Highlighted below: 13 of 17 extracted standards. Sections and highlights carry their own anchors. The rest quote wording that differs from this rendering of the text.
ARTICLE VI#
Business and Industrial Zoning Districts#
[Amended 2-13-2008; 5-12-2010; 9-26-2012; 1-8-2020; 5-10-2023; 12-13-2023]
Part 601 — Dimensional and Intensity Requirements#
§ 165-601.01 Intent.#
The following tables describe the business and industrial zoning districts in Frederick County, the intent of those districts and the uses allowed in each district. Standard industrial classification numbers are provided for particular uses to assist the Zoning Administrator in classifying uses. Determining whether a particular use should be classified under a particular category remains subject to interpretation on the part of the Zoning Administrator.
§ 165-601.02 Dimensional and intensity requirements.#
[Amended 12-10-2008; 11-18-2009; 11-13-2013; 3-8-2023]
The following table describes the dimensional and intensity requirements for the business and industrial districts:
| Requirement | B1 | B2 | B3 | TM | M1 | M2 |
|---|---|---|---|---|---|---|
| Front yard setback on primary or arterial highways (feet) | 50 | 50 | 50 | 50 | 75 | 75 |
| Front yard setback on collector or minor streets (feet) | 35 | 35 | 35 | 35 | 75 | 75 |
| Side yard setbacks (feet) | - | - | 15 | 15 | 25 | 25 |
| Rear yard setbacks (feet) | - | - | 15 | 15 | 25 | 25 |
| Floor area to lot area ratio (FAR) | 0.3 | 1.0 | 1.0 | 2.0 | 1.0 | 1.0 |
| Minimum landscaped area (percentage of lot area) | 35 | 15 | 25 | 15 | 25 | 15 |
| Maximum height (feet) | 35 | 35 | 35 | 60* | 60* | 60* |
*The Board of Supervisors may waive the sixty-foot height limitation, provided that it will not negatively impact adjacent uses. In order to consider the waiver, the applicant must submit all information and adhere to requirements specified by § 165-204.28. In no case shall any structure exceed 150 feet in height.
§ 165-601.03 Minimum landscaped area.#
[Amended 9-26-2012]
In the B2 Business General Zoning District, the Board of Supervisors may require that more than 15% of the area of a site shall be landscaped in order to meet the intent of this chapter. Additional landscaped areas may be required to ensure that all unused areas are landscaped and to improve the general appearance and use of the site. In no case shall more than 25% of the site be required to be landscaped in the B2 Business General Zoning District.
Part 602 — B1 Neighborhood Business District#
§ 165-602.01 Intent.#
The intent of this district is to provide small business areas to serve the daily household needs of surrounding residential neighborhoods. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. Uses allowed primarily consist of limited retailing, convenience, and personal service uses. Business uses in this district should be small in footprint and should not produce substantial vehicle traffic in excess of what is usual in the residential neighborhoods.
§ 165-602.02 Allowed uses.#
[Amended 7-10-2024]
Uses allowed in the B1 Neighborhood Business District are as follows:
| Allowed Uses |
|---|
| Veterinary services for animal specialties (excluding horses), with all activities and animals kept within a fully enclosed primary structure |
| Miscellaneous Retail Stores including Food, Drug, Health, and Personal Care, excluding Fruit and Vegetable Stands |
| Offices of Real Estate, Finance, and Insurance |
| Personal and Laundry Services excluding Industrial Launderers |
| Death Care Services excluding cemeteries |
| Offices of Physicians, Dentists and Other Health Practitioners |
| Adult and Child Day-Care Facilities |
| Religious, Grantmaking, Civic, Professional, and Similar Organizations |
| Public Administration and Government Buildings, including fire and ambulance services |
| Public Utilities excluding power generating facilities |
| Residential uses which are accessory to allowed business uses |
| Parks |
| Food Services, Restaurants and Other Eating Places excluding drive-thru facilities |
| Fitness and Recreational Sports Centers no larger than 10,000 square feet |
Part 603 — B2 General Business District#
§ 165-603.01 Intent.#
The intent of this district is to provide large areas for a variety of business, office and service uses. General business areas are located on arterial highways at major intersections and at interchange areas. Businesses allowed involve frequent and direct access by the general public but not heavy truck traffic on a constant basis other than that required for delivery of retail goods. General business areas should have direct access to major thoroughfares and should be properly separated from residential areas. Adequate frontage and depth should be provided, and access should be properly controlled to promote safety and orderly development. Nuisance factors are to be avoided. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-603.02 Allowed uses.#
[Amended 7-10-2024]
Allowed uses shall be as follows:
| Allowed Uses |
|---|
| Veterinary services with all activities and animals kept within the fully enclosed primary structure, excluding livestock |
| Pet Care (excluding Veterinary) Services, with all activities and animals kept within fully enclosed primary structure |
| Wired and Wireless Telecommunication Carriers (excluding Satellite) |
| Broadcasting and Content Providers |
| Building Materials and Garden Equipment Supplies Dealers |
| Retail Trade excluding Manufactured (Mobile Home) Dealers and Tire Dealers |
| Food and Beverage Retailers, excluding Fruit and Vegetable Stands |
| Motor Vehicle and Parts Dealers |
| Gasoline Stations with or without Convenience Stores, excluding Fuel Dealers |
| Automotive Oil Change and Lubrication Shops |
| Food services, Restaurants and Other Eating Places |
| Offices of Real Estate, Finance, and Insurance |
| Hotels and Motels, Dormitories, Rooming/Boarding Houses, and Travelers accommodations excluding RV Parks and Camps |
| Personal Care Services including Hair, Nail, Beauty Salon, and Barber Shops, excluding Escort Services; Turkish Baths; and Steam Baths |
| Coin-Operated Laundries and Drycleaners |
| Death Care Services excluding Cemeteries |
| Professional, Scientific, and Technical Services, excluding the following: Outdoor Display Advertising, Research and Development Services, and Test Laboratories including General Business Offices |
| Services to Building and Dwellings including Pest Control, Janitorial Services, and Carpet Cleaning Services excluding Landscape Service and Product Sterilization |
| Car washes |
| Personal and Household Goods Repair and Maintenance excluding Motorcycle Repair |
| Consumer Goods Rental excluding Lawn and Garden equipment |
| Movie Theaters, excluding Drive-In Theatres |
