Midvale City Zoning Code

17-7-9.12.1 Riverwalk

Zone

17-7-9.12.1.1 Purpose.

The purpose of this chapter is to provide specific standards only applicable to the Riverwalk zone. In the event of a conflict between the standards of the Riverwalk zone and the Bingham Junction zone the Riverwalk zone controls.

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

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

C. Encourage high quality, distinctive development to create a sense of place and identity for the Bingham Junction area;

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

E. Revitalize a former Superfund site;

F. Improve urban design in the area;

G. Coordinate urban design and streetscape elements in order to create a distinctive visual quality for the area;

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

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

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

K. Provide pedestrian connections within and among adjacent neighborhoods. (Ord. 2024-23 § 1 (Att. A); Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.2 Boundary.

The boundaries of the area governed by this Riverwalk at Bingham Junction zoning plan are 700 West on the east, 7200 South on the south, the Jordan River on the west and the Murray city boundary on the north. Within this boundary are three subareas (subarea 1, subarea 2, and subarea 5). Each subarea includes land use areas designated in the large scale master plan for the Bingham Junction site. (Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.3 Use.

Uses are categorized by subarea and land use designation as defined in the large scale master plan for Bingham Junction. If a use is not specifically designated, it is prohibited. Uses designated with an asterisk (*) have additional use-specific standards included in subsection (A) of this section. Some uses have additional standards included in Chapter 17-6, Supplementary Regulations.

Subarea 1—Residential
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Structure—unoccupied	•
Assisted Living:
≤ 1/2 acre		•		•
> 1/2 acre			•	•
Child Care:
Center: ≤ 6 children		•		•
Facility: 7 to 12 children			•	•
Disabled Care Facility			•	•
Dwellings:
Single Family, Detached	•
Single Family, Attached	•
Multifamily 1/2—1 acre		•
Multifamily > 1 acre			•
External Accessory Dwelling Unit*	•
Fences, 7' or less	•
Home Occupation	•			•
Internal Accessory Dwelling Unit*	•
Master Planned Development			•
Municipal Facilities:
Parks	•
Public Safety Facility			•
Library			•
Postal Facility			•
Public Utilities:
Minor	•
Recreation Facilities	•
Trails	•
Quasi-Public Facility			•	•
Recreation Facility:
Private	•
Religious/Educational Institution:
Permanent	•
Temporary		•
Telecommunications Facility < 35' in height		•

Subarea 1—Retail/Office/Flex
Use Type	Allowed	Administrative	Conditional	Business License
Alcoholic Beverage:
Package Agency			•	•
Private Club/Tavern	•			•
Restaurant, Beer Retailer, etc.	•			•
State Liquor Store	•			•
Athletic, Tennis, Health Club	•			•
Animal Hospital			•	•
Assembly Use:
Electronic Instruments		•		•
Computer		•		•
Assisted Living:
≤ 1/2 acre		•		•
> 1/2 acre			•	•
Bed and Breakfast			•	•
Cafe, Deli	•			•
Carwash, Tunnel			•	•
Child Care:
Center: ≤ 6 children	•			•
Facility: ≥ 7 children		•		•
Disabled Care Facility			•	•
Entertainment Center			•	•
Fences:
7' or less	•
7' or more		•
Financial Institution:
W/o drive-up window	•			•
W/drive-up window		•		•
Itinerant Merchant:
Seasonal Food Stands	•			•
Christmas Tree Sales	•			•
Seasonal Produce Stands	•			•
Seasonal Flower Stands	•			•
Manufacturing			•	•
Medical Cannabis Pharmacy*	•			•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities:
Parks	•
Public Safety Facility		•
Library	•
Postal Facility			•
Public Utilities
Minor	•
Recreation Facilities	•
Trails	•
Nursery, Commercial	•			•
Office:
General	•			•
Intensive			•	•
Outdoor Dining		•
Parking Lot:
Commercial			•	•
Private	•
Quasi-Public Facility			•	•
Recreation Facility:
Commercial			•	•
Private	•
Religious/Educational Institution:
Permanent	•
Temporary			•
Restaurant:
W/o drive-up window	•			•
W/drive-up window		•		•
Retail and Service Commercial:
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Shopping Center			•	•
Telecommunications Facility		•

