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Team Utah Commercial Real Estate
RE/MAX Associates
Nobody Markets Commercial
Property the way we do.

Robert Farnsworth  801-898-8810

Randy Cummins  801-641-8004

Ashlee Bonham  801-602-6850

Stockton Farnsworth  801-664-3370

Utah Zoning & Land Use Guide

Navigate commercial zoning classifications, permitted uses, and development standards across Utah's major counties. Your essential reference for site selection and due diligence.

Quick Zoning Lookup

Select a county and zone type to view detailed zoning information

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Permitted Uses

    Conditional Uses

      Key Restrictions

      Zoning Comparison

      Select two zones to see them side by side and understand the differences

      Common Zoning Terms Explained

      FAR (Floor Area Ratio)

      The ratio of a building's total floor area to the size of the lot it sits on. A FAR of 2.0 means you can build up to twice the lot's square footage. Higher FAR allows denser development.

      Setbacks

      The minimum distance a building must be placed from property lines, streets, or other structures. Front, side, and rear setbacks ensure adequate spacing between developments.

      Conditional Use Permit

      A special authorization allowing a use not ordinarily permitted in a zone. Requires a public hearing and conditions to mitigate impacts on surrounding properties.

      Variance

      A formal exception to zoning regulations granted when strict compliance would cause unnecessary hardship. Requires proof that the hardship is unique to the property, not self-created.

      Non-Conforming Use

      A property use that was legal when established but no longer complies with current zoning. Often "grandfathered in" but may have restrictions on expansion or rebuilding after damage.

      Overlay District

      An additional zoning layer placed on top of base zoning that imposes extra regulations. Common examples include historic preservation, transit-oriented development, or flood plain overlays.

      Zoning Change Process

      1

      Pre-Application

      Meet with planning staff to discuss feasibility and requirements for the proposed change.

      1-2 Weeks
      Click for details
      Schedule a meeting with the municipal planning department. Bring your site plan, proposed use description, and any preliminary drawings. Staff will advise on compatibility with the general plan, required studies (traffic, environmental), and whether the change is likely to be supported. This step is free and highly recommended before investing in a formal application.
      2

      Application Filing

      Submit formal application, site plans, narrative, and required fees to the planning department.

      1 Day
      Click for details
      Complete the official zone change application form. Include a legal description of the property, a narrative explaining the reason for the change, detailed site plans, and the application fee (typically $500-$2,500 depending on jurisdiction). Most municipalities now accept online submissions. Keep copies of everything you submit.
      3

      Staff Review

      Planning staff reviews completeness, analyzes impacts, and prepares a recommendation report.

      4-8 Weeks
      Click for details
      Staff checks the application for completeness, reviews against the general plan and existing zoning policies, coordinates with other departments (engineering, fire, utilities), and may request additional studies. They prepare a written staff report with a recommendation of approval, conditional approval, or denial for the Planning Commission.
      4

      Public Hearing

      Planning Commission holds public hearing. Neighbors are notified and can provide input.

      2-4 Weeks
      Click for details
      Public notice is sent to all property owners within 300-500 feet and published in local media. At the hearing, you present your case, staff presents their report, and the public comments. The Planning Commission votes on a recommendation. Be prepared to answer questions about traffic, noise, visual impact, and compatibility with neighboring properties.
      5

      City Council Decision

      City Council reviews recommendation and votes. If approved, the zoning map is amended.

      2-4 Weeks
      Click for details
      The City Council conducts a final review and public hearing. They consider the Planning Commission's recommendation, staff report, and any additional public input. A majority vote approves the zone change and an ordinance is adopted amending the zoning map. The change is recorded and becomes effective upon publication. The full process from pre-application to final approval typically takes 3-6 months.

      Permitted Use Matrix

      Use Type CG CN M-1 M-2 MU A RM
      Retail ✓ ✓ C ✗ ✓ ✗ C
      Office ✓ ✓ ✓ C ✓ ✗ ✗
      Restaurant ✓ C C ✗ ✓ ✗ ✗
      Hotel ✓ ✗ ✗ ✗ C ✗ ✗
      Warehouse C ✗ ✓ ✓ ✗ C ✗
      Manufacturing ✗ ✗ ✓ ✓ ✗ ✗ ✗
      Multi-Family C ✗ ✗ ✗ ✓ ✗ ✓
      Medical ✓ ✓ C ✗ ✓ ✗ C
      Auto Service C ✗ ✓ ✓ ✗ ✗ ✗
      Daycare ✓ ✓ ✗ ✗ ✓ C ✓
      ✓ = Permitted
      Allowed by right. No special approval needed beyond standard building permits.
      C = Conditional Use
      Requires a Conditional Use Permit (CUP). Must apply, go through public hearing, and meet conditions set by the Planning Commission.
      ✗ = Not Permitted
      Not allowed in this zone. Would require a zone change or variance to proceed.

      Common Zoning Questions

      A typical zoning change in Utah takes 3 to 6 months from pre-application meeting to final City Council approval. The timeline depends on the complexity of the request, the municipality's meeting schedules, and whether additional studies (traffic, environmental) are required. Simple reclassifications with community support can sometimes move faster, while controversial changes may take longer due to multiple hearings or required revisions.
      A permitted use is allowed by right in a zone -- you just need standard building permits. A conditional use requires a Conditional Use Permit (CUP), which means you must submit an application, go through a public hearing before the Planning Commission, and meet specific conditions designed to mitigate potential impacts on neighboring properties. Conditions might include landscaping buffers, operating hour restrictions, noise limits, or additional parking. The CUP process typically adds 2-3 months and $500-$1,500 in fees.
      Agricultural zoning is primarily for farming and residential use. Some agriculture-related businesses like farm stands, nurseries, and equestrian facilities are permitted. Limited commercial uses such as home-based daycares, bed and breakfasts, and ag-related warehouses may be allowed with a conditional use permit. For other commercial activities, you would need to apply for a zone change or seek a variance. Check with your local planning department, as rules vary significantly between Utah municipalities.
      If a zone change makes your existing use non-conforming, you are typically "grandfathered in" and can continue operating. However, there are important limitations: you generally cannot expand the non-conforming use, and if the use is abandoned for a certain period (often 12 months), you lose the grandfathered status. If the property is substantially damaged (usually more than 50% of value), you may not be able to rebuild for the non-conforming use. It is critical to understand these rules before purchasing property with a non-conforming use.

      Need a Zoning Review?

      Our team can help you evaluate zoning for any commercial property in Utah. Tell us about your project.

      Prefer to call? Reach Robert directly at 801-898-8810