| Amusement, Arts, Gambling, and Recreation Industries excluding Amusement Parks, Theme Parks, and Outdoor Shooting |
| Commercial Sport and Recreation Clubs (as defined) |
| Health Care Services including Skilled Nursing Facilities |
| Adult and Child Day-Care facilities |
| Model Homes Sales Offices |
| Self-Service Storage Facilities |
| Public Administration and Government Support Buildings, including Fire and Ambulance Services |
| Public Utilities excluding energy-generating facilities |
| Residential uses which are accessory to allowed business uses |
| Parks |
| Religious, Grantmaking, Civic, Professional, and Similar Organizations |
| Libraries |
| Household Appliances and Electrical and Electronic Goods Merchant Wholesalers excluding accessory outdoor storage |
| Hardware, and Plumbing and Heating Equipment and Supplies Merchant Wholesalers excluding accessory outdoor storage |
| Social Assistance Services excluding services that offer residential or housing accommodations |
| Technical and Trade Schools |
| Conference/Event Center (as defined) |
Part 604 — B3 Industrial Transition District#
§ 165-604.01 Intent.#
The intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-604.02 Allowed uses.#
[Amended 7-10-2024; 4-9-2025]
Allowed uses are as follows:
| Allowed Uses |
|---|
| Veterinary services with all activities and animals kept within the fully enclosed primary structure excluding livestock. |
| Pet Care Services (excluding Veterinary), with all activities and animals kept within the fully enclosed primary structure |
| Landscape and Horticultural Services |
| Offices and Storage Facilities for Building Construction Contractors, Heavy Construction Contractors and Special Trade Contractors |
| Commercial Printing |
| Transit and Ground Passenger Transportation and related support activities |
| Truck Transportation and related support activities |
| Air Transportation and related support activities |
| Travel Arrangement and Reservation Services |
| Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television, and other satellite communications. |
| Electric, Gas, and other utility facilities and offices excluding Sanitary Services |
| Warehousing and Storage |
| Advertising Specialties - wholesale |
| Building Materials, Hardware, Garden Supply, and Retail Nurseries |
| Manufactured (Mobile) Home Dealers |
| Motor Vehicle and Parts Dealers |
| Gasoline Stations, with or without, Convenience Stores excluding Fuel Dealers |
| Wholesale Trade Businesses excluding livestock, farm products, mining and chemical storage |
| Food and Beverage Retailers |
| Food Services, Restaurants and Other Eating Places |
| Industrial Launderers, Dry-Cleaning and Laundry Services |
| Administrative and Support Services |
| Professional, Scientific, and Technical Services including Testing Laboratories and General Business Offices |
| General Automotive, Motorcycle, and Truck Repair, Services and Parking |
| Personal and Household Goods Repair and Maintenance |
| Electronic Precision Equipment Repair and Maintenance |
| Movie Theaters, including Drive-In Theaters |
| Amusement, Arts, Gambling, and Recreation Industries excluding the following: Amusement Parks or Theme Parks and Outdoor Shooting Ranges |
| Self-Service Storage Facilities |
| Vocational Schools (Technical, Trade, Business, Computer and Management Training) |
| Religious, Grantmaking, Civic, Professional, and Similar Organizations |
| General Business Offices |
| Model Home Sales |
| Accessory Retailing |
| Public Administration and Government Support Buildings, including fire and ambulance services |
| Public Utilities, including power-generating facilities |
| Residential uses which are accessory to allowed business uses |
| Parks |
| Flex-Tech |
| Consumer Goods Rentals |
| Car, Truck, Utility Trailers, and RV (Recreational Vehicle) Rental and Leasing |
| Conference/Event Center |
§ 165-604.03 Conditional uses.#
[Amended 4-9-2025]
Uses permitted with a conditional use permit shall be as follows:
| Conditional Uses |
|---|
| Tractor Truck and Tractor Truck Trailer Parking |
| Computing Infrastructure Providers, Data Processing, and Data Centers |
Part 605 — TM Technology-Manufacturing Park District#
§ 165-605.01 Intent.#
The TM District is designed to provide areas for Economic Development Authority (EDA) targeted industries, data centers, offices, low-impact industrial, assembly, and manufacturing uses. Uses are allowed which do not create significant noise beyond the property line, smoke, dust or other hazards. This district shall be located in a business campus-like setting with direct access to major transportation networks and/or rail facilities and areas where there is availability and/or close proximity to overhead electrical transmission lines. Buildings should include attractive architectural features utilizing high quality building materials comparable to brick, stone, and glass. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-605.02 Allowed uses.#
[Amended 7-10-2024; 4-9-2025]
Permitted uses are as follows:
| Permitted Uses |
|---|
| Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing |
| Furniture and Related Product Manufacturing |
| Converted Paper Product Manufacturing |
| Printing, Publishing and Allied Industries |
| Pharmaceutical and Medicine Manufacturing |
| Plastics and Rubber Products Manufacturing excluding Tire Manufacturing |
| Fabricated Metal Products Manufacturing, excluding the following: Engraving and Allied Services, Ammunition, Ordnance and Accessories |
| Machinery Manufacturing and Computer and Electrical Product Manufacturing |
| Electrical Equipment, Appliance, and Component Manufacturing |
| Storage Batteries and Primary Battery Manufacturing |
| Aircraft Manufacturing |
| Guided Missiles and Space Vehicles Manufacturing |
| Miscellaneous Manufacturing |
| Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television and other satellite communications |
| Computing Infrastructure Providers, Data Processing, and Data Centers |
| Finance, Insurance, Legal and Offices of Real Estate |
| Professional, Scientific and Technical Services including Testing Laboratories |
| Health Care Services |
| Medical and Dental Laboratories |
| Technical and Trade Schools |
| Business, Professional, Labor, Political and Similar Organizations |
| Public Administration and Government Support Buildings |
| Public Utilities, including power-generating facilities |
| Flex-Tech |
§ 165-605.03 Secondary or accessory uses.#
The following uses shall be permitted by right in the TM District but only in conjunction with and secondary to a permitted principal use. All other uses not listed below, permitted by right only in conjunction with and secondary to a permitted principal use, shall be in accordance with § 165-201.05.
