Draper City Zoning Code

CHAPTER 11

COMMERCIAL ZONES

9-11-010: PURPOSE:

See subsection 9-8-020C of this title. (Ord. 394, 8-7-2011)

9-11-020: SCOPE:

The provisions of this chapter shall apply to any real property located in a commercial zone as shown on the official zoning map. No building, structure or real property shall be used and no building or structure shall be hereafter erected, structurally or substantially altered, or enlarged except as set forth in this chapter. Such requirements shall not be construed to prohibit or limit other applicable provisions of this title, this code, or other laws. (Ord. 394, 8-7-2011)

9-11-030: USES ALLOWED:

A. Permitted And Conditional Uses: Permitted and conditional uses allowed within commercial zones shall be as set forth in section 9-11-110, table 9-11-1 of this chapter. Permitted and conditional uses are indicated by a "P" or "C", respectively, in the appropriate column. Uses not permitted are indicated by "NP". Any permitted or conditional use not shown in section 9-11-110, table 9-11-1 of this chapter shall be prohibited, unless the zoning administrator determines the use is substantially the same as a permitted or conditional use.

B. Accessory Uses: The permitted and conditional uses set forth in section 9-11-110, table 9-11-1 of this chapter shall be deemed to include accessory uses and activities that are necessarily and customarily associated with and incidental and subordinate to such uses.

1. Accessory uses shall be subject to the same regulations that apply to permitted and conditional uses in the same zone except as otherwise expressly provided in this title.

2. No accessory use, building, or structure shall be allowed on a lot or parcel unless a permitted or conditional use has been established.

3. Accessory uses in commercial zones shall include, but not be limited to, the following:

Cafeterias, dining halls and similar food service facilities when located within the main use and operated primarily for the convenience of employees, residents, clients, patients, or visitors to the main use.

Daycare facilities for the exclusive use of the employees of the business or activity constituting the primary use during normal hours of operation of the primary use. Such facilities shall not incorporate more than twenty five percent (25%) of the gross floor area of the primary use.

Dwelling units, other than mobile or manufactured homes, for security and maintenance personnel.

Garages and off street parking areas, subject to applicable standards of chapter 25, "Parking", of this title.

Recreational areas and facilities for the use of employees.

Recycling collection stations.

Refreshment stands and food and beverage sales located in uses involving public assembly.

Solar energy systems.

Swimming pools and hot tubs for the use of employees.

Temporary uses, subject to applicable standards of title 6, chapter 16, "Temporary Uses", of this code.

Trails constructed as part of or interconnected with the planned Draper City trails system. (Ord. 394, 8-7-2011; amd. Ord. 689, 6-27-2006)

9-11-040: DEVELOPMENT STANDARDS:

Development standards within commercial zones shall be as set forth in section 9-11-110, table 9-11-2 of this chapter. (Ord. 1132, 2-17-2015)

9-11-050: REGULATIONS OF GENERAL APPLICABILITY:

The use and development of real property in commercial zones shall conform to regulations of general applicability as set forth in the following chapters of this title:

A. Chapter 22, "Design Standards And Guidelines".

B. Chapter 23, "Landscaping And Screening".

C. Chapter 24, "Natural Resources Inventory".

D. Chapter 25, "Parking".

E. Chapter 26, "Signs".

F. Chapter 27, "Supplementary Development Standards". (Ord. 394, 8-7-2011)

9-11-060: REGULATIONS FOR SPECIFIC USES:

To the extent that use and development of real property includes any matter encompassed by a regulation for a specific use as set forth in article 6, chapters 30 through 41 of this title, such regulation shall apply in addition to the requirements of this chapter and shall prevail over any conflicting provision of this chapter. (Ord. 394, 8-7-2011)

9-11-070: SPECIAL REGULATIONS:

A. Increased Height Limits: The Planning Commission may approved increases in height in the TC zone per the standards of subsection 9-11-090(D)(2)(a). The zoning administrator may approve other increases in height above the height limitations in section 9-11-110, table 9-11-2 of this chapter for integral architectural features of buildings such as towers, spires, chimneys, and clocks in accordance with the standards listed in subsection 9-27-120(B). Additional Height is not allowed in the CN zone. (Ord. 1132, 2-17-2015; amd. Ord. 1408, 10-15-2019; Ord. 1535, 5-3-2022)

9-11-080: (O-R) OFFICE/RESIDENTIAL:

A. Purpose: A district composed of certain land and structures used primarily to provide administrative, clerical, and professional offices, of a residential scale and character, to serve nearby residential and commercial areas, as well as the city as a whole. These uses are characterized by low volume, direct daily customer contact. This district also provides for accessory medium-high density residential (0 to 12 du/ac). This district is designed to be a transitional zone, and should be used to buffer low density residential uses from more intense land uses, districts, and heavily traveled transportation routes. The property development standards, while strict in order to protect adjacent low density residential uses, are designed to be flexible enough to allow experimentation in office and housing design, and to allow housing constructed within this district to incorporate its own protection from more intense adjacent uses.

B. Scope: The provisions of this chapter shall apply to any real property located in an office residential zone as shown on the official zoning map. No building, structure or real property shall be used and no building or structure shall be erected, structurally or substantially altered, or enlarged except as set forth in this chapter. Such requirements shall not be construed to prohibit or limit other applicable provisions of this title, this code, or other laws.

C. Use Regulations:

1. Permitted Uses: Buildings, structures, or premises shall be used and buildings and structures shall hereafter be erected, altered or enlarged only for the following uses shown in section 9-11-110, table 9-11-1 of this chapter:

2. Residential uses shall be subordinate and secondary to commercial uses and shall not occupy more than forty nine percent (49%) of the total site square footage.

D. Development Standards: The following property development standards shall apply to all land and building in the O-R district:

1. Open Space Requirements:

a. Land uses that are density based (residential) shall provide a minimum of thirty percent (30%) of the net lot area in open space.

b. Land uses that are not density based shall provide a minimum of twenty percent (20%) of the net lot area in open space.

c. Open space required by subsections D1a and D1b of this section shall be provided in the following proportions:

(1) A minimum of ten percent (10%) of the net lot area shall be provided as frontage open space to provide a setting for the building, visual continuity within the community, and a variety of spaces in the streetscape, except that the frontage open space shall not be required to exceed fifty (50) square feet per one foot (1') of public street frontage excluding drives. Exception: Where a lot has two (2) or more street frontages, there shall be no less than twenty (20) square feet of open space per one foot (1') of street frontage for one street and no less than ten (10) square feet of open space per one foot (1') of street frontage excluding drives for other street(s).

(2) A private outdoor living space shall be provided adjoining each dwelling unit equal to a minimum of ten percent (10%) of the gross size of the dwelling unit, except that dwelling units above the first story shall provide such space equal to a minimum of five percent (5%) of the gross size of the dwelling unit.

(3) The remainder of the required open space shall be provided in common open space.

2. Minimum Property Size: No office-residential zoning shall be established on any parcel less than ten thousand (10,000) square feet.

3. Building Height: No building shall exceed twenty four feet (24') in height.

4. Density: The minimum gross land area per dwelling unit shall be three thousand five hundred (3,500) square feet.

5. Building Setback:

a. Wherever an O-R development abuts an A5, A2, RA1, RA2, R3, RH, RM1 or RM2 district, a yard of not less than fifteen feet (15') shall be maintained, except that accessory buildings for purposes of storage or carports may be constructed to within twenty feet (20') of the adjacent district boundary line.

b. Wherever an O-R development abuts any district other than A5, A2, RA1, RA2, R3, RH, RM1 or RM2, a building may be constructed on the property line. However, if any yard is to be maintained, it shall be not less than ten feet (10') in depth. Larger yards may be required by the city council if the existing or future development of the area around the site warrants such larger yards.

c. Where parking occurs between a building and the street, a yard of twenty five feet (25') in depth shall be maintained. This depth may be decreased to a minimum of fifteen feet (15') if the city council feels the existing or future development of the area around the site warrants such action.

6. Distance Between Buildings:

a. There shall not be less than ten feet (10') between an accessory building and a main building or between two (2) main buildings, except that an accessory building with two (2) or more open sides, one of which is adjacent to the main building, may be built to within six feet (6') of the main building.

