Hyde Park City Zoning Code

The purpose of the Mixed-Use (MXD) zone is to provide locations within the city for developments which combine commercial and retail uses with multi-family residential uses vertically (i.e. within a structure), or provide mixed-uses horizontally (i.e. in separate structures within close proximity to other uses along a corridor or within a walkable district). By allowing a mix of uses, residential uses can be located within close proximity to jobs, shopping, and entertainment opportunities which increase pedestrian activity and promote neighborhood vitality.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

Ord. No. 2025-02 Amended 02/12/2025

No new MXD development applications or zoning map amendments shall be accepted as of July 15, 2026, unless reauthorized by the City Council.

1. Application for zone change.  Any person desiring to develop property within the MXD zone shall first file an application for zone change pursuant to Chapter 12.10 of HPMC along with the applicable fees as outlined in the City’s consolidated fee schedule. The City shall not zone any areas within its boundaries as an MXD zone without an application from all the landowners in the area proposed as an MXD zone.
2. Public hearing by Planning Commission. Upon determination of a complete application, the Zoning Administrator or designee shall schedule a public hearing for the Planning Commission to consider the application for the proposed zone change. The Planning Commission shall make a recommendation to the Land Use Authority to either approve, approve with modifications, or deny the application for zone change request.
3. Review and decision by the Land Use Authority in a public meeting. After the Planning Commission has made its recommendation on the proposed application for zone change request, the Zoning Administrator or designee shall schedule a public meeting for the Land Use Authority to consider the application for proposed zone change. The City Council [U1] shall receive and review the recommendation of the Planning Commission and shall either approve, approve with modifications, or deny the requested application for zone change.
4. Application for development plan review. Upon successful approval of the zone change request the applicant may then move forward with the submission of an application for development plan review. The development plan application shall address the requirements outlined in 12.270.025 of HPMC and shall be submitted to the Zoning Administrator along with the applicable fees as outlined in the City’s consolidated fee schedule for review and approval by the Land Use Authority. The development plan shall be recorded against the property as a development agreement.
5. Changes to approved development plan. Minor changes in the location, siting or character of structures may be authorized by the Zoning Administrator if required by engineering or other circumstances not foreseen at the time of initial development plan approval. All other substantive changes, defined as an increase in the number of lots or units, changes which are not consistent with previous approvals, or which have the effect of amending or modifying previously approved development agreements, shall be reviewed and approved by the Land Use Authority. The Zoning Administrator shall determine whether a change requires approval by the Land Use Authority. Deviations from approved plans, or the failure to comply with any requirements imposed during approval of the project shall constitute a violation of this ordinance.
6. Subdivision application. When applicable in the MXD zone, a subdivision application may be submitted either after approval of a development plan or concurrently with the application for development plan. The final subdivision processes outlined in Title 13 of HMPC shall be followed.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

Ord. No 2025-02; Amended 02/12/2025

Ord. No 2026-11; Amended 07/22/2026

Proposed developments within the MXD zone shall require the submission of a development plan which shall be approved by the Land Use Authority as outlined in 12.10.035 of HPMC.  The development plan shall guide all development within a particular mixed-use project.  The development plan shall include:

1. Site plan.  The applicant shall prepare a site plan that shows and clearly explains the proposed use of land including the percentages (%) of land devoted to various types of land uses (i.e., building coverages, parking areas, streetscapes, landscaped areas, open space, common open spaces, commercial/retail spaces, etc.)  The density, in terms of dwelling units per gross acre of land shall be indicated.
2. Building elevations and design schemes.  The development plan shall indicate the type and character of all proposed buildings and structures, including proposed heights.
3. Topography.  The proposed site’s topography shall be submitted and indicated at contour intervals of two feet (2’) unless waived by the DRC.
4. Transportation network and street plan.  A transportation network and street plan that includes adjacent streets, proposed modifications to existing streets (if any), proposed streets and shared drives including centerline radius, right-of-way width, number of lanes, street type, etc.  The plan shall also indicate any existing or proposed public transit stops or ways, bicycle ways, and trails located within and adjacent to the proposed site.
5. Landscape/Open space improvement plan.  A landscape plan showing the general location of lawn areas, shrubs, trees, fencing, and other open space or common open space improvements shall be submitted.  The amount of developable land area reserved for landscaping or other recreational amenities shall be indicated.
6. Utility plan.  Including existing and proposed utility alignments and sizes sufficient to show how the proposed site will be served, including drainage, sewer, culinary water, and any other existing or proposed utilities needed to service the development.
7. Sign Plan.  A sign plan consistent with the requirements of 12.90 of HPMC that includes the proposed sign locations, sign designs, building sign envelopes and other related features.  The sign plan may include wayfinding signs that provide direction to points of interest within the proposed development and to adjacent areas.  
8. Phasing plan.  If the proposed development is to be constructed in phases, a phasing plan shall be submitted.
9. Other documents as required by the Land Use Authority.  Including but not limited to environmental impact assessment, water model, soil or other geotechnical reports, traffic study, market study, etc.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

