Chapter 17-7-10
JORDAN BLUFFS ZONE (JB)

Sections:

17-7-10.1    Purpose.

17-7-10.2    Planning and zoning process.

17-7-10.3    Uses.

17-7-10.4    Common intent statements.

17-7-10.4.1    Subarea 1 intent statements.

17-7-10.4.2    Subarea 2 intent statements.

17-7-10.4.3    Subarea 3 intent statements.

17-7-10.4.4    Subarea 4 intent statements.

17-7-10.5    Common development standards.

17-7-10.6    Parking.

17-7-10.7    Utilities.

17-7-10.8    Outdoor advertising.

17-7-10.9    Conditional use standards of review.

17-7-10.10    Itinerant merchant.

17-7-10.11    Adopted zoning plans.

17-7-10.12    Related provisions.

    Prior legislation: Ords. 11-20-2001, 3-19-2002A, 12/03/2002A, 3/18/2003O-2 and 10/28/2003O-11.

17-7-10.1 Purpose.

This chapter provides standards for land development within the Jordan Bluffs zone (JB zone). The entire JB zone property will be planned as a large scale master planned development, in accordance with this chapter, prior to any new development on the property. Approval of a small scale master planned development, in accordance with this chapter, will also be a condition precedent to any new development within the JB zone. Generally, the JB zone encourages a dynamic mix of uses, which includes three use categories, residential, urban (retail/office flex), and mixed-use. The large scale master plan (A concept plan) shall include at no cost to the city a dedication of twenty percent of the real property to be improved as open space and linked trails. This master planning process is designed to guide development of the elements of a functioning, sustainable community in a manner consistent with specific environmental conditions associated with the site. All new development that occurs within the JB zone is subject to institutional control plans, as approved by the Environmental Protection Agency, the Utah Department of Environmental Quality and the city of Midvale. In the JB zone, new development shall, to the extent relevant:

A.    Address environmental conditions at the site through adherence to applicable institutional controls governing (among other things) materials management, cover and barrier maintenance and replacement, surface water management, and so forth;

B.    Include variations in architectural design and housing types and affordability that have direct access to open space or parklands;

C.    Implement a project which joins new construction with the overall Midvale community in a thoughtful and constructive way;

D.    Coordinate a mix of sustainable uses and development that complement housing and commerce opportunities and that are compatible with adjacent historic neighborhoods;

E.    Include landscaping to provide a distinctive visual quality to the area;

F.    Include multi-modal transportation links including the Bingham Junction Boulevard;

G.    Provide significant, functional, improved open space; and

H.    Provide pedestrian connections within and among developments and between adjacent neighborhoods. (Ord. 10/19/2004O-31 § 1 (part), 2004)

17-7-10.2 Planning and zoning process.

All property within the site will be included within one or more property owners’ association(s) (“POA”). The POA will be established by the owner or authorized representative prior to subdivision plat approval for the site. Membership in any and all POA’s is a condition of development on the site. Approval by the city and any property owners’ association (POA) of large and small scale master plans is a condition precedent to any new development of the site. The planning and zoning process applicable to any new development within the JB zone shall be as follows:

A.    Large Scale Master Plan Criteria. The large scale master plan (A concept plan) approved in conjunction with the JB zone (as amended) shall run with the land and shall govern the city’s approval or denial of subsequent development plans related to any new development at the site. The large scale master plan (A concept plan) provides for a development that creates a dynamic and sustainable community using development areas, which support urban, residential and/or mixed-use land planning. For purposes of planning and zoning, the property within the JB zone has been classified in four subareas (numbered 1 through 4), as depicted on Appendix A which is on file in the city recorder’s office. In addition to the criteria set forth in Section 17-3-5, specific criteria applicable to the large scale master plan (A concept plan) are as follows:

1.    Minimum/Maximum Densities: Development within the JB zone shall be entitled to densities in each subarea as follows:

Densities	Subarea 1	Subarea 2	Subarea 3	Subarea 4
Residential, Single Fam. Detached: Minimum DU/Ac*	4 DU/Ac	3.5 DU/Ac	5 DU/Ac	5 DU/Ac
Residential, Single Fam. Detached: Maximum DU/Ac	13 DU/Ac	13 DU/Ac	15 DU/Ac	15 DU/Ac
Residential, Single Fam. Detached: Minimum lot size Min. Width: 30 ft.	2,800 SF     •	2,800 SF     •	2,500 SF     •	2,500 SF     •
Residential, Single Fam. Attached (townhouses, duplexes, triplexes, etc.): Maximum DU/Ac	24 DU/Ac		24 DU/Ac	24 DU/Ac
Residential, Multi-Family: Maximum DU/Ac	30 DU/Ac		30 DU/Ac	30 DU/Ac
Urban, Nonresidential, Maximum FAR**	1.5 FAR	1.5 FAR	1.5 FAR	1.5 FAR
Mixed-Use (Vertical/Horizontal), Maximum FAR**	BJ West 3.0 FAR BJ East 1.0 FAR	1.5 FAR	1.0 FAR

*    DU/Ac: Dwelling units per acre: number of dwelling units divided by the total acreage of the development.

**    FAR: Gross floor area ratio for mixed-use and nonresidential structures and accessory structures, inclusive of nonleasable enclosed space, but exclusive of below grade inhabitable, and/or unoccupied space, and exclusive of covered parking areas and parking structures, divided by the land area of a lot or parcel.

2.    Improved Open Space/Trails. The large scale master plan (A concept plan) includes, at no cost to the city, the dedication of real property to be utilized as improved open space in a usable and accessible manner. The allocations for cost of and requirements related to the development of specific improvements to open space and trail linkages shall be developed as part of the large scale master plan (A concept plan), small scale master plan and related development agreements.

3.    Bingham Junction Boulevard. The large scale master plan (A concept plan) includes the owner’s commitment to dedicate, in phases, the Bingham Junction Boulevard along the general alignment shown in the plan.

4.    Institutional Controls. The large scale master plan (A concept plan) will demonstrate that it is in conformance with applicable institutional controls.

B.    Small Scale Master Plan. Each small scale master plan must be accompanied by a current letter of approval from the applicable POA at each step of the city’s review and approval process prior to submission to the planning staff, planning commission and the city council. Each small scale master plan application must be consistent with the large scale master plan (A concept plan), the common development standards set forth in Section 17-7-10.5, and must include the following elements:

1.    Zoning Plan. The JB zone (as amended) does not include detailed provisions regarding certain standards and guidelines but adopts a series of goals and intent statements, as set forth in Section 17-7-10.4 (Common intent statements). The zoning plan will include proposed, detailed standards and guidelines (in ordinance format) governing the development that implement the goals of the large scale master plan (A concept plan) and the applicable intent statements. Once approved, the zoning plan shall be incorporated into and adopted as part of the JB zone. The proposed standards and guidelines shall address the following issues:

a.    Land use standards establishing land use types, occupancy, location, density, buffering and any other element envisioned by the large scale master plan (A concept plan);

b.    Lot standards establishing requirements for minimum lot area, depth, coverage, and dimensions;

c.    Building setback standards for front, side and rear yards;

d.    Design standards addressing building orientation, height and mass, common and private open space, natural resource protection, architectural design including colors and materials, and any other provisions proposed to be included in the zone;

e.    Landscaping and buffering standards; and

f.    Parking lot design standards (including lighting).

2.    Development Plan. The small scale master plan shall include a schematic development plan showing the following:

a.    Location of proposed uses, including dwelling unit density and occupancy;

b.    Height, location, bulk and preliminary elevations of buildings;

c.    Location, arrangement and configuration of open space, landscaping, and building setbacks;

d.    Location, access points, and design of off-street parking areas;

e.    Number, size and location of signs;

f.    Street layout, traffic and pedestrian circulation patterns, proposed access points to the property and their relation to adjoining and nearby property access.

3.    Development Agreement. A development agreement, in a form satisfactory to the city attorney and city council, wherein the owner agrees to comply with the provisions of the conditional use permit for the master planned development and provides security, to the satisfaction of the city attorney and city council, for all on- and off-site public improvements associated with the development.

4.    Open Space. The small scale master plan will include (a) a detailed description of how the relevant open space areas shown on the large scale master plan (A concept plan) will be implemented (improved and dedicated as applicable); and (b) how the open space areas will be linked to the overall open space system identified in the large scale master plan (A concept plan). The allocations for cost of and requirements related to the development of specific improvements to open space and trail linkages shall be developed as part of the large scale master plan (A concept plan), small scale master plan and related development agreements.