Subarea 2—Retail/Office/Flex
Use Type	Allowed	Administrative	Conditional	Business License
Alcoholic Beverage:
Package Agency			•	•
Private Club/Tavern	•			•
Restaurant, Beer Retailer, etc.	•			•
State Liquor Store	•			•
Athletic, Tennis, Health Club	•			•
Animal Hospital	•			•
Assembly Use:
Electronic Instruments		•		•
Computer		•		•
Assisted Living:
≤ 1/2 acre		•		•
> 1/2 acre			•	•
Cafe, Deli	•			•
Child Care:
Center: ≤ 6 children	•			•
Facility: ≥ 7 children		•		•
Disabled Care Facility			•	•
Entertainment Center			•	•
Fences:
7' or less	•
7' or more		•
Financial Institution:
W/o drive-up window	•			•
W/drive-up window		•		•
Hotel/Motel			•	•
Hospital, Medical Center			•	•
Itinerant Merchant:
Seasonal Food Stands	•			•
Christmas Tree Sales	•			•
Seasonal Produce Stands	•			•
Seasonal Flower Stands	•			•
Medical Cannabis Pharmacy*	•			•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities:
Parks	•
Public Safety Facility		•
Library	•
Postal Facility			•
Public Utilities
Minor	•
Recreation Facilities	•
Trails	•
Office:
General	•			•
Intensive			•	•
Outdoor Dining		•
Parking Lot:
Commercial			•	•
Private	•
Quasi-Public Facility			•	•
Recreation Facility:
Commercial			•	•
Private	•
Religious/Educational Institution:
Permanent	•
Temporary			•
Restaurant:
W/o drive-up window	•			•
W/drive-up window		•		•
Retail and Service Commercial: Large*
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Retail and Service Commercial: Medium**
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Retail and Service Commercial: Small***
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use				•
Shopping Center			•	•
Telecommunications Facility		•

Subarea 2—Mixed-Use
Use Type	Allowed	Administrative	Conditional	Business License
Accessory Structure—unoccupied	•
Alcoholic Beverage:
Package Agency			•	•
Private Club/Tavern	•			•
Restaurant, Beer Retailer, etc.	•			•
State Liquor Store	•			•
Animal Hospital	•			•
Assembly Use:
Electronic Instruments		•		•
Computer		•		•
Assisted Living:
≤ 1/2 acre		•		•
> 1/2 acre			•	•
Athletic, Tennis, Health Club	•			•
Cafe, Deli	•			•
Child Care:
Center: ≤ 6 children	•			•
Facility: ≥ 7 children		•		•
Disabled Care Facility			•	•
Dwellings:
Single Family Detached	•
Single Family Attached	•
Multifamily 1/2—1 acre		•
Multifamily > 1 acre			•
Entertainment Center			•	•
External Accessory Dwelling Unit*	•
Fences:
7' or less	•
7' or more		•
Financial Institution:
W/o drive-up window	•			•
W/drive-up window		•		•
Home Occupation	•			•
Hospital, Medical Center			•	•
Hotel/Motel			•	•
Internal Accessory Dwelling Unit*	•
Master Planned Development			•
Medical Cannabis Pharmacy*	•			•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities:
Parks	•
Public Safety Facility		•
Library	•
Postal Facility			•
Public Utilities
Minor	•
Recreation Facilities	•
Trails	•
Office:
General	•			•
Intensive			•	•
Outdoor Dining		•
Parking Lot:
Commercial			•	•
Private	•
Quasi-Public Facility			•	•
Recreation Facility:
Commercial			•	•
Private	•
Religious/Educational Institution:
Permanent	•
Temporary			•
Restaurant:
W/o drive-up window	•			•
W/drive-up window		•		•
Retail and Service Commercial: Large*
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use		•		•
Retail and Service Commercial: Medium**
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Retail and Service Commercial: Small***
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Shopping Center			•	•
Telecommunications Facility		•

Subarea 5—Retail/Office/Flex
Use Type	Allowed	Administrative	Conditional	Business License
Alcoholic Beverage:
Package Agency			•	•
Private Club/Tavern	•			•
Restaurant, Beer Retailer, etc.	•			•
State Liquor Store	•			•
Athletic, Tennis, Health Club	•			•
Animal Hospital	•			•
Assembly Use:
Electronic Instruments		•		•
Computer		•		•
Assisted Living:
≤ 1/2 acre		•		•
> 1/2 acre			•	•
Automobile Filling Station, Car Wash and/or Repair		•		•
Cafe, Deli	•			•
Child Care:
Center: ≤ 6 children	•			•
Facility: ≥ 7 children		•		•
Disabled Care Facility			•	•
Entertainment Center			•	•
Fences:
7' or less	•
7' or more		•
Financial Institution:
W/o drive-up window	•			•
W/drive-up window		•		•
Hotel/Motel			•	•
Hospital, Medical Center			•	•
Itinerant Merchant:
Seasonal Food Stands	•			•
Christmas Tree Sales	•			•
Fireworks Stands	•			•
Seasonal Produce Stands	•			•
Seasonal Flower Stands	•			•
Medical Cannabis Pharmacy*	•			•
Mixed-Use—horizontal, vertical	•			•
Mortuary/Funeral Home	•			•
Municipal Facilities:
Parks	•
Public Safety Facility		•
Library	•
Postal Facility			•
Public Utilities
Major			•
Minor	•
Recreation Facilities	•
Trails	•
Office:
General	•			•
Intensive			•	•
Outdoor Dining		•
Outdoor Storage		•
Parking Lot:
Commercial			•	•
Private	•
Quasi-Public Facility			•	•
Recreation Facility:
Commercial			•	•
Private	•
Religious/Educational Institution:
Permanent	•
Temporary			•
Restaurant:
W/o drive-up window	•			•
W/drive-up window		•		•
Retail and Service Commercial: Large*
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Retail and Service Commercial: Medium**
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Retail and Service Commercial: Small***
W/drive-up window		•		•
W/o drive-up window	•			•
24-hour use	•			•
Shopping Center			•	•
Telecommunications Facility		•
Warehouse/Distribution			•	•

