A. 
Purpose. The purpose of the CPI Zone is to:
1. 
Promote and facilitate innovative and comprehensively planned industrial developments which are compatible with surrounding residential communities; and
2. 
Encourage the highest standards of architecture and site planning which will foster compact industrial developments.
B. 
Intent.
1. 
The CPI Zone is intended exclusively for research and development laboratory, large headquarter office and modern non-nuisance industrial uses;
2. 
The permitted uses, dimensional standards and landscaping requirements are designed to ensure a compatibility with adjoining nonindustrial areas;
3. 
The zone will make available attractive locations for businesses and factories which will provide employment close to residences and reduce travel time between home and work;
4. 
CPI development regulations shall be utilized to create new industrial centers and also shall be applied to properties in established industrial zones as an alternative to existing regulations;
5. 
The zone may also be used to provide industrial sites along interstate and major travel routes;
6. 
The granting of CPI zoning shall be based on the performance of the industry as well as the type of industry;
7. 
Development and performance standards will provide a healthful operating environment for industry and prevent effects detrimental to the surrounding neighborhood;
8. 
The standards will ensure that all manufacturing, processing or assembling of materials and products is not injurious or offensive to the occupants of surrounding properties.
(Ord. 1995-06 § 2; Ord. 2011-048 § 1)
A. 
The following performance standards shall apply to all uses in this zone:
1. 
Noise or Vibration. No noise or vibration shall be permitted which is discernible beyond the lot line to the human sense of feeling for:
a. 
Three minutes' or more duration in any one hour of the day between the hours of 7:00 a.m. and 7:00 p.m., or
b. 
Thirty seconds' or more duration in any one hour during the hours of 7:00 p.m. to 7:00 a.m.;
2. 
Smoke. No emission of smoke from any source shall be permitted;
3. 
Odors. No emission of odorous gases or other odorous matter shall be permitted;
4. 
Fly Ash, Dust, Fumes, Vapors, Gases and Other Forms of Air Pollution. No emission shall be permitted which can cause any damage to health, damage to animals or vegetation, or damage to or soiling of other forms of property;
5. 
Liquid and Solid Waste. No wastes shall be discharged in the streets, drainageways or on any property except in appropriately designed disposal systems;
6. 
Radioactive Materials.
a. 
Manufacturing activities involving the use, storage, or disposal of radioactive materials are prohibited except for those materials:
(1) 
Which do not become an integral part of the manufactured product, or
(2) 
Which are exempt from licensing requirements by the Arizona Radiation Regulatory Agency or its legally established successor, or
(3) 
Used for medical diagnosis and therapy and for educational or industrial research and development,
b. 
For the purpose of this subsection, "research and development" means either:
(1) 
Theoretical analysis, exploration or experimentation, or
(2) 
The extension of investigative findings and theories of a scientific or technical nature into practical application of experimental and demonstration purposes, including production and testing of models, equipment, materials, etc.
B. 
Certifications. The zoning administrator shall not issue a permit for any use until:
1. 
The applicant has provided the required number of plans showing the certificates of the town engineer and other appropriate agencies, certifying that said use complies with all laws and regulations under their jurisdiction; and
2. 
The zoning administrator has determined that the use complies with this chapter.
C. 
Enforcement of Performance Standards.
1. 
It is the responsibility of the planning and building director, in cooperation with the appropriate agencies, to make investigations of alleged violations of the specific performance standards within the CPI Zone.
2. 
If the existing use fails at any time to meet the specific performance standards of this section, the use will be deemed in violation of this code.
D. 
Conditions for Secondary Uses. No use permit for secondary uses (refer to STC § 18.49.030(B)) shall be granted unless the following conditions are met:
1. 
The use shall be compatible with the other uses in the CPI development and with any neighboring residential developments and in particular shall not unduly affect them due to:
a. 
Increased automobile traffic, and
b. 
Noise generated from within the site;
2. 
Evidence is provided of a need related to a primary use;
3. 
Such a use shall be intended primarily for the personal convenience of employees;
4. 
The floor area for secondary uses shall not exceed 10 percent of the total enclosed floor area on the site;
5. 