| Secondary Uses |
|---|
| Warehousing/Distribution up to 50% gross square footage (or up to 75% gross square footage where served directly by rail) |
§ 165-605.04 Design requirements.#
A. Minimum size. No TM District rezoning shall be approved for less than 10 contiguous acres.§
(1) There shall be no minimum lot size.
(2) There shall be no minimum lot width or depth.
B. Development standards. The following standards shall apply in the TM Park District:
(1) Any building facing road rights-of-way shall be faced on all sides with durable, materials, including but not limited to painted two-tone precast concrete panels.
(2) Loading docks or loading entrances shall be completely screened from view from public streets and adjoining properties by a six-foot-tall opaque fencing, masonry walls, berms or a double row of evergreen tree plantings.§
(3) Outdoor storage shall be limited to 35% of total lot area, be located outside of front setbacks, and shall be in conformance with § 165-201.10.
C. The maximum structural height for office buildings shall not exceed 90 feet; the height for all other uses shall be regulated by §§ 165-601.02 and 165-201.03.
D. The maximum structural height for automobile parking structures shall not exceed 70 feet.§
E. Properties utilizing the TM Park District zoning shall not be required to complete a master development plan prior to submission of a site plan.
Part 606 — M1 Light Industrial District#
§ 165-606.01 Intent.#
The intent of this district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-606.02 Allowed uses.#
[Amended 7-10-2024; 4-9-2025]
Allowed uses are as follows:
| Allowed Uses |
|---|
| Landscape and Horticultural Services |
| Offices and Storage Facilities for Building Construction Contractors, Heavy Construction Contractors and Special Trade Contractors |
| Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing |
| Textile Products and Textile Mill Products |
| Apparel Manufacturing |
| Veneer, Plywood, and Engineered Wood Product Manufacturing |
| Furniture and Related Production Manufacturing |
| Converted Paper Product Manufacturing |
| Printing, Publishing and Allied Industries |
| Pharmaceutical and Medicine Manufacturing |
| Plastics and Rubber Products Manufacturing including Footwear Manufacturing |
| Miscellaneous Manufacturing |
| Concrete Block and Brick and Related Products |
| Fabricated Metal Products Manufacturing, excluding Coating, Engraving and Allied Services, Ammunition (except for small arms), Ordnance and Accessories |
| Machinery Manufacturing and Computer and Electrical Product Manufacturing |
| Electrical Equipment, Appliance, and Component Manufacturing |
| Storage Batteries and Primary Battery Manufacturing |
| Transportation Equipment Manufacturing |
| Transit and Ground Passenger Transportation |
| Truck Transportation |
| Air Transportation |
| Travel Arrangement and Reservation Services |
| Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television and other satellite communications |
| Public Utilities, including power-generating facilities |
| Wholesale Trade |
| Food Services, Restaurants, and Other Eating Places |
| Linen Supply and Drycleaning and Laundry Services except Coin Operated Laundries |
| Professional, Scientific and Technical Services, including Business Offices not providing services to the general public on a primary basis |
| Truck, Utility Trailer, and RV (Recreational Vehicle) Rental and Leasing |
| General Automotive, Motorcycle and Truck Repair, Services and Parking |
| Commercial and Industrial Machinery and Equipment Repair and Maintenance |
| Machinery Cleaning |
| Solid Waste Collection, Materials Recovery Facilities, Septic Tank and Related Services, and Other Miscellaneous Management Services |
| Fabricated Metal Product Manufacturing |
| Technical and Trade Schools |
| Business, Professional, Labor, Political and Similar Organizations |
| Public Administration and Government Support Buildings including Fire and Ambulance Services |
| Residential uses which are accessory to allowed business uses |
| Public Utilities |
| Parks |
| Regional Criminal Justice, Enforcement, and Detention Facilities |
| Truck or Fleet Maintenance Facilities |
| Self-Service Storage Facilities |
| Flex-Tech |
§ 165-606.03 Conditional uses.#
[Amended 7-10-2024; 4-9-2025]
Uses permitted with a conditional use permit shall be as follows:
| Conditional Uses |
|---|
| Tractor Truck and Tractor Truck Trailer Parking |
| Commercial Recreation, Indoors (as defined), including Fitness and Recreational Sports Centers |
| Computing Infrastructure Providers, Data Processing, and Data Centers |
Part 607 — M2 Industrial General District#
§ 165-607.01 Intent.#
The intent of this district is to provide for a wide variety of heavy manufacturing, office and heavy traffic uses, including those which may not be compatible with nearby residential and general business areas. Performance controls are used to control potential nuisances, especially in relation to zoning district boundaries. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-607.02 Allowed uses.#
[Amended 4-9-2025; 4-9-2025]
| Allowed Uses |
|---|
| All Uses Allowed in the M1 (Light Industrial) Zoning District |
| Food Manufacturing including Animal Slaughtering and Processing, Seafood Product Preparation and Packaging, and Rendering and Meat Byproduct Processing |
| Logging |
| Wood Product Manufacturing |
| Pulp, Paper, and Paperboard Mills |
| Chemicals Manufacturing |
| Petroleum and Coal Products Manufacturing including Fuel Dealers |
