The I-1 industrial zone has been established for the primary purpose of providing locations where heavy industrial processes necessary to the economy may be conducted, including but not limited to manufacturing, processing, warehousing, fabrication of goods and materials which can be carried on with minimum conflict or deleterious effects upon the environmental quality of the zone and surrounding properties. This zone is characterized by a mixture of industrial, manufacturing, and processing establishments with intermittent open land that is served by streets, power, water and other utilities and facilities, or where such facilities can be readily provided. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential characteristics of this zone, the following regulations shall apply in the I-1 industrial zone.
(Ord. 2-2026, 3/18/2026)
TABLE 9-7-3.2: USES
Type
Permitted
Administrative Conditional Use
Conditional Use
Business License
Accessory structure, unoccupied
X
Adult sexually oriented business
X
X
Agricultural and commercial equipment sales and service
X
X
Agriculture
X
Animal processing plant <100 head
X
X
Asphalt plant
X
X
Auto service station
X
X
Auto, truck, RV sales and rental
X
X
Auto wrecking, salvage yard and impound lots, fully enclosed
X
X
Automotive body/paint repair establishment
X
X
Automotive repair establishment
X
X
Bar, tavern, lounge
X
X
Car wash
X
X
Church
X
Coal yard
X
X
Concrete mixing plant
X
X
Drive-through facility associated with commercial business
X
X
Fun center/rec. center
X
Funeral home
X
X
General merchandise sales and service
X
X
Group home:
Assisted living facility
X
X
Disabled
X
Elderly
X
Youth
X
Hedges
X
Home occupation
X
X
Hotel
X
X
Household pets
X
Industrial outdoor storage facility
X
X
X
Intermittent commercial use
X
X
Manufactured home park
X
X
Manufacturing
X
X
Mortuary, reception center
X
X
Motel
X
X
Nursing home
X
X
Office buildings
X
X
Oil and gas facilities and wells
X
X
Outdoor recreation, parks, playgrounds
X
Professional service establishments
X
X
Public rights of way
X
Public services
X
Recreation center
X
X
Recreational vehicle court
X
X
Restaurant
X
X
RV storage facility
X
X
X
Self-storage (or self-service storage) facility
X
X
X
Signs, nameplates
X
Signs, temporary
X
Small neighborhood commercial occupations
X
X
Social club
X
X
Stable, private
X
X
Subdivisions, industrial
Telecommunications facilities, minor
X
X
Temporary storage container and/or facility for construction of building for 1 year
X
X
Theater
X
X
Utility structure, incidental to primary use
X
Wall
X
Warehouse storage facility
X
X
X
Warehouse storage units, commercial only
X
X
(Ord. 2-2026, 3/18/2026)
TABLE 9-7-3.3: MINIMUM LOT AND DEVELOPMENT STANDARDS
Lot Type
Area
Frontage
Setbacks
Height
Industrial
7,000' sq. ft. minimum
80' minimum
Front: 30' minimum 40' with parking in front
Side: 30' minimum 10' interior side
Rear: 10' interior side
Accessory structure: 4' from the lot line, except that no minimum side setback shall be required when all of the following conditions are met:
A. The accessory building is located more than 10' to the rear of the closest rear wall line of any existing main building;
B. The accessory building contains no openings in the side contiguous to the lot line;
C. No drainage from the roof will be discharged onto an adjacent lot; and
D. The accessory building shall have fire resistive walls rated at 4 hours or more.
Office and commercial areas: 25'
Average grade to the square of building shall not exceed 25' or 2 stories above average grade, whichever is less
Warehouse/factory areas: 35'
Average grade to the square of building shall not exceed 35' or 3 stories above average grade, whichever is less
Exceptions
No
No
1. Front Setback: When a building faces Main Street and is situated on Main Street the front setback may be reduced to 0
2. Side Yard Used as Driveway: When used for access to any garage, carport or parking area having less than 5 parking spaces, a side yard shall be wide enough to accommodate an unobstructed 12' paved driveway. When used for access for a garage, carport or parking area having 6 or more parking spaces, a side yard shall be wide enough to provide an unobstructed 12' paved driveway for one-way traffic, or 16' of paved driveway for two-way traffic
3. Ordinary and Customary Projections: Ordinary and customary projections or sills, belt courses, cornices, or other ornamental features and unenclosed steps and unwalled stoops, porches, and carports, which may project up to 3' into a required front and side yard and up to 5' into a required rear yard. No projection into a required court which is provided in connection with a court apartment shall be constructed except for customary sills, belt courses, and cornices which may extend into a court no more than 16"
Office and commercial areas: 25'
Average grade to the square of building shall not exceed 25' or 2 stories above average grade, whichever is less
Warehouse/factory areas: 35'
Average grade to the square of building shall not exceed 35' or 3 stories above average grade, whichever is less
A. 
