In order to accomplish the purposes of this title, the city is hereby divided into zoning districts (or zones) in accordance with the adopted general plan of the city as follows:

 

(2001 Code § 89-3-101; amd. 2009 Code; Ord. 11-03, 2-9-2011; Ord. 11-35, 11-22-2011; Ord. 14-32, 10-22-2014; Ord. 17-19, 4-5-2017; Ord. 18-37, 11-7-2018; Ord. 21-19, 12-15-2021; Ord. 22-14, 7-27-2022; Ord. 22-37, 8-10-2022)

   A.   Zoning Districts: The location and boundaries of all zoning districts described in this title, including subsequent amendments, are shown on the map titled "zoning map of the City of West Jordan", which may also be referred to as "map", "the map", or "the zoning map". This map, including all boundaries, notations and other data shown thereon, is hereby adopted in its entirety and as may be amended from time to time. The territory within the city shall be subject to the landuse restrictions set forth for such zones, as shown upon the map.

   B.   Amendments: Amendments to the boundaries of a specific zoning district shown on the zoning map shall be accomplished in accordance with the provisions found in chapter 7, article D of this title.

   C.   Updates: The city administrator or his designee shall update the zoning map as soon as possible after amendments are adopted by the city council . Upon entering any such amendment on the map, the city administrator or his designee shall update the map or maps to indicate their latest revision. New prints of the updated maps may then be issued.

   D.   Reference Copies: A print of all updated zoning maps shall be given to the city recorder to be filed and kept for historical reference. (2001 Code § 89-3-102; amd. Ord. 19-50, 12-11-2019, Effective at 12 noon on January 6, 2020)

Where uncertainty exists with respect to the boundaries of various zones, the rules in section 13-2-2 of this title shall apply. (2001 Code § 89-3-103)

   A.   New Development : For any set of complete development applications submitted to the city on or after December 18, 2024, which includes an annexation application, the planning commission shall not consider or have any role in the annexation application process unless specifically required by statelaw or by the city council , except that the planning commission shall provide a zoning recommendation (and a future landuse map designation recommendation) to the city council for the real property proposed to be annexed. The process for such an annexation shall also be guided by Utah Code section 10-2-403 and other applicable sections, starting with a notice of intent to file an annexation petition ("notice of intent").

   B.   Existing Development : For property proposed to be annexed that has already been developed and for which no new development application is being submitted, and for which a notice of intent was submitted to the city on or after September 18, 2024, the planning commission shall not consider or have any role in the annexation application process unless specifically required by statelaw or by the city council , except that the planning commission shall provide a zoning recommendation (and a future landuse map designation recommendation) to the city council for the real property proposed to be annexed. The process for such an annexation shall also be guided by Utah Code section 10- 2-403 and other applicable sections. (2001 Code § 89-3-104; amd. 2009 Code; Ord. 24-59, 12-18-2024)

   A.   Conditions on Zoning Map Amendments: Although placing conditions on zoning map amendments is no longer permitted, to provide more specific landuse designations and land development suitability, to ensure that proposed development is compatible with surrounding neighborhoods, and to provide notice to property owners of limitations and requirements for development of property, the city council has in the past attached conditions to some zoning map amendments which amended, limited or restricted some or all of the following:

      1.   Uses.

      2.   Dwelling unit density.

      3.   Building square footage.

      4.   Height of structures.

      5.   Buffering.

      6.   Setback .

      7.   Building materials and architecture.

   B.   Map Notation: A zoning map amendment to which was attached any zoning condition is designated with the suffix "ZC" after the zoning classification on the zoning map and any such condition shall be on record with the city recorder.

   C.   Effect of Declaration of Invalidity: If a court of competent jurisdiction declares any zoning condition invalid, the entire zoning map area of the amendment shall be void. Any deletion in or change to a zoning condition shall be considered an amendment to this title and shall be subject to the requirements of this chapter.

   D.   Effect on Conditional Use Permits: The attachment of conditions to any zoning map amendment shall not prohibit or affect the applicability of the requirements imposed by a conditional use permit . (2001 Code § 89-3-106; amd. 2009 Code; Ord. 15-19, 7-22-2015; Ord. 19-50, 12-11-2019, Effective at 12 noon on January 6, 2020)

The purpose of the Agricultural Zones is to provide areas where the growing of crops and the raising of livestock can be encouraged and supported within the City . Uses permitted in the A Zones, in addition to agricultural uses, must be incidental thereto and should not change the basic agricultural character of the zone . Conversion of the Agricultural Zone to zones allowing urban uses should be accomplished in an orderly and progressive manner, with no "leap frog" encroachments of such uses or developments into the agricultural area. The A Zones should be established in agricultural areas needing protection from encroachment of urban development until such time as residential, commercial or industrial uses in such areas become necessary and desirable. (2001 Code § 89-3-201)

Uses allowed in Agricultural Zones are listed in the table below. Those uses identified as "permitted" (P) are allowed by right; provided, that they comply with all other requirements of this article and all other applicable requirements of this title. Uses identified as "conditional" (C) must be approved by the Planning Commission pursuant to the standards and procedures for conditional uses set forth in chapter 7, article E of this title and title 15 of this Code , and comply with all other applicable requirements of this title. Uses identified as "administrative conditional uses" (AC) shall be approved by the Zoning Administrator pursuant to the standards set forth in chapter 7, article E of this title, except that the public hearing shall be conducted by the Zoning Administrator, and shall comply with title 15 of this Code, and all other applicable requirements of this title. Uses not specifically listed in this section shall not be allowed in Agricultural Zones.

   PERMITTED AND CONDITIONAL USES IN AGRICULTURAL ZONES

Legend:

   P   =   Permitted use

   C   =   Conditional use

   AC   =   Administrative conditional use

 

(2001 Code § 89-3-202; amd. 2009 Code; Ord. 11-35, 11-22-2011; Ord. 13-33, 11-13-2013; Ord. 14-09, 5-14-2014; Ord. 19-18, 5-1-2019; Ord. 19-35, 11-13-2019; Ord. 22-15, 4-27-2022; Ord. 22-28, 5-25-2022; Ord. 25-23, 7-8- 2025)

 

 

(2001 Code § 89-3-203; amd. Ord. 14-09, 5-14-2014; Ord. 22-45, 9-28-2022)

   A.   Generally: Development of each lot or site in the agricultural zone shall be subject to the provisions of chapter 7 of this title, the subdivision ordinance, and to the property development standards set forth in this section.

   B.   Lot Area Per Dwelling : Not more than one single-family dwelling shall be permitted on each lot or parcel in an agricultural zone .

   C.   Temporary Mobile Homes: A conditional use permit for a temporary mobile home located on the rear portion of a lot may be approved for one year pursuant to construction of a permanent dwelling on the same lot.

   D.   Standards Of Topsoil Operation Uses:

      1.   All topsoil operations that move or disturb more than fifty (50) cubic yards of soil must obtain a land disturbance permit from the city .

      2.   Topsoil operations shall be solidly screened from the street and from neighboring properties in compliance with applicable provisions of section 13-14-3 of this title. The site plan must incorporate a minimum twenty foot (20') landscape buffer around the perimeter of the topsoil operation to help screen the operations from the adjoining properties.

      3.   Must be located along a designated truck route as designated in section 7-4-3 of this code .

      4.   Submit an SWPPP with permanent erosion, runoff and sediment control measures along with a maintenance and inspection schedule prior to final site plan approval.

      5.   Due to the permanent nature of the topsoil operations and outside storage associated with the business, a preliminary and final site plan must be approved.

      6.   Topsoil operations must be greater than three hundred feet (300') from a residential zone or landuse .

      7.   The business must obtain a business license from the city prior to commencement of operations.

      8.   Obtain a dust control permit from the state department of environmental quality, division of air quality, prior to final site plan approval.