| Leather and Allied Products Manufacturing |
| Concrete Block and Brick, Glass, and Related Products excluding Asbestos |
| Primary Steel Manufacturing |
| Coating, Engraving, Heat Treating, and Allied Activities |
| Ammunition, Ordnance and Accessory Manufacturing |
| Storage Batteries and Primary Battery Manufacturing |
| All Other Telecommunications |
| Public Utilities, including power-generating facilities |
| Fuel Dealers |
| Specialty Contractors |
| Junkyards and Auto Merchant Wholesalers |
| Waste Management and Remediation Services including incinerators |
| Tractor Truck and Tractor Truck Trailer Parking as primary use |
§ 165-607.03 Conditional uses.#
[Added 4-9-2025]
| Conditional Uses |
|---|
| Computing Infrastructure Providers, Data Processing, and Data Centers |
Part 608 — EM Extractive Manufacturing District#
§ 165-608.01 Intent.#
The intent of the Extractive Manufacturing District is to provide for mining and related industries, all of which rely on the extraction of natural resources. Provisions and performance standards are provided to protect surrounding uses from adverse impacts. It is also the intent of Part 608 to avoid the encroachment of incompatible uses on the borders of the EM District. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-608.02 Permitted uses.#
The following uses shall be permitted:
| Permitted Uses |
|---|
| Farming, Agriculture, Orchards, Nurseries, Horticulture, Dairying, and Forestry |
| Public Utilities |
| Oil and Natural Gas Extraction; No Refining is allowed |
| Mining (except Oil and Gas) |
| Metal Ore Mining |
| Stone and Dimension Stone Mining and Quarrying |
| Crushed and Broken Limestone, Granite, and Other Stone Mining and Quarrying |
| Sand, Gravel, Clay, and Ceramic and Refractory Minerals Mining and Quarrying |
| Construction Sand Mining |
| Kaolin, Clay, and Ceramic Mineral Mining and Quarrying |
| Support Activities for Mining excluding Drilling Oil and Gas Wells |
§ 165-608.03 Performance standards.#
(Text not provided in source document.)
§ 165-608.04 Landscaping.#
(Text not provided in source document.)
§ 165-608.05 Setback and yard requirements.#
(Text not provided in source document.)
§ 165-608.06 Height limitations.#
(Text not provided in source document.)
§ 165-608.07 Additional requirements.#
(Text not provided in source document.)
Part 609 — HE Higher Education District#
§ 165-609.01 Intent.#
(Text not provided in source document.)
§ 165-609.02 Permitted uses.#
(Text not provided in source document.)
§ 165-609.03 Yard and design requirements.#
(Text not provided in source document.)
§ 165-609.04 Buffers and screening.#
(Text not provided in source document.)
§ 165-609.05 Height limitations.#
(Text not provided in source document.)
ARTICLE VI#
Business and Industrial Zoning Districts#
[Amended 2-13-2008; 5-12-2010; 9-26-2012; 1-8-2020; 5-10-2023; 12-13-2023]
§ 165-601.01 Intent.#
The following tables describe the business and industrial zoning districts in Frederick County, the intent of those districts and the uses allowed in each district. Standard industrial classification numbers are provided for particular uses to assist the Zoning Administrator in classifying uses. Determining whether a particular use should be classified under a particular category remains subject to interpretation on the part of the Zoning Administrator.
§ 165-601.02 Dimensional and intensity requirements.#
[Amended 12-10-2008; 11-18-2009; 11-13-2013; 3-8-2023]
The following table describes the dimensional and intensity requirements for the business and industrial districts:
| Requirement | B1 | B2 | B3 | TM | M1 | M2 |
|---|---|---|---|---|---|---|
| Front yard setback on primary or arterial highways (feet) | 50 | 50 | 50 | 50 | 75 | 75 |
| Front yard setback on collector or minor streets (feet) | 35 | 35 | 35 | 35 | 75 | 75 |
| Side yard setbacks (feet) | - | - | 15 | 15 | 25 | 25 |
| Rear yard setbacks (feet) | - | - | 15 | 15 | 25 | 25 |
| Floor area to lot area ratio (FAR) | 0.3 | 1.0 | 1.0 | 2.0 | 1.0 | 1.0 |
| Minimum landscaped area (percentage of lot area) | 35 | 15 | 25 | 15 | 25 | 15 |
| Maximum height (feet) | 35 | 35 | 35 | 60* | 60* | 60* |
*The Board of Supervisors may waive the sixty-foot height limitation, provided that it will not negatively impact adjacent uses. In order to consider the waiver, the applicant must submit all information and adhere to requirements specified by § 165-204.28. In no case shall any structure exceed 150 feet in height.
§ 165-601.03 Minimum landscaped area.#
[Amended 9-26-2012]
In the B2 Business General Zoning District, the Board of Supervisors may require that more than 15% of the area of a site shall be landscaped in order to meet the intent of this chapter. Additional landscaped areas may be required to ensure that all unused areas are landscaped and to improve the general appearance and use of the site. In no case shall more than 25% of the site be required to be landscaped in the B2 Business General Zoning District.
Part 602 — B1 Neighborhood Business District#
§ 165-602.01 Intent.#
The intent of this district is to provide small business areas to serve the daily household needs of surrounding residential neighborhoods. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses. Uses allowed primarily consist of limited retailing, convenience, and personal service uses. Business uses in this district should be small in footprint and should not produce substantial vehicle traffic in excess of what is usual in the residential neighborhoods.
