In order to carry out the purposes of this Title, all of the land within the corporate boundaries of Springville City is hereby divided into Zoning Districts. The boundaries of the Zoning Districts are shown on the Official Zoning Map of Springville City. The classification of Zoning Districts is as follows:

(Ord. No. 14-2022 Exh. A, 08/02/2022; Ord. No. 13-2023 § 1, 07/18/2023)

In addition to the more general purposes of this Title identified in Section 11-1-102, the various zoning districts each serve a more specific individual purpose, as described below. All of the districts combined provide for a broad range of uses that are essential to the creation of a safe, healthy, diverse and economically viable Springville City.

(1)    The Agricultural Zoning Districts are intended to preserve the City’s agricultural land uses until urban uses become desirable and feasible, based on the availability of urban services in the area.

(a)    The A-1 Zoning District is intended to allow for the continued agricultural uses in those areas of the City which have been historically used for the growing of crops and the raising of livestock.

(b)    The A-S Zoning District is intended to allow for the continued agricultural uses, along with specialty agricultural uses, in those areas of the City which have been historically used for the growing of crops and the raising of livestock.

(2)    The Residential Zoning Districts (R) are intended to provide a range of densities which will reflect the diverse needs and desires of people for housing in Springville City. These areas are to include attractive landscaped yards. All of these zones include front and rear yard setbacks to provide space for landscaping, parking and accessory uses. These districts also allow for other compatible uses that may complement the primarily residential functions of the districts, under certain conditions. Basic urban services and utilities should be available in all of these zones. These zones are intended to accommodate both pedestrian and vehicular traffic and function as neighborhoods for people residing in these zones.

(a)    The R1-15 zoning district is intended to provide areas for very low density, suburban-type uses. Street access in this zone should primarily be off of local and residential collector streets. This zone will allow farm animals as an accessory use, provided adequate lot area exists.

(b)    The R1-10 and R1-8 zoning districts are intended to provide areas for single-family detached dwellings at a low density and are generally suburban in nature. Street access in this zone should primarily be from local and residential collector streets.

(c)    The R1-5 zoning district is intended to provide an area for single-family residences in detached, and in limited circumstances, attached dwellings in a medium low density. The zone is specifically designed to meet the unique nature of the Historic City Center area which historically included deep lots with limited frontage, located on a traditional grid street pattern and is generally urban in nature.

(d)    The R2 zoning district is intended to provide for single-family and two-family residences in attached and detached dwellings at a medium low density and is generally urban in nature. Street access for residents in this zone should primarily be from local and residential collector streets.

(e)    The RMHP zoning district is intended to provide areas for mobile home parks and subdivisions, which are limited in use to manufactured housing and related uses of an office and a community/recreation center. Because of the required size of these developments, area zoned for this use should have immediate access to a collector or arterial street.

(f)    The RMF zoning districts are intended to provide areas for multiple-family attached dwellings at medium (RMF-1) to medium high (RMF-2) densities. These zones should include a variety of residential flats and multi-level rowhouses with parking generally located behind or on the side of the buildings. Single- and two-family residences are also allowed in these zones. Primary access to the units should face the street and vehicular access should generally be from collector and local streets. Uses in the RMF zones are urban in nature, due to their densities. This zone should typically abut an arterial or collector street or abut higher intensity uses and serve as a transition zone to lower density residential zones.

(3)    Professional Office and Business Park Zoning Districts are intended to provide space for a wide range of offices and institutions that meet needs of the community by providing places for professional services and employment opportunities. Primary frontage and access should be located on arterial or collector streets in these zoning districts.

(a)    The PO zoning district is intended to provide space for personal and professional offices and institutions that meet the need generated by the community to utilize their services. The intensity of use, in terms of hours of operation and number of customers should generally be less than commercial types of uses and these uses should generally be located along the edges of neighborhoods on collector and arterial streets.

(b)    The BP zoning district is intended to be an attractive campus environment for offices, research facilities and environmentally appropriate assembly uses, as well as appropriate amenities supporting employee activity. Uses receiving site plan approval for this zone should be compatible with surrounding uses, which should be accomplished through attractive architectural design, pedestrian trails and substantial, attractive landscaping.

(4)    The Center Zoning Districts are intended to provide locations for pedestrian-oriented, vertical mixed-use development throughout the City.