5.    Institutional Controls. The small scale master plan will demonstrate that it is in conformance with applicable institutional controls.

C.    Subdivision, Site Plans, Building Permits. Subdivision of land within the JB zone may occur prior to, after, or in conjunction with, approval of the applicable small scale master plan. Subdivision, site and project plans, and building permits within the JB zone shall be in accordance with the current Building Code, the common development standards set forth in Section 17-7-10.5, this chapter, Chapter 17-7-3 and Title 16 of the Midvale City Code. Each subdivision plat, site and project plan, and building permit application must be accompanied by a current letter of approval from the applicable POA at each step of the city’s review and approval process prior to submission to the planning staff, planning commission and the city council. (Ord. 10/19/2004O-31 § 1 (part), 2004)

17-7-10.3 Uses.

If a use is not specifically designated, it is prohibited. Some uses may be prohibited from certain areas of the zone due to environmental constraints.

Subarea 1—Residential
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Apartment, Single Family		•
Accessory Structure—occupied, single family only			•
Accessory Structure—unoccupied	•
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Child Care: Center: ≤ 6 children Facility: 7 to 12 children		•	•	• •
Disabled Care Facility			•	•
Dwellings: Single Family, Detached Single Family, Attached Multi-Family ≤ 1 ac. Multi-Family > 1 ac.	• •	•	•
Fences, 6' or less	•
Home Occupation	•			•
Kennel, Private		•
Master Planned Development			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•           • • •		• • •   •
Quasi-Public Facility			•	•
Recreation Facility: Private	•
Religious/Educational Institution: Permanent Temporary	•	•
Telecommunications Facility < 35' in height		•

Subarea 1—Mixed-Use
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Apartment, Single Family		•
Accessory Structure—occupied, single family only			•
Accessory Structure—unoccupied	•
Alcoholic Beverage: Package Agency Private Club/Tavern Restaurant, Beer Retailer, etc. State Liquor Store	• • •		•	• • • •
Animal Hospital	•			•
Assembly: Electronic Instruments Computer		• •		• •
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Athletic, Tennis, Health Club	•			•
Automobile Filling Station, Car Wash, and/or Repair		•		•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Dwellings: Single Fam. Detached Single Fam. Attached Multi-Family ≤ 1 ac.	• •	•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Home Occupation	•			•
Hospital, Medical Center			•	•
Hotel/Motel			•	•
Kennel, Private		•
Master Planned Development			•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Office: General Intensive	•		•	• •
Outdoor Dining		•		•
Outdoor Storage		•
Parking Lot: Commercial Private	•		•	•
Quasi-Public Facility			•	•
Recreation Facility: Commercial Private	•		•	•
Religious/Educational Institution: Permanent Temporary	•		•
Restaurant: W/o drive-up window W/drive-up window	•	•		• •
Retail and Service Commercial: Large* W/drive-up window W/o drive-up window 24-hour use	•	•   •		• • •
Retail and Service Commercial: Medium** W/drive-up window W/o drive-up window 24-hour use	• •	•   •		• • •
Retail and Service Commercial: Small*** W/drive-up window W/o drive-up window 24-hour use	• •	•   •		• • •
Shopping Center			•	•
Telecommunications Facility		•
Warehouse/Distribution			•	•

    * Large: 25,000 SF or larger, single tenant
** Medium: 12,500 SF to 24,999 SF, single tenant
*** Small: 400 SF to 12,499 SF, single tenant

Subarea 2—Residential
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Apartment, Single Family		•
Accessory Structure—occupied, single family only			•
Accessory Structure—unoccupied	•
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Child Care: Center: ≤ 6 children Facility: 7 to 12 children		•	•	• •
Disabled Care Facility			•	•
Dwellings: Single Family, Detached Single Family, Attached Multi-Family ≤ 1 ac. Multi-Family > 1 ac.	• •	•	•
Fences, 6' or less	•
Home Occupation	•			•
Kennel, Private		•
Master Planned Development			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•           • • •		• • •   •
Quasi-Public Facility			•	•
Recreation Facility: Private	•
Religious/Educational Institution: Permanent Temporary	•	•
Telecommunications facility < 35' in height		•

