Chapter 17.37
BUSINESS PARK ZONES

Sections:

17.37.010    What this chapter does.

17.37.020    Business park zones.

17.37.030    Land use table.

17.37.040    Business park development standards.

17.37.050    Generally applicable provisions.

Prior legislation: Ords. O-18-2011 and O-11-2017.

17.37.010 What this chapter does.

In order to further the purposes of LUDMA (Utah’s Municipal Land Use, Development, and Management Act) and the city’s general plan, the city is divided into various zones, including a number of business park zones. This chapter establishes the land use regulations for these zones in Eagle Mountain City, including allowed uses, minimum land use standards, and other development provisions. [Ord. O-20-2020 § 2 (Exh. A)].

17.37.020 Business park zones.

A. Zone: Light Manufacturing/Distribution Zone (LMD). The purpose of the LMD zone is for limited retail, research, office, light manufacturing, and warehouse uses. This zone would allow medium distribution centers, light manufacturing, research labs not producing hazardous waste, warehouses with small office areas in the front of the building and outside machinery and product storage attached to a business. These buildings will be required to have professional looking exteriors with landscaping, parking out front with docks and screened storage yards in the back. These types of businesses will be located near major collectors, arterial roads and highways. This zone is generally most appropriate in areas designated as Business Park/Light Industry on the city’s future land use map, but it may also be considered for approval in other areas at the discretion of the approval authority, depending on the surrounding land uses and other circumstances.

B. Zone: Medical/Educational Campus Zone (MEC). The purpose of the MEC zone is to provide a planned location for campus and business park type developments for hospitals, medical and healthcare schools, universities, colleges, trade schools and healthcare facilities including rehabilitation, transitional care, geriatric care, urgent care, and primary care facilities. These will be close to major roadways and transit corridors. This zone will also allow for student dormitories to be built in conjunction with educational facilities. This zone is generally most appropriate in areas designated as Employment Center Campus on the city’s future land use map, but it may also be considered for approval in other areas at the discretion of the approval authority, depending on the surrounding land uses and other circumstances.

C. Zone: Office Professional (OP). This zone provides an aesthetically attractive environment for large and small business offices and office parks with limited commercial use. This zone is intended to ensure compatibility of new development with surrounding land uses through standards that provide attractive buildings, well planned grounds and other appropriate amenities supporting employee activity. Uses which produce noises, objectionable odors, storage of hazardous substances or the outside storage of inventory or equipment are not appropriate in this zone. This zone is generally most appropriate in areas designated as Regional Commercial or Employment Center Campus on the city’s future land use map, but it may also be considered for approval in other areas at the discretion of the approval authority, depending on the surrounding land uses and other circumstances. [Ord. O-20-2020 § 2 (Exh. A)].

17.37.030 Land use table.

This land use table contains the various land uses that are permitted, special, and prohibited uses in the business park zones. Uses that are not listed in this table are prohibited.

P = Permitted (Permitted uses may still require approval through an application process as detailed in this chapter and other chapters)

S = Special (Special uses are permitted uses that must also comply with the standards listed in Chapter 17.75 EMMC that are specific to that type of use)

BLANK = Prohibited

 

