21-2-5: INDUSTRIAL DISTRICTS:

21-2-5.1: GENERAL PURPOSE:

The purpose of the Industrial Zoning Districts is to provide areas that promote employment opportunities for existing and future residents of the City and surrounding communities, while also separating these districts from future and/or established residential and commercial areas from their potential direct and indirect operational influences. (Ord. 18-880, 7-23-2018)

21-2-5.2: INDUSTRIAL DISTRICTS ENUMERATED:

   A.   Business Park (BP): The purpose of this Industrial District is to provide sites for a range of research, technology and business park uses, including office and administrative uses, designed to be conducted such that these and storage operations are contained entirely within enclosed buildings. Light manufacturing uses that complement the business park or research park use that do not exhibit nuisances may be permitted if pertinent to the primary use. This district encourages the development of attractive buildings in a campus type setting on well-landscaped sites which may be adjacent to residential areas.

   B.   Light Industrial (I-1): The purpose of this Industrial Zoning District is to provide for a mix of assembly and non-intensive manufacturing and office park uses. Such uses are located in an attractive, planned development setting with proper screening and landscaping; all compatible with adjacent uses. It is intended that this district allow for employment growth through the establishment of high quality, planned industrial centers for corporate offices and indoor manufacturing and well screened storage uses.

   C.   General Industrial (I-2): The purpose of this Industrial Zoning District is to provide areas where heavy and concentrated fabrication, manufacturing, and processing uses are appropriately screened and landscaped. It is intended that this district provide adequate space for industrial operations and related activities so that the economic base of the City may be strengthened and employment opportunities expanded while protecting residential and commercial land uses from objectionable encroachments. (Ord. 18-880, 7-23-2018)

21-2-5.3: INDUSTRIAL USE STANDARDS:

Table 2.5-1, "Table Of Allowed Uses For Business, Industrial And Public Facility Districts", of this section, lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit (CUP), or prohibited within each zoning district. The use table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are identified as follows:

   A.   Use Category: The "use category" is intended to provide a quick reference to organize the specific uses. Such category is not regulatory.

   B.   Specific Use Type: The "specific use type" is regulatory and functions as the basis for listing the existing and future land uses that are considered in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. The definition of each specific use type is located in section 21-9-1, "Definitions", of this chapter.

   C.   Permitted Uses (P): A "P" in a cell indicates that the use is allowed by right in that zoning district.

   D.   Conditional Uses (C): A "C" in a cell indicates that the use is allowed with a conditional use permit in the respective zoning district. Conditional use permits must be reviewed and approved in accordance with the procedures of section 21-6-7 of this chapter.

   E.   Not Permitted (NP): An "NP" in a cell indicates that the use is prohibited in that zoning district.

   F.   Use-Specific Standards: Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this chapter may also apply.

   G.   Non-Specified Uses: When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Zoning Administrator is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in section 21-9-1 of this chapter. Appeal of the Zoning Administrator's decision may be filed with the Community Development Department and heard by the Board of Adjustment in conformance with the procedures of section 21-6-2.11 of this chapter.

TABLE 2.5-1
TABLE OF ALLOWED USES FOR BUSINESS, INDUSTRIAL AND PUBLIC FACILITY DISTRICTS

 

