Midvale City Zoning Code

17-7-10.12 Jordan

Bluffs Subareas 1-3 Development

17-7-10.12.1 Purpose.

The purpose of this chapter is to create the zoning plan required in Chapter 17-7-10 and the specific development review process for development in subareas 1-3 of the Jordan Bluffs zone. This chapter applies to all residential, commercial and mixed-use development in the area depicted as subareas 1-3 in the Jordan Bluffs zone and described as lot 2 in the Jordan Bluffs subdivision. Provisions of this title shall apply to all development in subareas 1-3. To the extent that a provision of the Midvale Municipal Code conflicts or is inconsistent with the provisions set forth in this chapter, the provisions of this chapter shall apply. Figure 1 represents the concept plan for subareas 1-3 created for the purpose of identifying twelve pods. Indications to “pod,” “pods,” or “park” within this chapter shall reference Figure 1 for general location. This concept plan is designed to guide the main infrastructure and master planning of the site in a manner consistent with the zoning plan and environmental conditions associated with the site. A large scale master planned development application shall be submitted for each pod area based on the specific development standards contained herein.

(Ord. 2025-11 § 1 (Att. A); Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.2 Development review process.

Excluding municipal facilities occupying an aboveground area of one-half acre or less, which shall be reviewed as an allowed use according to Section 17-3-3, the following development review process applies to all new development in Jordan Bluffs Subareas 1-3:

A. Initial Contact. The applicant shall confer with the community development director to discuss the proposal and applicable development review and approval procedures.

B. Initial Staff and Development Review Committee Review. The applicant shall provide the planning and zoning staff with a concept plan to allow for an initial review of the proposal. The concept plan shall show the location of all proposed streets, alleys, drives, pedestrian and bicycle elements, buildings, parking areas, landscaped areas, screening, uses of land and buildings, building heights, building elevation sketches showing typical exteriors and architecture, integration with the surrounding area, phasing plan, and other features. This concept plan shall be construed to be an illustration of the development concepts only and not an exact representation of the specific development proposed. After staff determines a complete concept plan proposal has been submitted, staff shall schedule a review by the development review committee. The applicant shall appear before the development review committee to address its concerns and to field input.

C. Planning Commission Work Session. The applicant shall present the concept plan to the planning commission in a work session at least once before submitting a formal application. The work session shall be for discussion and informal feedback purposes only, and no action shall be taken concerning the concept plan.

D. Large Scale Master Plan. The applicant may submit an application for a large scale master planned development following completion of the procedural steps above. A large scale master planned development application and approval are required for each pod shown on the concept plan in Figure 1 of this chapter prior to any specific development applications, i.e., subdivision plats, site plans, and building permits. A master planned development application may include multiple pods. A subdivision plat recorded for purposes of identifying and dedicating roadways between pods may be recorded before submission of a large scale master planned development application provided the applicant shows how such roadways are anticipated to provide access and circulation to affected future development. A subdivision plat may also be recorded to establish the boundary of Pod “C” or the park. A large scale master plan shall comply with the provisions of Section 17-7-10.12.4.

E. Development Agreement. In 2019, the city entered into an amended and restated master development agreement with Gardner Jordan Bluffs, L.C. During the term of the amended and restated master development agreement and subject to any amendment to the amended and restated master development agreement, a development agreement, in a form satisfactory to the city attorney and city council, and consistent with law, shall be required in conjunction with each large scale master plan to ensure the property owner complies with the provisions applying to Subareas 1-3 of the zoning district; the amended and restated master development agreement for Jordan Bluffs Project; the large scale master plan, including specific approved plans and elements establishing the character and design of the project area; and allowing the property owner the right to develop in accordance with the approved plan for a period up to, but not exceeding, the term of the amended and restated master development agreement for Jordan Bluffs Project. City-owned municipal facilities are exempt from this requirement.

F. Subdivision Plats, Site Plans and Building Permits. Prior to any development occurring in a pod, the applicant shall obtain all applicable development permits as required in Chapter 17-3 and Title 16. The review processes for these permits shall be as set forth in Chapter 17-3 and Title 16. These development permits shall be consistent with the approved large scale master plan, development agreement, this chapter and current building code. Preliminary subdivision plats, final subdivision plats, preliminary site plans and final site plans may be reviewed concurrently with the large scale master plan. (Ord. 2023-14 § 1 (Att. E); Ord. 2021-18 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.3 Use table.

The following uses are allowed with the applicable development permit(s) in Jordan Bluffs Subareas 1-3. If a use is not specifically designated, then it is prohibited. Uses designated with asterisk (*) require specific additional standards included in Section 17-7-10-12.12. Unless otherwise specified, all buildings and uses shall comply with all city development requirements. The size, location, appearance, and method of operation shall be specified to the extent necessary to ensure compliance with the requirements in this title. Some uses have additional standards included in Chapter 17-6, Supplementary Regulations.

Use Type
Accessory Structure
Animal Clinic/Hospital
Assembly Hall
Assisted Living
Child Care
Data Center/Data Storage Facility
Disabled Care Facility
Dwellings:
Townhomes (single family attached units)
Condominiums
Multifamily (stacked units)
Entertainment Center
Financial Institution:
W/o drive-up window
W/drive-up window*
Food Truck Court*
Home Occupation
Hotel
Manufacturing
Medical Cannabis Pharmacy*
Mixed Use
Mortuary/Funeral Home
Municipal Facilities
Office
Outdoor Dining*
Outdoor Storage
Parking Lot/Structure
Public and Quasi-Public Facility
Recreation Facility, Commercial
Religious/Educational Institution
Research and Development
Residential Facility for Elderly Persons*
Residential Facility for Persons with a Disability*
Restaurant:
W/o drive-up window
W/drive-up window*
Retail and Service Commercial:
W/o drive-up window
W/drive-up window*
Telecommunications Facility*, including wireless
Warehouse/Distribution/Flex

(Ord. 2024-27 § 1 (Att. A); Ord. 2020-02 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.4 Large scale master planned development submittal.

The purpose of the large scale master planned development for each pod shown on the concept plan in Figure 1 of this chapter is to provide an overview of the infrastructure and development layout for the site to ensure it provides physical and functional integration of the site components to each other, to the other Jordan Bluffs pod areas, and to the greater Midvale neighborhood areas, including design features to assure appropriate transition of uses, building heights and schematics, multi-modal transportation connection points, characteristics that encourage public pedestrian activity, convenience and safety in and around the development. In lieu of the large scale master planned development submittal requirements in Chapter 17-3, the large scale master plan submittal shall consist of the following:

A. A written narrative and graphic exhibits explaining and showing the nature and character of the development. This information shall include: total acreage broken down into the approximate acreage of any phases, parcels, and specific land uses; scale/intensity of each land use expressed in numbers (i.e., residential units/density, square footage of commercial uses).

B. A map of the existing site showing approximate site boundaries and dimensions, topography, roads, public utilities, and other major infrastructure improvements, as well as existing adjacent land uses and development.

C. A proposed site plan showing general location and size of all buildings, setbacks, streets, walkways, parking areas, general landscaping plans, plazas, gathering areas, and recreational amenities. Site plans for pods adjacent to the park shall also show public pedestrian access to the park and parking for the park as required by Section 17-7-10.12.5(H).

D. A preliminary utilities master plan (including general location, size, capacity), grading, and drainage plan.

E. A transportation plan showing road, bicycle and pedestrian networks to include a project circulation system and connections to adjacent developments and larger circulation networks in the city and region (including transit); and descriptions of internal streets, roads, alleys, and pedestrian and bicycle facilities.

F. An analysis of the traffic impact of the project on existing and proposed streets (including projected traffic counts).

G. A master parking plan for each pod. If the developer chooses to use parking from other pods to offset the parking requirement on a subject pod, then the parking plan will include each pod in its overall calculation(s). The master parking plan shall be based on the minimum parking requirements found in Table 17-7-10.12.6 and may allow for reductions based on the developer’s ability to show shared parking opportunities for uses within and between pods.

H. Architectural elevations showing architectural theming for each type of building including building materials and architectural design precedents.

I. Thematic site design elements to be utilized. These elements include street trees, street lighting, pedestrian scaled lighting, parking lot lighting, public furniture (including benches, trash receptacles, bike racks, etc.), pedestrian crossings, and wayfinding signage.

J. A master sign plan with proposed project sign locations, sign designs, building sign envelopes and other related features. The master sign plan may include wayfinding signs that provide direction to points of interest within Jordan Bluffs and adjacent areas. These signs shall be designed to reflect the thematic site and architectural design of the area with the specific sign details and locations approved by the community development director.

K. A preliminary development schedule and proposed phasing plan.

L. Such other information as the community development director deems necessary to determine whether the application complies with the standards adopted in this chapter. (Ord. 2019-03 § 1 (Att. A))

17-7-10.12.5 Development requirements.

A. Development requirements for Jordan Bluffs Subareas 1-3 shall include, without limitation, the standards set forth in this title, Title 16 (Subdivisions), Midvale City Construction Specifications, APWA Standard Plans and Standard Specifications, fire code, building code, institutional controls set forth in Chapter 8.10, the adopted 2017 Site Management Plan for the Former Sharon Steel Superfund Site, and the 2004 Jordan Bluffs Site Modification Plan.

B. Protection and Enhancement of Wetlands. The applicant shall protect and enhance the wetland/drainage area near the southeast corner of Subarea 3. Development surrounding the wetland/drainage area shall be designed to use this area as an amenity.

C. Slope Area. Except for areas designated for solar energy production on the large scale master plan or trails for pedestrian connections to the Jordan River Parkway, pitched areas along 7800 South and the Jordan River shall be planted and/or hydroseeded with vegetation from the approved Sharon Steel Plant List in the Site Management Plan.

D. Public Road Improvements. At a minimum, the applicant shall provide the following public road improvements according to the schedule described in the master development agreement. Public roads shall be classified as primary, secondary, or tertiary roads depending on location and intended use. Figure 2 labels each public road within the zoning district and assigns its classification. All public roads shall be constructed to the city construction specifications.