*Large: 25,000 SF or larger, single tenant

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

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

i. A medical cannabis pharmacy use shall meet the proximity requirements as specified and amended in Section 26-61a-301 of the Utah Code Annotated.

i. An applicant for a medical cannabis pharmacy use must provide a description of the physical characteristics of the proposed facility, including a site plan, floor plan, architectural elevations, and a security plan as part of the business license application for the use. Fencing and security devices must comply with applicable city requirements.

ii. When proximity restrictions include area in an adjacent municipality, an applicant for a medical cannabis pharmacy use shall obtain a letter from the adjacent municipality indicating proximity restrictions within this title are satisfied based on existing uses in the area in the adjacent municipality prior to issuance of a business license.

c. Parking. A medical cannabis pharmacy use shall be considered a retail and service commercial personal service use in the Bingham Junction zone for the purpose of calculating parking requirements.

d. Signage. In addition to those requirements within this title, all signage associated with a medical cannabis pharmacy use shall comply with any requirements imposed by the state of Utah.

a. An IADU may only be constructed on a lot with one detached single family dwelling. The property owner must occupy one of the dwelling units on the property as their permanent residence for as long as the IADU remains on the property.

b. The IADU must conform to all applicable standards in the building, plumbing, electrical, mechanical, fire, health, and any other applicable codes. A building permit is required prior to engaging in any construction activity on an IADU.

c. Installing separate utility meters or separate addresses for an IADU is prohibited.

d. Any additions to an existing building must comply with the development standards within this chapter.

e. An IADU must provide off-street parking as described within this chapter.

f. An IADU may not be constructed within a mobile home or manufactured home.

g. An IADU may not be constructed on a lot with a total square footage of six thousand or less.

h. Prior to issuance of a certificate of occupancy for an IADU, the property owner must record a notice against the property’s title that includes:

i. A description of the primary dwelling;

ii. A statement that the property contains an IADU; and

iii. A statement that the IADU may only be used in accordance with this title.

i. An IADU may not be rented or leased for a period of less than thirty consecutive days.

j. Only one IADU is permitted on each property.

a. An EADU may only be constructed on a lot with one detached single family dwelling. The property owner must occupy one of the dwelling units on the property as their permanent residence for as long as the EADU remains on the property.

b. The EADU must conform to all applicable standards in the building, plumbing, electrical, mechanical, fire, health, and any other applicable codes. A building permit is required prior to engaging in any construction activity on an EADU.

c. Installing separate utility meters or separate addresses for an EADU is prohibited.

d. An EADU must comply with the standards in Section 17-7-9.12.1.4(G).

e. An EADU must provide off-street parking as described within this chapter.

f. An EADU may not be constructed on the same lot as a mobile home or manufactured home.

g. An EADU may not be constructed on a lot with a total square footage of six thousand or less.

h. Prior to issuance of a certificate of occupancy for an EADU, the property owner must record a notice against the property’s title that includes:

i. A description of the primary dwelling;

ii. A statement that the property contains an EADU; and

iii. A statement that the EADU may only be used in accordance with this title.

i. An EADU may not be rented or leased for a period of less than thirty consecutive days.

j. Only one EADU is permitted on each property. (Ord. 2025-14 § 1 (Att. A); Ord. 2024-27 § 1 (Att. A); Ord. 2024-23 § 1 (Att. A); Ord. 2021-19 § 1 (Att. A); Ord. 2020-02 § 1 (Att. A); Ord. 2016-15 § 1 (Att. A); Ord. 2014-04 § 1 (Att. A); Ord. 5/5/2009O-8 § 1 (Att. A); Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.4 Single family residential development standards.

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

1. Minimum Area. The minimum lot area is five thousand square feet, subject to the following exceptions:

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

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

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

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

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

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

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

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

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

iii. Impervious Surfaces. A driveway with a width of twenty feet or forty percent of the lot frontage, whichever is greater, and a sidewalk of up to five feet in width from the driveway or street to the front door. The driveway may extend an additional ten feet in width behind the sidewalk.

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

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

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

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

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

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

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

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

D. Height. The maximum height for a structure is twenty-eight feet for a pitched roof and twenty-five feet for a flat roof.

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

F. Parking/Driveway Access. Each lot shall provide two parking spaces in a garage, or in the side or rear yard of the property. The driveway shall have a maximum paved width of twenty feet, or forty percent of the lot frontage, whichever is greater. The driveway may extend an additional ten feet in width behind the sidewalk.

G. Unoccupied Accessory Structure and External Accessory Dwelling Unit Standards. An unoccupied accessory structure and shall meet the following development standards:

1. Proximity. An unoccupied accessory structure or an EADU must be located at least six feet from the main building.

2. Setbacks. An unoccupied accessory structure or an EADU must be located in either the rear or side yard with a five-foot setback, except an accessory structure located at the front yard setback of an adjacent corner lot must be at least fifteen feet from the corner lot line.

3. Height. The height of an accessory structure or an EADU may not exceed twenty feet for a pitched roof and sixteen feet for a flat roof.