7. Walls, Fences And Required Screening:

a. Walls, fences and hedges not to exceed eight feet (8') in height shall be permitted on the property line of within the required yard areas, except within the required frontage open space, within which they may not exceed three feet (3') in height.

b. All parking areas shall be screened from view from all public streets.

c. All mechanical structures and appurtenances shall be screened.

d. All storage and refuse areas shall be screened.

8. Access: All lots shall have frontage on and have vehicular access from a dedicated street, unless a secondary means of permanent vehicle access has been approved by the City Council.

E. Off Street Parking: The provisions of chapter 25 of this title shall apply.

F. Signs: The provisions of chapter 26 of this title shall apply.

(Ord. 512, 1-28-2003; amd. Ord. 1408, 10-15-2019)

9-11-095: (CBU) COMMERCIAL BUFFER ZONE:

A. Scope: The provisions of this section shall apply to any real property located within the Commercial Buffer Zone, as shown on the official zoning map of Draper City.

B. Use Regulations: See permitted and conditional uses allowed in commercial zones, section 9-11-110, table 9-11-1 of this chapter.

C. Standards: In addition to the development standards found in section 9-11-110 and table 9-11-2, the following shall apply to all land and buildings in the Commercial Buffer Zone:

1. Off Street Parking: Parking requirements shall be as described in chapter 25 of this title. The following standards shall also apply:

a. Excepting corner lots, no parking shall be permitted between the front building facade and a public right-of-way. All parking shall be contained to the side and/or rear of the property that is not adjacent to a public right-of-way.

b. For corner lots, parking located on a public right-of-way side of any building shall be screened from view from adjacent public right-of- way with landscaping or screen walls. All plantings shall conform to the standards in section 9-27-080 of this title.

2. Site Access and Cross Access: Cross access shall be provided between all adjacent commercial properties on classified roads. Cross access is recommended for all commercial developments on non-classified streets.

3. Lighting: On site lighting shall conform to the provisions of chapter 20 of this title.

4. Service Elements: All service elements, such as dumpsters and building mechanical equipment, shall be screened through the use of landscaping (see section 9-23-120) or incorporation into the building architecture (refer to figure 7 in section 9-11-090).

a. All enclosures for such features shall be constructed of the same exterior materials and of similar architecture as the building.

b. All such equipment shall be located a minimum of twenty feet (20') from any residential property line and shall not be visible from any roadway.

c. All ground utility equipment shall be screened through the use of landscaping or fencing as per section 9-23-120 which provides a visual barrier without prohibiting or restricting access to the utility equipment.

5. Landscaping: Except as specified below, the landscape standards in chapter 23 of this title shall apply in the Commercial Buffer Zone.

a. Front Setback: Areas between building facades and the abutting right-of-way property line shall be landscaped. Such landscaped areas may include outdoor seating.

b. Materials And Plantings: All setback areas shall be landscaped. Newly installed landscaping shall include trees at a ratio of at least one tree per four hundred (400) square feet of landscape area.

c. Site Landscaping: All sites shall maintain a minimum of twenty percent (20%) total site landscaping. The Planning Commission may approve an adjustment in the total site percentage of required site landscaping to not less than fifteen percent (15%) if the project provides for:

(1) Natural open space area with benches/viewing areas and/or trails; or

(2) Courtyard with benches; or

(3) Picnic benches with shade structures.

Findings for landscaping deviations are the same as those found in chapter 23 of this title.

d. Parking Area Landscaping: All parking areas shall maintain a minimum of seven percent (7%) landscaping. The parking area shall be considered that area of a site containing parking stalls, vehicle travel lanes and pedestrian pathways. The parking area shall not be considered to include vehicular access ways connecting the right-of-way to the parking area or that area beyond the outermost curbing or hard surfacing of the parking area. Parking area landscaping should be designed to provide a visual and physical break in the bulk and expansiveness of the parking area while providing shaded areas.

e. Landscaping Variety: All landscaping is encouraged to be water efficient and of appropriate species according to the terms of this code, the Draper City Street Tree Guide and all other applicable provisions.

6. Fencing: Fences, walls, and other separation devices which separate properties shall be required in the Commercial Buffer Zone when a property to be developed is adjacent to a residential use or zone and shares a rear or side property line.

a. Fences and hedges shall not exceed three feet (3') in height in the front building setback for the purpose of separating an outdoor seating area from the sidewalk or pedestrian pathways. All fencing materials shall be complementary and match the design of the building. Prohibited fencing materials are chain link and vinyl fencing.

b. Upgraded decorative masonry fencing shall be provided along a rear or side property line to separate commercial and residential uses. The height required is six feet (6').

c. All fencing shall conform to the standards in section 9-27-080 of this title.

7. Signs: Signage shall comply with the provisions of chapter 26 of this title.

8. Additional Building Requirements: Except as specified below, the standards in chapter 9-22 of this title shall apply to the Commercial Buffer Zone.

a. Building Height: No new building or addition to an existing building constructed within the Commercial Buffer Zone shall exceed a maximum height of thirty feet (30'), including all parapets and mechanical equipment screening.

b. Horizontal Variation: No building facade shall be more than fifty feet (50') in horizontal length without a visual break. This shall be achieved by a change in building material, building projections or relief measuring at least three feet (3') in width and depth.

c. Building Spacing. No combination of buildings shall extend along a combined front facade for more than one hundred feet (100') without a separation in the buildings of at least fifteen feet (15') in width. Such breaks shall be improved for use as pathways for pedestrian and/or vehicular access to parking areas or the rear of the site.

d. Vertical Variation: Buildings in excess of one (1) story in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories. This shall be accomplished by a mid-facade cornice or trim, a change in material, style, or color, a facade stepback or roof pitch with dormer windows.

e. Building Orientation: Buildings within the Commercial Buffer Zone shall have at least one (1) functioning front entrance for the general public oriented to a public right-of-way.

f. Architectural Guidelines: The properties shown on figure 1 below shall comply with the Town Center Design Guidelines applicable to commercial projects. Any site not shown shall comply with chapter 9-22.

Figure 1

g. Building Materials: New buildings within the Commercial Buffer Zone that are not identified in figure 1 above shall comply with the commercial design standards found in chapter 9-22 of this title.

h. Four (4) Sided Architecture: The design of a building shall be considered on all sides of the building with each facade being required to meet the standards of this section.

D. Redevelopment Provisions:

1. Reuse Of Buildings: The Planning Commission can approve a deviation to the standards within this chapter in order to allow for the reuse of existing buildings subject to the findings listed in this subsection.

a. The physical shape of the site does not allow full compliance with the terms of this section and the project has been designed to meet the standards of this section to the greatest extent possible;

b. The development meets the intent of the general plan and the terms of this section;

c. The development fits with surrounding development; and

d. Adequate provisions have been made to improve the site beyond the minimum standards of this section.

E. Historic Preservation Commission Review: Prior to Planning Commission considering a development application under the terms of this section, the Historic Preservation Commission shall review any proposal for a property listed on the national, state or local historic register and make any recommendations as needed as part of the development application process. (Ord. 1447, 8-4-2020)

9-11-100: (DC) DESTINATION COMMERCIAL:

A. Purpose: This district is composed of certain land with excellent transportation access to major highways and proximity to both Salt Lake and Utah Counties. The area is characterized by large parcels, but the allowed uses are limited to general retail, restaurant, lodging, office, service uses, and recreation and entertainment, indoor. The intent is to create a vibrant center of activity to complement the other regional retailers near this interchange.

B. Scope: The provisions of this chapter shall apply to any real property located in the Destination Commercial Zone, as shown on the official zoning map of Draper City.

C. Use Regulations: See permitted and conditional uses allowed in commercial zones, section 9-11-110, table 9-11-1 of this chapter.

