El Mirage City Zoning Code
ZONING DISTRICTS
§ 154.050 ZONING DISTRICTS AND MAP ESTABLISHED.
(A) For the purpose of this chapter, the city shall be divided into the following zones:
(1) Natural Reserve (NR) Zone. The NR zone preserves or encourages the continuation of lands designated for park use, drainage corridors and natural open space. This district provides additional flexibility through conditional uses to recognize potential mining resources as well as other complimentary uses that may support the integration of park, drainage and natural open space lands as an essential component of the existing and future city land use and recreation framework.
(2) Rural Area (RA) Zone. The RA zone allows low density, single-family residences and limited agricultural uses within a rural environment. This district prohibits most commercial activities. The lots in the RA zone are generally larger than in other districts, and some limited recreational and public/quasi-public uses are permitted.
(3) Suburban Neighborhood (SN) Zone. The SN zone promotes and preserves safe and attractive low-density, single-family neighborhoods. This district prohibits most commercial activities except for certain conditional neighborhood serving uses. The SN zone is generally comprised of medium sized suburban single-family, detached residential lots, but single-family attached uses may be conditionally permitted. Some limited recreational and public/quasi-public uses are permitted.
(4) Mobile/Manufactured Park (MP) Zone. The MP zone accommodates residential communities designed for mobile home and manufactured home dwelling units in a park like setting. Some limited recreational and public/quasi-public uses are permitted.
(5) Mixed Urban (MU) Zone. The MU zone enhances the character of and creates a unique identity for the original city center, to protect existing residential neighborhoods by creating zoning suitable to the area’s unique development pattern, while also attracting quality development and redevelopment in particular areas of the city. Uses in this district include a diverse range of housing types ranging from single-family, detached to single-family, attached residences. The MU zone also supports neighborhood scale commercial and office uses. It is the intent of the MU zone to encourage physical development that is of high quality and is compatible with the character, scale, and function of its surrounding area. Development within this zone may also contain a compatible mix of residential and non-residential uses (mixed-use) in close proximity to each other, rather than separating uses.
(6) Urban Corridor (UC) Zone. The UC zone provides retail goods and services to satisfy the household and personal needs of the residents of nearby residential neighborhoods, those traveling on adjacent arterial corridors, and to allow for higher intensity general business and service activities. Development in the UC zone should be located and designed to allow for access by pedestrians, bicyclists, and public transportation, in addition to automobiles. The UC zone is intended to serve “image making” areas in the city such as key gateways and arterial street and above corridors. The UC zone supports distinctive, unified design elements that generate a recognizable character.
(7) Transit Development (TD) Zone. The TD zone fosters special, sustainable and urban places adjacent to principal arterial roadways that accommodate places to live, work, shop, and recreate. It includes high intensity businesses and high-density residential uses that are in proximity to transit. The variety of use types is greater than the other subdistricts and may include civic and entertainment uses.
(8) Commerce Park (CP) Zone. The CP zone provides employment centers with offices, office showrooms, light assembly and manufacturing, research and development operations, and a limited range of associated retail services, at a low- to medium scale with high building design quality in an integrated or campus-like setting.
(9) Employment/Industry (EI) Zone. The EI zone is provides locations for more intensive industrial uses that may not be appropriate for other zones, while mitigating impacts on surrounding areas to the extent practicable. It also includes certain public facilities that are needed to serve this district.
(10) Floodway Zone (FW).
(11) Floodplain Zone (FP).
(12) 65-70DB Noise Zone (65LDN).
(13) 70-75DB Noise Zone (70LDN).
(14) 75-80DB Noise Zone (75LDN).
(15) 80+DB Noise Zone (80LDN).
(16) APZ1 Accident Potential Zone 1 (APZ1).
(17) APZ2 Accident Potential Zone 2 (APZ2).
(B) The location and boundaries of the zoning districts established by this chapter shall be designated upon the official “Zoning Map of the City of El Mirage.” The Zoning Map, together with all data shown on the map and all amendments hereafter adopted, is by reference made a part of this code.
(C) The official Zoning Map shall be located in and maintained by the City of El Mirage Community Development Department and made available for inspection at City Hall.
(1) Any changes to the official Zoning Map shall be considered an amendment to the official Zoning Map and filed in accordance with § 154.153 of this chapter.
(2) The official Zoning Map may, from time to time, be republished to delineate any change of zoning approved pursuant to § 154.153 of this chapter or any other amendments thereto.
