Chapter 18.55
LI-1 LIGHT INDUSTRIAL ZONE
Sections:
18.55.010 Purpose and objectives.
18.55.020 Permitted and conditional uses.
18.55.060 Setback requirements.
18.55.080 Parking, loading, and access.
18.55.100 Storage developments.
18.55.110 Trash and waste storage.
18.55.140 Grading and drainage.
18.55.160 Architectural design and materials.
18.55.170 Buffers, fences and walls.
18.55.190 Service and loading areas.
18.55.210 General maintenance.
18.55.010 Purpose and objectives.
The light industrial (LI-1) zone is established to provide areas for the location and establishment of mining sites and light industrial operations which, because of their nature of operation, are not appropriate near residential areas. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.1, 1999; Ord. 66 § 5.5.1, 1993.)
18.55.020 Permitted and conditional uses.
|
Type: L-1 Use |
Allowed |
Conditional Use Permit |
Business License |
|---|---|---|---|
|
Accessory structure unoccupied |
✓ |
|
|
|
Adult/sexually oriented business |
|
✓ |
✓ |
|
Automotive body/paint repair establishment |
✓ |
|
✓ |
|
Automobile, truck and heavy equipment repairs and facilities |
✓ |
|
✓ |
|
Automobile wrecking and salvage yards, surrounded by landscaping and eight-foot sight-obscuring fence, so that the materials stored in the enclosure cannot be observed from any street adjacent to the yard |
|
✓ |
✓ |
|
Caretaker dwellings with the lot size and setbacks to be set as conditions, where the dwelling is clearly incidental and secondary to permitted or conditionally permitted use in the zone |
|
✓ |
|
|
Coal and firewood yards |
✓ |
|
|
|
Concrete or asphalt batch plant, rock crusher, or mineral reductions or processing plant which is located on the same lot as the pit or mine from which the rock material is derived |
|
✓ |
✓ |
|
Contractor’s equipment storage yard, FCC 18.15.130 |
✓ |
|
✓ |
|
Contractor’s storage yard, FCC 18.15.130 |
✓ |
|
✓ |
|
Equipment rental |
✓ |
|
✓ |
|
Freight or trucking terminals or yard |
✓ |
|
✓ |
|
Hunting preserve or a shotgun, pistol or rifle shooting range (plus incidental accessory structures) subject to the applicant submitting a site plan and providing adequate evidence of safe setbacks, location, layout, noise reduction and continuing management |
|
✓ |
✓ |
|
Lumber sales and storage |
✓ |
|
✓ |
|
Manufacturing, compounding, processing, fabrication and warehousing of goods and materials |
|
✓ |
✓ |
|
Mines; sand, gravel, topsoil and earth-products pits; and the attendant stockpiles and waste dumps located on the same lot as the mine or pit, subject to the provisions of Chapter 18.110 FCC |
|
✓ |
✓ |
|
Office, business and professional |
✓ |
|
✓ |
|
Office, equipment storage and other nonresidential structures that are accessory to a conditionally permitted mine, sand, gravel or clay pit when located on the same lot or adjoining land in same ownership as the mine or pit |
|
✓ |
✓ |
|
Oil, gas and water wells, and appurtenant pumps and pump houses |
|
✓ |
✓ |
|
Outdoor storage yard, FCC 18.15.130 |
✓ |
|
✓ |
|
Packaging and delivery services |
✓ |
|
✓ |
|
Repair services, small app. |
✓ |
|
✓ |
|
Sawmills, lumber processing and storage |
|
✓ |
✓ |
|
Storage units |
|
✓ |
✓ |
|
Towing yard |
|
✓ |
✓ |
|
Welding, blacksmith, auto body repair and maintenance shops |
✓ |
|
✓ |
|
Wireless communications towers, limited to 150 feet in height |
|
✓ |
✓ |
(Ord. 2020-06/2020-11 § 1 (Exh. A), 2020; Ord. 2016-09 § 1, 2016; Ord. 1999-1 §§ 5.5.2, 5.5.2.1, 5.5.2.2, 1999; Ord. 66 §§ 5.5.2, 5.5.2.1, 5.5.2.2, 1993.)
18.55.030 Lot area.
There shall be no minimum lot area requirements in the LI-1 zone except as may be dictated by off-street parking requirements, adequate circulation, and property site utilization. Lot area requirements shall be determined by City Planner. (Ord. 2017-04 § 1, 2017; Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.3, 1999; Ord. 66 § 5.5.3, 1993.)
18.55.040 Lot width.
There shall be no minimum requirements for lot width, provided all requirements of necessary parking regulations can be satisfied. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.4, 1999; Ord. 66 § 5.5.4, 1993.)