4. Stories. An unoccupied accessory structure or an EADU may range from one to one and one-half stories.

5. Building Area. The maximum cumulative area of all unoccupied accessory structures and an EADU is the greater of nine hundred square feet or thirteen percent of the lot area.

6. Utilities. An unoccupied accessory structure or an EADU may not have a separate electrical service, gas service, sewer service or water service.

7. Maintenance. It is the responsibility of the property owner to ensure the setback area between an unoccupied accessory structure or an EADU and the property line remains free of weeds, junk and debris.

8. Number of Unoccupied Accessory Structures. Multiple unoccupied accessory structures are permitted on each property so long as each unoccupied accessory structure meets the requirements of this subsection.

H. Reserved.

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

2. Garages. Street-facing garage doors must be set back a minimum of twenty-two feet from the property line or sidewalk, whichever is greater, and, in all cases, be recessed a minimum of two feet behind the front line of the building living area (porches, bay windows, and similar projections not included).

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

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

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

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

i. Entry Doors. Entry doors must face the front yard or, if located on the building side, must be placed within three feet of the front facade. Entry doors must be covered by a roof and must be a primary element of the front of the structure. (Ord. 2024-26 § 1 (Att. A); Ord. 2021-19 § 1 (Att. A); Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.5 Medium and high density residential development standards.

The following development standards apply to all new single family attached, single family detached, and multi-family development in the residential land use area, with the exception of single family detached residential lots (see Section 17-7-9.12.1.4):

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

1. Front. The minimum front yard setback is eighteen feet if off-street parking is to occur in the driveway. Otherwise, the front yard setback shall be approved by the planning commission through specific design review.

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

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

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

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

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

B. Height. The maximum height for the zone is four stories. If a structure is constructed on a lot within fifty feet of a single family residential development the maximum height shall be thirty-five feet for a pitched roof and thirty feet for a flat roof.

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

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

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

D. Stories. All building types must be from one to four stories.

E. Proximity. There shall be a minimum separation of twenty feet between all habitable structures. Building separation may be reduced as follows if Building Code requirements are met: ten feet between one-story structures; fourteen feet between two-story structures; and eighteen feet between three-story structures. In a single family detached development, building separation may be reduced as follows if Building Code requirements are met: ten feet between one-story structures; ten feet between two-story structures; and eighteen feet between three-story structures.

F. Fencing. Fencing in residential developments shall not exceed seven feet in height in the rear and side yards, and four feet in the front yard. Fencing located in the sight distance triangle shall not exceed three feet in height. Any fence within ten feet of a driveway shall not exceed three feet in height for the first ten feet behind the sidewalk.

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

1. Minimum Landscaped Area. The applicant shall provide thirty percent improved open space with a minimum of fifteen percent improved common recreational amenities not to include required yard setbacks. Landscaped areas shall not be less than five feet wide.

2. Landscaped Setback from Edge of Public Right-of-Way. The minimum landscaped setback from the edge of a public right-of-way shall be eighteen feet. No parking access shall be allowed through the landscape setback and no parking shall be adjacent to the required landscape setback.

3. Building Foundation Landscaping. The ground adjacent to the building foundation must be landscaped if it is visible from public vantage points.

4. Plant Materials. Areas requiring landscaping shall be planted with substantial live plant material including: plants, shrubs, trees, sod, etc., for the purpose of buffering, screening, and improving the visual quality of the site.

a. Types of Vegetation. At least twenty-five percent of trees and shrubs must be evergreen. Up to twenty-five percent of the landscape area can include specialty paving, street furniture, and outdoor seating areas. Trees that are planted in the park strip shall meet the specifications described in the street tree selection guide of Midvale City.

b. Size of Trees. The following standards apply to the use of plant and tree material:

i. Deciduous Trees. All deciduous trees shall have a minimum caliper size of two inches.

ii. Ornamental Trees. All ornamental trees shall have a minimum caliper size of one and one-half inches.

iii. Evergreen Trees. All evergreen trees shall have a minimum height of six feet.

1. Minimum Number of Models for Single Family Detached, Attached, or Other Multi-Family Residential Unit Combinations That Appear to Be a Single Large House. Any development of fifty or more units in any of the above listed configurations shall have at least three different types of housing models. Any development of fewer than fifty units of the above listed configurations shall have at least two different types of housing models.

2. Minimum Model Characteristics for Single Family Detached, Attached, or Other Multi-Family Residential Unit Combinations That Appear to Be a Single Large House. Each housing model shall have at least three characteristics which clearly and obviously distinguish it from the other housing models, such as different floor plans, exterior materials and colors, roof shapes, garage placement, window size/proportion/pattern, placement of the footprint on the lot, and/or overall building facade design. Only a maximum of fifty percent of street accessed garages shall have garage doors facing the street with the balance being alternative side or rear-loaded and/or detached rear yard garages, etc., except that all opposing block faces shall duplicate the opposite side of the street; only front driveway block faces will face each other, only alley-loaded block faces will face each other. Each such alternatively loaded garage plan will constitute a distinct model for the purposes here.

