COMMERCIAL AND MIXED-USE DISTRICTS

Mesa City Code tit. 11, art. 2, ch. 6

in effect

Mesa City Code § 11-6-1 PURPOSE

11-6-1: - PURPOSE 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)

Mesa City Code § 11-6-2 LAND USE REGULATIONS

11-6-2: - LAND USE REGULATIONS 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. Table 11-6-2: Commercial Districts Proposed Use | NC | LC | GC | OC | MX | Additional Use Regulations Residential Use Classifications Single Residence - Attached | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P (19, 20) | — | CUP/P (16, 19, 20) | Section 11-31-31, Residential Uses in Commercial Districts. Chapter 81, Adaptive Reuse Permit Multiple Residence | CUP/P (17, 19, 22) | CUP/P (17, 19, 22) | CUP/P (17, 19, 22) | P (17) | P (21, 22) Assisted Living Facility Assisted Living Home (5 to 10 residents) | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P (19, 20) | — | CUP/P (16, 19, 20) | Section 11-31-31, Residential Uses in Commercial Districts. Section 11-31-14, Community Residences Assisted Living Center (greater than 10 residents) | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P | — | CUP/P (22) | Section 11-31-31, Residential Uses in Commercial Districts. Section 11-31-28, Assisted Living Centers, Nursing and Convalescent Homes Boarding House | SUP (19, 20) | SUP (19, 20) | SUP (19, 20) | — | SUP (19, 20) | Section 11-31-31, Residential Uses in Commercial Districts Community Residence Family Community Residence | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P (19, 20) | — | CUP/P (19, 20) | Section 11-31-31 Residential Uses in Commercial Districts. Section 11-31-14, Community Residences Transitional Community Residence | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P (19/20) | — | CUP/P (19, 20) Home Occupation | P (23) | P (23) | P (23) | P (23) | P (23) | Section 11-31-33, Home Occupations Public and Semi-Public Use Classifications Clubs and Lodges | P (19, 22) | P (19, 22) | P (19, 22) | — | P (19, 22) Community Center | P (19, 22) | P (19, 22) | P (19, 22) | — | P (19, 22) Community Gardens | P | P | P | P | P | Section 11-31-10, Community Gardens Cultural Institutions | P (19, 22) | P (19, 22) | P (19, 22) | P (19, 22) | P (19, 22) Day Care Centers | P (19, 22) | P (19, 22) | P (19, 22) | P (19, 22) | P (19, 22) Government Offices | P (2) | P | P | P | P (2) Hospitals and Clinics Clinics | P (3, 19, 20) | P (3, 19, 20) | P (3, 19, 20) | — | P (19, 20) | Section 11-31-15, Hospitals and Clinics Hospitals | P (19, 20) | P (19, 20) | P (19, 20) | — | — Nursing and Convalescent Homes | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P (19, 20) | CUP/P (22) | Section 11-31-31, Residential Uses in Commercial Districts. Section 11-31-28, Assisted Living Centers, Nursing and Convalescent Homes Parks and Recreation Facilities, Public | P | P | P | P | P Places of Worship | P (19, 22) | P (19, 22) | P (19, 22) | P (19, 22) | P (19, 22) | Section 11-31-22, Places of Worship Public Safety Facilities | P | P | P | P | P Schools, Colleges, and Trade Schools Colleges or Universities, Private | — | P (21, 22) | P (21, 22) | — | P (21, 22) | Section 11-31-24, Schools Colleges or Universities, Public | P | P | P | P | P Commercial Trade Schools, Private | — | P (21, 22) | P (21, 22) | — | P (21, 22) | Section 11-31-24, Schools Commercial Trade Schools, Public | P | P | P | P | P Industrial Trade Schools, Private | — | — | P (21, 22) | — | — | Section 11-31-24, Schools Industrial Trade Schools, Public | P | P | P | P | P K-12, Private | CUP (19, 20) | CUP (19 20) | CUP (19, 20) | CUP (19, 20) | CUP (19, 20) | Section 11-31-24, Schools K-12, Public | P | P | P | P | P Skilled Nursing Facility | CUP/P (19, 22) | CUP/P (19, 22) | CUP/P (19, 22) | — | CUP/P (19, 22) Social Service Facilities | CUP (19, 22) | CUP (19, 22) | CUP (19, 22) | — | — | Section 11-31-26, Social Service Facilities Commercial Use Classifications Animal Sales and Services Small Animal Day Care | SUP (4) | SUP (4) | P (4) | — | SUP (4, 7) Kennels | SUP (4) | SUP (4) | P (4) | — | — Pet Stores | P (4) | P (4) | P (4) | — | SUP (4, 7) Veterinary Services | P (4) | P (4) | P (4) | P (4) | P (4, 7) Artists' Studios | P | P | P | P | P Automobile/Vehicle Sales and Services Accessory Automobile Rentals | — | SUP | P | — | SUP Automobile Rentals | — | SUP | P | — | — | Section 11-31-5, Automobile Rentals; Automobile/Vehicle Sales and Leasing Automobile/Vehicle Sales and Leasing | — | — | P | — | — Automobile/Vehicle Repair, Major | — | — | P | — | — | Section 11-31-6, Automobile/Vehicle