(Res. R22-05-08, passed 5-3-2022; Ord. O22-05-02, passed 5-3-2022)
§ 154.051 INTERPRETATION OF ZONE BOUNDARIES.
Where uncertainty exists with respect to any of the boundaries of the zones as shown on the zoning map, the following rules shall apply:
(A) Where zone boundaries are indicated as approximately following the center lines of street, highway, or railroad rights-of-way or the lines extended, the center lines or the lines extended shall be construed to be such boundaries.
(B) Where zone boundaries are indicated as approximately following the corporate limit line of the city, the corporate limit line shall be construed to be the boundaries.
(C) Where zone boundaries are indicated as approximately following property lines or the lines extended, the property lines or the lines extended shall be construed to be the boundaries.
(D) Where zone boundaries are indicated as approximately following the center line or stream beds or riverbeds, the center lines or the lines extended shall be construed to be the boundaries.
(E) No zone boundary line shall hereinafter be established to divide one lot into two or more zones unless the size of the lot in question is such that division is determined to be essential by the Planning and Zoning Commission and the City Council.
(F) Where a public street or alley, railroad, or utility right-of-way is officially vacated or abandoned, the property that was formerly in the right-of-way will be included within the zoning district of the adjoining property on either side of the centerline of the vacated or abandoned right-of-way or easement.
(Res. R22-05-08, passed 5-3-2022; Ord. O22-05-02, passed 5-3-2022)
§ 154.052 PERMITTED USES BY ZONE.
The Table of Allowed Uses for All Zoning Districts lists land uses and indicates whether they are permitted by right or with approval of a conditional use permit, or prohibited in 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 explained as follows:
(A) Use category. The “use categories” are an organizational tool that simply help to organize the list of “specific use types” into common groupings for ease of reference.
(B) Specific use type. The “specific use types” are regulatory and function as the basis for defining present and future land uses that are appropriate 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. Further definitions of each specific use type can be found in § 154.020 Definitions.
(C) Permitted uses. “P” in a cell indicates that the use is allowed by right in that zoning district.
(D) Conditional uses. “C” in a cell indicates that the use is allowed in the respective zoning district only if reviewed and approved in accordance with the procedures of § 154.157, Conditional Use Permits.
(E) Not permitted. “--” in a cell indicates that the use is not permitted/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 or designee 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 § 154.020. Appeal of the Administrator’s decision may be made to the City Council following the procedures under § 154.161.
Table of Allowed Uses for All Zoning Districts 1 | |||||||||||
Use Category
|
Specific Use Type
| P = Permitted Use 2 C = Conditional Use | |||||||||
Natural Reserve Zone
|
Rural Area Zone
|
Suburban Neighborhood Zone
|
Mobile Park Zone
|
Mixed Urban Zone
|
Urban Corridor Zone
|
Transit Development Zone
|
Commerce Park Zone
|
Employment / Industry Zone
|
Specific Use Requirements (See Section)
| ||
NR | RA | SN | M P | M U | UC | TD | CP | EI
| |||
Table of Allowed Uses for All Zoning Districts 1 | |||||||||||
Use Category
|
Specific Use Type
| P = Permitted Use 2 C = Conditional Use | |||||||||
Natural Reserve Zone
|
Rural Area Zone
|
Suburban Neighborhood Zone
|
Mobile Park Zone
|
Mixed Urban Zone
|
Urban Corridor Zone
|
Transit Development Zone
|
Commerce Park Zone
|