3. Single Family Attached (Townhouse). The development of contiguous townhouses is limited to fifty units (i.e., in any single location) and in groupings no larger than eight units each. Any additional development over fifty row-houses may be developed so long as one-third of the total approved units are located on uncontiguous lots, a minimum of one hundred fifty feet or three lots apart in all directions and in groupings no larger than eight units each. Any townhouse development larger than eight units shall provide at least two different unit models. Each unit model shall have at least three characteristics that clearly distinguish it from the other townhouse models.

1. Minimum Percentage of Brick or Stone Facades. All single family detached, attached, or other multi-family residential unit combinations that appear to be a single large house shall include a substantial use of brick, cultured brick, natural or cultured stone, wood or synthetic wood products and limited amounts of stucco. Vinyl and aluminum siding products are prohibited as wall materials. Bay windows and other architectural elements protruding from the facades may be clad in other materials.

a. Color Scheme. The use of a single color scheme, minimal detailing, or blank (or largely blank) walls is not permitted. The use of exterior staircases is discouraged.

b. Building Massing. Buildings that are uniformly three stories or more must step the roof form or interrupt it with other roof elements. The building mass of the elevation can be reduced by offsetting dwelling units, and varying building setbacks and heights.

2. Roof Form. Roof forms shall be designed in ways and/or used in combinations to break up large, continuous building forms, particularly for cluster and multiple dwelling structures. Where flat roofs are used, other techniques to provide scale and interest shall be used to refine large, continuous building forms. Long, unbroken ridgelines are prohibited.

a. Generally, for structures lower than forty feet high, gable or hip roofs are preferred for the primary roof form. The primary gable roof slope shall not be less than 5:12 and not less than 6:12 for single family or duplex residences.

b. Secondary roof structures such as porch roofs, roofs over bay extensions, bay windows, etc., may include other roof forms such as shed roofs, and hip roofs in combination with gable roofs. However, the secondary roofs shall be consistent or complementary with the primary roof form. Secondary roofs that slope should not be less than 4:12. Flat roofs may be also appropriate for small areas.

3. Front Entry Feature. All dwelling units or residential buildings shall have an exterior entry that is a prominent, architectural focal point directing people into the unit or building. This feature shall relate to the architecture of the structure and may include porches, stoops, roofs, etc.

4. Garages. Garage doors must be set back a minimum of twenty feet from the property line or sidewalk, whichever is greater, if off-street parking is to occur in the driveway. In all cases where garage doors face a street, the garage door shall be recessed a minimum of two feet behind the front line of the building living area (porches, bay windows, and similar projections not included). (Ord. 2024-26 § 1 (Att. A); Ord. 2016-15 § 1 (Att. A); Ord. 2011-13 § 1; Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.6 Retail/office/flex and mixed-use lot and development standards.

The following standards apply to all new development in the retail/office/flex and mixed-use land use areas:

A. Lot Size. No minimum lot size.

B. Setbacks. No setbacks, except as required by the Building Code and landscaped buffers.

C. Build-To Line. All retail/office/flex and mixed-use structures located in subarea 5 shall address adjacent collector roads by being constructed at the build-to line. At least fifty percent of the adjacent facade must be built within three feet of the build-to line. The build-to line is defined as the landscaped setback line from the public right-of-way.

D. Height. The maximum height is ninety-five feet for a pitched or ninety-two feet for a flat roof for portions of the structure more than two hundred feet from a single family detached or attached residential structure. The maximum height for the zone is thirty-five feet for a pitched or thirty-two feet for a flat roof for portions of the structure within one hundred feet of a single family detached or attached residential development. Distance shall be measured to the nearest single family detached or attached residential structure. (Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.7 Retail/office/flex and mixed-use landscaping.

The following landscaping standards apply to all new development in the retail/office/flex and mixed-use land use areas:

A. Required Landscaping. The applicant shall professionally landscape the lot, according to an approved landscape plan, as a condition precedent to receiving a certificate of occupancy for all commercial uses. The community development director shall evaluate landscape plans for all permitted uses. The planning commission shall evaluate landscape plans for conditional uses. Landscape plan approval is a condition precedent to issuance of a building permit for the parcel. All landscaping shall be in place prior to issuance of a certificate of occupancy, unless seasonal conditions make installation unfeasible, in which case the applicant shall provide cash security, or its approved alternative, for all landscaping yet to be completed, which landscaping shall be installed by the following May 31st.

1. Physical Connections. Each lot shall have a system of pedestrian walkways and sidewalks that provide connections between the building entrances, neighboring building entrances, sidewalks, parking areas, open space and public trails.

2. Minimum Landscaped Area. Thirteen percent of the area of each retail/office/flex or mixed-use lot shall be developed as landscaped setbacks, courtyards, plazas, open space or walkways.

3. Landscaped Setback from Edge of Public Right-of-Way. The landscaped setback from the edge of a public right-of-way shall be twenty feet. Courtyard or plaza areas shall be deemed to be a part of the front setback of the building. All front setback areas shall be landscaped in accordance with the Riverwalk at Bingham Junction design guidelines. Maintenance buildings, trash collection and recycling areas, storage and service areas, mechanical equipment and off-street loading areas shall not be permitted in the front setback of any building and shall be located behind the main building structure, or completely screened from public view.

