Mesa HI: Heavy Industrial Zoning District Guide
The HI: Heavy Industrial district in the City of Mesa is designed to accommodate intensive industrial operations, including large-scale manufacturing, assembly, and wholesaling activities that may have significant off-site impacts. The City of Mesa permits a high intensity of development in the HI district, allowing for up to 90% lot coverage and building heights up to 50 feet, provided the use does not adversely affect the public health and safety of the surrounding community.
Purpose of the HI District
The primary intent of the HI Heavy Industrial district is to designate areas for manufacturing, processing, assembly, research, wholesale, and storage activities [Section 11-7-1(B)(4)]. The City of Mesa recognizes that land uses within the HI district include activities that may adversely affect surrounding areas due to the "after effects" of the manufacturing or production process [Section 11-7-1(B)(4)].
The general character of the HI district allows for these intensive activities to occur either within enclosed buildings or in outdoor settings, provided they are properly screened from public view. While primarily industrial, the City of Mesa also allows limited amounts of moderately scaled commercial activities in the HI district to support the needs of industrial employees and businesses [Section 11-7-1(B)(4)].
Permitted Land Uses
The City of Mesa categorizes land uses in the HI district into several primary groups. Use classifications are designated as Permitted (P), requiring a Special Use Permit (SUP), or requiring a Council Use Permit (CUP) [Section 11-7-2].
Industrial and Manufacturing Uses
The HI district is the City of Mesa's most permissive zone for heavy industry. Permitted uses include:
- General and Heavy Manufacturing: Includes cement plants, metal smelting, and meat slaughterhouses or packing plants [Table 11-7-2].
- Hazardous Materials: Facilities involving hazardous waste or the incineration of garbage generally require a Council Use Permit (CUP) [Table 11-7-2].
- Data Centers: These are permitted only through a Special Exception (SE) and must be specifically authorized by the City Council as part of a Planned Area Development (PAD) Overlay [Section 11-31-36].
- Research and Development: Fully permitted as a primary use [Table 11-7-2].
Warehousing and Storage
- Permitted: Indoor warehousing, wholesale distribution, and contractors' yards (subject to specific screening) [Table 11-7-2].
- Conditional: Mini-storage and the storage of boats or recreational vehicles require a Special Use Permit (SUP) [Table 11-7-2].
- Outdoor Storage: Permitted anywhere on an HI district lot, provided it follows the standards for screening and setbacks [Section 11-30-7].
Commercial and Support Uses
- Retail and Service: General retail is generally prohibited, but specific support services like service stations (SUP), business services (P), and veterinary services (P) are allowed [Table 11-7-2].
- Residential: Generally prohibited, though "Multiple Residence" may be permitted in an existing building only through the approval of an Adaptive Reuse Permit [Table 11-7-2].
Development Standards
The City of Mesa enforces specific dimensional requirements to ensure that the scale of heavy industrial development remains manageable within the urban context.
| Standard | HI 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 Building Height | 50 Feet [Table 11-7-3] |
| Maximum Lot Coverage | 90% [Table 11-7-3] |
Minimum Setbacks
Setbacks in the HI district vary significantly depending on whether the property is adjacent to a public street or a residential zone.
| Location | Minimum Setback |
|---|---|
| Front (Arterial Street) | 15 Feet [Table 11-7-3] |
| Front (Local or Collector Street) | 20 Feet [Table 11-7-3] |
| Front (Freeway) | 30 Feet [Table 11-7-3] |
| Side/Rear (Adjacent to Industrial/Commercial) | 0 Feet [Table 11-7-3] |
| Side/Rear (Adjacent to Residential/Agricultural) | 20 Feet MIN (1 ft of setback per 1 ft of height) [Table 11-7-3] |
General Character and Design Standards
Development in the HI district must comply with the City of Mesa's general site standards. These regulations focus on mitigating the visual and environmental impact of heavy industrial activities.
- Screening of Mechanical Equipment: Except for the most rural districts, all exterior mechanical equipment in the HI district—whether on a roof, the side of a building, or the ground—must be screened from public view using opaque and durable materials [Section 11-30-9].
- Outdoor Storage Screening: Screening walls for storage areas in the HI district must be at least eight feet in height [Section 11-30-7].
- Landscaping: Street-facing setbacks in the HI district must be landscaped in accordance with the City of Mesa's landscaping requirements to improve the aesthetic of industrial corridors [Section 11-33-3(A)].
- Wall Articulation: Building walls in the HI district are encouraged to utilize architectural elements and techniques to reduce the "apparent massing" of large industrial structures [Section 11-7-3(B)(2)].
Sections Cited
- 11-7-1: Purpose and Intent of Employment Districts
- 11-7-2: Land Use Regulations (Employment Districts)
- 11-7-3: Development Standards (Employment Districts)
- 11-30-7: Outdoor Storage
- 11-30-9: Screening
- 11-31-36: Data Centers
- 11-33-3: Perimeter Landscaping
- 11-86-5: Employment and Industrial Use Classifications (Definitions)