Employment / Industry Zone
|
Specific Use Requirements (See Section)
| ||
NR | RA | SN | M P | M U | UC | TD | CP | EI
| |||
Accessory Uses | Accessory Dwelling Unit | -- | P | -- | -- | P | -- | -- | -- | -- | 154.092(D)(1 ) |
Watchmans Quarters | -- | -- | -- | P | P | P | P | P | P | ||
Home Occupation | C | P | P | P | P | P | P | P | C | ||
Cargo Containers | -- | P | -- | -- | -- | -- | -- | P | P | 154.092(D)(4 ) | |
Public Art | C | P | P | C | P | P | P | P | C | ||
Livestock | C | P | -- | -- | -- | -- | -- | C | P | 154.092(D)(3 ) | |
Stable | C | P | -- | -- | -- | -- | -- | C | P | ||
Residential Use Category | Assisted Living Center | -- | -- | -- | -- | P | P | P | -- | -- | |
Child Care, Home | -- | P | P | P | P | P | P | -- | -- | ||
Dwelling, Duplex | -- | -- | P | -- | P | P | P | -- | -- | ||
Dwelling, Live/Work | -- | -- | -- | -- | P | P | P | -- | -- | ||
Dwelling, Manufactured Home 5 | -- | -- | -- | P | -- | -- | -- | -- | -- | ||
Dwelling, Modular Home | -- | P | P | C | P | -- | -- | -- | -- | ||
Dwelling, Mobile Home5 | -- | -- | -- | P | -- | -- | -- | -- | -- | ||
Dwelling, Multi-Family | C | -- | C | -- | C | C | P | -- | -- | ||
Dwelling, Single-Family Attached | -- | -- | C | C | P | P | P | -- | -- | ||
Dwelling, Single-Family Detached | -- | P | P | C | P | -- | -- | -- | -- | ||
Group Care Home | -- | C | C | C | C | -- | -- | -- | -- | ||
Nursing Home | -- | -- | -- | -- | P | P | P | -- | -- | ||
Resident Care Home | -- | P | P | C | P | -- | -- | -- | -- | ||
Vacation Home Rentals | -- | P | P | P | P | P | P | -- | -- | ||
Public/ Quasi-Public Use Category | Airport/heliport | C | -- | -- | -- | C | -- | C | C | C | |
Assembly Hall/ Auditorium/ Conference Center | C | -- | -- | C | C | P | P | P | P | ||
Cemetery | C | C | -- | -- | C | C | C | C | C | ||
College/ University, Public or Private | C | -- | -- | -- | C | C | C | C | -- | ||
Community Playfields and Parks | C | P | P | P | P | P | P | P | C | ||
Community Recreation Center | C | C | C | C | P | P | P | P | C | ||
Funeral Home or Crematorium | C | -- | -- | -- | P | P | P | P | C | ||
Cultural Facility | C | -- | -- | C | C | C | P | P | C | ||
Fraternal or Social Club, Nonprofit | C | C | C | C | P | P | P | P | C | ||
Government Offices And Civic Buildings | C | -- | C | -- | P | P | P | P | P | ||
Health Care / Medical Facility or Clinic | C | -- | -- | C | P | P | P | P | C | ||
Hospital | C | -- | -- | -- | C | C | C | C | C | ||
Instructional Services or Trade School | C | -- | -- | -- | C | C | C | P | P | ||
Library | C | -- | -- | -- | C | C | C | P | P | ||
Public Safety Facility | P | P | P | P | P | P | P | P | P | ||
Public/ Quasi-Public Use Category (Cont'd) | Religious Assembly | C | P | P | P | P | P | P | P | P | |
School, Public or Private, K-8 | -- | P | P | P | P | P | P | P | C | ||
School, Public or Private, 9-12 | -- | P | P | P | P | P | P | P | C | ||
Solar Generation Facility | C | C | C | C | C | C | C | C | C | ||
Transportation Terminal | C | -- | -- | C | C | C | P | P | C | ||
Utility Facility, Minor | C | C | C | C | C | C | C | C | P | ||
Utility Facility And Service Yard, Major | C | C | C | C | C | C | C | C | P | ||
Wireless Facility (Including Tower and Supporting Facilities) | C | C | C | C | C | C | C | C | C | ||
Agriculture Use Category | Agriculture, General | P | P | C | C | C | C | C | P | P | |
Community Garden | -- | C | C | C | C | C | C | -- | -- | ||
Ranching, Commercial | -- | -- | -- | -- | -- | -- | -- | -- | C | ||
Commercial/ Business Use Category | Adult Entertainment Business | C | -- | -- | -- | -- | -- | C | C | C | |
Alcoholic Beverages, Retail Sale 4 | -- | -- | -- | -- | P | P | P | P | P | ||
Animal Kennel / Shelter | C | -- | -- | -- | C | C | C | P | P | ||
Animal, Hospital / Veterinarian Clinic | -- | -- | -- | -- | C | C | C | P | P | ||