1. Roads shall be aligned to create four-way intersections or offset in accordance with engineering standards and based on expected traffic volumes as determined by the city engineer. All turning radii, circulation and pavement cross sections are subject to approval by the city engineer and fire marshal. For all roads with a minimum setback of less than ten feet, the planter area shall be replaced with sidewalk and tree grates for required street trees.

2. 7800 South Right-of-Way Improvements. Curb, gutter, sidewalk and landscape improvements along the south side of 7800 South are required. The applicant shall construct and install these improvements as part of the adjacent development project.

3. Main Street/700 West Right-of-Way Improvements. Curb, gutter, and sidewalk improvements along the Main Street property frontage are required. The applicant shall construct and install these improvements as part of the adjacent development project. These improvements shall match and tie into the right-of-way improvements to the north with the necessary right-of-way property dedicated to Midvale City for these improvements.

4. Primary Roads. At a minimum, primary roads shall be designed and constructed to the specifications included in Figure 3.

5. Secondary Roads. At a minimum, secondary roads shall be designed and constructed to the specifications included in Figure 4.

6. Tertiary Roads. At a minimum, tertiary roads shall be designed and constructed to the specifications included in Figure 5.

7. Street standards for Bingham Junction Boulevard and East Ivy Drive are found in Section 17-7-10.11.3.

E. Private Road Improvements. Projects may have interior private roads. The minimum right-of-way width must accommodate the pavement width required by the fire code and curb, gutter and five-foot-wide sidewalks on both sides. Additional right-of-way width is required for on-street parking or bike lanes.

F. Street Frontage Tree Requirements. At least one street tree shall be planted for each forty lineal feet of frontage along all public and private roads. Street frontage trees may be clustered or spaced linearly in the planter between the sidewalk and curb or within ten feet of the inside edge of the sidewalk if there is not a planter area. Street tree species shall comply with the thematic site design plan.

G. Pedestrian Connections. Walkways of at least five feet in width shall be incorporated within and between developments. Where walkways cross roads, driveways, or drive aisles, stamped concrete or asphalt, or other distinguishable material, shall be used to construct crosswalks. The applicant shall provide pedestrian connections to the Jordan River Parkway Trail, 7800 South, Main Street/700 West, and other public amenity areas.

H. Public Access and Parking for Park Required. Public access and parking for park users are required in the pods adjacent to the park. The community development director may allow multiple pods to utilize the same public access and parking where the applicant demonstrates the plan provides for adequate public accessibility and parking for the park for all pods. See Figure 1 of this chapter for park and pod location.

I. Landscaped Setback from Roads. The following landscaped setbacks are required along all roads. No buildings, structures, fencing, or parking shall be allowed within these landscaped setbacks unless specifically noted. Building overhangs, cantilevers, pop-outs and other above ground architectural features attached to a building may project into a landscape setback up to three feet. At grade patios may extend into a thirty-foot landscaped setback up to eight feet. Setbacks shall be measured from the edge of the public or private road or right-of-way:

Road	Landscaped Setback
Bingham Junction Boulevard	30' minimum
7800 South	30' minimum
East Ivy Drive (between Main Street and Bingham Junction Boulevard)	30' minimum
Main Street/700 West	15' minimum
All other public and private roads	Pods E—K: Determined by frontage requirements (see subsection (L) of this section) All other pods: 10' minimum

J. Building Height. For purposes of defining the maximum structure height, refer to Figure 1 of this chapter. The maximum building height allowed for structures in “Pod A,” “Pod “B,” and “Pod C” is ninety-five feet measured from the finished grade of the first floor of the building to the top of the exterior wall. The maximum building height allowed for all other pods is one hundred eighty feet measured from the finished grade of the first floor of the building to the top of the exterior wall. In all cases, parapets and screened equipment shall not be included in the measurement for determining maximum building height. Parapets shall not be more than eight feet in height measured from the roof membrane.

K. Utilities. All utilities within the proposed development shall be buried. Power lines serving a data center use may be located above ground.

L. Building frontages shall be located and designed according to the tables below, based on lot location, for all projects located in Pods E through K. Lots with frontage along primary streets and Bingham Junction Boulevard shall use Table 17-7-10.12.5(L)(1); lots with frontage along secondary streets shall use Table 17-7-10.12.5(L)(2); and lots with frontage along tertiary streets shall use Table 17-7-10.12(L)(3). Lots with frontage along multiple street types shall use the frontage requirements associated with the highest priority frontage in the following order: primary, secondary, tertiary. Lots with frontage along multiple streets of the same type shall only be required to comply with these requirements along one street of each type.

Building Placement
BUILD-TO-ZONE (BTZ)
Primary Street	0'-0" min—10'-0" max (30'-0" min—40'-0" max along Bingham Junction Blvd)
Side Street	0'-0" min—10'-0" max
Rear Street	None
SETBACK
Side Lot Line	0'-0" min
Rear Lot Line	5'-0" min
Encroachments
Primary Street
Ground Floor	12'-0" max
Upper Floor(s)	6'-0" max
Side/Rear Street
Ground Floor	8'-0" max
Upper Floor(s)	6'-0" max
Parking
SETBACK
Primary Street	30'-0" min
Side/Rear Street	5'-0" min
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min

Building Placement
BUILD-TO-ZONE (BTZ)
Primary Street	0'-0" min—15'-0" max
Side Street	0'-0" min—15'-0" max
Rear Street	None
SETBACK
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min
Encroachments
Primary Street
Ground Floor	8'-0" max
Upper Floor(s)	6'-0" max
Side/Rear Street
Ground Floor	6'-0" max
Upper Floor(s)	4'-0" max
Parking
SETBACK
Primary Street	15'-0" min
Side/Rear Street	5'-0" min
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min

Building Placement
BUILD-TO-ZONE (BTZ)
Primary Street	0'-0" min—20'-0" max
Side Street	0'-0" min—20'-0" max
Rear Street	None
SETBACK
Side Lot Line	5'-0" min
Rear Lot Line	15'-0" min
Encroachments
Primary Street
Ground Floor	4'-0" max
Upper Floor(s)	4'-0" max
Side/Rear Street
Ground Floor	4'-0" max
Upper Floor(s)	4'-0" max
Parking
SETBACK
Primary Street	5'-0" min
Side/Rear Street	5'-0" min
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min

M. Institutional Controls. Due to the environmental history of the Jordan Bluffs area and the limitations of the capped portions of the Jordan Bluffs site, all new development, including wet utilities and landscaped areas, shall be installed as regulated by this title, the institutional controls set forth in Chapter 8.10, and the adopted Site Management Plan (2017) and Site Modification Plan (2004). All development shall continue to be maintained in accordance with these standards. (Ord. 2025-21 § 1 (Att. A); Ord. 2025-11 § 1 (Att. A); Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.6 Parking and access standards.

Off-street parking, on-street parking and development access shall meet the following standards:

A. Parking Ratio Requirements. Required parking shall meet the following minimum standards or shall be consistent with the approved master parking plan included in the associated large scale master plan. Required parking stalls shall be calculated based on the total required for the square footage of each use within a structure. The minimum parking requirements found in Table 17-7-10.12.6 may be reduced by the community development director based on a parking study obtained by the developer and verified by the city showing how on-street parking or other parking strategies reduce the parking need. If the required parking ratio for a particular use is unclear, the most current edition of the ITE manual of parking generation rates shall be used.

Uses	Parking Requirement (Minimum)
Assembly Hall/Auditorium	1 per 5 seats or 3 per 100 s.f. of assembly area
Assisted Living/Disabled Care	1 per 2 bedrooms plus 1 per employee per shift, or 2 per 3 employees per shift, whichever is greater
Data Center Storage	0.25 stalls per 1,000 s.f. of floor area
Dwellings:
Multifamily*
Studio and 1 bedroom units	1.5 stalls per unit plus guest parking
2 bedroom units	1.75 stalls per unit plus guest parking
3+ bedroom units	2.0 stalls per unit plus guest parking
Townhomes	2.0 stalls per unit plus guest parking
Senior (age restricted) affordable housing	0.5 per unit
Guest parking**	1.0 stall per 4 units
Entertainment Center	1 per 4 seats or 5 per 1,000 s.f. of floor area depending on type of facility
Financial Institution	3 per 1,000 s.f. of net leasable building area
Hotel	0.8 per suite
Manufacturing/Assembly/Warehouse/Distribution	1 per 1,000 s.f. of net leasable building area
Municipal Facilities	Based on type of use
Office:	3 per 1,000 s.f. of net leasable building area not to exceed a maximum of 6 per 1,000 s.f.
Park (required in pods adjacent to park)	Number of parking spaces determined by community development director at site plan review and based on number and type of adjacent park amenities
Recreation Facility, Commercial	Greater of: 1 per 4 seats; 5 per 1,000 s.f. of floor area; or 1 per 3 persons rated capacity. For tennis- and pickleball-only facilities: 7 per court
Religious/Educational Institution	Greater of: 1 per 5 seats, 2 per 3 employees, or 1 per 1,000 s.f. of floor area
Residential Facility for Elderly Persons/ Persons with a Disability	Greater of: 1 per 2 bedrooms plus 1 per employee per shift or 2 per 3 employees per shift
Restaurant	5 per 1,000 s.f. of net leasable floor area
Retail and Service Commercial	3 per 1,000 s.f. of net leasable building area

*The parking requirement for affordable units shall be reduced by twenty percent. Units eligible for this reduction must be units restricted to households making sixty percent of the area median income (AMI) or less and must be rent restricted at that level for not less than fifty years. This reduction does not apply to required guest parking. The applicant shall provide documentation assuring the affordable units.

**In residential developments, private driveways can be counted towards the required guest parking if the driveways have a minimum depth of eighteen feet. Guest parking shall be distributed across each residential site based on the required guest parking ratio.

B. Driveway Widths and Parking Standards. The following driveway width dimensions and parking standards apply to all new development. The city engineer may approve minor variations (equal to or less than ten percent) in driveway width and spacing.