P = Permitted use

C = Conditional use

NP = Not permitted

	Industrial Zoning Districts
Use Category And Specific Use Type	BP	I-1	I-2	PF	Supplemental Use Regulations
Public and semi public use category:
Bus terminal	P	P	P	NP
Campground	NP	C	C	NP	21-3-1.8
Cemetery	P	C	NP	C
Crematorium or funeral parlor	P	P	NP	NP
Cultural facility	C	NP	NP	P
Government offices and civic buildings	P	P	P	P
Hospitals	P	C	NP	P
Non-profit/non-governmental organization	P	C	C	C
Public safety facility	P	P	P	P
Religious assembly	P	P	C	NP	21-3-1.33
Solar generation facility	C	C	C	C
Utility facility and service yard, major	C	C	P	P
Utility facility, minor	P	P	P	P
Wireless facility (including tower and supporting facilities)	P	P	P	C	21-4-4
Commercial use category:
Adult entertainment business	NP	C	NP	NP	21-3-1.2
Animal hospital/veterinarian	C	P	P	NP	21-3-1.4
Animal kennel/shelter	C	C	P	NP
Animal training	C	C	P	NP
Automobile rentals	P	P	NP	NP
Automobile repair major	C	P	P	NP	21-3-1.6
Automobile repair minor	P	P	P	NP	21-3-1.6
Automobile sales and leasing	P	P	NP	NP
Bar, lounge, or tavern	P	P	C	NP
Business services	P	P	C	NP
Car wash	P	P	NP	NP
Commercial entertainment, indoor	P	C	NP	NP
Commercial entertainment, outdoor	C	C	NP	NP
Convenience store	P	P	NP	NP	21-3-1.15
Farmers market	P	P	NP	NP
Feed store	C	P	C	NP
Financial institution (chartered; bank)	P	NP	NP	NP
Financial institution (chartered), with drive through	C	NP	NP	NP	21-3-1.18
Fitness and sports center	P	P	C	NP
Flea market	C	C	C	NP
General personal services	C	P	C	NP
General recreation, indoor	P	P	C	NP
General recreation, outdoor	NP	C	C	NP
Instructional services or trade schools	P	P	P	P
Medical marijuana dispensary, infusion, or cultivation	C	C	C	NP	21-3-1.24, 21-3-1.25, 21-3-1.26
Microbrewery or craft distillery	C	C	NP	NP	21-3-1.27
Non-chartered financial institution (payday loan/check cashing)	NP	C	NP	NP
Nursery, commercial	NP	P	P	NP
Office business or professional	P	P	P	NP
Outdoor/mobile vending	NP	C	NP	NP	21-3-1.31
Parking lots and parking structure	P	P	P	P
Recreational marijuana: establishments, testing facilities and dual licensee facilities	C	C	C	NP	21-3-1.33
Restaurant	P	P	C	NP
Restaurant, with drive through	P	P	C	NP	21-3-1.18
Restaurant, with off track betting	C	C	C	NP
Retail, general	P	P	C	NP
Retail, general with drive through	C	P	C	NP	21-3-1.18
Retail, large	C	C	NP	NP
Retail, pawn shop	C	P	NP	NP
Retail, smoke shop	C	P	NP	NP
Self-storage, indoor	P	P	P	NP	21-3-1.36
Service station	P	P	NP	NP	21-3-1.37
Service station with car wash	C	P	NP	NP	21-3-1.37
Wholesale establishment	P	P	P	NP
Industrial use category:
Assembly, light	P	P	P	NP
Auctions, indoor	P	P	P	NP
Auto wrecking and salvage yard	NP	NP	C	NP
Building materials sales, indoor retail	P	P	P	NP
Building materials sales, outdoor or wholesale	NP	P	P	NP
Distribution/warehousing center, indoor	NP	C	P	NP
Distribution yard, outdoor	NP	C	P	NP
Manufacturing, heavy	NP	NP	P	NP
Manufacturing, light	P	P	P	NP
Outside storage (vehicles, boat, RV)	NP	C	P	NP	21-3-1.30
Recycling center	NP	C	P	C
Research laboratory	P	P	P	NP
Resource extraction	NP	NP	C	NP
Truck stop	NP	C	P	NP
Waste facility, landfill	NP	NP	C	C
Waste facility, transfer station	NP	NP	C	C
Wholesale establishment	P	P	P	NP

 

(Ord. 18-880, 7-23-2018; amd. Ord. 21-904, 3-22-2021)

21-2-5.4: INDUSTRIAL DEVELOPMENT STANDARDS:

   A.   Following development standards identified in Table 2.5-2-5.4.B. of this section apply to all principal uses and structures in Industrial Districts, except as otherwise expressly stated in this chapter. General exceptions to these regulations and rules to determine compliance are identified in section 21-6-9 of this chapter and section 21-2-1.3 of this article, respectively. Regulations governing accessory uses and structures are identified in section 21-3-2 of this chapter.

   B.   The provisions of Article IV. General Development Regulations shall apply to property zoned an Industrial District specified in Section 21-2-5.2.

Table 2.5-2-5.4.B. Business and Industrial Districts Development Standards
Zoning District		BP	I-1	I-2
Lot dimensions, minimum:
	Lot width	60'	100'	100'
Setbacks, minimum:
	Front	20' 1	20' 1	30' 1
	Side	15' 2	15' 2	20' 2
	Side, adjacent to residential	30' 1	50' 1	75' 1
	Street side	10'	15'	15'
	Rear	15'	15'	20'
	Rear, adjacent to residential	30'	50'	75'
Lot coverage, maximum		50%	60%	60%
Building height, maximum		48'	48'	56'

Notes:

   1.    Front and side setback for street facing parking areas shall be a minimum of fifteen (15) feet.

   2.    Zero setbacks are permitted for structures if adjacent structures also have zero setbacks and regulations of the Building Code in force at the time of the review are met.

(Ord. 18-880, 7-23-2018; Res. 24-1601, 10-14-2024)

21-2-5.5: INDUSTRIAL DEVELOPMENT REQUIREMENTS AND GUIDELINES:

The industrial design requirements and guidelines contained in this section have been established to: recognize the unique needs and characteristics of development in business and industrial use settings; protect and promote long-term economic vitality through the promotion of high quality development; and minimize adverse impacts to existing neighborhoods and anticipated residential growth areas.