Repair; Major and Minor Automobile/Vehicle Service and Repair, Minor | — | P | P | — | — Automobile/Vehicle Washing | SUP | SUP | SUP | — | — | Section 11-31-7, Automobile/Vehicle Washing Large Vehicle and Equipment Sales, Services, and Rental | — | — | P | — | — | Section 11-31-5, Automobile Rentals; Automobile/Vehicle Sales and Leasing Service Station | SUP | SUP | SUP | — | — | Section 11-31-25, Service Stations With Drive-Thru Facilities | CUP | P | P | — | — | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities With Pick-Up Window Facilities | P | P | P | — | — Banks and Financial Institutions | P | P | P | P | P With Drive-Up ATM/Teller Window | P | P | P | SUP | SUP | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities Banquet and Conference Center | P | P | P | P | P Building Materials and Services | — | P (11) | P | — | — | Section 11-31-16 if GFA exceeds 25,000 sq. ft. Business Services | P | P | P | P | P Commercial Entertainment | — | P (19, 22) | P (19, 22) | — | P (19, 22) Commercial Recreation Small-Scale | — | P | P | — | SUP Large-Scale | — | SUP | P | — | — Eating and Drinking Establishments Bars/Clubs/Lounges | — | P | P | — | P Coffee Shops/Cafes | P | P | P | P (5) | P Restaurants, Bar and Grill | — | P | P | — | P Restaurants, Full Service | P | P | P | — | P Restaurants, Limited Service | P | P | P | P (5) | P With Drive-Thru Facilities | CUP | P | P | — | SUP | Section 11-31-18, Drive-thru and Pick-Up Window Facilities With Outdoor Eating Areas | P | P | P | P | P | Section 11-31-19, Outdoor Eating Areas With Pick-Up Window Facilities | P | P | P | — | P | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities With Off-track Betting | — | P (25) | P (25) | — | P (25) With Live Entertainment | — | P (4, 26) | P (26) | — | P (4, 26) Food and Beverage Sales Convenience Market | P/SUP (12) | P/SUP (12) | P/SUP (12) | P (5, 13) | P (13) | Section 11-31-11, Convenience Markets With Drive-Thru Facilities | CUP | P | P | — | SUP | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities With Pick-Up Window Facilities | P | P | P | — | P General Market | P (14, 31) | P (31) | P (31) | — | P (31) | Section 11-31-16 applies if GFA exceeds 25,000 sq. ft. With Drive-Thru Facilities | CUP | P | P | — | SUP | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities With Pick-Up Window Facilities | P | P | P | — | P Funeral Parlors and Mortuaries | — | P (18) | P | — | P (18) Accessory Crematorium | — | SUP | P | — | — Hotels and Motels | — | P (21, 22) | P (21, 22) | — | P (21, 22) Large Commercial Development | — | P (31) | P (31) | — | CUP (7, 31) | Section 11-31-16, Large Commercial Development Light Fleet-Based Services | — | — | P | — | — Live-Work Unit | SUP (19, 20) | SUP (19, 20) | SUP (19, 20) | — | P (7, 19, 20) | Section 11-31-17, Live Work Units Maintenance and Repair Services | P | P | P | — | — Non-chartered Financial Institutions (Payday Lenders) | — | CUP (10) | CUP (10) | — | — Offices Business and Professional | P | P | P | P (9) | P Medical and Dental | P | P | P | P (9) | P Parking, Commercial | — | — | P | — | CUP Personal Services | P | P | P | P (5, 9) | P With Pick-Up Window Facilities | P | P | P | — | P | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities Plant Nurseries and Garden Centers | — | SUP | P | — | P/SUP (6, 7) Retail Sales General | P (8, 31) | P (31) | P (31) | — | P (31) With Pick-Up Window Facilities | P | P | P | — | P | Section 11-31-18, Drive-Thru and Pick-Up Window Facilities Pawn Shops | CUP (10) | CUP (10) | CUP (10) | — | — | Section 11-31-21, Pawn Shops Tattoo and Body Piercing Parlors | — | P | P | — | P Employment Use Classifications Handicraft/Custom Manufacturing | — | — | P | — | — Light Assembly/Cabinetry | — | — | P | — | — Research and Development | — | — | P | — | P Recycling Facilities Reverse Vending Machine | P | P | P | — | P (7) | Section 11-31-23, Recycling and Processing Facilities Small Indoor Collection Facility | — | SUP | P | — | SUP (7) Warehousing and Storage Boat and Recreational Vehicle Storage | — | — | CUP | — | — Mini-Storage | — | CUP | CUP | — | CUP (7) Wholesale | — | — | CUP (31) | — | — Transportation, Communication, and Utilities Use Classifications Communication Facilities Antenna and Transmission Towers | See Chapter 35 Facilities within Buildings | See Chapter 35 Transportation Passenger Terminals | P | P | P | P | P Utilities, Minor | P | P | P | P | P Heliports | — | CUP (24) | CUP (24) | — | CUP (24) Specific Accessory Uses and Facilities Accessory Dwelling Unit | P (30) | P (30) | P (30) | P (30) | P (30) | Section 11-31-3, Accessory Dwelling Unit Battery Energy Storage System (BESS) | P (15) | P (15) | P (15) | P (15) | P (15) | Section 11-31-37, Battery Energy Storage System (BESS) and BESS Facilities Caretakers' Residences | SUP | SUP | SUP | SUP | P Data Center | P (1) | P (1) | P (1) | P (1) | P (1) | Section 11-31-36, Data Centers Garden Center | — | SUP | P | SUP (6, 7) Outdoor Display | P | P | P | — | P | Section 11-31-20, Outdoor Display Outdoor Storage | — | — | P (27) | — | — | Section 11-30-7, Outdoor Storage Portable Storage Containers | P (28) | P/SUP (28, 29) | P/SUP (28, 29) | P (28) | P (28) | Section 11-30-16, Portable Storage Containers (PSC) Temporary Outdoor Entertainment | TUP | TUP | TUP | — | TUP | Section 11-31-30, Temporary Uses Temporary Outdoor Sales | TUP | TUP | TUP | — | TUP Notes: 1. Refer to Section 11-31-36(C)(2) for conditions under which a Data Center may qualify as an accessory use. 2. Permitted if occupying less than 5,000 square feet; greater floor area requires approval of an SUP. 3. A CUP is required for plasma centers and substance abuse detoxification and treatment centers; other Clinics are permitted by right. 4. Must be confined to completely enclosed, sound-attenuated facilities. 5. Permitted if located within an office building or other commercial building and occupying no more than 1,500 square feet. 6. Permitted if floor area is no more than 5,000 square feet. Special Use Permit required if floor area is greater than 5,000 square feet. 7. All activities must be conducted entirely within an enclosed building, with no outside storage or display. 8. No individual retail store may exceed an area of 10,000 square feet. No group commercial development shall exceed an aggregate area of 50,000 square feet. 9. May not include Drive-Thru Facilities or Pick-Up Window Facilities. 10. Must be at least 1,200 feet from any use in the same classification, and at least 1,200 feet from any school. 11. Accessory Outdoor Retail Display, limited to display of landscape and building materials only, requires approval of an SUP. 12. SUP is required only if accessory fuel sales are present, otherwise use permitted by right. 13. Accessory fuel sales are not permitted in OC or MX Districts. 14. Maximum size for one store is 10,000 square feet. 15. Refer to Section 11-31-37(B)(2) for conditions under which a BESS may qualify as an accessory use. 16. Attached Single Residences shall have a minimum density of 15 dwelling units per acre in MX zones. 17. Use permitted with approval of an Adaptive Reuse Permit. 18. Accessory crematories allowed in the LC District with approval of a SUP; accessory crematories not permitted in the MX District. 19. Use not permitted when the property is subject to the AOA 1 Overflight Area, see Section 11-19-2, Runway Protection Zones and Airport Overflight Areas. 20. Use not permitted when the property is subject to the AOA 2 Overflight Area, see Section 11-19-2, Runway Protection Zones and Airport Overflight Areas. 21. Use permitted with approval of a CUP when the property is subject to the AOA 1 Overflight Area. See Section 11-19-2, Runway Protection Zones and Airport Overflight Areas. 22. Use permitted with the approval of a CUP when the property is subject to the AOA 2 Overflight Area, See Section 11-19-2, Runway Protection Zones and Airport Overflight Areas. 23. Home Occupations permitted as ancillary activity where and when a residence use is authorized. 24. Heliports in Commercial Districts shall be set a minimum of 2 full stories above the natural grade, unless associated with a hospital. 25. Subject to approval by the City Council and the State Racing Commission of a Tele-track Betting Establishment Permit per AAC R19-2-401 and following. 26. Permitted only when accessory to an Eating or Drinking Establishment. 27. Permitted only if all activities pertaining to the manufacturing or processing of the products are conducted entirely within an enclosed building. Accessory Outdoor Storage permitted only if confined to the rear one-half of the lot. 28. Temporary use of Portable Storage Containers during construction is permitted in accordance with Section 11-30-16. 29. Temporary or periodic commercial storage is permitted with a SUP in accordance with Section 11-30-16. 30. Permitted if an existing non-conforming residential use is located on the lot. 31. All loading and unloading of goods whether for delivery, storage, sale or otherwise shall occur within truck dock, loading, and service areas. ;adv=q;(Ord. No. 5996, § 1, 3-9-26)

