In accordance with the requirement of the Utah Code that zoning within counties by districts, Iron County, as shown on the Iron County zoning district map, is divided into zoning districts which govern the use, intensity, area and other requirements for the use of land as required by this chapter and the land management code. The map accompanying this chapter and incorporated herein by reference, the Iron County zoning district map, identifies the location and distribution of each district within Iron County. All development, use, activity and authorized permits and licenses shall adhere to all the provisions, standards and requirements of the applicable zoning district.

To meet the purposes of this chapter, Iron County is divided into the following zoning districts:

Base Zoning Districts.

A.

Agricultural Districts:

1.

Agriculture (A-20);

2.

Intensive agricultural (I-A).

B.

Residential Districts:

1.

Residential (R-5);

2.

Residential (R-2);

3.

Residential (R-1);

4.

Residential (R-1/2).

C.

Commercial Districts:

1.

Commercial (C).

D.

Industrial Districts:

1.

Light industrial (LI);

2.

Industrial (I).

(Ord. 171 § 9(D) (part), 2001)

(Ord. No. 2010-1, § 2(Exh. B), 1-25-2010; Ord. No. 2012-4, § 2, 11-26-2012)

Consistent with the goals and policies of the Iron County general plan, the zoning districts are formulated to provide and achieve the following purposes:

A.

The agriculture (A-20) district is provided and designed to protect and preserve lands suited for farming, ranching, the production of food and fiber, open space, recreation, services or related purposes and minimal rural estate living, and to protect from encroachment of incompatible uses. Other purposes of this district include protection and enhancement of the economic base of the county, as well as the protection of environmentally sensitive lands, such as areas subject to flooding, wetlands, unstable soils and areas with steep slopes or other geologic conditions. This zone anticipates limited commercial uses that have similar impacts to agricultural uses and provides services in rural areas that are compatible and commensurate with typical commercial agricultural uses. The permitted and conditional uses identified in the Table of Uses (Section 17.16.030) for the A-20 zone are intended to be compatible with agricultural uses while encouraging economic growth and reasonable options for the use of private property. The district accommodates more intense uses when the required services are made available and the potential cost to Iron County residents of providing the services necessary to support more intense development and activities is minimal.

B.

The rural agriculture (RA-20) district is generally intended to protect and preserve valuable agricultural and natural resources through low-density rural single-family detached residential development. It is created to foster conditions favorable to certain agricultural uses (see Table of Uses — Section 17.16.030) of the agriculture areas of Iron County by preventing incompatible forms and degrees of urban uses by limiting the type and density of development and intensive or commercial agriculture so that a harmonious relationship of land uses in the rural area is insured.

The primary purpose of requiring large minimum lots of not less than twenty acres is to discourage small lot subdivisions where public facilities such as central sewage disposal, parks and playgrounds, and governmental services such as police and fire protection are not as readily available, or could not reasonably be made available.

C.

The intensive agricultural zoning district (I-A) is intended to help preserve existing agricultural land resources, promote the areas suitable for developing agricultural operations that can become or remain competitive by taking advantage of economies of scale, prevent the premature conversion of rural lands to urban use and accommodate animal agricultural uses and other uses that may be more intensive agriculture enterprises than have been historically developed in Iron County. The zone use and development regulations are designed to implement general plan goals by discouraging urban and suburban development on lands that have prime agricultural soils, water and locations that are conducive to agriculture and are not well served by public facilities and services typical of residential development. The I-A zone is generally compatible with the "agriculture" and "open space" land-use designations of the general plan. An I-A zone is intended for more intensive uses than historical agricultural. The I-A zone is not intended to be applied near urbanized areas and is not intended to accommodate residential uses as a principal use. The I-A zone is compatible with, and complimentary to, the A-20 zone and the classification of land into the I-A zone shall not be considered a spot zone when the land is surrounded by property zoned A-20, but is consistent with the intent of the Iron County general plan for agricultural lands. Accordingly, it is inconsistent with the intent of the I-A zone to change land from A-20 zoning district to the I-A zoning district where the intended use of the land is a permitted use in the A-20 zone. It is also inconsistent with the intent of the I-A zone to zone land I-A for more land than is required by the intended use of the land.

D.

The residential districts of Iron County (R-5, R-2, R-1, R-1/2, and R4K) are formulated to provide single-family housing choices to meet the needs of Iron County residents, to offer a balance of housing types and densities, and to preserve and provide safe and convenient places to live. These districts are intended for well-designed residential uses free from any activity or use that may weaken the residential integrity of these areas. Generally, residential districts shall be located where adequate public services and facilities are available to meet the needs of residents. Typical uses include single-family dwellings, parks and public facilities necessary to meet the needs of residents. Urban and Hobby farms are consistent with the residential districts, so long as the farms meet the requirements of Section 17.36.250 of this title.

