, Awning, Recess, or Stoop. A portico, awning, recess, or stoop measuring at least four (4) by four (4) feet which is well defined by a gabled entry, distinct change in roof line or columns, or has some other significant architectural distinction.

2.

Multiple Residence Projects.

a.

Ground Floor Access. Exterior entrances to units shall be in the form of individual or shared entrances at the ground floor of the building.

b.

Upper Story Access. Individual entrances for units above the ground floor shall be provided via an interior corridor.

c.

Orientation. All units located along public rights-of-way shall have the primary entrance to the building, or individual unit entrances, facing this right-of-way. Exceptions to this requirement may be approved for projects where multiple-residence housing is located on four (4) or six (6) lane streets carrying high traffic volumes. In such cases, the project may be oriented around internal courtyards or open space.

d.

Projection or Recess. Building entrances and individual exterior unit entrances shall have a roofed projection (such as a porch) or recess with a minimum depth of at least five (5) feet and minimum horizontal area of 50 square feet.

FIGURE 11-8-4.C(2): BUILDING
ENTRANCE PROJECTION OR RECESS

D.

Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for the Arizona climate.

1.

Primary Exterior Building Materials.

a.

Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, siding, natural and synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.

b.

Variations in the color, finish, or texture of a material (e.g. form-board concrete, smooth stucco vs sand stucco, etc.) shall not be considered separate or different materials for the purpose of meeting the material requirements of this section.

c.

Glazing may be considered as a primary exterior building material only when it is installed as an architectural glazing system (e.g., curtainwall, structural glass wall) and comprises more than 30% of an individual building façade. Standard window systems, storefront glazing, and other non-architectural fenestration shall not qualify as a primary building material for the purposes of this requirement.

2.

Minimum Use of Primary Materials.

a.

Single Residence Projects.

i.

Publicly Visible Façades. Building façades facing a street, alley, open space, or park shall contain at least two (2) kinds of primary exterior building materials.

ii.

The use of any one (1) material shall not exceed 85% of each façade.

b.

Multiple Residence Projects.

i.

Each building façade shall incorporate at least two (2) different primary exterior materials.

ii.

Primary exterior materials shall cover no less than 75% of each building façade.

iii.

Each primary building material used to satisfy Subsection (2)(b)(i) above shall cover at least 25% of that façade.

c.

Primary Material Calculation. Primary building material coverage shall be calculated by measuring the area of each façade, excluding non-architectural fenestration, storefront systems, pedestrian and vehicular openings, mechanical equipment, and signage. The percentage of each primary building material shall be calculated by dividing the area covered by that material by the resulting façade area.

3.

Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 15% of a building façade in a Single Residence project and no more than 25% in a Multiple Residence project.

4.

Wainscoting. Where brick or stone veneer is used on a Single Residence as wainscoting, it shall be wrapped a minimum of two (2) feet around side walls.

5.

Change in Materials.

a.

Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections), and shall not occur mid-field on a flat wall surface; except where brick or stone veneer is used as wainscoting, it shall be wrapped a minimum of two (2) feet around side walls.

b.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.

E.

All Sided Architecture. Architectural detailing shall be applied to all sides of a building. While detailing may vary based on orientation and context; all façades visible from a street, parking lot, or open space shall incorporate a level of architectural quality, materials, articulation, and detailing equivalent to the primary façade.

F.

Factory-Built Buildings. Factory-built buildings designed, manufactured and approved for residential purposes as dwelling units and attached to permanent foundations are permitted in all Downtown Residential Districts, if such buildings are installed in conformance with all applicable provisions of the Mesa City Code including applicable development standards.

G.

Single Residence Projects - Access, Circulation, and Parking.

1.

Garage Requirement. In the DR-1 and DR-2 Districts, required parking spaces shall be provided within a garage, and may not be located with a carport, when the parking spaces are located in the front half of the lot.

2.

Garage Frontage and Location. To prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of a house to be dominant, the following standards shall apply:

a.

Front Loaded Garages. Where a garage door is parallel to the front property line of the lot the following shall apply:

i.

The aggregate width of garage doors shall not exceed 50% of the aggregate width of the front building elevation; and

ii.

The garage shall be located at least three (3) feet behind the primary wall facing the street. A covered front porch, patio, or porte-cochere whose aggregate width is 20% of the aggregate width of the front building elevation may be considered the primary wall facing the street.

FIGURE 11-8-4.G(1): GARAGE
FRONTAGE AND LOCATION

b.

Side Loaded Garages. Where garages are oriented with side entry doors, the street-facing façade shall incorporate windows and architectural detailing to maintain the appearance of habitable living space.

c.

Garages With Three (3) or More Doors. Garages with three (3) or more doors, or designed to accommodate three (3) or more non-tandem parked cars, are permitted only on lots 75 feet wide or greater, and at least one (1) garage front must be separated from the remaining garage fronts by at least two (2) feet. This requirement does not apply to the following:

i.

Side or rear loaded garages in which the garage doors are oriented parallel to or within 10 degrees of parallel to the front property line, or oriented perpendicular to an alley located adjacent to the rear property line.

ii.