(a)    The VC zoning district is intended to provide opportunities for mixed-use development throughout the City. These districts would include areas of between 15 to 40 acres and will require a master-plan concept to be presented to ensure the development meets the intent of the zone. The intended user radius is from one (1) to one and one-half (1.5) miles. These centers are ideally located at intersections of arterial or major collector streets. Development in this area includes buildings of up to three stories in height that line the street right-of-way. Multi-family dwellings included in this area may include minimal setbacks. On-site parking is primarily located to the rear of buildings in the center of the block. Landscaping requirements vary, depending on the type of use. It is included for screening parking areas, where visible from the street, and to provide a buffer adjacent less intense uses.

(b)    The TC zoning district is intended to help protect and enhance the historic center of Springville City, generally located between Center Street and 400 South and extending to the east and west for approximately one block. Development in this area includes buildings of up to three stories in height that line the street right-of-way. Parking is provided in the right-of-way and behind the buildings. Landscaping requirements vary, depending on the type of use. It is included for screening parking areas, where visible from the street, and to provide a buffer adjacent less intense uses.

(c)    The MSSG zone is intended to provide for the creation of unique places of lasting value surrounding the intersection of 400 South and Main Street, enabling vibrant, intense and high-quality development. To accomplish this, the zone permits a wide range of uses, mixed horizontally and vertically, housed in buildings with forms reflective of a traditional downtown and utilizing traditional materials. The zone anticipates both large-scale redevelopment and small-scale infill and provides for appropriate transitions to existing residential and downtown areas.

(5)    The Commercial Zoning Districts are intended to provide opportunities for commercial uses based on considerations such as: intensity of use; types of goods and services; and market area. These uses should generally abut on an arterial or major collector street, and in some districts, frontage roads.

(a)    The NC zoning district is intended to provide commercial goods and services to an area of limited size for basic trade and personal services that occur on a daily or frequent basis. The major market area is generally limited to an area of approximately one (1) to one and one-half (1.5) miles in radius.

(b)    The CC zoning district is intended to provide a range of commercial goods and services greater than those found in the NC zone but on a more limited basis and intensity than those found in the regional and highway commercial districts. The basic market for this district is vehicle-oriented and the primary market area is Springville City. This type of district should be located on an arterial street, at or near a major intersection. Parking is to be provided on site. Landscaping is included in all areas not required for building(s), storage, parking and traffic circulation, with parking and storage areas being screened and an appropriate landscaped buffer and fencing adjacent less intense uses.

(c)    The RC zoning district is intended to provide an area in which a full range of commercial and service uses may locate in a limited area. The limited area of this district functions to heighten the intensity of uses, concentrate activities and make it a major commercial destination. These districts should abut arterial streets and be located near freeway access, as well as mass transit lines. Parking is to be provided on the site. Landscaping is required in all areas not necessary for building(s), storage, parking and traffic circulation, with parking and storage areas being screened and an appropriate landscaped buffer and fencing adjacent less intense uses.

(d)    The RRC zoning district is intended to provide an area in which a range of retail oriented commercial may locate in a limited area. The limited area of this district functions to heighten the intensity of uses, concentrate activities and make it a major commercial destination. These districts should abut arterial streets and be located near freeway access. Parking is to be provided on the site. Landscaping is required in all areas not necessary for building(s), storage, parking and traffic circulation, with parking and storage areas being screened and an appropriated landscape buffer and fencing adjacent less intense uses.

(e)    The HC zoning district is intended to provide an area abutting major arterial streets or interstate frontage roads for a full range of commercial and professional uses; however, the primary focus should be on uses which require large retail display or merchandise storage area and serve a regional market. Parking is to be provided on the site. Landscaping is required in all areas not necessary for building(s), storage, parking and traffic circulation, with parking and storage areas being screened and an appropriate landscaped buffer and fencing adjacent less intense uses.

(6)    The Industrial Manufacturing Zoning Districts are intended to provide locations for industrial and manufacturing uses in areas where they will have the necessary services and facilities and be located in such a manner as to minimize obtrusions of adjoining uses and districts. These districts should be located near rail lines and have direct access to Interstate Highway interchanges for ease of transportation of goods. In order to minimize conflict with incompatible uses, most non-industrial uses are not allowed in the Industrial Manufacturing zones, excepting those catering primarily to the needs of employees working in the area.