1. Permitted, conditional, and prohibited uses within the MXD zone shall be those as outlined in 12.290 of HPMC, except as those uses may be adjusted or limited by the development agreement for the specific MXD Zone development.
2. The City may require that the developer enter into and record appropriate agreements and restrictive covenants to control, maintain, and govern the proposed uses, including provisions regarding the ownership, characteristics, and design of such uses or services.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

1. Location.  An MXD project shall be located at or within seven hundred feet (700’) of the center of designated transportation nodes in the City’s Road Master Plan or or along major transportation corridors or arterial roads as outlined in the City’s General Plan, and other locations where walkable components, convenience commercial, employment, community facilities, transportation linkages, parks, or other open space, churches, and schools are already present or planned, or where the size and scale of development is such that said components can be provided within the project itself.  
2. Block Length.  To promote and facilitate human scale and pedestrian connectivity in development, block lengths shall not exceed three hundred fifty feet (350’).  In no case shall a single building front, regardless of block length, exceed three hundred fifty feet (350’) with no physical break to allow either vehicular or pedestrian access through the building.  Block length may be broken under this section by:
3. Intersection with an alley or pedestrian path.  Only pedestrian paths with a minimum width of fifteen feet (15’) may be considered to limit block length.
4. Intersection with another interior access or public street.
5. The installation of mid-block pedestrian crossings on interior access or public streets.  Such crossings should be signalized where possible.  Where signalized crossings are not possible the crossing at minimum shall be signed, striped, or delineated within different colors or paving materials.
6. Ownership.  An MXD project shall be in single or corporate ownership at the time of application, or the subject of an application filed jointly by all owners of the property.
7. Homeowner’s Association (HOA).  When common open spaces require maintenance an HOA shall be established by the developer and registered with the State as a business entity.
8. Required Commercial:  Commercial uses are required for all MXD projects. Commercial uses may not consist of incidental uses that primarily support multi-family residential development, such as a leasing office or private clubhouse. All projects shall provide a minimum of forty percent (40%) of the total building footprint(s) for commercial use. Live-work units shall not be counted toward the required commercial percentage.
9. Commercial Uses on Highway 91: Any Project adjacent to US Highway 91 shall reserve a minimum of two hundred fifty (250) feet off US highway 91 for commercial use.
10. Phasing. Unless otherwise approved by the Land Use Authority during development plan approval, if the proposed project is to be constructed in phases, each phase shall be all commercial or may include a mix of commercial and residential uses. No phase shall be solely residential, unless fifty percent (50%) of the required commercial area has been built in previous phases.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