Garages set a distance of 1.5 times the minimum front setback for garages and carports, based on the requirement for each zoning district, from the front property line, as specified by Table 11-8-4.

3.

Driveways—Maximum Number and Width.

a.

Lots Less Than 75 feet Wide.

i.

A maximum of one (1) driveway up to 20 feet wide is permitted.

ii.

One (1) additional driveway up to 10 feet wide is permitted, if it leads to an interior side yard at least 12 feet wide and the combined paved areas do not exceed 50% of the area of the front yard.

b.

Lots Greater Than or Equal to 75 Feet Wide.

i.

A maximum of one (1) driveway up to 30 feet wide is permitted; or

ii.

One (1), 20-foot driveway and one (1) additional 10-foot driveway if it leads to an interior side yard that is at least 12 feet in width and the combined paved areas do not exceed 50% of the area of the front yard.

FIGURE 11-8-4.G(2): DRIVEWAYS

H.

Multiple Residence Developments - Access, Circulation, and Parking. The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians and transit, throughout the proposed development and to and from surrounding areas, safely and conveniently, and shall contribute to the attractiveness of the development.

1.

Directness and Continuity. Walkways within the site shall be located and aligned to provide continuous connection between buildings, and various site amenities such as play areas, club houses, pools, mailboxes, etc. Walkways shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access.

2.

Off-site Access.

a.

Walkways shall provide direct connections to trails, parks, schools, transit stops or other public amenities adjacent to the development.

b.

Drive aisles leading to main entrances shall have walkways on both sides of the drive aisle.

3.

Parking Area Design.

a.

Parking areas shall be located to the side or rear of buildings, except visitor parking may be located between a building and the adjacent street.

b.

The total frontage of parking areas visible from the street, including visitor parking, shall not exceed 30% of the lot frontage.

FIGURE 11-8-4.H(1): PARKING AND GARAGE FRONTAGE LIMITATION

4.

Location of Parking Spaces.

a.

Tenant Parking. Required parking spaces shall be arranged to provide at least one (1) parking space per unit within 200 feet of the dwelling units they are intended to serve

b.

Guest Parking. Guest parking spaces shall be distributed proportionally to the dwelling unit locations that they are intended to serve.

5.

Attached Garages.

a.

In one (1) story buildings that include livable floor area, walls containing garage doors shall be set back a minimum of three (3) feet from the front façade of the building.

b.

In multi-story buildings that include livable floor area, garage doors located below upper-story living space shall be recessed at least three (3) feet from the upper story facade.

c.

When multiple garage doors are located within one (1) building, the maximum number of garage doors adjacent to one another shall be limited to three (3), unless there is a break in the building façade between garage doors consisting of a projected building entrance or a recess at least six (6) feet wide and three (3) feet deep.

6.

Detached Garages.

a.

Detached garages shall use exterior materials, colors, roof forms, roof materials, and architectural details that are the same as the principal buildings on the lot or within the development.

b.

Perimeter garages that face public right-of-way or private property shall be designed in accordance with Subsections A, C, D, and E above.

(Ord. No. 5996, § 1, 3-9-26)

Table 11-8-5 prescribes the development standards for the Downtown Business and Downtown Core Districts. The "Additional Standards" column lists additional standards that apply in some or all districts. Section numbers in this column refer to other sections of the Zoning Ordinance, while individual letters refer to subsections that directly follow the table.

A.

Building Height Step-Back Adjacent to Single Residence Uses and/or Districts.

1.

When a building is adjacent to a Single Residence zoning district or use, the maximum building height at the required setback shall be 30 feet.

2.

The building height may increase by one (1) foot for every additional foot of setback, beyond the required minimum, up to the maximum permitted building height.

3.

Multiple Building Developments. Developments with multiple buildings shall be configured to locate the tallest and largest structures within the core of the site or adjacent to an arterial street and provide a gradual decrease in building height and mass towards adjacent residential land uses.

(Ord. No. 5996, § 1, 3-9-26)

A.

Character and Image.

1.

Shared Characteristics.

a.

In multiple building developments, each individual building shall include predominant characteristics shared by each building so that the buildings within the development appear to be part of a cohesive, planned area, yet are not monotonous in design.

b.

Compatibility shall be achieved through techniques such as, the replication of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, or the use of building materials that have color shades and textures that are similar to or complimentary to those existing on, or in the immediate area of, the subject property.

2.

No Established Theme or Stand-alone Development. Where there is no established or consistent neighborhood or area character or unifying theme, or where the existing character is not desirable to continue, because it does not reflect a design theme consistent with the development standards as described in this Chapter, the proposed development shall be designed to establish character and a sense of place through the strategic use of architectural elements, building form, materials, landscaping, lighting, etc. which creates a cohesive theme or style for future developments and buildings within the area to follow.

3.

Corporate Architecture. Where the proposed architecture of a building or structure is the result of a franchise style, prototypical or franchise architectural design, including materials and color, shall be modified if necessary to meet these development standards and set a standard, or contribute to a high-level of quality for future developments and buildings within the area.

4.

Pad Developments. Freestanding pad development site design shall be complementary to the surrounding center in terms of building scale, materials, colors, and other architectural details.

