Zoning › Utah › Tooele County › Tooele

Tooele, UT Zoning

Euclidean-zoning. 20 districts · 5 overlays · 4 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed: residential uses density/lot-size-encoded (MR-20 = 20 du/ac multi-family; R1-7 = 7,000 sf min single-family; RR-5 = 5-acre rural residential); commercial/industrial use letter-code (NC, GC, LI, etc.)

City-hosted PDF code (Corel PDF-engine produced); not on municode/amlegal/ecode. Jurisdictional footprint: Tooele City (~38,500 pop) is a 3rd-class Utah city surrounded by unincorporated Tooele County — the V1 profile conflated the two jurisdictions; this v2 covers city only.

Worth knowing
  • V1 profile conflated City + County jurisdiction. V1 profile listed Tooele County zones (R-1-8, R-1-10, R-1-12, R-1-21) alongside a simplified City roster (R-2, R-3, C-1/2/3, I-1/2). Those County codes do NOT apply inside Tooele City limits. V2 resets to the actual Tooele City district roster from Title 7: MR-8/12/16/20, R1-7/8/10/12/14/30, RR-1/5/20, NC/GC/RC, MU, LI/HI, BP. This is a ≥30% district-roster change triggering research.md refresh.
  • Density-encoded MF + lot-size-encoded SF naming. Tooele City uses dual naming conventions within residential: MR-x encodes density (x = du/ac), while R1-x encodes lot size (x = sf/1000). A developer reading MR-20 and R1-30 could misread both as acreage or density. RR-x encodes acreage (RR-5 = 5-acre min lot). Three different semantics in one title.
  • Single-family prohibition in MR zones. Tooele City eliminated single-family construction in MR-20/16/12/8 zones ~5 years ago. MR zones are reserved for MF/duplex/townhome only. This is unusual — most Utah cities allow SF as a permitted use in MF zones. Minimum-lot-width standards for MR zones were subsequently struck as vestigial.

+ 7 more in Quirks & notes

Districts

res_sf 9res_mf 4com 3ind 3mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R1-7Medium Density Residential — 7,000 sfres_sf7,000 sf[4]35 ft[5]0.4[6]0.45[7]6.2[8]—25[1] / 8[2] / 20[3]
R1-8Medium Density Residential — 8,000 sfres_sf8,000 sf[12]35 ft[13]0.4[14]0.4[15]5.4[16]—25[9] / 8[10] / 20[11]
R1-10Medium Density Residential — 10,000 sfres_sf10,000 sf[20]35 ft[21]0.35[22]0.35[23]4.4[24]—30[17] / 10[18] / 25[19]
R1-12Low Density Residential — 12,000 sfres_sf12,000 sf[28]35 ft[29]0.3[30]0.3[31]3.6[32]—30[25] / 10[26] / 25[27]
R1-14Low Density Residential — 14,000 sfres_sf14,000 sf[36]35 ft[37]0.28[38]0.28[39]3.1[40]—30[33] / 10[34] / 25[35]
R1-30Low Density Residential — 30,000 sfres_sf30,000 sf[44]35 ft[45]0.2[46]0.2[47]1.5[48]—40[41] / 15[42] / 30[43]
RR-1Rural Residential — 1 Acreres_sf43,560 sf[52]35 ft[53]0.15[54]0.15[55]1[56]—50[49] / 20[50] / 40[51]
RR-5Rural Residential — 5 Acresres_sf217,800 sf[60]35 ft[61]0.1[62]0.08[63]0.2[64]—50[57] / 25[58] / 50[59]
RR-20Rural Residential — 20 Acresres_sf871,200 sf[68]35 ft[69]0.05[70]0.03[71]0.05[72]—80[65] / 40[66] / 80[67]
MR-8Multi-Family Residential — 8 du/acres_mf—35 ft[76]0.45[77]0.5[78]8[79]—25[73] / 10[74] / 20[75]
MR-12Multi-Family Residential — 12 du/acres_mf—40 ft[83]0.5[84]0.65[85]12[86]—25[80] / 10[81] / 20[82]
MR-16Multi-Family Residential — 16 du/acres_mf—45 ft[90]0.55[91]0.85[92]16[93]—25[87] / 10[88] / 20[89]
MR-20Multi-Family Residential — 20 du/acres_mf—50 ft[97]0.6[98]1.1[99]20[100]—25[94] / 10[95] / 20[96]
NCNeighborhood Commercialcom15,000 sf[102]40 ft[103]0.6[104]0.75[105]——25[101] / — / —
GCGeneral Commercialcom25,000 sf[107]50 ft[108]0.7[109]1[110]——25[106] / — / —
RCRegional Commercial / Highway Commercialcom50,000 sf[112]55 ft[113]0.75[114]1.1[115]——40[111] / — / —
MUMixed Usemu10,000 sf[117]50 ft[118]0.7[119]1.5[120]20[121]—15[116] / — / —
LILight Industrialind40,000 sf[122]45 ft[123]0.6[124]0.8[125]——— / — / —
HIGeneral Industrial / Heavy Industrialind80,000 sf[126]55 ft[127]0.5[128]0.7[129]——— / — / —
BPBusiness Parkind43,560 sf[130]55 ft[131]0.55[132]1[133]——— / — / —

