14.51.020 INDUSTRIAL ZONE (IN): Table Of Standards - Industrial Zone (IN)

Standards Area Density * Public Access Frontage and Road Width Requirements 10 Acres minimum and/or meeting the requirements of this section; Special Provisions: The minimum acreage may be reduced to 3 acres when the property is located within a municipal expansion area. 1 acre minimum lots. No access to the public road from a driveway. Two entrances with a 50’ minimum setback, a required 60’ wide frontage and/or connecting road through proposed development, with allocated space in the set back to allow for future expansion of the public road. An exception may be allowed to have only a single entrance if the frontage on the public road is less than 1,000 feet. In this case the road must have a loop allowing large trucks and emergency vehicles to enter and leave the development without having to back up to turn around. The road width within a single lot development may be reduced to 30’ with a 50’ or greater width entrance. The egress in and out from the public road and to and from the business shall be evaluated and designed as per the type of proposed business use by a licensed professional engineer qualified by education, training and experience to practice highway engineering. State Highway Setbacks 50' from the highway right of way for all structures. Containment fences or walls for materials, solid waste for storage, salvage, junk or unsightly business operations shall be set back far enough to provide a landscape annexation declaration area between the highway right of way and the fence or wall. The sight obscuring fence or wall shall be high enough so that the unsightly view can't be seen from six (6) feet above the roadway along the frontage of the development and a distance of 1000 feet beyond. Setbacks Front & Rear Side 30’ perimeter on all sides, and as per IBC and the IFC separation for all setbacks. Maximum Height Of As per IBC and IFC. Structures Height Of Solid Fences Or Other Solid Structures Within Front Setback As per all UDOT and Sanpete County safety codes and regulations. Permitted/ Conditional Uses (See Land Use Matrix) Section 14.26.010 *All divisions of property require a subdivision process meeting the Sanpete County Subdivision Ordinance requirements. PERMITTED USES: Uses solely permitted in the Industrial Zone are as follows: All uses listed in the Land Use Ordinance; Land Use Matrix as permitted or requiring conditional use permit in the IN – Industrial Zone. Sexually oriented businesses as defined in section 14.76.290 as Adult Uses. 1. Sexually oriented businesses, which are classified as follows: a. Adult Arcades; Adult Bookstores, Adult Novelty Stores, Adult Video Stores; Adult Cabarets; Adult Motels; Adult Motion Picture Theaters; Adult Theaters; Escort Agencies; Semi-nude Model Studios; and all Sexual Encounter Establishments, as such uses are defined subject to the definitions, requirements and provisions, including location requirements and subject to the following location and distance requirements. 2. No sexually oriented business shall operate or be established within 1,000 feet of any of the following: a. churches, synagogues, mosques, temples, or other buildings used primarily for religious worship and activities; b. public or private educational facilities including child day-care facilities, pre-schools, elementary schools, intermediate schools, and high schools, including school grounds and athletic facilities which are used primarily in connection with school-related activities; or c. public recreation areas or facilities including but not limited to parks, playgrounds, picnic areas, athletic fields or courts, libraries, public trail systems, community centers, and other analogous facilities; privately owned amusement parks or recreation facilities. 3. No sexually oriented business shall operate or be established within 1,000 feet of a boundary of a zoning district which allows residential use as a permitted use. 4. No sexually oriented business shall be located within 1,000 feet of any other sexually oriented business. Site Plan Review and Approval: 1. Scope: An applicant for a building permit in the IN zone shall submit a site plan to the Zoning Administrator with the contents listed below. The Zoning Administrator shall review the plan and shall approve a building permit only if the standards of this and the other sections of the ordinance are met. Plans must meet the requirements of 14.76: General Minimum Developments Standards and the following; a. Exception: The Zoning Administrator may reduce certain requirements of the site plan review for existing industrial facilities and sites that are amending existing approved site plans. 2. A site plan shall be submitted, drawn to scale, and of sufficient size and detail to show: a. Building locations and use of all existing and proposed structures on the subject lot or parcel. b. The location of existing and proposed utilities including, but not limited to, culinary water and fire hydrants; irrigation canals, pipelines and service connections; natural gas pipelines and service connections; electric power lines and service connections; site lighting; telephone, fiber optic, broadband, cable TV and other communication lines; sanitary sewer lines, septic tanks, drain fields and connections, site drainage details including storm drain pipelines, catch basins and detention/retention basins; any other existing or proposed utilities or services. c. The boundaries of all recorded easements located on the subject lot or parcel, or required off the lot or parcel to service the lot or parcel. The recording data for the easement shall be shown on the plan and copies of the recorded easement submitted with the site plan. d. The location, names and boundaries of all public and private streets and required street improvements, access points, loading areas, yard setbacks, ingress and egress drives, and parking areas. The location and boundaries of easements required to implement the plan. e. The location and cross sectional drawing of proposed walls and fences. For sight obscuring walls and fences the plan shall describe the type of fence and give sufficient details to determine the aesthetic look of the wall or fence. f. A landscape plan or details of existing or proposed landscaping for the site. g. The names, mailing addresses, email addresses, and phone numbers of the owner of the lot or parcel to be built on (subject lot), the developer of the project, and the architect/engineer or other designers. h. An identification of any areas where the subject lot has been graded by past cuts of fills; also contour lines, if the land has more than a five percent (5%) slope, and a grading plan if cuts or fills will be undertaken to prepare the site, and such other improvements as may be required relating to the specific use proposed. i. An identification of any contaminated and unstable soils, fill material types, fault lines or other natural hazards affecting the subject property. Designation of major drainage ways and