Land Use Table 

LAND USE	ZONING DISTRICT
	Light Manufacturing/Distribution (LMD)	Medical/Educational Campus (MEC)	Office Professional (OP)
EDUCATIONAL USES
Public or Private Colleges/Universities		P	P2
Community Colleges		P	P
Professional and Occupational Licensing Schools		P	P
Vocational (Trade) Schools	P	P
Technology, Art/Design, or Similar Schools		P	P
Student Dormitories		P
HEALTHCARE/MEDICAL
Rehabilitation and Transitional Care		P
Assisted Living, Intermediate Care, Long Term Care, Memory Care		P
Dialysis Center		P
Hospitals		P
Laboratories (Medical and Pharmaceutical)	P	P
Medical Research Facilities (Medical and Pharmaceutical non-medical waste storage)	P	P
Physician Care		P	P
Plasma, Blood Collection		P
Surgical Centers		P
CIVIC/INSTITUTIONAL
Public/Civic Buildings and Facilities (City Owned)	P	P	P
Public Parks, Plazas, Trails, and Open Space	P	P	P
Religious or Cultural Meeting Halls	S	S	S
Sports Facilities/Arenas/Fields		P
Transit Stop (Bus, Light-Rail)	P	P	P
COMMUNICATION AND UTILITIES
Communication Facilities and Towers	S4
Electrical Substations and Power Transmission Lines	S4
Oil and Gas Transmission Lines	S4
Public and Private (with franchise agreement) Utility Underground Lines and Utility buildings and other Above Ground Structures	S4
Public and Private Utility Equipment and Inventory Storage, Fenced or Enclosed	S4
COMMERCIAL/NONRESIDENTIAL USES
Animal Care Service (overnight boarding)	P
Athletic Instruction, Including Dance, Gymnastics, Martial Arts, etc.	P
Automobile Gas/Service Stations	S4	S4	S4
Automobile Sales and/or Minor Service	P
Automobile Service and Repair (including auto body)	P
Banks and Credit Unions		P	P
Body Art Facility/Tattoo Parlor	P
Brewery	P
Car Wash	P
Car Wash (ancillary to a gas/service station)	P	P	P
Check Cashing and Deferred Deposit Lenders3	S4
Child Day Care Center or Preschool	P	P	P
Construction and Equipment Sales/Rental	P
Convenience Store; Corner Market	P	P	P
Fitness Center	P	P	P
Flex Office/Retail/Warehouse	P
Food Trucks	P	P	P
Grocery Store, Small/Neighborhood (generally < 30,000 sq ft)	P	P	P
Grocery Store, Medium/Community (generally 30,000 – 75,000 sq ft)	P
Grocery Store, Large/Regional (generally > 75,000 sq ft)	P
Hardware and Home Improvement Retail	P
Indoor Shooting Range	S
Laundry (no on-site dry cleaning)	P	P
Mortuary	P
Mortuary With a Caretaker Dwelling	S
Office, Medical and Health Care		P	P
Office, Professional (architecture, insurance, real estate, law, CPA, engineering, etc.)			P
Outdoor Sales and Display (including storage of materials, products, and equipment incidental to an allowed use)	P
Parking Garage		P	P
Pawn Shop	P
Pharmacy	P	P	P
Pharmacy (Medical Cannabis)	P
Plant and Tree Nursery/Garden Center (with outside display)	P
Portable Storage/Shipping Container	S4
Race Tracks for Go-Carts, ATVs, and other Motorized Sports Recreational Facilities	P
Reception/Conference/Meeting Center	P	P	P
Recreation (indoor)	P	P
Recreational Vehicle Sales/Rentals	P
Research and Development Facilities, Excluding Medical (nonhazardous material producing or obnoxious smells)	P
Restaurant or Bakery	P	P	P
Retail Sales (generally ancillary to warehouse and distribution center or medical/educational facility)1	P	P
Salon (hair, nails, etc.)	P	P	P
Sexually Oriented Business	S4
State Liquor Store	P
Temporary Sales (Christmas tree lots, farmers market or fruit/vegetable stands, fireworks, food trucks, snow cones, etc.)	S4	S4	S4
Tobacco Specialty Business	S4
MANUFACTURING, PROCESSING AND DISTRIBUTION
Agricultural Processing Facilities (non-cannabis)	P
Building Material Manufacturing and Other Construction-Related Business	P
Clean Manufacturing Businesses (no negative impacts on air quality)	P
Electronic Data Management Businesses	P
Facilities for the Development and Production of Movies, Film, Television, and Similar Visual Media	P	P
Food Processing, Packaging, and Manufacturing (not including on-site slaughter, killing, or harvesting of animals)	P
Ice and Cold Storage	P
Laboratory and Testing Services (the use of animal testing and experimentation is prohibited)	P
Light Manufacturing and Assembly	P
Tractor and Diesel Repair Shops	P
Trade and Craftsman Industries, Including Furniture and Carpentry, Upholstery Shops, Monument Works, Metal Works and Welding Shops	P
Wholesale and Warehouse Distribution (excluding hazardous material and materials that emit obnoxious or foul odor)	P
Towing Yards and Vehicle Storage	S4