Minimum Lot Size Requirements: Minimum lot size for a zoned lot shall be 7,000 square feet to include an area sufficient to accommodate location requirements, off street parking, loading and unloading and vehicular access shall be provided and maintained.
B. 
Frontage Requirements: The minimum frontage of any industrial use on a zoning lot shall be 80 feet measured at the front lot line.
C. 
Structure to Have Access: All structures shall be on a lot adjacent to a public street or with access to an approved private street, and shall be so located on lots as to provide safe and convenient access for fire protection.
D. 
Setback Determination: For the purpose of determining front, side and rear setback requirements, any accessory building on a lot shall not change the setback rules for the dwelling or the main building on a lot. Any accessory building in a front lot shall abide by the same dwelling rules as the dwelling or main building. No dwelling shall be located a distance of more than 200 feet from a public street.
E. 
Yard Space for One Building Only: All required yards shall be situated on the same lot as the building or structure to which it applies. No required yard, area, or other open space around a building or use which is needed to comply with the area, setback, or open space requirements of this title shall be considered as providing the required area, yard, setback or open space for any other building or use; nor shall any area, yard, setback or other required open space on an adjoining lot be considered as providing the area, setback, or open space requirement of a building or use.
F. 
Every Building to Be on a Zoned Lot: Every building shall be located and maintained on a zoned lot as defined in this title, except for dwellings within a manufactured home park, or other large scale development in a zone which permits such developments. Under no circumstances shall any manufactured home be adjoined or attached to any other dwelling, nor may multiple manufactured homes be joined to form a single building.
G. 
Sale or Lease of Required Space Prohibited: No space needed to meet the yard, area, coverage, off street parking, frontage on a public street, or other requirements of this title for a lot or building may be sold, bequeathed or leased apart from such lot or building unless other space so complying is provided, nor shall any land be sold which will result in an existing or future lot that does not comply with all of the provisions of this title.
H. 
Storage of Junk and Debris Prohibited: The use of yards or other open space, or uninhabited buildings for the storage of any of the following shall be prohibited, except as may be expressly permitted in this title:
1. 
Junk, debris, trash or other deleterious items,
2. 
Abandoned mobile or manufactured homes, and
3. 
Motor vehicles of any kind or part(s) thereof, which are in a wrecked, junked, partially dismantled, inoperative or abandoned condition, except that not more than two such vehicles or parts thereof may be stored or parked in a building or otherwise screened from public view.
I. 
Drainage: Surface water from rooftops shall not be allowed to drain onto adjacent lots or streets. Surface drainage from corrals, pens, or coops shall not be permitted to drain onto adjacent lots or streets, nor shall it be permitted to enter the sanitary sewer system.
J. 
Sewage Disposal: Where domestic sewage disposal facilities are used which are not connected to public sewer, approval of such facilities shall be obtained from the health department before a building permit shall be issued therefor.
K. 
Pollution Prevention: Any use which emits or discharges gases, fumes, dust, glare, noise or other pollutants into the atmosphere in amounts which exceed the standards as prescribed by the state division of air quality or the state department of health, and any use which emits or discharges liquids or solid material into the soil or water in amounts which result in pollutants entering groundwater in amounts exceeding the standards prescribed by the state division of water quality or the state department of health, shall be prohibited.
L. 
Enclosed Storage: All merchandise, materials and equipment except automobiles, trucks, and other vehicles in running order and seasonal items such as holiday decorations, shall be stored within an enclosed building or within an enclosure surrounded by a sight obscuring metal fence or masonry wall at least six feet in height.
M. 
Residential Structures in Industrial Zone: All buildings used for human occupancy having walls made of combustible material shall be located at least 16 feet from the property line.
N. 
Site Plan Required in Industrial Zone: A plot plan clearly depicting the area, width, height, size, and location of any proposed buildings to be constructed thereon and showing all improvements such as signs, curbs, gutter, sidewalks, and parking areas shall be submitted by the developer and then must be reviewed and approved by the planning commission prior to the issuance of a building permit.
(Ord. 2-2026, 3/18/2026)
The operation of any use permitted in this district is subject to the following standards of performance:
A. 
All uses must be operated so that all practical means are used to confine any noise, odor, dust, smoke, vibration or other similar feature to the premises upon which they are located.
B. 