E.

The residential recreation district (RR-20) is created to provide seasonal housing choices to meet the needs of the recreational second home owner looking for a limited access housing opportunity. This district is intended for well-designed recreational housing second homes that do not have year-round access because of limitations on road maintenance and snow removal. These areas are usually limited by minimal service availability (e.g. power, water, fire protection or other emergency services, etc.) and provide for water hauling to meet potable water needs. Subdivision roads within this district are generally private access roads and driveways built to a smaller width than typical county roads and are accessible in the summer only.

F.

The commercial (C) district is intended to provide controlled and compatible locations for retail, office and business/commerce activities, to enhance employment opportunities, to encourage the efficient use of land, to enhance property values and to strengthen the county's tax base. Typical uses allowed in this district include retail sales and services, offices and institutional uses.

G.

The purpose of the light industrial (LI) district is to provide locations for industrial uses that produce no appreciable impact on adjacent properties and which provide employment opportunities for residents of Iron County.

H.

The industrial (I) district is formulated to recognize existing industrial sites and activities within Iron County, to provide opportunities for heavier industrial activities than allowed in the light industrial district, to provide economic stability and opportunity and to provide employment opportunities for county residents.

(Ord. 171 § 9(D) (part), 2001)

(Ord. No. 2010-1, § 2(Exh. B), 1-25-2010; Ord. No. 2012-4, § 2, 11-26-2012; Ord. No. 2013-2, § 1, 5-16-2013; Ord. No. 2014-9, § 2, 10-13-2014; Ord. No. 2015-4, § 1, 6-8-2015; Ord. No. 2021-3, § 1, 4-12-2021)

The table of uses identifies the uses allowed within each zoning district of the county. The purpose of the table of uses is to implement the goals and policies of the Iron County general plan. The table of uses identifies uses allowed as a permitted use (identified as "P" in the table of uses), uses allowed as an administrative land use (identified as "A" in the table of uses - see Chapter 17.38, Administrative Land Use Permits), and uses allowed as a conditional use (identified as "C" in the table of uses). Uses not identified as either a permitted or conditional use are deemed to be a prohibited use (identified as "X" in the table of uses).

⁽¹⁾

See Definition.

⁽²⁾

Requires an agricultural acknowledgment to be signed and recorded.

⁽³⁾

See also Section 17.34.030.

⁽⁴⁾

See also Section 17.34.050.

⁽⁵⁾

See also Chapter 17.35.

⁽⁶⁾

See also Chapter 17.33.

⁽⁷⁾

See also Chapter 16.25.

⁽⁸⁾

Permitted when incorporated into a new subdivision, including the provisions in Section 17.36.050.

⁽⁹⁾

See also Section 17.36.600.

⁽¹⁰⁾

See also Chapter 17.37.

Table of Uses Notes:

P = Permitted Use

A = Administrative Land Use

C = Conditional Use

X = Prohibited Use

(Ord. 8 § 1, 2008; Ord. 6 § 1, 2008; Ord. 2 § 1, 2008; Ord. 196 § 1, 2004; Ord. 187 § 2, 2003; Ord. 171 § 9(D)(part), 2001)

(Ord. No. 2010-1, § 2(Exh. B), 1-25-2010; Ord. No. 2010-4, § 1, 4-26-2010; Ord. No. 2011-6, § 1(Exh. A, III), 10-24-2011; Ord. No. 2012-4, § 2, 11-26-2012; Ord. No. 2013-3, § 9, 5-28-2013; Ord. No. 2014-9, § 3, 10-13-2014; Ord. No. 2015-4/, § 2, 6-8-2015; Ord. No. 2019-1, § 3, 3-25-2019; Ord. No. 2019-8, §§ 3, 9, 11-12-2019; Ord. No. 2021-1, § 2, 2-8-2021; Ord. No. 2021-3, § 32, 4-12-2021; Ord. No. 2021-6, § 1, 6-28-2021; Ord. No. 2022-1, § 1, 1-10-2022; Ord. No. 2022-5, § 3, 9-26-2022; Ord. No. 2024-1, § 3(Exh. C), 1-22-2024; Ord. No. 2024-2, § 1, 4-8-2024; Ord. No. 2025-1, § 1, 1-13-2025; Ord. No. 2025-5, § 2, 4-14-2025; Ord. No. 2025-7, § 1, 9-8-2025)

(Ord. No. 2021-3, § 7, 4-12-2021)

The table of site development standards accompanies the table of uses set forth in Section 17.16.030. As set forth herein, this table identifies the lot requirements, required setback and yard standards, building height standards, site coverage standards and other requirements for the uses allowed within each zoning district. The values identified in the following table are the minimum standards that apply in the zones indicated. However, more restrictive or additional development standards may also apply, as set forth in other applicable sections of the Iron County Code. A thorough review of the Iron County zoning ordinance is required to ensure that all applicable development standards are identified.

