The purpose of the mixed-use/transit oriented development (MU-TOD) zoning district is to provide locations for developments near transit centers that allow concentrations of commercial, retail, and multiple-family residential uses that can take advantage of public transportation facilities. By allowing a mix of uses, non-residential development can create jobs, shopping, and entertainment opportunities for residents while residential development can generate 24 hour vitality in support of the non-residential uses. This zoning district also uses the demand for higher density development generated by mixed-use design to help accomplish Layton's land preservation goals through the voluntary use of transfer of development rights.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

1. See Chapter 19.06 Table 6-2 of this Title.
2. The following land uses may not be located on individual pad sites or parcels. They must be part of a larger building or physically connected and integrated into the complex or project.
3. General retail/commercial – 40,000 square feet per tenant or floor.
4. Grocery store.
5. Indoor amusement.
6. Fast food.
7. Theater – Indoor.
8. Residential dwelling – Multiple unit.
9. Inpatient medical facility shall be limited to non-residential buildings only.
10. Upon approval of the development plan by the Land Use Authority as defined in Section 19.01.135, all uses allowed in the development plan shall be processed as if they are permitted uses.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

Ord. No. 17-13, Amended, 6/15/2017

Ord. No. 24-10, Amended 5/2/2024

See Chapters 19.05 and 19.06 of this Title for development regulations specific to professional, commercial, and manufacturing zoning districts and the regulations found in Table 5-2 and Table 6-2. Where these provisions are in conflict with the requirements of this Chapter, the requirements of this Chapter shall apply.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

1. Residential:
2. minimum density – One unit per 5,500 square feet of lot area (+- eight units per acre).
3. maximum density – One unit per 1,400 square feet of lot area (+-31 units per acre).
4. Density bonus and incentives.

To encourage higher residential density and build a transit oriented development within historic downtown, an applicant has an option to increase the number of units allowed in the MU-TOD zoning district.

Proximity to the central feature within the MU-TOD zoning district, the commuter rail station, and the inclusion of identified amenities or design options may result in an allowed increase in residential density referred to as a density bonus. The total density bonus shall not exceed 100% of the base density. The density bonus is determined by the following chart with a recommendation from the Design Review Committee to the Land Use Authority.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

Ord. No. 11-08, Amended, 3/3/2011

Ord. No. 17-13, Amended, 6/15/2017

Ord. No. 20-38, Amended, 11/19/2020

1. The property owner shall prepare and submit a proposed development plan for the subject property for review and approval by the Land Use Authority. The Development Staff review of a development plan shall comply with the process and criteria outlined in 19.03 of the Layton City Municipal Code as well as the requirements listed herein.
2. A Design Review Committee for MU-TOD development plans shall be established by Layton City. The Committee shall be responsible for providing support and recommendations to the staff regarding basic design elements as presented in the mixed-use development plan.
3. The Land Use Authority shall instruct staff to select a group of at least five members who are professionals from among the fields of architectural design, landscape architecture, urban design, architectural history, planning, and engineering.
4. The Committee shall receive copies of the development plan and design elements and together with staff, shall review all design aspects of the preliminary plan, landscaping plans, and building elevations. The Committee may provide written input to staff or a formal meeting may be scheduled to review the proposed project.
5. The development plan guides all development within a particular project and at a minimum shall include a site plan, a pedestrian connection/trail plan, conceptual building elevations and design schemes, streetscape and setback diagrams, an accurate legal description or survey, plus any other information typically required for site plan review.
6. The general categories and land uses proposed within a MU-TOD project shall be specified in the development plan. The approved development plan shall be considered an integral part of the zoning regulations for the subject area. Substantial variation between the development plan and the final site plan requires approval by the Land Use Authority. A substantial variation is any addition, modification, or alteration to a building or site plan that exceeds 20% of the gross floor area, site acreage, or exterior building surface or any change in use greater than five percent of the total project floor area. All modifications must meet the minimum standards required by this ordinance.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

Ord. No. 17-13, Amended, 6/15/2017

Ord. No. 24-03, Amended 1/18/2024

Ongoing ordinance history can be viewed by clicking the gavel in the top right corner.