§ 165-602.02 Allowed uses.#
[Amended 7-10-2024]
Uses allowed in the B1 Neighborhood Business District are as follows:
| Allowed Uses |
|---|
| Veterinary services for animal specialties (excluding horses), with all activities and animals kept within a fully enclosed primary structure |
| Miscellaneous Retail Stores including Food, Drug, Health, and Personal Care, excluding Fruit and Vegetable Stands |
| Offices of Real Estate, Finance, and Insurance |
| Personal and Laundry Services excluding Industrial Launderers |
| Death Care Services excluding cemeteries |
| Offices of Physicians, Dentists and Other Health Practitioners |
| Adult and Child Day-Care Facilities |
| Religious, Grantmaking, Civic, Professional, and Similar Organizations |
| Public Administration and Government Buildings, including fire and ambulance services |
| Public Utilities excluding power generating facilities |
| Residential uses which are accessory to allowed business uses |
| Parks |
| Food Services, Restaurants and Other Eating Places excluding drive-thru facilities |
| Fitness and Recreational Sports Centers no larger than 10,000 square feet |
Part 603 — B2 General Business District#
§ 165-603.01 Intent.#
The intent of this district is to provide large areas for a variety of business, office and service uses. General business areas are located on arterial highways at major intersections and at interchange areas. Businesses allowed involve frequent and direct access by the general public but not heavy truck traffic on a constant basis other than that required for delivery of retail goods. General business areas should have direct access to major thoroughfares and should be properly separated from residential areas. Adequate frontage and depth should be provided, and access should be properly controlled to promote safety and orderly development. Nuisance factors are to be avoided. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-603.02 Allowed uses.#
[Amended 7-10-2024]
Allowed uses shall be as follows:
| Allowed Uses |
|---|
| Veterinary services with all activities and animals kept within the fully enclosed primary structure, excluding livestock |
| Pet Care (excluding Veterinary) Services, with all activities and animals kept within fully enclosed primary structure |
| Wired and Wireless Telecommunication Carriers (excluding Satellite) |
| Broadcasting and Content Providers |
| Building Materials and Garden Equipment Supplies Dealers |
| Retail Trade excluding Manufactured (Mobile Home) Dealers and Tire Dealers |
| Food and Beverage Retailers, excluding Fruit and Vegetable Stands |
| Motor Vehicle and Parts Dealers |
| Gasoline Stations with or without Convenience Stores, excluding Fuel Dealers |
| Automotive Oil Change and Lubrication Shops |
| Food services, Restaurants and Other Eating Places |
| Offices of Real Estate, Finance, and Insurance |
| Hotels and Motels, Dormitories, Rooming/Boarding Houses, and Travelers accommodations excluding RV Parks and Camps |
| Personal Care Services including Hair, Nail, Beauty Salon, and Barber Shops, excluding Escort Services; Turkish Baths; and Steam Baths |
| Coin-Operated Laundries and Drycleaners |
| Death Care Services excluding Cemeteries |
| Professional, Scientific, and Technical Services, excluding the following: Outdoor Display Advertising, Research and Development Services, and Test Laboratories including General Business Offices |
| Services to Building and Dwellings including Pest Control, Janitorial Services, and Carpet Cleaning Services excluding Landscape Service and Product Sterilization |
| Car washes |
| Personal and Household Goods Repair and Maintenance excluding Motorcycle Repair |
| Consumer Goods Rental excluding Lawn and Garden equipment |
| Movie Theaters, excluding Drive-In Theatres |
| Amusement, Arts, Gambling, and Recreation Industries excluding Amusement Parks, Theme Parks, and Outdoor Shooting |
| Commercial Sport and Recreation Clubs (as defined) |
| Health Care Services including Skilled Nursing Facilities |
| Adult and Child Day-Care facilities |
| Model Homes Sales Offices |
| Self-Service Storage Facilities |
| Public Administration and Government Support Buildings, including Fire and Ambulance Services |
| Public Utilities excluding energy-generating facilities |
| Residential uses which are accessory to allowed business uses |
| Parks |
| Religious, Grantmaking, Civic, Professional, and Similar Organizations |
| Libraries |
| Household Appliances and Electrical and Electronic Goods Merchant Wholesalers excluding accessory outdoor storage |
| Hardware, and Plumbing and Heating Equipment and Supplies Merchant Wholesalers excluding accessory outdoor storage |
| Social Assistance Services excluding services that offer residential or housing accommodations |
| Technical and Trade Schools |
| Conference/Event Center (as defined) |
Part 604 — B3 Industrial Transition District#
§ 165-604.01 Intent.#
The intent of this district is to provide for heavy commercial activities, involving larger scale marketing or wholesaling, in locations that are separate from but in the vicinity of business and industrial areas. In some cases, such areas may be transitional, located between business and industrial areas. In these areas, there will be a mixture of automobile and truck traffic. Some of the uses in this district will require large areas of land and may have outdoor storage and display. It is intended that the uses in this district shall not be sources of noise, dust, smoke or other nuisances. Such industrial transition areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) may be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-604.02 Allowed uses.#
[Amended 7-10-2024; 4-9-2025]
Allowed uses are as follows:
| Allowed Uses |
|---|
| Veterinary services with all activities and animals kept within the fully enclosed primary structure excluding livestock. |
| Pet Care Services (excluding Veterinary), with all activities and animals kept within the fully enclosed primary structure |
| Landscape and Horticultural Services |
| Offices and Storage Facilities for Building Construction Contractors, Heavy Construction Contractors and Special Trade Contractors |
| Commercial Printing |
| Transit and Ground Passenger Transportation and related support activities |
| Truck Transportation and related support activities |
| Air Transportation and related support activities |
