§ 152.028 BUSINESS AND INDUSTRIAL DISTRICTS.

   (A)   General purpose. The purpose of the Business and Industrial Districts is to provide areas that promote employment opportunities while also protecting desired or established residential and commercial areas from the potential objectionable influences these uses may create.

   (B)   Business and Industrial Districts.

      (1)   Business Park District (BP). This district is intended to provide sites for a range of business research and business park uses, including office and administrative uses, designed to be conducted wholly within enclosed buildings. Light manufacturing uses conducted wholly indoors that complement the business or research park use that are free from nuisance factors may be permitted if pertinent to the primary use. This district encourages the development of attractive buildings in a campus type setting on landscaped sites which may be close to residential areas.

      (2)   Service Commercial District (SC). This district is intended to allow more intense outdoor light manufacturing and business uses which are compatible with the developed local economy. These uses generally require unique services such as truck delivery, outdoor storage, major motor vehicle or boat repair, or other activities or operations conducted outside an enclosed building or structure. Because of the character and intensity of these uses, this district requires public services and should be appropriately located on primary roadways or near major highways. This district does allow a Mixed-Use Overlay as a Conditional Use, as shown in Table 2.4-1, and in accordance with § 152.027(B)(5).

      (3)   Industrial Park District (IP). The intent of this district is to provide for heavier or more intense industrial uses in areas which do not encroach on the community's residential environment. Uses in this district generally include manufacturing and industrial activities that may generate nuisances that cannot be adequately mitigated on site. The IP district is not appropriate adjacent to any residential district.

   (C)   Business and industrial use standards. Table 2.4-1: Table of Allowed Uses for Business and Industrial Districts, lists land uses permitted by right (P), permitted with approval of a conditional use permit (C) in accordance with § 152.091, or prohibited in each zoning district (NP). The Use Table also includes references to additional use-specific standards that may be applicable to that use. The organization headings and individual abbreviations utilized in the table are explained as follows:

      (1)   Use category. The "use categories" are intended merely as an organizational tool and are not regulatory. These use categories simply help to organize the list of "specific use types" into common groupings for ease of reference.

      (2)   Specific use type. The "specific use types" are regulatory and function as the basis for defining present and future land uses that are appropriate in each zoning district. Rather than list every possible individual land use type, this list classifies individual land uses and activities into specific use types based on common functional, product or physical characteristics; such as the type and amount of activity, the type of customers or residents, and how goods or services are sold or delivered and site conditions. Further definitions of each specific use type can be found in §§ 152.035 through 152.037.

      (3)   Use-specific standards. Section numbers listed in the "Supplemental Use Regulations" column denote the location of additional regulations that are applicable to the specific use type; however, provisions in other sections of this chapter may also apply.

      (4)   Non-specified uses. When a use cannot be reasonably classified into a specific use type, or appears to fit into multiple specific use types, the Director is authorized to determine the most similar and thus most appropriate specific use type based on the actual or projected characteristics of the individual use or activity (including but not limited to size, scale, operating characteristics and external impacts) in relationship to the specific use type definitions provided in §§ 152.035 through 152.037. Appeal of the Director's decision may be made to the Board of Adjustment following the procedures under § 152.086(K).