      9.   Provide a restoration plan for the project site prior to final site plan approval.

      10.   Provide a truck route plan prior to final site plan approval.

      11.   All vehicle and truck loads will be covered per section 7-4-4 of this code .

      12.   The hours of operation will be from seven o'clock (7:00) A.M. to dusk.

      13.   The outside operations or storage of inventory, raw materials, supplies, equipment and company vehicles may be approved by the planning commission only if such operations or storage will be located behind the front building line and street side building line on a corner lot . (2001 Code § 89-3-204; amd. 2009 Code; Ord. 10-09, 2-24-2010)

   A.   R-1 Zone : The single-family residential (R-1) zones are established to encourage and promote an environment for family life by providing areas for single-family detached dwellings on individual lots and associated uses as defined in this article. This zone is characterized by attractively landscaped lots and open spaces with lawns and shrubs .

   B.   R-2 Zone : The two-family residential (R-2) zone is established to provide a residential environment within the city which is characterized by attractively landscaped single-family and two-family residential lots and structures and associated uses as defined in this article. This zone is intended to have a residential density slightly higher than the R-1 zone, but to maintain a residential character comparable to that of a single-family residential area.

   C.   R-3 Zone : The multiple-family residential (R-3) zone is established to provide an attractive setting for multiple-family, two-family and single-family dwellings, and associated uses as defined in this article.

   D.   R-R Zone : The rural residential (R-R) zone is established to provide areas where single-family residential and associated uses, as defined in this article, may be harmoniously integrated with incidental agricultural uses. This zone is intended to allow the keeping of a limited number of farm animals and fowl in conjunction with single-family dwelling units. It is intended, at the same time, to retain land in parcels large enough to provide efficient and attractive development as urban uses extend in an orderly manner into these areas. The R-R zone is also intended to accommodate residential developments which are oriented to an equestrian lifestyle. This would allow the design of a residential community which could contain noncommercial stables, training areas and equestrian trails as an integral part of the development.

   E.   R-E Zone : The residential estate (R-E) zone is established to provide areas where detached single-family dwellings and associated uses, as defined in this article, may be harmoniously integrated with the environment in large lot developments. This zone is characterized by open land that is interspersed with residential dwellings with attractively landscaped lots. This zone does not allow for the keeping of farm animals and fowl in conjunction with single-family dwellings.

   F.   R-M Zone : The mobile home residential (R-M) zone is established to provide a residential environment primarily for mobile and manufactured homes, either within an established mobile home park under one ownership, or within a mobile home subdivision under multiple ownership. The zone is intended to assure a high degree of compatibility between mobile home parks and adjacent residential development of other types.

   G.   Collective Title: The foregoing zones are collectively referred to as "residential zones". (2001 Code § 89-3-301; amd. 2009 Code)

Uses allowed in residential zones are listed in the table below. Those uses identified as "permitted" (P) are allowed by right; provided, that they comply with all other requirements of this article and all other applicable requirements of this title. Uses identified as "conditional" (C) must be approved by the planning commission pursuant to the standards and procedures for conditional uses set forth in chapter 7, article E of this title and title 15 of this code , and comply with all other applicable requirements of this title. Uses identified as "administrative conditional uses" (AC) shall be approved by the zoning administrator pursuant to the standards set forth in chapter 7, article E of this title, except that the public hearing shall be conducted by the zoning administrator, and shall comply with title 15 of this code and all other applicable requirements of this title. Uses not specifically listed in this section shall not be allowed in residential zones.

 

 

 

(2001 Code § 89-3-302; amd. 2009 Code; Ord. 09-12, 4-14-2009; Ord. 10-09, 2-24-2010; Ord. 11-03, 2-9-2011; Ord. 11-35, 11-22-2011; Ord. 12-01, 2-22-2012; Ord. 12-14, 6-13-2012; Ord. 13-17, 4-24-2013; Ord. 13-33, 11-13-2013; Ord. 14-09, 5-14-2014; Ord. 16-06, 1-13-2016; Ord. 21-18, 6-9-2021)

   A.   Lot Size, Setbacks And Building Height Standards: Creation of lots and location of buildings on such lots shall be subject to the following standards:

   B.   Lot Area For Corner Lots: The minimum lot area for corner lots in residential zones shall be one thousand (1,000) square feet greater than the minimum required for each subzone.

   C.   Lot Frontage :

      1.   Except as specified in subsection C2 of this section, each lot in a residential zone shall have not less than fifty feet (50') of frontage on a public street , not including townhomes in the R-3 zone .

      2.   Notwithstanding the minimum lot frontage required above, irregular shaped lots located along the circular portion of a cul-de-sac or a knuckle portion of a street may be reduced to a minimum of thirty five feet (35') of lot frontage at the right of way line of a public street . Lots with the allowed reduction in lot frontage shall meet the minimum lot width required by this section at the minimum setback line per this section. The lot width and setback shall be recorded on the subdivision plat.

   D.   Minimum Living Space for R-1, RR and RE zones:

      1.   The minimum living space of any new single-family dwelling constructed within a subdivision or on a parcel that received: (a) final approval from the city after May 5, 2021; and (b) is located within a zone that resulted in an increase in density from the previous zone or is subject to provisions outlined in a development agreement; shall be as indicated by the alphabetical subzone, as shown in this subsection, used in conjunction with the zoning designation (e.g., R-1-10E):

 

      2.   Notwithstanding the applicability of the minimum living space table of this section, under no circumstances shall a new single-family dwelling that has less than one thousand (1,000) square feet of living space be constructed in an R-1, RR or RE zone.

   E.   Utility Equipment: There are no specific setbacks for utility equipment in residential zones. (2001 Code § 89-3-303; amd. 2009 Code; Ord. 09-09, 3-10-2009; Ord. 11-35, 11-22-2011; Ord. 13-17, 4-24-2013; Ord. 21-32, 11-16-2021; Ord. 22-45, 9-28-2022; Ord. 23-26, 9-13-2023)

A site plan shall be submitted for review by the planning commission prior to the issuance of a building permit or mobile or manufactured home move on permit for a mobile home park . The site plan shall be in conformance with chapter 7, article B of this title, other applicable provisions of this title and the subdivision ordinance, and the following standards and requirements:

   A.   Any mobile home park shall have a minimum area of ten (10) acres. The area shall be in single ownership under individual or corporate control so that it can be developed as an integrated development under a single plan.

   B.   The number of mobile or manufactured homes shall be limited to a maximum of six (6) units per acre. Mobile or manufactured homes may be clustered; provided, that the total number of units does not exceed the number permitted per acre multiplied by the number of acres in the development . Remaining land not used for mobile or manufactured homes, roads or parking shall be set aside and developed as recreation and service areas for common use and enjoyment of occupants of the park.

   C.   The setback and spacing requirements of this article shall apply in all mobile home parks .

   D.   Not less than eight percent (8%) of the gross area of any mobile home park shall be set aside for the joint use of occupants. The land covered by vehicular roadways, sidewalks and off street parking shall not be construed as meeting this requirement.

   E.   Central recreation facilities shall be established in each mobile home park pursuant to the provisions of this title. The size of such recreation area shall be at least two hundred (200) square feet for each mobile homelot or mobile home space within the development . The area of the recreation space may contain picnic facilities, community clubhouses, swimming pools, tennis courts and similar facilities provided exclusively for recreation purposes.

   F.   Each mobile or manufactured home shall have on the same site two (2) paved parking spaces for automobiles. All parking spaces shall be paved with asphalt or concrete and shall be provided with a paved access from an approved street .

   G.   Mobile or manufactured home spaces within a mobile home park shall not be used for transient trailer sites. Such spaces shall be occupied only by mobile or manufactured homes which are placed upon piers or jacks and attached to public utilities. No lot or space shall be rented or leased for a period less than thirty (30) days.

   H.   A lighted directory map showing streets, lot numbers and location of the manager's office and other facilities in the mobile home park shall be clearly displayed at the entrance of any mobile home park, but not closer than fifty feet (50') from the designated right of way line of a public street .

   I.   Every mobile home park shall include a permanent building for office and administrative use . The building may include a single-family dwelling for the exclusive use of the owner or manager.

   J.   Skirting materials shall be provided entirely around the periphery of each mobile or manufactured home to conceal the open area beneath the structure . The skirting material shall be of durable construction and shall be compatible with the exterior finish of the mobile or manufactured home unit.

   K.   All parks shall be provided with safe, convenient, all season pedestrian access of at least three feet (3') in width. The access shall provide both a common walkway system and individual walks to each unit.