| Travel Arrangement and Reservation Services |
| Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television, and other satellite communications. |
| Electric, Gas, and other utility facilities and offices excluding Sanitary Services |
| Warehousing and Storage |
| Advertising Specialties - wholesale |
| Building Materials, Hardware, Garden Supply, and Retail Nurseries |
| Manufactured (Mobile) Home Dealers |
| Motor Vehicle and Parts Dealers |
| Gasoline Stations, with or without, Convenience Stores excluding Fuel Dealers |
| Wholesale Trade Businesses excluding livestock, farm products, mining and chemical storage |
| Food and Beverage Retailers |
| Food Services, Restaurants and Other Eating Places |
| Industrial Launderers, Dry-Cleaning and Laundry Services |
| Administrative and Support Services |
| Professional, Scientific, and Technical Services including Testing Laboratories and General Business Offices |
| General Automotive, Motorcycle, and Truck Repair, Services and Parking |
| Personal and Household Goods Repair and Maintenance |
| Electronic Precision Equipment Repair and Maintenance |
| Movie Theaters, including Drive-In Theaters |
| Amusement, Arts, Gambling, and Recreation Industries excluding the following: Amusement Parks or Theme Parks and Outdoor Shooting Ranges |
| Self-Service Storage Facilities |
| Vocational Schools (Technical, Trade, Business, Computer and Management Training) |
| Religious, Grantmaking, Civic, Professional, and Similar Organizations |
| General Business Offices |
| Model Home Sales |
| Accessory Retailing |
| Public Administration and Government Support Buildings, including fire and ambulance services |
| Public Utilities, including power-generating facilities |
| Residential uses which are accessory to allowed business uses |
| Parks |
| Flex-Tech |
| Consumer Goods Rentals |
| Car, Truck, Utility Trailers, and RV (Recreational Vehicle) Rental and Leasing |
| Conference/Event Center |
§ 165-604.03 Conditional uses.#
[Amended 4-9-2025]
Uses permitted with a conditional use permit shall be as follows:
| Conditional Uses |
|---|
| Tractor Truck and Tractor Truck Trailer Parking |
| Computing Infrastructure Providers, Data Processing, and Data Centers |
Part 605 — TM Technology-Manufacturing Park District#
§ 165-605.01 Intent.#
The TM District is designed to provide areas for Economic Development Authority (EDA) targeted industries, data centers, offices, low-impact industrial, assembly, and manufacturing uses. Uses are allowed which do not create significant noise beyond the property line, smoke, dust or other hazards. This district shall be located in a business campus-like setting with direct access to major transportation networks and/or rail facilities and areas where there is availability and/or close proximity to overhead electrical transmission lines. Buildings should include attractive architectural features utilizing high quality building materials comparable to brick, stone, and glass. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-605.02 Allowed uses.#
[Amended 7-10-2024; 4-9-2025]
Permitted uses are as follows:
| Permitted Uses |
|---|
| Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing |
| Furniture and Related Product Manufacturing |
| Converted Paper Product Manufacturing |
| Printing, Publishing and Allied Industries |
| Pharmaceutical and Medicine Manufacturing |
| Plastics and Rubber Products Manufacturing excluding Tire Manufacturing |
| Fabricated Metal Products Manufacturing, excluding the following: Engraving and Allied Services, Ammunition, Ordnance and Accessories |
| Machinery Manufacturing and Computer and Electrical Product Manufacturing |
| Electrical Equipment, Appliance, and Component Manufacturing |
| Storage Batteries and Primary Battery Manufacturing |
| Aircraft Manufacturing |
| Guided Missiles and Space Vehicles Manufacturing |
| Miscellaneous Manufacturing |
| Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television and other satellite communications |
| Computing Infrastructure Providers, Data Processing, and Data Centers |
| Finance, Insurance, Legal and Offices of Real Estate |
| Professional, Scientific and Technical Services including Testing Laboratories |
| Health Care Services |
| Medical and Dental Laboratories |
| Technical and Trade Schools |
| Business, Professional, Labor, Political and Similar Organizations |
| Public Administration and Government Support Buildings |
| Public Utilities, including power-generating facilities |
| Flex-Tech |
§ 165-605.03 Secondary or accessory uses.#
The following uses shall be permitted by right in the TM District but only in conjunction with and secondary to a permitted principal use. All other uses not listed below, permitted by right only in conjunction with and secondary to a permitted principal use, shall be in accordance with § 165-201.05.
| Secondary Uses |
|---|
| Warehousing/Distribution up to 50% gross square footage (or up to 75% gross square footage where served directly by rail) |
§ 165-605.04 Design requirements.#
A. Minimum size. No TM District rezoning shall be approved for less than 10 contiguous acres.
(1) There shall be no minimum lot size.
(2) There shall be no minimum lot width or depth.
B. Development standards. The following standards shall apply in the TM Park District:
(1) Any building facing road rights-of-way shall be faced on all sides with durable, materials, including but not limited to painted two-tone precast concrete panels.
(2) Loading docks or loading entrances shall be completely screened from view from public streets and adjoining properties by a six-foot-tall opaque fencing, masonry walls, berms or a double row of evergreen tree plantings.
(3) Outdoor storage shall be limited to 35% of total lot area, be located outside of front setbacks, and shall be in conformance with § 165-201.10.
C. The maximum structural height for office buildings shall not exceed 90 feet; the height for all other uses shall be regulated by §§ 165-601.02 and 165-201.03.
D. The maximum structural height for automobile parking structures shall not exceed 70 feet.
E. Properties utilizing the TM Park District zoning shall not be required to complete a master development plan prior to submission of a site plan.
Part 606 — M1 Light Industrial District#
§ 165-606.01 Intent.#
(Text continues in next section — content for § 165-606.01 through § 165-606.03 not provided in source material.)
