Fountain Hills City Zoning Code
13 Industrial
Zoning Districts
Section 13.01 Purposes
A. IND-1. Planned Industrial Zoning District: The principal purpose of this Zoning District is to provide sufficient space in appropriate locations for certain types of business and manufacturing uses that are quiet, attractive and well-designed, including appropriate screening and/or landscape buffers to afford locations close to residential uses.
B. IND-2. Light Industrial Zoning District: The principal purpose of this Zoning District is to provide for light industrial uses in locations which are suitable and appropriate, taking into consideration the land uses on adjacent or nearby properties, access to a major street or highway, or other means of transportation, and the availability of public utilities. Principal uses permitted in this Zoning District include the manufacture, compounding, processing, packaging or treatment of materials which do not cause or produce objectionable effects that would impose hazard to adjacent or other properties by reason of smoke, soot, dust, radiation, odor, noise, vibration, heat, glare, toxic fumes, or other conditions that would affect adversely the public health, safety and general welfare.
Section 13.02 Permitted Uses
A. In IND-1 Zoning Districts a building or premise shall be used only for the following purpose:
1. Any use permitted in the C-3 Zoning District, provided such use has a primary purpose of providing services for existing industrial uses in the area, with only incidental sales/service provided for the general public, subject to all the requirements in the use regulations for the IND-1 Zoning District unless the use is otherwise regulated in this article, except that the following uses shall be prohibited: mobile home parks, travel trailer parks, mobile home subdivisions, resort hotels, dwellings and mobile homes.
2. Art needlework, handweaving and tapestries.
3. Books, handbinding and tooling.
4. Compounding of cosmetics and pharmaceutical products.
5. Jewelry, manufacture from precious metals and minerals.
6. Laboratories, (research, experimental and testing).
7. Manufacture and assembly of nonhazardous and nontoxic materials.
8. Motion picture producing. No adult entertainment.
9. Radio and television broadcasting stations and studios, but not including transmitter towers and stations.
10. Warehousing, storage and wholesale distribution facilities.
11. Any other office, laboratory, manufacturing and assembling uses similar to those uses enumerated herein which do not create any danger to the public health, safety and general welfare in surrounding areas and which do not create any offensive noise, vibration, smoke, dust, odor, heat or glare and which, by reason of high value in relation to size and weight of merchandise received and shipped create very little truck traffic.
B. In IND-2 Zoning Districts a building or premise shall be used only for the uses listed above and for the following purposes, and subject to procedural regulations as listed in this Zoning Ordinance, Chapter 13, Section 13.05:
1. Any use permitted in the C-3 Zoning District provided such use has a primary purpose of providing services for existing industrial uses in the area, with only incidental sales/service provided for the general public, subject to all the requirements in the use regulations for the IND-1 Zoning District unless the use is otherwise regulated in this article, except that the following uses shall be prohibited: mobile home parks, travel trailer parks, mobile home subdivisions, resort hotels, dwellings and mobile homes.
2. Aircraft firms including sales, service and rental.
3. Bakeries wholesale and retail.
4. Bottling plants or breweries.
5. Cleaning plants, including carpets and dyeing.
6. Construction equipment, including sales, service, rental and storage.
7. Dairy products processing.
8. Manufacturing and processing of nonhazardous materials.
9. Packing houses, fruit or vegetable not including processing.
Section 13.03 Uses Subject to Special Use Permits
In IND-1 and IND-2 Zoning Districts, the following uses are permitted by special use permit only:
A. Manufacturing, processing, storing of hazardous materials.
B. Recycling Operations.
C. Utility Services, but not including public utility treatment and generating plants or office, and wireless communication towers and antennas, unless otherwise specifically permitted elsewhere in the ordinance.
D. Truck Rental. The applicant shall provide the number of trucks that will be rented from the site on the special use permit application and shall allow intermittent periodic inspections to ensure conformance with the special use permit.
Section 13.04 Additional Regulations
In the Industrial Zoning Districts, the additional regulations are as follows:
A. All uses except for parking, loading, unloading and storage shall be conducted within a completely enclosed building.
B. Any outdoor lighting shall be in conformance with provisions in Chapter 8 hereof. Any outdoor lighting shall be placed so as to reflect light away from any adjoining residential Zoning District.
C. Required yards adjacent to any street shall be landscaped and shall not be occupied by any use or structure including parking or loading spaces except for drives and roadways, signs and lighting as permitted in this Ordinance.
