18.40.020 “L-I” Light Industrial Zoning District

18.40.020 “L-I” Light Industrial Zoning District.

(A) Purpose. The purpose of this zoning district is to provide for a mix of light manufacturing uses, office park, and limited open land uses in an attractive business park setting with proper screening and landscaping; all compatible with adjoining uses. It is intended that this district allow for employment bases through the establishment of high quality, planned industrial centers for corporate offices and indoor manufacturing uses.

(1) Laboratories for research and product development.

(2) Corporate offices/headquarters.

(3) Broadcasting stations and studios and publishing facilities.

(4) Assembling, fabrication, handling and packaging, treating, and renovating goods, merchandise, products and equipment, excluding agricultural products; provided, that such uses shall conform to the following requirements:

(a) The primary use of the property is not the basic processing and compounding of raw materials;

(b) All activities pertaining to the actual manufacture or processing of the product involved shall be conducted entirely within an enclosed building(s);

(c) All outdoor storage of material or equipment, as ancillary to the primary use, shall occupy the rear one-half of the lot; and

(d) A masonry wall shall screen all outdoor storage of materials or equipment.

(5) Limited retail commercial provided the product(s) sold at retail are the product(s) which are assembled, fabricated, handled, packaged, treated, or renovated as the primary use and the retail area does not exceed 10% of the total gross floor area.

(6) Hospitals and outpatient clinics.

(7) Public or private substance abuse, detoxification and treatment centers, and recovery centers.

(8) Agribusiness and aquaculture business provided such businesses are conducted within a completely enclosed building or under a roofed structure that is screened from all adjacent properties and public view.

(9) Mini-storage facility except that no outdoor open storage will be allowed. A night watchman quarters, as a security provision, may be an accessory use.

(10) RV and boat storage facility provided any outdoor storage area is enclosed on all sides by a solid fence or wall at least six feet in height.

(11) Contractors’ offices and contractors’ equipment yards provided the yard area is enclosed on all sides by a solid wall at least six feet in height and no supplies, products, materials or equipment are stacked higher than the wall.

(12) Product distributorships, wholesale and warehouse facilities, excluding transfer facilities for general freight.

(13) Equipment sales and rental, farm equipment and supplies stores.

(14) Outdoor display areas for the sale of new manufactured homes provided all units within public view and for public display shall be ground mounted, anchored and finished in a manner representative of the actual finished product.

(15) Retail sales conducted outdoors as a primary use, such as but not limited to swap meets, flea markets and auctions.

(16) On-site child care center as an accessory use for the permitted industrial business. The facility shall comply with the State of Arizona Department of Health Services regulations for licensing.

(17) Mobile vendors and mobile food vendors; provided, that such uses may not be located within any portion of the public right-of-way (including sidewalks).

(18) Religious institutions.

(19) Towing and impound facilities provided any outdoor storage area is enclosed on all sides by a solid fence or wall at least six feet in height.

(20) Facility of storage yard for the transport of operable over-the-road vehicles into Mexico provided any outdoor storage area is enclosed on all sides by a solid fence or wall at least six feet in height and vehicles should not be stored for a period longer than 30 days.

(21) Parking lot/terminal for farm worker buses and/or trucks in general.

(1) Travel plazas or truck stops subject to the following:

(a) The minimum lot or parcel size shall be five acres;

(b) All off-site public roadway improvements, including but not limited to: (i) right and left turn lanes; and (ii) driveway and access points shall be in compliance with the American Association of State Transportation and Highway Officials standards (AASTHO);

(c) On-site improvements, including but not limited to: (i) turning radius; (ii) drive aisle dimensions; and (iii) parking stall dimensional standards shall be in compliance with the AASTHO standards;

(d) Any fuel dispenser, perimeter of underground storage tanks or pumps shall be a minimum of 100 feet from any residential zoning district and at least 40 feet from any property line or public right-of-way line;

(e) All vehicular parking along with the necessary maneuvering areas, drive aisles and driveways shall be contained on the same parcel or lot and shall be paved with asphalt or concrete to a sufficient thickness to withstand repeated vehicular traffic;

(f) A 15-foot-wide landscaped buffer area shall be provided along all property lines. There shall be no parking permitted within this buffer area;

(g) Outdoor lighting standards shall be fully shielded, shall not exceed a height of 30 feet, and shall be in compliance with the regulations of Chapter 18.85 SLCC;

(h) A masonry sound-attenuation wall of at least six feet shall be installed along all property lines that abut or are adjacent to a residential zoning district or use;

(i) Semi-truck washes and/or semi-truck polishing, semi-truck servicing, or semi-truck tires only when ancillary to an approved travel plaza/truck stop. All truck washing and/or polishing shall be under a canopied bay and all truck engine repairs shall be under a roofed structure if such amenities are provided;

(j) A minimum of one toilet, one sink, and one hot shower provided for men and one toilet, one sink, and one hot shower provided for women, each designed for complete privacy, for each 20 truck parking spaces provided or fraction thereof;

(k) A common use laundry facility shall be provided at a ratio of one washer and one dryer for each 20 truck parking spaces provided or fraction thereof; and

(l) Parking stalls shall be in accordance to the parking standards in Chapter 18.75 SLCC.

