Chapter 17-7-9.12.2
THE JUNCTION AT MIDVALE ZONE

Sections:

17-7-9.12.2.1    Purpose.

17-7-9.12.2.2    Boundary.

17-7-9.12.2.3    Use.

17-7-9.12.2.4    Single family residential development standards.

17-7-9.12.2.5    Medium and high density residential development standards.

17-7-9.12.2.6    Retail/office/flex and mixed-use lot and development standards.

17-7-9.12.2.7    Retail/office/flex and mixed-use architectural standards.

17-7-9.12.2.8    Retail/office/flex and mixed-use landscaping.

17-7-9.12.2.9    Trails and open space.

17-7-9.12.2.10    Streets and alleys.

17-7-9.12.2.11    Parking standards.

17-7-9.12.2.12    Live/work units.

17-7-9.12.2.13    Thematic elements.

17-7-9.12.2.14    Related provisions.

17-7-9.12.2.1 Purpose.

The purpose of the Junction at Midvale zone is to:

A.    Encourage the creation of high quality development including residential, retail, office, and other commercial and public uses in coordinated, visually exciting and durable projects. This zoning plan encourages a coordinated mix of uses and buildings that complement each other and the overall Midvale community;

B.    Address minimum standards supplemented by the Junction at Midvale site development guidelines which are created and administered by the applicable property owners association(s);

C.    Create a transit-oriented residential community, office park and business district that take advantage of the transit opportunities presented by the light rail stop and associated transit routes. This zoning plan encourages residential and office densities that facilitate maximum utilization of the light rail line and related infrastructure;

D.    Encourage high quality, distinctive development to create a sense of place and identity for the Junction at Midvale;

E.    Encourage a mix of high quality office, commercial, retail, open space, entertainment, recreation, residential, public and institutional land uses;

F.    Encourage ground level retail uses that open directly onto sidewalks adjacent to streets, with upper floor office and residential uses;

G.    Provide a variety of housing opportunities and choices that include a range of household types and architecture, family sizes and incomes;

H.    Revitalize a former Superfund Site;

I.    Enhance urban design in the area while respecting the surrounding urban fabric;

J.    Coordinate urban design, streetscape, and open space elements in order to create a distinctive visual quality for the area;

K.    Manage parking and access in a manner that enhances pedestrian safety, pedestrian mobility and quality urban design;

L.    Discourage surface parking by encouraging and creating incentives for alternate parking methods including but not limited to structured parking, on-street parking, shared parking, and reduced parking;

M.    Provide variation in architectural design and housing types and affordability;

N.    Create neighborhoods which are integrated with and have direct access to open space and parklands; and

O.    Provide pedestrian connections within and among adjacent neighborhoods. This zoning plan encourages uses that are built at a pedestrian scale and encourage pedestrian movement. (Ord. 8/7/2007O-10 § 1 (Exh. A) (part), 2007)

17-7-9.12.2.2 Boundary.

PARCEL 1.