1. Parking Area Landscaping. No parking is allowed within required landscape setbacks. Parking areas with more than twenty stalls shall provide at least fifteen percent interior landscaping. The location of the landscaping is flexible, but shall be designed and located to facilitate safe vehicular and pedestrian circulation through the parking area to destinations, and efficient stormwater detention. Paved walkways may be provided through landscape areas and will count towards the required percentage.

2. Driveway Standards. For all new development, driveways shall comply with the following standards:

a. All driveways shall be of sufficient width to accommodate the expected traffic utilizing the driveway, not to exceed thirty feet in width at the lot frontage. In locations where uses include large truck traffic, the city engineer may allow the driveway width to exceed thirty feet provided the applicant shows that it is not adequate to accommodate the expected traffic and the minimum width required to do so.

b. Driveways providing access to parking facilities and private residences shall have the following dimensions (unless otherwise required by the fire code):

i. Nonresidential Uses. When fire apparatus access is required, the minimum driveway width shall be twenty feet for one-way traffic and twenty-six feet for two-way traffic. Otherwise the minimum driveway width for a one-way driveway shall be fourteen feet and twenty-four feet for two-way traffic. Where one-way drives exist, directional signs and arrows shall be provided.

ii. Residential Uses (Accessing Multiple Units). The minimum driveway width shall be twenty feet of drivable surface. Where the length of a dead-end drive exceeds one hundred fifty feet, an approved fire apparatus turn-around shall be provided. Where alley loaded garages are to be constructed the driveway aprons accessing the private garages shall be a maximum of five feet; if parking is allowed the driveway length shall be a minimum of eighteen feet.

3. Spacing. New development shall provide the following:

a. Spacing. Spacing between access points along public street shall be determined by the city engineer. Along Bingham Junction Boulevard, a minimum of three hundred feet of spacing between driveways is recommended; if a driveway is limited to right-in and right-out turns, reducing the spacing to two hundred feet may be appropriate. A minimum of one hundred fifty feet of spacing between driveways is recommended on all other roads. Shared use of driveways is strongly recommended.

b. Centerline. The centerline of intersections of the driveways entering from opposite sides of the roadway must be aligned.

4. Surfacing. Parking areas and driveways must be hard-surfaced, maintained in good condition, and clear of obstructions at all times.

5. Parking Space Dimensions. All new development shall provide parking spaces of the following minimum dimensions. The city engineer may approve minor (equal to or less than ten percent) variations in parking space dimensions.

a. Parking spaces must be nine feet wide by eighteen feet long;

b. Accessible parking space width requirements vary and shall be consistent with current building code standards;

c. Compact spaces with dimensions of eight feet wide by sixteen feet long may be provided and these spaces may be counted towards satisfying up to ten percent of the overall parking requirement for a project; and

d. Tandem spaces count as two parking spaces and may only occur in residential garages or residential parking structures.

6. Grading and Drainage. Parking shall be graded and constructed as follows:

a. Parking areas must be graded for proper drainage with surface water diverted to keep the parking area free of accumulated water and ice;

b. Adequate control curbs must be installed to control drainage and direct vehicle movement;

c. Parking area drainage must be detained on site and otherwise approved by the city engineer per current stormwater pollution prevention standards; and

d. Driveways shall not exceed a ten percent slope.

7. Off-Street Parking. Off-street parking areas must have unobstructed access to a street or alley. With the exception of permitted tandem parking, parking spaces shall be independently accessible and unobstructed.

C. Parking Structures. Parking structures shall meet the following standards:

1. Pedestrian System. Parking structures shall include a layout that considers safe walking routes to elevators, stairways, doors, and to the sidewalk system.

2. Parking Configuration. Parking structures shall be designed with the following standards:

a. Parking stall dimensions shall be a minimum of nine feet by eighteen feet; provided, that up to ten percent of parking stalls may be compact stalls of eight feet by sixteen feet.

b. The minimum aisle width is twenty-four feet.

c. The parking structure must be designed to ensure that each required parking space is readily accessible, usable and safe for automobiles and pedestrians.

Parking stalls located adjacent to walls or columns shall be one foot wider than the minimum required width to accommodate door opening clearance and vehicle maneuverability.

D. Access Management. All new development shall comply with the following access management standards:

1. All driveways and curb cuts shall be installed according to the standards and specifications contained in the Midvale city construction specifications. Curb cuts for pedestrian access shall orient toward each street frontage.

2. New development shall not propose parking in such a way that users may be allowed to back onto public rights-of-way, parking strips, or roadways.

3. On-Street Loading Areas. On-street loading areas shall comply with the requirements of this section.

a. All on-street loading areas shall be located entirely within the public right-of-way and shall not result in the impediment of vehicle travel lanes or pedestrian use of an adjacent sidewalk.

b. On-street loading areas shall be limited to no more than one hundred feet in length. No more than one on-street loading area shall be permitted per street frontage per block.

c. All on-street loading areas shall be finished with stamped concrete, pavers, or painted asphalt, for areas located within an existing on-street parking area, striped to distinguish such areas from the adjacent roadway.

d. On-street loading areas shall be limited in use to no longer than two hours per vehicle per day.

e. On-street loading areas not located within an on-street parking area shall be located at least two hundred feet from intersections or other driveways on the same side of the street and, for streets without a center turn lane, shall align with driveways on the opposite side of the street.

4. The centerline of intersections of the driveways entering from opposite sides of the roadway must be aligned.

5. All driveways shall be at least three hundred feet from a roadway intersection. If a driveway is limited to right-in and right-out turns, the distance from a roadway intersection may be reduced to two hundred feet.

E. The minimum required on-site parking must be provided for the use of the owner or tenant of a dwelling unit in a mixed-use project or a multifamily dwelling and their guests at no additional cost beyond the base sale or lease price of the dwelling unit. (Ord. 2025-02 § 1 (Att. A); Ord. 2022-09 § 1 (Att. J); Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.7 Landscaping and irrigation standards.

All development must comply with the following landscaping and irrigation standards:

A. Landscaping Standards. Landscape plans shall address the following standards and shall be designed with plant types found acceptable in the adopted 2017 Site Management Plan for the Former Sharon Steel Superfund Site. Following construction and prior to issuing the approval for occupancy, an inspection shall be scheduled with the planning department to verify compliance with the approved landscape plans. No required landscaping shall be removed from the project site after inspection without replacement of equal or better quality. This shall include the installation of healthy plant materials as well as a tree-for-tree replacement as governed by this chapter.

1. Street Frontage Tree Requirements. An applicant shall provide at least one street tree for each forty lineal feet of frontage along all roads. Street frontage trees may be clustered or spaced linearly in the planter between the sidewalk and curb or within ten feet of the inside edge of the sidewalk if there is not a planter area.

2. 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. Plants selected for landscape areas shall consist of plants that are well suited to the microclimate and soil conditions at the project site. Plants with similar water needs shall be grouped together as much as possible. Landscaped areas less than four feet wide shall be landscaped with water conserving plants.

a. Types of Vegetation. At least fifteen percent of the landscaping must be evergreen. Up to twenty-five percent of the landscape area may include specialty paving, street furniture, and outdoor seating areas.

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

i. Deciduous Trees. All deciduous, nonornamental trees shall have a minimum caliper size of two and one-half 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.

c. Mulch. After completion of all planting, all irrigated nonturf areas shall be covered with a minimum four-inch layer of mulch to retain water, inhibit weed growth, and moderate soil temperature. Nonporous material shall not be placed under the mulch.

d. Soil Preparation. Soil preparation will be suitable to provide healthy growing conditions for the plants and to encourage water infiltration and penetration. Soil preparation shall include scarifying the soil to a minimum depth of six inches and amending the soil with organic material as per specific recommendations of the landscape designer based on the soil conditions.

e. Planting Plan. A detailed planting plan shall be drawn at a scale that clearly identifies the following:

i. Location of all plant materials and ground covers, a legend with botanical and common names, and size of plant materials;

ii. Property lines and street names;

iii. Existing and proposed buildings, walls, fences, utilities, paved areas and other site improvements; and

iv. Details and specification for tree staking (trees less than a two-inch caliper must be double-staked until the trees mature to two-inch caliper), soil preparation, and other planting work.

B. Irrigation Standards. All landscaped areas shall be irrigated. Irrigation plans shall be designed to accompany the landscape plan and shall address the following standards:

1. A pressure-regulating valve shall be installed and maintained by the consumer if the static service pressure exceeds eighty pounds per square inch (psi). The pressure-regulating valve shall be located between the meter and the first point of water use, or first point of division in the pipe, and shall be set at the manufacturer’s recommended pressure for the sprinklers.

2. All irrigation systems shall include an electric automatic controller with multiple program and multiple repeat cycle capabilities and a flexible calendar program. All controllers shall be equipped with an automatic rain shut-off device, and the ability to adjust run times based on a percentage of maximum ETO.

3. On slopes exceeding thirty-three percent, the irrigation system shall consist of drip emitters, bubblers or sprinklers with a maximum precipitation rate of 0.85 inches per hour and adjusted sprinkler cycle times to eliminate runoff.

4. Each valve shall irrigate a landscape with similar site, slope and soil conditions and plant materials with similar watering needs. Turf and nonturf areas shall be irrigated on separate valve. Drip emitters and sprinklers shall be placed on separate valves.

5. Drip emitters or a bubbler shall be provided for each tree unless located in a turf area. Bubblers shall not exceed one and one-half gallons per minute per device. Bubblers for trees shall be placed on a separate valve unless specifically exempted by the city due to the limited number of trees on the project site.

6. Sprinklers shall have matched precipitation rates with each control valve circuit.

7. Check valves shall be required where elevation differences will cause low-head drainage. Pressure-compensating valves and sprinklers shall be required where a significant variation in water pressure will occur within the irrigation system due to elevation differences.

8. Filters and end flush valves shall be provided as necessary for drip irrigation lines.

9. Valves with spray, rotor, or stream sprinklers shall be scheduled to operate between six p.m. and ten a.m. to reduce water loss from wind and evaporation.

