A. The I-l industrial zone has been established for the primary purpose of providing a location where manufacturing, processing, warehousing and fabrication of goods and material can be carried on most appropriately and with minimum conflict or deleterious effects upon surrounding properties. Other objectives in establishing the zone are to promote the economic well-being of the people and to broaden the tax base. B. 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. C. In order to accomplish the objectives and purposes of this title and to stabilize and protect the essential characteristics of this zone, the regulations set out in this chapter shall apply in the I-l industrial zone.

The following buildings, structures and uses of land shall be permitted in the I-1 Industrial Zone upon compliance with requirements as set forth below: A. Table of Land Use Regulations. P = PERMITTED USE (P) A site plan application is required with staff processing. Site plan applications are approved, when and if they meet the ordinance standards. C = PLANNING COMMISSION CONDITIONAL USE REVIEW (C). A site plan application with Planning Commission review is required. See Chapter 18.108. B. If a use is not specifically designated below, then it is prohibited. C. All uses listed in the use table and that require a building permit shall also require a site plan application.

I-1 Zone Table of Land Use Regulations

A. There is no minimum lot area requirement and no maximum building size in the I-1 Industrial Zone.

B. Each project approved under this section must be fully located within the I-l Industrial Zone.

In the I-1 Zone, all buildings shall be set back at least thirty (30) feet from any public street right-of-way line. A ten (10) foot wide landscaped area is required using the standards found in 18.76.050 along all public street right-of-way frontages.

All buildings in the I-1 Industrial Zone shall be limited in height to thirty-five (35) feet. No buildings taller than thirty-five (35) feet shall be permitted in the I-1 Industrial Zone, except as may be approved by the Planning Commission pursuant to approval as a conditional use. Upon application for a conditional use to exceed the thirty-five (35) foot height limitation for developments, the Planning Commission shall consider at a minimum:

A. Airport land zone height restrictions. B. Proximity and distances to residential zones. C. Access to solar, air, and light for nearby properties. D. Building design (roof height, step downs, eves). E. Roof design and style. F. Average heights of adjacent buildings G. No increase in building height as allowed via a Conditional Use Permit shall exceed 60’.

A. Trees shall be planted along all street frontages.  Trees should be planted at least one for every fifty (50) feet of street frontage. B. All storage doors, entrances into storage and warehousing, and parking in storage and warehouse developments shall be accessed from internal private streets and driveways. C. All outside storage and warehouse developments shall be fenced in a manner which will provide adequate security and a deterrent from public access. Fences shall not be located in the 10’ front setback area. D. Outdoor lighting: See Lighting standards 18.78. E. All off-street parking shall be hard-surfaced but may also be constructed of porous pavement. F. Properties shall be kept in a clean and orderly manner. The storage of goods and materials shall occur within a building or behind an eight foot tall sight obscuring fence. 

When any industrial building or use adjoins any residential zone, a minimum 5’ buffer area containing a water-wise and xeriscape landscape design as per 18.76.050 is required and an 8’ site obscuring/sound deflecting wall. The walls are required for all uses except Signs and Accessory Apartments for employees. The landscaped buffer area should be designed to accommodate storm water from adjacent impervious surfaces.

In addition to other applicable development requirements of this Title, Climate Controlled Commercial Storage shall meet the following requirements: A. Commercial Climate Controlled Storage Limitations. All storage of any items within Commercial Storage Unit facilities, including vehicles, shall be located within the interior of a building.

B. Caretaker Dwellings. Each Commercial Storage Facility may include one caretaker dwelling to accommodate professional management living onsite.

C. Driveway Access. All storage doors, parking and accesses into Commercial Storage facilities shall be accessed from internal private streets and driveways, not from public streets.

D. Fencing. All Commercial Storage establishments shall be fenced along the shared lot line, if located adjacent to a residential use or zone, as per 18.44.065.

E. Architecture. Commercial Storage building elevations facing a Principal Arterial, Minor Arterial or Collector Street as designated on the City’s Transportation Plan shall:

1. Have multi-pitched roof lines through the use of dormers and gables, or the like, whether real or false façade; 2. Have at least 30% brick, stone or decorative block/CMU; 3. Not utilize metal on the wall surface or stucco on more than 20% of the wall surface. This prohibition does not preclude the use of steel doors or the use of structural steel for architectural elements such as awnings, covered walkways, etc.

F. Climate Controlled Commercial Storage facilities shall follow the design standards required in the C-2/C-4 Design Guidelines.

Gasoline pump islands shall be set back from any right-of-way line to accommodate the landscape setback and proper circulation/stacking for the pumps. Each pump shall provide stacking for a minimum of two standard sized vehicles defined as 20’ for each. A circulation aisle beyond the stacking area is required that allows for a circular traffic movement. Pump islands shall be so located that automobiles stopped for service will not extend over the property line. In no case shall pumps be set closer than twelve feet from any street lines, nor closer than ten feet from any side or rear property line. Lots from which gasoline is dispensed to customers at retail shall be not less than seventy-five by one hundred feet in size. Canopies over pump islands may extend to the closest edge of any required landscaping. See the Lighting Chapter 18.78, for lighting standards.

• Chapter 18.12 Administration • Chapter 18.08 Definitions • Chapter 18.108 Conditional Use Permits • Chapter 18.72 Off Street Parking and Loading • Chapter 18.103 Sign Regulations • Chapter 18.78 Lighting • Chapter 18.174Enforcement • Chapter 17 Subdivisions • Heber City C-2/C-4 Zone Design Standards and Guidelines