D. Site Enclosure and Screening Requirements. Industrial sites and/or uses shall be enclosed to provide effective site screening from adjoining properties, uses or streets by the use of walls, berms and landscape plantings or combinations thereof as follows:
1. Automobile parking areas in an IND-1 Zoning District shall be screened from view. In an IND-2 Zoning District, automobile parking areas shall be screened from any adjacent residential zoning district. All parking areas shall be landscaped by at least ten (10) feet of landscaping.
2. A solid masonry, concrete or earthen product wall not less than eight (8) feet in height, or approved landscaped berms, or combinations thereof shall be required along and adjacent to any side or rear property line abutting any residential zone boundary, or any alley abutting such Zoning District boundary. Further, any access gates shall be constructed of view-obscuring materials to provide effective site screening. Approval of the alternative screening methods listed above shall be by the Commission upon recommendation of the staff.
3. In an IND-1 Zoning District, any outdoor facility of an allowed industrial use is permitted. However, such facility shall be screened to a height of not less than eight (8) feet in height by building walls, a solid masonry, concrete or earthen product wall, approved landscaped berms, or combinations thereof. No outdoor industrial use or enclosure thereof shall encroach into any required setback area and no facility, storage products or materials shall exceed the height of any such enclosure. Approval of the alternative screening methods listed above shall be by the Commission upon recommendation of the staff. In an IND-2 Zoning District, the perimeter of any portion of a site not adjacent to a residential zone boundary upon which any outdoor use of an industrial nature is permitted shall be enclosed to a height of not less than eight (8) feet by building walls, a solid masonry, concrete, or earthen product wall. No outdoor industrial use or enclosure thereof shall encroach into any required setback area adjacent to any street, nor shall any storage products or materials exceed the height of any such enclosure.
4. Landscape Requirements. Minimum site landscape requirements are as follows: (Note: the Town Council or the Planning and Zoning Commission may impose additional landscape requirements.)
a. Any part of a site not used for buildings, parking, driveways, storage, loading, sidewalks, etc. shall be landscaped and maintained in accordance with an approved landscape plan.
b. Not less than five (5) percent of all vehicle storage or parking areas, nor less than eight (8) percent of the total net lot area, shall be landscaped and continuously maintained in a healthy condition. The landscaped area within the storage and parking areas shall not be included in the calculation for the minimum eight (8) percent landscaping requirement for the total net lot area.
c. Landscaped areas shall include an approved mixture of drought tolerant or other plant materials, and organic and nonorganic ground cover materials. The approval of the above mixture of landscape materials shall be by the Community Development Department staff with appeal to the Planning and Zoning Commission.
d. An automatic irrigation system shall be provided and maintained to all landscaped areas requiring water.
e. All landscaped areas adjacent to vehicular parking and access areas shall be protected by six (6) inch vertical concrete curbing in order to control storm water flows and minimize damage by vehicular traffic.
5. All uses shall be maintained in such a manner that they are neither obnoxious nor offensive by reason of emission of odor, dust, smoke, gas, noise, vibration, electromagnetic disturbance, radiation or other similar causes detrimental to the public health, safety or general welfare.
Section 13.07 Density, Area, Building and Yard Regulations
The chart that follows specifies the minimum lot sizes, minimum lot widths, maximum building heights, minimum yard setbacks, maximum lot coverage percentages, and the minimum distance between buildings.
Fountain Hills Zoning Ordinance Summary
INDUSTRIAL DISTRICT
District | Area (Sq. Feet) | Width (Feet) | Bldg Height (Feet) | Minimum Yard Setbacks | Distance Between Bldgs (Feet) | ||||
|---|---|---|---|---|---|---|---|---|---|
Front | Side | Street Side | Rear | ||||||
IND-1 | 35,000 | 150 | 40 | 25 a | 25 a | 0 d | 60% e | UBC | |
IND-2 | 6,000 | 60 | 40 | 25 | 10 c | 25 | 25 | 60% | UBC |
aIf property abuts a highway or collector street the setback shall be 40 feet;
If property abuts a local street or interior street of an industrial subdivision, the setback shall be 25 feet, or the height of the building whichever is greater.
bWhen adjacent to a residential district there shall be at least a 30 foot setback or the height of the building, whichever is greater, of which a minimum 10 feet shall be landscaped.
cOr height of the building, whichever is greater.
dWhen adjacent to a residential district there is to be a 50 feet setback, of which a minimum 25 feet shall be landscaped.
eInclusive of all buildings, parking areas, and accessory facilities.