1. General requirements. The following design standards shall be required of all projects in the MU-TOD zoning district in order to create a cohesive appearance that is pedestrian friendly and which encourages travel by public transportation, bicycling, van pooling, and car pooling.
2. Wherever practical, buildings shall incorporate arcades, roofs, alcoves, porticos, and awnings that protect pedestrians from the rain and sun.
3. Trash storage areas, mechanical equipment, transformers, meters and similar devices are not permitted to be visible from the street. Where site constraints would otherwise force these uses into visible locations, they shall be screened by decorative walls, earthen berms, landscaping, or architectural treatments capable of screening views from streets and sidewalks. If in rooftop locations, mechanical equipment shall be screened by roof components, parapets, cornices, or other architectural features.
4. All uses located in the MU-TOD zoning district shall be conducted entirely within a fully-enclosed building. There shall be no outside storage of materials or equipment, other than motor vehicles licensed for street use except as specifically approved by the Land Use Authority in conjunction with a conditional use application.
5. Primary building orientation shall be toward the street. Buildings that are open to the public and are within 30' of the street shall have an entrance for pedestrians from the street to the building interior. This entrance shall be designed to be attractive and functional, be a distinctive and prominent element of the architectural design, and shall be open to the public during all business hours.
6. Buildings shall incorporate exterior lighting and changes in mass, surface, or finish to give emphasis to entrances.
7. Buildings shall provide a clear visual division between all floors. The top floor of any building shall contain a distinctive finish, consisting of a roof, cornice, or other architectural termination.
8. The façade of every residential floor greater than 30 lineal feet with street frontage shall incorporate features designed to provide human scale and visual interest. Compliance can be achieved through balconies, alcoves, or wall segments that create at least a two foot variation in plane for at least ten lineal feet within each 30' segment of façade.
9. In paseos, plazas, and courtyards, lighting shall incorporate fixtures and standards designed for pedestrian areas.
10. All new utility transmission lines shall be placed underground.
11. At least 75% of the lineal frontage of any ground-floor, non-residential wall with street frontage shall incorporate windows, doors, or display windows.
12. First floor requirements. Multi-story buildings with non-residential uses on the ground floor shall have a first floor minimum height of 12' to the second floor, except that live/work units not fronting onto Main Street that may be used for residential and/or commercial uses shall have a minimum floor to ceiling height of nine feet. Non-residential uses on the first floor shall have walls, partitions, and floor/ceiling assemblies separating dwelling units from other spaces.
13. When operated, any equipment, machines and instruments associated with the non-residential use shall be limited to the following:
14. Noise emission level shall not be greater than 85 decibels (dB), and shall not emit detectable vibration, dust, odor, fumes or gas beyond the boundary of the property or noise above ambient level (size limit).
15. The maximum sound levels shall not occur between the hours of 9:00 p.m. and 7:00 a.m., Monday through Saturday, and shall not be allowed on Sunday.
16. For non-residential uses that are directly adjacent to a residential use with an adjoining wall or floor/ceiling, maximum sound levels shall not occur on Saturday and Sunday, and on weekdays between the hours of 6:00 p.m. and 8:00a
17. Form. Development sites greater than 20,000 s.f., primary uses shall be incorporated into a project where at least 80% of the floor plate area of new buildings is constructed at a minimum of two stories in height.
18. No drive-through shall be allowed between the building and the public street right-of-way.
19. All truck loading and pick-up shall be provided at the rear, or side of a building. Pick-up and deliveries are limited between the hours of 7:00 a.m. and 10:00 p.m. for all non-residential uses except for restaurant, fast food eating establishment and grocery retail.
20. Light Commercial Flex Manufacturing uses shall provide a front retail/showroom area to provide products for sale to the general public.
21. Pole signs and/or box panel cabinet signs are not permitted.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

Ord. No. 17-13, Amended, 6/15/2017

Ord. No. 20-38, Amended, 11/19/2020

Ord. No. 23-02, Amended 1/5/203

The following site design standards shall apply to all development within the MU-TOD zoning district:

1. Public right-of-way shall be wide enough to incorporate bike lanes and sidewalks at least eight feet in width.
2. Public seating and bicycle racks shall be provided near entrances to buildings or groups of buildings.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

The following site landscaping standards shall apply to all new development in the MUTOD zoning district. Species shall be selected from the approved plant list provided herein.

1. Street trees shall be provided on all street frontages at a maximum spacing of 30' on center.
2. Street trees shall be planted within a landscape strip of at least six feet in width, between the roadway and sidewalk where feasible.
3. Street trees shall be planted no closer than 20' to light standards.
4. All areas of a developed site not occupied by buildings, required parking, driveways, walkways, or service areas shall be landscaped according to an approved landscaping plan. These areas may also incorporate hardscape for patios, plazas, and courtyards.
5. Parking areas shall be shaded by large broadleaf canopied trees placed at a rate of one tree for each 12 parking spaces. Parking shall be adequately screened and buffered from adjacent uses.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

Parking shall be provided in accordance with Chapter 19.12 of this ordinance. In addition, the following provisions shall apply:

1. Parking areas shall be located behind or at one side of the building. Parking may not be located between a building and the street.
2. Where feasible, pedestrian walkways shall be incorporated into parking lots of any size. Parking lots with more than 100 spaces shall be divided by landscaped areas including a walkway at least ten feet in width.
3. Parking requirements may be reduced if it can be shown that shared parking is a viable alternative with the development plan. 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.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007