D. Development Standards: The use and development of real property in the Destination Commercial Zone shall conform to regulations of general applicability as set forth in section 9-11-050 of this chapter. In addition to these general requirements, projects within this zone will be required to achieve design excellence in conformance with the objectives of this unique district as described in the general plan, land use category no. 27. The site plan shall demonstrate:

1. Accentuated entrances to buildings.

2. Awnings over sidewalks where applicable.

3. Landscape walls, berms or hedges to screen parking lots.

4. Landscape and pedestrian scale lighting.

5. Landscape aisles every three (3) full rows of parking to prevent cross circulation.

6. Safe pedestrian walkways through the project.

7. Cohesive sign program.

8. Permanence by the use of quality building materials, such as masonry.

E. Off Street Parking: See parking requirements described in chapter 25 of this title.

F. Signs: See sign regulations described in chapter 26 of this title.

G. Lighting: See lighting requirements described in chapter 20 of this title. (Ord. 698, 8-1-2006)

9-11-105: (MARF) MAJOR FREEWAY ARTERIAL FRONTAGE ROAD

A. Purpose: The Major Freeway Arterial Frontage zone contains approximately 6.55 acres, based the legal description outlined in Exhibit A and is located at approximately 14875 South Minuteman Drive bordered by Minuteman Drive and Marion Vista. Railroad lines abut the property on the south. The size, unusual shape and unique location of the property allows for a master planned project with a potential for office, commercial, multiple-family dwellings, and other uses. The property has immediate proximity to major transportation corridors such as Interstate-15 Frontage Road (Minuteman Drive) and almost direct access to I-15 at the 14600 South interchange. The property has a distinct topography and exposure to freeway traffic and is located away from single-family residential neighborhoods. The site is located near the Silicon Slopes and the Point of the Mountain Trail. Currently existing higher intensity land uses such as the gravel mining and processing operations are located in the area.

B. Development Standards: The development standards of the Major Freeway Arterial Frontage zone will guide the design of the buildings, landscaping, parking, lighting, and signage located within the zone boundary. The concept plans included herein as exhibits (Exhibits B, C and D) show examples of various uses for illustrative purposes only and shall not be interpreted as binding upon the final development. Unless otherwise noted the development shall be in accordance with the development standards listed herein.

1. Non Multi-Family Dwelling Uses: Unless otherwise noted the following standards shall apply to all non multi-family dwelling buildings.

a. Buildings shall be at least fifty feet (50') in height including any mechanical penthouse. The maximum height shall be one hundred feet (100') including all building stories, podiums and mechanical equipment.

b. All building facades, meaning all sides of a building, shall have the same character each utilizing the same materials, colors, features, forms, and design elements appropriate to the scale of the various building sizes and depths. The multiple sides of any building will not be required to be exactly the same design but each façade shall have at least three (3) design features with at least one primary material.

c. The exact elements will be as deemed appropriate to the scale and other aspects of the various building sizes and depths by the architect for the applicant subject to approval by an Architectural Review Board (ARB) as defined as subsection H below.

d. Building primary materials shall consist of granite, metal, composite metal panel, glazing, stone, exterior insulation and finish systems (EFIS), concrete, glass fiber reinforced concrete (GFRC), tile, brick, or cement fiber board.

e. Buildings, except for hotels, shall have a minimum of forty percent (40%) high efficiency glazing.

f. All mechanical equipment shall be fully screened from view, either by enclosure, parapet wall or line of sight. Mechanical equipment on the roof shall be no taller than ten feet (10') and shall be included with the maximum height allowed.

g. Dumpsters shall be enclosed within an enclosure designed and made of materials similar or complimentary to the primary buildings.

h. The following setbacks shall apply:

(1) Front, rear and side yards: ten feet (10')

i. All non multi-family dwelling uses or projects shall be required to prepare a traffic impact study. This traffic impact study will be paid for by the developer and any recommendations of the traffic impact study shall be the responsibility of the developer.

2. Office warehouse:

a. All buildings shall be articulated with use appropriate scale, form, materials, and colors.

b. All building facades shall have the same character each utilizing the same materials, colors, features, forms and design elements appropriate to the scale of the various building sizes and depths.

d. Building primary materials shall consist of concrete, with some accent materials of metal, stone, exterior insulation and finish systems (EFIS), glass fiber reinforced concrete (GFRC), tile, brick, or cement fiber board.

e. No building shall be taller than fifty feet (50') including mechanical equipment.

g. Dumpsters shall be enclosed within an enclosure designed and made of materials similar or complimentary to the primary buildings.

h. The following setbacks shall apply:

(1) Front, rear and side yards: ten feet (10').

3. Retail:

a. Retail buildings that are required to have a corporate design may utilize that design with additional design elements that may be required by the ARB for the development. All corporate designed buildings shall have ARB approval before submittal of a site plan application to Draper City.

b. Other retail buildings shall have similar character to those built within the development using similar materials, colors, features, forms and design elements. The exact elements will be as deemed appropriate to the scale and other aspects of the various building sizes and depths by the architect for the applicant as approved by the ARB for the development.

c. The multiple sides of any building are not required to be exactly the same but each façade shall have at least two (2) design features such as different colors, articulations, heights, building materials (more than one primary building material), or architectural treatments.

d. Building primary materials shall consist of granite, metal, composite metal panel, stone, exterior insulation and finish systems (EFIS), concrete, glass fiber reinforced concrete (GFRC), concrete, tile, brick or cement fiber board.

e. No building shall be taller than fifty feet (50') including mechanical equipment.

g. Dumpsters shall be enclosed within an enclosure designed and made of materials similar or complimentary to the primary buildings.

h. The following setbacks shall apply:

(1) Front, side and rear yards: ten feet (10').

4. Hotel:

a. The maximum height shall be one hundred feet (100') including all building stories, podiums and mechanical equipment.

b. Hotel buildings that are required to have a corporate consistent design may utilize that design with additional design elements that may be required by the ARB for the development. All corporate designed buildings shall have ARB approval before submittal of a site plan application to Draper City.

c. Other hotel buildings shall have similar character with each using similar materials, colors, features, forms and design elements. The exact elements will be as deemed appropriate to the scale and other aspects of the various building sizes and depths by the architect for the applicant as approved by the ARB for the development.

d. The multiple sides of any building are not be required to be exactly the same but each façade shall have at least three (3) design features such as different colors, articulations, heights, building materials (including more than one primary material) or architectural treatments.

e. Building primary materials shall consist of granite, metal, composite metal panel, stone, exterior insulation and finish systems (EFIS), concrete, glass fiber reinforced concrete (GFRC), concrete, , tile, brick or cement fiber board .

g. Dumpsters shall be enclosed within an enclosure designed and made of materials similar or complimentary to the primary buildings.

h. The following setbacks shall apply:

(1) Front, rear and side yards: ten feet (10').

5. Multiple-Family Dwelling Uses:

a. No more than sixty percent (60%) of the square footage of the property described in Exhibit A shall be used for the multi-family dwelling uses, including building footprints, landscaping, open space, amenities, setbacks and parking. The remaining portion of the property shall be used for non multi-family dwelling uses permitted in this zone.

b. The maximum height shall be one hundred feet (100') including all building stories, podiums and mechanical equipment.

c. Each separate building will be connected by walkways. The buildings will share use of any outdoor common areas.

d. Building setbacks from property lines are as follows:

(1) Front, side and rear yards shall be ten feet (10') from property lines.

(2) Parking shall be allowed in setback areas.

e. Residential project areas shall install sidewalks on at least one side of all private streets. Sidewalks shall be a width of no less than five feet (5').

f. All projects shall include a variety of bedroom unit sizes.

g. The front facade of multiple-family dwelling structures shall have visual relief through an array of architectural features and varied individual unit setbacks.

h. Articulation such as balconies, porches, wall projections, and fenestration shall be used to break up the visual massing of building facades.

i. All multiple-family dwellings projects shall include a variety of building colors and materials.

j. Color utilization shall be sensitive to the existing development within the city and the natural landscape in which the project is situated.

(1) Primary color shall be excluded from color utilization.

k. Multiple-family dwelling project proposals shall submit a sample board containing examples of all exterior surfacing materials and colors, including roofing material and color. The exact elements will be as deemed appropriate to the scale and other aspects of the various building sizes and depths by the architect for the applicant as approved by the ARB for the development.

l. Multiple-family dwelling structures shall incorporate variations of the following architectural elements:

(1) Rooflines,

(2) Window frames,

(3) Window types,

(4) Porches,

(5) Balconies,

(6) Patios,

(7) Projections,

(8) Recesses, and

(9) Entries.

m. All sides of multiple-family dwelling structures shall have framed windows.

n. All facades of a building shall match the architectural detailing of the front facade.

o. Building materials for multiple-family dwelling structures shall consist of at least fifty percent (50%) brick, stone, or synthetic stone on all sides of the structure on the main level.

p. The brick, stone, or synthetic stone may be clustered or accumulated on the most publicly visible sides of the structure. This exception is dependent on compliance with the following standards:

(1) Shared entrances for multiple-family dwelling structures shall be centrally located, accentuated with architectural detailing, and well lit.

