SITE PLANNING AND DESIGN STANDARDS FOR THE COMMERCIAL AND MIXED-USE DISTRICTS
Mesa City Code § 11-6-4
in effect11-6-4: - SITE PLANNING AND DESIGN STANDARDS FOR THE COMMERCIAL AND MIXED-USE DISTRICTS
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.
[image omitted; see the official code]
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.
[image omitted; see the official code]
FIGURE 11-6-4.H(1): SCREENING OF PARKING AREA
(Ord. No. 5996, § 1, 3-9-26)
Source: City of Mesa, Arizona, Mesa City Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/az/mesa/codes/code_of_ordinances?nodeId=COOR_TIT11ZOOR_ART2BAZO_CH6COMIEDI_11-6-4SIPLDESTCOMIEDIFetched: 11/1/2026