Farr West City Zoning Code
CHAPTER 17
40 M-1 MANUFACTURING ZONE
17.40.010: PURPOSE:
The M-1 Manufacturing Zone is established to provide areas in the City where processing, assembling, manufacturing, and warehousing activities may take place, and for incidental service facilities to serve the manufacturing uses. The zone is intended to encourage the orderly growth of the city and its economic base. (Ord. 2024-02: Ord. 2014-04)
17.40.020: PERMITTED USES:
The following uses are permitted in the M-1 Zone:
All permitted uses in the C-2 General Commercial Zone.
Assembling.
Boat building and repair.
Construction services.
Major and minor Automotive repair, detailing and body work.
Packaging.
Building materials sales with no bulk soil, rock, and aggregate sales, storage, or processing.
Motor/recreation vehicle sales and service.
Warehousing and storage units.
Sexually oriented businesses, subject to the requirements of title 5, chapter 5.10 of this Code. (Ord. 2024-02: Ord. 2017-04)
17.40.030: CONDITIONAL USES:
A. Permits for conditional uses shall be authorized only upon recommendation by the Planning Commission and approval by the City Council.
B. The Planning Commission review of conditional uses shall be made with the general purpose of guiding and accomplishing a coordinated, adjusted, and harmonious development in accordance with existing and future needs of the city. In making a recommendation on conditional uses, the Planning Commission shall consider the existing site zoning, the Zoning Ordinances, the approved General Plan, and the use of the surrounding property; the present and future requirements for streets, off street parking, and on street parking in relation to exits and entrances from public streets, pedestrian and vehicular traffic circulation, availability of water and other utilities, and other public requirements including the health, safety and welfare of the citizens of the city. The City Council, upon recommendation by the Planning Commission or on its own motion, may impose reasonable conditions as are necessary to protect the rights of surrounding property owners and tenants and to carry out the purposes of this chapter and characteristics of this zone.(Ord. 2024-02: Ord. 2018-02: Ord. 17-06)
17.40.040: BASIS FOR ISSUANCE OF CONDITIONAL USE PERMIT:
A conditional use permit shall not be authorized unless a public hearing is held, and evidence is presented to establish:
A. That the proposed use of the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the community; and
B. That such use will not, under the circumstances of the particular case and the conditions imposed, be detrimental to the health, safety and general welfare of persons nor injurious to property or improvements in the community, but will be compatible with and complementary to the existing surrounding uses, buildings, and structures when considering traffic generation, parking, building design and location, landscaping and signs; and
C. That the proposed use will comply with the regulations and conditions specified in this title for such use; and
D. That the proposed use conforms to the goals, policies and governing ordinances and principles and land use of the General Plan for Farr West City; and
E. That the proposed use will not lead to the deterioration of the environment, or ecology of the general area, nor will produce conditions or emit pollutants of such a type or of such a quantity to detrimentally affect, to any appreciable degree, public or private property including the operation of existing uses thereon, in the immediate vicinity or the community or area as a whole. (Ord. 2010-03)
The following conditional uses shall be permitted only after approval has been given by the City Council upon recommendation by the Planning Commission:
Contractor’s equipment storage yard or equipment rental.
Dry cleaning and laundry facilities.
Indoor firearms/archery range.
Laboratory.
Liquor stores.
Manufacture, compounding, processing and packaging.
Medical and dental facilities.
Medical research facility.
Metal plating, metal anodizing, metal polishing.
Primary metal industries.
Processing.
Public utility production.
Public and quasi-public uses.
Research and development.
Trucking businesses.
Wireless telecommunications facilities, subject to chapter 17.50 of this title. (Ord. 2024-02)
No residential uses shall be permitted in the M-1 Zone, except as part of a business enterprise that is either required by law to always have someone on site or where such on-site residence is customary in the industry.
Hazardous products: Gaseous or Liquid nonfood products that are, or have the potential of being combustible, explosive, poisonous or infections, radioactive or otherwise hazardous or capable of posing a risk to health, safety, property, or environment. (Ord. 2024-02: Ord. 2017-04)
17.40.060: SITE DEVELOPMENT STANDARDS:
A. Front and side yard setbacks from a public dedicated street: Twenty feet (20').
B. Side yard setback (adjacent to manufacturing or commercially zoned property): As required in the adopted building code.
C. Rear yard setback (adjacent to manufacturing or commercially zoned property): As required in the adopted building code.
D. Side yard setback (adjacent to residentially zoned property): Twenty feet (20').
E. Rear yard setback (adjacent to residentially zoned property): Twenty feet (20').
F. Lot of area and width: As required in the adopted zone.
G. Minimum height: Eight feet (8') or one story whichever is greater.
H. Maximum height: No requirement.
17.40.070: ADDITIONAL REQUIREMENTS:
A. Landscaping:
1. Area Requirements: An area of not less than ten percent (10%) of the site as depicted on the site plan shall be landscaped with live plantings. The perimeter area and slopes of retention/detention basins may be included as part of the landscape area if landscaped. The park strip between any public street and the site, whether existing or proposed, is the responsibility of the site property owner/ tenant to maintain.
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 ten percent (10%) 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.
B. Outside Storage: Any part of a lot used for the storage of equipment, merchandise, parts, or other items, if not in an enclosed building or if visible from the frontage, shall be enclosed by a sight obscuring wall or fence with a minimum height of six feet (6').
C. Dust and weeds shall be controlled in all areas not covered by landscaping or pavement.
17.40.080: M-1 ZONE ADJACENT TO A RESIDENTIAL OR AGRICULTURAL ZONE:
A. Set back from any residential or agricultural zone:
1. Setbacks adjacent to any residential or agricultural zone shall be equal to or greater than the highest point of the building.
2. The minimum setback is twenty (20) feet.
B. Outside storage and staging of pallets, products, equipment, and materials are not allowed.
C. Lighting:
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.
D. Noise Levels:
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 M-1 zone that is determined to be a nuisance by Farr West City shall be abated by the property owner.
E. Walls/barriers: A solid visual wall/barrier at least eight feet (8') in height shall be erected along all property lines in common with residential or agricultural zoned property. The type and materials of such wall shall be approved by the planning commission as a part of the site plan review. See chapter 17.46
of this title and Ord. 2022-06. (Ord. 2024-02: Ord. 2022-06)