The vision for the regional/mixed-use zoning district anticipates development of a vibrant community within the greater community based on traditional neighborhood development (TND) patterns. These traditional patterns include a variety of housing types and workplaces, together with shopping, various services, entertainment, and gathering spaces. By bringing many of the activities of daily living into walking distance, designing walkable streets and human scale buildings, lessening the effect of urban heat islands by reducing asphalt surfaces and increasing landscaping, residents and visitors alike will benefit. Lifestyle changes that include walkability, using public transit and reducing the number and length of automobile trips, lessen traffic congestion and its associated air pollution and support a sustainable environment throughout the whole community. Regional commercial developments are an important commercial asset of the city's tax base and of primary importance for the economic health of the city. (Ord. 2012-15, 9-20-2012)

The purpose of this chapter is to guide development within the zoning district, while allowing flexibility, creative expression, minimize impact on surrounding properties and assure quality control within the site. Development standards for the R/M-U zoning district will allow for overall development that encompasses a mix of uses including residential and nonresidential uses within the same building, and inviting public and private spaces in a manner that promotes walkability and human interaction. Guiding building location, massing, architecture and mixture of uses is intended to produce a variety of spaces within the site. Variety within the site will create a project that is safe, comfortable, and interesting for pedestrians, will reduce vehicular/pedestrian conflicts and will provide ample social and economic opportunities for those persons and businesses that occupy the land and for those who will make the development their destination. (Ord. 2012-15, 9-20-2012)

All development within the R/M-U zoning district is subject to the provisions and standards found herein. Additionally, other applicable regulation within this title shall apply. A site development master plan (SDMP) specific to any development and approved by the city council shall control the development of all property within an R/M-U zoning district. (Ord. 2012-15, 9-20-2012)

Any R/M-U zoning district shall be a minimum of thirty (30) contiguous acres. This requirement does not preclude separate ownership of buildings within the zoning district. (Ord. 2012-15, 9-20-2012)

The development shall be in single, partnership, or corporate ownership or under options to purchase by an individual or corporate entity at the time of application, or the application shall be filed jointly by all owners of the property. (Ord. 2012-15, 9-20-2012)

   A.   The SDMP will serve in the same way as the city's general plan does in guiding future growth in the larger community; it is a comprehensive but flexible guide for the overall development and design of the entire site. The SDMP summarizes the maximum contemplated extent of development and gives a realistic indication of its mass, scale, appearance, relationship to surrounding uses as well as how it internally functions.

   B.   The SDMP shall include the following elements:

      1.   Land use regulating plan showing the proposed distribution and types of all uses, projected densities, etc.

      2.   An overall conceptual phasing/subdivision plan.

      3.   Open space/gathering place plan including location, size, etc.

      4.   Building massing and heights including proposed floor area ratio.

      5.   Utility capacity and availability.

      6.   Traffic control and circulation plans and studies including estimated traffic impacts during construction and demand at build out with potential impacts and possible connections with mass transit, bike and pedestrian trails facilities.

      7.   Overall parking plan.

      8.   Thoroughfare locations, types and direction of travel.

      9.   Street cross sections.

      10.   Typical examples of streetscape design including aesthetic elements.

      11.   Overall conceptual site lighting plan.

      12.   Civil engineering conceptual plans including grading, storm drainage and utilities.

      13.   Architectural elevations with examples of anticipated design architectural style(s).

      14.   Examples of anticipated building materials.

      15.   Environmental and energy efficiency statement of intent.

      16.   A general signage plan for the exterior and interior of the site.

      17.   Estimated statistical information for the project.

      18.   Estimated raw square footage of building by residential or nonresidential use, etc.

      19.   Geotechnical studies or data supporting proposed level of development.

      20.   Other studies/information as deemed necessary by the city.

      21.   A site construction control and overall environmental quality control hazard mitigation and monitoring plan. (Ord. 2012-15, 9-20-2012)

   A.   Site Development Master Plan: Prior to the issuance of any building permit and/or construction of any new, permanent buildings within an R/M-U zoning district, excluding any temporary structures associated with construction activities, the city shall approve a site development master plan.

