Heavy Manufacturing and Industrial Zoning Districts in the City of Mesa
The City of Mesa authorizes industrial and manufacturing activities primarily within four employment-related zoning districts: Light Industrial (LI), General Industrial (GI), Heavy Industrial (HI), and Planned Employment Park (PEP). While limited and general manufacturing are permitted across most of these zones, the Heavy Industrial (HI) District is the exclusive location for high-impact activities such as cement plants, metal smelting, and oil refining.
Primary Industrial Districts and Purposes
The City of Mesa established specific districts to balance industrial development with community compatibility. These districts are defined as follows:
- Light Industrial (LI) District: Intended for limited manufacturing, processing, wholesaling, and warehousing within enclosed buildings. This district serves as a buffer between General Industrial uses and less intense land uses [Section 11-7-1(B)(2)].
- General Industrial (GI) District: Intended for manufacturing, processing, assembly, and storage that may require separation from residential uses due to noise or vibration. These activities typically take place indoors but can include some outdoor elements [Section 11-7-1(B)(3)].
- Heavy Industrial (HI) District: Specifically set aside for large-scale manufacturing, assembly, and processing that may adversely affect surrounding areas due to the "after effects" of the production process, such as noise, vibration, or odors [Section 11-7-1(B)(4)].
- Planned Employment Park (PEP): Designed for professional and medical office parks, research and development, and light manufacturing within a campus-like setting [Section 11-7-1(B)(1)].
Permitted Manufacturing and Industrial Uses
The following table outlines the permissions for various manufacturing and heavy industrial activities within the City of Mesa employment districts.
| Proposed Use | PEP | LI (M-1) | GI (M-2) | HI |
|---|---|---|---|---|
| Manufacturing, Limited | P (4) | P (5) | P | P |
| Manufacturing, General | — | P (5) | P | P |
| Cement Plants | — | — | — | P |
| Meat Slaughterhouse or Packing Plant | — | — | — | P |
| Metal Smelting, Industrial | — | — | — | P |
| Metal Refining, Casting or Extrusion | — | — | CUP | P |
| Oil Refinery/Petroleum Distillation | — | — | — | CUP |
| Hazardous Waste Facility | — | — | — | CUP |
| Incineration of Garbage or Organic Matter | — | — | — | CUP |
Key: P = Permitted; CUP = Council Use Permit Required; — = Prohibited; (4) = Must be in an enclosed, sound-attenuated facility; (5) = Limited to enclosed buildings with restricted outdoor storage [Table 11-7-2].
Development Standards for Industrial Districts
To ensure proper site design, the City of Mesa imposes specific development standards for the General Industrial (GI) and Heavy Industrial (HI) districts.
| Standard | GI | HI |
|---|---|---|
| Minimum Site Area | 1.0 acre | 1.0 acre |
| Minimum Lot Width | 100 feet | 100 feet |
| Minimum Lot Depth | 100 feet | 100 feet |
| Maximum Lot Coverage | 90% | 90% |
| Maximum Height | 50 feet | 50 feet |
| Front Yard Setback | 15–20 feet* | 15–20 feet* |
| Interior Side/Rear Setback (Adjacent to Residential) | 1 ft. per foot of building height (20 ft. min) | 1 ft. per foot of building height (20 ft. min) |
*Varies by street classification [Table 11-7-3].
Specialized Industrial Classifications
The City of Mesa provides specific definitions for various industrial activities to determine their appropriate placement:
General Manufacturing
This includes operations such as biomass energy conversion, food and beverage processing, textile mills, production apparel manufacturing, and chemical or plastics manufacturing. It also encompasses the fabrication of metal products, machinery, and automotive or aircraft equipment [Section 11-86-5].
Heavy Industrial After-Effects
The Heavy Industrial (HI) District is distinct because it manages uses that involve significant noise, vibration, or environmental impacts. The City of Mesa requires a Council Use Permit (CUP) for the most intense of these uses, including hazardous waste disposal, oil refineries, and large-scale incineration [Table 11-7-2 and Section 11-7-1(B)(4)].
Sections Cited
- Section 11-7-1: Specific Purposes of Each District
- Table 11-7-2: Employment Districts Land Use Regulations
- Table 11-7-3: Development Standards – Employment Districts
- Section 11-86-5: Employment and Industrial Use Classifications