   A.   Applicability: These requirements and guidelines shall apply to development of new buildings or renovation of existing buildings within any Business and Industrial Zoning District, unless otherwise specified within this section.

   These requirements and guidelines will be used by City staff and the Planning and Zoning Commission as a framework for evaluating development proposals and for commenting on the design aspects of those proposed projects. The Eloy subdivision regulations should also be referenced for additional site design standards specifically applicable to commercial subdivision developments.

   B.   Architectural Guidelines:

      1.   Natural materials and deep earth tone colors are preferred, and design elements should not primarily consist of metal, glass, plastic, highly reflective materials and bright colors. Such materials may have limited application in trim or accent areas, but should not be predominant visual elements of the building(s) or site improvements.

      2.   Large, bland monolithic facades or rooflines and repetition of very simple details foster a monotonous character, which should be avoided. Building elevations should create a unique character which is emphasized through interesting architectural details or relief in each component. For example, windows may be arched or rectangular, bayed out or be recessed, have raised borders, awnings, planter boxes or shutters.

      3.   All building facades should be designed with architecturally finished materials, with primary building materials limited to the following:

         a.   Modular masonry materials such as brick, block, and stone.

         b.   Precast concrete or aggregate panels with a decorative finish.

         c.   Stucco or stucco-like materials.

         d.   Wood, provided the surfaces are finished for exterior use and wood of proven exterior durability.

         e.   Other materials as determined by the Zoning Administrator.

      4.   The following building types and materials are discouraged:

         a.   Galvanized or unfinished steel, galvalume or unfinished aluminum buildings (walls or roofs), unless the roadway facing the facade of the building is specifically intended to have a corrosive designed finish such as Cor-Ten steel or is finished with a material that is compliant with subsection B3 of this section.

         b.   Exposed, untextured, uncolored, unaugmented concrete.

   C.   Site Design/Orientation Requirements:

      1.   Buildings, structures, open space areas and other features shall be oriented to protect and/or enhance major vistas and panoramas that accentuate mountain vistas, and/or special man-made or natural landmarks.

      2.   On-site pedestrian walks shall be provided to connect street sidewalks to primary commercial and mixed-use building entries by the most direct route practicable. Multi-building developments shall minimize auto/pedestrian conflicts and maximize convenient pedestrian access between buildings.

      3.   Openings for vehicular uses, such as garage door bays used to access vehicles into and out of a building for repair or storage, must be located on facades that do not face the primary street.

   D.   Circulation Requirements:

      1.   Developments along ADOT controlled roadways shall complete a traffic study analysis, including access needs, traffic control needs, highway expansion needs, drainage management plan, and/or a cost sharing plan. ADOT approval will be required as part of the development plan approval process.

      2.   Access points along primary gateway roadways shall be placed and designed in accordance with ADOT and/or City requirements.

   E.   Properties With Frontage Along Primary Gateway Roadway Corridors: Development of new buildings or renovation of existing buildings within any Industrial Zoning District that is adjacent to Interstate 10, Frontier Street, State Route 87, Sunland Gin Road, Toltec Road and Sunshine Boulevard, and Battaglia Road, in the City of Eloy shall adhere to the following requirements:

      1.   Prohibited Uses: The following uses are prohibited within any Business Park (BP), Light Industrial (I-1) or Heavy Industrial (I-2) Zoning District that is located adjacent to the right-of-way of Interstate 10, Frontier Street, State Route 87, Sunland Gin Road, Toltec Road, and Sunshine Boulevard, and Battaglia Road:

         a.   Adult oriented businesses;

         b.   Auto wrecking and salvage yard;

         c.   Heavy rental, outdoor;

         d.   Waste facility, landfill;

         e.   Non-chartered financial institutions. (Ord. 18-880, 7-23-2018; Ord. 20-891, 1-27-2020)

21-2-5.6: ADDITIONAL DESIGN STANDARDS:

   A.   Parking And Loading Requirements: See section 21-4-1, "Off- Street Parking And Loading", of this chapter for additional development and design regulations.

   B.   Landscaping And Screening Requirements: See section 21-4-2 of this chapter for additional development and design regulations relating to fencing, screening and landscaping.

   C.   Signage Requirements: See section 21-4-3, "Signage", of this chapter for additional development and design regulations.

   D.   Outdoor Lighting Requirements: See section 21-4-5, "Outdoor Lighting", of this chapter for additional development and design regulations.

   E.   Additional References: Further reference, as appropriate, is provided in the City of Eloy, Building and Fire Codes, subdivision regulations, Floodplain Management Ordinance, and Engineering Design Standards. (Ord. 18-880, 7-23-2018)