Confidence: confirmed partial under review not found

Overlays

AOZ
Tooele Valley Airport Overlay Zone (AOZ)
airport
p Tooele Valley AOZ Ordinance
FP
Floodplain Overlay
floodplain
p Title 7 (FP overlay) + Title 4 (flood damage prevention)
HD
Historic District / Downtown Historic Overlay
historic
p Tooele City Historic Preservation Ordinance
SL
Sensitive Lands / Sensitive Area Overlay
environmental
p Tooele City Code Title 7 sensitive area provisions
BP
Tooele City Business Park Zoning District
special_purpose
c Title 7 Chapter 16b

State preemptions

UT-HB82-InternalADUapplies
Qualifying condition
Applies to all Utah cities regardless of class (state-level mandate); Tooele City (3rd-class, pop 38,500) has residential zones R1-7, R1-8, R1-10, R1-12, R1-14, R1-30, RR-1, RR-5, RR-20 and MR-8/12/16/20. Tooele City's Title 7 Chapter 14a (Accessory Dwelling Units) implements this preemption and lists R1-7, R1-8, R1-10, R1-12, R1-14, R1-30, RR-1, RR-5, RR-20 as permitted-use zones for ADUs.
UT-SB140-HB409-DetachedADUapplies
Qualifying condition
Applies to all Utah cities; Tooele City has res_sf districts (R1-7 through RR-20) and res_mf districts (MR-8/12/16/20). Tooele City Title 7 Chapter 14a explicitly permits detached ADUs in single-family residential zoning districts including R1-7, R1-8, R1-10, R1-12, R1-14, R1-30, RR-1, RR-5, RR-20.
UT-HB462-ModerateIncomeHousingapplies
Qualifying condition
HB 462 applies to cities with pop >5,000 within a metropolitan planning organization (MPO). Tooele City pop 38,500 > 5,000 threshold. Tooele County joined Wasatch Front Regional Council (WFRC) MPO planning scope. Tooele City has adopted an MIH plan (Tooele City Moderate Income Housing Plan 2022, revised February 2023; files.tooelecity.gov/.../Moderate%20Income%20Housing%20Plan/Tooele%20City%20Moderate%20Income%20Housing%20Plan%202022%20Revised%20February%202023.pdf).
UT-SB174-SingleFamilyHousingModificationsapplies
Qualifying condition
Applies to all Utah cities; limits local restrictions on single-family housing materials/aesthetics. Tooele City has res_sf base districts R1-7 (7,000 sf min lot) through RR-20 (20-acre rural residential) subject to these limits.
Non-applicable laws (3)
UT-MIH-NonComplianceEnforcementnot_applicable
UT-HB462-StationAreaPlannot_applicable
UT-FirstHomeInvestmentZone-HB462not_applicable

Adopted building codes

Statewide; local may lag

IBC
2021
IRC
2024
NEC
2023
IFC
2021
IECC (Residential)
2021
IECC (Commercial)
2021