TABLE OF SITE DEVELOPMENT STANDARDS

Notes:

(1)

All uses and buildings located within the I-A zoning district, except for dwellings and accessory uses for dwellings, shall meet the minimum setbacks required for the I-A zoning district. Accessory uses and buildings in the I-A zoning district shall meet the minimum setbacks of the A-20 zoning district. The minimum lot or parcel size to be zoned I-A must be at least 80 acres, unless said lot or parcel is adjacent to another I-A zoned property that is at least 80 acres.

(2)

The R-1/2 zone, where a "Performance Subdivision Option" is approved, shall incorporate minimum and/or maximum values for setbacks, lot sizes and widths, building separation and heights, and maximum building coverage as prescribed in Section 16.23.040 (Development standards).

(3)

If a lot or parcel of property is located within an A-20 or RA-20 zone and is less than 20 acres, provided that the lot was legally created or existed prior to August 14, 2000, the lot or parcel shall be considered suitable for uses identified as permitted, administrative or conditional as set forth in the A-20 zone,; and provided that all listed uses (permitted, administrative and/or conditional) in the A-20 or RA-20 zone shall be considered conditional uses for lots or parcels in the A-20 or RA-20 zone and smaller than 15 acres, subject to the following provisions:

a.

The requested use is allowed in the A-20 or RA-20 zone as a permitted, administrative land use, or conditional use;

b.

The requested use complies with the requirements for the A-20 or RA-20 zone with respect to yard requirements, setback requirements, height, buffer and landscape standards, and all other requirements applicable to the district are sufficient to permit the requested use, other than the minimum area requirement; and

c.

The requested use will not substantially impair or adversely impact the neighboring property owners, but if so asserted, or the planning commission believes that the requested use will negatively impact or impair a neighboring property owner, then the planning commission may impose such requirements and conditions with respect to location, construction, maintenance, operation, site planning, traffic control and time limits, and other items for the conditional use permit as deemed necessary for the protection of adjacent properties and the public interest.

If the proposed use requested does not comply with the requirements of this title, or cannot be reasonably mitigated by the property owner, the planning commission shall deny the application. Upon finding that the proposed use, building or structure complies with the standards and requirements of this title, the requirements of the land management code, can be adequately serviced by the existing or proposed infrastructure, and the negative impacts can be reasonably mitigated, the planning commission shall authorize the conditional use permit.

(4)

Accessory Building Setbacks and Separations. Unless determined otherwise by the county commission, accessory building setbacks shall be five feet minimum for rear and side yard setbacks. Front yard setbacks are the same as for the principle building and accessory buildings may not be set closer to the front property line than the principle building. Accessory buildings may not be located in utility easements. Building separation distances for accessory buildings shall be regulated by the building code.

(5)

For the purpose of calculating minimum lot size, one-half the width of public streets or rights-of-way along not more than two sides of the lot may be included if that public street or right-of-way is established in conformance with the Iron County transportation plan or the Iron County addressing coordinate grid system (i.e., along section lines, quarter section lines, etc. as commonly done with aliquot parts divisions). Such area of public streets and rights-of-way shall not exceed two acres of the minimum 20 acres required.

(6)

Lot width for private lots in the RR-20 zoning district that do not have lot frontage on a public street shall consider the edge of the lot where the driveway enters the lot as the front of the lot.

(7)

When located adjacent to any agricultural or residential district must be screened by a solid, non-landscape, fence or wall at least six feet in height.

(8)

Lighting must reflect downward and away from adjacent agricultural and residential districts and structures.

(9)

Five percent (max. site coverage may be >5% for green-houses).

(10)

Minimum lot size is used to calculate density and a lot may be less than the minimum acreage specified when various subdivision options are utilized.

