Provo City Zoning Code
14.27 M1
Light Manufacturing Zone
14.27.010 Purpose and Objectives.
The Light Manufacturing (M1) zone is established to provide areas in the City where light manufacturing firm can engage in processing, assembling, manufacturing, warehousing, and storage; and for incidental service facilities and public facilities to serve the manufacturing area. The zone is intended to encourage sound development by providing and protecting an environment for such development, subject to regulations necessary to assure the orderly growth of the City of Provo, and the protection of residential and commercial land uses from noise and other disturbances. This zone is to be characterized by flat, open land suited for industrial uses because of the proximity to major transportation routes and the availability of utilities necessary for successful manufacturing or processes. The areas in which this zone will be applied may provide for land reserves for industrial and manufacturing use. Representative of the uses within the zone are light manufacturing, fabrication, processing, storage warehousing, and wholesale distribution. Uses which generate excessive noise, vibration, smoke, odor, dust, fumes, or danger of explosion have been excluded from this zone. The basic objectives of the M1 zone are:
(1) to provide space for light manufacturing and processing uses within the City in appropriate locations and to discourage uses from locating within this zone which will tend to deteriorate light manufacturing environment, and thwart the use of land for light industrial purposes;
(2) to broaden the tax base and improve the economic base of the community;
(3) to promote new industry to the end that the economic and social well-being of the City and its inhabitants shall be enhanced; and
(4) to discourage the undesirable mixture of incompatible commercial, industrial, and residential uses.
14.27.020 Permitted Uses.
(1) Those uses or categories of uses as listed herein, and no others, are permitted in the M1 zone.
(2) All uses listed herein are listed by number as designated in the Standard Land Use Code published and maintained by the Planning Commission. Specific uses are identified by a four-digit number in which all digits are whole numbers. Classes or groupings of such uses permitted in the zone are identified by a four-digit number in which the last one (1) or two (2) digits are zeros.
(3) All such classes listed herein and all specified uses contained within them in the Standard Land Use Code will be permitted in the M1 zone subject to the limitations set forth herein.
(4) Permitted Principal Uses. The following principal uses and structures, and no others, are permitted in the M1 zone:
Use No. | Use Classification |
|---|---|
Bakery products | |
Confectionery and related products | |
Bottling and canning soft drinks and carbonated waters | |
Textile mill products (except 2296 tire cord and fabric) | |
Apparel and other finished products made from fabrics, leather, etc. (except 2361 leather tanning and finishing) | |
Furniture and fixtures | |
Converted paper and paperboard products (except containers and boxes) | |
Printing, publishing, and allied industries | |
Perfumes, cosmetics, and other toilet preparations | |
Printing ink | |
Rubber footwear | |
Flat glass | |
Glass and glassware (pressed or blown) | |
Pottery and related products | |
Cut stone and stone products | |
Office machines (small) | |
Miscellaneous machinery | |
Cutlery, hand tools, and general hardware | |
Professional, scientific, and controlling instruments; photographic and optical goods; watches and clocks (except film manufacturing) | |
Miscellaneous manufacturing (except 3993 matches and 3995 morticians’ goods) | |
Railroads, rapid-rail transit, and street railway transportation (except 4116 railroad equipment and maintenance yards and 4123 rapid rail transit and street railway equipment maintenance yards) | |
Automobile parking (4603 – Recreational vehicle storage yards, subject to storage yards, subject to Section 14.34.350, Provo City Code) | |
Communications (except 4712 telephone relay towers, microwave or other, 4722 telegraph transmitting and receiving stations, 4732 radio transmitting stations and towers, 4742 television transmitting stations and relay towers [including satellite], and 4752 radio and television transmitting facilities only) (subject to the Communications standards of Section 14.34.250, Provo City Code) | |
Electric transmission right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Gas pipeline right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Gas pressure control stations | |
Water pipeline right-of-way (identifies areas where the surface is devoted exclusively to the right-of-way of the activity) | |
Irrigation distribution channels | |
Water pressure control stations and pumping plants | |
Water utilities or irrigation company office | |
Sewage pipeline right-of-way (identifies areas where surface is devoted exclusively to right-of-way activity) | |
Sewage pumping stations | |
Sewage company office | |
Refuse disposal company office | |
Gas and electric utility company office | |
Water and electric utility company office | |
Combination utilities right-of-way (identifies areas where surface is devoted exclusively to right-of-way activity) | |
Storm drain or right-of-way (predominantly covered pipes or boxes) | |
Miscellaneous transportation, communication, and utilities | |
Motor vehicles and automotive | |
Drugs, chemicals, and allied products | |
Dry goods and apparel | |
Groceries and related products | |
Electrical goods | |
Hardware, plumbing, heating equipment, and supplies | |
Machinery, equipment, and supplies (except 5182 farm machinery and equipment) | |
Petroleum bulk stations and terminals (only as to the sale of petroleum products listed in the International Fire Code as combustible liquid classifications Class II, IIIA, and IIIB and only on property east of 200 East, north of 600 South, west of 300 East, and south of 500 South) | |