18.55.050 Lot frontage.
Each lot or parcel of land in the LI-1 zone shall have frontage on a public or private street for a minimum distance of 35 feet. (Ord. 2022-01 § 1 (Exh. A), 2022; Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.5, 1999; Ord. 66 § 5.5.5, 1993.)
18.55.060 Setback requirements.
The following setback requirements shall apply in the LI-1 zone:
1. Each structure in the LI-1 zone shall be located at least 20 feet from any public street; provided, however, that no parking stalls or structures shall be located closer than 30 feet from any public street right-of-way.
2. Each structure in the LI-1 zone shall be located at least 20 feet from the nearest building or parcel.
3. Each parcel in the LI-1 zone shall be located at least 30 feet from the rear property line. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.6, 1999; Ord. 66 § 5.5.6, 1993.)
18.55.070 Building height.
Buildings in the LI-1 zone shall not exceed 40 feet. Any building or structure design of over 40 feet in height shall be a conditional use to ensure adequate fire protection. No building in the LI-1 zone shall exceed 50 feet from the natural grade to the tallest portion of the building. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.7, 1999; Ord. 66 § 5.5.7, 1993.)
18.55.080 Parking, loading, and access.
All parking spaces shall be paved with asphaltic cement or concrete, and shall be provided with adequate drainage which shall not run across a public sidewalk. Parking spaces shall not be provided within a required front or side setback. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.8, 1999; Ord. 66 § 5.5.8, 1993.)
18.55.090 Signs.
All signs erected in the LI-1 zone shall be in conformance with the sign provisions of Chapter 18.105 FCC. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.9, 1999; Ord. 66 § 5.5.9, 1993.)
18.55.100 Storage developments.
Individual storage units shall not be accessed directly from a public street but shall have their own parking and access within the storage unit development. Internal streets should be constructed at a width sufficient to allow movement of all anticipated vehicles, including fire and other emergency vehicles. Each development of this type shall be reviewed and approved by the South Summit Fire District. It is the responsibility of the applicant to demonstrate that adequate traffic flow can be accomplished. Provisions should be made which allow authorized access for public safety employees into these developments for public and personal safety. This includes access to entrance codes, electronic opening devices, lock combinations, and the like.
All storage and warehouse developments shall be fenced in a manner which will provide adequate security and a deterrent from public access. These fences should be kept in good repair. The rear sides of buildings which provide adequate security may satisfy this requirement.
No unit or area in any storage development shall be used as a residence or habitation for any length of time or for conducting of any commercial or business activities other than storage. (Ord. 2017-01 § 1, 2017; Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.12, 1993.)
18.55.110 Trash and waste storage.
No trash, used materials, wrecked or nonoperational or abandoned vehicles or equipments shall be stored in an open area or yard. All such materials must be screened from public streets and adjacent property located within the LI-1 zone with a sight-obscuring fence or wall, or must be stored within an enclosed building. All trash storage areas shall be screened and hidden from the public street or adjoining residential areas view by appropriate fencing or landscaping features and placed in a rear area of the main building or use if possible. No hazardous materials, chemicals or oils/solvents shall be stored in areas that do not meet health department regulations or are accessible to the public. Trash storage plans must be presented to the Planning Commission for approval, prior to issuance of a building permit. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.10, 1999; Ord. 66 § 5.5.10, 1993.)
18.55.120 Other requirements.
1. Flammable Materials. The yards around buildings shall be kept free of debris, refuse, weeds and other flammable material which may constitute a fire hazard.
2. Critical Angle of Repose. No building site, street, driveway, or other cut or fill shall be made so the side slopes exceed the critical angle of repose of the soil, as determined by the City Engineer.
3. Topsoil. All land surface from which topsoil is removed and all land surface on which subsoil is deposited shall be covered by buildings, hard surfacing, or a layer of topsoil at least one inch in depth. In order to prevent the soil from eroding, it shall be reseeded with plant material having sufficient concentration to screen at least 25 percent of exposed surface from view. (Ord. 2016-09 § 1, 2016; Ord. 1999-1 § 5.5.11, 1999; Ord. 66 § 5.5.11, 1993.)
18.55.130 Landscaping.
Landscaping guidelines are established to maintain the site qualities that exist in the LI-1 zone area and minimize alteration, removal, or degradation of landscaping that currently exists in the area.
1. No plans for any building, structure or other improvements shall be approved by the Planning Commission unless there shall also have been submitted separate landscape plans satisfactory to the Planning Commission.