(2) Utility and mechanical equipment extending from multiple-family dwelling structures shall be clustered and screened by compatible architectural materials or appropriate vegetation.

q. Projects shall have a strong relationship to the public environment that will enhance the safety and efficiency of the project while improving the character of the neighborhood.

r. Structures shall front onto a right of way (public or private) that is accessible to emergency vehicles.

s. Projects with frontage on a public street shall orient units toward the public street.

t. Projects shall have an active street frontage on all public streets. The creation of a second frontage road or courtyard area on the street frontage, in which units may be oriented toward, can also be an acceptable option for projects located on collector roads.

u. Carports shall be prohibited.

v. Fencing, if any, shall consist of quality design and material as approved by the ARB for the project.

w. Required visitor parking shall be provided in areas of common ownership, marked on he surface as "Visitor", evenly distributed throughout the multiple-family dwelling project, and easily accessible to visitors.

x. All multi-family dwelling uses or projects shall be required to prepare a traffic impact study. This traffic impact study will be paid for by the developer and any recommendations of the traffic impact study shall be the responsibility of the developer.

y. Private streets within multiple-family dwelling projects emulate public street standard elements including providing for: on street parallel parking; high back curb and gutter; and, park strips with street trees and cutback parking.

z. Pedestrian pathways shall be provided between access points, entryways, public gathering nodes, and parking areas. Pedestrian access points should be installed between the project and the external neighborhood.

aa. Unless noted herein all multiple-family dwelling projects shall submit a lighting plan that illustrates lighting accommodation for automobile and pedestrian networks in accordance with chapter 20, "Outdoor Lighting", of this title.

bb. Unless noted herein all multiple-family dwelling projects shall submit a landscaping plan in accordance with chapter 23, "Landscaping and Screening", of this title.

cc. Open Space: No less than fifteen percent (15%) of the project area shall be designated for open space uses. Rooftop, mezzanine and common raised courtyard open space that is open to all residents may be allowed as part a project. Open space may either be in the form of urban hardscapes, or landscaped softscapes or a mixture of the two as specified below:

(1) Open space areas and amenities shall be available to everyone residing within the boundaries of a development.

(2) Open space and amenities may include pathways and outdoor amenities and public right of way sidewalks.

(3) Open space excludes private balconies, decks, patio areas, vehicle parking, streets.

(4) Open space and amenities should be distributed throughout the project.

(5) Open space and amenities will include the slope areas of the project.

dd. All mechanical equipment shall be fully screened from view, either by enclosure, parapet wall or line of sight. Mechanical equipment on the roof shall be no taller than ten feet (10') and shall be included with the maximum height allowed.

ee. Dumpsters shall be enclosed within an enclosure designed and made of materials similar or complimentary to the primary buildings.

6. Multiple-Family Dwelling Amenities:

a. Projects with fifty (50) multiple-family dwelling units or fewer shall include a minimum of three (3) amenities.

b. Projects with fifty-one (51) multiple-family dwelling units or more shall include a minimum of six (6) amenities.

c. Projects with fifty-one (51) or more multiple-family dwelling units shall also include a minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) gross square feet in gathering space and a minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space.

d. Multiple-family dwelling amenities may include the following:

(1) Pet friendly amenities including dog-park or washing station,

(2) Lap pool or lounge pool,

(3) Bike racks or bike storage,

(4) Storage areas,

(5) Tot lot/play structure,

(6) Community garden,

(7) Courtyards with benches,

(8) Barbecue area,

(9) Outdoor fireplace/pit,

(10) Spa with decking,

(11) Dedicated co-working area or conference room,

(12) Game room or lounge area,

(13) Electric vehicle charging station,

(14) Gym or workout facility, or

(15) Other active or passive recreational areas that meet the intent of this guideline.

C. Landscape Standards: The overall project will be landscaped with sensitivity to its environment. A consistent palette of drought tolerant tree types, plant materials, and ground covers will be incorporated throughout in relation to the architecture to create a strong and consistent sense of place and identity. The tree and plant palette will be submitted in conjunction with specific site plan approval application. The landscape design shall comply with the following standards:

1. The landscaping shall define and enhance primary public entrances with entry monuments.

2. Ornamental landscaping shall be strategically designed to provide intimate outdoor spaces for public amenities and at pedestrian pathways and entrances.

3. The landscape shall promote water conservation by the use of water wise, drip irrigation, and drought tolerant plant types.

4. Tree palette shall be a combination of deciduous and non-deciduous trees and shade and ornamental trees.

5. The initial tree size shall have a minimum two-inch (2") caliper and be minimum six feet (6') high.

6. The minimum landscape percentage for any office use shall be fifteen percent (15%) inclusive of all phases.

7. Landscaping berms measuring two feet (2') in height will be used around the perimeter of any office use to help minimize the visual impact of the parking field.

8. The minimum landscape percentage for commercial and retail parking lots shall be seven percent (7%).

9. All multi-family dwelling projects shall have at least ten percent (10%) of landscaping.

10. All non-residential projects shall have at least fifteen percent (15%) of landscaping.

11. If, at the time of approval of site plan as specified in Section G, below, a perpetual easement in a form acceptable to the City Attorney has been acquired for landscaping from an adjacent property owner that is contiguous to the project landscaping then the landscaping on that perpetual easement shall be credited to the landscaping required for the project.

12. Detention basins shall be landscaped pursuant to applicable provisions of the City Code and the landscaping shall be maintained by the owner.

13. Drought tolerant landscaping is required throughout the development.

14. Any landscape standard not addressed in this section shall comply with the provisions of chapter 23, "Landscaping and Screening", of this title.

15. A five foot (5') tree strip shall be provided along Minuteman Drive and Marion Vista Drive. A street tree plan shall be submitted with each site plan application to ensure compliance.

D. Parking Design:

1. Parking: Commercial, office, retail, hotel. Parking for any commercial, office and retail shall comply with applicable provisions of chapter 25, "Parking", of this title except as outlined below.

2. Parking Requirements: Parking requirement for each residential area shall be within the range of one and one-half (1½) to two (2) per unit. One guest parking stall per five (5) residential units shall be provided for guests.

3. Hotel parking will be parked at a minimum of one (1) stall per room.

4. Parking and parking structures for any uses will be configured to reduce the appearance of large parking expanses.

5. Parking diamonds will also be allowed in all parking areas and shall be credited towards any required landscaping. At least one (1) tree shall be planted in each parking diamond.

6. Parking structures for multi-family dwelling uses may be incorporated into the multi-family dwelling buildings.

7. Any stand-alone parking structures shall be designed with in context with the primary structures and shall have ARB approval before submittal of a site plan application to Draper City.

8. Multiple family dwelling uses may share up to twenty percent (20%) of the required parking with the non multi-family residential uses in accordance with Figure 1 below. The Zoning Administrator may approve shared parking subject to a parking study that conforms with the requirements of Section 9-25-090(C)(1) and subject to the findings listed in 9-25-050(D).

Figure 1

	Weekdays			Weekends
	Midnight – 7:00 a.m.	7:00 a.m. – 6:00 p.m.	6:00 p.m. – Midnight	Midnight – 7:00 a.m.	7:00 a.m. – 6:00 p.m.	6:00 p.m. – Midnight
Hotel	100%	65%	90%	100%	65%	80%
Office and industrial	5%	100%	5%	0%	60%	10%
Residential	100%	55%	85%	100%	65%	75%
Restaurant	50%	70%	100%	45%	70%	100%
Retail	0	100	80	0	100	60

E. Lighting Design:

1. Parking lot lighting in commercial areas shall provide adequate illumination at a minimum 0.5 (1/2) foot-candle and maximum of four (4) foot-candles with 0.2 foot-candles at the property lines.

2. Parking lot lighting shall utilize cutoff type fixtures.

3. Parking lot lighting shall not be taller than thirty feet (30').

4. The "main corridor" will have decorative black streetlights. Spacing to be no more than three hundred feet (300') on center.

5. Any lighting standard not addressed in this section shall comply with the provision of chapter 20, "Outdoor Lighting", of this title.

