Midvale City Zoning Code
17-7-14 Bluffs
Overlay Zone
17-7-14.1 Purpose.
This chapter supplements the clean industrial zone (Chapter 17-7-13) on those parcels sharing a common boundary with the Jordan Bluffs zone to provide additional standards for the development of land parcels within the overlay zone. The overlay zone chapter informs the owners of the standards that will be applied in approving or disapproving proposed developments. The goal is to:
A. Facilitate a cohesive relationship between the development of the Jordan Bluffs development and the redevelopment of border properties;
B. Guide the development of a consistently high quality environment;
C. Assure and enhance the investment of those locating within the area;
D. Promote economic development;
E. Require pedestrian connections within and among developments and between adjacent neighborhoods. (Ord. 10/19/2004O-32 § 1)
17-7-14.2 Unique use restrictions.
Due to the special considerations given to this overlay zone area, based on proximity to existing residential neighborhoods and less intensive zoning in the Jordan Bluffs development the following uses, which are allowed in the CI zone, are prohibited:
A. Automobile assembly;
B. Vehicle repair;
C. Sexually oriented business;
D. Storage units;
E. Transfer stations. (Ord. 10/19/2004O-32 § 1)
17-7-14.3 Architectural standards.
All new development must present an attractive, coordinated streetscape, incorporate architectural and site design elements appropriate to a pedestrian scale, incorporate interior pedestrian access between structures to minimize pedestrian travel through parking areas and provide for the safety and convenience of pedestrians by constructing pedestrian crossings with stamped, dyed, or raised walks. All new development shall comply with the following architectural standards:
A. New Building Form. Structures shall be designed to relate to grade conditions with a minimum of grading and exposed foundation walls. The design shall create easy pedestrian access from adjacent uses, on-street parking, sidewalks and parking areas. Commercial buildings shall be designed with ground floor architectural separation to enhance street activity and “walkability.” All proposed building designs must incorporate an expansive use of windows, balconies, terraces, or other design features, which are oriented to the street and other pedestrian accesses, to maximize the pedestrian interface. Windows, display windows and doors must comprise at least forty percent of street-facing facades on the commercial developments with first-floor commercial uses. Blank facades are not allowed to face public rights-of-way and may not exceed thirty feet in length on all other facades.
B. Walls. All exterior walls shall be constructed in compliance with the following:
1. Building/Retaining Walls. No more than three materials shall be used for primary wall surfaces. Pre-cast concrete, brick, split face or scored CMU, stone, granite, ceramic tile, architectural metals and nonreflective glass (or similar quality time- and weather-tested materials) are allowed. Limited amounts of stucco/Masonite may be incorporated. Blank facades may not exceed thirty feet in length. Retaining walls shall be of materials complementary to the building’s materials.
2. Colors. Wall colors may range from earth tones to colors with some white and gray tones. Trim around openings may be accent colors. No other wall colors are allowed.
3. Facade Shifts. Each facade facing a public right-of-way or a pedestrian pathway shall shift at least five feet every sixty linear feet. (Ord. 10/19/2004O-32 § 1)