Art gallery / studio | C | -- | -- | C | P | P | P | P | C | ||
Automobile / Boat / RV, Repair Major | C | -- | -- | -- | -- | C | C | C | P | ||
Automobile / Boat / RV, Repair Minor | -- | -- | -- | -- | C | C | C | P | P | ||
Automobile / Boat / RV, Sales And Leasing | C | -- | -- | -- | C | C | C | P | P | ||
Bar, Lounge, or Tavern | -- | -- | -- | -- | C | C | C | C | C | ||
Business Services | -- | -- | -- | -- | P | P | P | P | P | ||
Car Wash4 | -- | -- | -- | -- | -- | C | C | P | P | ||
Coffee Shop/Cafe 4 | -- | -- | C | -- | P | P | P | P | P | ||
Commercial Entertainment, Indoor | C | -- | -- | -- | P | P | P | P | P | ||
Commercial Entertainment, Outdoor | -- | -- | -- | -- | C | C | C | P | P | ||
Convenience Store4 | -- | -- | -- | -- | P | P | P | P | P | ||
Child Care, Center | -- | -- | C | C | P | P | P | C | C | ||
Commercial/ Business Use Category (Cont'd) | Drive-through Facility | C | -- | -- | -- | C | P | P | P | P | |
Feed Store 3 | -- | C | -- | -- | C | C | -- | P | P | ||
Flex Commercial | -- | -- | -- | -- | P | P | P | P | -- | ||
Financial Institution 4 | -- | -- | -- | -- | P | P | P | P | -- | ||
Fitness And Sports Center | C | -- | -- | -- | P | P | P | P | P | ||
Fueling Station4 | C | -- | -- | -- | C | C | C | P | P | ||
General Personal Services4 | -- | -- | -- | -- | P | P | P | P | -- | ||
General Recreation, Indoor | -- | -- | -- | -- | P | P | P | P | P | ||
General Recreation, Outdoor | C | -- | -- | -- | -- | -- | C | C | P | ||
Golf Course | C | -- | C | C | C | C | C | C | C | ||
Bed and Breakfast (6 units) | C | C | -- | -- | P | P | P | P | -- | ||
Hotel/Motel (13+ units) | C | -- | -- | -- | -- | P | P | P | -- | ||
Inn (6-12 units) | C | -- | -- | -- | P | P | P | P | -- | ||
Marijuana Cultivation Site | C | -- | -- | C | C | C | C | C | C | ||
Marijuana Establishment | C | -- | -- | C | P | P | P | P | P | ||
Marijuana Testing Facility | C | -- | -- | C | C | C | C | C | C | ||
Nonprofit Medical Marijuana Dispensary | C | -- | -- | C | P | P | P | P | P | ||
Microbrewery, Craft Distillery or Tasting Room | -- | -- | -- | -- | C | C | C | P | P | ||
Commercial/ Business Use Category (Cont'd) | Movie Theater | -- | -- | -- | -- | P | P | P | P | C | |
Nightclub | -- | -- | -- | -- | C | C | C | C | C | ||
Nursery, Commercial | -- | -- | -- | -- | -- | C | C | C | P | ||
Office, Business Or Professional | -- | -- | -- | C | P | P | P | P | P | ||
Self-Storage, Indoor | -- | -- | -- | -- | -- | C | C | C | P | ||
Non-Chartered Financial Institution (Check Cashing) | -- | -- | -- | -- | -- | C | C | C | C | 154.090 | |
Mobile Vendor | C | -- | -- | C | C | C | C | C | C | ||
Parking Lot And Parking Structure | C | -- | -- | C | P | P | P | P | P | ||
Restaurant 4 | C | -- | -- | C | P | P | P | P | C | ||
Retail, General 4 | C | -- | -- | C | P | P | P | P | C | ||
Retail, Large | C | -- | -- | -- | C | P | P | P | C | ||
Retail, Smoke/Vape Shop | -- | -- | -- | -- | -- | C | C | C | C | ||
Retail, Pawn Shop | -- | -- | -- | -- | -- | C | C | C | C | ||
Shopping Center | C | -- | -- | -- | P | P | P | P | C | ||
Tattoo Parlor and Piercing Salon | -- | -- | -- | -- | C | P | P | C | C | ||
Travel Plaza/Truck Stop | -- | -- | -- | -- | -- | -- | -- | C | P | ||
Industrial Use Category | Assembly, Light | -- | -- | -- | -- | -- | -- | P | P | P | |
Auctions, Indoor | -- | -- | -- | -- | -- | -- | -- | P | P | ||
Auto Wrecking and Salvage Yard | -- | -- | -- | -- | -- | -- | -- | -- | C | ||
Building Materials Sales | -- | -- | -- | -- | -- | -- | -- | C | P | ||
Data Center | -- | -- | -- | -- | -- | -- | -- | C | C | ||
Distribution Yard, Outdoor | -- | -- | -- | -- | -- | -- | C | C | P | ||
Distribution/ Warehousing Center, Indoor | C | -- | -- | -- | -- | C | C | C | P | ||