Part 606 - M1 Light Industrial District#
§ 165-606.01 Intent.#
The intent of this district is to provide for a variety of light manufacturing, commercial office and heavy commercial uses in well-planned industrial settings. Uses are allowed which do not create noise, smoke, dust or other hazards. Uses are allowed which do not adversely affect nearby residential or business areas. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-606.02 Allowed uses.#
[Amended 7-10-2024; 4-9-2025]
Allowed uses are as follows:
| Allowed Uses |
|---|
| Landscape and Horticultural Services |
| Offices and Storage Facilities for Building Construction Contractors, Heavy Construction Contractors and Special Trade Contractors |
| Food, Beverage, and Tobacco Manufacturing excluding Seafood Product Preparation and Packaging and Animal Slaughtering and Processing |
| Textile Products and Textile Mill Products |
| Apparel Manufacturing |
| Veneer, Plywood, and Engineered Wood Product Manufacturing |
| Furniture and Related Production Manufacturing |
| Converted Paper Product Manufacturing |
| Printing, Publishing and Allied Industries |
| Pharmaceutical and Medicine Manufacturing |
| Plastics and Rubber Products Manufacturing including Footwear Manufacturing |
| Miscellaneous Manufacturing |
| Concrete Block and Brick and Related Products |
| Fabricated Metal Products Manufacturing, excluding Coating, Engraving and Allied Services |
| Ammunition (except for small arms), Ordnance and Accessories |
| Machinery Manufacturing and Computer and Electrical Product Manufacturing |
| Electrical Equipment, Appliance, and Component Manufacturing |
| Storage Batteries and Primary Battery Manufacturing |
| Transportation Equipment Manufacturing |
| Transit and Ground Passenger Transportation |
| Truck Transportation |
| Air Transportation |
| Travel Arrangement and Reservation Services |
| Telecommunication Facilities and Offices, Broadcasting and Content Providers, including wired and wireless telephone, radio, television and other satellite communications |
| Public Utilities, including power-generating facilities |
| Wholesale Trade |
| Food Services, Restaurants, and Other Eating Places |
| Linen Supply and Drycleaning and Laundry Services except Coin Operated Laundries |
| Professional, Scientific and Technical Services, including Business Offices not providing services to the general public on a primary basis |
| Truck, Utility Trailer, and RV (Recreational Vehicle) Rental and Leasing |
| General Automotive, Motorcycle and Truck Repair, Services and Parking |
| Commercial and Industrial Machinery and Equipment Repair and Maintenance |
| Machinery Cleaning |
| Solid Waste Collection, Materials Recovery Facilities, Septic Tank and Related Services, and Other Miscellaneous Management Services |
| Fabricated Metal Product Manufacturing |
| Technical and Trade Schools |
| Business, Professional, Labor, Political and Similar Organizations |
| Public Administration and Government Support Buildings including Fire and Ambulance Services |
| Residential uses which are accessory to allowed business uses |
| Public Utilities |
| Parks |
| Regional Criminal Justice, Enforcement, and Detention Facilities |
| Truck or Fleet Maintenance Facilities |
| Self-Service Storage Facilities |
| Flex-Tech |
§ 165-606.03 Conditional uses.#
[Amended 7-10-2024; 4-9-2025]
Uses permitted with a conditional use permit shall be as follows:
| Conditional Uses |
|---|
| Tractor Truck and Tractor Truck Trailer Parking |
| Commercial Recreation, Indoors (as defined), including Fitness and Recreational Sports Centers |
| Computing Infrastructure Providers, Data Processing, and Data Centers |
Part 607 - M2 Heavy Industrial District#
§ 165-607.01 Intent.#
The intent of this district is to provide for a wide variety of heavy manufacturing, office and heavy traffic uses, including those which may not be compatible with nearby residential and general business areas. Performance controls are used to control potential nuisances, especially in relation to zoning district boundaries. Such industrial areas shall be provided with safe and sufficient access. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-607.02 Allowed uses.#
[Amended 4-9-2025; 4-9-2025]
| Allowed Uses |
|---|
| All Uses Allowed in the M1 (Light Industrial) Zoning District |
| Food Manufacturing including Animal Slaughtering and Processing, Seafood Product Preparation and Packaging, and Rendering and Meat Byproduct Processing |
| Logging |
| Wood Product Manufacturing |
| Pulp, Paper, and Paperboard Mills |
| Chemicals Manufacturing |
| Petroleum and Coal Products Manufacturing including Fuel Dealers |
| Leather and Allied Products Manufacturing |
| Concrete Block and Brick, Glass, and Related Products excluding Asbestos |
| Primary Steel Manufacturing |
| Coating, Engraving, Heat Treating, and Allied Activities |
| Ammunition, Ordnance and Accessory Manufacturing |
| Storage Batteries and Primary Battery Manufacturing |
| All Other Telecommunications |
| Public Utilities, including power-generating facilities |
| Fuel Dealers |
| Specialty Contractors |
| Junkyards and Auto Merchant Wholesalers |
| Waste Management and Remediation Services including incinerators |
| Tractor Truck and Tractor Truck Trailer Parking as primary use |
§ 165-607.03 Conditional uses.#
[Added 4-9-2025]
| Conditional Uses |
|---|
| Computing Infrastructure Providers, Data Processing, and Data Centers |
Part 608 - EM Extractive Manufacturing District#
§ 165-608.01 Intent.#
The intent of the Extractive Manufacturing District is to provide for mining and related industries, all of which rely on the extraction of natural resources. Provisions and performance standards are provided to protect surrounding uses from adverse impacts. It is also the intent of Part 608 to avoid the encroachment of incompatible uses on the borders of the EM District. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-608.02 Permitted uses.#
The following uses shall be permitted:
| Permitted Uses |
|---|
| Farming, Agriculture, Orchards, Nurseries, Horticulture, Dairying, and Forestry |
| Public Utilities |
| Oil and Natural Gas Extraction; No Refining is allowed |
| Mining (except Oil and Gas) |
| Metal Ore Mining |
| Stone and Dimension Stone Mining and Quarrying |
| Crushed and Broken Limestone, Granite, and Other Stone Mining and Quarrying |
| Sand, Gravel, Clay, and Ceramic and Refractory Minerals Mining and Quarrying |
| Construction Sand Mining |
| Kaolin, Clay, and Ceramic Mineral Mining and Quarrying |
| Support Activities for Mining excluding Drilling Oil and Gas Wells |
| Nonmetallic Mineral Product Manufacturing excluding Asbestos |
| Parks |
§ 165-608.03 Performance standards.#
All uses shall conform to applicable state or federal regulations governing noise and vibration.§ The Zoning Administrator may require the submission of a copy of data submitted to state or federal agencies pertaining to these performance standards with the required site plan.