(2) Social health related services such as plasma centers, charity dining services, homeless shelters, day labor hiring centers, rescue missions, and other similar social service uses.

(3) Warehouse and transfer facilities for general freight.

(4) Public or private detention and correctional facilities and only after it has been found to be in compliance with all applicable federal and state regulations.

(5) Wireless communication towers and antennas in accordance with the requirements of Chapter 18.95 SLCC.

(6) Sexually oriented business, subject to Chapter 5.20 SLCC, Sexually Oriented Businesses.

(7) Medical marijuana dispensary, subject to the requirements found in SLCC 18.70.160, Medical marijuana uses.

(8) Medical marijuana dispensary off-site cultivation location, subject to the requirements found in SLCC 18.70.160, Medical marijuana uses.

(9) Refining, processing, or packaging of agricultural or edible food products.

(10) Commercial uses compatible with the purpose of this district.

(1) A temporary asphalt and/or cement batch plant, or construction equipment storage yard, when in conjunction with a state or federal highway or public roadway project, provided they are not located within the public right-of-way.

(2) Seasonal sale lots, such as but not limited to pumpkin and Christmas tree sales lots, with appropriate dust control abatement.

(1) All new industrial developments (subdivisions) shall be subject to all requirements set forth in the San Luis Subdivision Ordinance.

(2) Parking areas adjacent to the required front yard shall be screened by a decorative wall or landscape berm or combination thereof to a height not to exceed three feet in order to adequately screen the parked vehicles. All required front and street side yards shall be landscaped and shall not be used for parking, maneuvering, product display or drive aisle other than for the necessary points of ingress and egress.

(3) Trash and refuse collection containers shall be screened with a six-foot decorative wall. Trash and refuse containers should be located such that they are not the visual focal point of a driveway or parking area, or cannot be viewed from a public street. Refuse locations in highly visible locations shall provide latching gates for screening the opening to the enclosure.

(4) Building site details related to utility boxes, transformers, generators, chiller farms, mailboxes, trash bins and air conditioning units shall be integrated into the overall design of the building and/or development and screened from view, yet remain accessible for servicing.

(5) Service and loading bays should be oriented away from adjacent residential zoning districts and should not front onto or be visible from the public street.

(6) All activities not within an enclosed building and all outside storage areas shall be screened from the public street view and adjacent residential, office, and commercial uses with a minimum six-foot-high solid wall or fence. Materials shall not be stacked, piled, or stored in such a manner as to project above the screen wall.

(7) A perimeter decorative wall, a minimum of six feet in height, shall be required along and adjacent to the side or rear property line of an industrial development that abuts a residential district whether separated by an alley or not. Any access gates shall be constructed of opaque material to provide effective site screening.

(8) The exterior side of all perimeter walls shall be decoratively treated to match the architectural style and design of the industrial building/development.

(9) Mechanical equipment, electrical meter and service components, and similar utility devices, whether ground level or roof mounted, shall be screened from public view and designed to appear as an integral part of the building. The mechanical equipment screening shall be included in the overall building height. Mechanical equipment shall be treated to be nonreflective.

(1) All exterior elevations (360° architecture) should provide architectural detailing, not just the front elevation.

(2) Exterior building design, as well as architectural details related to color, patterning, finish, type and application of materials and building form, should be coordinated for all elevations of a building to achieve harmony and continuity of design on all elevations.

(3) The building materials of a project shall be durable, require low maintenance, and be of a substantial quality. The City strongly encourages all new buildings to meet LEED (Leadership in Energy and Environmental Design) certification standards.

(4) The use of metal or corrugated metal should only be used as an architectural accent or decorative element and not as the primary building material.

(5) Mirrored surfaces or any treatment that changes ordinary glass into a mirrored surface are prohibited. Metallic surfaces, including roof materials, should be chemically treated to be nonreflective.

(6) Subtler, less intense colors should be used on larger, more plain-looking buildings, while the use of a greater variety and intensity of color should be reserved for smaller structures. Color should be used to accent entryways and special architectural features of a building.

(7) Full roof architecture utilizing simple and varied roof forms is encouraged for all new industrial development, while long, continuous mansard roofs, false mansard roofs, large expanses of flat roofs and veneer (false-front) parapets are discouraged. Parapet walls shall be designed and constructed in a manner to appear as a solid, three-dimensional form rather than a veneer.

(1) Open space shall be required for all new developments, based on the net area of the development, as delineated in Table No. 8. The required on-site parking areas/lot and outdoor storage areas shall not be calculated as open space. However, building setbacks, street frontage, and on-site retention areas may be calculated as open space if those areas are landscaped.

(2) An industrial development, developed as an industrial subdivision, shall provide the minimum net acreage, as delineated in Table No. 8, on a subdivision basis through the subdivision process. (Ord. 312 § 2(8.1), passed 4-11-2012; Ord. 366 § 1, passed 7-12-2017; Ord. 386 §§ 1, 2, passed 11-26-2018. Code 2012 § 152.121.)