BEGINNING on the West right-of-way line of 700 West Street at a point which is North 0º17'31" East along the Section line 174.467 feet and North 89º42'29" West 53.00 feet from the East quarter corner of Section 26, Township 2 South, Range 1 West, Salt Lake Base and Meridian, and running thence South 86º33'00" West along the Northerly right-of-way line of the Union Pacific Railroad (formerly Denver & Rio Grande Western Railroad) 311.026 feet to a point of a 2,889.79 foot radius tangent curve to the left; thence Southwesterly along the arc of said curve, and said Northerly right-of-way line 136.18 feet; and through a central angle of 2º42'00"; thence South 83º51'00" West along said Northerly right-of-way line 188.153 feet; thence North 6º09'00" West along said Northerly right-of-way line 25.000 feet; thence South 83º51'00" West along said Northerly right-of-way line 1,193.047 feet; to a point of a 1,482.400 foot radius tangent curve to the left; thence Southwesterly along the arc of said curve, and said Northerly right-of-way line through a central angle of 47º16'49", 1,223.27 feet to a point which is said to be on the East bank of the Jordan River; thence South 83º00'00" West along said East bank 40.061 feet; thence North 25º19'00" West along said East bank 38.600 feet; thence North 16º07'00" East along said East bank 62.200 feet; thence North 30º53'00" East along said East bank 101.900 feet; thence North 27º10'00" East along said East bank 175.600 feet; thence North 18º42'00" East along said East bank 35.600 feet; thence North 23º22'00" East along said East bank 96.200 feet; thence North 5º23'00" East along said East bank 96.600 feet; thence North 6º25'00" East along said East bank 234.300 feet; thence North 13º20'00" West along said East bank 131.180 feet; thence North 2º00'00" West along said East bank 14.870 feet; thence departing from the said East bank of the Jordan River, and running thence North 25º00'00" East 132.00 feet; thence North 44º00'00" East 99.000 feet; thence North 37º00'00" West 132.00 feet; thence North 29º00'00" West 131.070 feet to a point which is said to be on the East bank of the Jordan River; thence North 5º54'00" West along said East bank 151.080 feet; thence North 2º42'00" West along said East bank 215.900 feet; thence North 4º40'00" West along said East bank 258.300 feet; thence North 2º28'00" West along said East bank 267.000 feet; thence North 4º31'00" West along said East bank 129.500 feet; thence North 4º23'00" West along said East bank 3.63 feet; thence North 5º36'01" West along said East bank 211.677 feet; thence North 0º01'31" West along said East bank 40.00 feet; thence North 4º03'48" West along said East bank 362.429 feet to the Southerly right-of-way line of said 7200 South Street (Jordan River Boulevard); thence departing said East bank of the Jordan River, and running thence North 89º20'39" East along said Southerly right-of-way line 275.460 feet to a point of a 1,369.900 foot radius tangent curve to the right; thence Southeasterly along the arc of said curve and said Southerly right-of-way line, through a central angle of 27º43'14", 662.775 feet; thence South 16º21'22" East along said Southerly right-of-way line 34.700 feet; thence South 60º18'00" East along said Southerly right-of-way line 76.00 feet; thence North 75º45'23" East along said Southerly right-of-way line 34.700 feet to a point on a 1,369.900 foot radius curve to the right, the center of said curve being South 32º20'07" West; thence Southeasterly along the arc of said curve to the right, and said Southerly right-of-way line 369.940 feet; thence South 42º11'31" East 215.550 feet to a point of a 1,335.740 foot radius tangent curve to the left; thence Southeasterly along the arc of said curve and said Southerly right-of-way line through a central angle of 12º03'18", 281.038 feet; thence South 10º51'59" East along said Southerly right-of-way line 36.020 feet; thence South 56º56'59" East along said Southerly right-of-way line 75.99 feet; thence North 76º58'02" East along said Southerly right-of-way line 36.010 feet to a point on a 1,335.740 foot radius curve to the left, the center of said curve being North 30º20'51" East; thence Southeasterly along the arc of said curve and said Southerly right-of-way line through a central angle of 30º11'59", 704.050 feet; thence South 89º51'08" East along said Southerly right-of-way line 383.770 feet; thence South 44º46'48" East along said Southerly right-of-way line 35.310 feet to the West right-of-way line of 700 West Street; thence South 0º17'31" West along said West right-of-way line 1,158.073 feet to the point of BEGINNING. Contains 115.28 acres.

EXCEPTING FROM SAID PARCEL 1 any portion lying below the mean high water mark of the Jordan River.

PARCEL 2.