   L.   The owner or joint owners of a mobile home park shall ensure proper maintenance of all landscaping , fencing, grounds, utility services, lighting and storm drainage, and otherwise comply with provisions of all city ordinances regarding buildings and uses of land .

   M.   Additions or attachments to mobile or manufactured homes in mobile home parks such as carports, covered patios, screen rooms or approved manufactured additions which meet HUD construction standards for mobile or manufactured homes may be approved by the city administrator or his designee. The planning commission may by conditional use permit authorize other additions and attachments. (2001 Code § 89-3-304; amd. Ord. 19-50, 12-11-2019, Effective at 12 noon on January 6, 2020)

Multiple-family dwelling developments shall be designed according to applicable requirements of chapter 7 of this title. A site plan shall be submitted for review by the planning commission prior to the issuance of a building permit for a multiple- family dwelling development according to the following standards and requirements:

   A.   Minimum lot area and unit density shall be determined as follows for multiple-family dwelling developments:

 

   B.   Multiple-family dwelling developments having more than two (2) floors that abut a single-family or two-family residential subdivision or development shall be set back a minimum of thirty feet (30') from all property lines and fifty feet (50') from the designated right-of- way lines of public streets. (2001 Code § 89-3-305; amd. 2009 Code)

   A.   Applicability:

      1.   This section applies to any new dwelling constructed within a subdivision or on a parcel that received: (a) final approval from the city after May 5, 2021; and (b) is located within a zone that resulted in an increase in density from the previous zone or is subject to provisions outlined in a development agreement.

      2.   This section does not apply to a dwelling that is constructed within a subdivision or on a parcel that received final approval from the city prior to May 5, 2021 and is not subject to provisions outlined in a development agreement.

   B.   Exterior Masonry Required: As applicable, the minimum area (A) of brick or stone required (measured in square feet) shall be determined by multiplying the outside perimeter (P) of the foundation (measured in feet), including the garage , by two feet (2') (P x 2 = A).

   C.   Exception To Masonry Requirement: In order to encourage a variety of architectural design in residential construction, the requirement for exterior masonry may be modified if not less than four (4) of the following architectural features are combined in a design to create an overall architectural style for a residential building :

      1.   Gabled, gambrel or hipped roof with a pitch of not less than six to twelve (6:12) and heavy architectural shingles or tile.

      2.   Cornices.

      3.   6/6 or 12/12 double hung windows with shutters.

      4.   Portico , sidelights and fan light .

      5.   Pediment entry with transom window .

      6.   Dormers.

      7.   Towers with conical roof .

      8.   Scallops or sunbursts.

      9.   Attached gazebos integrated into the front porch.

      10.   Front porches not less than six feet (6') in width with an integrated decorative railing.

   D.   Approval Of Alternate Exterior Materials: If it is determined that an architectural style has been established using the features described above, City planning staff may either:

      1.   Approve the use of clapboard, hardiboard or similar siding of not less than six inches (6") in height, with corner boards on one hundred percent (100%) of the exterior of the building (no aluminum or vinyl siding shall be permitted); or

      2.   Reduce the square footage or percentage of required brick, stone or stucco.

   E.   Appeal: A housing design meeting the requirements of this section should have an easily identifiable architectural style, whether that style be Victorian, colonial, bungalow, Cape Cod, Tudor, etc. The planning staff shall determine whether this has been accomplished. If it is determined by staff that a proposed design does not establish an identifiable architectural style, the applicant shall be required to meet the brick requirement in subsection A of this section. If the applicant wishes to appeal the decision of planning staff, the appeal shall first be heard by the Zoning Administrator and, if further appeal is made, then the LandUse Appeal Authority. (2001 Code § 89-3-306; amd. 2009 Code; Ord. 11-35, 11-22-2011; Ord. 21-32, 11-16-2021; Ord. 24-58, 12-18-2024)

   A.   Status Of Performance Overlay Zones: All performance overlay zones existing at the time of adoption hereof shall be nonconforming. A parcel of vacant land within a performance overlay zone may be developed in conformance with the provisions of the previously existing performance overlay zone requirements and platted as a Performance Subdivision (P-S) or Performance Development (P-D). (The Performance Subdivision and Performance Development Overlay Zones were established and defined in a predecessor ordinance known as title 10 (1982-2000).) A lot within a Performance Subdivision or Performance Development, meeting all requirements of the prior existing regulations related to performance overlay zones, shall not be denied a building permit solely for reasons of nonconformance with the requirements of this article.

   B.   Animal Limitations: The maintenance and keeping of animals and fowl on a lot in a rural residential zone, where such use is permitted, shall be limited to a total of twenty (20) animal points per ten thousand (10,000) square feet, as determined from the chart in this section. A minimum of twenty thousand (20,000) square feet is required for the keeping of animals or fowl. Legally created lots in rural residential zones that are between eighteen thousand (18,000) square feet and twenty thousand (20,000) square feet shall be deemed to meet the twenty thousand (20,000) square feet minimum and point qualifications. All animals located on a lot of land shall be contained upon said lot. The number of animals determined from the chart below for a particular property (except as expressly provided otherwise) does not include the offspring of any large or medium sized animal which offspring is less than twelve (12) months of age; and also does not include one litter, kindle or clutch of offspring of a small animal up to the twelve (12) months of age; provided that all offspring of a small animal mother born within the same twelve (12) month period as the excluded single litter, clutch or kindle shall be counted toward the limitation number in the chart below.

 

 

   C.   Garage Required: Every single-family dwelling , two-family dwelling , manufactured home or modular home within the residential zones shall have a fully enclosed two car garage (attached or detached), having a minimum outside width of twenty feet (20') (as measured from outside of foundation to outside of foundation) and having at least four hundred (400) square feet in total floor area. A building permit shall not be issued for the construction of a single-family dwelling, two-family dwelling, manufactured home or modular home if the plans do not include the garage required by this subsection.

   D.   Watercraft, trailers, campers, recreational vehicles , and motor homes may be parked as described in section 13-8-14.

   E.   Temporary Mobile Or Manufactured Homes: A conditional use permit may be issued for a temporary mobile or manufactured home located on the rear portion of a residential lot during the construction of a permanent dwelling for not longer than one year.

   F.   Lighting: On site lighting shall be located, directed or designed in such a manner as to contain and direct light and glare only to the property on which it is located.

   G.   Landscaping : All uses in residential districts shall comply with the provisions governing landscaping in chapter 13 of this title.

   H.   Parking And Loading: All uses in residential districts shall comply with the provisions governing off street parking in chapter 12 of this title.

   I.   Signs : All signs in residential districts shall comply with the provisions governing signs in this title and title 12 of this Code. (2001 Code § 89-3-307; amd. 2009 Code; Ord. 11-09, 4-6-2011; Ord. 11-35, 11-22-2011; Ord. 15-32, 11-4-2015; Ord. 18-35, 11-7-2018; Ord. 25-37, 8-26-2025)

   A.   All accessory Dwelling Units .

      1.   Accessory dwelling unit shall comply with all applicable building , health, and fire codes.

      2.   Only one accessory dwelling unit is allowed per property, either internal or external. At no time will both an internal and external accessory dwelling unit be allowed on the same property.

      3.   Accessory dwelling unit are prohibited on properties if the primary dwelling is served by a failing septic tank.

      4.   The owner of record shall maintain a valid business license if renting the primary dwelling unit or the accessory dwelling unit , pursuant to title 4, chapter 2, article R of this code . Subject to the provisions in Utah Code Ann. section 10-9a-530, the owner of record may:

         a.   if the owner of record currently occupies as a primary residence either the primary dwelling unit or the accessory dwelling unit , rent the other unit; or

         b.   if the owner of record does not currently occupy as a primary residence one of the two units, rent the primary dwelling unit and the accessory dwelling unit as a single unit, or rent only one of the two units, but not rent both units individually at the same time.

      5.   A minimum of one (1) off street , nine foot (9') by eighteen foot (18') parking space constructed of asphalt or concrete, in addition to those already required, shall be provided for accessory dwelling unit. Accessory dwelling unit parking may not be in tandem with required parking of the primary dwelling or obstruct the required parking of the primary dwelling.