Ord. No. 2024-22: Amended 9/25/2025

Ord. No. 2025-02 Amended 02/12/2025

1. General design.
2. The design of all buildings located within the MXD Zone shall be prepared by an architect licensed in the State of Utah.
3. Buildings shall be designed to relate to grade conditions with a minimum amount of grading and exposed foundation walls.
4. Minimum ground level height.  To support ground floor commercial uses, the minimum height of proposed structures at ground level shall be twelve feet (12’) floor to ceiling.
5. Front façade orientation.  The front façade and main entrance to all structures shall be oriented toward and parallel to public rights-of-way. 
6. Building Materials.  
7. All sides of individual buildings located on the same site shall be designed with materials, shapes, and forms consistent and compatible with one another.  
8. Exterior building materials shall be of a durable or resilient nature such as brick, stone, stucco, prefinished panel, composite materials, or other materials of similar quality, hardiness, and low maintenance characteristics.  No single material except brick shall be allowed to exceed fifty percent (50%) of street-facing facades. Brick façade is allowed for up to seventy-five percent (75%) of the building exterior. Other materials may be considered for soffits, or as an accent or architectural feature.  
9. All exterior building materials shall be finished.  Corrugated galvanized metal, and unpainted or unfinished surfaces such as masonry block, wood, and/or unfinished concrete shall not be allowed.  
10. Building styles and design, including color schemes of exterior building materials shall be reviewed during the development plan approval process by the Land Use Authority outlined in 12.10.035 of HPMC.  Varying design elements including roofline variations shall be required. Repetition of a singular design multiple times on a singular building shall not be allowed.
11. Front façade design.  
12. Designs shall be typical of commercial building fronts with integrated features and styling compatible with other street-facing structures in the proposed project area, and shall include a significant entryway or main entrance.
13. Ground floor windows on the front façade and adjacent to public or private streets, including pedestrian only streets, parks, paths or courts shall be provided.  Darkly tinted windows and mirrored windows which block two-way visibility are prohibited as ground floor windows.  
14. Facades shall have architectural variations such as:
15. Contrasting building materials and textures;
16. Variations in rooflines, colors, reveals and belt courses;
17. Recessed windows and doors, strongly expressed window mullions, and awnings;
18. Varying building setbacks from property lines, including alcoves, outdoor sitting areas, and small public plazas; and
19. Corner towers, cupolas, corner clock towers, corner spires, balconies/patios and colonnades.
20. Structures located on corners shall have the front facade that wraps around the corner to the full depth of the structure.
21. Awnings.  
22. Awnings shall be allowed provided that the structure is designed to allow awnings, and/or awnings are part of the initial design.  Awnings shall have a minimum head clearance of eight feet (8’) and shall not project away from a structure more than one-half (½) the distance from the structure to the public right-of-way, or no more than six feet (6’), whichever distance is less.  
23. Awnings shall be constructed of metal and/or high-quality fire-resistant architectural fabrics.  Vinyl awnings are strictly prohibited.
24. Mechanical equipment shall be located or screened so as not to be visible from public or private streets.  Screens shall be aesthetically incorporated into the design of the building and shall meet the standards for screens if located on the ground or on the roof.  Screen materials shall be compatible with those materials used for the building.
25. Plans for exterior modifications to any existing structures within the MXD zone shall meet the same requirements as all other new structures constructed within the MXD zone.
26. Open Space And Landscaping.  
27. MXD zone developments shall provide a minimum of twenty percent (20%) of the total site area in open space, which may include common open space such as cultivated landscaping, plazas, parks, urban trails/sidewalks (beyond those required for the right of way), wetlands/indigenous landscaping, recreational facilities and amenities such as playgrounds, outdoor pools, tennis courts, basketball courts, or similar. Open space does not include bare earth zeroscape, private open space (see definition below), maintenance buildings, utility buildings, nor dumpster enclosures.
28. A minimum of sixty percent (60%) of the total required open space area shall consist of and be dedicated as usable common open space such as recreation facilities or amenities.  Large usable common space amenities such as a pool, sport court, or clubhouse may be centrally located. Smaller amenities such as gathering areas, pet parks, or playgrounds shall be dispersed throughout the development for equitable access. 
29. No more than fifty percent (50%) of the total required open space may be hard surfaced.  
30. Streets, parking lots, driveways and private yards shall not be considered open space.
31. Areas used for drainage retention with a slope greater than three to one (3:1) shall not qualify as open space.
32. A minimum of eight feet (8’) around any building shall not be included in the total required public open space calculation. All areas adjacent to the building must be landscaped except for the garage side.