BEGINNING South 0º08'36" West along the Section line 345.595 feet and West 670.489 feet from the East Quarter Corner of Section 26, Township 2 South, Range 1 West, Salt Lake Base and Meridian, and running thence South 1º43'31" West 1,016.338 feet; thence South 89º52'31" West 526.000 feet; thence South 0º07'29" East 983.650 feet to the North right-of-way line of Utah Highway 48 (7800 South); thence North 89º34'30" West along said North right-of-way line 45.630 feet; thence South 85º46'23" West along said North right-of-way line 208.990 feet; thence North 33º13'37" East 67.555 feet; thence North 56º46'23" West 50.000 feet; thence South 33º13'37" West 105.857 feet to the North right-of-way line of Utah Highway 48 (7800 South); thence South 85º46'23" West along said North right-of-way line 28.720 feet; thence South 84º41'58" West along said North right-of-way line 149.070 feet; thence South 81º39'53" West along said North right-of-way line 50.150 feet; thence South 85º21'15" West along said North right-of-way line 199.020 feet; thence North 85º48'46" West along said North right-of-way line 103.290 feet to a point on a 2,936.900 foot radius curve to the left, the center of said curve to the left being South 6º28'04" East; thence along the arc of said curve, and said North right-of-way line through a central angle of 8º43'56", 447.601 feet; thence South 74º48'00" West along said North right-of-way line 559.220 feet to a point which is said to be on the East bank of the Jordan River; thence North 2º17'00" East along said East bank 175.330 feet; thence North 0º51'00" West along said East bank 218.400 feet; thence North 1º40'00" East along said East bank 75.100 feet; thence North 3º47'00" East along said East bank 150.600 feet; thence North 5º44'00" East along said East bank 142.600 feet; thence North 11º16'00" East along said East bank 74.100 feet; thence North 43º20'00" East along said East bank 285.400 feet; thence North 18º52'00" East along said East bank 78.800 feet; thence North 1º48'00" East along said East bank 77.700 feet; thence North 25º02'00" West along said East bank 52.200 feet; thence North 20º02'00" West along said East bank 99.000 feet; thence North 0º50'00" East along said East bank 338.800 feet; thence North 5º12'00" East along said East bank 160.100 feet; thence North 5º34'00" West along said East bank 88.000 feet; thence North 27º04'23" West along said East bank 52.017 feet to the South right-of-way line of the Union Pacific Railroad (formerly Denver & Rio Grande Western Railroad) and a point on a 1,382.400 foot radius curve to the right, the center of said curve being South 55º09'56" East; thence departing from said East bank of the Jordan River Northeasterly along the arc of said curve to the right, and said South right-of-way line through a central angle of 49º00'56", 1,182.620 feet; thence North 83º51'00" East along said South right-of-way line 696.511 feet; thence South 7º50'31" West 257.241 feet; thence South 80º29'54" East 369.390 feet; thence South 11º11'23" East 11.600 feet; thence South 84º51'35" East 168.820 feet to the point of BEGINNING. Contains 99.89 acres.

EXCEPTING FROM SAID PARCEL 2 any portion lying below the mean high water mark of the Jordan River. (Ord. 8/7/2007O-10 § 1 (Exh. A) (part), 2007)

17-7-9.12.2.3 Use.

Uses are categorized by subarea and land use designation as defined in the large-scale master plan for Bingham Junction. If a use is not specifically designated, it is prohibited.

Subarea 2—Urban
Use Type	Allowed	Administrative	Conditional	Business License
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			•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Hospital, Medical Center			•	•
Hotel/Motel			•	•
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			•	•
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—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 Family Detached Single Family Attached Multi-Family 1/2—1 acre Multi-Family > 1 acre	• •	•	•
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 1/2—1 acre Multi-Family > 1 acre	• •	•	•
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
Use Type	Allowed	Administrative	Conditional	Business License
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			•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Hospital, Medical Center			•	•
Hotel/Motel			•	•
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			•	•
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—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	• • •		•	• • • •
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Athletic, Tennis, Health Club	•			•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Dwellings: Single Family, Detached Single Family, Attached Multi-Family 1/2—1 acre Multi-Family > 1 acre	• •	•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Home Occupation	•
Kennel, Private		•		•
Master Planned Development			•
Mixed-Use—horizontal, vertical	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Office: General Intensive	•		•	• •
Outdoor Dining		•
Parking Lot: Private	•
Quasi-Public Facility			•	•
Recreation Facility: Commercial Private	•		•	•
Religious/Educational Institution: Permanent Temporary	•		•
Retail and Service Commercial: Medium** W/o drive-up window	•			•
Retail and Service Commercial: Small*** W/o drive-up window	•			•
Telecommunications Facility		•