1. Integrate building setback areas and setback design with adjacent streets to support pedestrian emphasis by:
2. Integrating building setback areas that function as extensions of the sidewalk along main streets.
3. Incorporating landscape plantings and/or trees along streets.
4. Developing a strong street orientation along residential and commercial streets.
5. Minimizing or restricting vehicle access to residential areas from high volume streets.
6. Enhance connection between buildings, sidewalks, and pedestrian pathways by:
7. Incorporating large ground floor windows facing the sidewalk.
8. Expanding the "sidewalk level" of the building.
9. Emphasizing the visual connection at the ground level.
10. Incorporating a coherent design theme for lighting fixtures and directional signs.
11. Orienting main entrances and/or lobbies to the sidewalk.
12. Integrate building mechanical equipment and service areas by:
13. Consolidating and/or sharing motor vehicle access points.
14. Placing mechanical and utility equipment where it will not impact the pedestrian environment.
15. Convey design quality and building permanence by:
16. Developing residential buildings that provide foundations for new communities.
17. Using a palette of building materials that conveys a high level of craftsmanship and attention to detail.
18. Making design decisions involving the building's exterior that increase the building's "visual texture."
19. Designing buildings to be flexible.
20. Integrate the different sidewalk-level building elements with the building's architecture to enhance pedestrian experience by:
21. Integrating signage systems that are consistent with the building's overall design.
22. Using integrated systems of building elements to provide a human scale at the ground level.
23. Utilizing building elements to help transition pedestrian space.
24. Designing landscaping into the building.
25. Integrating works of art into a building or site design.
26. Integrate the different parts of a building to achieve a coherent design by:
27. Accentuating the different programmatic functions in a building.
28. Expressing the base, middle, and top of a building.
29. Design encroachments to enhance the pedestrian environment by:
30. Integrating works of art.
31. Developing larger-scale encroachments that are expressive of the community.
32. Integrating building elements that project into the public right-of-way.
33. Developing encroachments that emphasize transitions.
34. Integrate rooftop components and screening elements with the building's architecture. Integrate exterior lighting, signs, sign lighting, and any elated structural equipment at or near the roof with the building's architecture by:
35. Developing rooftop terraces or gardens.
36. Integrating rooftop screening with the building's overall design.
37. Using signs and sign lighting that is integrated with the building architecture.
38. Using lighting to reveal the buildings architectural systems.
39. Using lighting to highlight special features of the building.
40. Ecological and sustainable features or concepts to be integrated with site and development designs by:
41. Adaptively reusing buildings or building materials, where appropriate.
42. Developing multifunctional storm water management areas.
43. Integrating eco-roofs, or similar permeable building roofing systems.
44. Incorporating storm water management systems into surface parking areas.
45. Integrate pedestrian-oriented space opportunities at building corners facing street intersections and locate entrances to the upper floors of these buildings toward the middle of the block by:
46. Developing a design that enhances opportunities for retail.
47. Emphasizing the higher visibility of the corner location.
48. Enhance transitions at gateway locations by:
49. Using formal gateways to emphasize transitions.
50. Developing gateway buildings.
51. Incorporating works of art and/or fountains as gateways.
52. Integrating sidewalk markers and directional signage.
53. Incorporating special landscape plantings and/or arrangements at gateway locations.
54. Incorporate building designs with adjacent open spaces by:
55. Orienting the main entrances of buildings to face adjacent parks or open spaces.
56. Considering the open space's purpose in the design and functions of proposed adjacent buildings.
57. Developing small plazas along pedestrian routes.
58. Integrating elements within pocket parks to serve adjacent uses.
59. Developing new buildings that are oriented to adjacent open spaces without dominating them.
60. Developing privately-owned open spaces that are supportive of adjacent uses, streets, and buildings.
61. Develop, orient, and screen parking areas to be compatible with adjacent buildings and the pedestrian environment by:
62. Incorporating complementary above-grade structured parking.
63. Developing integrated screening systems for surface parking areas that are adjacent to the sidewalk.
64. Creating on-grade plus one suspended parking level incorporating exterior streets as parking access to minimize ramping.
65. Promoting sub-grade level parking, where appropriate.
66. Promoting pedestrian-friendly surface parking areas.
67. Design buildings to emphasize pedestrian views to focal points, wayfinding markers, public amenities and the surrounding mountains by:
68. Developing building elements that offer new wayfinding markers.
69. Emphasizing pedestrian views to focal points or wayfinding markers.
70. Using landscape plantings to embellish views down streets or from building spaces.
71. Emphasizing local wayfinding markers with new development.

HISTORY

Ord. No. 07-19, Enacted, 6/21/2007