10. Program valves for multiple repeat cycles where necessary to reduce runoff, particularly on slopes and soils with slow infiltration rates.

11. Spacing of irrigation heads shall not exceed fifty-five percent of coverage diameter.

12. Backflow preventer device, gate valve or shut-off valve is required and shall be located after the water meter and stop and waste valve.

13. Irrigation Plan. A detailed irrigation plan shall be drawn at the same scale as the planting plan and shall contain the following information:

a. Layout of the irrigation system and a legend summarizing the type and size of all components of the system;

b. Static water pressure in pounds per square inch (psi) at the point of connection to the public water supply;

c. Flow rate in gallons per minute and design operating pressure in psi for each valve and precipitation rate in inches per hour for each valve with sprinklers; and

d. Installation details for irrigation components. (Ord. 2019-03 § 1 (Att. A))

17-7-10.12.8 Fencing and screening standards.

All development must comply with the following fencing and screening standards:

A. Fencing. Fencing, if any, shall be part of the landscape plan, shall be designed and constructed to be compatible with the project site architecture and character, and shall comply with the following:

1. Fences or walls shall not be located within the landscape setback along a public or private right-of-way, within thirty feet of the park depicted in Figure 1 of this chapter, within the open space depicted in Figure 1 of this chapter, or used to block pedestrian and bicycle facilities. Solar energy systems, located within an open space area depicted in Figure 1 and approved as part of a large scale master plan or subsequent site plan, may be enclosed by nonobscuring, open fence materials (excluding plastic slatting within chain-link fencing), not to exceed seven feet in height.

2. Fences may be used for private recreational amenities provided nonobscuring open materials are used; private yard space for individual residential units; along project perimeters to separate uses; and to screen trash collection areas, service areas, and mechanical equipment.

3. Where allowed, fences and walls shall not exceed seven feet in height and shall be limited to four feet in height in a front yard. An exception to this fence height is allowed for a fence up to eight feet in height in a side or rear yard, provided the fence is not adjacent to a public or private road, to provide a buffer between a residential use and a commercial use, or for a warehouse or data center storage use provided the fence is in a side or rear yard and is not adjacent to a public or private road.

4. Athletic Facilities. Fencing around athletic facilities, including, without limitation, tennis courts, may be fourteen feet in height provided all portions of the fence above seven feet in height are constructed with at least fifty percent nonopaque materials and are not located within the landscape setback along a public or private right-of-way.

5. All fencing and screening walls shall be constructed to comply with sight distance and clear view requirements at road intersections and driveways.

6. All fences shall be constructed of quality materials that are specifically manufactured for fencing and shall not be constructed with any material that was originally made for other intentions. Fencing in a residential area shall not be constructed from any material that was manufactured for an agricultural use such as chicken wire, deer fencing, hog wire, wire strands, T-stakes, grape stakes, barbed wire or other sharp, pointed, or electrically charged material.

7. All fences shall be maintained in a good condition by the property owner including compliance with the following standards:

a. The fence must be free of damage, breaks or missing components or parts.

b. Areas of the fence that are leaning more than twenty degrees from vertical, buckling, sagging or deteriorating must be repaired or replaced with materials and color similar to its original construction.

c. All metal style fences shall be treated in a manner to prevent rust.

d. Plant materials growing on fences within sight distance and clear view areas shall be maintained at a maximum height of three feet.

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

B. Screening. Trash collection and recycling areas, service areas, loading docks, mechanical and electrical equipment, and other building operation devices shall be screened on all sides so that no portion of such areas is visible from public and private roads and adjacent properties. Solar energy systems are exempt from this screening requirement. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof.

1. Screening and retaining walls shall be of materials complementary to the building’s materials.

2. All building equipment shall be sited to minimize its visibility and impact, and screened and enclosed as to appear to be an integral part of the architectural design of the building. Measures shall be taken to mitigate noise impacts on adjacent properties.

3. Refuse containers shall be screened from view on all sides. Required screening may include new and existing plantings, walls, fences, screen panels, doors, topographic changes, buildings, horizontal separation, or any combination thereof. Screening fences, walls and/or plantings 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 docks 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 landforms 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. 2022-07 § 1 (Att. A); Ord. 2021-23 § 1 (Att. A); Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.9 Outdoor lighting standards.

All development must comply with the following outdoor lighting standards:

A. LED Light Source. LED light sources, no greater than four thousand K in color, are the only allowed light sources for outdoor lighting. Light levels shall be designed such that light trespass measured at the property line does not exceed 0.01 foot candles. Light fixtures shall use a cut-off luminaire that is fully or partially shielded with no light distributed above the horizontal plane of the luminaire.

B. Parking Lot Lighting. Parking lot lighting shall be designed and constructed to comply with the following standards:

1. Light Distribution. In no case shall the total lumens emitted for a single site exceed one hundred thousand lumens per acre.

a. Luminaire mounting height is measured from the parking lot or driveway surface, and may range from ten feet to thirty feet, based on review of site plan, proposed land uses, surrounding land uses, parking area size, building mass, topography of site, and impacts on adjacent properties.

b. If metal fixtures or poles are used, they shall be black or dark brown.

c. All attempts shall be made to place the base of light poles within landscape areas.

d. Light poles in parking areas shall not exceed thirty feet in height.

1. Wall-mounted lighting fixtures shall not be located above eighteen feet in height unless being used as building accent lighting. Fixture styles and finishes shall complement the building exterior.

2. Lighting located along pedestrian pathways or in areas primarily dedicated to human activity shall be bollard style lighting or down-directed lighting not to exceed twelve feet in height.

3. In order to avoid light pollution, backlit awnings, up light spotlights, and flood lights are prohibited.

D. Lighting Plan Submission Requirements. A lighting plan is required for all developments and must contain the following:

1. Plans indicating the location on the premises and the type of illumination devices, fixtures, lamps, supports, reflectors, installation and electrical details;

2. Description of illuminating devices, fixtures, lamps, supports, reflectors, and other devices that may include, but is not limited to, manufacturer catalog cuts and drawings, including section where required; and

3. Photometric data, such as that furnished by manufacturers, or similar showing the angle of the cut off or light emission. A point-by-point light plan shall be required to determine the adequacy of the lighting over the site. (Ord. 2019-03 § 1 (Att. A))

17-7-10.12.10 Residential developments.

In addition to the development requirements contained in this chapter, all new residential development shall comply with following development standards:

1. Lot Size. No minimum lot size is required, but the lot size must be sufficient to accomplish the development standards of this chapter and the building code.

2. Setbacks. All setbacks are measured from the property line. There are no minimum setbacks except as required by the building code and required landscape setbacks.

3. Residential Density. The maximum residential density for Subareas 1-3 is two thousand three hundred units. Additional units may be allocated from Subarea 4 as provided in the Amended and Restated Master Development Agreement.

1. Recreational Amenities for Multifamily Stacked Units. The applicant shall provide both indoor and outdoor recreational amenities for residents of the development. The number and type of amenities shall be based on the unit count for the development and calculated as follows:

Unit Count	Type of Amenity
< 100 units	2 indoor amenities 1 outdoor amenity
100-200 units	3 indoor amenities 2 outdoor amenities
201-400 units	4 indoor amenities 3 outdoor amenities
> 400 units	5 indoor amenities 4 outdoor amenities

The following recreational amenities can be used to meet the indoor amenity requirement: minimum one-thousand-square-foot fitness center (can be counted as two amenities); minimum five-hundred-square-foot club/recreation room; minimum two-hundred-square-foot business center/meeting room; minimum one-hundred-fifty-square-foot yoga room; theatre room; golf/sports simulator; or other similar amenity approved by the community development director.

The following recreational amenities can be used to meet the outdoor amenity requirement: pool and spa; outdoor kitchen/barbeque area with tables and seating; pavilion with tables and seating; tot lot; perimeter jogging/walking path with connection to a public pedestrian system and public recreation areas; firepit with seating; sports court; or other similar amenity approved by the community development director.

2. Required Landscaping for Multifamily Stacked Units. Residential developments with a multifamily stacked unit product type shall include a minimum of ten percent of the project site as landscaping. The applicant shall professionally landscape the project property, in accordance with an approved landscape plan. The landscape plan shall include details for the landscaped areas required in the approved large scale master plan for the development pod. Landscape plan approval is a condition precedent to issuance of a building permit for the project property. All landscaping shall be in place prior to issuance of a certificate of occupancy for a structure, 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 June 30th.

1. Recreational Amenities. The applicant shall improve a minimum of fifteen percent of the project site as functional outdoor and/or indoor recreational amenity areas for residents of the development. These amenities include such improvements as elevated plazas designed for recreation purposes; outdoor recreation spaces such as pools, playgrounds, informal playing fields; and the square footage of buildings and interior spaces devoted to amenity and recreational use. Improved, common recreational amenities shall be located and designed to be accessible to all residential units due to proximity and via connecting walkways.

2. Required Landscaping and Recreational Amenities. Residential developments shall include a minimum of twenty-five percent of the project site as landscaping and recreational amenity areas combined. The applicant shall professionally landscape the project property, in accordance with an approved landscape plan. The landscape plan shall include details for the landscaped and recreational amenity areas required in the approved large scale master plan for the development pod. Landscape plan approval is a condition precedent to issuance of a building permit for the project property. All landscaping shall be in place prior to issuance of a certificate of occupancy for a structure, 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 June 30th.

D. Architectural Standards. All new development must present an attractive 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:

1. Reserved.

2. Building Orientation and Scale. Residential buildings shall be oriented and scaled as follows:

a. Buildings shall be serviced by a local street, an access drive or an alley, and shall not gain direct access from a collector or arterial street.

b. Ground floor pedestrian entrances shall be oriented toward adjacent streets, private roads, plazas, courtyards, sidewalks, or walkways.

c. Buildings shall be designed to minimize pedestrian and automobile conflict and provide pedestrians direct access to a sidewalk or walkway.

d. Building planes shall incorporate varying heights, shifts, textures, shapes and colors to provide visual interest from public vantage points. Building plane shifts include recessed entrances or windows, balconies, cornices, columns, and other similar architectural features. The architectural feature must be either recessed or project a minimum of twenty-four inches.

e. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

3. Proximity. Minimum separation between all habitable structures shall be as follows provided all building code requirements are met: ten feet between one-, two- and three-story structures; and twenty feet between four-story structures and above. The building separation between structures of different heights shall be the distance required by the higher structure.

