Farr West City Zoning Code
CHAPTER 17
31 INNOVATION COMMERCIAL ZONE ICZ
17.31.010: PURPOSE:
The purpose of the ICZ zone is to encourage responsible and healthy economic development that will promote employment opportunities and encourage industry and commerce within specified boundaries of Farr West City. (Ord. 2024-17)
17.31.020: LOCATION:
The area in which the Innovation Commercial Zone shall be permitted is the area east of I-15 to the Willard Canal and north the southern city boundary to the Heritage Ranch Subdivision. (Ord. 2024-17)
17.31.030: LAND USES:
The Following uses are permitted on the Project. Uses not listed here as permitted are prohibited:
Agriculture.
Assembling in an enclosed building.
Financial services.
Equipment rental in an enclosed building.
Conference and/or event center.
Construction services in an enclosed building. No open or outdoor storage.
Critical Infrastructure facility: data center, data warehousing, data processing.
Educational facilities.
Food and beverage products manufacturing, storage, and distribution.
Hotel.
Laboratory, research and development
Industrial laundry services.
Light manufacturing.
Media service.
Medical service, clinic, pharmaceuticals, research, or laboratory.
Motion picture studio.
Professional Offices
Indoor custom packaging.
Health and fitness center
Printing and publishing facilities.
Public utility substation.
Public or quasi-public uses.
Restaurant.
Retail or shops intended for retail sales of goods or merchandise.
Theaters, amusement, and recreation facilities.
Veterinary or pet related services.
Wholesale and warehousing. (Ord. 2024-17)
17.31.040: DEVELOPMENT STANDARDS:
The following development standards shall apply to the zone.
A. Site Development Standards:
1. Minimum lot area shall be sufficient to provide for the use, adequate parking, landscaping, and other requirements set forth herein.
2. No minimum lot width.
3. Maximum lot size shall be 10-acres.
4. Maximum lot coverage shall be 55% of any lot area covered by a main building and/or accessory building(s) excluding surface areas and/or parking structures.
5. Maximum impervious coverage shall be 80% as measured across the entire Project.
6. Maximum building height shall be fifty (50) feet, measured from the finished grade. Finished grade shall be calculated from the finished elevation of car parking stalls adjacent to the building. Penthouse or roof structures for the housing of elevators, stairways, tanks, ventilating fans or similar equipment required to operate and maintain the building, and fire or parapet walls, skylights, cupolas, solar panels, steeples, flagpoles, chimneys, smokestacks, water tanks, wireless or television masts, theater lofts, silos or similar structures may be erected above the height limit, but no space above the height limit shall be allowed for the purpose of providing additional floor space, and at no time shall the height be greater than 15 feet higher than the maximum height.
7. Minimum front yard setback shall be twenty feet (20') measured from back of street curb.
8. Minimum side yard setback shall be ten feet (10').
9. Minimum rear yard setback shall be ten feet (10').
10. Setbacks adjacent to any residential or agricultural zone shall be equal to or greater than the highest point of the building.
11. Structures constructed for human occupancy shall have equally attractive sides, rather than placing all emphasis on the front elevation of the structure. The same types of building materials shall be used on all four (4) sides, though the amount of material used on each side may vary. Structures shall be designed and arranged with variations in wall surfaces by using such things as varying textures, materials, and planes to avoid a blank wall appearance.
12. Building colors shall be predominantly earth tones. Use of brighter colors, including silvers and other metallic colors, is limited to accents or details on a building and shall not exceed more than ten percent (10%) of the wall surface of each wall.
B. Building Materials: Building walls shall be constructed with materials of durability and quality and limited to the following types of exterior surfaces: Windows shall not be reflective, tinting is permissible provided they do not become reflective as part of the tinting process.
1. Brick.
2. Baked colored architectural metals. In no case shall ribbed metal skin systems typical of pre-engineered metal buildings be permitted.
3. Integral colored split face or honed CMU. Smooth face CMU may be used on portions of the building not visible from public areas.
4. Tilt up wall systems, site cast and plant cast concrete.
5. Stucco including EIFS is limited to architectural detailing surfaces and articulation and are a minimum of eight feet (8') above grade.
C. Screening:
1. All mechanical equipment related to the Project shall be screened from view, either by enclosure or parapet wall.
2. Dumpsters shall be screened from view by concrete screen walls or enclosed within a concrete or masonry enclosure designed to be compatible with the overall project architecture.
3. Outdoor Storage shall be located in the most accessible manner to the side or rear of the main building, provided that such storage does not exceed the height of the screening fence and is screened from the public right of way.