      6.   The primary dwelling is required to maintain the minimum parking standards for the primary dwelling including the two car garage parking requirement where applicable. Attached garages required and approved as part of the primary dwelling unit may not be converted to an accessory dwelling unit unless the required two car garage is replaced on the property meeting all requirements of 2009 City Code .

      7.   Accessory dwelling units are not allowed with any multi-family , mobile homes, or any form of attached housing units.

      8.   In all cases an Accessory Dwelling Unit shall remain subordinate and accessory to the primary dwelling unit .

      9.   An accessory dwelling unit must provide living areas for eating, sleeping and sanitation facilities separate from the primary dwelling unit .

      10.   The installation of a separate utility meters for accessory dwelling unit is prohibited.

      11.   A notice of present condition will be recorded on the title of any property that has an accessory dwelling unit .

      12.   If a building permit application for an addition to a primary dwelling is submitted concurrently with a business license application for renting an internal accessory dwelling unit within said primary dwelling, the footprint of the primary dwelling for purposes of Utah Code Annotated subsection 10-9a-530(1)(a)(ii) shall be the new, larger footprint identified in the approved building permit application for the addition to said primary dwelling.

   B.   External Accessory Dwelling Units :

      1.   External accessory dwelling units (EADU or EADUs) are only permitted on platted lots of 10,000 square feet and larger in R-1, RR, RE, PC, LSFR, and VLSFR zones.

      2.   Each EADU must be built on a permanent foundation which meets the building code.

      3.   Each EADU shall be located on the same lot with the principal building and the footprint area shall be less than the principal building.

      4.   Each EADU shall not cover more than twenty percent (20%) of the rear and side yard .

      5.   Setbacks and height requirements for EADUs:

         a.   Six feet (6') setback from primary dwelling ;

         b.   Six feet (6') setback from rear property line;

         c.   Six feet (6') setback from internal side property line; and

         d.   Twenty feet (20') setback from the corner side property line.

         e.   The maximum building height of each EADU is twenty feet (20'); and

         f.   Any EADU over seventeen feet (17') high shall be set back from side and rear property lines in accordance with the minimum setbacks of this section, plus one foot (1') for each additional foot of height, or part thereof, in excess of seventeen feet (17').

      6.   EADU design and materials shall be similar to and compatible with the design of the primary dwelling and shall be approved by the design review committee.

      7.   Lots with EADUs are subject to all maximum building coverage requirements of the city code. (Ord. 21-18, 6-9-2021; amd. Ord. 22-21, 6-8-2022; Ord. 25-34, 8-26-2025)

   A.   Planned Residential DevelopmentZone : The purpose of the Planned Residential Development (PRD) Zone is to encourage imaginative, creative and efficient utilization of land by establishing development standards that provide design flexibility, allow integration of compatible residential uses, encourage consolidation of open spaces, clustering of dwelling units , and optimum land planning with greater efficiency, convenience and amenity than may be possible under the procedures and regulations of conventional zoning classifications. A Planned Residential Development should incorporate a diversity of architectural design throughout the project. A diversity of architecture creates "timeless" communities that do not become dated or go out of style.

   B.   Planned Community Zone : The purpose of the Planned Community (PC) Zone is to encourage imaginative and efficient utilization of land through the clustering of buildings, and the integration of compatible uses (i.e., residential, commercial , recreational). The mix of uses is encouraged in order to create a convenient, efficient and effective integration of uses that create an attractive and desirable environment where employment, residential uses and leisure are close to each other. This zone is characterized by attractive buildings within a well-planned setting. It is also characterized by a design intended to mitigate the negative effects of noise, traffic and undue congestion.

   C.   Overall Intent: It is the intent of the City that the site and building plans for planned developments be prepared by a designer or team of designers having professional competence in urban planning, site planning, and architectural and landscape architectural design. However, it is not the City's intent that design control be so rigidly exercised that individual initiative is stifled or that substantial additional expense is incurred. Rather, it is the intent of this section that the control exercised be the minimum necessary to achieve the purpose of this chapter. The intent of planned developments (PC or PRD ) is to:

      1.   Create more attractive and more desirable environments in the City ;

      2.   Allow a variety of uses and structures;

      3.   Encourage imaginative concepts in the design of neighborhood housing and mixed use projects;

      4.   Provide flexibility in the location of buildings on the land ;

      5.   Facilitate and encourage social and community interaction and activity among those who live within a neighborhood;

      6.   Encourage the creation of a distinctive visual character and identity for each planned development ;

      7.   Produce a market-balanced and coordinated mixture of residential uses and related public areas and design integrated private commercial facilities;

      8.   Encourage a range of housing types, including owner and renter occupied units, single-family detached dwellings and multiple- family structures, as well as other structural types;

      9.   Preserve and take the greatest possible aesthetic advantage of existing trees and other natural site features and, in order to do so, minimize the amount of grading necessary for construction of a development ;

      10.   Provide land for the community and public at large for recreation and social purposes;

      11.   Achieve physical and aesthetic integration of uses and activities within each development ;

      12.   Develop pedestrian circulation networks separated from vehicular roadways in order to create linkages between residential areas, open spaces, recreational areas and public and private facilities;

      13.   Assure compatibility and coordination of each development with existing and proposed surrounding land uses;

      14.   Plan for a minimum of five percent (5%) and no more than ten percent (10%) of the overall development unit count as affordable housing as defined in Utah Code . Affordable housing shall be integrated into neighborhoods of comparably sized market rate homes.

(2001 Code § 89-3-401; amd. Ord. 19-13, 5-8-2019; Ord. 23-19, 6-28-2023; Ord. 23-26, 9-13-2023)

   A.   Feasibility: Before application is made for a zone change to the PC or PRD Zone, the entity proposing the change shall first meet with the City to review and assess the feasibility of the change.

   B.   Approval Criteria:

      1.   A zone change to the PC or PRD Zone shall not be approved until a written master development agreement ("Master Development Agreement" or "MDA") governing development in a proposed PC or PRD zone is approved by the City .

      2.   An application to develop in a PC or PRDZone shall be initiated by completing the required application forms provided by the City . The application shall also include a Master Development Plan ("MDP"). The completed application, including the MDP, shall be presented to the Planning Commission as part of the application review prior to consideration of the application by the City Council .

   C.   Design Guidelines: Design guidelines shall be submitted with each MDP and shall be approved by the City Council , after receiving a recommendation from the Planning Commission and the Design Review Committee.

   D.   Phase Sub-Area Development Plans : Each phase described in an MDP shall be submitted in the form of a Phase Sub-Area Development Plan, following the standards and guidelines established in the MDP, and shall be approved by City staff, unless density bonuses are requested. In this case, City Council approval is required, after a Planning Commission recommendation.

   E.   Ownership At Time Of Application: Each planned residential development shall be in single or corporate ownership at the time of application, or the subject of an application filed jointly by all owners of the property.

   F.   Specification Of Mixed Uses In PC Zones: The general categories of uses to be established in a Planned CommunityZone shall be specified in the MDP. The areas to be devoted to each of the landuse classifications shall be clearly shown in the MDP, together with the acreage of each land use area. The following classifications should be used in making these designations:

      1.   Commercial .

      2.   Multi-family residential.

      3.   Single-family residential.

      4.   Institutional (schools, churches, etc.).

      5.   Recreational and amenities (specified types).

   G.   Conditions Of Approval: The City Council may impose conditions on the approval of the MDP in order to ensure that:

      1.   The applicant has the financial capability to carry out the proposed project;

      2.   The development will be planned as one integrated landuse rather than as an aggregation of individual and unrelated buildings, uses or developments;

      3.   The development as planned and shown in the MDP will accomplish the purpose and intent of this article;

      4.   An accurate phasing plan for the development is provided showing that each phase can operate independently without relying on a subsequent phase;

      5.   The phasing of amenities; and

      6.   The type and amount of open space and amenities are determined and described in the MDP and not in the development plans of individual phases (Phase Development Plans).

   H.   Council Authority To Waive Requirements: The City Council may waive or modify density or open space requirements in either a PC or a PRDZone consistent with the following:

      1.   Density in the PRDZone may be modified by fifteen percent (15%) of the overall density requirements.

      2.   Open space requirements can be reduced from the required twenty percent (20%) open space requirement to a minimum of seventeen percent (17%) gross area requirement.

