Horizon City City Zoning Code
CHAPTER 7
INDUSTRIAL DISTRICTS
§ 701 General.
701.1
General
The purpose of this Zoning District is to provide an attractive area for clean-air Industrial activities, including those uses permitted in the Commercial Zone District.
701.2
Zones Established
The following zones are established:
M-1 | Light Industrial |
M-2 | Heavy Industrial |
(Ordinance 0102 adopted 1/14/03)
§ 702 General Regulations.
702.1
Exterior Standards
The exterior of all structures, walks, driveways and landscaping shall be maintained in good order, repair and condition. All unused land area planned for future building expansion or other purposes shall be maintained and kept free of weeds and unsightly plant growth, rubbish and debris at the expense of the owner. Outside storage of materials must meet the requirements of Ordinance No. 0017 Weeds, Trash, Rubbish & Other Matters [article 8.03 of the Municipal Code]. Land cleared of vegetation shall utilize appropriate fencing to minimize blowing dust and drifting sand.
702.2
Parking Service Area Standards
All parking, loading and unloading facilities shall be off-street and reasonably sufficient to service the business operation, according to Off-Street Parking and Loading Standards required by C-2, Heavy Commercial District: In addition to said requirements there shall be a minimum of 300 square feet of parking per employee at peak shifts. All outside parking and driveways shall be paved with an asphalt or concrete surface and landscaped as specified in the Site Development Plan and in accordance with this ordinance. No loading docks are to be located facing a public street unless it is located at least thirty (30) feet back from the building line.
702.3
Height and Bulk Standards.
702.3.1
702.3.2
Height Standards
A.
For general warehousing use the maximum height in M-1 and M-2 is 60 (sixty) feet unless adjacent to any residential zoning district or use and for all other permitted uses, the maximum height is forty-five (45) feet. Any warehousing use with a height of 45 feet or more that is adjacent to a residential zoning district or use shall comply with the following:
1.
A fifty foot (50') setback adjacent to a residential zoning district or use.
2.
An eight foot (8') rock wall on the high side except that the last two (2) feet may be a combination of wrought iron or other opaque material.
3.
A ten foot (10') landscape buffer consisting of two inch (2") caliper trees at every 15 feet on center within the required fifty foot (50') setback directly adjacent to any residential zoning district or use.
4.
That any hazardous, explosive material or chemical is appropriately stored and permitted by the fire marshal and verified by the building official or designee at the time of building permit submittal to Horizon City.
B.
A maximum height of a building shall not exceed 30 feet from finished grade.
C.
The maximum height will be reviewed as firefighting capability is enhanced.
702.3.3
Lot Standards
Minimum Lot Area: Square feet; 20,000.
Minimum Average Lot Width: Feet; 150.
Minimum Average Lot Depth: Feet; 120.
702.4
Access Standards
The principal means of access shall be from arterial or collector streets. Access points shall be designated to minimize traffic hazard and congestion in accordance with standards as specified in the Appendix of Subdivision Ordinance No. 0035.
702.5
Paved Area Standards
Service drives or other areas shall be provided for off-street loading and so that the process of loading or unloading a truck will not block the passage of other vehicles on the service drive or extend into any fire lane or public or private drive or street used for traffic circulation. The drives, parking areas, loading areas and walks shall be paved with hard, all-weather surface material meeting applicable specification[s] as defined in the Appendix of Subdivision Ordinance No. 0035 All main entrance drives shall be surfaced with concrete from curb or street edge to property line. Curbs must be saw cut where applicable. All areas of land used for parking and/or loading and unloading must be paved with a hard surface with a minimum of hot mix (asphalt) as the overlay. All areas for storage of vehicles must be paved with a minimum of double penetration. Fire lanes must be approved by the District Fire Chief of Emergency Service District #1.
702.6
Landscaping Standards
Any part of the project area not used for building or other structures or loading and access ways shall be landscaped in accordance with a landscaping plan that meets the requirements specified in other sections of this ordinance. Landscaping methods and techniques that support water conservation (e.g., Xeriscape) are recommended.
702.8
Refuse Storage Standards
Refuse storage containers or refuse storage areas shall be utilized in a manner that complies with the requirements of Town of Horizon City Ordinance No. 0017 Weeds, Trash, Rubbish & Other Matters [article 8.03 of the Municipal Code].
702.9
Drainage Standards
Provision for proper drainage shall be stated in the Site Development Plan.
702.10
Industrial Site Development Procedures
702.10.1
General Procedures
(A)
A site development plan complying with the requirements of this ordinance shall be required. All industrial site and grading plans are to be reviewed by the City Engineer before issuance of a building permit and the commencement of construction.
Individuals or parties interested in developing industrial sites within the areas so zoned in the Town of Horizon City must submit an Application for Site Development consisting of the following:
1.
Site plan showing all proposed site improvements and a map of the vicinity.
2.
Complete building plans showing plans, elevations, sections and details of all building improvements. Industrial Building Plans must be signed and sealed by a Registered Architect/Registered Structural Engineer licensed in Texas.