(11)

When an existing legal nonconforming lot or parcel is located in a zoning district that requires more acreage than the existing size of the nonconforming lot, setback and development standard requirements of the largest zoning district where the lot or parcel size would be conforming for size, may utilize the development standards of that smaller zoning district, unless the lot was created, or otherwise specified, through a performance, cluster, maximum density or similar subdivision option.

For example: if a 0.65 acre legal lot or parcel exists in the A-20 zoning district, setbacks of the R-1/2 zoning district may be applied, rather than requiring setbacks of the A-20 zoning district.

(12)

The required rear setback in the commercial zoning district may be reduced to ten feet when one or both of the following occurs:

a.

The rear lot or parcel line is the common property line of a public road right-of-way (city, county, state, or federal), or

b.

The rear lot or parcel line is the common property line of an established railroad right-of-way.

(Ord. 2007-1, § 1, 2007; Ord. 4, § 1, 2008; Ord. No. 2010-1, § 2(Exh. B), 1-25-2010; Ord. No. 2013-2, § 4, 5-16-2013; Ord. No. 2013-5, § 1, 11-12-2013; Ord. No. 2014-10, § 1, 12-15-2014; Ord. No. 2021-3, § 3, 4-12-2021; Ord. No. 2021-6, § 5, 6-28-2021; Ord. No. 2022-5, § 1, 9-26-2022; Ord. No. 2023-4, § 1, 8-14-2023; Ord. No. 2024-2, § 2, 4-8-2024; Ord. No. 2025-6, § 1, 7-28-2025)

(Ord. No. 2022-1, § 4, 1-10-2022)

In addition to the districts described in Section 17.16.010, Iron County may apply the specially planned area (SPA) district described in this section to the land covered by a project that is a new community, a new village or a new resort as contemplated by the Tier III policies in the general plan of Iron County, Utah, as amended by the 2005 amendments to the general plan of Iron County, Utah (the "General Plan"). The SPA zone is provided and designed to allow, at the discretion of Iron County, flexibility in the use of land, densities, site layout and project design. Iron County shall only use the SPA zone in connection with the approval of a new community, new village or new resort by development agreement consistent with the Tier III policies in the general plan. The SPA zone may be designated by Iron County only after an application has been submitted by the owner of the property to be considered in the application. The burden shall rest upon an applicant to demonstrate that the proposed new community, new village or new resort is in the best interest of the general health, safety and welfare of Iron County.

A.

The SPA is intended to:

1.

Permit innovative considerations in the development of land, to ensure that all development is undertaken in a manner that significantly further the goals and objectives of the general plan;

2.

Allow a creative approach to the development and use of the land and related physical facilities to produce better development, design and construction of quality and aesthetic amenities;

3.

Allow for a choice in the type and quality of environments, including a mix of land uses, available to residents and the public;

4.

Better relate residential, commercial, and other development with community facilities and infrastructure location, size and design;

B.

Requirements for Adopting a SPA zone. Before a SPA zone is designated in any area, the county commission, after receiving a recommendation of the planning commission, shall determine the following:

1.

That the proposed new community, village or resort to be regulated by the SPA zone may be approved consistent with the Tier III policies in the general plan, and the county commission is prepared to reclassify the subject land to Tier III at the time of rezoning the subject property to the SPA zone;

2.

That the proposed new community, village or resort to be covered by the SPA zone may be approved consistent with the development agreement policies in Chapter 13 of the Iron County zoning ordinance and that the county commission is prepared to approve and execute a development agreement authorizing and regulating the new community, village or resort at the time of rezoning the subject property to the SPA zone. For purposes of this finding, the development agreement must contain the elements of a development agreement described in Sections 17.42.040(B)(1) through (B)(8) of the Iron County zoning ordinance;

3.

That the proposed new community, village or resort is described in a conceptual master development plan showing the general configuration of the project, including the general location of development areas and including the types of uses contemplated within each development area, major community roads, recreational and open space amenity areas reasonably anticipated to meet the needs of the residents, any public facilities and other features of the project, which conceptual master development plan is incorporated into and to be adopted along with the development agreement;

4.

That the applicant has demonstrated the feasibility of obtaining centralized water and sewer services to serve the requirements of the community, village or resort and the development agreement contains a mechanism to assure the provision of such services in connection with any development approved pursuant to the development agreement;

5.

That the applicant has demonstrated the feasibility of obtaining police, public safety and fire services to the reasonable satisfaction of Iron County and the development agreement contains a mechanism to assure the provision and financing of such services in connection with any development approved pursuant to the development agreement;

6.