      3.   Any modifications or waivers granted shall be based upon specific benefits the City will realize as a result of the modifications or waivers as determined by the City Council . The MDA shall specifically identify (i) the modifications or waivers granted, and (ii) the benefits anticipated as a result of the modifications or waivers. The ordinance or resolution approving the MDA shall (i) specifically reference such modification or waivers as well as the benefits anticipated, and (ii) include findings by the City Council that the modifications or waivers as well as the benefits flowing therefrom are in the best interests of the City.

      4.   Any waiver or modification is non-precedential for any future development in the City under this code .

(2001 Code § 89-3-402; amd. Ord. 13-33, 11-13-2013; Ord. 16-21, 5-11-2016; Ord. 19-13, 5-8-2019; Ord. 20-41, 10-28-2020; Ord. 23-19, 6-28-2023)

Density in Planned Development Zones is calculated by dividing the number of proposed dwelling units by the number of gross acres designated for residential development shown in the Master Development Plan . Proposed parks and public or private open space , roads and trails may be included in determining the number of acres used in this calculation. However, areas proposed for nonresidential uses (i.e., commercial , office , church or school sites) shall not be used in determining residential density. Density ranges for subcategories of planned developments are specified below. If a proposed development does not qualify for bonus density as outlined in subsection 13-5C-8B of this article, the minimum density shall apply.

   A.   Density In PRD Zones:

      1.   PRD (L): The PRD(L) classification typically will be used in conjunction with areas that are designated as "low density" on the general landuse map. Densities may range from 1.0 unit per acre to 3.0 units per acre.

      2.   PRD (M): The PRD(M) classification typically will be used in conjunction with areas that are designated as "medium density" on the general landuse map. Densities may range from 3.1 units per acre to 5.5 units per acre.

      3.   PRD (H): The PRD(H) classification typically will be used in conjunction with areas that are designated as "high density" on the general landuse map. Densities may range from 5.6 units per acre to ten (10) units per acre.

      4.   PRD (MF): The PRD(MF) classification typically will be used in conjunction with areas that are designated as "very high density" on the general landuse map. Densities may range from 10.1 units per acre to twenty four (24) units per acre.

   B.   Density In PC Zones: To the extent maximum density is not established by the TSOD or other applicable overlay zone , final density in PC Zones shall be approved as part of Master Development Plan approval by the City Council after receiving a recommendation from the Planning Commission.

(2001 Code § 89-3-403; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 19-13, 5-8-2019; Ord. 23-19, 6-28-2023)

   A.   Uses allowed in Planned Development Zones are listed in the table below. Those uses identified as "permitted" (P) are allowed by right; provided, that they comply with all other requirements of this article and all other applicable requirements of this title. Uses identified as "conditional" (C) must be approved by the Planning Commission pursuant to the standards and procedures for conditional uses set forth in chapter 7, article E of this title and title 15 of this Code , and comply with all other applicable requirements of this title. Uses identified as "administrative conditional uses" (AC) shall be approved by the Zoning Administrator pursuant to the standards set forth in chapter 7, article E of this title, except that the public hearing shall be conducted by the Zoning Administrator, and shall comply with title 15 of this Code, and all other applicable requirements of this title. Uses not specifically listed in this section shall not be allowed in Planned Development Zones.

PERMITTED AND CONDITIONAL USES IN PLANNED RESIDENTIAL DEVELOPMENTS (PRD) AND PLANNED COMMUNITIES (PC)

GENERAL NOTE: Any permitted or conditional alcoholic beverage uses allowed in these zones are listed in the use table in section 17-10-4, with any applicable definitions, starting with the words "alcoholic beverage," being listed in section 17-1-6.

 

 

   B.   The following land uses are only allowed as either permitted or conditional uses in Planned Development Zones that are designated as transit oriented developments on the general land use plan map:

 

 

(2001 Code § 89-3-404; amd. 2009 Code; Ord. 09-12, 4-14-2009; Ord. 10-09, 2-24-2010; Ord. 10-20, 7-28-2010; Ord. 11-03, 2-9-2011; Ord. 11-35, 11-22-2011; Ord. 12-01, 2-22-2012; Ord. 12-14, 6-13-2012; Ord. 13-10, 3-27-2013; Ord. 13-17, 4-24-2013; Ord. 13-33, 11-13-2013; Ord. 14-09, 5-14-2014; Ord. 16-06, 1-13-2016; Ord. 16-13, 3-9-2016; Ord. 17-39, 7-12-2017; Ord. 21-18. 6-9-2021; Ord. 21-31, 8-25-2021; Ord. 22-15, 4-27-2022; Ord. 23-19, 6-28-2023; Ord. 25-23, 7-8-2025)

   A.   Minimum Site Area:

      1.   PRD Zones: No Planned Residential Development shall have an area less than ten (10) acres, except that the City Council may approve a rezone request to the Planned Residential Development Zone classification for a parcel smaller than ten (10) acres if the City Council, in its sole discretion, determines that the surrounding neighborhood will not be adversely affected by the granting of such zone classification and that the provisions of this article will be complied with. No Planned Residential Development shall have an area greater than thirty (30) acres.

      2.   PC Zones: The minimum size for a Planned CommunityZone shall be two hundred (200) undeveloped acres, except that the City Council may approve a rezone request to the Planned Community Zone classification for a parcel smaller than two hundred (200) acres if the City Council, in its sole discretion, determines that the surrounding neighborhood will not be adversely affected by the granting of such zone classification and that the provisions of this article will be complied with.

   B.   Lot Area :

      1.   PC And PRD Zones: Lot sizes shall be established by the City Council through approval of the Master Development Plan following the density designation of the Future LandUse Map.

   C.   Residential Building Design And Setbacks:

      1.   PC And PRD Zones: Unless approved differently in a Master Development Plan , the location and arrangement of buildings on lots shall be sited in a manner that will best utilize the lot area and create an attractive living environment. The following specific design criteria shall be considered minimum requirements:

         a.   Building Design On Corner Lots:

            (1)   Detached, attached and/or multi-family dwellings which front on two (2) streets or on a major walkway spine shall include windows, doorways and a structured transition from public to private areas using built elements such as porch features, pediments, arbors, low walls, fences, trelliswork and/or similar elements integrated with plants.

         b.   Garages :

            (1)   Garage doors facing directly on a public or private street shall be even with, or recessed behind, either the front facade of the living area portion of the dwelling or a covered porch which measures at least six feet by eight feet (6' x 8').

            (2)   Garage doors may be located on the side or rear of a dwelling ; provided, that the side of the garage facing the front street has windows or other architectural details that mimic the features of the living portion of the dwelling.

            (3)   Garage doors shall not comprise more than fifty percent (50%) of the ground floor street facing linear building frontage. Alleys are exempt from this standard.

            (4)   Alternative garage door treatments may be approved by the Zoning Administrator if the configuration of the lot or other existing physical condition of the lot makes the application of these standards impractical and the proposed design substantially meets the intent of these provisions, which is to line streets with active living spaces, create pedestrian oriented streetscape, and provide variety and visual interest in the exterior design of residential buildings.

         c.   Residential Building Setbacks In The PC And PRD Zones:

            (1)   Unless different setbacks are approved with the Master Development Plan , the following setbacks shall apply: main residential buildings shall be set back at least twenty two feet (22') from front and rear property lines; side yardsetback for interior side lots shall be at least a total of thirteen feet (13') but no less than five feet (5') on each side; corner lot setbacks shall be a minimum of fifteen feet (15') where no garage will be accessed from corner and twenty two feet (22') on lots where a garage will be accessed from the corner side. The foregoing requirement shall not apply within a TSOD (Transit Station Overlay District).

            (2)   Planned Development Setbacks; Abutting Property: Setbacks shall be maintained along peripheral property lines of planned developments that are equal to setbacks required by the zone on abutting property. The foregoing requirement shall not apply within a TSOD (Transit Station Overlay District).

            (3)   Planned Development Setbacks; Existing Public Streets: In instances where a proposed planned development will front on one or more existing public streets, the setback from the street shall be equal to that required by the most restrictive zoning on property immediately adjacent or across the public street from the proposed planned development. The foregoing requirement shall not apply within a TSOD (Transit Station Overlay District).

         d.   Maximum Height Of Buildings And Structures In The PC And PRD Zones: Maximum height of buildings and structures, unless established in an approved Master Development Plan , shall be:

            (1)   Single-Family Residential Buildings: Two (2) stories or thirty five feet (35'), whichever is greater.