2. All submitted landscape plans shall be designed to encourage water conservation as a primary consideration. Lawn shall not be installed in park strips, paths, or on slopes greater than 25 percent or 4:1 grade. Lawn areas shall not exceed 20 percent of the total landscaped area, outside of areas of the landscape dedicated to active play where lawn may be used as the playing surface (e.g., sports fields and play areas).
3. Landscaping in accordance with the plans submitted must be installed within 30 days following the occupancy of the site or as otherwise approved by the Planning Commission as seasonal conditions may dictate.
4. The land area not occupied by buildings, structures, hard surfacing, vehicular driveways or pedestrian walkways shall be kept in a weed-free condition or landscaped, as approved by the Planning Commission.
5. The developer shall bond for such landscape improvements to ensure that installations are completed as submitted and approved. Performance assurance requirements for landscape improvements shall be the same as required by the City for street improvements.
6. Plant Materials.
a. Sixty percent medium trees and shrubs in a combination with deciduous trees with a caliper from two to three inches and evergreen trees with a height from five to eight feet.
b. Forty percent small trees and shrubs in a combination with deciduous trees with a caliper of one and one-half to two inches and evergreen trees with a height of four feet.
c. Where possible, a 50/50 mix of deciduous and evergreen tree species shall be used for on-site landscaping.
d. Street trees with a minimum two-inch caliper shall be installed along all public rights-of-way by the developer of the property. The species, type, location, and spacing of trees shall be as shown on the approved landscape plan.
7. Installation. It shall be the responsibility of the developer to grade, place topsoil, seed, sod, install sprinkler irrigation systems, and properly plant trees, shrubs, and other approved plant materials.
8. Maintenance. It shall be the responsibility of the developer to properly maintain landscaped areas including watering, mowing, pruning, fertilizing, and the removal and replacement of dead plant materials in a timely manner. Pruning trees for exposure is prohibited.
9. Vegetation Removal. Removed vegetation shall be replaced with equal or better quality plant materials. Trees that are necessarily removed shall be replaced with trees with comparable total caliper. Street trees that are necessarily removed shall be replaced with comparable individual caliper as approved by the Planning Division.
When utility connections or other disturbances are made to existing landscaped areas the existing landscaping must be replaced to its previous condition. Other modification of landscaped areas shall require approval by the City Planner. (Ord. 2023-08 § 1 (Exh. A), 2023; Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.13, 1993.)
18.55.140 Grading and drainage.
Drainage from any lot must follow current Francis City requirements. Drainage shall not be allowed to flow upon adjoining lots unless an easement for such purpose has been granted by the owner of the lot upon which the water flows.
A site plan with grading, drainage, and clearing plans must be approved by the Planning Commission and City Council before any such activities may begin. Lot grading shall be kept to a minimum. Where possible, roads and development shall be designed for preservation of natural grade. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.14, 1993.)
18.55.150 Utilities.
All utility lines shall be underground in designated easements. No pipe, conduit, cable, line for water, gas, sewage, drainage, steam, electricity or any other energy or service shall be installed or maintained upon any lot (outside of any building) above the surface of the ground except for hoses, movable pipes used for irrigation or other purpose during construction.
1. Transformers shall be grouped with other utility meters where possible and screened with vegetation or other appropriate method.
2. Each contractor and owner/developer shall be responsible to know the whereabouts of all underground utilities. Protection of such utilities shall also be their responsibility.
3. Prior to construction, contact must be made with blue stakes to identify underground utility lines.
4. Each development shall be required to be serviced by City water and sewer unless expressly approved by the City Council. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.15, 1993.)
18.55.160 Architectural design and materials.
The treatment of building mass, materials and exterior appurtenances shall create an aesthetically pleasing building and site that is in character with the proportions of other surrounding developments. Proposed developments shall be designed with a common theme that reflects the heritage and community of Francis City. Themes shall be reviewed and approved by the Planning Commission and City Council and may include but are not limited to agricultural or mountain tourism. Requirements applicable to all buildings are stated below:
1. All sides of buildings shall receive equal design consideration, particularly where exposed to vehicular traffic and adjacent properties. Facade shifts shall be encouraged on structures with a width greater than 50 feet.
2. Basic materials shall be limited to no more than three types of materials per building and all buildings within the development shall possess a similar architectural theme. Building styles shall be compatible with existing buildings in the LI-1 zone.
3. Buildings shall be designed to relate to grade conditions with a minimum of grading and exposed foundation walls.
4. Mechanical equipment shall be located or screened so as not to be visible from public and private streets. Screens shall be aesthetically incorporated into the design of the building whether located on the ground or on the roof. Screen materials shall be compatible with those of the building.