Tobacco and tobacco products | |
Beer, wine, and distiller alcoholic beverages | |
Paper, paper products, and kindred supplies | |
Furniture – commercial home furnishings | |
Lumber and construction materials | |
Building materials, hardware, farm equipment, and supplies | |
Farm and construction vehicles | |
Marine craft and accessories | |
Aircraft and accessories | |
New and used house trailers and campers | |
Industrial laundry services | |
Athletic clubs, body building studios, spas, aerobic centers (no gymnasiums) | |
Advertising services | |
Duplicating, mailing, stenographic, and office services | |
Warehousing or storage services (except 6371 farm products, warehousing/storaging, except stockyards, 6372 stockyards) | |
Business services (except 6396 trading stamp services and 6399 other business services, NEC) | |
Repair services (except blacksmiths and horse shoeing) (6419 – Auto towing yards, subject to Section 14.34.350, Provo City Code) | |
Electrical appliance repair | |
Contract construction services (not open construction storage yards) | |
Operations centers (not open storage yards) | |
Educational services | |
Religious activities | |
Roller Skating and Skate Boarding (subject to the Dance Halls standards of Section 14.34.250, Provo City Code) | |
Veterinarian services (subject to the Veterinarian services standards of Section 14.34.250, Provo City Code | |
Animal hospital services (except large animals) subject to the Veterinarian standards of Section 14.34.250, Provo City Code | |
Other agricultural-related activities (arborist, horticultural and landscaping services) |
(5) Permitted Accessory Uses. Accessory uses and structures are permitted in the M1 zone provided they are incidental to, and do not substantially alter, the character of the principal use or structure. Such permitted accessory uses and structures include, but are not limited to, the following:
(a) Accessory buildings such as garages, carports, equipment storage buildings, and supply storage buildings which are customarily used in conjunction with and incidental to a principal use or structure permitted in the M1 zone;
(b) Storage of materials used for construction of buildings, including the contractor’s temporary office, provided that such use is on the building site or immediately adjacent thereto, and provided further that such use shall be permitted only during the construction period and thirty (30) days thereafter;
(c) Caretaker dwellings; provided, that such dwellings comply with the supplementary development standards for caretaker dwellings set forth in Section 14.34.220, Provo City Code; and
(d) Natural or manufactured gas storage or distribution points; provided the storage tank does not exceed five hundred (500) gallons.
(6) Conditional Uses. The following uses and structures are permitted in the M1 zone only after a Conditional Use Permit has been issued, and subject to the terms and conditions thereof and the standards of Section 14.34.250, Provo City Code.
Use No. | Use Classification |
|---|---|
Poultry and small game dressing and packing (except slaughtering) | |
Dairy products | |
Canning – specialty foods | |
Canning – fruits, vegetables, preserves, jams, etc. | |
Frozen fruits, fruit juices, vegetables, etc. | |
Millwork (includes blinds, shutters, doors, moldings, screens) | |
2811 | Industrial inorganic chemicals (includes air separation facilities) |
Plastic materials, synthetic resins, and nonvulcanizable elastomers | |
Drugs (except cannabis production establishments) | |
Miscellaneous plastic products | |
Miscellaneous fabricated rubber products | |
Nonferrous foundries (small item casting only) | |
Metal working machinery and equipment (tool and dye shops, machine shops, etc.) | |
Fabricated wire products | |
Motor vehicle transportation | |
Heliport (pad only without maintenance facilities) | |
Low power radio communication towers and antennas | |
Electricity regulating substations | |
Electric utility company office | |
4818 | Small generation |
Other electric utility, NEC | |
Gas company office | |
4829 | Other gas utilities, NEC |
Water treatment plants (purification) | |
Water storage as part of a utility system (covered including water storage standpipes) | |
Other water utilities or irrigation, NEC | |
Water reclamation plants, sludge drying beds etc. | |
4849 | Other sewage disposal, NEC |
Refuse disposals | |
Combination utilities company storage yards and equipment storage | |
Combination utilities, NEC | |
Debris basin (a dam and basin for intercepting debris) | |
Spreading grounds (area for percolating water into underground) | |
Other utilities, NEC | |
Petroleum bulk stations and terminals for the sale of petroleum products in flammable classifications Class IA, IB, and IC of the International Fire Code (only on property east of 200 East, north of 600 South, west of 300 East, and south of 500 South) subject to the following conditions: | |
- The site must have frontage on an arterial or collector street | |
- All flammable liquids must be clearly marked and adhere to all applicable regulatory code requirements | |
- All flammable liquids must be located a minimum of 25 feet from any property line | |
Miscellaneous wholesale trade | |
New and used car sales | |
Motor vehicles, automobiles (used only)/retail trade | |
Gasoline service stations | |
Furniture, home furnishings, and equipment (only in conjunction with an attached warehousing operation) | |
Draperies, curtains, and upholstery | |
Restaurants | |
Miscellaneous business services | |
Legal services | |
Accounting, auditing, book-keeping services | |
Police protection and related activities, branch (office only) | |
Miscellaneous service organizations (subject to the standards of Section 14.34.390, Provo City Code) | |
Dance halls |
14.27.030 Lot Area.
14.27.040 Lot Width.
14.27.050 Lot Frontage.
14.27.060 Prior Created Lots.
14.27.070 Area of Zone.
No requirements except that an orderly development pattern following good planning principals shall be used.