F. Signage: All signage shall comply with applicable provisions of chapter 26, "Signs", of this title.

G. Procedures/Applicability Of Other Code Provisions:

1. The City specifically finds all policy and legislative type considerations required to be made for the approval of this section have been considered and made in the process of adopting this section. The administrative consideration of the implementation of this section is specifically delegated as specified herein.

2. Approval of this Major Freeway Arterial Frontage zone and accompanying exhibits shall constitute conceptual site plan approval in accordance with the city code for those potential uses that have conceptual site plans approved with this article. Engineering requirements shall still be subject to review at final site plan.

a. Site plan approval for any future development of office, hotel or residential uses and building shall be approved administratively by the Zoning Administrator upon finding substantial compliance with the terms of this Major Freeway Arterial Frontage zone.

(1) The first site plan submitted to Draper City for the MARF zone shall show the delineation of the maximum multi-family dwelling uses acreage and shared parking, as outlined in Section 9-11-105(B)(5)(a) above, in order to clarify the location and amount of multi-family dwelling uses permitted on the site described in Exhibit A.

(2) Any subdivision submitted for the site described in Exhibit A shall reflect the delineation of uses as outlined in subsection A above.

(3) If the applicant disagrees with the Zoning Administrator's decision the applicant has the right to have their site plan reviewed by the Planning Commission.

b. The Planning Commission shall be the land use authority for approving site plans for any uses in the Major Freeway Arterial Frontage zone other than office, hotel or multi-family dwelling residential uses and buildings. Except provided otherwise herein, all other permits shall be processed in accordance with the Draper City requirements, ordinances and procedures. The images and renderings in this article are conceptual and may be changed.

3. If any development provisions are not addressed in this chapter than the applicable provisions of the zoning ordinance shall govern the development.

4. The project shall comply with the applicable Utah Department of Transportation (UDOT) standards for roads and the developer will pay their fair share of all improvements required by a road study.

H. An Architectural Control Board (ARB) shall be created by the developer of any project in the MARF and shall have the opportunity to review all development proposals for compliance with the requirements of this Chapter and any applicable development standards and design guidelines prior to submission of those proposals to the City for review. The ARB shall provide to the City a written report of all applications reviewed for which application will be made to the City. Reports for proposed site plan applications shall address all of the review criteria listed in this Chapter.

I. Exhibits:

EXHIBIT A

LEGAL DESCRIPTION OF PROPERTY

THE FOLLOWING PARCELS OF LAND LOCATED WITHIN DRAPER CITY, SALT LAKE COUNTY, UTAH, OBTAINED FROM THE SALT LAKE COUNTY RECORDER'S OFFICE.

TAX ID NOS. 33-12-400-037-1001 & 33-12-400-037-1002

BEG S 89°25'58" E 113.32 FT & N 88.86 FT FR S 1/4 COR SEC 12, T4S, R1W, SLM; NW'LY ALG 970.95 FT RADIUS CURVE TO R 260.33 FT (CHD N 60°56'36" W 259.55 FT); N 36°44'16" E 7.50 FT; N 53°15'44" W 15.97 FT; N 7°31'37" W 42.97 FT TO SE'LY ROW LINE OF I-15 E FRONTAGE RD; NE'LY ALG 2794.79 FT RADIUS CURVE TO R 455.56 FT (CHD N 42°52'43" E 455.06 FT); N53°33'17" E 192.16 FT M OR L; NE'LY ALG A 643.50 FT RADIUS CURVE TO L 131.91 FT (CHD N 71°44'27" E 131.68 FT); N 77°36'48" E 258.73 FT; NE'LY ALG A 756.50 FT RADIUS CURVE TO L 113.13 FT; S 42°12'26" E 83.38 FT M OR L; S 50°35'53" W 223.52 FT M OR L; SW'LY ALG 5829.65 FT RADIUS CURVE TO L 782.38 FT (CHD S 46°45'40" W 781.79 FT); S 42°34' W 33.46 FT TO BEG. 6.50 AC M OR L.

THE FOLLOWING DESCRIPTION IS AN OVERALL DESCRIPTION OF THE PROPOSED MAFR ZONE.

BEGINNING AT A POINT AT THE INTERSECTION OF THE NORTHERLY RIGHT OF WAY LINE OF MARION VISTA DRIVE AND THE NORTHWESTERLY RIGHT-OF-WAY LINE OF THE UTA RAILWAY CORRIDOR, SAID POINT BEING SOUTH 89 °25' 58" EAST, ALONG THE SECTION LINE, 113.32 FEET AND NORTH 88.86 FEET FROM THE SOUTH QUARTER CORNER OF SECTION 12, TOWNSHIP 4 SOUTH, RANGE 1 WEST, SALT LAKE BASE AND MERIDIAN AND RUNNING THENCE ALONG THE RIGHT OF WAY LINE OF SAID MARION VISTA DRIVE THE FOLLOWING FOUR (4) COURSES: 1) 260.33 FEET ALONG THE ARC OF A 970.95 FOOT RADIUS CURVE TO THE RIGHT (CHORD BEARS NORTH 60°56'36" WEST 259.55 FEET); 2) NORTH 36°44'16" EAST 7.50 FEET; 3) NORTH 53 °15' 44" WEST 15.97 FEET;4) NORTH 07°31' 37" WEST 42.97 FEET TO THE SOUTHERLY RIGHT OF WAY LINE OF THE FRONTAGE ROAD FOR 1-15 (MINUTEMAN DRIVE); THENCE ALONG SAID SOUTHERLY RIGHT OF WAY LINE TH E FOLLOWING FIVE (5) COURSES: 1) 455.56 FEET ALONG THE ARC OF A 2794.79 FOOT RADIUS CURVE TO THE RIGHT (CHORD BEARS NORTH 42°52' 43" EAST 455.06 FEET); 2) NORTH 53 °33' 17" EAST 192.19 FEET; 3) 131.89 FEET ALONG THE ARC OF A 643.50 FOOT RADIUS CURVE TO THE RIGHT (CHORD BEARS NORTH 71°33 ' 52" EAST 131.66 FEET; 4) NORTH 77°26' 10" EAST 258.73 FEET; 5) 113.12 FEET ALONG THE ARC OF A 756.50 FOOT RADIUS CURVE TO THE LEFT (CHORD BEARS NORTH 73 °09 ' 08" EAST 113.02 FEET) TO THE EASTERLY LINE OF THE UDOT PROPERTY DESCRIBED IN ENTRY NO. 12240997 AS UDOT PARCEL 902:S; THENCE SOUTH 42°44'49" EAST 82.30 FEET TO TH E NORTHWESTE RLY RIGHT-OF-WAY LINE OF THE UTA RAILWAY CORRIDOR, THENCE RUNNING ALONG SAID NORTHWESTERLY RIGHT-OF-WAY LINE THE FOLLOWING THREE (3) COURSES: 1) SOUTH 50°35 ' 53" WEST 223.52 FEET; 2) 782.38 FEET ALONG THE ARC OF A 5829.65 FOOT RADIUS CURVE TO THE LEFT (CHORD BEARS SOUTH 46°45' 40" WEST 781.79 FEET); 3) SOUTH 42°34 '00" WEST 33.46 FEET TO SAID INTERSECTION OF MARION ROAD AND THE UTA CORRIDOR AND THE POINT OF BEGINNING.