B.

Massing and Scale. The design of buildings shall avoid the appearance of a single, large, dominant building mass by using design techniques that include stepping back portions of the building facade, breaking up the mass into smaller elements and/or using material changes.

1.

Wall Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and to avoid long interrupted wall planes.

a.

Publicly Visible Façades. All street-facing and publicly visible façades (including those visible from parking lots, open space, or adjoining private properties), shall provide articulation for every 50 linear feet of wall length as follows:

i.

One (1) horizontal projection or recess of at least four (4) feet in depth; or

ii.

Two (2) horizontal projections or recesses, at least 2.5 feet in depth each.

b.

Non-publicly Visible Façades. For side or rear walls, not publicly visible from rights-of-way or private property, articulation may be provided by any combination of the following for every 50 horizontal feet of wall:

i.

One (1) horizontal projection or recess of at least four (4) feet in depth, or two (2) projections or recesses of at least 2.5 feet in depth;

ii.

Change in color accompanied by a distinct change in texture, pattern, or coursing;

iii.

Windows or fenestration (false windows and door openings) defined by frames, sills, or lintels;

iv.

Trellises with climbing plants; or

v.

Projecting fins or louvres extending at least four (4) inches from the wall plane.

c.

Building Projections into Setbacks. Appropriate separation shall be maintained between buildings on adjacent properties to allow for light, air, and circulation while recognizing the need to allow minor projections that improve the effectiveness of environmental or aesthetic features.

i.

Awnings, eaves, overhangs, and light shelves may encroach up to three (3) feet into any required yard but shall not be closer than two (2) feet to any property line.

ii.

Building projections shall be no closer than 15 feet to any property line adjacent to sites located in the RS and RSL Districts.

3.

Roof Articulation. Roof articulation is required to provide architectural interest at the skyline and accentuate appropriate building elements.

a.

Varied Roof Form or Height. Roof forms shall be integrated into the building design and vary over different parts of the building. Each building shall provide at least two (2) changes in height or roof form, achieved through changes in pitch, plane, and orientation.

b.

Flat Roofs. Flat roofs or façades with a horizontal eave, fascia, or parapet, in excess of one hundred feet in length, shall provide vertical modulation that is the greater of either:

i.

Two (2) feet; or

ii.

One-tenth ( 1/10 ) the height of the supporting wall height, not to exceed one-third (⅓) of the wall height.

c.

Parapet Detailing. All parapets must have detailing such as cornices, moldings, trim, or variations in brick coursing.

d.

Height Transitions in Multi-Building Developments. Multiple building developments shall be configured to locate the tallest and largest structures within the core of the site and provide a gradual decrease in building height and mass towards adjacent residential land uses.

FIGURE 11-8-6.B(1): MASSING & SCALE

C.

Materials. Buildings and structures shall be constructed of durable, high-quality materials appropriate for Mesa's climate.

1.

Primary Exterior Building Materials.

a.

Primary exterior building materials are brick, stone, integrally tinted and textured masonry block, precast concrete, synthetic wood, natural and synthetic stone, stucco and synthetic stucco, or other material approved by the Planning Director.

b.

Variations in the color, finish, or texture of a material (e.g. form-board concrete, smooth stucco vs sand stucco, etc.) shall not be considered separate or distinct materials for the purpose of meeting the material requirements of this section.

2.

Minimum Use of Primary Materials.

a.

Publicly Visible Façades.

i.

Each publicly visible building façades shall incorporate at least two (2) different primary building materials.

ii.

Primary exterior materials shall cover no less than 75% of each building façade.

iii.

Each primary building material used to satisfy Subsection (2)(a)(i) above shall cover at least 25% of that façade.

b.

Non-publicly Visible Façades. Side or rear façades that are not publicly visible shall incorporate a primary building material(s) on at least 50% of the façade.

3.

Architectural Metals. Architectural metals, such as bronze, brass, copper, aluminum, metal-composite material (MCM), and steel shall not cover more than 25% of a building façade. Pre-engineered metal buildings are not allowed in the commercial and mixed-use districts.

4.

Change in Materials.

a.

Where material changes are horizontal (i.e., different materials side by side) the transition between materials shall occur at a change in wall plane, preferably at inside corners or where architectural elements intersect (e.g., pilasters, bays, projections) and shall not occur mid-field on a flat wall surface.

b.

Where material changes are vertical (i.e., different materials stacked one above another), the transition between materials shall include a belt course, trim band, sill, cap, frame, or similar element to separate the two (2) materials.

5.

Roof Materials. All visible pitched roofs shall consist of metal seam, clay tile, concrete tile, or a similar grade of roofing material.

D.

Base and Top Treatments. All façades shall have:

1.

A recognizable "base" consisting of (but not limited to):

a.

Thicker walls, ledges or sills;

b.

Integrally textured materials such as stone or other masonry;

c.

Integrally colored and patterned materials such as smooth finished stone or tile; or

d.

Lighter or darker colored materials, mullions or panels; or planters.

2.

A recognizable "top" consisting of (but not limited to):

a.

Cornice treatments, other than just colored "stripes" or "bands," with integrally textured materials such as stone or other masonry or differently colored materials;

b.