3.
Grading and Drainage Plan prepared by a registered Professional Engineer licensed in Texas and in accordance with the City’s design standards.
4.
Project letter describing the proposed use of the property; the type of development; and the character and conditions in the project vicinity that makes the property appropriate for the proposed use.
5.
Any engineering fees incurred during this project with the City Engineer will be passed along to the individuals or parties submitting the above and should be paid to the City within thirty (30) days of receipt.
(B)
If the project is to be accomplished as a series of development units, a detailed site development plan of a proposed unit shall be submitted with a general site plan and a schedule of phasing provided.
This guide is offered to assist with the orderly development of the industrial subdivisions in the Town of Horizon City. It is not intended as a replacement for information or requirements stipulated in the City’s Subdivision, Zoning and Grading Ordinances. |
702.10.2
Procedures for Industrial Site Development. In order to cover the administrative and general expenses related to processing and reviewing industrial site development applications, the Owner/Developer shall remit the following fees to the City before the review or approval of the site development plan:
(A)
Site Development Application Processing Fees. (Due with plans for engineering review): As set forth in the fee schedule adopted by the City Council.
(B)
Grading Permit Fees. See Ordinance #0034 Construction Grading [article 3.05 of the Municipal Code].
(C)
Engineering Review Fees. (To be reimbursed to the City within thirty days of receipt)
All fees are nonrefundable. All fees are payable to the Town of Horizon City.
702.10.3
Review and Approval Process
(A)
General. To assist in every way with the expedient completion of new businesses, the following procedure has been developed:
(B)
Process. The Town of Horizon City’s review and approval process for Industrial Site Development is as follows:
1.
Property Owner/Developer submits Site Development Plan to City;
2.
City Engineer and Building Official review and comment on, or approve proposed site plans;
3.
City Engineer reviews and comments on, or approves the Grading and Drainage Plan and City Building Official issues Grading Permit;
4.
City Building Official reviews and comments on, or approves the Building Plan and issues Building Permit;
5.
After approval is received from City Engineer and City Building Official, and permits are issued, Property Owner/Developer may proceed with construction of site improvements.
(C)
Typical Schedule For Review Approval Process. Town of Horizon City Engineer and Building Official typically require thirty (30) days for above review and approval of Site Development applications. Applications requiring resubmitting or additional information will require additional review time.
Note: Approved site plans for Industrial Site Developments are VOID if construction is not started within one (1) year after plan approval. |
(D)
Applicable Design Standards. All site improvements must conform to the City’s Design Standards. The premises shall be used only for light manufacturing, processing, storage, and professional research and development activities conducted within an enclosed structure or in an open yard that can be screened from neighboring properties, serviced by trucks or other vehicles. No use is allowed which is objectionable by reason of noise, odor, vibration, smoke or other hazardous nature of the operation.
702.11
Utilities Service
Each industrial site development shall be adequately served by essential utilities and public services such as water and sanitary sewer.
(Ordinance 0102 adopted 1/14/03; Ordinance 0102-036 adopted 1/10/2023; Ordinance 0102-037 adopted 11/14/2023)
§ 703 M-1.
703.1
Land Use
The premises shall be used only for light manufacturing, processing, storage, and professional research and development activities conducted within an enclosed structure or in an open yard that can be screened from neighboring properties. No use is allowed which is objectionable by reason of noise, odor, vibration, smoke or other hazardous nature of operation.
703.2
Permitted Uses
A building or land shall be used only in accordance with an approved site plan, (see Procedure for Industrial Site Development contained herein [section 702.10]), for any use which is compatible with the general nature and patterns of permitted uses as outlined in this ordinance and subject to the requirements and provisions of this document as well as other ordinances of the City.
The list below is not all-inclusive but serves as an explanatory list for similar types of permitted businesses:
A.
Packaging;
B.
Wholesale Sales;
C.
Labs;
D.
Research and Development (R&D);
E.
Light Manufacturing (less than 25 employees);
G.
Assembly Plants;
H.
C-1 and C-2 Business by Specific Use Permit (SUP) only;
I.
Communication Towers;
J.
Ground-mounted Cellular Telecommunications Support Structures with Appurtenant Antennas and equipment storage facilities provided the following restrictions are met:
1.
The antenna support base shall meet the yard standards of the district, except that where the antenna support structure abuts a residential district, a setback of one foot for each foot of height, measured from the antenna support structure base to the adjacent residentially zoned property line.
2.
The maximum height of the cellular antenna support structure and appurtenant antennas shall be determined by FAA requirements.
3.
See Appendix I [1] for additional requirements.
[1]
Editor’s Note: Appendix I is included as an attachment to this chapter.
K.
Ground-mounted radio or television broadcasting antenna support structures, with appurtenant antennae and equipment storage facilities complying with the following standards:
1.
The antenna support base shall be set back from any residential district or residential use one foot for each foot of height, measured from the antenna support base to the property line. The maximum height limits shall be set by the Federal Communications Commission (FCC) and Federal Aviation Administration (FAA) license requirements.