CONTAINS 283,254 SF OR 6.503 ACRES, MORE OR LESS

EXHIBIT B

CONCEPT PLAN FOR OFFICE BUILDINGS

EXHIBIT C

CONCEPT PLANS FOR HOTEL BUILDINGS

EXHIBIT D

CONCEPT PLAN FOR MULTI-FAMILY BUILDINGS

(Ord. 1399, 8-27-2019; amd. Ord. 1704, 2-17-2026)

9-11-110: USE AND DEVELOPMENT STANDARDS TABLES:

TABLE 9-11-1
PERMITTED AND CONDITIONAL USES ALLOWED IN COMMERCIAL ZONES
(Except CSD Zones)

Uses

Zones

CBP

CO1

CO2

O-R

MARF

CBU

Residential uses:

Assisted living facility

Dwelling, multiple- family

Dwelling, single- family

Home occupations

See chapter 34 of this title

Residential facility for elderly persons

Residential facility for persons with a disability

Short-term rental

See chapter 43 of this title

Public and civic uses:

Auditorium, major

Auditorium, minor

Charter schools

Church or place of worship

Club or service organization

Cultural service

Government service

Higher education facility, private

Higher education facility, public

Hospital

Private school

Protective service

Public school

Public utility substation

See chapter 36 of this title

Reception center

Trade/vocational school

Utility, minor

Municipal uses:

Franchise Municipal uses

Municipal uses

Commercial uses:

Auto, truck, RV, and equipment storage

Bank or financial institution

Bar establishment4

Bed and breakfast inns

Business equipment rental and supplies

Business service

Car wash

Cashing services

Cattery

Commercial vehicle and equipment rental or sale

Commercial vehicle and equipment repair

Construction sales and service

Convenience store

Daycare, general

Funeral home

Garage, public

Gas and fuel, storage and sales

Gasoline service station

Grooming service

Hotel

Kennel

Laundry and dry cleaning, limited

Laundry service

Media service

Medical cannabis pharmacy

Medical or dental laboratory

Medical service

Motel or motor lodge

Nursery

Office, general

Office, warehouse

Parking, commercial

Personal care service

Personal instruction service

Precious metals and gems dealer

Preschool, general

Printing and photocopying, limited

Printing, general

Recreation and entertainment, indoor

Recreation and entertainment, outdoor

Recycling collection station

Repair service

Research service

Restaurant

Retail, general

Secondhand or thrift store, large, with no outside storage and no drop off of items during hours the business is closed

Secondhand or thrift store, small

Tattoo establishment

Transportation service

Vehicle rental

Vehicle repair, general

Vehicle repair, limited

Vehicle sale

Veterinary service

Warehouse, self- service storage

Wireless telecommunication facility

See chapter 41 of this title

Manufacturing uses:

Manufacturing, limited

Wholesale and warehousing, limited

Notes:

1. Subject to the provisions of section 9-11-090 of this chapter.

2. Limited to no more than 1 drive-through lane.

3. In existing historic structures only.

4. Subject to the alcohol provisions per title 6, chapter 4 of this Code.

5. Without gasoline sales.

6. Only on the corner of Bangerter Highway.

7. With no kennel services.

8. No outdoor kennels or catteries.

9. Limited to no more than 15 students.

(Ord. 1345, 9-18-2018; amd. Ord. 1394, 6-18-2019; Ord. 1419, 1-14-2020; Ord. 1418, 1-21-2020; Ord. 1438, 5-19-2020 ; Ord. 1447, 8-4-2020; Ord. 1464, 11-17-2020; Ord. 1516, 12-14-2021; Ord. 1661, 7-1-2025; Ord. 1721, 8-4-2026; Ord. 1736. 8-18-2026)

TABLE 9-11-2
DEVELOPMENT STANDARDS

Development Standard

Zones

CBP

CO1

CO2

O-R

CBU

Lot standards:

Minimum area of zone

1 acre2

5 acres

10 acres

1 acre

5 acres

10 acres

2 acres

5 acres

10,000 sq. ft.

10 acres

5 acres

1 acre

10,000 sq. ft.

Maximum lot coverage

30%

50%

60%

50%

n/a

50%

60%

50%

30%

Maximum lot depth (as a multiple of lot width at widest point)

No requirement

Minimum lot frontage

No requirement

Minimum lot width

No requirement

Building standards:

Maximum height, all buildings1

35'

45'

35'

55'

35'

45'

24'

35' 3

45'

25'

30' or 2 stories

Preengineered agricultural grade metal buildings

Not permitted

Setback standards - front yard:

Main buildings

No requirement5; see chapter 23 of this title

0 - 154

n/a

No requirement; see chapter 23 of this title

10'

Use:

Landscaped buffer adjacent to residential zones

See chapter 23 of this title

30' min.

Fencing adjacent to residential zones

No requirement; see chapter 23 of this title

Min. 8' in height

6' tall

Notes:

1. Additional height may be allowed in commercial zones pursuant to applicable subsections 9-11-070(A), 9-11-090(D)(2)(a) and 9-27-120(B). Additional height is not allowed in the CN zone.

2. If property is master planned for neighborhood commercial zoning, then zone area can be 10,000 square feet.

3. See subsection 9-11-090D2a of this chapter.

4. See subsection 9-11-090D1a(1) of this chapter.

5. There may be additional setback conditions as required in the International Building Code.

(Ord. 1345, 9-18-2018; amd. Ord. 1408, 10-15-2019; Ord. 1447, 8-4-2020; Ord. 1535, 5-3-2022)

Publisher's Note: This Section has been AMENDED by new legislation (Ord. 1736, adopted 8-18-2026). The text of the amendment will be incorporated below when the ordinance is codified.

A. Purpose: In addition to that identified in subsection 9-8-020C9 of this title, the Town Center zoning classification is intended to support primarily the preservation and adaptive reuse of existing structures, including historic buildings; the preservation of existing natural features, including trees; new development that blends in with existing conditions and enhances the traditional Town Center character; the advancement of architectural and site design standards that promote walkability and human scale; the creation and maintenance of historic Town Center identity; and support of transit opportunities.

FIGURE 1
TOWN CENTER CONCEPT

B. Scope: The provisions of this section shall apply to any real property located within the Town Center Zone, as shown on the official zoning map. No building or structure shall be erected, structurally or substantially altered, or enlarged except as set forth in this chapter. Such requirements shall not be construed to prohibit or limit other applicable provisions of this title, this Code, or other laws.

C. Use Regulations:

1. Buildings, structures, or premises shall be used and buildings and structures shall hereafter be erected, altered, or enlarged only for the uses shown in section 9-11-110, table 9-11-1 of this chapter.

2. Permitted and conditional uses within the Town Center Zone shall be as determined within section 9-11-110, table 9-11-1 of this chapter.

3. Ground floor uses shall be only those uses listed as commercial, public or civic, or Municipal uses in section 9-11-110, table 9-11-1 of this chapter. Residential uses of any type are not permitted on the ground floor. Upper stories may be use listed as permitted or conditional, subject to the applicable provisions of this title.

FIGURE 2
VERTICAL BUILDING USES

4. Existing ground level residential uses shall be considered legal nonconforming and allowed to continue in accordance with subsection E of this section.

5. Residential uses incorporated into development, as permitted, within the TC Zone shall conform to the provisions of chapter 32 of this title, except as provided for in this section.

6. Residential densities in the Town Center shall range from six (6) dwelling units per acre to twenty five (25) dwelling units per acre as outlined in this section.

FIGURE 3
DESIGNATED DENSITY AREAS

7. No more than fifty percent (50%) of a building's ground floor may be used for parking and in no case shall under structure parking be adjacent to any public or private right-of-way. Underground parking is strongly encouraged.

8. Live/work units are not a permitted use within the TC Zone. A live/work unit is defined as follows:

- Live/Work Unit: A building or space within a building used jointly for commercial and residential purposes where the residential use of the space is secondary or accessory to the primary use as a place of work.

D. Standards: The following property development standards shall apply to all land and buildings in the Town Center Zone:

1. Site Requirements:

a. Setbacks:

(1) Front Setback: New buildings shall be built with a maximum setback of fifteen feet (15') from any right-of-way, public or private. A maximum of forty percent (40%) of the building's fascia may be located more than fifteen feet (15') from the front property line in compliance with subsection E of this section. Buildings being constructed on a parcel adjacent to a parcel containing an existing building which meets the terms of the front setback requirement of this zone, shall maintain a minimum of five feet (5') difference in the setback, not to exceed fifteen feet (15') total.

(2) Side Setback: Buildings to be located on a parcel shall maintain a minimum ten foot (10') side setback requirement from an adjacent parcel containing a residential use. Buildings shall have no side setback requirement for any side yard adjacent to a parcel which is vacant or which contains a commercial use. All buildings shall be required to fully comply with the terms of the current edition of the adopted Building and Fire Codes of Draper City.

(3) Rear Setback: Buildings shall have no rear setback requirement.

(4) Corner Lots: Buildings to be located on a corner property shall maintain front setback requirements as outlined in this section from each bordering right-of-way and shall not be permitted to create a visual obstruction in relation to vehicular traffic at, approaching, or leaving the intersection.