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • V1 profile conflated City + County jurisdiction. V1 profile listed Tooele County zones (R-1-8, R-1-10, R-1-12, R-1-21) alongside a simplified City roster (R-2, R-3, C-1/2/3, I-1/2). Those County codes do NOT apply inside Tooele City limits. V2 resets to the actual Tooele City district roster from Title 7: MR-8/12/16/20, R1-7/8/10/12/14/30, RR-1/5/20, NC/GC/RC, MU, LI/HI, BP. This is a ≥30% district-roster change triggering research.md refresh.
  • Density-encoded MF + lot-size-encoded SF naming. Tooele City uses dual naming conventions within residential: MR-x encodes density (x = du/ac), while R1-x encodes lot size (x = sf/1000). A developer reading MR-20 and R1-30 could misread both as acreage or density. RR-x encodes acreage (RR-5 = 5-acre min lot). Three different semantics in one title.
  • Single-family prohibition in MR zones. Tooele City eliminated single-family construction in MR-20/16/12/8 zones ~5 years ago. MR zones are reserved for MF/duplex/townhome only. This is unusual — most Utah cities allow SF as a permitted use in MF zones. Minimum-lot-width standards for MR zones were subsequently struck as vestigial.
  • Duplex allowance extends into low MF tiers. R1-7 and R1-8 (SF zones) plus MR-8/12/16 explicitly permit duplexes (two-family dwelling) on specified lot sizes (R1-7: 14,000 sf). This creates a broader duplex-eligible footprint than most Utah cities — and is one of the MIH strategies Tooele selected under HB 462.
  • Tooele Valley Airport Overlay zones A-D + H. AOZ creates five zones (A, B, C, D, H) with graduated height/use restrictions around Tooele Valley Airport runway. Avigation easement required at plat/permit in zones A-D. Overlay is not retroactive. Most of the AOZ envelope falls outside city limits (southwest of city); city-jurisdiction parcels within Part 77 surfaces are limited to specific southwestern portions.
  • HB 462 non-compliance history. Tooele City received a HB 462 MIH non-compliance notice from the state in early 2023 and had 90 days to cure. The 2022 MIH plan was revised Feb 2023. Current compliance status must be re-verified annually against the Utah Commission on Housing Affordability roster. Loss of transportation funding and $250/day penalty are risks of re-designation as non-compliant.
  • Not on Wasatch Front MPO core, but within WFRC planning scope. Tooele County is NOT historically part of the Wasatch Front core (Salt Lake / Davis / Weber / Morgan). Tooele is within WFRC's expanded planning footprint for HB 462 MIH purposes (pop >5,000 triggers in MPO-served counties). If Tooele County's MPO membership is later determined NOT to satisfy HB 462's MPO test, UT_MIH_PLAN_FRAMEWORK flips to not_applicable — monitor annually.
  • RR-20 enables 20-acre rural preserve within city. RR-20 zone mandates 20-acre minimum lot. This is unusual for an incorporated city and reflects Tooele City's large annexed footprint stretching toward the Oquirrh Mountain foothills and Settlement Canyon Creek corridor. Effective density 0.05 du/ac — preserves rural character within city limits.
  • Business Park is a standalone Chapter 16b. BP zoning is not a sub-district of Chapter 16 commercial/industrial — it has its own Chapter 16b. Development standards are separate, and the chapter was introduced in June 2023. Treat as its own base district when extracting dimensional standards.
  • Dual-host code distribution. Tooele City code is simultaneously hosted on tooelecity.gov (files subdomain + primary portal) and tooelecity.org (mirror HTML tree). tooelecity.org redirects to tooelecity.gov for some URLs. Authoritative primary is www.tooelecity.gov/government/city_code.php. PDFs produced via Corel PDF Engine v21 which does not expose text via WebFetch tooling.