33. Private Open Space.  Private open space (i.e. open space provided for each dwelling unit for personal use) may be located immediately adjacent to, attached to, or within the dwelling unit it is designed to serve (i.e. balcony, patio, or other open space) and shall be for the exclusive use of the residents of the dwelling unit.  If provided by the applicant, private open spaces shall not be included in the calculations for the total required open space.  Fencing of private open spaces may be allowed by the Land Use Authority.  Acceptable fencing materials shall include architecturally designed brick or block fences, wrought iron, post and rail, vinyl, precast concrete, structural wood fences or similar materials as approved by the Land Use Authority.
34. Any townhome unit shall have a minimum private open space for every unit. Required private open spaces shall be at a minimum 90% of the width of the unit and ten feet (10’) in depth if feasible. Street Trees. Street trees shall be indicated by the applicant on the required landscaping plans. Street trees shall be provided on all frontages of public rights-of-way spaced on average at a maximum of thirty feet (30’) on center or as approved by the Land Use Authority. Street trees shall be planted no closer than twenty feet (20’) to streetlights.
35. Landscaping. Landscaping for mixed-use or commercial areas shall be provided as outlined in 12.160 of HPMC. Landscaping for fully residential (townhome, multiplex, etc.) areas shall be provided as outlined in HPMC 12.165. Any outdoor watering of private or public open space landscaping shall be done with secondary irrigation water if within the service boundary of a canal.
36. Protection of residential property.  When a parcel is approved as the MXD zone and it is adjacent to a parcel that is previously zoned as one of the City’s residential zones, the development plan referenced in section 12.270.020(c) must orient buildings, amenities, interior access, surface parking, and open space as follows:
37. When the pre-existing adjacent residences are multi-family residences, development along the property line between the MXD zone and the residential zone shall include:
38. A “buffer” of amenities, interior accesses, surface parking, or open space in addition to a landscaped area of not less than ten feet (10’) in width and a solid screening fence or wall of not less than seven feet (7’) in height; and
39. The building height of any building adjacent to the buffer shall not exceed the maximum permitted height of the adjacent residential zone.
40. When the pre-existing adjacent residences are single family residences, development along the property line between the MXD zone and the residential zone shall conform with one of the following development options: 
41. Development Option 1 (Extended Buffer):
42.  A “buffer” of amenities, open space, or a landscaped area, which shall be not less than twenty feet (20’) in width and a solid screening fence or wall of not less than six feet (6’) in height; and
43.  The height of any building adjacent to the buffer shall not exceed the maximum permitted height of the adjacent residential zone.
44. Development Option 2 (Line of Residential Units): 
45.  A line of residences that follow the standards of the R5 zone with the exception that up to 50% of the units may be multifamily units. 
46. Utilities.
47. All utility lines and services shall be located underground in designated easements.  No pipe, conduit, cable, line, drainage, stream, or any other energy or service shall be installed or maintained upon any lot, outside of any building, above the surface of the ground except for hoses or moveable pipes used for irrigation or other purposes during construction.  Transformers shall be grouped with other utility meters where possible and shall be screened with vegetation or other methods approved by the Land Use Authority.  The property owner/developer shall be responsible to know the whereabouts of all underground utilities prior to commencing any development activities on the site.  Protection of such utilities shall also be the sole responsibility of the property owner/developer.
48. All utilities shall be installed in accordance with City standards.
49. Impact Fees in the MXD zone shall be listed on the Hyde Park City Fee Schedule.
50. Pedestrian and vehicle circulation.
51. An on-site system of pedestrian walkways and/or public sidewalks shall be provided.  Connections shall be made to provide direct pedestrian and bicycle travel from within the proposed development to adjacent uses and/or sites, transit stops, perimeter sidewalks, major destinations, etc.  On-site pedestrian connections shall be provided to and between the following points:
52. The primary entrance or entrances to each building(s);
53. Existing or planned transit stops, stations, and park-n-ride locations, etc.;
54. Trail systems, where determined appropriate by the Land Use Authority or outlined in the Trails Master Plan;
55. On-site amenities; and
56. Adjacent development.
57. Public rights-of-way within the MXD zone shall be wide enough to incorporate bike lanes and sidewalks at least eight feet (8’) in width along buildings or structures containing non-residential uses.  
58. Public seating and bicycle racks shall be provided near entrances to buildings.
59. The minimum number of bicycle parking spaces for any use shall be five percent (5%) of the vehicular parking spaces required for such use, up to a maximum of twelve (12) spaces.
60. In all cases where bicycle parking is required, no fewer than two (2) spaces shall be provided.
61. Bicycle parking spaces shall be at least two feet by six feet (2’ x 6’) per bicycle, and shall be designed to have sufficient space beside each parked bicycle to allow access.  This access may be shared by adjacent bicycles.  
62. Racks shall be installed a minimum of two feet (2’) from any wall or other obstruction and shall be located:
63. To prevent damage to bicycles by vehicles;
64. In a convenient, visible, lighted area;
65. So as not to interfere with pedestrian movements;
66. Designed to allow the frame and wheels of each bicycle to be secured against theft; and
67. Racks shall be finished to resist rust or corrosion and anchored to prevent removal by vandalism.
68. Off-Street Parking.