Sloping roof with overhangs and brackets; or

c.

Stepped parapets.

E.

All Sided Architecture. Architectural detailing shall be applied to all sides of a building. While detailing may vary based on orientation and context; all façades visible from a street or open space shall incorporate a level of architectural quality, materials, articulation, and detailing equivalent to the primary façade.

F.

Colors.

1.

Buildings larger than 10,000 square feet shall use two (2) exterior colors on every façade that is publicly visible.

2.

Predominant façade colors shall be low reflectance, subtle, neutral or earth tone colors.

3.

The use of high-intensity colors as the predominant building color, such as black or fluorescent colors, are prohibited.

4.

Building trim and accent areas may feature brighter colors. Accent colors shall cover no more than five percent (5%) of street-facing façades.

5.

Changes in building color shall occur at the inside corners where wall planes change, or be separated by a façade element or architectural detail.

G.

Building Entrances. Primary building entrances shall be clearly defined, shaded, and inviting. The architectural details of building entrances shall be integrated with the overall building design in terms of materials, scale, proportion, and design elements and are appropriately scaled for people.

1.

Entry Definition. Entries shall have a roofed projection or recess with a minimum depth of five (5) feet and minimum horizontal area of 50 square feet.

2.

Orientation. Primary entries shall face the street or primary pedestrian areas.

H.

Access, Circulation, and Parking.

1.

Parking Area Design.

a.

Location. Parking areas shall be located to the side or rear of buildings; except for Large Commercial Developments which are subject to the requirements of Section 11-31-16 of the Zoning Ordinance.

b.

Interconnectivity. In the DB-1 and DB-2 Districts, parking areas shall be interconnected to allow vehicular access between parcels and to avoid numerous driveway cuts along street rights-of-way.

2.

Location of Parking Spaces. In commercial and mixed-use projects, a minimum of 50% of the required parking spaces shall be located within 300 feet of the building served.

3.

Screening and Separation of Parking Areas. Parking areas located between a building and street shall be screened with a screening wall or berms at least 2.5 feet high and no more than 3.5 feet high. In addition, parking areas shall be separated from on-site buildings by a distance of at least 10 feet. This separation shall be landscaped and may include a pedestrian walkway.

FIGURE 11-8-6.H(1): SCREENING AND
SEPARATION OF PARKING AREA

(Ord. No. 5996, § 1, 3-9-26)

A.

Purpose and Applicability.

1.

Purpose. Alternative Compliance may be used to satisfy the Site Planning and Design Standards in Section 11-8-4 and Section 11-8-6 when conditions may exist where strict compliance is impractical or impossible, or when alternative approaches achieve equivalent or superior design outcomes through innovative site planning, architectural solutions, or other means.

2.

Applicability. Alternative Compliance may be requested for any application subject to the Site Planning and Design Standards of Section 11-8-4 and Section 11-8-6. It may not be used to alter development standards or requirements of other sections of this Zoning Ordinance, and it shall not result in an increase in intensity or lot coverage.

B.

Application. Requests for Alternative Compliance may be accepted for any application to which Site Planning and Design Standards apply. A written request must be provided in conjunction with the applicable land use application describing the following:

1.

The code section(s) and development standard(s) for which Alternative Compliance is being requested;

2.

The proposed alternative or offset(s), including any numeric modification(s) from the development standard;

3.

An explanation on how the proposal meets the intent of the applicable development standard(s), the applicable General Plan Placetype, and any other applicable Sub-area Plan;

4.

An explanation on how the alternative is equivalent or superior to the required development standard, or how the proposed offset(s) produce superior design; and

5.

A statement of how the proposal meets the approval criteria in Subsection C below.

C.

Approval Criteria. The review authority may approve Alternative Compliance only upon finding that the request meets all of the following:

1.

The alternative does not create adverse impacts on safety, access, visibility, glare, privacy, noise, drainage, heat island effect, and does not reduce pedestrian comfort or accessibility.

2.

The proposed alternative or tradeoff is the minimum necessary to achieve the intent while maintaining overall compliance with all other applicable standards.

3.

The proposal either:

a.

Provides equivalent or superior quality and functionality; or

b.

Provides offsetting public benefits (e.g., improved streetscape, enhanced shade/canopy, open space, sustainability features).

(Ord. No. 5996, § 1, 3-9-26)

The purpose of the Public and Semi-Public (PS) District is to accommodate large-scale governmental, public utility, recreational, and educational facilities. It is the intent of this district to:

A.

Recognize those uses that are provided by public entities for public usage and convenience;

B.

Ensure high quality development;

C.

Encourage the use of sustainable development practices; and,

D.

Insure compatibility with surrounding uses.

Facilities owned, leased, or operated by city, county, state, or federal governments or agencies thereof or school districts are considered permitted in this district. In addition, Table 11-10-2, which follows, specifies additional land use regulations for each Public and Semi-Public zoning district, established by letter designations as follows:

• "P" designates use classifications permitted in public and semi-public districts.

• "TUP" designates use classifications permitted on approval of a Temporary Use Permit

• "SUP" designates use classifications permitted on approval of a Special Use Permit.