2.
See Appendix II [2] for additional requirements.
[2]
Editor’s Note: Appendix II is included as an attachment to this chapter.
L.
Roof-mounted cellular telecommunications antenna support structures with appurtenant antenna and equipment storage facilities with the following restrictions:
1.
The cellular telecommunications antenna support structure and appurtenant antennas shall not exceed thirty (30) feet in height above the existing roofline.
2.
The cellular telecommunications antenna support structure and appurtenant antenna shall not exceed seventy-five (75) feet in height. If the applicant cannot comply with the setback and height limits, a Specific Use Permit (SUP) application must be submitted and approved by City Council, however in no instance shall the height exceed one hundred (100) feet.
3.
See Appendix I [3] for additional requirements.
[3]
Editor’s Note: Appendix I is included as an attachment to this chapter.
M.
Facility-mounted cellular telecommunications antennas and equipment storage facilities subject to the following restrictions:
703.3
703.4
Prohibited Uses
All uses other than permitted uses and permitted accessory uses are prohibited unless presented to and approved by City Council as a Specific Use Permit (SUP). These uses may be permitted if approved by the City Council, with or without condition, following a report by the Planning and Zoning Commission in accordance with the procedures, guides and standards of the applicable ordinance.
703.5
Land to Building Ratio Standards
A building may cover a maximum of fifty percent (50%) of the site.
(Ordinance 0102 adopted 1/14/03; Ordinance 0102-023 adopted 4/8/08; Ordinance 0102-032 adopted 2/24/15; Ordinance 0102-037 adopted 11/14/2023)
§ 704 M-2.
704.1
Land Use
The premises shall be used for all other types of manufacturing not included in the definition of light manufacturing. No use is allowed which is objectionable by reason of noise, odor, vibration, smoke or other hazardous nature of operation.
704.2
Permitted Uses
A building or land shall be used only in accordance with an approved site plan (see Procedure for Industrial Site Development contained herein) for any use that is compatible with the general nature and patterns of permitted uses as outlined in this ordinance and subject to the requirements and provisions of this document as well as other ordinances of the Town of Horizon City.
The list below is not all-inclusive but serves as an explanatory list for similar types of permitted businesses.
A.
Stadiums and Arenas;
B.
Breweries;
C.
Liquid Fertilizer Manufacturing;
D.
Carpet Manufacturing;
E.
Monument Works;
F.
Regional Recycling Centers;
G.
Auto Dismantling Yard;
H.
Alcohol Manufacturing;
I.
Cotton Gin;
J.
Paper Manufacturing;
K.
Quarries;
L.
Salt Works;
M.
Petroleum Refining;
N.
C-1 and C-2 uses by Specific Use Permit (SUP) only;
O.
Cellular telecommunications antenna support structures, with appurtenant antennas and equipment storage facilities as allowed in M-1, subject to the restrictions of M-1 and to the requirements of Appendix I.[1]
[1]
Editor’s Note: Appendix I is included as an attachment to this chapter.
P.
Ground-mounted radio and television broadcasting antenna support structures with appurtenant antennas and equipment facilities as allowed in M-1, subject to the restrictions of M-1 and the requirements of Appendix II.[2]
[2]
Editor’s Note: Appendix II is included as an attachment to this chapter.
Q.
M-1 uses.
704.3
Prohibited Uses
All uses other than permitted uses and permitted accessory uses are prohibited unless presented to and approved by City Council as a Specific Use Permit (SUP). These uses may be permitted if approved by the City Council, with or without condition, following a report by the Planning and Zoning Commission in accordance with the procedures, guides and standards of the applicable ordinance.
(Ordinance 0102 adopted 1/14/03; Ordinance 0102-032 adopted 2/24/15)
§ 705 Permitted Accessory Uses in M-1 and M-2 Zones.
The following are permitted accessory uses in M-1 and M-2 Zones. Building permits shall be obtained for construction in accordance with Section 103 of this Ordinance.
A.
Enclosed storage of office supplies or merchandise normally carried in stock in connection with a permitted office, business or commercial use.
B.
Keeping of pets for personal use or enjoyment, and not as a business.
C.
Federally licensed amateur and CB radio stations complying with FCC regulations. Installations of radio towers and mast shall require a building permit.
D.
Residential-type television or receiving antenna, roof-mounted, and not exceeding twenty (20) feet in height above the highest point on the roof.
E.
Covered and uncovered accessory off-street parking and loading spaces.
F.
Satellite receiving dish or other satellite receiving antenna conforming to existing ordinances.
G.
Gasoline, diesel and/or other fueling pumps, pump islands and related canopies.
H.
Automatic Teller Machine (ATM).
I.
Snow cone, shaved ice stand or trailer.
J.
Vending Machines.
K.
Reverse Vending Machines.
L.
Refuse container areas.
M.
Shade structures, to include, but not limited to, detached covered patios, canopies, and pergolas.
(Ordinance 0102-032 adopted 2/24/15)