4. Building Foundation Landscaping. The ground adjacent to the building foundation must be landscaped if it is visible from public vantage points.

5. Residential Buffer. A landscaped buffer shall be required to separate residential uses from commercial and industrial uses.

a. Landscaped Buffer Area. The landscape buffer area must be a minimum of thirty feet wide to provide adequate screening, buffering, and separation of these uses. The landscape treatment should use a combination of distance and low level screening to separate the uses to soften the visual impact of the commercial or industrial use. The thirty-foot buffer area may be shared between adjoining properties, upon adequate proof of reciprocal easements to preserve and maintain the buffer area. The landscaped buffer area shall include a minimum of one tree for every two hundred fifty square feet.

b. Fully Sight-Obscuring Fence. The planning commission shall require complete visual separation from residential uses if it determines that complete screening is necessary to protect abutting uses, and landscaping is not practical. Such fence must be a minimum of six feet high (up to eight feet if warranted and approved by the planning commission) and completely sight-obscuring. Fences may be of wood, metal, bricks, masonry or other permanent materials.

6. Plant Materials. Areas requiring landscaping shall be planted with substantial live plant material including: plants, shrubs, trees, sod, etc., for the purpose of buffering, screening, and improving the visual quality of the site.

b. Size of Trees. The following standards apply to the use of plant and tree material:

i. Deciduous Trees. All deciduous trees shall have a minimum caliper size of two inches.

ii. Ornamental Trees. All ornamental trees shall have a minimum caliper size of one and one-half inches.

iii. Evergreen Trees. All evergreen trees shall have a minimum height of six feet.

7. See Section 17-7-9.5 for further landscaping standards. (Ord. 2022-01 § 1 (Att. B); Ord. 2016-15 § 1 (Att. A); Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.8 Retail/office/flex and mixed-use architectural standards.

All new development must present an attractive, coordinated streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale and provide for the safety and convenience of pedestrians. All new development shall comply with the following architectural standards:

A. Walls. No more than three materials shall be used for primary wall surfaces. Exterior finishes shall be of traditional, time- and weather-tested techniques. Retaining and screening walls shall be of materials complementary to the building’s materials. Buildings shall use a cohesive palette of colors which complement nearby buildings. Without limiting the use of color, large areas of wall shall be subdued in color and not reflective. Intense colors should be used as accent only.

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

C. Fences, Hedges, and Walls. The following standards apply to new development of fences, hedges and walls:

1. Required Setbacks. A fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures is permitted in the required setback of a zone district if it meets the following conditions:

a. All fences and walls meet the requirements of Title 15, Buildings and Construction;

b. No fence, hedge, or wall extends beyond or across a property line without a recorded agreement with the abutting property owner;

c. Reserved;

d. Only one fence or wall shall be allowed per property line. Double fences, walls or combinations thereof are prohibited; and

e. No barbed wire or other sharp, pointed, or electrically charged fence may be erected or maintained, except a temporary fence on a construction site to protect the property during the period of construction may be topped with barbed wire where the barbed wire is not less than eight feet above the ground and does not extend more than two feet above the temporary fence.

2. Height. No fence structures may exceed seven feet in height, four feet in height from the front of the primary structure forward, or three feet in the sight distance triangle, measured as follows:

a. In a required yard abutting a street, the total effective height above the finished grade measured on the side nearest the street;

b. In any other required yard, the total effective height above the finished grade measured on the side nearest the abutting property;

c. On a property line, measured from the finished grade of either side when the abutting property owners are in agreement; and

d. A temporary fence on a construction site may be as high as required to protect the property during the period of construction.

3. Athletic Facilities. Fencing around athletic facilities, including, without limitation, tennis courts, may be fourteen feet in height so long as all portions above six feet are constructed with at least fifty percent nonopaque materials. Fencing around golf courses and driving ranges may be constructed to a height such that ninety-nine percent of all errant objects are contained as demonstrated by the applicant through submittal of appropriate data/studies and approved by the planning commission. This fencing shall comply with the following requirements:

a. All golf course and driving range netting shall be constructed of black netting and be at least ninety percent transparent;

b. The minimum setbacks shall be the same as for structures in the zone. Setbacks may be increased by the planning commission if it is found necessary to provide appropriate buffering from roadways and adjacent properties;

c. Landscape buffering shall be provided to visually soften the fencing from the vantage point of the motorist and pedestrian. Buffering may include plant materials, berming, or a combination thereof;

d. Poles for fencing shall be painted black, bronze or blue/grey to blend with the sky. The planning commission, based upon a color study submitted by the applicant, shall approve the final color scheme for the poles; and

e. Any other conditions deemed necessary by the planning commission pursuant to the general review criteria noted in Section 17-7-9.9 to mitigate the impacts of the fencing on the surrounding area.

4. Conformance with This Section. No person shall construct, alter, or maintain a fence, hedge, wall, column, pier, post, or any similar structure or any combination of such structures except in conformance with all of the requirements of this section.

D. Reserved.

E. Miscellaneous. Security devices shall have materials and colors that complement the building’s architecture and building materials. Accessory structures shall be architecturally compatible with the primary development. Satellite dishes shall not be placed in view from the front yards.