1    Includes construction supplies, gift shops, floral sales, copy center or postal center, ice cream or dessert shop, and uses deemed similar or appropriate by the city.

2    Large universities or colleges are generally not appropriate in this zone, as they may take up significant space. Satellite universities/colleges, however, that are smaller in scale, are appropriate.

3    Check cashing and deferred deposit lenders include any business that must register in accordance with Section 7-23-101 et seq., Utah Code Annotated.

4    These special uses are considered prohibited until special use standards specific to these uses are approved and included in Chapter 17.75 EMMC.

[Ord. O-50-2023 § 2 (Exh. A); Ord. O-35-2023 § 2 (Exh. A); Ord. O-04-2023 § 2 (Exh. A); Ord. O-04-2022 § 2 (Exh. A); Ord. O-20-2020 § 2 (Exh. A)].

17.37.040 Business park development standards.

This development standards table contains required standards for each business park zone in the city. More details and clarification are included as footnotes and as generally applicable provisions later in this chapter.

Business Park Development Standards

Zone Designation	LMD (Light Manufacturing/Distribution)	MEC (Medical/Educational Campus)	OP (Office Professional)
Maximum Height of Structures	50'1	50'1	50'1
Minimum Setback Requirements2
Front and Side Corner	20' Min	10' Min	10' Min
Rear	20' (Equal to building height3)	20' (Equal to building height3)	20' (Equal to building height3)
Side	None (Equal to building height3)	None (Equal to building height3)	None (Equal to building height3)

1    Height is measured from the average of the highest finished grade and the lowest finished grade of the structure to the highest point of the roof, excluding ancillary structures.

2    The approval authority may approve alternative height or setbacks if, in its judgment, it complies with one or more of the following:

1. Does not interfere with the use, enjoyment, and character of adjacent properties;

2. Adjacent residential-zoned property has a future land use designation that is not residential;

3. Height or setbacks are consistent with similar development within the zone or area;

4. Topography or natural features make it impossible or impracticable to place the building within the setback

3    If adjacent to residential.

[Ord. O-20-2020 § 2 (Exh. A)].

17.37.050 Generally applicable provisions.

All development projects within the business park zones in this chapter shall conform to the following general requirements:

A. Site Plan Approval. All permitted or special uses in the business park zones must comply with Chapter 17.100 EMMC, Site Plan Review, unless exempted in that chapter.

B. Architecture and Site Design. All permitted or special uses shall comply with Chapter 17.72 EMMC, Commercial and Multifamily Design Standards. Where more than one structure is built in a complex or project, structures shall have a similar style or theme, including colors, materials, and design elements. It is recognized that the function and use of buildings used for light manufacturing or unique uses may dictate the style and other appearance of the structure. In these cases strict adherence to the provisions of this chapter may not be advisable or possible, at the discretion of the approval authority.

C. Lighting. All exterior lighting, including parking lot lights, building lights, and other lighting must comply with the standards found in Chapter 17.56 EMMC, Outdoor Lighting Standards. Site lighting shall adequately light all parking areas, walkways, and common areas. Streetlights are required to be paid for by developers and installed by the city’s contractor along all roads in and surrounding a project, in accordance with EMMC 15.10.390.

D. Parking. Parking stalls, including ADA stalls, and parking lot improvements shall be provided in accordance with the standards in Chapter 17.55 EMMC, Off-Street Parking.

