The purpose of the manufacturing zones is to provide places in the municipality for industrial, warehousing, wholesale, and other uses that contribute to the economic stability of the community and wellbeing of its employees and residents. The zones intend to provide employment opportunities and expand the municipal tax base while also encouraging sustainable development and providing an attractive transition between residential and non-residential uses.

To anticipate and respond to the changing needs of our community and implement the adopted General Plan, Copperton establishes the following zones:

1. Manufacturing Zone – Flex (M-1): The M-1 Zone is intended to provide a flexible mix of industrial uses, including light manufacturing, warehousing, wholesale, public uses, and accessory uses that contribute to employee wellbeing and quality development.
2. Manufacturing Zone – Heavy (M-2): The M-2 Zone is reserved for areas of the municipality that support more intense industrial uses, such as distribution centers, resource processing, and energy production. Development standards are intended to minimize adverse impacts of these uses and protect the surrounding environment.

1. Schedule of Permitted Uses. The specific uses listed in the following schedule are permitted in the zones as indicated, subject to the general provisions, special conditions, additional restrictions, and exceptions set forth in this Title.
2. Special Conditions. Any special conditions related to a specific use are in Chapter 19.42 Specific Use Standards.
3. Procedure for Multiple Uses (Combination of Uses). If a development proposal involves a combination of uses other than accessory uses as identified in Table 19.34.030, the more restrictive provisions of this Title shall apply. For example, if a portion of a development is subject to conditional use (“C”) approval and the other portion is subject only to permitted use (“P) review, the entire development shall be reviewed and approved by the conditional use process.
4. Abbreviations. The abbreviations used in the schedule mean:
   1. P = Permitted Use. This use is allowed in the zone but may be subject to additional restrictions and approval processes as provided in this Title.
   2. C = Conditional Use. This use is conditional because of the unique characteristics or potential impacts on the municipality, surrounding neighbors, or adjacent uses, incompatibility in some areas of the zone, or compatibility only if special provisions or conditions are required to mitigate the detrimental impacts of the use. The Planning Commission is the land use authority for uses with this designation.
   3. X = Prohibited Use. This use is prohibited in this zone. Any use not specifically identified in Table 19.34.030 is prohibited in this zone.
      
      

      Table 19.34.030: Table of Uses for M-1 and M-2 Zones.
      Use Categories	M-1	M-2
      Residential Uses:
      No residential uses are allowed in the Manufacturing Zones.
      Retail and Service:
      Reserved	P	X
      Reserved	P	X
      Child Care Center	P	X
      Commercial Plant Nursery	P	P
      Contractor’s Office	X	P
      Vehicle and Equipment Repair – All Types	X	P
      Food and Drink:
      See Accessory Uses.
      Recreational:
      Open Space	P	P
      See also Accessory Uses.
      Lodging:
      No Lodging Uses are allowed in the Manufacturing Zones.
      Office:
      Office – Medical	P	X
      Industrial:
      Agricultural Products Processing	X	P
      Assembly Use	X	P
      Breweries and Distilleries, Industrial	X	P
      Freight Service	X	C
      Industrial Flex Space	P	X
      Machine Shop	X	P
      Manufacturing, Heavy	X	C
      Manufacturing, Light	X	P
      Meat or Poultry Processing Facility	X	P
      Recycling Processing Facility	X	P
      Resource Recycling Collection Point	P	P
      Self-Service Storage Facilities, Enclosed or Outdoor	P	X
      Storage Yard	X	P
      Underground Record Storage Vaults	X	C
      Vertical Indoor Agriculture	P	P
      Vehicle Assembly	X	P
      Warehouse and Distribution Facilities	X	P
      Institutional:
      Cemetery	X	P
      Micromobility Support Infrastructure	P	P
      Public Service Training Facility	P	P
      Public Use	P	P
      Public Utility, Major	X	P
      Public Utility, Minor	P	P
      Water Treatment Facility	X	P
      Wireless Telecommunication Site, Facility, or Equipment Shelter	X	P
      Specialty:
      Crematorium	P	P
      Hospital	C	X
      Laboratory, Medical or Dental	P	X
      Laboratory, Research and Development	P	X
      Park-and-Ride	P	P
      Solar Energy System, Commercial	X	P
      Wind Energy System, Commercial	X	P
      Accessory Uses:
      Accessory Uses, including Employee Amenities and Accessory Outdoor Storage	P	P