            (2)   Multiple-Family Residential Buildings: Three (3) stories or forty five feet (45'), whichever is greater.

            (3)   Commercial Buildings And Structures: Sixty feet (60') or five (5) stories, whichever is greater. Greater heights may be established by the City Council by approval in the Master Development Plan .

            (4)   Institutional Buildings And Structures: Two (2) stories or forty five feet (45'), whichever is greater.

            (5)   Recreational Buildings And Structures: Two (2) stories or forty five feet (45'), whichever is greater.

            (6)   TOD (Transit Oriented Development ): Buildings or other structures in areas identified as a TOD on the general planlanduse map or on the zoning map shall be limited in height to seventy five feet (75'), unless a greater height is established pursuant to the applicable overlay zone or otherwise as approved by the City Council through the approval of a Master Development Plan . (2001 Code § 89-3-405; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 13-33, 11-13-2013; Ord. 16-21, 5-11-2016; Ord. 19-13, 5-8-2019; Ord. 20-25, 7-29-2020; Ord. 23-19, 6-28-2023; Ord. 23-26, 9-13-2023)

   A.   Dedication Of Open Space : All planned developments shall provide roadways, trails, open space, open land , common areas and parks within the project area that shall either be dedicated to the City or maintained in perpetuity by a development homeowners association according to the following standards:

      1.   PRD Zones: A minimum of fifteen percent (15%) of the gross area of Planned Residential Development shall be retained as permanent parks, which are groomed and irrigated.

      2.   PC Zones: A minimum of twenty percent (20%) of the gross area of a Planned Community as described in the Master Development Plan shall be retained in permanent open space and/or open land and/or parks. As part of the required twenty percent (20%) open space a minimum of eight percent (8%) shall be developed as groomed irrigated park space. Each park space shall have a pavilion and playground equipment installed. The park space can be developed as one large space or dispersed throughout the development, but in no case shall a groomed park be smaller than two (2) acres in area. The park space shall be maintained by the development's homeowner’s association, unless dedicated to the City and the City agrees to maintain the same as part of the Master Development Plan and Development Agreement.

   B.   Computation Of Area: Land proposed to be devoted to vehicular streets or roads, parking, driveways, required setbacks, park strips , commercially paved areas and slopes greater than thirty percent (30%) shall not be included in computations of permanent open space . All open space is required to be usable open space.

   C.   Design Of Common Open Space , Open Land , Parks And Common Areas: Diversity in the design and use of common open space, open land, parks and common areas is encouraged, and approval shall be judged as to its appropriateness based on the following criteria:

      1.   Areas intended for public use shall be freely accessible from streets and/or other common areas that have unrestricted entry. The configuration of such space shall be to accommodate parks, playfields, and play areas as directed by the City .

      2.   Areas intended for restricted use shall be interspersed within residential development so as to convey a sense of openness within the neighborhood. Residential developments shall not totally exclude open space from fronting on streets at appropriate intervals.

      3.   Agricultural lands shall be located in areas having suitable production capabilities, including soil conditions, fertility, water, access and land configuration to accommodate the intended cultivation practices.

   D.   Trail System Required: A pedestrian trail system around and through the development that connects to established and planned trails in the area. The minimum width of the trail shall be twelve feet (12') wide and constructed of asphalt per City standards.

   E.   Additional Amenities In PC Zone : Based on the overall planned unit count and in addition to all required amenities (trails, open space , parks, etc.), additional amenities shall be provided as defined in subsections E1 through E9 of this section and as described in the Master Development Plan . More than one additional amenity may be provided from a single category, and there is no requirement to provide additional amenities from any given category.

 

 

      1.   Active Recreational Facilities: These facilities may include sports courts, tennis courts, pedestrian bridges, community parks, swimming pools, sports fields, playgrounds, bike paths, skate parks, pavilions, community gardens, cemeteries, plazas, public squares, dog parks, and other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      2.   Common Buildings Or Facilities: Developments which contain buildings or facilities that are constructed for use by the residents of the Planned Community or citizens of the community for meetings, indoor recreation, receptions, classes, or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      3.   Civic Sites: Developments which set aside and/or donate property for civic uses including police or fire satellite stations, Municipal buildings, schools, public recreation facilities and other public buildings or facilities, or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      4.   Street Beautification: Along all collector streets (as determined by the City) in the development ten foot (10') wide park strips with minimum two inch (2") caliper trees planted twenty five feet (25') on center along with six foot (6') sidewalks. Trees species shall be approved by the Urban Forester and may be clustered where needed or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      5.   Pedestrian And Bicycle Enhancements Along All Collector Streets: Pedestrian and bicycle amenities not typically required as part of the street improvements may include, but are not limited to, raised planters, bulb-outs or curb extensions, pedestrian plazas with seating areas and tables, additional bike lanes/facilities not already required, or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      6.   Water Features: Water features, exclusive of any features provided as part of an entry sign area, such as fountains, streams, ponds, or other similar features that are used commonly and are highly visible in the Planned Community , or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      7.   Theme Lighting Or Other Theme Design: A theme may be incorporated into the development such as decorative street lights/lamp posts, lighting along walkways or trails, entrance way lighting, and exterior building lighting in addition to the normal street lighting requirements or other design themes unique to the development, or other items deemed similar in nature and intensity as proposed by the developer and approved by the City Council after receiving a recommendation from the Planning Commission.

      8.   Design Features: Architecture that is unique, visionary and timeless as determined by the Planning Commission and City Council .

      9.   Entry Monuments: Planned Communities which provide a landscaped entry sign(s) area(s) for residential areas.

   F.   Use Of Open Space : Use of open space is limited to the following:

      1.   Natural areas of undisturbed vegetation or areas replanted with vegetation after development , including woodlands, floodplains, waterways and natural areas. Use and maintenance is limited to removal of litter and accumulated plant material. Natural waterways are to be maintained as free flowing and devoid of debris. Stream channels shall conform to the City stormwater master plan and be maintained so as not to alter base flood elevations.

      2.   Agricultural uses where conditions are suitable for agricultural production. Minimum areas for agricultural use designation shall be five (5) acres.

      3.   Garden plots for the common use of residents.

      4.   Greenways and waterways may include pedestrian ways, trails, bike paths and equestrian trails linking residential areas with other open space uses.

      5.   Recreation areas designed for specific recreational activities such as parks, athletic fields, tot lots, play fields, playgrounds, tennis courts and similar facilities.

      6.   Stormwater control and management in conjunction with other allowed uses described in this section.

(2001 Code § 89-3-406; amd. 2009 Code; Ord. 10-20, 7-28-2010; Ord. 19-13, 5-8-2019; Ord. 23-19, 6-28-2023)

   A.   Development Plan Review: The steps outlined in section 15-3-8 of this code and title 13, chapter 7, article I shall be followed in connection with applications for approval of a development plan, along with the required fees and other specific processes required by this code to complete a specific project.

   B.   Development Plan Submittal Requirements: A developer seeking city approval of a development plan shall follow the submittal requirements as outlined in title 13, chapter 7, article I.

(2001 Code § 89-3-407; amd. Ord. 10-09, 2-24-2010; Ord. 19-13, 5-8-2019; Ord. 22-13, 5-11-2022; Ord. 23-19, 6-28-2023)

   A.   Compliance With Related Sections: No provision of this article shall be interpreted so as to relieve the developer of a planned development from complying with all applicable development standards, technical standards, subdivision standards and development approval processes of the City .

   B.   Density Bonuses: Density bonuses may be applied in any PRD Zone. If no bonus is applied, the lowest density defined in subsection 13-5C-3A1 of this article shall be used. If bonus densities are approved, they may only increase density to the maximum density as defined in the General Plan and on the Future Land Use Map of the City , unless otherwise approved as part of the Master Development Plan . Density bonus awarding shall occur according to section 13-5J-10 of this chapter. Bonus densities in units per acre (u/a) may be applied for the following amenities:

      1.   Each one percent (1%) of additional open space equals 0.25 u/a.

      2.   A detached garage equals 0.15 u/a.

      3.   Ten foot (10') park strips along with six foot (6') sidewalks equal 0.10 u/a.

      4.   Recreational facilities as follows:

         a.   Tennis courts and tot lots equal 0.15 u/a.

         b.   Barbecue pits, picnic facilities, etc., equal 0.10 u/a.