No sign or window display shall be visible from any public way;
6. 
Entrance to such use shall be only from the interior of the industrial site.
E. 
Ownership Control.
1. 
The land in a proposed CPI development shall be under such unified control as to ensure that the entire district will be developed as a unified whole.
2. 
All owners shall be included as joint applicants, and all approvals shall bind all owners.
(Ord. 1995-06 § 2; Ord. 2011-048 § 1; Ord. 2015-098 § 1)
A. 
Permitted Primary Uses.
1. 
Administrative and professional offices;
2. 
Apparel (clothing and other products manufactured from textiles);
3. 
Art needlework and hand-weaving;
4. 
Manufacture of:
a. 
Cameras and other photographic equipment and supplies,
b. 
Dentures and drugs,
c. 
Jewelry,
d. 
Leather products: Including shoes and machine belting (excluding tanning),
e. 
Luggage,
f. 
Musical instruments,
g. 
Orthopedic and medical supplies (such as artificial limbs, braces, supports and stretchers),
h. 
Small paper products (such as envelopes, stationery, bags, boxes and wallpaper printing),
i. 
Plastic products: But not including the processing of the raw material,
j. 
Precision instruments (such as optical, medical and drafting),
k. 
Silverware, plate and sterling,
l. 
Sporting and athletic equipment,
m. 
Toys;
5. 
Manufacture and assembly of electrical and electronic products;
6. 
Manufacture and packaging of beverage products;
7. 
Manufacture and service of data systems;
8. 
Ink mixing and packaging and inked ribbons;
9. 
Laboratories: Medical, dental, research, experimental and testing;
10. 
Printing, newspaper publishing and binding: Including engraving and photo-engraving;
11. 
Soap and detergents: Packaging only;
12. 
Warehousing;
13. 
Wholesale business and storage;
14. 
Any other manufacturing uses that are similar to those listed above;
15. 
The town council may add other uses as necessary in addition to the established list.
B. 
Permitted Secondary Uses. The following uses, as restricted in STC § 18.49.020(D), shall be also permitted:
1. 
Restaurant facilities, provided such use is accessory to an industrial facility;
2. 
Child care centers;
3. 
Banking or financial facilities;
4. 
Recreational facilities:
a. 
Common areas and recreational facilities shall be located so as to be readily accessible to employees of the firm;
b. 
Recreational facilities for the use of CPI tenant employees are encouraged;
c. 
Facilities may include golf courses (refer to Chapter 18.59 STC, GC Golf Course Zone), tennis courts, health clubs, basketball courts, and other similar amenities;
5. 
An individual dwelling unit for a caretaker;
6. 
Airport facilities: In accordance with Chapter 18.57 STC.
(Ord. 1995-06 § 2; Ord. 2011-048 § 1)
A. 
Minimum site area: 10 acres.
B. 
Minimum yard requirements:
1. 
Front: 25 feet;
2. 
Sides: 20 feet or a common wall;
3. 
Rear: 30 feet.
C. 
Maximum site coverage by buildings: 33 percent.
D. 
Maximum building height:
1. 
On sites of less than 50 acres: 36 feet;
2. 
For sites 50 acres or greater: 44 feet;
3. 
On slopes 15 percent or greater: 36 feet.
E. 
Minimum distance of structures from an existing or conditionally approved residential zone: 100 feet.
F. 
Landscaping. Landscape requirements shall meet all the requirements of Chapter 18.73 STC (Landscaping, Buffering and Screening Standards).
G. 
Fences. Barbed wire and chain link fences are prohibited.
H. 
Exterior Storage.
1. 
Exterior storage shall be screened from view by the same basic building materials as of the primary building;
2. 
The height of stacked material within storage areas shall not exceed the height of the screen.
I. 
Roads.
1. 
All new CPI developments shall provide a separate, legal, all-weather, paved access directly from the nearest town-maintained collector or arterial road;
2. 
The design and construction of the access shall be subject to the written approval of the town engineer;
3. 
CPI developments shall not be allowed to use for access any existing or planned town-maintained streets located on adjacent properties zoned for nonindustrial uses.
