Land Use Regulations for the EO: Employment Opportunity District in Mesa
The Mesa Employment Opportunity District (EO) is designed to facilitate large-scale, high-quality employment developments that attract significant industries and provide flexibility to accommodate market changes. While the primary focus is on industrial, office, and research and development uses, specific land use permissions are determined by an approved EO Development Plan that must encompass at least 160 contiguous acres (or 140 acres for Qualified Political Subdivisions). Within the Mesa Employment Opportunity District, any land use not explicitly listed in the approved development plan is prohibited unless the Zoning Administrator determines it to be equivalent to an allowed use [Section 11-14-1, 11-14-3].
Permitted and Prohibited Uses in the EO District
In the City of Mesa, land uses in the Employment Opportunity District are classified as Permitted (P), permitted with a Special Use Permit (SUP), permitted with a Council Use Permit (CUP), permitted with a Temporary Use Permit (TUP), or permitted through a specific review procedure (SE). Uses marked with a dash (—) are prohibited.
Residential and Public/Semi-Public Uses
Residential uses are highly restricted within the Mesa Employment Opportunity District to preserve land for employment-generating activities.
| Proposed Use | EO Designation | Additional Regulations |
|---|---|---|
| Multiple Residence | P | Subject to Adaptive Reuse Permit [Chapter 81] |
| Correctional Transitional Housing Facility | — | Prohibited |
| Clubs and Lodges | — | Prohibited |
| Day Care Centers | SUP | Subject to Airport Overflight restrictions |
| Government Offices | P | Allowed by right |
| Hospitals | — | Prohibited |
| Clinics | P | Allowed if <= 5,000 sq. ft.; else SUP |
| Public Safety / Maintenance Facilities | P | Allowed by right |
| Schools, Public (K-12 or College) | P | Allowed by right |
| Schools, Private (K-12) | CUP | Subject to Airport Overflight restrictions |
Commercial and Office Uses
The Mesa Employment Opportunity District prioritizes professional office environments over traditional retail or automotive services.
| Proposed Use | EO Designation | Additional Regulations |
|---|---|---|
| Business, Professional, Medical, and Dental Offices | P | Allowed by right |
| Artists' Studios | P | Allowed by right |
| Veterinary Services | P | Subject to sound-attenuated facility requirements |
| Commercial Parking | P | Allowed by right |
| Personal Services | P / SUP | SUP required if > 1,500 sq. ft. |
| Animal Sales and Services (Kennels/Pet Stores) | — | Prohibited |
| Automobile / Vehicle Sales, Service, or Repair | — | Prohibited |
| Service Stations | — | Prohibited |
| Large Scale Retail / Shopping Centers | — | Prohibited |
Industrial, Employment, and Warehousing Uses
The core of the Mesa Employment Opportunity District consists of manufacturing, research, and distribution activities.
| Proposed Use | EO Designation | Additional Regulations |
|---|---|---|
| Research and Development | P | Allowed by right |
| Manufacturing (Custom, Limited, or General) | P | Allowed by right |
| Meat Slaughterhouse or Packing Plant | P | Allowed by right |
| Metal Refining, Casting, Smelting, or Extrusion | P | Allowed by right |
| Cement Plants | P | Allowed by right |
| Data Center | SE | PAD Overlay District required [Section 11-31-36] |
| Oil Refinery / Petroleum Distillation | CUP | Requires Council approval |
| Hazardous Waste Facility | CUP | Requires Council approval |
| Incineration of Garbage or Organic Matter | CUP | Requires Council approval |
| Indoor Warehousing and Storage | P | Allowed by right |
| Outdoor Storage | P | Subject to screening standards [Section 11-30-7] |
| Contractors' Yards | P | Allowed by right |
| Wholesale | P | Allowed by right |
| Mini-Storage | — | Prohibited |
Utilities, Transportation, and Agriculture
Infrastructure and resource-based uses are permitted to support the industrial nature of the Mesa Employment Opportunity District.
| Proposed Use | EO Designation | Additional Regulations |
|---|---|---|
| Solar Farms | P | Allowed by right |
| Utilities, Major | CUP | Requires Council approval |
| Utilities, Minor | P | Allowed by right |
| Heliports | SUP | Must be 2 full stories above natural grade |
| Mining and Quarrying | P | Allowed by right |
| Airport Land Use Classifications | — | Prohibited as primary uses |
Special Permissions for Qualified Political Subdivisions
In Mesa, a "Qualified Political Subdivision" is a political subdivision of the State of Arizona that owns all land and improvements within the designated EO area. These entities have additional flexibility and may establish their own categories of land uses, development activities, and exemptions from standard Zoning Ordinance regulations within their approved EO Development Plan [Section 11-14-2, 11-14-3].
Accessory Use Permissions
The following uses are permitted only as accessory to a primary established use in the Mesa Employment Opportunity District:
- Accessory Dwelling Unit: Permitted to support a primary residence [Section 11-31-3].
- Caretakers' Residences: Permitted by right [Section 11-86-2].
- Data Center (Accessory): Permitted if it exclusively serves the on-site owner and occupies no more than 10% of the total gross floor area [Section 11-31-36].
- Outdoor Display and Storage: Permitted subject to screening and location standards [Section 11-30-7, 11-30-9].
- Portable Storage Containers: Permitted for temporary use during construction or as permanent storage in certain industrial contexts [Section 11-30-16].
Sections Cited
- Section 11-7-2: Employment Districts Land Use Regulations
- Section 11-14-1: Purpose (Employment Opportunity District)
- Section 11-14-2: Applicability and Authority
- Section 11-14-3: Land Use Regulations and Development Standards
- Section 11-30-7: Outdoor Storage
- Section 11-30-9: Screening
- Section 11-30-16: Portable Storage Containers
- Section 11-31-3: Accessory Dwelling Unit
- Section 11-31-36: Data Centers
- Section 11-86-2: Residential Use Classifications