69. Off-street parking shall be provided as outlined in 12.70 of HPMC.
70. Parking requirements may be reduced if it can be shown that shared parking is a viable alternative, or a professional study is submitted by the applicant or developer that evaluates specific market needs at the proposed location.  
71. The City reserves the right to dictate the amount of parking and/or the location of parking spaces within a project to achieve the objectives of this ordinance.
72. Location.
73. Parking areas shall be located in the interior of the project area and shall not be located adjacent to any public right-of-way, except that access driveways with parking spaces on one (1) or both sides, with a maximum width of seventy feet (70’) are permitted.  
74. For structures fronting a public right-of-way, all parking shall be located to the rear or side of the structures, or located below-grade (i.e., underneath structures).  
75. Structures located in the interior of the project area may have parking areas on any side of the structures as per the approved development plan.  
76. Underground parking shall be permitted only if such parking is accessible from the side or rear of the development and not from the primary street.
77. Above-ground parking structures are permitted only if the proposed parking structures do not front the public right-of-way and are not taller than the proposed buildings within the project area.
78. Any parking not located in a centralized above-ground or underground facility must be dispersed throughout the development. Required commercial parking shall concentrate around commercial uses and not be dispersed into the residential areas.
79. Parking areas shall be adequately screened and buffered from adjacent uses. Where feasible, pedestrian walkways shall be incorporated into parking lots of any size.
80. Truck Loading/Pickup Zones.
81. Location.  All truck loading and pick-up zones shall be provided at the rear or side of structures.  
82. Hours.  Pick-up and deliveries shall be limited between the hours of 6:00 a.m. and 10:00 p.m. for all non-residential uses except for restaurant and retail grocery uses.
83. Storage of Commercial Vehicles.  No trucks, motor vehicles, or commercial trailers having a gross vehicle weight rating (GVWR) of more than twelve thousand (12,000) pounds shall be stored or parked outdoors on any lot or parcel within the MXD Zone, nor shall any contracting and/or earthmoving equipment be stored or parked outdoors on any lot or parcel unless a valid building permit exists.
84. Refuse and storage areas.
85. Refuse storage areas shall be screened so that materials stored within these areas shall not be visible from adjacent streets and rights-of-way.
86. Storage or refuse areas shall not be located within required building setbacks nor within public utility easements.
87. Safe and convenient turning space shall be provided for vehicles, including refuse collection vehicles, fire apparatus, etc., at the end of private drives and dead-end streets.
88. Lighting.  
89. Lighting shall be provided for pedestrian ways that are appropriately scaled to walking.  Light standards shall not be taller than sixteen feet (16’), except for light standards located adjacent to arterial roads which shall not be taller than twenty three feet (23’) in height.  
90. Lighting shall meet the requirements outlined in 12.30 of HPMC.
91. Street and sidewalk lighting shall meet all adopted City standards.
92. Snow Removal.  Snow should be stored on-site and not removed to an off-site location. Adequate area(s) for snow removal and snow storage shall be incorporated into the proposed development plans according to the Hyde Park City Construction Standards. All snow removal areas shall be dedicated as public easements. Structures shall be set back from any hard surfaces to provide adequate areas to remove and store snow. Snow removal easements and volume calculations shall be shown on the subdivision plat. Snow removal easements shall not block or cover required parking nor usable open space amenities.
93. Postal Delivery.  All postal mail shall be delivered to common locations within the MXD development as agreed with the United States Postal Service. Central mail and package delivery areas shall be required.
94. Signage.  The design and placement of all signs and associated lighting within a MXD development shall meet the requirements outlined in 12.90 of HPMC.
95. Authority.  Nothing in this section shall be construed to limit the Land Use Authority from reviewing building materials, design elements, and other aesthetic conditions as it deems proper to mitigate or modify the visual impacts of buildings, including heights, upon surrounding land uses.

Notes:

Lot Coverage: includes total building coverage (accessory and main buildings)

Building Heights: measured from grade level to average roof height (the midpoint of the roof from ridge to eave)

Corner Lots: regarded as having two front yards and two side yards.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

Ord. No. 2023-10; Amended 07/12/2023

Ord. No. 2024-17; Amended 07/10/2024

Ord. No. 2025-02; Amended 02/15/2025

1. The applicant shall begin and substantially complete each phase of the MXD project within one (1) year from the date of project approval by the land use authority or written authorization to proceed unless otherwise stipulated in the development’s phasing plan.
2. If the applicant does not substantially complete the MXD project within the time limits imposed, the Zoning Administrator or designee shall review the MXD project and recommend to the Land Use Authority in a public hearing either an extension of the time limit, revocation of the approval, or amendment to the approved development plan. The applicant may appeal the decision of the Land Use Authority. Such appeal must be filed in writing with the City Recorder within ten (10) calendar days of the date of the decision.

HISTORY:

Ord. No. 2023-08; Enacted 05/10/2023

Ord. No. 2025-02; Amended 02/12/2025