1. General Design Standards: The following building design requirements apply in the M-1 and M-2 Zones:
   1. View Protection. The proportion and massing of buildings shall be designed to minimize the obstruction of all views. No vertical design elements, dominant rooflines, or other features which exaggerate building height may be used.
   2. Building Massing. In order to maximize the integration of buildings and features with the natural environment and surrounding neighborhoods, all developments in the M-1 and M-2 Zones shall incorporate techniques for reducing the apparent size and bulk of buildings and structures. The following methods are required:
      1. A consistent level of detail and finish on all sides of a building shall be provided; and
      2. Continuous building wall surfaces shall be relieved with variations of wall planes or overhangs that create shadow areas and add visual interest.
2. Any development in the M-1 or M-2 Zones shall comply with the development standards of Table 19.34.040 and all other applicable standards in this Title.
   
   

   Table 19.34.040: M-1 and M-2 Zone Development Standards.
   Standard	M-1	M-2
   Minimum Lot Size (in square feet) C	12,000	25,000
   Minimum Lot Width (in feet) C	75	100
   Building Height (in feet) D	Minimum: No primary building within this zone may be erected to a height less than fifteen feet (15’) above grade. Maximum: No building within this zone may exceed thirty- five feet (35’) above grade.	Minimum: No primary building within this zone may be erected to a height less than fifteen feet (15’) above grade. Maximum: No building within this zone may exceed sixty feet (60’) above grade.
   Minimum Floor Area Ratio	0.5:1	NA
   Maximum Building Lot Coverage	75%	75%

3. Existing Lots: Lots legally existing as of the adoption date of this ordinance, shall be considered legal conforming lots.
4. Step-down Height Adjacent to Residential Areas: Within one hundred feet (100’) of sites zoned residential, the following standards shall apply in the M-2 Zone:
   1. On the portion of the site within one hundred feet (100’) of a site zoned R-1, including any sub-zone of R-1, no structure or any portion thereof may exceed thirty-five feet (35’) in height.
   2. On the portion of the site within one hundred feet (100’) of a site zoned R-2, R-4, RM, or RMH, no structure or any portion thereof may exceed forty-five feet (45’) in height.

Development in the M-1 or M-2 Zones shall comply with the yard and setback standards shown in Table 19.34.050 and all other applicable standards in this Title.

^A Required Setback to Contain Roof Drainage. All buildings located closer than five feet (5') from a property line shall be equipped with facilities for the discharge of all roof drainage onto the subject lot or parcel.

^B Residential Buffer. A six-foot (6') masonry wall is required between residential and non-residential uses in accordance with Section 19.50.050 B.

Exceptions to the building heights specified in Table 19.34.040 apply, in accordance with Subsection 19.46.130.K.

The following standards apply to new development of fences, hedges, and walls:

1. Required Setbacks. A fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures is permitted in the required setback of a zone if it meets the following conditions:
   1. No fence, hedge, or wall extends beyond or across a property line without a recorded agreement with the abutting property owner;
   2. Only one fence or wall is allowed per property line. Double fences, walls or combination thereof are prohibited; and
   3. No barbed wire or other sharp, pointed, or electrically charged fence may be erected or maintained, except as approved by the planning commission upon finding that the need for higher security for a specific land use requires security fencing.
2. Height. No fence or wall may exceed seven feet (7’) in height, four feet (4’) in height from the front of the primary structure forward, or three feet (3’) in the sight distance triangle, measured as follows:
   1. In a required yard abutting a street, the total effective height above the finished grade measured on the side nearest the street;
   2. In any other required yard, the total effective height above the finished grade measured on the side nearest the abutting property;
   3. On a property line, measured from the finished grade of either side if the abutting property owners are in agreement; and
   4. A temporary fence on a construction site may be as high as required to protect the property during the period of construction.

It is the responsibility of the applicant to comply with all other standards of Title 19 and all other municipal ordinances, including, without limitation:

1. 19.04: Definitions
2. 19.18: Planned Unit Developments
3. 19.42: Specific Use Standards
4. 19.44: Temporary Use Standards
5. 19.46: Site Development Standards
6. 19.48: Off-Street Parking and Loading  
7. 19.50: Landscaping and Screening
8. 19.52: Signs 
9. 19.56: Flood Plain Regulations
10. 19.58: Geological Hazards