FIGURE 4
SETBACKS

b. Parking:

(1) Parking Location: No parking shall be permitted between the building facade and the front property line. All on site parking shall be contained to the side and/or rear of the building. Parking located to the side of any building shall be buffered from view from the street by extensive plantings and landscaping with a horizontal separation from the street of at least ten feet (10') from the property line or the depth of the building setback, whichever is greater.

(2) Parking Requirements: Parking shall be provided for all sites as outlined in chapter 25 of this title.

(3) Shared Parking: The following program is provided to permit reduced parking requirements in the locations and situations outlined herein where the basic parking requirements of this title would be excessive or detrimental to goals and policies of the City relating to mass transit and other alternative modes of transportation. This program to reduce parking requirements may be applied individually or jointly to properties and developments. A record of such reductions and the justification for their application shall be maintained in the Community Development Department's project file.

(A) Application: The Planning Commission may authorize a reduction in the total number of required parking spaces for two (2) or more uses jointly providing on site parking subject to the following criteria:

(i) The respective hours of operation of the uses do not overlap, as demonstrated by the application on table 9-14-1, "Schedule Of Shared Parking Calculations", of this section. If one or all of the land uses proposing to use joint parking facilities do not conform to one of the general land use classifications, the applicant shall submit sufficient data to indicate that there is not substantial conflict in the principal operating hours of the uses. Such data may include information from a professional publication, such as those published by the Institute of Transportation Engineers (ITE), the Urban Land Institute (ULI), or by a professionally prepared parking study.

(ii) A parking plan shall be submitted for approval which shall show the layout of proposed parking based on Draper City commercial site plan standards.

(B) Calculation: Calculate the number of spaces required for each use if it were freestanding (with no application of this program). Applying the applicable general land use category to each proposed use, use the percentages to calculate the number of spaces required for each time period, six (6) time periods per use. Add the number of spaces required for all applicable land uses to obtain a total parking requirement for each time period. Select the time period with the highest total parking requirement and use that total as your shared parking requirement.

TABLE 9-14-1
SCHEDULE OF SHARED PARKING CALCULATIONS

	Weekdays			Weekends
	Midnight - 7:00 A.M.	7:00 A.M. - 6:00 P.M.	6:00 P.M. - Midnight	Midnight - 7:00 A.M.	7:00 A.M. - 6:00 P.M.	6:00 P.M. - Midnight
Cinema/theater	0%	70%	100%	5%	70%	100%
Hotel	100%	65%	90%	100%	65%	80%
Office and industrial	5%	100%	5%	0%	60%	10%
Residential	100%	55%	85%	100%	65%	75%
Restaurant	50%	70%	100%	45%	70%	100%
Retail	0%	100%	80%	0%	100%	60%

c. Site Access And Cross Access: Cross access between parking areas shall be required. As a means to control the number of potential vehicular access points from private property onto right-of-way, adjacent commercial sites may be required to share accessways to parking facilities. Additionally, accessways to a parking facility should be located at a side property line of a site where shared access is or could be desirable or necessary. Sites which choose or are required to share an accessway which is not located on the same site shall be required to implement a landscaped pedestrian corridor from the front to the rear of the site in a size equal to the width of the vehicular accessway.

FIGURE 5
ACCESS MANAGEMENT

d. Lighting: On site lighting shall conform to the provisions of chapter 20 of this title. Lighting should be designed so as to minimize the number of poles used within the parking area with preferred methods being building mounted lights or bollard type lighting. Pedestrian pathways should be illuminated through the use of bollard lighting. A site lighting plan shall be required for all sites within the TC Zone which demonstrates the photometric layout throughout the property. All on site lighting shall be shielded and be of a style and design that allows no light to shine beyond any site property line. Lighting installed along right-of-way corridors shall conform to the lighting style prescribed by the City for the corridor. Lighting, including fixtures and poles, shall be designed to integrate architecturally with the building and the Town Center area.

e. Courtyards: Commercial sites within the TC Zone are encouraged to be designed to incorporate plaza or courtyard areas which are designed to encourage use of the area as a resting or relaxing place. Such areas shall be allowed on all sides of a building. These areas are characterized as being well landscaped areas which include benches, shade features, and certain other amenities, such as water features or a pedestrian scale tower clock.

FIGURE 6
COURTYARD EXAMPLES

f. Service Elements: All service elements, such as dumpsters and building mechanical equipment, shall be screened through the use of landscaping or incorporation into the building architecture. All enclosures for such features shall be constructed of the same materials and of similar architecture as the building. All such equipment shall be located away from residential uses on neighboring properties and shall not be visible from any roadway. All ground utility equipment shall be appropriately screened through the use of landscaping which provides a visual barrier without prohibiting or restricting access.

FIGURE 7
SERVICE ELEMENT SCREENING

g. Landscaping:

(1) Old Growth: Healthy mature trees, as determined by an ISA certified arborist, of a four inch (4") caliper or larger shall be preserved subject to the provisions herein. In the event the constraints of a site necessitate removal or alteration, or prevent the preservation of existing mature trees, the installation of a new mature tree at a caliper to caliper ratio (i.e., one 6-inch tree to one 6-inch tree or one 6-inch caliper tree to two 3-inch caliper trees) shall be required. This requirement shall be in conjunction with the provisions of subsection D1g(3) of this section.

(2) Setback Areas:

(A) Front Setback: Areas between building facades and the street property line shall be extensively landscaped. Such areas may be used for the purpose of outdoor patio style cafe seating if that seating is a functional part of the building use.

(B) Materials And Plantings: All setback areas shall be landscaped using appropriate materials and plantings that complement and improve the overall site landscaping and that of neighboring developed properties. Newly installed landscaping shall include trees at a ratio of at least one mature tree per four hundred (400) square feet of landscape area.

(3) Site Landscaping: All sites shall maintain a minimum of fifteen percent (15%) total site landscaping. The Planning Commission may approve an adjustment in the total site percentage of required site landscaping to not less than ten percent (10%) with the provision of extra amenities such as a paved patio for outdoor seating, planter boxes containing irrigation and exceptional vegetation, a courtyard fountain, street furniture, or others exceeding the intent of this subsection. Findings for landscaping requirements shall be subject to those of chapter 23 of this title.

(4) Parking Area Landscaping: All parking areas shall maintain a minimum of ten percent (10%) landscaping. The parking area shall be considered that area of a site containing parking stalls, vehicle travel lanes and pedestrian pathways. The parking area shall not be considered to include vehicular accessways connecting the right-of-way to the parking area or that area beyond the outermost curbing or hard surfacing of the parking area. Parking area landscaping should be designed such that the landscaping provides a visual and physical break in the bulk and expansiveness of the parking area while providing shaded areas.

(5) Landscaping Variety: All landscaping is encouraged to be water efficient and of appropriate species according to the terms of this Code, the Draper City Street Tree Guide and all other applicable provisions.

h. Fencing: Fences, walls, and other separation devices which separate properties shall be discouraged in the TC Zone. Such features shall be considered appropriate according to the following:

FIGURE 8
FENCING

(1) Fences and hedges shall not exceed three feet (3') in height in the front building setback for the purpose of separating an outdoor patio style cafe seating area from the sidewalk or pedestrian pathways. If fencing is implemented, said fencing shall be decorative and constructed of nonvinyl or vinyl like materials. All fencing materials used being complementary and matching to those of the building.

(2) Upgraded decorative masonry fencing along a rear or side property line which does not exceed six feet (6') in height for the purpose of separating commercial and residential uses. Where, in this circumstance, fencing is not desirable, adequate buffering, to the satisfaction of the Planning Commission, containing significant plantings and setbacks shall be required.

(3) Berming or hedges as a part of parking lot landscaping for the purpose of breaking up the expansiveness of a parking area.

(4) Berming, hedges, or fencing which conforms to that identified in subsection D1h(1) of this section for patio style cafe seating may be implemented when determined necessary to delineate and separate pedestrian and vehicular travelways which are parallel and immediately adjacent to one another.

i. Signage: Signage within the TC Zone shall conform with subsection 9-26-090A, "Town Center District Special", of this title.

j. Historic Buildings: Uses of land permitted according to this chapter may be implemented within historic buildings in compliance with the provisions of this section and those of chapter 33 of this title according to which are more restrictive.

k. Other Provisions: Unless otherwise specified within this section, all provisions of this title and title 17 of this Code shall be applicable to all development within the TC Zone.

l. Amenities: Centrally located amenities shall be provided for multiple-family projects.

