Chapter 17.51
WAREHOUSE FARMING OVERLAY ZONE
Sections:
17.51.010 Purpose and objective.
17.51.010 Purpose and objective.
The purpose and objective of this chapter is to allow for large scale farming/cultivation operations within enclosed structures with reasonable separation from residential and other incompatible land uses. This overlay creates standards for warehouse farming operations, ensuring compatibility with surrounding land uses.
This overlay shall only be applied to agricultural and industrial zones as defined in Chapters 17.20 and 17.40 EMMC. This overlay shall not abut or adjoin a residential zoning district as defined in Chapter 17.25 EMMC. This overlay shall be applied to areas of the city so that development within in it under this chapter will not unreasonably negatively impact the use of land in the adjoining district(s). Preferred overlay zoning locations include those with existing agricultural or industrial uses that include similar negative impacts such as odor, noise, and traffic (e.g., a sewage treatment facility or food processing plant). The standards and processes of the base or underlying zone(s) shall be applicable unless superseded by this zone’s standards. [Ord. O-19-2020 § 2 (Exh. A)].
17.51.020 Definitions.
“Cannabis production establishment” means a person and/or facility that grows or intends to grow cannabis and holds a valid cannabis cultivation facility license issued by the state of Utah in accordance with Title 4-41a, Utah Code Annotated.
“Warehouse farm” means using indoor farming techniques and environmental control features, including but not limited to control of light, humidity, temperature, and fertigation to grow crops indoors. Also referred to as “vertical farming” and “hydroponic farming.” [Ord. O-19-2020 § 2 (Exh. A)].
17.51.030 Allowed uses.
In addition to the allowed uses in the underlying zone the following uses shall be allowed within the warehouse farming overlay zone as permitted uses in accordance with standards provided in EMMC 17.21.060:
A. Cannabis production establishment or cannabis cultivation facility.
B. Warehouse farm. [Ord. O-19-2020 § 2 (Exh. A)].
17.51.040 Setbacks.
A. Warehouse farms are required to comply with the setback provisions in the underlying zone, unless modified setbacks are approved by the city council.
B. Cannabis Production Establishment. In addition to complying with underlying setback provisions shall also be set back a minimum of 1,000 feet from:
1. Schools (public or private);
2. Religious buildings (including churches, synagogues, mosques, and/or any other place of worship);
3. Daycares or preschools;
4. Any public or private park;
5. Any property zoned predominantly for residential uses;
6. The nearest dwelling unit (even if located within a zone not primarily for residential development).
Distances will be measured following the shortest route of ordinary pedestrian or vehicular travel. [Ord. O-19-2020 § 2 (Exh. A)].
17.51.050 Standards.
The following standards are intended to provide detail regarding the structures located within the warehouse farming overlay zone:
A. Architectural Standards.
1. Buildings shall maintain a contemporary appearance. Architectural detailing shall feature clean lines and elements, vertical and horizontal articulation or modulation (stepping portions of the façade), and use of textures and materials to reduce the apparent scale of large building walls. Metal may be used along with other building materials.
2. Warehouse farming shall take place inside permanent structures and shall not be allowed in shipping containers (stacked or unstacked), unless located inside a larger permanent structure.
B. Building Heights. Buildings shall be no taller than 35 feet.
C. Cannabis Cultivation Standards. A cannabis production establishment shall also comply with the following standards:
1. Maintain full compliance with all state regulations;
2. Provide a single, secure public entrance;
3. Provide a security system with a backup power source that detects and records entry into the cannabis production establishment and provides notice of an unauthorized entry to law enforcement when the cannabis production establishment is closed;
4. A lock or equivalent restrictive security feature on any area where the cannabis production establishment stores cannabis or a cannabis product;
5. Outdoor signs on the building may include only the cannabis production establishment’s name and hours of operation and a green cross. Signs must also comply with all regulations in Chapter 17.80 EMMC;
6. Utilize an air filtration and ventilation system or odor mitigation technology (such as activated carbon filtration and electrostatic precipitation or negative ion generation) to appropriately mitigate odors from impacting surrounding uses. The system shall prevent odors generated from the facility from escaping onto neighboring properties, such that the odor cannot be reasonably detected by a person of normal sensitivity at the property line. [Ord. O-19-2020 § 2 (Exh. A)].