• "CUP" designates use classifications permitted on approval of a Council Use Permit.

• "(x)" a number in parentheses refers to limitation following the table.

Use classifications not listed are prohibited. The "Additional Use Regulations" column includes specific limitations applicable to the use classification or refers to regulations located elsewhere in this Ordinance.

(Ord. No. 5759, § 1, 12-8-22; Res. No. 12269, § 9, 9-23-24; Ord. No. 5883, § 3, 10-7-24; Ord. No. 5976, § 3, 1-12-26)

Table 11-10-3 and the subsection that follows it prescribe the development standards for the PS District.

A.

Buffer Yards. A six (6) foot tall screen wall is required wherever a lot located in the PS District abuts a RS, RSL, or DR District at the time of development. In addition, if a lot in the PS District abuts a lot in an RS, RSL, or DR-1 District at the time of development, a landscape buffer of at least 15 feet wide shall be provided on the PS-zoned lot.

(Ord. No. 5814, § 1(Exh. 1), 10-16-23; Ord. No. 5996, § 4, 3-9-26)

Permit and review procedures shall follow the standards established in Article 7, Administration.

The purposes of the Planned Community (PC) District are to:

A.

Accommodate large-scale, unified and comprehensively planned developments that encourage and promote innovative and sustainable residential and non-residential land uses;

B.

Allow flexibility for innovative and high quality development while meeting the goals of the Mesa General Plan and establishing planning and development control parameters tailored to the opportunities and constraints of the property;

C.

Conserve scarce energy resources, using technologies, materials and designs that are sustainable;

D.

Provide for creative and high quality design and materials, for buildings and landscape, to accomplish efficient, aesthetic, sustainable, and desirable development that highlights special features of the geography, topography, size, or shape of a particular property and that include exceptional public amenities and facilities;

E.

Provide environmental improvements that mitigate air and storm water pollution. Provide shade and reduce the effects of the urban heat island;

F.

Ensure that areas designated as neighborhood centers, urban centers or regional centers in the Mesa General Plan contain an appropriate variety and mix of employment, office, retail, medical, educational, community service, tourism, entertainment, open space, recreational, and residential uses to provide center(s) with a sense of place within the community;

G.

Ensure that residential neighborhoods utilize a variety of housing types and densities that contain parks and schools that are located within convenient walking or bicycling distance from all homes, and neighborhood village centers with shops, restaurants, service uses, schools, and other civic uses that provide each neighborhood an individual identity and foster community interaction;

H.

Ensure that demands on streets, utilities and other public infrastructure do not exceed the capacity of existing or planned facilities, and ensure that the development will accommodate new and future technologies for utilities and other public infrastructure;

I.

Provide reasonable assurances to the City and land developer that the proposed development may be planned and carried out in one or more phases over an extended period, in accord with an approved Community Plan; and

J.

Provide for cohesive development patterns that integrate well with surrounding development; and encourage a variety of transportation options.

(Ord. No. 5928, § 15, 2-3-25)

A.

General Plan and Zoning. PC Districts may be established within areas designated mixed residential, urban residential, neighborhood center, urban center, or regional center in the Mesa General Plan. The PC District and adopted Community Plan are the zoning for the property. The adopted Community Plan also is the principal reference for implementation and review of future development within the boundary of the overall site. All development that takes place within the boundaries of a PC District shall be governed by and built in accordance with the adopted Community Plan or approved amendments to the Community Plan.

B.

Minimum Area. The minimum area required for a PC District is 160 contiguous acres.

C.

Permitted Uses and Land Use Groups. The permitted and conditional land uses for a PC District shall be listed in, and established by, an adopted Community Plan. As part of the Community Plan, the uses shall be individually listed for each development unit, and the uses shall be grouped into land use groups. A land use group may be subdivided into sub-land use groups. Such groups may be based in whole or in part on existing Mesa Base Zoning Districts or may be new categories. In addition to listing all permitted uses in the land use groups and any sub-land use groups, the Community Plan shall have a narrative describing the intent and purpose for each.

1.

The Community Plan. The Community Plan may establish any land use as a conditional use that requires review and approval of Council Use Permit, Special Use Permit, or Administrative Use Permits in accordance with Chapter 70 of this Title.

2.

Land Use Budget. In the Community Plan, the land use groups and any sub-land use groups shall be designated for each development unit, and have a minimum and maximum range (the land use budget) for each designated land use group and/or the budget may be specific to sub-land use groups or individual land uses. The land use budget shall be expressed in the following manner:

a.

Dwelling units (DU) shall be used as the measure to express the number of residences.

b.

The density of a residential project, expressed as a ratio of the number of dwelling units per acre (DU /AC), shall be the measure of the intensity of a Residential Land Use.

c.

Gross Floor Area (GFA) shall be the measure used to express the amount of mixed and non-residential land use.

d.

Floor Area Ratio (FAR) shall be the measure used to express the intensity of development for all mixed and non-residential land uses.

e.

The approved Community Plan may include additional measures for the land use budget.

f.