4. Residential Building Design and Exterior Materials. The following standards shall be applied to all residential buildings:

a. Exterior Materials. A minimum of seventy-five percent of each building face shall be windows, glass or clad in durable materials. Durable materials include brick, masonry, stucco (not to include exterior insulation and finish system (EIFS)), cement siding textured or patterned concrete, cultured stone, and cut stone, or other material the community development director determines to be durable. Each building elevation shall include at least two types of durable materials. Other materials may be used as accent or trim provided they cover twenty-five percent or less of the exterior wall.

b. Prohibited Materials. Vinyl and aluminum siding products are prohibited as wall materials.

c. 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.

d. Openings. Not less than twenty-five percent of any building elevation that is adjacent to a public road or public park shall be made up of window, balcony, or door areas. Not less than fifteen percent of all other building elevations shall be made up of window, balcony, or door areas unless an adjacent building within twenty feet of that building elevation obscures the majority of that elevation from public view. The community development director may allow for a reduction to the minimum opening requirement if the applicant can demonstrate the building floor plan cannot effectively accommodate the requirement and other architectural elements are used to create a visually interesting facade.

e. Protruding Features. Except as prohibited above, bay windows and other architectural elements protruding from the facades may be clad in other materials.

f. Roof Form. Roof forms for elevations of buildings in public view 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 ridge or parapet lines are prohibited.

g. 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.

h. Garage Doors. Garage doors for individual dwelling units shall not face or directly access Bingham Junction Boulevard, Main Street, Ivy Drive or roadways serving more than one development.

i. Parking Structures. Stand-alone parking structures for residential uses are prohibited. Podium and wrapped style parking structures are allowed with the following standards:

i. No more than two levels of podium style parking above grade are allowed.

ii. Parking structure elevations shall finish all exterior stairwells with glass and shall finish at least thirty percent of each exposed exterior facade located within clear sight of a primary or secondary road, Bingham Junction Boulevard, Center Street, or a public park with a primary material being utilized by the associated building.

iii. Parking structure elevations that are not located within clear sight of a primary road, secondary road, Bingham Junction Boulevard, Center Street, or a public park shall utilize plant material as screening to minimize the visual impact of the parking structure.

iv. For the purposes of this subsection, each elevation of a parking garage shall be reviewed individually based on predominant cardinal direction (N, E, S, or W) and shall be considered “within clear sight of” a primary road, secondary road, Bingham Junction Boulevard, or Center Street or a public park if it is oriented at an angle no greater than forty-five degrees from parallel from one or more of the listed improvements, within three hundred feet of the road right-of-way or property boundary of one of the listed improvements, and not otherwise obstructed from view from one of the listed improvements by a building or elevation change.

v. Parking structures in Pods E—K shall comply with the building frontage requirements in Section 17-7-10.12.5(L).

j. Accessory Structures. The style, materials, colors and roofs used in the construction of accessory structures, including garages, carports, sheds and maintenance buildings, shall be architecturally compatible with the primary structures. Roof grades on accessory structures are not required to match roof grades on primary structures.

k. Solar Facilities. Solar energy panels or other similar solar energy production facilities may be installed on primary structures or accessory structures, including parking structures. (Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.11 Commercial developments.

For purposes of this section, commercial development shall include all uses with the exception of residential. In addition to the development requirements contained in this chapter, all new commercial development shall comply with following development standards:

1. Lot Size. No minimum lot size is required, but the lot size must be sufficient to accomplish the development standards of this chapter and the building code.

2. Setbacks. All setbacks are measured from the property line. There are no minimum setbacks except as required by the building code and required landscape setbacks.

1. Required Landscaping and Gathering Areas. Commercial developments shall include a minimum of ten percent of the interior project site as landscaping, courtyards, plazas and walkways. The calculation for this area shall not include the required landscaped setbacks from the edge of rights-of-way. The applicant shall professionally landscape the project property, in accordance with an approved landscape plan. The landscape plan shall include details for the landscaped and gathering areas required in the approved large scale master plan for the development pod. Landscape plan approval is a condition precedent to issuance of a building permit for the project property. All landscaping shall be in place prior to issuance of a certificate of occupancy for a structure, 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 June 30th.

2. Pedestrian Connections. Project sites shall have a system of pedestrian sidewalks and walkways that provide pedestrian connections between building entrances, neighboring building entrances, parking areas, and adjacent public trails.

C. Architectural Standards. All new commercial 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:

1. Reserved.

2. Building Orientation and Scale. Commercial buildings shall be oriented and scaled as follows:

a. Buildings shall be serviced by a local street, an access road or drive, or an alley and shall not gain access from a collector or arterial street except as approved by the city engineer. Structures that front a courtyard, paseo, or common open space/recreation area are encouraged.

b. Buildings shall be arranged and situated to relate to surrounding properties, to improve the view from and of buildings.

c. Ground floor pedestrian entrances must be oriented toward adjacent streets, plazas, courtyards, sidewalks or walkways.

d. Buildings shall be designed to minimize pedestrian and automobile conflict while providing pedestrians direct access to a sidewalk or walkway.

e. Building planes shall incorporate textures, shapes or colors to mitigate the visual impact buildings have on the public realm.

f. Building design and orientation should consider exposure to sunlight to avoid energy inefficiencies.

g. Gathering areas in central areas and between buildings shall be required. These areas shall be designed, through landscaping, hardscape, outdoor furniture, and public art, among others, to create a conducive atmosphere for people to come together. These areas shall be calculated as part of the required interior landscaping requirement.

a. Exterior Materials. Exterior finishes shall be of traditional, time- and weather-tested techniques. High standards for exterior materials, exterior building systems, and their application are required. A minimum of seventy-five percent of each building face shall be windows, glass or clad in durable materials. Durable materials include brick, cultured brick, architectural pre-cast concrete, architecturally treated concrete masonry units, natural and cast stone, architectural metals, wood, synthetic wood products, cement siding, glazing or other material the community development director determines to be durable. Architectural site-cast concrete may be allowed if designed, articulated, and colored for a finished appearance.

b. Stucco/EIFS. The use of stucco, synthetic stucco and EIFS shall be limited and shall not exceed twenty-five percent of each building face. The design and application of EIFS or synthetic stucco is expected to be of a high enough quality to allow for crisp detailing and substantial relief. 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 pre-cast concrete, or architecturally treated concrete masonry units. The community development director may determine, on a case-by-case basis, that the architectural detail and excellence of a structure is such that the use of stucco in excess of this standard is warranted.

c. Prohibited Materials. Vinyl and aluminum siding products are prohibited as wall materials.

d. Color Scheme. Buildings shall use a cohesive palette of colors which tie to the antecedence of the development pod. The use of a single-color scheme is not permitted.

e. Design Consistency. All exposed sides of a building shall be designed with the same level of care, quality and integrity. Buildings shall be attractive and visually engaging on all sides visible from a public vantage point.

4. Roofs. Roof lines and shapes shall be consistent with the design and structure of the building. Roof forms shall reflect the facade articulation and building massing. Rooftop mechanical equipment shall be hidden from public vantage points with parapet walls or penthouses. Penthouses shall utilize materials, colors and form similar to the building. Solar energy panels or other similar solar energy production facilities may be installed on all roofs including parking structures.

5. Openings. The following standards apply to all new commercial buildings:

a. Minimum Window and Opening Area. Not less than twenty-five percent of any street-facing building facade or building facade that can be seen from a public road or public park shall be made up of window or door areas. Not less than fifteen percent of any other building face on a third or higher story shall be made up of windows, balconies or other opening areas unless an adjacent building within twenty feet of that side face obscures the majority of that side face from public view. The community development director may allow for a reduction to the minimum opening requirement if the applicant can demonstrate the building floor plan(s) required by the use cannot effectively accommodate the requirement and other architectural elements are used to (i) create visually interesting facades, (ii) avoid large areas of blank facades, and (iii) provide a human scale and details. Uses that may qualify for this reduction may include warehouses and uses which lend themselves to a more residential character, i.e., residential care facilities and hotels. This provision may also be applied to portions of buildings with three street frontages to accommodate kitchens, restrooms and other utility areas.

b. Entry Feature. All commercial 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 elements such as canopies, awnings, porticos, arcades, recesses/projections of wall surfaces, display windows, raised parapets over the door, entry plazas, integral planters or wing walls that incorporate landscaping.

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

d. Garage/Loading Overhead Doors. Garage/loading overhead doors shall not face or directly access roadways.

6. Form Variations and Architectural Treatments. Buildings shall provide variation and architectural treatments in building facades that face roadways. Blank (or largely blank) building walls and screening walls are not permitted. These may include elements such as protruding bays or columns; recessed entries; upper level step-backs; arcades; off-sets, projections, and shifts in the general plane of the facade; changes in materials and exterior colors; balconies; exterior shading devices; ornamental architectural details; reveals; pilasters; architectural banding or belt courses. 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.

7. Accessory Structures/Security Devices. Accessory structures shall be architecturally compatible with the primary development. Security devices shall have materials and colors that complement the building’s architecture and building materials. Satellite dishes shall not be placed in view from public vantage points.