      5.   Theme lighting equals 0.15 u/a.

      6.   Alleys equal 0.10 u/a.

      7.   Upgraded architectural features (as per section 13-10-2 of this title) equal 0.15 u/a.

   C.   Alley Access: Whenever a lot has frontage along an alley, any new off street parking area located on such lot must obtain access from such adjoining alley; provided, however, that such alley access shall not be required when a new detached garage is proposed to be accessed from an existing driveway that has a curb cut along a public street , or when alley access is determined by the City Engineer to be a hazard to persons or vehicles .

   D.   StreetDevelopment Standards: All streets developed and maintained within a planned development shall be developed to technical standards established by City for the class of street being constructed. However, in instances where the developer can show that, due to severe topography, security requirements, or other special circumstances, dedication or development to City standards is impractical or undesirable, the City Council , after receiving recommendations from the City Engineer and Fire Chief, may approve modified street standards as part of the Master Development Plan .

   E.   Parking And Loading: All uses in Planned Development Districts shall comply with provisions governing off street parking in chapter 12 of this title; provided however an alternative set of sign standards may be approved as part of a Master Development Plan .

   F.   Signs : All signs in Planned Development Districts shall comply with the provisions governing signs in this title and title 12 of this Code .

(2001 Code § 89-3-408; amd. 2009 Code; Ord. 13-33, 11-13-2013; Ord. 16-21, 5-11-2016; Ord. 19-13, 5-8-2019; Ord. 23-19, 6-28-2023)

   A.   P-O Zone : The professional office (P-O) zone is established to provide areas where professional and business offices, laboratories, studios and other office related facilities may be located in the city . The intent of this zone is to allow only those uses that will promote a professional office environment. Uses which produce loud noises, excessive vehicle traffic, excessive parking needs, objectionable odors, storage of large amounts of hazardous substances, or the outside storage of inventory or equipment, are not appropriate in this zoning district. Developments in the P-O zone should be designed to create an appropriate environment in which professional and business services can be conducted. Buildings, signs and other structures within this zone should be planned so as to be architecturally compatible with their surroundings. The P-O zone is considered to be an ideal buffer zone between commercial or manufacturing zones and residential zones.

   B.   BR-P Zone : The business and research park zone (BR-P) is intended for the establishment and preservation of areas designed for research, development , scientific and business endeavors conducted in a park like setting. Some light manufacturing uses are appropriate and may be associated with research intensive industries. All uses in the BR-P zone should be conducted in well designed, architecturally appealing buildings, surrounded with abundant landscaped open space . Access, parking and utility areas should be designed to enhance the park like atmosphere and the convenience of workers and visitors. Uses in this zone should not have characteristics of heavy manufacturing zones such as excessive noise and light, unpleasant odors or fumes, pollution and numerous heavy vehicles . This zone should act as a suitable and compatible buffer for high quality residential areas. The BR-P zone should not, however, be established for the purpose of creating a buffer unless it is located so as to be accessible to arterial streets, provides adequate space for unified and functional development and supports the general plan of the city .

      1.   Lots or parcels of land shall not be rezoned to the business and research parkzone unless the city council finds the proposed BR-P zone will:

         a.   Be in compliance with the goals and policies of the general plan , or a variation from the general plan or landuse plan can be justified;

         b.   Not encourage strip or spot development or incompatible land uses;

         c.   Encourage orderly development , not leapfrogged or sprawled development, and will not place excessive demands on city services;

         d.   Encourage sensitivity to the natural and historical features of the land and enhance the urban environment;

         e.   Enhance the economic condition of the city and contribute to a well rounded community; and

         f.   Promote the safety and convenience of the city residents and businesses.

      2.   Any area of land that is to be divided into two (2) or more parcels in the BR-P zone shall be platted as a subdivision in accordance with the subdivision procedures set forth in title 14 of this code . In addition to the standard plat requirements, landscaped open spaces shall be designated on the plat.

      3.   Each business and research parkzone shall have a minimum area of twenty (20) acres.

   C.   Collective Title: The foregoing zones are collectively referred to as "office and research park zones". (2001 Code § 89-3-501)

Uses allowed in office and research park zones are listed in the table below. Those uses identified as "permitted" (P) are allowed by right; provided, that they comply with all requirements of this article, and all other applicable requirements of this title. Uses identified as "conditional" (C) must be approved by the Planning Commission pursuant to the standards and procedures for conditional uses set forth in chapter 7, article E of this title and title 15 of this Code , and comply with all other applicable requirements of this title. Uses identified as "administrative conditional uses" (AC) shall be approved by the Zoning Administrator pursuant to the standards set forth in chapter 7, article E of this title, except that the public hearing shall be conducted by the Zoning Administrator, and shall comply with title 15 of this Code, and all other applicable requirements of this title. Uses not specifically listed in this section shall not be allowed in office and research park zones.

 

 

(2001 Code § 89-3-502; amd. 2009 Code; Ord. 10-09, 2-24-2010; Ord. 11-35, 11-22-2011; Ord. 12-01, 2-22-2012; Ord. 12-14, 6-13-2012; Ord. 13-17, 4-24-2013; Ord. 14-09, 5-14-2014; Ord. 16-06, 1-13-2016; Ord. 16-13, 3-9-2016; Ord. 17-40, 7-12-2017; Ord. 21-31, 8-25-2021)

   A.   Lot Size, Setbacks And Building Height Standards: Creation of lots, and location of buildings on such lots, shall be subject to the following standards:

 

 

   B.   Lot Frontage :

      1.   Each lot shall have a minimum of fifty feet (50') of frontage on a public right of way . The frontage requirement does not apply to lots which are developed in conjunction with an approved site plan where a private street , deeded right of way, easement or similar real instrument provides assurance to the city that any property not meeting the above minimum requirement will have guaranteed access to and from the site.

      2.   Irregular shaped lots located along the circular portion of a cul-de-sac or a knuckle portion of a street may be reduced to a minimum of thirty five feet (35') of lot frontage at the front property line adjacent to the right of way. (2001 Code § 89-3-503; amd. 2009 Code; Ord. 11-35, 11-22-2011)

   A.   Uses Within Buildings: All uses in the BR-P zone shall be conducted entirely within permanent, enclosed buildings that have been approved for such uses. No storage of inventory, supplies, equipment or any other materials shall be conducted outside of the buildings, nor shall any activity associated with the use of the premises be conducted in the outdoors, except for necessary parking, access, landscaping , utility areas and approved open space .

   B.   Landscaping : All uses in office and research park zones shall comply with the provisions governing landscaping in chapter 13 of this title.

   C.   Parking And Loading: All uses in office and research park zones shall comply with the provisions governing off street parking in chapter 12 of this title.

   D.   Signs : All signs in office and research park zones shall comply with the provisions governing signs in this title and title 12 of this code .

   E.   Building Architecture: The following architectural requirements shall apply in the P-O and BR-P zones:

      1.   Predominant exterior building materials shall be high quality, durable materials, including, but not limited to, brick, rock, sandstone, steel, stone, stucco, glass, synthetic stone, tinted/textured concrete masonry units , wood and masonry fiberboard simulating wood. Window and entry systems shall utilize baked on or anodized finishes.

      2.   Street and site lighting and signs , benches, bus shelters, walkways, streets, utility structures, walls, sculptures, and all other physical features and amenities, should be harmoniously designed to reflect continuity and identity.