      1.   The applicant shall submit a proposed site development master plan to the community development director for review and recommendation by the technical review committee (TRC).

      2.   The TRC shall forward the application to the planning commission for review and recommendation.

      3.   The planning commission shall hold a public hearing prior to making a recommendation to the city council.

      4.   Approval or disapproval of a site development master site plan (SDMP) for an overall project within the R/M-U zoning district shall be determined by the city council after receiving a recommendation from the planning commission.

      5.   The city shall only approve an SDMP for those projects that comply with the vision and purpose of this chapter, and other applicable sections of this code.

   B.   Development Agreement: A development agreement between the developer and the city of Holladay shall grant specific rights pursuant to an approved site development master plan (SDMP) and shall include and specifically address any additional development related considerations integral to the proposal not already governed by applicable land use and planning regulations. The following items shall specifically be addressed by the development agreement:

      1.   Duration of the development agreement.

      2.   The maximum height of buildings.

      3.   Land uses permitted, their minimum and maximum intensities and the manner in which they are combined within the development site.

      4.   The density permitted within the development site, provided in dwelling units per acre (DUA).

      5.   The intensity permitted within the development site, provided as a floor area ratio (FAR).

      6.   Provision for reservation or dedication of land (for example, dedication of ROW or park land) if any, by any and all parties to the development agreement.

      7.   Provisions relating to cost allocation, funding for infrastructure, capital improvement costs, impact fees and the like, to be provided by any and all parties to the development agreement.

      8.   Other corollary agreements, covenants or declarations of restrictions accepted, which may encumber or otherwise affect the development site.

   C.   Phasing: The site development master plan is for all parcels within the R/M-U zoning district. Construction of the project may be phased as reasonably needed by the developer. Each phase shall be of such size, composition and arrangement that its construction, marketing and operation is feasible as a unit independent of any subsequent phases. The planning commission shall review and approve individual phases and/or subdivision plats of the project for compliance to the SDMP and development agreement. Submissions for individual phases of the project shall follow the submissions procedure as outlined in chapters 13.06 and 13.08 of this title, the SDMP and/or as specified in the development agreement.

   D.   Administrative Approval: Upon approval by the planning commission of each phase of the project, individual elements including site preparation, infrastructure improvements and specific buildings or structure permits shall be approved by the community development director. No such approval shall be granted unless the application meets requirements of the approved SDMP, the development agreement and any other pertinent code or regulation.

   E.   Property Rezoned: For any property rezoned R/M-U, a building permit must be issued pursuant to an approved SDMP and/or development agreement within twenty four (24) months of the adoption of the zoning district or said zoning shall expire reverting to the previous zone designation. (Ord. 2012-15, 9-20-2012)

   A.   Material or substantive amendments to the overall SDMP shall require an amendment to the SDMP.

   B.   Community development director has the responsibility to determine if a modification is substantive. The following are substantive amendments:

      1.   A proposed modification exceeds maximum allowable height, density and/or intensity.

      2.   Proposed modification in density (residential) or intensity (floor area ratio) which varies by ten percent (10%) or more of that approved for a given sector (restricted, limited or open).

      3.   The height of an exclusively residential building is proposed to be increased by more than ten feet (10') or ten percent (10%), whichever is less.

      4.   The height of any other building is proposed to be increased by more than fifteen feet (15') or fifteen percent (15%), whichever is greater.

      5.   The footprint of a building is proposed to be moved by more than fifty feet (50') in any horizontal direction.

      6.   Any change in the designated land use (for example, from restricted to open).

   C.   Upon determination that a proposal meets one or more of the criteria above, the community development director shall forward the proposal to the planning commission for review at a public hearing and recommendation.

   D.   The city council, after a public hearing, shall approve, approve with amendments or deny the proposed modification to the SDMP. (Ord. 2012-15, 9-20-2012)