    ** Medium: 12,500 SF to 24,999 SF, single tenant

    *** Small: 400 SF to 12,499 SF, single tenant

Subarea 4—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 1/2—1 acre Multi-Family > 1 acre	• •	•	•
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 4—Urban
Use Type	Allowed	Administrative	Conditional	Business License
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	•			•
Bed and Breakfast			•	•
Cafe, Deli	•			•
Carwash, Tunnel			•	•
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	•	•		• •
Itinerant Merchant: Seasonal Food Stands Christmas Tree Sales Fireworks Stands Seasonal Produce Stands	• • • •			• • • •
Manufacturing			•	•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Nursery, Commercial	•			•
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: W/drive-up window W/o drive-up window 24-hour use	• •	•		• • •
Shopping Center			•	•
Telecommunications Facility		•
Warehouse/Distribution			•	•

Subarea 4—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	• • •		•	• • • •
Assisted Living: ≤ 1/2 acre >1/2 acre		•	•	• •
Athletic, Tennis, Health Club	•			•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Dwellings: Single Family, Detached Single Family, Attached Multi-Family 1/2—1 acre Multi-Family > 1 acre	• •	• •
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Home Occupation	•			•
Kennel, Private		•
Master Planned Development			•
Mixed-Use—horizontal, vertical	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Office: General Intensive	•		•	• •
Outdoor Dining		•
Parking Lot: Private	•
Quasi-Public Facility			•	•
Recreation Facility: Private	•
Religious/Educational Institution: Permanent Temporary	•		•
Retail and Service Commercial: Medium** W/o drive-up window	•			•
Retail and Service Commercial: Small*** W/o drive-up window	•			•
Telecommunications Facility		•

    ** Medium: 12,500 SF to 24,999 SF, single tenant

    *** Small: 400 SF to 12,499 SF, single tenant

Subarea 5—Urban
Use Type	Allowed	Administrative	Conditional	Business License
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			•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Hospital, Medical Center			•	•
Hotel/Motel			•	•
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			•	•
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 5—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	• • •		•	• • • •
Assisted Living: ≤ 1/2 acre > 1/2 acre		•	•	• •
Athletic, Tennis, Health Club	•			•
Bed and Breakfast Inn	•			•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Dwellings: Single Family, Attached Multi-Family 1/2—1 acre Multi-Family > 1 acre	•	•	•
Entertainment Center			•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Home Occupation	•			•
Master Planned Development			•
Mixed-Use—horizontal, vertical	•			•
Municipal Facilities: Parks Public Safety Facility Library Postal Facility Public Utilities: Major Minor Recreation Facilities Trails	•   •       • • •	•	•   •
Office: General Intensive	•		•	• •
Outdoor Dining		•
Parking Lot: Commercial Private	•		•	•
Quasi-Public Facility			•	•
Recreation Facility: Commercial Private	•		•	•
Religious/Educational Institution: Permanent Temporary	•		•
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		•

    ** Medium: 12,500 SF to 24,999 SF, single tenant

    *** Small: 400 SF to 12,499 SF, single tenant

 

Subarea 6—Mixed-Use
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		•	•	• •
Athletic, Tennis, Health Club	•			•
Cafe, Deli	•			•
Child Care: Center: ≤ 6 children Facility: ≥ 7 children	•	•		• •
Disabled Care Facility			•	•
Dwellings: Single Family, Detached Single Family, Attached Multi-Family 1/2—1 acre Multi-Family > 1 acre	• •	•	•
Fences: ≤ 6' > 6'	•	•
Financial Institution: W/o drive-up window W/drive-up window	•	•		• •
Home Occupation	•			•
Kennel, Private		•
Master Planned Development			•
Mixed-Use—horizontal, vertical	•			•
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	•		•
Retail and Service Commercial: Medium** W/drive-up window W/o drive-up window	•	• •		• •
Retail and Service Commercial: Small*** W/drive-up window W/o drive-up window	•	• •		• •
Telecommunications Facility		•
Warehouse/Distribution			•	•

    ** Medium: 12,500 SF to 24,999 SF, single tenant

    *** Small: 400 SF to 12,499 SF, single tenant

(Ord. 5/5/2009O-8 § 1 (Att. A) (part), 2009; Ord. 8/7/2007O-10 § 1 (Exh. A) (part), 2007)

17-7-9.12.2.4 Single family residential development standards.

The following development standards apply to all single family detached residential lot subdivisions in the residential land use areas. These are traditional single family residential lots that do not require additional open space and common areas within the development.