(a)    The LIM zoning district is intended to provide locations for manufacturing and industrial development of less intensive uses. The largest portion of these types of uses shall be contained inside of structures. These districts should be located near major arterial streets and be located so as to provide easy access to the Interstate Highway system. Because of the highly visible location of these uses, special attention shall be paid to visual aesthetics.

(b)    The HIM zoning district is intended to provide locations for heavy industrial and manufacturing development. These uses may or may not be located immediately adjacent major streets, so long as easy access to the Interstate Highway system is provided through areas of similar land uses. Proximity to rail lines may be a determinant in locating these zoning districts.

(Ord. No. 20-05, 10/04/2005; Ord. No. 06-2015 § 2, 03/17/2015; Ord. No. 24-2019 § 2, 11/19/2019; Ord. No. 14-2022 Exh. A, 08/02/2022; Ord. No. 13-2023 § 1, 07/18/2023)

Article 2 – ADMINISTRATION AND PROCEDURES

(1)    No building or part thereof or other structure shall be erected, altered, added to or enlarged, nor shall any land, building, structure or premises be used, designated, or intended to be used for any purpose, or in any manner other than is included among the uses listed in this Title as allowed in the district in which such building, land or premises are located.

(2)    No building or part thereof or structure shall be erected, reconstructed or structurally altered to exceed in height the limit permitted as defined in this Title for the district in which such building is located, unless building height exception is expressly allowed.

(3)    No building, structure, or part thereof, shall be erected, nor shall any existing building be altered, enlarged, rebuilt or moved into any district, nor shall any open space be encroached upon or reduced in any manner, except in conformity to the yard, building area, and building location regulations hereinafter designated for the land use and the district in which such building or open space is located.

(1)    The boundaries of the zoning districts established in this Title of the Springville Municipal Code are hereby established as shown on the Official Zoning District Map, which together with all explanatory information thereon, is hereby adopted by reference and declared to be part of this Title.

(2)    The Official Zoning District Map shall be identified by the signature of the Community Development Director and shall bear the date of adoption. All subsequent changes to the map shall include the new effective date and shall be initialed by the Director.

(3)    If in accordance with the provisions of the Title and Utah Code, changes are made in district boundaries or other matters portrayed on the official zoning district map, an entry shall be made, as soon as practical after the amendment has been approved by the City Council, on the official zoning district map according to the requirements of subsection 11-4-202(2). Any amendments to this Title which involves matters portrayed on the official zoning map shall be in full force and effect one day after publication of the adopted ordinance.

(4)    No changes of any nature shall be made on the Official Zoning District Map or matter shown thereon except in conformity with the procedures set forth in Chapter 7 of this Title.

(5)    Regardless of the existence of purported copies of the Official Zoning District Map, which may from time to time be made or published, the Official Zoning District Map, which shall be located in the Community Development Office, shall be the final authority as to the current status of Zoning Districts in Springville City.

(6)    In the event that the Official Zoning District Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature or number of changes and additions, a new map may be identified as the Official Zoning District Map, identified by the signature of the Mayor of the City, attested to by the City Recorder, and placed in the Community Development Office. The new Official Zoning District Map shall be identified as defined in subsection 11-4-202(2) above.

(7)    Unless the prior Official Zoning District Map has been lost or destroyed, the prior map or any significant remaining parts thereof shall be preserved, together with all available records pertaining to its adoption or amendment.

Where uncertainty exists as to the boundaries of districts as shown on the Official Zoning District Map, the following rules shall apply:

(1)    Boundaries indicated as approximately following the center lines of roads, streets, highways, or alleys shall be construed to follow such center lines;

(2)    Boundaries indicated as approximately following platted lot lines shall be construed to follow such lot lines;

(3)    Boundaries indicated as approximately following City limits shall be construed as following such City limits;

(4)    Boundaries indicated as approximately following center lines of streams or canals shall be construed to follow such center lines;

(5)    Boundaries indicated as parallel to or extensions of features indicated above shall be so construed. Distances not specifically indicated on the Official Zoning District Map shall be determined by the scale of the map; and

(6)    Where physical or cultural features existing on the ground are at variance with those shown on the Official Zoning District Map, or in other circumstances not covered in the aforementioned rules, the Community Development Director shall interpret the district boundaries.

Article 3 – LAND USE