Any light used to illuminate signs, parking areas, or for any other purpose shall be so arranged as to confine direct light beams to the lighted property by appropriate directional hooding.
C. 
Additional performance standards for recreational vehicle courts are found in Chapter 9-10.
(Ord. 2-2026, 3/18/2026)
A. 
Interior Lot: Referring Figure A, no fence, wall, hedge, or similar device extending into or enclosing all or any part of the front yard, designated by the front corners of the structure, or any side yard adjacent to the street, can be constructed or maintained at a height greater than forty-eight (48) inches. The maximum height of any fence, hedge, wall, or similar enclosing device situated within any other portion of a lot shall be six (6) feet. All fences and walls shall be constructed of substantial material and the design and construction shall be consistent with the quality of dwellings and other improvements within the surrounding area.
Before commencing construction, plans for all fences and walls shall first be submitted to and approved by the Zoning Administrator.
Where, in the opinion of the Administrator, a proposed fence or all does not conform to the above criteria, they shall refer the application to the Planning Commission for action. Any applicant aggrieved by a decision may appeal said decision to the Planning Commission who shall have the authority to reverse, affirm, or modify any decision of the Administrator.
B. 
Corner Lot/Clear View of Intersecting Streets: Referring Figure B, in all zones which require a front setback, no obstruction which will prevent a clear view to automobile drivers of approaching vehicles or pedestrians shall be placed within a triangular area formed by the street property lines and a line connecting them at forty-five (45) feet from the point of intersection of said street lines.
C. 
Driveway Gates:
1. 
Referring Figure C, any gate installed across a driveway providing vehicular access from private property to a public street shall be set back a minimum of twelve (12) feet from the back of sidewalk or, where no sidewalk exists, from the back of curb or edge of pavement.
Where a fence constructed of solid materials (including but not limited to wood, concrete, or vinyl) and six (6) feet in height is installed in conjunction with the gate, the fence shall be recessed a minimum of twelve (12) feet on each side of the driveway, measured from the gate opening.
Solid fences four (4) feet in height or less shall be exempt from the fence recess requirement. Fences constructed of chain link or similar open-mesh materials that remain non-sight-obscuring shall also be exempt from the recess requirement.
2. 
Gates shall be installed and maintained so as not to swing, slide, or otherwise encroach into the public right-of-way.
3. 
The required setback is intended to prevent obstruction of sidewalks and to allow vehicles to stop clear of pedestrian pathways and public streets while the gate is being opened or closed.
D. 
Fences Adjacent to Sidewalks Along Side Property Lines: Referring Figure D, where a rear yard or side yard property line abuts a public sidewalk located along a side street, any solid or sight obscuring fence constructed along that property line shall:
1. 
Be set back a minimum of twelve (12) feet from the back of sidewalk; or be angled or otherwise configured to maintain a minimum of twelve (12) foot clear visibility area measured from the intersection of the property line and the sidewalk.
2. 
No fence or gate located in such area shall create a visual obstruction that interferes with pedestrian or vehicular sight distance as determined by the City.
3. 
The setback and visibility area requirements of this section shall not apply to fences constructed of chain link or similar open-mesh materials, provided the fence remains non-sight-obscuring.
(Ord. 2-2026, 3/18/2026)
Curb, gutter, sidewalk and adequate off street parking for the intended use, shall be required as part of any building, structure, and use established in this zone.
A. 
Off street parking for non-residential uses shall be provided according to the off street parking schedule found in the International Building Code as published by the International Conference of Building Officials.
B. 
All off street parking spaces shall be graded and graveled.
C. 
Off-street loading and unloading space shall be provided on the same lot for every building used for manufacturing, storage, warehousing, goods display, department store, grocery, hotel, hospital, mortuary, laundry, dry cleaning, or other use similarly involving the receipt or distribution by vehicle of materials or merchandise. Such space, unless otherwise adequately provided, shall include a minimum 10 feet by 25 feet loading space with a minimum 14 feet height clearance for every 20,000 square feet of floor space in the building or fraction thereof.
D. 
On corner lots, no driveways shall be closer than 15 feet to the point of intersection of the front property line with the side property line, which abuts upon a street.
E. 
Where there is no existing curb, gutter and sidewalk, a curb, gutter and sidewalk or any combination of curb, gutter and sidewalk may be required by the city.
F. 
The planning commission may approve substitute parking locations and may reduce the amount of off street parking required if:
1. 
Sufficient off street parking is readily available within the vicinity of 500 feet;
2. 
Uses can share parking at different times of the day; and/or
3. 
Where acquisition of land for such use is unnecessary in order to carry out the spirit of this title.