A.    Lot Standards. Minimum Area. The minimum lot area is three thousand five hundred square feet, subject to the following regulations:

1.    Lot Width. The minimum lot width is forty-five feet, measured at the front setback line.

2.    Lot Frontage. The minimum lot frontage is forty-five feet, unless the proposed lot is on the curve of a cul-de-sac, then the minimum lot frontage is thirty-five feet.

3.    Lot Depth. The minimum lot depth is seventy-five feet, unless the proposed lot width is at least sixty-seven feet, then the minimum lot depth shall be sixty-seven feet. Corner lots must meet the minimum lot depth from both street frontages.

B.    Setbacks. The minimum setbacks for primary structures in single family detached residential lot subdivisions are as follows:

1.    Front. The minimum front yard setback is fifteen feet.

a.    Corner Lot Rule. Corner lots have two front yards.

b.    Exceptions. The following exceptions apply to all front yard setbacks in the zone:

i.    Front Porch. An open, front entry porch may encroach eight feet into the front yard setback.

ii.    Projections. Skylights, sills, cornices, chimneys, flues, eaves and ornamental features may project into the front yard up to two and one-half feet.

iii.    Impervious Surfaces. A driveway with a width of ten feet and a sidewalk of up to five feet in width from the driveway or street to the front door.

2.    Side. The minimum side yard setback is four feet, subject to the following exceptions:

a.    Distance Between Buildings. There shall be a combined minimum of ten feet between buildings.

b.    Projection. Skylights, sills, cornices, chimneys, flues, eaves and ornamental features may project into the side yard up to two and one-half feet. If the front porch wraps around the structure it may project into the side yard up to two feet.

c.    Stairs and Balconies. Outside stairways and balconies may project into the ten-foot combined separation up to three feet but may not project into the required four-foot side yard.

3.    Rear. The minimum rear yard setback is fifteen feet, subject to the following exceptions:

a.    Corner Lot Rule. On corner lots there is no rear yard.

b.    Projection. Skylights, sills, cornices, chimneys, flues, eaves and ornamental features may project into the rear yard up to two and one-half feet.

c.    Stairs and Balconies. Outside stairways and balconies may project into the rear yard up to three feet.

C.    Building Orientation and Scale. Residential and accessory structures shall be oriented and scaled as follows:

1.    Dwellings shall be serviced by a local street, an access road or drive, or an alley and shall not gain access from a collector or arterial street.

2.    Individual lots, buildings and units shall be arranged and situated to relate to surrounding properties, to improve the view from buildings and to minimize road area.

3.    Individual lots and buildings shall be designed to minimize pedestrian and automobile conflict while providing pedestrians direct access to a sidewalk or trail.

4.    Massing should be divided into rhythmic blocks to bring the design of the unit much closer to the human scale and to create a pedestrian-friendly atmosphere.

5.    Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

D.    Build-To Line. The front yard setback is the build-to line. At least fifty percent of the front elevation must be built within three feet of the build-to line. This provision does not apply to the development of cul-de-sac lots.

E.     Height. The maximum height for a structure is twenty-eight feet to the midpoint for a sloping roof and twenty-five feet to the cornice for flat roofs.

F.    Stories. All buildings must be from one to two and one-half stories.

G.    Parking/Driveway Access. Each lot shall provide two parking spaces in a garage, or in the side or rear yard of the property. Except for a ten-foot driveway from the frontage that leads to a garage or other parking area located on the side or to the rear of a dwelling, off-street parking and access to parking areas shall be located on the side or rear of a property.

H.    Accessory Structures (Unoccupied). New development of an accessory structure intended for storage and not for human occupancy is an allowed use and shall meet the following development standards:

1.    Proximity. An accessory structure must be located no less than six feet from the main building.

2.    Setbacks. The accessory structure must be located in either the rear or side yard with a five-foot setback, except an accessory structure located at the front yard setback of an adjacent corner lot must be at least fifteen feet from the corner lot line. If building code requirements can be satisfied, the side and rear setback may be reduced to three feet.

3.    Height. accessory structure height may not exceed twenty feet to the midpoint for a sloped roof and sixteen feet to the cornice for a flat roof.