D. Landscaping:
1. Plant Materials to Complement: Selected plant materials shall complement the proposed architecture by adding emphasis to primary points of public access to buildings, by providing shade to commonly used paths for pedestrians and to contrast larger continual planes of the buildings.
2. Screening; Visual/Noise: Landscaping prescribed by the Planning Commission to accomplish other requirements of this title, as in visual screening, noise abatement or other needs based on site conditions may be required as part of, or in addition to, the twenty percent (20%) landscaping requirement.
3. Location: Front setbacks, side setbacks facing the street, and other areas visible to the public are required to be landscaped.
4. Ground Cover: All landscaped areas shall be covered with a minimum three (3) inch layer of decorative rock or other approved medium to allow water to infiltrate the ground and inhibit weed growth. Detention basins shall also be lined with rock.
5. Plant Materials: All Landscaped areas shall be planted with plants that are well-suited to conditions at the project site and may include native and locally adapted shrubs, trees, or ornamental grasses and perennials compatible with xeriscape environment. (Xeriscape is a landscaping method developed especially for arid and semiarid climates the utilizes water-conservation techniques.)
6. Watering: The landscaping plan shall include a secondary water supply. Culinary water shall not be used. The irrigation systems shall be designed to minimize water consumption by using an underground drip or bubble system with an automatic controller.
7. Maintenance: The preservation of the landscaping shall be maintained in a healthy, neat, and orderly condition free of weeds and litter. Diseased or dead plant materials shall be removed and replaced by June 1 if due to winter kill or October 1 if the plant materials die during the summer months. The preservation and maintenance of the landscaping in the park strip areas are the responsibility of the property owner/ tenant.
8. Completion Requirements: Landscaping shall be completed prior to the issuance of the Certificate of Occupancy for the building or structure with which it is associated. In the case of inclement weather that prevents the installation of the required landscaping, the time of completion may be extended, in writing, upon approval of the Chief Building Official.
9. No Interference: Plant materials shall not interfere with anticipated large vehicles using roads and service bay areas.
10. Additional Landscaping Emphasis: Additional landscaping emphasis shall be added to highly visible traffic corridors and lessened emphasis will be required on landscaping adjacent to uses that are geographically removed from highly visible traffic corridors.
11. Plants Lists: Plants shall be selected, with consideration given to specific microclimatic conditions, including sun, shade, solar aspect, the size and growth habit of selected species at maturity and the overall landscape design concept.
12. Landscaping and Open Space Minimum: A minimum twenty percent (20%) open space, trails, landscaping, and parks which shall be measured on a Project-wide basis rather than an individual Parcel basis, and the Public Open Space areas dedicated to the Cities, along with the open space, green space, trails, landscaping, and parks located within the Project will be included in the Project-wide twenty percent (20%) calculation.
E. Parking. Parking shall be provided in accordance with the following ratios:
1. Parking For Professional and Office Buildings: For every one thousand (1,000) square feet of office space, there shall be three (3) parking spaces. ADA accessible stalls will be provided in accordance with applicable laws.
2. Parking For Industrial Buildings: For every one thousand (1,000) square feet of industrial space, there shall be a minimum of one (1) parking space. ADA accessible stalls will be provided in accordance with applicable laws.
Parking For Retail Buildings: For every one thousand (1,000) square feet of industrial space, there shall be a minimum of four (4) parking spaces. ADA accessible stalls will be provided in accordance with applicable laws.
F. Lighting Adjacent to Residential:
1. Light, other than natural light, shall not negatively impact residential or agricultural property.
2. No exterior light pole or light fixture shall be closer than four feet (4') from a residential or agricultural property line.
3. Light fixtures within twenty feet (20') of a residential or agricultural property line shall have a solid cover, from the top of the light fixture and bulb to four inches (4") beyond the bottom of the light fixture and bulb. The cover shall surround the light fixture and bulb for one hundred eighty degrees (180°) on the side of the fixture adjacent to the residential or agricultural property.
4. Exterior lighting twenty feet (20') or more from a residential or agricultural property line shall be directed straight down or away from a residential or agricultural property line.
5. The beam of exterior lighting shall not shine directly onto residential or agricultural property.
6. Other lighting designs and covers may be approved at the sole discretion of Farr West City.
G. Noise Levels Adjacent to Residential:
1. Operational noise levels shall be submitted to and approved by Farr West City prior to final approval of construction documents.
2. Noise from a property in a ICZ zone that is determined to be a nuisance by Farr West City shall be abated by the property owner. (Ord. 2024-17)