That the applicant has demonstrated the feasibility of providing fire flow, storage and other facilities relating to public safety as may be required by generally applicable standards of the county and the development agreement contains a mechanism to assure the provision of such facilities in connection with any development approved pursuant to the development agreement;

7.

That the applicant has demonstrated the feasibility of providing on and off-site drainage ways and facilities to adequately discharge surface run-off generated or increased by the project and the development agreement contains a mechanism to assure the provision of such facilities in connection with any development approved pursuant to the development agreement;

8.

That the applicant has demonstrated the adequacy of the proposed transportation systems, including consideration of efficient vehicular circulation to, from and within the development and the provision of pedestrian and bicycle trails and ways within the development and the development agreement contains a mechanism to assure the provision of such services in connection with any development approved pursuant to the development agreement;

9.

That the proposed new community, village or resort is reasonably likely to provide to Iron County and its residents the benefits that significantly outweigh those that would otherwise be derived, if development occurred under the provisions of the underlying zone district, considering (without limitation) an analysis of the costs and revenues of the proposed development that are likely to be incurred or received by governmental agencies;

10.

That the proposed development (considering such mitigating conditions as may be imposed) will not have a material adverse impact on other property in the vicinity of the development;

11.

That the proposed development will be regulated by development standards contained in the development agreement that meet or exceed the development standards contained in Iron County ordinances or, with respect to any development standard that does not meet or exceed the existing county requirements, by development standards that are appropriate for the size and nature of the proposed project;

12.

That the applicant has a reasonable financial plan providing for the construction and maintenance of all reasonably required facilities and other improvements in connection with the development of the project;

13.

That the proposed development furthers the goals and objectives of the general plan; and

14.

That approving an SPA zone district will not adversely affect the public health, safety and general welfare.

C.

Allowed Uses With a SPA Zone. The uses allowed in a SPA zone adopted pursuant to the ordinance codified in this chapter shall be those uses specified in an approved development agreement for the subject project. The uses shall not be limited to those uses, otherwise permitted in the Iron County zoning ordinance or otherwise permitted in any other SPA zone. The development agreement may regulate the location, height, setbacks and other standards applicable to particular uses, which regulations may vary from regulations applicable to such uses in different zoning districts and in different SPA zones.

D.

Application and Review Procedure. Applications for the reclassification of property to a Tier III classification under the general plan, to a SPA zone under the zoning ordinance and for a project development agreement (including a master development plan) shall be considered together and approved or rejected at the same time by the county commission. All contiguous property under one ownership shall be planned in a unified and comprehensive fashion and shall be included in an application for Tier III, SPA zone and development agreement consideration and approval.

The applications shall include the following information:

1.

A draft of development agreement containing all of the information required by Section 17.42.040 of the Iron County zoning ordinance and a proposed set of development standards for the proposed development.

2.

A draft of conceptual master development plan containing the information described above in this SPA zone ordinance.

3.

A statement addressing each of the above required findings and any findings required for the approval and adoption of a development agreement. The statement shall be accompanied by such information as may be necessary or appropriate to allow the county to assess the project in light of the required findings. Such additional information may include, without limitation, information addressing the feasibility of the project obtaining or providing central water and sewer, adequate storm drainage facilities, police, public safety and fire services, fire flows and storage. In addition, the applicant shall provide an analysis of the revenues and costs, including capital and operating expenditures, of affected governmental agencies and an evaluation of the overall fiscal impact of the proposed development on Iron County.

4.

The county may require the submission of additional preliminary site development information, including slope analysis, the location of wetlands, wildlife habitats, and other sensitive lands and other conceptual planning information to the extent reasonably necessary to permit the county to evaluate the proposed development.

The applicant is encouraged to have a preapplication conference with county planning and building officials to ascertain the appropriate scope of any additional information that may reasonably be expected in connection with any application for a SPA and development agreement approval.

In evaluating an application for a proposed new community (involving more than six hundred forty acres and one thousand housing units and not oriented to resort or recreational amenities) under the provisions of this SPA zone ordinance, the planning commission and county commission may consider additional factors, such as housing mix, employment development, the availability of retail and health care options to serve the new community and the availability of school capacity and other similar community elements in approving any proposal.

The applications shall be processed in accordance with normal processes for the adoption or amendment of a general plan and the adoption or amendment of a zoning ordinance and zoning map. Upon approval, the ordinance reclassifying the property to a SPA zone and the ordinance adopting the development agreement and the conceptual master development plan shall be published as amendments to the Iron County zoning ordinance and shall be recorded against the land covered by the project approvals.

(Ord. 206 § 1, 2005)