Heavy Equipment Sales and Rental | -- | -- | -- | -- | -- | -- | -- | C | P | ||
Manufacturing, Light | C | -- | -- | -- | C | C | C | P | P | ||
Manufacturing, Heavy | C | -- | -- | -- | -- | -- | -- | -- | P | ||
Outdoor Storage | -- | -- | -- | -- | -- | C | C | C | P | ||
Oil and gas refinery | -- | -- | -- | -- | -- | -- | -- | -- | C | ||
Research Laboratory | C | -- | -- | -- | -- | -- | C | C | P | ||
Resource Extraction | C | -- | -- | -- | -- | -- | -- | -- | C | ||
Waste Facility | -- | -- | -- | -- | -- | -- | -- | -- | C | ||
Wholesale Establishment | -- | -- | -- | -- | -- | -- | -- | P | P | ||
1. All uses are subject to Military Airport Overlay Zones per A.R.S. § 28-8481.
2. City facilities are permitted in any district and are exempt from the site plan approval process.
3. Limited to arterial street frontage only.
4. Drive-throughs may be permitted subject to the requirements set forth under the drive-through use type as defined and regulated herein.
5. Only pre-existing, in-place mobile homes shall be allowed for residential or non-residential use on an existing lot or within an existing mobile home park, subject to all applicable A.R.S. Relocating a pre-existing mobile home from its current location, lot, or mobile home park shall be prohibited.
6. Modular dwellings may be used as a multi-family construction option.
(Res. R22-05-08, passed 5-3-2022; Ord. O22-05-02, passed 5-3-2022; Ord. O25-05-02, passed 6-3- 2025; Ord. O25-06-03, passed 6-3-2025; Ord. O25-11-10, passed 11-4-2025)
§ 154.053 ZONING STANDARDS.
The standards for each zone are set forth in the table below:
NR | Natural Reserve |
RA | Rural Area |
SN | Suburban Neighborhood |
MP | Mobile/Manufactured Park |
MU | Mixed Urban |
UC | Urban Corridor |
TD | Transit Development |
CP/EI | Commerce Park and Employment/Industry |
TABLE OF ZONE STANDARDS | ||||||||
Standard | NR | RA | SN | MP | MU | UC | TD | CP/EI |
TABLE OF ZONE STANDARDS | ||||||||
Standard | NR | RA | SN | MP | MU | UC | TD | CP/EI |
LOT OCCUPATION | ||||||||
Lot Area (sq. ft.) | per site plan | 43,560 | 5,000 | 2,000 | 4,000 | 2,000 | 1,000 | 2,000 |
Lot Width (minimum) | per site plan | 120 ft. | 45 ft. | 40 ft. | 40 ft. | 20 ft. | 20 ft. | 50 ft. |
Lot Cover (maximum) | per site plan | 25% | 55% | 80% | 90% | 90% | 90% | 90% |
MINIMUM SETBACKS - PRINCIPAL BUILDING | ||||||||
Front (minimum) | per site plan | 30 ft. | 20 ft. | 5 ft. | 10 ft. | 5 ft. * | 5 ft. * | 20 ft. |
Side St. (minimum) | per site plan | 20 ft. | 10 ft. | 5 ft. | 10 ft. | 5 ft. * | 5 ft.* | 10 ft. |
Int. Side (minimum) | per site plan | 20 ft. | 5 ft. | 5 ft. * | 5 ft. * | 5 ft. * | 5 ft. * | 5 ft. * |
Rear (minimum) | per site plan | 30 ft. | 20 ft.**** | 5 ft. | 10 ft. | 5 ft. * | 5 ft. * | 5 ft. * |
MINIMUM SETBACKS-ACCESSORY BUILDING, STRUCTURES, AND USES | ||||||||
MAXIMUM BUILDING HEIGHT*** | ||||||||
Principal (height/stories) | per site plan** | 30 ft./2 | 30 ft./2 | 30 ft./2** | 30 ft./2** | 40 ft./3** | 70 ft./5** | 66 ft.** |
* No setback is required if structure is fire resistant per International Building Code and Fire Code (IBC and IFC).
** Principal buildings may exceed the maximum building height or stories with conditional use permit approval.
*** Any building above 30 feet in height shall be subject to additional fire protection precautions per IBC and IFC.
**** The minimum rear setback for developments over 30 acres shall be 15 feet.
(Res. R22-05-08, passed 5-3-2022; Ord. O22-05-02, passed 5-3-2022)