Materials	Configurations	Techniques
Walls
Building Walls: Architectural precast concrete, architecturally treated concrete masonry units, brick cladding, natural and cast stone, architectural metals and glazing. No more than 3 materials shall be used for the primary wall surfaces on a building or fence.	Traditional, time- and weather-tested materials.	Buildings shall use a cohesive palette of colors which complement nearby buildings. Without limiting the use of color, large areas of wall shall be subdued in color and not reflective. Intense colors should be used as accent only.
Retaining Walls: Shall be of materials and color complementary to the building’s materials.	Traditional, time- and weather-tested materials.	Retaining walls shall use a cohesive palette of colors which complement nearby buildings. Without limiting the use of color, large areas of wall shall be subdued in color and not reflective.
Roofs
Roofs & Dormers: All the roofs and dormer roofs of a building shall be constructed of the same material.	Slopes of roofs shall be of equal pitch when a gable or hip roof is employed.	Metal roofs must have a subdued color. Painted shingles are prohibited.
Cornices & Trim: Shall be made with a material and color complementary to building.
Elements
Entry Porches: Front steps shall be constructed of durable materials.
Miscellaneous: Security devices shall have materials and colors that complement the building’s material. Accessory structures shall be compatible with the primary structure.	Satellite dishes over 18'' shall not be placed in front yards. Awnings shall not be backlit.	External lights shall be located and used to avoid light trespass.
Yard Walls & Fences: Shall be of materials and color complementary to the building’s materials.	Max. height on lot is 7'. Max. height from front of primary structure forward is 4'. Max. height in sight distance triangle is 3'.	Masonry wall shall be at least 8'' thick and capped by a weather protection top course.
Driveways & Parking: Curbs shall be concrete or asphalt.

F. Exterior Structure. All exterior walls of all structures shall be constructed in compliance with the following:

1. All buildings shall use one or more of the following durable materials as significant finish: architectural precast concrete, architecturally treated concrete masonry units, brick cladding, natural and cast stone, architectural metals, and glazing. Architectural site-cast concrete may be allowed if designed, articulated, and colored for a finished appearance on all buildings. At least fifty percent of all buildings visible from 7200 South shall be composed of brick, stone, architecturally treated CMU, and/or architectural precast concrete.

2. High standards for exterior materials, exterior building systems, and their application are expected. In particular, the design and application of EIFS or synthetic stucco are expected to be of a high enough quality to allow for crisp detailing and substantial relief. The use of EIFS on ground floor walls shall be limited to the surface area three or more feet above finished grade. The wall area from finished grade to where the use of EIFS begins shall be clad by a hard, durable material such as brick, stone, architectural precast concrete, or architecturally treated concrete masonry units.

3. Buildings shall provide variation in the form of facades that adjoin streets. Variations should result from significant dimensional changes in plane, color or detail as accomplished by such devices as protruding bays, recessed entries, upper level step-backs, arcades, offsets in the general plane of the facade, changes in materials or color, bay windows, vestibules, porches, balconies, exterior shading devices, nonretractable canopies or awnings, projecting cornices, or eaves.

4. Primary public entry(s) shall be architecturally emphasized so that pedestrians can easily find them.

5. Use awnings, canopies, arcades or other architectural features to reduce glare on storefront glass and to shelter the pedestrians standing near the storefront. Cantilever awnings and canopies from the building face so as to keep sidewalks as clear and unobstructed as possible.

6. Drive-through windows shall be located at the side or rear of buildings. While not desirable, a drive aisle may be located between the building and the street so long as its width is minimized, any pedestrian crossings of it are clearly delineated with special paving treatments, no parking spaces occur off of it and a low wall, railing with landscaping, or a continuous hedge at least three feet high exists between stacked cars and the sidewalk.

7. Opaque (solid) storefront security closures (rolling doors, etc.) are not allowed.

8. Weather Protection. Weather protection features such as awnings, canopies, doors inset by at least three feet, or arcades shall be provided at all customer entrances.

9. Facade Features. All large retail building facades visible from public streets shall include architectural treatments that add detail, character, and reduce the appearance of massive blank walls. Techniques such as color and material changes, expression of structure, shifts in plane, offsets and projections, belt courses, reveals, pilasters, windows, doors, arcades, canopies, and other similar elements may achieve this standard.

10. Parapets. Large building roofs shall have parapets and enclosures concealing flat roofs and rooftop equipment from public view. Parapet and enclosure materials shall match the building in quality and detail.

11. Building Orientation. Building facades that face the street but do not have pedestrian entries shall be composed of high quality materials such as brick or stone, and shall provide variety and interest in the facade through the introduction of such elements as pilasters, recessed or protruding bays, changes in materials and/or colors, building lighting elements, display windows with products or product graphics, transparent windows or clerestories, and well-designed signs and graphics. Service areas, mechanical equipment, meters and trash containers shall be completely screened from the street.