The amounts (e.g. DU, GFA) and intensities (e.g. DU /AC, FAR), expressed in minimum and maximum ranges, for each land use group (and any sub-land use groups or specific land uses) for the development units, in aggregate, shall not exceed the total adopted for the Community Plan.

3.

Development Unit Land Use Plan. With the approval of each development unit there shall be a Development Unit Plan that shall identify:

a.

The general location for the land use group and any sub-land use group (and may identify general locations for specific uses).

b.

The approximate amount of acreage for such group (or specific use).

c.

The intensity of development proposed at each location.

4.

Development Plan. With the approval of each Development Plan the permitted uses shall be specified on the Development Plan by reference to sub-land use group(s) or specific uses. Permitted uses at a specific site shall be limited to those specified on the approved Development Plan; all other uses are prohibited.

D.

Development Standards. The Community Plan shall specify General Development Standards, as defined in Chapter 87, for the PC District.

1.

Application of the General Development Standards. The General Development Standards shall apply to each development unit, site plan, and all development in the PC District.

2.

Zoning Ordinance Standards as Default Standards. Site plans and improvements to individual lots or sites shall conform with the standards set forth in the Zoning Ordinance (the Zoning Ordinance Standards) for the district or use most nearly approximating the proposed uses, where applicable, and intensities of use unless the approved General Development Standards for the adopted Community Plan include a specific standard.

a.

Modifications to Default Standards. The Community Plan may establish a process that authorizes the Zoning Administrator to grant minor modifications to an applicable Zoning Ordinance Standard and/or General Development Standards.

b.

Criteria for Modifications to Default Standards. The Zoning Administrator shall use, at a minimum, the following criteria when evaluating all requests for minor modifications to Zoning Ordinance Standards and/or General Development Standards:

i.

The minor modification is consistent with the application of design requirements designated in the Community Plan; and

ii.

The minor modification is consistent with the implementation of the Community Plan and the Development Unit Plan; and

iii.

The minor modification will result in a project design that meets or exceeds the design goals and guidelines as expressed by the Community Plan; and

iv.

The minor modification results in a building of superior architectural design, as determined by building form and massing, use of materials and colors, and relationship of the building to the building site; and

v.

The minor modification is in accord with the Mesa Building Code and adopted Engineering Division requirements, as may be applicable.

E.

Standards not in the Zoning Ordinance. Modifications to development standards not established within the Zoning Ordinance shall be in accordance with procedures and processes established in the Mesa City Code. With the application of the PC District, certain modifications may be sought in accordance with 9-5-3(C), 9-6-7(C), and 9-8-4(C).

(Ord. No. 5996, § 4, 3-9-26)

A.

Pre-Submittal Conference. A pre-submittal conference with the City Planning Director and Engineer, or their designees, is required prior to submittal of an application for PC District zoning. The applicant shall provide a description of the boundary of the proposed PC District, a conceptual land use summary and budget, proposed development units, project narrative, proposed General Development Standards, and any proposed modifications that may be sought in accordance with sections 9-5-3(C), 9-6-7(C), and 9-8-4(C).

B.

Application and Submittal Requirements. In addition to the requirements for rezoning amendments as described in Chapter 76 of this Title, each application for rezoning to the PC District shall be accompanied by the following information. Submittals that fail to include all of the items listed in the below subsections shall not be scheduled for consideration.

1.

An application form, available in the Planning Division office, and payment of required fees.

2.

A map showing the ownership of the property within the proposed PC District, and a current Title report for the property.

3.

The name(s) and current address(s) of the applicant, owner, and developer.

a.

If the applicant, owner or developer is a corporation, the names and current addresses of the principal officers and members of its board of directors shall be submitted in addition to the information required above.

b.

If the applicant, owner or developer is a partnership, the names and current addresses of the general and managing partners shall be submitted in addition to the information required above.

c.

A material change in any of the information regarding the identity of the applicant, owner or developer or in any address thereof shall be filed with the City within 30 days of the change.

4.

A legal description with dimensions and bearings of the proposed PC District boundary.

5.

A narrative describing and explaining how the proposed PC District and Community Plan complies with and meets the purpose, intent, and requirements of the Mesa General Plan and the PC District. This narrative shall be separate from the Community Plan.

6.

Development Schedule shall be submitted as part of the Community Plan that includes the following:

a.

The timeframe in which construction or development is expected to begin and the estimated duration of time required for completion of all development including public infrastructure improvements necessary to serve the Community;

b.

Anticipated phasing, including phasing of infrastructure improvements, if the project will not be developed as one unit, including a plan for the interim use, maintenance and management of the undeveloped phase or phases;

c.

The anticipated completion of development for each development unit; and

d.

Anticipated initiation and completion dates for each phase or development unit, in no greater than three-year increments.

7.

A Community Plan, which shall include all the minimum required elements listed in Section 11-11-4.

C.

Evaluation. The Planning & Zoning Board and City Council shall consider at a minimum the following goals and objectives when evaluating the proposed Community Plan. The proposed Community Plan should:

1.

Conform to applicable policies, land use map designations, and land use definitions of the Mesa General Plan;

2.

Conform to the purposes and intents of the PC District as listed in Section 11-11-1;

3.

