1. T-M zone. The purpose of the T-M zone is to provide for and encourage the development of well-planned and designed technological and manufacturing parks characterized by uses such as research, development, office, data centers, light manufacturing, fabrication, processing, storage, and wholesale distribution. These zones are to be located in proximity to adequate transportation facilities and infrastructure so that the needs of these users may be met in an efficient manner with consideration to adjoining uses, whether uses are existing or included in the general plan.
2. M-1 zone. The purpose of the M-1 zone is to provide areas in the city for uses such as research, development, office, data centers, light manufacturing, fabrication, processing, storage, warehousing and wholesale distribution uses.
3. M-2 Zone. The purpose of the M-2 Zone is intended to ensure that the city continues to encourage a broad mix of industry which requires large areas for uses which may have some noise or other byproducts, but does not pose a threat to the environmental, safety, or aesthetic quality of the community.

(Code 2023, § 10-13-1; Ord. No. 2017-54, 12-13-2017; Ord. No. 2022-24, 6-8-2022)

The provisions of this chapter shall apply to real property located in a manufacturing zone as shown on the official zoning map.

(Code 2023, § 10-13-2; Ord. No. 2017-54, 12-13-2017)

Certain words and phrases in this chapter, including uses, are defined in HCC chapter 10-3.

(Code 2023, § 10-13-3; Ord. No. 2017-54, 12-13-2017)

1. Permitted and conditional uses. Permitted and conditional uses allowed in manufacturing zones shall be as set forth on the table of uses in HCC chapter 10-16. Permitted and conditional uses are indicated by "P" or "C," respectively. Uses not permitted are indicated by an empty box.
2. Accessory uses. Permitted and conditional uses set forth in HCC chapter 10-16 on the table of uses shall be deemed to include accessory uses and activities customarily associated with and incidental and subordinate to a permitted or conditional use, subject to applicable provisions of this title.
3. Prohibited uses. Any use not shown on the table of uses shall be prohibited unless the community development director determines the use is substantially the same as a permitted or conditional use as provided in HCC 10-5-9.
4. Businesses and uses; conditions.
   1. Metal buildings shall be prohibited.
   2. Outdoor storage of materials, products and equipment in the T-M zone shall be allowed only when incidental to an allowed use. Outside storage shall be screened by a minimum six-foot-high decorative precast masonry wall consistent with fencing requirement set forth in HCC chapter 10-21.
   3. All outside storage shall be screened by a minimum six-foot-high decorative precast masonry wall consistent with fencing requirement set forth in HCC chapter 10-21. No storage of material may exceed the height of the provided screening fence.

(Code 2023, § 10-13-4; Ord. No. 2017-54, 12-13-2017; Ord. No. 2022-24, 6-8-2022)

1. Generally. The use and development of land located in manufacturing zones shall be approved according to applicable administration and development review procedures set forth in HCC chapter 10-5.
2. Site plan approval. Any development in manufacturing zones shall be subject to approval of a site plan as provided in HCC 10-5-11.
3. Conditional use approval. The conditional use permit procedure set forth in HCC chapter 10-5 shall be applied to industrial development over one acre in the M-1 or M-2 zone.
4. Ownership. All master-planned development shall be under unified control at the time of application and shall be planned and developed as a whole to provide for full supervision and control of development, and to ensure conformance with these provisions and all conditions imposed upon development plans.
5. Master plan required for T-M zone. All development in the T-M zone shall require submission of a master plan for review by the planning commission.
   1. The master plan review shall include, but not be limited to, architectural design and theme, building materials, building elevations, lighting, signage, landscaping, parking, vehicular, bike and pedestrian access and paths, accessory structures, nuisance factors, and natural and man-made hazards. The conditional use permit procedure set forth in HCC 10-5-10 shall be used to approve the master plan.
   2. The master plan shall establish where types of uses will be located and the compatibility of adjacent uses in the development. The master plan should create natural buffering through the location of compatible uses and should include the following elements:
      1. Building orientation, size, height, and type;
      2. A land use plan that determines where technology, manufacturing, office, and commercial uses will be located;
      3. Identification of buffering, screening, or distance used to mitigate possible noncompatible uses;
      4. Parking areas, internal traffic patterns, and vehicle access to the site, including designated truck routes;
      5. Engineering issues, including grading, drainage, sewer, and other utilities; and
      6. Compatibility with uses on adjacent properties, whether uses are existing or included in the general plan.
6. Zoning conditions. Zoning conditions, as provided in HCC 10-5-8(F), may be placed on property at the time of zoning to restrict or prohibit uses or building heights that would not be compatible with adjoining uses, notwithstanding whether such uses are existing or future uses as shown in the general plan.
7. Development agreement. Development in the T-M zone may require a development agreement to be reviewed and approved by the city council.

(Code 2023, § 10-13-5; Ord. No. 2017-54, 12-13-2017; Ord. No. 2021-18, 8-11-2021; Ord. No. 2022-24, 6-8-2022)

1. Generally. The use and development of land located in manufacturing zones shall conform to the standards set forth in this section and in HCC 10-13-7, chart 10-13, except as may be authorized by another provision of this title.
2. Design criteria. All development, including accessory buildings, in the T-M zone and all retail development in the M-1 zone shall comply with the development standards set forth in HCC 10-12-6. The following additional requirements shall apply in the T-M zone:
   1. Development shall conform to the master plan approved pursuant to HCC 10-13-5(E) and any applicable zoning conditions.
   2. Metal buildings shall be prohibited.

(Code 2023, § 10-13-6; Ord. No. 2017-54, 12-13-2017)

To the extent that use and development of land located in manufacturing zones includes any matter governed by other applicable regulations set forth in this title, such regulations shall apply in addition to the requirements of this chapter.

CHART 10-13. MANUFACTURING ZONE DEVELOPMENT STANDARDS

1. Minimum lot area and width.
   
   

   Zone	Lot Area	Lot Width
   T-M	None	None
   M-1	None	None
   M-2	None	None

2. Minimum yard for all buildings.
   
   

   Zone	Front Yard	Side Yard	Rear Yard
   T-M	Determined as part of master plan	Determined as part of master plan, but in no case less than 30 feet
   M-1	None	None, except as follows: Any commercial or industrial building or structure from a street: 20 feet when adjacent to residential zone, or match the height of the building.	None, except 20 feet when adjacent to the residential zone, or match the height of the building.
   M-2	10 feet	None, except as follows: Any commercial or industrial building or structure from a street: 20 feet when adjacent to residential zone, or match the height of the building.	None, except when adjacent to residential zone, then setback must equal height of building.

3. Maximum building height.
   
   

   Zone	All Buildings
   T-M	Determined as part as master plan
   M-1	50 feet
   M-2	None, except 50 feet when adjacent to non-manufacturing zone.

4. Lot coverage for all buildings.
   
   

   Zone	Maximum Coerage
   T-M	70% of lot or parcel
   M-1 & M-2	80% of lot or parcel

(Code 2023, § 10-13-7; Ord. No. 2017-54, 12-13-2017; Ord. No. 2022-24, 6-8-2022)