Mesa City Code § 11-6-3 DEVELOPMENT STANDARDS FOR THE COMMERCIAL AND MIXED-USE DISTRICTS

11-6-3: - DEVELOPMENT STANDARDS FOR THE COMMERCIAL AND MIXED-USE DISTRICTS 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. Table 11-6-3.A: Development Standards - Commercial Districts Standard | NC | LC | GC | OC | MX | Additional Standards Lot and Density Standards Minimum Lot Area (sq. ft.) | 5,000 | 10,000 | 5,000 | 10,000 | 5,000 Minimum Lot Width (ft.) | 50 | 100 | 50 | 100 | 50 Minimum Lot Depth (ft.) | 100 | 100 | 100 | 100 | 100 Maximum Lot Coverage (% of lot) | 80% | 80% | 80% | 80% | 80% Building Form and Location Maximum Height (ft.) | 30 | 30 | 30 | 30 | 30 Minimum Setback Along Property Lines or Building and Parking Areas (ft.) Front and Street-Facing Side: | Varies by street classification identified in the Mesa Transportation Plan: Arterial Street: 15 ft. Collector Street: 15 ft. Local Street: 20 ft. Freeways: 30 ft. for buildings; 15 ft. for parking structures/fields | Setbacks shall be landscaped according to Ch. 33, Landscaping. Interior Side and Rear: Adjacent to RS District: 1-story building | 25 | 25 | 25 | 25 | 15 | Setbacks shall be landscaped according to Ch. 33, Landscaping. 2-story building | 50 | 50 | 50 | 50 | 25 3-story building | 75 | 75 | 75 | 75 | 35 Interior Side and Rear: Adjacent to RM District: 1st story | 20 | 20 | 20 | 20 | 15 | Setbacks shall be landscaped according to Ch. 33, Landscaping. Each additional story | 15 | 15 | 15 | 15 | 10 Interior Side and Rear: Adjacent to Non-residential District: Each story | 15 | 15 | 15 | 15 | 10 Setback at Street Intersections for Buildings and Patios (covered or uncovered) - Minimum radius (ft.) | Arterial with Arterial: 25 ft. Arterial with Collector: 25 ft. Collector with Collector: 15 ft. Minimum Separation between Buildings on Same Lot (ft.) Building height up to 20 ft. | 25 | 25 | 25 | 25 | 15 Building height between 20 and 40 ft. | 30 | 30 | 30 | 30 | 15 Building height over 40 ft. | 35 | 35 | 35 | 35 | 15 Additional Standards for Residential Development Minimum Residential Density (dwelling units/net acre) | NA | NA | NA | NA | 15 | Section 11-31-31, Residential Uses in Commercial Districts Maximum Residential Density (dwelling units/net acre) | 15 | 25 | 25 | 25 | 25 Minimum Outdoor Living Area (sq. ft./unit) | 100 | 100 | 100 | 100 | 100 | Section 11-5-5(B)(6), Standards for Required Open Space Section 11-5-5(B)(7), Additional Standards for Private Open Space (Ord. No. 5996, § 1, 3-9-26)

Mesa City Code § 11-6-4 SITE PLANNING AND DESIGN STANDARDS FOR THE COMMERCIAL AND MIXED-USE DISTRICTS

11-6-4: - 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)

Mesa City Code § 11-6-5 ALTERNATIVE COMPLIANCE

11-6-5: - ALTERNATIVE COMPLIANCE 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)

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_CH6COMIEDIFetched: 11/1/2026