8. Parking Structures. The community development director may waive one or more of the following requirements if an architect can demonstrate the requirement in question is not architecturally feasible and when the architect has utilized other architectural methods to blend the structure with neighboring structures and screen the visual impacts of the structure from public vantage points:

a. Parking structure elevations shall finish all exterior stairwells with glass and shall finish at least thirty percent of each exposed exterior facade that is within clear sight of a primary or secondary road, Bingham Junction Boulevard, Center Street, or a public park with a primary material being utilized by the associated building.

b. Parking structure elevations that are not located within clear sight of a primary road, secondary road, Bingham Junction Boulevard, Center Street, or a public park shall utilize plant material as screening to minimize the visual impact of the parking structure.

c. For the purposes of this subsection, each elevation of a parking garage shall be reviewed individually based on cardinal direction (N, E, S, or W) and shall be considered “within clear sight of” a primary road, secondary road, Bingham Junction Boulevard, or Center Street or a public park if it is oriented at an angle no greater than forty-five degrees from parallel from one or more of the listed improvements, within three hundred feet of the road right-of-way or property boundary of one of the listed improvements, and not otherwise obstructed from view from one of the listed improvements by a building or elevation change.

d. Parking structures in Pods E—K shall comply with the building frontage requirements in Section 17-7-10.12.5(L). (Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.12 Additional standards for specific uses.

In addition to the standards and requirements contained in this chapter and title, the following development standards shall be satisfied for each specific use:

A. Child Care Facility/Center. Each application for a child care facility or center must include:

1. City business license application, to be finalized upon approval;

2. Compliance with state, federal and local law; and

3. A delivery, traffic and parking plan which adequately mitigates the adverse impacts of increased traffic generation.

4. Required parking spaces shall be one per caregiver and one per six children.

B. Drive-Up Window. Each application for a drive-up or drive-through service window must include:

1. Sufficient stacking space for vehicles waiting for service, to prevent vehicles from waiting in the right-of-way.

2. Drive-up windows shall be located at the side or rear of buildings.

3. While not desirable, a drive aisle may be located between the building and the street so long as its width is minimized and a low wall, railing with landscaping, or continuous hedge at least three feet high between stacked cars and the sidewalk is added. Drive-up windows are prohibited on corner parcels.

4. Any pedestrian crossings of it are clearly delineated with special paving treatments.

5. No parking spaces shall occur off of a drive aisle.

C. Outdoor Dining. Each application for an outdoor dining use shall comply with the following:

1. The outdoor dining area shall be located in conjunction with a restaurant or retail use on private property or leased public property and shall not diminish parking or landscaping.

2. The dining area shall not impede pedestrian circulation.

3. The dining area shall not impede emergency access or circulation.

4. The outdoor furnishings shall be compatible with the streetscape and associated building.

5. No music or noise shall be in excess of the city noise ordinance, Chapter 8.01A. Outdoor music shall not be audible off premises.

6. No use after ten-thirty p.m. and before seven a.m. when directly adjacent to a residential use.

7. No part of the outdoor dining area shall be located within one hundred feet of any existing residential use (measured from the edge of the outdoor dining area to the closest property line of the residential use), unless the outdoor dining area is separated from the residential use by a commercial building.

8. Cooking facilities shall be located within the primary building. No cooking utilities, including grills, shall be permitted in the outdoor dining area.

9. The outdoor dining area shall be kept in a clean condition and free of litter and food items which constitute a nuisance to public health, safety and welfare.

D. Reserved.

E. Residential Facility for Elderly Persons. A residential facility for elderly persons shall be regulated as follows:

1. A “residential facility for elderly persons” shall not include any facility:

a. Operated as a business; provided, that such facility may not be considered to be operated as a business solely because a fee is charged for food or for actual and necessary costs of operation and maintenance of the facility;

b. Where persons being treated for alcoholism or drug abuse are placed;

c. Where placement is not on a strictly voluntary basis or where placement is part of, or in lieu of, confinement, rehabilitation, or treatment in a correctional institution;

d. Which is a health care facility as defined by Section 26-21-2 of the Utah Code Annotated; or

e. Which is a residential facility for persons with a disability.

2. A residential facility for elderly persons shall:

a. Be a permitted use in every zoning district which allows residential uses;

b. Meet all applicable building, safety, land use, and health ordinances applicable to similar dwellings;

c. Be subject to the same minimum site development standards as those for a residential project in the zone; and

d. Be capable of use as such facility without structural or landscaping alterations that would change the structure’s residential character.

3. The use granted and permitted by this section is nontransferable and terminates if the structure is devoted to a use other than as a residential facility for the elderly, or if the structure fails to comply with the applicable health, safety, and building codes.

F. Residential Facility for Persons with a Disability. A residential facility for persons with a disability shall be a permitted use in any zoning district where a dwelling is allowed. Each facility shall conform to the following requirements:

1. Shall be licensed or certified by the Department of Human Services under Title 62A, Chapter 2, Licensure of Programs and Facilities, Utah Code Annotated, 1953; or shall be licensed or certified by the Department of Health under Title 26, Chapter 21, Health Care Facility Licensing and Inspection Act, Utah Code Annotated, 1953.

2. The facility shall comply with all building, safety, and health regulations applicable to similar structures. As part of this requirement the following site development standards and parking standards shall be applicable:

a. Each facility shall be subject to minimum site development standards applicable to a single-family dwelling or other similar dwelling in the zone in which the facility is located; and

b. The minimum number of parking spaces required for a residential facility for persons with a disability shall be the same as those for a single-family dwelling located in the same zoning district in which the facility is located.

3. No facility shall be made available to an individual whose tenancy would:

a. Constitute a direct threat to the health or safety of other individuals; or

b. Result in substantial physical damage to the property of others. It is not the intention of this subsection to establish any legal basis for tort liability on the part of the facility operator.

4. Prior to the occupancy of any facility, the person or entity licensed or certified by the Department of Human Services or the Department of Health to establish and operate the facility shall provide to the zoning administrator:

a. A copy of such license or certification; and

b. A sworn affidavit that no person will reside or remain in the facility whose tenancy would likely:

i. Constitute a direct threat to the health or safety of other individuals, or

ii. Result in substantial physical damage to the property of others.

5. The use permitted by this section is nontransferable and shall terminate if:

a. The facility is devoted to a use other than a residential facility for persons with a disability;

b. The license or certification issued by the Department of Human Services or the Department of Health terminates or is revoked; or

c. The facility fails to comply with this section.

G. Reserved.

H. Food Truck Court. A food truck court is allowed in nonresidential areas subject to the following standards:

1. No more than ten individual food truck vendor pads or other authorized vendors are allowed on a parcel.

2. No participating food truck business or other authorized vendor shall continue in operation at the food truck court unless the holder thereof has paid an annual business regulatory fee as set forth in Title 5.

3. All landscaping requirements of the zone shall be met prior to the issuance of a site plan approval.

4. Food truck courts are for the sale of food products only, except for the sale of nonfood, promotional items directly related to the food truck business.

5. A master sign plan for the food truck court shall be submitted for review and approved as part of the site plan approval. The plan shall provide information relating to permanent signs for the court and shall comply with the requirements of this title.

6. All the proposed activities will be conducted on private property owned or otherwise controlled by the applicant and none of the activities will occur on any portion of a public right-of-way including sidewalks or landscaped park strips.

7. The proposed food truck court will not impede pedestrian or vehicular traffic in the public way.

8. All activities associated with a food truck court must comply with all health department requirements.

9. A detailed site plan demonstrating the following is required:

a. The location and orientation of each vendor pad.

b. The location of paving, trash enclosures, landscaping, planters, fencing, canopies, umbrellas or other table covers, barriers or any other site requirement by the International Building Code, or health department.

c. The location of all utility hookups provided by the property owner for use by the mobile food trucks.

d. The location of all existing and proposed activities on the site.

e. The circulation of all pedestrian and vehicle traffic on the site.

f. The food truck court shall not occupy required parking stalls of any primary use of the site.

10. Playing of music in the food truck court area must be within the decibel levels allowed in the Midvale City noise control ordinance, Chapter 8.01A.

11. Parking for a food truck court is required at a ratio of one stall per mobile food business. This requirement may be waived by the community development director provided shared or off-site parking is available. Hard surface paving at the vehicular entrance to the mobile food court and for each individual mobile food business is required. Alternatives to asphalt and cement may be approved as part of the review process.

I. Telecommunications Facility. This subsection applies to both commercial and private low-power radio services and facilities, such as “cellular” or “PCS” (personal communications system) communications and paging systems. Each application for a telecommunications facility shall comply with the following:

1. Wall-Mounted Antenna. Two types of wall-mounted antennas are allowed: stealth-mounted and non-stealth-mounted. Antennas mounted directly on existing parapet walls, penthouses, or mechanical equipment rooms are considered a wall-mounted antenna if no portion of the antenna extends above the roofline of the building or extends no more than four feet horizontally from the face of the building. Whip antennas are not allowed on a wall-mounted antenna structure. Antennas, equipment, and the supporting structures shall be selected to achieve the architectural compatibility with the host structure to which they are attached.

a. Stealth facilities shall be designed to substantially conceal and camouflage the antennas and associated equipment.

i. The planning commission shall review and may grant approval for any new antenna(s) that require construction of a new screening wall. New screening wall(s) shall be in harmony with the structure’s mass, architectural features, and overall aesthetics. Architectural and structural renderings, three-dimensional representation, line-of-sight diagrams, photo simulations, and/or building elevations of the proposed modifications may be required to effectively demonstrate the requested changes meeting the intent of this chapter.

ii. Area Limitations for Stealth Wall-Mounted Antennas. The total area for all stealth wall-mounted antennas and supporting structures combined shall not exceed five percent of any exterior wall of the building. Stealth wall-mounted antennas may occupy a maximum of four walls. The total calculated area is the sum of each individual antenna and the visible portion of the supporting structure as viewed when looking directly at the face of the building.

b. Non-stealth facilities shall only be considered in locations in which adverse visual impacts are not a substantial concern due to the location of the facility, the nature of the surrounding land uses, and the facility is not visible from public vantage points.

i. Area Limitations for Non-Stealth Wall-Mounted Antennas. The total area for all non-stealth wall-mounted antennas and supporting structures combined shall not exceed forty square feet for each exterior wall of the building or a total of one hundred sixty square feet per building. The total calculated area is the sum of each individual antenna and the visible portion of the supporting structure as viewed when looking directly at the face of the building.