      3.   Building architecture shall be designed to provide an aesthetically pleasing view from all public streets and neighboring properties. (2001 Code § 89-3-504)

   A.   C-G Zone : The general commercial (C-G) zone is established to provide a district primarily for the accommodation of commercial uses and commercial areas which have been established in locations away from the central core of the city and which are not planned "shopping centers". Though this zone will be applied to areas that have developed as strip commercial developments along major streets and highways, it shall not be used to promote or establish areas in which such development can be promulgated or encouraged in violation of good planning principles. The C-G zone should be applied to vacant land areas for new construction only if integrated shopping center development is not practical and/or desirable because of difficult size, shape, topography or similar problems related to land that would otherwise be considered appropriate for commercial development. Though the C-G zone may be applied to existing commercial areas which have a variety of characteristics, the provisions contained in this article should be used to encourage greater integrity and aesthetic improvements as these areas are redeveloped, expanded and improved. Integrated and coordinated landscaping , parking, ingress and egress, signage, and pleasing architectural design should be encouraged and regulated through the use of site plan approval procedures. New construction should be in harmony with the characteristics of the surrounding developed commercial and residential areas. Uses in this zone will include a wide range of retail and service stores and shops. Though the zone may be applied to some areas which have existing office , heavy commercial and institutional uses, these are excluded as permitted uses in this article to protect the future integrity of the C-G zone, as well as those zones that are intended to accommodate such office, heavy commercial and institutional uses.

   B.   C-M Zone : The heavy commercial (C-M) zone is established to provide an area in which a congruous mixture of retail , commercial warehousing, heavy commercial and light manufacturing uses may be located. The zone is to be used primarily as a transitional zone between industrial areas and residential areas and/or lighter commercial districts. The zone is also intended to provide for the location of manufacturing and warehousing operations that are operated in conjunction with and incidental to a retail commercial establishment. The uses characteristic of this zone will be warehouses, light manufacturing or assembly plants, machine shops, automobile repair facilities, furniture and appliance repair, tire recapping, and building materials stores and yards. Buildings and grounds that combine utility and attractive appearance should characterize the C-M zone. The utility of buildings, parking areas and loading facilities should be softened with landscaped areas along all street frontages.

   C.   SC-1 Zone : The neighborhood shopping center (SC-1) zone is established to provide an area in which the primary use of the land is for commercial and service uses to serve the daily convenience needs of the surrounding residential neighborhood. The SC-1 zone is intended to be located within neighborhood areas and to be integrated into the residential structure of a neighborhood in a manner that will create a minimum of detriment, hazard or inconvenience to surrounding residential development . Each neighborhood shopping center zone will be small. It is intended that the SC-1 zone shall be characterized by a harmonious grouping of commercial stores and shops that will be architecturally designed, and will function, as an integrated unit. The architectural design and character should also be compatible with that of the surrounding residential environment. Clean, well lighted parking lots and attractive well maintained shops with appropriate landscaping will also be characteristic of this zone. Lighting will be of a relatively low intensity and low profile with adequate shielding to protect surrounding residential areas. Uses permitted within the SC-1 zone will be those which will create no detriment to the surrounding residential areas, and will generally serve only the daily convenience needs of the residential neighborhood. Dwellings, industries, recreational uses, or other heavy commercial uses that tend to thwart and discourage the use of the land within this zone for its primary purpose have been excluded. Typical uses allowed in this zone are small convenience grocery stores, variety stores, shoe shops, dry cleaning pick up stations, self-service laundries, and barber or beauty shops.

   D.   SC-2 Zone : The community shopping center (SC-2) zone is established to provide an area in which a general shopping center facility can be established to satisfy the specialty shopping needs of a community or a group of neighborhoods. The services provided in an SC-2 zone will normally serve a trade area population of ten thousand (10,000) to seventy thousand (70,000) people. Specialty shops situated in an attractively designed shopping center complex surrounded by appropriate landscaping will characterize the SC-2 zone. A junior department store and a supermarket will characterize uses permitted in the SC-2 zone as anchors, and by a wide range of restaurants, specialty shops, and hard goods or soft goods stores.

   E.   SC-3 Zone : The regional shopping center (SC-3) zone is established to provide a district in which the primary use of the land is for commercial and service uses to serve needs of people living in an entire region and to serve as a place of employment in pleasant surroundings close to the center of the regional population it is intended to serve. This shopping center zone should serve a population of at least one hundred thousand (100,000). It is intended that this zone shall be characterized by a variety of stores, shops and service buildings grouped into an integrated architectural unit. Required yards and areas surrounding buildings shall be attractively landscaped and maintained in harmony with the characteristics of the surrounding residential areas. The uses characteristic of this zone will be large chain department stores with satellite shops and facilities serving an extremely wide range of goods and services with an equally large selection of types and styles. The typical uses allowed in the zone will include virtually the whole range of reretail tail and service establishments that can be attractively accommodated within a unified shopping center complex.

   F.   Collective Title: The zones described in subsections A through E of this section are collectively referred to as "commercial zones". (2001 Code § 89-3-601)

   A.   C-G Zone : The location of the C-G zone should be close to major arterials to provide convenient access for high volumes of traffic without hazard and without traversing through a residential area. The C-G zone shall not be applied to the internal areas of residential neighborhoods. Each single C-G zoning district shall contain a minimum of two (2) acres, except those existing, previously developed commercial facilities and areas to which the C-G zone is applied at the time the zone is created.

   B.   C-M Zone : The C-M zone should be located in those areas where it provides service as a transitional zone and where there is adequate accessibility to major transportation facilities. Care should be taken in the location of this zone to ensure that heavy volumes of truck traffic generated by warehousing and light manufacturing uses do not traverse through a residential neighborhood or retailcommercial area in order to reach major highways or rail facilities. Each single C-M zone shall contain a minimum of five (5) acres. The C-M zone may be applied to an existing commercial area that does not meet these area requirements, provided the existing commercial facilities to which the zone is being applied are in compliance with the purpose and objectives of this zone.

   C.   SC-1 Zone : The SC-1 zone shall be located generally in conformance with the provisions of the citygeneral plan . This zone may, however, be located in areas deemed appropriate for the service of a residential neighborhood. Each single SC-1 neighborhood shopping center zone shall contain a minimum of one acre and a maximum of ten (10) acres. Properties less than one acre may be approved by the city council , provided the parking access, landscaping and setback requirements can be met.

   D.   SC-2 Zone : The SC-2 zone should be located adjacent to major thoroughfares or collector streets that will provide immediate access for automobile traffic without passing through residential areas. Each SC-2 zone shall contain a minimum of five (5) acres and a maximum of twenty five (25) acres. The SC-2 zone shall not be applied to an existing commercial area that does not meet these area requirements and shall not be applied to existing commercial development that has not been designed and constructed as an integrated shopping center.

   E.   SC-3 Zone : The SC-3 zone should be located close to freeways and adjacent to major arterials to provide convenient access for major traffic volumes without hazard and without traversing through a residential area. Each single SC-3 Shopping Center Zone shall contain a minimum of twenty five (25) acres. The SC-3 Zone shall not be applied to an existing commercial area that does not meet these area requirements and shall not be applied to existing commercial development that has not been designed and constructed as an integrated shopping center. The SC-3 Zone shall incorporate mass transit and pedestrian access into and throughout the development.

   F.   Inclusion Of Abutting Zones: All commercial zoning districts, which do not meet the minimum area requirement, may include abutting commercial zones in the calculation if the abutting commercial facilities and uses are, or will be, in compliance with the purpose and objective of the zone . (2001 Code § 89-3-602; amd. Ord. 11-35, 11-22-2011)

Uses allowed in commercial zones are listed in the table below. Those uses identified as "permitted" (P) are allowed by right; provided, that they comply with all other requirements of this article, and all other applicable requirements of this title. Uses identified as "conditional" (C) must be approved by the Planning Commission pursuant to the standards and procedures for conditional uses set forth in chapter 7, article E of this title and title 15 of this Code , and comply with all other applicable requirements of this title. Uses identified as "administrative conditional uses" (AC) shall be approved by the Zoning Administrator pursuant to the standards set forth in chapter 7, article E of this title, except that the public hearing shall be conducted by the Zoning Administrator, and shall comply with title 15 of this Code, and all other applicable requirements of this title. Uses not specifically listed in this section shall not be allowed in commercial zones.

   PERMITTED AND CONDITIONAL USES IN COMMERCIAL ZONES

GENERAL NOTE: Any permitted or conditional alcoholic beverage uses allowed in these zones are listed in the use table in section 17-10-4, with any applicable definitions, starting with the words "alcoholic beverage," being listed in section 17-1-6.