Subarea 2—Mixed-Use
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Apartment, Single Family		•
Accessory Structure—occupied, single family only			•
Accessory Structure—unoccupied	•
Alcoholic Beverage: Package Agency Private Club/Tavern Restaurant, Beer Retailer, etc. State Liquor Store	• • •		•	• • • •
Animal Hospital	•			•
Assembly: Electronic Instruments Computer		• •		• •
Assisted Living: ≤ 1/2 acre >1/2 acre		•	•	• •
Athletic, Tennis, Health Club	•			•
Automobile Filling Station, Car Wash, and/or Repair		•		•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Dwellings: Single Fam. Detached Single Fam. Attached Multi-Family 1/2—1 ac. Multi-Family > 1 ac.	• •	•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Home Occupation	•			•
Hospital, Medical Center			•	•
Hotel/Motel			•	•
Kennel, Private		•
Master Planned Development			•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Office: General Intensive	•		•	• •
Outdoor Dining		•		•
Outdoor Storage		•
Parking Lot: Commercial Private	•		•	•
Quasi-Public Facility			•	•
Recreation Facility: Commercial Private	•		•	•
Religious/Educational Institution: Permanent Temporary	•		•
Restaurant: W/o drive-up window W/drive-up window	•	•		• •
Retail and Service Commercial: Large* W/drive-up window W/o drive-up window 24-hour use	•	•   •		• • •
Retail and Service Commercial: Medium** W/drive-up window W/o drive-up window 24-hour use	• •	•   •		• • •
Retail and Service Commercial: Small*** W/drive-up window W/o drive-up window 24-hour use	• •	•   •		• • •
Shopping Center			•	•
Telecommunications Facility		•
Warehouse/Distribution			•	•

    * Large: 25,000 SF or larger, single tenant
** Medium: 12,500 SF to 24,999 SF, single tenant
*** Small: 400 SF to 12,499 SF, single tenant

Subarea 3—Residential
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Apartment, Single Family		•
Accessory Structure—occupied, single family only			•
Accessory Structure—unoccupied	•
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Child Care: Center: ≤ 6 children Facility: 7 to 12 children		•	•	• •
Disabled Care Facility			•	•
Dwellings: Single Family, Detached Single Family, Attached Multi-Family ≤ 1 ac. Multi-Family > 1 ac.	• •	•	•
Fences, 6' or less	•
Home Occupation	•
Kennel, Private		•
Master Planned Development			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•           • • •		• • •   •
Quasi-Public Facility			•	•
Recreation Facility: Private	•
Religious/Educational Institution: Permanent Temporary	•	•
Telecommunications Facility < 35' in height	•

Subarea 3—Urban (Office/Retail/Flex)
Use Type	Allowed	Administrative	Conditional	Business License
Alcoholic Beverage: Package Agency Private Club/Tavern Restaurant, Beer Retailer, etc. State Liquor Store	• • •		•	• • • •
Athletic, Tennis, Health Club	•			•
Animal Hospital	•			•
Assembly: Electronics/Computers Automobile		• •		• •
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Automobile Filling Station, Car Wash, and/or Repair		•		•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Hotel/Motel			•	•
Hospital, Medical Center			•	•
Itinerant Merchant: Seasonal Food Stands Christmas Tree Sales Fireworks Stands Seasonal Produce Stands	• • • •			• • • •
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Office: General Intensive	•		•	• •
Outdoor Dining		•		•
Outdoor Storage		•		•
Parking Lot: Commercial Private	•		•	•
Quasi-Public Facility			•	•
Recreation Facility: Commercial Private	•		•	•
Religious/Educational Institution: Permanent Temporary	•		•
Restaurant: W/o drive-up window W/drive-up window	•	•		• •
Retail and Service Commercial: Large* W/drive-up window W/o drive-up window 24-hour use	• •	•		• • •
Retail and Service Commercial: Medium** W/drive-up window W/o drive-up window 24-hour use	• •	•		• • •
Retail and Service Commercial: Small*** W/drive-up window W/o drive-up window 24-hour use	• •	•		• • •
Shopping Center			•	•
Superfund Development Fill Operations (Temporary Only)			•
Telecommunications Facility		•
Warehouse/Distribution