HI: Heavy Industrial District Land Use Regulations in Mesa
The HI: Heavy Industrial district in the City of Mesa is established to accommodate high-intensity industrial activities, including large-scale manufacturing, assembly, and processing that may produce significant off-site impacts. Within the City of Mesa, residential uses are strictly prohibited in the HI: Heavy Industrial zone unless specifically authorized via an adaptive reuse permit for existing structures, and hazardous material facilities typically require a Council Use Permit.
Purpose of the HI: Heavy Industrial District
The primary intent of the HI: Heavy Industrial district in the City of Mesa is to provide areas for intensive industrial uses. This includes assembly, wholesaling, distribution, and storage activities. Because of the nature of these operations, the City of Mesa allows for moderately scaled commercial activities only when they are necessary to support the industrial employees or the primary industrial function [Section 11-7-1].
Allowed Land Use Classifications
The following table outlines the permissions for various land uses within the HI: Heavy Industrial district in the City of Mesa. Permissions are categorized as Permitted (P), permitted with a Special Use Permit (SUP), permitted with a Council Use Permit (CUP), or permitted with a Temporary Use Permit (TUP).
| Land Use Category | Permission Status in HI District | Additional Regulations / Limitations |
|---|---|---|
| Industrial & Manufacturing | ||
| Manufacturing (General, Limited, or Heavy) | P | Includes assembly and production processes [Section 11-7-2]. |
| Cement Plants | P | [Section 11-7-2] |
| Handicraft/Custom Manufacturing | P | [Section 11-7-2] |
| Meat Slaughterhouse or Packing Plant | P | [Section 11-7-2] |
| Metal Refining, Casting, or Smelting | P | [Section 11-7-2] |
| Tanneries | P | [Section 11-7-2] |
| Research and Development | P | [Section 11-7-2] |
| Hazardous Waste Facility | CUP | [Section 11-7-2] |
| Incineration of Garbage or Organic Matter | CUP | [Section 11-7-2] |
| Oil Refinery/Petroleum Distillation | CUP | [Section 11-7-2] |
| Warehousing & Storage | ||
| Indoor Warehousing and Storage | P | [Section 11-7-2] |
| Outdoor Storage | P | Subject to screening standards [Section 11-30-7]. |
| Wholesale | P | [Section 11-7-2] |
| Contractors' Yards | P | Subject to Note 9: Rear half of lot and 8ft masonry wall [Section 11-7-2]. |
| Salvage and Wrecking | SUP | [Section 11-7-2] |
| Boat and Recreational Vehicle Storage | CUP | [Section 11-7-2] |
| Public & Semi-Public | ||
| Government Offices | P | [Section 11-7-2] |
| Public Safety/Maintenance Facilities | P | [Section 11-7-2] |
| Industrial Trade Schools (Public/Private) | P | [Section 11-7-2] |
| Day Care Centers | SUP | Subject to Notes 10 and 11 (Overflight areas) [Section 11-7-2]. |
| Commercial & Support Services | ||
| Business Services | P/SUP | P if <1,500 sq. ft.; SUP if >1,500 sq. ft. [Section 11-7-2, Note 6]. |
| Convenience Market | P/SUP | P if <1,500 sq. ft.; SUP if >1,500 sq. ft. [Section 11-7-2, Note 6]. |
| Artists' Studios | P/SUP | P if <1,500 sq. ft.; SUP if >1,500 sq. ft. [Section 11-7-2, Note 6]. |
| Eating/Drinking (Restaurants/Coffee) | P/SUP | P if <1,500 sq. ft.; SUP if >1,500 sq. ft. [Section 11-7-2, Note 6]. |
| Service Station (with Drive-thru/Pick-up) | CUP | Only with Council approval [Section 11-7-2]. |
| Towing and Impound | SUP | [Section 11-7-2] |
| Utilities & Agriculture | ||
| Solar Farms | P | [Section 11-30-15] |
| Utilities (Minor) | P | [Section 11-7-2] |
| Utilities (Major) | CUP | [Section 11-7-2] |
| Mining and Quarrying | P | [Section 11-7-2] |
Accessory and Temporary Uses
The HI: Heavy Industrial district allows for specific accessory functions to support the primary industrial mission.
- Caretakers' Residences: Permitted as an accessory use, subject to overflight area restrictions [Section 11-7-2, Notes 10 & 11].
- Accessory Dwelling Units: Permitted with limitations [Section 11-31-3].
- Data Centers: May be permitted as an accessory use if they occupy no more than 10% of the total gross floor area of all buildings on the site [Section 11-31-36]. As a principal use, they are permitted via a Special Exception (SE) only if authorized within a PAD Overlay [Section 11-7-2, Note 19].
- Temporary Outdoor Entertainment: Allowed with a Temporary Use Permit (TUP) [Section 11-7-2].
Prohibited Uses in the HI District
Unless a specific permit (such as an Adaptive Reuse Permit) is granted, the following uses are expressly prohibited in the HI: Heavy Industrial district in the City of Mesa [Section 11-7-2]:
- Residential Uses: All standard residential dwellings including Single Residence, Family Community Residence, and Group Foster Homes.
- Educational Facilities: K-12 schools (both public and private).
- Commercial Lodging: Hotels, Motels, Bed and Breakfast Inns, and Hostels.
- General Retail: Standard retail stores, Pawn Shops, and Tattoo/Body Piercing Parlors.
- Automobile Services: Automobile sales, rentals, major/minor repair, and washing are not listed as allowed in the HI district.
- Specific Storage: Mini-storage (self-storage) facilities are prohibited.
- Medical Services: Hospitals and clinics are generally prohibited in the HI district.
Sections Cited
- Section 11-7-1: Purpose (Employment Districts)
- Section 11-7-2: Land Use Regulations (Employment Districts)
- Section 11-30-7: Outdoor Storage
- Section 11-30-15: Solar Panels and Other Energy Production Facilities
- Section 11-31-3: Accessory Dwelling Unit
- Section 11-31-36: Data Centers