14.27.080 Yard Requirements.
The following minimum yard requirements shall apply in the M1 zone:
(1) Front Yard. Each lot or parcel in the M1 zone shall have a front yard of not less than ten (10) feet, unless used for parking, in which case it shall be not less than thirty (30) feet, of which at least ten (10) feet shall be landscaped;
(2) Side Yard. No requirement, except as provided in Subsections (3), (4), and (5) of this Section, and except where adjoining a residential zone, school, or park, in which case a side yard of not less than twenty (20) feet shall be required;
(3) Side Yard – Corner Lots. On corner lots, the side yard contiguous with the street shall be not less than fifteen (15) feet in width, and shall not be used for vehicular parking. Said area shall be appropriately landscaped except those portions devoted to access and driveway use;
(4) Side Yard – Driveway. See Section 14.37.100, Provo City Code;
(5) Side Yard – Accessory Building. An accessory building may be located on a side property line if, and only if, all of the following conditions are met:
(a) The accessory building has no openings on the side which is contiguous to the property line, and the wall of said building adjacent to the property line has a two (2) hour fire-retardant rating; and
(b) The accessory building has facilities for the discharge of all roof drainage onto the lot or parcel on which it is erected;
(6) Rear Yard. No requirement except as may be dictated by off-street parking requirements or by the provisions of the International Building Code as adopted by Provo City; and
(7) Rear Yard – Accessory Building. An accessory building may be located on a rear property line if, and only if, the following conditions are met:
(a) The accessory building has no openings on the side which is contiguous to the property line, and the wall of said building adjacent to the property line has a two (2) hour fire-retardant rating; and
(b) The accessory building has facilities for the discharge of all roof drainage onto the lot or parcel on which it is erected.
Notwithstanding the foregoing minimum yard requirements, the Development Services Director may modify the requirements on a finding that deviation from the requirements would result in a more efficient use of the land and that the modifications would not create undue hardship on any surrounding property or use.
14.27.090 Projections into Yards.
(1) The following structures may be erected on or projected into the required front yard:
(a) Fences and walls in conformance with the Provo City Code and other City codes and ordinances;
(b) Landscape elements, including trees, shrubs, turf, and other ornamental landscaping materials; and
(c) Necessary appurtenances for utility service.
(2) The structures listed below may project into a minimum front yard not more than four (4) feet, into a minimum side yard not more than two (2) feet, except that required driveways shall remain unobstructed from the ground up.
(a) Cornices, eaves, belt courses, sills, buttresses, or other similar architectural features; and
(b) Stairways, balconies, door stoops, fire escapes, awnings, and planter boxes or masonry planters not exceeding twenty-four (24) inches in height.
14.27.100 Building Height.
14.27.110 Distance Between Buildings.
No requirement except as may be dictated by the latest edition of the Uniform International Code as adopted by Provo City.
14.27.120 Permissible Lot Coverage.
No requirement, except as may be dictated by off-street parking requirements.
14.27.130 Parking, Loading, and Access.
(1) Each lot or parcel of land in the M1 zone shall have on the same lot or parcel automobile parking sufficient to meet the requirements as set forth in Chapter 14.37, Provo City Code.
(2) Except as provided in Section 14.34.350, Provo City Code, all parking spaces shall be paved with asphaltic cement or concrete and shall be provided with paved access from a public street.
(3) Said spaces shall be provided with adequate drainage which shall not run across a public sidewalk.
(4) Loading spaces shall be provided as required by the Planning Commission, using as a guide a standard of one (1) such space per ten thousand (10,000) square feet of gross floor area.
14.27.150 Other Requirements.
(1) Signs. See Chapter 14.38, Provo City Code.
(2) Uses Within Buildings. All uses established in the M1 zone shall be conducted entirely within fully-enclosed buildings, except those uses deemed by the Planning Commission to be customarily and appropriately allowed in the zone by a conditional use permit with appropriate screening.
(3) Landscaping. See Chapter 15.20, Provo City Code.
(4) Trash Storage. See Section 14.34.080, Provo City Code.
(5) Walls and Fences.
(a) No wall, fence, or opaque hedge or screening material shall be placed or erected within an area which would restrict the sight distance for vehicular traffic in the public right-of-way. The clear-vision area as defined in Section 14.34.100, Provo City Code shall be maintained for clear visibility as required by the Section.
(b) A decorative masonry wall, at least six (6) feet in height, shall be erected along all property lines which lie adjacent to a residential zone. In the case where there is mutual agreement between the property owners of the commercial zone and the adjacent residential zone, the masonry wall requirement may be modified to allow other suitable materials. A signed agreement must be submitted to the Planning Commission or its designee, indicating this agreement. In the case where there is not mutual agreement, the masonry wall will be required.
(6) Transitional Development Standards. Where a lot in any business, commercial, manufacturing, industrial zone borders a residential zone the standards set forth in Section 14.34.300, Provo City Code.