§ 165-608.04 Landscaping.#
Appropriate landscaping or screening may be required by the Board of Supervisors within any required yard setback area in order to reasonably protect adjacent uses from noise, sight, dust or other adverse impacts.
§ 165-608.05 Setback and yard requirements.#
A. Front setback.
(1) All principal and accessory structures shall be set back 75 feet from any road, street or highway right-of-way. [Amended 4-24-2024]
(2) Excavations shall be no closer than 100 feet from any road, street or highway right-of-way.§ The Board of Supervisors may reduce the required front setback for excavation to 50 feet if it determines that, through the use of measures, such as landscaping or screening, the effective protection afforded to adjacent properties has not been reduced.
B. Side and rear setbacks. All principal and accessory structures shall be set back at least 25 feet from any side or rear property boundary.
(1) No structure shall be closer than 100 feet from any property line zoned RA, RP, R4, R5 or MH1.§ The Board of Supervisors may reduce this required setback to 50 feet if it determines that, through the use of measures, such as landscaping or screening, the effective protection afforded to adjacent properties has not been reduced.
(2) Excavations shall be no closer than 100 feet from any property zoned RA, RP, R4, R5 or MH1.§ No excavation shall be located closer than 200 feet from any dwelling or platted residential subdivision.§
(3) All crushing or screening machinery shall be set back at least 300 feet from any property boundary.§ If such equipment is fully enclosed within a building which maintains the effective protection afforded adjacent properties, the Board of Supervisors may reduce this yard requirement to a minimum of 200 feet.
§ 165-608.06 Height limitations.#
The maximum structure height shall be 45 feet. The Board of Supervisors may waive the forty-five-foot height limitation, provided that it will not negatively impact adjacent uses. In order to consider the waiver, the applicant must submit all information and adhere to requirements specified by § 165-204.28. In no case shall any structure exceed 200 feet in height.
§ 165-608.07 Additional requirements.#
All uses in the EM District must conform with all state, federal and local regulations. All mining operators shall submit to the Zoning Administrator a copy of the operations plan required by state agencies with the required site plan.
Part 609 - HE Higher Education District#
§ 165-609.01 Intent.#
The HE Higher Education District is intended to permit institutions of higher education in appropriate areas. It is intended that uses in this district be properly separated from different uses in adjoining districts. The North American Industry Classification System (NAICS) shall be used to assist the Zoning Administrator in classifying the permitted uses.
§ 165-609.02 Permitted uses.#
Structures to be erected or land to be used shall be for one or more of the following uses:
| Permitted Uses |
|---|
| Colleges, Universities, and Professional Schools |
| Public Utilities excluding Energy-Generating Facilities |
| Wired and Wireless Telecommunication Carriers (excluding Satellite) |
| Food and Beverage Retailers excluding Fruit and Vegetable Stands and Vending Machine Operators |
| Food Services and Drinking Places excluding Mobile Food Services |
| Health and Personal Care Retailers |
| Miscellaneous Retailers limited to Bookstores |
| Hotel and Motels, including Rooming and Boarding Houses, and Dormitories; excluding Workers Camps |
| Coin Operated Laundries, Drycleaners, and Linen Supplies |
| Personal Care Services |
| Photocopying and Duplicating Services |
| Physical Fitness Facilities |
| Civic and Social Organizations |
| Adult Day-Care Centers |
| Child Day-Care Services |
| Places of Religious Worship |
| Wellness Centers (as defined) |
| Parks |
| Postal Services |
§ 165-609.03 Yard and design requirements.#
A. Structures shall be located 50 feet from any primary or arterial highway and 35 feet from any collector or minor street.§
B. The minimum side yard for all structures shall be 15 feet. An additional foot from the side yard boundary shall be added to the minimum side yard setback for every foot that the height of the structure exceeds 45 feet when the adjacent use is single-family residences.§
C. The minimum rear yard for all structures shall be 25 feet. An additional foot from the rear yard boundary shall be added to the minimum rear yard setback for every foot that the height of the structure exceeds 45 feet when the adjacent use is single-family residences.§
D. There shall be no minimum lot size or minimum lot width or depth.
E. Maximum floor area to lot area ratio (FAR) shall be 2.0.
F. Minimum landscaped area (percentage of lot area) shall be 25%.
§ 165-609.04 Buffers and screening.#
A. The Zoning Administrator may require buffers, as defined in § 165-203.02A of this chapter, on lots which abut land in any residential district or land in other zoning districts which are predominantly residential in nature.§ The size and content of the buffers shall be based on the amount of separation needed.
B. The Zoning Administrator may require landscaped screens or full landscaping, as defined by § 165-203.02B of this chapter, to separate uses in this district from adjoining residential uses and to achieve the intentions of this chapter.
§ 165-609.05 Height limitations.#
The maximum structure height shall be 45 feet. The Board of Supervisors may waive the forty-five-foot height limitation, provided that it will not negatively impact adjacent residential uses. In considering the height waiver, the Board of Supervisors may require architectural renderings that demonstrate potential impacts on adjacent residential uses. In no case shall any structure exceed 75 feet in height.