Formulas

Definitions

height
Measured from grade to highest point; 35 ft typical across residential zones per Title 7 Chapter 14
lot_coverage
Building footprint (all structures) / lot area; varies by zone
far
Gross floor area / lot area; inferred where Title 7 does not state an explicit FAR cap
du_ac
Dwelling units per acre; MR-20 encodes 20 du/ac, MR-16=16, MR-12=12, MR-8=8; R1-x encodes min lot sf / 1000
setback_front
Distance from front property line
parking
Spaces per unit (residential) or per 1,000 sf (commercial)

Capacity calculations

mr_20_max
20 du/ac maximum (multi-family, density-encoded)
mr_16_max
16 du/ac maximum
mr_12_max
12 du/ac maximum
mr_8_max
8 du/ac maximum
r1_7_max
6.2 du/ac maximum (7,000 sf min lot)
r1_8_max
5.4 du/ac maximum (8,000 sf min lot)
r1_10_max
4.4 du/ac maximum (10,000 sf min lot)
r1_12_max
3.6 du/ac maximum (12,000 sf min lot)
r1_14_max
3.1 du/ac maximum (14,000 sf min lot)
r1_30_max
1.5 du/ac maximum (30,000 sf min lot)
rr_1_max
1.0 du/ac maximum (1-acre rural residential)
rr_5_max
0.2 du/ac maximum (5-acre rural residential)
rr_20_max
0.05 du/ac maximum (20-acre rural residential)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Parking
— /unit
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— du/ac
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Min lot size
— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
Tooele City Code — Title 7 (Uniform Zoning of Tooele City)
Title 7 consolidated; Chapter 14 (Residential) current through May 2024; Chapter 13 (Zoning Districts) current through June 2023; Chapter 16 (MU/Commercial/Industrial) current through February 2024 · retrieved 2026-04-19

Retrieval failure: Raw PDF chapter files on files.tooelecity.gov return binary PDF stream that WebFetch cannot text-extract in-band (Corel PDF Engine v21 producer); district roster was recovered via search-snippet indexing of the same PDFs plus the mirrored tooelecity.org HTML code tree. Chapter 13 and Chapter 14 section-level structure verified via search (§7-14-1 Residential Zoning Districts; §7-13 Zoning Districts establishment; §7-16 MU/Commercial/Industrial).

Citations
  1. [1] p§7-14
  2. [2] p§7-14
  3. [3] p§7-14
  4. [4] c§7-14-1 (Residential Zoning Districts)
  5. [5] p§7-14
  6. [6] i
  7. [7] i
  8. [8] i
  9. [9] p§7-14
  10. [10] p§7-14
  11. [11] p§7-14
  12. [12] c§7-14-1
  13. [13] p§7-14
  14. [14] i
  15. [15] i
  16. [16] i
  17. [17] p§7-14
  18. [18] p§7-14
  19. [19] p§7-14
  20. [20] c§7-14-1
  21. [21] p§7-14
  22. [22] i
  23. [23] i
  24. [24] i
  25. [25] p§7-14
  26. [26] p§7-14
  27. [27] p§7-14
  28. [28] c§7-14-1
  29. [29] p§7-14
  30. [30] i
  31. [31] i
  32. [32] i
  33. [33] p§7-14
  34. [34] p§7-14
  35. [35] p§7-14
  36. [36] c§7-14-1
  37. [37] p§7-14
  38. [38] i
  39. [39] i
  40. [40] i
  41. [41] p§7-14
  42. [42] p§7-14
  43. [43] p§7-14
  44. [44] c§7-14-1
  45. [45] p§7-14
  46. [46] i
  47. [47] i
  48. [48] i
  49. [49] p§7-14
  50. [50] p§7-14
  51. [51] p§7-14
  52. [52] c§7-14-1
  53. [53] p§7-14
  54. [54] i
  55. [55] i
  56. [56] i
  57. [57] p§7-14
  58. [58] p§7-14
  59. [59] p§7-14
  60. [60] c§7-14-1
  61. [61] p§7-14
  62. [62] i
  63. [63] i
  64. [64] i
  65. [65] i
  66. [66] i
  67. [67] i
  68. [68] c§7-14-1
  69. [69] p§7-14
  70. [70] i
  71. [71] i
  72. [72] i
  73. [73] p§7-14
  74. [74] p§7-14
  75. [75] p§7-14
  76. [76] p§7-14
  77. [77] i
  78. [78] i
  79. [79] c§7-14 (density-encoded code)
  80. [80] p§7-14
  81. [81] p§7-14
  82. [82] p§7-14
  83. [83] p§7-14
  84. [84] i
  85. [85] i
  86. [86] c§7-14
  87. [87] p§7-14
  88. [88] p§7-14
  89. [89] p§7-14
  90. [90] p§7-14
  91. [91] i
  92. [92] i
  93. [93] c§7-14
  94. [94] p§7-14
  95. [95] p§7-14
  96. [96] p§7-14
  97. [97] p§7-14
  98. [98] i
  99. [99] i
  100. [100] c§7-14
  101. [101] p§7-16
  102. [102] p§7-16
  103. [103] p§7-16
  104. [104] p§7-16
  105. [105] i
  106. [106] p§7-16
  107. [107] p§7-16
  108. [108] p§7-16
  109. [109] p§7-16
  110. [110] i
  111. [111] p§7-16
  112. [112] p§7-16
  113. [113] p§7-16
  114. [114] p§7-16
  115. [115] i
  116. [116] p§7-16
  117. [117] p§7-16
  118. [118] p§7-16
  119. [119] p§7-16
  120. [120] i
  121. [121] i
  122. [122] p§7-16
  123. [123] p§7-16
  124. [124] p§7-16
  125. [125] i
  126. [126] p§7-16
  127. [127] p§7-16
  128. [128] p§7-16
  129. [129] i
  130. [130] i
  131. [131] i
  132. [132] i
  133. [133] i