(1) Projects of fewer than fifty (50) dwelling units shall provide an amenities package appropriate for the project size and location.

(A) Multiple-family projects shall include at least one amenity for every fifty (50) units from the following list:

(i) Tot lot/play structure;

(ii) Community garden;

(iii) Courtyard with benches;

(iv) Picnic tables and barbecue area with shade structures;

(v) Swimming pool (indoor or outdoor);

(vi) Sports courts (i.e., tennis, basketball, volleyball);

(vii) Natural open space area with benches/viewing areas and/or trails;

(viii) Other active or passive recreational areas that meet the intent of this guideline.

(2) Projects of fifty one (51) to one hundred (100) dwelling units shall include the following amenities in addition to those required in subsection D1l(1) of this section:

(A) A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) square feet in gathering space, or a minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space.

(3) Projects of one hundred one (101) or more dwelling units shall include the following amenities, in addition to those required in subsection D1l(1) of this section:

(A) A minimum of one inside, centrally located, fully functional social area, no less than one thousand (1,000) square feet in gathering space, and a minimum of one outside social function area, no less than one thousand (1,000) square feet in gathering space.

2. Building Design Requirements:

a. Building Height: No new building or addition to an existing building constructed within the TC Zone shall exceed a maximum height of thirty five feet (35'). Building heights may be limited to less than thirty five feet (35') to ensure compatibility with neighboring buildings. Furthermore, towers, spires, chimneys, enclosures for necessary mechanical equipment, clocks, and similar structures that enhance the architectural character of the building, equaling not more than ten percent (10%) of the building footprint, may exceed the maximum building height by not more than fourteen feet (14'), as approved by the Planning Commission, with a commercial site plan application. Accessory buildings shall be a maximum of twenty feet (20') total height with no additional height allowance for architectural features.

FIGURE 9
BUILDING HEIGHT

b. Horizontal Variation: No building facade shall be more than fifty feet (50') in horizontal length without a visual break that creates the appearance of storefront bays. This shall be achieved through a change in building material, building projections or relief measuring at least three feet (3') in width and depth, or another architectural variation that meets the intent of this subsection. No such architectural break in the horizontal plane shall be wider than three feet (3'). No combination of buildings shall extend along their combined front facade for more than one hundred feet (100'), measured parallel to the front property line, without a break or separation in the buildings of at least fifteen feet (15') in width. Such breaks shall be improved for use as pathways for pedestrian and/or vehicular access to parking areas or the rear of the site.

FIGURE 10
VARIATIONS

c. Vertical Variation: Buildings in excess of two (2) stories in height shall exhibit architectural detailing that establishes a vertical separation between lower and upper stories. This may be accomplished by a mid facade cornice or trim, a change in material, style, or color, a facade stepback or roof pitch with dormer windows, or other methods that meet the intent of this subsection.

d. Building Orientation: Buildings within the TC Zone shall have their architectural orientation toward the front property line of the site which includes having at least one functioning entry door oriented to the street. Buildings on corner lot sites shall have an architectural orientation toward each right-of-way frontage with the appearance of building entry points along each front facade. Buildings shall also have an entrance oriented toward the parking area associated with that building.

e. Transparency: In order to create a more friendly and pedestrian oriented environment for the area, all buildings shall have a minimum of fifty percent (50%) each building facade which faces a public or private right-of-way consisting of windows and doors on the ground level. Side and rear facades shall have a minimum of fifty percent (50%) transparency if they face upon a parking area or a pedestrian or vehicular pathway. Other facades shall have a minimum twenty five percent (25%) transparency. Tinted or mirrored glass shall not be allowed on the ground floor.

f. Architectural Features:

(1) Adopted Guidelines: All architecture and exterior materials are to follow the adopted Town Center Design Guidelines.

(2) Entries: Buildings shall be designed with distinct and inviting entryways and features.

(3) Window Accents: Windows shall include accent features such as trim, sills, oriels, and shutters that serve to soften the appearance of the building and create a smaller scale pedestrian feel and environment.

(4) Roofs: Roofs shall be varied in style with elements of hipped, gabled, and flat roofs. Rooflines shall have ornamentation such as gable dormer windows, six inch (6") cornice or hips perpendicular to the primary roofline.

(5) Awnings: The use of awnings on the ground floor is strongly encouraged. Awnings should be employed uniformly across the horizontal plane of buildings. Awnings shall be permitted to overhang property lines bordering public rights-of-way but shall not do so in a manner which interferes with pedestrian or vehicular movement, necessitates supports extending below the bottom of the awning frame, or creates any other condition that is a nuisance or unsightly.

(6) Service Areas: Loading docks and service areas shall be screened from streets and adjacent properties through architectural design and landscaping.

g. Building Materials: New buildings within the TC Zone shall be designed and constructed with minimum of eighty percent (80%) brick on each facade, in accordance with the following provisions:

(1) Windows shall be excluded from the calculation of exterior building material requirements.

(2) Secondary materials shall be stucco, stone, fiber/cement siding, wood or similar material in composition and of a complementary hue and shade to the brick. A maximum of two (2) accent colors may be allowed for secondary materials.

(3) A materials board containing a sampling of the desired materials and their colors shall be required with the submission for review of a proposed development. Development approval shall be subject to the Planning Commission approving the materials board for both composition and colors.

FIGURE 11
TRANSPARENCY

(4) Brick, rock, and stone elements of a building shall not be painted to create compliance with the color palette of the site.

(5) Fiber/cement siding and wood elements of a building may be painted or stained only as a means to integrate the material into the color palette of the buildings on the same and neighboring sites.

h. Projections: Building projections shall not be permitted beyond the property line, with the exception of permitted signs and awnings, covered walkways, and other features, as approved by the Planning Commission that are meant to provide pedestrian cover.

i. Four Sided Architecture: The design of a building shall be considered on all sides of the building with each facade being required to meet the terms of this section.

E. Redevelopment Provisions:

1. Nonconforming Uses: Uses existing at the time of adoption and application of the TC Zone which do not conform to the permitted and conditional uses allowed within the zone shall be allowed to continue without penalty, including the allowance of permits for the expansion of said use until the time when that use changes in accordance with chapter 6 of this title. Upon the change of any nonconforming use, the new use and the property on which it is located shall be required to fully conform to the provisions of this section, subject to the provisions of subsection E2 of this section.

2. Reuse Of Buildings: In an effort to maintain and enhance the feel of the Town Center area, development is strongly encouraged to utilize existing buildings through renovation, structural conversion, and/or physical upgrading to accomplish the goals and objectives of their development project. In the event that the existing constraints of the site prevent the reasonable compliance of the site and/or structure, the Planning Commission may approve the site and redevelopment thereof as being compliant to the greatest extent possible. Such sites shall not be considered nonconforming following completion of the redevelopment work as an exception to chapter 6 of this title when establishing the following findings:

a. The constraints of the site do not lend themselves to achieving full compliance with the terms of this section and have complied to the greatest extent possible;

b. The development meets the intent of the general plan and the terms of this section;

c. The development is harmonious with surrounding development; and

d. Adequate provisions have been made to improve the site beyond the minimum requirements of the TC zoning classification.

3. Residential Uses: In order to encourage redevelopment consistent with the purpose of this chapter:

a. A multiple-family dwelling may be added to an existing building on properties one-half (0.5) acre or greater in size subject to the allowable residential density for the property as designated in subsection C6 of this title.

b. A single-family dwelling unit may be added to an existing building on properties less than one-half (0.5) acre in size.

c. The ground floor of the existing building shall be only those uses listed as commercial, public or civic, or municipal uses as designated in subsection C3 of this title.

d. The Planning Commission finds that all other provisions of this chapter can be met.

F. Historic Preservation Commission Review: Prior to considering a development application under the terms of this section, the application shall be reviewed by the Historic Preservation Commission.

1. Upon receipt of a complete application, the Zoning Administrator shall submit a copy of the application to the Historic Preservation Commission.

2. Within twenty (20) days after receipt, the Historic Preservation Commission shall review the application with respect to the development standards set forth in this section and standards for issuance of the development approval sought by the application.

3. Within ten (10) days after reviewing an application the commission shall prepare and transmit a written recommendation to the Zoning Administrator. (Ord. 1345, 9-18-2018; amd. Ord. 1736, 8-18-2026)