Provide the following when the PC District is located on a site designated as a mixed residential, urban residential, neighborhood center, urban center, or regional center placetype on the Mesa General Plan placetype map:

a.

A mix of land uses in a wide variety of building forms which creates a complete community environment; and

b.

An appropriate mix of non-residential uses, including commercial, employment (such as office and industrial), and public/semi-public, in addition to multiple forms of residential uses; and

c.

One or more areas designated as villages or urban cores that will serve and complement surrounding residential development.

4.

Provide a combination of land uses that are arranged and designed in such a manner as to be well integrated with other land uses, the immediate surrounding area, the planned thoroughfare system, and other public facilities such as water and sewer systems, parks, schools, transit routes and utilities.

5.

Include adequate provisions and sites for schools, playgrounds, parks, trails, and other recreational facilities that are adequate to serve the anticipated population and interconnected with other public open spaces and recreational resources within the city.

6.

Adequately, reasonably, and conveniently integrate into existing and planned streets, transit systems, and public services, utilities, and public facilities and will not result in a reduction in service levels to adjacent properties.

7.

Promote development that is appropriate to and well integrated with its environmental setting, including existing vegetation, soils, geology, topography, and drainage patterns.

8.

Preserve, where possible, any significant historical, cultural, and archaeological features of the site.

9.

Provide superior design and environmental sustainability in comparison with development reviewed under other base zoning district regulations.

10.

Provide a level of detail that adequately describes the relative quality and design themes of the built environment of the project, both at completion and during the phased implementation of the Community Plan.

11.

Be compatible with, and not detrimental to, adjacent properties or the surrounding neighborhood(s).

D.

Conditions. The City Council may place conditions on its approval of a PC District, Community Plan, and/or modifications to either a PC District or a Community Plan. Such conditions of approval may include, but are not limited to: conditions to ensure implementation of the Community Plan in accordance with the Mesa General Plan, and other applicable plans and policies adopted by the City; conditions to achieve the purposes and intents described in Section 11-11-1; and, conditions requiring additional or different approval processes for development units, design guidelines, development plans, and/or areas within the PC District.

(Ord. No. 5928, §§ 15—17, 2-3-25; Ord. No. 5996, § 4, 3-9-26)

A.

Contents. A Community Plan shall be submitted concurrently with the application for the PC District, and shall include the following:

1.

Community Plan Map. A map, which may consist of multiple sheets, drawn to a suitable scale and that includes the following elements:

a.

The boundary with dimensions and bearings of the proposed PC District.

b.

Division of the entire site into separate land development increments, referred to as Development Units. The size and number of Development Units shall be sufficient to provide understanding of the pattern, phasing and intensity of development authorized by the Community Plan.

c.

The approximate location of proposed freeways, parkways, arterial streets, and streets which provide connectivity between development units and other major transportation and transit corridors.

d.

Major drainage elements within the proposed PC District and vicinity.

e.

Existing and proposed utility corridors.

f.

Any major trails and/or bikeways, including their proposed connections to conceptual trail locations identified in the Mesa General Plan or other applicable plans adopted by the city.

g.

Location of any known significant historical, cultural, and archaeological features of the site.

2.

Land Use Regulations. Permitted land uses, land use groups, and any sub- land use groups, as described in Section 11-11-2(C), and a Land Use budget, as described in Section 11-11-2(C)(1).

3.

Master Developer. The Community Plan shall identify a Master Developer or other entity that shall be designated to ensure all future development requests are in compliance with the land use budget and in compliance with the provisions of the Community Plan.

4.

Community Facilities Element. A narrative describing the estimated need for community facilities, including public schools, parks, open space, fire stations, police substations and other similar community facilities, by type and land area.

5.

Infrastructure Element. Major street system and transportation plan, and Utilities and storm water drainage master plans.

6.

General Development Standards. Defined in Chapter 87 of this Title.

7.

Design Guidelines. Community Plan Design Guidelines for the development of the property, including illustrations of proposed architectural, urban design, streetscape, and landscape concepts, thematic design elements such as architectural materials, building colors and landscape plants, and any proposed variation from Chapter 30, General Site Development Standards. The Community Plan Design Guidelines may describe broadly based design or architectural themes and concepts, sufficient to convey an idea and general pattern of development. With the application of the Development Units and Development Unit Design Guidelines shall be submitted that are consistent with, and provide further detail to, the Community Plan Design Guidelines.

8.

Supplemental Reports. Each Community Plan shall be accompanied by the following supplemental reports, as determined by the Planning Director and City Engineer at the time of the Pre-Submittal Conference.

a.

Traffic impact analysis, soils engineering report, geology report, and/or drainage report.

b.

Additional information as necessary to facilitate understanding, review and action on the application by the Planning & Zoning Board and the City Council.

9.