Research status

Publication gates

primary url presentpassedsource.primary_url = https://www.tooelecity.gov/government/city_code.php (city-hosted; not an aggregator)
no aggregator citedpassedRecord scan — zero references to zoneomics/steadily/siteplanguide/siteplancreator/propwire/zonara/unzoned. All citations point to Title 7 §7-14 / §7-14a / §7-16 / §7-16b, Utah Code §10-9a, FEMA, 14 CFR 77.
confidence tags full formpassedAll confirmed fields carry c§7-14-x / c§7-14a / c§7-16 / c§7-16b or Utah Code §10-9a citations. Partial fields carry p§ citations with status=partial and retrieval_failure_reason where applicable. Inferred fields use c:'i'.
overlays have parameters trigger confidencepassedAll 5 overlays (AOZ, FP, HD, SL, BP) have non-empty parameters object, geographic_trigger string, status, and citation. 1/5 status=confirmed (BP Chapter 16b), 4/5 status=partial with retrieval_failure_reason.
preempt section city specificpassedstate_preemptions_applicable has 7 per-law entries (HB 82 Internal ADU, SB 140/HB 409 Detached ADU, HB 462 MIH, MIH Non-Compliance, SB 174 SF Modifications, HB 462 SAP [n/a], FHIZ [n/a]). Each has city-specific qualifying_condition_checked citing pop 38,500 / Tooele County / MIH plan dated 2022-rev-Feb-2023 / no UTA station. Not a link-stub.

Data quality

58%completeness26 confirmed42 partial38 inferred
Documented gaps
  • Exact dimensional standards table (setbacks, lot coverage, FAR, parking) for MR-8/12/16/20, NC/GC/RC, MU, LI/HI, BP — confirmable only by direct PDF OCR or city Planning contact
  • Final adopted Tooele Valley AOZ ordinance section number and zone-by-zone height limits (draft retrieved; final adoption status not confirmed)
  • Exact FP overlay chapter/section within Title 7 and local freeboard (BFE+1 vs BFE+2)
  • Historic District ordinance section number and specific boundaries
  • Sensitive Lands overlay chapter/section within Title 7
  • MIH plan specific 3-of-23 strategies selected per current revision; 2024 and 2025 DWS reporting status
  • Current UT Commission on Housing Affordability compliance roster status (post 2023 90-day cure)

Known issues

freshness:volatiledata:gaps-present

Verification

claims_checked54
claims_verified48
specialist_version1.0
verified_at2026-04-19T00:00:00Z
narrative_refzoning/narratives/tooele-ut/fleet-20260419T210455-15.json
notesPrimary-source PDF text extraction blocked by Corel PDF binary encoding; claims verified via (a) search-snippet indexing, (b) cross-reference to Chapter 14a ADU text (mirror HTML on tooelecity.org), (c) Tooele City Planning Commission minutes referencing specific dimensional provisions, and (d) state preemption registry. Numeric district dimensional standards marked 'partial' where exact value not extracted from primary source.

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