How to Choose a Site for a Commercial Building in Utah
The best site for a Utah commercial building is not necessarily the property with the lowest purchase price. A suitable site must have the correct zoning, adequate access and utilities, buildable soils, manageable grading, sufficient usable acreage, and enough room for parking, loading, fire access, drainage, and future growth.
These conditions should be evaluated before the due-diligence period expires—not after the property has been purchased.
What Should You Know Before Looking for Property?
Start by defining how the finished facility must operate. At a minimum, establish:
Approximate building size and height
Office, warehouse, production, or retail requirements
Employee and customer parking
Truck access and loading needs
Outdoor storage or equipment areas
Utility and power requirements
Fire-protection needs
Plans for future expansion
Without a basic building program, it is difficult to determine whether a property is large enough or appropriately configured.
A wide-open parcel may appear suitable until the building, setbacks, parking, truck circulation, landscaping, stormwater facilities, and fire lanes are placed on a preliminary site plan.
Is the Property Zoned for Your Intended Use?
Zoning should be verified directly with the city or county that has jurisdiction over the property. A commercial or industrial designation does not automatically permit every business activity.
Confirm whether the proposed use is:
Permitted by right
Allowed as a conditional use
Prohibited in the current zone
Subject to additional operating standards
Review requirements for setbacks, maximum building height, lot coverage, parking, landscaping, exterior materials, outdoor storage, screening, lighting, noise, and hours of operation.
If rezoning, a conditional-use permit, or another discretionary approval is required, understand the process and risk before purchasing the land. A broker’s listing or a neighboring property’s use is not a substitute for written zoning confirmation.
How Much of the Property Is Actually Buildable?
Gross acreage and usable acreage are rarely the same.
The site may be reduced by:
Required setbacks
Utility or access easements
Steep or unstable slopes
Drainage channels and flood zones
Wetlands or other environmental restrictions
Stormwater detention areas
Public rights-of-way
Landscaping and parking requirements
Fire lanes and emergency access
Irregular property boundaries
A preliminary site plan can test whether the desired building and supporting improvements fit before significant design money is spent.
This is particularly important for warehouses and industrial buildings. Truck courts, loading docks, trailers, turning movements, and outdoor storage can require more land than the building itself.
Are Adequate Utilities Available?
Utility lines near a property do not guarantee that the site has sufficient service.
Verify the location, capacity, and connection requirements for:
Culinary water
Sanitary sewer
Natural gas
Electrical power
Fire-flow water
Storm drainage
Telephone and data service
Manufacturing facilities and other power-intensive users should confirm electrical capacity early. A service upgrade, transformer, long utility extension, or off-site improvement can materially affect both the budget and schedule.
The applicable provider should confirm availability in writing whenever possible. Also identify connection, impact, and capacity fees that may apply to the proposed development.
Does the Site Have Safe and Practical Access?
A commercial site needs more than a legal connection to a road. Access must support the vehicles that will use the facility every day.
Evaluate:
Number and location of drive approaches
Employee and customer traffic
Delivery-truck turning movements
Loading-dock approach distances
Emergency-vehicle access
Shared-access agreements
Intersection proximity and visibility
Roadway weight or movement restrictions
Commercial or industrial access from a state highway may require a UDOT conditional access permit. New turn lanes, shared driveways, road widening, or traffic-control improvements may also be required.
Access limitations can reduce the usable area of the property or make an otherwise attractive site impractical for the intended operation.
What Site Conditions Could Increase Construction Costs?
A topographic survey and geotechnical investigation help identify conditions that cannot be reliably evaluated from the surface.
Potential cost drivers include:
Extensive cut, fill, or export
Poor or expansive soils
Shallow bedrock
High groundwater
Retaining walls
Complicated drainage
Existing structures or underground improvements
Contaminated soil or groundwater
A Phase I Environmental Site Assessment is commonly used to investigate previous property uses and potential environmental concerns. Utah’s Department of Environmental Quality advises purchasers to complete environmental due diligence before acquiring property where contamination may exist.
Floodplain, wetland, or natural drainage conditions should also be reviewed. These issues may restrict development or require additional engineering, permitting, and mitigation.
How Should You Compare Two Potential Sites?
Compare total development cost—not just the purchase price.
For each property, estimate:
Land and closing costs
Design and entitlement expenses
Earthwork and retaining walls
Utility extensions and upgrades
Roads and access improvements
Stormwater infrastructure
Permit, impact, and connection fees
Building and foundation costs
Schedule and approval risks
A more expensive utility-ready parcel may ultimately cost less than cheaper land requiring substantial earthwork and infrastructure.
Our guide to budgeting a Utah commercial project explains the cost categories owners should evaluate beyond the building itself.
Frequently Asked Questions
How much land is needed for a commercial building?
It depends on the building footprint, parking, loading, fire access, landscaping, stormwater management, setbacks, and future expansion. A preliminary site plan is more reliable than applying a standard building-to-land ratio.
Should I complete a soil report before purchasing commercial land?
Ideally, a geotechnical investigation should be completed during due diligence. Soil conditions can affect foundations, slabs, earthwork, drainage, and the overall feasibility of the project.
Can a contractor evaluate a site before I buy it?
Yes. Early contractor involvement can identify visible access, grading, utility, and construction concerns. Surveyors, engineers, environmental professionals, and local agencies may still be needed for formal verification.
Is a pre-engineered metal building suitable for any commercial site?
No building system eliminates poor site conditions. A pre-engineered metal building can be efficient and flexible, but the property must still support its foundation, access, utilities, drainage, and operational needs.
Evaluate the Site Before Committing to It
The right property should support the business, the building, and the complete development budget.
Through early site evaluation and design/build planning, A.D. Constructors helps Utah owners identify potential problems before they become expensive construction issues. Contact our team to discuss a property you are considering.