Table 2.4-1: Table of Allowed Uses for Business and Industrial Districts
Use Category	Specific Use Type	P = Permitted Use C = Conditional Use NP = Not Permitted
		Business and Industrial Zoning Districts
		BP	SC	IP	Supplemental Use Regulations
Residential Use Category	Dwelling, Live/Work	NP	C	NP
	Mixed-Use Overlay	NP	C	NP	§ 152.027(B)(5)
Public and Semi Public Use Category	Bus Terminal	P	P	P
	Campground/RV Park	NP	C	NP	§ 152.045(I)
	Cemetery	P	P	NP
	Crematorium or Funeral Parlor	P	P	NP
	Government Offices and Civic Buildings	P	P	P
	Hospitals	P	P	NP
	Public Safety Facility	P	P	P
	Religious Assembly	P	P	P	§ 152.045(V)
	Solar Generation Facility	P	P	P
	Utility Facility and Service Yard, Major	C	C	P
	Utility Facility, Minor	P	P	P
	Wireless Communication Facility (WCF) (including Tower and Supporting Facilities)	P	P	P	§ 152.045(CC)
Commercial Use Category	Adult Entertainment Business	NP	NP	P	§ 152.045(B)
	Animal Training	NP	P	P	§ 152.045(C)
	Animal Kennel/Shelter	NP	P	P	§ 152.045(C)
	Animal Hospital/Veterinarian	C	P	P	§ 152.045(C)
	Automobile/Boat, Rentals	P	P	NP	§ 152.045(G)
	Automobile/Boat, Repair Major	NP	P	P	§ 152.045(E)
	Automobile/Boat, Repair Minor	P	P	P	§ 152.045(F)
	Automobile/Boat, Sales and Leasing	P	P	NP	§ 152.045(G)
	Bar, Lounge, or Tavern	P	P	C
	Business Services	P	P	C
	Car Wash	P	P	NP
	Commercial Entertainment, Indoor	P	P	NP
	Commercial Entertainment, Outdoor	C	C	P
	Convenience Store	P	P	P	§ 152.045(L)
	Farmers Market, Permanent	P	P	P
	Feed Store	P	P	P
	Fitness and Sports Center	P	P	NP
	Flea Market	P	P	P
	General Personal Services	C	P	NP
	General Recreation, Indoor	P	P	C
	General Recreation, Outdoor	NP	C	P
	Hotel or Motel	NP	P	NP
	Instructional Services or Trade Schools	P	P	P
	Medical Marijuana Dispensary, Operation or Cultivation	NP	C	NP	§ 152.045(Q)
	Microbrewery or Craft Distillery	NP	P	C	§ 152.045(R)
	Non-Chartered Financial Institution (Check Cashing)	NP	P	NP
	Nursery, Commercial	NP	P	P
	Office Business or Professional	P	P	P
	Parking Lots and Parking Structure	P	P	P
	Restaurant	P	P	P
	Restaurant, with Drive Through	P	P	P	§ 152.045(M)
	Retail, General	NP	P	C
	Retail, General with Drive Through	NP	P	C	§ 152.045(M)
	Retail, Large	C	P	NP
	Retail, Smoke/Vape Shop	NP	P	NP
	Retail, Pawn Shop	NP	P	NP
	Self-Storage, Indoor	P	P	P	§ 152.045(Y)
	Service Station with Car Wash	P	P	NP	§ 152.045(Z)
	Tour Services	P	P	P	§ 152.045(AA)
	Wholesale Establishment	P	P	P
Industrial Use Category	Assembly, Light	P	P	P
	Auctions, Indoor	P	P	P
	Auto Wrecking and Salvage Yard	NP	NP	P
	Building Materials Sales, Indoor Retail	P	P	P
	Building Materials Sales, Outdoor or Wholesale	NP	P	P
	Distribution Yard, Outdoor	NP	NP	P
	Distribution/Warehousing Center, Indoor	C	NP	P
	Heavy Rental, Outdoor	NP	P	P
	Indoor Storage (Boat, RV)	P	P	P	§ 152.045(F)(3)
	Manufacturing, Heavy	NP	NP	P
	Manufacturing, Light	P	P	P
	Outside Storage (Boat, RV)	NP	C	P	§ 152.045(T)
	Recycling Center	NP	NP	P
	Research Laboratory	P	P	P
	Resource Extraction	NP	NP	C
	Truck Stop	NP	P	P
	Waste Facility, Landfill	NP	NP	C
	Waste Facility, Transfer Station	NP	NP	C
	Wholesale Establishment	P	P	P

 

   (D)   Business and industrial development standards. The following development standards identified in Table 2.4-2 apply to all principal uses and structures in Business and Industrial Districts, except as otherwise expressly stated in this code. General exceptions to these regulations and rules for measuring compliance can be found in §§ 152.035 through 152.037. Regulations governing accessory uses and structures can be found in § 152.046.

Table 2.4-2: Business and Industrial Districts Development Standards
Zoning District		BP	SC	IP
Lot Dimensions, minimum	Lot width (feet)	60	-	75
Setbacks, minimum	Front, (feet)	20[1]	20[1]	30[1]
	Side, (feet)	15[2]	15[2]	20[1][2]
	Side, (feet)  Adjacent to Residential	30[1]	50[1]	NP
	Rear, (feet)	15	15	20
	Rear, (feet) Adjacent to Residential	30	50	75
Lot Coverage, maximum (%)		50	60	-
Building Height, maximum (feet)		30	40	50
[1]   Front and side setback for street facing parking areas shall be a minimum of 15 feet.       [2]   Zero setbacks are permitted for structures if adjacent structures also have zero setbacks and regulations of the building code in force at the time of the review are met.

 

   (E)   Business and industrial site and architectural design guidelines. The business and industrial design guidelines contained in this section have been established to: recognize the unique needs and characteristics of development in business and industrial use settings; protect and promote long-term economic vitality through the promotion of high quality development; and minimize adverse impacts to existing neighborhoods and anticipated growth areas.

      (1)   Applicability.