2. Roof-Mounted Antenna. Two types of roof-mounted antennas are allowed: stealth-mounted and non-stealth-mounted. Antennas, equipment, and the supporting structures shall be selected to achieve the architectural compatibility with the host structure to which they are attached. Roof-mounted antennas are an allowed use only on a flat roof and shall be screened, constructed and painted to match the structure to which they are attached. The planning commission shall review and may grant approval to place roof-mounted stealth antennas on a pitched roof if the antenna(s) are compatible with the existing structure. Roof-mounted antennas may be mounted on existing penthouses or mechanical equipment rooms if the antennas and antenna support structures are enclosed or visually screened from view.

a. Stealth facilities shall be designed to substantially conceal and camouflage the antennas and associated equipment.

i. Antennas shall be mounted at least five feet behind any parapet wall or from the exterior wall of the building. The maximum height of an antenna mounted between five and ten feet behind a parapet or exterior wall shall be directly proportional to the setback distance, and may not exceed a height of ten feet above the top of the parapet wall or roof line of the building.

ii. The planning commission shall review and may grant approval for any new antenna(s) that require construction of a new screening wall. New screening wall(s) shall be in harmony with the structure’s mass, architectural features, and overall aesthetics. Architectural and structural renderings, three-dimensional representation, line-of-sight diagrams, photo simulations, and/or building elevations of the proposed modifications may be required to effectively demonstrate the requested changes meeting the intent of this chapter.

b. Non-stealth facilities shall only be considered in locations in which adverse visual impacts are not a substantial concern due to the location of the facility and the nature of the surrounding land uses.

3. Monopole with Antennas and Antenna Support Structure Less Than Two Feet in Width. The entire antenna structure mounted on a monopole may not exceed two feet in width.

a. The maximum height of this antenna may not exceed ten feet in height.

b. A monopole described in this subsection may not be located in or within five hundred feet of a residential zone district.

c. No pole shall be allowed in any front yard setback.

d. The monopole antenna must not exceed thirty-five feet in height.

4. Monopole with Antennas and Antenna Support Structure Greater Than Two Feet in Width.

a. The maximum visible width of antennas and antenna mounting structures on a monopole may not exceed either eight feet in height or fifteen feet in width as viewed looking directly at the monopole at the same elevation as the antennas and antenna mounting structure.

b. A monopole classified under this subsection may not be located in or within seven hundred fifty feet of a residential zone district.

c. No pole shall be allowed in any front yard setback.

d. The monopole antenna must not exceed thirty-five feet in height.

5. Lattice Towers. Except as provided for below, lattice towers may not be located within seven hundred fifty feet of a residential zone district.

a. A lattice tower may be located less than seven hundred fifty feet from a residential zone district if the planning commission finds that the tower’s height would not exceed the height of any public utility pole, wire, cable, or similar structures located in the same vicinity as the proposed tower.

b. A lattice tower may be located less than seven hundred fifty feet from a residential zone and reach up to eighty-five-foot height if required for the bona fide public services of a public transit district as defined in Section 17A-2-1001 et seq., Utah Code Annotated, 1953, and as certified by the public transit district.

c. No pole shall be allowed in any front yard setback.

d. The lattice tower must not exceed thirty-five feet in height.

6. Power Lines. All power lines on the lot leading to the accessory building and antenna structure of the telecommunications facility shall be installed underground.

7. Review Criteria. Each applicant for a telecommunications facility must demonstrate:

a. Compatibility of the proposed structure with the height and mass of existing adjacent buildings and utility structures;

b. Whether co-location of the antenna on other existing structures in the same vicinity such as other towers, buildings, utility poles and similar structures is possible without significantly affecting antenna transmission or reception;

c. Antenna transmissions will not interfere with public safety communications;

d. The location of the antenna in relation to existing vegetation, topography and buildings to optimize visual screening;

e. Whether the spacing between monopoles creates detrimental impact upon adjacent properties;

f. The location of the pole in relation to noteworthy structures, landmarks and pedestrian or automotive transportation view corridors;

g. Location and zoning compliance of accessory buildings associated with the telecommunications facility.

8. Co-Location. Co-location is both permitted and encouraged if all setbacks, design and landscape requirements are met for each telecommunications facility. The application shall include any existing or approved, but unbuilt, telecommunications facility within the telecommunications area that may meet the needs of the applicant. The documentation supplied shall evaluate the following factors:

a. Structural capacity of the antenna towers;

b. Geographic telecommunications area requirements;

c. Mechanical or electrical incompatibilities;

d. Inability or ability to locate equipment on existing antenna towers; and

e. Any restriction or limitation of the Federal Communications Commission that would preclude the shared use of the antenna tower.

9. Classification/Installation. Low-power radio services facilities are characterized by the type or location of the antenna structure.

10. Temporary Antenna for Use during Drive Tests. Telecommunications companies wishing to perform drive tests shall submit notice to the planning department stating the location and the date of the proposed test. Antennas in use for a drive test shall not be left standing for a period of greater than two days. Drive tests shall be limited to testing functions only and shall not be used for telecommunication services to customers. Drive tests on city property require planning department approval and execution of the city’s test-drive agreement.

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 use 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. (Ord. 2024-27 § 1 (Att. A); Ord. 2024-17 § 1 (Att. A); Ord. 2022-13 § 1 (Att. B); Ord. 2020-02 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.13 Signage.

All signage is subject to Section 17-3-7, the master sign plan for the development pod, and the following standards:

A. Residential Projects. Residential projects are allowed the sign types in Table 17-7-10.12.13(A) and shall comply with the following sign standards:

Sign Type	Sign Area Max.	Sign Height Max.
Monument*	32 s.f.	6 feet (total)
Wall	40 s.f.	n/a
Blade	40 s.f.	≥ 7 feet above pavement or ground level

a. Monument Signs. Each residential project is allowed one monument sign for each street frontage. A monument sign shall not exceed thirty-two square feet or six feet in height with a minimum one-foot pedestal and shall be located in a landscaped area associated with a project entry or focal point. The applicant may forgo the one-foot pedestal if the landscaped area is improved with something other than turf. The sign may be located on a berm provided the top of the sign does not exceed nine feet in height above finished grade at the base of the berm. Monument signs shall not be constructed within the clear view area and shall be set back at least three feet from a public sidewalk and property lines. Monument signs shall be constructed with a design and materials similar to those of the surrounding building(s).

b. Wall Signs. Each residential project is allowed one wall sign on one building. The maximum sign area shall be forty square feet. External illumination of the sign may be allowed; internal illumination of the sign is prohibited. A wall sign cannot be utilized with a blade sign in the same development project.

c. Blade Signs. Each residential project is allowed one blade sign on one building. The maximum sign area shall be forty square feet. The blade sign shall be mounted at least seven feet above the pavement or ground level and may project up to three feet from the building wall. External illumination of the sign may be allowed; internal illumination of the sign is prohibited. A blade sign cannot be utilized with a wall sign in the same area.

B. Commercial Projects. Commercial projects are allowed the sign types in Table 17-7-10.12.13(B) and shall comply with the following sign standards:

Sign Type	Sign Area Max.	Sign Height Max.	General Requirements
Above-Canopy Sign	80% of width; part of allowed wall sign percentage	1-1/2 times fascia height or 4', whichever is less	Constructed of individual letters; one line of copy. Canopy cannot have pitched roof.
Awning/Canopy	5% of wall surface; 80% of width	80% of vertical drip	Constructed of canvas-like materials or architectural metal. Design and color to relate to storefront. May extend 5' from facade at least 8' above sidewalk.
Directional	4 s.f.	3'	Located at drive entrances and on site only.
Wall—Building Signage	15% of wall surface	n/a	Must be attached to main building. All signs attached to facade, including awning signs, window signs and wall signs, determine sign area.
Projecting Wall	12 s.f.	n/a	May extend four feet from facade perpendicular to facade. Must be 8' above sidewalk. One per ground level tenant.
Name Plate (R)	3 s.f.	n/a	Must be attached to main structure adjacent to building entrance.
Single Tenant Monument Sign	45 s.f.	6' total	One monument sign for each street frontage allowed per single tenant development. May not be located within 150' of any other monument sign.
Multi-Tenant Monument Sign	96 s.f.	9' total	One sign per identified multi-tenant development. Forty-eight square feet plus one square foot per foot of street frontage up to 96 square feet maximum. May not be located within 150' of any other monument sign.
Jordan Bluffs Project Area Monument Sign	180 s.f.	10' total	May be located at project boundaries: 7800 South and BJ Blvd.; BJ Blvd. and 700 West; Ivy Dr. and Main St.
Pole Banners	2 ft. x 5 ft.	n/a	Must be attached to on-site light poles at top and bottom corners. Must hang vertically. One sign per pole.
Temporary Signs	(see subsection (B)(1)(g) of this section)
Window	Max 25% of window area

a. Wall Signs. The maximum sign area shall be fifteen percent of the largest wall surface of the building. The following four types of wall signs are allowed; all others are prohibited:

i. An externally illuminated metal sign panel with cut out and/or channel letters illuminated by a specified cut-off floodlight fixture mounted to the building.

ii. An internally illuminated metal sign panel with cut out and/or reverse channel letters illuminated by neon tubes or fluorescent lamps behind the sign panel and/or letters.

iii. An externally illuminated individually fabricated channel letter form using a specified cut-off floodlight fixture mounted to the building.

iv. An internally illuminated channel letter mounted to the building.

b. Awning/Canopy Signs. All awnings and canopies shall be constructed of a canvas-like material or architectural metal. The design and color shall relate to the storefront design. No awning or canopy sign may extend more than five feet over the sidewalk and shall be at least eight feet above the sidewalk. Awnings and canopies that are utilized for signage shall use contrasting letters that are painted, applied or sewn onto the vertical drip or panel of the awning or canopy. The maximum sign area of an awning/canopy sign is the greater of sixteen square feet or five percent of the area of the wall to which it is attached. Letters shall not occupy more than eighty percent of the width or the height of the vertical drip or panel. The sign area used for a canopy sign shall be included in any calculation of wall sign area.