E. Landscaping. All landscaping shall comply with the standards in Chapter 17.60 EMMC, Landscaping, Buffering, Fencing and Transitioning. Landscaping in parking lots shall comply with Chapter 17.55 EMMC, Off-Street Parking. All landscaping shall be installed prior to the issuance of a certificate of occupancy for the building. The City Building Official may approve exceptions as seasonal conditions warrant. It shall be the responsibility of the property owner to maintain all approved landscaping in accordance with the approved site plan and in compliance with the City’s parking and landscaping requirements.

F. Buffers and Transitions Between Developments and Uses. Nonresidential uses require buffering or transitioning when built adjacent to residential uses. Buffering standards can be found in Chapter 17.60 EMMC, and include walls or fences, landscaping, and distance separations. Screening walls shall be built by the developer/builder of the nonresidential use, when adjacent to a residential use.

G. Hillside Development and Sensitive Lands. No construction, development, or earthwork may occur on land restricted by utility corridors, natural washes, storm drain retention/detention areas, geologically sensitive areas that require special engineering considerations for safe habitation, and steep slopes, unless in full compliance with Chapters 15.80 and 17.62 EMMC, other applicable city codes, and approved by the approval authority for site plans. The approval authority may consider, at their discretion, approval of uses on land restricted by utility corridors, including parking lots, recreation (trails, plazas, open space), appropriate temporary uses, and transit stops. Development projects that include hillsides, ridgelines, or retaining walls must comply with the standards in Chapters 15.80 and 17.62 EMMC. No permanent structures near natural washes shall be built in the watercourse plus 75 feet from the center of the flowline, or a 50-foot buffer on either side, as measured out from the top of the bank, whichever is greater, to be determined by the city engineer or designee. Additionally, no earthwork, excavation, or earth removal shall occur within the watercourse plus 75 feet from the center of the flowline, or a 50-foot buffer on either side of the top of the bank as determined by the city engineer or designee. Utility corridors and natural washes shall be preserved and deeded to the city whenever possible for trails and open space or wildlife corridors.

H. Signs. Permanent monument signs for a project shall comply with the standards in Chapter 17.80 EMMC, Sign Regulations and Sign Permits, and sign locations shall be reviewed along with the site plan review. All business signs require submittal and approval of a sign permit application, and signs may require a building permit.

I. Street Trees. Developers and/or builders shall plant appropriate trees in park strips along all public streets. Planting shall be done along with the project landscaping and in accordance with the standards found in EMMC 16.35.080. Street trees are required along all collector and arterial roads.

J. Uses within Buildings. All uses in the business park zones shall be conducted entirely within a fully enclosed building except those uses deemed by the approval authority to be customarily and appropriately conducted outside (merchandise, gas pumps, plant nurseries, home improvement material yards, automobile sales, etc.). No trash, used materials, wrecked or abandoned vehicles or equipment shall be stored in an open area. All such materials shall be kept within an opaque enclosure that is architecturally compatible with the main building. Trash enclosures, compactors, truck loading areas, and outdoor storage shall be oriented away from residential uses to the extent practical.

K. Bicycle Parking. Convenient bicycle parking shall be provided in locations that do not interfere with pedestrian circulation. Bicycle parking facilities shall be dispersed throughout larger sites and located in convenient and visible areas.

L. Drive-Through Lanes. Drive-through lanes shall be located away from adjoining residential developments. Speakers and menu boards shall be located so that noise is not directed toward residential uses and shall incorporate a screen wall and landscaping to mitigate noise. Where possible, public access doors shall not be located in an area that requires pedestrians/customers to cross drive-through lanes. Where unavoidable, improvements shall be provided to slow vehicles or improve visibility for pedestrians. [Ord. O-38-2024 § 2 (Exh. A); Ord. O-20-2020 § 2 (Exh. A)].