Project Narative

Project Narrative For Parking Reduction
Arizona Signature Motorsports 
March 24, 2026
To Whom it May Concern:
PROJECT LOCATION & USE
This project is located at 25 South Val Vista Mesa, Arizona 85205. The property is
currently being used as a specialty automobile sales facility.
 
11-32-6(A) of the Mesa Zoning Ordinance Criteria for Approval
1. Special conditions - including but not limited to the nature of the proposed
operation; proximity to frequent transit service; transportation characteristics of
persons residing, working, or visiting the site-exist that will reduce parking
demand at the site.
ONLINE SALES
This is not a typical automobile sales facility where all customers visit the facility.
A substantial amount of the sales are done online. In 2025 there were an average
of 76 car deals a month for 912 total sales for the year. Out of the 76 deals a month
36 deals (47%) were out of state/online/in state delivery (further away). A normal
online sale scenario would be that the customer calls in & works with a salesman
over the phone. Pictures get exchanged, price gets agreed upon, a down payment is
collected, paperwork is mailed to the customer and the customer mails the
paperwork back. A shipper is lined up and the car is shipped to the customer. The
online customers typically never physically set foot on the property.
PARKING STUDY 
A parking study was done by the owner from 7-10-25 to 8-10-25. There were an
average of 2.7 customers per day during this time period. The facility has never
had three customers at the same time. If there were to be more than three
customers there would be an open spot in the employee parking for them because
there are not two managers on site.
EMPLOYEES
 There are (2) sales managers, (5) employees (2) salesman & (1) lot guy that park
on site. This is a total of (10) employees. The lot guy works 5 days a week Tues-Sat
9:30 a.m. to 7:00 p.m. There are (2) salesman on site every day. There is (1)
manager on site everyday as they work on a rotation. Monday to Saturday the
hours are 9:30 a.m. to 7:00 p.m. and Sunday 11:00 a.m. to 6:00 p.m. 
4542 East McKellips Road #101, Mesa, Arizona 85215  (480) 894-1680
Architects C Planners

2. The use will adequately be served by the proposed parking.
CITY OF MESA PARKING CALCULATION
Parking calculation per Table 11-32-3 of the City of Mesa Zoning Code for outdoor
sales and service areas (car lot)  is 14,823 s.f. building area / 375 = 39.5 or 40
parking spaces.
PARKING REDUCTION
Based on the average of (2.7) customers per day and (10) employees a total of 13
parking spaces are required for the use.  There are currently (52) parking spaces
provided on site. We are requesting a parking reduction to allow (13) required
spaces including (2) ADA spaces. The remaining parking spaces will be used for
outdoor automobile sales display. The requested (13) spaces will be adequate to
serve Arizona Signature Motorsports.
3. Parking demand generated by the project will not exceed the capacity of or have
a detrimental impact on the supply of on-street parking in the surrounding area. 
There currently is no street parking allowed on Val Vista Road or Main Street in
the vicinity of the site. The requested parking reduction to allow (13) parking
spaces for employees and customers will adequately serve the needs of Arizona
Signature Motorsports.  
 
11-70-5(E) of the Mesa Zoning Ordinance Criteria for Approval
1. Approval of the proposed project will advance the goals and objectives of and is
consistent with the policies of the General Plan and with any other applicable City
plan and/or policies;
The 2050 Mesa General Plan’s designation for the project site is Urban Center
with an Evolve Growth Strategy. Principal uses in Urban Centers include
automobile sales. Arizona Signature Motorsports automobile sales is consistent
with the 2050 Mesa General Plan.
2. The location, size, design and operating characteristics of the proposed project
are consistent with the purposes of the district where it is located and conform
with the General Plan and with any other applicable City plan and/or policies;
The project is located in the General Commercial (GC) zoning district. Per Table
11-6-2 of the Mesa Zoning Ordinance automobile/vehicle sales and leasing is a
permitted use in the GC zoning district. In addition, the GC zoning district is a
support zoning district in the Urban Center Placetype.
4542 East McKellips Road #101, Mesa, Arizona 85215  (480) 894-1680
Architects C Planners

3. The proposed project will not be injurious or detrimental to the adjacent or
surrounding properties in the area, nor will the proposed project or improvements
be injurious or detrimental to the neighborhood or to the general welfare of the
city;
Arizona Signature Motorsports will not be injurious or detrimental to the adjacent
or surrounding properties, the neighborhood or to the general welfare of the City.
Arizona Signature Motorsports will actually benefit the area by creating less traffic
flow than the previous use by CVS drug store.
4. Adequate public services, public facilities and public infrastructure are available
to serve the proposed project.
Existing public services, public facilities and public infrastructure currently serve
Arizona Signature Motorsports.
John C. Manross
Architect
4542 East McKellips Road #101, Mesa, Arizona 85215  (480) 894-1680
Architects C Planners