G. 
New development shall provide the following:
1. 
Off Street Parking: Off street parking areas must have unobstructed access to a street or alley. The parking area design for five or more vehicles must not encourage cars to back onto adjoining public sidewalks, parking strips, or roadways. With the exception of permitted tandem parking, parking spaces shall be independently accessible and unobstructed.
a. 
Aisle and Parking Width: The minimum aisle width is 24 feet;
(1) 
Parking spaces must be nine feet wide by 18 feet long;
(2) 
ADA parking space width requirements vary and shall be consistent with current uniform building code standards; and
(3) 
Compact spaces with dimensions of nine feet wide by 16 feet long may be provided. These spaces are not code spaces for the purpose of satisfying parking requirements.
b. 
Corner Lots: No landscape obstruction is allowed in excess of two feet in height above street grade. A reasonable number of trees with lower branches pruned to a height of six feet from the ground up to permit automobile drivers and pedestrians an unobstructed view of the intersection may be allowed by the zoning administrator.
c. 
Driveway Access: For corner lots, the clear triangular area is defined by the intersection of the road right-of-way, the line extending from the point of curve at the top-back-of-curb, and a line connecting them at points 25 feet from their intersection.
d. 
Drive Through Developments: Applicants for all drive-up or drive-through service windows or facilities must provide sufficient stacking space (a minimum of four spaces), for vehicles waiting for service, to prevent vehicles from waiting in the right-of-way.
e. 
Common Driveways: To encourage the location of parking in the rear yard and/or below grade, the city allows common driveways along shared side yards to provide access to parking if the deeds to both properties include language that preserves the shared drive in perpetuity.
f. 
Off Street Loading Spaces: Every structure that is to be used for any purpose which involves the receipt or distribution of materials or merchandise by vehicle must provide and maintain adequate space for standing, loading, or unloading services off street.
(1) 
All such loading areas or berths shall be located so that no vehicle loading or unloading merchandise or other material shall be parked in any front yard or in any street or right-of-way.
(2) 
Loading docks and loading areas must be screened from adjoining property and public right-of-way.
(Ord. 2-2026, 3/18/2026)
A. 
Front yards and side yards of all industrial buildings which front on public streets must be landscaped a minimum of 10%.
(Ord. 2-2026, 3/18/2026)
A. 
Facades: All new development must present an attractive streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, and provide for the safety and convenience of pedestrians. All new development shall comply with each of the following architectural standards:
1. 
Walls: No more than three materials shall be used for primary wall surfaces. Exterior finishes shall be of traditional, time and weather tested techniques. Retaining walls shall be of materials complementary to the building's materials. Wall colors may range from earth tones to colors with some white and gray. Trim around openings may be accent colors.
2. 
Roofs: All the roofs and dormer roofs of a building shall be constructed of the same material. Slopes of roofs shall be of equal pitch if a gable or hip roof is employed. All metal roofs must be of a non-glare finish.
B. 
Lighting: All lights placed on property entrances or on building facades shall be down directed and shielded to direct light to the entry or pedestrian way. External lights shall be located and used to avoid light trespass. The lighting design shall minimize light trespass. Spotlights and floodlights are prohibited. All pedestrian pathways shall include either bollard lighting, or down directed lighting which shall not exceed 12 feet in height.
C. 
Screening: Trash collection and recycling areas, service areas, mechanical equipment and loading docks shall be screened on all sides so that no portion of such areas are visible from public streets and alleys and adjacent properties. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof.
(Ord. 2-2026, 3/18/2026)
A. 
Setback: All permanent advertising signs shall be set back from public streets a distance at least equal to the distance that buildings are required to be set back within the zone in which said signs are located.
B. 
Screening Requirements: All signs shall display thereon copy and images pertaining only to products or services sold on premises.
C. 
Permits Required: No advertising sign shall be erected or placed within the city without first making application for and obtaining a building permit therefor. In addition, all signs located within 660 feet of the right-of way line of a federally designated highway shall conform to the standards and regulations for such signs established by the State of Utah or by federal law. Any approval or permits required by said regulations shall be in addition to the building permit herein above required and construction or placement of a sign shall not be commenced until all approvals and permits have been obtained and verification thereof is provided to the city by the developer.
D. 
One A-frame sign, each face of which is no larger than 12 square feet, will be permitted on city property at each business location in the I-1 industrial zone without requiring a building permit. Said sign must be removed from public property after business hours. No signs may obstruct the normal passage of pedestrian traffic on public sidewalks at any time.
(Ord. 2-2026, 3/18/2026)