4.    Stories. An accessory structure may range from one to one and one-half stories except that an accessory structure may not exceed the height of the main structure.

5.    Building Area. The maximum area of an unoccupied accessory structure is the greater of nine hundred square feet or thirteen percent of the lot area.

I.    Accessory Structure (Occupied). New development of an accessory structure intended for human occupancy is a conditional use and shall meet the following development standards:

1.    Lot Size. The accessory structure must be located on a lot with at least five thousand square feet.

2.    Proximity. The accessory structure must be located no less than six feet from the main building.

3.    Setbacks. The accessory structure must be located in either the rear or side yard, with no less than a five-foot setback from the rear and side lot lines, unless the accessory structure is located at the front yard setback of an adjacent corner lot, in which case, the side yard setback to the nearest side lot line must be at least fifteen feet.

4.    Height. The accessory structure height may not exceed twenty-four feet to the midpoint for a sloped roof and twenty feet to the cornice for a flat roof.

5.    Stories. An accessory structure may range from one to two stories except that an accessory structure may not exceed the height of the main structure.

6.    Building Area. The maximum area of an accessory structure is the greater of nine hundred square feet or thirteen percent of the lot area. No more than six hundred square feet of the accessory structure shall be used for human occupancy.

7.    Architecture. The materials, architectural style and pitch of primary and secondary roofs shall match those found on the primary structure.

J.    Architectural Requirements.

1.    Front Porches. Front porches shall be provided on all dwelling units, or as otherwise approved by the planning commission through specific design review. Porches shall be an unenclosed, roofed structure attached to the dwelling structure. Porches shall be at least one to two feet above grade and defined by a railing, wall, columns or similar architectural features, provided accessibility requirements are met. Porches are encouraged to reflect the design of traditional porches found in older neighborhoods. Railings and porch supports shall be composed of relatively substantial members, preferably wood, metal and/or masonry or other materials that complement the design. Porches may encroach eight feet into the front yard setback and two feet into the side yard setback.

2.    Garages. Garages must be side or rear-loaded and/or detached rear yard garages.

3.    Colors, Materials, Roofs, Openings.

a.    Building/Retaining Walls. No more than three materials shall be used for the primary wall surfaces on a building. Exterior finish shall be of traditional, time- and weather-tested techniques. Retaining walls shall be of materials complementary to the building’s materials.

b.    Colors. Without limiting the use of color, exterior walls shall be subdued in color and not reflective. Intense colors should be used as accent only.

c.    Roofs. All the roofs and dormer roofs of a building shall be constructed of the same material. Slopes of roofs shall be of equal pitch if a gable or hip roof is employed. All metal roofs must be of a subdued color. Painted roof shingles are prohibited.

d.    Openings. The following standards apply to openings of all structures:

i.    Entry Doors. Entry doors must face the front yard or, if located on the building side, must be placed within three feet of the front facade. Entry doors must be covered by a roof and must be a primary element of the front of the structure.

ii.    Windows. Bay windows shall have from three to five sides.

K.    City-Wide Utility Infrastructure. Each project and each structure within each project shall include infrastructure that facilitates connection to Questar Gas, Rocky Mountain Power, Comcast Cable, UTOPIA, and Qwest Communications. This requirement may be waived if any of the aforementioned utilities decline, in writing, the opportunity to install or utilize the necessary infrastructure. The director of community and economic development and authorized deputies may approve the waiver. (Ord. 8/7/2007O-10 § 1 (Exh. A) (part), 2007)

17-7-9.12.2.5 Medium and high density residential development standards.

The following development standards apply to all new single family attached, single family detached, and multi-family development in the residential land use area, with the exception of single family detached residential lots (see Section 17-7-9.12.2.4).

A.    Setbacks. New development shall comply with the following setbacks:

1.    Front. The minimum front yard setback is eighteen feet if off-street parking is to occur in the driveway. Otherwise there shall be no front yard setback except as required by the planning commission through specific design review.

a.    Exceptions. The following exceptions to front yard setbacks apply to all new development in the zone:

i.    Driveway and Sidewalks. A driveway width of up to twenty feet and a sidewalk width of up to six feet may occupy the front yard.