J. 
Exterior Illumination.
1. 
Illumination of buildings and parking areas shall have a low profile and consist of the most appropriate state-of-the-art type lights;
2. 
Lighting shall be arranged to eliminate glare towards streets and adjoining properties and shall meet all conditions of the town lighting code.
K. 
Signs: In accordance with Chapter 18.79 STC (Sign Standards).
L. 
Off-street parking and loading: In accordance with Chapter 18.75 STC (Off-Street Parking and Loading Standards).
M. 
Compliance with Chapter 18.82 STC (Design Standards).
(Ord. 1995-06 § 2; Ord. 2011-048 § 1)
A. 
Initial Submittal Requirements. In addition to submitting a zoning application and appropriate fee, the applicant shall submit to the planning and building department the following:
1. 
A legal description of the total site proposed for development;
2. 
The names and addresses of all owners;
a. 
If an owner is a corporation, the names and addresses of the principal officers and members of the board of directors,
b. 
If an owner is a partnership, the names and addresses of the general and managing partners;
3. 
A statement of planning and design objectives to be achieved by the campus development through the particular approach proposed by the applicant; and
4. 
A description of the relationship of the proposed development to adjacent developments and lands. This shall include neighboring rezonings contemplated by the applicant.
B. 
Final Submittal Requirements and Review.
1. 
Development plan and related materials: Prior to any rezoning ordinance being adopted, the applicant shall submit to the planning and building department the following:
a. 
A development plan of the total site showing:
(1) 
The existing topography, including floodplains and unusual natural features,
(2) 
Proposed uses that will change the existing topography or remove natural vegetation, and the manner in which such areas will be treated,
(3) 
Proposed lot lines and plot designs,
(4) 
Architectural renderings, showing architectural harmony among the buildings, structures and other improvements,
(5) 
The location and floor area size of all existing and proposed buildings, structures and other improvements, including maximum heights, types of use, and other use information as required by the reviewing bodies,
(6) 
The location, size and specific function of all areas to be reserved as open space,
(7) 
The location of all driveways and areas assigned for parking, loading, curbs, islands, landscaping, pedestrian ways and sidewalks,
(8) 
The location of all streets, showing access to and from and circulation within the proposed development, and relation to adjacent streets,
(9) 
The proposed treatment of the perimeter of the development, including materials and techniques used, such as screens, fences and walls,
(10) 
A complete list of raw materials used in the manufacturing processes, and
(11) 
The design, size, height, size of lettering, and lighting of all signs;
b. 
A description of the proposed uses and materials used in manufacturing processes;
c. 
Quantitative data for:
(1) 
Total number of industrial units,
(2) 
Parcel size,
(3) 
Proposed lot coverage of buildings and structures,
(4) 
Total amount of open space, and
(5) 
Other studies as required by the reviewing bodies;
d. 
A schedule of phasing, if development of the site is to occur in increments over a period of time.
2. 
Staff Review.
a. 
Prior to a rezoning ordinance being adopted, the proposal shall be reviewed by staff and agencies, such as utilities;
b. 
Staff shall make a written report for the public record as to the conformance of the proposal with the purpose and requirements of this chapter:
(1) 
The report shall also contain staff recommendations for denial, approval, or approval with restrictions. Such restrictions may include the prohibition of uses found unsuitable,
(2) 
If staff recommends denial, the applicant may be requested to revise and resubmit the proposal,
(3) 
The report may positively or negatively recommend the granting of one or more variances from the development regulations of STC § 18.49.040, except STC § 18.49.040(I).
3. 
Town Council Public Hearing.
a. 
The staff report shall be submitted to the town council for consideration at a public hearing prior to adoption of the final rezoning ordinance;
b. 
The town council, at the public hearing, may approve a rezoning, subject to the board of adjustment granting of one or more variances to the development regulations.
4. 
Conformance with Plan. The final plat, when required, must conform to the approved preliminary development plan.
(Ord. 1995-06 § 2; Ord. 2011-048 § 1; Ord. 2015-098 § 1)