5. Plans for the exterior modifications to any existing structures must be submitted to the Planning Commission for approval and must meet the same requirements as all other structures within the LI-1 zone. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.16, 1993.)
18.55.170 Buffers, fences and walls.
The intent in having special buffer, fence, and wall requirements is to provide quality separation between incompatible commercial uses, and to provide physical and visual protection between commercial and residential uses.
Landscape buffers are preferred over fences and walls where a separation is desirable. A visually open look should be encouraged between similar uses. Visual screening is often more important than a physical separation and the Planning Commission or City Council may, at its own option, require special treatment of such areas.
Buffer treatment may be required whenever a change occurs between residential and nonresidential uses. Additional landscaping and screening may be required at the discretion of the Planning Commission and City Council within the setback which separates the uses. Fences or walls will be reviewed for their effectiveness in screening a view, and for their color and texture in relationship to building materials.
Where differing uses are to be developed adjacent to existing residential areas, special consideration shall be made to protect the privacy of residents and requirements shall be the discretion of the Planning Commission and City Council. As a minimum, the negative effects of noise and artificial lighting shall be minimized to protect existing residents.
Service areas shall be properly screened. Outdoor lighting shall be designed to prevent exposure of light source to the view of residents. Facilities that require late-night customers and activities shall be located away from residential areas to reasonably prevent disruption of privacy. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.17, 1993.)
18.55.180 Parking areas.
Parking areas shall be considered as structures since they present a three-dimensional appearance when occupied.
1. Location of parking shall be determined not only from its visual relationship to building and site, but also as it relates to safe convenient pedestrian and vehicular circulation patterns. The placing of building and parking elements on a site shall be evaluated by the Planning Commission and City Council on the basis of the following factors:
a. Type of land use and structure.
b. Building height and configuration.
c. Relationship to other buildings both horizontally and vertically.
d. Natural land features such as slopes and vegetation.
e. Physical features such as rail lines, canals, and controlled ingress and egress.
f. Visibility from vehicular approaches and distant highways.
g. Parking is strongly encouraged to be located on the side and to the rear of any proposed structures, with minimum parking between the front of the building and the street.
2. Parking shall not occur adjacent to any public street except when:
a. It has been established that such a location is needed or justified by other site conditions or building entrance orientation.
b. The use is restricted to visitors and/or key employees.
c. Parking is 80 percent screened by fencing, walls, and/or landscaping from the highway or street by either depressing the paved areas or using elevated landscape berms.
d. A minimum of 10 feet of landscaped screening consisting of mixed evergreen and deciduous trees shall surround the periphery of paved areas adjacent to buildings or property lines. The number of trees for this area shall be determined by a standard of one tree per every 200 square feet of landscaping required. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.18, 1993.)
18.55.190 Service and loading areas.
Loading and refuse collections areas shall not be permitted between buildings and streets, and must be screened from view of public and private streets. Streets shall not be used directly for loading, unloading, or refuse collection. Building and improvements upon lots must be designed to properly accommodate loading, unloading and refuse collection. Loading and refuse collection areas shall be properly screened meeting standards stated herein. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.19, 1993.)
18.55.200 Outdoor lighting.
Outdoor lighting must meet the requirements of Chapter 18.118 FCC, Commercial Outdoor Lighting. For parking lot lighting, pole-mounted fixtures are recommended. Lighting of all pedestrian pathways is recommended. Lighting of a building and site identification signs are permitted as allowed by this title.
Lighting will be judged as to how adequately it meets its intended purpose. Design and location of standards and fixtures shall be specified on the site development drawings. Intensities shall be controlled so that neighboring areas will not be adversely affected by glare or excessive direct light. All streetlights shall be shoe box design type fixtures and installed as required by the street lighting policy. (Ord. 2021-15 § 1 (Exh. A), 2021; Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.20, 1993.)
18.55.210 General maintenance.
An overall maintenance schedule shall be implemented by property owners in maintaining all buildings, landscaping, fences, walls, drives, parking lots (including surfacing and striping, signs, or other structures). The above shall be maintained in good and sufficient repair in a safe and aesthetically pleasing manner. Roads and pavements shall be kept true to line and grade and in good repair. Drainage ditches shall be kept clean and free of any obstacles. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.21, 1993.)
18.55.220 Highway access.
All access from state roads shall be in accordance with the master street plan for Francis City. Access for this zone shall be made from a properly designed and landscaped frontage road or as otherwise approved by Francis City and UDOT. (Ord. 2016-09 § 1, 2016; Ord. 66 § 5.3.22, 1993.)