2.    Side. The minimum side yard setback shall be regulated by the building code. In situations where a multi-family development side yard abuts a single family residential, attached or detached development, the side yard setback shall be a minimum of fifteen feet.

3.    Rear. The minimum rear yard setback shall be regulated by the building code. In situations where a multi-family development rear yard abuts a single family residential, attached or detached development, the rear yard setback shall be a minimum of fifteen feet.

4.    Each unit shall have access to a common area of at least three hundred square feet in size for each unit adjacent to said space, or a private yard of at least three hundred square feet in size shall be provided at the rear of each structure.

B.     Height. The maximum height for the zone is ten stories. If a structure is constructed on a lot within fifty feet of a single family detached residential development, the maximum height shall not be constructed in excess of one story higher than the nearest adjacent building.

C.    Building Orientation and Scale. Residential and accessory structures shall be oriented and scaled as follows:

1.    Dwellings shall be serviced by a local street, an access road or drive, or an alley and shall not gain access from a collector or arterial street. Dwellings that front a courtyard, paseo, or common open space/recreation area are encouraged.

2.    Buildings shall be arranged and situated to relate to surrounding properties, to improve the view from and of buildings and to minimize road area.

3.    Ground floor pedestrian entrances must be oriented toward adjacent streets, plazas, courtyards, sidewalks and trails.

4.    Buildings shall be designed to minimize pedestrian and automobile conflict while providing pedestrians direct access to a sidewalk or trail.

5.    Massing should be divided into rhythmic blocks to bring the design of the unit much closer to the human scale and to create a pedestrian-friendly atmosphere.

6.    Long building rows without varying setbacks or building mass should be avoided to prevent wind tunneling and long-term shadow casting.

7.    Building planes shall incorporate varying heights, textures, shapes or colors to mitigate the visual impact buildings have on the public realm.

8.    Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

9.    The landscaped setback is the build-to line for buildings adjacent to a public right-of-way. At least fifty percent of the front elevation must be built within three feet of the build-to line.

D.    Floor and Deck Height. The following floor and deck heights apply to all structures:

1.    Main Floor. The main floor of all residential units shall be no less than two and one-half feet above finished exterior grade.

2.    Basement Floor. The basement floor of all residential units shall be no closer than four feet to finished exterior grade.

E.    Stories. All building types must be from one to ten stories.

F.    Proximity. There shall be a minimum separation of twenty feet between all habitable structures. Building separation may be reduced as follows if building code requirements are met: ten feet between one-story structures; fourteen feet between two-story structures; and eighteen feet between three-story structures.

G.    Fencing. Fencing in residential developments shall not exceed six feet in height in the rear and side yards. Fencing in a front yard is prohibited. Fencing located in the site distance triangle shall not exceed three feet in height. The fencing of private yards shall be accomplished in a manner that does not create areas of common space that are unusable, inaccessible, or hidden from other residents of the project. Barbed or razor wire is prohibited.

H.    Required Residential Open Space and Landscaping. All required landscaping shall be installed as a condition precedent to receiving a certificate of occupancy unless seasonal conditions make installation unfeasible, in which case the applicant shall provide cash security or its approved alternative for all landscaping, which landscaping shall be installed by the following May 31st.

1.    Minimum Open Space. Active, improved open space is required to meet whichever of the two following standards requires the greatest amount of open space:

a.    The applicant shall improve not less than twenty-five percent of the interior of the proposed development area as open space; or

b.    The applicant shall improve as open space not less than twice as much of the site area as is utilized for surface parking, including the parking stalls, aisles and associated hardscape but not including required parking lot landscaping or private driveways. Surface parking includes any dedicated parking spaces and associated paved areas not located in the enclosed levels of a parking structure, underneath living spaces, in a structure attached to a single family attached or detached dwelling, in a detached garage on the same parcel as a single family attached or detached dwelling, or in a driveway for a single family attached or detached dwelling.

2.    Maximum Open Space. Subsection (H)(1) of this section notwithstanding, no development shall be required to include more than forty percent open space.

3.    Minimum Landscaped Area. The applicant shall landscape twenty percent of the interior of the proposed development area. The required open space may be landscaped to comply with this requirement. Landscaped areas shall not be less than five feet wide. Building foundation landscapi