Land Use Regulations for the LI: Light Industrial District in Mesa

The LI: Light Industrial zoning district in the City of Mesa is intended to accommodate limited manufacturing, processing, wholesaling, and warehousing activities that occur within enclosed buildings. While it permits various high-impact commercial uses and outdoor storage in specific areas, it restricts heavier industrial processes that produce significant off-site impacts [Section 11-7-1(B)(2)].

Permitted Primary Uses in the LI District

The City of Mesa permits the following uses by right within the LI: Light Industrial district, subject to compliance with the standards of the Mesa Zoning Ordinance. Uses marked with a note (e.g., "(5)") are subject to specific limitations found in the district's land use table.

Use Classification	Permission Level	Additional Regulations
Manufacturing & Industrial
Manufacturing, Limited	P (5)	Section 11-86-5
Manufacturing, General	P (5)	Section 11-86-5
Handicraft/Custom Manufacturing	P (5)	Section 11-86-5
Light Assembly/Cabinetry	P (5)	Section 11-86-5
Research and Development	P (5)	Section 11-86-5
Automotive & Transportation
Automobile/Vehicle Sales and Leasing	P	Section 11-31-5
Automobile/Vehicle Repair (Major & Minor)	P	Section 11-31-6
Large Vehicle/Equipment Sales & Rental	P	Section 11-31-5
Freight/Truck Terminals and Warehouses	P	Section 11-86-6
Transportation Passenger Terminals	P	Section 11-86-6
Commercial & Services
Business Services	P	Section 11-86-4
Banks and Financial Institutions	P	Section 11-86-4
Building Materials and Services	P	Section 11-31-16
Commercial Entertainment	P	Section 11-86-4
Retail Sales, General	P	Section 11-86-4
Personal Services	P	Section 11-86-4
Tattoo and Body Piercing Parlors	P	Section 11-86-4
Public & Semi-Public
Government Offices	P	Section 11-86-3
Places of Worship	P	Section 11-31-22
Schools (Public, Trade, or Industrial)	P	Section 11-31-24
Public Safety/Maintenance Facilities	P	Section 11-86-3
Marijuana Facilities
Dual Licensee/Medical Dispensary	P	Section 11-31-34
Marijuana Cultivation/Infusion	P	Section 11-31-34

(5) Permitted only if all activities pertaining to manufacturing or processing are conducted entirely within an enclosed building [Table 11-7-2].

Special and Conditional Uses

The City of Mesa requires a Special Use Permit (SUP) or Council Use Permit (CUP) for certain activities in the LI district to ensure they do not negatively impact the surrounding environment or public infrastructure.

Correctional Transitional Housing Facility: Requires a CUP [Table 11-7-2].
Hospitals and Clinics: Clinics require an SUP, while Hospitals are permitted by right [Table 11-7-2].
Mini-Storage and Boat/RV Storage: Requires a CUP [Table 11-7-2].
Recycling Facilities: Small indoor collection is permitted, but large collection facilities require a CUP [Table 11-7-2].
Heliports: Requires an SUP [Table 11-7-2].
Major Utilities: Requires a CUP [Table 11-7-2].
Service Stations: Requires an SUP; if a drive-thru is included, a CUP is required [Table 11-7-2].

Prohibited Uses in the LI District

The City of Mesa expressly prohibits several heavy industrial and residential-sensitive uses within the LI: Light Industrial district to maintain the character of the zone. Prohibited uses include:

Heavy Industrial Processes: Cement plants, hazardous waste disposal facilities, incineration of garbage, meat slaughterhouses or packing plants, metal smelting, oil refineries, and tanneries [Table 11-7-2].
Primary Data Centers: Data centers are prohibited as a principal use in the LI district; they are only permitted as an accessory use occupying no more than 10% of the total gross floor area [Section 11-31-36(A)].
Extraction: Mining and quarrying [Table 11-7-2].
Specific Residential Support: Transitional community residences, comprehensive youth residences, and social service facilities [Table 11-7-2].
Agricultural/Animal Services: Boarding stables [Table 11-7-2].

LI District Development Standards

All development in the LI district must adhere to the physical requirements established by the Mesa City Council.

Standard	LI District Requirement
Minimum Site Area	1.0 acre [Table 11-7-3]
Minimum Lot Width	100 feet [Table 11-7-3]
Minimum Lot Depth	100 feet [Table 11-7-3]
Maximum Height	40 feet [Table 11-7-3]
Maximum Lot Coverage	90% [Table 11-7-3]
Front Setback	20 feet (standard local/collector) [Table 11-7-3]
Side/Rear Setback (Adj. to Residential)	1 foot of setback for every 1 foot of building height (20 ft min) [Section 11-7-3]

Accessory Use Provisions

The LI district allows for specific accessory uses that support the primary industrial or commercial functions of the site.

Outdoor Storage: Permitted only in interior side or rear yards; storage is not allowed in front or street-facing side yards [Section 11-30-7].
Caretakers' Residences: Permitted as an accessory use, provided they are not located within an Airport Overflight Area (AOA) [Table 11-7-2].
Data Centers: Permitted as an accessory use if they exclusively serve the on-site tenant and occupy no more than 10% of the total gross floor area [Section 11-31-36].

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