         (a)   These requirements shall apply to development or renovation of buildings within any Business and Industrial Zoning District, unless otherwise specified within this section.

         (b)   These guidelines will be used as a framework for evaluating development proposals and for commenting on the design aspects of those proposed projects. The city general development and subdivision regulations should also be referenced for additional site design standards specifically applicable to industrial developments.

      (2)   Service Commercial (SC) Zoning District development guidelines. The Service Commercial Zoning District allows for the placement of a wide range of business and employment type uses. Given its service-related function, this district is often found in close proximity to established residential neighborhoods. For these reasons, there is a greater degree of attention given to how this district relates to adjacent uses. The following concepts shall serve as a framework to guide development within the Service Commercial Zoning District.

         (a)   Screening adjacent to residential. Any uses in an SC Zoning District which abuts or is across a street, alley or open space from a residential use or zone shall provide a landscape buffer at least 15 feet in width. The landscape buffer shall include a minimum of one spreading tree per 30 linear feet. A fence or wall having the opacity of a solid wall shall also be installed on the residential side of the landscape buffer along all common parcel boundaries. Cyclone or chain link fence shall not satisfy this requirement.

      (3)   Industrial Park (IP) Zoning District developments adjacent to a residential development or zoning district are prohibited.

      (4)   Properties with frontage along primary gateway roadway corridors. Development or renovation of buildings within any Business and Industrial Zoning District fronting onto U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, or State Route 98 shall adhere to these guidelines:

         (a)   Prohibited uses. The following uses are prohibited within any Business and Industrial Zoning District fronting onto U.S. Highway 89, Lake Powell Boulevard, Coppermine Road, and State Route 98:

            1.   Adult entertainment business;

            2.   Auto wrecking and salvage yard; and

            3.   Heavy rental, outdoor.

         (b)   Architectural guidelines.

            1.   Natural materials and deep earth tone colors are preferred, and design elements should not consist primarily of metal, glass, plastic, highly reflective materials and bright colors. Such materials may have limited application in trim or accent areas but should not be predominant visual elements of the building(s) or site improvements.

            2.   Large bland monolithic facades or rooflines and repetition of very simple details which become monotonous in character should be avoided. Building elevations should create a unique character which is emphasized through interesting architectural details or facade articulation in each component. For example, windows may be arched or rectangular, bayed out or recessed, have raised borders, awnings, planter boxes or shutters.

            3.   All building facades should be designed with architecturally finished materials, with the following recommended primary facade building materials:

               a.   Modular masonry materials such as brick, block, and stone;

               b.   Precast concrete or aggregate panels with a decorative finish;

               c.   Stucco or stucco-like materials;

               d.   Wood, provided surfaces are finished for exterior use or proven for exterior durability; or

               e.   Other materials as determined by the Director.

         (c)   Site design/orientation guidelines.

            1.   Buildings, structures, open space areas and other features shall be oriented to protect and/or enhance major vistas and panoramas that give special emphasis to mountains, mesas, lake views, and special man-made or natural landmarks.

            2.   Multi-building developments shall minimize auto/pedestrian conflicts and maximize convenient pedestrian access between buildings.

            3.   Openings for vehicular uses, such as garage door bays used to access vehicles into and out of a building for repair or storage, must be located on facades that do not face the primary street.

         (d)   Circulation.

            1.   Developments along ADOT controlled roadways shall complete a traffic study analysis, including access needs, traffic control needs, highway expansion needs, drainage management plan, and/or a cost sharing plan. ADOT approval will be required as part of the development plan approval process.

            2.   Access points along primary gateway roadways shall be placed and designed in accordance with ADOT and/or city requirements.

   (F)   Additional development standards.

      (1)   Setback and height exceptions. See §§ 152.035 through 152.037 for additional development and design regulations.

      (2)   Parking and loading requirements. See § 152.056 for additional development and design regulations.

      (3)   Landscaping and screening requirements. See § 152.057 for additional development and design regulations.

      (4)   Signage requirements. See § 152.058 for additional development and design regulations.

      (5)   Exterior lighting requirements. See § 152.059 for additional development and design regulations.

      (6)   Utilities. All on-site and off-site electric and communication utility lines shall be placed underground. To allow for future connections and extensions, all underground utilities shall be extended a minimum of two feet (2'-0") beyond the farthest property boundary, to prevent damaging existing pavement or landscaping when future utility extensions are made.

      (7)   Further reference, as appropriate, should be given to the city International Building Codes (IBC), Fire Codes, Subdivision Regulations, and the Floodplain Management ordinance.

(Ord. 648-18, passed 11-28-2018; Ord. 703-23, passed 3-22-2023; Ord. 713-23, passed 9-27-2023)