Requirements and Administration for Future Development Unit Plans. Consistent with, and in addition to the requirements in this Chapter, the Community Plan shall set forth additional elements for the Development Unit Plans, additional submittal and process requirements for Development Unit Plans and amendments thereto, and additional criteria for reviewing Development Unit Plans. Such additional requirements shall include, but are not limited to, the process and public body or position that reviews, and may approve, future Development Unit Plans. Such additional elements and criteria shall include, but are not limited to, criteria and requirements to ensure that future development plans will facilitate development compatible with adjacent properties and surrounding neighborhoods, will facilitate the implementation of the Community Plan, will facilitate appropriate transitions between differing developments, and will not overburden the transportation system, utility infrastructure or community facilities. If a Development Unit Plan Application is filed prior to the approval of the Community Plan, such a Development Unit Plans may be approved by City Council with the approval of the Community Plan.

10.

Requirements and Administration for Future Development Plans. Consistent with, and in addition to the requirements of this Chapter, the Community Plan shall set forth additional elements required of Development Plan Review, additional submittal and process requirements for a Development Plan, Development Plan Modification, and additional criteria for review or modification of Development Plans. Such additional requirements shall include, but are not limited to, specifying how Development Plan Review requirements will be administered within a development unit, and set forth the review and approval process for Development Plan Review. Such additional elements and criteria shall include, but are not limited to, criteria and requirements to ensure that Development Plans will facilitate development compatible with adjacent properties and surrounding neighborhoods, will facilitate the implementation of the Community Plan, will facilitate appropriate transitions between differing developments, and will not overburden the transportation system, utility infrastructure or community facilities.

B.

Review of PC District and Community Plans. The PC District and Community Plan shall be reviewed, and a recommendation to City Council shall be made, by the Planning & Zoning Board. The Community Plan Design Guidelines shall also be reviewed, and a recommendation to City Council shall be made, by the Planning & Zoning Board. The PC District and Community Plan shall be reviewed, and are subject to approval by City Council. These processes shall be in accordance with the requirements of this Chapter 76 of this Title.

(Ord. No. 5928, § 18, 2-3-25; Ord. No. 5996, § 4, 3-9-26)

A.

Pre-Submittal Conference. A Pre-Submittal Conference with the City Planning Director and Engineer, or their designee, is required prior to submittal of a Development Unit Plan Application.

B.

Consideration of Request. Development Unit Plans shall be reviewed, and are subject to approval, in accordance with the requirements and process established by the adopted Community Plan. The Development Unit Plans include, but are not limited to, Development Unit Design Guidelines and a Development Unit Land Use Plan.

C.

Development Unit Design Guidelines. Development Unit Design Guidelines shall be submitted that are consistent with, and provide further detail to, the Community Plan Design Guidelines. The Development Unit Guidelines shall include design themes, additional standards and concepts unique to the development unit, and shall be of sufficient detail to ensure cohesive, integrated, high-quality design. All development plans and development shall conform to, and be consistent with, the approved Development Unit Design Guidelines.

D.

Development Unit Land Use Plan. A Development Unit Land Use Plan, as described in Section 11-11-2(C)(3), shall be of sufficient detail to ensure the compatibility of future development in the unit and compatibility with properties surrounding the unit, to ensure appropriate transitions between differing developments, to ensure that development will not overburden the transportation system, utility infrastructure or community facilities, and to facilitate the implementation of the Community Plan. All development plans and development shall conform to, and be consistent with, the approved Development Unit Land Use Plan.

E.

Review of Development Unit Plans. Applications for Development Unit Plans within an adopted PC District shall only be approved if the application and supporting materials are consistent with the approved Community Plan, as well as any conditions or modifications of the Community Plan that were imposed by the City Council. In addition to the requirements and criteria established in this Chapter and Community Plan to evaluate development units. Development Unit Plans shall be consistent with the approved Community Plan as follows:

1.

The land use budget for a development unit shall remain identical to, or within the range established by the approved Community Plan budget for that development unit.

2.

Development Unit Plans shall be consistent with any major or minor amendments of the Community Plan.

3.

All other relevant policies and guidelines as outlined in the Community Plan shall remain as adopted.

(Ord. No. 5996, § 4, 3-9-26)

A.

Pre-Submittal Conference. A Pre-Submittal Conference with the City Planning Director and Engineer, or their designee, is required prior to submittal of a Development Plan application.

B.

Development Plan Approval Required. All non-single residence development within a PC District shall require an approved Development Plan. All single residence developments shall meet this requirement through the subdivision process as required by Chapter 6, of Title 9 of the Mesa City Code. For all development requiring an approved Development Plan, no building permit shall be issued for such sites until there is an approved Development Plan.

C.

Development Plan Review. All sites shall be reviewed, and be subject to approval, by the Planning Director and his/her designees, unless otherwise designated by the adopted Community Plan.

D.

Review and Conditions. Development Plans shall be reviewed for consistency with the requirements of this Chapter, the Community Plan and Development Unit Plans. Unless otherwise specified in the Community Plan, conditions may be imposed on the approval of any Development Plan as may be deemed necessary to ensure that the site is designed in a way to facilitate compatibility with adjacent property and to ensure that the development will be in accordance with the Community Plan, the General Development Standards, Community Plan Design Guidelines, Development Unit Design Guidelines, and the Land Use Budget. The Community Plan may establish additional criteria for such conditions. Consistent with this Chapter and any additional criteria established in the Community Plan such conditions may include:

1.

Revised building setbacks;

2.