c. Projecting Signs. One projecting sign may be attached to the building perpendicular to the facade facing the sidewalk per ground level tenant space. A projecting sign shall be made of a rigid material with the bracket and sign panel relating to the storefront design. Projecting signs may not exceed twelve square feet in size, project more than four feet from the facade and must be at least eight feet above the sidewalk.

d. Window Signs. Window signs are permitted on ground level windows provided they cover less than twenty-five percent of the window area. Lettering and logos may be applied directly onto storefront windows. Retail, service and restaurant establishments are permitted to use window-mounted signs advertising current sales or specials, subject to applicable sign area restrictions.

e. Monument Signs. One monument sign may be allowed per building per street frontage, but may not be located within one hundred fifty feet of another monument sign. A monument sign shall not exceed the sign area and height indicated in the sign table above and may be located on a berm of up to three feet in height. Monument signs shall not be constructed within the clear view area and shall be set back at least three feet from a public sidewalk and property lines. Monument signs shall be constructed with materials similar to that of the main building.

f. Pole Banners. One pole banner sign per privately owned, on-site light pole may be used. Such signs shall be a maximum size of two feet by five feet, shall hang vertically, and shall be securely attached to the light pole at the top and bottom corners of the banner. Banners must be kept in good condition at all times; i.e., tattered, torn, or faded banners must be removed. A sign permit is required.

g. Temporary Signs. The following provisions regulate the use of temporary signs. If a temporary sign type is not specifically designated, it is prohibited. Temporary signs may not be permanently attached to the ground, buildings or other structures.

i. Banner Signs. One banner sign attached in a temporary manner is allowed per primary building wall or on-site fence/wall. Banners may not exceed forty-eight square feet, and must be mounted flush on the wall or fence with all corners securely fastened to the wall or fence. Banners must be kept in good condition at all times; i.e., tattered, torn, or faded banners must be removed. A temporary sign permit is not required. A banner may not be used as primary signage for a business for more than three months from the business opening.

ii. Grand Opening Events Signs. Promotional signage, such as pennants, streamers, banners, balloon signs, and inflated sign displays, may be used for grand opening events for new businesses. Such promotional signage must be initiated within the first three months of a new business receiving a certificate of occupancy, and may be used for a maximum of thirty consecutive days. Said signs shall be used in such a manner so as not to constitute a safety hazard. A temporary sign permit shall be required. Promotional signage shall not include illuminated signs or devices.

h. Above-Canopy Signs. Above-canopy signs are permitted as follows:

i. The canopy shall be a horizontal element on the building and shall not include a pitched roof. The canopy design and color shall relate to the building entrance, shall not extend more than five feet over the sidewalk, and shall be at least eight feet above the sidewalk;

ii. The sign height shall not exceed one and one-half times the fascia height or four feet, whichever is less. In no instances shall the sign project above the building roofline;

iii. The sign width shall not exceed eighty percent of the canopy width;

iv. The sign shall only be located above the front fascia of the canopy;

v. The sign shall project no farther from the building than the associated canopy;

vi. The sign shall be constructed of individual letters only and shall include only one line of lettering;

vii. The sign may be externally or internally illuminated; and

viii. The sign area used for the above-canopy sign shall be included in any calculation of wall sign area. (Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

Midvale City Zoning Code

17-7-10.12 Jordan

Bluffs Subareas 1-3 Development

17-7-10.12.1 Purpose.

(Ord. 2025-11 § 1 (Att. A); Ord. 2020-09 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.2 Development review process.

A. Initial Contact. The applicant shall confer with the community development director to discuss the proposal and applicable development review and approval procedures.

17-7-10.12.3 Use table.

Use Type
Accessory Structure
Animal Clinic/Hospital
Assembly Hall
Assisted Living
Child Care
Data Center/Data Storage Facility
Disabled Care Facility
Dwellings:
Townhomes (single family attached units)
Condominiums
Multifamily (stacked units)
Entertainment Center
Financial Institution:
W/o drive-up window
W/drive-up window*
Food Truck Court*
Home Occupation
Hotel
Manufacturing
Medical Cannabis Pharmacy*
Mixed Use
Mortuary/Funeral Home
Municipal Facilities
Office
Outdoor Dining*
Outdoor Storage
Parking Lot/Structure
Public and Quasi-Public Facility
Recreation Facility, Commercial
Religious/Educational Institution
Research and Development
Residential Facility for Elderly Persons*
Residential Facility for Persons with a Disability*
Restaurant:
W/o drive-up window
W/drive-up window*
Retail and Service Commercial:
W/o drive-up window
W/drive-up window*
Telecommunications Facility*, including wireless
Warehouse/Distribution/Flex

(Ord. 2024-27 § 1 (Att. A); Ord. 2020-02 § 1 (Att. A); Ord. 2019-03 § 1 (Att. A))

17-7-10.12.4 Large scale master planned development submittal.

D. A preliminary utilities master plan (including general location, size, capacity), grading, and drainage plan.

F. An analysis of the traffic impact of the project on existing and proposed streets (including projected traffic counts).

H. Architectural elevations showing architectural theming for each type of building including building materials and architectural design precedents.

K. A preliminary development schedule and proposed phasing plan.

L. Such other information as the community development director deems necessary to determine whether the application complies with the standards adopted in this chapter. (Ord. 2019-03 § 1 (Att. A))

17-7-10.12.5 Development requirements.

4. Primary Roads. At a minimum, primary roads shall be designed and constructed to the specifications included in Figure 3.

5. Secondary Roads. At a minimum, secondary roads shall be designed and constructed to the specifications included in Figure 4.

6. Tertiary Roads. At a minimum, tertiary roads shall be designed and constructed to the specifications included in Figure 5.

7. Street standards for Bingham Junction Boulevard and East Ivy Drive are found in Section 17-7-10.11.3.

Road	Landscaped Setback
Bingham Junction Boulevard	30' minimum
7800 South	30' minimum
East Ivy Drive (between Main Street and Bingham Junction Boulevard)	30' minimum
Main Street/700 West	15' minimum
All other public and private roads	Pods E—K: Determined by frontage requirements (see subsection (L) of this section) All other pods: 10' minimum

K. Utilities. All utilities within the proposed development shall be buried. Power lines serving a data center use may be located above ground.

Building Placement
BUILD-TO-ZONE (BTZ)
Primary Street	0'-0" min—10'-0" max (30'-0" min—40'-0" max along Bingham Junction Blvd)
Side Street	0'-0" min—10'-0" max
Rear Street	None
SETBACK
Side Lot Line	0'-0" min
Rear Lot Line	5'-0" min
Encroachments
Primary Street
Ground Floor	12'-0" max
Upper Floor(s)	6'-0" max
Side/Rear Street
Ground Floor	8'-0" max
Upper Floor(s)	6'-0" max
Parking
SETBACK
Primary Street	30'-0" min
Side/Rear Street	5'-0" min
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min

Building Placement
BUILD-TO-ZONE (BTZ)
Primary Street	0'-0" min—15'-0" max
Side Street	0'-0" min—15'-0" max
Rear Street	None
SETBACK
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min
Encroachments
Primary Street
Ground Floor	8'-0" max
Upper Floor(s)	6'-0" max
Side/Rear Street
Ground Floor	6'-0" max
Upper Floor(s)	4'-0" max
Parking
SETBACK
Primary Street	15'-0" min
Side/Rear Street	5'-0" min
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min

Building Placement
BUILD-TO-ZONE (BTZ)
Primary Street	0'-0" min—20'-0" max
Side Street	0'-0" min—20'-0" max
Rear Street	None
SETBACK
Side Lot Line	5'-0" min
Rear Lot Line	15'-0" min
Encroachments
Primary Street
Ground Floor	4'-0" max
Upper Floor(s)	4'-0" max
Side/Rear Street
Ground Floor	4'-0" max
Upper Floor(s)	4'-0" max
Parking
SETBACK
Primary Street	5'-0" min
Side/Rear Street	5'-0" min
Side Lot Line	5'-0" min
Rear Lot Line	5'-0" min

17-7-10.12.6 Parking and access standards.

Off-street parking, on-street parking and development access shall meet the following standards:

Uses	Parking Requirement (Minimum)
Assembly Hall/Auditorium	1 per 5 seats or 3 per 100 s.f. of assembly area
Assisted Living/Disabled Care	1 per 2 bedrooms plus 1 per employee per shift, or 2 per 3 employees per shift, whichever is greater
Data Center Storage	0.25 stalls per 1,000 s.f. of floor area
Dwellings:
Multifamily*
Studio and 1 bedroom units	1.5 stalls per unit plus guest parking
2 bedroom units	1.75 stalls per unit plus guest parking
3+ bedroom units	2.0 stalls per unit plus guest parking
Townhomes	2.0 stalls per unit plus guest parking
Senior (age restricted) affordable housing	0.5 per unit
Guest parking**	1.0 stall per 4 units
Entertainment Center	1 per 4 seats or 5 per 1,000 s.f. of floor area depending on type of facility
Financial Institution	3 per 1,000 s.f. of net leasable building area
Hotel	0.8 per suite
Manufacturing/Assembly/Warehouse/Distribution	1 per 1,000 s.f. of net leasable building area
Municipal Facilities	Based on type of use
Office:	3 per 1,000 s.f. of net leasable building area not to exceed a maximum of 6 per 1,000 s.f.
Park (required in pods adjacent to park)	Number of parking spaces determined by community development director at site plan review and based on number and type of adjacent park amenities
Recreation Facility, Commercial	Greater of: 1 per 4 seats; 5 per 1,000 s.f. of floor area; or 1 per 3 persons rated capacity. For tennis- and pickleball-only facilities: 7 per court
Religious/Educational Institution	Greater of: 1 per 5 seats, 2 per 3 employees, or 1 per 1,000 s.f. of floor area
Residential Facility for Elderly Persons/ Persons with a Disability	Greater of: 1 per 2 bedrooms plus 1 per employee per shift or 2 per 3 employees per shift
Restaurant	5 per 1,000 s.f. of net leasable floor area
Retail and Service Commercial	3 per 1,000 s.f. of net leasable building area