12. Entryways. Each large retail building on a site shall have clearly defined, highly visible customer entrances featuring a combination of several elements such as:

a. Canopies, awnings or porticos.

b. Projecting eaves and cornices.

c. Recesses/projections of wall surfaces.

d. Arcades.

e. Raised parapets over the door.

f. Peaked roof forms.

g. Lighting features.

h. Entry plazas.

i. Display windows.

j. Architectural details such as masonry tile work and moldings which are integrated into the building structure and design.

k. Integral planters or wing walls that incorporate landscaping.

l. Signs integrated with the building architecture.

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

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

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

3. Corner Buildings. Special attention shall be given to corner buildings that are highly visible, that may serve as landmarks, and provide a sense of enclosure at intersections. Special attention can be achieved by architecture, landscape, and public place.

H. Reserved.

I. Screening. Trash collection and recycling areas, service areas, mechanical equipment and off-street loading areas shall be screened on all sides so that no portion of such areas is visible from public streets and alleys and adjacent properties. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof.

1. For nonresidential and mixed-use structures, all roof-mounted mechanical and electrical equipment, communication antennas or dishes shall be screened from the view of a pedestrian at the far side of the adjoining right-of-way or one hundred feet from the front property line, whichever is less, or designed and/or located as part of the overall architectural design.

2. For residential structures, rooftop mechanical equipment, vents, flues, fans and other pieces of equipment shall be screened and/or organized to leave pitched roofs as simple and uncluttered as possible, or, where roofs are flat, to be screened from view of a pedestrian at the far side of the adjoining right-of-way or one hundred feet from the front property line, whichever is less. Where such appurtenances are visible, they shall be painted a color that matches the roof color or other architectural features so that their visual impact is minimized.

3. Refuse containers shall be screened from view on all sides. Screen walls and fences shall be one foot higher than the object to be screened. An opaque gate shall be included where required to complete screening.

4. Off-street loading areas and/or service areas shall be located to the side or rear of buildings. Where they are directly visible from streets, and nearby residential buildings, they shall be screened by walls at least eight feet high, or densely and continuously massed landscaping that maintains its screening capabilities in the winter. Raised planters, berms or other land forms may also be used in conjunction with landscaping or walls. A combination of dense, continuous landscaping and walls may allow the use of lower walls, but no lower than four feet high from finished grade. (Ord. 2024-18 § 1 (Att. A); Ord. 2022-01 § 1 (Att. B); Ord. 2019-06 § 1 (Att. B); Ord. 2016-15 § 1 (Att. A); Ord. 2015-01 § 1 (Att. A); Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.9 Trails and open space.

A. Provide a continuous trail system throughout Bingham Junction, connecting it to the regional trails and bikeways serving the site such as the Jordan River. Sidewalks may be considered as trail linkages if pedestrians and bicyclists are separated and the dual-use sidewalk has at least a clear width of eight feet.

B. Public access shall be provided to all open space, directly from the public street/sidewalk system or through off-street pedestrian and/or bicycle paths. (Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.10 Streets and alleys.

A. All local streets, whether public or private, shall provide a detached sidewalk at least five feet wide, a planting strip between the sidewalk and the back of curb at least eight feet wide, and street trees. The tree requirement shall be calculated at one tree per forty feet of frontage, either grouped or spaced at reasonable intervals, where allowed by the institutional controls.

B. The number and width of curb cuts shall be minimized on residential and commercial streets so as to reduce the number of conflicts between vehicles and pedestrians. Driveways to individual residential garages shall not be wider than sixteen feet at property line, and should not be closer than twenty-five feet apart. Driveways providing access to single family attached units shall be separated by a minimum landscaped area of five feet in width.

C. Where a local or collector street is bordered by ground floor commercial uses with shop fronts oriented to the street, the planting strip may be replaced by at least a five-foot wide hard surface amenity zone with street trees in grates or cut-outs where allowed by the institutional controls. Other street furniture such as waste baskets, bicycle racks, pedestrian lights, and newspaper boxes may be located within this amenity zone. The sidewalk should be wide enough to provide at least five feet of width for a walking zone and at least a five-foot wide zone next to the shop fronts for window shopping, sidewalk cafes, and the temporary display of goods.

D. Local and collector streets shall be designed to accommodate the minimum widths for travel lanes and on-street parking lanes.

E. Parallel on-street parking should be encouraged on all local and collector streets. Diagonal and head-in parking off of local or collector streets shall be used only in commercial or mixed-use areas, not in residential areas.

F. Surface parking areas shall be screened by low perimeter landscaping, walls or railings to minimize the impact of vehicles and headlights onto adjoining residential structures and streets.

G. Pedestrians shall be buffered from the travel lane next to the curb by at least an eight-foot planting strip with street trees no more than forty feet on center apart where allowed by the institutional controls, or by at least a five-foot amenity zone between back of curb and walking zone with street trees in grates or planted cut-outs. Where feasible, on-street parallel parking is also encouraged to provide additional buffering to the pedestrian environment, and pedestrian activity on the street. (Ord. 8/1/2006O-12 § 1)

17-7-9.12.1.11 Related provisions.

A. Title 5, Licensing.

B. Title 16, Subdivisions.

C. Chapter 17-2, Definitions.

D. Chapter 17-3, Administration and Enforcement.

E. Section 17-7-9.5, Common Development Standards. (Ord. 8/1/2006O-12 § 1)