flood prone areas including but not limited to 100 year flood plain mapping. j. The location and identification of each use of land and each building adjacent to the boundaries of the subject lot or parcel. k. The property boundary lines, legal description and dimensions of the subject lot or parcel; the property lines of all adjoining lots or parcels (but only extending for a distance of three hundred feet away from the boundaries of the subject lot or parcel; and an identification on each lot or parcel of the name and address of the property owner. This requirement may be met if the required data is shown on a copy of a Record of Survey Map if such map is on file with the County Surveyor’s Office or a subdivision plat has been recorded since the County’s land use ordinances have been in effect. If the lot or parcel is not a lot of a recorded subdivision nor has a Record of Survey been filed then a land survey depicting the required data is required and a Record of Survey must be filed with the County Surveyor’s Office. An unaltered copy obtained from the County Recorder’s Office of the Subdivision Plat or Record of Survey will be included with the site plan set to verify the data required to be derived from it. l. Design of phased plan if applicable with time table for completion. m. North point and scale. Multiple sheets should be used as required to keep the site plan set uncluttered and easy to read. Text shouldn't be so small that it is hard to read. The use of legends and tables is recommended for organization and clarity. n. Both paper and digital (PDF) copies of the site plans shall be submitted. The approved plan with signatures shall be scanned in color and a digital (PDF) file delivered to the Zoning Administrator. 3. Pre site inspection and approval: a. A pre-development site inspection and approval is required (with applicable fee, as per standards of building department inspection fees) before final approval and any permits are issued; as pertaining to the lot(s) removal of all junk, garbage, and waste. 4. Limitation: a. Review and approval of a final site plan from the Zoning Administrator shall precede the issuance of any building permit for structures, site improvements or utility system installations. Upon approval of the final site plan by the Zoning Administrator no buildings or uses of land other than those depicted and approved on such plan shall be permitted. 5. Supplementary Regulations: a. Uses within this zone shall also comply with the applicable requirements set forth in the requirements and procedures applicable within all zones and all other provisions of this Land Use Ordinance and the Sanpete County Subdivision Ordinance. 6. Acquire State & Federal Permits: a. Addressing drainage design, wetlands mitigation, floodwater control and all environmental impacts. Special Provisions: 1. Sexually Oriented Businesses: "Sexually oriented businesses", as defined in section 14.76.290 of this code, shall comply with all site, building and lighting requirements set forth in this code. In the case of conflict, the most stringent requirements shall prevail. 2. Areas of Operation and Storage of Materials and Merchandise: Areas of operation and all storage of materials and merchandise shall be in an enclosed building or within an enclosure surrounded by a safety fence or wall of not less than six feet (6') in height. 3. Junk: Storage of "junk" or partially or completely dismantled automobiles shall be enclosed within a sight obscuring wall or fence of not less than six feet (6') in height, and material so stored shall be kept below the height of the fence or wall. 4. Sight Obscuring Fences or Walls: Sight obscuring fences or walls shall be of a type that is acceptable to the Planning Commission. The purpose of the fence or wall is safety and to keep things out of sight. Landscaping in front of the wall to improve the look should be considered and is recommended. Maintenance of a pleasing look is required. 5. Solid Waste Storage Facilities: Solid waste storage facilities shall be located at the rear of the main building or behind a sight obscuring fence or wall which will prevent the facility from being seen from a public street. 6. Parking: Parking shall be as required by applicable requirements of this title or business occupancy use or an addendum thereto. 7. Lighting: Lighting shall be as required by this chapter or other applicable requirements of this title or the businesses use. 8. Utilities: All developments shall be served by a source of culinary water and quantity as per State Water Rights requirements for the occupancy. Sewer or septic tank as may be approved by the Sanpete County Public Health Department and electrical power from a power company whose area of service covers the proposed business site location and a letter from each such company along with the site plan required in this chapter. 9. Fire Protection: Adequate water for fire protection as required by the International Building Code and the International Fire Code for the occupancy type and the Sanpete County Subdivision Ordinance. Where a municipality(ies) are involved in providing these services, a letter shall be submitted from each such company along with the site plan required in this chapter. 10. Hours of Operation: The Planning Commission may establish hours of operation in order to eliminate excess noise, lighting or other nuisances. 11. When the IN Zone is to be located within a Municipal Expansion Area: the standards, setbacks and other site plan modifications of this chapter may be modified and implemented according to the municipality’s zoning regulations and standards only if the municipality WILL extend required utilities and services to the proposed IN Zone. a. Each municipality wanting to implement this provision shall provide to Sanpete County the modifications desired to meet the County's ordinances. The Sanpete County Planning Commission shall then consider the modifications. After the Sanpete County Planning Commission and the municipality have come to a mutual understanding to the modifications and the utilities and services to be extended to the IN Zone developments in the Municipal Expansion Area, the Planning Commission may then approve the modifications and recommend to the Sanpete County Commission that the modifications be included in this chapter (Ordinances Amended). 12. As each municipality's modifications are approved they shall be placed in the section below: a. IN Zone modifications for each Sanpete County Municipality: i. Centerfield; No modifications approved. ii. Ephraim: No modifications approved. iii. Fairview: No modifications approved. iv. Fayette: No modifications approved. v. Fountain Green: No modifications approved. vi. Gunnison: No modifications approved. vii. Manti: No modifications approved. viii. Mayfield: No modifications approved. ix. Moroni: No modifications approved. x. Mount Pleasant: RA Zones (Buffer Zone) xi. Spring City: No modifications approved. xii. Sterling: No modifications approved. xiii. Wales: No RA Zones (Buffer Zone)